AGENDA
COMMUNITY DEVELOPMENT DEPARTMENT
MSC CONFERENCE ROOM (2ND FLOOR)
495 INDUSTRIAL DR, GALT, CA 95632
THURSDAY, JULY 28, 2022, 11:00 AM
1. CALL MEETING TO ORDER
2. PUBLIC COMMENTS: Under Government Code Section 54954.3, members of the audience may address the Commission on non-agenda items. Speakers may address the Commission on any agenda item during consideration of the item. Speakers shall restrict their comments to issues that are within the subject matter jurisdiction to the Planning Commission and limit comments to a maximum of three minutes.
Please fill out a speaker sheet located on the table inside the entrances to the council chambers and forward the completed speaker sheet to the Recording Secretary.
3. INFORMATION/CONSENT CALENDAR:
4. PUBLIC HEARING:
A. SUBJECT: 229 Oak Avenue Tentative Parcel Map
RECOMMENDATION: Approve the 229 Oak Avenue Tentative Parcel Map
5. ADJOURN
KRISTYN A. BITZ, COMMUNITY DEVELOPMENT DEPARTMENT ASSOCIATE PLANNER: Agenda Report. The agenda for the Galt Community Development Department Meeting was posted in the following listed sites before 11:00am on the Monday preceding the meeting:
1. City Hall Lobby, 380 Civic Drive
2. U. S. Post Office, 600 N. Lincoln Way
3. Community Development Department, 495 Industrial Dr.
NOTE: Speaker Request Sheets are provided inside the Council Chambers. If you wish to address the Commission during the meeting, complete a Speaker Sheet and give to the Secretary of the Commission. A maximum of three (3) minutes is allowed for each speaker.
NOTE: If you need disability-related modifications or accommodation, including auxiliary aids or services, to participate in this meeting, please contact the Community Development Dept., 209-366-7230, 495 Industrial Drive, at least two days prior to the meeting.
Community Development Dept.
Agenda Report
FROM Craig Hoffman, Community Development Director
BY Kristyn A. Bitz, Associate Planner
SUBJECT 229 Oak Avenue Tentative Parcel Map
RECOMMENDATION Approve the 229 Oak Avenue Tentative Parcel Map LOCATION 229 Oak Avenue, Galt, CA 95632 (APN 150-0151-019) OWNER/APPLICANT RBP of Georgia, LLC Shawn L. Samaniego
67 American Way, Ste. 140 MCR Engineering
Dawsonville, GA 30534 1242 Dupont Court
Manteca, CA 95336
ZONING R1C (Maximum-Density Single Family)
GENERAL PLAN
DESIGNATION Low Density Residential (LDR)
EXISTING USE Single family dwelling
Meeting Date: July 28, 2022
Item #4A
COMMUNITY DEVELOPMENT DEPT. PAGE 2 OF 6
PL0756 229 OAK AVE TPM JULY 28, 2022
SURROUNDING LAND USE North: Existing low-density residential uses East: Seventh-Day Adventist Church
South: Existing low-density residential uses
West: Existing medium-density residential uses
DISCUSSION
Project Description
The applicant is proposing to split the existing 15,132 square foot parcel (.35 acres) into two (2) separate parcels. Parcel 1 will be 6,682 square feet and Parcel 2 (a flag lot) will be 9,139 square feet.
The existing house (1,311 square feet) will remain. Two small miscellaneous buildings will be removed/demolished.
Project entitlements include approval of a Tentative Parcel Map.
ANALYSIS
Tentative Parcel Map
Utilities
Water: The site will be served by the City’s water supply system. Adequate capacity exists in the City’s water supply system to serve the project.
Sewer: The project will be required to connect to the City’s wastewater system. Sufficient capacity exists in the wastewater treatment plant to handle the proposed project.
Storm drain: The project site will be graded to accommodate the new development and will connect to the City’s storm drain system.
Access
Vehicle access will be from the dead-end portion of 1st Street via a private driveway.
Parking
Parking will be consistent with municipal code requirements. Section 18.48.040.C and Table
18.48-2 of the Galt Development Code outlines parking requirements for single-family dwelling units at a ratio of two (2) spaces for each dwelling. Single-family residential dwellings shall have two (2) paved parking spaces within a garage accessed by a minimum sixteen (16) foot wide paved driveway. The garage shall be a minimum of twenty (20) feet by twenty (20) feet inside dimensions clear of all obstructions, with a minimum door opening of sixteen (16) feet. Exemptions may be granted for irregular lots, garages located in the rear infill lots, and for senior housing.
