REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

4

915 I Street, Sacramento, CA 95814-2671 www.CityofSacramento.org PUBLIC HEARING August 13, 2015 To: Members of the Planning and Design Commission Subject: Heritage Park Natomas Multi Level Retirement Community (MLRC) (P15-002) A request for the development of a senior living complex on 10.1± acres in the Shopping Center zone within the Heritage Park / Northborough Planned Unit Development (SC-PUD). A.

Environmental Determination: Subsequent project under the 2035 General Plan Master Environmental Impact Report;

B.

PUD Schematic Plan Amendment to the Heritage Park section of the Northborough Planned Unit Development;

C.

PUD Guideline Amendment to the Heritage Park section of the Northborough Planned Unit Development;

D.

Conditional Use Permit for a residential care facility in the Shopping Center (SC-PUD) zone;

E.

Conditional Use Permit for multi-unit dwellings in the Shopping Center (SC-PUD) zone; and

F.

Site Plan and Design Review for the proposed development of a senior living complex on 10.1± acres in the Heritage Park / Northborough PUD.

Location/Council District: Northwest corner of the intersection of Natomas Boulevard and Rose Arbor Drive Assessor’s Parcel Number: 201-0440-079-0000 Council District: 1

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Vicinity Map

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Recommendation: Staff recommends the Planning and Design Commission approve the project based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A-F above, and its decision is appealable to City Council. This item is considered to be non-controversial. Contact: Arwen Wacht, Associate Planner, (916) 808-1964; Lindsey Alagozian, Senior Planner, (916) 808-2659; Luis Sanchez, AIA, LEED AP, Senior Architect, (916) 8085956 Applicant: Justin Arnest, Jeffrey Demure & Associates Architects and Planners, (916) 783-3700, 5905 Granite Lake Dr # 140, Granite Bay, CA 95746 Developer: Brian Glover, Sierra Capital & Investments, (971) 777-5497, 7225 North First Street, Suite 101, Fresno, CA 93720 Owner: Family Real Property Limited Partnership c/o Winn Communities, Attn: George Carpenter, (916) 343-2401, 3001 I Street, Sacramento, Suite 300, CA 95816 Summary: The applicant is requesting entitlements to allow the future development of a senior living complex on 10.1± acres in the Shopping Center zone within the Heritage Park / Northborough Planned Unit Development (SC-PUD). The complex will consist of a 60-unit assisted living facility, a 48-resident memory care facility, and 54 independent living cottages throughout the site. The project site is located at the northwest corner of the intersection of Natomas Boulevard and Rose Arbor Drive and is surrounded by an agricultural buffer to the north, senior single-unit dwellings to the west, vacant highdensity residentially designated land to the south of Rose Arbor Drive, and Natomas Boulevard to the east. At the time of the writing of this report, staff is not aware of outstanding opposition regarding the project and the project is considered to be noncontroversial. Table 1: Project Information General Plan designation: Suburban Center (FAR: 0.15-2.00 – Project FAR: 0.34) Existing zoning of site: SC-PUD, Shopping Center Zone within the Heritage Park / Northborough Planned Unit Development Existing use of site: Vacant Property area: 439,956 square feet or approximately 10.1 acres Background Information: On December 3, 1996, the City Council approved General Plan Amendments, Community Plan Amendments, Rezones and the designation of the Planned Unit Development, known as Northborough Neighborhoods 7, 9, and 10 (P95085). On October 24, 1996, the Planning Commission approved a Tentative Master Parcel Map and a Tentative Map for Phase I of the development. On August 7, 1997, the City Council approved a PUD designation for 311+ acres to be known as Parkway Plaza PUD in Neighborhood #9. A portion (48.5± acres) of the 311± acre property was rezoned from Agriculture Open Space to Shopping Center Planned Unit Development (SC-PUD) zoning. This shopping center site is considered the east 3 Item # 4

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anchor of the Town Center. The project amended the PUD boundaries of Northborough PUD to include the Parkway Plaza PUD and created the Northborough/Parkway Plaza PUD (P97 013). On May 16, 2001, the City Council approved a PUD Guidelines Amendment to include Community Commercial requirements and a PUD Schematic Plan Amendment (P00 008) for the Northborough & Parkway Plaza Planned Unit Development (PUD) to develop the Park Place Shopping Center. On September 11, 2001, the City Council approved General Plan Amendments, Community Plan Amendments, Rezones, PUD Guidelines and Schematic Plan Amendments that incorporated Heritage at Natomas Park into the Northborough PUD (P00-005) and which contained the subject Neighborhood Commercial site. On November 18, 2004, the Planning Commission approved PUD Guidelines / Schematic Plan Amendments and Special Permits to allow for the development of up to 119,000± square feet of retail uses on this 10.1 acre site (P04-019). On December 2, 2007, the Zoning Administrator approved with conditions a Special Permit Time Extension (Z07-249) until November 18, 2010 for the previously approved shopping center. Public/Neighborhood Outreach and Comments: The project was routed to the North Natomas Alliance, North Natomas Community Association, Regency Park Neighborhood Association, Natomas Park Master Association, Natomas Community Association, Heritage Park Owners Association, Natomas Chamber of Commerce, Environmental Council of Sacramento, Sacramento Area Bicycle Advocates, and WalkSacramento. The site was posted more than 10 days prior to the hearing and public notices for this hearing were mailed to property owners within 300 feet of the subject site. Staff received comment two letters from WalkSacramento in March 2015, that recommended the following improvements: relocating the cottage units closer to Natomas Boulevard; providing additional onsite crosswalks and access through landscaped areas; maintaining the proposed pedestrian access to the multiuse trail and provide lighting at this entrance to improve security; replace the sidewalk along the western property line with shade trees; continue the sidewalk on Natomas Boulevard to connect with the entrance to the multiuse trail; and concerns that the proposed change in use will result in less opportunities for walking trips in the area. Several onsite crosswalks and access points through landscaped areas are provided to both Rose Arbor Drive and Natomas Boulevard. Pedestrian access and lighting is being provided to provide connection to the existing multiuse trail to the north. There is an existing utility easement along the western property line which does not allow for tree planting along the easement. Both a residential care facility and multi-unit dwellings are permitted uses in the Shopping Center zone, with the approval of a conditional use permit.

