Planning Commission Staff Report

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1 Staff Recommendation Planning Commission Staff Report February 5, 2015 Project: Southeast Policy Area, Amendment 1 File: PL0016 and EG Request: General Plan Amendment, Community Plan Amendment, Specific Plan Amendment, Special Planning Area Amendment, Rezone Location: Southeast Policy Area and Laguna Ridge Specific Plan APN: Various Staff: Christopher Jordan, AICP Staff recommends that the Planning Commission adopt a Resolution making a recommendation that the City Council: 1. Adopt a Resolution finding the proposed Project exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15162; and 2. Adopt a Resolution approving the General Plan Amendment relative to the Southeast Policy Area and Laguna Ridge Specific Plan Policy Area; 3. Adopt a Resolution approving the proposed Community Plan Amendment for the Southeast Policy Area Community Plan; 4. Adopt a Resolution approving the proposed Specific Plan Amendment for the Laguna Ridge Specific Plan; 5. Adopt an Ordinance approving the Rezone from RD-5 to Southeast Policy Area Special Planning Area; and 6. Adopt an Ordinance approving amendments to the Southeast Policy Area Special Planning Area. Project Description The proposed Project involves the following changes to the Southeast Policy Area (SEPA) and accompanying changes to the Laguna Ridge Specific Plan (LRSP). 1. SEPA/LRSP Boundary a. Remove 10± acres from LRSP and illustrate a revised alignment for Lotz Parkway. The area is currently designated roadway and Low Density Residential for a potential capacity of 54 dwelling units under the LRSP standards. b. Add 10± acres to SEPA. The area would be 7± acres Office Park and 3± acres of roadway. The development potential for the office acres would be a maximum of 100,000 square feet of buildings and a maximum of 400 employees. c. Clean-up the land use designations in the LRSP within the Madeira East subdivision to reflect the adopted Final Map and roadway conditions in this area (no changes in development potential). 1

2 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 2 2. Staff-Recommended Changes to the SEPA Special Planning Area (SPA) Staff recommends that the following cleanups be made the SEPA SPA: a. Page 1-3, correct the typo in the graphic ( Prototype not Prototyple ). b. Page 3-3, allow Organizational Houses (e.g., dormitories) in the Office, Commercial, and Light Industrial/Flex land use designations upon approval of a Conditional Use Permit (CUP), consistent with the allowed use regulations for schools. c. Page 4-4, allow the Collector, Residential street form in the MDR and HDR land use designations. d. Page 4-10, revise the Transit Corridor description to read In advance of the transit facility, this corridor shall be landscaped to the satisfaction of the City. Upon development of the transit system, it shall include a decorative fence along the street side and a solid masonry wall, consistent with the design requirements of this SPA, along the outside edge. Residential uses adjacent to the corridor shall install a solid masonry wall along the shared property line as part of their development. Upon development of the transit system, a decorative fence shall be installed along the street side of the corridor and where adjacent to all other land uses. All fencing and walls shall be consistent with the design requirements of this SPA. e. Page 4-12, change the following standards for the Collector, Commercial street form: i. Right-of-Way (54 52 ft ft.) ii. F. Landscape Area ft. min. total width f. Page 4-16, re-label items H and I as C and D, respectively. g. Page 4-30, correct the typo in line A. Front ( may be not maby be ). h. Page 4-106, change: i. Major Entry Monument to Primary Entry Monument ii. Minor Entry Monument to Secondary Entry Monument 3. Land Owner Requests Amend the SEPA Special Planning Area (SPA) at the request of the Souza Dairy project applicants as follows: a. Modify a 12± acre block at the southwest corner of Residential Collector 1/Kyler Road and Lotz Parkway from Low Density Residential to Estate Residential; b. Modify the side yard setback standards for the Executive Lot, Single-Family Residential building form from 7.5 feet (internal) and 15 feet (street side) to 5 feet and 12.5 feet, respectively; c. Modify the minimum lot depth for the Small-Lot Detached Housing, Rear Loaded building form from 70 feet to 60 feet. 4. Further Traffic Review An analysis of the proposed amendments to the SEPA were performed by consultant traffic engineers. The amendments were found to only result in an incremental change in volume-to-capacity ratio of less than.01 percent. This minor increase does not result in substantial change to the Project or require revision to the 2