This particular parcel map separates the existing garage from the existing residence. In an effort to meet the City’s parking standards, the project has been conditioned so that Parcel 1 COMMUNITY DEVELOPMENT DEPT. PAGE 3 OF 6
PL0756 229 OAK AVE TPM JULY 28, 2022
must build a garage and new driveway.
TENTATIVE PARCEL MAP FINDINGS
Pursuant to Municipal Code Section 18.64.040.08 (A), the Community Development Director may approve or conditionally approve a tentative map if it finds all of the following:
FINDING: That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan; DISCUSSION: The project is consistent with the City’s 2030 General Plan. The project site is located in the Low Density Residential (LDR) 2030 General Plan Land Use area. The one existing unit and the one proposed unit conform to the 0-6 dwelling units per acre called for the in the LDR designation. It is not located in a specific plan area.
FINDING: That the housing needs of the surrounding region have been balanced against the public service needs of the city’s residents and available fiscal and environmental resources pursuant to Section 66412.3 of the California Government Code; DISCUSSION: The proposed existing home and the new home will be moderate income houses (market rate). The extension of services into the site is orderly and logical, as the site is located near existing development. Providing additional City services to the site for an additional home will not be a burden on the City services. Any housing as part of this project will not harm any fiscal and/or environmental resources. The addition of a new residence helps the City meet its Regional Housing Needs Allocation (RHNA) requirement.
FINDING: Except for condominium conversion projects where no new structures are added, that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in Section 66473.1 of the Subdivision Map Act and any guidelines promulgated by the city council; DISCUSSION: The layout of the parcel map contains an east/west alignment for the proposed additional homes and allows southern exposure to the extent feasible. This provides natural heating in the winter months. It also allows for cooling opportunities which can take advantage of shade or prevailing breezes.
Pursuant to Municipal Code Section 18.64.040.08 (B) the Community Development Director shall deny approval of a tentative map if any of the following findings are made:
FINDING: The proposed development is not consistent with the General Plan of the City.
DISCUSSION: The project is consistent with the City’s 2030 General Plan. The proposed 5.7 units per acre density conforms to the 0-6 units per acre called for the in the Low Density Residential (LDR) land use designation.
FINDING: That the design or improvement of the proposed subdivision is not consistent with the General Plan and applicable specific plans:
COMMUNITY DEVELOPMENT DEPT. PAGE 4 OF 6
PL0756 229 OAK AVE TPM JULY 28, 2022
DISCUSSION: As noted above, the project is consistent with the City’s 2030 General Plan. It is not located in a specific plan area.
FINDING: That the site is not physically suitable for the type of development; DISCUSSION: The proposed project site is suitable for the development. One new singlefamily home is easily accommodated on the site. The site is relatively level and has been tilled on a regular basis.
FINDING: That the site is not physically suitable for the proposed density of development; DISCUSSION: The project site is suitable for the proposed density of 5.7 unit per acre. The 2030 General Plan EIR evaluated the site as LDR with a density range of 0-6 units per acre.
FINDING: That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
DISCUSSION: The project is an infill development site and is surrounded by urban uses on all sides. There are single-family homes to the north, south and west sides of the project site.
To the east is an existing church.
FINDING: That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
DISCUSSION: The design of the parcel map and the type of improvements will not cause serious public health problems. The site was identified for development in the General Plan.
No potential public health problems were identified.
FINDING: That the design of the subdivision or the type of improvements will conflict with easements of record or assessments established by court judgment, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the City Community Development Director may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public; DISCUSSION: The project does not conflict with any easements.
FINDING: That all requirements of the California Environmental Quality Act (CEQA) and the rules and procedures adopted by the city council pursuant thereto have not been met; DISCUSSION: The project is exempt from CEQA. See Environmental Status below.
FINDING: That the proposed map fails to meet or perform any of the requirements or conditions of this chapter or the Subdivision Map Act, unless upon appeal the city council finds and determines that such failure is a result of a technical and inadvertent error which COMMUNITY DEVELOPMENT DEPT. PAGE 5 OF 6
PL0756 229 OAK AVE TPM JULY 28, 2022
does not materially affect the validity of the map;
DISCUSSION: As discussed above, the project meets all requirements of the Galt Municipal Code and Subdivision Map Act.
