CITY OF ELK GROVE CITY COUNCIL STAFF REPORT

CITY OF ELK GROVE CITY COUNCIL STAFF REPORT AGENDA ITEM NO. 9.2 AGENDA TITLE: A public hearing to consider a resolution finding no further CEQA review is necessary for the Tuscan Ridge West Revised Map Project (EG-15-048) and approving the Tuscan Ridge West Revised Map Project (Project) (EG-15-048) MEETING DATE: March 9, 2016 PREPARED BY: DEPARTMENT HEAD: Gerald Park, Senior Planner Darren Wilson, PE, Development Services Director PROJECT INFORMATION: Location: Planner: Applicant: Property Owner: 8000 Poppy Ridge Road; South of Poppy Ridge Road, approximately 1,900 feet east of the Bruceville Road/Poppy Ridge Road intersection Gerald Park, Senior Planner Richland Planned Communities, Inc. Clifton Taylor (Representative) WSI Poppy Ridge, LLC John H. Troutman (Representative) RECOMMENDED ACTION: Staff recommends that the City Council conduct a public hearing to consider adoption of a resolution: 1

Elk Grove City Council March 9, 2016 Page 2 of 7 1. Finding no further CEQA review is necessary for the Tuscan Ridge West Revised Map Project (EG-15-048) pursuant to Section 15182 (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and 2. Approving the Tuscan Ridge West Revised Map Project (Project) subject to the findings and conditions of approval included in the draft resolution (Attachment 1). PROJECT DESCRIPTION: The Project consists of a modification to the original approval for the Tuscan Ridge West Subdivision Project. The modification involves reducing the Project size by 18.3 acres by eliminating one of the two parcels (APN: 132-0050-141), thus removing 33 single-family lots and the park site that were associated with the original approval. The proposed modification requires the approval of a new Tentative Subdivision Map and Design Review for tentative subdivision map layout. Consequently, the original tentative subdivision map approval would be rescinded. BACKGROUND: In November 2011, the City Council approved the Tuscan Ridge West Subdivision Map Project (EG-11-015) that subdivided two parcels totaling ±38.5 acres into 133 residential lots, one park lot, and two parkway lots (see Figure 3 Existing Layout ). This Project would typically be approved by the Planning Commission; however, the Project was originally heard and approved by the City Council since it was bundled with three other adjacent Laguna Ridge Specific Plan (LRSP) projects, two of which required City Council approval due to General Plan and specific plan amendments and rezones. Therefore, this Project requires City Council approval pursuant to Chapter 23.20.010 of Title 23 of the Municipal Code (Zoning Code). In October 2015, the City received an application for the Tuscan Ridge South II Project that is located immediately to the west of the Project site (see Figure 1). As the Project Owner is the same for the Tuscan Ridge South II Project, the Owner has elected to incorporate the southern half of the original Tuscan Ridge West Project into the Tuscan Ridge South II Project in order to allow additional flexibility in the overall subdivision 2

Elk Grove City Council March 9, 2016 Page 3 of 7 design of the Tuscan Ridge South II Project, thus resulting in a new tentative subdivison map for this Project consisting of only the northern parcel (see Figure 3 Proposed ). PROJECT SETTING: The Project site is located approximately 1,900 feet east of the Bruceville Road/Poppy Ridge Road intersection (see Figures 1 and 2). The Project site is bordered by the Zgraggen Ranch Subdivision and a vacant park site to the north; a vacant park site to the south; vacant lands to the east; and the approved McGeary Ranch Subdivision Project to the west. Table 1 provides the General Plan land use designations and zoning districts for the surrounding uses. Since the LRSP land use designations also establish the zoning districts within the LRSP, the term LRSP land use designation and zoning are used interchangeably. Table 1 Project Site and Surrounding Land Use Designations Existing Use General Plan Laguna Ridge Specific Plan/Zoning Subject Site North Vacant Single-Family Residential; Vacant Low Density Residential; Public Open Space/Recreation Low Density Residential Public Parks Single-Family Residential 5 du/ac (RD-5), Parkway/Open Space (PKY/OS) RD-5, Community Park (CP) South Vacant Public Parks Neighborhood Park (NP) East Vacant Low Density Residential; Public Open Space/Recreation RD-5, PKY/OS West Vacant Low Density Residential RD-5 3

Elk Grove City Council March 9, 2016 Page 4 of 7 Figure 1 - Location Map Existing Project Location N Tuscan Ridge South II Project Area 4

Elk Grove City Council March 9, 2016 Page 5 of 7 Figure 2 Project Site Map New Project Site Area Area to be Transferred to Tuscan Ridge South II Project ANALYSIS: The proposed Project has been reviewed in accordance with the City s General Plan, the LRSP development standards, Zoning Code, Citywide Design Guidelines, and the LRSP Supplemental Design Guidelines. This Project was circulated to various City, County, and utility agencies for review and no issues of concern were identified. The majority of the original conditions of approval will remain, but have been updated to reflect the new map area and current standardized conditions. 5

Elk Grove City Council March 9, 2016 Page 6 of 7 Figure 3 Revised Tentative Subdivision Map Park Site N Existing Layout Proposed Environmental Analysis: The proposed Project has been identified as a project under CEQA. The Laguna Ridge Specific Plan was approved and an Environmental 6