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Environmental Considerations: California Environmental Quality Act (CEQA): The Environmental Services Manager has reviewed the proposed project and, on the basis of the whole record before it, has determined that the proposed project is an anticipated subsequent project identified and described in the 2035 General Plan Master EIR and is consistent with the land use designation and the permissible densities and intensities of use for the project site as set forth in the 2035 General Plan. In compliance with CEQA Guidelines Section 15178(b),(c), the City has prepared an Initial Study to (a) review the discussions of cumulative impacts, growth inducing impacts, and irreversible significant effects in the 2035 General Plan Master EIR to determine their adequacy for the project and (b) identify any potential new or additional project-specific significant environmental effects that were not analyzed in the Master EIR and any mitigation measures or alternatives that may avoid or mitigate the identified effects to a level of insignificance, if any. As part of the Master EIR process, the City is required to incorporate all feasible mitigation measures or feasible alternatives appropriate to the project as set forth in the Master EIR (CEQA Guidelines Section 15177(d)). An Initial Study was prepared and was available for public review and comment for a 30-day period from June 10, 2015 through July 10, 2015. No comments have been received. The Initial Study is available at the Community Development Department’s webpage located at the following link: http://portal.cityofsacramento.org/CommunityDevelopment/Planning/Environmental/Impact-Reports\ Policy Considerations: 2035 General Plan: The subject site is designated as Suburban Center on the General Plan Land Use and Urban Form Diagram. The Suburban Center designation is characterized by automobile-oriented development that represents a significant opportunity for transformation and enhancement. Because of the large amount of land dedicated to parking, new infill development can be added to surface parking areas and along adjoining public corridors to create more compact and consistent development. Parking can be relocated behind buildings and out of public view, while residential and office uses can be integrated into the suburban centers. Broad sidewalks with street trees and pedestrian zone amenities as well as public gathering places can be created to promote walking and social interaction. 2035 General Plan Policies: The following General Plan Policies support the project: Suburban Center – Urban Form Guidelines and Allowed Uses: • Building heights that generally range from one to four stories (taller heights are acceptable if supported by context and market) • Lot coverage generally not exceeding 60 percent

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Attractive pedestrian streetscapes with broad sidewalks appointed with appropriate landscaping, lighting, and pedestrian amenities / facilities. Allowed Uses: o Retail, service, office and/or residential uses o Central public gathering places o Compatible public, quasi-public, and special uses

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 businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure. LU 2.6 City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g., where to live, work, and recreate) for future generations. LU 5.1.1 Diverse Centers. The City shall encourage development of local, citywide, and regional mixed-use centers that address different community needs and market sectors, and complement and are well integrated with the surrounding neighborhoods. Special Uses. Provide for the development of Special Uses (e.g., assembly facilities, live-work studios, and care facilities) that are included within several Land Use and Urban Form Designations. (Goal LU 8.2) LU 8.2.3 Care Facilities. The City shall encourage the development of senior daycare facilities, assisted living facilities, hospice, child care, and other care facilities in appropriate areas throughout the city. NN.LU 1.1 PUD Designation Required. All development in the plan area shall be designated as a Planned Unit Development (PUD) and shall include Schematic Plan and Development Guidelines for the PUD. (MPSP) The project, as proposed, would allow residents living in the area the option of providing a home for themselves and their aging family members in need of assistance. The development proposes efficient use of the land with a multi-story design, while providing adequate onsite parking. The proposal also optimizes the site design to provide a good transition between the more intensive memory care and assistive living portion of the site, to the duplex residences and drive aisles, to the existing masonry wall, and to the existing adjacent single-unit dwellings to the west. Staff believes the proposal is consistent with the intent of the Suburban Center designation and overall General Plan and North Natomas Community Plan policies. Heritage Park / Northborough Planned Unit Development (PUD): The Heritage Park portion of the Northborough Planned Unit Development (PUD) guidelines and schematic plan were established in 2001 (P00-005). The last PUD Schematic Plan Amendment 6 Item # 4

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(P04-019) was approved with designations for up to 119,000± square feet of retail uses and determined building locations and sizes on this 10.1 acre property. A PUD Guidelines Amendment was also approved at this same time that revised the building standards section of the Northborough PUD Guidelines. The applicant is now proposing amendments to the PUD to allow for the development of a senior living complex on this property (see Exhibit 1Q). The proposed amendments to the PUD Guidelines are specific to development on the Neighborhood Commercial property. The amendments primarily address setbacks and parking, and also delete non-regulatory sections of the PUD Guidelines. Land Use: A residential care facility and multi-unit dwellings are conditionally allowed uses in the Shopping Center (SC) zone, with the approval of Planning and Design Commission conditional use permits. The property is also located within the Heritage Park section of the Northborough Planned Unit Development (PUD), which does not prohibit either use within the PUD. The multilevel retirement community (MLRC) will include an assisted living building and a memory care building both licensed by the Department of Social Services Community Care Licensing Division of the State of California and both will be categorized as a “Residential Care Facility for the Elderly” (RCFE). The campus also includes 54 independent living cottages. The Assisted Living building will be home to 66 residents and includes a mix of apartment types, including studios, one bedroom, and two bedroom floor plans. The assisted living building functions as the central space for the community and includes a fitness center, salon, theater, activity center, parlor, and dining room. The memory care building will be home to 48-residents and has been designed to specifically cater the needs of those with memory impairments. The independent living cottages will provide a private residence of approximately 1,245 square feet including two bedrooms, two bathrooms, a full kitchen, and a garage. Rooms in the assisted living building and memory care building are not finished but will typically include a bed, a night stand, lamp, chair, dresser, bath linens, and bed linens. Additionally, the assisted living building will have living that rooms include a small kitchenette with a refrigerator, microwave, and sink. Residents will have the opportunity to bring their own furniture or have furniture provided for an additional fee. Residents will have assistance available for the three meals a day and snacks. There is also assistance available for activities of daily living, personal care services, and all aspects of personal hygiene and dressing. Residents can also receive assistance with dressing and clothing selection, medication management, incontinence management, showering and bathing, socialization and activities, mobility and transferring, and monitoring of safety. For the assisted living building staffing levels will be at a ratio of one (1) caregiver per fifteen (15) residents. For the memory care building staffing levels will be at a ratio of one (1) caregiver per eight (8) residents. Additionally, between 8 am and 6 pm, there will be kitchen staff, administration, and housekeeping staff present. There are three 7 Item # 4

