COUNTY OF SACRAMENTO

CALIFORNIA

PLANNING COMMISSION REPORT

Control No.: PLNP2015-00060
Type: SDP-SPPadd-EXP
Hearing Date: November 9, 2015

TO: COUNTY PLANNING COMMISSION

FROM: DEPARTMENT OF COMMUNITY DEVELOPMENT

CONTACT: George Dellwo, Project Manager, 875-3711, dellwog@saccounty.net

PROJECT DESCRIPTION
PLNP2015-00060. Traditions II Subdivision. A Tentative Subdivision Map and a Special
Development Permit for property located at 10941 Fair Oaks Boulevard, on the northwest
corner of Fair Oaks Boulevard and Archer Avenue, approximately 1,600 feet north of
Winding Way in the Fair Oaks community. Applicant: L&H Construction, Incorporated;
APN: 244-0064-023; Environmental Document: Mitigated Negative Declaration.
Supervisor District 3: Susan Peters
APPLICANT: OWNER:
L&H Construction, Incorporated Wallace Richards
PO Box 793 1035 Middlefield Avenue
Orangevale, CA 95662 Stockton, CA 95204
Attention: Ron Higgins

ENGINEER:
C N A Engineering
2575 Valley Road
Sacramento, CA 95821
Attention: Steve Norman

DETAILED 1. A Tentative Subdivision Map to divide four gross acres into 19

REQUEST: lots in the RD-5 (Residential) zone.

2. A Special Development Permit to utilize a private gated street

system for access, to deviate from front, side and rear yard
setbacks, and driveway length requirements.
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Overview:
The proposed project would subdivide 4.0 acres into 19 lots, located at 10941 Fair Oaks
Boulevard in the Fair Oaks community area.

Summary of Key Points:

Neighborhood access concerns have been a focal point of discussion for this project. Other
points include: 1) the potential extension of Eastcliff Drive through the project to establish a grid
system in the neighborhood, 2) the preservation of the many trees on the site, 3) downstream
drainage, 4) reduction of units, 5) lots compatible in size with the surrounding neighborhood, and
6) a street system that does not connect to Eastcliff Drive.

In weighing the competing interests, staff is recommending the proposed 19-lot map with a gated
private roadway system serving the project. While having Eastcliff Drive connect to Fair Oaks
Boulevard may be feasible on the site, staff believes the applicant’s proposal is a practical
alternative to minimize through traffic in the established neighborhood as well as providing a
project that is compatible with the neighborhood.

CPAC Recommendation:
The Fair Oaks Community Planning Advisory Council (CPAC) met on July 1, 2015 and
recommended APPROVAL of the 19-lot Tentative Subdivision Map (vote: 4-yes, 2-abstain, 0-
no). The CPAC recommended the following conditions: a) require Sacramento Department of
Transportation (DOT) to provide a comprehensive traffic study for circulation of the project and
the adjoining Eastcliff Estates subdivision for the area bounded by Sunrise Boulevard, Sunset,
Fair Oaks Boulevard and Orange Avenue; b) look at offsite drainage and the possibility of using
more permeable surfaces; c) all houses abutting Archer Avenue to be one-story; and d)
incorporate the Heritage Oak on Lot 18 into the project.

Hearing Body:
The County Planning Commission will hear this project.

Recommendations:
Staff is recommending APPROVAL of the proposed project, based on Findings and Conditions
listed in this staff report.

I. Location Maps 3
II. Project Analysis 5
III. Environmental Analysis 13
IV. Staff Recommendations 17
V. Attachments 36
VI. Exhibits 37

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I. LOCATION MAPS
Zoning Map

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2011 Aerial of Site

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II. PROJECT ANALYSIS

A. Adjacent Land Uses and Zoning: The following land uses and zoning districts are
found in the adjacent area:
Table I
Adjacent Land Uses
Existing Land Use Zoning and Community
Plan Designations
Subject Property Single-family RD-5
North Single-family RD-5
South Single-family RD-5
East Apartments/Commercial (across RD-30/LC
Fair Oaks Boulevard)
West Single-family RD-5
B. History/Background: County records dating back to 1967 indicate that the property
was zoned R-1-B (Interim Residential Zone). On January 21, 1979 the property was
rezoned to its current RD-5 designation as a result of the Fair Oaks Zoning
Consistency hearings (ZMA 3984; SZC 79-14).
C. Project Description: The subject 4.0-acre property is located on the west side of Fair
Oaks Boulevard and on the north side of Archer Avenue, approximately mid-way
between Winding Way and Sunset Avenue in the Fair Oaks community. The site is
zoned RD-5 and currently developed with two vacant single-family homes, a garage
and various outbuildings. All on-site structures are proposed for removal. The project
site is moderately covered with trees, including native oaks, and a wide variety of
non-native species.
The Applicant is requesting approval of a Tentative Subdivision Map to divide the
3.88-net acres into 19 single-family lots which is the maximum allowed under the
RD-5 zone. The Applicant has submitted a request for a Special Development Permit
to utilize a private gated street system for access, to deviate from front, side and rear
yard setbacks, and driveway length requirements. The Applicant is also requesting
relief from the Sacramento County Improvement Standards Sections 10-3 and 10-4
(A), allowing cut and fill in excess of 2+ feet along portions of the project boundary
and cuts and fills greater than 2+ feet in the interior of the property if so permitted by
project conditions of approval. As proposed, lots will be served from a gated, 25-foot
wide private cul-de-sac that takes access from Fair Oaks Boulevard. The cul-de-sac
would have three branching access auto courts that provide access to most of the
interior lots. An Emergency Vehicle Access (EVA) gate is being required by the
County at the end of the cul-de-sac. In most instances the front property lines extend
to the center-line of the private cul-de-sac and/or the auto courts. Four of the existing
oak trees on the property are to be preserved by being integrated into the project. The
Applicant is proposing to build semi-custom homes unique to the lotting design, as
well as homes that will complement and pair with preserved oak trees. Home sizes
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will range from approximately 1,800 to 2,400 square feet and have two to three car
garages. The proposed residential lots meet or exceed the minimum lot size
requirements for the RD-5 zone.

Table II
Minimum Lot Size Standards for RD-5 Zone, Interior Lots
Min. Net Lot Area Min. Lot Width Lot Depth
(5,200 sq. ft. interior) (52 ft. interior)
Lot 1 7,105± net sq. ft. 91.5± ft. 123.31± ft.
Lot 2 7,396± net sq. ft. 65.78± ft. 123.31± ft.
Lot 3 6,893± net sq. ft. 74.81± ft. 94.0± ft.
Lot 4 5,730± net sq. ft. 84.0± ft. 94.0± ft.
Lot 5 5,734± net sq. ft. 94.0± ft. 94.0± ft.
Lot 6 7,033± net sq. ft. 74.8± ft. 94.0± ft.
Lot 7 7,035± net sq. ft. 74.8± ft. 94.0± ft.
Lot 8 9,265± net sq. ft. 94.0± ft. 107.34± ft.
Lot 9 7,003± net sq. ft. 56.5± ft. 173.88± ft.
Lot 10 10,929± net sq. ft. 73.0± ft. 157.87± ft.
Lot 11 11,348± net sq. ft. 76.5± ft. 167.88± ft.
Lot 12 6,565± net sq. ft. 56.5± ft. 150.4± ft.
Lot 13 6,679± net sq. ft. 72.0± ft. 127.6± ft.
Lot 14 8,690± net sq. ft. 82.8± ft. 112.4± ft.
Lot 15 6,032± net sq. ft. 84.0± ft. 90.0± ft.
Lot 16 5,572± net sq. ft. 84.0± ft. 94.0± ft.
Lot 17 6,734± net sq. ft. 82.7± ft. 94.0± ft.
Lot 18 7,314± net sq. ft. 75.2± ft. 123.39± ft.
Lot 19 6,493± net sq. ft. 93.0± ft. 123.39± ft.

D. Consistency with the General Plan:

1. General Plan: The proposed Tentative Subdivision Map in the RD-5 zone is
consistent with the Low Density Residential designation. Since the property is
located within an existing urban area it would be considered “infill”. The
following General Plan policies are applicable to development of the site:

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Table III
General Plan Policy
Key Policy Consistency
Land Use Element Policy LU-4: The County The subject site meets this policy in that
shall give priority to residential development services are available and the site is
on vacant or underutilized sites within existing surrounded by residential development.
urban areas that have infrastructure capacity
available.

Conservation Element CO 139: Native trees No non-oak native trees are located on the
other than oaks, which cannot be protected property.
through development, shall be replaced with
in-kind species in accordance with established
tree planting specifications, the combined
diameter of which shall equal the combined
diameter of the trees removed.
Conservation Element CO-146: If new tree Mitigation measures contained in this staff
canopy cannot be created on-site to mitigate report require fiscal compensation for trees
for the non-native tree canopy removed for lost and not replanted.
new development, project proponents shall
contribute to the Greenprint funding in an
amount proportional to the tree canopy of the
specific project.
2. Consistency with the Community Plan: The Fair Oaks Community Plan was
adopted by the Board of Supervisors in January 1975. As noted earlier in this
report the subject property was rezoned to RD-5 as a result of the Fair Oaks
Zoning Consistency hearings in 1979.

