File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
08-Exhibit A: Tentative Subdivision Map and Project Plans 09-Exhibit B: Tentative Subdivision Map Design Deviations 10-Exhibit C: Arborist Report
11-Exhibit D: Tree Permit Application
12-Community Comments
Description/Analysis
Issue Detail: The applicant is proposing to subdivide two parcels measuring a total of ±29.56 gross acres into 135 residential lots, 22 lots for private streets, and 3 landscape lots including a private community park (160 lots in total). The project site is immediately east of the Sacramento Northern Bike Trail (a Class I multi-use trail), and west of the Sunset Lawn Chapel of the Chimes Cemetery.
The project site is currently zoned Agricultural (A) which does not allow for single-unit dwelling development and requires a rezone to a zoning designation that allows for residential development and is also compatible with the existing Suburban Neighborhood Low Density (SNLD) general plan designation. The proposed project requires a recommendation from the Planning and Design Commission and a final decision by the City Council because of the rezone request.
This project requires the following entitlements:
1) Rezone from the Agricultural (A) zone to the Single-Unit and Duplex Dwelling (R-1A) zone; 2) Tentative Subdivision Map to subdivide two parcels into 135 residential lots, 22 lots for private streets, and three landscape for a total of 160 lots;
3) Tentative Subdivision Map Design Deviations for non-standard streets and alleys; 4) Site Plan and Design Review of the Tentative Subdivision Map; and, 5) Tree Permit for the removal of one (1) City Tree.
Public/Neighborhood Outreach and Comments:
As part of the application review process, the
proposed project was routed to Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, Region Builders, House Sac, Environmental Council of Sacramento, Sacramento Housing Alliance, North Sacramento Chamber of Commerce, Rancho Del Paso Neighborhood Association, Robla Neighbors United, Robla Park Community Association.
Staff received comments from Civic Thread, SMAQMD (Sacramento Metropolitan Air Quality Management District), as well as general questions about the project from nearby residents. All comments received are included in Attachment 12 and are summarized below. · Civic Thread
: In their letters, Civic Thread requested that connections be made from the proposed development to the city bike trail to the west and internal connections between the northern and southern portions of the development. Additionally, they opposed the applicant’s proposed 4-foot-wide sidewalks, deviations to street width, and the removal of the landscape planter in the proposed street sections.
File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
· SMAQMD: In their letters, the Air District made similar comments to those made by Civic Thread focusing on internal and external connectivity.
City staff expressed similar concerns to the applicant regarding the lack of connections internally and externally as well as a desire for wider sidewalks. In response to city and agency comments, the applicant widened the proposed sidewalks from four to five feet and included connections from the project site to the bike trail to the west. Additionally, the proposed street sections were modified to include a wider travel lane which would allow for parking on one side of the street.
While the proposed street sections were not modified to include a planter strip, the applicant has demonstrated that trees can be planted in the front yards of each home. The project has also been conditioned to require one street tree per residential lot.
Lastly, two pedestrian bridge connections between the northern and southern portions of the proposed development are proposed. Connections between the two portions of the site are required in the form of bridges spanning the wetland area that bifurcates the site. Approval of any connections over the wetlands is required from the Army Corps of Engineers before construction. · Public Comments:
Staff received emails from nearby property owners inquiring about the extent of the project improvements to be constructed as well as general information about the proposed project.
The applicant met with neighborhood groups, including Robla Park Community Association, on several occasions during the project review period. The applicant reports that residents expressed that there was a lack of parks in the area to serve local needs. In response, the tentative map was designed to include a private community park for residents (Lot A) in addition to allowing public access to the open space trail within the wetland area that bifurcates the property. The Robla Park Community Association provided a letter of support for the project, included in Attachment
12. After the Planning and Design Commission hearing, staff received a phone call from a member of the Robla Park Community Association about the existing Class I Bike Trail between the proposed subdivision and Rio Linda Boulevard. The member expressed that the Association is interested in ensuring the trail maintains a rural and natural aesthetic. They indicated additional landscaping along the trail could help maintain this existing aesthetic. In agreement with the applicant, staff has added the following condition of approval to the project under the Site Plan and Design Review entitlement:
E8. Applicant shall provide enhanced landscaping with drought tolerant trees and bushes along the Rio Linda Bike Trail to the satisfaction of the Department of Youth Parks & Community Enrichment and Planning and in coordination with the Robla Park Community Association. If no irrigation exists along the trail, the applicant shall provide drip irrigation for a minimum of five years or until the new landscaping is mature enough to withstand natural seasonal water conditions.
File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
Staff posted the site with an early notice at time of planning application submittal. Staff also mailed public hearing notices to all property owners, residents, and neighborhood groups within 500 feet of the project site and posted the site 10 days prior to the public hearing. At the time of writing this report, staff has not received any additional comments, aside from those mentioned above, on the project in response to the noticing.
Policy Considerations:
General Plan
The General Plan designation for the project site is Suburban Neighborhood Low Density (SNLD).
Suburban neighborhoods will continue to be the predominant residential development pattern in existing neighborhoods. The SNLD designation provides for low-intensity housing and neighborhood- support uses including detached and attached single-unit residential units. This designation allows for a minimum density of 3 dwelling units per net acre and a maximum density of 8 dwelling units per net acre.
Staff also finds that the project is consistent with the following General Plan goals and policies:
Goal LU 1.1 Growth and Change. Support sustainable growth and change through orderly and well- planned development that provides for the needs of existing and future residents and business, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.
Policy LU 1.1.5 Infill Development. The City shall promote and provide incentives (e.g., focused infill planning, zoning/rezoning, revised regulations, provisions of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian- and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.
This project proposes the rezoning of agriculturally zoned land for use as a residential development.
Development of this project will further connect the existing rural neighborhoods with the newer, smaller subdivisions that have been developed in recent decades. Specifically, the project extends the existing Main Avenue which currently dead-ends to the east of the project site and provides an internal circulation network which accounts for the adjacent bicycle trail and the wetland area that bifurcates the site.
Goal LU 2.1 City of Neighborhoods. Maintain a city of diverse, distinct, and well-structured neighborhoods that meet the community’s needs for complete, sustainable, and high-quality living environments, form the historic downtown core to well-integrated new growth areas.
Policy LU 2.1.3 Complete and Well-Structured Neighborhoods. The City shall promote the design of complete and well-structured neighborhoods whose physical layout and land use mix promote walking to services, biking, and transit use; foster community pride; enhance neighborhood identity; ensure public safety; are family-friendly and address the needs of all
File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
ages and abilities.
Policy LU 2.1.8 Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute to positively (e.g., architectural design) to existing neighborhoods and surrounding areas.
The project extends the existing Main Avenue which currently dead ends to the east of the project site and provides an internal circulation network which accounts for the adjacent bicycle trail and the wetland area that bifurcates the site. The project has been designed and will be conditioned to develop with homes fronting all public streets, with minimal lots and homes with their “backs” to the public realm. Additionally, the project is conditioned to provide one tree per lot, essential for improving the tree canopy in the North Sacramento area.
Goal LU 2.5 City Connected and Accessible. Promote the development of an urban pattern of well -connected, integrated, and accessible neighborhoods corridors, and centers.
Policy LU 2.5.1 Connected Neighborhoods, Corridors, and Centers. The City shall require that new development, both infill and greenfield, maximizes connections and minimizes barriers between neighborhoods corridors, and centers within the city.
The project extends the existing Main Avenue which currently dead ends to the east of the project site and provides an internal circulation network which accounts for the adjacent bicycle trail and the wetland area that bifurcates the site.
Goal LU 2.7 City Form and Structure. Require excellence in the design of the city’s form and structure through development standards and clear design direction.
Policy LU 2.7.4 Public Safety and Community Design. The City shall promote design of neighborhoods, centers, streets, and public spaces that enhances public safety and discourages crime by providing street-fronting uses (“eyes on the street”), adequate lighting and sight lines, and features that cultivate a sense of community ownership.
Goal LU 4.2 Suburban Neighborhoods. Encourage the creation of more complete and well- designed suburban neighborhoods that provide a variety of housing choices and mix of uses that encourage walking and biking.
Policy LU 4.2.1 Enhanced Walking and Biking. The City shall pursue opportunities to promote walking and biking in existing suburban neighborhoods through improvements such as:
■ Introducing new pedestrian and bicycle connections
■ Adding bike lanes and designating and signing bike routes ■ Narrowing streets where they are overly wide
■ Introducing planting strips and street trees between the curb and sidewalk ■ Introducing traffic circles, speed humps, traffic tables, and other appropriate traffic-calming improvements
The applicant worked carefully with staff to ensure that the proposed subdivision design integrates
File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
well with the existing neighborhood and amenities. Homes along the Sacramento Northern Bike Trail were “backing onto” the bike trail in the first submission but the map was redesigned so that there was a road separating the bike trail and the proposed homes. The homes will now face the bike trail, providing vital natural surveillance onto public amenities. A similar design principle was applied to all lots adjacent to the wetlands which bifurcate the site so that the number of lots which backed onto this feature were minimized. Additionally, a number of access points to the existing neighborhoods and the bike trail are available.
North Sacramento Community Plan
The project site is located within the North Sacramento Community Plan Area of the General Plan.
The General Plan identifies the Community Plan Area as representing a diversity of suburban residential, light industrial, and contemporary offices uses. There is some vacant land in North Sacramento, but parcels are oddly shaped and lack infrastructure, which limits the major development potential and constrains the ability to develop many sites.
Policy NS.M 1.3 Street Extensions. The City shall provide the following street extensions concurrent with new development adjacent to each alignment: Ascot Avenue between Dry Creek Road and Sully Street, Main Avenue between Marysville Boulevard and Rio Linda Boulevard, and Norwood Avenue/Sully Street between Claire Avenue and Ascot Avenue.
This project will extend Main Avenue along the project site, which is located between Rio Linda Boulevard and Marysville Boulevard. Because the segment of Main Avenue east of the project site is dilapidated and not developed to City standards, the street will be barricaded at the east until such time as the segment can safely connect to the new extension of Main Avenue.
Subdivision Review Committee (SRC): The proposed Tentative Subdivision Map and Tentative Subdivision Map Design Deviations were heard by the Subdivision Review Committee on March 15, 2023. The Tentative Subdivision Map conditions of approval were accepted by the applicant, forwarded by the committee, and are included as conditions of approval for this project.
Economic Impacts: The proposed subdivision will provide opportunities for residents in the region to purchase market-rate homes in North Sacramento.
Environmental Consideration: The City of Sacramento prepared a Mitigated Negative Declaration (MND) for the Dry Creek Estates project (P20-040). In accordance with the California Environmental Quality Act (CEQA), the MND was circulated for a 30-day public review period which ended on August 15, 2022. The comment period was also advertised in a newspaper of general circulation. A notice of availability / notice of intent to adopt an MND was posted in the County Clerk’s Office and was sent to applicable regulatory agencies, neighborhood associations, and stakeholders in the project area.
The city received four letters/emails during the public comment period. The comment letters and responses are included on the City’s CDD EIR webpage under the Dry Creek Estates project (P20- 040) heading (webpage listed below). Each of the comments addressed the project site and conditions as they relate to the particular areas of concern of the respective commenting agency, company, or organization. The comments from the California Department of Fish and Wildlife, Central Valley Regional Water Quality Control Board, Regional Sanitation, and Sacramento Metropolitan Air Quality Management District are acknowledged by the City and have been considered as part of the
File ID: 2022-02004 5/9/2023 Public Hearing Item 9.
project planning and its implementation. The comments received did not identify any new significant effect, increase in severity of an impact identified in the Mitigated Negative Declaration, or provided significant new information. In response Staff has made clarifications and minor modifications to the MND as reflected in the revised MND and Response to Comments memo posted on the City’s CDD EIR webpage. The revised MND along with the comments and responses do not create any circumstances identified in CEQA Guidelines Section 15073.5 that would require recirculation.
The Environmental Services Manager has determined that adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan are appropriate actions under the CEQA. The initial study/MND for the project, and the MND revisions, comments and responses are available at the Community Development Department’s EIR webpage located at the following:
<http://www.cityofsacramento.org/Community-Development/Planning/Environmental/Impact-Reports> 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter 17.810 require that the city must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new developments will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016, and the SAFCA 2022 Adequate Progress Annual Report accepted by City Council Resolution No. 2022-0313 on October 11, 2022.
Sustainability: The project will develop homes on smaller lots which allows for a greater density in the area and contributing to the reduction of vehicle miles traveled. Additionally, the preservation of the wetlands area provides for a natural feature for passive and active recreation.
Commission/Committee Action: On April 13, 2023, the Planning and Design Commission unanimously passed a motion to forward a recommendation of approval of the project to the City Council.
Rationale for Recommendation: Staff recommends the City Council approve the requested entitlements based on the findings of fact and conditions of approval attached to this report. Planning staff supports the Dry Creek Estates subdivision project as it offers the city and the area much needed housing and occupies a large vacant and underutilized site while preserving existing natural features.
Financial Considerations: Not Applicable
Local Business Enterprise (LBE): No goods or services are being purchased under this report.
Figure 1 – Zoning and Vicinity Map
Land Use Context
The area was first subdivided in 1910 and again 1913, which encompassed much of what is now Rio Linda, North Sacramento, and the Arden Arcade area. To the east of the site is the Sunset Lawn Chapel of the Chimes Cemetery. The project site was once owned by the cemetery and along with the property to the south, across Grace Avenue, was planned to be developed as an expansion of the cemetery. The master plan for the cemetery was never developed. The property located south of Grace Avenue was recently develope d with a charter high school.
The surrounding area consists of an eclectic mix of uses including residential, civic uses (e.g., high school, cemetery), agricultural uses, minor commercial, and vacant land. The area is comprised of older rural residential properties and more recent subdivisions (1980s and onwards). Many of the older properties, such as the subject site, are still zoned Agricultural (A), reflective of its origins as a rural, agricultural area.
To the west of the site is the Sacramento Northern Bike Trail, a city-owned Class I multi- use trail which was once the old right -of-way for the Northern Electric Railroad and Sacramento Northern Railroad. Further east, across Dry Creek Road, are industrially zoned properties and uses. Lastly, Magpie Cr eek is located to the north of the site and courses through the area from the northeast to the southwest.
Entitlement Review
In order to subdivide the subject site, the following entitlements are required: Rezone, Tentative Subdivision Map, Tentative Subdivision Map Design Deviations, and Site Plan and Design Review.