3 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 3 Background SEPA EIR. This has been documented in a memorandum from Fehr and Peers and is provided for review and consideration. On July 9, 2014, the City Council adopted the Southeast Policy Area Strategic Plan, which included the certification of an Environmental Impact Report (EIR) and adoption of the SEPA Community Plan, SEPA SPA, and water, sewer, drainage, and traffic master plans for SEPA. As part of the adoption of the Strategic Plan, the City Council directed staff to prepare a phasing and financing strategy for SEPA with the potential of delivering portions of the infrastructure needed to serve the employment areas in advance of new development. The intent of this direction was to further prime the area for employment development. Based upon this direction, and concurrent with the Preliminary Draft Phasing and Finance Plan that was presented to the City Council in October 2014, staff has begun working out preliminary infrastructure design for certain improvements. One of these elements is the ultimate design and alignment for Lotz Parkway as it transitions from Whitelock Parkway to the northern boundary of the Sterling Meadows project. This design is presented as Figure 1 below. Figure 1 Proposed Lotz Parkway Alignment 3

4 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 4 Concurrent with the City s work, Souza Elk Grove, LLC, the applicant of the Souza Dairy project (EG ), has been refining their proposed tentative map for their project. It is anticipated that their project will be before the Planning Commission for consideration in March This application includes the above described changes to the land plan and development standards. Given the timing of their application, staff recommends consolidating their requested plan amendments with the City s proposed changes for efficiency. Analysis The effects of the proposed changes are described herein. SEPA/LRSP Boundary At the time of the adoption of SEPA, the LRSP had not been updated to reflect the final alignment of Lotz Parkway as determined through the Madeira East project (EG /EG ) as this was considered an implementing design of the adopted land plan. Now that the SEPA land plan has been developed and Madeira East has moved forward with construction (creating project certainty), staff has been able to schematically design the alignment of Lotz Parkway south of Whitelock Parkway. This alignment divides the properties along the western edge of Poppy Ridge Road. This condition was known at the time of the Madeira East approvals in 2007 and was coordinated with the property owners. However, without engineering specifics, staff was unable to reflect this condition with the SEPA documents in Now that resources have been allocated to the design of the roadway the limits of the division can be measured. The area of resultant properties along the east side of future Lotz Parkway measure approximately 10 acres. This size and property configuration is too small to be effectively developed with single family uses as shown in the LRSP. Therefore, staff recommends transferring this acreage to SEPA and designating the area as Office, consistent with the adjoining land. The design and construction of this segment of Lotz Parkway is being programed into the City s Capital Improvement Program (CIP) for a mid-year update and is brought before the Planning Commission for review as Item 5.4 at tonight s meeting. Staff-Recommended SPA Amendments Several of staff s recommended changes to the SPA address typos in the document. Besides the addition of the ten acres from the Laguna Ride area the only change of significance is in the allowed use listings. Staff recommends allowing Organizational Houses (e.g., dorms) in the Office, Commercial, and Light Industrial/Flex land use designations upon approval of a Conditional Use Permit (CUP). This change would mirror the allowed use regulations for schools so that if a school located in the SEPA, it could include a dormitory. Land Owner Requests Two types of land owner requests are proposed with these amendments map modification and standards modification. 4

5 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 5 Map Modifications The map modification would convert a 12± acre block from Low Density Residential to Estate Residential. While the SPA provides for flexibility in implementing the land plan, this flexibility is guided by the land uses contained within a given project s portion of the land plan, including land uses present and corresponding development potential. The Souza Dairy project does not include any Estate Residential land uses. Therefore, while having this density of development would be less than the maximum development potential programed for the corresponding Traffic Analysis Zone, the lack of the land use in the land plan creates a conflict and a plan amendment is necessary. This is a specific example cited in the SPA as requiring a land plan amendment (see SPA, page 2-6). Staff has analyzed the requested amendment and has determined that the change does not create an inconsistency with the development potential either in the vicinity of the change or within the larger plan. Further, the change creates more product residential diversity within SEPA and provides additional opportunity for executive housing to complement the adjoin employment areas. Therefore, staff supports the change. Standards Modification Two modifications to the development standards are being requested by the land owner. The first would reduce the side yard setbacks in the Executive Lot, Single-Family Residential building form from 7.5 feet (internal) and 15 feet (street side) to 5 feet and 12.5 feet, respectively. The existing setback standards were recommended by staff as part of the adoption of the Strategic Plan in an effort to provide additional breathing room between units, recognizing the larger lot size inherent in this product type. Staff has reviewed a number of subdivisions in the region that have these larger lot sizes and have both setback forms. Examples are illustrated below in Figure 2. Figure 2 Sample Executive Lot Setbacks 7.5 Setback 5