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Table IV
Fair Oaks Community Plan Policy
Key Policy Consistency
Goal 2.A: To attain a low to medium The subject 3.88 net-acre site is being developed
maximum overall population density at the maximum density with 19 single family
at ultimate development. lots, consistent with the underlying zoning.
Goal 3: To encourage the The subject project is consistent with this goal
development of safe, healthful and for individuals desiring to live in a gated private
attractive living environments and a community. An EVA will be required at the
range of housing styles, types and terminus of the cul-de-sac.
costs to suit varying needs and
desires.
Goal 6.D: To encourage the retention The subject project seeks to retain as many trees
and protection of existing trees, as possible and mitigate for lost trees, while
natural land forms, topographic developing the property at a maximum density
features and live streams. under the existing zoning.
Goal 9.D: To develop a network of The subject project proposes to install a
bicycle routes, bridle paths and pedestrian gate at the project entrance that
walkways with emphasis on connects to a proposed ADA accessible sidewalk
connecting park and schools as part to be constructed along the project’s Fair Oaks
of a County-wide system. Boulevard frontage.
Goal 9.L: To encourage the As part of the project’s Fair Oaks Boulevard
consideration of improved public frontage improvements, the project will be
transit and other alternatives to upgrading the existing substandard bus stop with
provide for local and commuter an ADA accessible pad and sidewalk so that it
transportation services. could potentially accommodate conventional bus
stop amenities in the future.
Goal 10: To encourage development The proposed project will be required to relocate
of underground utilities throughout three existing power poles located along Fair
Fair Oaks. Oaks Boulevard and potentially a fourth pole
along Archer Avenue. An ‘Advisory Condition’
has been included to encourage their
undergrounding.
E. Neighborhood Compatibility: As indicated earlier, the subject site is surrounded by
single-family development on the north, west and south. Apartments and light
commercial are located to the east across Fair Oaks Boulevard. Most single-family
lots to the north and westerly part of neighborhood areas are between 7,000 to 11,000
square feet in size and are rectangular in nature. To the south, the lots are generally
square shaped and range between 15,000 to 20,000 square feet in size; and to the east,
across Fair Oaks Boulevard there is a general mix of lot sizes from the Light
Commercial Family Heritage Plaza and the Arlington Apartments project to assorted
residential lots of 7,000 to 14,000 square feet in size. As noted on Table II of this
report, the proposed lot sizes in this project are between 5,572 to 11,348 square feet in
size, with most lots between 6,000 to 7,000 square feet. Although the proposed
project is compatible with surrounding single-family development in terms of
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neighborhood lot size; it should be noted that several of the proposed lots are
somewhat square-shaped. The applicant has provided building envelopes that would
restrict building footprints, in an effort to save trees. If the Commission were to
approve this project and include the building envelopes shown in Exhibit – X (Exhibit
5) with conditions limiting construction to within the envelopes, 4 oak trees would be
saved, as opposed to not providing specific buildable areas.

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Surrounding Lot Sizes

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F. Special Development Permit: A Special Development Permit may be granted by the

Planning Commission to provide for greater flexibility from and alternatives to
development standards, minimum lot area and lot width, and minimum public street
frontage in any zoning district, when necessary to carry out the purposes of the zoning
ordinance.
The purpose of a Special Development Permit is to also encourage a creative and more
efficient approach to the use of the land; to maximize the choice in the type of
environment available to the people in the unincorporated area of Sacramento County; to
encourage more efficient allocation and maintenance of privately controlled common
open space through the redistribution of overall density where such arrangement is
desirable and feasible; to provide economy in housing opportunities; and to provide a
means of greater creativity and flexibility in design than is provided under the strict
application of the zoning district development standards while at the same time providing
adequate protection of the environment and of the health, safety, and comfort of the
residents of the development and the County.
In order to grant a Special Development Permit, the Planning Commission is required to
make findings in the record that, among others, the establishment, maintenance, or
operation of the use, building, or structure applied for will not under the circumstances of
the project be detrimental to the health, safety, peace, morals, comfort, or general welfare
of persons residing or working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the County.
As a part of the Special Development Permit application together with the
Applicant’s Special Development Permit Justification Letter received March 16, 2015
a number of deviations were requested. The requests are based in accommodating
single-story homes of three to four bedrooms with up to three-car garages where the
resulting footprint of such housing tends to be boxier more than rectangular.
Nevertheless there are a handful of rectangular lots such as Lots 9, 10, 11, 12 and 13
that could construct two-story homes in conformance with present County setbacks.
This would not conflict with the Fair Oaks CPAC’s recommendations made on July
1, 2015, restricting all homes along Archer Avenue to one-story.
More recently, on September 17, 2015 the Applicant submitted an Exhibit called
“Revised Setbacks Exhibit – X,” (attached as Exhibit 5), requesting to be able to build
two story homes on any lot subject to a 20-foot front yard setback, 5-foot side yard
setback and a 20-foot rear yard setback. Aside from the proposed 20-foot rear setback
conflicting with the 25-foot setback requirement for lots greater than 125 feet in
depth, and for lots smaller than 125-feet only being required a 15-feet rear setback -
staff has concerns that the resulting two-story box homes on square lots would take
on a “McMansion” appearance of too much bulk with a garage dominated front
elevation. If the Commission is inclined to allow two-story homes on square lots,
further Design Review is recommended of the elevations and house plans to insure

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they have architectural merit and are compatible with the neighborhood and
surroundings (See Condition #58).
In staff’s opinion, the Special Development Permit is justified because the project
would represent a unified and cohesive community, and provides for a different
housing product and homeownership opportunity within the County. The Zoning
Code requirements and the requested deviations are outlined in Table V—
Development Standards for Single-Family Residential Housing.

Table V
Development Standards for Single-Family Housing

SZC Section Required Proposed

Setbacks
Front Yard Setback 5.4.2.B 20 feet, no P.U.P.F. OK. Requested 10-feet
(Projects without PUPFs) (Table 5.7) but plotted 12.5 feet per
Exhibit -X, (With P.U.E.)
*Deviation request
included in Special
Development Permit
request
Side Yard Setback 5.4.2.B 5 feet (1-2 story) OK. Requested 4 feet but
(Table 5.7) is showing 5-feet per
Exhibit - X.
*Deviation request
included in Special
Development Permit
request
Rear Yard Setback 5.4.2.B Varies (footnote #12): OK. 10 feet for one
Single Story Structures (Table 5.7) story per Exhibit – X.
For lot depths greater
than 125 feet, minimum *Deviation request
rear yard setback shall included in Special
be 25 feet. For lot Development Permit
depths smaller than 125 request
feet, minimum rear yard
setbacks shall be 20
percent of the average
lot depth. For the latter,
the rear yard shall not
be less than 10 feet for
one (1) story buildings
and 15 feet for two (2).

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Driveway length to face of Table 5.25 At time of Application the Ok, 20 feet
Garage standard was 20 feet. With
*Deviation request
recent Code adoption it is
included in Special
now a 19 foot Driveway
Development Permit
request
Allow lot depth to be less N/A. Was N/A. At time of Application *Deviation request was
than 95-foot standard eliminated as the standard was 95 feet. included in Special
required for RD-5. part of recent With recent Code adoption Development Permit
zoning Code there is no minimum lot request
amendment. depth.

G. Relief from County Improvement Standards: As shown in the attached Exhibits 2

(Preliminary Grading Exhibit) and 3 (Cut and Fill Exhibit), the applicant is proposing
cut and fill of 2 feet or more at the property boundaries, as well as cut and fill of 2
feet or more in the internal area of the subject site. Although this type of request is
uncommon in areas of Sacramento County, it may be necessary in order to develop
the subject site due to its topography. The intent of the standard to not allow cut and
fill in excess of two feet along project boundaries is to reduce grade differences
between new projects and existing residences for visual aesthetic purposes and other
technical issues. Section 10-3 of the County of Sacramento Improvement Standards
governing rolling terrain grading and section 10-4 (A) governing boundary grading
provide for relief from the standards if permitted by the conditions of approval or
approved by the Director to address specific site conditions.
As mentioned previously, the site slopes down from east to west from a height of
approximately 213.2 at the northeast corner to the low point of approximately 193
feet at the northwest corner; a difference of 20.2 feet. At present, there are already
substantial grade differences at portions of the project boundaries. For instance, the
area fronting Fair Oaks Boulevard at Lots 1 and 2 where the sound wall and sidewalk
improvements will take place will be cut by greater than two feet in order to level the
grade along Fair Oaks Boulevard for the required additional right-of-way. Similarly
there will be both cuts of 3 to 4 feet and fill of 2+ feet along Archer Avenue to create
level building pads. The most dramatic cuts take place on Lot 13 with a cut of 9± feet
to create a level building pad. Similarly, there are large areas of fill along the
northerly boundaries of Lots 6, 7, 9 and 10 ranging from 3± feet to 5± feet to create
level pads from sloping ground. Other areas on the project site will also require
grading and fill in order to match the existing grades of oak trees to be retained
onsite.
A condition of approval has been added to recognize the grading plan and to allow
deviation to the satisfaction of the Site Improvement & Permits section (SIPS) in the
instance there is technical reasons to modify grading (see Condition # 37).

