Planning Commission Staff ReportJanuary 5, 2017

PROJECT: Fieldstone North Tentative Subdivision Map ExtensionFILE: EG-13-004BREQUEST: Tentative Subdivision Map ExtensionLOCATION: Grantline Road at Bradshaw RoadAPN: 134-0110-168STAFF: Robby Thacker

Staff Recommendation

Staff recommends that the Planning Commission adopt a Resolution (Attachment 1):

1. Finding no subsequent environmental review is necessary for the Fieldstone NorthTentative Subdivision Map Extension Project (EG-13-004B) pursuant to State CEQAGuidelines Section 15162 (Criteria for Subsequent EIRs and Negative Declarations are notmet); and

2. Approving a Large Lot Tentative Subdivision Map and Small Lot Tentative SubdivisionMap Extension for the Fieldstone North Tentative Subdivision Map Extension Project (EG-13-004B) subject to the findings included in the draft Resolution.

Project Description

The Project consists of a three-year time extension to the previously-approved Large LotTentative Subdivision Map (TSM) and Small Lot TSM that created 391 single family lots, one (1)park lot, one (1) open space/preserve lot, three (3) open space/ drainage lots, one (1)pedestrian/emergency access lot, one Right-of-Way/Irrevocable Offer of Dedication (ROW/IOD)lot, eight (8) landscape lots, and Design Review for subdivision layout. The time extension wouldextend the expiration date of the Large and Small Lot TSM and Design Review from January 22,2017, to January 22, 2020.

Section 22.20.090 of the Elk Grove Municipal Code (EGMC) states that any tentative map iseligible for an extension of time, provided final approval for such extension occurs prior to theexpiration of the original map. Additionally, EGMC Section 22.20.090 states that upon filing atimely application for an extension of time, the tentative map shall automatically be extendedfor sixty (60) days or until the application for the extension is approved, conditionally approved,or denied, whichever occurs first. EGMC Section 22.20.095 states that any entitlement,development permit or other approval which would expire pursuant to this Code, but which wasapproved concurrently with and pertains to any approved tentative subdivision or parcel map,shall be extended for the same period for the approved tentative subdivision or parcel map towhich it pertains. Hence, the Design Review for subdivision layout shall also be extended by thisaction. The Large and Small Lot TSMs will remain subject to the conditions of approval of theoriginal TSM approval (EG-13-004; Fieldstone North).

PROPERTY OWNER/APPLICANT: AGENT:Pappas InvestmentsThad Johnson (Representative)555 University Ave Suite 200Sacramento, CA 95825

Wood Rodgers Inc.Stan Mette (Representative)3301 C Street, Suite 100-BSacramento, CA 95816

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Elk Grove Planning CommissionFieldstone North TSM Extension EG-13-004BJanuary 5, 2017Page 2

Setting

The Project site is located in the eastern portion of the City within the East Elk Grove Specific Plan(EEGSP) and is currently vacant land (Figures 1 and 2). Surrounding land uses include singlefamily residential and parkland to the north, rural residential and agriculture to the east, singlefamily residential to the south, and single family residential to the west. Table 1 below providesthe use, Zoning, and General Plan designations of the subject site and surrounding properties.

Figure 1 - Location Map

Figure 2 - Aerial Photo

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Elk Grove Planning CommissionFieldstone North TSM Extension EG-13-004BJanuary 5, 2017Page 3

Table 1 - Land Uses and Designations

Existing Use General Plan Zoning

Project Site VacantLow Density Residential (LDR)

Public Parks (PP)Public Open Space/Recreation

Single Family Residential5 du/acre (RD-5)Open Space (OS)

North Single FamilyResidential/Park

LDRPubOs/Rec RD-5, RD-7, OS

East Rural Residential/Agriculture

Elk Grove Triangle SpecialPlanning Area

Sacramento County

Elk Grove Triangle SpecialPlanning Area

Sacramento County

South Single FamilyResidential LDR RD-5

West Single FamilyResidential LDR

Single Family Residential 4du/acre (RD-4)

