Citrus Heights City Council Meetings
October 12, 2023

Chapter 1. Introduction
This study addresses the potential transportation impacts associated with the proposed Sylvan Corners Residential Project to be situated in the northwest quadrant of the Auburn Boulevard/Sylvan Road/Old Auburn Road intersection in the City of Citrus Heights. Intersection operations, site access, and vehicle miles traveled (VMT) are analyzed in this report.

REPORT ORGANIZATION
This report is organized into the following seven chapters:
• Chapter 1 – Introduction
• Chapter 2 – Existing Conditions
• Chapter 3 – Existing Plus Project Conditions
• Chapter 4 – Cumulative Conditions
• Chapter 5 – Project Access and On-Site Circulation Review • Chapter 6 – Vehicle Miles Traveled (VMT) Analysis Cumulative Conditions • Chapter 7 – Recommendations

PROJECT OVERVIEW
According to the project site plan (Sylvan Corners, Baker Williams Engineering Group, June 2022), the proposed project includes construction of 95 single family dwelling units, including 80 market rate units and 15 affordable units. The project site is currently undeveloped and in the area of the city known as Sylvan Corners. Adjacent land uses include a cemetery and residential to the north, a middle school to the west, and a blend of retail/restaurant uses, and limited office, industrial, churches, and other supporting uses to the south and east.

Figure 1 displays the project site plan including proposed access points. As displayed, access is proposed via one left in/right in/right out intersection (Project Access 1) and one right in/right out intersection (Project Access 2) on Auburn Boulevard.

STUDY AREA AND TIME PERIODS
This study follows applicable procedures described in the City of Citrus Heights Transportation Impact Study (TIS) Guidelines (February 2021). The City’s TIS Guidelines provide guidance on a variety of study parameters ranging from analysis scenarios, study locations, and specific analysis methods.

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N:\2022 Projects\4176.00_Sylvan_Corners_Residential\Graphics\AI\FigX_TripDistribution.ai Project Site Plan
Figure 1 OLD AUBURN RD

AUBURN BLVD SYLVAN RD

AUBURN BLVD
PROJECT ACCESS 1
PROJECT ACCESS 2
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Project effects are studied at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection, whose close proximity to the project site is illustrated on Figure 1. Additionally, the signalized midblock pedestrian crossing on Auburn Boulevard and southbound left turn lane between the two project accesses on Auburn Boulevard are also studied. Operations are analyzed for weekday AM and PM peak hour conditions.

ANALYSIS SCENARIOS
The following scenarios are analyzed in this study:
• Existing Conditions – represents baseline 2019 (pre-COVID-19 Pandemic) conditions. • Existing Plus Project Conditions – represents existing conditions with the addition of the project. • Cumulative No Project Conditions – reflects forecasted growth in the City to year 2040. This scenario assumes the Old Auburn Road Complete Streets Plan is completed and the proposed project site remains vacant.
• Cumulative Plus Project Conditions – reflects cumulative conditions with the addition of the project.

ANALYSIS METHODOLOGY
Level of service is a qualitative measure of traffic operating conditions whereby a letter grade, from A (the least congested) to F (the most congested), is assigned. These grades represent the perspective of drivers and are an indication of the comfort and convenience associated with driving. In general, LOS A represents free-flow conditions with no congestion, and LOS F represents severe congestion and delay under stop-and-go conditions. Table 1 displays the average delay ranges associated with each LOS category. For signalized intersections, LOS is based on the average delay experienced by all vehicles passing through the intersection.

Table 1: Intersection Level of Service Definitions
Level of Service Signalized Intersection Average Control Delay (seconds/vehicle) 1 A 0 – 10.0
B 10.1 – 20.0
C 20.1 – 35.0
D 35.1 – 55.0
E 55.1 – 80.0
F > 80.0
Notes:
1 Control delay includes initial deceleration delay, queue move-up time, stopped delay, and acceleration delay based on Highway Capacity Manual (Transportation Research Board, 2016).

Source: Fehr & Peers, 2022.

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Traffic operations at the study intersection were analyzed using procedures contained in the Highway Capacity Manual, 6th Edition (Transportation Research Board, 2016). These methodologies were applied using the SimTraffic software program, which is a micro-simulation model that considers the effects of lane utilization, turn pocket storage lengths, upstream/downstream queue spillbacks, and coordinated signal timings on intersection queuing and delays. Reported results are based on the average of 10 runs.

The City’s TIS Guidelines specify the use of a 1.0 peak hour factor (PHF) to report average conditions over the entire peak hour. Applying a field-measured PHF (which is a measure of traffic intensity during the busiest 15- minutes) would otherwise result in reported conditions for that peak 15-minute period. Because this study relies on the existing conditions analysis completed in 2019 for the Old Auburn Complete Streets Plan, it utilizes the field-measured PHFs of 0.94 during the AM peak hour and 0.96 during the PM peak hour.1

LEVEL OF SERVICE STANDARDS
The City of Citrus Heights General Plan (amended 2019) contains various transportation related goals and policies. Those relevant to this study are listed below.

Policy 29.2: Measure customer satisfaction related to vehicle travel using level of service (LOS) according to procedures in the latest version of the Highway Capacity Manual published by the Transportation Research Board. The City will strive to achieve LOS E or better conditions for City roadways and intersections during peak hours (these may include weekday, AM, Mid-Day, and PM hours as well as Saturday Mid-Day or PM peak hours). The intent of this policy is to effectively utilize the roadway network capacity while balancing the desire to minimize potential adverse effects of vehicle travel on the environment and other modes.

Exceptions to LOS E are allowed for both roadway segments and intersections along the following streets:
• Sunrise Boulevard – south City limits to north City limits • Greenback Lane – west City limits to east City limits • Old Auburn Road – Sylvan Road to Fair Oaks Boulevard
• Antelope Road – I-80 to Auburn Boulevard
• Auburn Boulevard – Old Auburn Road to northern City limits According to this policy, an exception to LOS E is allowed at the study intersection given its location. Policy 29.2 specifies that turn pocket lengthening and signal timing modifications (in lieu of widening of exempt roadways) may be considered for development projects that adversely affect vehicle travel and other modes. 1 These PHFs represent conditions with relatively little peaking. Had a 1.0 PHF instead been utilized, intersection delays would have increased only marginally (i.e., by a couple of seconds).

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Chapter 2. Existing Conditions
This chapter describes the existing roadway, bicycle, pedestrian, and transit network within the study area.

EXISTING ROADWAY NETWORK
Figure 2 displays the existing roadway network in the study area. The following are descriptions of the primary roadways in the vicinity of the Project:
• Auburn Boulevard (north) is a four lane north/south, median-divided arterial that provides access to a variety of land uses, major east/west arterials, and ultimately connects to Interstate 80 (I-80) before turning into Riverside Avenue in Roseville. Within the project vicinity, it has a posted speed limit of 40 miles per hour (mph) and prohibits on-street parking. The City’s truck route map identifies Auburn Boulevard from the north City limits to Stock Ranch Commercial Center as a local truck route. • Auburn Boulevard (west) is a four lane east/west arterial that provides access to Greenback Lane and ultimately, I-80 and the Capital City Freeway. Auburn Boulevard provides access to the Stock Ranch Commercial Center. It has a posted speed limit of 40 mph. • Old Auburn Road is generally an east/west minor arterial that fluctuates between 2-4 lanes. It provides access to a variety of land uses, major north/south arterials, and provides a connection between Citrus Heights and Roseville. It has a posted speed limit of 35 mph. • Sylvan Road is a four lane north/south arterial between Sylvan Corners and Greenback Lane. It provides access primarily to residential land uses and City Hall, and is also used for general north/south travel through the City. It has a posted speed limit of 40 mph.

EXISTING BICYCLE AND PEDESTRIAN NETWORK
Figure 3 displays the existing bicycle and pedestrian network in the study area. As displayed, contiguous Class II bike lanes (on-street with appropriate pavement markings and signage) are present on Sylvan Road, Auburn Boulevard, and Old Auburn Boulevard. The channelized right-turn islands in the northwest, southwest, and northeast quadrants of the intersection feature poles with push-button bicycle detection immediately adjacent to the Class II bike lane, allowing activation of the crosswalk in the northbound, southbound, and westbound directions. During the AM peak hour, there were a total of 11 pedestrian crossings and nine bicyclists. During the PM peak hour, there were 24 pedestrian crossings and 10 bicyclists.

Sidewalks are continuous along the project frontages on Auburn Boulevard. Crosswalks are present on all legs of the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection and feature yellow striping (indicative of the presence of a school) and a red brick pavement treatment for enhanced visibility.

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Sylvan Rd
Auburn Blvd
Frontage Rd
Auburn Blvd
Carriage Dr
Old Auburn Rd
N:\2022 Projects\4176.00_Sylvan_Corners_Residential\Graphics\GIS\MXD\Fig04_Ex_Transit.mxd Existing Roadway Network
Figure 2
Number of Lanes 24
Project Site
Note: Number of
lanes only shown
for Arterial and
Collector streets.

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Sylvan Rd
Auburn Blvd
Frontage Rd
Auburn Blvd
Carriage Dr
Old Auburn Rd
N:\2022 Projects\4176.00_Sylvan_Corners_Residential\Graphics\GIS\MXD\Fig03_Ex_Bike_Ped.mxd Existing Bicycle and Pedestrian Facilities
Class II Bike Lane
Crosswalk
Sidewalk
Figure 3
Project Site
Note: Bicycle and Pedestrian facilities are not shown
for local and residential roadways.

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A mid-block signalized pedestrian crosswalk is present on Auburn Boulevard about 580 feet north of the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection.

EXISTING TRANSIT FACILITIES AND SERVICES
Figure 4 displays existing facilities and services in the study area. As displayed, Sacramento Regional Transit (SacRT) Route 25 operates within the study area. This route begins at the Louis / Orlando Transit center near the Roseville/Citrus Heights border, and extends southeasterly, terminating at the Marconi/Arcade light rail station. Buses operate on 30 minute headways from approximately 6 AM to 11 PM on weekdays.

As shown on Figure 4, southbound buses stop on Auburn Boulevard immediately south of the mid-block crosswalk. Northbound buses stop on Auburn Boulevard at two locations: one is 275 feet north of the midblock crosswalk and the other is 330 feet south of the mid-block crosswalk. At all locations shown, buses stop in the Class II bike lane. None of the stops feature pullout lanes or shelters.

SacRT also offers SmaRT Ride, which is a door-to-door transit service provided in select geographic areas (such as Citrus Heights). Riders can request a ride by making a request on a mobile app, and specifying the pick-up and destination address, both of which must be within the Citrus Heights service zone. The mobile app will provide passengers with an estimated pick-up time and drop off window, which is a function of overall demand.

TRAFFIC VOLUMES
Traffic counts were conducted at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection on January 23, 2019 for the Old Auburn Road Complete Streets Plan. The counts included intersection turning movements, heavy vehicles, bicyclists, and pedestrians. During the counts, weather conditions were dry, schools were in session, and no unusual traffic events occurred. The AM peak hour occurred between 7:15 AM to 8:15 AM, and the PM peak hour occurred between 5:00 and 6:00 PM. Trucks represented 1% of AM peak hour traffic and 2% of PM peak hour traffic.

Fehr & Peers conducted a new set of traffic counts at the study intersection on April 7, 2022 while schools were in session. As expected, traffic volumes were generally lower than the January 2019 counts due to the continued effects of the COVID-19 Pandemic on travel.2 Thus, this study relies on the January 2019 counts (refer to Appendix A for existing volumes).
2 The April 2022 counts were 6% lower during the AM peak hour and 8% lower during the PM peak hour than the January 2019 traffic counts.

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Project Site
Mid-Block Pedestrian
Crossing
Sylvan Rd
Auburn Blvd
Frontage Rd
Auburn Blvd
Carriage Dr
Old Auburn Rd
25 N:\2022 Projects\4176.00_Sylvan_Corners_Residential\Graphics\GIS\MXD\Fig04_Ex_Transit.mxd Existing Transit Facilities
Transit Stop
Figure 4
SacRT Transit Route 25
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The April 2022 counts included maximum queue observations for the southbound left-turn pocket (due to the project’s expected usage of this lane. Table 2 compares the January 2019 versus April 2022 counts for this movement. While the turning volumes are considered modest, the number of queued vehicles was considerable (7 or 8 vehicles during each peak hour).

Table 2 – Existing Southbound Left-Turn Lane Volumes and Queues at the Sylvan Road/Auburn Boulevard/Old Auburn Road Intersection
Movement Available
Storage
AM Peak Hour PM Peak Hour
January
2019
Traffic
Volume 1,2
April 2022
Traffic
Volume 2
April 2022
Maximum
Queue 3
January
2019
Traffic
Volume 1,2
April 2022
Traffic
Volume 2
April 2022
Maximum
Queue 3
Southbound Left/U-Turn 260 feet 48 veh 67 veh 175 feet 69 veh 46 veh 200 feet Notes: 1 Maximum queue observations were not collected in January 2019. 2 Near switch in January 2019 and April 2022 AM and PM peak hour volumes is a coincidence and not a technical erratum.
3 Calculated assuming 25 feet per queued vehicle.

Source: Fehr & Peers, 2022
This level of queuing is driven the following:

1. Peak 15-Minute Flows – Utilization of the southbound left-turn surged from 8:15 to 8:30 AM and from 5:15 – 5:30 PM3, due perhaps to nearby school start times and/or the workday concluding.

2. Lengthy Cycle Length – During peak hours, this intersection operates with cycle lengths in the 120 to 180 second range (depending on vehicle demand and pedestrian WALK interval requests). Longer cycle lengths are often associated with more lengthy queues.

3. Leading Left Phase – the northbound and southbound left-turn movements operate with concurrent, leading protected left-turn phasing. However, by the time this phase is called, southbound through queues have typically built up, causing left-turning motorists to not be able to access the turn lane. The consequence is a buildup of left-turning vehicles that accumulate in the left-turn pocket (after the leftturn green interval has ended). Image 1 below illustrates this condition. 3 The southbound left-turn exhibited a PHF in the range of 0.70- 0.75.

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Image 1: View of southbound through traffic blocking access to left-turn lane.

The following additional data was collected in April 2022:
• Number of pedestrians/bicyclists using signalized midblock crosswalk during the PM peak hour. During the PM peak hour, 4 pedestrians used the signalized crosswalk. • Number of southbound left turning vehicles and (illegal) u-turning vehicles on Auburn Boulevard at Sylvan Corners Plaza during the AM and PM peak hours. There were fewer than 5 vehicles per hour turning left into the Sylvan Corners Plaza during each peak hour. A “No-Turn” sign is posted in the median. Field observations did not reveal any illegal u-turns.

INTERSECTION OPERATIONS
The Sylvan Road/Auburn Boulevard/Old Auburn Road intersection operates with protected left-turn phasing on the northbound and southbound approaches. The eastbound and westbound approaches operate with split phasing.4 The intersection currently operates at LOS C (34 seconds of delay per vehicle) during the AM peak hour and LOS D (43 seconds of delay per vehicle) during the PM peak hour (see Appendix A for calculations). 4 Although no shared left/through lanes are present, the intersection is not operated with protected left-turns because left-turns cannot be made simultaneously due to the intersection skew (see skip striping within intersection).

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Chapter 3. Existing Plus Project Conditions
This chapter analyzes the potential traffic impacts of the proposed project on the surrounding roadway system under existing conditions.

PROJECT SITE PLAN AND VEHICULAR ACCESS
As previously noted, the project proposes access via two intersections on Auburn Boulevard. The northern intersection (Project Access 1) would be left in/right in/right out only and while the southern intersection (Project Access 2) would be right in/right out only. These accesses would be 825 feet and 350 feet, respectively, north of the southbound limit line at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection

PROJECT TRAVEL CHARACTERISTICS
Trip Generation
The City of Citrus Heights’ Transportation Impact Analysis Guidelines (2021) indicate that, when possible, trip generation rates should be derived from local empirical data, rather than trip rates identified in the most recent version of the Institute of Transportation Engineer’s Trip Generation Manual. The Guidelines note that the sample used for non-standard (i.e. non-ITE) trip rates should include at least three similar facilities in Citrus Heights or neighboring jurisdictions with similar characteristics.

Fehr & Peers collected local empirical data in May 2017 for the Mitchell Farms EIR. The data was collected at three existing detached single family residential sites located in Citrus Heights over two days during the AM (7:00 AM – 9:00 AM) and PM (4:00 PM – 6:30 PM) peak periods. Daily, AM peak hour, and PM peak hour trip rates for each site were developed based on the data collected. These trip rates were used to develop one weighted average trip rate for detached single family developments for each respective time period. Table 3 displays the location of each count, number of units, the individual trip rates for each site, and the weighted average trip rate for the single family detached developments that were counted.

The weighted average daily, AM peak hour, and PM peak hour trip rates displayed in Table 3 are used to estimate the proposed project’s trip generation as these rates represent local empirical data and were collected under pre-COVID-19 conditions. Table 4 displays the project trip generation using the rates previously described. As shown, the project is estimated to generate approximately 680 daily trips with 61 occurring during the AM peak hour and 65 occurring during the PM peak hour.

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Table 3 – Trip Generation Study Site Characteristics
Project
Location
Number
of Units Type
Trip Rate1
Daily
Rate2
AM Peak Hour PM Peak Hour
Rate % In % Out Rate % In % Out
Sundance Drive 141 Single-family
detached 7.00 0.61 0.21 0.79 0.68 0.64 0.36
Wigwam Drive 42 Single-family
detached 7.12 0.65 0.35 0.65 0.65 0.69 0.31
Kifisia Way 59 Single-family
detached 7.56 0.69 0.32 0.68 0.70 0.51 0.49
Single-Family (SF) Weighted Average 7.16 0.64 0.26 0.74 0.68 0.62 0.38 Notes: 1 Fehr & Peers conducted counts in the AM (7:00 AM – 9:00 AM) and PM (4:00 PM – 6:30 PM) peak periods over 2 days, on May 9 and 10, 2017. Fehr & Peers calculated the peak hour of each peak period, and then the average number of peak hour trips.
2 In order to determine daily rates, Fehr & Peers developed a K-factor between ITE peak hour rates and ITE daily rates. This equation was the sum of the observed trip rates for AM and PM peak hours, divided by the sum of the ITE trip rates for AM and PM peak hours, multiplied by the daily ITE trip rate.

Source: Fehr & Peers, 2017.

Table 4 – Project Trip Generation
Land Use Quantity (DU) Daily
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Single Family 95 680 16 45 61 40 25 65
Notes:
1 Trip generation is based on trip rates developed using data collected for the Mitchell Farms EIR in 2017.

