Agenda packet, regular meeting, first session — Citrus Heights City Council Meetings, October 12, 2023 (part 2 of 2)

Printed on Recycled Paper

Attachments

Attachments:

Video Link to Planning Commission Meeting September 13, 2023 Document Link to Planning Commission Packet for Meeting of September 13, 2023

1. Resolution Adopting Mitigated Negative Declaration
A. Final Mitigated Negative Declaration/Mitigation Monitoring Program (Admin Draft) Attachment D. Draft Mitigated Negative Declaration

2. Resolution Approving Project
A. General Plan Land Use Amendment
B. Conditions of Approval

3. Ordinance
A. Rezone Map

4. Resolution Authorizing the City Manager to Execute the Affordable Housing Agreement

5. Offering Memorandum

6. City Council Adopted Planning Goals

7. Transportation Impact Study

A. Project Description
B. Sylvan SPA Development Standards
C. Illustrative Plan
D. Site Plan
E. Tentative Map
F. Preliminary Grading
G. Utility Plan
H. Tree Exhibit/Tree Table
I. Parking Plan
J. Photo Exhibit
K. Landscape Concept Plan
L. Home Owners Association Memo
M. Community Outreach Summaries
N. Color and Materials
O. Elevations

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ATTACHMENT 1

RESOLUTION NO. 2023 - ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CITRUS

HEIGHTS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE

DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA) FOR THE SYLVAN CORNERS PROJECT LOCATED AT 7137 AUBURN BOULEVARD

WHEREAS, Woodside Homes submitted an application for approval of:

1. A General Plan Amendment to modify the land use designation from Public to Medium Density Residential as shown in Exhibit A;

2. A Tentative Subdivision Map for the division of the property to accommodate 94 lots for homes and 6 open space lots;

3. A Design Review Permit for the construction of a 94 lot subdivision and open space areas featuring a passive recreation area and a detenti on basin with connections to the adjacent school and Sylvan Plaza; and

4. A Tree Permit for the removal of certain trees and encroachment within the dripline of other trees.

WHEREAS, the Planning Commission held a public hearing on September 13, 2023, and the City Council held a public hearing on October 12, 2023, wherein pub lic testimony was taken and based upon the Initial Study and comments received, potential impacts could be avoided or reduced to a level of insignificance by mitigation measures.

NOW, THEREFORE, BE IT RESOLVED that the Citrus Heights City Council hereby finds as follows:

Findings for a Mitigated Declaration:

1. An Initial Study was prepared for 7137 Auburn Boulevard Sylvan Corners Subdivision Project and proper notice provided in accordance with CEQA and local guidelines.

2. That based upon the Initial Study, potential impacts resulting from the project have been identified. Mitigation measures have been proposed and agreed to by the applicant as a condition of project approval that will reduce potential impacts to less than significant. In addition, there is no substantial evidence that supports a fair argument that the project, as conditioned and mitigated, would have a significant effect on the environment.

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3. That the proj ect does not have the potenti al to have a significant adverse impact on wildlife resources as defined in the State Fish and Game Code, either individually or cumulatively and is not exempt from Fish and Game filing fees.

4. That the project is not located on a site listed on any Hazardous Waste Site List compiled by the State pursuant to Section 65962.5 of the California Government Code.

5. That the Planning Commission and City Council reviewed the Initial Study and considered public comments before making a recommendation on the project,

6. That a Mitigation Monitoring Program has been prepared to ensure compliance with the adopted mitigation measures, which Mitigation Monitoring Program was considered by the Citrus Heights City Council and which Mitigation Monitoring Program is made a part of this resolution.

7. That the Mitigated Negative Declaration prepared concerning Sylvan Corners Subdivision project reflects the independent judgment and analysis of the City Council of the City of Citrus Heights.

8. The Cit y Council adopts as "final" the Sylvan Corners Subdivision pro ject Mitigated Negative Declaration comprised of: the Mitigated Negative Declaration and the Mitigation Monitoring Plan (attached as Exhibit A).

9. That the record of proceedings of the decision o n the project is available for public review at the City of Citrus Heights Community Development Department, 6360 Fountain Square Drive, Citrus Heights, California.

BE IT FURTHER RESOLVED that the Citrus Heights City Council in reference to the potential impacts identified in the Initial Study, hereby adopts the Mitigated Negative Declaration prepared for the Sylvan Corners Subdivision project including the mitigation measures (contained within the attached Mitigated Negative Declaration and Mitigation Monitoring Program) and included in this resolution by reference.

PASSED AND ADOPTED by the City Council of the City of C itrus Heights, California, this 12th day of October 2023, by the following roll call vote:

AYES: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:

_____________________________
Tim Schaefer, Mayor
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ATTEST:

______________________
Amy Van, City Clerk

Attachment:

Exhibit A - Final Mitigated Negative Declaration w/Mitigation Monitoring Program Item 10
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Sylvan Corners Subdivision
Sacramento County, California

ADMINISTRATIVE FINAL MITIGATED NEGATIVE DECLARATION
State Clearinghouse Number
2023070611
September 2023

Lead Agency:

City of Citrus Heights
6360 Fountain Square Drive
Citrus Heights, CA 95621

Prepared by:

2525 Warren Drive
Rocklin, CA 95677

Ex A to Attachment 1
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Sylvan Corners Subdivision
ADMINISTRATIVE Final Mitigated Negative Declaration
State Clearinghouse Number 2023070611
September 2023

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TABLE OF CONTENTS

1.0 INTRODUCTION .............................................................................................................................................................. 1-1

2.0 PROJECT OVERVIEW ...................................................................................................................................................... 2-1

2.1 Project Location .............................................................................................................................................. 2-1

2.2 Project Description ........................................................................................................................................ 2-1

2.3 Decision Not to Recirculate Draft MND ................................................................................................ 2-1

3.0 COMMENTS AND RESPONSES.................................................................................................................................. 3-1

3.1 Introduction ...................................................................................................................................................... 3-1

3.2 List of Commenters ....................................................................................................................................... 3-1

3.3 Responses to Comments ............................................................................................................................ 3-1

4.0 REVISIONS TO THE DRAFT MITIGATED NEGATIVE DECLARATION ............................................................ 4-1

4.1 Mitigation Measure BIO-1 .......................................................................................................................... 4-1

5.0 MITIGATION MONITORING AND REPORTING PROGRAM ............................................................................ 5-1

5.1 Introduction ...................................................................................................................................................... 5-1

5.2 Purpose of the Mitigation Monitoring and Reporting Program ................................................. 5-1

5.3 Roles and Responsibilities .......................................................................................................................... 5-1

5.4 Mitigation Monitoring and Reporting Program ................................................................................ 5-1

6.0 LIST OF ATTACHMENTS ............................................................................................................................................... 6-1

LIST OF ATTACHMENTS
Attachment A – Notice of Intent
Attachment B – Proof of Publication
Attachment C – Notice of Determination and CDFW Filing Fee Receipt Attachment D – Draft Initial Study and Mitigated Negative Declaration for the Sylvan Corners Subdivision

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FINAL MITIGATED NEGATIVE D ECLARATION
Project Title:

Sylvan Corners Subdivision
Lead Agency:

City of Citrus Heights
6360 Fountain Square Drive
Citrus Heights, CA 95621
Project Location:

The Project site is located at 7137 Auburn Boulevard in the City of Citrus Heights and is assigned assessor’s parcel number (APN) 211-0020-025 in Sacramento County. The 11.32-acre vacant parcel is located on the northwest corner of the intersection of Auburn Boulevard and Sylvan Road.