Background

On January 22, 2014, the Elk Grove City Council approved the Fieldstone North Project, whichincluded approval of a General Plan Amendment, Specific Plan Amendment, Rezone, Large LotTentative Subdivision Map and Small Lot Tentative Subdivision Map to create 391 single familylots, one (1) park lot, one (1) open space/preserve lot, three (3) open space/ drainage lots, one(1) pedestrian/emergency access lot, one Right-of-Way/Irrevocable Offer of Dedication(ROW/IOD) lot, eight (8) landscape lots , and Design Review for both tentative subdivision maplayouts. The maps were valid for a period of 36 months, with an expiration date of January 22,2017. The Applicant, Pappas Investments submitted the request for an extension of time to theapproved Large and Small Lot TSMs on November 22, 2016, prior to the maps’ expiration date.

The California State Senate and Assembly have passed four (4) bills since 2008, which grantedautomatic extensions to tentative maps based upon the expiration of the map and the datewhen the bills were enacted. Based upon the 2014 approval date of the Project, none of theautomatic State-granted extensions apply, therefore, the discretionary extension of timegranted by the City is the only method to extend the maps.

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Elk Grove Planning CommissionFieldstone North TSM Extension EG-13-004BJanuary 5, 2017Page 4

Figure 3 - Approved Small Lot Tentative Map

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Elk Grove Planning CommissionFieldstone North TSM Extension EG-13-004BJanuary 5, 2017Page 5

Figure 4 - Approved Large Lot Tentative Map

Analysis

Although the City Council was the original approving authority for the Project, the PlanningCommission is the designated approving authority as to all matters relating to tentativesubdivision maps pursuant to EGMC Section 22.20.025. The Applicant is requesting a mapextension of three (3) years. The Applicant has submitted improvement plans and a final mapwith the City, which are currently in the review process. As determined with the original Llargeand Small Lot TSM approval, the lots associated with the Large and Small Lot TSMs are consistentwith and meet the density and development standards of the EEGSP. As previously mentioned,the request would also extend the life of the Design Review for subdivision layout approved as

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Elk Grove Planning CommissionFieldstone North TSM Extension EG-13-004BJanuary 5, 2017Page 6

part of the original project. The Subdivision Map Act allows an extension as long as the City-approved extensions do not exceed six (6) years as stated in Section 66452.6(e). The requestedextension of time of three (3) years is consistent with the Subdivision Map Act and the EGMC.

Since approval of the original project on January 22, 2014, there have been no significantchanges to the General Plan or the EGMC that would impact this Project, or character of theProject area. No additional development in the area has occurred since approval of the Projectin 2014.

Letters from Commenting Agencies

The request is for an extension of time only to the approved Large and Small Lot TSMs and DesignReview for subdivision layout, and, therefore, was not routed to any City departments or outsideagencies. No new conditions for the Project were created; however, the Project will remainsubject to the conditions of approval of the original project approval (EG-13-004; FieldstoneNorth).

Environmental Analysis

The California Environmental Quality Act (Section 21000, et. seq. of the California PublicResources 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 potentialfor resulting in either a direct physical change in the environment, or a reasonably foreseeableindirect physical change in the environment.” The proposed Project is a Project under CEQA.

The Project requests an extension of time for a previously-approved Large and Small Lot TSMs.Potential environmental impacts were analyzed as part of the EEGSP Environment Impact Report(EIR) (SCH 94112053), as well as in a Subsequent Mitigated Negative Declaration (MND) that wasprepared for Fieldstone North (EG-13-004) and approved by the City Council. The Projectcontinues to be subject to the previously-adopted Mitigation Monitoring and Reporting Program.The setting for the Project has not significantly changed since the adoption of the environmentaldocuments. Surrounding properties have either remained undeveloped or have developed inaccordance with the EEGSP which was anticipated as part of the original project. The Projectdoes not involve any physical changes in the environment and, hence, does not have thepotential for causing a significant effect on the environment. Therefore, the previously-adoptedenvironmental documents are sufficient and, pursuant to State CEQA Guidelines Section 15162which identifies the requirements for which subsequent analysis is required, no furtherenvironmental review is required.