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shifts per day at 7 a.m., 3 p.m. and 11 p.m. This equates to approximately twenty-two (22) employees present at peak operations. The independent living cottages are located to the north and west of the main facility. The cottages are set up as single or duplex units and each unit has: a kitchen, great room, laundry, two bedrooms, two bathrooms, outdoor patio area, single-car garage and driveway. Access, Circulation and Parking: Access to the site is provided through one driveway on Natomas Boulevard and one driveway on Rose Arbor Drive. Deliveries will be conditioned to not occur at peak hours. The proposal includes 192 parking spaces throughout the project site. There are sidewalks and pedestrian connections to Natomas Boulevard and Rose Arbor Drive. Table 2a: Parking (Suburban District) Use

Required Parking

Proposed Parking

Difference

Nursing Home

1 space per 3 patient beds:

82 spaces

+ 44 spaces

108 spaces

+ 27 spaces

38 spaces Multi-Unit Dwelling (3 units or more)

1.5 spaces per dwelling unit: 81 spaces

Vehicle Parking: According to the Planning and Development Code, the parking requirement for a nursing home in the suburban parking district is one (1) parking space per three (3) patient beds and for multi-unit dwellings it is 1.5 spaces per dwelling unit. With a maximum of 114 patient beds and 54 multi-unit dwellings, this proposal is required to provide a minimum of 119 parking spaces. The proposed project site provides a total of 190 parking spaces (54 cottage garages, 54 cottage guest spaces, and 82 campus spaces. As indicated above, the project exceeds minimum parking requirements.

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Table 2b: Bicycle Parking Use

Bike Parking Criteria

Requirement

Nursing home

Long Term – No spaces required

0 Long-Term Spaces

Short Term – 2 spaces

2 Short-Term Spaces

Long-Term - No spaces required

0 Long-Term Spaces

Short-Term – 1 space per 2 dwelling units or 2 spaces, whichever is greater

27 Short-Term Spaces

Multi-unit dwelling (3 units or more) a) With private garage or dedicated storage space for each unit

Bicycle Parking: The project is required to provide bicycle parking based upon the parking district it is located in and the proposed use of the property. As indicated above, the Planning and Development Code requires a minimum of twenty-nine (29) short term bicycle parking spaces and no long term bicycle parking spaces for a nursing home and multi-unit dwellings in the suburban parking district. The attached site plan does not currently identify a bicycle parking location. The project has been conditioned to provide the required short term bicycle parking spaces. Air Quality/Transportation Management Plan (AQTMP): All non-residential projects in the North Natomas area are required to implement an AQTMP in order to reduce reactive organic gas emissions by a minimum of 50 percent compared to the single occupant vehicle baseline. The applicant will be required to submit an AQTMP for review and approval by Public Works prior to issuance of any building permits for the project. This requirement is included as a condition of approval. Site Orientation, Setbacks, and Height: The applicant is proposing to develop a senior living complex on 10.1 acres within the Heritage Park portion of the Northborough PUD. The property is located at the northwest corner of the intersection of Natomas Boulevard and Rose Arbor Drive. The assisted living facility and resident memory care facility building are located towards the southeast corner of the property. The main entrance of the memory care facility faces north and the main entrance of the assisted living facility faces east (Natomas Boulevard). Onsite parking for the facilities is provided to the north, east, and south of the facility buildings. A community greenhouse facility is provided to the north of the memory care facility main entrance. The independent living cottage units are located to the west and north of the main facility buildings and front onto private drive aisles throughout the site. Parking is provided through garages and a driveway for each unit.

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Table 3: Setback Requirements From:

Required (minimum):

Proposed:

Front and side setbacks (from required landscape setback)

0’-0” (PUD)

51’-0” from Rose Arbor Dr

12’-6” from back of walk (on 18’-0” from Natomas Blvd streets without splits sidewalk) (Proposed PUD) 20’-0” from back of walk (streets with split sidewalk) (Proposed PUD)

Rear yard (along northern property line)

0’-0” (S.C.C.)

Sideyard (Interior)

5’-0” (S.C.C.)

10’-0” from northern property line

15’-0” (Proposed PUD) 45’-0” from western property line

The proposal meets the required setbacks of the PUD guidelines and applicable Shopping Center (SC) zone requirements. The tallest portion of the proposed building height is approximately 34’-0”, which is within the maximum height limit of 40’-0” in the proposed PUD Guidelines. Building Design, Signage and Landscaping Building Design: The applicant provided the following description of the building design: “The architecture of the Assisted Living/Memory Care building is representative of the Early California style with a tile roof, stucco body with accents of color, and includes shutters and iron for architectural details. The assisted living and memory care buildings include a porte cache and a grand entry. The cottages are a mix of Craftsman, Traditional, and Santa Barbara styles. The cottage roofs will be a mixture of tile on the Santa Barbara style homes and composition shingles on the Traditional and Craftsman style homes. The cottages will have a blend of stucco, siding, and stone masonry areas with shutters and trim in key areas for added detail.” The architectural design of the facility building consists of: exterior cement plaster (“Alabaster”, “Muslin”, and “Ecru”), S-tile roofing, wood accents/details, shutters, and grand and secondary entry doors. The roofline is also articulated by a variation of heights. The architectural design of the cottages consists of three different elevations: Traditional (composition shingle, cement plaster, window trim and sills, and shutters); Santa Barbara (s-tile roofing, cement plaster, window trim and sills, and shutters); and Craftsman (composition shingle roofing, cement plaster, window trim and sills, and masonry stone accents). The trash enclosure shall comply with the requirements of the 10 Item # 4

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Planning and Development Code. Light specifications are subject to Design Review approval prior to issuance of building permits. Signage: The applicant has generally shown three onsite sign locations: one at each vehicular entrance and one at the corner of Natomas Boulevard and Rose Arbor Drive. No elevations have been provided for the sign and additional sign plans will be required. The project is conditioned such that all signage shall comply with the City’s Sign Code and that signage will be reviewed through the sign permit process. Landscaping: A preliminary landscape plan has been submitted with this application (see Exhibit 1P). Various shrubs and groundcovers, along with street and shade trees, are proposed on the project site. All site lighting shall comply with the conditions of approval for this project. The proposal shall comply with the required 50% tree shading for parking and maneuvering area in the Sacramento City Code. Required Findings of Fact In evaluating conditional use permit proposal of this type, the Planning and Design Commission is required to make the following findings: A.