FINDING: That the discharge of waste from the proposed subdivision into an existing community sewer system would result in, or add to, violation of existing requirements prescribed by the State Regional Water Quality Control Board; DISCUSSION: All waste generated from the site will be conveyed to the City’s waste water treatment plant via new and existing sewer lines. The proposed sewer improvements are compatible with the City’s Waste Water Master Plan which is consistent with State Regional Water Quality Control Board requirements.
ENVIRONMENTAL STATUS
The project is exempt from CEQA per Section 15332 (Class 32), which categorically exempts projects that are characterized as in-fill development projects. The project meets the criteria required for in-fill status.
The project is consistent with the General Plan, and all zoning designations and regulations.
General Plan and zoning consistency are discussed in detail in the Finding sections of this staff report.
The project site has no value for endangered, rare, or threatened species. The site is surrounded by urban uses and has been developed with a variety of uses in the past, but, as mentioned is currently vacant. As a result, the site is currently not habitable for any endangered, rare, or threatened species.
Approval of the project would not result in any significant effects relating to traffic, noise, air quality, and/or water quality. The addition of commercial services will not cause a burden on any of the City’s services nor would it have an adverse effect on the City’s general health.
The site can be adequately served by all City utilities and public services. The existing businesses in the general vicinity are served with City utilities. The addition of a gas station, convenience store, drive-thru coffee shop and fast food restaurant will have no impact. The builder of the commercial project will be required to pay all fees associated with the service.
The project is subject to capital impact fees to offset any impact the project may have on existing public services. Capital impact fees will be paid prior to issuance of building occupancy permit and these fees will fund the development’s fair share of the additional public service needs generated by the new development.
FISCAL IMPACT: None.
COMMUNITY DEVELOPMENT DEPT. PAGE 6 OF 6
PL0756 229 OAK AVE TPM JULY 28, 2022
ENVIRONMENTAL STATUS
The project is exempt from CEQA per Section 15315 Minor Land Divisions (Class 15), which categorically exempts the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent.
ATTACHMENTS:
Notice of Decision
Exhibit A: Conditions of Approval
Exhibit B: Tentative Parcel Map
NOTICE OF DECISION
DATE: July 28, 2022
TO: Shawn L. Samaniego
MCR Engineering, Inc.
1242 Dupont Court
Manteca, CA 95336
[email protected]
FROM: Craig Hoffman, Community Development Director
RE: Tentative Parcel Map
229 Oak Ave
Galt, CA 95632
(APN 150-0151-019)
INTRODUCTION
On May 31, 2022 Shawn L. Samaniego of MCR Engineering (“Applicant”) submitted an application on behalf of RBP of Georgia, LLC (“Owner”) for a Tentative Parcel Map review for the parcel located at 229 Oak Ave (APN 150-0151-019) (“Project”) in accordance with Chapter 18.64 Subdivisions of the Galt Municipal Code (“Code”).
The documents that comprise the Applicant’s “Final Application” are as follows: Conditions of Approval attached hereto as Exhibit A and the Map dated July 2022 attached hereto as Exhibit B.
Section 18.64.060.08 of the Code provides the Community Development Director (“Director”) shall approve or conditionally approve a tentative parcel map if he finds the proposed project to be in full compliance with the requirements of Chapter 18.64.
The Community Development Director hereby conditionally approves the Applicant’s Final Application for 229 Oak Avenue Tentative Parcel Map determining that it meets the requirements of Section 18.64.060, based on the following findings and upon compliance with the conditions described below.
Notice of Decision July 28, 2022
PL0756 229 Oak Ave Tentative Parcel Map Page 2 of 2
FINDINGS
1. The proposed parcel map, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan;
2. The housing needs of the surrounding region have been balanced against the public service needs of the City’s residents and available fiscal and environmental resources pursuant to Section 66412.3 of the California Government Code;
3. Except for condominium conversion projects where no new structures are added, that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in Section 66473.1 of the Subdivision Map Act and any guidelines promulgated by the City Council.