Source: Fehr & Peers, 2022
Trip Distribution
The project site is located within the City’s Neighborhood Association #2 (Rusch Park), which is bounded by Auburn Boulevard to the south and east, Van Maren Lane to the west, and I-80 to the north. The area north and west of the project site is predominantly residential (though a couple of schools and businesses are also situated in this area). The travel behavior of this neighborhood was estimated by reviewing the directionality of Item 10 Agenda Packet Page 251
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vehicles entering/exiting its primary access points along Auburn Boulevard.5 Given the project’s close proximity to this primarily residential area, it would be expected to have similar spatial trip distribution characteristics. In 2000 and 2004, Fehr & Peers collected traffic counts at the following intersections:
• Auburn Boulevard/Kanai Avenue
• Auburn Boulevard/San Tomas Drive
• Auburn Boulevard/Raintree Drive
• Auburn Boulevard/Carriage Drive
Because the area was built out by that time and residential trip generation rates are unlikely to have materially changed between the two dates, the difference in count years was not of concern. The project’s expected trip distribution is expected to differ by travel direction given the permitted driveway movements. Refer to Figure 5 for expected percentages, which were informed by the 2000/2004 counts, existing (2022) turning movement volumes at the study intersection, and the location of complementary land uses (e.g., shopping, employment, and schools).

Inbound Trips
Figure 5 indicates that 40% of inbound project trips would arrive from the south on Sylvan Road. Inbound trips to residential developments are greatest during the PM peak hour. During this time period, project residents would be returning home from a variety of destinations to the south including employment centers and shopping along Greenback Lane. This route would also be used for longer distance commute trips returning from the job centers in Rancho Cordova to the south.

Outbound Trips
Figure 5 shows that 35% of outbound project trips would be distributed to/from the west on Auburn Boulevard.

This percentage reflects the project’s location near the Stock Ranch Retail Center to the west, and the ease of accessing westbound I-80 (to reach downtown Sacramento) via Greenback Lane. Figure 5 indicates 20% of outbound trips would be distributed to the north on Auburn Boulevard. Due to the fact that left outs are prohibited at both project driveways, motorists would have to travel south on Auburn Boulevard and make a uturn at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection.

Figure 6 displays project-only trips at both project access points and the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection based on the trip generation and distribution estimates described above. 5 This approach acknowledges that some of these trips may enter/exit the neighborhood via connections on Antelope Road or Van Maren Lane. The final trip distribution percentages consider the limitation inherent in this approach.

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Figure 5
X% / Y%
Inbound / Outbound Trip Distribution Percentage
Project Site
30% / 35% 40% / 30%
15% / 15%
15% / 20%

OLD AUBURN RD

AUBURN BLVD

AUBURN BLVD

SYLVAN RD
30% / 35% 40% / 30%
15% / 15%
15% / 20%
Note: Outbound left-turns would be prohibited at each project access.

Thus, project trips destined to the north would need to perform a u-turn at the Auburn Blvd/Auburn Rd/Sylvan Rd intersection.

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N:\2022 Projects\4176.00_Sylvan_Corners_Residential\Graphics\AI\FigX_TripDistribution.ai Peak Hour Traffic Volumes
and Lane Configurations -
Project Only Conditions
Figure 6 OLD AUBURN RD

AUBURN BLVD

SYLVAN RD

AUBURN BLVD
PROJECT ACCESS 1
PROJECT ACCESS 2
FF F F
A
F
C
A
HACFFF F F A F C AHACF 1 (4)
26 (14)
14 (33) 1 (2)
18 (10)
15 (8)13 (7)7 (4)9 (5)
2 (6)
5 (12)
7 (15) 1 (4)
26 (14)
14 (33) 1 (2)
18 (10)
15 (8)13 (7)7 (4)9 (5)
2 (6)
5 (12)
7 (15)
x (x) AM (PM) Volumes
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INTERSECTION OPERATIONS
Table 5 displays the operational results at the study intersection under Existing Plus Project conditions (refer to Appendix B for technical calculations). As shown, the project would result in modest increases in delay during the AM peak hour and no changes in delay during the PM peak hour.

Table 5. Intersection Operations – Existing Plus Project Conditions Intersection Control
Existing Conditions Existing Plus Project Conditions
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour

1. Sylvan Road/Auburn
Boulevard/Old Auburn Road Signal C / 34 D / 43 D / 37 D / 43 Notes:

For signal control, the overall intersection LOS and control delay (in seconds per vehicle) is reported.

Source: Fehr & Peers, 2022.

The project would add 44 AM peak hour trips and 24 PM peak hour trips to the southbound Auburn Boulevard approach to the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection. This would represent a 4% increase in AM peak hour traffic and 2% increase in PM peak hour traffic over existing volumes. SimTraffic results showed almost no changes in vehicle queuing on this approach6. The project would add 16 AM peak hour trips and 9 PM peak hour trips to the southbound left-turn lane. As indicated in Table 3, maximum queues in this lane do not currently occupy the entirety of the turn lane storage. Project trips would not cause the queue to exceed the available storage. Hence, no changes in turn lane storage are required to accommodate project trips. 6 Some movements experienced a 25-foot increase in the maximum queue, while others experienced a 25-foot decrease in the maximum queue. Given the project’s modest changes in traffic, these changes are due to random variation in the SimTraffic model runs and output.

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Chapter 4. Cumulative Conditions
This chapter analyzes the impacts of the proposed project under cumulative conditions.

TRAFFIC FORECASTS
The cumulative no project forecasts represent anticipated growth in the City of Citrus Heights and surrounding communities by 2040. The following data points/sources were identified:
• The Sacramento Area Council of Government’s (SACOG) SACSIM travel demand model predicts a 7% increase in total traffic at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection between 2016 and 2040.
• Between 2000 and 2019, the total increase in traffic at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection (excluding movements to/from Auburn Blvd. to the west due to Stock Ranch Retail Center construction after 2000) was 4% during the AM peak hour and 3% during the PM peak hour. • Fehr & Peers recently completed the Development Impact Fee (DIF) road fee study for the City. That study used SACOG land use projections, which showed a 7% increase in residential and 26% increase in jobs. However, much of that growth is within the Sunrise Tomorrow Specific Plan (Sunrise Mall property) and is unlikely to pass through the study intersection.

Given the above and a preference to be reasonably conservative, City staff and Fehr & Peers determined that a 10% increase in the existing volumes at the study intersection would be a reasonable approach to develop a cumulative no project condition.

INTERSECTION OPERATIONS
The cumulative analysis assumes the Old Auburn Road Complete Streets Plan improvements are constructed, which results in the following changes at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection:
• The westbound approach is modified to remove one left turn lane and extend the remaining left turn lane to 300 feet.
• The eastbound and westbound approaches are modified to operate with protected left-turn (versus current split) phasing. Due to the intersection’s geometry, the left-turns cannot operate concurrently, thereby resulting in lead/lag left-turns.

Signal timings were optimized under Cumulative No Project conditions. No other intersection modifications are included in the analysis.

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Project trips were added to Cumulative No Project forecasts consistent with the trip distribution displayed on Figure 5. Table 6 displays the operational results at the study intersection under Cumulative No Project and Cumulative Plus Project Conditions. As shown, the project would result in modest increases in delay (i.e., two seconds or less) during both the AM and PM peak hours.

Table 6. Intersection Operations – Cumulative Conditions Intersection Control
Cumulative No Project
Conditions
Cumulative Plus Project
Conditions
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour

1. Sylvan Road/Auburn
Boulevard/Old Auburn Road Signal D / 35 D / 53 D / 36 E / 55 Notes:

For signal control, the overall intersection LOS and control delay (in seconds per vehicle) is reported.

Source: Fehr & Peers, 2022.

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Chapter 5. Project Access and On-Site Circulation
Review
This chapter reviews project access and on-site circulation.

PROJECT ACCESS REVIEW
Project Access Throat Depths
SimTraffic was used to estimate the required throat depth for the eastbound (outbound) movement at each intersection. Table 7 displays the expected maximum queue under Cumulative Plus Project Conditions (when queuing is anticipated to be greatest). Technical calculations are displayed in Appendix C.

Table 7: Maximum Queue – Cumulative Conditions
Intersection Movement Storage AM Peak Hour PM Peak Hour

1. Auburn Boulevard/Project Access 1 Eastbound
Right Turn 100 feet 75 feet 50 feet

2. Auburn Boulevard/Project Access 2 Eastbound
Right Turn 75 feet 50 feet 75 feet
Notes:

Results based on SimTraffic.

Storage is estimated based on the project site plan.

Source: Fehr & Peers, 2022.

As shown, the throat depth provided at each project access is sufficient to accommodate the expected outbound queues at each intersection. Hence, no site plan modifications are required to accommodate outbound vehicle storage.

Northbound Left Turn Ingress Lane at Project Access 1
As part of the Auburn Boulevard Complete Streets improvements project constructed in 2013/2014, a channelized northbound left-turn lane with 160 feet of vehicle storage was constructed at Project Access 17.

The SimTraffic model results for Cumulative Plus Project conditions show a maximum queue in the northbound 7 At the time this turn lane was constructed, Sylvan Middle School occupied the subject property. That school was subsequently relocated and this turn lane has been closed to vehicular travel by a series of plastic bollards blocking access to the turn lane.

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left-turn lane of 50 feet during the AM peak hour and 75 feet during the PM peak hour. Thus, no queuing problems are expected at this driveway.

Field observations during the PM peak hour revealed that queued traffic occasionally spills back from the Auburn Boulevard/Sylvan Road/Old Auburn Road intersection beyond Project Access 1 (see Image 2 below).

This would hinder the ability of northbound left-turn movements to be made.

Image 2: Project site location within City of Citrus Heights Census Block Groups The queue spillback occurs in a random fashion, caused by the timing of the release of large platoons of traffic from the Antelope Road signalized intersection, and the length of green time provided on the eastbound and westbound approaches at the study intersection. The queue dissipates soon after the southbound through green interval is provided. Queuing conditions also temporarily worsen when pedestrians activate the midblock signalized pedestrian crossing.

Two other aspects of this turn lane are notable:

1. A “No U-turn” Sign is present. This sign is necessary given that Auburn Boulevard does not have sufficient width to accommodate u-turns.

2. The northbound left-turn lane is face-to-face with a southbound left-turn lane. The southbound left-turn lane serves a lawn mower and fencing business. The raised median design of these turn lanes provides flexibility for simultaneously present motorists to maneuver their vehicles to see around one another.

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Southbound Left Turn at Sylvan Corners Plaza
A southbound left-turn lane serving the Sylvan Corners Plaza exists on Auburn Boulevard about 400 feet south of Project Access 1. A “No U-turn” Sign is present at this location. Some project trips desiring to travel northbound on Auburn Boulevard may be tempted to perform an illegal u-turn at this location or enter the Sylvan Corners Plaza site and then exit, heading northerly on Auburn Boulevard. Both movements would likely be quicker than continuing southbound and performing a u-turn at Sylvan Road/Old Auburn Road.

If the proposed project is constructed, it is recommended that these undesirable movements be monitored (either through traffic counts or complaints filed with the City). Should these behaviors need to be addressed, enforcement and/or increased signage are the primary options.

Project Access Design Dimensions
The project site plan shows each project access consisting of an approximate 38-foot width. This is adequate to accommodate not only passenger vehicles and SUVs, but also garbage trucks and larger delivery/moving trucks turning to/from Auburn Boulevard.

BICYCLE, PEDESTRIAN, AND TRANSIT CONSIDERATIONS
Bicycle Considerations
The City’s Bikeway Master Plan (2015) does not show any planned facilities within the project vicinity, besides the existing Class II Bike Lanes. Bicyclists exiting Project Access 1 or 2 and traveling southbound in the Class II bike lane would encounter an 85-foot merge area (in advance of the study intersection) in which bike lane striping is not present. This area experiences 350 AM peak hour vehicles and 150 PM peak hour vehicles that turn right onto westbound Auburn Boulevard. Refer to Chapter 7 for recommended improvements to address these multi-modal conflicts.

Pedestrian Considerations
The City’s Pedestrian Master Plan (2016) does not show any planned facilities within the project vicinity.

According to the project site plan, pedestrians would be able to enter/exit the project site from the following locations:
• A pedestrian connection is provided in the southeast corner of project site to the pedestrian plaza in the northwest quadrant of the Auburn Boulevard/Sylvan Road intersection. This area is about one-third of an acre, featuring paved walkways, benches, historical features, landscaping, and trees that provide shade.

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Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

The site plan shows sidewalks on both sidewalks of the north access, but no sidewalks on the south access. The lack of sidewalks on the south access presumably considers the close proximity of this access to the pedestrian connection directly to the Auburn Boulevard/Sylvan Road intersection.

Project residents would likely use the southerly pedestrian connection to reach nearby destinations in Sylvan Corners. Residents would need to cross the southbound right-turn lane, which is yield-controlled, has a large radius curve, and is about 18 feet wide See Image 3). When not required to yield to oncoming traffic or persons in the crosswalk, some motorists perform this movement at speeds of 20 to 30 mph. These same residents would also need to navigate the channelized free-right lanes in the southwest and northeast corners of the intersection. Recommendations to enhance pedestrian comfort and safety at these locations are presented in Chapter 7.

Image 3: View of southbound right-turn lane at Auburn Boulevard/Sylvan Road/Old Auburn Road intersection Item 10 Agenda Packet Page 261
Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

ON-SITE CIRCULATION REVIEW
According to the project site plan, the primary internal streets will be 32 feet wide with 5-foot sidewalks on both sides of the street. Alleys would be either 24 or 27 feet wide, some of which would provide an additional 8-feet for parallel parking. Within the site, 20-foot or 25-foot curb return radii would be provided at on-site intersections. The combination of street widths and curb return radii would allow garbage trucks and truck deliveries to navigate these streets.

The average lot size would be about 3,100 square feet. The applicant (Woodside Homes) has constructed a similar product type in Rocklin (near University Avenue) in which lots are in the 3,600 square foot range. These lots include a driveway that could park two vehicles. Streets in that neighborhood are 36-feet wide and permit on-street parking.

The project site plan and corresponding typical street cross-sections does not indicate whether on-street parallel parking would be permitted on the 32-foot wide streets. The site plan shows a total of 20 parallel on-street parking spaces within the site, 16 of which would be provided on the north-south alley.

SIGNALIZED MID-BLOCK PEDESTRIAN CROSSWALK ON AUBURN BOULEVARD This crosswalk was originally installed to support students who desired to cross Auburn Boulevard to access Sylvan Middle School situated immediately to the west. When the school was relocated over a decade ago to a site on Auburn Boulevard west of Sylvan Road, usage of this crosswalk diminished. With the now vacant school site and adjacent property being considered for redevelopment, now is an appropriate time to evaluate whether the signalized crosswalk should remain.

As part of a separate study, Fehr & Peers collected data to analyze this crossing in accordance with Warrant 5 (School Crossing) of the California Manual of Uniform Traffic Control Devices (MUTCD, 2014). It was determined that the signal warrant is no longer met. The data collection, analysis, and conclusions of that work have been documented as part of a separate technical memorandum.

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Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

Chapter 6. Vehicle Miles Traveled Analysis
A vehicle miles traveled (VMT) analysis for the project was completed using methodologies and information documented in the SB 743 Implementation Guidelines for the City of Citrus Heights (February 2021). The SB 743 Guidelines include the following checklist which can be used to determine if a VMT analysis is required for a given project.

Source: SB 743 Implementation Guidelines for the City of Citrus Heights (February 2021).

If a VMT analysis is required, thresholds of significance are provided for various types of land uses. For residential developments, a project would cause a significant impact if it would:

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Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

• Not qualify under one of the applicable exemption categories, and its VMT exceeded 85 percent of the regional per capita average. If the above conditions are met, the project’s VMT impact could still be found to be less-than-significant if it did not cause the total VMT generated by the City of Citrus Heights to increase.

The proposed project does not qualify for any of the above exemptions. The project is situated in a census block group (CBG) whose last four digits end with 1112 (see Image 4). This CBG is large, comprising 280 acres that extends to Antelope Road and nearly to Van Maren Lane and includes a variety of land uses. Given the CBG size and variety of land uses within it, residential travel characteristics within this area are not homogenous.

In accordance with the SB 743 Implementation Guidelines for the City of Citrus Heights, a “blending/adjacency” evaluation was completed for the proposed project. The SB 743 Guidelines state that a blending/adjacency evaluation should consider a project sites’ relative placement within a CBG and the travel characteristics of an adjacent CBG containing similar land uses. If an adjacent CBG containing similar land uses and travel characteristics to the proposed project has low generating VMT, it can be concluded that the proposed project would result in similar VMT and can be deemed less than significant.

Image 4: Project site location within City of Citrus Heights Census Block Groups Source: SB 743 Implementation Guidelines for the City of Citrus Heights (February 2021).

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Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

CBG 1112 generates an average of 20.9 VMT per resident, which is above both the Citywide average (17.4 VMT per resident) and SACOG regional average (20.1 VMT per resident). However, the proposed project site is adjacent to CBGs 1113, 1361, and 1401. These CBGs include similar land uses to CBG 1112 and given their proximity to the project site, it can be concluded that residents of the proposed project would have similar travel characteristics to the residents in the existing adjacent CBGs. The following presents the VMT per resident for the adjacent CBGs:
• CBG 1113 - 16.9 VMT per resident
• CBG 1361 - 15.0 VMT per resident
• CBG 1401 - 15.7 VMT per resident
Given the location of the proposed project site, it can be concluded that project residents would have travel characteristics more similar to residents in CBGs 1113, 1361, and 1401 (versus 1112). These three CBGs have VMT per resident averages that are less than 85 percent of the SACOG regional average. Therefore, the proposed project would have a less than significant VMT impact.

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Tomorrow Specific Plan Draft EIR Local Transportation Analysis Transportation Impact Study for Sylvan Corners Residential Project October 11, 2022

Chapter 7. Recommendations
This chapter presents the study recommendations.

RECOMMENDATION #1: AUBURN BOULEVARD/SYLVAN ROAD INTERSECTION To address increased levels of queuing on Auburn Boulevard and additional pedestrian activity by project residents, it is recommended that the project applicant modify the intersection as follows:
• Modify signal phasing to operate the eastbound and westbound approaches with lead/lag protected left-turn phasing (versus current split phasing).
• Signalize the channelized southbound, eastbound, and westbound right-turn lanes, providing pushbutton pedestrian detection in each crosswalk8. • Extend the southbound Class II bike lane by providing green skip striping (to designate a merge area) to provide for a continuous and more visible facility.

Coordination with the city will be required to determine the extent to which some of these improvements could qualify as fair share contributions. The improvements would directly benefit the project by virtue of shorter queues on southbound Auburn Boulevard (i.e., fewer blockages of north project access) and improved conditions for project residents walking/biking in the area.