Recommended Motion

Should the Planning Commission agree with staff’s recommendation, the following motion issuggested:

“I move that the Planning Commission adopt a Resolution finding no subsequent CEQAenvironmental review is necessary pursuant to State CEQA Guidelines Section 15162(Subsequent EIRs and Negative Declarations) and approving the Fieldston NorthTentative Subdivision Map Extension (EG-13-004B), subject to the findings contained inthe draft resolution.”

Attachments

1. Planning Commission ResolutionExhibit A – Project DescriptionExhibit B – Approved Large Lot Tentative Subdivision MapExhibit C – Approved Small Lot Tentative Subdivision Map

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RESOLUTION NO. 2017-XX JANUARY 5, 2017

A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION

FINDING NO SUBSEQUENT CEQA REVIEW NECESSARY AND APPROVING A TENTATIVE SUBDIVISION MAP EXTENSION

FOR THE FIELDSTONE NORTH LARGE LOT AND SMALL LOT TENTATIVE

SUBDIVISION MAP EXTENSION PROJECT NO. EG-13-004B

GRANT LINE RD AT BRADSHAW RD. APN: 134-0110-168

WHEREAS, the Development Services Department of the City of Elk Grove received an application on November 22, 2016, from Pappas Investments (Applicant) requesting approval of a Tentative Subdivision Map Extension (Project); and

WHEREAS, the Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APN: 134-0110-168; and

WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code §§21000 et seq.; and

WHEREAS, Section 15162 (Subsequent EIRs and Negative Declarations) of Title 14 of the California Code of Regulations (State CEQA Guidelines) provides an exemption from CEQA for projects which have been previously analyzed under a previous environmental document; and

WHEREAS, a previous Environmental Impact Report (EIR) was certified for the East Elk Grove Specific Plan (SHC 94112053); and

WHEREAS, a Subsequent Mitigated Negative Declaration (MND) was approved by the City Council for the Fieldstone North project EG-13-004; and

WHEREAS, based on staff’s review of the Project, no special circumstances exist that would create a reasonable possibility that granting the Tentative Subdivision Map (TSM) Extension will have a significant effect on the environment beyond what was previously analyzed and disclosed; and

WHEREAS, the Development Services Department considered the Project request pursuant to the Elk Grove General Plan, the Elk Grove Municipal Code Title 22 (Land Development), the Elk Grove Municipal Code Title 23 (Zoning), and all other applicable State and local regulations; and

WHEREAS, the Planning Commission held a duly-noticed public hearing 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 the proposed Project exempt from the California Environmental Quality Act (CEQA) pursuant to the California Code of Regulations, Title 14 (State CEQA Guidelines), based on the following finding:

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Planning Commission Resolution – 2017-XX | January 5, 2017 Fieldstone North TSM Extension (EG-13-004B) Page 2 of 6

CEQA

Finding: No subsequent environmental review is necessary for the Fieldstone North Map Extension Project (EG-13-004B) pursuant to State CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

Evidence: The City has reviewed the Project and analyzed it based upon the provisions of the State CEQA Guidelines. The Project requests an extension of time for a previously-approved Large and Small Lot TSMs. Potential environmental impacts were analyzed as part of the EEGSP Environment Impact Report (EIR) (SCH 94112053), as well as in a Subsequent Mitigated Negative Declaration (MND) that was prepared for the Fieldstone North (EG-13-004) project and approved by the City Council. The Project continues to be subject to the previously-adopted Mitigation Monitoring and Reporting Program. The setting for the Project has not significantly changed since the adoption of the environmental documents. Surrounding properties have either remained undeveloped or have developed in accordance with the EEGSP which was anticipated as part of the original project. The Project does not involve any physical changes in the environment and, hence, does not have the potential for causing a significant effect on the environment. Therefore, the previously-adopted environmental documents are sufficient and, pursuant to State CEQA Guidelines Section 15162 which identifies the requirements for which subsequent analysis is required, no further environmental review are required.

AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove approves a three-year TSM extension of the Large and Small Lot Tentative Subdivision Maps and Design Review for the subdivision layout for the Fieldstone North Tentative Subdivision Map Extension Project (EG-13-004B), as further described in the Project Description stated in Exhibit A and illustrated in Exhibit B and Exhibit C incorporated herein by this reference, and shall continue to be bound by all the original conditions of approval extending the life of the TSMs to January 22, 2020, based upon the following finding:

Tentative Subdivision Map Extension

Finding: The Applicant’s request to further extend the life of the previously-approved Large and Small Lot TSMs is permitted by the Subdivision Map Act.