The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan; The project is consistent with the Suburban Center land use designation in that the proposed senior living complex will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area.

B.

The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code; The residential care facility and multi-unit dwelling are conditionally allowed uses in the Shopping Center (SC) zone, with the approval of a Planning and Design Commission Conditional Use Permit. As conditioned, the senior living complex meets all applicable standards, requirements, and regulations of the SC zone and all other applicable provisions of this title and code.

C.

The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities; The project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development.

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The proposed use and its operating characteristics 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 project, as conditioned, will not be detrimental to the public welfare nor result in the creation of a public nuisance in that the use is a low traffic generator, will be buffered from the single-unit residence to the west by an existing six foot masonry wall, landscaping, and drive aisle, and adequate parking is being provided for this development.

In evaluating site plan and design review proposals of this type, the Planning and Design Commission is required to make the following findings: 1.

The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan; The proposed development is consistent with the goals and policies of the general plan land use designation of Suburban Center. The use is compatible with the uses in the neighborhood and the proposed senior living complex will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area.

2.

The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards; The proposed development is consistent with the purpose and intent of the Heritage Park portion of the Northborough Planned Unit development guidelines and with applicable development standards for the Shopping Center (SC) zone.

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; The project has been analyzed by City departments and it is determined that 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.

4.

The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood; 12 Item # 4

Item # 4

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Attachment 1 Proposed Findings of Fact and Conditions of Approval Heritage Park Multi Level Retirement Community (MLRC) (P15-002) Northwest Corner of Natomas Boulevard and Rose Arbor Drive Findings Of Fact A.

Environmental Determination: Subsequent Project under the 2035 General Plan Master Environmental Impact Report: 1.

The Planning and Design Commission of the City of Sacramento finds as follows: The Project initial study determined, based on substantial evidence, that the Project is an anticipated subsequent project identified and described in the 2035 General Plan Master EIR; that the Project is consistent with the 2035 General Plan land use designation and the permissible densities and intensities of use for the project site; that the discussions of cumulative impacts, growth inducing impacts, and irreversible significant effects in the Master EIR are adequate for the Project; and that the Project would not have additional potentially significant environmental effects not previously examined in the Master EIR. An Initial Study 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: a.

On June 10, 2015 a Notice of Subsequent Project was circulated for public comments for 30 days. The Notice was posted in the office of the Sacramento County Clerk.

2.

The Planning and Design Commission has reviewed and considered the information contained in the initial study. The Planning and Design Commission has determined that the Initial Study constitutes an adequate, accurate, objective and complete review of the environmental effects of the proposed project.

3.

Based on its review of the Initial Study and on the basis of the whole record, the Planning and Design Commission finds that the Initial Study reflects the Planning and Design Commission’s independent judgment and analysis and that there is no substantial evidence that the Project will have a significant effect on the environment.

4.

The Planning and Design Commission adopts the Initial Study for the Project.

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B.

C.

August 13, 2015

5.

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 the State EIR Guidelines adopted pursuant thereto.

6.

The documents and other materials that constitute the record of proceedings upon which the Planning and Design Commission has based its decision are located in the City of Sacramento Community Development Department, Environmental Planning Services, 300 Richards Boulevard, Sacramento, CA 95811-0218. The custodian of these documents and other materials is the Community Development Department, Environmental Planning Services.

The PUD Schematic Plan Amendment to the Heritage Park section of the Northborough Planned Unit Development is approved subject to the following Findings of Fact: 1.

The PUD amendments do not significantly alter the approved land uses or the allowed intensity of development;

2.

The PUD amendments conform to the General Plan and the North Natomas section of the General Plan;

3.

The PUD amendments meet the purpose and criteria stated in the Planning and Development Code section of the Sacramento City Code, in that the PUD facilitates residential and commercial uses designed to assure that new development is healthy and of long-lasting benefit to the community and the City; and

4.

The PUD amendment will not be injurious to the public welfare, nor to other property in the vicinity of the development and will be in harmony with the general purposes and intent of the Planning and Development Code in that the PUD ensures the development will be well-designed, and that the uses are compatible within the PUD.

The PUD Guidelines Amendment to the Heritage Park section of the Northborough Planned Unit Development is approved subject to the following Findings of Fact: 1.

The PUD amendment does not significantly alter the approved land uses or the allowed intensity of development;

2.

The PUD amendment conforms to the General Plan and the North Natomas section of the General Plan;

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D.

August 13, 2015

3.

The PUD amendment meets the purpose and criteria stated in the Planning and Development Code section of the Sacramento City Code, in that the PUD facilitates residential and commercial uses designed to assure that new development is healthy and of long-lasting benefit to the community and the City; and

4.

The PUD amendment will not be injurious to the public welfare, nor to other property in the vicinity of the development and will be in harmony with the general purposes and intent of the Planning and Development Code in that the PUD ensures the development will be well-designed, and that the uses are compatible within the PUD.

The Conditional Use Permit for a residential care facility in the Shopping Center (SC-PUD) zone is approved subject to the following Findings of Fact: 1.

The project is consistent with the Suburban Center land use designation in that the proposed residential care facility will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area.

2.

The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code, in that the residential care facility and multi-unit dwellings are conditionally allowed uses in the Shopping Center (SC) zone, with the approval of a Planning and Design Commission Conditional Use Permit. As conditioned, the proposed senior living complex meets all applicable standards, requirements, and regulations of the SC zone, PUD Guidelines, and all other applicable provisions of this title and code.