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III. ENVIRONMENTAL ANALYSIS:

A. Environmental Setting: The site is located within the Fair Oaks Community Plan Area
in an urbanized portion of unincorporated Sacramento County. The site is
predominately surrounded by single-family homes.
The subject property is a legal parcel containing approximately 4.0 gross acres
located on the northwest corner of Fair Oaks Boulevard and Archer Avenue. The
project site contains two vacant homes, one at 10941 Fair Oaks Boulevard opposite
Monte Park Avenue; and the other on the southerly portion of the site at 8089 Archer
Avenue near the Archer Avenue ‘elbow’. The majority of the site is undeveloped.
The site slopes down from east to west from a height of approximately 213.2 at the
northeast corner to the low point of approximately 193 feet at the northwest corner; a
difference of 20.2 feet.
The site is bounded by a single residential estate on the north, a small strip
commercial center and the Arlington Apartments on the east, Archer Avenue and the
prolongation of Plumeria Avenue on the south, with a handful of single-family
residences; and a single-family home to the west which takes access from Plumeria
Avenue. The vacant parcel to the west is the site of a recent 12-Lot Tentative
Subdivision Map application on 2.96 acres called ‘Eastcliff Estates’, which, as of this
writing is still in the process of submitting additional project materials.
Adjacent street improvements along the west side of Fair Oaks Boulevard and north
side of Archer Avenue consist of defined and undefined drainage swales, along with a
south-bound bus stop located on Fair Oaks Boulevard just north of Archer Avenue.
Existing overhead 12kV utility lines are located along the western edge of Fair Oaks
Boulevard and Archer Avenue. There are fifty-four (54) trees located throughout the
project site, nineteen (19) of which are oaks; as well as non-native grasses and
various landscape materials.
Environmental Effects and Suggested Mitigation Measures: An Initial Study and
Checklist, dated October 15, 2015, prepared for this project identified project-related
impacts associated with noise (exterior traffic noise), air quality (construction
emissions), climate change and oak tree preservation, as potentially significant, which
could be reduced to a less than significant level through inclusion of recommended
mitigation measures. (See Attachment B for the CEQA document).
B. Circulation Issues: As mentioned previously, the Traditions II Applicant’s concept is
a gated community accessed from Fair Oaks Boulevard by an approximate 475-foot
long private cul-de-sac. The County is requiring an EVA to be constructed at the
westerly terminus of the cul-de-sac for emergency cross-access.
Correspondingly, a development application called Eastcliff Estates was filed with
the County after the Traditions II project for a 12-lot Tentative Subdivision on three
adjacent parcels of land to the west. The Eastcliff Estates project proposes to take
access from Fair Oaks Boulevard through the Traditions II project where it would
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create a public cul-de-sac almost 1,000 feet in length. This concept exceeds the
County standards of 600-feet for cul-de-sacs.
County staff, particularly the Department of Transportation (DOT) and the Site
Improvements and Permits Section (SIPS) worked at length to broker an equitable
solution between the two applicants to no avail. Discussions included establishing a
modified grid system through both projects connecting Eastcliff Drive with Fair Oaks
Boulevard which the General Plan encourages (see Table VI below).
Table VI
Relevant General Plan Policies
CI-1 Provide complete streets to provide safe and efficient access to a
diversity of travel modes for all urban, suburban and rural land uses
within Sacramento County except within certain established
neighborhoods where particular amenities (such as sidewalks) are not
desired. Within rural areas of the County, a complete street may be
accommodated through roadway shoulders of sufficient width or other
means to accommodate all modes of travel

CI-16 The County supports creating communities that promote access and
mobility for all modes of travel through the development of roadway
networks based on a grid or modified grid layout.

The Traditions II project has remained steadfastly adamant in retaining their original
concept of a gated private street community - with the competing rationale of the
Eastcliff project wanting to take access from the Fair Oaks Boulevard because of
neighborhood opposition from the Eastcliff Avenue residents not wanting additional
traffic traversing through their neighborhood.
Some of these circulation scenarios were also discussed at the Fair Oaks CPAC
meeting of July 1, 2015 with some residents of Eastcliff Avenue and the general area
in attendance. The CPAC ultimately recommended to “approve the project and the
entitlements on its own merit but require D.O.T. to provide the Commission a
comprehensive traffic study for circulation of the 2nd subdivision (i.e., Eastcliff) out
to Sunrise Boulevard”. The motion was seconded and amended that the traffic
analysis be “for the area bounded by Sunrise, Sunset, Fair Oaks Boulevard and
Orange Street”.
Because the proposed Traditions II project would generate less than 1,000 daily trips
and less than 100 trips during the PM peak hour, the County determined that a traffic
study for the proposed project would not be necessary and in so doing resolved that
the project’s CEQA traffic impact is considered less than significant. In weighing
the competing interests, staff is recommending the gated private cul-de-sac for the
proposed 19 lot subdivision map to serve the Traditions II project. In doing so, staff
gave direction to the Eastcliff Estates Applicant to take access from Eastcliff Avenue
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by way of a 600-foot long cul-de-sac or other plausible means. In retrospect, while

having Eastcliff Drive connect to Fair Oaks Boulevard may be feasible on the site,
staff believes the Traditions II applicant’s proposal is a practical alternative to
minimize through traffic in the established neighborhood as well as providing a
project that is compatible with the neighborhood.
C. Biological Resources (tree resources): The loss of trees is considered a significant
but mitigatable impact in the Initial Study/Checklist for this project. The subject site
contains fifty-four (54) trees which consist of a mix of native and non-native trees. Of
the fifty-four (54) trees, nineteen (19) are considered to be native trees (oaks) and
thirty-five (35) are considered to be non-native trees. The Initial Study/Checklist
identifies all trees on the site, based on an arborist report conducted in 2015 (see
pages 5-7 of Appendix E of the Initial Study/Checklist). If this project is developed
as proposed, 15 native trees and 35 non-native trees will be removed from the site.
While this is considered a significant impact (unless mitigated), the applicant has
made every attempt to reduce the number of trees that would be removed by
providing building footprints for future development, thereby limiting potential
encroachment onto the oaks.
It should be noted that, the calculation of trees to be removed does include potential
right-of-way improvements along Fair Oaks Boulevard and Archer Avenue, and
public service utility easements.
There are conditions of approval that include Canopy Protection, Canopy
Compensation and Canopy Replacement.
D. Noise: Noise impacts noted in the Initial Study/Checklist are a result of the proximity
of future residential units facing Fair Oaks Boulevard and associated vehicular traffic
on the roadway. Conditions are included to resolve those noise issues, including the
installation of a 6-foot high sound wall. This improvement reduces impacts to less
than significant.
E. Air Quality: The primary concerns regarding Air Quality noted in the IS/Checklist
are related to construction activities. Mitigation measures are included to reduce
those impacts to a less than significant level.
F. Climate Change: Impacts from the project on Greenhouse Gas (GHG) emissions are
measured in two ways, residential energy and residential transportation. The Initial
Study/Checklist notes that climate change is a global issue and is regulated by
strategies at the State of California level, not through local government.
Nevertheless, local government does limit emissions. CEQA impacts related to
climate change, with this project, are considered less than significant.
G. Drainage and Grading: Conditions # 35 and 36 are included in this report to provide
for drainage and grading impacts of the proposed project. Prior to approval of
Improvement Plans a drainage study is required that identifies the existing floodplain
to avoid, and what improvements are necessary. The site improvement plans are
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required to decrease the peak flow from the project to 10% less than existing. These
conditions are included to ensure that no drainage issues would impact the site or
surrounding area.
H. Public Sewer and Water Service: Service providers have provided conditions of
approval for the provision of water and sewer service. No sewer or water service
impacts related to the provision of service have been identified.
I. Community Outreach: It is Sacramento County policy to encourage applicants to
conduct community outreach for projects prior to or concurrent with the filing of a
planning application, and to provide a written description of the outreach. The Fair
Oaks CPAC heard a presentation from the applicant and comments from the public
on July 1, 2015. The adjoining Eastcliff Applicant, Greg Vincent, was also there and
made comments on both the Traditions II project and his project.
The CPAC recommended approval of the Tentative Subdivision Map (vote: 4 yes, 2
abstain, 0 no). In addition, the CPAC recommended the following:
• [T]o “approve the project and the entitlements on its own merit but require
D.O.T. to provide the Commission a comprehensive traffic study for
circulation of the 2nd subdivision (i.e., Eastcliff) out to Sunrise Boulevard”.
The motion was seconded and amended that the traffic analysis be “for the
area bounded by Sunrise, Sunset, Fair Oaks Boulevard and Orange Street”.
(Referred to the Department of Transportation for consideration).
• No 2-story homes should be allowed on lots facing Archer Avenue (#14, 17
& #18). (See Condition No. 58)
• Look to off-site drainage and possibility of more permeable surfaces.
(Included in Conditions #35, 36 & 42 relating to drainage. See Condition
#78 relating to permeable surfaces).
• Deviation from setbacks came from one story design. (See Condition No. 58)
Included as Attachment D, are four neighborhood letters received on the project. The
first item appears to be a handout prepared by the Eastcliff Estates Developer, Greg
Vincent advising neighbors to attend the July 1, 2015 CPAC hearing for the
Traditions II project. The second item is a letter submitted by the Eastcliff Estates
project engineer dated October 2, 2015 advising the County of their intent not to re-
orient their cul-de-sac to the west. It also provided an overview of the access
challenges for the existing 66 lots that have ingress and egress from Sunrise
Boulevard, and provided an argument for better neighborhood connectivity. The letter
closed in suggesting the Traditions II project could not make the findings required for
a Special Development Permit. The third letter from Greg Vincent was submitted at
the PRC’s “Condition Review” meeting of October 15, 2015. Applicable comments
have been addressed through either staff report edits, condition revisions or project
design changes. The fourth item is an email received April 3, 2015 from Beverly
Odom who resides on Livorna Way. She expressed concerns related to traffic,
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flooding, noise, habitat values, and project density. These items have been addressed
through the project’s CEQA environmental review.
IV. STAFF RECOMMENDATIONS
This project has been controversial in the neighborhood. The main issues have been
the extension of Eastcliff Drive through the project and the preservation of the many
trees on the site. Neighbors have desired a project with lots compatible in size with
the surrounding neighborhood coupled with a street system that does not connect to
Eastcliff Drive. In weighing the competing interests, staff is recommending the
proposed 19 lot map with a gated private roadway (cul-de-sac) serving the project be
approved. While having Eastcliff Drive connect to Fair Oaks Boulevard may be
feasible on the site, staff believes the applicant’s proposal is the most practical
alternative to minimize through traffic in the established neighborhood as well as
providing a project that is compatible with the neighborhood.
For these reasons, staff recommends APPROVAL of this proposal.
A. Recommended Planning Commission Actions:
1. Environmental Documentation: Determine that the environmental analysis is
adequate and complete and ADOPT the MITIGATED NEGATIVE
DECLARATION.
2. Tentative Subdivision Map: APPROVE the requested map (Exhibit “1”) and
related Preliminary Grading Plan (Exhibit 2) and Cut and Fill Exhibit (Exhibit 3),
subject to the findings listed in Section IV.B and the conditions listed in Section
IV.C of this report.