APPEAL PROCESS
Per GMC 18.64.060.09, the subdivider, interested party, or any tenant of the real property in issue, may appeal any action of the Community Development Director with respect to the tentative parcel map to the Planning Commission. The appeal shall be filed in writing with the Community Development Department within ten (10) days after the action of the Community Development Director. The Planning Commission shall set the matter for a hearing date within thirty (30) days of the appeal filing. Within ten (10) days after the conclusion of the hearing, the Planning Commission shall render its decision on the appeal. Decisions on appeals issued by the Planning Commission must comply with the Subdivision Map Act.
TIME FOR COMMENCEMENT AND COMPLETION OF DEVELOPMENT
Within two years after Map approval or conditional approval of the Parcel Map, the applicant shall cause the subdivision, or any part thereof, to be surveyed and a Final Map to be prepared to comply with the tentative map as approved.
EXPIRATION DATE: July 28, 2024
PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 1 TENTATIVE PARCEL MAP CONDITIONS OF APPROVAL (COA)
The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. In the event of a conflict between the provision of a Standard Condition and a Special Condition, the provision of the Special Condition will take precedence. These conditions of approval supersede any conflicting notations, specifications, dimensions and typical sections that may be shown on a development plan or exhibit. The applicant assumes all costs incurred in complying with the conditions contained herein. Any construction, installation, modification, or alteration of any lot or as depicted or described in any submittals, exhibits, plans, and project conditions, which is not expressly authorized by these COA are deemed prohibited and constitute a violation of the approval. “Applicant”, “Developer” or “Owner” as used in these conditions means all applicants, developers, permittees, and all owners of the subject property and all successors and assigns thereto.
# Condition Responsible
Agency
City
Signoff
COMMUNITY DEVELOPMENT DEPARTMENT
A-1 The project shall build consistent with the conditions of approval and the attached tentative parcel map.
CDD
A-2 The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action.
CDD
A-3 In regards to future building permits, the applicant shall prepare and submit to the Community Development Director for review and approval, a waste diversion plan to recycle at least 75 percent of the materials generated for discard by this project during the construction phase in consultation with representatives of the City’s refuse contractor, currently California Waste Recovery Systems (209-369-6887). The waste diversion and recycling plan shall be incorporated into the Building Permit Plans and use best management practices in order to achieve the recycling target. The diversion plan shall specify that haul tags or other acceptable evidence of compliance must be provided during the construction phase.
CDD
*A-4 Parcel 2 shall be reconfigured as a flag lot inclusive of the driveway and appropriate frontage width off of Oak Ave. The driveway shall meet Fire Department construction standards.
CDD, PW
*A-5 The creation of Parcel 2 disconnects the garage from the house located on Parcel 1. Because a garage/covered parking is required, PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 2 the applicant shall construct a new garage/covered parking on Parcel 1 to serve the residence via a building permit prior to final map approval.
*A-6 Applicant/developer shall submit a Housing Element Tracking Form with any building permit for a new residence/ADU/JADU on either parcel.
CDD
*A-7 A demo permit shall be pulled by the applicant/developer prior to demolition of the ±209 sq. ft. structure on Parcel 1 and the ±74 sq. ft. structure on Parcel 2. Due to the ages of the structures, a permit from Air Quality may be required.
CDD
PUBLIC WORKS DEPARTMENT
B-1 The applicant shall submit Final Map based upon a field survey prepared by a Licensed Land Surveyor or a Registered Civil Engineer who may also practice surveying, and must record the Final Map prior to the issuance of a Certificate of Occupancy.
PW
B-2 An encroachment permit is required for the new utility services and any work in the Public Right of Way, along with payment of fees per the City’s fee schedule.
PW
B-3 The applicant shall install all on-site utilities (water, sewer and drainage), streets and public improvements in accordance with the approval documents.
PW
B-4 Broken sidewalk and/or gutter is to be repaired in accordance with City Standards, including repair and/or replacement of any existing improvements damaged during construction.
PW
B-5 Any existing water lines from the existing parcel to the new parcel shall be located, cut and capped.
PW
B-6 Pavement restoration for existing roadways, including trench restoration shall be per City of Galt Standards. Any additional damage to existing streets or facilities shall be repaired to the satisfaction of the City Engineer.
PW
B-7 The project design and construction shall be in compliance with applicable terms and conditions of the City’s Stormwater Ordinance (Title 16) and the project’s CEQA exemption, and shall employ applicable Best Management Practices (BMPs).
PW
*B-8 The tentative map survey shows an existing fence along the north side of the parcels that is slightly over 2 feet onto the neighboring property.