RECOMMENDATION #2: ILLEGAL SOUTHBOUND U-TURNS ON AUBURN BLVD If the proposed project is constructed, some project trips desiring to travel northbound on Auburn Boulevard may choose to perform an illegal u-turn at the southbound left-turn lane serving the Sylvan Corners Plaza. Fehr & Peers recommends the following:
• Monitor (either through counts or complaints filed with the City) this turn lane for unlawful movements, and if warranted, increase enforcement and/or post additional signage to discourage those behaviors.

RECOMMENDATION #3: ON-SITE PARKING
As noted in Chapter 5, it is unclear whether on-street parking will be permitted or not. The following is recommended:
• The project applicant and City should coordinate regarding whether on-street parking will be permitted or prohibited on various street segments.
8 This signal could also be operated such that a red arrow (no right-turn on red) indication occurs when the westbound through and northbound left-turn movements have green intervals.

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Appendix A – Existing Technical Calculations
Item 10 Agenda Packet Page 267
SimTraffic Post-Processor Old Auburn Road Complete Streets Average Results from 10 Runs Existing Conditions
Volume and Delay by Movement AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 165 168 101.9% 53.6 5.3 D
Through 747 754 100.9% 30.2 2.1 C
Right Turn 133 128 95.9% 8.1 1.8 A
Subtotal 1,045 1,049 100.4% 30.9 2.2 C
Left Turn 48 47 98.8% 65.6 17.6 E
Through 668 676 101.2% 36.3 2.6 D
Right Turn 349 358 102.6% 9.5 2.1 A
Subtotal 1,065 1,081 101.5% 28.6 2.2 C
Left Turn 229 220 95.9% 45.2 7.8 D
Through 351 367 104.7% 46.4 5.4 D
Right Turn 282 280 99.3% 7.0 2.0 A
Subtotal 862 867 100.6% 34.2 3.8 C
Left Turn 187 188 100.3% 39.4 5.8 D
Through 555 560 101.0% 47.0 5.8 D
Right Turn 74 73 99.1% 23.8 9.2 C
Subtotal 816 821 100.6% 43.1 5.4 D
Total 3,788 3,819 100.8% 33.6 2.3 C

53.5 Intersection 2 Mariposa Av/Old Auburn Rd Signal
Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 12 12 103.3% 40.5 22.9 D
Through 41 40 98.0% 27.5 8.4 C
Right Turn 55 54 98.9% 19.5 9.3 B
Subtotal 108 107 99.1% 25.9 10.0 C
Left Turn 67 68 100.7% 31.0 9.7 C
Through 22 25 115.0% 23.8 7.3 C
Right Turn 93 92 98.5% 15.9 4.7 B
Subtotal 182 184 101.3% 23.0 5.0 C
Left Turn 37 36 96.2% 36.2 17.6 D
Through 489 502 102.6% 19.1 9.4 B
Right Turn 9 9 100.0% 13.7 19.9 B
Subtotal 535 546 102.1% 20.1 9.8 C
Left Turn 26 26 101.5% 43.2 14.1 D
Through 656 659 100.5% 16.3 3.5 B
Right Turn 74 74 100.3% 11.5 5.4 B
Subtotal 756 760 100.5% 16.8 3.9 B
Total 1,581 1,598 101.0% 19.3 5.5 B

38.6 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
Fehr & Peers 1/13/2020
Item 10 Agenda Packet Page 268
SimTraffic Post-Processor Old Auburn Road Complete Streets Average Results from 10 Runs Existing Conditions
Queue Length AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 75 11 125 20 150 27 0% 0%
Left Turn 325 100 9 150 11 175 24 0% 0%
Through 2,300 150 16 250 35 300 68 4% 0%
Right Turn 175 50 15 175 34 200 0 0% 0%
U/Left Turns 275 75 6 150 15 150 21 0% 0%
Left Turn 275 100 4 150 12 175 29 0% 0%
Through 275 200 19 300 24 325 23 10% 3%
Right Turn 175 75 13 200 28 200 0 0% 0%
U/Left Turns 275 50 11 125 43 200 103 0% 0%
Through 1,125 225 23 350 32 400 37 13% 0%
Right Turn 1,125 100 10 200 9 150 0 1% 0%
U/Left Turns 125 50 5 125 9 150 15 0% 0%
Left Turn 375 125 10 225 17 275 21 2% 0%
Through 1,800 275 25 425 41 550 48 11% 0%
Through/Right 200 200 7 275 5 225 0 9% 0%
Intersection 2 Mariposa Av/Old Auburn Rd Signal
Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Left Turn 200 50 15 125 40 200 44 0% 0%
Through 1,075 200 21 425 50 525 81 12% 0%
Right Turn 150 25 4 25 30 50 74 0% 0%
Left Turn 125 25 3 50 6 75 12 0% 0%
Through/Right 1,250 50 7 100 14 125 30 1% 0%
Left Turn 200 50 4 75 9 100 16 0% 0%
Through/Right 1,000 50 7 100 15 125 29 0% 0%
Left Turn 200 25 6 100 28 175 64 0% 0%
Through/Right 675 200 35 400 69 550 98 8% 0%
SB
WB
EB
NB
SB
WB
EB
NB
Fehr & Peers 6/12/2019
Item 10 Agenda Packet Page 269
SimTraffic Post-Processor Old Auburn Road Complete Streets Average Results from 10 Runs Existing Conditions
Volume and Delay by Movement PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 347 339 97.7% 55.3 6.6 E
Through 735 732 99.6% 35.4 5.6 D
Right Turn 150 145 96.8% 13.1 3.4 B
Subtotal 1,232 1,216 98.7% 38.6 5.1 D
Left Turn 69 69 99.3% 79.0 25.2 E
Through 743 739 99.4% 52.1 5.5 D
Right Turn 271 279 102.8% 8.6 3.5 A
Subtotal 1,083 1,086 100.3% 43.2 5.7 D
Left Turn 375 380 101.2% 41.0 6.4 D
Through 578 578 100.0% 49.2 10.4 D
Right Turn 358 361 100.8% 10.9 4.9 B
Subtotal 1,311 1,318 100.5% 36.6 7.2 D
Left Turn 234 224 95.5% 59.0 14.2 E
Through 504 502 99.5% 65.6 15.6 E
Right Turn 81 73 89.8% 33.8 19.8 C
Subtotal 819 798 97.4% 60.9 15.2 E
Total 4,445 4,418 99.4% 43.1 6.6 D

72.5 Intersection 2 Mariposa Av/Old Auburn Rd Signal
Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 8 8 93.8% 23.5 16.0 C
Through 26 28 108.8% 33.5 12.3 C
Right Turn 42 44 105.5% 16.4 4.8 B
Subtotal 76 80 105.4% 23.4 5.7 C
Left Turn 77 68 87.7% 26.1 6.9 C
Through 49 49 100.8% 27.2 7.0 C
Right Turn 56 53 94.6% 14.4 4.5 B
Subtotal 182 170 93.4% 22.6 4.6 C
Left Turn 44 40 91.4% 37.6 11.8 D
Through 669 667 99.7% 25.6 7.5 C
Right Turn 22 23 103.6% 14.9 9.1 B
Subtotal 735 730 99.3% 25.8 7.5 C
Left Turn 59 61 102.7% 33.8 9.1 C
Through 697 687 98.6% 22.3 4.6 C
Right Turn 73 72 98.6% 19.7 5.8 B
Subtotal 829 820 98.9% 22.9 4.8 C
Total 1,822 1,800 98.8% 24.1 3.7 C

31.8 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
Fehr & Peers 1/13/2020
Item 10 Agenda Packet Page 270
SimTraffic Post-Processor Old Auburn Road Complete Streets Average Results from 10 Runs Existing Conditions
Queue Length PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 125 6 175 8 200 21 0% 0%
Left Turn 325 150 7 225 29 300 80 0% 0%
Through 2,300 225 21 350 52 450 92 20% 0%
Right Turn 175 100 30 275 38 250 0 2% 0%
U/Left Turns 275 175 8 250 19 300 12 0% 1%
Left Turn 275 150 10 225 17 250 6 0% 0%
Through 275 225 12 300 21 325 19 12% 4%
Right Turn 175 75 22 200 50 250 0 0% 0%
U/Left Turns 275 75 16 225 42 300 1 0% 0%
Through 1,125 300 24 425 52 500 66 29% 0%
Right Turn 1,125 100 23 250 32 225 0 0% 0%
U/Left Turns 125 75 6 125 11 150 8 1% 0%
Left Turn 275 100 7 150 15 200 45 3% 0%
Through 275 225 15 350 20 350 11 15% 6%
Through/Right 200 200 7 275 7 225 0 15% 0%
Intersection 2 Mariposa Av/Old Auburn Rd Signal
Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Left Turn 200 50 11 150 27 225 1 0% 0%
Through 1,075 300 41 550 92 650 115 20% 0%
Right Turn 150 25 13 100 51 200 66 0% 0%
Left Turn 125 25 3 50 5 50 14 0% 0%
Through/Right 1,250 50 3 75 5 100 15 0% 0%
Left Turn 200 50 7 100 14 100 22 0% 0%
Through/Right 1,000 50 6 100 12 100 12 0% 0%
Left Turn 200 50 12 175 37 250 3 0% 0%
Through/Right 675 275 28 500 63 575 92 15% 0%
EB
NB
SB
WB
EB
NB
SB
WB
Fehr & Peers 5/13/2019
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Appendix B – Existing Plus Project Conditions Technical Calculations Item 10 Agenda Packet Page 272
SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 165 164 99.6% 61.4 12.4 E
Through 754 752 99.7% 37.8 6.4 D
Right Turn 133 127 95.8% 14.7 6.0 B
Subtotal 1,052 1,044 99.2% 38.4 6.6 D
Left Turn 64 61 94.7% 63.7 13.5 E
Through 681 676 99.3% 39.4 5.2 D
Right Turn 364 351 96.4% 11.1 3.4 B
Subtotal 1,109 1,087 98.0% 32.0 5.2 C
Left Turn 234 230 98.3% 48.3 6.2 D
Through 351 353 100.5% 51.4 5.7 D
Right Turn 282 283 100.3% 7.6 2.0 A
Subtotal 867 866 99.9% 35.8 4.0 D
Left Turn 187 188 100.6% 39.8 6.3 D
Through 555 550 99.1% 44.9 8.0 D
Right Turn 76 80 104.6% 17.7 8.0 B
Subtotal 818 818 100.0% 41.1 7.4 D
Total 3,846 3,814 99.2% 36.5 4.5 D

62.4 Intersection 2 Auburn Boulevard/Project Access 1Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 14 14 98.6% 4.3 2.7 A
Through 1,055 1,057 100.2% 0.6 0.1 A
Right Turn
Subtotal 1,069 1,071 100.1% 0.7 0.1 A
Left Turn
Through 1,066 1,046 98.1% 0.6 0.1 A
Right Turn 1 1 90.0% 0.0 0.0 A
Subtotal 1,067 1,047 98.1% 0.6 0.1 A
Left Turn
Through
Right Turn 26 26 98.1% 5.1 1.5 A
Subtotal 26 26 98.1% 5.1 1.5 A
Left Turn
Through
Right Turn
Subtotal
Total 2,162 2,143 99.1% 0.7 0.1 A

5.9 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
Fehr & Peers 5/23/2022
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement AM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,069 1,070 100.1% 4.2 0.3 A
Right Turn
Subtotal 1,069 1,070 100.1% 4.2 0.3 A
Left Turn
Through 1,091 1,072 98.2% 1.5 0.7 A
Right Turn 1 2 150.0% 0.0 0.0 A
Subtotal 1,092 1,073 98.3% 1.5 0.7 A
Left Turn
Through
Right Turn 18 20 112.2% 9.1 5.0 A
Subtotal 18 20 112.2% 9.1 5.0 A
Left Turn
Through
Right Turn
Subtotal
Total 2,179 2,164 99.3% 2.9 0.4 A

7.7 Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/23/2022
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Queue Length AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 75 8 125 19 150 27 0% 0%
Left Turn 325 100 9 150 22 200 72 0% 0%
Through 2,300 150 14 250 36 300 55 4% 0%
Right Turn 175 50 14 175 28 200 0 1% 0%
U/Left Turns 275 75 10 150 11 150 17 0% 0%
Left Turn 275 100 9 150 11 175 18 0% 0%
Through 1,100 225 15 350 30 450 42 11% 0%
Right Turn 175 75 13 200 28 200 0 0% 0%
U/Left Turns 275 50 14 125 44 200 89 0% 0%
Through 750 200 12 350 21 425 19 16% 0%
Right Turn 275 100 11 200 7 150 0 0% 0%
U/Left Turns 125 50 7 125 15 150 15 0% 0%
Left Turn 350 100 7 200 17 275 38 2% 0%
Through 1,050 250 12 375 22 525 28 14% 0%
Through/Right 200 200 6 275 9 225 0 5% 0%
Intersection 2 Auburn Boulevard/Project Access 1 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 275 25 3 50 3 50 14 0% 0%
Left Turn 150 25 3 50 5 50 1 0% 0%
EB
NB
SB
WB
EB
NB
0 0
Fehr & Peers 5/23/2022
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Queue Length AM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 225 25 4 50 5 50 12 0% 0%
Through 400 25 2 25 19 50 55 0% 0%
Through/Right 400 25 4 50 20 100 38 0% 0%
EB
SB
0 0
Fehr & Peers 5/23/2022
Item 10 Agenda Packet Page 276
SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 347 343 98.7% 57.7 6.0 E
Through 750 760 101.4% 35.9 5.7 D
Right Turn 150 151 100.5% 11.0 1.4 B
Subtotal 1,247 1,254 100.5% 39.2 4.2 D
Left Turn 78 77 98.7% 69.3 22.0 E
Through 750 735 98.0% 54.2 5.1 D
Right Turn 279 283 101.3% 11.7 3.6 B
Subtotal 1,107 1,095 98.9% 44.5 4.5 D
Left Turn 387 380 98.3% 46.2 3.6 D
Through 578 577 99.7% 51.4 4.4 D
Right Turn 358 356 99.4% 12.0 2.8 B
Subtotal 1,323 1,313 99.2% 38.8 2.4 D
Left Turn 234 233 99.5% 48.1 8.7 D
Through 504 496 98.3% 58.6 7.8 E
Right Turn 87 91 104.7% 22.0 8.1 C
Subtotal 825 820 99.3% 51.5 6.4 D
Total 4,502 4,481 99.5% 42.6 1.9 D

64.2 Intersection 2 Auburn Boulevard/Project Access 1Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 33 33 99.4% 5.8 2.4 A
Through 1,196 1,204 100.7% 0.8 0.2 A
Right Turn
Subtotal 1,229 1,237 100.7% 0.9 0.2 A
Left Turn
Through 1,085 1,075 99.1% 0.5 0.1 A
Right Turn 4 4 100.0% 0.0 0.0 A
Subtotal 1,089 1,079 99.1% 0.5 0.1 A
Left Turn
Through
Right Turn 14 14 96.4% 4.2 2.1 A
Subtotal 14 14 96.4% 4.2 2.1 A
Left Turn
Through
Right Turn
Subtotal
Total 2,332 2,330 99.9% 0.7 0.1 A

5.9 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
Fehr & Peers 5/23/2022
Item 10 Agenda Packet Page 277
SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,229 1,238 100.7% 4.3 0.6 A
Right Turn
Subtotal 1,229 1,238 100.7% 4.3 0.6 A
Left Turn
Through 1,097 1,087 99.1% 2.4 1.2 A
Right Turn 2 2 80.0% 0.0 0.1 A
Subtotal 1,099 1,089 99.0% 2.4 1.2 A
Left Turn
Through
Right Turn 10 8 83.0% 12.0 14.8 B
Subtotal 10 8 83.0% 12.0 14.8 B
Left Turn
Through
Right Turn
Subtotal
Total 2,338 2,334 99.8% 3.4 0.7 A

5.2 Served Volume (vph)
NB
SB
EB
WB
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Queue Length PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 125 10 200 17 250 47 0% 0%
Left Turn 325 150 13 250 36 350 80 0% 0%
Through 2,300 250 23 400 49 475 82 21% 0%
Right Turn 175 125 24 300 22 250 0 3% 0%
U/Left Turns 275 175 11 250 12 300 26 0% 0%
Left Turn 275 150 11 225 17 250 18 0% 0%
Through 875 225 9 275 18 325 19 14% 0%
Right Turn 175 100 16 225 32 250 0 0% 0%
U/Left Turns 275 100 19 225 36 300 1 0% 0%
Through 725 275 12 375 21 450 20 27% 0%
Right Turn 275 125 16 275 14 225 0 0% 0%
U/Left Turns 125 75 5 150 8 150 1 1% 0%
Left Turn 275 125 8 175 13 200 27 7% 0%
Through 350 275 36 375 62 450 68 19% 0%
Through/Right 200 200 8 275 12 225 0 12% 0%
Intersection 2 Auburn Boulevard/Project Access 1 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 250 25 3 50 6 50 1 0% 0%
Left Turn 150 25 4 50 8 75 18 0% 0%
0 0
EB
NB
SB
WB
EB
NB
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Average Results from 10 Runs Existing Plus Project Conditions Queue Length PM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 275 25 2 50 4 50 0 0% 0%
Through 400 25 6 50 27 100 45 0% 0%
Through/Right 400 25 5 50 29 125 60 0% 0%
EB
SB
0 0
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Appendix C – Cumulative Conditions Technical Calculations Item 10 Agenda Packet Page 281
SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Cumulative No Project
Volume and Delay by Movement AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 181 179 99.0% 54.7 8.0 D
Through 822 812 98.8% 36.6 5.0 D
Right Turn 146 144 98.8% 13.8 2.4 B
Subtotal 1,149 1,135 98.8% 36.5 4.5 D
Left Turn 53 53 99.8% 57.2 9.3 E
Through 735 738 100.4% 40.2 7.1 D
Right Turn 384 380 99.0% 15.0 5.1 B
Subtotal 1,172 1,171 99.9% 32.7 6.4 C
Left Turn 252 251 99.5% 39.9 4.1 D
Through 386 397 102.7% 32.9 3.3 C
Right Turn 310 302 97.4% 7.3 1.7 A
Subtotal 948 949 100.1% 27.1 1.7 C
Left Turn 206 207 100.6% 56.4 6.0 E
Through 611 612 100.1% 44.1 3.9 D
Right Turn 81 83 102.5% 19.6 5.4 B
Subtotal 898 902 100.4% 44.9 3.0 D
Total 4,167 4,157 99.8% 35.1 2.9 D