3.

The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development.

4.

The proposed use and its operating characteristics 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, in that use is a low traffic generator, will be buffered from the single-unit residence to the west by a six foot masonry wall, landscaping and a private drive, and adequate parking is being provided for the residential care facility.

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F.

August 13, 2015

The Conditional Use Permit for multi-unit dwellings in the Shopping Center (SC-PUD) zone is approved subject to the following Findings of Fact: 1.

The project is consistent with the Suburban Center land use designation in that the proposed residential care facility will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area.

2.

The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code, in that the residential care facility and multi-unit dwellings are conditionally allowed uses in the Shopping Center (SC) zone, with the approval of a Planning and Design Commission Conditional Use Permit. As conditioned, the proposed senior living complex meets all applicable standards, requirements, and regulations of the SC zone, PUD Guidelines, and all other applicable provisions of this title and code.

3.

The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development.

4.

The proposed use and its operating characteristics 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, in that use is a low traffic generator, will be buffered from the single-unit residence to the west by a six foot masonry wall, landscaping and a private drive, and adequate parking is being provided for the residential care facility.

The Site Plan and Design Review for the proposed development of a senior living complex on 10.1± acres in the Heritage Park / Northborough PUD is approved subject to the following Findings of Fact: 1.

The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan in that the use is compatible with the uses in the neighborhood and the proposed development provides allow area residents to provide a nearby senior living complex for their aging family members in need of assistance in the local area.

2.

The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable 18 Item # 4

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development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards, in that the proposed development is consistent with the purpose and intent of the Heritage Park portion of the Northborough Planned Unit development guidelines and with applicable development standards for the Shopping Center (SC) zone. 3.

The project has been analyzed by City departments and it is determined that 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.

4.

The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood, in that the proposed development is compatible with the surrounding development which currently consists of single-unit dwellings, an agricultural buffer, and undeveloped high density residential property.

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 proposed development will ensure energy consumption is minimized and use of renewable energy sources is encouraged.

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, in that: the development is compatible with other uses found in the surrounding neighborhood; and the project will provide adequate parking for both employees and customers to the site.

Conditions Of Approval B.

The PUD Schematic Plan Amendment to the Heritage Park section of the Northborough Planned Unit Development is approved subject to the following Conditions of Approval: B1.

C.

The PUD Schematic Plan for the Heritage Park Section of the Northborough Planned Unit Development is amended to reflect a senior living complex on 10.1 acres.

The PUD Guideline Amendment to the Heritage Park section of the Northborough Planned Unit Development is approved subject to the following Conditions of Approval: 19 Item # 4

Subject: Heritage Park MLRC (P15-002)

C1.

D.

August 13, 2015

The PUD Guideline Amendment for the Heritage Park section of the Northborough Planned Unit Development guidelines is amend as shown in Exhibit 1Q.

The Conditional Use Permit for a residential care facility in the Shopping Center (SC-PUD) zone is approved subject to the following Conditions of Approval: D1.

The applicant shall obtain all required building permits and/or encroachment permits prior to commencing construction.

D2.

The resident memory care facility and assisted living facility shall not exceed a total of 114 beds without further planning review and approval.

D3.

The project shall substantially conform to the approved plans as shown on the attached exhibits, except as conditioned in this approval (P15-002). Any modification to the project or exterior of the structures shall be subject to the review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits.

D4.

Prior to the issuance of a building permit, the applicant shall propose and submit for review and approval by the Planning Director a "Good Neighbor Policy" including but not limited to the following: Establish a process for neighbors to communicate directly with staff of the facility. A sign indicating a 24-hour emergency phone number and contact person shall be kept current and posted on the building in a clearly visible place.

D5.

All mechanical and communications equipment shall be completely screened from view from public streets and the adjacent properties when at grade level by the building parapet, and/or architectural projections that are integral to the building design.

D6.

The project shall provide / maintain a minimum 6-foot high solid wall of masonry, brick, or similar material along all property lines which abut a residential zone or use. The wall shall not extend into any front yard setback area or beyond the required setbacks of the abutting residential zone or use.

D7.

Garbage receptacles shall be stored wholly within the building or they are required to meet Sacramento City Code for recycling and solid waste regulations (Chapter 17.616), including, but not limited to, perimeter fencing, masonry walls, solid metal gates, concrete apron, overhead clearance and signs.

D8.

Lighting fixtures shall be of a high quality decorative design, having color and style, which is compatible with the building architecture, as determined by the Planning Director. 20 Item # 4

Subject: Heritage Park MLRC (P15-002)

D9.

August 13, 2015

Lighting shall be designed so as not to produce hazardous and/or annoying glare to motorists on the public street, adjacent residences, or the general public.

D10. A minimum of 38 parking spaces shall be provided including the required number of ADA accessible spaces. D11. The project shall comply with the fifty percent shading requirement (Chapter 17.612 of the Sacramento City Code) for all parking and maneuvering areas. D12. The proposal is required to meet the Sacramento City Code regulations, regarding bicycle parking (Chapter 17.608). Bicycle parking shall be located in a secure area in close proximity to public view, in well-lit areas near building entrances, and shall be installed prior to the issuance of the Certificate of Occupancy for the residential care facility. D13. Any signage shall comply with the City’s Sign Code. Proposed signage will be reviewed through the sign permit process. E.

The Conditional Use Permit for multi-unit dwellings in the Shopping Center (SC-PUD) zone is approved subject to the following Conditions of Approval: E1.

The applicant shall obtain all required building permits and/or encroachment permits prior to commencing construction.

E2.

The multi-unit dwellings (cottages) shall not exceed a total of 54 units without further planning review and approval.

E3.

The project shall substantially conform to the approved plans as shown on the attached exhibits, except as conditioned in this approval (P15-002). Any modification to the project or exterior of the structures shall be subject to the review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits.

E4.

Prior to the issuance of a building permit, the applicant shall propose and submit for review and approval by the Planning Director a "Good Neighbor Policy" including but not limited to the following: Establish a process for neighbors to communicate directly with staff of the facility. A sign indicating a 24-hour emergency phone number and contact person shall be kept current and posted on the building in a clearly visible place.