Elk Grove City Council March 9, 2016 Page 7 of 7 Impact Report (EIR) (SCH 2000082139) certified by the City Council on June 16, 2004. In conjunction with the certification of the LRSP EIR a Mitigation Monitoring and Reporting Program (MMRP) was adopted for the Specific Plan. The development for residential use on the Project site was included in the analysis under the EIR. Section 15182 (Residential Projects Pursuant to a Specific Plan) of State CEQA Guidelines (Title 14 of the California Code of Regulations) exempts residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified. Since this Project is consistent with the LRSP EIR, no further environmental review is required per the findings in the attached Resolution. FISCAL IMPACT: The development of infrastructure will be financed through a combination of development impact fee programs and developer funding. The General Fund will not be used to pay for any of the infrastructure costs of this project. ATTACHMENT: 1. Resolution - Approval of the Tentative Parcel Map A. Exhibit A: Project Description B. Exhibit B: Tentative Subdivision Map Exhibit C. Exhibit C: Conditions of Approval 7

ATTACHMENT 1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ELK GROVE APPROVING A TENTATIVE SUBDIVISION MAP AND DESIGN REVIEW FOR TENTATIVE SUBDIVISION MAP LAYOUT FOR THE TUSCAN RIDGE WEST REVISED MAP PROJECT (EG-15-048); ASSESSOR PARCEL NUMBERS 132-0050-140 AND -141 WHEREAS, the Development Services Department received an application on November 13, 2015 from Richland Planned Communities, Inc. (the Applicant ) requesting a Tentative Subdivision Map and Design Review for tentative subdivision map layout (the Project ); and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APN: 132-0050-140 and -141; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code 21000-21189.3, but is exempt; and WHEREAS, Section 15182 (Public Resources Code 21083.3), (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for residential subdivision projects that are consistent with an underlying specific plan for which an Environmental Impact Report (EIR) has been certified; and WHEREAS, a previous EIR was certified for the Laguna Ridge Specific Plan (SHC 2000082139); and WHEREAS, the proposed Project is consistent with the project described in the previously certified EIR and no potential new impacts related to the properties or Project have been identified that would necessitate further environmental review beyond the impacts and issues already disclosed and analyzed in the General Plan EIR and the Laguna Ridge Specific Plan EIR; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that granting a Tentative Subdivision Map and Design Review for tentative subdivision map layout for this Project will have a significant effect on the environment beyond what was previously analyzed and disclosed; and WHEREAS, the Development Services Department considered the Project request pursuant to the City s General Plan, the Laguna Ridge Specific Plan development standards, Title 23 of the Municipal Code (Zoning Code), the City s Design Guidelines, the Laguna Ridge Specific Plan Supplemental Design Guidelines, and all other applicable State and local regulations; and 8

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Elk Grove finds the Tuscan Ridge West Revised Map Project (EG-15-048) exempt from the provisions of CEQA pursuant to Section 15182 (Residential Projects Pursuant to a Specific Plan) of the State CEQA Guidelines based upon the following finding: CEQA Finding: The proposed Project is consistent with the previously approved Laguna Ridge Specific Plan project (EG-00-062) for which an Environmental Impact Report has been previously certified. Pursuant to Section 15182 (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations (California Environmental Quality Act (CEQA) Guidelines), no further environmental review is required. Evidence: The proposed Project has been identified as a project under CEQA. The Laguna Ridge Specific Plan was approved and an Environmental Impact Report (EIR) (SCH 2000082139) certified by the City Council on June 16, 2004. In conjunction with the certification of the LRSP EIR a Mitigation Monitoring and Reporting Program (MMRP) was adopted for the Specific Plan. The development for residential use on the Project site was included in the analysis under the EIR. Section 15182 (Residential Projects Pursuant to a Specific Plan) of State CEQA Guidelines (Title 14 of the California Code of Regulations) exempts residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified. Since this Project is consistent with the LRSP EIR, no further environmental review is required per the findings in the attached Resolution. AND, BE IT FURTHER RESOLVED, that the City Council of the City of Elk Grove approves the Tentative Subdivision Map and Design Review for tentative subdivision map layout for the Tuscan Ridge West Revised Map Project (EG-15-048), as described in Exhibit A and illustrated in Exhibit B, subject to the conditions of approval in Exhibit C (all incorporated herein by this reference), based upon the following findings. Tentative Subdivision Map Finding: None of the findings (a) through (g) below in Section 66474 of the California Government Code that require a City to deny approval of a tentative subdivision map apply to this Project. a. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451. b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. 9

e. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision. Evidence: Finds (a) through (g) in Section 66474 of the California Government Code do not apply to this Project. a. The proposed tentative subdivision map is consistent with the City s General Plan and the LRSP. b. The design of the Project is consistent with the City s General Plan, LRSP, and Zoning. c. The site is physically suitable for residential development. The LRSP land use map has anticipated the Project site for residential development. This Project accommodates all necessary public services. Conditions of approval have been incorporated to ensure that access to all public facilities is maintained for each proposed parcel. d. The site is appropriate for the proposed single-family residential development consisting of a density of 5 dwelling units per acre. Under the LRSP, this density range provides for an average assumed density of 5 dwelling units per acre, which is consistent with surrounding development in the Plan area. Furthermore, all proposed parcels meet the LRSP s development standards and will be adequately served by the proposed and conditioned public services and infrastructure. e. An Environmental Impact Report was prepared for the Laguna Ridge Specific Plan and mitigation measures have been incorporated into the final Project to reduce the impacts to less than significant levels. The Project is conditioned to record the Laguna Ridge Specific Plan EIR MMRP, which provides mitigation measures that mitigate for potential environmental impacts to a less than significant level. Therefore, the proposed Tentative Subdivision Map will not cause substantial environmental damage. f. The design of the subdivision or type of improvements will meet all applicable standards or regulations and will not cause serious public health problems. g. No conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision, have been identified. Subdivision Design Review Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, specific plan provisions, special planning area provisions, Citywide Design Guidelines, and improvement standards adopted by the City. 10

Evidence: The Tentative Subdivision Map has been evaluated and meets the applicable standards pursuant to the LRSP, Elk Grove Municipal Code Title 22 Land Development standards, Public Work's Improvement Plans, Zoning Code, Citywide Design Guidelines, and Laguna Ridge Specific Plan Supplemental Design Guidelines. The Tentative Subdivision Map has been conditioned appropriately to provide all infrastructure improvements including interconnected street system, pedestrian connectivity, and sufficient open space and landscaping. The conditions of approval and subsequent design review of future residential development will ensure consistency with all standard requirements. Finding #2: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation. Evidence: The layout of the Tentative Subdivision Map provides adequate off-site access and on-site circulation for vehicle, bicycle, and pedestrian modes. The proposed street widths meet the City s Improvement Standards and sidewalks are provided throughout the internal streets. The Tentative Subdivision Map will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation. Finding #3: The residential subdivision is well integrated with the City s street network, creates unique neighborhood environments and establishes a pedestrian friendly environment. Evidence: The Project includes an interconnected street system as well as a parkway along the east property line. The design of the street layout provides pedestrian connectivity from the neighborhood, and also has been designed to integrate seamlessly with the future residential developments to the east, west and south. PASSED AND ADOPTED by the City Council of the City of Elk Grove this 9 th day of March 2016. GARY DAVIS, MAYOR of the CITY OF ELK GROVE ATTEST: APPROVED AS TO FORM: JASON LINDGREN, CITY CLERK JONATHAN P. HOBBS, CITY ATTORNEY 11

Exhibit A Tuscan Ridge West Revised Map (EG-15-048) Project Description Project Description The Project consists of a modification to the original approval for the Tuscan Ridge West Subdivision Project. The modification involves reducing the Project size by 18.3 acres by eliminating one of the two parcels (APN: 132-0050-041), thus removing 33 single-family lots and the park site that were associated with the original approval. The proposed modification requires the approval of a new Tentative Subdivision Map and Design Review for tentative subdivision map layout. Consequently, the original tentative subdivision map approval would be rescinded. ### 12

Exhibit B Tuscan Ridge West Revised Map (EG-15-048) Project Exhibit 13

14 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) On-Going 1. The Project approved by this action is for a Tentative Subdivision Map and Design Review for tentative subdivision map layout, as specifically described in Exhibit A and as illustrated in Exhibit B. On-Going Planning Deviations from the approved plans shall be reviewed by the City of Elk Grove (City) for substantial compliance and may require amendment by the appropriate hearing body. 2. As a condition of approval for the development as described in Condition #1 above, the Applicant or Successors in interest shall hereby agree that the previous Tentative Subdivision Map approved as part of EG-11-015 shall be rescinded upon approval of the Tentative Subdivision Map described in Condition #1. 3. The Tentative Subdivision Map approval is valid for three years from the date of City Council approval, unless an extension of time is subsequently approved or extended by Legislation including any current or future California State legislative extensions available and as may be applicable from the initial tentative map approval date by which this resolution was adopted. 4. The Applicant/Property Owner and any Successors in Interest (hereby referred to as the Applicant ) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney s fees and expert witness fees arising out of this Project including challenging the validity of this approval or any environmental or other documentation related to approval of this Application. On-Going Three years, from date of City Council approval On-Going Planning Planning

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 5. This action does not relieve the Applicant of the obligation to comply with all Elk Grove Municipal Code Sections, statutes, regulations, and procedures. On-Going Planning 6. Except as otherwise specified or provided for on the Tentative Subdivision Map or in these conditions, the Project shall conform to the development standards and design requirements adopted by the City of Elk Grove, specifically including but not limited to the following: On-Going Planning, Laguna Ridge Specific Plan Laguna Ridge Specific Plan Supplemental Design Guidelines The Elk Grove Zoning Code (Title 23 of the EGMC) EGMC Chapter 19.12 (Tree Preservation and Protection) EGMC Chapter 14.10 (Water Efficient Landscape Requirements) Citywide Design Guidelines 7. The Applicant shall design and construct all improvements in accordance with the City of Elk Grove Improvement Standards, as further conditioned herein, and/or to the satisfaction of. Public sewer, water, and other utility (e.g. electricity) infrastructure shall be designed and constructed with the standards of the appropriate governing agency or utility provider. On-Going, SCWA, SASD, SMUD, PG&E, Frontier 15