57.2 Served Volume (vph)
NB
SB
EB
WB
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Average Results from 10 Runs Cumulative No Project
Queue Length AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 75 11 125 21 150 24 0% 0%
Left Turn 325 100 7 150 13 175 22 0% 0%
Through 2,300 125 7 225 16 300 50 2% 0%
Right Turn 175 50 20 175 39 200 0 1% 0%
U/Left Turns 275 75 8 125 13 150 20 0% 0%
Left Turn 275 75 9 150 16 150 31 0% 0%
Through 2,350 250 26 400 47 500 52 15% 0%
Right Turn 175 100 21 250 32 200 0 0% 0%
U/Left Turns 275 50 10 125 39 225 94 0% 0%
Through 750 250 17 375 33 425 28 22% 0%
Right Turn 275 125 13 200 6 150 0 2% 0%
U/Left Turns 325 175 17 300 32 325 19 0% 0%
Through 3,025 250 20 450 40 525 28 11% 0%
Through/Right 200 200 5 250 8 225 0 9% 0%
EB
NB
SB
WB
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Cumulative No Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 382 377 98.7% 109.9 43.4 F
Through 809 797 98.5% 47.2 20.6 D
Right Turn 165 161 97.8% 21.9 21.6 C
Subtotal 1,356 1,335 98.4% 62.4 27.9 E
Left Turn 76 73 95.8% 74.5 17.0 E
Through 817 804 98.4% 72.3 25.2 E
Right Turn 298 291 97.6% 27.3 21.0 C
Subtotal 1,191 1,167 98.0% 61.0 24.7 E
Left Turn 412 419 101.6% 45.8 4.2 D
Through 636 646 101.6% 43.7 4.6 D
Right Turn 394 398 101.1% 14.3 2.9 B
Subtotal 1,442 1,463 101.4% 36.5 3.1 D
Left Turn 257 226 87.7% 60.4 10.6 E
Through 554 492 88.8% 54.1 10.6 D
Right Turn 89 75 84.4% 28.0 8.3 C
Subtotal 900 793 88.1% 53.5 9.7 D
Total 4,889 4,758 97.3% 52.5 10.1 D

70.1 Served Volume (vph)
NB
SB
EB
WB
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Cumulative No Project Conditions Queue Length PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 150 8 225 11 250 33 0% 0%
Left Turn 325 175 10 275 31 350 63 0% 0%
Through 2,300 275 22 400 41 475 49 23% 0%
Right Turn 175 175 20 325 11 250 0 7% 0%
U/Left Turns 275 250 23 350 19 325 12 0% 17%
Left Turn 275 200 25 300 24 275 17 0% 6%
Through 875 300 99 400 150 450 139 20% 0%
Right Turn 175 100 26 250 39 250 0 0% 0%
U/Left Turns 275 125 18 300 31 300 0 0% 0%
Through 725 375 65 475 87 525 80 45% 0%
Right Turn 275 150 17 300 8 225 0 1% 0%
U/Left Turns 325 200 9 325 22 325 0 1% 0%
Through 2,925 250 17 400 44 500 67 14% 0%
Through/Right 200 200 6 275 9 225 0 14% 0%
EB
NB
SB
WB
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project
Volume and Delay by Movement AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 181 181 100.2% 58.2 8.2 E
Through 829 826 99.7% 37.4 5.1 D
Right Turn 146 142 97.3% 15.3 3.7 B
Subtotal 1,156 1,150 99.4% 37.9 5.2 D
Left Turn 69 68 99.1% 59.8 6.9 E
Through 748 755 100.9% 39.0 5.3 D
Right Turn 399 389 97.5% 15.6 4.5 B
Subtotal 1,216 1,212 99.7% 32.8 5.2 C
Left Turn 257 267 103.9% 41.1 4.7 D
Through 386 392 101.6% 32.3 3.7 C
Right Turn 310 302 97.5% 7.3 1.9 A
Subtotal 953 962 100.9% 26.9 3.0 C
Left Turn 206 190 92.2% 54.5 9.9 D
Through 611 622 101.8% 49.1 11.4 D
Right Turn 83 84 101.2% 27.8 11.3 C
Subtotal 900 896 99.5% 48.3 11.0 D
Total 4,225 4,219 99.9% 36.2 4.7 D

67.0 Intersection 2 Auburn Boulevard/Project Access 1 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 14 13 92.1% 6.7 4.5 A
Through 1,159 1,164 100.4% 0.8 0.2 A
Right Turn
Subtotal 1,173 1,176 100.3% 0.8 0.2 A
Left Turn
Through 1,173 1,166 99.4% 1.5 0.2 A
Right Turn 1 1 140.0% 0.8 1.3 A
Subtotal 1,174 1,168 99.4% 1.5 0.2 A
Left Turn
Through
Right Turn 26 28 109.2% 4.8 1.1 A
Subtotal 26 28 109.2% 4.8 1.1 A
Left Turn
Through
Right Turn
Subtotal
Total 2,373 2,372 100.0% 1.2 0.2 A

10.2 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
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Average Results from 10 Runs Cumulative Plus Project
Volume and Delay by Movement AM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,173 1,178 100.4% 4.0 0.5 A
Right Turn
Subtotal 1,173 1,178 100.4% 4.0 0.5 A
Left Turn
Through 1,198 1,193 99.6% 1.9 0.7 A
Right Turn 1 1 120.0% 0.0 0.1 A
Subtotal 1,199 1,194 99.6% 1.9 0.7 A
Left Turn
Through
Right Turn 18 19 104.4% 14.7 10.3 B
Subtotal 18 19 104.4% 14.7 10.3 B
Left Turn
Through
Right Turn
Subtotal
Total 2,390 2,391 100.0% 3.0 0.4 A

7.4 Served Volume (vph)
NB
SB
EB
WB
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project
Queue Length AM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 75 5 150 12 175 18 0% 0%
Left Turn 325 100 6 175 10 175 15 0% 0%
Through 2,300 125 11 225 24 275 42 1% 0%
Right Turn 175 50 14 175 32 200 2 2% 0%
U/Left Turns 275 75 8 125 13 150 15 0% 0%
Left Turn 275 100 7 150 11 150 14 0% 0%
Through 2,350 250 16 400 28 550 37 16% 0%
Right Turn 175 100 20 225 28 200 0 0% 0%
U/Left Turns 275 75 13 150 37 225 82 0% 0%
Through 750 250 27 400 42 450 46 23% 0%
Right Turn 275 125 7 200 4 150 0 3% 0%
U/Left Turns 325 175 23 300 53 325 40 0% 0%
Through 3,025 275 40 500 83 575 65 13% 0%
Through/Right 200 200 6 250 7 225 0 12% 0%
Intersection 2 Auburn Boulevard/Project Access 1 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 275 25 4 75 7 75 16 0% 0%
Left Turn 150 25 3 50 5 50 12 0% 0%
0 0
EB
NB
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project
Queue Length AM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 225 25 3 50 3 50 11 0% 0%
Through 400 25 5 50 28 75 71 0% 0%
Through/Right 400 25 11 75 40 150 74 0% 0%
EB
SB
0 0
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl‐Old Auburn Rd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 382 381 99.8% 98.1 26.3 F
Through 824 818 99.3% 44.4 5.9 D
Right Turn 165 169 102.5% 16.3 3.3 B
Subtotal 1,371 1,369 99.8% 56.4 9.8 E
Left Turn 85 82 96.9% 100.1 40.5 F
Through 824 821 99.7% 87.0 29.8 F
Right Turn 306 296 96.9% 42.9 27.6 D
Subtotal 1,215 1,200 98.8% 76.9 29.8 E
Left Turn 424 421 99.2% 45.6 3.9 D
Through 636 630 99.0% 44.5 5.3 D
Right Turn 394 393 99.7% 14.0 2.7 B
Subtotal 1,454 1,443 99.3% 36.7 3.5 D
Left Turn 257 229 89.1% 64.5 11.4 E
Through 554 491 88.6% 54.0 10.2 D
Right Turn 95 83 86.9% 23.9 8.0 C
Subtotal 906 803 88.6% 54.2 9.5 D
Total 4,946 4,815 97.3% 55.2 8.7 E

85.1 Intersection 2 Auburn Boulevard/Project Access 1 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 33 31 93.0% 10.0 5.9 A
Through 1,315 1,297 98.6% 0.8 0.1 A
Right Turn
Subtotal 1,348 1,327 98.5% 1.0 0.2 A
Left Turn
Through 1,193 1,188 99.5% 1.3 1.0 A
Right Turn 4 4 100.0% 0.4 0.9 A
Subtotal 1,197 1,192 99.5% 1.3 1.0 A
Left Turn
Through
Right Turn 14 14 98.6% 6.5 3.7 A
Subtotal 14 14 98.6% 6.5 3.7 A
Left Turn
Through
Right Turn
Subtotal
Total 2,559 2,533 99.0% 1.2 0.5 A

6.7 Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/27/2022
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side‐street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,348 1,327 98.4% 4.3 0.4 A
Right Turn
Subtotal 1,348 1,327 98.4% 4.3 0.4 A
Left Turn
Through 1,205 1,194 99.1% 14.9 13.3 B
Right Turn 2 3 160.0% 14.0 22.0 B
Subtotal 1,207 1,197 99.2% 14.9 13.3 B
Left Turn
Through
Right Turn 10 9 93.0% 93.2 132.7 F
Subtotal 10 9 93.0% 93.2 132.7 F
Left Turn
Through
Right Turn
Subtotal
Total 2,565 2,533 98.8% 9.7 6.9 A

25.0 Served Volume (vph)
NB
SB
EB
WB
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SimTraffic Post-Processor Sylvan Corners
Average Results from 10 Runs Cumulative Plus Project Conditions Queue Length PM Peak Hour
Intersection 1 Sylvan Rd/Auburn Bl-Old Auburn Rd Signal Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream U/Left Turns 325 150 11 225 19 250 26 0% 0%
Left Turn 325 175 13 250 36 300 71 0% 0%
Through 2,300 275 28 400 195 600 610 21% 0%
Right Turn 175 175 18 325 8 250 0 9% 0%
U/Left Turns 275 250 19 350 18 325 15 0% 13%
Left Turn 275 200 16 300 14 275 14 0% 2%
Through 875 300 22 400 37 475 46 22% 0%
Right Turn 175 125 20 275 29 250 0 0% 0%
U/Left Turns 275 125 28 300 57 300 0 0% 0%
Through 725 425 74 600 95 675 82 51% 1%
Right Turn 275 175 15 300 7 225 0 3% 0%
U/Left Turns 325 225 12 325 22 325 1 1% 0%
Through 2,925 250 29 450 66 550 62 15% 0%
Through/Right 200 200 7 275 8 225 0 15% 0%
Intersection 2 Auburn Boulevard/Project Access 1 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 250 25 4 50 6 50 0 0% 0%
Left Turn 150 25 3 50 4 75 12 0% 0%
Through 800 25 3 25 21 50 46 0% 0%
Through/Right 800 25 2 25 15 25 31 0% 0%
EB
NB
SB
WB
EB
NB
SB
0 Fehr & Peers 5/27/2022
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Average Results from 10 Runs Cumulative Plus Project Conditions Queue Length PM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2 Side-street Stop Storage Average Queue (ft) 95th Queue (ft) Maximum Queue (ft) Block Time Direction Lane Group (ft) Average Std. Dev. Average Std. Dev. Average Std. Dev. Pocket Upstream Right Turn 275 25 9 50 25 75 30 0% 0%
Through 400 100 68 275 137 350 99 0% 1%
Through/Right 400 100 66 275 129 350 96 0% 1%
EB
SB
0 0
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550 Kearny Street
Suite 800
San Francisco, CA 94108
415.896.5900 phone
415.896.0332 fax
esassoc.com
memorandum
date August 25, 2023
to Alison Bermudez, Senior Planner (City of Citrus Heights) cc Mike LaFortune, Tauni Fessler (Woodside Homes)
from Mary Laux, Principal Planner
subject Sylvan Corners Project – SPA Zoning District (revised) Dear Alison,
On behalf of Woodside Homes (the applicant), please find this memorandum which 1) provides the Sylvan Corners project description and 2) outlines our interpretation of how the proposed project conforms with the required findings of the City of Citrus Heights Zoning Code, section 106.28.030 - Special Planning Area (SPA) Zoning District.

PROJECT DESCRIPTION
The “Sylvan Corners” project site is located at 7137 Auburn Boulevard within the City of Citrus Heights, on approximately 11.32 acres. Woodside Homes is proposing a General Plan Amendment and rezone to a Special Planning Area (SPA), from the existing RD-2 zoning, to facilitate the development of the proposed project, a 94- unit single family residential neighborhood, including 80 market-rate units and 14 affordable units (at a density of 8.35 dwelling units/net acre). The proposed project objective is to increase housing and affordable housing in the City of Citrus Heights while also ensuring that the development creates an attractive and inviting streetwall along Auburn Boulevard, includes well-designed and appropriately scaled open space areas, provides varied housing types, adequate parking, safe and efficient circulation within the project site, incorporates the detention pond and Sylvan Plaza into the project design, and protects and preserves to the extent feasible native trees. This includes the use of reciprocal use easements on individual lots and uses them as necessary to provide private access where shown.

The Project will be built to the Energy Efficiency Standards for Residential and Nonresidential Buildings, as specified in Title 24, Part 6, of the CCR (Title 24). Title 24 of the California Code of Regulations requires the use of energy-efficient appliances in all new residential facilities. Further, the homes constructed as part of the proposed project will include smart thermostats (which can be programmed to be demand responsive), whole house ventilation using Heat Recovery Ventilators (HRV), fresh air systems, solar readiness and an option to purchase an energy storage system.

Attachment A
Item 10 Agenda Packet Page 294
Sylvan Corners Project – SPA Zoning District (revised)
2 Additionally, SMAQMD requires all projects to implement Tier 1 Best Management Practices, which mandates that all project plans be designed and constructed without natural gas infrastructure and that all projects must adhere to the current Cal Green Tier 2 standards (i.e., the proposed project will be all-electric). The proposed project shall meet the current CalGreen Tier 2 standards, except all electric vehicle capable spaces shall instead be electric vehicle ready.

FINDINGS

1. The project is consistent with the General Plan and any applicable specific plan; • Yes, the proposed project is consistent with several goals of the General Plan. The table below lists some of the most applicable goals, with a short discussion of how the project relatesto that goal. The project is consistent with the General Plan provided the designations onsite are changed from “Public” to “Medium Density Residential” per the Zone Change Application that is being submitted on behalf of the proposed project.

General Plan Goal / Policy Discussion
Goal 4: Ensure that new development is
compatible within the neighborhood.

Policy 4.3: Discourage features in residential
development that tend to isolate residents
from the sense of an integrated community,
such as walls and gated single family
neighborhoods.

Policy 4.5: Ensure that requests for rezonings
to increase the allowable density in all
neighborhoods shall only be approved
for projects providing superior design and
enhanced community benefit.

The project has been designed to be compatible
with adjoining land uses, by creating an inviting
and attractive streetwall and streetscape along
Auburn Boulevard and Old Auburn Road. It does
not include the use of sound walls or gates but
instead fronts homes onto Auburn Boulevard. The
project provides superior design in terms of its’
layout which takes advantage of the drainage pond
and the proximity to Sylvan Plaza. The community
will benefit by having access to the passive open
space areas and convenient pedestrian
connections to Auburn Boulevardand the adjacent
school.

Goal 10: Achieve attractive, inviting, and
functional corridors
Policy 10.1: Require superior architectural and
functional site design features for new
development projects along major corridors.

Policy 10.2: Design buildings to revitalize
streets and public spaces and to enhance a
sense of community and personal safety.

The proposed project is located along the Auburn
Corridor and will create an inviting and attractive
streetwall and streetscape along Auburn Boulevard
and Old Auburn Road. The proposed architecture
is not generic but unique to the project and its
surroundings.

Homes will front onto streets and the Sylvan Plaza
in order to help activate the area; adequate
fencing and lighting will be provided.

Goal 24: Increase homeownership
opportunities to ensure a balance of housing
and household types.

Goal 25: Provide adequate sites for a variety of
housing opportunities to serve all residents.

The residential subdivision will consist of 94 singlefamily dwelling units.

Two different types of single-family homes will be
provided in the development (which is currently
vacant), including alley-loaded and traditional small
lot - offering a variety of lot sizes and home styles.

Each of the homes will be located on its own
parcel, increasing homeownership opportunities.

Item 10 Agenda Packet Page 295
Sylvan Corners Project – SPA Zoning District (revised)
3 Policy 25.4: Support a variety of housing
opportunities on vacant or underutilized lands.

Goal 28: Ensure housing opportunities for all
segments of the community.

Policy 28.5: Encourage development of a
variety of sizes, design and styles of housing so
that residents will be encouraged to stay in
CitrusHeights as their housing needs change.

Per the provisions of California Government Code
Section 54233 - the proposed project will include
no less than 15 percent of the total number of
residential units (as developed on surplus land sold
by a local agency) of for-sale housing at an
affordable cost to lower income households.

The requirements of Section 54233 will be
contained in a covenant or restriction recorded
against the surplus land sold by a local agency.

A total of 14 affordable units will be made available
to qualified buyers, subject to California
Department of Housing and Community
Development requirements and will be distributed
throughout the community and not concentrated
in one area.

Goal 39: Create open spaces in future urban
development with natural features for public
use and enjoyment.

The proposed project provides five (5) common
open space areas which will provide natural
landscaping and passive recreational area. The
common open space areas shall include three
areas/lots serving as decorative entry features with
lawns and picnic areas surrounding the entrances
to the neighborhood; a small school-adjacent open
space with lawn and mulched areas for walking and
playing; and a detention pond serving as both a
visual amenity and a functional water quality basin,
including benches, and a pedestrian path/paseo
connecting the neighborhood to Sylvan Plaza.

Appropriate open fencing shall be utilized with a
pedestrian gate opening onto Sylvan Plaza, a key
City amenity.

Goal 41: Minimize building energy
consumption and transition to clean,
renewable energy sources.

The proposed project will be an all-electric
community and will not utilize natural gas.

Goal 58: Ensure excellent public safety
services and rapid and effective emergency
response
Policy 58.13: Provide adequate access for
emergency vehicles, particularly firefighting
equipment, in all new development.

The site plan for the proposed project has
undergone review by the Sacramento Metro Fire
District and received confirmation that it is
considered sufficient in regard to fire access
(correspondence between the City, BW, and
Rebecca Leda, Fire Inspector II via email on
10/26/22). As of May 2023 – Roman Klets, of
Metro Fire and the project engineer confirmed that
the revised site plan also meets the previously
agreed criteria.

The current Tentative Map reflects the intersection
spacing and alley lengths agreed to by the
Sacramento Metro Fire District. The June 27, 2023,
letter from Sacramento Metro Fire District to the
applicant contains items subject to the
intersections spacing as previously agreed to.

Item 10 Agenda Packet Page 296
Sylvan Corners Project – SPA Zoning District (revised)
4 2. The project complies with all applicable provisions of this Zoning Code other than those modified by the SPA ordinance;
• The uniqueness of the site and variety of housing types require flexibility not found in standard residential zoning designations. The existing zoning of the site is RD-2 (Very Low Density Residential) which will be changed to meet the project objectives through the Zone Change application process to Medium Density Residential (MDR).