Rezone
The site is currently zoned Agricultural (A), restricting the use of land to agriculture and farming and lot sizes to a minimum of five acres in size. The zone is also considered an open space zone. Properties in this zoning designation will be considered for reclassification when proposed with urban development that is consistent with the general plan.
In order to accommodate 135 single -unit dwellings on 29.56 acres, the applicant is proposing to rezone the subject site to Single-Unit or Duplex Dwelling (R-1A) zone, which allows for the development of the proposed project.
Staff finds that the rezone is consistent and compatible with the existing general plan designation of Suburban Neighborhood Low Density (SNLD) and its goals, policies, and urban form. Rezoning the property will allow the development of a single -unit dwelling subdivision on a vacant site that maximizes the existing infrastructure while also extending existing infrastruct ure where necessary. The proposed rezone to the R -1A zone is an appropriate pairing with the SNLD designation as both allow residential
Deviation 2 – Non-Standard Private Street
The proposed 21-foot-wide private street section deviates from the City standard 53-foot- wide residential street section (Plate 15-2).
Deviation 3 – 90-degree bends
The 90 -degree bends proposed for the private streets deviate from the City standard Residential Street Section Plate 15-16.
Deviation 5 – Dead-End Alleys Less Than 150’ in Length
Note: No “Deviation 4” has been provided
Alleys less than 150’ in length terminating with dead ends are a deviation from the City of Sacramento Street Design Standards Section 15.6.11. City standards require a culs-de- sac be constructed at the termini of permanent dead -end streets. The proposed alleys provide no culs-de-sac.
Deviation 6 – Center Line Radii for Curves
A 100’ Minimum Center Line Radius for Curves is proposed for proposed ‘N’ Street. City standards require a 200’ minimum center line radius for curves.
The applicant submitted justifications for these deviations that have been reviewed by the City’s Traffic Engineering Division of the Department of Public Works and are included as Attachment 9 of this report. Public Works does not object to these deviations as proposed.
The project was reviewed with these deviations at the March 15, 2023, Subdivision Review Committee meeting. The committee acted to forward the Tentative Subdi vision Map for approval based upon the conditions of approval in Attachment 7 of this report.
Site Plan and Design Review
The purpose and intent of the Site Plan and Design Review entitlement is to ensure that the project proposal complies with the relevant development standards of the underlying zone, the R -1A zone, and all applicable design guidelines for new single -unit dwelling communities.
There are no house plans proposed with this project, however, the subdivision’s layout and lot orientation, as wel l as the proposed road network were analyzed as part of the Site Plan and Design Review. This analysis ensures that the new community not only integrates with the existing surrounding development, but also that the subdivision’s layout, vehicle access, and pedestrian and bicycle infrastructure were adequately addressed to meet the policy goals of the General Plan and all applicable design guidelines.
The applicant worked diligently with City staff to ensure that the proposed subdivision’s configuration is a ble to adequately serve all residents’ needs including adequate street and pedestrian access, sufficient space and safe access for solid waste pickup, emergency vehicle access, and minimizing the number of lots which back on to a private or public open space or right-of-way. The final layout maximizes visibility onto the public right-of-way, public and private recreation areas, and integrates itself into the existing community fabric.
Site Access and Circulation
The project site is bounded by Grace Avenue (local collector road) to the south, the Sacramento Northern Bike Trail (a Class I multi-use trail) and Rio Linda Boulevard to the west, and a cemetery to the east. To the north of the site are easements reserved for use as public right-of-way (Main Avenue). This area is currently unimproved, and the project is conditioned to construct Main Avenue as a Major Collector with no parking (34.5 feet to the centerline) from the project’s eastern border to Rio Linda Boulevard. Because of the rural nature of Main Avenue, from the project boundary eastward this project will install barricades until such a time when the entirety of Main Avenue can handle the trip volume of a Major Collector.
As mentioned previously, the site is split into two sections (north and south) by a seasonal wetland. Each site has two points of access from a public road with the North being accessed from Main Avenue and the south from Grace Avenue. No road connection is proposed between the northern and southern portions of the development.
Pedestrian and bicycle access from the Northern Bike Trail running alongside Rio Linda Boulevard is proposed at two points, connecting the bike trail to ‘E’ Street, at the northern portion of the development. Access from the bike trail to the southern porti on of the development is available from Grace Avenue. Internally, the project proposes two pedestrian bridges (one between Lots 108 and 37, and one at Lots 106 and 19) across the seasonal wetland. The provision of these bridges has been required within the Conditions of Approval.
In addition to the ingress locations mentioned above, the site has an additional egress connection to Grace Avenue for use by emergency vehicles proposed between Lots 93 and 94.
Internally, both portions of the development consist of a network of private roads and alleys. Each of the proposed lots has frontage on either one of the proposed streets or at one of the shared alleys proposed throughout the site. Parking will be available on one side of each street.
Open Space
Single-unit developments are not required to provide open spaces, unlike multi -unit developments. This project, however, provides open space in the form of a private park (Parcel A) located at the northwest of the property at the corner of Rio Linda Boulev ard and Main Avenue. Additionally, the applicant has provided conceptual programming for Parcel B, the seasonal wetland, which includes trees, landscaping, and walking paths.
Tree Permit
Pursuant to Sacramento City Code (SCC) 12.56, the removal of City trees requires a tree removal permit. This project proposes to remove one City tree, an 18 -inch valley oak identified as tree number 9847 in the arborist report and related exhibits.
The tree is proposed for removal because it conflicts with roadway grading and construction and infrastructure construction necessary for the subdivision.
The applicant has provided a replacement plan that is consistent with the replacement requirements described in the tree ordinance that includes the planting of the equivale nt of 52 inches of new trees in the form of new street trees planted in the city planter strip right-of-way along Main Avenue and Grace Avenue according to the landscape plan.
RESOLUTION NO. 2023-
Adopted by the Sacramento City Council
May 9, 2023
ADOPTING THE MITIGATED NEGATIVE DECLARATION AND THE MITIGATION
MONITORING PROGRAM FOR THE DRY CREEK ESTATES SUBDIVISION PROJECT (P20-040) (237-0051-012-0000, -013)
BACKGROUND
A. On April 13, 2023 , the City Planning and Design Commission reviewed and considered the mitigated negative declaration and conducted a public hearing on, and forwarded to the City Council, a recommendation to approve with conditions the Dry Creek Estates Subdivision Project (the Project) (P20-040).
B. On May 9, 2023, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).
BASED ON THE FACTS S ET FORTH IN THE BACK GROUND, THE CITY COU NCIL RESOLVES AS FOLLOWS:
Section 1. The City Council finds as follows:
A. The Project initial study identified potentially significant effects of the Project.
Revisions to the Project made by or agreed to by the Project applicant before the proposed mitigated negative declaration and initial study were released for public review were determined by City’s Environmental Planning Services to avoid or reduce the potentially significant effects to a less than significant level, and, therefore, there was no substantial evide nce that the Project as revised and conditioned would have a significant effect on the environment. A Mitigated Negative Declaration (MND) for the Project was then completed, noticed, and circulated in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the Sacramento Local Environmental Procedures as follows:
1. On July 15, 2022, a Notice of Intent to Adopt the MND (NOI) dated July 11, 2022, was circulated for public comments for 30 days. The NOI was sent to those public agencies that have jurisdiction by law with respect to the proposed project and to other interested parties and agencies, including property owners within 500 feet of the boundaries of the proposed project. The comments of such persons and agencies were sought.
2. On July 15, 2022, the NOI was published in the Sacramento Bulletin, a newspaper of general circulation, and the NOI was posted in the office of the Sacramento County Clerk.
3. The Initial Study was revised after public notice o f availability; however, none of the conditions requiring recirculation (CEQA Guidelines section 15073.5(b)) is applicable to the project. The revisions included added air quality best management practices (BMPs) to include the Tier 1 BMPs to the listed BM Ps in mitigation measure AQ -1. The BMPs are required of all projects in compliance with Sacramento Metropolitan Air Quality Management District Guidance and were inadvertently not included in the original document.
Additionally, modifications to mitigation measures in the Biological Resources section have been made to address consistency with California Department of Fish and Wildlife guidance on Swainson’s hawk. These revisions do not result in new avoidable significant effects, and the new information add ed to the Mitigated Negative Declaration makes clarifications and insignificant modifications.
Section 2. The City Council has reviewed and considered the information contained in the MND, including the initial study, the revisions and conditions incorporated into the Project, and the comments received during the public review process and the hearing on the Project. The City Council has determined that the MND constitutes an adequate, accurate, objective, and complete review of the environmental effects of the proposed project.
Section 3. Based on its review of the MND and on the basis of the whole record, the City Council finds that the MND reflects the City Council’s independent judgment and analysis and that there is no substantial evidence that the Project will have a significant effect on the environment.
Section 4. The City Council adopts the MND for the project.
Section 5. Pursuant to CEQA section 21081.6 and CEQA Guidelines section 15074, and in support of its approval of the Project, the Cit y Council adopts a Mitigation Monitoring Plan to require all reasonably feasible mitigation measures be implemented by means of Project conditions, agreements, or other measures, as set forth in the Mitigation Monitoring Plan.
Section 6. Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and, if the project requires a discretionary approval from any state agency, with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and section 15075 of the State EIR Guidelines adopted pursuant thereto.
Section 7. Pursuant to Guidelines section 15091(e), the documents and other materials that constitute the record of proceedings upon which the City Council has based its decision are located in and may be obtained from, the Office of the City Clerk at 915 I Street, Sacramento, California. The City Clerk is the custodian of records for all matters before the City Council
Table of Contents:
Exhibit A: Mitigation Monitoring Program
Adopted by the City of Sacramento City Council on May 9, 2023, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
MITIGATION MONITORING PROGRAM
for the Dry Creek Estates Project
City of Sacramento
2 or reducing the time of idling to 5 minutes [California Code of Regulations, Title 13, sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site.
- Provide current certificate(s) of compliance for CARB’s In- Use Off - Road Diesel - Fueled Fleets Regulation [California Code of Regulations, Title 13, sections 2449 and 2449.1]. For more information contact CARB at 877- 593-66
77, [email protected], or
www.arb.ca.gov/doors/compliance_cert1.html
- Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determine to be running in proper condition before it is operated.
MITIGATION MONITORING PROGRAM
for the Dry Creek Estates Project
City of Sacramento
4 Minimization/Mitigation Measure
Timing/
Reporting
Milestone
Reporting/
Responsible
Party*
Verification of Compliance
Name/
Initials Date Remarks
(Optional)
project site caused by wind and construction activities such as traffic and grading activities;
- All construction roadway areas would be properly protected to prevent excess erosion, sedimentation, and water pollution;
- All vehicle and equipment fueling/main tenance would be conducted outside of any surface waters;
- Equipment used in and around jurisdictional waters must be in good working order and free of dripping or leaking contaminants; - Raw cement, concrete or concrete washings, asphalt, paint or other coating material, oil or other petroleum products, or any other substances that could be hazardous to aquatic life shall be prevented from contaminating the soil or entering jurisdictional waters; - All erosion control measures and storm water control measures w ould be properly maintained until the site has returned to a pre- construction state;
- All disturbed areas would be restored to pre-construction contours and revegetated, either through hydroseeding or other means, with native or approved non-invasive exotic species;
- All construction materials would be hauled off -site after completion of construction.
BIO-4: Permanent impacts to sensitive habitat communities (wetlands, Magpie Creek) will be mitigated at a 3:1 ratio through purchase of credits at a regulatory agency-approved mitigation bank, or other approved methods, to be determined during the permitting phase of the project.
During and
After
Construction
Project
Proponent
MITIGATION MONITORING PROGRAM
for the Dry Creek Estates Project
City of Sacramento
5 Minimization/Mitigation Measure
Timing/
Reporting
Milestone
Reporting/
Responsible
Party*
Verification of Compliance
Name/
Initials Date Remarks
(Optional)
BIO-5: If construction is to occur within the nesting bird season (February 15 to September 30), then at most two weeks prior to the start of construction, a pre- construction nesting bird survey must be conducted by a qualified biologist to identify and locate any active nest within the project Area. A minimum 100-foot no-disturbance buffer will be established around any active nest of migratory birds and a minimum 300-foot no-disturbance buffer will be established around any nesting raptor species. The contractor is prohibited from conducting work within the buffer zone and from conducting activities that would disturb the birds (as determined by the project biologist) in the buffer area until a qualified biologist determines the young have fledged. A reduced buffer can be established if determined appropriate by the project biologist.
During
Construction
Project
Proponent
BIO-6: Prior to arrival at the project site and prior to leaving the project site, construction equipment that may contain invasive plants and/or seeds will be cleaned to reduce the spreading of noxious weeds.
During
Construction
Project
Proponent
BIO-7: Initial clearing and grubbing in the Magpie Creek Riparian corridor must be accomplished through the use of hand tools or with equipment operated at 3 miles per hour or less to allow wildlife to escape.
During
Construction
Project
Proponent
BIO-8: The contractor must dispose of all food- related trash in closed containers and must remove it from the project Area each day during construction. Construction personnel must not feed or attract wildlife to the project Area.
During
Construction
Project
Proponent
BIO-9: The contractor must not apply rodenticide or herbicide within the project Area during construction.
During
Construction
Project
Proponent
MITIGATION MONITORING PROGRAM
for the Dry Creek Estates Project
City of Sacramento
6 Minimization/Mitigation Measure
Timing/
Reporting
Milestone
Reporting/
Responsible
Party*
Verification of Compliance
Name/
Initials Date
Remarks
(Optional)
BIO-10: Prior to Project construction, surveys for active Swainson’s hawk nests shall be conducted by a Qualified Biologist in accordance with the typical survey protocol: Recommended Timing and Methodology for Swainson’s Hawk Nesting Surveys in California’s Central Valley (Swainson’s Hawk Technical Advisory Committee 2000). Surveys shall be conducted at the appropriate radius (0.5 miles) and time periods listed in the survey protocol. If an active Swainson’s hawk nest is found during Project surveys, the Qualified Biologist shall consult with CDFW and demonstrate compliance with CESA. If during consultation it is determined that implementation of the Project as proposed may result in take of Swainson’s hawk, the Project may seek related take authorization as provided by the Fish and Game Code.