6 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 6 5 Setback Based upon these sample projects, staff believes the change in setbacks is marginal. Any issues with building massing and visual impacts to the neighborhood could be addressed through the Master Home Plan Design Review process based upon the requirements of the SPA. However, if the Planning Commission has concerns with this change, a tiered standard could be used where the first floor of homes would have a minimum setback of 5 feet but second stories must maintain a minimum setback of 7.5 feet (12.5 and 15 feet respectively for corner lots). The second standard change is regarding the minimum lot depth for the Small-Lot Detached Housing, Rear Loaded building form where the standard would drop from 70 feet to 60 feet. The intent of the 70 foot standard was to ensure that sufficient lot space was available to effectively design the floor plan. Since the adoption of the SPA, staff has seen additional development in this product range that are successful at the smaller lot depth, including the Ironworks project in West Sacramento. Therefore, staff supports this change. Traffic Study Revisions to the SEPA Traffic Study have been prepared to analyze the effects of the described changes. As shown in the attached memo, the proposed changes will not generate greater impacts to traffic than analyzed in the SEPA Strategic Plan Environmental Impact Report (EIR). The revisions also correct the anticipated average daily traffic (ADT) along Residential Collector #1. Due to an error in the traffic model, Bilby Road east of SEPA was programed as a two-lane facility; in fact, it will be constructed as a four-lane facility. After correcting for this change, the projected ADT along Residential Collector #1 was reduced from 10,200 to 7,400 (a net change of 2,800 trips). Since this is a reduction, the SEPA EIR overanalyzed the potential traffic impacts and no further analysis is required. Subsequent development in SEPA will use these revised numbers as the basis for project design. 6

7 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 7 Environmental Analysis The California Environmental Quality Act (Section 21000, et. seq. of the California Public Resources Code, hereafter CEQA) requires analysis of agency approvals of discretionary projects. A project, under CEQA, is defined as the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The proposed action is a project under CEQA. On June 26, 2004, the City Council certified an EIR for the Laguna Ridge Specific Plan (State Clearinghouse No ). The LRSP analyzed development of the entire plan area, including the 10± acres identified for single family residential that is proposed to be moved to SEPA. On July 9, 2014, the City Council certified an EIR for the Southeast Policy Area Strategic Plan (State Clearinghouse No ). The SEPA EIR analyzed full buildout of SEPA based upon the land plan, development standards, and policies contained in the Community Plan and Special Planning Area, as well as the improvements identified in the accompanying infrastructure master plans. State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations) requires that when an EIR has been certified for an adopted project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that one or more of the following exists: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with exercise of reasonable diligence at the time of the previous EIR was certified as complete shows any of the following: a. The project will have one or more significant on discussed in the previous EIR; b. Significant effects previously examined will be substantially more severe than shown in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measures or alternative. 7