16 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 8. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Sacramento County Water Agency (SCWA), or other agencies or services providers as established by law. On-Going, Building, SCWA, SASD, SMUD, PG&E, Frontier 9. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following as applicable: Grading Permit and Improvement Plan Building Permit and Certificate of Occupancy Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit On-Going Planning,, Building, CCSD, SCWA, SASD, SASD Design Standards for on-site and off-site sewer construction. SMAQMD

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Prior To or In Conjunction with Improvement Plans and/or Grading Plan Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 10. The development approved by this action is subject to the Mitigation Monitoring and Reporting Program (MMRP) adopted for the Laguna Ridge Specific Plan. A deposit of $5,000 (per owner) for monitoring mitigation measures applicable to this development shall be paid to the City in order to assure MMRP compliance. If actual City monitoring costs exceed the initial estimate, a revised estimate and/or supplemental bill(s) will be submitted to the Applicant. If actual City monitoring costs are less than the initial estimate, the difference will be promptly refunded to the Applicant. If the project be constructed in phases between multiple parties, additional deposit(s) shall be required to the satisfaction of the Development Services Director. 11. The Planning Division shall be notified immediately if any prehistoric, archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. A note stating the above shall be placed on the Improvement Plans. 12. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section 7050.5 of California s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section 15064.5 (d) and (e) shall be followed. A note stating the above shall be placed on the Improvement Plans. Prior to issuance of any plans or permits associated with this project, the Applicant shall submit the deposit to the City of Elk Grove. Improvement Plans Improvement Plans Planning Planning Planning 17

18 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 13. The Applicant shall submit a supplemental arborist tree report to update the initial arborist report that was submitted to Development Services - Planning dated July 23, 2003. Prior to Issuance of a Grading Permit / Improvement Plans Planning/Landsc ape Architect 14. The Applicant shall submit landscape improvement plans (planting and irrigation) meeting the requirements of the City's Zoning Title 23, Laguna Ridge Specific Plan, Supplemental Design Guidelines for Laguna Ridge, Design Guidelines for Single-family Residential Development, and Water Efficient Landscape Chapter (Elk Grove Municipal Code 14.10) for the following: Forty foot wide street median for Poppy Ridge Road, Lot B parkway, Lot D street frontage parcel, and any residential model home landscapes, and production typical landscape groups meeting the thresholds of the Water Efficient Landscape Chapter (no CCSD review required), or as otherwise specified in the park fee program approved by the City Council. Landscape improvement plans shall be submitted to the Development Services Department and CCSD Parks and Recreation for review and approval. Landscape Plans Planning,, CCSD Parks 15. The Applicant shall prepare and submit a drainage study to the satisfaction of Services and in accordance with the City of Elk Grove Storm Drainage Master Plan, Improvement Standards, General Plan, and any other applicable drainage master plans or studies. Improvement Plan or Grading Permit(s) Whichever Occurs First 16. The Applicant shall include in its drainage study the size and location of the permanent drainage facilities in accordance with the latest version of the City s Storm Drainage Master Plan (SDMP). The facilities shall include, but not be limited to, the meandering low flow channel, flood control channel and adjacent detention basins as identified in the SDMP. Improvement Plans

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 17. The Applicant may include in its drainage study, a proposal for interim drainage facilities. The study and proposed facilities shall incorporate the following: Improvement Plans 1. All interim facilities shall be designed to meet the design standards contained in all policy documents adopted by the City of Elk Grove. 2. Interim drainage facilities shall be easily converted to a connection to the permanent drainage channel. Infrastructure to make a future connection shall be included in the planned facilities. 18. All existing overhead utilities and all new utilities shall be placed underground as a part of the improvements for this project. This does not apply to 69kv pole and transmission lines or larger. ImprovementPla ns 19. The Applicant shall add a 4-foot flare to both sides of all driveways that front on to Poppy Ridge Road to accommodate vehicular movements in and out of the driveways. The Applicant may also be required to prohibit on-street parking directly adjacent to the flares to accommodate these movements. Such restrictions will be evaluated and determined during the improvement plan process. Improvement Plans 20. Each parcel with a sewage source shall have a separate connection to SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or SASD public sewer line. Improvement Plans SASD 19

20 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 21. SASD shall require an approved Subdivision Level (Level 3) sewer study prior to the approval of or submittal of improvement plans for plan check to SASD, whichever comes first. The sewer study shall demonstrate the quantity of discharge and any flow through sewage along with appropriate pipe sizes and related appurtenances from this subject and other upstream areas and shall be done in accordance with the SASD s most recent Minimum Sewer Study Requirements. The study shall be done on a no Shed-Shift basis unless approved by SASD in advance and in compliance with the SASD Design Standards. Prior to Improvement Plans or Final Map, whichever comes first SASD 22. In order to obtain sewer service for this Project, construction of on-site and off-site sewer infrastructure will be required. Sewer infrastructure shall be constructed as per approved sewer study. Improvement Plans SASD 23. All street names shall be approved by the City of Elk Grove in conjunction with the Cosumnes Fire Department. Improvement Plans, CCSD Fire 24. Water supply shall be provided by the Sacramento County Water Agency. Improvement Plans SCWA 25. Provide separate public water service to each parcel. All water lines shall be located within a public right-of-way or within easements dedicated to SCWA. Easements shall be reviewed and approved by Sacramento County Water Agency prior to Improvement Plan approval or approval. Improvement Plans SCWA 26. Destroy all abandoned wells on the proposed project site in accordance with the requirements of the Sacramento County Environmental Health Division. Clearly show all abandoned/destroyed wells on the improvement plans for the project. Prior to abandoning any existing agricultural wells, the Applicant shall use water from agricultural wells for grading and construction. Improvement Plans SCWA

