REPORT TO PLANNING COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671

th

PUBLIC HEARING June 14, 2007

To: Members of the Planning Commission Subject: Iris Subdivision (P06-098)

A request to create 20 residential lots from 2.8± gross/2.4± net acres in the Multi-Family (R-2A) zone. A. Environmental Determination: Categorical Exemption (CEQA Section

15332 for Infill Development); B. Rezone 0.73± gross acres from General Commercial (C-2) zone to Multi-

Family (R-2A) zone; C. Tentative Subdivision Map to create 20 residential lots from 2.8± gross

acres; D. Special Permit to build alternative single-family residential in the Multi-

Family (R-2A) zone; E. Variance to exceed 40% paving in front setback area. Location/Council District:

150 feet northwest of Albatross & Iris Avenue, Sacramento, CA 95821 Assessor's Parcel Number 266-0203-002, -016, -018, and -029 Council District 3 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. Staff recommends the Commission approve items A and C-E above and forward to City Council a recommendation of approval for item B. The Commission's action on items A and C-E is appealable to City Council. At the time of this report, the only outstanding issue is neighborhood concern over a lack of secondary access or creation of a through-street with the proposed project. Please see Attachment 4 for staff response (pages 88-91). Contact: Jamie Cutlip, Assistant Planner, Ph: (916) 808-8684,

Stacia Cosgrove, Senior Planner, Ph: (916) 808-7110 Applicant and Owner: Brian Bigelow, Lone Wolf Construction, Ph: (916) 944-1981,

P.O. Box 661713, Sacramento, CA 95866

June 14, 2007

Iris Subdivision (P06-098)

Attachment 1 -'Vicinity Map

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r—GLENROSE--,

930 Feet

Vicinity Map Iris Subdivision P06-098

Development Services Department Current Planning Division December 21, 2006

Iris Subdivision (P06-098)

June 14, 2007

Summary: The applicant proposes to create 20 residential lots and build 20 single family homes in the Multi-Family (R-2A) zone. Staff has notified all property owners within 500 feet of the site for this public hearing and has received communication from an adjacent neighbor and from the Ben Ali Neighborhood Association (BACA). Staff's response to the stated concerns is included as Attachment 4. This item was heard at the Planning Commission's May 24 th , 2007 public hearing. Neighbors within the project area gave testimony that they would prefer to see the subdivision designed with a full public street connecting Iris Avenue to Juliesse Avenue. Planning Commission continued the item to the June 14 th , 2007 hearing and directed staff to study a through-street alternative. Since the May 24th , 2007 hearing, staff has met with Development Engineering staff to review how a through-street connection to Juliesse Avenue may be accomplished. Commissioner Notestine also recommended that staff study an alternative that would provide a pedestrian connection to Juliesse Avenue in lieu of a full public street. The options under consideration before the Planning Commission are discussed below. It should be noted that the applicant would like to construct the project as proposed and would not be willing at this time to amend the project to include a pedestrian, street, or alley connection to Juliesse Avenue.

1. Through-Street from Iris Avenue to Juliesse Avenue- Development Engineering staff has determined that despite concerns over the distance of the new street to the intersection of Auburn and Juliesse it would be possible to bring a 41-foot public street through the proposed subdivision. Exhibit 1X shows how the new street could be configured. The design results in the loss of one residential lot and the construction of additional street improvements for the applicant. Currently, there exists only 20-feet of street frontage connecting the project site to Juliesse. A full street option would have to transition from a public street into an alley connection to Juliesse. That condition would exist until such time as the 0.6 acre commercial property at Auburn and Juliesse developed. 2. Pedestrian Connection- A pedestrian connection, likely a 10-foot wide paved easement, could be brought through from the north end of the new street out to the 20foot wide connection to Juliesse. A locked pedestrian gate should be installed between the new subdivision and the 20-foot wide connection. It is undetermined at this time where the pedestrian connection would be located and if it would result in the loss of a residential lot. 3. Project as Proposed- The project as proposed includes a 41-foot public street connecting the 20 new proposed single family homes to Iris Avenue. The street will be fully improved with curb, gutter, sidewalk, and street lighting. It does not include a connection to Juliesse Avenue. At the hearing on May 24th, 2007, the Ben Ali Community Association expressed concern over existing traffic speeds in the area and unsafe conditions at the intersection of Iris and Plover Street. There is a concern that the constrution of 20 new homes at this location absent a second vehicular connection would worsen this condition. Staff discussed with both the applicant and the neighbors having a Stop Sign Warrent