3. Special Development Permit: APPROVE the requested the entitlement for a

Special development Permit subject to the findings listed in Section IV.B and the
conditions listed in Section IV.C of this report.
4. Mitigation Monitoring and Reporting Program: ADOPT.
B. Recommended Findings: The staff recommendations are based upon the following
considerations:
1. The request is consistent with the County General Plan Low Density Residential
designation.
2. The request is consistent with the Fair Oaks Community Plan Map and Text.
3. The proposed development will be compatible in design and size with the
surrounding residential area.
4. Identified environmental effects and suggested mitigation measures have been
taken into consideration in the recommended actions and conditions of
approval.
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5. The Tentative Map is in compliance with the Subdivision Map Act (Cal.Gov.
Code section 66410 et seq.).
6. The Tentative Map is in compliance with Sacramento County Code, Title 22.
7. Staff has identified no effects from the proposal which would result in a
significant detrimental impact to the environment or to the health, safety, or
general welfare of the residents on adjoining or neighboring properties if the
conditions, as recommended by staff, are adopted.
8. The granting of the Special Development Permit will not, under the
circumstances of the particular case, be detrimental to the health, safety, morals,
comfort, or general welfare of persons residing or working in the neighborhood
of such proposed use or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the County in
that:
a. Final grading plans, final subdivision improvement plans and final drainage
studies will be required to be submitted to the County prior to the issuance
of any building permits.
C. Recommended Conditions: Any approval of the Tentative Subdivision Map and
Special development Permit shall be subject to the following conditions:
1. The final development approved by this action is for 19 lots in substantial
compliance with Exhibit “1” (Tentative Subdivision Map). (Planning &
Environmental Review Division)
2. This action does not relieve the applicant of the obligation to comply with all
ordinances, statutes, regulations and procedures. Any required subsequent
procedural actions shall take place within 36 months of the date on which the
tentative subdivision map was approved or this action shall automatically be
null and void. (Planning & Environmental Review Division)
Operational:
3. Establish an Association with recorded CC&R’s that clearly establish the
maintenance of the Association and responsibilities that provide for, but are not
limited to the following:
a. Landscaping and maintenance for any open space/common area lots.
b. Front-yard landscaping and maintenance for all residential lots.
c. Maintenance of gates, private roads, and parking areas.
d. Storage of garbage cans.
e. Conversion of garages.
f. Placement of garbage cans during pick-up days.

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g. Regulation of parking along the private streets. (Sacramento County

Planning and Community Development Department)
Prior to Approval of IMPROVEMENT PLANS:
4. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide the
Environmental Management Department (EMD) with permission from the
landowner, to conduct an abandon well survey on the property. The results of
the survey will determine if additional requirements are needed. Currently,
EMD will conduct this survey at no cost to the applicant once permission is
granted by the landowner. Contact Abandoned well Program staff at 876-6584
(Environmental Management Department)
5. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Demonstrate that
access to entrance driveway aligns approximately with Monte Park Avenue
pursuant to the 2009 Sacramento County Improvement Standards to the
satisfaction of the Department of Transportation. (Department of
Transportation)
6. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: The Applicant is
to coordinate the installation of an ADA Accessible Bus Stop that is connected
to the adjacent sidewalk. Contact Robert Hendrix, Regional Transit Facilities
(916) 869-8606 for specifications for the bus stop and shelter pad and provide a
bus shelter pad as directed. (Sacramento Regional Transit)
7. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Show on the
plans all gate locations. Any proposed project not incorporating an entry design
that will accommodate access control gates pursuant to Sacramento County
Code 17.04, Section 503.6.1 shall not be approved for future access control
gates. Note: Gate plan submittal is a separate submittal process. (Sacramento
County Department of Transportation)
8. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Show on the
plans the installation of public street lights that utilize LED fixtures. During the
improvement plan design process, Department of Transportation Maintenance
and Operations staff will be able to provide direction on what LED street light
fixtures will meet approval. Contact the Department of Transportation at (916)
875-5123 for information on approved LED street light fixtures. (Department
of Transportation)
9. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide drainage
easements as needed and pay any fee required by the Sacramento County Water
Agency Code. Install facilities pursuant to the Sacramento County Floodplain
Management Ordinance, Sacramento County Water Agency Code, and
Sacramento County Improvement Standards.

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10. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Clearly identify

all wells active, abandoned or destroyed on the improvement plans.
(Environmental Management Department)
11. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Connection to
the Sacramento Area Sewer District (SASD) sewer system shall be required to
the satisfaction of SASD. (Sacramento Area Sewer District)
12. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Each parcel with
a sewage source shall have a separate connection to the SASD public sewer
system. If there is more than one building in any single parcel and the parcel is
not proposed for split, then each building on that parcel shall have a separate
connection to a private on-site sewer line or the SASD public sewer line.
(Sacramento Area Sewer District)
13. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: In order to
obtain sewer service for this project, construction of both off-site and on-site
SASD sewer infrastructure will be required. SASD Design Standards will apply
to any on and off-site sewer construction. (Sacramento Area Sewer District)
14. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Sewer easements
will be required. All sewer easements shall be dedicated to SASD, in a form
approved by the District Engineer. All SASD sewer easements shall be at least
20 feet in width and ensure continuous access for installation and maintenance.
SASD will provide maintenance only in public right-of-ways and in easements
dedicated to SASD. Applicant shall provide a current Title report to the County
to verify ongoing/existing PUE’s. (Sacramento Area Sewer District and the
Site Improvement & Permits Section.)
15. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Gates across
SASD easements shall meet SASD standards for accessibility. (Sacramento
Area Sewer District)
16. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: The subject
project owner(s) and successors in interest thereof, shall be responsible for
repair and/or replacement of all non-asphalt and/or enhanced surface treatments
of streets and drives (such as stamped/colored/decorative concrete, concrete
pavers, etc.) within these easements damaged by SASD maintenance and repair
operations, including landscaping, channelizations, lighting, sidewalk, and any
other appurtenances conflicting therein. This requirement shall be set forth in
‘grant of easement’ documents and be a covenant running with the land, be
responsibility of successors in interest in future land transfers and divisions and
by language approved by SASD. SASD will only replace asphalt and standard
concrete roadway/driveway disturbed due to maintenance/repair of its sewer
line. If the repair is of decorative or stamped concrete, SASD will only replace
with standard concrete. (Sacramento Area Sewer District)