Prior to
Construction
Project
Proponent
BIO-11: Permanent impacts to potential Swainson’s hawk (Buteo swainsoni) foraging habitat will be mitigated at a 0.5:1 ratio through purchase of credits at a regulatory agency- approved mitigation bank, or other approved methods, to be determined during the permitting phase of the project.
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resources. This will be accomplished, if feasible, by several alternative means, including:
- Planning construction to avoid archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent co nservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity. - Recommendations for avoidance of cultural resources will be reviewed by the City representativ e, interested culturally affiliated Native American tribes and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid cultural resources, modification of the design to eliminate or reduce impacts to cultural resources, or modification or realignment to avoid highly significant features within a cultural resource.
- If the discovered cultural resource can be avoided, the construction contractor(s), will install protective fencing o utside the site boundary, including a 100- foot buffer area, before construction restarts. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes.
- The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an “Environmentally Sensitive Area”.
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If a cultural resource cannot be avoided, the following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of cultural resources:
- Each resource will be evaluated fo r California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria (California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable.
If a cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City. As part of the site investigation and resource assessment, the City and the archaeologist shall assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant. A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These recommendations will be documented in the project record.
CR-1c: Implement Procedures in the Event of the Inadvertent Discovery of Human Remains.
If an inadvertent discovery of human remains is made at any time during project-related construction activities or project planning, the City the following performance standards shall be met prior to implementing or continuing actions such as construction, which may result in damage to or destruction of human remains. In accordance with the California Health and Safety Code (HSC), if human remains are encountered during ground-disturbing activities, the City
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TCR-1b: In the Event that Tribal Cultural Resources Are Discovered During Construction, Implement Avoidance and Minimization Measures to Avoid Significant Impacts and Procedures to Evaluate Resources.
If tribal cultural resources (such as structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered at the project site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the project’s City representative. Avoidance and preservation in place is the preferred manner of mitigating impacts to tribal cultural resources. This will be accomplished, if feasible, by several alternative means, including:
- Planning construction to avoid tribal cultural resources, archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding
a cultural resource to a permanent conservation
easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.
- Recommendations for avoidance of tribal cultural resource s will be reviewed by the City representative, interested culturally affiliated Native American tribes and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental cons iderations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid tribal cultural resources, modification of the design to eliminate or reduce impacts tribal cultural resources, or modification or realignment to avoid highly significant features within a tribal cultural resource.
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- Native American representatives from interested culturally affiliated Native American tribes will be notified to review and comment on these analyses and shall have the opportunity to meet with the City representative and its representatives who have technical expertise to identify and recommend feasible avoidance and design alternatives, so that appropriate and feasible avoidance and design alternatives can be identified.
- If the discovered tribal cultural resource can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts.
The boundary of a tribal cultural resource will be determined in consultation with interested culturally affiliated Native American tribes and tribes will be notified to monitor the installation of fencing. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes.
- The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an “Environmentally Sensitive Area”.
If a tribal cultural resource cannot be avoided, the following performance standard shall be met prior to continuance of construction a nd associated activities that may result in damage to or destruction of tribal cultural resources:
- Each resource will be evaluated for California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria ( California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable.
MITIGATION MONITORING PROGRAM
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If a tribal cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City and with interested culturally affiliated Native American tribes that respond to the City’s notification. As part of the site investigation and resource assessment, the City and the archaeologist shall consult with interested culturally affiliated Native American tribes to assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant. A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These recommendations will be documented in the project record. For any recommendations made by interested culturally affiliated Native American tribes that are not implemented, a justification for why the recommendation was not followed will be provided in the project record.
Native American representatives from interested culturally affiliated Native American Tribes and the City representative will also consult to develop measures for long- term management of any discovered tribal cultural resources. Consultation will be limited to actions consistent with the jurisdiction of the City and taking into account ownership of the subject property. To the extent that the City has jurisdiction, routine operation and maintenance within tribal cultural resources retaining tribal cultural integrity shall be consistent with the avoidance and minimization standards identified in this mitigation measure.
If the City determines that the project may cause a significant impact to a tribal cultural resource, and measures are not otherwise identified in the consultation process, the following are examples of mitigation capable of avoiding or
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substantially lessening potential significant impacts to a tribal cultural resource or alternatives that would avoid significant impacts to the resource. These measures may be considered to avoid or minimize significant adverse impacts and constitute the standard by which an impact conclusion of less -than significant may be reached:
- Avoid and preserve resources in place, including, but not limited to, planning construction to avoid the resources and protect the cultural and natural context, or planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria.
- Treat the resource with culturally appropriate dignity taking into account the Tribal cultural values and meaning of the resource, including, but not limited to, the following:
- Protect the cultural character and integrity of the resource. - Protect the traditional use of the resource.
- Protect the confidentiality of the resource.
- Establish permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or using the resources or places. - Protect the resource.
TCR-1c: Implement Procedures in the Event of the Inadvertent Discovery of Human Remains. If an inadvertent discovery of human remains is made at any time during project -related construction activities or project planning, the City the following performance standar ds shall be met prior to implementing or continuing actions such as construction, which may result in damage to or destruction of human remains. In accordance with the California Health and
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Safety Code (HSC), if human remains are encountered during ground - disturbing activities, the City shall immediately halt potentially damaging excavation in the area of the remains and notify the Sacramento County Coroner and a professional archaeologist t o determine the nature of the remains. The Coroner is required to examine all discoveries of human remains within 48 hours of receiving notice of a discovery on private or State lands (HSC Section 7050.5[b]).
If the human remains are of historic age and are determined to be not of Native American origin, the City will follow the provisions of the HSC Section 7000 (et seq.) regarding the disinterment and removal of non- Native American human remains.
If the Coroner determines that the remains are those of a Native American, he or she must contact the Native American Heritage Commission (NAHC) by phone within 24 hours of making that determination (HSC Section 7050[c]).
After the Coroner’s findings have been made, the archaeologist and the NAHC- designated Most Likely Descendant (MLD), in consultation with the landowner, shall determine the ultimate treatment and disposition of the remains. The responsibilities of the City for acting upon notification of a discovery of Native American human remains are identified in California PRC Section 5097.9 et seq.
TCR-2: The applicant shall contract for a Native American Tribal Monitor (monitor) at the project site. The monitor shall possess the knowledge, skills, abilities, and experience established by the NAHC’s Guidelines for Native American Monitors.
The applicant shall provide 48-hour advance notice to the monitor prior to initial site excavation. Reasonable access to the project site shall be provided to the monitor during initial ground-disturbing activities and may be extended should the area be determined to require monitoring of deeper sediments. During the
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course of the monitoring, the applicant and monitor may adjust the frequency— from continuous to intermittent —based on the conditions and professional judgment regarding the potential to impact cultural and tribal cultural resources.
The monitor will be compensated for his/her time. The mechanism for reimbursing the triba l monitor will be at the discretion of the applicant/developer, and may include: individual monitor being hired by the applicant’s contractor as a temporary/on -call worker; or the monitor being temporarily employed through a staffing agency.
ORDINANCE 2023-
Adopted by the Sacramento City Council
May 9, 2023
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING ±29.56 GROSS ACRES FROM AGRICULTURE (A) ZONE TO THE SINGLE-UNIT OR DUPLEX DWELLING ZONE (R-1A) AT 901 MAIN AVENUE (237- 0051-012-0000 AND 237-0051-013-0000)
BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:
SECTION 1
As used in this ordinance, “Property” means that the real property depicted in attached and incorporated in Exhibit A and contains two (2) Assessor Parcel Numbers.
SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning ±29.56 gross acres from the Agriculture (A) zone to the Single- Unit or Duplex Dwelling zone (R-1A), as shown on Exhibit A.
SECTION 3
As required by section 17.808.230.C.1.d of the Planning and Development Code, the City Council finds that the rezoning of the property is consistent with the General Plan, the proposed land use of the subject project, and development standards in that the project provides for new residential development on a vacant site consistent with existing development in the area. The proposed project complies with the development standards of the R-1A zone and the existing General Plan land use designation of Suburban Neighborhood Low Density. Furthermore, the project promotes the public health, safety, convenience, and welfare of the City by facilitating safe and efficient circulation into and within he site ensuring that the proposed project will function harmoniously with the neighboring residential, commercial, civic, and industrial uses.
The project is designed to maximize pedestrian and vehicle connectivity for safety, comfort, and ease of use, and designed with a form which encourages the new development to be a part of the existing community rather than becoming a walled enclave.
SECTION 4
The City Council is hereby directed to amend the City’s official zoning maps to conform with this ordinance.
Table of Contents:
Exhibit A: Rezone Map (1 Page) is part of this ordinance.
Adopted by the City of Sacramento City Council on May 9, 2023, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
DRAFT RESOLUTION NO. 2023-
Adopted by the Sacramento City Council
May 9, 2023
ADOPTING FINDINGS OF FACT AND CONDITIONS OF APPROVAL FOR THE DRY CREEK ESTATES SUBDIVISION PROJECT (P20-040) (237-0051-012-0000, -013)
BACKGROUND
A. On April 13, 2023, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve the Dry Creek Estates Subdivision Project.
B. On May 9, 2023, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).
BASED ON THE FACTS S ET FORTH IN THE BACK GROUND, THE CITY COU NCIL RESOLVES AS FOLLOWS:
Section 1. Based on the verbal and documentary evidence received at the hearing on the Dry Creek Estates Subdivision Project (Project), the City Council approves the Project entitlements based on the findings of fact and subject to the conditions of approval as set forth below.
Section 2. The City Council approves the Project entitlements based on the following findings of fact:
C. Tentative Subdivision Map to subdivide 29.56 gross acres into 135 residential lots, 22 lots for private streets, and 3 landscape parcels is approved based on the following Findings of Fact:
1. None of the conditions described in Government Code section 66476 exist with respect to the proposed subdivision as follows:
a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code.
b. The design and improvement of the proposed subdivision is consistent with the General Plan, and all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code. c. The site is physically suitable for the type of development. d. The site is physically suitable for the proposed density of development. e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat.
f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.
g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the p ublic at large, for access through or use of property within the proposed subdivision.
2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code (Gov. Code §66473.5).
3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code §66474.6).
4. The design of the proposed subd ivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code §66473.1).
5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code §66412.3).
D. Tentative Map Design Deviations for non-standard residential street sections; non-standard elbow design; alley length; and centerline radii for curves is approved based on the following Findings of Fact:
1. The property to be divided is of such size or shape, or is affected by such topographic conditions, or that there are special circumstances or conditions affecting the property that it is impossible, impractical, or undesirable in the particular case to conform to the strict application of these regulations.
2. The cost to the subdivider of strict or literal compliance with the regulation is not the sole reason for granting the deviation.
3. The deviation will not be detrimental to the public health, safety, or welfare or be injurious to other properties in the vicinity.
4. That granting the deviation is in accord with the intent and purposes of these regulations and is consistent with the general plan and with all other applicable specific plans of the city.
E. Site Plan and Design Review for review of the Tentative Subdivision Map is approved based on the following Findings of Fact:
1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan designation of Suburban Neighborhood Low Density in that this designation allows for single-unit dwelling subdivisions at a density of between three to eight dwelling units per net acre; and
2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards in that no deviations to standards are requested and the proposed layout accounts for safe and efficient vehicle, bicycle, and pedestrian circulation while providing natural surveillance on public and private open spaces; and
3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards in that all streets are designed to adopted street standards and any deviations within the tentative map have been reviewed by the traffic engineering division of the Department of Public Works. Additionally, the extension of Main Avenue completes an unfinished segment between Marysville Boulevard and Rio Linda Boulevard. This connection, however, will be barricaded until such a time when Main Avenue to the east can handle the traffic volumes of a major collector road; and
4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood the proposed layout accounts for safe and efficient vehicle, bicycle, and pedestrian circulation while providing natural surveillance on public and private open spaces; and
5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged in that the project provides residences with efficient access to the surrounding circulation network, reducing the need for over- reliance on the automobile; and
6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance the proposed layout accounts for safe and efficient vehicle, bicycle, and pedestrian circulation while providing natural surveillance on public and private open spaces.
F. Tree Permit to remove one protected City tree is approved based on the following Findings of Fact:
1. The location of the tree conflicts with the most feasible placement of the proposed roadway and infrastructure.
2. The required grading for the project involves cuts exceeding 4 feet in the immediate vicinity of the City tree. Preservation of the tree is incompatible with achieving the necessary grading for the roadway and other infrastructure.
3. The replacement plan is consistent with the standards set forth in section
12.56.060 of the Tree Planting, Maintenance and Conservation Ordinance.
G. 200-Year Flood Protection
1. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016, and the SAFCA 2022 Adequate Progress Annual Report accepted by City Council Resolution No. 2022-0313 on October 11, 2022.
CONDITIONS OF APPROVAL
C. Tentative Subdivision Map to subdivide 29.56 gross acres into 135 residential lots, 22 lots for private streets, and 3 open space/detention parcels is approved subject to the following Conditions of Approval:
NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map approved for this project (P20-040). The design of any improvement not covered by these conditions shall be to City standard.
The applicant shall satisfy each of the following conditions prior to filing the Final Subdivision Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works.
The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to Planning and Design Commission approval. The improvements required of a Tentative Map can be costly and are completely dependent upon the condition of the existing improvements. Careful evaluation of the potential cost of the improvements required by the City will enable the applicant to ask questions of the City prior to project approval and will result in a smoother plan check process after project approval:
General: All Projects
C1. Pursuant to City Code Section 17.500.190, indicate easements on the Final Map to allow for the placement of centralized mail delivery units. The specific locations for such easements shall be subject to review and approval of the Department of Public Works after consultation with the U.S. Postal Service.
C2. Private reciprocal ingress, egress, and maneuvering easements are required for future development of the area covered by this Tentative Map. The applicant shall enter into and record an Agreement for Conveyance of Easements with the City stating that a private reciprocal ingress/egress, and maneuvering easement shall be conveyed to and reserved from the appropriate parcels at no cost, at the time of sale or other conveyance of either parcel.
C3. Show all continuing and proposed/required easements on the Final Map.
Planning: Jose Quintanilla (916) 808-5879
C4. The applicant shall provide for pedestrian connections across Lot B (the wetlands) connecting the southern and northern portions of the proposed development to the satisfaction of the Community Development Department.
Applicant shall hire consultant to review the proposed structures, if determined to be necessary by the City.