E5.

All mechanical and communications equipment shall be completely screened from view from public streets and the adjacent properties when at grade level by the building parapet, and/or architectural projections that are integral to the building design. 21 Item # 4

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E6.

The project shall provide / maintain a minimum 6-foot high solid wall of masonry, brick, or similar material along all property lines which abut a residential zone or use. The wall shall not extent into any front yard setback area or beyond the required setbacks of the abutting residential zone or use.

E7.

Garbage receptacles shall be stored wholly within the building or they are required to meet Sacramento City Code for recycling and solid waste regulations (Chapter 17.616), including, but not limited to, perimeter fencing, masonry walls, solid metal gates, concrete apron, overhead clearance and signs.

E8.

Lighting fixtures shall be of a high quality decorative design, having color and style, which is compatible with the building architecture, as determined by the Planning Director.

E9.

Lighting shall be designed so as not to produce hazardous and/or annoying glare to motorists on the public street, adjacent residences, or the general public.

E10. A minimum of 81 parking spaces shall be provided including the required number of ADA accessible spaces. E11. The project shall comply with the fifty percent shading requirement (Chapter 17.612 of the Sacramento City Code) for all parking and maneuvering areas. E12. The proposal is required to meet the Sacramento City Code regulations, regarding bicycle parking (Chapter 17.608). Bicycle parking shall be located in a secure area in close proximity to public view, in well-lit areas near building entrances, and shall be installed prior to the issuance of the Certificate of Occupancy for the residential care facility. E13. Any signage shall comply with the City’s Sign Code. Proposed signage will be reviewed through the sign permit process. F.

The Site Plan and Design Review for the proposed development of a senior living complex on 10.1± acres in the Heritage Park / Northborough PUD is approved subject to the following Conditions of Approval:

Planning: F1.

Development of this site shall be in compliance with the attached exhibits, except as conditioned and shall comply with building setbacks. Any modifications to the project shall be subject to additional Planning review

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and may require subsequent entitlements prior to issuance of building permits. F2.

The applicant shall obtain all necessary building permits and encroachment permits prior to commencing construction.

F3.

The proposal is required to meet the Sacramento City Code regulations, regarding bicycle parking (Chapter 17.608). Bicycle parking shall be located in a secure area in close proximity to public view, in well-lit areas near building entrances, and shall be installed prior to the issuance of the Certificate of Occupancy for the residential care facility.

F4.

Lighting: • Lighting shall be designed so as not to produce hazardous and annoying glare to motorist, adjacent properties, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas. • Parking lot lighting shall be equipped with vandal-proof covers. • The premises, while closed for operation after dark, must be sufficiently lighted by use of interior night-lights.

F5.

Trees shall be planted and maintained throughout the surface parking lot to ensure that, within fifteen (15) years after establishment of the parking lot, at least fifty (50) percent of the parking area will be shaded.

F6.

Trash enclosures shall meet all requirements of the Sacramento City Code regulations, including, but not limited to, perimeter landscaping, masonry walls with finish, color, design to match main building, solid metal gate painted to match finish color, concrete apron, overhead clearance and signs.

F7.

Any signage shall comply with the Northborough PUD Guidelines and any applicable city sign code requirements. Proposed signage will be reviewed through the sign permit process.

F8.

Site mechanical equipment and utility vaults shall be incorporated into the project site as provided including generators, SMUD transformers, fire pump, etc. Backflow prevention devices shall be placed at a location that will minimize street and pedestrian views. The applicant shall submit final site mechanical locations for review and approval by Design Review staff prior to Building Permit submittal.

F9.

All roof mounted and ground mounted mechanical equipment shall be screened and not visible from any street views and view from the immediate adjacent site. Final roof plan with mechanical equipment locations, a section through the HVAC unit and building, and cut sheets

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shall be reviewed and approved by Design Review staff prior to Building Permit submittal. Fire: F10. All turning radii for fire access shall be designed as 35’ inside and 55’ outside. CFC 503.2.4 F11. Roads used for Fire Department access shall have an unobstructed width of not less than 20’ and unobstructed vertical clearance of 13’6” or more. CFC 503.2.1 F12. 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 F13. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C105. F14. 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 F15. Provide a water flow test. (Make arrangements at the Permit Center walkin counter: 300 Richards Blvd, Sacramento, CA 95814). CFC 507.4 F16. Provide appropriate Knox access for site. CFC Section 506 F17. 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. F18. An automatic fire sprinkler system shall be installed in any portion of a building when the floor area of the building exceeds 3,599 square feet. CFC Fire Code Amendments 903.2 (a) This shall apply to all commercial structures including the Greenhouse. F19. Locate and identify Fire Department Connections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway. F20. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and 24 Item # 4

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shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet. CFC Amendments 903.4.1.1 F21. Per the newly adopted 2010 California Residential Code, all new residential construction including 1 and 2 family dwellings and townhouses shall be provided with an approved NFPA 13 D sprinkler system. This applies to the 54 cottages. Parks: F22. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district), annex the project into an existing parks maintenance district, form an endowment, or other means of mitigating the impact of the project on the park system to the satisfaction of the City Attorney’s Office. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Public Improvement Financing, Special Districts Project Manager. In assessment districts, the cost of neighborhood park maintenance is equitably spread on the basis of special benefit. In special tax districts, the cost of neighborhood park maintenance is spread based upon the hearing report, which specifies the tax rate and method of apportionment.) This condition shall only apply to the 54 independent living cottages (multi-family residential units). Police: F23. Exterior lighting shall be LED using full cut off fixtures to limit glare and light trespass. Exterior lighting shall be maintained and operational. F24. Exterior parking areas and service area shall be lit to a minimum of 1.5 foot candles at a 6:1 average to minimum ratio. F25. All landscaping shall follow the two foot six foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies shall be above six feet. This increases natural surveillance and eliminates hiding areas within the landscape. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. F26. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs. F27. On greenhouse and Assisted Living & Memory Care building solid core exterior doors shall be equipped with a 180 degree viewing device to