8 Elk Grove Planning Commission Southeast Policy Area (PL0016) February 5, 2015 Page 8 Staff has reviewed the Project and analyzed it based upon the above provisions in Section of the State CEQA Guidelines. While the proposed actions will add additional area to SEPA, the additional development will not substantially increase the infrastructure required to serve the SEPA beyond that analyzed in either the LRSP EIR or the SEPA EIR. Revisions to the SEPA Traffic Study have been prepared, which details the potential impact to area roadways as a result of the proposed land plan changes. As documented in the analysis, the changes in traffic volumes as a result of the proposed action will not degrade the level of service forecasted for roadways and intersections from the levels identified in the SEPA EIR. Additionally, the City s drainage engineers have reviewed the proposed changes and have determined that the area of the proposed 10± acre addition to SEPA will continue draining to the Whitelock Parkway drainage facility, rather than into the SEPA drainage facilities. Further, they have concluded that there is sufficient capacity in Whitelock Parkway after the development of on-site drainage improvements required under the City s Storm Drainage Master Plan. Therefore, there are no substantial changes in the Project from that analyzed in the 2014 EIR and no new significant environmental effects, or substantial increase in the severity of previously identified significant effects. No new information of substantial importance has been identified. Further, since no changes to the EIR are necessary to support the Project, the City is not required to prepare an Addendum to the EIR as required by State CEQA Guidelines Section Therefore, the prior EIR is sufficient to support the proposed action and no further environmental review is required. Recommended Motions Should the Planning Commission agree with staff s recommendation, the following motion is suggested: I move that the Planning Commission adopt a Resolution recommending that the City Council find no subsequent environmental review under the California Environmental Quality Act (CEQA) is necessary for the Southeast Policy Area Amendment 1 Project pursuant to State CEQA Guidelines Section 15162; and Adopt a Resolution recommending that the City Council adopt a General Plan Amendment, a Community Plan Amendment, a Specific Plan Amendment, a Special Planning Area Amendment, a Rezone, and accept the Technical Memorandum on Traffic for the Southeast Policy Area Amendment 1 Project. Attachments 1. Resolution Recommending Approval to Council A. General Plan Amendment B. Southeast Policy Area Community Plan Amendment C. Laguna Ridge Specific Plan Amendment D. Southeast Policy Area Special Planning Area Amendments E. Rezone F. Traffic Study Revisions 8

9 RESOLUTION NO. February 5, 2015 A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF ELK GROVE ADOPT A GENERAL PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, SPECIFIC PLAN AMENDMENT, SPECIAL PLANNING AREA AMENDMENT, AND REZONING FOR THE SOUTHEAST POLICY AREA AMENDMENT 1 PROJECT WHEREAS, on July 9, 2014, the City Council adopted the Southeast Policy Area (SEPA) Strategic Plan; and WHEREAS, certain amendments to the SEPA Strategic Plan have been identified; and WHEREAS, technical details regarding the interface between SEPA and the adjoining Laguna Ridge Specific Plan (LRSP) area have been resolved and this resolution necessitates an amendment to the Laguna Ridge Specific Plan; and WHEREAS, the City determined that the proposed action (the Project ) is subject to the California Environmental Quality Act; and WHEREAS, State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations) requires that when an EIR has been certified for an adopted project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that one or more specific conditions exists; and WHEREAS, the Planning Commission held a duly noticed public hearing on February 5, 2015 as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting; NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Elk Grove finds that no further environmental review is required under the California Environmental Quality Act for the Project pursuant to State CEQA Guidelines Section based upon the following finding: CEQA Finding: No further environmental review is required under the California Environmental Quality Act pursuant to State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations). Evidence: On June 26, 2004, the City Council certified an Environmental Impact Report for the Laguna Ridge Specific Plan (State Clearinghouse No ). The LRSP analyzed development of the entire plan area, including the 10± acres identified for single family residential that is proposed to be moved to SEPA. On July 9, 2014, the City Council certified an Environmental Impact Report for the Southeast Policy Area Strategic Plan (State Clearinghouse No ). The SEPA EIR analyzed full buildout of SEPA based upon the land plan, development standards, and policies contained in the Community Plan and Special Planning Area, as well as the improvements identified in the accompanying infrastructure master plans. 9

10 State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations) requires that when an EIR has been certified for an adopted project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, that one or more of the following exists: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with exercise of reasonable diligence at the time of the previous EIR was certified as complete shows any of the following: a. The project will have one or more significant on discussed in the previous EIR; b. Significant effects previously examined will be substantially more severe than shown in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measures or alternative. Staff has reviewed the Project and analyzed it based upon the above provisions in Section of the State CEQA Guidelines. While the proposed actions will add additional area to SEPA, the additional development will not substantially increase the infrastructure required to serve the SEPA beyond that analyzed in either the LRSP EIR or the SEPA EIR. Revisions to the SEPA Traffic Study have been prepared, which details the potential impact to area roadways as a result of the proposed land plan changes. As documented in the analysis, the changes in traffic volumes as a result of the proposed action will not degrade the level of service forecasted for roadways and intersections from the levels identified in the SEPA EIR. Additionally, the City s drainage engineers have reviewed the proposed changes and have determined that the area of the proposed 10± acre addition to SEPA will continue draining to the Whitelock Parkway drainage facility, rather than into the SEPA drainage facilities. Further, they have concluded that there is sufficient capacity in Whitelock Parkway after the development of on-site drainage improvements required under the City s Storm Drainage Master Plan. 10 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 2 of 14