Iris Subdivision (P06-098)

June 14, 2007

Analysis performed at the intersection by the City's Department of Transportation. As the neighborhood traffic concern is an existing condition, the Department of Transportation will proceed now to analyze the intersection, considering collision history and traffic counts to determine if a stop sign is warranted. If the study shows that a four-way stop is necessary at the intersection then a stop sign will be installed. Staff has also confirmed that the Ben Ali neighborhood has been on the Neighborhood Transportation Management Plan (NTMP) list since 2005. Currently, the neighborhood is 4th on the list and DOT averages one neighborhood a year in each Council District; initiating a NTMP in the Ben Ali Neighborhood in approximately 2009. Staff also discussed with both the applicant and the neighbors the possibility of the applicant volentarily contributing funds toward the NTMP project to address existing traffic concerns in the area. Department of Transportation staff has confirmed that any contributions made by the applicant would be a good faith measure only and would not have any bearing on NTMP standing for the Ben Ali neighborhood, as neighborhood ranking is based purely on a first-come, first-serve basis. Staff still recommends that Planning Commission approve the project as proposed. It is staff's opinion that the Ben Ali neighborhood is already well-gridded and the through street connection does not serve to open up any more of the area to development. It results in a loss of developable area for both the residential development and future commercial site. The proposed project is consistent with City housing goals for infill development and will contribute positively to the overall community. Table 1: Project Information General Plan designation: Medium Density Residential (16-29 dwelling units per net acre) Existing zoning of site: Multi-family (R-2A) & General Commercial (C-2) zones Existing use of site: Single Family Residential Property area: 2.8± gross/ 2.4± net acres Background Information: On April 9, 2006 the Zoning Administrator approved a Lot Line Adjustment to relocate the common property line between two parcels (APN: 2660203-011 & -17) totaling 0.91± partially developed acres in the Multi-Family (R-2A) zone (Z04-219). As a result, assessor parcel number 266-0203-027 was retired and two new parcels; APN: 266-0203-028 (adjacent to the proposed project) and 266-0203-029 (part of the proposed project) were created. At the same time, APN: 266-0203-017 was merged into the newly created parcel APN: 266-0203-029.

The applicant is now requesting a Rezone and Tentative Map to create 20 residential lots from 2.8± gross acres and Special Permit and Variance to build 20 small lots, single-family homes in the proposed Multi-Family (R-2) zone. As part of the current proposal, the applicant will file an additional Lot line Adjustment for APN: 266-0203-002 to merge a 20 foot wide, 126 foot deep segment to an adjacent General Commercial (C2) zoned parcel at the corner of Juliesse Avenue and Auburn Boulevard.

Iris Subdivision (P06-098)

June 14, 2007

Public/Neighborhood Outreach and Comments: The project was routed to all applicable neighborhood associations, advisory groups, and interested members of the public including the Del Paso Heights Improvement Association, Sacramento Housing Alliance, WalkSacramento, and the Ben Ali Community Association (BACA). Of the aforementioned groups, the BACA has met with both planning staff and with the applicant onsite and provided staff with formal comments. The discussion of BACA comments and staff response is included at the end of this report as Attachment 4, beginning on page 88. Environmental Considerations: The proposed project is exempt from environmental review pursuant to CEQA Guidelines (CEQA Section 15332). No review is required since this is an infill project and is consistent with zoning and has no impacts relating to traffic, noise, air or water quality.

Policy Considerations: Staff finds that generally the proposed project complies with all applicable General Plan, Zoning Ordinance requirements, and that the project generally meets the intent of the Single Family Residential Design Guidelines. The proposed project is in the Ben Ali Neighborhood and is not subject to a specific community plan. While the City's General Plan is being updated, the City Council has adopted a vision for the future of the City, as well as several guiding principles to help guide the update and achieve this vision. This was done to ensure that new developments submitted during the ongoing update comply with the goals and policies that are being incorporated into the General Plan through the update. The applicable guiding principles that this proposal complies with include: 1) Develop residential land uses in a manner, which is efficient and utilizes existing and planned urban resources to increase infill and reuse, while maintaining important qualities of community character; 2) Promote infill development as a means to meet future housing needs; 3) Provide adequate housing sites and opportunities for all households; and 4) Include a mix of housing types within neighborhoods to promote a diversity of household types and housing choices for residents of all ages and income levels to promote stable neighborhoods. In addition to being consistent with these principles, the proposal is not contrary to any of the other approved principles of the General Plan Update Vision.