3. The approved modifications to the development standards of this Zoning Code are necessary and appropriate to accommodate the superior design of the proposed project, its compatibility with adjacent land uses, and its successful mitigation of any identified environmental impacts; Yes, modifications to the development standards of the Zoning Code are requested so that the proposed project can:
• Help to create an attractive and inviting streetwall along Auburn Boulevard with homes fronting onto the street.
• Establish setbacks unique to this site and project
• Integrate key oak trees and include appropriately scaled open space area • Provide varied housing types which create interest and provide residents with options • Design the detention pond to serve the project and become an attractive visual amenity

4. The project complies with all applicable provisions of the City’s Design Guidelines; • The design of the proposed project meets the standards of the City’s Design Guidelines – specifically those defined in section 106.31.030 - Residential Project Design of the City’s Zoning Code.

5. The project can be adequately, conveniently, and reasonably served by public facilities, services, and utilities;
Yes, the proposed project will be served by:
• Citrus Heights Water District - Water
• SASD – Sewer
• City of Citrus Heights Public Works and Engineering - Drainage • Sac Metro Fire Department - Fire protection
• AT&T – Telephone service
• SMUD - Electrical service
• San Juan Unified - School District
• Sunrise Park District - Park District

6. The planning concepts and design features of the project are reasonably suited to the characteristics of the site and the surrounding neighborhood;
Yes, the proposed project includes the following features:
• Interesting and attractive streetwall
• Variety, style in homes and design features
• Attractive open space and entry treatments
Item 10 Agenda Packet Page 297
Sylvan Corners Project – SPA Zoning District (revised)
5 • A cohesive and attractive visual transition from the existing plaza and proposed open space/detention pond area.

7. The location, size, planning concepts, design features, and operating characteristics of the project are and will be compatible with the character of the site, and the land uses and development intended for the surrounding neighborhood by the General Plan;
Yes, the proposed project:
• Presents the opportunity to introduce two types of infill housing • Contributes to an enhanced streetwall along Auburn Boulevard • Provides attractive public realm
• Provides pedestrian connections
• Establishes open space areas with oak and other trees Further, the proposed project represents an infill development opportunity that the City of Citrus Heights had identified as a major investment to complement nearby projects in the area.

8. The site is adequate for the project in terms of size, shape, topography, and circumstances; and • Yes, the site can support the proposed project improvements, has access to utilities, provides sufficient drainage, and is easily accessible. The design, layout, and configuration of improvements shall minimize the extent and amount of grading.

9. The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
• The CEQA document as currently prepared for the proposed project has not identified any detrimental impacts.

Item 10 Agenda Packet Page 298
1 CITY OF CITRUS HEIGHTS MUNICIPAL CODE - TITLE 106 - ZONING CODE Special Planning Area Development Standards
Sylvan Corners
A. Purpose. The provisions of this Section are intended to ensure that development within the Sylvan Corners Special Planning Area (SPA) creates an attractive neighborhood with an inviting street-facing presence along Auburn Boulevard.

The SPA establishes setbacks unique to this site and project, includes well-designed and appropriately scaled open space areas, provides varied housing types, adequate parking, safe and efficient circulation and protects a number of native trees. The development also incorporates a number of amenities including a small passive park for picnicking and gathering, open space areas with seating and a number of walking paths that connect to the open spaces, the detention basin and to the adjacent Sylvan Plaza. This includes the use of reciprocal use easements on individual lots and uses them as necessary to provide private access where shown.

The neighborhood has been designed with special attention to the long-term livability of residents through its set of site plans that underwent design review with the City. Development within the SPA must be compliant with the codes and regulations set forth by the City of Citrus Heights.

B. Applicability. This Section applies to proposed development and new land uses within the Sylvan Corners SPA, as shown in Figure 5-12.

C. Allowable Land Uses. Land uses shall be limited to single family dwellings and accessory structures, passive recreational amenities, trails, sidewalks, and detention / water quality basin uses.

D. Permit Requirements. Design review approval shall be required for all proposed development, excluding residential accessory structures as defined in Chapter 106.80.

E. Density. The density of residential development of any portion of the property shown in Figure 1 shall not exceed 9 dwelling units per acre.

F. Development Standards - Overall Project Site. During the preparation of the SPA, several key design criteria were addressed including requirements for special building frontages along Auburn Boulevard, reduced grading, open space provisions, and efforts to preserve healthy trees. Any future changes to the neighborhood shall be consistent with the intent of the original development standards as depicted in the project’s tentative map.

1. Private Streets. Private streets (inclusive of alley-streets) shall be permitted within the project site to provide greater flexibility in site design. The project shall meet the following standards:
a. Private streets shall be constructed to the appropriate public roadway standard, as determined by the City Engineer, with respect to pavement width and thickness, curbs, gutters, sidewalks, etc.

Attachment B
Item 10 Agenda Packet Page 299
2 b. The private streets shall meet all private roadway standards as determined by the Fire District and the City Engineer and maintained by the Home Owner Association (HOA). A Private Road Maintenance Agreement will also be implemented with the HOA per the requirements of the Fire District and City Engineering Division.

2. Refuse Containers Storage. Refuse containers shall be stored (except on pick-up day) within yard or garage areas not visible to the public or shall be completely screened by a decorative partition or by landscaping.

3. Building Height. The maximum building height shall be 35 feet from finish grade to highest ridge.

4. Dwelling Units. The residential subdivision will consist of 94 single-family dwelling units including alley-loaded and traditional small lots.

5. Parking. The parking requirement is a minimum of two (2) parking spaces plus one (1) guest space for each dwelling. Resident parking is fulfilled by the enclosed garage and the driveway provided for each dwelling. Guest parking is fulfilled by driveway parking and both formal and informal on-street parking spaces distributed throughout the site. Garages and driveways shall at all times be available for parking of vehicles only (i.e., not boats or RVs). Storage within the garage, or any other use within the garage, is only allowed to the extent that it does not impede parking of the vehicle or vehicles of the owner/tenant of the unit. The CC&Rs shall require that residents park their vehicles in their own garages, leaving guest parking spaces available for guests.

6. Boat and RV Storage. Guest parking and on-street parking spaces are strictly reserved for guest and overflow parking. Guest spaces shall not be used for RV or boat storage. Guest parking spaces shall also not be used for commercial vehicle parking or storage.

7. Neighborhood Gateways. Individual neighborhood entry gateways to the SPA area shall be enhanced and shall include accent trees, colorful annual plants, signage and other special landscape elements. The maintenance of the neighborhood gateways shall be the responsibility of the HOA.

8. Street Lighting. Street lighting shall meet minimum City standards and shall consist of fixtures along public streets, sidewalks and trails providing sufficient illumination for vehicular and pedestrian safety. On private streets, lighting shall be provided on garages and on the backside of residential units. Outdoor lighting shall meet the following standards:
a. All streetlights on public streets shall have a color temperature of 3000K or less.

Item 10 Agenda Packet Page 300
3 b. All lighting in the common areas, including open spaces, owned by the HOA shall be certified “Dark Sky Approved” by the International Dark Sky Association.
c. All lighting on private lots, whether attached to the home or free-standing, shall be certified “Dark Sky Approved” by the International Dark Sky Association.

9. Minimum Lot Size. The minimum lot size for each home shall be as follows:
a. Alley-loaded small lot: (35x75) or 2,625 square foot (sf) minimum b. Traditional small lot: (40x75) or 3,000 square foot (sf) minimum

10. Minimum Usable Outdoor Area. Each alley loaded, and traditional small lot shall have a minimum usable private/semi-private outdoor area as outlined below. To be considered “usable,” a minimum width of 5 feet (ft) is required. a. Alley loaded small lot: 674 square feet (sf) minimum. Each unit will incorporate usable private/semi-private outdoor areas in the form of side/front yards and front porches.
b. Traditional small lot: 471 square feet (sf) minimum. Each unit will incorporate usable private/semi-private outdoor areas in the form of back yards, patios and front porches.

The minimum usable outdoor area can be reduced in size for parcels that adjoin open space and have direct visibility from their outdoor area into open space areas.

For parcels which are the recipient of a mutual or reciprocal easement, the area within that easement can count towards the minimum usable outdoor area for the “receiving” unit.

A porch/patio cover, open on at least 3 sides, can be included in the minimum usable outdoor area.

11. Lot Coverage. The total area of all building footprints and roofed areas shall not exceed 55 percent (55%) of the total site area which would allow space for outdoor living features such as patio covers and outdoor furniture.

12. Building Setback. All dwelling units shall comply with the following minimum building setbacks:
a. Alley-loaded small lot dwellings/units:
 Front: 12.5 feet to living; 10 feet from property line (back of sidewalk) to porch  Rear: 5 feet
 Interior side: 3 feet
 Street side: 10 feet
Item 10 Agenda Packet Page 301
4 b. Traditional small lot dwellings/units:
 Front: 14 feet to living; 20 feet from back of sidewalk to garage face; 12.5 feet from property line (back of sidewalk) to porch
 Rear: 10 feet
 Interior side: 3 feet
 Street side: 10 feet

13. Accessory Structures
a. Alley-loaded small lot dwellings/units. All accessory structures shall comply with the building setbacks outlined in Section 13 (Building Setbacks), above. b. Traditional small lot dwellings/units. All accessory structures shall comply with the building setbacks outlined in Section 13 (Building Setbacks) above, except the rear setback may be 5 feet.

Item 10 Agenda Packet Page 302

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING NO PARKING

NO PARKING
4,557 SF 123 5
10 987
13 12 16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72 73
74 75
76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,443 SF 4 6
11 15 14
LOT D
2,711 SF
2,710 SF
2,703 SF
5,727 SF
3,000 SF
3,665 SF
3,997 SF
3,482 SF 3,485 SF 3,489 SF
3,475 SF 3,479 SF
4,494 SF
4,353 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,764 SF 3,664 SF
3,000 SF
5,243 SF
2,694 SF 2,625 SF 2,625 SF
3,705 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,652 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,491 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,045 SF
3,112 SF
3,095 SF
2,987 SF
2,971 SF
3,012 SF
3,076 SF
3,104 SF
3,149 SF
3167 SF
2,429 SF
90 LOT C
2,882 SF
LOT F
ALLEY 3

PRIVATE

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,727 SF
AVERAGE= 3,202 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.27 NET ACRES = 8.34 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS

ILLUSTRATIVE PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER, 2023
LEGEND:

S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Exhibits\2103003-ILLUSTRATIVE-PLAN.dwg, Layout1, 9/29/2023 11:00:33 AM, GillockH Item 10 Agenda Packet Page 303

NO PARKING

NO PARKING

CONTACT

NO PARKING NO PARKING
4,557 SF 123 5
10 987
13 12 16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72 73
74 75
76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,443 SF 4 6
11 15 14
LOT D
2,711 SF
2,710 SF
2,703 SF
5,727 SF
3,000 SF
3,665 SF
3,997 SF
3,482 SF 3,485 SF 3,489 SF
3,475 SF 3,479 SF
4,494 SF
4,353 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,764 SF 3,664 SF
3,000 SF
5,243 SF
2,694 SF 2,625 SF 2,625 SF
3,705 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,652 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,491 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,045 SF
3,112 SF
3,095 SF
2,987 SF
2,971 SF
3,012 SF
3,076 SF
3,104 SF
3,149 SF
3167 SF
2,429 SF
90 LOT C
2,882 SF
LOT F
ALLEY 3

PRIVATE

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,727 SF
AVERAGE= 3,202 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.27 NET ACRES = 8.34 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS 1234
44 3,000 SF
3,000 SF
3,664 SF
45 46

SITE PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER, 2023
LEGEND:

S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-SITE-PLAN.dwg, SITE PLAN, 9/29/2023 9:49:41 AM, GillockH Item 10 Agenda Packet Page 304

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING NO PARKING

NO PARKING
4,557 SF 123 5
10 987
13 12 16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72 73
74 75
76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,443 SF 4
6 11
15 14
LOT D
2,711 SF
2,710 SF
2,703 SF
5,727 SF
3,000 SF
3,665 SF
3,997 SF
3,482 SF 3,485 SF 3,489 SF
3,475 SF 3,479 SF
4,494 SF
4,353 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,764 SF 3,664 SF
3,000 SF
5,243 SF
2,694 SF 2,625 SF 2,625 SF
3,705 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,652 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,491 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,045 SF
3,112 SF
3,095 SF
2,987 SF
2,971 SF
3,012 SF
3,076 SF
3,104 SF
3,149 SF
3167 SF
2,429 SF
90 LOT C
2,882 SF
LOT F
ALLEY 3

PRIVATE

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,727 SF
AVERAGE= 3,202 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.27 NET ACRES = 8.34 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS

TENTATIVE MAP

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 1 OF 2
SEPTEMBER, 2023
LEGEND:

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123
3,443 SF 4
2,711 SF
2,710 SF
2,703 SF
44 3,000 SF
3,000 SF
3,664 SF
45 46

SECTIONS AND DETAILS

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 2 OF 2
SEPTEMBER, 2023
S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-TENT-MAP.dwg, SECTIONS AND DETAILS, 9/28/2023 3:09:55 PM, GillockH Item 10 Agenda Packet Page 306

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING
4,557 SF
1 2
3 5
10 9
8 7
13 12 16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72 73
74 75
76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,443 SF
4 6
11 15 14
LOT D
2,711 SF
2,710 SF
2,703 SF
5,727 SF
3,000 SF
3,665 SF
3,997 SF
3,482 SF 3,485 SF 3,489 SF
3,475 SF 3,479 SF
4,494 SF
4,353 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,764 SF 3,664 SF
3,000 SF
5,243 SF
2,694 SF 2,625 SF 2,625 SF
3,705 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,652 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,491 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,045 SF
3,112 SF
3,095 SF
2,987 SF
2,971 SF
3,012 SF
3,076 SF
3,104 SF
3,149 SF
3167 SF
2,429 SF
90 LOT C
2,882 SF
LOT F
ALLEY 3

PRIVATE

PRELIMINARY GRADING PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 1 OF 2
SEPTEMBER, 2023
LEGEND:

T
S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-PRELIM-GRADE.dwg, PLAN, 9/29/2023 9:59:22 AM, GillockH Item 10 Agenda Packet Page 307
44 3,000 SF
3,000 SF
3,664 SF
45 46 123
3,443 SF 4
2,711 SF
2,710 SF
2,703 SF
ALLEY 2

PRIVATE
T

PRELIMINARY GRADING PLAN

SECTIONS AND DETAILS

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 2 OF 2
SEPTEMBER, 2023
MODIFIED TYPE 1A ROLL CURB DETAIL
N.T.S.

S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-PRELIM-GRADE.dwg, SECTIONS AND DETAILS, 9/29/2023 9:52:53 AM, GillockH Item 10 Agenda Packet Page 308

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
13 12 16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72 73
74 75
76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
4 6
11 15 14
LOT D
70 60
56 55
54 53
52 51
50 49
48 47
45 46
58 57
59 61
62 63
64 65
66 67
68 69

STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
ALLEY 2

PRIVATE
T
T
T
T
T
T
T
85 86
87 88
89 91
92 93
94 90
LOT C
LOT F
ALLEY 3

PRIVATE

UTILITY PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 1 OF 2
SEPTEMBER, 2023
LEGEND:

T
S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-UTILITY-PLAN.dwg, SHEET1, 9/29/2023 9:46:03 AM, GillockH Item 10 Agenda Packet Page 309
123
3,443 SF 4
2,711 SF
2,710 SF
2,703 SF
ALLEY 2

PRIVATE
T
44 3,000 SF
3,000 SF
3,664 SF
45 46

UTILITY PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SHEET 2 OF 2
SEPTEMBER, 2023
S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Planning\2103003-UTILITY-PLAN.dwg, SHEET2, 9/29/2023 7:01:51 AM, GillockH Item 10 Agenda Packet Page 310

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING NO PARKING
NO PARKING 123 5
10 987
13 12
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72
73 74
75 76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,289 SF 4 6
11 14 15
LOT D
2,693 SF
2,681 SF
2,670 SF
5,725 SF
4,877 SF
3,000 SF
3,377 SF
3,653 SF
3,591 SF 3,594 SF 3,598 SF
3,584 SF 3,587 SF
4,462 SF
4,141 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,555 SF
3,460 SF
3,000 SF
5,113 SF
2,694 SF 2,625 SF 2,625 SF
3,553 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,656 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'
STREET 'B' ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,882 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,020 SF
3,086 SF
3,072 SF
2,965 SF
2,944 SF
2,978 SF
3,030 SF
3,076 SF
3,118 SF
3140 SF
2,407 SF
90 LOT C
2,874 SF
LOT F

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,725 SF
AVERAGE= 3,190 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.26 NET ACRES = 8.35 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS

TREE EXHIBIT

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER 7, 2023
LEGEND:

S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Exhibits\2103003-TREE-EXHIBIT.dwg, Layout1, 9/7/2023 10:39:12 AM, GillockH A.h
Item 10 Agenda Packet Page 311

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
13 12
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72
73 74
75 76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,289 SF
4 6
11 14 15
LOT D
2,693 SF
2,681 SF
2,670 SF
5,725 SF
4,877 SF
3,000 SF
3,377 SF
3,653 SF
3,591 SF 3,594 SF 3,598 SF
3,584 SF 3,587 SF
4,462 SF
4,141 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,555 SF
3,460 SF
3,000 SF
5,113 SF
2,694 SF 2,625 SF 2,625 SF
3,553 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,656 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'
STREET 'B' ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,882 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,020 SF
3,086 SF
3,072 SF
2,965 SF
2,944 SF
2,978 SF
3,030 SF
3,076 SF
3,118 SF
3140 SF
2,407 SF
90 LOT C
2,874 SF
LOT F

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,725 SF
AVERAGE= 3,190 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.26 NET ACRES = 8.35 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS

PARKING PLAN

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER 7, 2023
LEGEND:

PARKING DETAIL
NTS
S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Exhibits\2103003-PARKING-PLAN.dwg, Layout1, 9/7/2023 11:03:47 AM, GillockH A.i
Item 10 Agenda Packet Page 312

NO PARKING

NO PARKING

CONTACT

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
13 12
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 LOT A
31 32
33 34
35 36
37 38
39 40
41 42
43 44
71 72
73 74
75 76 77 78 79 80 81
84 83 82

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,289 SF
4 6
11 14 15
LOT D
2,693 SF
2,681 SF
2,670 SF
5,725 SF
4,877 SF
3,000 SF
3,377 SF
3,653 SF
3,591 SF 3,594 SF 3,598 SF
3,584 SF 3,587 SF
4,462 SF
4,141 SF
3,130 SF
3,131 SF
3,132 SF
3,133 SF
3,134 SF
3,135 SF
3,137 SF
3,138 SF
3,139 SF
3,140 SF
3,141 SF
3,142 SF
6,875 SF
3,147 SF
4,300 SF
3,394 SF
3,555 SF
3,460 SF
3,000 SF
5,113 SF
2,694 SF 2,625 SF 2,625 SF
3,553 SF
3,033 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,000 SF
3,664 SF 3,664 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,000 SF 3,000 SF
3,664 SF 3,664 SF
3,000 SF
3,045 SF
2,894 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF 2,625 SF
10,656 SF
40,895 SF
70 3,000 SF
60 56
55 54
53 52
51 50
49 48
47 45
46 58
57 59
61 62
63 64
65 66
67 68
69 STREET 'A'
ALLEY 1

PRIVATE

STREET 'C'
STREET 'B' ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,882 SF
ALLEY 2

PRIVATE
85 86
87 88
89 91
92 93
94 3,020 SF
3,086 SF
3,072 SF
2,965 SF
2,944 SF
2,978 SF
3,030 SF
3,076 SF
3,118 SF
3140 SF
2,407 SF
90 LOT C
2,874 SF
LOT F

SAN JUAN UNIFIED SCHOOL DISTRICT
SCHOOL DISTRICT:

PARK DISTRICT:

GAS SUPPLY:

AT&T
ELECTRICAL SERVICE:

SMUD
TELEPHONE SERVICE:

FIRE PROTECTION:

N/A
ASSESSOR'S PARCEL NUMBER:

PROPOSED IMPROVEMENTS:

PROPOSED ZONING:

S.A.S.D.

