CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...

Zoning Code of Sacramento County Title V: Special Planning Areas and Neighborhood Preservation Areas

Chapter 8 Article 2

1

CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA

508-200. INTENT. It is the intent of the Board of Supervisors in adopting this Special Planning Area Ordinance to ensure that the intensity, configuration and design of land uses within the SPA are supportive of high quality transit service and pedestrian activity, making significant progress toward reducing traffic congestion and air pollution while providing diversity in the housing supply. Within the permitted use areas, development of a mixture of commercial, office, residential, recreational and public/quasi public uses is encouraged. Proposed improvements within the Calvine Road/Highway 99 SPA Design Guidelines, adopted by Resolution of the Board of Supervisors shall also be used to guide development of the area. The Guidelines and Standards seek to encourage bicycle and pedestrian access between employment, commercial, residential, transit and public uses. The objectives promoted by the establishment of the Special Planning Area are:

(A) Provide employment opportunities within the community that are served by public transit. (B) Provide diversity in housing stock including levels of affordability, and ownership patterns. (C) Establish commercial and office uses that are designed for convenient pedestrian access, are

constructed of quality materials and enhance the visual character of the community. (D) Promote the development of property with the appropriate design, density, and intensity to

support transit service and pedestrian mobility. (E) Encourage separate and distinct identities for each mixed use area. (F) Integrate the project site with the surrounding development and circulation pattern by

creating street pedestrian connections. (G) Create neighborhoods which promote pedestrian circulation. (H) Establish an internal circulation system that enables trips to shopping, school, recreation

and employment destinations without depending exclusively on thoroughfares or arterials. (I) Establish and design the future Light Rail Station(s) as a site focus, recognizing its role as

an important public amenity to the community.

508-201. APPLICABILITY. The provisions of this Article shall apply to the land area shown in Section 508-212.1.


Chapter 8 Article 2

2

508-202. DEFINITIONS.

(A) "Calvine Road/Highway 99 Land Use Plan" is the Land Use Plan prepared for the SPA and is shown in Section 508-212.3.

(B) "Neighborhood Unit Areas" establish target areas that must meet minimum average density

requirements. The Neighborhood Unit Areas and the minimum target unit amount for each area are shown in Section 508-212.4.

(C) "Calvine Road/Highway 99 Circulation Plan" is the Circulation Plan prepared for the SPA

and is shown in Section 508-212.5.

(D) "Calvine Road/Highway 99 Development Plan Standards" are the development standards for land uses within the SPA and are provided in Section 508-212.7.

(E) "Calvine Road/Highway 99 Development Plan Review Guidelines" are the development

guidelines for land uses within the SPA as adopted by Resolution #93-0163 of the Board of Supervisors and are attached to this Ordinance.

(F) “Village Areas” establish areas that must meet maximum lot yield and minimum lot

dimensions. The Village Areas are shown in Section 508-212.4. 508-203. REVIEW AUTHORITY. The Director of Planning and Community Development is

the appropriate authority to determine consistency of single family development projects with the provisions of the Calvine Road/Highway 99 SPA Ordinance. The Project Planning Commission is the appropriate authority to determine consistency of all other development proposals with the provisions of the Calvine Road/Highway 99 SPA Ordinance.

508-204. PERMITTED USES. All land within the SPA may develop in accordance with the

Agricultural-Residential 5 (AR-5) designation without meeting the Performance Standards of Section 508-210 of this Ordinance. Additional development is permitted if the Performance Standards of Section 508-210 are met. This additional development is categorized and divided Travel Commercial, Residential, Office, Recreation, General Commercial, Northwest Commercial Area and Public/quasi Public. The boundaries for each use area are depicted in Section 508-212.2. Development shall conform with the Development Standards described in Section 508-212.7.

(A) Mixed-use Core Commercial Areas: Permitted uses within the Mixed-use Core

Commercial Areas, as shown in Section 508-212.2, are those uses permitted in the Shopping Center (SC), Business and Professional Office Zone, and Residential (RD-10, RD-15, RD-20, RD-25, RD-30) Land Use Zones as listed in the Zoning Code Sections 225-31, 225-21, 215-62, 215-67, 215-72, 215-77 and 215-82 subject to corresponding special conditions referenced in Section 225-14 with the following exceptions and conditions:


Chapter 8 Article 2

3

(1) Mixed-use Core Commercial Areas: Office and Residential Uses are permitted

only when located in conjunction with retail commercial uses. Residential and office uses located above ground-floor retail are exempt from the Core Commercial Area FAR standards. Up to two floors of residential uses and up to one floor of office uses may be added for every ground floor of retail space as a density bonus. All other height, bulk and parking standards must be met.

(2) Mixed-use Core Commercial Areas: The following uses are not permitted in the

Southern Core Commercial Areas:

(a) Section A-Automotive Sales, Service and Repair (i) all automotive sales, service and repair uses are not permitted

(b) Section G-Eating/Drinking/Lodging (i) drive-in café is not permitted (ii) drive-up windows are not permitted for restaurants, coffee shops, or

cafeterias (c) Section I-Food, Drug, Liquor Sales

(i) drive in dairy is not permitted (ii) drive-in food market or stand is not permitted

(d) Section O-Offices (i) drive-up windows are not permitted for bank, savings and loan, finance,

loan, and credit offices. (e) Retail stores greater than 80,000 square feet in size are not permitted without

a conditional use permit from the Board of Supervisors. (B) Travel Commercial Areas: Permitted uses within the Travel Commercial Areas, as

shown in Section 508-212.2, are those uses permitted in the Travel Commercial (TC) Land Use Zone as listed in the Zoning Code Section 225-71 subject to the special conditions referenced in Section 225-14.

(C) Residential Areas: Permitted uses within the Residential Areas, as shown in Section

508-212.2, are those uses permitted in the RD-30, RD-25, RD-20, RD-15, RD-10, RD-7. RD-5, RD-4, and RD-3 Land Use Zones as listed in the County Zoning Code Section 215-33, 215-43, 215-51, 215-56, 215-62, 215-67, 215-72, 215-77, 215-82. All of the Residential Areas are subject to density requirements of Section 508-205, Neighborhood Unit Area; except for Low Density Residential Area B which is subject to Section 508-205.5 Village Areas. The Development Standards described in Section 508-212.7; and special conditions referenced in Zoning Code Section 211.04 with the following conditions:

(1) Northern Medium Density Area: Permitted uses in the Northern Medium Density

Area as shown in Section 508-212.2 include those allowed in the RD-30, RD-25,


Chapter 8 Article 2

4

RD-20, RD-15, RD-10, and RD-7 Land Use Zones. A minimum average density of 15 dwelling units (d.u.) per net residential acre shall be maintained for each neighborhood unit area in the Northern Medium Density Residential Area, consistent with the provisions of Section 508-205, Neighborhood Unit Areas. In no case shall densitites of less than 7 d.u. per net residential acre or more than 30 d.u. per net residential acre be permitted.

(2) Southern Medium Density Area: Permitted uses in the Southern Medium Density

Area as shown in Section 508-212.2 include those allowed in the RD-30, RD-25, RD-20, RD-15, RD-10, and RD-7 Land Use Zones. A minimum average density of 12 dwelling units per net residential acre shall be maintained for each neighborhood unit area in the Southern Medium Density Residential Area, consistent with the provisions of Section 508-205, Neighborhood Unit Areas. In no case shall densities of less than 7 d.u. per net residential acre or more than 30 d.u. per net residential acre.

(3) Medium to Low Density Residential Area: Permitted uses in the Medium to Low

Density Area as shown in Section 508-212.2 include those allowed in the RD-30, RD-25, RD-20, RD-15, RD-10, and RD-7 Land Use Zones. A minimum average density of 9 dwelling units per net residential acre shall be maintained for each neighborhood unit area in the Medium to Low Density Residential area, consistent with the provisions of Section 508-205, Neighborhood Unit Areas. In no case shall densitites of less than 6 d.u. per net residential acre or more than 30 d.u. per net residential acre be permitted.

(4) Low Density Residential Area A: Permitted uses in the Low Density Residential

Area as shown in Section 508-212.2 include those allowed in the RD-10, RD-7, RD-5, RD-4 and RD-3 Land Use Zones. A minimum average density of 6 d.u. per net residential acre shall be maintained for each neighborhood unit area in the Low Density Residential Area A, consistent with the provisions of Section 508-205, Neighborhood Unit Areas. In no case shall densitites of less than 3 d.u. per net residential acre or more than 10 d.u. per net residential acre be permitted.

(5) Low Density Residential Area B: Permitted uses in the Low Density Residential

Area B as shown in Section 508-212.2 include those allowed in the RD-10, RD-7, RD-5, RD-4 and RD-3 Land Use Zones. The “minimum average density” or “minimum number of units” are not applicable to this area. The maximum number of lots, and minimum lot dimensions, shall be consistent to the provisions of Section 508-205.5 Village Areas.

(D) Office Areas: Permitted uses within the Office Areas as shown in Section 508-212.2 are those uses permitted in the Business and Professional Office (BP) Land Use Zone as listed in Zoning Code Section 225-21 subject to special conditions referenced in Section 225.14.


Chapter 8 Article 2

5

(E) Recreation Area: Permitted uses within the Recreation Area as shown in Section 508-212.2 are those uses permitted in the Recreational (0) Land Use Zone as listed in the Zoning Code Section 220-21 subject to special conditions referenced in Section 201-04.

(F) Public/Quasi-Public Use Areas: Public uses such as transit, postal, park, utility, public safety, and any other public facilities deemed necessary by the appropriate authority are permitted in any use area of the SPA. An elementary school shall be permitted in the Low Density Residential Area and in the general location shown in Section 508-212.6.

(G) General Commercial: The permitted uses within Parcel 1 of the General Commercial Area as shown in Section 508-212.2 are limited to a mini-storage facility and associated office area. Development standards shall be subject to Section 508-212.7.

(H) Northwest Commercial Area: The permitted uses within this area as shown in Section 508-212.2 shall be limited to the SC zone, provided the uses listed under Automotive Sales, Service and Repair in Section 225-12 A(2)/Auto Rental or Lease, (4) Auto, Minor Service-Repair Replacement, (6) Primary Service Station, (7) Secondary Service Station, (10) Car Wash and (12) Motorcycle Sales, Service and Repair of the Sacramento County Zoning Codes shall not be permitted. The intent of this condition is to specifically prohibit auto service stations and auto repair uses on the site. Development standards and further restrictions on use shall be subject to Section 508-212.7. The development for this area shall be subject to the Performance Standards in Section 508-210.7.