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17. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: All structures

along private drives shall have a minimum ten-foot setback (measured
horizontally from edge of collector pipe to edge of structure) so that SASD can
properly maintain the sewer line. (Sacramento Area Sewer District)

18. The submitted tentative subdivision map proposes to divide four (4) acres
into a 19 lot subdivision with a private street and gated entrance. Fair Oaks
Water District (FOWD) maintains and operates public water distribution
mains along the County Right-of-Way of Fair Oaks Blvd. In accordance with
FOWD standard of design, water services and meters for the proposed
subdivision will be installed only within the Fair Oaks Boulevard right-of-way
or designated public utility easement (PUE) along Fair Oaks Blvd. (Fair Oaks
Water District)
19. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: The Developer
will be responsible for determining sizes of domestic and irrigation
services and to provide sufficient space for installation of the proposed water
services in accordance with current FOWD standards and specifications. (Fair
Oaks Water District)
20. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: FOWD will
require a recorded shared utility agreement for private fire service connections
to public system and for irrigation services designated for common areas prior
to activating the above mentioned services. FOWD will provide specific
comment upon submittal of the improvement plans. (Fair Oaks Water
District)
21. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Installation of an
approved reduced pressure principle backflow device (per FOWD Std.-21) will
be required on all water service connections where internal fire sprinkler system
is required. Homeowner or designated entity will be responsible for
maintenance and operation of the backflow device if installation of fire sprinkler
system is required by Sacramento Metropolitan Fire District. (Fair Oaks
Water District)
22. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Developer shall
fill out and submit an application for water service prior to submittal of
improvement plans. Application and construction specifications available on
FOWD web site at: www.fowd.com. (Fair Oaks Water District)
23. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: The Sacramento
Metro Fire District may request installation of private fire service main and
private fire hydrants for the proposed development. Private fire main, private
fire services and private fire hydrants must be separated from the public water
system by means of an approved backflow device. (Fair Oaks Water District)
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24. The current water situation in the Sacramento Region is unprecedented, testing
all of our individual and collective planning and past actions relative to water
supply. FOWD has planned and implemented actions to mitigate many of the
anticipated risks to the reliability of our water system. As part of these actions
FOWD is currently operating under Water Conservation Stage 4 - Water
Crisis Conditions. These water conservation operations mandate the following
additional requirements prior to delivery of public water service to the Tentative
Subdivision Map for 10941 Fair Oaks Blvd:
a. Owner must disclose that FOWD is operating using water conservation
measures prior to all property ownership transfers; fully disclosing current
water conservation stage and stage requirements.
b. Installation of landscaping for individual residential properties, designated
for sale, will be limited to front yards only until the official State of
California drought declaration is lifted. Owner must disclose this
condition prior to all property ownership transfers.
c. Owner may select to install xeriscape landscaping in the backyards of
individual lots; using a combination of low to zero water use plants, high
efficiency drip irrigation smart irrigation controllers, artificial turf and
decorative rock.
d. Proposed common area landscape improvements shall comply with
current conservation mandates, as noted in paragraph (c) above.
Developer must disclose these conditions prior to transfer of property
ownership within the project. A copy of the conditions for water service
must accompany the Landscape plans.
e. The above listed conditions shall be incorporated into the improvement
plans.
25. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: The above listed
conditions in Condition No. 24 shall be incorporated into the improvement
plans. Upon completion of all the requirements documented in this letter, and in
accordance with current FOWD policies, public water supply to all lots shall be
provided, as indicated in the Tentative Subdivision Map for 10941Fair Oaks
Boulevard, known as Traditions II. (Fair Oaks Water District)
26. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide fire
access roadways with all-weather driving surfaces of not less than 20-feet of
unobstructed width, 13-feet, 6-inches of vertical clearance, and turning radii of
25 feet inside and 50 feet outside dimension. The access roadways shall extend
to within 150 feet of all portions of the exterior walls of the first story of any
proposed building. The use of turf-block or grass-crete or similar alternate road
surfaces is not approved for installation in fire apparatus access roadways.
(Sacramento Metro Fire District)
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27. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide

approved fire apparatus turnaround conforming to SMFD Fire Prevention
Standard #3. Turn-around shall be located within 50 feet of the end of the access
roadway. Provision shall also be made for the inclusion of an Emergency
Vehicle Access (EVA) point at the project’s western property line that provides
for emergency cross-access to and from the west to the satisfaction of the
Department of Transportation and the Site Improvement and Permits Section.
(Sacramento Metro Fire District, Department of Transportation and the
Site Improvement & Permits Section.)
28. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Fire access
roadways shall be built to bear a minimum of 75,000 pounds and meet
Sacramento County Public Works Standards for roadways. A report, prepared
by a registered geotechnical engineer, verifying the ability of the road to bear
the required minimum weight, shall be submitted with any plan indicating
construction of roadway. Verification of constructed roadway shall be provided
by a registered geotechnical engineer prior to final of the project. (Sacramento
Metro Fire District)
29. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide fire
access agreement between all parcels connected to and served by fire access.
Access agreement shall be recorded with the Public Recorders Office having
jurisdiction. (Sacramento Metro Fire District)
30. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide a Road
Maintenance Agreement (RMA). All parcels and subdivisions serviced by
private roads shall have a road maintenance agreement (RMA) recorded with
the Public Recorder’s Office having jurisdiction. The roadway maintenance
agreement shall include the following:
a. Provisions for the necessary repair and maintenance of the roadway
surface;
b. Removal of vegetation overgrowing the roadway and infringing on the
roadway clear vertical height of thirteen feet six inches (13’6”) or width of
twenty feet (20’);
c. Provisions for the maintenance, repair, and/or replacement of NO
PARKING-FIRE LANE signage or striping; and.
d. Provisions for the necessary repair and maintenance of vehicle and
pedestrian access gates and opening systems. (Sacramento Metro Fire
District)
31. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide Fire
Lane identification along required fire access. Fire Lane identification shall be
in accordance with FPS 3 and California Vehicle Code. Vehicle parking is
prohibited on any street less than 28 feet in width. Vehicle parking is permitted
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on both sides of streets 36 feet or more in width. Roadway width shall be

measured between the gutter-line or edge of pavement on opposite sides of the
road. Identification of fire apparatus access roadways may be required on
private roads. (Sacramento Metro Fire District)
32. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Approved fire
hydrants capable of providing the required fire flow for the protection of any
and all structures shall be located along the fire apparatus access roadway. The
required fire hydrants shall be installed and operational prior to any construction
or on-site storage of combustible materials. The minimum required fire flow for
the protection of residential developments with an area per building not
exceeding 3,600 square feet is 1,000 gallons per minute (gpm) at a pressure of
20 pounds per square inch (psi) for a two-hour duration. (Sacramento Metro
Fire District)
33. Existing “wharf” type fire hydrants do not satisfy hydrant requirements for new
construction. (Sacramento Metro Fire District)
34. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Prior to
submitting IMPROVEMENT PLANS, the consulting engineer shall submit a
signed Plan Submittal Take-in Check List found at www.saccounty.net search:
DEPARTMENT OF WATER RESOURCES PLAN SUBMITTAL TAKE-IN.
(Department of Water Resources)
35. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: A drainage study
will be required prior to improvement plan approval. The study shall identify
the existing floodplain to avoid, and what improvements are necessary to
include with the site improvement plans to decrease the peak flow from the
project to 10% less than existing. The study shall identify the extent of the
floodplain on the property and ensure that upstream drainage is not blocked and
the floodplain is not filled. (Department of Water Resources)
36. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Provide
drainage easements as needed and pay any fee required by the Sacramento
County Water Agency Code. Install facilities pursuant to the Sacramento
County Floodplain Management Ordinance, Sacramento County Water Agency
Code, Sacramento County Improvement Standards, and the approved drainage
study to reduce peak flood flows by 10%. (Department of Water Resources)
37. COINCIDENT WITH SUBMITTAL OF IMPROVEMENT PLANS:
Coincident with submittal of IMPROVEMENT PLANS, the consulting
engineer shall submit stamped and signed FINAL GRADING and FINAL
DRAINAGE PLANS to the Site Improvement & Permits Section (SIPS) for
review and approval of technically necessary cuts and fill in excess of 2 feet or
more along project boundaries and interior areas pursuant to Sections 10-3 and
10-4 (A) of the Sacramento Improvement Standards to the satisfaction of SIPS.
(Site Improvements & Permits Section)
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38. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: All light fixtures