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) Prior To or Conjunction with 27. The Applicant shall design and construct the intersection of Poppy Ridge Road and D Way to accommodate right-in/right-out vehicular movements only. 28. The Applicant shall install a three-way stop at the intersection of Poppy Ridge Road and E Way in accordance with City of Elk Grove Improvement Standards and to the satisfaction of the City. 29. The Applicant shall acquire, dedicate, design, and improve Poppy Ridge Road based on a 39-foot half right-of-way width as shown on the approved tentative map from the westerly property line to the easterly property line, including transitions. The 4 sidewalk shall be separated from the street with 6 of landscaping. All improvements shall be in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of the City. 30. The Applicant shall acquire, dedicate, design, and improve Poppy Ridge Road based on a 39-foot half right-of-way width from the project s westerly property line to the westerly property line of McGeary Ranch project, APN 132-0050-068-0000, including transitions. A temporary 4 sidewalk shall be installed contiguous with the curb and gutter. All improvements shall be in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of the City. 21

22 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 31. The Applicant shall acquire, dedicate, design, and improve Poppy Ridge Road based on a 19-foot half right-of-way width from the westerly property line of McGeary Ranch, APN 132-0050-068-0000 to the westerly property line of the Sacramento Water Agency Water Treatment Plant property, APN 132-0050-067-000, including transitions. A temporary 4 sidewalk shall be installed contiguous with the curb and gutter. All improvements shall be in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of the City. 32. The quitclaim of the following easements shall be completed prior to the : 1. 5 wide SMUD easement as recorded in 881107 O.R. 1648 2. Pacific Telephone and Telegraph Company as recorded in 739 O.R. 222 33. The Applicant shall dedicate, design, and improve the parkway (Lot B), in half width including a meandering walk, from southerly property line of Lot 100 to Poppy Ridge Road in accordance with City of Elk Grove Improvement Standards, LRSP Design Guidelines, and to the satisfaction of the City and CCSD Parks and Recreation., CCSD Parks 34. The Applicant shall install stops signs at intersections of internal streets. Location(s) of stop signs will be determined during Improvement Plan review. 35. The Applicant shall satisfy the requirements set forth in the Amendment to Section 8.1.4 of the Laguna Ridge Specific Plan entitled Guiding Principles for Phasing of Infrastructure and Public Facilities and Table 8-1 entitled Required On and Off-Site Circulation Infrastructure, which was approved by City Council on October 27, 2010.

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 36. To satisfy their public improvement obligations, the Applicant may be allowed, at the discretion of the City, to defer public improvements if capacity associated with such improvements is not immediately needed to meet level of service goals set forth in the General Plan and/or applicable environmental documents. If the deferral involves improvements within or adjacent to a development and the improvements are not eligible for reimbursement under the City s Roadway Fee Program, the Applicant shall make an in-lieu payment pursuant to Chapter 12.03 of the City s Municipal Code or establish and/or participate in a finance mechanism acceptable to the City to fund the deferred improvements. 37. Each phase of the project or tentative subdivision map shall include a collector and/or local street system that provides at least two points of access to arterial and/or thoroughfare streets, to the satisfaction of the City, unless the street system serves forty residential units or fewer, in which case the City may allow a single point of access to be provided. 38. Prior to any approval, the Applicant can satisfy their public improvement obligations by entering into a Subdivision Improvement Agreement with the City and by providing adequate financial security (e.g. bonds, letter of credit, etc.). 39. The Applicant shall dedicate a pedestrian easement for all public sidewalks located outside of the public right-of-way, if necessary. 40. All trails within the parkways shall be 10 wide, including 8 pavement and 2 shoulder in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of the City. 23

24 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 41. For all single family corner lots, an access restriction shall be placed on the property from the driveway around the corner and along the property line of the side yard. 42. The Applicant shall dedicate to the City of Elk Grove a 12.5-foot public utility easement for underground facilities and appurtenances adjacent to all public streets. 43. The Applicant shall design and install traffic controls, pavement delineation, and signs as directed by and to the satisfaction of the City. 44. The Applicant shall design and install an at-grade Class I bikeway crossing on Poppy Ridge Road adjacent to the project in accordance with the City s Bicycle, Pedestrian, and Trails Master Plan and Improvement Standards. Location and the design of the crossing shall be determined at Improvement Plan submittal. 45. The Applicant shall dedicate, design and improve internal streets, in full width, as shown on the approved tentative subdivision map and as required for each phased final map to the satisfaction of the City. All street improvements shall be in accordance with the Laguna Ridge Specific Plan, the City of Elk Grove Improvement Standards, and as further conditioned. 46. All eligible parkways and other open space areas shall be dedicated in fee title to the City of Elk Grove. These improvements shall be bonded for prior to approval of or as otherwise specified in the park fee program approved by the City Council.