Rezone The proposed project includes re-designating 0.73± gross acres from General Commercial (C-2) zone to the Multi-Family (R-2A) zone. Single family residential is permitted in the General Commercial (C-2) zone with a Special Permit (Section 17.24.050 (26b)). At the direction of Staff, the applicant is re-designating 0.73± gross acres to create consistent, residentially zoned parcels within the subject project area.

June 14, 2007

Iris Subdivision (P06-098)

The project is located in an area that was annexed into the City of Sacramento in the 1960s. The larger neighborhood is generally zoned as Multi-Family (R-2A), but has been developed with single family homes. Adjacent to the west of the subject site is a mobile home park and commercial parcel. Staff finds that the proposed rezone is consistent with other surrounding uses and supports the rezone as the lot will be developed for residential use and is not desirable for future commercial development. The applicant is filing an additional Lot line Adjustment for APN: 266-0203-002 to merge a 20 foot wide, 126 foot deep segment to the adjacent General Commercial (C-2) zoned parcel (APN: 266-0203-026) at the corner of Juliesse Avenue and Auburn Boulevard. Once the lot adjustment is complete, the existing C-2 parcel will not have public street frontage or access from the surrounding, existing streets.

Tentative Map Design

Due to the irregular shape of this infill site, the proposed lot sizes deviate from the standard lot width requirements. Section 17.24.050(8) of the zoning code permits alternative ownership housing types in the R-2A zone with the issuance of a special permit. Table 4: Lot design standards Standard

Required

Proposed

Deviation?

Minimum lot size (interior)

2,500 sqft

2,567 — 3,644 sqft

no

Minimum lot size (corner)

2,500 sqft

2,567 — 2,569 sqft

no

Minimum lot width (interior)

52'

45.5' — 50'

yes

Minimum lot width (corner)

62'

50'

yes

Minimum lot depth

100'

55'

yes

Maximum lot depth

160'

80'

no

___,, _

Planning Commission has the authority to allow deviations from standard lot requirements. This deviation is for reduced lot dimensions (widths and depths). The project meets minimum lot sizes. In order to approve a tentative map, the Planning Commission must make the following findings:

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June 14, 2007

1. None of the conditions described in Government Code Section 66474, subsection (a) through (g), inclusive, exist with respect to the proposed subdivision; 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the City General Plan designation of Medium Residential (16-29 du/na) and Chapter 16 of City Code respectively; 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, and; 4. The design of the proposed subdivision provides, to the extent feasible, for the future passive or natural heating and cooling opportunities.

Staff finds that none of the conditions in Government Code Section 66474 exist, and that the project is consistent with the intent of the General Plan designation of Medium Residential (16-29 du/na) as the project site is identified as a designated Target Infill Area and the proposed project will be compliant with Chapter 16 of City Code. The project has been routed to appropriate agencies and has been found that existing treatment plants have a design capacity adequate to service the proposed subdivision; and that the design of the subdivision will provide opportunities for future passive or natural heating and cooling opportunities. Access, Circulation and Parking

The project site is accessed from Iris Avenue. A new 41' street will be created to City standards for infill development. This street will end in a hammerhead to provide adequate vehicular turn-around for FIRE and emergency vehicles. Adequate parking will be provided as each house floor plan includes a 2-car garage and the 41' street standard allows on-street parking. As the internal street is not longer than 500' deep, a secondary access to the project site is not necessary. Subdivision Review Committee Recommendation

On April 18, 2007, the Subdivision Review Committee, by a vote of three ayes, voted to recommend approval of the proposed Tentative Map subject to the Conditions of Approval (Attachment 1). Project Design

The applicant proposes to develop 20 homes on small lots that deviate from the standard lot size and width standards. Two existing single family homes are located on the subject site and will be demolished as part of the project scope.

June 14, 2007

Iris Subdivision (P06-098) Height, Bulk and Setbacks

As indicated below, the proposal deviates from the standard setback requirements. Table 3: Height and area standards Standard

Required

Proposed

Deviation?