(I) Shopping Center: The permitted uses within Parcel 115-0130-080 of the Commercial and Offices Area as shown in Section 508-212.2 and labeled as Parcel 2 of Section 508-212.3 are limited to uses allowed in the Shopping Center (SC) zone, except that the uses listed under Automotive Sales, Service and Repair in Section 225-12 A(2)/Auto Rental or Lease, (4) Auto, Minor Service-Repair Replacement, (6) Primary Service Station, (7) Secondary Service Station, (10) Car Wash, and (12) Motorcycle Sales, Service and Repair of the Sacramento County Zoning Code shall not be permitted. The intent of this condition is to specifically prohibit auto service stations and auto repair uses on the site. Development standards shall be subject to the Shopping Center standards in Section 508-212.7.

508-205. NEIGHBORHOOD UNIT AREAS. Section 508-212.4 identifies Neighborhood Unit

Areas within the SPA. For each Neighborhood Unit Area the map identifies: the "gross acres"; the estimated "net acres" (gross acres less areas constrained by uses such as major roadways, intersection rights-of-way, major drainage facilities); and a "minimum number of units" based on net acres and minimum average dwelling units. The minimum number of units should be met for each area by meeting the minimum average dwelling unit requirement. In the event that major facility rights-of-way not currently identified are required (i.e., drainage retention basins), the review authority may allow projects to be approved in a Neighborhood Unit Area below the minimum number of units. If a project is smaller than the boundaries of the Neighborhood Unit Area, then the project must meet the


Chapter 8 Article 2

6

minimum average density within that project unless the project proponent can demonstrate to the satisfaction of the Project Planning Commission that the overall minimum density of the Neighborhood Unit Area will be achieved by higher densities on other projects within that Neighborhood Unit Area. Development proposals may exceed the minimum densities of the use area.

508-205.5 VILLAGE AREAS: Section 508-212.4 identifies Village Areas within the Low

Density Residential Area B of the SPA. For each Village Area, the map identifies the maximum number of lots and minimum lot dimensions, based upon gross acres, that shall be provided.

508-206. DEVELOPMENT PLAN REVIEW. Specific development projects for properties within the SPA shall be submitted to the Planning Department for purposes of development plan review in accordance with the provisions of Section 110-80 through 110-86 of Director of Planning and Community Development. The intent of development plan review for single family projects is for review of homes as a group or unit for consistency with the standards and guidelines including setbacks. All other projects, including commercial, office and multi-family projects, shall undergo review by planning staff and then shall be heard and reviewed before the Project Planning Commission. Development proposals shall conform to the Development Standards described in Section 508-212.7. The Design Guidelines adopted by Resolution #93-0163 of the Board of Supervisors shall be used to evaluate consistency of proposed projects to the objectives stated in the intent section of this SPA Ordinance. The standards specified within this SPA supersede the standards of the Zoning Code. If the Design Guidelines and Development Standards do not provide direction regarding specific uses, the Provisions of Title I, II, III, and IV of the Zoning Code shall apply as appropriate.

508-207. DEVELOPMENT STANDARDS. Development Standards are described in Section 508-212.7. In cases where the Development Standards do not provide direction regarding specific uses, the Zoning Code shall apply.

508-208. DESIGN GUIDELINES. In order to encourage innovative design and provide maximum flexibility, the Calvine SPA Design Guidelines adopted by Resolution of the Board, shall be interpreted liberally by the Project Planning Commission with the primary intent of meeting the objectives stated in Section 508-200 of this ordinance. However, lack of consistency with the intent of this SPA can be grounds to require a redesign, either in respect to detail or in concept. The Project Planning Commission may require a redesign.

Design guidelines for the Northwest Commercial Area have been added. Refer to Guideline

No. 5.5, 6.5, 7.5, 11.5.

508-209. PARKING. The provisions of this SPA Ordinance, including the Development Standards, and Calvine SPA Design Guidelines shall determine parking standards. In the event this SPA Ordinance does not address specific standards, Chapter 30 of the Zoning Code shall apply.


Chapter 8 Article 2

7

508-210. PERFORMANCE STANDARDS. The following Performance Standards must be met prior to the issuance of a building permit. Specific conditions related to the land use design and integration are included below. This section is applicable to all areas of the SPA except the Low Density Residential Area B, and Southern Commercial Core (Lot F of the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251). Refer to Section 508-210.5 for the Performance Standards applicable to these areas. In addition, this section is not applicable to the General Commercial Area shown on Section 508-212.2 (Permitted Use Area) and Section 508-212.3 (Land Use Plan), as well as the Parcel 2 shown on Section 212.3. Refer to Section 508-210.6 for the Performance Standards applicable to the General Commercial Area. Refer to Section 508-210.7 for the Performance Standards applicable to the Northwest Commercial Area shown on Section 508-212.3. Refer to Section 508-210.8 for the Performance Standards applicable to Parcel 2 shown on Section 508-212.3.

Financing Plan (A) The Board of Supervisors finds and determines that development permitted under this

ordinance which relies on presently unavailable infrastructure endangers the health and safety of present and future residents of the County and of the territory to which this ordinance applies in that such development, without accompanying infrastructure, or at least a means to finance such infrastructure, will degrade air quality, transportation services, water services, sewer services as well as other services, all to the detriment of public health and safety. Therefore, no building permits will be approved for areas subject to this ordinance unless one of the following has occurred:

(1) A Public Facilities Financing Plan for the Elk Grove/West Vineyard area, including the

Calvine Road/Highway 99 Special Planning Area, has been adopted by the Board of Supervisors and the resulting financing mechanism is in effect. Such public facilities financing plan may include, but not by way of limitation, roadway, water supply, drainage, fire, park, library and transit facilities, as well as preliminary engineering for these facilities and shall be applicable to all property within the Calvine Road/Highway 99 Special Planning Area.

(2) An applicant for a building permit has previously accepted conditions on subdivision

maps, use permits, development agreements, development plans, or similar development approvals requiring or, has otherwise agreed to the payment of a cash amount based upon the "Summary of the Recommended Preliminary Voluntary Contributions to the Elk Grove/West Vineyard Public Facilities Financing Plan" (Attachments A and B), with an added transit component, which amount shall be utilized to finance the cost of infrastructure improvements in the Elk Grove/West Vineyard area. Any such condition or agreement shall include adjustments based upon changes and construction cost estimates, appropriate cost indexes and further refinements of the facilities to be financed. Facilities to be financed shall be subject to approval by the Board of Supervisors. Upon adoption of and receipt by the County of


Chapter 8 Article 2

8

the first proceeds from a permanent financing mechanism to finance infrastructure for the Elk Grove/West Vineyard area, the Director of Public Works shall review the obligation which would then be applicable to individual projects within the Calvine/99 Special Planning Area compared with the amount of obligation under the permanent financing mechanism is less than that of the voluntary contribution paid, the County shall reimburse the difference.

Roadway Improvements (B) Proposed development shall conform with a phasing plan developed to the satisfaction of the

Public Works Agency Administrator. Project phasing shall be prepared concurrent with any tentative subdivision maps or development plan review and shall be applied at the time of said approval.

(C) Each property developer shall pay a fair share contribution for the following roadway

improvements, as determined by the Transportation Division of the Public Works Agency:

(1) Construction of a grade-separated urban interchange at the intersection of Power Inn and Calvine Roads, as per the County Major Street Highway Plan.

(2) Intersection improvements and traffic signals at the following intersections:

(a) Calvine Road/Auberry (6x2) (b) Calvine Road/Cliffcrest (6x2) (c) Power Inn/Auberry (4x2) (d) Power Inn/Cliffcrest (4x2) (e) Power Inn/Old Calvine (4x2) (f) Sheldon/East Stockton (6x2) (g) Sheldon/Power Inn (6/4)

(3) A Sheldon Road median based on thoroughfare standards between Power Inn Road

and Highway 99.

Construction of these roadway improvements may be eligible for reimbursement or partial reimbursement from the Transportation and Development Fee (Chapter 16.87 of the Sacramento County Code), Measure "A" Sales Tax, the permanent Elk Grove/West Vineyard Public Facilities Financing Mechanism, or a combination thereof.

(D) Each property developer, as part of a tentative map application, shall provide a Circulation

Plan of streets and sidewalks within the proposed project which is consistent with the general location and number of roadways as shown in Section 508-212.4, Circulation Diagram, and the Calvine SPA Design Guidelines. Modifications to exact locations may be permitted, however, the overall number of roadway connections should not be reduced.


Chapter 8 Article 2

9

(E) Required dedications of right-of-way and roadway improvements shall be made by the

property owner or project developer whose property contains or abuts the required improvement. Right-of-way for the indicated streets shall be based on geometries to be approved by the County Transportation Division, Dedications shall be made at the time of approval of subdivision or parcel maps. Improvements shall be made as part of project development as determined appropriate by the Transportation Division. Public street improvements shall be installed pursuant to the County Improvement Standards and the SPA design guidelines.

(F) Project developers shall reserve right-of-way for the Highway 99 interchanges at Calvine and

Sheldon Roads based on geometries approved by the County Transportation Division. (G) Project developers shall dedicate right-of-way up to 4.5 acres for the urban interchange at

Power Inn Road and Calvine Road based on geometries approved by the County Transportation Division.

(H) The intersection of Sheldon Road and East Stockton Boulevard shall be improved to include a

second left-turn lane on the eastbound approach, and an exclusive right-turn lane on the westbound approach.

(I) Project developers shall dedicate to the County the following roadway rights -of-way and shall

install public street improvements pursuant to the County Improvements Standards:

(1) Power Inn Road to an 84 foot standard. (2) Calvine Road based to a 108 foot standard. (3) Sheldon Road between Power Inn Road and Highway 99 to a 108 foot standard. (4) Sheldon Road between Power Inn Road and the eastern boundary of the SPA to an

84 foot standard. (5) Right-of-way for intersection widening at all intersections proposed for signalization

within the SPA, pursuant to the County Improvement Standards and to the satisfaction of the County Transportation Division.

Construction of these roadway improvements may be eligible for reimbursement or partial reimbursement from the Transportation Land Development Fee (Chapter 16.87 of the Sacramento County Code), Measure “A” Sales Tax, the permanent Elk Grove/West Vineyard Public Facilities Financing Mechanism, or a combination thereof.


Chapter 8 Article 2

10

Transit Facilities (J) Project developers shall grant the right of direct vehicular access to the County for all lots

along Calvine Road. Limited access to Calvine Road, east of Power Inn Road, may be permitted if approved in association with development plan review for individual uses, as determined appropriate by the County Transportation Division.

(K) The number and location of driveways on Old Calvine Road or other streets with transit

shared right-of-way must be approved by the County Transportation Division in consultation with Regional Transit.

(L) The following right-of-way shall be dedicated to Regional Transit. Any development plan or

tentative subdivision map adjacent to the right-of-way shall be coordinated with the Planning Department, the Public Works Agency, Transportation Division and Sacramento Regional Transit, Planning Division.