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 47. All parcels to be dedicated in fee to the City, as a condition of this tentative map, shall not be encumbered with any easements nor shall it be subject to a deed of trust at the time of the dedication on the final map. A partial re-conveyance for any deed of trust shall be submitted along with the final map for City Council Approval. The Applicant shall also provide title insurance in conjunction with all fee title dedications to the City of Elk Grove. 48. The granting of any easement to any other person(s) or entity, once the tentative map has been approved is prohibited, unless otherwise approved by the City. Should such grant be inadvertently provided it shall be subordinated to any dedication of streets or easements to the City of Elk Grove as shown on the final map. A subordination document shall be submitted along with the final map for City Council approval. 49. The Applicant shall be responsible for all costs associated with off-site right-of-way acquisition, including any costs associated with the eminent domain process, if necessary. 50. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activities associated with the Project. If pavement replacement is necessary, as determined by the City, the Applicant may be required to grind, overlay, and/or slurry seal the damaged portion(s) in accordance with the City Improvement Standards and to the satisfaction of the City. The Applicant shall schedule an inspection with the City to document the pre-construction condition of existing surface infrastructure adjacent to and near the Project. 51. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards. 25

26 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 52. Prior to final map, the project area shall annex to CFD 2005-1, or provide an alternative funding mechanism which is acceptable to the Finance Director of the City, to fund the project s fair share of infrastructure and maintenance cost serving the new development. Finance 53. Prior to either final map or issuance of a building permit (whichever occurs first), the project area shall annex into the Police Services Mello- Roos Community Facilities District 2003-2 (CFD), to fund the project s fair share of Public Safety costs. The annexation process can take several months, so the Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see Finance http://www.elkgrovecity.org/finance/cfd-information.asp. 54. Prior to the final map, the project area shall annex into the Street Maintenance Assessment District No. 1 Zone 5 to fund a portion of the additional costs for long-term roadway maintenance related to serving the new development. The annexation process can take several months, so the Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Levy Street Maintenance Assessments. For further information on this District, see Finance http://www.elkgrovecity.org/finance/assessment-other-dist-info.asp.

Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) Prior To or In Conjunction with Building Permits 55. If residential lots abut a park site or parkway, or private facility lots, install a 6 ft. high masonry wall, which will be built to the specifications of the CCSD along the park area where it abuts these lots. The fence is on the Owner s property. Accordingly, general maintenance, repair or replacement of the fence is the responsibility of the Owner, not the CCSD. The CCSD will be responsible solely for graffiti removal on the exterior portion of the fence, which faces the park or parkway. The CCSD shall bear all expenses associated with the removal. Prior to Issuance of 1 st Building Permit CCSD Parks 56. Provide a CCSD approved disclosure statement to each home buyer during the escrow process. The statement will indicate that park construction begins after sufficient funding is available for capital costs and maintenance. Prior to Issuance of 1 st Building Permit CCSD Parks 57. All building, apartment, and suite numbers, addressing, and street names shall be approved by the City of Elk Grove Building Department in consultation with the Cosumnes CSD Fire Department. Prior to Issuance of 1 st Building Permit Building, CCSD Fire 58. The trunk and collector sewer system for the Project will not be accepted for operation and maintenance until the downstream sewer system serving the project is also accepted for operation and maintenance. All sewer facilities shall be accepted for operation and maintenance prior to issuance of a building permit as necessary to serve this project. Prior to Issuance of 1 st Building Permit SASD 27

28 Exhibit C Tuscan Ridge West Revised Map (EG-15-048) Conditions of Approval Conditions of Approval / Mitigation Measures Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 59. The Applicant is hereby notified that the Laguna Ridge Specific Plan includes an annual limit on the number of building permits that can be issued to 1,200 permits for single family residences. This limit applies to all parcels zoned RD-4 through RD-10. Permits will be issued on a first come, first served basis until the annual limit is reached. The year, as calculated for the Laguna Ridge project, begins June 1 through May 31. Any permits that have not been issued since adoption of the Laguna Ridge Specific Plan, June 2004, shall also be available within the first construction year and any following construction year until such time as they have been completely issued. Prior to Issuance of Building Permits Planning, Building 60. A street name, from the City of Elk Grove Veterans Street Name Program, shall be assigned to the project for use on a street within the subdivision in accordance to City Policy and to the satisfaction of the City. Building Permit Prior to Final or Occupancy 61. Upon completion of the installation of the landscaping for medians and model/production home lots, the project landscape architect/designer shall certify that the installed landscape complies with all City Water Efficient Landscape Chapter requirements (Elk Grove Municipal Code 14.10). Certification shall be accomplished by completion of a Certificate of Conformance on a form provided by the City in addition to any other requirements listed in the ordinance. Failure to submit a complete and accurate Certificate of Conformance to Development Services Planning will delay final approval/occupancy of the project. Prior to Final or Occupancy Planning 62. Identification signage issued by the City shall be mounted by the Applicant during streetlight installation in accordance with the approved plans. Acceptance of Public Improvements

