REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, To: Members of the Planning and Design Commission PUBLIC HEARING May 11, 2017 Subject: North 3rd Street Non-Residential Care Facility (P17-006) A request to establish a non-residential care facility and to construct site improvements and renovations to an existing 83,000 square-foot building on a ±4.34-acre parcel in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones within the River District Special Planning District. A. Environmental Determination: Exempt (per CEQA Guidelines Sections Existing Facilities); B. Conditional Use Permit to establish the operation of a non-residential care facility in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones; and C. Site Plan and Design Review to construct site improvements and renovations to an existing 83,000 square-foot commercial building in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones. Location/Council District: 444 North 3 rd Street; APN: / Council District 3 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The project is deemed non-controversial at the writing of the report. The Commission has final approval authority over items A through C above. Its decision is appealable to City Council. Contact: Daniel Abbes, Assistant Planner, (916) , dabbes@cityofsacramento.org; Evan Compton, Senior Planner, (916) , ecompton@cityofsacramento.org; Luis R. Sanchez, AIA, LEED AP, Senior Architect, (916) , lsanchez@cityofsacramento.org Applicant/Architect: RMW Architecture & Interiors c/o Meeta Lele, (916) , rd Street, Suite 101, Sacramento, CA Owner: 444 N3, a California Limited Partnership, 2805 J Street #240 Sacramento, CA

2 Vicinity Map Summary: The applicant is proposing to establish the operation of a non-residential care facility and to construct site improvements and renovations to an existing 83,000 square-foot building on a ±4.34-acre parcel in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones within the River District Special Planning District. The program will be operated by Sutter Primary Health Care for the Elderly and aims to improve the health, well-being, and independence of frail seniors. The project requires a Conditional Use Permit to establish the proposed use on the site, and Site Plan and Design Review to construct site improvements and renovations to the existing building. 2

3 Staff sent notification of the public hearing to community groups and adjacent property owners within a 300-foot radius of the site. Table 1: Project Information General Plan designation: Urban Center Low (FAR ) Special Planning District: River District Zoning: Residential Mixed-Use (RMX-SPD) and Office Business Low Rise Mixed Use (OB-SPD) Previous use of site: Vacant office building Parking District: Urban Property area: Approximately 4.34 acres Site Location Background Information: According to parcel information from the Sacramento County Assessor s Office, the subject building was constructed in The building has been vacant for several years. Surrounding sites currently include a hotel to the west, commercial and industrial buildings at the north and south sides, and State Department of Education warehouse and distribution center to the east across North 3 rd Street. 3

4 In February of 2016, the project site received design review approval (DR16-051) for similar requests to enhance the existing building. As compared to the 2016 Site Plan and Design Review approval, the current application includes accessibility upgrades to the parking lot and gates for the parking area at the north end of the site. Public/Neighborhood Outreach and Comments: Staff routed the proposal to various community and advisory groups which included The River District, Preservation Sacramento, Sacramento Area Bicycle Advocates (SABA) and WalkSacramento. Staff also sent notices to property owners within a 300-foot radius of the site. As a result, staff received a letter of support from the River District (Attachment 3). Environmental Considerations: The Community Development Department, Environmental Planning Services Division has reviewed this project and determined that it is exempt from review under the California Environmental Quality Act (CEQA), consistent with CEQA Guidelines section 15301(a). This section exempts, among other things, the minor alteration of existing structures involving negligible or no expansion of use, including interior and exterior alterations. The project fits within this exemption. 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by The project site is within a flood hazard zone and is an area covered by SAFCA s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report that were accepted by City Council Resolution No on June 21, Policy Considerations: General Plan The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The 2035 General Plan designation of the subject site is Urban Center Low, which provides for a balanced mix of high-density/intensity single-use commercial or residential development or horizontal and vertical mixed-use development that includes retail, service, office, gathering places (plazas, courtyards, parks), and compatible public, quasi-public and special uses. The proposed non-residential care facility use is permitted in the RMX Zone with a conditional use permit, and can be supported based on the following General Plan goals and policies: 4