Project Description:

Woodside Homes proposes the Sylvan Corners Subdivision Project, a 94-unit single-family residential subdivision at 7137 Auburn Boulevard in the City of Citrus Heights. The Project will require the approval of a General Plan Amendment, rezone to a Special Planning Area, Tentative Subdivision Map, Design Review Permit, and Tree Removal Permit. The Project would include 80 market-rate units and 14 affordable rate units (at a density of 8.35 dwelling units/net acre). Pursuant to Government Code section 54222.5 of the Surplus Lands Act, the Project is required to provide 15 percent of the units at an affordable rate.

Finding:

Based on the information contained in the attached Initial Study, the City of Citrus Heights finds that there would not be a significant effect to the environment because the mitigation measures described herein would be incorporated as part of the Proposed Project.

Public Review Period:

July 28, 2023 – August 28, 2023
Mitigation Measures Incorporated into the Project to Avoid Significant Effects Air Quality
AQ-1: Implement SMAQMD Basic and Enhanced Construction Emission Control Prac tices to Reduce Fugitive Dust
The implementing agency will require the construction contractor(s) to implement basic and enhanced control measures to reduce construction-related fugitive dust as a standard or specification of their contract. The following measures are required for the entirety of the construction area. The implementing agency will ensure, through contract provisions and specifications, that the contractor adheres to the Item 10
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mitigation measures before and during construction and documents compliance with the adopted mitigation measures.
 Control of fugitive dust is required by District Rule 403 and enforced by District staff.  Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to soil piles, graded areas, unpaved parking areas, staging areas, and access roads.  Cover or maintain at least two feet of free board space on haul trucks transporting soil, sand, or other loose material on the site. Any haul trucks that would be traveling along freeways or major roadways should be covered.
 Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day. Use of dry power sweeping is prohibited.  Limit vehicle speeds on unpaved roads to 15 miles per hour (mph).  All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used.
 Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes [California Code of Regulations, Title 13, sections 2449(d)(3) and 2485].

Provide clear signage that posts this requirement for workers at the entrances to the site.  Provide current certificate(s) of compliance for CARB’s In-Use Off-Road Diesel-Fueled Fleets Regulation [California Code of Regulations, Title 13, sections 2449 and 2449.1].  Maintain all construction equipment in proper working condition according to manufacturer ’s specifications. The equipment must be checked by a certified mechanic and determined to be running in proper condition before it is operated.

Biological Resources
BIO-1: Nesting Birds and Raptors
 Retain a qualified biologist to conduct a preconstruction nesting raptor and bird survey of all suitable habitat on the Project site within 5 days of the commencement of construction or tree removal during the nesting season (generally February 1 through August 31). Surveys should be conducted in accessible areas within a minimum 500-foot radius around the Project site for nesting raptors and birds.
 If active nests are not found during the preconstruction survey, the biologist shall document the findings in a letter report for CDFW and the lead agency, and no further mitigation shall be required.
 If active nests are found, a no-disturbance buffer shall be established around the nest. The buffer distances shall be established by a qualified biologist in consultation with CDFW . The buffer shall be maintained until the fledglings are capable of flight and become independent of the nest tree, Item 10
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to be determined by a qualified biologist. Once the young are independent of the nest, no further measures are necessary.
 If an active nest is discovered outside of the typical nesting season, it shall be avoided using the same avoidance measures that would be applied during the typical nesting season.  If it is determined that construction will not affect an active nest or disrupt breeding behavior onsite, construction may proceed without any restriction or mitigation measure.

BIO-2: Roosting Pallid Bats
 A bat roost survey shall be conducted by a qualified wildlife biologist within 14 days before any ground disturbance. Specific survey methodologies may include visual surveys of bats (e.g., observation of bats during foraging period), inspection for suitable habitat, bat sign (e.g., guano), or use of ultrasonic detectors (e.g., SonoBat, Anabat). If no active roost sites are present within the Project Area, no further actions under this measure are required.  If it is determined that an active roost site cannot be avoided and will be affected, bats will be excluded from the roost site before the tree is removed. The biologist shall consult with CDFW on appropriate bat exclusion methods and roost removal procedures. Exclusion methods may include use of one-way doors at roost entrances (bats may leave, but not reenter), or sealing roost entrances when the site can be confirmed to contain no bats. Once it is confirmed that all bats have left the roost, crews will be allowed to continue work in the area.

BIO-3: Protected Trees
 The Project proponent shall ensure appropriate tree removal or work permits have been obtained in accordance with Chapter 106.39 Tree Preservation and Protection of the Citrus Heights Municipal Code and that compensatory mitigation has been provided, as necessary, for Native Oak Trees and other Protected Trees within the Study Area that will be directly impacted (removed) or indirectly impacted (construction activities within the tree’s dripline) by the Project.  Prior to any mobilization or grading on the site, the Project proponent shall prepare and implement a Tree Replacement Plan in accordance with Chapter 106.39 Tree Preservation an d Protection of the Citrus Heights Municipal Code for Native Oak Trees and other Protected Trees in the Study Area that will be directly impacted (removed).

Cultural Resources
CUL-1: Unanticipated Discoveries
If subsurface deposits believed to be cultural or human in origin are discovered during construction, all work must halt within a 100-foot radius of the discovery. A qualified professional archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards for prehistoric and historic archaeology, shall be retained to evaluate the significance of the find, and shall have the authority to modify the no - work radius as appropriate, using professional judgment. The following notification s shall apply, depending on the nature of the find:

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 If the professional archaeologist determines that the find does not represent a cultural resource, work may resume immediately and no agency notifications are required.  If the professional archaeologist determines that the find does represent a cultural resource from any time period or cultural affiliation, the archaeologist shall immediately notify the lead agency .

The agencies shall consult on a finding of eligibility and implement appropriate treatment measures, if the find is determined to be a Historical Resource under CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines or a historic property under Section 106 NHPA, if applicable.

Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the site either: 1) is not a Historical Resource under CEQA or a Historic Property under Section 106; or 2) that the treatment measures have been completed to their satisfaction.
 If the find includes human remains, or remains that are potentially human, the professional archaeologist shall ensure reasonable protection measures are taken to protect the discovery from disturbance (AB 2641). The archaeologist shall notify the Sacramento County Corone r (per § 7050.5 of the Health and Safety Code). The provisions of § 7050.5 of the California Health and Safety Code, § 5097.98 of the California PRC, and AB 2641 will be implemented. If the coroner determines the remains are Native American and not the result of a crime scene, the coroner will notify the Native American Heritage Commission (NAHC), which then will designate a Native American Most Likely Descendant (MLD) for the Project (§ 5097.98 of the PRC). The designated MLD will have 48 hours from the time access to the property is granted to make recommendations concerning treatment of the remains. If the landowner does not agree with the recommendations of the MLD, the NAHC can mediate (§ 5097.94 of the PRC). If no agreement is reached, the landowner must rebury the remains where they will not be further disturbed (§ 5097.98 of the PRC). This will also include either recording the site with the NAHC or the appropriate Information Center; using an open space or conservation zoning designation or easement; or recording a reinternment document with the county in which the property is located (AB 2641). Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the treatment measures have been co mpleted to their satisfaction.