SEWER:

DRAINAGE:

WATER SUPPLY:

LOT SIZE:
211-0020-025
VACANT
EXISTING ZONING:

PROPOSED USE:

EXISTING USE:

11.32± ACRES
ACREAGE:

RD-2
APPLICANT:

ENGINEER:

CITRUS HEIGHTS WATER DISTRICT

SAC METRO FIRE DEPARTMENT

SUNRISE PARK DISTRICT

BAKER-WILLIAMS ENGINEERING GROUP
6939 SUNRISE BLVD., SUITE 112
CITRUS HEIGHTS, CALIFORNIA 95610
PH. (916) 331-4336 FAX (916) 331-4430
EMAIL: [email protected]
OWNER:

MICHAEL LAFORTUNE

WOODSIDE HOME OF NORTHERN CALIFORNIA
111 WOODMERE DR, SUITE 190
FOLSOM, CALIFORNIA 95630

CITY OF CITRUS HEIGHTS PUBLIC WORKS AND

ENGINEERING
MIN. LOT = 2,625 SF
MAX. LOT= 5,725 SF
AVERAGE= 3,190 SF

CITRUS HEIGHTS

CITY OF CITRUS HEIGHTS
6360 FOUNTAIN SQUARE DRIVE
CITRUS HEIGHTS CA 95610-3824
SPA
PROPOSED DENSITY:
94 RESIDENTIAL LOTS/ 11.26 NET ACRES = 8.35 d.u./n.a.

SINGLE FAMILY RESIDENTIAL:
70 TRADITIONAL LOTS
24 ALLEY-LOADED LOTS

PHOTO EXHIBIT

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER 7, 2023
LEGEND:

S:\BWEG Jobs\2021 Jobs\21-03-003 Sylvan Corners\Exhibits\2103003-PHOTO-EXHIBIT.dwg, Layout1, 9/7/2023 10:40:20 AM, GillockH A.j
Item 10 Agenda Packet Page 313

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 1 OF 1 4

LANDSCAPE CONCEPT PLAN
0 20’ 40’ 80’
1 2
3 4
LEGEND

PEDESTRIAN ACCESS

LANDSCAPE AREA

AMENITY AREAS

PRIMARY ENTRY MARKER

SECONDARY ENTRY MARKER

PASEO GATEWAY

PASEO MARKER

OPEN SPACE (MAIN ENTRY)

DETENTION BASIN
PASEO

OPEN SPACE (SCHOOL CONNECTION)

EXISTING TREE

SHADE TREE

SCREENING TREE

ORNAMENTAL TREE

SYLVAN CORNERS
PLAZA

AUBURN BLVD

OLD AUBURN RD

SYLVAN MIDDLE SCHOOL
2 1
3 4
*159 trees to be planted. Refer to plant list for tree types.

TRADITIONAL HOUSE

PLANTING CONCEPT,
SHEET 9

ALLEY LOADED HOUSE

PLANTING CONCEPT,
SHEET 9

STREET A

STREET E STREET E

STREET C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 2 ALLEY 1
ALLEY 3
Attachment K
Item 10 Agenda Packet Page 314

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 2 OF 1 4

FENCE PLAN
LEGEND 0 20’ 40’ 80’

SYLVAN CORNERS
PLAZA

AUBURN BLVD

OLD AUBURN RD

SYLVAN MIDDLE SCHOOL
6’ CEDAR WOOD FENCE

METAL TUBE STEEL FENCE
(HEIGHT PER PLAN)

THEME FENCE

PEDESTRIAN GATE

PILASTER

STREET A

STREET E STREET E

STREET C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 2 ALLEY 1
ALLEY 3
6’ METAL TUBE STEEL FENCE
4’ METAL TUBE STEEL FENCE
Item 10 Agenda Packet Page 315

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 3 OF 1 4

ABOVE GROUND UTILITY SCREENING PLAN
0 20’ 40’ 80’
*SUBJECT TO SMUD APPROVAL
*SUBJECT TO SMUD APPROVAL

AUBURN BLVD

SYLVAN MIDDLE SCHOOL
LEGEND

TRANSFORMER TO BE SCREEND WITH PLANTING

TRANSFORMER TO BE SCREENED WITH WOOD FENCE PANEL STREET A

STREET E STREET E

STREET C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 2 ALLEY 1
ALLEY 3

SCREEN W/ PLANTING

SCREEN W/ WOOD FENCE PANEL

TRANSFORMER
PAD

TRANSFORMER
PAD
8’-0” CLEARANCE

AT FRONT ENTRY
3’ TALL WOOD

FENCE PANEL
3’ TALL SCREENING HEDGE, TYP.

SIDEWALK

SIDEWALK
PLANTS WITHIN 3’-0” OF TRANSFORMER MAY BE REMOVED
BY SMUD IN EVENT OF MAINTENANCE OR EMERGENCY 8’-0” CLEARANCE ON FRONT ENTRY 3’ TALL SCREENING HEDGE, TYP.

PLANTS WITHIN 3’-0” OF TRANSFORMER MAY BE REMOVED

BY SMUD IN EVENT OF MAINTENANCE OR EMERGENCY
Item 10 Agenda Packet Page 316

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 4 OF 1 4

TREE REMOVAL PLAN
0 20’ 40’ 80’

SYLVAN CORNERS
PLAZA

AUBURN BLVD

OLD AUBURN RD

SYLVAN MIDDLE SCHOOL
LEGEND
TREE TO BE REMOVED* (472.4” INCHES),
159 NEW TREES TO BE PLANTED

EXISTING TREE, TO REMAIN
*Reference Arborist Survey Report prepared by ECORP Consulting, Inc. Environmental Consultants for additional information. STREET A

STREET E STREET E

STREET C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 2 ALLEY 1
ALLEY 3
Item 10 Agenda Packet Page 317

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 5 OF 1 4

INSPIRATION IMAGES
Item 10 Agenda Packet Page 318

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 6 OF 1 4

MONUMENTS
0 1’ 2’
9’-0”
3’-0”
3’-0”
4’-0”
14’-0” 1’-9”
12’-0”
6’-0” TYP.

BOARD FORM CONCRETE

BOARD FORM

CONCRETE

BOARD FORM

CONCRETE

CORTEN STEEL
SIGN

CORTEN STEEL
SIGN

HEAVY TIMBER ARBOR

ARBOR WITH FENCE (GATEWAY MARKER)

PRIMARY ENTRY MARKER PASEO MARKER SECONDARY ENTRY MARKER 0 1’ 2’
Item 10 Agenda Packet Page 319

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 7 OF 1 4

OPEN SPACE
0 10’ 20’ 40’
0 10’ 20’ 40’

BARK MULCH UNDER

EXISTING OAK TREES

RETAINING WALL, PER

CIVIL PLANS
SCREEN TREES, TYP.
5’ PEDESTRIAN PATH, TYP.

PLANTING, TYP.

BARK MULCH UNDER EXHISTING

OAK TREE
PRIMARY ENTRY MARKER STREET TREES, TYP.

STREET TREES, TYP.
5’ PEDESTRIAN PATH, TYP.

PLANTING, TYP.

LAWN, TYP.

CONCRETE SEAT WALL, TYP.

LARGE OUTDOOR PICNIC TABLE

DECOMPOSED GRANITE

STREET E

STREET A
Item 10 Agenda Packet Page 320

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 8 OF 1 4

DETENTION BASIN & PASEO
0 10’ 20’ 40’

PLANTING AREA
BENCH

PASEO GATEWAY

PASEO MARKER
A A’
5’ PEDESTRIAN PATH

DECOMPOSED GRANITE
PATH

DETENTION BASIN
EXISTING TREE, TYP.

SHADE TREE, TYP.

PLANTING AREA

PERSPECTIVE LOCATION

SYLVAN MIDDLE SCHOOL

SYLVAN CORNERS
PLAZA

OLD AUBURN RD
A
B
C
D
Item 10 Agenda Packet Page 321

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 9 OF 1 4
DETENTION BASIN - SECTION A-A’
4:1 SLOPE DETENTION BASIN 4:1 SLOPE

PLANTING AREA PLANTING AREA
FRONT
YARD
HOUSE

PLANTING
AREA

PLAZA ROAD
4’ METAL

TUBE STEEL

DECOMPOSED FENCE

GRANITE PATH

CONCRETE PATH
0 4’ 8’ 16’
Item 10 Agenda Packet Page 322

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 10 OF 1 4

DETENTION BASIN - PERSPECTIVES
A
C
B
D
Item 10 Agenda Packet Page 323

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 11 OF 1 4

OPEN SPACE
0 5’ 10’ 20’

PASEO MARKER
ACCENT TREE, TYP. 5’ PEDESTRIAN PATH

ALONG THE ROAD

SYLVAN MIDDLE SCHOOL
LOT 31 LOT 30
CONCRETE SEAT WALL, TYP.

PLANTING AREA
SCREEN TREE, TYP.

ENHANCED PAVEMENT, TYP.

LAWN

OUTDOOR PING PONG TABLE

LARGE OUTDOOR PICNIC TABLE

BARK MULCH UNDER

EXISTING TREES

INFORMAL SEATING

WITH SALVAGED

TREE ON SITE
EXISTING TREE, TYP.

Item 10 Agenda Packet Page 324

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 12 OF 1 4

TRADITIONAL
HOUSE

ALLEY LOADED
HOUSE
PORCH
PORCH

DRIVEWAY

DRIVEWAY
HOUSING TYPICALS: PLANTING CONCEPT
0 2’ 4’ 8’

SIDEWALK

SIDEWALK
FENCE,

TYPICAL
HVAC
A
B
E
F
C
G
D
FENCE,

TYPICAL

BARK AND/OR

ROCK MULCH
HVAC

PILASTER

SHADE TREE

ACCENT TREE/ SHRUB

EVERGREEN SHRUB

FLOWERING SHRUB

ORNAMENTAL GRASS

GROUNDCOVER
A
B
C
D
E
F
A
F
B C
D
G
E
C
D
B
2’-6”
Item 10 Agenda Packet Page 325

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 13 OF 14

PLANT LIST TREES

SHRUBS/ GROUNDCOVERS
ARCTOSTAPHYLOS HOOKERI ‘WAYSIDE’
(WAYSIDE MONTEREY MANZANITA)
ABELIA X GRANDIFLORA ‘KALEIDOSCOPE’
(KALEIDOSCPE GLOSSY ABELIA)

CAREX DIVULSA
(GREY SEDGE)

CHONDROPETALUM TECTORUM
(SMALL CAPE RUSH)
CEANOTHUS GRISEUS VAR. HORIZONTALIS
(CEANOTHUS ‘DIAMOND HEIGHTS’)
TREES
BOTANICAL NAME COMMON NAME SIZE (H x W) WATER USE
Acer platanoides ‘Columnare’ Norway Maple 40’ x 20’ M
Acer rubrum ‘Sunset’ Red Sunset Maple 40’ x 25’ M
Ginkgo biloba Ginkgo 40’ X 25’ M
Lagerstroemia indica x fauriei ‘Nathchez’ Natchez Crape Myrtle 20’ x 15’ L Platanus x acerifolia London Plane Tree 40’ x 30’ M
Quercus robur fastigiata Columnar English Oak 40’ x 15’ M

SHRUBS/ GROUNDCOVERS
Abelia x grandiflora ‘Kaleidoscope’ Kleidoscope Glossy Abelia 2’ x 3’ M Arctostaphylo hookeri ‘Wayside’ Wayside Monterey Manzanita 3’ x 8’ L Carex divulsa Berkeley Sage 2’ x 2’ L
Ceanothus griseus var. horizontalis Ceanothus ‘Diamond Height’ 1’x 4’ M Chondropetalum tectorum Small Cape Rush 3’ x 4’ L
Cistus x skanbergii Pink Coral Rockrose 3 x 5’ L
Coprosma prostrata ‘Verde Vista’ Creeping Mirror Plant 1’ x 6’ L Dietes grandiflora Fortnight Lily 4’ x 3’ L
Erigeron glaucus ‘Cape Sebastian’ Seaside Daisy 0.5’ x 2’ M Juniperus chinensis ‘Parsonii’ Parson’s Juniper 3’ x 8’ L Lavandula angustifolia ‘Hidcote’ English Lavender ‘Hidcote’ 2’ x 2’ L Lomandra longifolia ‘Lomlon’ Lime Tuff Dwarf Mat Rush 3’x 3’ L Muhlenbergia rigens Deergrass 5’ x 4’ L
Myoporum parvifolium Myoporum 1’ x 8’ L
Myrtus communis ‘Compacta’ Dwarf Myrtle 4’ x 4’ L
Podocarpus elongatus ‘Monmal’ Blue Ice Yellowood 15’x 4’ M Pittosporum tenuifolium Black Stem Pittosporum 12’ x 6’ M Salvia x ‘Bee’s Bliss’ Bee’s Bliss Sage 2’ x 6’ L
Teucrium chamaedrys ‘Prostratum’ Prostate Germander 2’ x 2’ L Viburnum odoratissimum Sweet Viburnum 20’ x 20’ M

LAGERSTROEMIA INDICA X
FAURIEI ‘NATCHEZ’
(NATCHEZ CRAPE MYRTLE)

GINKGO BILOBA
(GINKGO)

QUERCUS ROBUR FASTIGIATA
(COLUMNAR ENGLISH OAK)

ACER RUBRUM SUNSET
(RED SUNSET MAPLE)

ACER PLATANOIDES
‘COLUMNARE’ (NORWAY MAPLE)

PLATANUS X ACERIFOLIA
(LONDON PLANE TREE)
A A
A

C B E F E
Item 10 Agenda Packet Page 326

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 14 OF 14

SHRUBS/ GROUNDCOVERS

MUHLENBERGIA RIGENS (DEERGRASS)

DIETES GRANDIFLORA
(FORTNIGHT LILY)
JUNIPERUS CHINENSIS ‘PARSONII’
(PARSON’S JUNIPER)

MYOPORUM PARVIFOLIUM
(MYOPORUM)
SALVIA ‘BEE’S BLISS’
(BEE’S BLISS SAGE)
TEUCRIUM CHAMAEDRYS ‘PROSTRATUM’
(PROSTATE GERMANDER)
MYRTUS COMMUNIS ‘COMPACTA’
(DWARF MYRTLE)

VIBURNUM ODORATISSIMUM
(SWEET VIBURNUM)
ERIGERON GLAUCUS ‘CAPE SEBASTIAN’
(SEASIDE DAISY)
LOMANDRA LONGIFOLIA ‘LOMLON’
(LIME TUFF MAT RUSH)
COPROSMA PROSTRATA ‘VERDE VISTA’
(CREEPING MIRROR PLANT)

CISTUS X SKANBERGII
(PINK CORAL ROCKROSE)
LAVANDULA ANGUSTIFOLIA ‘HIDCOTE’
(ENGLISH LAVENDER ‘HIDCOTE’)
PODOCARPUS ELONGATUS ‘MONMAL’
(BLUE ICE YELLOWOOD)

PITTOSPORUM TENUIFOLIUM
(BLACK STEM PITTOSPORUM)
B B
C
C
C
D D
D D
E E
F
F
F
D
Item 10 Agenda Packet Page 327
1130 Iron Point Road, Suite 200, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com August 22, 2023
City of Citrus Heights, Planning Division
6360 Fountain Square Drive
Citrus Heights, CA 95621
RE: SPECIAL PLANNING AREA APPLICATION – SYLVAN CORNERS
RESPONSE TO 2ND 30-DAY REVIEW LETTER – HOMEOWNERS ASSOCIATION In response to the City’s 2nd 30-day Review letter, Woodside Homes is providing additional details describing the function of the Homeowners Association being applied tothe Sylvan Corners development:

HOMEOWNERS ASSOCIATION
The Sylvan Corners Development is planned to have a managed Homeowners Association (“HOA”). The HOA will be formed prior to the first home closing and will perform the following duties:
• Maintain common area (open space/lettered lots): including monumentation, landscaping, lighting, passive park amenities, and walking trails.
• Maintain front yard landscaping including routine maintenance such as trimming, pruning, blowing. Irrigation and plant replacement will be the responsibility of the homeowner. • Maintain the detention basin.
• Maintain development fencing located adjacent to right-of-way and open space. • Maintain the private alley streets.
• Assistresidences with annual Community Clean-up Days by providing refuse collection dumpster and temporary storage on a scheduled basis.

The CC&Rs will include, but not limited to, the following conditions:
• A private Road Maintenance Agreement implemented with the HOA per the requirements of the Sacramento Metropolitan Fire District and City Engineering Division. • Require residents to park their vehicles in their own garages, leaving guest parking spaces available for guests.
• Guest parking and on-street parking spaces are strictly reserved for guest and overflow parking.

Guest spaces shall not be used for RV or boat storage. Guest parking spaces shall also not be used for commercial vehicle parking or storage.
• Garages shall, at all times, be available for parking of vehicles. Storage within the garage, or any other use within the garage, is only allowed to the extent it does not impede parking of the vehicle(s) of the owner/tenant of the unit. All residents shall park their personal vehicle(s) in their garage. Guest parking spaces shall be available for guests. • Driveway and Guest parking spaces cannot be used for the storage of residents’ RVs, boats, trailers, commercial vehicles, etc.