Height

35' max

20' max

no

Front setback

20'

12.5-20'

yes

Side setback

5'

5'

no

Street side setback

25'

12.5'

yes

Rear setback

15'

10'- 15'

yes

Courtyard

n/a

n/a

n/a

Lot coverage

50% max.

33-46%

no

Density

17 du/na max.

12 du/na

no

Section 17.24.050(8) of the zoning code permits alternative ownership housing types in the R-2A zone with the issuance of a special permit. The special permit process includes the review of setbacks, lot coverage, and overall design of the project, unit design. In evaluating special permit proposals of this type, the Commission is required to make the following findings: A.

A special permit shall be granted upon sound principles of land use.

B.

A special permit shall not be granted if it will be detrimental to the public health, safety or welfare, or if it results in the creation of a nuisance.

C.

A special permit use must comply with the objectives of the general or specific plan for the area in which it is to be located.

In this case, staff finds that the proposed project is appropriate as the proposal is consistent with surrounding uses. Staff finds that the proposed lot sizes are adequate to accommodate residential homes with setbacks which will protect the privacy of neighbors and ensure adequate open space and access to light and air. The General Plan designates the site as Medium Density Residential (16-29 du/na). This category is generally defined as including condominiums, garden apartments, and light density apartment uses. While the proposed project is small-lot, single family development, the General Plan category does allow for some variation within the designation. The General Plan land use designation is not intended to provide an exact correspondence with the site specific zoning, rather the intent of the designation is to

June 14, 2007

Iris Subdivision (P06-098)

show the general relationship of the various land uses. In practice, the city generally does not require General Plan Amendments for sites that are less than 5 acres in size as long as the land use is compatible. In this case, the site is an infill site that is 2.4+/net acres in size. Staff finds that the medium density nature of this project on a site zoned R-2A and with a project density of 12 du/na, does not compromise the overall, or "general," nature of the General Plan category of Medium Density Residential (16-29). Likewise, the project site is located in a General Plan designated Target Infill Area (SGPU, Sec. 1-20, Map 4). Building design, signage and landscaping

The project consists of 20 single family homes. Each lot will have a custom fitted floor plan, which feature three - four bedrooms and a 2-car garage. Front elevations and floor plan exhibits have been submitted for each lot (Attachment 1C-1V). Exhibit 1C includes a typical rear and side elevations as well. Table 4: House Plans & Lot Coverage Lot # # of l st Floor 2 nd Floor SqFt Bedrooms SqFt (incl. garages) 725 1 3 856 4 1,131 824 2 3 4 1,130 906 4 4 1,159 965 5 4 1,429 1,046 6 4 1,402 1,029 7 4 1,295 1,628 8 4 921 1,155 9 3 1,493 714 10 4 1,140 1,018 11 4 1,140 1,018 12 3 1,493 714 13 4 1,085 907 14 4 1,193 1,010 15 4 1,402 1,029 16 4 1,141 997 17 4 1,147 920 18 4 1,127 859 19 4 1,147 920 20 3 877 801

Total SqFt

1,580 1,955 2,037 2,124 2,475 2,432 2,923 2,076 2,207 2,159 2,159 2,207 1,993 2,203 2,432 2,132 2,067 1,986 2,067 1,678

Lot Size SqFt

Lot Coverage

2,569 2,724 2,724 2,724 3,635 3,278 3,560 3,089 3,644 2,753 2,753 3,642 2,778 3,080 3,167 2,812 2,724 2,724 2,724 2,567

33% 42% 42% 43% 39% 43% 46% 37% 41% 41% 41% 41% 39% 39% 44% 41% 42% 41% 42% 34%

Driveways and walks for each lot will utilize special, stamped paving. A 30' long, 6' high stucco and wrought iron fence is proposed along the side yards of the two homes on the corner of Iris Avenue and the new street. The fencing has been condition to not extend into the front setback area. At this time, the applicant is not proposing any signage or

Iris Subdivision (P06-098)

June 14, 2007

detailed landscaping, however, the project has been conditioned to meet city requirements for landscaping and signage. Variance

To exceed the maximum of 40% paving in the front setback area, a Variance is required and may be granted based on the following findings: A. Special privilege has not been extended to the applicant and 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; B. The variance is not to be detrimental to the public health, safety, or welfare or be injurious to other properties in the vicinity; and C. The variance will not adversely affect the General Plan or Zoning of the site. Special privilege has not been extended to the applicant and the same entitlements would be reviewed and recommended by staff if a different applicant wished to subdivide the subject property. Since the lots will meet the minimum lot size requirements and all other standards, the smaller width and depth will be able to accommodate a new public street built to city standards and the lots are of reasonable size and shape so that the Variance will not be detrimental to the public health and safety. Staff finds granting the Variance will not adversely affect the General Plan or Zoning of the site as the proposed use is consistent with the all designations of the site.