Public Works: Matthew Ilagan (916) 808-8502
C5. Submit a Geotechnical Analysis prepared by a registered engineer to be used in street design. The analysis shall identify and recommend solutions for groundwater related problems, which may occur within both the subdivision lots and public right-of-way. Construct appropriate facilities to alleviate those problems. As a result of the analysis street sections shall be designed to provide for stabilized subgrades and pavement sections under high groundwater conditions.
C6. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works.
Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
C7. Dedicate and construct Main Avenue as a Major Collector with no parking (34.5-ft to centerline) to City Standards to the satisfaction of the Department of Public Works. The improvements shall include one travel lane on each direction and an acceptable ditch to the satisfaction of the Department of Public Works.
C8. The applicant shall provide temporary barricades at the termination of Main Avenue near the eastern property line of the proposed project and shall provide all the appropriate improvements, signage, and markings to the satisfaction of the Department of Public Works.
C9. The applicant shall provide a temporary turnaround at the termination of Main Avenue near the eastern property line to the satisfaction of the Department of Public Works.
C10. Dedicate and construct Grace Avenue as shown in the tentative map to City Standards to the satisfaction of the Department of Public Works.
C11. At its discretion, the City may require the inclusion of traffic calming devices along residential streets, to be constructed as part of the public improvements.
These devices may include, but are not limited to, speed lumps, pedestrian crossing treatment, traffic circles, intersection portals, chicanes, undulations, additional 4-way intersections, etc. Undulations will be required on certain streets adjacent to school/park combinations, as determined by the Department of Public Works.
C12. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned.
C13. Developer is required to install permanent street signs to the satisfaction of the Department of Public Works.
C14. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works.
C15. The design and placement of walls, fences, signs and Landscaping near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle).
Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height. The area of exclusion shall be determined by the Department of Public Works.
C16. The applicant shall modify the signalized intersection and construct the eastern leg of Main Avenue & Rio Linda Blvd to City Standards to the satisfaction of the Department of Public Works.
C17. The applicant shall submit a Traffic Signal Design Concept Report (TSCDR) per section 15.10 of the City’s Design and Procedures Manual to the Department of Public Works for review and approval prior to the submittal of any improvement plans involving traffic signal work. The TSCDR provides crucial geometric information for signal design which may lead to additional right-of-way dedication and should be started as early as possible to avoid delays during the plan check process.
C18. Provide additional right-of-way for expanded intersections at intersections to be signalized for this project to the satisfaction of the Department of Public Works.
C19. Landscape Maintenance District: Provide an Irrevocable Offer to Dedicate (IOD) to the City for those areas identified on the Tentative Subdivision Map as Landscape areas (Parcels A, B, & C; all lettered Lots A through V). The IOD shall include all necessary easements as required for such areas to be publicly maintained. The intent of the IOD is to transfer ownership of these areas should the Homeowners Association become insolvent. Create, or annex the project area to the appropriate Landscape Maintenance District, or other financing mechanism acceptable to the City, prior to recordation of the final map. Design and construct landscaping, irrigation and masonry walls in dedicated easements or right of way, consistent with the PUD Design Guidelines and to the satisfaction of the Department of Public Works. Acceptance of the required landscaping, irrigation and walls by the City into the Landscape Maintenance District shall be coordinated with the Department of Finance and Public Works. The Developer shall maintain the landscaping, irrigation and walls through the HOA or another financing mechanism acceptable to the City.
C20. The applicant shall pay a fair share contribution towards construction of a traffic signal at the intersection of Bell Avenue & May Street to the satisfaction of the Department of Public Works.
C21. Prior to submittal of improvement plans for any phase of this project, the developer’s design consultant(s) shall participate in a pre-design conference with City staff. The purpose of this conference is to allow City staff and the design consultants to exchange information on project design requirements and to coordinate the improvement plan review process. Contact the Department of Transportation, Engineering Services Division, Plan Check section to schedule the conference. It is strongly recommended that the conference be held as early in the design process as possible.
Public Works: Private Streets
C22. Design the private streets to meet the City standards except for the design deviations to the street standards approved with this tentative map (P20-040).
Private streets shall install private street signs and shall be inspected to the satisfaction of the Department of Public Works.
C23. Designate private streets as Public Utility Easements.
Electrical: Kaleb Haile (916) 808-7020
C24. This project will require the installation of streetlights on all public streets fronting this property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.
Department of Utilities: Saraí Jimenez (916) 808-5426
C25. All existing easements and all existing rights-of-way shall be shown on the Final Map, except for all abandoned easements and rights-of-way.
C26. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water distribution system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Water Planning Section (916-808-1400) at the early planning stages to address any water related requirements. (Note: Dependent on the results of the water study, two points of connection may be required for the proposed private water systems.) C27. Construct new water, sewer, and drainage facilities, per the approved water, sewer, and drainage studies, within the private streets to the satisfaction of the DOU. (Note: There are public water and sewer mains that were recently installed within Grace Ave as part of the Gateway Community Charter School offsite improvement plans.)
C28. A water main extension (minimum 8-inch) is required from the existing main located east of the project site, starting from fire hydrant 802 (map book page O19) in Main Ave to the existing 12-in water main in Rio Linda Blvd. (Note: The proposed water main extension will be approximately 1,300-ft.) C29. Connections to the City’s 18-in water transmission main located within the parkway are not permitted. Proposed water connections may be to the 12-in public water main located in Rio Linda Blvd.
C30. Easements for water meters shall be dedicated to the City and shall include language assuring unrestricted access at all times for DOU personnel and maintenance vehicles.
C31. Projects that generate 25 ESD’s or more will require a sanitary sewer Plan Study as described in Section 9 of the City Design and Procedures Manual. This study and shed map shall be approved by the DOU. The applicant is advised to contact the City of Sacramento Utilities Department Sewer Planning Section (916-808-7890) at the early planning stages to address any sewer related requirements. (Note: The nearest public sewer main is located to the South within Rio Linda Blvd at Grace Ave.)
C32. Provide separate sanitary sewer services to each parcel to the satisfaction of the DOU.
C33. Prior to or concurrent with the submittal of the offsite improvement plans, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Design and Procedures Manual, for review and approval by the DOU. The drainage study shall be consistent with any existing Basin 157 Drainage Master Plan for the project area. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916- 808-7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study may delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
C34. A water, sewer, and drainage service maintenance agreement with the City will be required for the common private water, sewer, and drainage facilities located within the private drives and shall be to the satisfaction of the DOU.
C35. Prior to the initiation of water, sewer and storm drainage service to the development, a privately funded maintenance district or a homeowner’s association (HOA) shall be formed and C.C.&R’s shall be approved by the City and recorded assuring maintenance of water, sewer and surface and subsurface storm drainage facilities within the private streets, drives aisles, alleys and common areas. Private easements shall be dedicated for these facilities. The CC&Rs must provide that the City-approved provisions regarding water, sewer and surface and subsurface storm drainage facilities may not be revised without City consent. If required by the DOU, the responsible maintenance agency shall enter into and record an agreement with the City regarding the maintenance of these facilities. The agreement shall be to the satisfaction of the DOU and the City Attorney.
C36. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5–feet above the overland flow release elevation, whichever is higher or as approved by the DOU. (Note: Finished floor elevations may be required to be higher dependent on the requirements set forth by the local Magpie Creek flood area.)
C37. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney.
C38. All lots shall be graded so that drainage does not cross property lines.
C39. A grading plan showing existing and proposed elevations is required. All lots and/or parcels shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. At a minimum, one-foot off-site contours within 100 feet of the project boundary are required. No grading shall occur until the grading plan has been reviewed and approved by DOU.
C40. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.
C41. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings. These plans shall also show the methods to control urban runoff pollution from the project site during construction.
C42. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than twenty-acres of new or modified impervious area, therefore, Low Impact Development (LID), Hydromodification management (HM), on-site treatment, and source control measures will be required. The on-site storm water treatment control measures required may affect site design and site configuration and should be considered during early planning stages.
C43. A maintenance agreement is required for all on-site treatment control measures.
Contact DOU for a list of accepted proprietary devices if considered for treatment control. Construction drawings must include all proposed source controls, and on-site water quality features and devices selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures.
C44. The project is in the Historic Magpie Creek "Local" Floodplain (not designated a special flood hazard area by FEMA), with a 1% annual chance of flooding up to the elevation of approximately 37.58 feet (NAVD88). Contact the City of Sacramento Utilities Department Development Review Section to confirm elevation. Finished floor elevation shall be a minimum of 1.0 foot above the 1% annual chance of flood elevation and approved by the DOU. Chapter 15.108.040 Contractual Assumption of the Risk of Flooding require that any new construction of and/or substantial improvement to any structure located in the "special flood hazard area" (as defined in Sacramento City Code) requires a Hold Harmless Agreement regarding risk of flooding on property.
Fire Department: King Tunson (916) 808-1358
C45. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. CFC 501.4
C46. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.
C47. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code.
C48. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all- weather driving capabilities. CFC 503.2.3
C49. Maintenance agreements shall be provided for the interior roadways of the proposed complex and for the fire protection systems. The agreement shall be record with the Public Recorders Office having jurisdiction and shall provide for the following:
a. Provisions for the necessary repair and maintenance of the roadway surface
b. Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13’6”) and/or width of twenty feet (20’)
c. Provisions for the maintenance, repair, and/or replacement of NO PARKING-FIRE LANE signage or striping
d. Provisions for the necessary repair and maintenance of vehicle and pedestrian access gates and opening systems
e. Unrestricted use of and access to the roadways covered by the agreements.
f. Provisions for the control of vehicle parking in prohibited areas and a mechanism for the removal of vehicles illegally parked. g. Maintenance and timely repair of all fire protection systems, including but not limited to hydrants, fire alarm systems and fire sprinklers.
Parks: Dana Repan (916) 808-2762
C50. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter
17.512 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC §§17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under 17.512.020 and not satisfied by dedication. (See Advisory Note)
C51. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district) or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Infrastructure Finance, Jessica Steinhauer, (916) 808-8243).
C52. Private Recreation Facility Credits: City Code Chapter 17.512, Sections
17.512.90 through 100 address granting of private recreation facility credits. The city may grant credits for privately owned and maintained open space or local recreation facilities, or both, in planned developments as defined in Section 11003 of the Business and Professions Code, condominiums as defined in Section 783 of the Civil Code, and other common interest developments. Such credit, if granted in acres, or comparable in lieu fees, shall not exceed twenty-five (25) percent of the dedication or fees, or both, otherwise required under this chapter and no more than five percent per category of open space or recreational facilities described in this Chapter under 17.512.90.
Should the applicant request City consideration of private recreational facilities, a separate agreement must be approved by the City Council prior to recordation of the first subdivision map for the project. Refer to section 17.512.90 for a list of qualifying facilities. Critical timing outlined in this Section includes:
a. At the time of the hearing on the tentative subdivision map, the planning commission shall recommend to the city council whether a credit is to be given for private recreation facilities, unique natural and special features, or for any other reason provided in Section 17.512.100 of this chapter. b. Open space covenants for private park or recreational facilities shall be submitted to the city council prior to approval of the final subdivision map or parcel map and shall be recorded contemporaneously with the final subdivision map. (City Code § 17.512.100)
SMUD: John Yu (916) 732-6321
C53. SMUD has existing overhead 12kV and 69kV facilities along the west side of Rio Linda Boulevard 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.
C54. 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.
C55. 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.
C56. 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.
C57. 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.
C58. 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.).
C59. 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.
C60. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services.
C61. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
C62. 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.
C63. The Applicant shall dedicate any private drive, ingress and egress easement (and 10-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.
C64. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.
C65. The Applicant shall disclose existing or proposed 69kV electrical facilities to future and/or potential owners.
Regional Sanitation: Robb Armstrong (916) 876-6104
C66. Regional San has the 48” Dry Creek Interceptor (Regional San operating system N17) located within the proposed project’s boundaries. Direct connections to the interceptor will not be allowed.
C67. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or by email at [email protected].
Miscellaneous
C68. Form a Homeowner's Association with CC&R's. CC&R's shall be recorded assuring maintenance of all private streets/drives/alleys, lights, sewer services, drop inlets, drain leads, landscaping, irrigation, noise barriers, pedestrian bridges/crossings, and all common areas.
C69. The applicant is responsible for obtaining all necessary permits, easements, and approvals from federal, state, and local agencies for the construction of this project.
C70. The applicant shall contact the Army Corps of Engineers for all wetland requirements. The construction and placement of the wetland shall be to the satisfaction of the Army Corp of Engineers.
Advisory Notes:
The following advisory notes are informational in nature and are not a requirement of this Tentative Map:
1. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 meters of the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition.
2. House plans shall comply with City Code Chapter 17.508 Driveways which includes:
17.508.040.J All driveways shall be at least 5-ft away from the property line.
17.508.050.A Residential driveways shall have a width of at least 10-ft and a depth of at least 20-ft measured from the right-of-way line.
17.508.070.D.3 Garages off alleys shall be set back at least 4-feet away from the alley right-of-way.
3. The applicant should be advised that the proposed development may be subject to 200-year flood elevation requirements.
4. A permit from the Central Valley Flood Protection Board (CVFPB) may be required.
Contact the CVFPB for permitting questions and/or requirements at 916-574-0609 or [email protected].
5. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if Regional San impact fees are due. Fees are to be paid prior to the issuance of building permits.
6. The subject property is outside the boundaries of SASD but within the Urban Service Boundary and Sacramento Regional County Sanitation District (Regional San) boundaries. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department’s approval will be required for local sewage service.
7. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP).
8. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $153,900. This is based on the creation of 135 new lots at an average land value of $100,000 per acre for the North Sacramento Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. The fee is due at the time of the final map. b. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee is conservatively estimated at $487,620. The Park Development Impact Fee due for this project is based on 135 new residential units and the Housing Incentive Zone Rate of $2.15 per square foot for residential projects, with a minimum rate of $1,599 for units under 750 square feet and a maximum of $4,267 for units over 2,000 square feet. Note that the Park Impact Fee increased on July 1, 2022. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.
c. Community Facilities District 2002-02, Neighborhood Park Maintenance CFD Annexation.
d. Add wayfinding signage and access to Sacramento Northern Bike Trail to the west of the project site.