Geology and Soils
GEO-1: Discovery of Unknown Paleontological Resources
If any paleontological resources (i.e., fossils) are found during Project construction, construction shall be halted immediately in the subject area and the area shall be isolated using orange or yellow fencing until the City is notified and the area is cleared for future work. A qualified paleontologist shall be retained to evaluate the find and recommend appropriate treatment of the inadvertently discovered paleontological resources. In addition, in the event of an inadvertent find, sediment samples shall be collected and processed to determine additional fossil potential on the Project site. If the City resumes work in a location where paleontological remains have been discovered and cleared, the City shall have a paleontologist onsite to observe any continuing excavation to confirm that no additional paleontolo gical Item 10
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Greenhouse Gas Emissions
GHG-1: Implement SMAQMD Tier 1 Best Management Practices The implementing agency shall require the Project to implement Sacramento Metropolitan Air Quality Management District Tier 1 Best Management Practices:
 BMP 1 - Projects shall be designed and constructed without natural gas infrastructure.  BMP 2 - Projects shall meet the current CalGreen Tier 2 standards, except all electric vehicle capable spaces shall instead be electric vehicle ready.

Noise
NOI-1: Land Use Compatibility
The Project applicant shall install air conditioning in all residences constructed on Lots 1 – 5, 82, and 85 – 94, at a minimum, to allow occupants to close doors and windows as desired for additional acoustical isolation. The City shall ensure that building plans include the required air conditioning equipment prior to issuance of building permits.

Traffic and Transportation
TRANS-1: Auburn Boulevard/Sylvan Road Intersection
To address increased levels of queuing on Auburn Boulevard and additional pedestrian activity by Project residents, the Project applicant shall 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 crosswalk.
 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.

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.

TRANS-2: Illegal Southbound U-Turns on Auburn Boulevard To address Project trips desiring to travel northbound on Auburn Boulevard that may choose to perform an illegal U-turn at the southbound left-turn lane serving the Sylvan Corners Plaza, the City shall:

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Final Mitigated Negative Declaration viii September 2023  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.

Tribal Cultural Resources
TCR-1: Unanticipated Discoveries
If subsurface deposits are encountered which represent a Native American or potentially Native American resource that does not include human remains, all work shall cease within 100 feet of the find and the contractor shall immediately contact the City of Citrus Heights and coordinate to contact a member of a culturally affiliated tribe. If the tribal representative determines the find is a TCR, the tribe and the City of Citrus Heights shall consult on appropriate treatment measures. Preservation in place is the preferred treatment, if feasible. Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the site either: 1) is not a Tribal Cultural Resource or a Historical Resource under CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines; or 2) that the treatment measures have been completed to their satisfaction. This Mitigation Measure shall be implemented in conjunction with Mitigation Measure CUL-1.

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1.0 INTRODUCTION
This document is the Final Mitigated Negative Declaration (MND) and the Mitigation Monitoring and Reporting Program (MMRP) for the Sylvan Corners Subdivision. It has been prepared in accordance with the California Environmental Quality Act (CEQA) (Public Resource Code [PRC] Section 21000 et. seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.) as amended. This Final MND and Responses to Comments document supplements and updates the Draft MND (Attachment D) released for public review on July 28, 2023.

The City of Citrus Heights is the Lead Agency for the Proposed Project. On July 28, 2023, the Lead Agency distributed the Draft MND for the Proposed Project to public agencies and the general public for review and comment, as indicated in the Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (Attachment A). In accordance with the State CEQA Guidelines, a 30-day review period, which ended on August 28, 2023, was completed. During the public review period, four (4) comment letters and/or emails on the Draft MND were received from interested parties.

This Final MND and Responses to Comments document is organized as follows:
 Section 1.0 provides a discussion of the purpose and structure of the document;  Section 2.0 contains a summary of the Project Description and a discussion regarding why a recirculation of the Draft MND is not required;
 Section 3.0 includes the comment letters received and responses to these comments;  Section 4.0 includes corrections and revisions made to the Draft MND in response to comments;  Section 5.0 includes the Proposed Project’s Mitigation Monitoring and Reporting P rogram (MMRP), prepared pursuant to PRC Section 21081.6; and
 Section 6.0 includes Attachments to the Final MND.

This Final MND document and the Draft MND together constitute the environmental document for the Proposed Project. As a result of comments received on the Draft MND, minor revisions were required to the Draft MND text, however, there were no substantial revisions that would require recirculation of the document. A substantial revision according to Section 15073.5 of the 2023 CEQA Statute Guidelines shall mean:
“(1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or (2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.”

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2.0 PROJECT OVERVIEW

2.1 Project Location
The Project site is located at 7137 Auburn Boulevard in the City of Citrus Heights and is assigned assessor’s parcel number (APN) 211-0020-025 in Sacramento County. The 11.32-acre vacant parcel is located on the northwest corner of the intersection of Auburn Boulevard and Sylvan Road.

2.2 Project Description
Woodside Homes proposes the Sylvan Corners Subdivision Project, a 94-unit single-family residential subdivision at 7137 Auburn Boulevard in the City of Citrus Heights. The Project will require the approval of a General Plan Amendment, rezone to a Special Planning Area, Tentative Subdivision Map, Design Review Permit, and Tree Removal Permit. The Project would include 80 market-rate units and 14 affordable rate units (at a density of 8.35 dwelling units/net acre). Pursuant to Government Code section 54222.5 of the Surplus Lands Act, the Project is required to provide 15 percent of the units at an affordable rate.

2.3 Decision Not to Recirculate Draft MND
Minor changes were made to Mitigation Measure BIO-1 after the completion of the public/agency comment period for the Draft MND. These revisions do not meet the criteria for recirculation of the MND prior to adoption as outlined in Section 15073.5 of the State CEQA Guidelines. According to the Guidelines, “A lead agency is required to recirculate a negative declaration when the document must be substantially revised after public notice of its availability has been given pursuant to Section 15072 but prior to its adoption.”
The revisions proposed in this Final MND do not meet the criteria for recirculation provided in Section 15073.5 (c) of the CEQA Guidelines. These criteria are provided below, along with an explanation regarding the reasons why the changes to the Project do not require recirculation.

Recirculation in context of the Proposed Project is not required under the following circumstance:
(1) Mitigation measures are replaced with equal or more effective measures pursuant to Section 15074.1.

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3.0 COMMENTS AND RESPONS ES

3.1 Introduction
This section of the document contains copies of the comment letters received during the 30-day public review period, which began on July 28, 2023, and ended on August 28, 2023. Comments and responses to comments are not required to be included in MNDs, but are included here for informational purposes for the public and decision-makers on the Project.