Incorporated July 1, 2000 CITY OF ELK GROVE 8401 Laguna Palms Way Telephone: (916) 683-7111 Elk Grove, California 95758 Fax: (916) 627-4400 www.elkgrovecity.org City of Elk Grove City Council NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, March 9, 2016 at the hour of 6:00 p.m., or as soon thereafter as the matter may be heard, the Elk Grove City Council will conduct a public hearing at City Hall in the Council Chambers, 8400 Laguna Palms Way, Elk Grove, California, to consider the following matter: TUSCAN RIDGE WEST REVISED MAP (EG-15-048) TENTATIVE SUBDIVISION MAP AND DESIGN REVIEW FOR SUBDIVISION LAYOUT: The Project consists of a modification to the original approval for the Tuscan Ridge West Subdivision Project. The modification involves reducing the Project size by 18.3 acres by eliminating one of the two parcels (APN: 132-0050-141), thus removing 33 single-family lots and the park site that were associated with the original approval. The proposed modification requires the approval of a new Tentative Subdivision Map and Design Review for tentative subdivision map layout. Consequently, the original tentative subdivision map approval would be rescinded. PROPERTY OWNER: WSI Poppy Ridge, LLC John H. Troutman (Representative) 3161 Michelson Drive, Suite 425 Irvine, CA 92612 APPLICANT: Richland Planned Communities, Inc. Clifton Taylor (Representative) 3000 Lava Ridge Court, Suite 315 Roseville, CA 95661 LOCATION/APN: 8000 Poppy Ridge Road; South of Poppy Ridge Road, approximately 1,900 feet east of the Bruceville Road/Poppy Ridge Road intersection / APNs: 132-0050-140 & -141 ZONING: Single-Family Residential 5 du/ac (RD-5) pursuant to the Laguna Ridge Specific Plan ENVIRONMENTAL: Exempt from the California Environmental Quality Act (CEQA) pursuant to Title 14 of the California Code of Regulations (State CEQA Guidelines) Section 15182 (Residential Projects Pursuant to a Specific Plan) 29

Information or questions regarding this item should be referred to Gerald Park, (916) 478-3671; or to the Office of Development Services Planning, 8401 Laguna Palms Way, Elk Grove, CA, 95758. All interested persons are invited to present their views and comments on this matter. Written statements may be filed with the City Clerk at any time prior to the close of the hearing scheduled herein, and oral statements may be made at said hearing. If you challenge the subject matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk, 8401 Laguna Palms Way, 1 st Floor, Elk Grove, CA, 95758, at or prior to the close of the public hearing. Dated / Published: February 26, 2016 JASON LINDGREN CITY CLERK, CITY OF ELK GROVE ADA COMPLIANCE STATEMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at (916) 478-3635. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. 30

COSBY WAY Tuscan Ridge West - 800 ft Radius for Owners FOXBURGH CT DEL WEBB BLVD SHEFFIELD WAY WESTMINSTER WAY PEAK FOREST WAY HOPEWELL DR ABBEY CIR KENNET WAY CALDON WAY BARNSLEY WAY HATHERTON WAY SOLOMON DR OAKHAM WAY ALBACORE WAY YELLOWFIN WAY RED GINGER WAY BONITO CARINATA DR CIR PENION CT DOVE SHELL WAY BIG HORN BLVD CHATSWORTH CIR WINKLE CIR WHITELOCK PKWY CHAPPELLE WAY FERRELL WAY STIL L ER CT KNOTTS DR FEY WAY WAYANS WAY POPPY RIDGE RD BRUCEVILLE RD Tuscan Ridge West PARADA CT ELEFA AVE Legend Tuscan Ridge West Owners within 800 ft BILBY RD 0 350 700 Feet 31