9. PG&E recommends the following language be expressly stated for the offer to dedicate Public Utility Easements (PUE):
a. I/We the undersigned, as Owner(s) of the land shown hereon, do hereby state that I/we am/are the only person(s) whose consent is necessary to pass clear title to said land and do hereby consent to the preparation and recordation of this map and offer for dedication and do hereby dedicate for public uses the Public Utility Easements (PUEs) shown on this map for public utility purposes including electric, gas, communication facilities and all other public utility purposes; together with any and all appurtenances thereto, including the right from time to time to trim and to cut down and clear away or otherwise control any trees or brush. The PUEs hereby offered for dedication are to be kept open and free of buildings, structures and wells of any kind.
The final map must contain a statement setting forth dedications and offers to dedicate interests in real property for public utility purposes. If the offer of dedication has terminated, or the local agency declines to accept it, the applicant maybe required to provide an easement in gross satisfactory to PG&E.
E. Site Plan and Design Review for review of the Tentative Subdivision Map is approved subject to the following Conditions of Approval:
PLANNING & DESIGN REVIEW: Jose R. Quintanilla (916) 808-5879 E1. Development of the site shall be in compliance with the approved plans. Any modification(s) to the project shall be subject to additional planning review and may require subsequent entitlements prior to issuance of building permits.
E2. This approval is for the development of the attached exhibits and conditions of approval.
E3. The applicant shall obtain all necessary building and encroachment permits prior to commencement of construction.
E4. All mechanical equipment shall be screened to prevent visibility from all street frontages.
E5. All signage is subject to a separate review and approval process.
E6. All landscaping and planting shall conform to City standards for sight line requirements at intersections and driveways.
E7. Tree Planting shall be provided as shown on the approved landscape plan.
E8. Applicant shall provide enhanced landscaping with drought tolerant trees and bushes along the Rio Linda Bike Trail to the satisfaction of the Department of Youth Parks & Community Enrichment and Planning and in coordination with the Robla Park Community Association. If no irrigation exists along the trail, the applicant shall provide drip irrigation for a minimum of five years or until the new landscaping is mature enough to withstand natural seasonal water conditions.
PUBLIC WORKS: Matthew Ilagan (916) 808-8502
E9. Submit a Geotechnical Analysis prepared by a registered engineer to be used in street design. The analysis shall identify and recommend solutions for groundwater related problems, which may occur within both the subdivision lots and public right-of-way. Construct appropriate facilities to alleviate those problems. As a result of the analysis street sections shall be designed to provide for stabilized subgrades and pavement sections under high groundwater conditions.
E10. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works.
Improvements required shall be determined by the city, but at a minimum, streets shall include half-streets and at least one travel lane in each direction with acceptable shoulders and drainage to the satisfaction of the Department of Public Works. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
E11. Dedicate and construct Main Avenue as a Major Collector with no parking (34.5-ft to centerline) to City Standards to the satisfaction of the Department of Public Works. The improvements shall include one travel lane on each direction and an acceptable ditch to the satisfaction of the Department of Public Works.
E12. The applicant shall provide temporary barricades at the termination of Main Avenue near the eastern property line of the proposed project and shall provide all the appropriate improvements, signage, and markings to the satisfaction of the Department of Public Works.
E13. The applicant shall provide a temporary turnaround at the termination of Main Avenue near the eastern property line to the satisfaction of the Department of Public Works.
E14. Dedicate and construct Grace Avenue as shown in the tentative map to City Standards to the satisfaction of the Department of Public Works.
E15. At its discretion, the City may require the inclusion of traffic calming devices along residential streets, to be constructed as part of the public improvements.
These devices may include, but are not limited to, speed lumps, pedestrian crossing treatment, traffic circles, intersection portals, chicanes, undulations, additional 4-way intersections, etc. Undulations will be required on certain streets adjacent to school/park combinations, as determined by the Department of Public Works.
E16. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned.
E17. Developer is required to install permanent street signs to the satisfaction of the Department of Public Works.
E18. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works.
E19. The design and placement of walls, fences, signs and Landscaping near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle).
Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height. The area of exclusion shall be determined by the Department of Public Works.
E20. The applicant shall modify the signalized intersection and construct the eastern leg of Main Avenue & Rio Linda Blvd to City Standards to the satisfaction of the Department of Public Works.
E21. The applicant shall submit a Traffic Signal Design Concept Report (TSCDR) per section 15.10 of the City’s Design and Procedures Manual to the Department of Public Works for review and approval prior to the submittal of any improvement plans involving traffic signal work. The TSCDR provides crucial geometric information for signal design which may lead to additional right-of-way dedication and should be started as early as possible to avoid delays during the plan check process.
E22. Provide additional right-of-way for expanded intersections at intersections to be signalized for this project to the satisfaction of the Department of Public Works.
E23. Landscape Maintenance District: Provide an Irrevocable Offer to Dedicate (IOD) to the City for those areas identified on the Tentative Subdivision Map as Landscape areas (Parcels A, B, & C; all lettered Lots A through V). The IOD shall include all necessary easements as required for such areas to be publicly maintained. The intent of the IOD is to transfer ownership of these areas should the Homeowners Association become insolvent. Create, or annex the project area to the appropriate Landscape Maintenance District, or other financing mechanism acceptable to the City, prior to recordation of the final map. Design and construct landscaping, irrigation and masonry walls in dedicated easements or right of way, consistent with the PUD Design Guidelines and to the satisfaction of the Department of Public Works. Acceptance of the required landscaping, irrigation and walls by the City into the Landscape Maintenance District shall be coordinated with the Department of Finance and Public Works. The Developer shall maintain the landscaping, irrigation and walls through the HOA or another financing mechanism acceptable to the City.
E24. The applicant shall pay a fair share contribution towards construction of a traffic signal at the intersection of Bell Avenue & May Street to the satisfaction of the Department of Public Works.
E25. Prior to submittal of improvement plans for any phase of this project, the developer’s design consultant(s) shall participate in a pre-design conference with City staff. The purpose of this conference is to allow City staff and the design consultants to exchange information on project design requirements and to coordinate the improvement plan review process. Contact the Department of Transportation, Engineering Services Division, Plan Check section to schedule the conference. It is strongly recommended that the conference be held as early in the design process as possible.
Electrical: Kaleb Haile (916) 808-7020
E26. This project will require the installation of streetlights on all public streets fronting this property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.
DEPARTMENT OF UTILITIES: Saraí Jimenez (916) 808-5426
E27. All existing easements and all existing rights-of-way shall be shown on the Final Map, except for all abandoned easements and rights-of-way.
E28. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water distribution system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Water Planning Section (916-808-1400) at the early planning stages to address any water related requirements. (Note: Dependent on the results of the water study, two points of connection may be required for the proposed private water systems.) E29. Construct new water, sewer, and drainage facilities, per the approved water, sewer, and drainage studies, within the private streets to the satisfaction of the DOU. (Note: There are public water and sewer mains that were recently installed within Grace Ave as part of the Gateway Community Charter School offsite improvement plans.)
E30. A water main extension (minimum 8-inch) is required from the existing main located east of the project site, starting from fire hydrant 802 (map book page O19) in Main Ave to the existing 12-in water main in Rio Linda Blvd. (Note: The proposed water main extension will be approximately 1,300-ft.) E31. Connections to the City’s 18-in water transmission main located within the parkway are not permitted. Proposed water connections may be to the 12-in public water main located in Rio Linda Blvd.
E32. Easements for water meters shall be dedicated to the City and shall include language assuring unrestricted access at all times for DOU personnel and maintenance vehicles.
E33. Projects that generate 25 ESD’s or more will require a sanitary sewer Plan Study as described in Section 9 of the City Design and Procedures Manual. This study and shed map shall be approved by the DOU. The applicant is advised to contact the City of Sacramento Utilities Department Sewer Planning Section (916-808-7890) at the early planning stages to address any sewer related requirements. (Note: The nearest public sewer main is located to the South within Rio Linda Blvd at Grace Ave.)
E34. Provide separate sanitary sewer services to each parcel to the satisfaction of the DOU.
E35. Prior to or concurrent with the submittal of the offsite improvement plans, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Design and Procedures Manual, for review and approval by the DOU. The drainage study shall be consistent with any existing Basin 157 Drainage Master Plan for the project area. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916- 808-7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study may delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
E36. A water, sewer, and drainage service maintenance agreement with the City will be required for the common private water, sewer, and drainage facilities located within the private drives and shall be to the satisfaction of the DOU.
E37. Prior to the initiation of water, sewer and storm drainage service to the development, a privately funded maintenance district or a homeowner’s association (HOA) shall be formed and C.C.&R’s shall be approved by the City and recorded assuring maintenance of water, sewer and surface and subsurface storm drainage facilities within the private streets, drives aisles, alleys and common areas. Private easements shall be dedicated for these facilities. The CC&Rs must provide that the City-approved provisions regarding water, sewer and surface and subsurface storm drainage facilities may not be revised without City consent. If required by the DOU, the responsible maintenance agency shall enter into and record an agreement with the City regarding the maintenance of these facilities. The agreement shall be to the satisfaction of the DOU and the City Attorney.
E38. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5–feet above the overland flow release elevation, whichever is higher or as approved by the DOU. (Note: Finished floor elevations may be required to be higher dependent on the requirements set forth by the local Magpie Creek flood area.)
E39. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney.
E40. All lots shall be graded so that drainage does not cross property lines.
E41. A grading plan showing existing and proposed elevations is required. All lots and/or parcels shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. At a minimum, one-foot off-site contours within 100 feet of the project boundary are required. No grading shall occur until the grading plan has been reviewed and approved by DOU.
E42. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.
E43. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings. These plans shall also show the methods to control urban runoff pollution from the project site during construction.
E44. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than twenty-acres of new or modified impervious area, therefore, Low Impact Development (LID), Hydromodification management (HM), on-site treatment, and source control measures will be required. The on-site storm water treatment control measures required may affect site design and site configuration and should be considered during early planning stages.
E45. A maintenance agreement is required for all on-site treatment control measures.
Contact DOU for a list of accepted proprietary devices if considered for treatment control. Construction drawings must include all proposed source controls, and on-site water quality features and devices selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures.
E46. The project is in the Historic Magpie Creek "Local" Floodplain (not designated a special flood hazard area by FEMA), with a 1% annual chance of flooding up to the elevation of approximately 37.58 feet (NAVD88). Contact the City of Sacramento Utilities Department Development Review Section to confirm elevation. Finished floor elevation shall be a minimum of 1.0 foot above the 1% annual chance of flood elevation and approved by the DOU. Chapter 15.108.040 Contractual Assumption of the Risk of Flooding require that any new construction of and/or substantial improvement to any structure located in the "special flood hazard area" (as defined in Sacramento City Code) requires a Hold Harmless Agreement regarding risk of flooding on property.
FIRE DEPARTMENT: King Tunson (916) 808-1358
E47. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. CFC 501.4
E48. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.
E49. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code.
E50. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all- weather driving capabilities. CFC 503.2.3
E51. Maintenance agreements shall be provided for the interior roadways of the proposed complex and for the fire protection systems. The agreement shall be record with the Public Recorders Office having jurisdiction and shall provide for the following:
a. Provisions for the necessary repair and maintenance of the roadway surface
b. Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13’6”) and/or width of twenty feet (20’)
c. Provisions for the maintenance, repair, and/or replacement of NO PARKING-FIRE LANE signage or striping
d. Provisions for the necessary repair and maintenance of vehicle and pedestrian access gates and opening systems
e. Unrestricted use of and access to the roadways covered by the agreements.
f. Provisions for the control of vehicle parking in prohibited areas and a mechanism for the removal of vehicles illegally parked. g. Maintenance and timely repair of all fire protection systems, including but not limited to hydrants, fire alarm systems and fire sprinklers.
PARK PLANNING AND DEVELOPMENT SERVICES: Dana Repan (916) 808-2762 E52. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter
17.512 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC §§17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under 17.512.020 and not satisfied by dedication. (See Advisory Note)
E53. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district) or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Infrastructure Finance, Jessica Steinhauer, (916) 808-8243).
E54. Private Recreation Facility Credits: City Code Chapter 17.512, Sections
17.512.90 through 100 address granting of private recreation facility credits. The city may grant credits for privately owned and maintained open space or local recreation facilities, or both, in planned developments as defined in Section 11003 of the Business and Professions Code, condominiums as defined in Section 783 of the Civil Code, and other common interest developments. Such credit, if granted in acres, or comparable in lieu fees, shall not exceed twenty-five (25) percent of the dedication or fees, or both, otherwise required under this chapter and no more than five percent per category of open space or recreational facilities described in this Chapter under 17.512.90.
Should the applicant request City consideration of private recreational facilities, a separate agreement must be approved by the City Council prior to recordation of the first subdivision map for the project. Refer to section 17.512.90 for a list of qualifying facilities. Critical timing outlined in this Section includes:
a. At the time of the hearing on the tentative subdivision map, the planning commission shall recommend to the city council whether a credit is to be given for private recreation facilities, unique natural and special features, or for any other reason provided in Section 17.512.100 of this chapter. b. Open space covenants for private park or recreational facilities shall be submitted to the city council prior to approval of the final subdivision map or parcel map and shall be recorded contemporaneously with the final subdivision map. (City Code § 17.512.100)
SOLID WASTE: Adam Roitman (916) 808-3508
E55. Project must meet the requirements outlined in City Code Chapter 13.10.
E56. There must be sufficient space to store three cans (garbage, mixed recycling, and organics recycling) on each parcel. The space needed is approximately 35 inches by 87 inches and be screened from the public right-of-way, per City Code Chapter 13.10.100 C.
E57. There must be sufficient space to set out three cans (garbage, mixed recycling, and organics recycling) in front of each parcel and remain in compliance with City Code Chapter 13.10.100. Depending on service levels, this may mean up to 8 feet of curb space required.
E58. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the bins and cans safely. Cans must be placed along the curb closest to the property for collection.
a. Lots off the dead-end roads must bring their cans to the to the connecting roads for collection or a turnaround area will need to be constructed so that solid waste vehicles can safely turnaround after servicing cans.
URBAN FORESTRY: Jodi Carlson (916) 808-6336 | Kevin A. Hocker (916) 808-4996 E59. Tree Protection Measures – The following tree protection measures shall be included on the construction plans on the following pages: General Notes, Utility Plans, Demolition Plan and on the Landscape Plan and on the off-site plans.