11 Therefore, there are no substantial changes in the Project from that analyzed in the 2014 EIR and no new significant environmental effects, or substantial increase in the severity of previously identified significant effects. No new information of substantial importance has been identified. Further, since no changes to the EIR are necessary to support the Project, the City is not required to prepare an Addendum to the EIR as required by State CEQA Guidelines Section Therefore, the prior EIR is sufficient to support the proposed action and no further environmental review is required. AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove hereby recommends that the City Council of the City of Elk Grove approve the General Plan Amendment, Community Plan Amendment, Specific Plan Amendment, Special Planning Area Amendment, and Rezoning as provided in Exhibits A, B, C, D, E, and F, respectively, based upon the following findings. General Plan Amendment Finding: The General Plan Amendment is consistent with the goals and policies of the Elk Grove General Plan. Evidence: The proposed General Plan amendment would update the land use figures of the Plan to reflect the ultimate alignment of Lotz Parkway. This change is internally consistent with the General Plan as it only relates to the Southeast Policy Area and Laguna Ridge Specific Plan and does not affect other policy areas of the General Plan. Specifically, no changes are necessary to the Circulation Element as the alignment of roadways is substantially similar, illustrating a curve in the roadway and matching the connection points with surrounding development. The amendment is necessary for contiguity of land uses along a future arterial roadway, consistent with General Plan focused Goal 1-9, which calls for a pattern of land use which enhances the community character, [and] which provides for transit. Community Plan Finding: The amendment to the Community Plan is consistent with the General Plan goals, policies, and implementation programs. Evidence: The proposed amendment to the Community Plan is consistent with the goals and policies of the General Plan because it implements the corresponding General Plan Amendment. The amendment is necessary for contiguity of land uses along a future arterial roadway, consistent with General Plan focused Goal 1-9, which calls for a pattern of land use which enhances the community character, [and] which provides for transit. Finding: The amendment to the community plan is internally consistent to the community plan. Evidence: The amendment to the Southeast Policy Area Community Plan maintains internal plan consistency as it relates to a roadway alignment and does not reduce the amount of employment land uses from that identified at the time of adoption of the Community Plan. Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 3 of 14 11

12 Specific Plan Amendment Finding: The Project is consistent with the General Plan goals, policies, and implementation programs. Evidence: The proposed amendment to the Specific Plan is consistent with the goals and policies of the General Plan because it implements the corresponding General Plan Amendment. The amendment is necessary for contiguity of land uses along a future arterial roadway, consistent with General Plan focused Goal 1-9, which calls for a pattern of land use which enhances the community character, [and] which provides for transit.. Finding: The project is consistent with the goals and policies of the Laguna Ridge Specific Plan. Evidence: The amendment to the Laguna Ridge Specific Plan maintains internal plan consistency as it relates to a roadway alignment. Finding: The amendment will benefit the Specific Plan Area and/or the City. Evidence: The amendment will benefit the City by providing an effective roadway design consistent with the City s Improvement Standards and best engineering practices, ensuring the safe and efficient movement of vehicles in and around the subject area. Finding: The amendment will not adversely affect adjacent properties and can be properly serviced. Evidence: The subject properties will remain developable after the proposed amendment. Specifically, the remaining residential properties will be accessible from street stubs planned as part of the Madeira East subdivision (EG /EG ). The area transferred to the Southeast Policy Area will be able to be effectively developed consistently, and integrated, with the directly adjoining property. Finding: Significant changes to the character of the community have occurred subsequent to the adoption of the Specific Plan which warrants the amendments. Evidence: The City has completed the Southeast Policy Area Strategic Plan and has investigated the necessary alignment for Lotz Parkway. The ultimate alignment for Lotz Parkway requires the adjustment of the Laguna Ridge land plan in order to ensure proper planning. Finding: Where applicable, the physical constraints of the property area are such that the requested amendment is warranted. Evidence: The Public Works Department has determined that the proposed alignment for Lotz Parkway is consistent with the City s Improvement Standards and best engineering practices, ensuring the safe and efficient movement of vehicles in and around the subject area. There are physical constraints at both ends of the alignment that prevent an alternative alignment from being used, principally the existing intersection of Whitelock Parkway and Lotz Parkway and the alignment of Lotz Parkway within the approved Sterling Meadows project. 12 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 4 of 14