and utilities shall be identified on the grading and site plan. No light fixture,
electric transformer, fire detector check or fire hydrant, or backflow assembly
shall be designed for any location in a planting area, which would make it
necessary to eliminate a tree. All overhead light fixtures and utilities shall be
identified on the grading and site plan. (Sacramento County Planning and
Environmental Review Division)
39. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Above ground
utility locations shall be approved with prior permission of the Community
Development Department. Building backflow prevention units, fire detector
checks and electric transformers shall be located in shrub areas outside of the
County right-of-way and screened with shrubs. All double detector check and
backflow assemblies shall be located in shrub beds clearly identified on the
grading or site plan prior to approval of the site plan. The detector check
/backflow devices shall be painted a neutral/earth-tone color and any pipes
extending above ground shall be finished and painted to match the device. The
detector check and post indicator shall be set back at least 10 feet away from the
driveway or sidewalk in a shrub area. Transformers shall be screened with 5
feet of landscaping outside the required setback (3 feet on sides and 8 feet at the
front doors). (Sacramento County Planning and Environmental Review
Division)
40. PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS: Show easements
or other mapped provisions for the placement of centralized mail delivery units
if applicable. 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 with due consideration of street
light location, traffic safety, security, and consumer convenience. (Sacramento
Planning and Environmental Review)
Prior to/or coincident with MAP RECORDATION:
41. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: SASD requires
their sewers to be located a minimum of 10 feet (measured horizontally from
edge of pipe to edge of pipe) from all potable water lines. Separation of sewer
line from other parallel utilities, such as storm drain and other line from other
parallel utilities, such as storm drain and other ‘dry’ utilities (electrical,
telephone, cable, etc.) shall be a minimum of 7 feet (measured horizontally from
the center of pipe to the center of pipe). Any deviation from the above
separation due to depth and roadway width must be approved by SASD on a
case by case basis. Prior to recording the Final Map, the applicant shall prepare
a utility plan that will demonstrate that this condition is met. (Sacramento Area
Sewer District)

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42. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: Developing this

property will require the payment of sewer impact fees. Impact fees shall be
paid prior to filing and recording the Final Map or issuance of Building Permits,
whichever is first. Applicant should contact the Fee Quote Desk at 876-6100 for
sewer impact fee information. (Sacramento Area Sewer District)
43. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: To the
satisfaction of the Administrator of the Municipal Services, or his/her designee,
prior to filing of small lot Final Maps for residential developments and prior to
issuance of building permits for all other development, the property shall be
included in County Service Area No. 1, or another financing mechanism to the
satisfaction of the Director of Transportation, at a rate that will fund the full cost
of operating and maintaining the street and safety lights for that development,
including an annual escalation factor. (This process takes approximately four
months and the applicants must contact the County of Sacramento Department
of Transportation at (916) 875-5123 at the earliest possible time to initiate the
process and to obtain information concerning costs). (Department of
Transportation)
44. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: Relinquish the
right of direct vehicular access to the County along the south property line of
lots 11, 12, 13, 14, 17, and 18. (Site Improvement & Permits Section)
45. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: Grant the
County an additional 10 feet right-of-way for Archer Avenue pursuant to the
Sacramento County Improvement Standards to the satisfaction of the Site
Improvement and Permits Section. (Site Improvement & Permits Section)
46. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: Dedicate a
standard ten-foot Public Utility Easement for overhead and underground
facilities and appurtenances adjacent to all public street rights of ways, as
requested by owner. (SMUD)
47. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: Grant the
county right-of-way for Fair Oaks Boulevard, based on a 70-foot standard and
install public street improvements pursuant to the Sacramento County
Improvement Standards. (Site Improvement & Permits Section)
48. PRIOR TO/OR COINCIDENT WITH MAP RECORDATION: The APN
associated with this development falls within the Fair Oaks Recreation and Park
District's Park Maintenance and Recreation Improvement District, a special
benefit district under which parcels are assessed on an annual basis. The
assessment district provides monies to the District to fund park-related projects
and operations in the greater Fair Oaks area. This ensures that adequate funding
is available to pay for all costs associated with the repair, maintenance, and
monitoring of park spaces. The developer of the project should be responsible
for notification to all subsequent purchasers of parcels of land within the
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subdivision of the inclusion within this assessment district. (Fair Oaks

Recreation and Park District)
Prior to issuance of a BUILDING PERMIT:
49. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: The applicant shall
submit complete landscape planting and irrigation plans for frontage and
common areas that are consistent with the requirements of the County’s Water
Use and Conservation Ordinance and Zoning Code requirements for
landscaping/parking lot shade to this Department for review and approval.
(Sacramento County Planning and Environmental Review Division)
50. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Plant materials shall
be installed from container sizes consistent with Section 5.2.4.1.a of the
Sacramento County Zoning Code adopted July 22, 2015 and in effect August
22, 2015. (Sacramento County Planning and Environmental Review
Division)
51. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Tree plantings shall
include 40% evergreen species per Section 5.2.4.1.b of the Sacramento County
Zoning Code adopted July 22, 2015 and in effect August 22, 2015.
(Sacramento County Planning and Environmental Review Division)
52. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: A weather-based
irrigation controller that measures evapo-transpiration or soil moisture-based
irrigation controller shall be installed. A rain shut off device shall be installed
connected with the irrigation controller. (Sacramento County Planning and
Environmental Review Division)
53. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Plant materials
within shrub areas shall be drought-tolerant, water-efficient and hydro-zoned to
a low or medium water use designation in accordance with WUCOLS III in
Region 2 (Central Valley). Plant materials shall not be mixed within one hydro-
zone irrigation valve using both low and moderate water use plant materials.
(Sacramento County Planning and Environmental Review Division)
54. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: No landscape area
may exceed 33% slope or 3:1. (Sacramento County Planning and
Environmental Review Division)
55. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Street trees shall be
installed to meet the requirements of the County Zoning Code. Street tree
species shall be located no closer than 5’ and no further than 10’ from the back
of sidewalk, selected per utility company requirements for trees beneath power
lines, and spaced no more than 30’ on-center. Where overhead lines exist,
smaller trees at shorter spacing may be required. (Sacramento County
Planning and Environmental Review Division)

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56. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: All trees in frontage

areas shall be double staked with rubber type ties nailed to the lodge pole stakes
in at least two vertical locations. (Sacramento County Planning and
Environmental Review Division)
57. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Root barriers of a
continuous polyethylene type shall be installed for all trees planted within 10
feet of paving along public streets. (Sacramento County Planning and
Environmental Review Division)
58. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Artificial turf along
public frontages will be permitted only if the maintenance is to be performed by
a homeowners association or other internal maintenance association or entity.
(Sacramento County Planning and Environmental Review Division)
59. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: The applicant shall
submit complete architectural elevations and floor plans of all model home
Master Plans, and those homes proposed on Lots 8, 11, 14 and 18 which are
impacted by encroachment under Oak Trees for administrative Design Review
to the satisfaction of the Design Review Administrator. No two-story homes
shall be constructed on Lots facing Archer Lane (Lots #14, 17 & #18). Design
Review shall be required of all two-story elevations and floor plans which shall
also meet all current County setback standards. (Sacramento County Planning
and Environmental Review Division)
60. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Secure improvement
plan approval pursuant to the County Improvement Standards and to construct
private road to meet public road standards. (Site Improvement & Permits
Section)
61. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Provide a level of
street light illumination equivalent to public street standards for the private road.
(Site Improvement & Permits Section)
62. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Pay park
development impact fees for park purposes, as required by and in accordance
with the procedures and standards set forth in Chapter 22.40, Title 22 of the
Sacramento County Code and with the approval of the Fair Oaks Recreation and
Park District Park Impact Fee Nexus study, completed July 2010 and adopted
by the Sacramento County Board of Supervisors August 2010. (Fair Oaks
Recreation and Park District)
63. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Pay park in-lieu fees
pursuant to the California Subdivision Act. Such fees should be established and
paid at the proper intervals, according to the planning schedule. (Fair Oaks
Recreation and Park District)