5 Goal LU 8.1 Public/Quasi-Public. Provide for governmental, utility, institutional, educational, cultural, religious, and social facilities and services that are located and designed to complement Sacramento s neighborhoods, centers, and corridors and to minimize incompatibility with neighborhoods and other sensitive uses. LU Adequate Community Supporting Uses. The City shall seek to ensure that all manner of public and private community-supportive facilities and services are located throughout the city to provide places that serve the varied needs of the community, provide for community meeting places, and provide community and neighborhood landmark buildings and places. Goal LU 8.2 Special Uses. Provide for the development of Special Uses (e.g., assembly facilities, live-work studios, and care facilities) that are included within several Land Use and Urban Form Designations. LU Care Facilities. The City shall encourage the development of senior daycare facilities, assisted living facilities, hospice, child care, and other care facilities in appropriate areas throughout the city. The proposed project meets the above 2035 General Plan goals and policies related to the Urban Center Low land use designation and will provide adult day care services to the surrounding community. River District Special Planning District The River District special planning district (SPD) establishes procedures to implement the policies and development standards of the River District Specific Plan and guides development of the area as it transitions from existing industrial uses. The following are goals of the plan that staff find the proposed project supports: Establish a greater mix of land uses and intensities to attract private investment. Staff response: The proposed project increases the mix and intensity of land use. Provide for improved circulation, infrastructure, and community facilities that will serve existing and future needs within the area. Staff response: The proposed project provides a community facility to serve the existing and future needs of the area. Provide for the intensification of commercial and office uses within close proximity to the planned and existing light rail stations and Interstate 5. Staff response: The proposed project allows a new tenant in an existing building that has been vacant for several years. 5

6 Project Design: Land Use The location of the proposed project is on an approximate 4.3-acre site that has an existing 83,000 square foot building. The proposed non-residential care facility will occupy approximately 48,000 square feet of the building and consist of an adult day health center, clinic space, and outdoor activity areas. The program will be operated by Sutter Primary Health Care for the Elderly and aims to improve the health, well-being, and independence of frail seniors. An occupant for the remainder of the building is not yet determined. According to the application, the projected number of senior clients is 250 by the year The current projected number of employees is approximately 120. Visitors are expected to be minimal. The project is conditioned such that no more than 250 clients shall be on the site at any one time. Initially, office hours for the program are slated to be Monday-Friday, from 9:00 a.m. to 3:00 p.m. With increased future attendance, hours of operation may extend to 5:00pm. The project is conditioned to operate between the hours of 8:00am and 6:00pm. Conditional Use Permit- Non-Residential Care Facility The Planning and Development Code defines a non-residential care facility as a facility that provides supervision, care, or therapy to seven or more individuals, excluding members of the resident family or persons employed as facility staff, on a less than 24- hour-a-day basis. ( ) This use requires a Conditional Use Permit in the RMX zone. In evaluating a Conditional Use Permit proposal, the Commission is required to make the following findings: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan; and 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code; and 3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities; and 4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. Staff has determined that this project is consistent with the findings. The findings analysis can be found in Attachment 1. 6

7 Site Plan and Design Review The project requires the approval of Site Plan and Design Review to construct site improvements and to renovate an existing ±83,000 square-foot building. Following is a discussion of site access and parking, building height and setbacks, building design, and landscaping and fencing. Site Access, Circulation and Parking Proposed Site Plan The parcel is fronted by North 3 rd Street and connects to Bercut Drive at the northwest corner of the property. There are currently two driveways on North 3 rd Street at the southeast and northeast edges, and one driveway on Bercut Drive at the northwest corner. No changes are proposed to the locations of the driveways. There is existing sidewalk at the street frontage on North 3 rd Street, and on-street parking is available in front of the site on North 3 rd Street. All clients will arrive by small vans operated by Sutter Health and not individually via personal vehicles. A total of 221 vehicle parking spaces exist on-site, including for the estimated 120 employees. The River District Special Planning District states that if the use of an existing building is changed to another use and there is no building expansion or reconstruction, no additional parking is required. Based on 83,000 square feet, a total of 41 vehicle parking spaces would be required based on the commercial and office 7