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Respectfully submitted by: JAMIE UTLIP Assis t Planner

Approved by: STACIA CO GROVE Senior Planner

Recomm d tio

proved:

G G ER Principal Planner Attachments: Attachment 1 Exhibit 1A Exhibit 1B Exhibit 10 Exhibit 1D Exhibit 1E Exhibit IF Exhibit 1G Exhibit 1H Exhibit 11 Exhibit 1J Exhibit 1K Exhibit 1L Exhibit 1M Exhibit 1N Exhibit 10 Exhibit 1P Exhibit 1Q Exhibit 1R Exhibit 1S Exhibit IT Exhibit 1U Exhibit 1V Attachment 2 Attachment 3 Exhibit A Attachment 4 Exhibit 1X

Recommended Finding of Fact and Conditions of Approval Tentative Map Site Plan Lot 1 — Front Elevations, Floor Plans, Typical Rear/Side Elevations Lot 2 — Front Elevations, Floor Plans Lot 3 - Front Elevations, Floor Plans Lot 4 - Front Elevations, Floor Plans Lot 5 - Front Elevations, Floor Plans Lot 6 - Front Elevations, Floor Plans Lot 7 - Front Elevations, Floor Plans Lot 8 - Front Elevations, Floor Plans Lot 9 - Front Elevations, Floor Plans Lot 10 - Front Elevations, Floor Plans Lot 11 - Front Elevations, Floor Plans Lot 12 - Front Elevations, Floor Plans Lot 13 - Front Elevations, Floor Plans Lot 14 - Front Elevations, Floor Plans Lot 15- Front Elevations, Floor Plans Lot 16 - Front Elevations, Floor Plans Lot 17 - Front Elevations, Floor Plans Lot 18 - Front Elevations, Floor Plans Lot 19- Front Elevations, Floor Plans Lot 20 - Front Elevations, Floor Plans Land Use & Zoning Map Draft Rezone Ordinance Rezone Exhibit Letter from BACA and Staff response Through Street Alternative

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Attachment 1 Proposed Findings of Fact and Conditions of Approval Iris Subdivision (P06-098) NW of Albatross & Iris Avenues Findings Of Fact A. Environmental Determination: Exemption (CEQA Section 15332 for infill Development). The Planning Commission of the City of Sacramento finds as follows: B. The City of Sacramento's Environmental Planning Services has reviewed the Iris Subdivision (P06-098) and has determined the project is exempt from review under the California Environmental Quality Act as follows:

a. The Project is exempt under the following provisions of the California Environmental Quality Act and/or Guidelines: CEQA Guidelines Section 15332, Infill Development Projects. b. The factual basis for the finding of exemption is as follows: The proposed project is consistent with the General Plan, is located within the City limits, is located at a site with no habitat value, and can be adequately served by utilities and public services. The project would not have significant effects relating to traffic, noise, air quality, or water quality.

2. The Planning Commission has reviewed and considered the Environmental Planning Services determination of exemption and the comments received at the hearing on the project and have determined that the project is exempt from review under the California Environmental Quality Act for the reasons stated above. C. The Tentative Map to create 20 residential lots from five lots totaling 2.4± net acres is approved subject to the following Findings of Fact and Conditions of Approval:

5. None of the conditions described in Government Code Section66474, subsection (a) through (g), inclusive, exist with respect to the proposed subdivision; 6. The proposed subdivision, together with the provisions for its design and improvement, does not exceed the City General Plan designation of Medium Density Residential (16 -29 du/na) and Chapter 16 of City Code. 7. 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

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June 14, 2007

Quality Board, Central valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision; and 8. The design of the proposed subdivision provides, to the extent feasible, for the future passive or natural heating and cooling opportunities. D. The Special Permit to construct a 20 alternative single-family homes is approved subject to the following Findings of Fact and Conditions of Approval:

1. The project is based upon sound principles of land use in that the proposed use is allowed in the Multi-Family (R-2A) zone and includes conditions addressing building and site design and signage. 2. The proposed use would not be detrimental to the public health, safety and welfare, not result in a public nuisance in that the building and landscaping have been designed so as to be compatible with the existing character of the general vicinity and shall not change the essential character of the project area. Staff finds that the proposed lot sizes are adequate to accommodate residential homes with setbacks which will protect the privacy of neighbors and ensure adequate open space and access to light and air. 3. The proposed project, at a density of 12 du/na, does not exceed the density of the General Plan land use designation of Medium Density Residential (16-29 du/na). The proposed project is consistent with the density requirements and is consistent with the goals of the General Plan, in that, the proposed project promotes infill development and encourages a variety of housing choices. E. The Variance to allow lots to exceed the maximum of 40% paving in the front setback area is approved subject to the following Findings of Fact and Conditions of Approval:

1. Special privilege has not been extended to the applicant and 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 variance not be detrimental to the public health, safety, or welfare or be injurious to other properties in the vicinity; and; 3. The variance will not adversely affect the General Plan or Zoning of the site.

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Conditions Of Approval

C.

The Tentative Map to create 20 residential lots from five lots totaling 2.4± net acres is approved subject to the following Conditions of Approval:

NOTE: These conditions shall supersede any contradictory information shown on the Tentative approved for this project (P06-098). 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 (Parcel) 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 Development Engineering Division The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to City Planning 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: SPECIAL DISTRICTS: Assessment Districts Cl.

Pay off existing assessments, or file the necessary segregation requests and fees to segregate existing assessments.

DEVELOPMENT ENGINEERING 02.

Pursuant to City Code Section 16.40.190, 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 Development Engineering Division after consultation with the U.S. Postal Service.

C3.

Construct standard subdivision improvements as noted in these conditions pursuant to section 16.48.110 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Development Engineering Division. 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 street lighting and the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk per City standards to the satisfaction of the Development Engineering Division.

C4.

Construct/Reconstruct Iris Avenue to match existing improvements.

05.

Dedicate and construct the internal subdivision street to a City Standard 41' 14

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cross-section (full improvements are required). C6.

Dedicate and construct the Hammerhead to the satisfaction of Development Engineering Division and the Fire Department.

C7.

Prior to recordation of the Final Map a Lot Line Adjustment which will establish the boundary of the approved Tentative Map must be obtained and a Certificate of Compliance must be recorded.

C8.

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 Development Engineering Division.

C9.

Dedicate a standard 12.5 foot public utility easement (PUE) for underground facilities and appurtenances adjacent to all street right of ways.

SACRAMENTO SUBURBAN WATER C10.

The District will require the installation of new adequate sized water mains as per our Regulations to provide adequate fire protection to the proposed subdivision: The proposed water mains will be looped through the project in a public right of way/and or easement from an existing water main on Iris Avenue to Juliesse Avenue and then east to existing water mains at the intersection of Albatross Way and Juliesse Avenue A grant of easement for water facilities shall be provided for the water facilities from the public right of way north through to Juliesse Avenue. Easement width shall be 20 feet or some other acceptable width as approved by Sacramento Suburban Water District.

C11.

Individual metered water services will be required for each lot.

C12.

The new water facilities will be designed and installed per the District's standards at the developer's cost. The District will maintain ownership and provide maintenance of the facilities after a one-year warranty from the date the system is accepted.

C13.

District fees including but not limited to connection fees, supervision and inspection cost, meter furnish only fees, construction water and plan review cost will be assessed and paid by the developer at plan approval.

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CITY UTILITIES C14.

Provide standard subdivision improvements per Section 16.48.110 of the City Code. Construct water, sewer, and drainage facilities to the satisfaction of the Department of Utilities (DOU). Unless otherwise approved by the DOU, parallel underground dry utilities shall not be located in the street.

C15.

Prior to submittal of improvement plans, a drainage study and shed map as described in Section 11.7 of the City Design and Procedures Manual is required. Prior to performing the drainage study, the applicant should coordinate with the DOU to determine the scope of the drainage study. Either storage based upon a pumping capacity of 0.35 cfs/acre shall be provided for the increase in runoff generated from this project (3920 cubic feet). Storage of 3920 cubic feet shall be within pipes or pavement sections with depths not exceeding 6 inches adjacent to the site or at a location determined by the DOU. This study and shed map shall be approved by the DOU. Or, as an option, the applicant may develop a SSWMM model for the drainage study to show how the project development will create no significant negative impact to the existing drainage system. Note: This site is a portion of drainage shed 151. All new storm drain pipes shall be placed along the centerline of new streets.