Required Tree Preservation Measures for City and Private Protected Trees a. This project shall contract with a project arborist experienced with tree protection and construction that is required to:
i. Attend the preconstruction meetings to approve of and inform contractors of all tree protection measures.
ii. Visit the site before and after demolition, grading and landscaping as well as at least twice each month during construction to ensure that tree protection measures are implemented and maintained. iii. Be responsible for correcting any site conditions that may negatively impact the trees and revisit the site to ensure that corrective action was properly implemented.
iv. The project arborist shall report in writing to Urban Forestry all violations and tree protection failures along with corrective action taken and expected outcomes.
b. All concrete sidewalks and driveways shall be retained throughout construction to protect the roots and soil from the impacts of construction activities. Existing driveways shall be used as the sole access to the site.
Where there are no existing driveways, access shall be limited to a one or two locations outside the dripline of protected trees that have protection from soil compaction with the use of one or more of the following: A 6-inch layer of hardwood chips covered by ¾-inch plywood or trench plates, geotextile fabric covered by a 6-inch layer of hardwood chips or an alternative that is approved by the City Arborist.
c. Right-of-way planters and City trees shall be separated from the construction site with a six-foot high chain link fence that shall remain throughout the duration of the project to protect trees and to prevent construction traffic from compacting the soil in the planters. d. Construction trailers and port-a-potties shall be placed on existing hardscape or bridged over the tree protection zone or planter so as not to compact soil.
e. Any Regulated Work within the dripline or Tree Protection Zone of a protected tree shall be separately permitted prior to the start of construction and supervised by a Qualified Arborist. Submit a tree permit application and a tree protection plan created by a Qualified Arborist to [email protected] and refer to the planning project number or off-site project number.
f. All excavation, grading or trenching within the dripline of a protected tree for the purpose of constructing foundations, footings, sidewalks, curbs, gutters, or any other reason shall employ one of the following methods:
Hydro-excavation, pneumatic excavation or hand digging and shall be directly supervised by a qualified arborist.
g. There shall be no excavation deeper than the existing excavation for sidewalks within the dripline of protected trees.
h. There shall be no grade changes within the dripline of protected trees. All grade changes shall be accommodated onsite.
i. There shall be no soil compaction within the dripline of protected trees. j. There shall be no non-native soil, non-organic matter or structural soil added to the right-of-way planter.
k. The following is a list of activities that require a tree permit if they are to occur or be used within the right-of-way planter and/or within the tree protection zone of protected trees: any regulated work as defined in SCC
12.56, excavation, grade changes, trenches, root or canopy pruning or boring.
l. The following is a list of activities that are prohibited within the right-of-way planter and/or tree protection zone of protected trees: pedestrian and equipment traffic that could compact the soil or physically damage roots, parking vehicles, equipment and/or port-a-potties, storing of soil, construction materials, petroleum products, water or building refuse, disposing of wash water, paint, cement, fuel or other potentially damaging liquids and any other activities that may have negative impacts on the trees and soil.
m. All trees shall be watered regularly according to the recommendation of the project arborist.
n. The applicant shall be financially responsible for any damage to the city trees associated with the project. Accidental or negligent actions that damage city trees may result in a penalty. The monetary value of any such damages will be appraised by the City Urban Forester or his authorized representative and shall be expressed as the monetary equivalent of all labor and materials required to bring the tree in question to a state of comparable utility with regards to its condition and function prior to the beginning of the project.
SMUD: John Yu (916) 732-6321
E60. SMUD has existing overhead 12kV and 69kV facilities along the west side of Rio Linda Boulevard 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.
E61. 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.
E62. 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.
E63. 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.
E64. 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.
E65. 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.).
E66. 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.
E67. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services.
E68. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
E69. 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.
E70. The Applicant shall dedicate any private drive, ingress and egress easement (and 10-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.
E71. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.
E72. The Applicant shall disclose existing or proposed 69kV electrical facilities to future and/or potential owners.
REGIONAL SANITATION: Robb Armstrong (916) 876-6104
E73. Regional San has the 48” Dry Creek Interceptor (Regional San operating system N17) located within the proposed project’s boundaries. Direct connections to the interceptor will not be allowed.
E74. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or by email at [email protected].
ADVISORIES:
1. Alternate Water Systems Requirement. Pursuant to Chapter 15.24.030, 15.24.040 and 15.24.050 of Sacramento City Code, beginning on July 1, 2023, new buildings that are 10,000 square feet or greater must include a gray water system to provide subsurface irrigation and buildings that are 50,000 square feet or greater must include installation of a separate, additional piping system for an on-site treated non- potable gray water system for water closets and urinals. Limited exceptions apply.
Please see City webpage for more details.
Complete building permit applications (including payment of all required fees) filed with and accepted by the City’s Building Division prior to July 1, 2023, will not be subject to Alternate Water Systems requirements. Applicants are advised to plan for alternate water systems beginning with initial early design. For more information, please visit the City’s website:
https://www.cityofsacramento.org/Community-Development/Planning/Major- Projects/General-Plan/About-The-Project/Climate Change/Onsite -Water-Reuse- Study
2. Sac Metro Air District maintains its recommendations on strategies to reduce urban heat island effect impacts, as consistent with CAP Policy LU 2.6.8, which stipulates that “The City shall reduce the ‘heat island effect’ by promoting and requiring, where appropriate, such features as reflective roofing, green roofs, light-colored pavement, and urban shade trees and by reducing the unshaded extent of parking lots.” These measures include the following:
a. Utilize “cool pavement” for new outdoor pavement, with an albedo of at least 0.25-0.5. For guidance on cool pavement strategies, please visit Sac Metro Air District’s Recommended Cool Pavement Strategies, available on our website.
b. Utilize certified cool roofs for all project structures. 2019 California Building Energy Efficiency Standards suggests an aged solar reflectance of at least
0.63 for low-sloped roofs and at least 0.20 for steep-sloped roofs, and minimum thermal emittance of 0.75. The Cool Roof Rating Council provides a product directory of roofs.
c. Provide a shade tree in the front yard for each house, that would provide shade to the sidewalk frontage there.
3. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $153,900. This is based on the creation of 135 new lots at an average land value of $100,000 per acre for the North Sacramento Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. The fee is due at the time of the final map. b. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee is conservatively estimated at $487,620. The Park Development Impact Fee due for this project is based on 135 new residential units and the Housing Incentive Zone Rate of $2.15 per square foot for residential projects, with a minimum rate of $1,599 for units under 750 square feet and a maximum of $4,267 for units over 2,000 square feet. Note that the Park Impact Fee increased on July 1, 2022. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.
c. Community Facilities District 2002-02, Neighborhood Park Maintenance CFD Annexation.
d. Add wayfinding signage and access to Sacramento Northern Bike Trail to the west of the project site.
4. The subject property is outside the boundaries of SASD but within the Urban Service Boundary and Sacramento Regional County Sanitation District (Regional San) boundaries. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department’s approval will be required for local sewage service.
5. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP).
6. The subject site is located within the Overflight Safety Zone of the McClellan Comprehensive Land Use Plan (CLUP, Dec 1992). The CLUP allows for all residential types within the Overflight Zone. Therefore, this project is compatible with the CLUP. If you have any further questions, please feel free to contact me. (SACOG)
F. Tree Permit to remove one protected City tree is approved subject to the conditions of approval:
Urban Forestry
F1. The applicant shall provide for the planting and irrigation of the equivalent of 52 inches of new street trees planted in the City planter strip right-of-ways along Main Avenue and Grace Avenue according to the landscape plan, and to the satisfaction of the City Urban Forester.
F2. The applicant shall retain the tree permitted for removal until a grading permit has been issued.
EXHIBITS:
Exhibit A: Tentative Subdivision Map and Project Plans
Exhibit B: Tentative Subdivision Map Design Deviations
Exhibit C: Arborist Report
Exhibit D: Tree Permit Application
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 1 docx February 01, 2023
Job No.: 3185-000
VARIANCE REQUEST
TO: City of Sacramento – Department of Public Works
FROM: Terry R. Reeves, P.E., Principal
SUBJECT: Design Deviation No. 1 – 38’ Private Street
APPLICANT INFORMATION
Name: Terry R. Reeves
Address: 2633 Camino Ramon, Suite 350, San Ramon, CA 94583 Email: [email protected]
Phone: (925) 866-0322
SITE INFORMATION
Project Name: Dry Creek Estates
Site Address: 353 and 901 Main Avenue, Sacramento, CA 95838 APN: 237-0051-012 and 237-0051-013
DESCRIPTION OF DEVIATION
38’ Wide Private Street (See Exhibit for Detailed Section)
The 38’ wide private street section is a deviation from the City of Sacramento Standard Residential Street Section Plate 15-2.
In comparison with the City Standard, the following deviations are proposed:
• 38’ Wide Street Section
• No Planter
• Parking Limited to One Side of the Road
• 5’ Sidewalk with 1’ Public Access Easement
JUSTIFICATION OF THE DEVIATION
• The reduced street section allows for a higher density development on the Site. • The reduced street section reduces the amount of Site paving which reduces a heat island effect and reduces impervious area.
• The reduced street section creates a traffic calming promoting pedestrian and bicycle use. 2633 CAMINO RAMON, SUITE 350 § SAN RAMON, CALIFORNIA 94583 § (925) 866-0322 § www.cbandg.com SAN RAMON § ROSEVILLE
CIVIL ENGINEERS § SURVEYORS § PLANNERS
Variance Request – Deviation No. 1 February 01, 2023
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 1 docx
FACTS SUPPORTING THE DEVIATION
Policy LU 1.1.1:
Regional Leadership. The City shall be the regional leader in sustainable development and encourage compact, higher -density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy and water, and diversifies Sacramento’s housing stock.
Policy LU 1.1.5:
Infill Development. The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, p romote pedestrian - and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.
Policy LU 2.2.2:
Waterway Conservation. The City shall encourage the conservation and restoration of r ivers and creeks within the urbanized area as multi -functional open space corridors that complement adjoining development and connect the city’s parks and recreation system to the Sacramento and American rivers.
Goal LU 2.3:
City of Trees and Open Spaces. Maintain multi -functional “green infrastructure” consisting of natural areas, open space, urban forest, and parkland, which serves as a defining physical feature of Sacramento, provides visitors and residents with access to open space and recreation, and is designed for environmental sustainability.
Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including: walkable blocks, distinctive parks and open spaces, tree -lined streets, and varied architectural style.
Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well -appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 2 docx February 01, 2023
Job No.: 3185-000
VARIANCE REQUEST
TO: City of Sacramento – Department of Public Works
FROM: Terry R. Reeves, P.E., Principal
SUBJECT: Design Deviation No. 2 – 21’ Private Street
APPLICANT INFORMATION
Name: Terry R. Reeves
Address: 2633 Camino Ramon, Suite 350, San Ramon, CA 94583 Email: [email protected]
Phone: (925) 866-0322
SITE INFORMATION
Project Name: Dry Creek Estates
Site Address: 353 and 901 Main Avenue, Sacramento, CA 95838 APN: 237-0051-012 and 237-0051-013
DESCRIPTION OF DEVIATION
21’ Wide Private Street (See Exhibit for Detailed Section)
The 21’ wide private street section is a deviation from the City of Sacramento Standard Residential Street Section Plate 15-2.
In comparison with the City Standard, the following deviations are proposed:
• 21’ Wide Street Section
• No Planter
• No Street Parking
• No Sidewalk
JUSTIFICATION OF THE DEVIATION
• The reduced street section allows for a higher density development on the Site. • The reduced street section reduces the amount of Site paving which reduces a heat island effect and reduces impervious area.
• The reduced street section creates a traffic calming promoting pedestrian and bicycle use. 2633 CAMINO RAMON, SUITE 350 § SAN RAMON, CALIFORNIA 94583 § (925) 866-0322 § www.cbandg.com SAN RAMON § ROSEVILLE
CIVIL ENGINEERS § SURVEYORS § PLANNERS
Variance Request – Deviation No. 2 February 01, 2023
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 2 docx
FACTS SUPPORTING THE DEVIATION
Policy LU 1.1.1:
Regional L eadership. The City shall be the regional leader in sustainable development and encourage compact, higher -density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy a nd water, and diversifies Sacramento’s housing stock.
Policy LU 1.1.5:
Infill Development. The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian - and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.
Policy LU 2.2.2:
Waterway Conservation. The City shall encourage the conservation and restoration of rivers and creeks within the urbanized area as multi -functional open spac e corridors that complement adjoining development and connect the city’s parks and recreation system to the Sacramento and American rivers.
Goal LU 2.3:
City of Trees and Open Spaces. Maintain multi -functional “green infrastructure” consisting of natural areas, open space, urban forest, and parkland, which serves as a defining physical feature of Sacramento, provides visitors and residents with access to open space and recreation, and is designed for environmental sustainability.
Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including: walkable blocks, distinctive parks and open spaces, tree -lined streets, and varied architectural style.
Policy LU 4.1.5:
Alley Access. The City shall encourage the use of well -designed and safe alleys to access individual parcels in neighborhoods in order to reduce the number of curb cuts, driveways, garage doors, and associated pedestrian/automobile conflicts along street frontages.
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 3 docx February 01, 2023
Job No.: 3185-000
VARIANCE REQUEST
TO: City of Sacramento – Department of Public Works
FROM: Terry R. Reeves, P.E., Principal
SUBJECT: Design Deviation No. 3 – 90-Degree Bends
APPLICANT INFORMATION
Name: Terry R. Reeves
Address: 2633 Camino Ramon, Suite 350, San Ramon, CA 94583 Email: [email protected]
Phone: (925) 866-0322
SITE INFORMATION
Project Name: Dry Creek Estates
Site Address: 353 and 901 Main Avenue, Sacramento, CA 95838 APN: 237-0051-012 and 237-0051-013
DESCRIPTION OF DEVIATION
Typical 90-Degree Bend (See Exhibit for Detailed Section)
The 90-degree bend is a deviation from the City of Sacramento Standard Residential Street Section Plate 15-16.
In comparison with the City Standard, the following deviations are proposed:
• Street R/W = 38’
• Inner F/C Radius = 19’
• Outer F/C Radius = 49’
• Outer R/W Radius = 53’
• No Planter
• 5’ Sidewalk with 1’ Public Access Easement
• No Elbow Popout in the Pavement
2633 CAMINO RAMON, SUITE 350 § SAN RAMON, CALIFORNIA 94583 § (925) 866-0322 § www.cbandg.com SAN RAMON § ROSEVILLE
CIVIL ENGINEERS § SURVEYORS § PLANNERS
Variance Request – Deviation No. 3 February 01, 2023
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 3 docx
JUSTIFICATION OF THE DEVIATION
• The reduced asphalt and concrete areas allow for increased landscape and housing opportunities.