Attachment L
Item 10 Agenda Packet Page 328
1130 Iron Point Road, Suite 200, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com • Refuse containers must be completely screened at all times, except for pick-up day. Containers must be returned to their storage spot each day, and are not allowed to be stored outside overnight.
• All outdoor lighting fixtures shall be “Dark Sky Approved” by the International Dark Sky Association and shall be approved by the HOA prior to installation. Floodlights are not allowed. • A disclosure to buyers that the project adjoins a school and the installation of gates or other access points to the school property are not allowed.
• A disclosure to buyers who purchase homes with shared use easements. The disclosure shall clearly state the allowed uses, for each party, of the shared use easement area. Fencing details for the shared use areas shall be clearly identified.
• A disclosure for Lots 17 through 19 buyers of the 10-foot-wide drainage easement which may impact their ability to construct amenities (sheds, patios, etc.). • No changes to the CC&Rs, having to do with public streets (i.e., parking, fire access), shall be made without the City’s prior written consent.

Should you have any questions regarding the above, please contact Tauni Fessler, Land Acquisition Manager at [email protected] or (916) 790-4249.

Tauni Fessler
Woodside Homes
Item 10 Agenda Packet Page 329
111 Woodmere Road, Suite 190, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com December 27, 2022

NEIGHBORHOOD NOTIFICATION
Dear Neighbor:

SAVE THE DATE. Please join us, Woodside Homes, as we are excited to host a neighborhood informational meeting to preview our proposed 95-unit residential community, Sylvan Corners.

The new development will be located at the northwest corner of Old Auburn Boulevard and Auburn Boulevard, Citrus Heights, CA; APN 211-0020-025 (aka the site of the former Middle School). This all-electric community will offer both alley-style and traditional single-family detached homes, with landscaped passive-use areas, trails, and open space.

The meeting will be held at the Citrus Heights City Hall Offices on January 9, 2023 at 6:00 PM.

RSVP is requested. Please RSVP your attendance by sending an email to [email protected] no later than January 5, 2023 at 5:00 PM.

Meeting Details
Location Citrus Heights City Hall, Community Room (located inside City Hall) 6360 Fountain Square Drive, Citrus Heights, CA 95621
Date January 9, 2023
Time 6:00 PM
Should you have any questions, please do not hesitate to contact Tauni Fessler, Land Acquisition Manager, at [email protected] or call (916) 790-4249.

Sincerely,
Tauni Fessler
Woodside Homes
Attachment M
Item 10 Agenda Packet Page 330
111 Woodmere Road, Suite 190, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com January 13, 2023
City of Citrus Heights, Planning Division
6360 Fountain Square Drive
Citrus Heights, CA 95621
RE: SYLVAN CORNERS – SUMMARY OF COMMUNITY OUTREACH EFFORTS As a part of the Project Application for Sylvan Corners, Woodside Homes is sharing a summary of the Community Outreach efforts that lead up to and including the public meeting held on January 9, 2023, at 6:00PM at the City of Citrus Heights – City Hall:

Community Outreach Notification
• City staff provided a list of property owners and associations that should be notified. • Email notification was sent to the Sunrise Ranch Group Council Members on December 27, 2022 with project and meeting details.
• Notification letter was mailed on December 28, 2022 to the seven (7) adjacent property owners including project and meeting details, (see attached for sample of letter that was sent). • Email notification with a copy of the Project Presentation was shared with the five (5) City Council Members on January 9, 2023.

Public Outreach Meeting
• Meeting was held at the City of Citrus Heights – City Hall, 6360 Fountain Square Drive, Citrus Heights, CA at 6:00PM in the large conference room.
• 14 members of the public were in attendance, including the City Mayor, City Council Member, City representative and two Sunrise Ranch Group Council Members. • Michael LaFortune and Tauni Fessler of Woodside Homes presented the Sylvan Corners project, providing a PowerPoint presentation that walked individuals through the location, history of the site, planned use, proposed site plan with architecture and landscape design, and potential timeline/schedule, (see attached PowerPoint Presentation for Sylvan Corners). • Attendees were very engaged; Woodside Homes fielded several questions and comments from the public.
• Meeting concluded at 7:00PM.

Woodside Homes would like to express its appreciation to the City of Citrus Heights for providing a meeting space to present the Sylvan Corners project.

Should you have any questions regarding the above, please contact Tauni Fessler, Land Acquisition Manager at [email protected] or (916) 790-4249.

Tauni Fessler
Woodside Homes
Attachments: (1) Meeting Notification Letter, (2) PowerPoint Presentation for Sylvan Corners Item 10 Agenda Packet Page 331
1130 Iron Point Road, Suite 200, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com August 4, 2023

NEIGHBORHOOD NOTIFICATION
Dear Neighbor:

SAVE THE DATE. Please join us, Woodside Homes, as we are excited to host the second neighborhood informational meeting to preview our proposed 94-unit residential community, Sylvan Corners. The new development will be located at the northwest corner of Old Auburn Boulevard and Auburn Boulevard, Citrus Heights, CA; APN 211-0020-025 (aka the site of the former Middle School). This all-electric community will offer both alley-style and traditional single-family detached homes, with landscaped passive-use areas, trails, and open space.

Additional information can also be found in the Public Review Draft of the Initial Study Mitigated Negative Declaration (ISMND), released on July 28, 2023. The document is available for review on the City’s website at the following link: www.citrusheights.net/documentcenter/index/864 The Community informational meeting will be held at the Citrus Heights City Hall Offices on August 22, 2023 at 6:00 PM. RSVP is requested. Please RSVP your attendance by sending an email to [email protected] no later than August 15, 2023.

Meeting Details
Location Citrus Heights City Hall, Community Room (located inside City Hall) 6360 Fountain Square Drive, Citrus Heights, CA 95621
Date August 22, 2023
Time 6:00 PM
Should you have any questions, please do not hesitate to contact Tauni Fessler, Land Acquisition Manager, at [email protected] or call (916) 790-4249.

Sincerely,
Tauni Fessler
Woodside Homes
Item 10 Agenda Packet Page 332
1130 Iron Point Road, Suite 200, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com August 24, 2023
City of Citrus Heights, Planning Division
6360 Fountain Square Drive
Citrus Heights, CA 95621
RE: SYLVAN CORNERS – SUMMARY OF SECOND COMMUNITY OUTREACH EFFORT As a part of the Project Application for Sylvan Corners, Woodside Homes is sharing a summary of the Community Outreach efforts that lead up to and including the second public meeting held on August 22, 2023, at 6:00PM at the City of Citrus Heights – City Hall:

Community Outreach Notification
• City staff provided a list of property owners and associations that should be notified. • Email notification was sent to 13 individuals on August 4, 2023 with project and meeting details. • Notification letters were mailed on August 7, 2023 to the seven (7) adjacent property owners including project and meeting details, (see attached for sample of letter that was sent).

Public Outreach Meeting
• Meeting was held at the City of Citrus Heights – City Hall, 6360 Fountain Square Drive, Citrus Heights, CA at 6:00PM in the large conference room.
• Five (5) members of the public, three (3) City staff, one (1) City Council member, and two (2) reporters were in attendance.
• Michael LaFortune and Tauni Fessler of Woodside Homes, and Nick Haskell with Nick Haskell Planning and Design presented the Sylvan Corners project, providing a PowerPoint presentation that walked individuals through the location, history of the site, planned use, proposed site plan with architecture and landscape design, and potential timeline/schedule, (see attached PowerPoint Presentation for Sylvan Corners).
• Attendees were overall supportive of the project as proposed; Woodside Homes fielded questions and comments from the public.
• Meeting concluded at 6:45PM.

Woodside Homes would like to express its appreciation to the City of Citrus Heights for providing a meeting space to present the Sylvan Corners project.

Should you have any questions regarding the above, please contact Tauni Fessler, Land Acquisition Manager at [email protected] or (916) 790-4249.

Tauni Fessler
Woodside Homes
Attachments: (1) Meeting Notification Letter, (2) PowerPoint Presentation for Sylvan Corners Item 10 Agenda Packet Page 333
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
COTTAGE - PALETTE 1 |

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH

COLUMNS, TRIM, SHUTTERS & FASCIA -

PPG PAINT WITH STUCCO SUBSTRATE
PPG1032-4 SYLVAN
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

CASTLE GRAY FINISH
PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1036-3 NAUTICAL STAR
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Attachment N
Item 10 Agenda Packet Page 334
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1007-2 SWIRLING SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

COLUMNS & GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG 1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1082-6 COWBOY HAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE BLACK FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 1 | PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL
Item 10 Agenda Packet Page 335
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

FRONT DOOR & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1153-7 SAILOR’S COAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1077-4 WEATHERED WOOD
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1006-2 SHARK
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI SINGLE-WIDTH SLATE -

COMPOSITE TILE

CANYON FINISH
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
MODERN PRAIRIE - PALETTE 1 | PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

METAL RAILING

DARK BRONZE
Item 10 Agenda Packet Page 336
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
COTTAGE - PALETTE 1 | PLAN 1 TRADITIONAL

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH

COLUMNS, TRIM, SHUTTERS & FASCIA -

PPG PAINT WITH STUCCO SUBSTRATE
PPG1032-4 SYLVAN
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE GRAY FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1036-3 NAUTICAL STAR
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 337
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 2 | PLAN 1 TRADITIONAL

DOOR, TRIM, COLUMNS, SHUTTERS &

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1065-7 CEDAR CHEST
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG0998-2 HIKERS PARADISE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

BLACK CANYON FINISH
Item 10 Agenda Packet Page 338
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
MODERN PRAIRIE - PALETTE 1 | PLAN 1 TRADITIONAL

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

FRONT DOOR & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1153-7 SAILOR’S COAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1077-4 WEATHERED WOOD
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

ARCHITECTURAL BRONZE FINISH

SIDING - LAP SIDING SMOOTH
PPG1006-2 SHARK
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE GRAY FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 339
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

BANFF SPRINGS FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH STUCCO SUBSTRATE
PPG1041-7 CALVARY
6-900 SPEED HIDE SEMI-GLOSS FINISH

COLUMNS & TRIM - PPG PAINT WITH

STUCCO SUBSTRATE
PPG 1041-6 SHEFFIELD GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG 1041-6 SHEFFIELD GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SMOKEY GRAY FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
COTTAGE - PALETTE 2 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 340
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

PAINT & COLUMNS - PPG PAINT WITH

STUCCO SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1059-7 SWEET SPICEBERRY
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY SHAKE - CONCRETE TILE

BLACK CANYON FINISH

STANDING SEAM METAL ROOF

DEEP CHARCOAL FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 3 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH
Item 10 Agenda Packet Page 341
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

ACCENT PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1022-3 SILVER DOLLAR
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR, TRIM & SHUTTERS- PPG

PAINT WITH WOOD SUBSTRATE
PPG1037-5 NIGHT RENDEZVOUS
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1025-2 SILENT SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

SUBLIMITY

MINDFUL SEQUENCE
HONED FINISH, 3” X 3” X 3/8”

ROOF TILE - WESTLAKE
SAXONY 900 SHAKE - CONCRETE TILE

HICKORY FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 1 |

OPEN TO
BEYOND

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 342
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1032-2 HURRICANE HAZE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TRIM & COLUMNS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1086-1 HORSERADISH
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH STUCCO SUBSTRATE
PPG1013-6 GRAY FLANNEL
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1000-4 WINTER COCOA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE
SAXONY 900 SLATE - CONCRETE TILE

GRAPHITE FINISH
COTTAGE - PALETTE 3 | PLAN 2 TRADITIONAL

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH
Item 10 Agenda Packet Page 343
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 3 | PLAN 2 TRADITIONAL

TRIM & SHUTTERS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1032-6 KING’S COURT
6-900 SPEED HIDE SEMI-GLOSS FINISH
SIDING 2 - LAP SIDING SMOOTH
PPG1000-3 FIELDSTONE
4-22 PERMA-CRETE EXTERIOR FLAT FINISH
SIDING 1 - LAP SIDING SMOOTH
PPG1000-3 FIELDSTONE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

STUCCO - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

STANDING SEAM METAL ROOF

SLATE GRAY FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1082-7 GINGER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 344
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

WHITEBARK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1025-6 SLEEPING GIANT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1024-4 MOTH GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1001-2 ARIA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

TETON FINISH
MODERN PRAIRIE - PALETTE 2 | PLAN 2 TRADITIONAL

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 345
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

BLACK FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1082-6 COWBOY HAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH
FARMHOUSE - PALETTE 1 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

COLUMNS & GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1007-2 SWIRLING SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH
Item 10 Agenda Packet Page 346
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1027-4 OLIVE GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ACCENT PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1027-1 COCOON
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1024-6 PATCHES
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

FASCIA & GUTTERS - PPG PAINT WITH

STUCCO SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH
MODERN PRAIRIE - PALETTE 3 |

GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1211-7 BE DARING
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 347
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1023-7 AFTERNOON TEA
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1101-2 SUGAR COOKIE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

QUARTETTO

WARM PETALO
MATTE FINISH, 8” X 8” X 3/8”

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG0993-6 OLD SILK
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

WESTERN TRAIL FINISH
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 2 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

WINDOWS - AVANTI VINYL FRAME

ARCHITECTURAL BRONZE FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 348
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 2 |

FRONT DOOR, GARAGE DOOR, TRIM,

COLUMNS & SHUTTERS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG0998-2 HIKERS PARADISE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

BLACK CANYON FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

SIDING - LAP SIDING SMOOTH
PPG1065-7 CEDAR CHEST
4-22 PERMA-CRETE EXTERIOR FLAT FINISH
Item 10 Agenda Packet Page 349
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

WHITEBARK FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

TETON FINISH
MODERN PRAIRIE - PALETTE 2 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1025-6 SLEEPING GIANT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1024-4 MOTH GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1001-2 ARIA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 350
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM, CORBEL & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1025-5 DARK ASH
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1025-3 WHISKERS
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

QUARTETTO

WARM PICCOLO FIORE
MATTE FINISH, 8” X 8” X 3/8”

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1033-6 GUNMETAL GRAY
6-900 SPEED HIDE SEMI-GLOSS FINISH
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 3 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ROOF TILE - WESTLAKE
SAXONY 900 SHAKE - CONCRETE TILE

HICKORY FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 351
COVER SHEET:

A0.1 COVER SHEET, SHEET INDEX, PROJECT INFO
RENDERINGS:

A1.0 CONCEPTUAL 3D RENDERING
ALLEY PRODUCT:

A1.1 PLAN 1 - FLOOR PLANS
A1.2A COLORED ELEVATIONS - FARMHOUSE
A1.2B COLORED ELEVATIONS - COTTAGE
A1.2C COLORED ELEVATIONS - PRAIRIE
A1.3 ROOF PLANS
A2.1 PLAN 2 - FLOOR PLANS
A2.2A COLORED ELEVATIONS - SPANISH
A2.2B COLORED ELEVATIONS - FARMHOUSE
A2.2C COLORED ELEVATIONS - COTTAGE
A2.3 ROOF PLANS
TRADITIONAL PRODUCT:

A3.1 PLAN 1 - FLOOR PLANS
A3.2A COLORED ELEVATIONS - FARMHOUSE
A3.2B COLORED ELEVATIONS - COTTAGE
A3.2C COLORED ELEVATIONS - PRAIRIE
A3.3 ROOF PLANS
A4.1 PLAN 2 - FLOOR PLANS
A4.2A COLORED ELEVATIONS - FARMHOUSE
A4.2B COLORED ELEVATIONS - COTTAGE
A4.2C COLORED ELEVATIONS - PRAIRIE
A4.3 ROOF PLANS
A5.1 PLAN 3 - FLOOR PLANS
A5.2A COLORED ELEVATIONS - SPANISH
A5.2B COLORED ELEVATIONS - FARMHOUSE
A5.2C COLORED ELEVATIONS - PRAIRIE
A5.3 ROOF PLANS
A6.1 PLAN 4 - FLOOR PLANS
A6.2A COLORED ELEVATIONS - SPANISH
A6.2B COLORED ELEVATIONS - FARMHOUSE
A6.2C COLORED ELEVATIONS - PRAIRIE
A6.3 ROOF PLANS
COLOR AND MATERIAL:

A7.1A PLAN 1 ALLEY - COTTAGE
A7.1B PLAN 1 ALLEY - FARMHOUSE
A7.1C PLAN 1 ALLEY - PRAIRIE
A7.2A PLAN 2 ALLEY - COTTAGE
A7.2B PLAN 2 ALLEY - FARMHOUSE
A7.2C PLAN 2 ALLEY - SPANISH
A7.3A PLAN 1 TRADITIONAL - COTTAGE
A7.3B PLAN 1 TRADITIONAL - FARMHOUSE
A7.3C PLAN 1 TRADITIONAL - PRAIRIE
A7.4A PLAN 2 TRADITIONAL - COTTAGE
A7.4B PLAN 2 TRADITIONAL - FARMHOUSE
A7.4C PLAN 2 TRADITIONAL - PRAIRIE
A7.5A PLAN 3 TRADITIONAL - FARMHOUSE
A7.5B PLAN 3 TRADITIONAL - PRAIRIE
A7.5C PLAN 3 TRADITIONAL - SPANISH
A7.6A PLAN 4 TRADITIONAL - FARMHOUSE
A7.6B PLAN 4 TRADITIONAL - PRAIRIE
A7.6C PLAN 4 TRADITIONAL - SPANISH
CIVIL:
1 SITE PLAN
2 TENTATIVE MAP
3 PRELIMINARY GRADING PLAN
4 PRELIMINARY UTILITY PLAN
5 ILLUSTRATIVE PLAN
6 TREE EXHIBIT
7 PARKING PLAN
8 PHOTO EXHIBIT
LANDSCAPE:
1 CONCEPT LANDSCAPE PLAN
2 FENCE PLAN
3 TREE REMOVAL PLAN
4 INSPIRATION IMAGES
5 MONUMENTS
6 OPEN SPACE (MAIN ENTRY)
7 DETENTION POND & PASEO
8 OPEN SPACE
9 HOUSING TYPICALS: PLANTING CONCEPT
10 PLANT LIST
11 SHRUBS/ GROIUNDCOVERS

PROJECT INFORMATION PROJECT TEAM SHEET INDEX
PROJECT NAME: SYLVAN CORNERS
LOCATION: CITRUS HEIGHTS, CA
PROJECT TYPE:

SINGLE FAMILY
OCCUPANCY GROUPS: R-3
TYPE OF CONSTRUCTION:

LOCAL JURISDICTION:

CITY OF CITRUS HEIGHTS
6360F FOUNTAIN SQUARE DR.