Evidence: Section 66452.6(e) of the California Subdivision Map Act allows the life of an approved or conditionally-approved tentative map to be extended for a period or periods not exceeding a total of six (6) years. The Large and Small Lot TSMs were approved by the City Council on January 22, 2014. On November 22, 2016, the Applicant requested a three-year extension of the Large and Small Lot TSMs, in accordance with Elk Grove Municipal Code (EGMC) Section 22.20.090 to bring the expiration date to January 22, 2020. This request is in accordance with the Subdivision Map Act and EGMC Sections 22.20.090 and 22.90.095, which also extended the Design Review for subdivision layout as well.

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Planning Commission Resolution – 2017-XX | January 5, 2017 Fieldstone North TSM Extension (EG-13-004B) Page 3 of 6

The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 5th day of January 2017, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: ______________________________________ ____________________________________ Sandy Kyles, PLANNING SECRETARY Kevin Spease, VICE CHAIR of the PLANNING COMMISSION

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Exhibit A Fieldstone North TSM Extension (EG-13-004B) Project Description

PROJECT DESCRIPTION

The Project consists of a three-year time extension to the previously-approved Large Lot Tentative Subdivision Map (TSM) and Small Lot TSM that created 391 single family lots, one (1) park lot, one (1) open space/preserve lot, three (3) open space/ drainage lots, one (1) pedestrian/emergency access lot, one Right-of-Way/Irrevocable Offer of Dedication (ROW/IOD) lot, eight (8) landscape lots, and Design Review for subdivision layout. The time extension would extend the expiration date of the Large and Small Lot TSMs and Design Review from January 22, 2017, to January 22, 2020.

Section 22.20.090 of the Elk Grove Municipal Code (EGMC) states that any tentative map is eligible for an extension of time, provided final approval for such extension occurs prior to the expiration of the original map. Additionally, EGMC Section 22.20.090 states that upon filing a timely application for an extension of time, the tentative map shall automatically be extended for sixty (60) days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. EGMC Section 22.20.095 states that any entitlement, development permit or other approval which would expire pursuant to this Code, but which was approved concurrently with and pertains to any approved tentative subdivision or parcel map, shall be extended for the same period for the approved tentative subdivision or parcel map to which it pertains. Hence, the Design Review for subdivision layout shall also be extended by this action. The Large and Small Lot TSMs will remain subject to the conditions of approval of the original TSM approval (EG-13-004; Fieldstone North).

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Exhibit B Fieldstone North TSM Extension (EG-13-004B) Approved Large Lot Tentative Subdivision Map

Planning Commission Resolution – 2017-XX | January 5, 2017 Fieldstone North TSM Extension (EG-13-004B) Page 5 of 6

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Exhibit C Fieldstone North TSM Extension (EG-13-004B) Approved Small Lot Tentative Subdivision Map

Planning Commission Resolution – 2017-XX | January 5, 2017 Fieldstone North TSM Extension (EG-13-004B) Page 6 of 6

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GRANT LINE RD

E PARK DR

BOVILLDR

RHONE RIVERDR

ELK GROVE BLVD

COTE D OR DR

FETLOCK WAY

BLUE THISTLE WAY

NORDMAN WAY

ROSSPORT WAY

DILLARD RD

ASHS

TONE

WAY

RIDGEROCK DR

SAUTERNE WAY

PASCAL WAY

MOSHER RD

HWY 99 SB

HWY 99 NB

W STOCKTONBLVD

TITAN

RD

BRAD

SHAW

RD

CHAROLAIS WAY

WATERMANRD

UNNAMED RD

FREEMAN RD

MAINLINE DR

CONDA WAY

BLAC

KSW

ANDR

HEALON WAY

APPLE

MILLDR

Fieldstone North Extension EG13004B - 600 ft Radius for Owners

LegendProject_ParcelOwner_Parcels

0 1,800900

Feet 13