The applicant shall either (1) remove the fence and install a new fence in the correct location, or (2) seek approval for a lot line adjustment in cooperation with the neighboring owner.
PW, CDD
*B-10 Consider installing the water and wastewater services in the same trench per applicable standards.
PW
PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 3 COSUMNES FIRE DEPARTMENT
D-1* Community Facilities District fees may apply to this project. For information, please call Nou Vang, Finance Director for the Cosumnes CSD at 916-405-5600.
Project condition: Prior to the issuance of building permit(s) or approval of the improvement plan, whichever comes first:
Prior to the recordation of final map, the applicant shall (1) approve (a) the formation of a new or annexation to an existing Community Facilities District (“CFD”) and (b) an annual CFD special tax; or (2) pay an equivalent amount to fund the Cosumnes Community Services District’s (“CCSD”) cost of providing ongoing fire and emergency services, maintenance, operation, and repair and replacement of fire facilities, apparatus, and equipment. Any costs of forming the new CFD or annexing into an existing CFD and approving the annual CFD special tax, or administration of the amount deposited to fund fire and emergency services, shall be paid from the annual CFD special taxes or the amount deposited with the CCSD. If a new CFD is formed or the property is annexed to an existing Community Facilities District as provided for herein, the applicant shall notify all potential lot buyers prior to the sale that the lot(s) is located within a CFD and subject to the levy of an annual CFD special tax. Said notice shall be in a manner approved by the City of Galt and as required pursuant to the Mello-Roos Community Services Facilities District Act of 1982 (California Government Code section 53311 et seq.). In the event that the applicant fails to form a new CFD or annex to an existing CFD, or pay an equivalent amount as provided herein for such purposes for the CCSD, no further building permits for the property shall be issued.
It is the responsibility of the applicant or their representative to contact the Cosumnes Fire Department to initiate the Community Facilities District process.
CCSDFire,
CDD
D-2 Prior to tentative map approval, provide fire access agreement between Cosumnes CSD and all parcels connected to and served by fire access.
Fire Access Agreement shall be on the form provided by the district and recorded with the Sacramento County Recorder.
Per A. Anderson 7-15-2022: Condition must be satisfied with parcel map.
CCSDFire
D-3 Prior to improvement plan approval, Provide Fire Access Roadway Maintenance Agreement (RMA) between Cosumnes Community
Services District and all parcels connected to and served by the fire CCSDFire
PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 4 access roadway. Fire Access Roadway Maintenance Agreement shall be on the form provided by the District and recorded with the Sacramento County Recorder. The roadway maintenance agreement shall include the following:
• Provisions for the necessary repair and maintenance of the roadway surface
• Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13’6”) or width of twenty feet (20’)
• Provisions for the maintenance, repair, and/or replacement of NO PARKING- FIRE LANE signage or striping
• Provisions for the necessary repair and maintenance of vehicle and pedestrian access gates and opening systems
D-4 Prior to tentative map approval, fire department access for the existing garage on Parcel 2 shall be provided to meet the minimum requirements of the Cosumnes Fire Department access requirements. Access roads/driveways shall extend to within 150 feet of all portions of the exterior walls of the first story of any proposed or existing building as measured by an approved route.
Per A. Anderson 7-15-2022: Condition must be satisfied with parcel map.
CCSDFire
D-5 Prior to improvement plan approval: Fire access, including driveways, to Parcel 1 and Parcel 2 for any new buildings shall meet the minimum access requirements of the Cosumnes Fire Department and the California Fire Code. Access roads/driveways shall extend to within 150 feet of all portions of the exterior walls of the first story of any proposed or existing building as measured by an approved route.
CCSDFire
D-6 Prior to final map approval. A new separate address is required for the new parcel. (The Planning Division will assign the new address).
CCSDFire,
CDD
D-7 Prior to final inspection. Provide rural address marker at the access easement/driveway entrance indicating the addresses that the access easement/driveway serves. Sign shall be visible at night from both approach directions. Numbers shall be minimum six inches tall with a one-inch stroke. Numbers shall be illuminated or reflective at night. The sign shall be constructed of non-combustible material.
CCSDFire
Fire
Advisories
Advisory: Any gates across fire access roads or access driveways shall first obtain a permit and meet the requirements of the Cosumnes Fire Department Emergency Access Gates and Barriers standard.