8 ratio of 1 space per 2,000 square feet. Since all clients arrive by shuttle, staff believes the amount of parking onsite is adequate to serve the proposed operations. The project proposes to install seven accessible vehicle parking stalls as well as areas for client drop-off and assisted rescue. The project also proposes a gated parking section at the north of the site. The Department of Public Works has reviewed the project and conditioned that vehicular gates shall remain open during operating hours of business. Following is a summary of the parking analysis for the project: Table 2: Parking Analysis (Urban District) Type Required Parking Proposed Parking Vehicle 41 (based on 1 space per 2,000 gross square feet of building) 221 existing spaces with 7 proposed as newly accessible Bicycle 2 short-term bicycle facilities 2+ short-term spaces* *The project has been conditioned to submit a Transportation Management Plan since the number of employees will exceed 100. As part of this future review, bicycle parking, transit subsidies, carpooling, and other measures will be reviewed and evaluated. As shown above, the project will meet vehicular and bicycle parking requirement as proposed and as conditioned. Building Height, Setbacks There is no change to the existing building height or footprint as part of this proposal. Building Design The existing single-story, approximately 83,000 square-foot structure fronts North 3 rd Street and is surrounded by parking at the sides and rear. There is no proposed expansion to the existing building or modifications to the interior courtyard. The exterior tilt-up concrete façade will be painted with a gray, elastomeric coating. Existing window openings will have new clear aluminum-framed glazing. The proposed design seeks to add architectural enhancement to three main entry points including two at the front façade that face North 3 rd Street and one entry point visible from the Bercut Drive driveway entrance. Enhancements include a stone clad seat wall with concrete cap, stone clad pilasters, and decorative painted steel channels and canopies. The seat walls will surround newly landscape areas. Security fences and gates at entrance points are painted to match and blend with the building. 8

9 Enhanced Entry at N 3 rd Street South Entrance The project is consistent with the following River District design guidelines: Encourage the provision of new small public open spaces. Staff response: The project proposes new landscaped entry areas with seat walls Low-rise commercial development shall be included as a viable strategy that contributes to the sustainability of neighborhoods, providing employment centers and daytime activity. Staff response: The project would provide both employment and daytime activity. Entrances shall be well-designed, appropriately scaled, and easy to find. They shall be a special feature in the design of the building. Staff response: The project enhances the entrances of the existing building and makes them more easily identifiable. Landscaping and Fencing New landscaped areas surrounded by seat walls are proposed at the two main entries facing North 3 rd Street and the main entry visible from Bercut Drive at the northwest corner of the site. Since the site does not abut any residential use or zone, no masonry walls are required. The existing fence is 6 foot high chain link covered by climbing vines. Recommendation: Staff recommends the Commission approve the requested entitlements based on the findings and subject to the conditions listed in Attachment 1 since the project proposal 1) is consistent with the General Plan designation of Urban Center Low and the RMX-SPD and OB-SPD zoning; 2) allows a new care facility within the Central City; and 3) reuses an existing, vacant building. 9

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11 Findings of Fact Attachment 1: Proposed Findings of Fact and Conditions of Approval North 3rd Street Non-Residential Care Facility (P17-006) 444 North 3 rd Street Sacramento, CA A. Environmental Determination: Exemption 1. Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that the project is exempt from review under the California Environmental Quality Act, consistent with the following section of the CEQA Guidelines: Section (Existing Facility) of the California Environmental Quality Act Guidelines that the project consists of the operation, permitting and minor alteration of an existing private structure that involves negligible or no expansion of use beyond that existing at the time of the lead agency s determination. B. Conditional Use Permit to establish a non-residential care facility in the Residential Mixed-Use (RMX-SPD) and Office Business (OB-SPD) zones within the River District Special Planning District is hereby approved subject to the following Findings of Fact: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan, in that the proposed project establishes a senior daycare facility in the Central City and reuses an existing building which are consistent with the goals and policies of the General Plan land use designation of Urban Center Low and the River District Specific Plan. 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of the City Code in that the proposed use is permitted in the Residential Mixed Use and Office Business zones with the approval of a conditional use permit. 3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities in that the development has been evaluated by the Department of Public Works and the Utilities Department to ensure that the site can be adequately served by public services and utilities. 4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, 11