13 Special Planning Area Amendment Finding: The proposed amendment is consistent with the General Plan goals, policies, and implementation programs. Rezoning Evidence: The proposed amendments to the Southeast Policy Area Strategic Plan are consistent with the goals and policies of the General Plan as it implements the changes to the land use map. The accompanying changes internal to SEPA include changes to the land plan and development standards. The land plan changes reduce the residential development potential of the plan in a minor way and do not limit the Plan s employment development potential. The changes to the development standards are minor and provide added flexibility in subsequent project design. Finding: The proposed zoning amendment is consistent with the General Plan goals, policies, and implementation programs. Evidence: The proposed rezone is consistent with the goals and policies of the General Plan because it implements the corresponding General Plan Amendment. The amendment is necessary for contiguity of land uses along a future arterial roadway, consistent with General Plan focused Goal 1-9, which calls for a pattern of land use which enhances the community character, [and] which provides for transit. The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 5th day of February 2015, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Sandy Kyles, PLANNING SECRETARY Nancy Chaires Espinoza, CHAIR of the PLANNING COMMISSION Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 5 of 14 13

14 Exhibit A GENERAL PLAN AMENDMENT Figures LU-1 and LU-5 are amended as follows: 14 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 6 of 14

15 Exhibit B SOUTHEAST POLICY AREA COMMUNITY PLAN AMENDMENT Figure SEPA-1 is amended to look as follows: Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 7 of 14 15

16 Exhibit C LAGUNA RIDGE SPECIFIC PLAN AMENDMENTS Figure 3-1 (Land Use Plan) is amended as follows: 16 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 8 of 14

17 Exhibit D SOUTHEAST POLICY AREA SPECIAL PLANNING AREA AMENDMENTS The Southeast Policy Area Special Planning Area is amended as follows: 1. Page 1-3, correct the typo in the graphic ( Prototype not Prototyple ). 2. Page 2-7, revise the Land Plan to look as follows: 17

18 3. Page 2-8, revise the figure to look as follows: 4. Page 3-3, allow Organizational Houses (e.g., dormitories) in the Office, Commercial, and Light Industrial/Flex land use designations upon approval of a Conditional Use Permit (CUP), consistent with the allowed use regulations for schools. 18 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 10 of 14

19 5. Page 4-4, allow the Collector, Residential street form in the MDR and HDR land use designations. 6. Page 4-5, revise the Street Layout Map to look as follows: Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 11 of 14 19

20 7. Page 4-10, revise the Transit Corridor description to read In advance of the transit facility, this corridor shall be landscaped to the satisfaction of the City. Upon development of the transit system, it shall include a decorative fence along the street side and a solid masonry wall, consistent with the design requirements of this SPA, along the outside edge. Residential uses adjacent to the corridor shall install a solid masonry wall along the shared property line as part of their development. Upon development of the transit system, a decorative fence shall be installed along the street side of the corridor and where adjacent to all other land uses. All fencing and walls shall be consistent with the design requirements of this SPA. 8. Page 4-12, change the following standards for the Collector, Commercial street form: a. Right-of-Way (54 52 ft ft.) b. F. Landscape Area ft. min. total width 9. Page 4-16, re-label items H and I as C and D, respectively. 10. Page 4-30, correct the typo in line A. Front ( may be not maby be ). 11. Page 4-40, revise the side yard setback standards for the Executive Lot, Single-Family Residential building form from 7.5 feet (internal) and 15 feet (street side) to 5 feet and 12.5 feet, respectively 12. Page 4-45, revise the minimum lot depth for the Small-Lot Detached Housing, Rear Loaded building form from 70 feet to 60 feet 13. Page 4-106, change: a. Major Entry Monument to Primary Entry Monument b. Minor Entry Monument to Secondary Entry Monument 20 Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 12 of 14