CCSDFire
PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 5 Advisory: Upon individual parcel improvements and building construction each parcel shall first submit plans to the Cosumnes Fire Department to verify fire department access, water supply, and fire sprinkler requirements. Access roads shall extend to within 150 feet of all portions of the exterior walls of the first story of any proposed building.
Advisory: Please refer to fire access standard and gates and barriers standard that apply to this project and shall be included in the project design. Project shall conform to the adopted building standards at the time of plan submittal for permit.
https://www.yourcsd.com/DocumentCenter/View/19004/FireApparatus-Access- Standard-PDF https://www.yourcsd.com/DocumentCenter/View/23164/EmergencyAccess-Gates-and- Barriers-PDF
SACRAMENTO MUNICIPAL UTILITY DISTRICT (SMUD)
*E-1 SMUD has existing overhead 12kV facilities ALONG OAK AVE that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.
PW
E-2 Structural setbacks less than 14-feet shall require the Applicant to conduct a pre- engineering meeting with all utilities to ensure property clearances are maintained.
PW
E-3 Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant’s property.
PW
E-4 In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal.
PW
E-5 SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.
PW
E-6 The Applicant shall not place any building foundations within 5-feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).
PW
PL0756 229 Oak Ave TPM
Draft Conditions of Approval EXHIBIT A
______________________________________________________________________________ 6 E-7 In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5- foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.
PW
E-8 The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUDsiting
requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-andConstruction-Services PW
E-9 The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
E-10 The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures.
If necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.
E-11 The Applicant shall dedicate a 12.5-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights-of-ways.
E-12 The Applicant shall dedicate any private drive, ingress and egress easement, (and 5-feet adjacent thereto) as a public utility easement for overhead and underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.
PG&E
No comments/conditions.
SACRAMENTO METROPOLITAN AIR QUALITY MANAGEMENT DISTRICT (SMAQMD) No comments/conditions.
CAL-WASTE RECOVERY SYSTEMS
3-cart residential service required. Carts must be placed curbside on Oak Ave for pick up.
45.58 42.69
43.70 45.49
46.46 46.23
46.1546.40 46.84 47.28
47.08 46.71 46.0345.89 46.09 46.34
45.95 46.13 45.9045.8246.04 46.37 46.86 47.06
46.90 46.60
45.7245.63 45.89 46.01
45.87 45.85 45.83 45.72 45.57
46.20 45.5545.49 45.75 46.60 46.64
45.24 45.29
44.98 45.20
45.54 44.66
44.37 44.31
44.30 44.37
44.21 44.29
44.07 44.14
44.32 44.16
44.24 44.26
44.24 44.78
44.78 45.24
45.11 44.93
44.61 44.58
44.22 45.57
45.50 45.24
45.46 44.81
44.90 45.46
45.36 45.54
45.78 45.65
45.38 45.38
45.57 44.80
44.84 44.67
44.20 44.51
44.58 44.29
44.28 44.63
44.78 44.98
44.76 45.26
45.51 45.25
45.28 45.52
45.48 45.33
45.19 45.50
45.46 45.32
45.08 45.22
46.65 46.4946.22 46.39
46.50 46.36 46.69 46.81
46.43 46.00
(E) GUY WIRE
(E) PP
44.5 44.5
45 45 45
45 46
46 46
44.5 44.5
45.5 45.5
45.5 46 45.5
46.5 N00° 39' 17.00"W 82.80'
N89° 33' 43.00"E 147.20'
N89° 37' 59.23"E 147.00'
N00° 39' 17.00"W 102.80'
PROPOSED PROPERTY LINE
(E) RW
(E) PL
(E) PL
(E) PL
N00° 39' 17.00"W 102.80'
PARCEL 2
9,139 SF OAK AVENUE
28' CL TO RW
EX. HOUSE
±1311 SF
EX. GARAGE
±708 SF
(E) WOOD FENCE
(E) WOOD FENCE
76.35' 70.85'
70.85'
28'
EX. BLDG TO
BE REMOVED
±74 SF 6.92' 8.28'
16'
±4.47'
(E) CHAIN
LINK FENCE
(E) PL
PARCEL 1
6,682 SF
EX. BLDG TO
BE REMOVED
±209 SF
26.12'
12.5' (P) PUE
INSTALL NEW
WATER SERVICE
INSTALL NEW
SEWER SERVICE 3.54' 5.77' 3.98' 6.38'
10'
12.42'
TO BE EXTENDED W/ BUILDING
PERMIT FOR PARCEL 2
23.88'
24.26'
RPB, LLC
150-0151-019
ZONING: R1C
GP: LDR
N CALIF CONF ASSN
7TH DAY ADVENTISTS
150-0151-013
ZONING/GP: PQ
STRIBLING MICHAEL D
STRIBLING KAREN A
150-0151-025
ZONING: R1C
GP: LDR
HERNANDEZ J FELIX SOTO
SOTO ANA MATIA
150-0151-018
ZONING: R1C
GP: LDR
CONLEY DAVID R CONLEY RUTH
150-0142-009
ZONING: R2
GP: MDR
TAN YU SAN TAN WINNIE
150-0142-010
ZONING: R2
GP: MDR
GIOIA MARIE PARRISH 2021
150-0142-014
ZONING: R2
GP: MDR
N89° 33' 43.00"E 76.35'
N00° 39' 17.00"W 20.00' N00° 39' 17.00"W 87.57'
N89° 37' 59.23"E 76.35' N89° 37' 59.23"E 70.85'
PLAN REVISIONS
DATE
CK. BY:
NO.