12 working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that 1) the hours of operation and number of clients at the site have been limited, and 2) the project provides adequate off-street parking for employees and the clients will arrive by shuttles. C. The Site Plan and Design Review to construct site improvements and renovate an existing 83,000 square-foot building in the Residential Mixed-Use (RMX-SPD) and Office Business (OB-SPD) zones within the River District Special Planning District is hereby approved subject to the following Findings of Fact: 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan in that the proposed development is consistent with the goals and policies of the general plan land use designation of Urban Center Low and the goals and the River District Specific Plan. 2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards, in that the proposed development will reuse an existing building and is consistent with the applicable design standards and guidelines of the RMX-SPD and OB-SPD zones and the River District Special Planning District. 3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards, in that the project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood, in that the proposed materials and design of the structure is similar and compatible with that of surrounding structures. 5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged, in that the proposed development occupies an existing structure and will comply with all building code requirements. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the 12

13 surrounding neighborhood and will not result in the creation of a nuisance, in that: 1) the addition of architectural features at entry areas will enhance the quality of the site and the pedestrian experience; 2) an adequate number of off-street parking stalls are provided for the project. D. The local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report accepted by City Council Resolution No on June 21, Conditions of Approval B. The Conditional Use Permit to establish a non-residential care facility in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones within the River District Special Planning District is hereby approved subject to the following conditions: Planning Division B1. Development of this site shall be compliant with the attached exhibits, except as conditioned. Any modifications to the project shall by subject to additional Planning review and may require subsequent entitlements. B2. The hours of operation for providing care to clients shall be between 8:00am to 6:00pm. Changes to the hours of operation shall require additional Planning review and approval. B3. There shall be no more than 250 clients on the site at any one time. A majority of clients shall be transported to and from the site via shuttle. B4. Prior to the issuance of a building permit, the project shall submit a Transportation Management Plan (TMP) for review and approval of the Alternate Modes Coordinator. B5. The applicant shall post a sign indicating a 24-hour emergency phone number. The contact person shall be kept current and the sign shall be located on the building in a visible space. The contact person shall coordinate with neighboring businesses should there be any problems or issues from the non-residential care facility operations. B6. Obtain all required building permits before commencing construction. 13

14 Police Department B7. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 75 or better and a light loss factor of.95 or better. B8. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted. B9. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance and eliminates hiding areas within the landscape. Applicant should consider installing hostile vegetation in area where illegal camping may tend to occur. B10. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. B11. New fences and gates shall be of decorative tubular steel, no climb type. B12. Recorded Video Assessment and Surveillance System (VASS) shall be employed. B13. Cameras and VASS storage shall be digital high definition or better, set to high quality settings. B14. VASS storage shall be kept off-site or in a secured area accessible only to management. B15. VASS shall be equipped with a battery back-up with at least one hour of stand-by time in case of power failure. B16. VASS shall support standard MPEG formats. B17. VASS shall be capable of storing no less than 30 days worth of activity at high quality settings. B18. Manager with access to VASS storage shall be able to respond within 30 minutes during business hours. B19. Manager shall have the ability to transfer recorded data to another medium (e.g. DVD, thumb drive, etc.). B20. Cameras shall be equipped with low light capability, auto iris and auto focus. B21. VASS shall provide comprehensive coverage of: areas of ingress and egress (driveways, exterior doors, etc.) 14