APN ADDRESS CITY STATE ZIPCODE 13224500140000 10059 NEWHART ELK GROVE CA 95757 13200500480000 5313 3RD ST BALDWIN PARK CA 91706 13224500180000 10070 NEWHART CT ELK GROVE CA 95757 13200500570000 8132 POPPY RIDGE RD ELK GROVE CA 95757 13223200770000 7640 FERRELL WY ELK GROVE CA 95757 13223200840000 10055 STILLER CT ELK GROVE CA 95757 13223200850000 10051 STILLER CT ELK GROVE CA 95757 13224500580000 7612 FEY ELK GROVE CA 95757 13224500100000 7645 FEY ELK GROVE CA 95757 13224500130000 10063 NEWHART ELK GROVE CA 95757 13224500610000 7624 FEY ELK GROVE CA 95757 13200500580000 PO BOX 901 ELK GROVE CA 95759 13224500190000 7621 FEY WY ELK GROVE CA 95757 13223200820000 10063 STILLER CT ELK GROVE CA 95757 13224500090000 11860 GIDARO DR ELK GROVE CA 95624 13224500590000 7616 FEY WY ELK GROVE CA 95757 13224500650000 7640 FEY ELK GROVE CA 95757 13224500600000 7620 FEY ELK GROVE CA 95757 13223200800000 10058 STILLER CT ELK GROVE CA 95757 13224500640000 7636 FEY WY ELK GROVE CA 95757 13224500630000 7632 FEY WY ELK GROVE CA 95757 13224500170000 10066 NEWHART CT ELK GROVE CA 95757 13223200780000 10050 STILLER CT ELK GROVE CA 95757 13223200830000 10059 STILLER CT ELK GROVE CA 95757 13223200810000 10062 STILLER CT ELK GROVE CA 95757 13224500200000 7617 FEY ELK GROVE CA 95757 13223200860000 4196 DOUGLAS BL STE 100 GRANITE BAY CA 95746 13224500080000 7653 FEY ELK GROVE CA 95757 13223200760000 7636 FERRELL WY ELK GROVE CA 95757 13224500110000 3316 MAYTEN WY ELK GROVE CA 95758 13223200680000 10063 CURTIN CT ELK GROVE CA 95757 13223200790000 10054 STILLER CT ELK GROVE CA 95757 13200501080000 3300 DOUGLAS BL 4 450 ROSEVILLE CA 95661 13224500120000 10067 NEWHART ELK GROVE CA 95757 13200500240000 3161 MICHELSON DR 425 IRVINE CA 92612 3000 LAVA RIDGE COURT SUITE 315 ROSEVILLE CA 95661 13200501010000 8109 POPPY RIDGE RD ELK GROVE CA 95757 13200501400000 8000 POPPY RIDGE RD ELK GROVE CA 95757 13200501410000 7911 ELEFA AV ELK GROVE CA 95757 13223200860000 10050 KNOTTS DR ELK GROVE CA 95757 13224500010000 10054 KNOTTS DR ELK GROVE CA 95757 13224500020000 10058 KNOTTS DR ELK GROVE CA 95757 13224500030000 10062 KNOTTS DR ELK GROVE CA 95757 13224500040000 10066 KNOTTS DR ELK GROVE CA 95757 13224500050000 10070 KNOTTS DR ELK GROVE CA 95757 13224500060000 7661 FEY WY ELK GROVE CA 95757 32

13224500070000 7657 FEY WY ELK GROVE CA 95757 13224500080000 7653 FEY WY ELK GROVE CA 95757 13224500090000 7649 FEY WY ELK GROVE CA 95757 13224500100000 7645 FEY WY ELK GROVE CA 95757 13224500110000 10071 NEWHART CT ELK GROVE CA 95757 13224500120000 10067 NEWHART CT ELK GROVE CA 95757 13224500130000 10063 NEWHART CT ELK GROVE CA 95757 13224500140000 10059 NEWHART CT ELK GROVE CA 95757 13224500160000 10062 NEWHART CT ELK GROVE CA 95757 13224500200000 7617 FEY WY ELK GROVE CA 95757 13224500580000 7612 FEY WY ELK GROVE CA 95757 13224500600000 7620 FEY WY ELK GROVE CA 95757 13224500610000 7624 FEY WY ELK GROVE CA 95757 13224500620000 7628 FEY WY ELK GROVE CA 95757 13224500650000 7640 FEY WY ELK GROVE CA 95757 13224500660000 7644 FEY WY ELK GROVE CA 95757 13224500670000 7685 WYANS WY ELK GROVE CA 95757 13224500680000 7681 WYANS WY ELK GROVE CA 95757 13224500690000 7677 WYANS WY ELK GROVE CA 95757 13224500700000 7673 WYANS WY ELK GROVE CA 95757 13224500710000 7653 WYANS WY ELK GROVE CA 95757 13224500720000 7649 WYANS WY ELK GROVE CA 95757 13224500730000 7645 WYANS WY ELK GROVE CA 95757 13224500740000 7641 WYANS WY ELK GROVE CA 95757 13224500750000 7637 WYANS WY ELK GROVE CA 95757 13224500760000 7633 WYANS WY ELK GROVE CA 95757 13224500770000 7629 WYANS WY ELK GROVE CA 95757 13224500780000 7625 WYANS WY ELK GROVE CA 95757 13224500790000 7621 WYANS WY ELK GROVE CA 95757 13224500800000 7617 WYANS WY ELK GROVE CA 95757 13224500810000 7613 WYANS WY ELK GROVE CA 95757 13224500820000 7609 WYANS WY ELK GROVE CA 95757 13224500860000 7604 WYANS WY ELK GROVE CA 95757 13224500870000 7608 WYANS WY ELK GROVE CA 95757 13224500880000 7612 WYANS WY ELK GROVE CA 95757 13224500890000 7616 WYANS WY ELK GROVE CA 95757 13224500900000 7620 WYANS WY ELK GROVE CA 95757 13224500910000 7624 WYANS WY ELK GROVE CA 95757 13224500920000 7628 WYANS WY ELK GROVE CA 95757 13224500930000 7632 WYANS WY ELK GROVE CA 95757 13224500940000 7636 WYANS WY ELK GROVE CA 95757 13224500950000 7640 WYANS WY ELK GROVE CA 95757 13224500960000 7644 WYANS WY ELK GROVE CA 95757 13224500970000 7648 WYANS WY ELK GROVE CA 95757 13224500980000 7652 WYANS WY ELK GROVE CA 95757 13224500990000 7656 WYANS WY ELK GROVE CA 95757 13224501000000 7660 WYANS WY ELK GROVE CA 95757 33