C16.

The building pad elevation shall be approved by the DOU and shall be a minimum of 1.5 feet above the local controlling overland release elevation or the finished floor elevation shall be a minimum of 1.8 feet above the local controlling overland flow release elevation, whichever is higher.

C17.

Per City Code, the Subdivider 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. Furthermore, all parcels shall be graded so that drainage does not cross property lines. The project shall construct the required public and/or private infrastructure to handle runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle 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.

C18.

The proposed development is located within the Sacramento Suburban Water District (SSWD). Satisfy all SSWD requirements. Furthermore, satisfy DOU requirements regarding the placement or location of water mains and services. Based on City water maps, a 4 inch water main extends east-west through the northern portion of the site and turns north to a fire hydrant at Juliesse Avenue. We anticipate the main will need to be relocated or abandoned and that a water main extension may be required.

C19.

Provide separate sanitary sewer services to each parcel to the satisfaction of the DOU. All new sewer mains shall be at least 8 inches in diameter and shall be placed 7 feet east of the street centerline.

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C20.

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. No grading shall occur until the grading plan has been reviewed and approved by the DOU.

C21.

This project is greater than 1 acre in size; therefore, the project is required to comply with the State "NPDES General Permit for Stormwater Discharges Associated with Construction Activity" (State Permit). To comply with the State Permit, the applicant will need to file a Notice of Intent (N01) with the State Water Resources Control Board (SWRCB) and prepare a Stormwater Pollution Prevention Plan (SWPPP) prior to construction. A copy of the State Permit and NOI may be obtained from www.swrcb.ca.gov/stormstr/construction.html . The SWPPP will be reviewed by the DOU prior to issuing a grading permit. The following items shall be included in the SWPPP: (1) vicinity map, (2) site map, (3) list of potential pollutant sources, (4) type and location of erosion and sediment BMP's, (5) name and phone number of person responsible for SWPPP and (6) certification by property owner or authorized representative.

22.

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 subdivision improvement plans. These plans shall also show the methods to control urban runoff pollution from the project site during construction.

23.

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 less than 20 acres in size, only source control measures are required. Improvement plans must include the source controls measures selected for the site. Refer to the latest edition of the "Guidance Manual for On Site Stormwater Quality Control Measures" for appropriate source control measures

FIRE: 24.

Dead ends exceeding 150 feet in length require an approved Fire Department turnaround (45' radius cul-de-sac or city standard hammerhead).

C25. Provide the required fire hydrants in accordance with CFC 903.4.2 and Appendix III-B, Section 5. Hydrant spacing shall be reduced by 50' for dead end roads.

PPDD: Parks 026.

Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter 16.64 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC §§16.64.040 and 16.64.050 equal to the value of land prescribed for dedication under 16.64.030 and not satisfied by

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dedication. (See Advisory Note). 027.

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 Development Services Department, 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.)

ADVISORY NOTES:

The following advisory notes are informational in nature and are not a requirement of this Tentative Map: 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. This project shall require street lighting. There is an existing street lighting system around this project area. Improvements of right-of-way may require modification to the existing system. Electrical equipment shall be protected and remain functional during construction. 1.

3. The proposed project is located in the Flood zone designated as an X zone on the Federal Emergency Management Agency (FEMA) Federal Insurance Rate Maps (FIRMs) dated July 6, 1998. Within the X zone, there are no requirements to elevate or flood proof. 4. Many projects within the Sacramento area require on-site booster pumps for fire suppression and domestic water systems. Prior to design of the subject project, the DOU suggests that the applicant request a water supply test to determine what pressure and flows the surrounding public water distribution system can provide to the site. This information can then be used to assist the engineers in the design of the on-site fire suppression system.