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screen persons before allowing entry, and shall remain locked at all times except for emergencies and deliveries. F28. Recorded Video Assessment and Surveillance System (VASS) shall be employed in the Assisted Living & Memory Care building. F29. Cameras and VASS storage shall be digital high definition or better. F30. VASS storage shall be kept off-site or in a secured area accessible only to management. F31. VASS shall support standard MPEG formats. F32. VASS shall be capable of storing no less than 30 days worth of activity. F33. Manager with access to VASS storage shall be able to respond within 30 minutes during business hours. F34. Manager shall have the ability to transfer recorded data to another medium (e.g. DVD, thumb drive, etc.). F35. Cameras shall be equipped with low light capability, auto iris and auto focus. F36. VASS shall provide comprehensive coverage of: • • • • • • •

All entry or exit doors (including staff only doors) parking lots loading areas/service area areas not clearly visible from public streets coverage of all exterior sides of the building vehicle ingress and egress at Natomas Blvd. and Rose Arbor Drive hallways and other common areas

F37. Windows shall remain uncluttered to allow for natural surveillance. F38. All dumpsters shall be kept locked. F39. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over within 72 hours of being applied. F40. The applicant shall be responsible for the daily removal of all litter from the site and adjacent rights of way. F41. During Construction:

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•

the applicant shall enclose the entire perimeter of the project with a chain link fence with necessary construction gates to be locked after normal construction hours.

•

the location shall be monitored by security after normal construction hours during all phases of construction.

•

adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

F42. Adequate signage that directs visitors to the administrative office shall be installed. F43. An emergency evacuation plan shall be developed and practiced routinely. F44. A "shelter-in-place" plan shall be developed within six months of project approval. F45. Applicant shall work with the Sacramento Police Department Records and Communications to develop a missing person’s protocol. Applicant shall follow agreed upon protocol. F46. Applicant will take color digital photographs (identification quality) of all residents upon move-in. F47. Applicant will develop an identification card for residents of Assisted Living & Memory Care that includes an identification quality photograph, address, and 24 hour telephone number for staff or emergency contact. F48. Pavement treatment shall be incorporated at vehicle entry to delineate transition from public to private property. Public Works: F49. Construct standard public improvements as noted in these conditions pursuant to Title 18 of the City Code. Improvements shall be designed to City Standards, and assured as set forth in Section 18.04.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions 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.

27 Item # 4

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F50. Design and install street lighting adjacent to the subject property (if needed) per Section 14 of the City’s Design and Procedure Manual to the satisfaction of the Department of Public Works. F51. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. F52. The minimum throat distance for the site driveway on Rose Arbor Drives shall be 20’ (throat distance is that distance a vehicle can move from the public right-of-way into a given site before encountering a conflict with parking stalls, aisles, etc). F53. The site driveway on Natomas Boulevard shall require a dedicated right turn pocket which will be constructed to City Standards to the satisfaction of the Department of Public Works. F54. Natomas Boulevard is to be constructed in accordance with the North Natomas 4-lane street cross-section (100’ right-of-way). This crosssection (half-street) includes two travel lanes and an on-street bike lane. The current curb line is 3’ short of meeting the cross-section requirement. The applicant must dedicate additional right-of-way and reconstruct Natomas Boulevard to provide the on-street bike lane or dedicate additional right-of-way and expand the proposed sidewalk on the west side of Natomas Boulevard to 10’ so it can become a shared ped/bike facility mirroring the east side of Natomas Boulevard. The City’s preference is to widen the sidewalk, but either solution is acceptable. F55. The design of walls fences and signage 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 at maturity. The area of exclusion shall be determined by the Department of Public Works. F56. Pursuant to City Code Section 17.700.060, the applicant shall be required to submit a Transportation System Management Plan and pay all required fees prior to issuance of the building permit. The Transportation System Management Plan shall be subject to review and approval of the City, Department of Public Works. Sacramento Area Sewer District (SASD): F57. Connection to the SASD sewer system shall be required to the satisfaction of SASD. SASD Design Standards apply to any sewer construction.

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F58. Each parcel with a sewage source shall have a separate connection to the SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or SASD public sewer line. F59. In order to obtain sewer service for this project, construction of onsite and offsite sewer infrastructure will be required. F60. Sewer easements may be required. All sewer easements shall be dedicated to SASD, in a form approved by the District Engineer. All SASD sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. SASD will provide maintenance only in public right-of-ways and in easements dedicated to SASD. F61. Developing this property will require payment of sewer impact fees to both SASD and SRCSD, in accordance with each District’s Ordinances. Applicant should contact Permit Services Unit at (916) 876-6100 for sewer impact fee information. Sacramento Municipal Utility District (SMUD): F62. Existing underground 12kV infrastructure along the Eastern boundary will need to remain in order to maintain existing services not part of development. F63. SMUD requires a minimum 12.5-foot PUE adjacent to all public roads for 12kV facilities. F64. To ensure adequate access to SMUD equipment, all paved surfaces shall be accessible to a 26,000 pound SMUD service vehicle in all weather. The placement of SMUD equipment shall be no further than 15 feet from said drivable surface that has a minimum width of 20 feet. F65. The developer shall dedicate any private drive, ingress and egress easement, or Irrevocable Offer of Dedication (and 10 feet adjacent thereto) as a public utility easement for underground facilities and appurtenances. F66. Structural setbacks of less than 14 feet may create clearance issues. The developer shall meet with all utilities to ensure adequate setbacks are maintained. F67. To maintain adequate trench integrity, building foundations must have a minimum clearance of 5 feet to a SMUD trench placed within the P.U.E. Developer to verify with other utilities (Gas, Telephone, etc.) for their specific clearance requirements. 29 Item # 4