• Mandatory fire access is still provided and has been approved by Sacramento City Fire District.
• The reduced area creates a traffic calming promoting pedestrian and bicycle use. • The reduced area reduces the amount of site paving which reduces a heat island effect and reduces impervious area.
• Two passenger vehicles can pass simultaneously at the 90-degree elbow, see “Turning Plan Exhibit”.
FACTS SUPPORTING THE DEVIATION
Policy LU 1.1.1:
Regional Leadership. The City shall be the regional leader in sustainable development and encourage compact, higher -density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy and water, and diversifies Sacramento’s housing stock.
Policy LU 1.1.5:
Infill Development. The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased tran sit use, promote pedestrian - and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.
Policy LU 2.2.2:
Waterway Conservation. The City shall encourage the conservation and restor ation of rivers and creeks within the urbanized area as multi -functional open space corridors that complement adjoining development and connect the city’s parks and recreation system to the Sacramento and American rivers.
Goal LU 2.3:
City of Trees and O pen Spaces. Maintain multi -functional “green infrastructure” consisting of natural areas, open space, urban forest, and parkland, which serves as a defining physical feature of Sacramento, provides visitors and residents with access to open space and recre ation, and is designed for environmental sustainability.
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 5 docx February 01, 2023
Job No.: 3185-000
VARIANCE REQUEST
TO: City of Sacramento – Department of Public Works
FROM: Terry R. Reeves, P.E., Principal
SUBJECT: Design Deviation No. 5 – Dead-End Alleys
APPLICANT INFORMATION
Name: Terry R. Reeves
Address: 2633 Camino Ramon, Suite 350, San Ramon, CA 94583 Email: [email protected]
Phone: (925) 866-0322
SITE INFORMATION
Project Name: Dry Creek Estates
Site Address: 353 and 901 Main Avenue, Sacramento, CA 95838 APN: 237-0051-012 and 237-0051-013
DESCRIPTION OF DEVIATION
Dead-End Alleys Less Than 150’ in Length (See Exhibit for Locations)
Alleys less than 150’ in length terminating with dead -ends are a deviation from the City of Sacramento Street Design Standards Section 15.6.11.
Per the City Standards, cul-de-sacs should be constructed at the termini of alleys.
JUSTIFICATION OF THE DEVIATION
• Alleys exceeding 150’ will be provided an EVA, consistent with California Fire Code, Appendix D.
• The requested design deviation will not impact the health, safety, and welfare of the public, as it does not create a hazardous condition.
• The reduced street section reduces the amount of site paving which reduces a heat island effect and reduces impervious area.
• The reduced area reduces the amount of site paving which reduces a heat island effect and reduces impervious area.
• Trash pickups are still provided, see “Garbage Collection Plan Exhibit”.
2633 CAMINO RAMON, SUITE 350 § SAN RAMON, CALIFORNIA 94583 § (925) 866-0322 § www.cbandg.com SAN RAMON § ROSEVILLE
CIVIL ENGINEERS § SURVEYORS § PLANNERS
Variance Request – Deviation No. 5 February 01, 2023
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 5 docx
FACTS SUPPORTING THE DEVIATION
Policy LU 1.1.1:
Regional Leadership. The City shall be the regional leader in sustainable development and encourage compact, higher -density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy and water, and diversifies Sacramento’s housing stock.
Policy LU 1.1.5:
Infill Development. The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian - and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of hi storic districts, and enhance retail viability.
Policy LU 2.2.2:
Waterway Conservation. The City shall encourage the conservation and restoration of rivers and creeks within the urbanized area as multi -functional open space corridors that complement adjoining development and connect the city’s parks and recreation system to the Sacramento and American rivers.
Goal LU 2.3:
City of Trees and Open Spaces. Maintain multi -functional “green infrastructure” consisting of natural areas, open space, urban forest, and parkland, which serves as a defining physical feature of Sacramento, provides visitors and residents with access to open space and recreation, and is designed for environmental sustainability.
Policy LU 4.1.3:
Walkable Neighborhoods. The City shall r equire the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well -appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Policy LU 4.1.5:
Alley Access. The City shall enco urage the use of well -designed and safe alleys to access individual parcels in neighborhoods in order to reduce the number of curb cuts, driveways, garage doors, and associated pedestrian/automobile conflicts along street frontages.
12 The landscape planter area cross slopes are to be designed to 5% minimum to ensure sidewalk drainage and 10% maximum for maintenance purposes. The preferred cross slope design is
planter areas is 5%.
The median area cross slopes are to be designed to 2% minimum and the maximum 10% maximum. Median areas exceeding 10% are to be hardscaped. The preferred cross slope design
in median areas is 2%.
15.6.7 Lane Widths, Bike Lanes, and Sidewalk Widths
Lane widths are to be no less than 11 feet unless otherwise approved by the City Traffic Engineer.
Bike lanes are required on all street segments as shown on Plates 15-5 thru 15-8 and are to be 6 feet in width. The minimum width of asphalt concrete shall be 3 feet adjacent to the curb and gutter.. Bike lane placem
ent is to be coordinated with the City’s Bike/Pedestrian Coordinator, as designated in the City/County Bikeway Master Plan and approved by the City Traffic Engineer.
Sidewalk widths are to be a minimum 5 feet wide for all street classifications except arterials, where sidewalks are to be a minimum 6 feet wide. The width of the sidewalk contiguous to curb and gutter is measured from the back of curb to the back of sidewalk.
15.6.8 Cross Gutters
Concrete cross gutters at street or alley intersections are not acceptable for City street improvements, unless authorized by the City.
15.6.9 Alley Entrance Design
Alley entrances shall be constructed in accordance with Plate 15-14 (Typical Alley Entrance).
15.6.10 Alley Maneuvering Areas
A public alley may be used as a part of the maneuvering space requirements for adjacent parking facilities. Maneuvering width may not be in the public right-of-way except as provided in Chapter 12.40 of City Code. A 6 foot setback from the public right-of-way is required in order to ensure adequate maneuvering room is available.
15.6.11 Street Cul-de-sacs
Cul-de-sacs shall be constructed at the termini of permanent dead-end streets. Maximum cul- de-sac length shall be as defined in City Code section 16.40.080. Cul-de-sacs shall be allowed on local streets only. Typical dimensions are shown on Plate 15-15 in the Appendix to this section.
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 6 docx February 01, 2023
Job No.: 3185-000
VARIANCE REQUEST
TO: City of Sacramento – Department of Public Works
FROM: Terry R. Reeves, P.E., Principal
SUBJECT: Design Deviation No. 6 – Center Line Radii for Curves
APPLICANT INFORMATION
Name: Terry R. Reeves
Address: 2633 Camino Ramon, Suite 350, San Ramon, CA 94583 Email: [email protected]
Phone: (925) 866-0322
SITE INFORMATION
Project Name: Dry Creek Estates
Site Address: 353 and 901 Main Avenue, Sacramento, CA 95838 APN: 237-0051-012 and 237-0051-013
DESCRIPTION OF DEVIATION
100’ Minimum Center Line Radius for a Curve (See Exhibit for Location)
The 100’ minimum center line radius for a curve is a deviation from the City of Sacramento Standard Residential Street Section Plate 15-1.
In comparison with the City Standard, the following deviations are proposed:
• A minimum center line radius of 100’ for a curve
JUSTIFICATION OF THE DEVIATION
• The requested design deviation will not impact the health, safety, and welfare of the public, as it does not create a hazardous condition.
• At low traffic speeds and volumes, no dangerous risk is posed. • Design deviation does not hinder mandatory fire access.
2633 CAMINO RAMON, SUITE 350 § SAN RAMON, CALIFORNIA 94583 § (925) 866-0322 § www.cbandg.com SAN RAMON § ROSEVILLE
CIVIL ENGINEERS § SURVEYORS § PLANNERS
Variance Request – Deviation No. 6 February 01, 2023
P:\3100 - 3199\3185-000\Engineering\Variance Requests\VR-001_Dev 6 docx
FACTS SUPPORTING THE DEVIATION
Policy LU 1.1.1:
Regional Leadership. The City shall be the regional leader in sustainable development and encourage compact, higher -density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy and water, and diversifies Sacramento’s housing stock.
Policy LU 1.1.5:
Infill Development. The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian - and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity o f historic districts, and enhance retail viability.
Policy LU 2.2.2:
Waterway Conservation. The City shall encourage the conservation and restoration of rivers and creeks within the urbanized area as multi -functional open space corridors that complement adjoining development and connect the city’s parks and recreation system to the Sacramento and American rivers.
Goal LU 2.3:
City of Trees and Open Spaces. Maintain multi -functional “green infrastructure” consisting of natural areas, open space, urban forest, and parkland, which serves as a defining physical feature of Sacramento, provides visitors and residents with access to open space and recreation, and is designed for environmental sustainability.
Policy LU 2.4.1:
Unique Sense of Place. The City shal l promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including: walkable blocks, distinctive parks and open spaces, tree -lined streets, and varied architectural style.
Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
California Tree and Landscape Consulting, Inc.
359 Nevada Street, Suite 201, Auburn, CA 95603 Direct: (650) 740-3461 ♦ Office: (530) 746-4086 ♦ www.Caltlc.com
March 9, 2023
Aidan Barry
TTLC (Dry Creek Project)
110 Blue Ravine Road, Suite 209
Folsom, CA 95630
c/o Jim McDonough
[email protected]
RE: ARBORIST REPORT FOR DRY CREEK ESTATES DEVELOPEMNT AT RIO LINDA BLVD AND GRACE AVENUE, SACRAMENTO, CA, APNs 237-0051-012- 0000 and 237-0051-013-0000
Dear Mr. Barry,
Thank you for the opportunity to provide additional arborist consulting services for the trees associated with the project and growing on the property and properties adjacent to the 2 parcels east of Rio Linda Boulevard and north of Grace Avenue, Sacramento, CA. The parcels were combined as one as shown on the aerial image provided for the inspetion.
You contacted our office on February 26, 2023, requesting an arborists assessment and report for the development of a vacant lot off Rio Linda Blvd. and Grace Ave., Sacramento. The project plan was not included in the request. The site inspection was completed on March 1, 2023.
Summary: There are a total of 21 trees included in the inspection of both parcels and adjacent properties. There were 2 protected oaks, a poor condition 31.5 inch Valley Oak on site, and a fair condition 18.3 inch Valley Oak off site. The rest of the trees were undersized.
trees # protected
oaks
# protected
trees
Undersized
trees
Proposed
removal
Proposed #
/ Mitigation
“
On site 1 1 6 ? ?
Of site 1 1 13 ? ?
As soon as the plans are provided, the final report will be developed to include any possible tree removals or impacts from construction, and any proposed mitigation.
Assignment: The project site has been inventoried for the protected trees on and off site. As soon as the plans are available, the site will be evaluated for the impact to protected trees in the City of Sacramento.
The City of Sacramento defines private protected trees on commercial and multifamily properties as:
B. Any native Valley Oak (Quercus lobata), Blue Oak (Quercus douglasii), Interior Live Oak (Quercus wislizenii), Coast Live Oak (Quercus agrifolia), California Buckeye (Aesculus Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
californica), or California Sycamore (Platanus racemosa), that has a DSH of 12 inches or more, and is located on private property;
C. A tree that has a DSH of 24 inches or more located on private property that: 1. is an undeveloped lot; or 2. does not include any single unit or duplex dwellings; or
The inspection was completed using the above definitions of protected trees.
Observations: The site was visited on Thursday, March 1, 2023, at approximately 12:00 pm by Tyler Thompson ISA Certified Arborist #WE-12751A. The trees were inspected, and the data captured on one list. There were 21 trees on and adjacent to both parcels. There were 2 protected trees, one on the properties and one on adjacent properties. The remaining 19 trees were all undersized and there were two dead trees, 10 trees in fair condition, and 9 trees in poor condtion.
The tools used in the inspection were: hammer, nails, tags, diameter tape, probe, and hand mattocks.
The trunk diameters of the trees were measured with a diameter tape at approximately 4.5 feet above grade or measured at the most appropriate place on the trunk to determine the trunk diameter. If multiple stems, trunk growth, lateral branches, or swelling at 4.5 feet would not give an accurate diameter, the diameter was measured at the most appropriate location and the height of the measurement included in the tree inspection data.
The tree crown radius was measured in the longest direction for the crown radius measurement in feet. When measuring the crown radius of leaning trees, the main leader in the direction of the lean is not the crown radius of lateral branches and the largest lateral branch spread is considered the crown radius.
The tree condition rating is a combination of vigor, structure, trunk, branches, trunk flare, live tissue, leaf and bud density, and defects and decay or pests. It is described in the rating and range rating term.
The tree condition rating scale used is:
5 Excellent 81-100 Found to have none to few defects or decay, and high vigor 4 Good 61-80 Found to have few defects or decay, and above average vigor 3 Fair 41-60 Found to have mitigatable defects, limited decay, and average vigor 2 Poor 21-40 Found to have significant defects, decay, and lower vigor 1 Very poor 1-20 Found to have significant defects, decay, and low declining vigor 0 Dead 0 Found to be dead
The tree data is shown in the Dry Creek Estates Rio Linda Blvd Tree List.
Other testing or examination: No additional testing or examination was requested at the time of the inspection.
Discussion: The site includes two undeveloped parcels adjacent to other single family homes and commercial properties to the west, a ranch and single family homes to the north, a cemetery to the Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
east and a school to the south. There are two protected trees, #9848 on the east side of the subject property and #9847 on the west side on an adjacent property. The trees can likely be protected in a proposed design. When the design is provided, the tree impacts and protection will be determined and specified.
The remaining 19 trees are undersized, all are on the perimeter of the proposed property.
Conclusion: This is a preliminary report. There are 21 trees growing on subject property and adjacent properties. Two are protected trees. The final site designs have not been provided for review, so the proposed removals, tree protection plan, and mitigation will be provided in a final report.
Please contact me at 650-740-3461, or [email protected], if you have any questions about this report or any other services we provide.