21 Exhibit E REZONE The City Zoning Map is revised as follows: Planning Commission Resolution Resolution XXXX February 5, 2015 SOUTHEAST POLICY AREA, AMENDMENT 1 Page 13 of 14 21

22 MEMORANDUM Date: To: January 21, 2015 Christopher Jordan, City of Elk Grove Patrick Hindmarsh, PMC From: David B. Robinson, Fehr & Peers Subject: Potential Laguna Ridge/SEPA Plan Amendments RS Fehr & Peers has completed an evaluation of the proposed amendments to the Laguna Ridge Specific Plan (LRSP) and Southeast Policy Area Plan (SEPA) areas. This memorandum outlines the proposed amendments, our evaluation methodology, and presents the evaluation results. Amendments Amendments to the LRSP and SEPA are neededd to address consistency/ /compatibility issues in the two plans. The proposed changes addressed in this evaluation are outlined below and shown on Figures 1 and 2: Remove (+/-) acres of Low Density Residential land use from the Laguna Ridge Specificc Plan to accommodate a revised alignment of Lotz Parkway. The areaa has a potential capacity of 54 dwelling units based on LRSP standards. Add (+/-) acres to SEPA. The area would be 7.43 (+/-) acres of Office Park and 3.46 (+/-) acres of roadway. The area has a maximum development potential of 100,000 square feet of building area that could accommodate a maximum off 400 employees. Develop new traffic volume forecast on Residential Collector 1 based on revised lane assumptions on Bilby Road (i.e., four lanes) in Sterling Meadows. Bilby Road was assumed to be two lanes in Sterling Meadows, which may result in higher forecasts on Residential Collector 1. Figure 1 illustrates the land use shift described above. Change the designation of the Souza Property from Low Density Residential to Estate Residential. This change would result in a decrease of about 25 dwelling units. Figure 2 shows the proposed amendment to the Souza Property. 22

23 Methodology To evaluate the proposed amendments, we used the modified version of SACOG s MTP/SCS travel forecasting model that was used for the Southeast Policy Area Strategic Plan DEIR, which include buildout of the Laguna Ridge Specific Plan. The evaluation included the following steps: Step 1 Step 2 Step 3 Calculated trip generation for the proposed amendments using trip generation rates from Table of the Southeast Policy Area Strategic Plan DEIR. Modified the travel forecasting model household and employment inputs consistent with the proposed amendment outlined above. Confirmed that the travel forecasting model trip generation was equal to or greater than the trip generation calculated in Step 1. 23

24 Step 4 Step 5 Step 6 Developed updated roadway segment traffic volume forecasts. Compared roadway segment level of service and screenline flows without and with the proposed amendments. Tested sensitivity on Residential Collector 1 traffic volumes with four lanes on Bilby Road in Sterling Meadows. Trip Generation Evaluation As outlined in Step 1, we calculated daily trip generation for the proposed amendments. As show in Table 1, the proposed amendments would result in about 350 more trips than the land use analyzed in the Southeast Policy Area Strategic Plan DEIR. TABLE 1 DAILY TRIP GENERATION WITH PROPOSED AMENDMENTS Land Use Quantity ITE Code Trip Rate Trip Generation Single Family Residential (Dwelling Units) Office (1,000 Square Feet) ,103 Net Trip Generation 351 Source: Fehr & Peers, 2014 Table of the Southeast Policy Area Strategic Plan DEIR Roadway Segment Operations As outlined in Steps 2 through 5 above, we evaluated internal roadway operations to determine if the proposed amendments would result in impacts not disclosed in the Southeast Policy Area Strategic Plan DEIR. Table 2 compares daily traffic volumes with the proposed amendments to the roadway segment operations documented in the Southeast Policy Area Strategic Plan DEIR. As shown in Table 2, all study roadway segments would operate acceptably at LOS D or better with the addition of the proposed amendments. Consistent with the location of the proposed amendments to the office land use, the largest traffic volume in increase would occur on the segment of Lotz Parkway between Whitelock Parkway and Poppy Ridge Road. 24