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64. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: Install “Class C”

public street improvements along Archer Avenue pursuant to the Sacramento
County Improvement Standards and to the satisfaction of the Site Improvement
& Permits Section. (Site Improvement & Permits Section)
65. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: All residential
setbacks shall conform to those depicted in the Tradition II Exhibit dated
9/15/2015 and identified as Exhibit –X: Setbacks and Parking. The final parking
scheme however, shall be reviewed and approved to the satisfaction of the Site
Improvement & Permits Section. (Sacramento County Planning and
Environmental Review Division)
Prior to issuance of a CERTIFICATE OF OCCUPANCY:
66. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY: An
automatic residential fire sprinkler system shall be installed in all new one and
two family dwellings in accordance with the California Residential Code.
(Sacramento Metro Fire District)
67. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
Approved numbers or addresses shall be placed on all new or existing buildings
in such a position as to be easily read from the street or road fronting the
property. The minimum size of the numbers shall not be less than six (6) inches
and shall be mounted immediately adjacent to a light source and shall also
contrast with their background. (Sacramento Metro Fire District)
68. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
Residential roof coverings shall consist of materials having a minimum Class C
rating. (Sacramento Metro Fire District)
69. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
Residences located within a high fire hazard severity zone are subject to more
stringent requirements that may include wider access roadways, Class A roof
coverings, fire sprinklers, and additional clearance from unimproved lands.
(Sacramento Metro Fire District)
70. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY: Gates
shall be in accordance with Sacramento County Emergency Access Gates and
Barriers Standard. Plan submittal is required prior to installation. (Sacramento
Metro Fire District)
71. PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY: The
driveway shall be installed pursuant to the 2009 Sacramento County
Improvement Standards and to the satisfaction of the Department of
Transportation. The driveway type shall be pursuant to Standard Drawing 4-35
or 4-36. A minimum driveway width of 35 feet shall be provided at the right-of-
way line on Fair Oaks Boulevard, except that a 45-foot turnaround will be

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required immediately in front of the proposed gate. (Department of

Transportation)
72. PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY: All
pedestrian access ramps contiguous to this project must be installed/upgraded
pursuant to the State of California Title 24 Code of Regulations, the 2009
Sacramento County Improvement Standards, and to the satisfaction of the
Department of Transportation. (Department of Transportation)
73. PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY: Install
public street lights that utilize LED fixtures. During the improvement plan
design process, Department of Transportation Maintenance and Operations staff
will be able to provide direction on what LED street light fixtures will meet
approval. Contact the Department of Transportation at (916) 875-5123 for
information on approved LED street light fixtures. (Department of
Transportation)
Ongoing Measures:
74. ONGOING MEASURE: Any proposed project not incorporating an entry
design that will accommodate access control gates pursuant to Sacramento
County Code 17.04, Section 503.6.1 shall not be approved for future access
control gates. Note: Gate plan submittal is a separate submittal process.
(Department of Transportation)
75. ONGOING MEASURE: All building, fence, and gate setbacks shall be based
on the ultimate right-of-way, all of which must be shown on the project site
exhibit and the improvement plans. (Department of Transportation)
Advisory Conditions:
76. ADVISORY CONDITION: Prior to issuance of a BUILDING PERMIT:
Pursuant to the updated Affordable Housing Ordinance (AHO), effective March
27, 2014, the applicant shall comply with one of the following:
a. Pay an affordability fee on all new market rate units pursuant to the
effective fee amount in place at the time of building permit issuance.
b. Enter into a development agreement to the satisfaction of the County for a
fee credit for land dedication, construction of affordable housing units, or
other mechanisms that will lead to production of affordable units prior to
building permit issuance.
• Dedicated land must be a site that is approved and accepted by the
Sacramento Housing and Redevelopment Agency (SHRA) pursuant to
AHO Implementation Guidelines.
• Affordable units constructed must have regulatory agreements
recorded and monitored by SHRA.
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c. Purchase credits for affordable housing units banked with SHRA. For
more information on this option, including price for the credits, contact
SHRA at <www.shra.org>.
77. ADVISORY CONDITION: Consistent with Fair Oaks Community Plan Goal
10, the overhead utility lines located along the projects Fair Oaks Boulevard
frontage shall be undergrounded to the satisfaction of the Site Improvement and
Permits Section. (Sacramento County Planning and Community Development
Department)
78. ADVISORY CONDITION: Applicant is encouraged to utilize permeable
materials on individual home driveway aprons such as brick, pavers or similar
materials.
Mitigation Measures:
79. Mitigation Measure AQ-1 - To mitigate construction-related ozone precursor
emissions, the following shall apply:
a. The project shall provide a plan for approval by the District demonstrating
that the heavy-duty (50 horsepower [hp] or more) off-road vehicles to be
used in the construction project, including owned, leased, and
subcontractor vehicles, will achieve a project wide fleet-average 20% NOx
reduction and 45% particulate reduction compared to the most recent
California Air Resources Board (ARB) fleet average. Acceptable options
for reducing emissions may include use of late model engines, low-
emission diesel products, alternative fuels, engine retrofit technology,
after-treatment products, and/or other options as they become available.
The District’s Construction Mitigation Calculator can be used to identify
an equipment fleet that achieves this reduction.
b. The project shall ensure that emissions from all off-road diesel powered
equipment used on the project site do not exceed 40% opacity for more
than three minutes in any one hour. Any equipment found to exceed 40
percent opacity (or Ringelmann 2.0) shall be repaired immediately, and
the lead agency and District shall be notified within 48 hours of
identification of non-compliant equipment. A visual survey of all in-
operation equipment shall be made at least weekly, and a monthly
summary of the visual survey results shall be submitted throughout the
duration of the project, except that the monthly summary shall not be
required for any 30-day period in which no construction activity occurs.
The monthly summary shall include the quantity and type of vehicles
surveyed as well as the dates of each survey. The District and/or other
officials may conduct periodic site inspections to determine compliance.
Nothing in this section shall supersede other District or state rules or
regulations.

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c. If at the time of construction, the District has adopted a regulation

applicable to construction emissions, compliance with the regulation may
completely or partially replace this mitigation. Consultation with the
District prior to construction will be necessary to make this determination.
80. Mitigation Measure NS-1: Exterior and Interior Noise Levels - To ensure
compliance with General Plan Noise Element standards the following measures
shall apply:
a. A solid noise barrier measuring 6 feet in height, relative to the pad
elevation, would be required to reduce future Fair Oaks Boulevard traffic
noise levels to 60 dB L dn or less in the outdoor activity areas of the
proposed lots located adjacent to that roadway. Suitable materials for the
traffic noise barrier include masonry and precast concrete panels. Other
materials may be acceptable but should be reviewed by an acoustical
consultant prior to use.
b. Mechanical ventilation (air conditioning) should be provided for all
residences in this development to allow the occupants to close doors and
windows as desired to achieve compliance with the applicable interior
noise level criteria.
81. Mitigation Measure BR-1: Tree Canopy Removal Compensation
Encroachment within the driplines of/or removal of trees #601, #602, #603,
#605, #608, #745, #758, #764, #765, and #768 shall be compensated for by
planting native oak trees (either valley oak/Quercus lobata, blue oak/ Quercus
douglasii and/or interior live oak/Quercus wislizenii) equivalent to the DBH
inches lost, based on the ratios listed below, at locations that are authorized by
the Environmental Coordinator. Replacement tree planting shall be completed
prior to approval of grading or improvement plans, whichever comes first. A
total of 121.06 inches will require compensation. Equivalent compensation
based on the following ratio is required:
• one preserved native tree < 6 inches dbh on-site = 1 inch dbh
• one D-pot seedling (40 cubic inches or larger) = 1 inch dbh
• one 15-gallon tree = 1 inch dbh
• one 24-inch box tree = 2 inches dbh
• one 36-inch box tree = 3 inches dbh
Replacement tree planting shall be completed prior to tree removal or a bond
shall be posted by the applicant in order to provide funding for purchase,
planting, irrigation, and 3-year maintenance period, should the applicant default
on replacement tree mitigation. The bond shall be in an amount equal to the
prevailing rate of the County Tree Preservation Fund and will be due within one
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year of posting the bond. Prior to the approval of Improvement Plans or

Building Permits, whichever occurs first, a Replacement Tree Planting Plan
shall be prepared by a certified arborist or licensed landscape architect and shall
be submitted to the Environmental Coordinator for approval. The Replacement
Tree Planting Plan(s) shall include the following minimum elements:
a. Species, size and locations of all replacement plantings and < 6-inch dbh
trees to be preserved.
b. Method of irrigation.
c. If planting in soils with a hardpan/duripan or claypan layer, include the
Sacramento County Standard Tree Planting Detail L-1, including the 10-
foot deep boring hole to provide for adequate drainage.
d. Planting, irrigation, and maintenance schedules.
e. Identification of the maintenance entity and a written agreement with that
entity to provide care and irrigation of the trees for a 3-year establishment
period, and to replace any of the replacement trees which do not survive
during that period.
f. Designation of 20-foot root zone radius and landscaping to occur within
the radius of trees < 6 inches dbh to be preserved on-site.
No replacement tree shall be planted within 15 feet of the driplines of existing
native trees or landmark size trees that are retained on-site, or within 15 feet of a
building foundation or swimming pool excavation. The minimum spacing for
replacement native trees shall be 20 feet on-center. Examples of acceptable
planting locations are publicly owned lands, common areas, and landscaped
frontages (with adequate spacing). Generally unacceptable locations are utility
easements (PUE, sewer, storm drains), under overhead utility lines, private
yards of single-family lots (including front yards), and roadway medians.
Oak trees < 6 inches dbh to be retained on-site shall have at least a 20-foot
radius suitable root zone. The suitable root zone shall not have impermeable
surfaces, turf/lawn, dense plantings, soil compaction, drainage conditions that
create ponding, utility easements, or other overstory tree(s) within 20 feet of the
tree to be preserved. Trees to be retained shall be determined to be healthy and
structurally sound for future growth, by an ISA Certified Arborist subject to
approval by the Environmental Coordinator.
If tree replacement plantings are demonstrated to the satisfaction of the
Environmental Coordinator to be infeasible for any or all trees removed, then
compensation shall be through payment into the County Tree Preservation
Fund. Payment shall be made at a rate of $325.00 per dbh inch removed but
not otherwise compensated, or at the prevailing rate at the time payment into the
fund is made.
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82. Mitigation Measure BR-2: Retained Canopy Protection