(1) A 40 foot right-of-way along the northern boundary of Old Calvine Road in an

alignment satisfactory to Sacramento Regional Transit and the County Transportation Division.

Upon dedication of the right-of-way, any land reserved or dedicated in a location not selected as the final corridor alignment shall be reconveyed back to the property owner who originally dedicated the right-of-way.

(M) “A one-acre transit plaza in the northern mixed use area shall be dedicated and constructed in

the locations identified on the final land use plan to the satisfaction of the Planning Director in consultation with Regional Transit and Southgate Park District. The transit plaza shall be constructed in conjunction with and by the developer of the adjacent multifamily development or core commercial development, whichever occurs first Notwithstanding the foregoing, the developer shall enter into agreement with Regional Transit with regards to providing the adequate funding for improvements to the transit plaza as defined within this ordinance, at such time as Regional Transit required in conjunction with transit service to the site. Operation and maintenance shall be funded from a lighting and landscaping district. The light rail transit stop may be located within this one-acre plaza area, thereby satisfying the requirement for dedication of property for a light rail station as determined appropriate by Regional Transit. The portion of the transit plaza to be used for transit purposes shall be dedicated to Regional Transit. The portion not used for transit purposes shall be dedicated to the Southgate Park District.

(N) The project developer shall dedicate up to 0.5 acres for a Regional Transit Light Rail Station

to the satisfaction of Regional Transit.


Chapter 8 Article 2

11

(O) A one-acre transit plaza in the southern mixed use area shall be dedicated and constructed in the general location identified on the final land use plan to the satisfaction of the Planning Director through consultation with Regional Transit and the Elk Grove Community Services District. The final location and configuration must be shown on any subdivision or parcel maps. The plaza shall be constructed in conjunction with and by the developer of the adjacent office development project. Operation and maintenance funding shall be provided through a lighting and landscaping district. Any required bus shelters and other transit facilities may be located within this one acre site as determined appropriate by Regional Transit. The portion of the one-acre transit plaza not utilized for transit facilities shall be dedicated to the Elk Grove Community Service District.

(P) Project developers shall provide the following improvements to the transit station to the

satisfaction of Regional Transit:

• rough grading of the site; • adequate drainage facilities to the site boundary; • construction of all necessary street frontage improvements abutting the transit station

site, including vertical curb, gutter and sidewalk; • Utility stubs into the site, including, but not limited to, water, sewer, electrical and gas.

Utility stubs shall be those similar to normal park uses and any excessive utility requirements such as major electrical services for light rail operations shall not be the responsibility of the developer.

Regional Transit shall review the improvement plans prior to approval by the Public Works Agency.

(Q) Property owners shall participate in any future County-wide funding mechanism to support the

operation of transit services in the project area which may be approved by the Board of Supervisors.

(R) Property owners shall dedicate easements for bus stops and shelter sites at locations within the

SPA as approved by the County in consultation with Regional Transit as a condition of tentative map or development plan review approval. As a condition of tentative map or development plan review approval, property owners must either a) construct bus shelters, b) provide funding for the construction of bus shelters, or c) enter into an agreement with RT to provide funding for bus shelters at such time as regularly scheduled bus service is provided to the project.

(S) Project developers shall reserve for acquisition four (4) acres of land for a Regional Transit

park and ride lot in the location shown on the adopted Land Use Plan to the satisfaction of Regional Transit. The acreage for the park and ride lot may be decreased through a Joint Use Agreement between the property owner and Regional Transit.


Chapter 8 Article 2

12

Other Circulation Improvements (T) Bicycle parking facilities shall be provided by project developers at all commercial areas to

the satisfaction of the Transportation Division of the Public Works Agency.

Transportation Systems Management Plan (U) Prior to the issuance of building permits, project developers within the SPA shall establish or

join a Transportation Systems Management Association. The Association shall be responsible for preparing and updating a Transportation Systems Management Plan (TSMP) for the SPA as described in Zoning Code Sections 330-140 through 150. The TSMP shall promote employee use of alternative commute modes in order to achieve a 30% reduction of peak hour vehicle trips by car pooling, van pooling, public transit, bicycling, and pedestrian commuting. The TSMP shall include:

• The designation of a Transportation Coordinator who shall implement the provisions of

the TSMP and submit an annual report to the Planning Director; • A description of pedestrian and bicycle linkages to adjoining uses and transit support

facilities; • Consideration of the siting of a telecommute center within the office or commercial

areas of the SPA.

The TSMP shall be updated annually and include a list of current property owners and tenants.

Water and Sewer Services (V) Provide public sanitary sewer and water supply facilities in accordance with the Sacramento

County Improvement Standards. (W) Prior to issuance of any building permits, the developer shall provide verification from the

Sacramento County water Maintenance District or the appropriate water purveyor that an adequate and potable water system is available to service the project.

(X) A potable public water supply system capable of receiving and distributing surface and groundwater shall be installed. The design of this system shall be subject to approval of the Sacramento County Water Agency or Citizens Utilities, as appropriate.

(Y) Prior to approval of building permits in the area south of Old Calvine Road, the area must be annexed to the Sacramento County Water Maintenance District.

(Z) Prior to the approval of subdivision or parcel maps, the project developer must coordinate with the Sacramento County Water Agency to determine the appropriate location, if any, for test


Chapter 8 Article 2

13

drill wells and groundwater wells.

(AA) Land for a groundwater treatment facility shall be reserved prior to approval of any subdivision or parcel maps within the SPA in a location subject to approval by the Sacramento County Public Works, Water Resources Division.

(BB) Notice shall be provided to prospective property purchasers stating: "This area relies entirely on groundwater. The project site lies in an area of rapidly diminishing groundwater levels. A solution to the groundwater overdraft problem is the provision of a surface water supply. The timing of surface water availability, however, is unknown.”

Fire Service Facilities (CC) All property developers shall provide access arrangements and fire hydrants with adequate

flow to the satisfaction of the fire district prior to any combustible construction. Sheriff Services (DD) Applicants for subsequent project development should consult with the Sheriff Department's

Crime Prevention unit to ensure the implementation of appropriate crime prevention construction and design.

(EE) (Deleted. Refer to Section 508-210.5.) Park and Recreation Facilities (FF) A minimum of 32 acres of community and neighborhood parks shall be provided within the

SPA Developers shall dedicate parkland and provide funding at the maximum level permitted by the Land Development Ordinance, Title 22 of the Sacramento County Code (Quimby Act). Parkland shall be dedicated at a rate of 5 acres per 1,000 persons for residential development. Quimby Act dedication requirements for residential development in this SPA are as follows:

Type of Residential Use Dedicated Acre Per Unit Single Family .0138 Multiple Family (2-4 units) .0101 Apartment Cluster Condominium (5 or more units) .0077 Neighborhood parks shall be dedicated by developers to the appropriate parks and recreation district in the general locations shown in Section 508-216.5. The dedication of the neighborhood parks can be applied to the property owner's park dedication requirement. Additional dedication requirements shall be paid as in-lieu fees permitted under the Quimby Act. The exact configuration of the neighborhood parks shall be determined during the project review and must be shown on tentative maps. Developers shall install within the


Chapter 8 Article 2

14

neighborhood parks and community park, street and frontage improvements, in accordance with plans and specifications approved by the Transportation Division. The 20-acre community park shall be reserved by property owners in the general location shown on the final land use plan. The dedication of property within the community park can be credited to the park dedication requirement. The remaining undedicated property within the designated Community Park will be acquired by the Elk Grove Community Services District at fair market value.

(GG) The park development fee component of the Elk Grove/West Vineyard Public Facilities financing plan as applied in the SPA shall be increased as necessary so as to fund improvements to the community park and neighborhood parks with: finished grading, soil preparation, turf, automatic irrigation, drainage, concrete walkways, trees and tot lots with equipment.

(HH) All real property comprising a proposed project shall be included within the boundaries of a homeowner association or a landscape and lighting assessment district (as defined in the Streets and Highways Code of the State of California pt. 2, Division 15 beginning at Section 22500 et.) established to provide for the long-term maintenance of all landscape corridors, median islands, and parks. Developers shall consent to the formation of such district or the annexation to an existing district prior to the recordation of a final subdivision map for the proposed project.

Landfill Requirements (II) Any proposed project located on the property identified as containing a landfill, shall meet all

applicable regulations including resting requirements for a landfill with putrescible waste, monitoring and other mitigation of any impacts from the landfill to the satisfaction of the Sacramento County Environmental Management Department.

Dust Emissions (JJ) Future developments within the SPA shall control dust emissions during construction by

implementing the following measures: (1) Maintain a graveled track at all project entryways to remove mud and dirt from

vehicles leaving the site.

(2) Water all disturbed earth surfaces throughout construction to control dust erosion.

(3) For any disturbed portions, permanent soil stabilization measures (e.g. paving or landscape planting) shall be implemented immediately following the completion of construction in any portion of the site where construction has occurred.


Chapter 8 Article 2

15

Noise

(KK) Construction activities shall comply with the provisions of the Sacramento County Noise Ordinance.

(LL) Stationary construction equipment shall be placed such that emitted noise is directed away from occupied buildings in the project area. Construction contracts shall require the proper placement of all stationary construction equipment. (Advisory)

(MM) A noise barrier shall be constructed along State Highway 99 and combined with architectural

treatments to attenuate noise levels to General Plan Standards (60 dB Ldn exterior, 45 dB Ldn interior) at residential uses. A site specific analysis is required to determine the exact specifications after building plans have been developed.

(NN) Site design office and commercial areas shall consider attenuation of roadway noise. Further

analysis is required to determine specific mitigation when exact uses and building foot prints are available.

(OO) Residential development adjacent to area roadways shall be designated to achieve the General

Plan Noise Element guidelines for residential uses (i.e., 60 dB Ldn exterior, 45 dB Ldn interior). A site specific analysis is required to determine the exact specifications after building plans have been developed. Mitigation should balance the need for noise attenuation with plan objectives for pedestrian accessibility.

(PP) All construction equipment, fixed or mobile, shall be equipped with properly operating and

maintained mufflers. The construction contracts shall require that all equipment and noise mufflers are in proper working order.

Drainage Facilities (QQ) No development shall be approved until a Drainage Master Plan study for Strawberry and

Jacinto Creeks has been prepared. "Development" includes tentative map approval, development plan approval, grading permits or any construction activity. Prior to final approval of the Master Plan, any development approval shall be based upon a finding by the Board of Supervisors that such approval will not impair implementation of the Master Plan. The Drainage Master Plan would make it possible to properly determine the following: (1) Fair share contribution to the cost of preparing a Master Drainage Plan, providing

wetland mitigation due to channel improvements/realignment, and construction and right-of-way acquisition for any necessary flood control and water quality detention facilities.