15 parking lot coverage of all four (4) exterior sides of the property B22. Applicant will install and maintain adequate signage that directs visitors to the administrative office. B23. An emergency evacuation plan and a shelter in place plan will be developed before opening and practiced routinely. B24. Applicant shall work with the Sacramento Police Department Records and Communications Divisions to develop a missing person s protocol. Applicant shall follow the agreed upon protocol. B25. The applicant shall post the property No Trespassing and No Loitering. The applicant shall designate a properly permitted and approved private patrol company as agent for trespass. No trespassing signs shall cite 602K PC and SCC. B26. The applicant is responsible for reasonably controlling the conduct of persons on the site and shall immediately disperse loiterers. B27. All dumpsters shall be kept locked. B28. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied. B29. The operator shall be responsible for the daily removal of all litter from the site. B30. Applicant shall install a Knox Box for police access to the exterior areas of the property after hours. C. Site Plan and Design Review to construct site improvements and renovate an existing 83,000 square-foot building in the Residential Mixed-Use (RMX-SPD) and Office-Business (OB-SPD) zones within the River District Special Planning District is hereby approved subject to the following conditions: Design Review C1. The proposed renovations and site improvements shall be constructed per approved plans and these conditions of approval. C2. Provide smooth painted concrete exterior per approved plans. C3. Provide clear aluminum-framed glazing at existing openings per approved plans. C4. Provide stone clad seat walls with concrete caps surrounding new landscaped areas at North 3 rd Street entrances per approved exhibits. 15

16 C5. Provide stone clad pilasters at enhanced entries per approved plans. C6. Provide decorative steel painted channels and awnings at enhanced entries per approved plans. C7. Steel fence and gate at entries shall be painted to match the building. C8. Provide a minimum of two short-term bicycle parking spaces. C9. All roof mounted and ground mounted mechanical equipment shall be screened and not visible from any street views and view from the immediate adjacent site. Final roof plan with mechanical equipment locations and screening shall be reviewed and approved by Design Review staff prior to Building Permit submittal. C10. Any new attached or detached signage shall be subject to review and approval by Design Review staff. All signage shall require the issuance of a sign permit prior to installation; such signs shall comply with criteria in the RMX Zone. C11. Any changes to the final approved set of plans shall be subject to review and approval by Design Review prior to Building Permit submittal. Applicant shall comply with all current building code requirements. C12. No building permit shall be issued until the expiration of the 10-day appeal period. If an appeal is filed, no permit shall be issued until final approval is received. Public Works C13. Construct standard public improvements as noted in these conditions pursuant to Title 18 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. C14. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. C15. All vehicular gates shall remain open during operating hours of business to the satisfaction of the Department of Public Works. C16. The site plan shall conform to the parking requirements set forth in City Code (Development standards for off-street parking facilities, Zoning Ordinance). 16

17 C17. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works. Fire Department C18. Provide appropriate Knox access for site. CFC Section 506 If any of the gates are automatic powered gates, additional requirements are applicable. See item 4 below if gates are automatic. C19. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side. C20. An automatic fire sprinkler system shall be installed in any portion of a building when the floor area of the building exceeds 3,599 square feet. CFC Fire Code Amendments (a) Plans for review of modifications to the automatic fire sprinkler and fire alarm systems are not allowed to be deferred with TI work and will need to be included with the TI plans when submitted. C21. Minimum gate width shall provide 20 feet clear access. Gate shall have AC power and be provided with Key override switch (Knox) and Radio operated controller (Click2Enter). For gates that do not fail safe in the open position upon loss of AC power or are provided with battery back-up power, an approved pedestrian gate shall be installed within 10 feet of all vehicle gates. An approved key box (Knox) shall be installed at least 48 inches above grade on the outside of the gate. It shall be provided with a key to open the pedestrian gate. Regional Sanitation C22. Developing this property may require the payment of Regional San sewer impact fees. Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) SMUD C23. The Applicant shall not alter existing SMUD facilities on or adjacent to the subject property. If the Applicant requires the relocation or removal of existing SMUD facilities, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal. 17

18 C24. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs. Advisory Notes ADV1. ADV2. ADV3. This project is served by the Combined Sewer System (CSS). However, based on the project s description, the applicant will not be required to pay the combined sewer system impact fee. Any necessary future SMUD facilities located on the Applicant s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant s property. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City s collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). 18

19 Subject: North 3rd Street Non-Residential Care Facility (P17-006) May 11, 2017 Attachment 2 19

20 Attachment 3

21 Exhibits

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