SCALE:
DR. BY:
JOB NO.:
DATE:
DESCRIPTIONS
SHEET NO.
OF SHEET
1 2
3 4
5 6
7 Know what'sbelow.
Callbefore you dig.
R
811 / 800-227-2600
ENGINEERING
w w w . m c r e n g . c o m
1242 DUPONT COURT
MANTECA , CA 95336
TEL :
FAX :
( 209 ) 239 - 6229
( 209 ) 239 - 8839
APPROVED: TENTATIVE PARCEL MAP FOR: 229 OAK AVENUE GALT, CALIFORINA 229 OAK AVENUE 22-052
JULY 2022
AS SHOWN
RBP
SLS
1 1
NE
IA
R
O
C
No. C54088
TAT E
S
IVIL N
F CAL OR IF
O
E R
AN
EGISTE
J. D
ED PR
SO N
N
FESSIO
A E AL N
REE IN
G
V
EXP. 12-31-23
PRELIMINARY CONSTRUCTION
NOT FOR
PROJECT SITE
OAK AVENUE
MYRTLE STREET
A STREET
POPULAR STREET
HIGHWAY 99
N LINCOLN WAY
TENTATIVE PARCEL MAP FOR:
CITY OF GALT, SACRAMENTO COUNTY, CALIFORNIA
229 OAK AVENUE
NORTH
NORTH
0 10
5 1. OWNER: RPB, LLC
GEORGIA LIMITED LIABILITY COMPANY
2. APPLICANT: SETH CHOATE
11500 FULKERTH ROAD
TURLOCK, CA 95380
3. ENGINEER: MCR ENGINEERING, INC
1242 DUPONT COURT
MANTECA, CA 95336
4. NO. OF LOTS: 2
5. EXISTING LAND USE: LDR (LOW DENSITY RESIDENTIAL)
6. ZONING: R1C (MAXIMUM-DENSITY SINGLE-FAMILY)
7. GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL)
8. APN: 150-0151-019
9. UTILITIES: WATER: CITY OF GALT
SEWER: CITY OF GALT
GAS & ELECTRIC: SMUD
10. THIS SUBDIVISION CONTAINS 2 LOTS ON 0.36± ACRES.
11. THE PROPERTY HAS A GENTLE SLOPE WITH ELEVATION RANGING FROM 44'-46'
12. BOUNDARY LINE ARE BASED ON RECORD INFORMATION
13. EXISTING UTILITIES BASE ON RECORD INFORMATION AND TOPOGRAPHIC SURVEY.
14. ANY EXISTING WELLS AND/OR SEPTIC SYSTEMS ON SITE SHALL BE ABANDONED PER SACRAMENTO COUNTY STANDARDS.
15. PUBLIC UTILITY EASEMENTS SHALL BE DEDICATED ALONG ALL STREET FRONTAGES.
16. UTILITIES TO BE LOCATED WITHIN PUBLIC UTILITY EASEMENTS AND SHALL BE MAINTAINED BY GOVERNING AGENCIES.
GENERAL INFORMATION VICINITY MAP
PROPOSED PARCELS
MCFARLAND STREET
SIMONS STREET
ELM AVENUE
EXHIBIT B