(2) Provision of drainage easements and installation of drainage facilities.


Chapter 8 Article 2

16

(3) Provision for off-site drainage easements and improvements.

(4) Appropriate land use designations for portions of the Calvine Road/Highway 99 SPA project site which will accommodate necessary drainage facilities/improvements.

(RR) No tentative subdivision maps or improvement plans shall be approved for lands north of the

Jacinto Creek/Strawberry Creek watershed boundary (the cross-hatched area on Attachment C) unless the property owner demonstrates to the satisfaction of the County Water Resources Division that there will be no increase in the 100-year peak flow at the confluence of Strawberry and Unionhouse Creeks. County Water Agency Zone 11 fee credits and/or reimbursements of 50 percent shall be applied to the cost of flood mitigation which is incorporated into a 25-acre regional detention basin immediately adjacent to Strawberry Creek within the SPA. Zone 11 may cost-share up to 50 percent in an alternative flood mitigation plan, if its effectiveness and safe design are demonstrated to the satisfaction of the County Water Resources Division.

(SS) Project developers shall obtain applicable State Fish and Game and U.S. Army Corps of Engineers permits prior to grading or building permit issuance.

(TT) Prior to the issuance of a grading permit or improvement plan approval, whichever occurs first, the developer shall prepare an erosion control plan as part of the grading or improvement plans, to the satisfaction of the Water Resources Division Chief. The erosion control plan shall be designed to minimize water quality degradation by controlling the runoff of sediment and other pollutants during the course of construction, and providing swift stabilization and protection of disturbed areas. Specific measures such as seeding, mulching, coverings, straw bales detention areas, and other techniques consistent with the erosion control plan goals as approved by the Water Resources Division Chief will be required.

Biological Resources (UU) Prior to the improvement plan approval or recordation of the final map, whichever comes first,

the project developer shall pay a fair share contribution to the costs of delineating wetlands, preparing a drainage master plan, acquiring right-of-way for and constructing flood control detention and water quality facilities, and providing environmental mitigation for drainage improvements, as determined in the drainage master plan for that watershed. The Fair Share contribution shall not exceed $6,000 per acre. The Administrator of the Public Works Agency shall reduce the amount if it is determined prior to payment that the actual cost of the above studies, improvements, and mitigation is less than is projected, or the property owner has participated financially in past drainage projects within the area. Subsequent adoption and payment of a revised drainage fee to accomplish this purpose shall satisfy this condition. If the amount of the obligation under the revised drainage fee is less than that of the fair share contribution paid, the County shall enter into an agreement with the payer of the fair share contribution, providing for reimbursement of the difference.


Chapter 8 Article 2

17

(VV) Biological field surveys shall be conducted on a project-by-project basis prior to the issuance

of any grading or building permit at the project site. Species-specific surveys shall be conducted for at least the following special status species: Swainson's hawk, giant garter snake, tricolored blackbird, California tigar salamander, western spadefoot toad, shrimp, Conservancy fairy shrimp, California linderiella, vernal pool brachinecta, bearded popcorn flower, slender Orcutt grass, Sacramento Orcutt grass, valley sagittaria, and Boggs lake hedge-hyssop. If special status species are observed on the project site, the project applicant shall prepare a mitigation plan, in cooperation with state and federal resources agencies, to offset the loss of habitat for these species. If a State or federally-listed threatened or endangered species is found to occur on-site, the applicant shall obtain incidental take permits as required by state and federal laws and regulations prior to issuance of a grading or building permit. Mitigation plans shall be subject to the approval of the County of Sacramento.

(WW) Development projects within the SPA shall comply with Board Resolution #91-0858,

pertaining to wetland mitigation and compensation requirements for development projects in the Elk Grove/West Vineyard Area.

(XX) Project developers shall consider the protection and preservation of wetlands at the project

site. The preservation of on-site wetlands would require that streams, emergent wetlands, and vernal pools remain in open space within the development area, and that appropriate mitigation measures are implemented to assure their protection. Sediment and erosion control plans should be prepared for construction activities adjacent to stream channels and wetlands to be preserved. Filter fences should be placed around wetlands to avoid sedimentation from construction and runoff. Wetlands and vernal pools should be marked to keep out heavy machinery and avoid soil compaction and destruction of vegetation. A setback from preserved wetlands and vernal pools should be required to buffer these areas from further impacts. Generally, setbacks should be at least 100 feet from the wetland edge, but can be more or less depending on site-specific characteristics. Fencing and signs should be placed to minimize access to the area. Maintaining the hydrology and topography of the vernal pools is essential for their preservation. Alteration of Jacinto Creek should not occur in areas that would impact the drainage of preserved vernal pools and wetlands.

(YY) If preservation of on-site wetlands is found to be infeasible, all wetlands at the project site

should be delineated using a methodology consistent with the U.S. Army Corps of Engineers. The wetland delineation shall then be used to assess the potential impacts of proposed development and plan mitigation which would ensure a no-net loss of wetlands.

(ZZ) If proposing to fill or convert wetlands, the project applicant must comply with all wetlands

mitigation and compensation measures required pursuant to Section 404 of the Clean Water Act.


Chapter 8 Article 2

18

(AAA) If the loss of wetlands cannot be avoided, the project applicant shall consider the restoration of on-site wetlands and vernal pools before the creation of new wetlands.

(BBB) Developments must comply with the requirements of the Sacramento County Tree

Preservation Ordinance. (CCC) If substantial soil contamination (including subsurface odors and/or soil stains indicative of

chemical or fuel contamination, chemical or fuel containers or pooled liquids) is discovered during excavation of parcel #115-0130-001, all work will cease at that location and the County of Sacramento, Environmental Management Department will be notified immediately (916/386-6160).

Cultural Resources (DDD) Should any cultural resources, such as structural features, unusual amounts of bone or shell,

artifacts, human remains, or architectural remains be encountered during any development activities, work shall be suspended and the Department of Environmental Review and Assessment shall be immediately notified at 440-7914. At that time, the Department of Environmental Review and Assessment will coordinate any necessary investigation of the site with appropriate specialists as needed. The project proponent shall be required to implement any mitigation deemed necessary for the protection of the cultural resources. At that time a Mitigation Monitoring and Reporting Program will be initiated. In addition, pursuant to Section 5097.98 of the State Public Resources Code, and Section 7050.5 of the State Health and Safety Code, in the event of the discovery of human remains, all work is to stop and the County Coroner shall be immediately notified. If the remains are determined to be Native American, guidelines of the Native American Heritage Commission shall be adhered to in the treatment and disposition of the remains.

Other (EEE) The appropriate project developer(s) in the travel commercial site at the northeast corner of

Sheldon Road and Highway 99 (APN9(s) 115-0162-013, 014, 015, and 016) shall comply with all provisions of the rezone agreement adopted by the Board of Supervisors in Resolution No. 92-1333.

508-210.5. PERFORMANCE STANDARDS: The following performance standards are

applicable to the Low Density Residential Area B and Southern Core Commercial Area (Lot F of the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251).

(A) Prior to final development plan approval of the Southern Core Commercial Lot (Lot F of

the approved tentative subdivision map–Control No. 97-RZB-ZOB-SDP-0251):


Chapter 8 Article 2

19

a. The property owner/developer shall enter into an agreement with Regional Transit to allow joint use parking for a total of 20 spaces.

b. Submit an acoustical study to the satisfaction of the Department of Environmental

Review and Assessment. The site design shall consider attenuation of roadway noise. c. The design of the 60-foot wide landscape preserve shall be approved by the Project

Planning Commission and shall include, but not be limited to, a 6-foot high masonry wall adjacent to the single family lots, screen trees and shrubs.

(B) Dedicate Lot J (refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-

SDP-0251) to the County of Sacramento as the future light rail alignment. (C) Dedicate easements for bus stops and shelter sites at locations as approved by the County in

consultation with Regional Transit. The property owner/developer must either:

a. construct bus shelters b. provide funding for the construction of bus shelters c. enter into an agreement with RT to provide funding for bus shelters at such time as

regularly scheduled bus service is provided to the project.

(D) Property owners shall participate in any future Countywide-funding mechanism to support the operation of transit services in the project area which may be approved by the Board of Supervisors.

(E) Dedicate the following in fee: Lot XX (the north 30 feet of Lot A plus half-width of Old

Calvine Road), and Lot K (creek Channel) subject to the terms of prior agreements between the developer and the County, dedicate or make an Irrevocable Offer of Dedication of Lot L (drainage easement) to the County of Sacramento. Refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251)

(F) Install a 55-foot wide landscape corridor along Calvine Road (15-foot wide landscape corridor

including 12.5 PUE plus the 40-foot wide IOD for the transportation corridor,) and dedicate the lot to the EGCSD. Maintenance and design specifications of the landscape corridor shall be subject to the Elk Grove Community Service District.

(G) Provide public sanitary sewer and water supply facilities in accordance with the Sacramento

County Improvement Standards.

(H) Gravity sewer will be available to the northern portions of the project. A lift station will be required to serve the southern portions of the project site and area north of Sheldon Road, east


Chapter 8 Article 2

20

of U.S. 99 and west of the project site. Construction of public trunk and collector sewer and public sewer easements will be required to the satisfaction of CSD-1. The sewer easements shall be dedicated to CSD-1, be 20 feet in width and ensure continuous access for maintenance. Dedication of a 30-foot by 30-foot lift station site to CSD-1 will be required. Design of the public trunk sewer and pump station shall be coordinated with and approved by CSD-1. The lift station location and size is to be determined by an approved sewer study.

An approved sewer study must be completed and accepted by CSD-1 prior to submission of sewer improvement plans.

(I) Provide access arrangements and install working fire hydrants which meet the required fire

flow demands pursuant to the requirements of the fire district having jurisdiction prior to any combustible construction.

(J) The final map shall show easements or other mapped provisions for the placement of

centralized mail delivery units. Developers will construct a concrete base for placement of the centralized mail delivery unit after construction of curb, gutter and sidewalk. Specifications and location of such base shall be determined pursuant to the applicable requirements of the Postal Service and the Sacramento County Public Works Agency, with due consideration of street light location, traffic safety, security, and consumer convenience.

(K) Construction of the following improvements shall be accomplished, consistent with necessary

modifications to the Strawberry Creek and Jacinto Creek Drainage Master Plan as finally approved by the Board of Supervisors. a. STR-4 flood control detention basin b. Complete the expansion of STR-3 water quality basin c. The closing reach of Strawberry Creek.