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Solid Waste: F68. Project must meet the requirements outlined in Sacramento City Code Chapter 17.616. F69. Solid waste trucks must be able to safely move about the project, with minimum backing, and be able to empty the bins and cans safely. F70. Properties must accommodate cans that are roughly the dimensions outlined in the “Truck, Bin, and Can Dimensions” section, next page. F71. Per Sacramento City Code Chapter 17.616.040 E. Convenient access for multi-unit dwelling residents: “Each recycling and trash enclosure within a multi-unit dwelling shall be located and designed to allow the convenient disposal of recyclable materials and trash by residents…” As this is a multi-story project, there needs to be a place to leave recycling on each floor to ensure that residents separate recyclables instead of placing all waste into the trash bins, such as a utility room or chute. Utilities: F72. Only one domestic water service will be allowed per parcel. Any new domestic water services shall be metered. Any excess services shall be abandoned to the satisfaction of the DOU. Requests for multiple domestic water service connections to a single commercial lot or parcel, consistent with the DOU “Commercial Tap Policy”, may be approved on a case-bycase basis by the DOU (Note: There is an existing 12-inch City water main along Rose Arbor Drive and Natomas Boulevard). F73. All water connections shall comply with the City of Sacramento’ Cross Connection Control Policy. F74. Multiple fire services are allowed per parcel and may be required. F75. Common area landscaping may have a separate street tap for metered irrigation service. F76. The applicant should be advised that there is a 78-inch storm drainage main and a 40-foot wide City Drainage Easement that runs along the west property line. The applicant is responsible for the protection and repair of the City drainage main during construction of the proposed project. Contact Underground Service Alert at 1-800-642-2444, 48 hours before work is to begin. F77. Per City Code 13.04.230, no permanent structures (including without limitation trees, continuous footing wall, concrete slabs, tool shed and 30 Item # 4

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similar structures) shall be constructed on top of the drainage pipeline or anywhere within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the City Attorney. F78. All on-site water, sewer and storm drainage shall be private systems maintained by the owner. F79. The proposed site was previously modeled for single family residential development. Therefore, the March 1999 North Natomas Basin No. 2 Storm Drainage Master Plan shall be updated to meet the current development proposal. Per the 1999 North Natomas Basin No. 2 Storm Drainage Master Plan, this site shall drain to the existing 78-inch City storm drainage main that runs along the west property line. The drainage study shall be submitted prior to or concurrent with the on-site plans. The study shall be reviewed and approved by the DOU. F80. A grading plan showing existing and proposed elevations is required. 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 (per Plate 2, page 3-7 of the City Design and Procedures Manual). No grading shall occur until the grading plan has been reviewed and approved by the DOU. F81. This project will disturbed more than one acre of land or is part of large common development; therefore, the project is required to comply with the State’s “Construction General Permit” (Order 2009-0009 DWQ or most current). 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), located online at http://smarts.waterboards.ca.gov/smarts/faces/SwSmartsLogin.jsp A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits. F82. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to prepare erosion and sediment control plans for both during and after construction of the proposed project, prepare preliminary and final grading plans, and prepare plans to control urban runoff pollution from the project site during construction. F83. Post construction, stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since the project is served by an existing regional water quality control facility, only source control measures are required. Improvement plans must include the source 31 Item # 4

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controls measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento and South Placer Regions (May 2007) ” for appropriate source control measures. ADVISORY NOTES: Parks: ADV1.

As per City Code, the applicant will be responsible to meet his/her obligations regarding: a)

Title 18, 18.44 Park Development Impact Fee (PIF), due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $219,854. This is based on 54 new multi-family residential units at the standard rate of $3,426 per multi-family unit ($185,004), and 85,000 square feet of commercial services use at 0.41/square foot ($34,850). 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.

b)

Community Facilities District Maintenance CFD Annexation.

2002-02,

Neighborhood

Park

Police: ADV2.

Applicant should incorporate an exterior exercise area such as a perimeter walking trail into the design. Trail should include periodic benches for seating.

Sacramento Metropolitan Air Quality Management District (SMAQMD): ADV3.

Inclusion of Electric Charging Infrastructure: This project should include substantial charging infrastructure in parking areas to accommodate both plug-in electric and all electric vehicles. The Sacramento Municipal Utility District currently has a pilot program that helps fund EV charging infrastructure in new residential construction up to $1,500 per charger. Please contact Deepak Aswani ([email protected] / 916-7325887) for assistance on this grant program.

32 Item # 4

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Site Plan

33 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1B

August 13, 2015

Illustrative Site Plan

34 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1C

August 13, 2015

Street Scene

35 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1D

August 13, 2015

Assisted Living & Memory Care – Main Floor Plan

36 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1E

August 13, 2015

Assisted Living – Upper Floor Plan

37 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1F

August 13, 2015

Assisted Living & Memory Care – Schematic Elevations

38 Item # 4

Subject: Heritage Park MLRC (P15-002)

August 13, 2015

39 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1G

August 13, 2015

Assisted Living & Memory Care – Roof Plan

40 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1H

August 13, 2015

The Greenhouse – Schematic Floor Plan

41 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1I

August 13, 2015

The Greenhouse – Schematic Elevations

42 Item # 4

Subject: Heritage Park MLRC (P15-002)

August 13, 2015

43 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1J

August 13, 2015

The Cottages – Typical Duet Floor Plan

44 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1K

August 13, 2015

The Cottages – Streetscape

45 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1L

August 13, 2015

The Cottages – Duet Elevations

46 Item # 4

Subject: Heritage Park MLRC (P15-002)

August 13, 2015

47 Item # 4

Subject: Heritage Park MLRC (P15-002)

August 13, 2015

48 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1M

August 13, 2015

The Cottages – Single Elevations

49 Item # 4

Subject: Heritage Park MLRC (P15-002)

August 13, 2015

50 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1N

August 13, 2015

Assisted Living & Memory Care – Color Diagram

51 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1O

August 13, 2015

The Cottages – Color Diagrams

52 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1P

August 13, 2015

Conceptual Landscape Design Plan

53 Item # 4

Subject: Heritage Park MLRC (P15-002)

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54 Item # 4

Subject: Heritage Park MLRC (P15-002) Exhibit 1Q

August 13, 2015

Proposed Amendments to the Heritage Park Section of the Northborough PUD Guidelines

55 Item # 4

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August 13, 2015

56 Item # 4

Subject: Heritage Park MLRC (P15-002) Attachment 2

August 13, 2015

Land Use Map

57 Item # 4