25 TABLE 2 DAILY ROADWAY SEGEMENT LEVEL OF SERVICE - ONSITE ROADWAYS Segment SEPA DEIR Proposed Amendments Roadway From To Lanes Capacity Volume Volume- to- Capacity LOS Volume Volume- to- Capacity LOS 1. Bruceville Road Bilby Road Kammerer Road 4 36,000 8, A 7, A Poppy Ridge Road Residential Collector 1 29, D 29, D Residential Collector 1 Bilby Road 4 36,000 27, C 27, C 2. Big Horn Boulevard Bilby Road Kammerer Road 21, B 21, B Whitelock Parkway Poppy Ridge Road 32, D 32, D Poppy Ridge Road Residential Collector ,000 19, A 19, A Residential Collector 1 Bilby Road 15, A 15, A 3. Lotz Parkway Bilby Road Kammerer Road 18, A 18, A 4. Residential Collector 2 South of Poppy Ridge Road 2 18,000 2, A 2, A 5. Residential Collector 3 South of Poppy Ridge Road 2 18,000 2, A 2, A 6. Poppy Ridge Road Big Horn Boulevard Lotz Parkway 2 18,000 8, A 8, A 7. West Stockton Boulevard East of Lotz Parkway 4 36,000 20, A 20, A Big Horn Boulevard Lotz Parkway 2 18,000 10, A 10, A 8. Residential Collector 1 East of Lotz Parkway 8, A 8, A Bruceville Road Collector 2 10, A 10, A Collector 2 Big Horn Boulevard 4 36,000 12, A 13, A Big Horn Boulevard Collector 1 13, A 13, A Collector 1 Lotz Parkway 10, A 10, A 9. Bilby Road East of Lotz Parkway 2 18,000 4, A 4, A 25

26 TABLE 2 DAILY ROADWAY SEGEMENT LEVEL OF SERVICE - ONSITE ROADWAYS Segment SEPA DEIR Proposed Amendments Roadway From To Lanes Capacity Volume Volume- to- Capacity LOS Volume Volume- to- Capacity LOS 10. Kammerer Road Source: Fehr & Peers, 2013 Bruceville Road Collector 2 28, C 28, C Collector 2 Big Horn Boulevard 4 36,000 26, C 26, C Big Horn Boulevard Collector 1 26, C 26, C Collector 1 Lotz Parkway 31, D 31, D 26

27 Screenline Flows As outlined in Step 5 above, we evaluated daily traffic flows for four screenlines (i.e., groups of study roadways), to determine the magnitude traffic volume change to/from areas outside of the project due to the proposed amendments. Table 3 compares daily traffic flow without and with the proposed amendments for the four screenlines (i.e., dashed yellow lines) shown on Figure 3. Figure 3: Screenlines TABLE 3 SCREENLINE COMPARISON DAILY TRAFFIC FLOWS Screenline Lanes SEPA DEIR Proposed Amendments Difference (Amendments-DEIR) Volume to Capacity Change 1 To/From the North 12 69,200 69, To/From the East 16 69,800 70, To/From the South 10 40,300 40, To/From the West 20 76,300 76, Source: Fehr & Peers,

28 As shown, the screenline flows with the amendments would be similar (slightly higher) to the screenline flows with the SEPA DEIR. The volume increase would result in incremental changes in the volume-tocapacity ratio of less than 0.01 for each screenline, based on capacities from the SEPA DEIR. Consequently, if the volume increase shown were added to an individual roadway outside of the plan area, the increase is not expected to result in unacceptable operations or exceed the City s roadway segment volume threshold that allows an increase in volume-to-capacity ratio of 0.05 or less for roadways operating at unacceptable levels (i.e., LOS E of F) without the project. Residential Collector 1 As outlined in Step 6 above, we tested the effect of a four-lane Bilby Road in Sterling Meadows on daily traffic volumes on Residential Collector 1. Increasing the capacity on the Sterling Meadows segment of Bilby Road from 2 to 4 lanes will result in lower traffic volumes on Residential Collector 1. Volumes on Residential Collector 1 would decrease from 10,200 to about 7,400 vehicles per day. Findings Based on the evaluation presented above, the proposed amendments would not change the findings of the Southeast Policy Area Strategic Plan DEIR. 28