The above improvements shall be accomplished:

a. Under a crediting/reimbursement agreement with the Sacramento County Water

Agency, OR

b. With the approval of the SCWA Engineer, prior to improvement plan approval or recordation of the final map, whichever occurs first, upon payment by the applicant to Sacramento County the applicant’s share of the costs associated with floodplain reclamation within this portion of Calvine SPA, as determined by the Water Resources Division, pursuant to direction of the Board on April 6, 1993.

An analysis must be submitted and approved by Water Resources Division prior to map recordation showing that there is adequate land available within Lot A for flood control and


Chapter 8 Article 2

21

water quality detention, consistent with the necessary modifications to the approved Drainage Master Plan.

(L) Provide drainage easements and install facilities pursuant to the Sacramento County

Floodplain Management Ordinance, Sacramento County Water Agency Code, and Sacramento County Improvement Standards, including any fee required by the Sacramento County Water Agency Code.

(M) Petition FEMA for a Letter of Map Revision pursuant to the Sacramento County Floodplain

Management Ordinance, and the County of Sacramento Improvement Standards, prior to improvement plan approval.

(N) Grant the County right-of-way for Sheldon Road, based on a 108-foot standard (which should

transition into 84-foot standard east of Power Inn Road), and install public street improvements pursuant to the Sacramento County Improvement Standards. At the intersection of Power Inn Road and Sheldon Road, special intersection geometrics (including auxiliary turn lanes, bus stops, bike lanes and appropriate tapers) shall be designed to the satisfaction of the Transportation Division.

(O) Grant the County right-of-way for Power Inn Road, based on an 84-foot standard, and install

public street improvements pursuant to the Sacramento county Improvement Standards.

(P) Grant the County right-of-way for Calvine Road, based on a 108-foot standard, and install public street improvements pursuant to the Sacramento County Improvement Standards.

(Q) Dedicate right-of-way on Auberry Drive and Power Inn Road for intersection widening per

Standard Drawings H-24 and H-25 of the Sacramento County Improvement Standards. Note: A bus turnout shall be included on the south side of Power Inn Road east of Auberry Drive.

(R) Dedicate additional right-of-way on Calvine Road and Calvine Road and Cliff Crest Drive for

intersection widening per Standard Drawings H-24 and H-25 of the Sacramento County Improvement standards. Note: A crossing shall be constructed on Cliff Crest Drive South of Calvine Road.

(S) Dedicate additional right-of-way on Sheldon Road and Power Inn Road for intersection of

widening per Standard Drawings H-24 and H-25 of the Sacramento County Improvement Standards. Intersection widening on Sheldon Road shall be based on a 108-foot standard. Note: Bus turnouts shall be included on the east side of Power Inn Road, north of Sheldon Road, and on the north side of Sheldon Road, west of Power Inn Road.

(T) Special median design/construction at the intersection of Power Inn Road and Cliff Crest

Drive to preclude southbound left-turns from Cliff Crest onto Power Inn. (Note: Access to


Chapter 8 Article 2

22

the school and park sites should be taken from the adjacent minor side streets, not Power Inn Road.)

(U) Install all-way stop control at the mid-block 4-way intersection on Cliff Crest Drive. (V) Dedicate additional right-of-way to the County of Sacramento and intersection widening be

installed at the New Diagonal Road/Power Inn Road and Blue Maiden Way/Power Inn Road intersections to accommodate the installation of a traffic signal. Right-of-way dedication and intersection widening shall be to the satisfaction of the Public Works Agency.

(W) Dedicate right-of-way for the indicated streets, and install public street improvements pursuant

to the Sacramento County Improvement Standards. (X) Grant the right of direct vehicular access to the County along “Y” Way for the Southern Core

Commercial lot (Refer to approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251).

(Y) Prior to recordation of the final map or approval of improvement plans, whichever occurs first,

applicant shall enter into a reimbursement agreement with the County to provide fair share funding for the construction of the east-west diagonal collector street (“X” Way) along the east boundary of the community park site south of “W” Way. The agreement shall be structured to provide a fair share reimbursement to the applicant for beneficial access to the off-site property to the south. Said agreement shall be to the satisfaction of County Counsel and the Transportation Division. Refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251.

(Z) Dedicate additional right-of-way at the intersection of Lots 152, 151, 39 and Lot “C” (Park

Site) for intersection widening per Standard Drawings H-24 and H-25 of the Sacramento County Improvement Standards. Refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251.

(AA) Dedicate additional right-of –way at the intersection of Lots 127, 128, 21 and 22 for

intersection widening per standard drawings H-24 and H-25 of Sacramento County Improvement Standards. Refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251.

(BB) Install a minimum 8-foot planter width between the sidewalk and the street curb within Lots B

(School Site) and C (Community Park Site), adjacent to Power Inn Road. (CC) The size, number, and location of driveways on Lots A (Detention Basin), B (School Site), C

(Community Park Site), and F (Southern Core Commercial Site) shall be to the satisfaction of the Transportation Division of the Public Works Agency.


Chapter 8 Article 2

23

(DD) Prior to the issuance of any building permits, construct a six (6) foot high masonry noise barrier, combination of masonry wall and earthen berm, along the northern boundaries of all residential lots located along Calvine Road (on the south side of the drainage channel), as shown on Plate NO-A of the FSEIR. The barrier shall be of massive, airtight construction and shall reach a total height of six (6) feet above the grade of the adjoining residential lots. None of the lots which abut the noise barrier shall be sold to the occupants until construction of the required noise barrier has been completed. The barrier shall be wrapped around at the eastern and western ends to a point in line with the nearest corner of the dwelling on each lot.

(EE) Prior to the issuance of any building permits, construct a seven (7) foot high masonry noise

barrier, combination of masonry wall and earthen berm, along the boundaries of all residential lots located along Power Inn Road, as shown on Plate NO-B of the FSEIR. The barrier shall be of massive, airtight construction and shall reach a total height of seven (7) feet above the grade of the adjoining residential lots. None of the lots which abut the noise barrier shall be sold to the occupants until construction of the required noise barrier has been completed. Where other street intersect Power Inn Road, the barrier shall be wrapped around at the eastern and western ends to a point in line with the nearest corner of the dwelling on each lot, tapering where appropriate to provide visibility.

(FF) For all residential lots along Calvine and Power Inn Roads, the following measures apply:

a. All windows and sliding glass doors shall be mounted in low air infiltration design frames meeting ANSI standards for air infiltration. All exterior doors shall be fully weather-stripped.

b. Air conditioning or mechanical ventilation shall be provided to allow occupants to close

doors and windows for the required acoustical isolation. c. Stucco siding shall be used for second-floor facades facing Calvine and/or Power Inn

Roads. Other construction materials may be used if an acoustical analysis submitted to and verified by the Department of Environmental Review and Assessment substantiates that an interior noise level of 45 dB Ldn or less is attained.

(GG) Obtain all applicable permits from the U.S. Army Corps of Engineers and State Department of

Fish and Game prior to issuance of any grading or building permits. In the event that there is disagreement between the plans approved by the County of Sacramento and the conditions of approval imposed by the U.S. Army Corps of Engineers and/or the State Department of Fish and Game, the overall Development Plan shall be brought back to the Board of Supervisors for the purpose of resolving differences.

(HH) Prior to recordation of final map, the applicant shall submit a Wetland Preservation and/or

Mitigation Plan or pay offset fees pursuant to County Ordinance, to the County of Sacramento which demonstrates that the project will result in no net loss of wetland habitat.


Chapter 8 Article 2

24

(II) Implement mitigation for biological resources consistent with the provisions of final

Strawberry and Jacinto Creeks Drainage Master Plan during construction of facilities required by that plan.

(JJ) The developer shall control dust emissions during construction by implementing the following

measures: a. Maintain a graveled track at all project entryways to remove mud and dirt from vehicles

leaving the site. b. Water all disturbed earth surfaces throughout the construction to control dust erosion. c. Permanent soil stabilization measures (e.g. paving or landscape planting) shall be

implemented immediately, following the completion of construction in any portion of the site.

(KK) In order to mitigate potential impacts to burrowing owls on the project site, areas of potential

habitat shall be surveyed by a qualified biologist to determine the presence of the species. The survey(s) shall be undertaken prior to the breeding season (February or early March) and prior to construction on the project site. A written report, which discloses the results of the survey, shall be prepared by the biologist. If burrowing owls are found during the survey(s), either;

a. Avoid occupied burrows-No disturbance should occur within 50 meters (160± feet) of

occupied burrows during the non-breeding season of September 1 through January 31 or within 75± meters (250± feet) during the breeding season of February 1 through August 31. A minimum of 6.5 acres of foraging habitat shall be preserved contiguous with the occupied burrow sites for each pair of breeding owls or single unpaired resident bird.

b. Implement on-site, passive relocation by encouraging owls to move from occupied

burrows to alternate natural or artificial burrows that are beyond 50 m from the impact zone and that are within or contiguous to a minimum of 6.5 acres of foraging habitat for each pair of relocated owls. Relocation of owls should only be implemented during the non-breeding season. On-site habitat should be preserved in a conservation easement and managed to promote burrowing owl use of the site.

(LL) If construction, grading, or project–related improvements are proposed during the raptor-

nesting season (February through July), a focused survey for raptor nests shall be conducted by a qualified biologist within 30 days prior to the beginning of project-related activities. If active nests are found, no activities shall take place within a buffer area of 500 feet around the nesting site until the young have fledged and the nest is abandoned for the season. Trees containing nests must be removed as a result of project implementation during the non-


Chapter 8 Article 2

25

breeding season (August through January). If no active nests are found during the focused survey, no further mitigation will be required.

(MM) Comply with the Mitigation Monitoring and Reporting Program (MMRP) for this project as

follows:

a. The project proponent shall comply with the MMRP for this project, including the payment of 100% of the Department of Environmental Review and Assessment staff costs, and the costs of any technical consultant services incurred during implementation of the MMRP. The initial estimate of these costs is $25,000. If the initial estimate of these costs exceeds the actual monitoring costs, the balance shall be refunded to the proponent, and if the actual monitoring costs exceed the initial estimate, the proponent shall be responsible for paying the additional amount.

b. Until the MMRP has been recorded and the estimated MMRP fee has been paid, no

final parcel map or final subdivision map for the subject property shall be approved; and no encroachment, grading, building, sewer connection, water connection or occupancy permit from Sacramento County shall be approved.

(NN) Should any cultural resources, such as structural features, unusual amounts of bone or shell,

artifacts, human remains, or architectural remains be encountered during any development activities, work shall be suspended and the Department of Environmental Review and Assessment shall be immediately notified at 874-7914. At that time, the Department of Environmental Review and Assessment will coordinate any necessary investigation of the site with appropriate specialists as needed. The project proponent shall be required to implement any mitigation deemed necessary for the protection of the cultural resources. In addition, pursuant to Section 5097.98 of the State Public Resources Code, and Section 7050.5 of the State Health and Safety Code, in the event of the discover of human remains, all work is to stop and the County Coroner shall be immediately notified. If the remains are determined to be Native American, guidelines of the Native American Heritage Commission shall be adhered to in the treatment and disposition of the remains.