This section contains the following:
 A list of commenters on the Draft MND which lists public agencies, organizations and individuals who submitted comments during the public comment period; and  A response to all comments received on the Draft MND, which includes copies of all letters and emails received during the public comment period.

In conformance with Section 15088(a) of the State CEQA Guidelines, the City of Citrus Heights has considered comments on environmental issues from reviewers of the Draft MND and has prepared written responses. A total of one (1) email request and three (3) comment letters were received via email, commenting on the Draft MND. These letters and the responses to the comments contained in the letters are provided in this section.

A list of public agencies, organizations, and individuals that provided comments on the Draft MND is presented below. The letters and the responses to the comments follow this page.

3.2 List of Commenters
Agencies, individuals, and organizations which commented on the Draft MND are listed below.  California Department of Toxic Substances Control (DTSC)  California Highway Patrol (CHP)
 California Department of Fish and Wildlife (CDFW)
 Central Valley Regional Water Quality Control Board (CVRWQCB)

3.3 Responses to Comments
The following section includes comments and comment letters on the Draft MND received during the public review period, followed by a written response to each comment. The comments and responses are correlated by code numbers shown in the right margin of each comment letter.

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Letter 1. DTSC – Dave Kereazis, received August 5–15, 2023 (email thread – read from bottom).

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Letter 1 Responses to Comments
Summary of Letter 1 Correspondence:

Through a series of phone calls and emails from August 5, 2023, to August 15, 2023, DTSC requested to review the Phase I Environmental Site Assessment (ESA), Phase II ESA, Remediation Plan, and Removal Action Completion Report prepared for the Project site (Appendices H–K of the Draft IS/MND). Alison Bermudez, Senior Planner for the Lead Agency, provided each requested report to DTSC via email. After reviewing each report, DTSC concluded they had no comments on the Draft IS/MND. The City of Citrus Heights appreciates DTSC’s prompt review of the Draft IS/MND appendices.

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Letter 2. CHP – Darren Greene, received August 21, 2023.

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Letter 2 Responses to Comments
Response to Comment 2-1:

This comment summarizes CHP’s concern with the project, citing potential increases in traffic congestion, calls for service, and calls for law enforcement assistance. The Transportation Impact Study (Appendix M of the Draft IS/MND), which was completed in accordance with the City’s Traffic Impact Study Guidelines, and Draft IS/MND conclude that the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection would experience modest increases in delay (i.e., two seconds or less) during both the AM and PM peak hours.

However, Mitigation Measure TRANS-1 would be implemented to reduce potential impacts from increased levels of queuing on Auburn Boulevard and additional pedestrian activity by Project residents to less than significant. Auburn Boulevard and Greenback Lane are among the City’s exempted corridors for level of service (LOS). This was purposefully done given that a considerable amount of the traffic on these streets are through trips, which are outside of the City’s control.

The analysis presented in the Draft IS/MND concludes that the throat depth provided at each project access is sufficient to accommodate the expected outbound queues at each intersection. Comment 2 -1 further states “increased traffic congestion [could] necessitate the need for additional traffic control measures to mitigate the potential increase in crashes and other calls for service.” While a “potential increase in crashes” is not Threshold of Significance under CEQA, Draft IS/MND Section 4.17.6 c) concludes that the project could substantially increase hazards due to design. However, this potential ly significant impact would be mitigated to less than significant with incorporation of Mitigation Measure TRANS-2. TRANS-2 requires the City to monitor illegal U-turns at the southbound left-turn lane serving the Sylvan Corners Plaza and to increase enforcement or post additional signage discouraging the behavior if the action is persistent. This measure would not require an increase in CHP’s enforcement in the area.

The proposed Project would result in a modest increase in population within the City of Citrus Heights.

However, the Project would not increase CHP’s total service area, nor would it necessitate the development of new or physically altered governmental facilities in order to maintain acceptable service ratios, response times or other performance objectives, as described in Draft IS/MND Section 4.15.3. The City reaffirms its finding of less than significant impacts to transportation and public services through applicable CEQA Thresholds of Significance.

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Letter 3. CDFW – Ben Huffer, received August 25, 2023.

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Comments and Responses 3-12 September 2023
Letter 3 Responses to Comments
Response to Comment 3-1:

This comment summarizes CDFW’s role as a Trustee Agency under CEQA.

Response to Comment 3-2:

This comment summarizes the Project Description.

Response to Comment 3-3:

This comment introduces CDFW’s comments and recommendations.

Response to Comment 3-4:

This comment provides recommended changes to Mitigation Measure BIO-1. The City appreciates CDFW’s recommendations and has implemented them below.

BIO-1: Nesting Birds and Raptors
 Retain a qualified biologist to conduct a preconstruction nesting raptor and bird survey of all suitable habitat on the Project site within 14 5 days of the commencement of construction or tree removal during the nesting season (generally February 1 through August 31). Surveys should be conducted in accessible areas within 300 feet a minimum 500-foot radius of around the Project site for nesting raptors and 100 feet of the Project site for nesting birds.  If active nests are not found during the preconstruction survey, the biologist shall document the findings in a letter report for CDFW and the lead agency, and no further mitigation shall be required.
 If active nests are found, a no-disturbance buffer shall be established around the nest. The buffer distances shall be established by a qualified biologist in consultation with CDFW . The buffer shall be maintained until the fledglings are capable of flight and become independent of the nest tree, to be determined by a qualified biologist. Once the young are independent of the nest, no further measures are necessary.
 If an active nest is discovered outside of the typical nesting season, it shall be avoided using the same avoidance measures that would be applied during the typical nesting season.  If it is determined that construction will not affect an active nest or disrupt breeding behavior onsite, construction may proceed without any restriction or mitigation measure.

Response to Comment 3-5:

Comment noted and provided for consideration by the Lead Agency.

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Comments and Responses 3-13 September 2023
Response to Comment 3-6:

This comment provides recommended changes to Mitigation Measure BIO-2. CDFW recommends that if bat roosts cannot be avoided, replacement roost structures should be designed and kept “in place for a minimum of one full year prior to implementing the project.” CDFW’s recommendation is not feasible given the nature of the Project. The Project is located on the corner of a busy intersection in an urban setting. The Project proposes full development of the site for residential use and will be subject to a high level of disturbance post-construction. As written, Mitigation Measure BIO-2 recommends that if it is determined that an active roost site cannot be avoided and will be affected, the biologist shall consult with CDFW on appropriate bat exclusion methods and roost removal procedures. Consulting with CDFW on appropriate bat measures will provide an opportunity for contextually appropriate measures to be developed between the lead agency, the qualified biologist, and CDFW.

Response to Comment 3-7:

Comment noted and provided for consideration by the Lead Agency.

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Final Mitigated Negative Declaration
Comments and Responses 3-14 September 2023
Letter 4. CVRWQCB – Peter Minkel, received August 28, 2023.

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Final Mitigated Negative Declaration
Comments and Responses 3-15 September 2023

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Comments and Responses 3-16 September 2023

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Comments and Responses 3-17 September 2023

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Comments and Responses 3-18 September 2023

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Comments and Responses 3-19 September 2023
Letter 4 Responses to Comments
Response to Comment 4-1:

Comment noted and provided for consideration by the Lead Agency.