Sincerely,
Gordon Mann
Consulting Arborist and Urban Forester
Registered Consulting Arborist #480
ISA Certified Arborist and Municipal Specialist #WE-0151AM CaUFC Certified Urban Forester #127
ISA Qualified Tree Risk Assessor
California Tree and Landscape Consultants, Inc.
1243 High Street
Auburn, CA 95603
650-740-3461
[email protected]
www.caltlc.com
Attachments:
Images
Dry Creek Estates Rio Linda Blvd Tree List
Resume for Gordon Mann
Certificate of Performance
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Images
Aerial with tree numbers in approximate locations
Aerial enlarged with north tree #s
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Aerial image provided for inspection
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Dry Creek Estates Rio Linda Blvd Tree List
Tree List page 1 of 3
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Tree List page 2 of 3
Tree List page 3 of 3
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Assumptions and Limitations: This report provides information about the subject trees at the time of the inspection. Trees and conditions may change over time. This report is only valid for the trees with the conditions present at the time of the inspection. All observations were made while standing on the ground.
Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist or seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that can fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, landlord- tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given.
Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk.
The only way to eliminate all risks is to eliminate all trees.
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
California Tree and Landscape Consulting, Inc.
GORDON MANN
EDUCATION AND QUALIFICATIONS
1977 Bachelor of Science, Forestry, University of Illinois, Champaign.
1982 - 1985 Horticulture Courses, College of San Mateo, San Mateo. 1984 Certified as an Arborist, WE-0151A, by the International Society of Arboriculture (ISA).
2004 Certified as a Municipal Specialist, WE-0151AM, by the ISA. 2011 Registered Consulting Arborist, #480, by the American Society of
Consulting Arborists (ASCA).
2003 Graduate of the ASCA Consulting Academy.
2006 Certified as an Urban Forester, #127, by the California Urban Forests Council (CaUFC).
2011 TRACE Tree Risk Assessment Certified, continued as an ISA Qualified Tree Risk Assessor (T.R.A.Q.).
PROFESSIONAL EXPERIENCE
2016 – Present CALIFORNIA TREE AND LANDSCAPE CONSULTING, INC (CalTLC).
President and Consulting Arborist.
Auburn. Mr. Mann provides consultation to private and public clients in health and structure analysis, inventories, management planning for the care of trees, tree appraisal, risk assessment and management, and urban forest management plans. 1986 - Present MANN MADE RESOURCES. Owner and Consulting Arborist. Auburn.
Mr. Mann provides consultation in municipal tree and risk management, public administration, and developing and marketing tree conservation products. 2015 – 2017 CITY OF RANCHO CORDOVA, CA. Contract City Arborist.
Mr. Mann serves as the City's first arborist, developing the tree planting and tree maintenance programs, performing tree inspections, updating ordinances, providing public education, and creating a management plan, 1984 – 2007 CITY OF REDWOOD CITY, CA. City Arborist, Arborist, and Public Works Superintendent.
Mr. Mann developed the Tree Preservation and Sidewalk Repair Program, supervised and managed the tree maintenance program, performed inspections and administered the Tree Preservation Ordinance. Additionally, he oversaw the following Public Works programs: Streets, Sidewalk, Traffic Signals and Streetlights, Parking Meters, Signs and Markings, and Trees.
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
1982 – 1984 CITY OF SAN MATEO, CA. Tree Maintenance Supervisor.
For the City of San Mateo, Mr. Mann provided supervision and management of the tree maintenance program, and inspection and administration of the Heritage Tree Ordinance.
1977 – 1982 VILLAGE OF BROOKFIELD, IL. Village Forester.
Mr. Mann provided inspection of tree contractors, tree inspections, managed the response to Dutch Elm Disease. He developed an in-house urban forestry program with leadworker, supervision, and management duties to complement the contract program.
1979 - PresentINTERNATIONAL SOCIETY OF ARBORICULTURE. Member. • Board of Directors (2015 - Present)
• True Pro fessional of Arboriculture Award (201 1); In recogni tion of material and substantial contribution to the progress of arboriculture and having given unselfishly to support arboriculture.
1982 - Present WESTERN CHAPTER ISA (WCISA). Member. • Chairman of the Student Committee (2014 - 2017)
• Member of the Certification Committee (2007 - Present) • Chairman of th e M unicipal Co mmittee (2009 - 2014)
Award of Merit (2016) In recognition of outstanding
meritorious service in a dvancing th e princip les, id eals and practices of arboriculture.
• Annual Conference Chair (2012)
• Certification Proctor (2010 – Present)
• President (1992 - 1993)
• Award of Achievement and President's Award (1990)
1985 - Present CALIFORNIA URBAN FORESTS COUNCIL (CaUFC). Member; Board Member (2010 - Present)
1985 - Present SOCIETY OF MUNICIPAL ARBORISTS (SMA). Member. e Legacy Project of the Year (2015) o In recognition of outstanding meritorious service in advancing the principles, ideals and practices of arboriculture.
Board Member (2005 - 2007)
2001 - Present AMERICAN SOCIETY OF
CONSULTING ARBORISTS. Member.
e Board of Directors (2006 - 2013)
• President (2012)
2001 - Present CAL FIRE. Advisory Position.
• Chairman of the California Urban Forestry Advisory Committee (2014 - 2017)
2007 – Present AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI): A300
TREE MAINTENANCE STANDARDS
COMMITTEE. SMA Representative and Alternate.
• Alternative Representative for SMA (2004 - 2007; 2012 - Present) • Representative for SMA (2007 - 2012)
2007 - Present SACRAMENTO TREE FOUNDATION. Member and Employee.
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
• Co-chair/member of the Tech nical Advisory
Committee (2012 - Present)
• Urban Forest Services Director (2007 - 2009) e
Facilitator of the Regional Ordinanc e
Committee (2007 - 2009)
• 1988 - 1994 TREE CLIMB ING
COMPETITION.
▪ Chairman for Northern California (1988 - 1992)
▪ Chairperson for International (1991 - 1994)
PUBLICA TIONS AND LECTURES
Mr. Mann has authored numerous articles in newsletters and magazines such as Western Arborist, Arborist News, City Trees, Tree Care Industry Association, Utility Arborists Association, CityTrees, and Arborists Online, covering a range of topics on Urban Forestry, Tree Care, and Tree Management. He has developed and led the training for several programs with the California Arborist Association. Additionally, Mr. Mann regularly presents at numerous professional association meetings on urban tree management topics.
Dry Creek Estates, Rio Linda Blvd and Grace Ave., Sacramento, Preliminary Arborist Report March 9, 2023
Certificate of Performance
I, Gordon Mann, certify that:
The site was inspected by an ISA Certified Arborist. I have personally reviewed the tree and site data referred to in this report, and have stated my findings accurately. The extent of the inspection is stated in the attached report under Assignment;
I have no current or prospective interest in the vegetation, or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved;
The analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts;
My analysis, opinions, and conclusions were developed, and this report has been prepared according to commonly accepted arboricultural practices;
No one provided significant professional assistance to me, except as indicated within the report;
My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client, or any other party, nor upon the results of the assignment, the attainment of stipulated results, or the occurrence of any subsequent events.
I further certify that I am a member in good standing of the International Society of Arboriculture (ISA) and an ISA Certified Arborist and Municipal Specialist. I am also a Registered Consulting Arborist member in good standing of the American Society of Consulting Arborists. I have been involved in the practice of arboriculture and the care and study of trees for over 44 years.
Signed:
Gordon Mann
Date: March 9, 2023
April 13, 2023
To: The Planning and Design Commission
Cc: Jose Quintanilla, Associate Planner. [email protected] Garrett Norman, Senior Planner. [email protected], Community Development Department
RE: Dry Creek Estates (P20-040) (Noticed 03/31/2023). File ID: 2023-00268 Location: 853-901 Main Avenue; APN: 237-0051-012-0000 and -013 (District 2, Represented by Councilmember Loloee)
The Robla Park Community Association has been actively collaborating with the developer of this project. They have met with community members on multiple occasions and have taken action to address community feedback and concerns. They have specifically worked to mitigate the loss of open land for wildlife, including the loss of seasonal water habitat for migrating fowl.
They have considered the lack of community parks and have planned for open green spaces.
The developer has agreed to consider a special improvement district designation to help maintain the Sacramento Northern Bike Trail that runs along their project. Community members have requested this collaboration to improve the lighting and landscape along the much neglected trail.
The time and effort this developer has invested with community members has been significant and very much appreciated. Our association believes this project will enhance the community because the developers have considered the unique needs of the Robla community. We look forward to this quality project joining the existing Robla neighborhoods.
The Robla Park Community Association is pleased to support this development, including the necessary re-zoning. Thank you for your consideration.
Robla Park Community Association Action Committee
From: Jose Quintanilla
To: shiang ho
Subject: RE: project p20-040
Date: Wednesday August 10 2022 12:42:00 PM
Attachments: image001 ng
image003.png
On the south side yes.
Jose R. Quintanilla
Associate Planner North Area (N. Natomas S. Natomas N. Sacramento) Planning Division Community Development Department
300 Richards Blvd. 3
rd Floor
Sacramento CA 95811
(916) 808-5879 | [email protected]
www.cityofsacramento.org/community-development
Advisory: All-electric NEW construction requirements begin on January 1, 2023!
E-mail correspondence with the City of Sacramento (and attachments, if any) may be subject to the California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.
From: shiang ho
Sent: Wednesday August 10 2022 10 25 AM
To: Jose Quintanilla <[email protected]> Subject: Re project p20-040
Hi Jose
One more question is there a bike trail in the plan? Thanks.
Best Regards
Josephine
Sent from Yahoo Mail for iPhone
On Wednesday August 10 2022 10 15 AM shiang ho wrote Hi Mr. Quintanilla
Thank you very much for information. Have a great day.
Sincerely
Josephine
Sent from Yahoo Mail for iPhone
On Wednesday August 10 2022 9 37 AM Jose Quintanilla <JQuintanilla@cityofsacramento org> wrote Hi Josephine
Below is a draft of the fire access plan provided by the applicant showing the extent of Main Avenue as it will be required to be constructed by this project. The fencing on your property (APN 226- 0260-018) is shown by the –x—x—x— lines in the image below.
Jose R. Quintanilla
Associate Planner, North Area (N. Natomas, S. Natomas, N. Sacramento) Planning Division, Community Development Department
300 Richards Blvd., 3rd Floor
Sacramento, CA 95811
(916) 808-5879 | jquintanilla@cityofsacramento org
www.cityofsacramento.org/community-development
Advisory: All electric NEW construction requirements begin on January 1, 2023!
E-mail correspondence with the City of Sacramento (and attachments f any) may be subject to the Californ a Public Records Act and as such may therefore be subject to publ c d sclosure unless otherwise exempt under the Act.
From: shiang ho
Sent: Wednesday July 20 2022 12 08 PM
To: Jose Quintanilla <[email protected]> Subject: Re project p20-040
Hi Mr. Quintanilla
Is the yellow line on my side of street represent the outer limit of main avenue? I want to know where the street end on the part near my house. Based on the diagram below my side of street is less than 30 from the center line. Is there a approve design plan yet? Thanks.
Best Regards
Josephine Tsang
Sent from Yahoo Mail for iPhone
On Tuesday July 19 2022 5 34 PM Jose Quintanilla <[email protected]> wrote Didn t answer the last question. The proposed road would have a bike lane on the southern side adjacent to the project property.
Jose R. Quintanilla
Associate Planner, North Area (N. Natomas, S. Natomas, N. Sacramento) Planning Division, Community Development Department
300 Richards Blvd., 3
rd Floor
Sacramento, CA 95811
(916) 808-5879 | [email protected]
www.cityofsacramento.org/community-development
Advisory: All electric NEW construction requirements begin on January 1, 2023!
E-mail correspondence with the City of Sacramento (and attachments if any) may be subject to the California Public Records Act and as such may therefore be subject to pub ic disclosure unless otherwise exempt under the Act.
From: shiang ho
Sent: Tuesday July 19 2022 3 29 PM
To: Jose Quintanilla <JQuintanilla@cityofsacramento org> Subject: Re project p20-040
Hi Quintanilla,
Thank you for your prompt reply. Question: Right of the way reserved for Main Avenue means part of my property actually belong to the city? and is there a bike lane to the street? Thank you very much.
Regards,
Josephine Tsang
On Tuesday, July 19, 2022 at 01 32 59 PM PDT, Jose Quintanilla <[email protected]> wrote
Hi Josephine,
The extension of Main Avenue would be constructed on the property proposed for subdivision plus an additional travel lane in the other direction. Looking at the proposed draft drawings, the additional travel lane in the other direction would go up to your existing fence line, and appears consistent with the right-of-way reserved for Main Avenue. I have included a diagram below to illustrate what I mean. I am forwarding your email to Public Works and will let them chime in if they have additional information for you.
Jose R. Quintanilla
Associate Planner, North Area (N. Natomas, S. Natomas, N. Sacramento) Planning Division, Community Development Department
300 Richards Blvd., 3rd Floor
Sacramento, CA 95811
(916) 808-5879 | [email protected]
www.cityofsacramento.org/community-development
Advisory: All electric NEW construction requirements begin on January 1, 2023!
E-mail correspondence with the City of Sacramento (and attachments if any) may be subject to the California Public Records Act and as such may therefore be subject to pub ic disclosure unless otherwise exempt under the Act.
From: shiang ho
Sent: Tuesday, July 19, 2022 1 18 PM
To: Jose Quintanilla <[email protected]> Subject: project p20-040
Dear Mr. Quintanilla,
I received a letter informing us of Dry Creek Estate and the extension of Main Avenue. I am the owner of both lot 226-0260-017 and 226-0260-018. I would like to know how my properties will be impacted by the project. Thanks.
Regards,
Josephine Tsang
From: Jennifer Moller
To: Jose Quintanilla
Subject: File #P20-040
Date: Wednesday, March 3, 2021 4:48:59 PM
Hello Mr. Quintanilla,
I live near the proposed 901 Main Avenue development, File P20-040. It looks like it is in the process of being rezoned from agriculture to a housing development of single family homes and duplexes?
Can you please tell me:
When is construction proposed to start?
Will there be parks in the development?
Will it include low income housing?
What will the home price range be?
Also I wanted to let you know that either the wind or someone took down both signs. I think both signs are sitting on the ground.
Thank you for your assistance.
Jennifer Moller
Cell: ( )