The following oak trees, while having development encroach into their
driplines, shall still be protected in those areas where no encroachment will
occur: #601, #602, #603, #605, and #608 shall be preserved and protected as
follows:
a. A circle with a radius measurement from the trunk of the off-site oak tree
to the tip of its longest limb shall constitute the dripline protection area of
the tree. Limbs must not be cut back in order to change the dripline. The
area beneath the dripline is a critical portion of the root zone and defines
the minimum protected area of the tree. Removing limbs which make up
the dripline does not change the protected area.
b. No signs, ropes, cables (except cables which may be installed by a
certified arborist to provide limb support) or any other items shall be
attached to the off-site oak tree.
c. No vehicles, construction equipment, mobile home/office, supplies,
materials or facilities shall be driven, parked, stockpiled or located within
the dripline of the off-site oak tree.
d. Any soil disturbance (scraping, grading, trenching, and excavation) is to
be avoided within the dripline of the off-site oak tree. Where disturbance
is necessary, an ISA Certified Arborist will provide specifications for this
work, including methods for root pruning, backfill specifications and
irrigation management guidelines.
e. All underground utilities and drain or irrigation lines shall be routed
outside the dripline of the off-site oak tree. Trenching within the protected
tree dripline is not permitted. If utility or irrigation lines must encroach
upon the dripline, they should be tunneled or bored under the tree under
the supervision of an ISA Certified Arborist.
f. Drainage patterns on the site shall not be modified so that water collects or
stands within, or is diverted across, the dripline of the off-site oak tree.
g. No sprinkler or irrigation system shall be installed in such a manner that it
sprays water within the dripline of the off-site oak tree.
h. Tree pruning that may be required for clearance during construction must
be performed by an ISA Certified Arborist or Tree Worker and in
accordance with the American National Standards Institute (ANSI) A300
pruning standards and the International Society of Arboriculture (ISA)
“Tree Pruning Guidelines”.
i. Landscaping beneath the off-site oak tree may include non-plant materials
such as boulders, decorative rock, wood chips, organic mulch, non-
compacted decomposed granite, etc. The only plant species which shall
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be planted within the dripline of the tree are those which are tolerant of the
natural semi-arid environs of the trees. Limited drip irrigation
approximately twice per summer is recommended for the understory
plants.
j. Any fence/wall that will encroach into the dripline protection area of the
off-site oak tree shall be constructed using grade beam wall panels and
posts or piers set no closer than ten feet on center. Posts or piers shall be
spaced in such a manner as to maximize the separation between the tree
trunk and the posts or piers in order to reduce impacts to the tree.
83. Measure BR-3: Non-Native Canopy Replacement – Removal of non-native
tree canopy for development shall be mitigated by creation of new tree canopy
equivalent to the acreage of non-native tree canopy removed, approximately
0.63 acres. New tree canopy acreage shall be calculated using the Sacramento
County Department of Transportation 15-year shade cover values for tree
species. Preference is given to on-site mitigation, but if this is infeasible, then
funding shall be contributed to the Sacramento Tree foundation’s Greenprint
program in an amount proportional to the tree canopy lost (as determined by the
15-year shade cover calculations for tree species to be planted through funding,
with the cost to be determined by the Sacramento County tree Foundation.
84. Mitigation Measure Compliance - Comply with the Mitigation Monitoring
and Reporting Program (MMRP) for this project as follows:
a. It shall be the responsibility of the project applicant to reimburse the
County for all expenses incurred in the implementation of the MMRP,
including any necessary enforcement actions. The applicant shall pay an
initial deposit of $7,500.00, which includes administrative costs of
$800.00. Over the course of the project, the Planning & Environmental
Review Division Planning & Environmental Review Division will
regularly conduct cost accountings and submit invoices to the applicant
when the County monitoring costs exceed the initial deposit.
b. Until the MMRP has been recorded and the administrative portion of the
MMRP fee has been paid, no final parcel map or final subdivision map for
the subject property shall be approved. Until the balance of the MMRP
fee has been paid, no encroachment, grading, building, sewer connection,
water connection or occupancy permit from Sacramento County shall be
approved.
V. ATTACHMENTS
A. Draft Special Development Permit
B. Negative Declaration and Initial Study/Checklist
C. CPAC Minutes
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D. Neighborhood Letters
E. Context Photos
F. Special Development Permit Justification Letter
VI. EXHIBITS
1. Revised Tentative Subdivision Map
2. Preliminary Grading Exhibit
3. Cut and Fill Exhibit
4. PUE Dedication Exhibit
5. Revised Setbacks Exhibit - X
6. Frontage Landscaping Exhibit
7. Oak Tree Mitigation Exhibit
8. Tree Shade Exhibit
9. Revised Concept Plan
10. Streetscape Exhibit
11. Floor Plan Exhibit 1
12. Floor Plan Exhibit 2
13. Floor Plan Exhibit 3

This staff report was prepared on November 3, 2015.

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 Special Development Permit No. __________

TRADITIONS II
County of Sacramento
County Planning Commission

Control No.: PLNP2015-00060

Assessor’s Parcel No.: 244-0064-023 Hearing Date: November 9, 2015

TO: APPLICANT: ENGINEER:

L& H C Construction, Incorporated C N A Engineering
PO Box 793 2575 Valley Road
Orangevale, CA 95662 Sacramento, CA 95821
Attention: Ron Higgins Attention: Steve Norman

OWNER:
Wallace Richards
1035 Middlefield Avenue
Stockton, CA 95204

PERMISSION IS GRANTED TO EMPLOY THE FOLLOWING ALTERNATIVE

DEVELOPMENT STANDARDS:
Allow 19 Lot Tentative Subdivision Map on approximately 3.88 net acres in the RD-5
(Residential) zone. The lots will deviate from Sacramento County Zoning Code standards for
the following requirements:
• A front yard setback less than 20 feet for one story structures.
• A side yard setback less than 5 feet for one story structures.
• A rear yard setback less than 10 feet for one story structures.
• A deviation from the required parking space requirement.
• A gated subdivision served by a private street (cul-de-sac).

ATTACHMENTS THAT DEMONSTRATE ALTERNATIVE DEVELOPMENT

STANDARDS:
A. Site Plan (Exhibit “5”)
CONDITIONS:
1. Comply with the conditions of the Tentative Subdivision Map, Special Development
Permit, Exception to the County Standard Grading Ordinance, and Design Review.
FINDINGS:
1. That the establishment, maintenance, or operation of the use, building, or structure applied for
will not under the circumstances of the project be detrimental to the health, safety, peace,
 morals, comfort, or general welfare of persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the County in that:

a. Final grading plans, final subdivision improvement plans and final drainage studies will
be required to be submitted to the County prior to the issuance of any building permits
2. That the proposed development will carry out and be consistent with the intent of the
General Plan and the Fair Oaks Community Plan.
3. That the proposed project is an infill development in character with the existing and
proposed land uses in the surrounding area.
4. The deviations from the requirements of the Zoning Code are justified in that the project
conforms to the Single-Family Residential Design Guidelines.
5. That there is adequate assurance that all public improvements will be installed at the
scheduled times as required by the Municipal Services Agency.
6. That the existing or proposed utility services are adequate for the uses proposed.
7. That the project will not be a hazard or nuisance in the community at large.
The above permit will not be conducted to constitute either a public or private nuisance.
Violation of any of the foregoing conditions will constitute grounds for revocation of this permit.
Building permits are required in the event any building is planned.
The County Planning Commission also determined that the project will not be a hazard or
nuisance in the community at large nor establish a use or development inconsistent with the
goals, objectives, and policies of the General Plan and appropriate community plan.
On a motion by Commissioner____, seconded by Commissioner_____, the foregoing special
development permit was passed and adopted by the County Planning Commission of the County
of Sacramento, State of California, at a regular meeting thereof, this 9th day of November 2015,
by the following vote, to wit:

AYES: Commissioners,

NOES: Commissioners,

ABSENT: Commissioners,

ABSTAIN: Commissioners,

RECUSAL: Commissioners,
(PER POLITICAL REFORM ACT (§ 18702.5.))

ATTEST: _______________________________________
Secretary of the County Planning Commission

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