Response to Comment 4-2:

This comment cites the RWQCB Antidegradation Policy and recommends the environmental document evaluate potential impacts to both surface and groundwater quality. Potential impacts to both surface water and groundwater quality are addressed in Draft IS/MND Section 4.10.3. All potential impacts to surface and groundwater quality were found to be less than significant with implementation of a Stormwater Pollution Prevention Plan (SWPPP) and compliance with National Pollutant Discharge Elimination System (NPDES) regulations.

Response to Comment 4-3:

See response to Comment 4-2.

Response to Comment 4-4:

Comment noted and provided for consideration by the Lead Agency.

Response to Comment 4-5:

The project will not involve the discharge of dredged or fill material in navigable waters or wetlands.

Response to Comment 4-6:

A Water Quality Certification will not be required for the Project.

Response to Comment 4-7:

There are no non-jurisdictional waters of the State on the Project site.

Response to Comment 4-8:

The Proposed Project will not require groundwater dewatering.

Response to Comment 4-9:

See comment 4-8.

Response to Comment 4-10:

Comment noted and provided for consideration by the Lead Agency.

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Final Mitigated Negative Declaration
Comments and Responses 3-20 September 2023

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Revisions to the Draft MND 4-1 September 2023

4.0 REVISIONS TO THE DRA FT MITIGATED NEGATIVE DECLARATION Minor revisions have been made to the Draft MND text in response to comments received. These revisions include minor clarifying changes to Mitigation Measure BIO-1.

No new avoidable significant effects or new mitigation measures were introduced during the public circulation period that would constitute substantial revisions requiring recirculation of the document.

According to Section 15073.5 of the CEQA Guidelines, a substantial revision shall mean:
(1) a new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.”
The revisions are provided below. Changes in text are identified by strikeout where text is removed and by underline where text is added.

4.1 Mitigation Measure BIO-1
The following text in Mitigation Measure BIO-1 was revised based on CDFW Comment 3-4. Mitigation Measure BIO-1 appears on page 1-2 of the Draft Mitigated Negative Declaration and pages 4-73 and 4- 74 of the Draft Initial Study.

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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-1 September 2023

5.0 MITIGATION MONITORIN G AND REPORTING P ROGRAM

5.1 Introduction
In accordance with CEQA, an MND that identifies adverse impacts related to th e construction activity for the Project was prepared. The MND identifies mitigation measures that would reduce or eliminate these impacts.

Section 21081.6 of the PRC and Sections 15091(d) and 15097 of the State CEQA Guidelines require public agencies to adopt a reporting and monitoring program for changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment.

An MMRP is required for the Project because the MND identified potentially significant adverse impacts related to construction and operation of the Project, and mitigation measures have been identified to mitigate these impacts. Adoption of the MMRP will occur along with approval of the Project.

5.2 Purpose of the Mitigation Monitoring and Reporting Program This MMRP has been prepared to ensure that all required mitigation measures are implemented and completed according to schedule and maintained in a satisfactory manner during the construction and operation of the Project, as required. The MMRP may be modified by the City of Citrus Heights during Project implementation, as necessary, in response to changing conditions or other Project refinements.

The MMRP identifies the category of significant environmental impact(s), individual mitigation measures, monitoring and mitigation timing, responsible person/agency for implementing the measure, monitoring and reporting procedure, and notation space to confirm implementation of the mitigation measures. The numbering of the mitigation measures follows the numbering sequence in the MND.

5.3 Roles and Responsibilities
The City of Citrus Heights and the Project construction contractor are responsible for oversight of compliance of the mitigation measures in the MMRP.

5.4 Mitigation Monitoring and Reporting Program
The column categories identified in the MMRP are described below.  Mitigation Measure – This column lists the mitigation measures by number.  Oversight Responsibility – This column provides the entities responsible for complying with the requirements of the mitigation measure, agencies responsible for oversight of the mitigation implementation, and any outside agencies with which the City of Citrus Heights may coordinate for implementation of the mitigation measure.
 Monitoring Timing or Schedule – This column lists the timing of each activity, and the frequency/schedule of monitoring for each activity.

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Mitigation Monitoring and Reporting Program 5-2 September 2023  Actions/Coordination/Reports – This column summarizes the mitigation activities and reports/deliverables that must be prepared to implement and comply with the required mitigation measure. These actions/reports are described in more detail in the mitigation measure text.

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Sylvan Corners Subdivision
Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-1 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
Air Quality
AQ-1: Implement SMAQMD Basic and Enhanced
Construction Emission Control Practices to
Reduce Fugitive Dust
The implementing agency will require the construction
contractor(s) to implement basic and enhanced control
measures to reduce construction-related fugitive dust as a standard or specification of their contract. The following measures are required for the entirety of the construction area. The implementing agency will ensure, through contract provisions and specifications, that the contractor adheres to the mitigation measures before and during construction and documents compliance with the adopted mitigation measures.  Control of fugitive dust is required by District Rule 403 and enforced by District staff.
 Water all exposed surfaces two times daily. Exposed
surfaces include, but are not limited to soil piles,
graded areas, unpaved parking areas, staging areas,
and access roads.
 Cover or maintain at least two feet of free board
space on haul trucks transporting soil, sand, or other
loose material on the site. Any haul trucks that would
be traveling along freeways or major roadways
should be covered.

Project Contractor and
City of Citrus Heights
During Project construction
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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-2 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
 Use wet power vacuum street sweepers to remove
any visible trackout mud or dirt onto adjacent public
roads at least once a day. Use of dry power sweeping
is prohibited.
 Limit vehicle speeds on unpaved roads to 15 miles
per hour (mph).
 All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In
addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders
are used.
 Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5
minutes [California Code of Regulations, Title 13,
sections 2449(d)(3) and 2485]. Provide clear signage
that posts this requirement for workers at the
entrances to the site.
 Provide current certificate(s) of compliance for
CARB’s In-Use Off-Road Diesel-Fueled Fleets
Regulation [California Code of Regulations, Title 13,
sections 2449 and 2449.1].
 Maintain all construction equipment in proper
working condition according to manufacturer’s
specifications. The equipment must be checked by a
certified mechanic and determined to be running in
proper condition before it is operated.

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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-3 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
Biological Resources
BIO-1: Nesting Birds and Raptors
 Retain a qualified biologist to conduct a
preconstruction nesting raptor and bird survey of all
suitable habitat on the Project site within 5 days of
the commencement of construction or tree removal
during the nesting season (generally February 1
through August 31). Surveys should be conducted in
accessible areas within a minimum 500-foot radius
around the Project site for nesting raptors and birds.
 If active nests are not found during the
preconstruction survey, the biologist shall document
the findings in a letter report for CDFW and the lead
agency, and no further mitigation shall be required.
 If active nests are found, a no-disturbance buffer shall be established around the nest. The buffer distances
shall be established by a qualified biologist in
consultation with CDFW. The buffer shall be
maintained until the fledglings are capable of flight
and become independent of the nest tree, to be
determined by a qualified biologist. Once the young
are independent of the nest, no further measures are
necessary.
 If an active nest is discovered outside of the typical nesting season, it shall be avoided using the same
Project Contractor,
Project Biologist, and
City of Citrus Heights
Within 5 days prior to the
start of construction or tree
removal activities
Nesting raptor and non-raptor
preconstruction surveys. No-
disturbance buffers to be
established in consultation with
CDFW if active nests are found.