5. Properly abandon under permit from the County Environmental Health Division, any well or septic system located on the property. 6. As per City Code, the applicant will be responsible to meet his/her obligations regarding: a. Title 16, 16.64 Park Dedication / In Lieu (Quimby) Fees, due prior to approval of the final map. The Quimby fee due for this project is estimated

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at $41,124. This is based on 20 single-family residential units and an average land value of $115,000 per acre for the Arden-Arcade Planning 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. b. Title 18, 18.44 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $41,760. This is based on 20 single-family units at the infill fee of $2,088 each. 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. 7. Existing Sacramento Regional County Sanitation District (SRCSD) facilities serving this proposed project are capacity constrained. Ultimate capacity will be provided by construction of the Lower Northwest and Upper Northwest Interceptors, currently scheduled for completion in 2010. SRCSD is working to identify potential interim projects to provide additional capacity. SRCSD and County Sanitation District 1 (CSD-1) will issue sewer permits to connect to the system if it is determined that capacity is available and the property has met all other requirements for service. This process is "first come, first served". There is no guarantee that capacity will be available when actual requests for sewer service are made. Once connected, the property has the entitlement to use the system. However, its entitlement is limited to the capacity accounted for by the payment of the appropriate SRCSD fees. 8. Developing this property will require the payment of sewer impact fees. Impact fees for CSD-1 shall be paid prior to filing and recording the Final Map or issuance of Building Permits, which ever is first. Applicant should contact the Fee Quote Desk at 876-6100 for sewer impact fee information. D.

The Special Permit to build alternative single-family residential in the MultiFamily (R-2A) zone is approved subject to the following Conditions of Approval:

Dl. The applicant shall obtain all necessary building permits prior to construction. D2.

The project shall substantially conform to the approved plans as shown on attached exhibits 1A-1V. Any modification to the project shall be subject to review and approval by Planning staff (and may require additional entitlements) prior to issuance of building permits.

D3.

Lot sizes and building setbacks shall comply with the approved site map (exhibit 1B). Any deviation from this shall require review and approval by Planning Staff prior to issuance of building permits.

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June 14, 2007

D4.

Lot coverage shall not exceed 50%.

D5.

Enhanced side and rear elevations shall be required whenever either of those elevations faces public street, school, park, canal, or other public space. Enhanced elevations shall include, at a minimum, "pop-outs" around windows and doors consisting of stucco over foam trim, finished with a texture that is different from the texture of the house, or other appropriate door and window trim features; and a four foot return of materials on the side or rear elevations, as appropriate. On enhanced side and rear elevations, window treatments, rooflines, and materials shall match front facades in appearance and quality. All enhanced elevation treatments shall be shown on the plans submitted for building permit.

D6.

No two floor plans shall be placed on adjacent lots, unless they are of different elevations.

D7.

The applicant shall work with staff to include an extended front porch /patio area on lots where setbacks and tree shading will not be impeded by providing said condition.

D8.

On corner lots, the builder shall provide enhanced landscaping treatments by providing accent trees and shrubs along the side yard fence.

D9.

All landscaping and planting shall conform to City standards for sight line requirements at intersections and driveways.

D10. All mechanical equipment shall be located within enclosed cabinets or screened by landscaping and/or screening/fencing. D11. All walls and fences shall be installed per the Site Plan (exhibit 1B) and shall not exceed 6ft in height nor extend into the front setback area. D12. Any additional walls and fences not approved per this application shall be submitted to the Planning Director for review and approval. D13. Any proposed signage must be reviewed and approved by Planning Staff prior to issuance of signage permits; all signage shall comply with the Sign Ordinance and City Code Section 15.148.

D14. 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. D15. A Water Supply Test must be requested by the project applicant for all projects involving the construction of new commercial buildings, additions to commercial

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June 14, 2007

buildings, or four or more residential units. Please contact the Utilities Department at 808-7065. D16. The hammerhead shall be marked "No Parking Fire Lane" to the satisfaction of the fire department

ADVISORY NOTES Special consideration should be given during the design phase of a development project to address the benefits derived from the urban forest by installing, whenever possible, large shade trees and thereby increasing the shade canopy cover on residential lots and streets. Trees in the urban environment reduce air and noise pollution, furnish habitat for wildlife, provide energy saving shade and cooling, enhance aesthetics and property values, and contribute to community image and quality of life.

TENTATIVE MAP FOR:

IRIS AVENUE SUBDIVISION 20 SINGLE FAMILY LOTS STATE OF CALIFORNIA CITY OF SACRAMENTO APNIE66-0203-00E, 011 (PORTION), 016, 029, 016, 0E6.

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