(OO) Prior to the issuance of building permits, commercial projects within the SPA shall establish

or join a Transportation Systems Management Association. The Association shall be responsible for preparing and updating a Transportation Systems Management Plan (TSMP) for the SPA as described in Zoning Code Sections 330-140 through 150. The TSMP shall promote employee use of alternative commute modes in order to achieve a 30% reduction of peak hour vehicle trips by car pooling, van pooling, public transit, bicycling, and pedestrian commuting. The TSMP shall include:

a. the designation of a Transportation Coordinator who shall implement the provisions of

the TSMP and submit an annual report to the Planning Director;


Chapter 8 Article 2

26

b. a description of pedestrian and bicycle linkages to adjoining uses and transit support facilities;

c. The proposed location of at least one child care center which shall be sited within

¼ mile of a transit stop. The child care center shall be exempt from maximum Floor Area Ratio requirements of the SPA Standards; and

d. Consideration of the siting of a telecommute center within the office or commercial

areas of the SPA.

The TSMP shall be updated annually and include a list of current property owners and tenants.

(PP) Prior to issuance of residential building permits, secure approval of a Transportation System

Management Plan by the Planning Director. Said Plan shall outline provisions for the distribution of transit/ridesharing information at the sales office during the initial sale of homes.

(QQ) The property owner shall comply with Chapter 16.82 of the Sacramento County Code, and

shall follow the fee payment procedures outlined in the Elk Grove/West Vineyard Public Facilities Financing Plan as adopted by the Board of Supervisors.

(RR) A 10-acre school site shall be reserved by the property owner in the location shown on the

final adopted land use plan for acquisition by the Elk Grove Unified Public School district. No building permit shall be issued until the developer/owner contributes an amount equivalent to $1.11 per square foot of residential building area to the Elk Grove Unified School District for the construction of school facilities, unless reduced or waived by the school district. This amount shall be in addition to any developer fees required pursuant to Government Code Section 65995 and the school district's Mello-Roos tax (Elk Grove Unified School District CFD #1 [Measure A]). Such additional contribution shall be calculated using the same square footage methodology as that provided pursuant to Government Code Section 65995. This additional contribution shall be adjusted for inflation each January 1 based upon the change in the Engineering News Record Building Cost Index (average of 20 cities and San Francisco) for the prior year, beginning July 1, 1990. The $1.11 contribution may be reduced upon the mutual consent of the Elk Grove Unified School District and the developer/owner, to account for land reserved for or conveyed to the school district by the developer/owner in accordance with any separate agreement between the developer/owner and the school district. If the Board of Supervisors approves any subsequent district wide plan to finance new school facilities within the Elk Grove unified School District, no building permits shall be issued unless consistent with that financing plan, which may include the payment of an amount different from the $1.11 per square foot of residential development incorporated herein.


Chapter 8 Article 2

27

(SS) Prior to final map recordation or improvement plan approval, whichever occurs first, the applicant shall enter into an agreement to convey all parkland designated on the approved tentative subdivision map to the Elk Grove Community Services District.

(TT) In accordance with the Calvine Road SPA, the developer will be required to make all street

frontage improvements to the park site when other public improvements were constructed. Prior to filing the first subdivision map, the applicant shall enter into an agreement with the County of Sacramento setting forth the lineal footage and estimated cost of park street frontage improvements which would be subject to a reimbursement program administered by the County of Sacramento. The street frontage improvements subject to reimbursement will relate to the number of acres of parkland dedicated by the applicant over and above the acreage required by Title 22 of the Land Development Ordinance.

(UU) Property Owner/Applicant shall cause the improvement plans and specifications for the public

improvements to be constructed by Property Owner/Applicant to include:

a. All necessary street frontage improvements abutting the dedicated park site including but not limited to utilities, vertical curb, gutter and sidewalks on any and all street frontages abutting the park sites.

b. Provide and pay any related fees including connection fees for utility stubs into the park

sites including but not limited to water, sewer, electrical, telephone and gas at locations and capacities specified by the District.

c. Rough grading of the park sites pursuant to a grading plan approved by the District.

d. Provide adequate drainage facilities to the boundary of the park sites as required to meet

the needs of the developed park sites. Public improvement plans to be approved by the District.

e. Where a park site abuts a buildable lot, Developer shall install a six-foot fence on the park site adjacent to the property line. The fence is to be installed when the District is ready to construct the park improvements or when the construction on the adjoining lot is commenced, whichever is sooner.

(VV) When improvements to the commercial corridor(s) receive final acceptance by the District, the

District will accept the grant of a landscape maintenance easement from the Applicant and will assume the future obligation for operation, maintenance, repair and replacement. Applicant will be responsible to pay the direct cost of performing this work until the District has incorporated these costs into the annual budget for the Landscape and Lighting Assessment District. If the inclusion of these costs result in an increase in the assessments requiring a ballot approval pursuant to Proposition 218, the Applicant’s funding obligation could continue until Proposition 218 compliance has been met. If Proposition 218 balloting has not resulted in the approval of the increased assessments within three years following the


Chapter 8 Article 2

28

installation of the landscaped improvements, applicant’s and District’s obligation for the maintenance of the corridors shall cease.

(WW) All real property comprising the proposed project shall be included within the boundaries of a

Landscape & Lighting Assessment District (as defined in the Streets and Highway Code of the State of California, beginning at Section 22500 et. sec.) Prior to recordation of the final map(s), all property owners within the boundaries of the project shall execute and deliver to the Elk Grove Community Services District a written petition consenting to the formation of such an assessment district or the annexation to an existing assessment district; and the levying of an annual assessment to fund the maintenance and operations of parks, parkways, corridors, open space, medians, trail system and other recreational and aesthetic amenities.

(XX) Dedicate the landscape corridor lots (Lots M through Z) to the Elk Grove Community

Services District for landscape and wall maintenance purposes. (YY) Comply with all requirements of Chapter 1, Article 5, Title III, of the Sacramento County

Zoning Code, relating to walls and landscape corridors adjacent to streets, except as modified by the SPA.

(ZZ) All perimeter masonry walls shall be finished with a graffiti resistant coating or be constructed

with an anti-graffiti design. (AAA) Install a 6-foot high masonry wall along Lot “V” and “Y”. The design of the wall shall be

consistent with the masonry wall along Power Inn Road. (Refer to the approved tentative subdivision map, Control No. 97-RZB-ZOB-SDP-0251.)

(BBB) Dedicate a 21-foot easement to the Elk Grove Community Services District along Power Inn

Road and Sheldon Road on Lot F. (CCC) Develop a landscape easement agreement between the applicant and Elk Grove Community

Services District for a 21-foot landscape corridor (15 feet and 6-foot sidewalk) adjacent to Sheldon Road and Power Inn Road for the Southern Core Commercial Lot. The landscape corridors shall be improved at the time of development. The easement agreement shall address rights and obligations pertaining to any/all joint activities and interests of these parties.

(DDD) Landscape corridors shall be constructed and installed by the property owner in accordance with plans and specifications approved by the Elk Grove Community Services District (CSD), and inspected by the District’s employees at the time of construction. All landscape corridors shall include separated sidewalks. Any deviation from the CSD’s specifications shall be submitted to the CSD and obtain written approval.

(EEE) When improvements to the corridors and medians have been completed in accordance with

plans, specifications and the inspection procedures approved by the Elk Grove Community


Chapter 8 Article 2

29

Services District, they shall be conveyed to the District for ongoing maintenance. The property owner shall be responsible to pay the direct cost associated with the performance of this work until such time as the District incorporates the cost of doing this work into the assessment district budget and the resulting assessments are confirmed by compliance with the balloting procedures dictated by Proposition 218. The obligation of the applicant may be met by entering into a subsidy agreement with the District.

(FFF) Dedicate a 12.5-foot or public utility easement for underground facilities and appurtenances

adjacent to Sheldon Road. (GGG) Dedicate any private drive or public street, and 12.5 feet adjacent thereto as a public utility

easement for underground facilities and appurtenances.

(HHH) Dedicate the Landscape Corridors as a public utility easement for underground facilities and appurtenances. Any landscape corridor may be encumbered by a public utility easement for underground facilities and appurtenances provided the grantee of a P.U.E. and any other party having access to the P.U.E. is obligated to repair and replace any existing corridor improvement if damaged by the exercise of the grantee’s rights.

(III) Dedicate a standard 12.5-foot public utility easement for underground facilities and

appurtenances adjacent to all public ways, private drives and/or Irrevocable Offer of Dedication (IOD).

(JJJ) Prior to improvement plan approval, the perimeter landscaping of the water quality/flood

detention basin and the landscaping adjacent to the masonry wall of the creek channel shall be reviewed and approved by the Sacramento County Planning Department in consultation with the Department of Environmental Review and Assessment, Water Resources Division and Elk Grove Community Services District. The landscaping shall be installed by the developer. The perimeter landscaping of the detention basin shall include, but not limited to trees and shrubs for screening purposes. Landscaping on the creekside of the masonry wall shall include, but not limited to, climbing vines. The interior of the basin shall be landscaped if and when there is joint use proposed. The perimeter landscaping of the basin shall be maintained by the Elk Grove CSD through the Landscaping and Lighting Assessment District and the landscaping in the creek channel shall be maintained by Water Resources.


applicable to the General Commercial Area as shown on Section 508-212.2 (Permitted Use Area) and 508-212.3 (Land Use Plan), approved per Control No. 98-RZB-ZOB-PMR-XXB-0570.

(A) The use on Parcel 1 shall be limited to a mini-storage use.

(B) Prior to issuance of any building permits, enter into an agreement with Regional Transit for

interim uses within the 60-foot wide Irrevocable Offer of Dedication (IOD) prior to the


Chapter 8 Article 2

30

development of light rail on this property. The property owner shall be responsible for removal of any structures within the IOD.

(C) All perimeter masonry walls shall be finished with a graffiti resistant coating or be constructed with an anti-graffiti design.

(D) All signs shall comply with the approved sign package, Control No. 95-UPP-0263, except for the following:

(1) The sign allowances for the mini-storage use shall be: a. mini-storage:

Max sign area setback Height wall 100 square feet (2:1).

No more than 1:1 (50 square feet) can be visible from the freeway

n/a n/a

monument 24 square feet 10 feet from right of way

6 feet

b. No wall signs shall be visible from Old Calvine Road.

(E) Comply with the approved Transportation Management Plan for the site (95-TMS-0238).

(F) The property owners shall participate in any future County-wide funding mechanism to support the operation of transit services in the project area which may be approved by the Board of Supervisors.