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Sylvan Corners Subdivision
Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-4 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
avoidance measures that would be applied during
the typical nesting season.
 If it is determined that construction will not affect an active nest or disrupt breeding behavior onsite,
construction may proceed without any restriction or
mitigation measure.

BIO-2: Roosting Pallid Bats
 A bat roost survey shall be conducted by a qualified
wildlife biologist within 14 days before any ground
disturbance. Specific survey methodologies may
include visual surveys of bats (e.g., observation of
bats during foraging period), inspection for suitable
habitat, bat sign (e.g., guano), or use of ultrasonic
detectors (e.g., SonoBat, Anabat). If no active roost
sites are present within the Project Area, no further
actions under this measure are required.
 If it is determined that an active roost site cannot be avoided and will be affected, bats will be excluded
from the roost site before the tree is removed. The
biologist shall consult with CDFW on appropriate bat
exclusion methods and roost removal procedures.

Exclusion methods may include use of one-way doors
at roost entrances (bats may leave, but not reenter),
or sealing roost entrances when the site can be
confirmed to contain no bats. Once it is confirmed
Project Contractor,
Project Biologist, and
City of Citrus Heights
Within 14 days prior to the
start of construction or tree
removal activities
If roosting bats are determined to
be present within the Project site,
consultation with CDFW prior to
initiation of construction activities
will be required.

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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-5 September 2023

BIO-3: Protected Trees
 The Project proponent shall ensure appropriate tree
removal or work permits have been obtained in
accordance with Chapter 106.39 Tree Preservation and
Protection of the Citrus Heights Municipal Code and
that compensatory mitigation has been provided, as
necessary, for Native Oak Trees and other Protected
Trees within the Study Area that will be directly
impacted (removed) or indirectly impacted
(construction activities within the tree’s dripline) by the Project.
 Prior to any mobilization or grading on the site, the Project proponent shall prepare and implement a Tree
Replacement Plan in accordance with Chapter 106.39
Tree Preservation and Protection of the Citrus Heights
Municipal Code for Native Oak Trees and other
Protected Trees in the Study Area that will be directly impacted (removed).

Woodside Homes and
City of Citrus Heights
Prior to the start of
construction or tree removal
activities

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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-6 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
Cultural Resources
CUL-1: Unanticipated Discoveries
If subsurface deposits believed to be cultural or human in origin are discovered during construction, all work must halt within a 100-foot radius of the discovery. A qualified
professional archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards for prehistoric and historic archaeology, shall be retained to evaluate the significance of the find, and shall have the authority to modify the no-work radius as appropriate, using professional
judgment. The following notifications shall apply, depending on the nature of the find:
 If the professional archaeologist determines that the find does not represent a cultural resource, work may
resume immediately and no agency notifications are
required.
 If the professional archaeologist determines that the find does represent a cultural resource from any time
period or cultural affiliation, the archaeologist shall immediately notify the lead agency. The agencies
shall consult on a finding of eligibility and implement appropriate treatment measures, if the find is
determined to be a Historical Resource under CEQA,
as defined in Section 15064.5(a) of the CEQA
Guidelines or a historic property under Section 106
NHPA, if applicable. Work may not resume within the
Project Contractor,
Project Archaeologist,
City of Citrus Heights
During Project construction If the Project Archaeologist determines a find represents a
cultural resource, consultation with
CRHR, Sacramento County Coroner,
and NAHC may be required.

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Sylvan Corners Subdivision
Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-7 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
no-work radius until the lead agencies, through
consultation as appropriate, determine that the site
either: 1) is not a Historical Resource under CEQA or
a Historic Property under Section 106; or 2) that the
treatment measures have been completed to their
satisfaction.
 If the find includes human remains, or remains that
are potentially human, the professional archaeologist
shall ensure reasonable protection measures are
taken to protect the discovery from disturbance (AB
2641). The archaeologist shall notify the Sacramento
County Coroner (per § 7050.5 of the Health and
Safety Code). The provisions of § 7050.5 of the
California Health and Safety Code, § 5097.98 of the
California PRC, and AB 2641 will be implemented. If
the coroner determines the remains are Native
American and not the result of a crime scene, the
coroner will notify the Native American Heritage
Commission (NAHC), which then will designate a
Native American Most Likely Descendant (MLD) for
the Project (§ 5097.98 of the PRC). The designated
MLD will have 48 hours from the time access to the
property is granted to make recommendations
concerning treatment of the remains. If the
landowner does not agree with the recommendations
of the MLD, the NAHC can mediate (§ 5097.94 of the
PRC). If no agreement is reached, the landowner must
rebury the remains where they will not be further
disturbed (§ 5097.98 of the PRC). This will also include Item 10
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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-8 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
either recording the site with the NAHC or the
appropriate Information Center; using an open space
or conservation zoning designation or easement; or
recording a reinternment document with the county
in which the property is located (AB 2641). Work may
not resume within the no-work radius until the lead
agencies, through consultation as appropriate,
determine that the treatment measures have been
completed to their satisfaction.

Geology and Soils
GEO-1: Discovery of Unknown Paleontological
Resources
If any paleontological resources (i.e., fossils) are found during Project construction, construction shall be halted immediately in the subject area and the area shall be isolated using orange or yellow fencing until the City is notified and the area is cleared for future work. A qualified paleontologist shall be retained to evaluate the find and recommend appropriate treatment of the inadvertently discovered paleontological resources. In addition, in the event of an inadvertent find, sediment samples shall be collected and processed to
determine additional fossil potential on the Project site. If the City resumes work in a location where paleontological remains have been discovered and cleared, the City shall have a paleontologist onsite to observe any continuing excavation to confirm that no additional paleontological resources are in the area. Any fossil materials uncovered during mitigation
Project Contractor,
Project Paleontologist,
City of Citrus Heights
During Project construction
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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-9 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
activities shall be deposited in an accredited and permanent scientific institution, such as the UCMP Berkeley, for the benefit of current and future generations.

Greenhouse Gas Emissions
GHG-1: Implement SMAQMD Tier 1 Best
Management Practices.

The implementing agency shall require the Project to
implement Sacramento Metropolitan Air Quality Management District Tier 1 Best Management Practices:
 BMP 1 - Projects shall be designed and constructed
without natural gas infrastructure.
 BMP 2 - Projects shall meet the current CalGreen Tier 2 standards, except all electric vehicle capable spaces shall instead be electric vehicle ready.

Project Contractor and
City of Citrus Heights
During Project construction
Noise
NOI-1: Land Use Compatibility
The Project applicant shall install air conditioning in all residences constructed on Lots 1 – 5, 82, and 85 – 94, at a minimum, to allow occupants to close doors and windows as desired for additional acoustical isolation. The City shall ensure that building plans include the required air conditioning equipment prior to issuance of building permits.