CITRUS HEIGHTS, CA 95621
916.725.2448
APPLICANT:

WOODSIDE HOMES
111 WOODMERE RD., STE. 190
FOLSOM, CA 95630
CONTACT: MICHAEL LAFORTUNE -
[email protected]
916.790.7121
ARCHITECT:

BSB DESIGN, INC.
11211 GOLD COUNTRY BLVD., STE 101
GOLD RIVER, CA 95670
CONTACT: MATT HORNICEK - [email protected]
916.941.0990
CIVIL:

BAKER WILLIAMS ENGINEERING GROUP
6020 RUTLAND DR, STE. 19
CARMICHAEL, CA 95608
CONTACT: MIKE ROBERTSON - [email protected]
PHONE: 916.768.9312
LANDSCAPE:

CALLANDER ASSOCIATES
12150 TRIBUTARY POINT DR. STE. 140
GOLD RIVER, CA 95670
CONTACT: IQRA ANWAR - [email protected]
PHONE: 916.985.4366

PROXIMITY MAP

CAMPUS COMMONS RD

COMMONS DR
UNIVERSITY AVE.

NORTH
A0.1

AUBURN BOULEVARD STREETSCAPE

TYPICAL TRADITIONAL STREETSCAPE

TYPICAL TRADITIONAL STREETSCAPE
A
B
B

CONTEXTUAL MAP
NORTH

SYLVAN CORNERS
Folsom, CA COVER SHEET
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
August 25, 2023 | SF220551.00
BSBDESIGN.COM
Citrus Heights, CA
Attachment O
Item 10 Agenda Packet Page 352

COMMONS DR
A1.0

RENDERINGS
Traditional Streetscape
Alley Streetscape
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
August 14, 2023 | SF220551.00
BSBDESIGN.COM
Citrus Heights, CA
Item 10 Agenda Packet Page 353
A1.1
PLAN 1 - ALLEY LOAD FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 354
PLAN 1 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

FARMHOUSE
FRONT
REAR
LEFT
RIGHT
9'-1"
28'-3"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A1.2A

BOARD AND
BATTEN
METAL
ROOF

COACH LIGHT

WOOD BRACKET

COMPOSITE ROOF

ADDRESS

LIGHT STUCCO
STUCCO
TRIM

COMPOSITE

SHUTTERS
COMP. WD.

TRIM
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 355
PLAN 1 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

COTTAGE
FRONT
REAR
LEFT
RIGHT
9'-1"
28'-2"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A1.2B
SIDING

COMPOSITE ROOF

COACH LIGHT
STONE
VENEER

ADDRESS
LIGHT
STUCCO
STUCCO
TRIM
COMP. WD.

SHUTTERS
COMP. WD.

BRACKET
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 356
PLAN 1 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

PRAIRIE
FRONT
REAR
LEFT
RIGHT
9'-1"
25'-8"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A1.2C
STUCCO

CONTROL
JOINT

COMPOSITE
ROOF
STONE
VENEER
SQ. METAL

RAILING
SIDING

ADDRESS
LIGHT
COACH
LIGHT
STUCCO
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 357
PLAN 1 - ALLEY LOAD ROOF PLANS
Scale: 3/16" = 1'-0"
prairie COTTAGE farmhouse
A1.3
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 358
A2.1
PLAN 2 - ALLEY LOAD FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 359
PLAN 2 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

SPANISH
FRONT
REAR
LEFT
RIGHT
9'-1"
24'-7"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A2.2A
GLAZED
TILE
STUCCO

COMPOSITE ROOF

ADDRESS
LIGHT

COACH LIGHT

COMPOSITE

SHUTTERS
STUCCO
TRIM
STUCCO

STUCCO OVER
1" FOAM
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 360
PLAN 2 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

FARMHOUSE
FRONT
REAR
LEFT
RIGHT
9'-1"
27'-11"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A2.2B
COMP. WD.

BRACKET
BOARD
AND
BATTEN

COMPOSITE ROOF

ADDRESS
LIGHT

COACH LIGHT
STUCCO

STUCCO TRIM
COMP. WD.

TRIM
COMP. WD.

POSTS
MTL. ROOF
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 361
PLAN 2 - ALLEY LOAD ELEVATIONS
Scale: 3/16" = 1'-0"

COTTAGE
FRONT
REAR
LEFT
RIGHT
9'-1"
29'-4"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A2.2C

COACH LIGHT

COMPOSITE
ROOF

BOARD AND
BATTEN
STUCCO
STUCCO
TRIM

ADDRESS
LIGHT
COMP. WD.

COLUMNS
STONE
VENEER
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 362
PLAN 2 - ALLEY LOAD ROOF PLANS
Scale: 3/16" = 1'-0"
A2.3

COTTAGE FARMHOUSE SPANISH
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 363
A3.1
PLAN 1 - TRADITIONAL FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 364
PLAN 1 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

FARMHOUSE
left
REAR
front
right
9'-1"
19'-4"
GRADE
FIRST FLR.

PLATE
MAX BLDG.

HGHT.

A3.2A

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF

METAL ROOF
COMP. WD.

SHUTTER

BOARD AND
BATTEN

METAL VENT
COMP. WD.

POST STUCCO
STUCCO
TRIM
COMP. WD.

TRIM
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 365
PLAN 1 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"
cottage
left
REAR
front
right
9'-1"
16'-0"
GRADE
FIRST FLR.

PLATE
MAX BLDG.

HGHT.

A3.2B

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
COMP. WD.

SHUTTER
SIDING
STONE
VENEER
STUCCO
STUCCO
TRIM
STUCCO
TRIM
COMP. WD.

COLUMNS
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 366
PLAN 1 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

PRAIRIE
left
REAR
front
right
9'-1"
16'-0"
GRADE
FIRST FLR.

PLATE
MAX BLDG.

HGHT.

A3.2C

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
SIDING
STONE
VENEER
STUCCO
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 367
PLAN 1 - TRADITIONAL ROOFS
Scale: 3/16" = 1'-0"

FARMHOUSE
A3.3
prairie cottage
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 368
A4.1
PLAN 2 - TRADITIONAL FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 369
PLAN 2 - TRADITIONAL ELEVATIONS
Scale: 3/16 = 1'-0"

FARMHOUSE
left
REAR
front
right
9'-1"
27'-8"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A4.2A

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER

BOARD AND
BATTEN
SIDING
COMP. WD.

POST
STUCCO
COMP. WD.

TRIM
METAL
ROOF
STUCCO
OVER
1" FOAM
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 370
PLAN 2 - TRADITIONAL ELEVATIONS
Scale: 3/16 = 1'-0"
cottage
left
REAR
front
right
9'-1"
26'-3"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A4.2B

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER
SIDING
SIDING
COMP. WD.

POST
STUCCO
COMP. WD.

TRIM
STUCCO
OVER
1" FOAM
STONE
VENEER
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 371
PLAN 2 - TRADITIONAL ELEVATIONS
Scale: 3/16 = 1'-0"
prairie
left
REAR
front
right
9'-1"
25'-6"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A4.2C

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STONE
VENEER
SIDING
SIDING
STUCCO
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 372
PLAN 2 - TRADITIONAL ROOFS
Scale: 3/16" = 1'-0"
A4.3
prairie cottage FARMHOUSE
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 373
A5.1
PLAN 3 - TRADITIONAL FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 374
PLAN 3 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"
spanish
left
REAR
front
right
9'-1"
27'-4"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A5.2A

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER

GLAZED STUCCO
TILE
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 375
PLAN 3 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

FARMHOUSE
left
REAR
front
right
9'-1"
29'-6"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A5.2B

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER

BOARD AND
BATTEN
SIDING
COMP. WD.

POST
STUCCO
COMP. WD.

TRIM
METAL
ROOF
COMP. WD.

BRACKET
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 376
PLAN 3 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

PRAIRIE
left
REAR
front
right
9'-1"
26'-3"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A5.2C

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STONE
VENEER
STUCCO

CONTROL
JOINT
SIDING
STUCCO
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 377
PLAN 3 - TRADITIONAL ROOFS
Scale: 3/16" = 1'-0"
prairie SPANISH FARMHOUSE
A5.3
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 378
A6.1
PLAN 4 - TRADITIONAL FLOOR PLANS
Scale: 1/4" = 1'-0" Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS
Citrus Heights, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 379
PLAN 4 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

SPANISH
left
REAR
front
right
9'-1"
27'-3"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A6.2A

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER
STUCCO
GLAZED
TILE
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 380
PLAN 4 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

FARMHOUSE
left
REAR
front
right
9'-1"
29'-6"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A6.2B

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STUCCO
TRIM
COMP. WD.

SHUTTER

BOARD AND
BATTEN
COMP. WD.

POST
STUCCO
COMP. WD.

TRIM
METAL
ROOF
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 381
PLAN 4 - TRADITIONAL ELEVATIONS
Scale: 3/16" = 1'-0"

PRAIRIE
left
REAR
front
right
9'-1"
26'-3"
GRADE
FIRST FLR.

SECOND FLR.

PLATE
MAX BLDG.

HGHT.
9'-1"
PLATE
A6.2C

ADDRESS
LIGHT
COACH
LIGHT

CONCRETE
ROOF
STONE
VENEER
SIDING
STUCCO
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 382
PLAN 4 - TRADITIONAL ROOFS
Scale: 3/16" = 1'-0"
prairie SPANISH FARMHOUSE
A6.3
Folsom, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SYLVAN CORNERS

CITRUS HEIGHTS, CA
May 15, 2023 | SF220551.00
BSBDESIGN.COM
Item 10 Agenda Packet Page 383
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
COTTAGE - PALETTE 1 |

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH

COLUMNS, TRIM, SHUTTERS & FASCIA -

PPG PAINT WITH STUCCO SUBSTRATE
PPG1032-4 SYLVAN
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

CASTLE GRAY FINISH
PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1036-3 NAUTICAL STAR
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 384
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1007-2 SWIRLING SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

COLUMNS & GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG 1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1082-6 COWBOY HAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE BLACK FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 1 | PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL
Item 10 Agenda Packet Page 385
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

FRONT DOOR & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1153-7 SAILOR’S COAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1077-4 WEATHERED WOOD
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1006-2 SHARK
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI SINGLE-WIDTH SLATE -

COMPOSITE TILE

CANYON FINISH
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
MODERN PRAIRIE - PALETTE 1 | PLAN 1 ALLEY

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

METAL RAILING

DARK BRONZE
Item 10 Agenda Packet Page 386
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
COTTAGE - PALETTE 1 | PLAN 1 TRADITIONAL

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH

COLUMNS, TRIM, SHUTTERS & FASCIA -

PPG PAINT WITH STUCCO SUBSTRATE
PPG1032-4 SYLVAN
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1021-2 SYNCHRONICITY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE GRAY FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1036-3 NAUTICAL STAR
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 387
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 2 | PLAN 1 TRADITIONAL

DOOR, TRIM, COLUMNS, SHUTTERS &

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1065-7 CEDAR CHEST
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG0998-2 HIKERS PARADISE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

BLACK CANYON FINISH
Item 10 Agenda Packet Page 388
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
MODERN PRAIRIE - PALETTE 1 | PLAN 1 TRADITIONAL

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

FRONT DOOR & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1153-7 SAILOR’S COAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1077-4 WEATHERED WOOD
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

ARCHITECTURAL BRONZE FINISH

SIDING - LAP SIDING SMOOTH
PPG1006-2 SHARK
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SLATE GRAY FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 389
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

BANFF SPRINGS FINISH

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH STUCCO SUBSTRATE
PPG1041-7 CALVARY
6-900 SPEED HIDE SEMI-GLOSS FINISH

COLUMNS & TRIM - PPG PAINT WITH

STUCCO SUBSTRATE
PPG 1041-6 SHEFFIELD GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG 1041-6 SHEFFIELD GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

DA VINCI MULTI-WIDTH SLATE -

COMPOSITE TILE

SMOKEY GRAY FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
COTTAGE - PALETTE 2 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 390
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

PAINT & COLUMNS - PPG PAINT WITH

STUCCO SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1059-7 SWEET SPICEBERRY
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY SHAKE - CONCRETE TILE

BLACK CANYON FINISH

STANDING SEAM METAL ROOF

DEEP CHARCOAL FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 3 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH
Item 10 Agenda Packet Page 391
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

ACCENT PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1022-3 SILVER DOLLAR
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR, TRIM & SHUTTERS- PPG

PAINT WITH WOOD SUBSTRATE
PPG1037-5 NIGHT RENDEZVOUS
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1025-2 SILENT SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

SUBLIMITY

MINDFUL SEQUENCE
HONED FINISH, 3” X 3” X 3/8”

ROOF TILE - WESTLAKE
SAXONY 900 SHAKE - CONCRETE TILE

HICKORY FINISH
PLAN 2 ALLEY
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 1 |

OPEN TO
BEYOND

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 392
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

PAINT - PPG PAINT WITH WOOD

SUBSTRATE
PPG1032-2 HURRICANE HAZE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TRIM & COLUMNS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1086-1 HORSERADISH
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH STUCCO SUBSTRATE
PPG1013-6 GRAY FLANNEL
6-900 SPEED HIDE SEMI-GLOSS FINISH

SIDING - LAP SIDING SMOOTH
PPG1000-4 WINTER COCOA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE
SAXONY 900 SLATE - CONCRETE TILE

GRAPHITE FINISH
COTTAGE - PALETTE 3 | PLAN 2 TRADITIONAL

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

STONE - ELDORADO

CLIFFSTONE

BOARDWALK FINISH
Item 10 Agenda Packet Page 393
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 3 | PLAN 2 TRADITIONAL

TRIM & SHUTTERS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1032-6 KING’S COURT
6-900 SPEED HIDE SEMI-GLOSS FINISH
SIDING 2 - LAP SIDING SMOOTH
PPG1000-3 FIELDSTONE
4-22 PERMA-CRETE EXTERIOR FLAT FINISH
SIDING 1 - LAP SIDING SMOOTH
PPG1000-3 FIELDSTONE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

STUCCO - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

STANDING SEAM METAL ROOF

SLATE GRAY FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1082-7 GINGER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 394
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

WHITEBARK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1025-6 SLEEPING GIANT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1024-4 MOTH GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1001-2 ARIA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

TETON FINISH
MODERN PRAIRIE - PALETTE 2 | PLAN 2 TRADITIONAL

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 395
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1001-7 BLACK MAGIC
6-900 SPEED HIDE SEMI-GLOSS FINISH

WINDOWS - AVANTI VINYL FRAME

BLACK FINISH

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1082-6 COWBOY HAT
6-900 SPEED HIDE SEMI-GLOSS FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH
FARMHOUSE - PALETTE 1 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

COLUMNS & GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1007-2 SWIRLING SMOKE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH
Item 10 Agenda Packet Page 396
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

STONE - ELDORADO

CUT COARSE STONE

MADRONA FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1027-4 OLIVE GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ACCENT PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1027-1 COCOON
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

SIDING - LAP SIDING SMOOTH
PPG1024-6 PATCHES
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY COUNTRY SLATE IMPACT -

CONCRETE TILE

CHARCOAL BLEND FINISH
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

FASCIA & GUTTERS - PPG PAINT WITH

STUCCO SUBSTRATE
PPG1002-1 SILVER FEATHER
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH
MODERN PRAIRIE - PALETTE 3 |

GARAGE DOOR - PPG PAINT
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1211-7 BE DARING
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 397
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM & FASCIA - PPG PAINT WITH WOOD

SUBSTRATE
PPG1023-7 AFTERNOON TEA
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1101-2 SUGAR COOKIE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

QUARTETTO

WARM PETALO
MATTE FINISH, 8” X 8” X 3/8”

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG0993-6 OLD SILK
6-900 SPEED HIDE SEMI-GLOSS FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

WESTERN TRAIL FINISH
PLAN 3 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 2 |

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

WINDOWS - AVANTI VINYL FRAME

ARCHITECTURAL BRONZE FINISH

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 398
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
FARMHOUSE - PALETTE 2 |

FRONT DOOR, GARAGE DOOR, TRIM,

COLUMNS & SHUTTERS - PPG PAINT WITH

WOOD SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG0998-2 HIKERS PARADISE
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

BLACK CANYON FINISH

STANDING SEAM METAL ROOF

ASH GRAY FINISH

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

SIDING - LAP SIDING SMOOTH
PPG1065-7 CEDAR CHEST
4-22 PERMA-CRETE EXTERIOR FLAT FINISH
Item 10 Agenda Packet Page 399
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale

STONE - ELDORADO

CLIFFSTONE

WHITEBARK FINISH

ROOF TILE - WESTLAKE

SAXONY SLATE - CONCRETE TILE

TETON FINISH
MODERN PRAIRIE - PALETTE 2 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

FRONT DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1025-6 SLEEPING GIANT
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1024-4 MOTH GRAY
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

SIDING - LAP SIDING SMOOTH
PPG1001-2 ARIA
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 400
SF220551.00

COLOR & MATERIAL BOARD

SYLVAN CORNERS
Folsom, CA CITRUS HEIGHTS, CA
May 18, 2023 Revision 4
Right Elevation
Scale: Not to Scale
Front Elevation
Scale: Not to Scale

TRIM, CORBEL & FASCIA - PPG PAINT WITH

WOOD SUBSTRATE
PPG1025-5 DARK ASH
6-900 SPEED HIDE SEMI-GLOSS FINISH

PAINT - PPG PAINT WITH STUCCO

SUBSTRATE
PPG1025-3 WHISKERS
4-22 PERMA-CRETE EXTERIOR FLAT
FINISH

TILE - DALTILE

QUARTETTO

WARM PICCOLO FIORE
MATTE FINISH, 8” X 8” X 3/8”

FRONT DOOR & SHUTTERS - PPG PAINT

WITH WOOD SUBSTRATE
PPG1033-6 GUNMETAL GRAY
6-900 SPEED HIDE SEMI-GLOSS FINISH
PLAN 4 TRADITIONAL
Left Elevation
Scale: Not to Scale
Rear Elevation
Scale: Not to Scale
SPANISH - PALETTE 3 |

WINDOWS - AVANTI VINYL FRAME

WHITE FINISH

GARAGE LIGHT - PROGRESS LIGHTING
CREIGHTON P560032 ONE LIGHT WALL

LANTERN

BLACK FINISH

ADDRESS LIGHT - AERO-LITE
4” LED ADDRESS SIGN PLHN4WLED

WHITE FINISH

DOOR HARDWARE - KWIKSET

SATIN NICKEL

MAN DOOR - GENERATION LIGHTING
88027-12: ONE LIGHT OUTDOOR WALL

LANTERN

BLACK FINISH

ROOF TILE - WESTLAKE
SAXONY 900 SHAKE - CONCRETE TILE

HICKORY FINISH

GARAGE DOOR - PPG PAINT WITH WOOD

SUBSTRATE
PPG1002-1 SILVER FEATHER
6-900 SPEED HIDE SEMI-GLOSS FINISH
Item 10 Agenda Packet Page 401