(G) The developer shall control dust emissions during construction by implementing the following measures:

(1) Maintain a graveled track at all project entryways to remove mud and dirt from vehicles leaving the site.

(2) Water all disturbed earth surfaces throughout construction to control dust erosion.

(3) For any disturbed portions, permanent soil stabilization measures (e.g., paving or landscape planting) shall be implemented immediately following the completion of construction in any portion of the sites where construction has occurred.

(H) Provide a 2-foot wide landscape corridor adjacent to the Caltrans Park and Ride lot. The landscape corridor shall be irrigated and planted with climbing vines. The developer shall make a written request to Caltrans for removal of the cyclone fence.


Chapter 8 Article 2

31

(I) Provide cross access easements from Parcel 2 (Control No. 98-RZB-ZOB-PMR-XXB-0570) to the parcels to the north.

(J) Provide public sanitary sewer and water supply facilities in accordance with the Sacramento

County Improvement Standards. (K) Provide access arrangements and install working fire hydrants which meet the required fire

flow demands pursuant to the requirements of the fire district having jurisdiction prior to any combustible construction.

(L) Grant the County right-of-way for Power Inn Road, based on an 84-foot standard, and install

public street improvements pursuant to the Sacramento County Improvement Standards.

(M) Grant the County right-of-way for Old Calvine Road, based on a 60-foot standard and install public street improvements pursuant to the Sacramento County Improvement Standards.

(N) Grant the County a 40-foot wide Irrevocable Offer of Dedication (IOD) which shall accommodate a 40-foot wide light rail track. Reserve an additional 20-feet of right-of-way for acquisition by Regional Transit. Prior to recordation of the final map, the actual configuration of the IOD shall be subject to the satisfaction of Regional Transit and the County Transportation Division of the Public Works Agency.

(O) Dedicate additional right-of-way on Old Calvine Road and Power Inn Road for intersection widening per Standard Drawings H-24 and H-25 of the Sacramento County Improvement Standards.

(P) The size, number and location of driveways shall be to the satisfaction of the Transportation Division of the Public Works Agency.

(Q) Dedicate ingress and egress rights to the County along Power Inn Road except for approved driveways.

(R) Dedicate a 12.5 foot wide public utility easement for underground facilities and appurtenances within Parcel 1, 2 and 3 adjacent to Power Inn Road and Old Calvine Road.

(S) Dedicate a 20-foot easement and construct a public collector sewer to the satisfaction of CSD-1. Sacramento County Improvement Standards apply to the on-site sewer construction.

(T) Provide drainage easements and install facilities pursuant to the Sacramento County Floodplain Management Ordinance, Sacramento County Water Agency Code, and Sacramento County Improvement Standards, including any fee required by the Sacramento County Water Agency Code.


Chapter 8 Article 2

32

(U) Off-site drainage easements and improvements shall be provided pursuant to the Sacramento County Floodplain Management Ordinance and the Sacramento County Improvement Standards. This condition is for the future commercial parcels that need to cross Power Inn Road and add a manhole to provide drainage to the subject parcel.

(V) Should any cultural resources, such as structural features, unusual amounts of bone or shell,

artifacts, human remains, or architectural remains be encountered during any development activities, work shall be suspended and the Department of Environmental Review and Assessment shall be immediately notified at 874-7914. At that time, the Department of Environmental Review and Assessment will coordinate any necessary investigation of the site with appropriate specialists as needed. The project proponent shall be required to implement any mitigation deemed necessary for the protection of the cultural resources. In addition, pursuant to Section 5097.98 of the State Public Resources Code, and Section 7050.5 of the State Health and Safety Code, in the event of the discovery of human remains, all work is to stop and the County Coroner shall be immediately notified. If the remains are determined to be Native American, guidelines of the Native American Heritage Commission shall be adhered to in the treatment and disposition of the remains.

(W) Comply with the Mitigation Monitoring and Reporting Program (MMRP) for this project as

follows:

(1) The project proponent shall comply with the MMRP for this project, including the payment of 100% of the Department of Environmental Review and Assessment staff costs, and the costs of any technical consultant services incurred during implementation of the MMRP. The initial estimate of these costs is $650. If the initial estimate of these costs exceeds the actual monitoring costs, the balance shall be refunded to the proponent, and if the actual monitoring costs exceed the initial estimate, the proponent shall be responsible for paying the additional amount.

(2) Until the MMRP has been recorded and the estimated MMRP fee has been paid, no final parcel map or final subdivision map for the subject property shall be approved; and no encroachment, grading, building, sewer connection, water connection or occupancy permit from Sacramento County shall be approved.


applicable to the Northwest Commercial Area as shown on Section 508-212.2 (Permitted Use Area) and 508-212.3 (Land Use Plan), approved per Control No. 99-RZB-ZOB-PMR-0664.

(A) The uses on-site shall be limited to the permitted uses in the SC zone, provided the uses listed

under Automotive Sales, Service and Repair in Section 225-12 A(2)/Auto Rental or lease, (4) Auto, Minor Service-Repair Replacement, (6) Primary Service Station, (7) Secondary Service Station, (10) Car Wash and (12) Motorcycle Sales, Service and Repair of the Sacramento


Chapter 8 Article 2

33

County Zoning Codes shall not be permitted. The intent of this condition is to specifically prohibit auto service stations and auto repair uses on the site.

(B) The use on Parcel 5 shall be limited to a home improvement store no greater than

177,485 square feet plus 14,000 square foot staging area. (C) No more than two (2) drive-through uses shall be permitted on site. The drive up window use

may be utilized by pharmacies or fast food restaurants. The drive through windows shall be buffered from Calvine Road by clustering of trees.

(D) Comply with the approved Transportation Management Plan. A child care center and

consideration for a Telecommute Center shall be provided on-site in accordance with the approved Transportation Management Plan (95-TMS-0263). The child care center shall be provided at the adjoining multi-family site.

(E) Prior to issuance of building permits, the developer shall enter into an agreement with

Regional Transit for provision of joint-use parking on-site. (F) No 24-hour operation is allowed unless a P.O.S.T certified security is provided between

midnight and 5 a.m.

(G) Hours of trash compactor and delivery shall be limited to 7 a.m. to 10 p.m. on weeknights and 9 a.m. to 10 p.m. weekends.

(H) The storage of carts in the parking lot will be screened and secured. The businesses shall be responsible in maintaining order of the carts in the parking lot.

(I) Outside displays shall be limited to the areas shown on the Site Plan. A temporary use permit

will be required for outdoor seasonal display of goods. No bulk or bagged items. All display items to be moved inside when not open.

(J) The developer shall enter in to an agreement with County Water Resources to replace and

plant trees within the Strawberry Creek Channel, located on the north side of Calvine Road per Exhibit “X”. Landscaping shall consist of 32-35 Redwood trees (min. 15 gallon) and provide a buffer for the adjacent residential neighborhood, subject to the satisfaction of the Water Resources Department. The installation of the landscaping shall be concurrent with the project development. The developer shall be responsible for a three (3) year maintenance program.

(K) Install an 8-foot high masonry fence on the east (between the multi-family site and

commercial site) and south. The developer shall plant vines on the walls. Pedestrian accesses shall be provided adjacent to the multi-family site via controlled gates located within the 8-foot wall to the east per the approved Site Plan. The design of the gates shall complement the


Chapter 8 Article 2

34

commercial and multi-family development, subject to the approval of the Sheriff’s Department.

(L) The developer shall enter into a deferred improvement agreement with the County, in a form

acceptable to the County, to defer installation of the east wall and controlled access gates until the design of the adjacent multi-family project is finalized. However, in no event shall such deferral period exceed three (3) years from the date of the approval of the rezone.

(M) All perimeter masonry walls shall be finished with a graffiti resistant coating or be constructed

with an anti-graffiti design. (N) Outdoor security lighting systems shall be designed so that the light source will be shielded

from adjacent residential properties. Lighting attached to the building shall not be located above 8-feet. Lighting for all business shall automatically turn-off I hour after close of business except for security lighting.

(O) Comply with the Calvine Road/Power Inn Shopping Center AQ-15 plan, dated July 24, 2000. (P) The size, number and location of driveways shall be to the satisfaction of the Transportation

Department of the Public Works Agency. (1) Right-in/right-out access is allowed between Parcel 1 and 2 on Calvine Road. (2) Right-in/right-out access is allowed between Parcel 2 and 3 on Calvine Road. (3) No access is allowed between Parcel 3 and 4 on Calvine Road. (4) Right-in/right-out would be allowed east of Parcel 4 on Calvine Road. (5) Right-in/right-out access would be allowed behind the building on Parcel 5 onto Power

Inn Road, provided that an extruded curb raised median was installed on Power Inn Road to block left turn movements.

(6) Right in/right out is allowed south of Parcel 1 on Power Inn Road. (7) Full access is allowed south of the right in/right out driveway for Parcel 1 on Power Inn

Road. Note: Driveway widths of 45-feet should be provided on major streets.

(Q) Grant the County right-of-way on Power Inn Road based on an 84-foot standard and install public street improvements pursuant to Sacramento County Improvement Standards and to the satisfaction of the Transportation Department of the Public Works Agency including landscape medians.

(R) Grant the County right-of-way on Calvine Road based on a 108-foot standard and install public street improvements including 7-foot wide separated sidewalk, pursuant to Sacramento County Improvement Standards and to the satisfaction of the Transportation Department of the Public Works Agency.


Chapter 8 Article 2

35

(S) Grant an Irrevocable Offer of Dedication for a special intersection widening at the Calvine Road and Power Inn Road intersection to the satisfaction of the Transportation Department of the Public Works Agency.

(T) The developer shall maintain the landscape corridors along Calvine Road; Old Calvine Road and Power Inn Road.

(U) The developer shall consent to the inclusion of this parcel within the Countryside Landscaping and Lighting Assessment District and the Southgate wide Assessment District in order to provide for capital development and operation and maintenance of the park facilities within these assessment districts. The developer shall be responsible for notification to all subsequent purchasers of parcel of land of the inclusion within said assessment districts.

(V) The site shall be included within the Southgate Recreation and Park District component of the Elk Grove-West Vineyard Public Facilities Financing Plan.

(W) On-site source and treatment control measures are required for this project in accordance with the latest version of Volume 5 of the City/County Drainage Manual (Manual of Standards for Design of New Development On-Site Storm Water Quality Control Measures). In all cases, source control measures on the improvement plans will include provision of a permanent storm drainage message “No Dumping – Flows to Creek” or other approved message at each inlet. Other on-site source and treatment control measure(s) referenced in the Manual shall be incorporated and used in accordance with the specific commercial activities associated with Parcel 5 of the Tentative Parcel Map. As a condition of rezoning and prior to improvement and/or development plan approval, the final design of the proposed on-site source and treatment controls will be approved by the County of Sacramento Water Resources Division.