Woodside Homes, City
of Citrus Heights
During City Design Review
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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-10 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
Traffic and Transportation
TRANS-1: Auburn Boulevard/Sylvan Road
Intersection
To address increased levels of queuing on Auburn Boulevard and additional pedestrian activity by Project residents, the Project applicant shall 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 crosswalk.
 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.

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.

Woodside Homes,
Project Contractor, City
of Citrus Heights
During Project construction
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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-11 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
TRANS-2: Illegal Southbound U-Turns on Auburn
Boulevard
To address Project trips desiring to travel northbound on Auburn Boulevard that may choose to perform an illegal U- turn at the southbound left-turn lane serving the Sylvan Corners Plaza, the City shall:
 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.

City of Citrus Heights After completion of Project
construction

Tribal Cultural Resources
TCR-1: Unanticipated Discoveries
If subsurface deposits are encountered which represent a Native American or potentially Native American resource that does not include human remains, all work shall cease within 100 feet of the find and the contractor shall immediately contact the City of Citrus Heights and coordinate to contact a member of a culturally affiliated tribe. If the tribal
representative determines the find is a TCR, the tribe and the City of Citrus Heights shall consult on appropriate treatment measures. Preservation in place is the preferred treatment, if feasible. Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the site either: 1) is not a Tribal Cultural Resource or a Historical Resource under CEQA, as defined in Project Contractor,
Project Archaeologist,
City of Citrus Heights
During Project construction Consultation between the City and the culturally affiliated tribe is
required in the event of a potentially
Native American resource discovery.

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Final Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program 5-12 September 2023

SYLVAN CORNERS SUBDIVISION MITIGATION MONITORING AND REPORTING PROGRAM Documentation of Compliance
Mitigation Measure Oversight
Responsibility
Monitoring Timing or
Schedule Actions/Coordination/Reports
Section 15064.5(a) of the CEQA Guidelines; or 2) that the treatment measures have been completed to their satisfaction.

This Mitigation Measure shall be implemented in conjunction with Mitigation Measure CUL-1.

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6.0 LIST OF ATTACHMENTS
Attachment A – Notice of Intent
Attachment B – Proof of Publication
Attachment C – Notice of Determination and CDFW Filing Fee Receipt Attachment D – Draft Initial Study and Mitigated Negative Declaration for the Sylvan Corners Subdivision

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ATTACHMENT A
Notice of Intent

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ATTACHMENT B
Proof of Publication

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ATTACHMENT C
Notice of Determination and CDFW Filing Fee Receipt

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ATTACHMENT D
Draft Initial Study and Mitigated Negative Declaration for the Sylvan Corners Subdivision Item 10
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ATTACHMENT 2

RESOLUTION NO. 2023 - ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CITRUS

HEIGHTS, CALIFORNIA, ADOPTING A GENERAL PLAN MAP

AMENDMENT, APPROVING A TENTATIVE MAP, DESIGN REVIEW PERMIT

AND A TREE PERMIT FOR THE SYLVAN CORNERS PROJECT LOCATED AT 7137 AUBURN BOULEVARD

WHEREAS, Woodside Homes submitted an application for approval of:

1. A General Plan Amendment to modify the land use designation from Public to Medium Density Residential as shown in Exhibit A;

2. A Tentative Subdivision Map for the division of the property to accommodate 94 lots for homes and 6 open space lots;

3. A Design Review Permit for the construction of a 94 lot subdivision and open space areas featuring a passive recreation area and a detention basin with connections to the adjacent school and Sylvan Plaza; and

4. A Tree Permit for the removal of certain trees and encroachment within the dripline of other trees.

WHEREAS, the Planning Commission held a public hearing on September 13, 2023, in which it recommended approval of the General Plan Amendment as shown in Exhibit A and approval of the Tentative Subdivision Map, Design Review Permit and Tree Permit subject to the Findings contained herein and the Conditions of Approval attached as Exhibit B;

WHEREAS, the City Council has adopted a Mitigated Negative Declaration and Monitoring Report for the project, potential impacts could be avoided or reduced to a level less than significance by mitigation measures;

WHEREAS, the City Council has reviewed and considered all of the evidence in the record before it, including, but not limited to all reports, studies, memoranda, maps, staff reports, or other planning documents relating to the project prepared by the City, or consultants to the City, with respect to the City’s consideration of the General Plan amendment, Tentative Subdivision Map, Design Review Permit and Tree Permit; all written correspondence submitted to the City; and all oral and written testimony submitted to the City. The City Council has relied on all of the evidence in the record of proceedings in reaching its decision, even if not every document was formally presented to the City Council, Planning Commis sion or City Staff as part of the City files generated in connection with the project;

NOW, THEREFORE, BE IT RESOLVED that the Citrus Heights City Council hereby finds as follows:

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Findings for Approval of the General Plan Amendment

1. The amendment, changing the designation of the project site from Public to Medium Density Residential (MDR), is internally consistent with other provisions of the General Plan;

2. The change in land use designations is consistent with the General Plan because adequate land still remains to provide a variety of housing opportunities for residents;

3. The amendment will not be detrimental to the public interest, health, safety, convenience or welfare of the City; and

4. The site is physically suited for the proposed development.

Findings for Approval of the Tentative Subdivision Map

1. The project is consistent with the General Plan provided the designations onsite are changed from Public to Medium Density Residential. The project supports the General Plan goals of providing a variety of housing options within the City;

2. The site is physically suited for the type and proposed density of development;

3. The design of the subdivision is not likely to cause substantial environmental damage and the type of improvements are not likely to cause serious public health problems with the adoption of mitigation measures contained in the Final EIR; and

4. The project will not conflict with easements acquired by the public at large for access through or use of property within the subdivision, with adoption and modification of easements shown on the project plans and as conditioned.

Findings for Approval of the Design Review Permit

1. The Sylvan Corners project complies with the Zoning Code with the incorporation of the conditions of approval and approval of the amendment to rezone the property into the Sylvan Corners Special Planning Area;

2. The project is consistent with the General Plan provided the designations onsite are changed from Public to Medium Density Residential, and/or any previously approved planning permit;

3. The project’s architectural design and building massing and scale are appropriate to and compatible with the site surroundings and the community;

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4. The project provides attractive and desirable site layout and design, including building arrangement, exterior appearance and setbacks, drainage, fences and walls, grading, landscaping, lighting, signs, etc.;

5. The project complies with all applicable design standards in Chapter 106.31 and/or other applicable City design guidelines and policies;

6. The project provides safe and efficient public access, circulation and parking, including bicycle and pedestrian accommodations where appropriate; and

7. The project provides open space and landscaping, including the use of water efficient landscaping.

Findings for Approval of the Tree Permit

1. Approval of the Tree Permit for the Sylvan Corners project will not be detrimental to the public health, safety or welfare; and

2. Measures have been incorporated into the project to mitigate impacts to remaining trees and trees that will be relocated.