(X) The property owner shall comply with Chapter 16.82 of the Sacramento County Code, and shall follow the development fee payment procedures outlined in the Elk Grove/West Vineyard Public Facilities Financing Plan, including the Roadway, Southgate Park, Fire Protection, and Transit development impact fee components.

(Y) Property owners shall participate in any future Countywide-funding mechanism to support the

operation of transit services in the project area which may be approved by the Board of Supervisors.

(Z) The developer shall control dust emissions during construction by implementing the following

measures:

(1) Maintain a graveled track at all project entryways to remove mud and dirt from vehicles leaving the site.

(2) Water all disturbed earth surfaces throughout the construction to control dust erosion.


Chapter 8 Article 2

36

(3) Permanent soil stabilization measures (e.g. paving or landscape planting) shall be

implemented immediately, following the completion of construction in any portion of the site.

(AA) Prior to building occupancy, the project proponent shall:

(1) Apply to the Sacramento Metropolitan Air Quality Management District, or an appropriate government entity, for incentive funding for a minimum of four low emission heavy-duty delivery vehicles. The incentive application(s) shall include three heavy-duty vehicles using engines certified by the California Air Resources Board at 1.5 g/bhp-hr for NOx.

(2) Apply for incentive funding for one diesel catalyst, which shall be installed on a heavy-

duty diesel delivery vehicle. The diesel catalyst requirement shall apply when, and only if, a CARB on-road certified catalyst is available.

Upon full or partial approval of an incentive application submitted to satisfy this condition, the proponent shall agree to accept funding and implement the applicable technology on all vehicles for which incentive funding is granted. This condition for low-emission heavy-duty delivery vehicles shall only apply if incentive funding is available.


applicable to Parcel 2 of Section 508-212.3, a Shopping Center approved per Control No. 05-ZOB-PAP-PRP-0255.

(A) The uses on-site shall be limited to the permitted uses in the SC zone, except that the uses listed

under Automotive Sales, Service and Repair in Section 225-12 A(2)/Auto Rental or Lease, (4) Auto, Minor Service-Repair Replacement, (6) Primary Service Station, (7) Secondary Service Station, (10) Car Wash, and (12) Motorcycle Sales, Service and Repair of the Sacramento County Zoning Code shall not be permitted. The intent of this condition is to specifically prohibit auto service stations and auto repair uses on the site.

(B) Grant the County right-of-way for Power Inn Road, based on an 84-foot standard, and install public street improvements pursuant to the Sacramento County Improvement Standards.

(C) Number, size, and location of driveways are subject to approval by the Municipal Services Agency.

(D) Owner shall comply with the conditions recommended by the Sacramento Metropolitan Fire District described in Attachment E of the Planning Staff Report, to the extent feasible.

(E) Owner shall comply with the conditions described by the Sacramento County Sheriff’s Department in Attachment F of the Planning Staff Report, to the extent feasible.


Chapter 8 Article 2

37

(F) Connection to the CSD-1 sewer system shall be required to the satisfaction of CSD-1.

Sacramento County Improvement Standards apply to sewer construction.

(G) Each building with a sewage source shall have a separate connection to the CSD-1 sewer system.

(H) The development cannot connect directly to the 30-inch trunk line at Power Inn Road, but must connect at a manhole or other location to the satisfaction of the District (CSD-1).

(I) Sewer easements will be required. All CSD-1 sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance and shall be dedicated to CSD-1 in a form approved by the District. (CSD-1).

(J) Demonstrate the existence of and, if needed, abandon the existing easement along the subject property’s east boundary and grand CSD-1 sewer access and maintenance easement centered along the existing pipeline at the street frontage.

(K) Provide drainage easements and install facilities pursuant to the Sacramento County Floodplain Management Ordinance, Sacramento County Water Agency Code, and Sacramento County Improvement Standards, including any fee required by the Sacramento County Water Agency Code. If the system is to be a private system, then it shall be labeled as such on the improvement plans and a copy of an approved and executed private maintenance agreement shall be provided to the Sacramento County Department of Water Resources.

(L) Off-site drainage easements and improvements shall be provided pursuant to the Sacramento County Floodplain Management Ordinance and the Sacramento County Improvement Standards.

(M) Incorporate stormwater quality measures in conformance with applicable County ordinances and standards and State and Federal law.

(N) Provide a permanent concrete stamp, or other permanently applied message to the satisfaction of DWR not including paint, which reads “No Dumping-Flows to Creek” or other approved message at each storm drain inlet.

(O) Approval shall be conditioned on, and shall not become effective unless the

508-211. FINDINGS. The Planning Commission and Board of Supervisors make the following findings in adopting this Ordinance:

(a) The area included within this Special Planning Area is appropriate for concentrations of medium and low density residential development because of its proximity to a proposed


Chapter 8 Article 2

38

light rail line and freeway with potential for express bus service.

(b) Office and Commercial uses are appropriately located adjacent to a proposed light rail corridor.

(c) This SPA encourages a jobs-housing relationship, pedestrian access to adjacent uses, effective infrastructure provisions, and efficient use of land.

(d) The application of standard land use zones cannot adequately address the development potential of the SPA.

(e) This Special Planning Area is of sufficient size that the adoption of the regulations contained herein will not constitute the granting of a special privilege nor deprivation of property rights.

(f) The Special Planning Area will provide for a reasonable use of the land and not cause undue hardship on the property owners.

508-212. EXHIBITS. Section 508-212.1 through 508-212.7 regulate the property described in

Section 508-201 and are attached hereto and by this reference incorporated in the SPA.

Section 508-212.1 Calvine/99 Special Planning Area Section 508-212.2 Permitted Use Areas Section 508-212.3 Land Uses in the SPA Section 508-212.4 Neighborhood Unit Areas Section 508-212.5 Circulation Diagram Section 508-212.6 Public Space Diagram Section 508-212.7 Calvine Road/Highway 99 Development Standards Exhibit "A" Calvine SPA Design Guidelines Adopted February 3, 1992

39

LEG

END City

of E

lk G

rove

40

LEG

END City

of E

lk G

rove

41

LEG

END City

of E

lk G

rove

42

LEG

END City

of E

lk G

rove

Section 508-212.7

Calvine Road/HWY 99 SPA Development Standards

CALVINE ROAD/HIGHWAY 99 SPA DEVELOPMENT STANDARDS

Land Use Type F.A.R./Density 1 Setbacks & Separations Height Parking Requirements Front Side Rear COMMERCIAL (from front/streetside property line) Shopping Center 0.25–-minimum 0 feet maximum & minimum N/A N/A 3 stories maximum 4.5 spaces/1,000 s.f. Commercial (SC) (does not include 2nd floor) (except anchors) (northern SC) or joint use requirement 0.40—maximum ground floor (20 feet maximum for seating, 2 stories maximum (30% compact) 3 sidewalk café or arcade) (southern SC) (arcade may encroach into landscape corridor up to 10 feet) (upper floor balconies & bays may project up to 5 feet into landscape corridor) Travel Commercial (TC) 0.10—minimum 15 feet minimum 0.35—maximum (from public streets) N/A N/A 3 stories maximum 1 space/room 3 (5 stories maximum—hotels) General Commercial 0.35—minimum 15 feet minimum, landscaped 0 0 2 stories/24 feet maximum 4.5 spaces/1,000 s.f. for office & building setback building (no parking required for self-storage buildings) OFFICE 0.35—minimum 0 feet minimum N/A N/A 4.5 stories max. in northern Office 3.0 spaces/1,000 s.f. 0.60—maximum 15 feet maximum 3.5 stories max. in southern Office or joint use requirement (without structured parking) (30 feet maximum for entry (30% compact) 1.7 max. in northern Office courtyard) (on street parking may count 1.0 max in southern Office toward requirement) (with structured parking) (car pool spaces shall be provided near building entries) 3 RESIDENTIAL

45

Medium Density Res. Areas Podium Apartments 20-30 du/ac 10 feet minimum 10 feet minimum 10 feet minimum 3 stories over parking—maximum 2 spaces/2+ bedroom unit 20 feet maximum (to property line) (to rear property line) (parking must be depressed so 1.5 spaces/<2 bedroom unit 30 feet min. between buildings 20 feet minimum 20 feet minimum 1st floor units are not more than (0.6 spaces/unit may be guest (porches, eaves, chimneys, (between buildings) (between buildings) 5 feet above finish grade) parking & may be on-street) balconies & bays may project up 12.5 feet (streetside min.) (parking lots must be located to 5 feet into setback) under structure or in the interior of block away from public streets) Garden Apartments 16-30 du/ac (same as above) (same as above) (same as above) 3 stories maximum (same as above) Multiplexes 10-20 du/ac (same as above) (same as above) (same as above) 3 stories maximum 2 spaces/dwelling unit (2 car garages maximum) Townhomes 10-20 du/ac (same as above) 0 feet minimum (btwn units) (same as above) 2 stories maximum (same as above) 20 feet min. (btwn clusters) 12.5 feet (streetside min.) Zero Lot Lines 7-10 du/ac (same as above) 0 feet minimum (same as above) 2 stories maximum (same as above) Single Family 2 (10.5-15 du/ac with carriage house) (to only one property line) (32-40 foot Lot Widths) 5 feet min. (btwn buildings) 12.5 feet (streetside min.) Low Density Residential Areas Zero Lot Lines 7-10 du/ac (same as above) 0 feet minimum (same as above) 2 stories maximum (same as above) Single Family 2 (10.5-15 du/ac with carriage house) (to only one property line) (32-40 foot Lot Widths) 5 feet min. (btwn buildings) 12.5 feet (streetside min.) Small Lot Single Family 2 5-7 du/ac (same as above) 5 feet minimum (same as above) 2 stories maximum (same as above) (7.5-10.5 du/ac with carriage house) (to property line) 12.5 feet (streetside min.) Standard Lot 2 3-5 du/ac 12.5 feet minimum (same as above) (same as above) 2 stories maximum (same as above) Single Family 4.5-7.5 du/ac with carriage house 20 feet maximum (porches, eaves, chimneys, balconies & bays may project up to 5 feet into setback) Detached garage/ (see above) 10 feet from primary building 0 feet minimum 5 feet to rear property line 1 story over parking—maximum 1 space/dwelling unit Carriage House (to only one property line) 5 feet minimum (between buildings & to at least one property line) Footnotes: 1 Based on Gross Residential Acreage (excludes major streets) 2 Ancillary units permitted 3 Trees must be provided such that 50% of a lot’s surface area is shaded within 10 years

CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...

Documents

Transcript of CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...CALVINE ROAD/HIGHWAY 99 SPECIAL PLANNING AREA...