BE IT FURTHER RESOLVED that

1. The matters set forth in the p receding clauses of this resolution are hereby adopted and incorporated;

2. The City Council does hereby adopt the General Plan map change put forth in Exhibit A; and

3. The City Council does hereby adopt the Tentative Subdivision Map, Design Review Permit, and Tree Permit subject to the conditions of approval set forth in Exhibit B.

PASSED AND ADOPTED by the City Council of the City of C itrus Heights, California, this 12th day of October 2023, by the following roll call vote:

AYES: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:
_____________________________
Tim Schaefer, Mayor

ATTEST:

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______________________
Amy Van, City Clerk

Attachments:

Exhibit A – General Plan Land Use Amendment
Exhibit B – Conditions of Approval
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WILLOW WAY

TARTANILLA CIRCLE
FAIRYTALE ST.

KINGSMAN AVE.

AUBURN BLVD.

OLD AUBURN BLVD.

SYLVAN RD.

WILLOW WAY

TARTANILLA CIRCLE
FAIRYTALE ST.

KINGSMAN AVE.

AUBURN BLVD.

OLD AUBURN BLVD.

SYLVAN RD.

GENERAL PLAN AMENDMENT

EXHIBIT

SYLVAN CORNERS

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

GENERAL

COMMERCIAL

MEDIUM DENSITY

RESIDENTIAL

LOW DENSITY

RESIDENTIAL
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Exhibit B to Attachment 2

CONDITIONS OF APPROVAL FOR THE SYLVAN CORNERS PROJECT

CONDITIONS OF APPROVAL FOR THE TENTATIVE SUBDIVISION MAP

1) The Tentative Subdivision Map shall be exercised within a three (3) a year period from the date of the approval. Extensions in time shall be subject to 106.64.070 of the Zoning Code and in compliance with the Subdivision Map Act. The Tentative Subdivision Map will become effective upon the date of the City Council approval of the General Plan Amendment and Zone change.

2) This project is approved as shown in Attachments 1 through 7 and A through O and as conditioned or modified below.

3) The applicant shall comply with the Mitigated Negative Declaration a nd fulfill all of the measures contained in the Mitigation and Monitoring Program. The following measures must be complied with as outlined in the Mitigation and Monitoring Program and summarized below:

 Implement basic and enhanced construction emission control practices to reduce fugitive dust (AQ-1)
 Conduct a pre-construction surveys for nesting raptors and birds (BIO-1)  Conduct a pre-construction for roosting pallid bats (BIO-2)  If subsurface deposits believed to be cultural or human in origin are discovered during construction, all work must halt Cessation of all work should occur if tribal cultural resources are discovered during construction. (CUL-1)
 If any paleontological resources (i.e., fossils) are found during Project construction, construction shall be halted immediately in the subject area and the area shall be isolated. (GEO-1)
 Implement Best Management Practices for Air Quality (GHG-1)  If subsurface deposits are encountered which represent a Native American or potentially Native American resource that does not include human remains, all work shall cease (TCR-1)

4) Prior to the commencement of any activities onsite, the applicant shall provide a written report listing how all mitigation measures and Conditions of Approval have been addressed. The City must receive and approve this report before any construction activities (including mobilization, site clearing and grading) occur onsite.

5) Submit and receive approval of Conditions, Covenants, and Restrictions (CC&Rs) for the project prior to recordation of the final map. (Planning)

6) CC&Rs shall be recorded following approval by the State Bureau of Real Estate. (Planning)

7) The CC&Rs shall include the following provisions:

a) 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. On-street parking shall be available for guests.

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b) Driveway and Guest parking spaces cannot be u sed for the storage of residents’ RVs, boats, trailers, commercial vehicles, etc.

c) 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.

d) 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.

e) A disclosure to buyers of those lots adjacent to school property (Lots 20 – 32, 71, 75, and 76) that installation of gates or other access points to the school property is prohibited and that rear yard fencing shall be kept in its original design for visual compatibility from the adjacent school property.

f) Those lots adjacent to school property (Lots 20 – 32, 71, 75, and 76) shall maintain the rear fencing that is adjacent to the school, in good order including missing boards and rails.

g) A disclosure for lots 17 through 19 b uyers of the 10 -ft wide drainage easement along the west property line(s) which may impact their ability to construct amenities (sheds, patios, etc.)

i) No changes to the CC&Rs, having to do with public streets (i.e. parking, fire acces), shall be made without the City’s prior written consent. (Planning)

8) The establishment of a Home Owner’s Association (HOA) is required for the project. The applicant shall establish a long -term financing program for the HOA . The applicant shall demonstrate to the City that funds will be adequate for maintaining all of the items for which the HOA will have responsibility. (Planning)

The HOA shall be responsible for the following:

a) The long-term maintenance for the private al leys in a manner consistent with the City’s public roadways and in compliance with Sacramento Metropolitan Fire District.

b) Maintenance of all common areas (open space/lettered lots) including monumentation, landscaping, trees, lighting, passive park amenities, fencing, and walking trails.

c) Maintenance of the private storm drain systems within private alleys, water quality features including manholes, proprietary devices, and the detention/water quality basin soil/filtration media, mulching and landscaping.

d) Maintenance of front yard landscaping including routine maintenance such as trimming, pruning, blowing. Irrigation and plant replacement will be the responsibility of the homeowner.

e) Maintenance of the detention basin and i ts amenities including LID components, vegetation, fencing, trails, monumentation, and signage.

f) Maintain development fencing located adjacent to right -of-ways, open spaces including passive park and detention basin . The HOA will be responsible for enforc ing the Item 10
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fencing maintenance and fence design that will be located on Lots 20 -32, 71, 75, and 76 to ensure consistency in appearance and maintenance is kept for those lots adjacent to the school property. Upon receipt of notification from the City of a fen ce deficiency, the HOA shall be responsible for correcting the deficiency within 60 days from date of initial notification.

g) Maintain striping of on-street parking spaces along the alleys.

h) Assist the residents with a minimum of three annual Community Clean-up Days by providing refuse collection dumpsters and temporary storage on a scheduled basis.

i) Work with the adjacent school in developing educational opportunities for students to access the detention basin and learn about the environment. Signage identifying plants and water treatments is encouraged.

9) The improvement plans include the following:

a) A final landscaping plan for all areas not within the open space area s including the lettered lot entrances that provide the gateway to the project. Landscaping or other design elements shall be designed to screen any aboveground equipment, such as cable boxes, air conditioners, utility equipment, etc. The location of all such aboveground equipment shall be noted on the plans.

b) The design of all fences and walls shall be approved by the City. The fencing shall include metal tubular fencing around the drainage basin parcel and at the open space lot adjacent to the school and a n enhanced design of along the western property line adjacent to the school for the residences.

c) All above ground utilities, such as equipment for water, cable, fire, sewer, etc., shall be located and screened from public view to the greatest extent possible. (Planning)

d) The final landscape plan for the basin shall include a mix of pl antings (trees, shrubs, grasses, etc) so the basin is attractive not only for those living in the nearby residents for those passerby’s along Auburn Boulevard.

e) The final landscape plans shall comply with the Citrus Heights Zoning Code.

10) Submit and recei ve approval of a Construction Traffic Management Plan (CTMP) prior to mobilization or initiation of any construction activities. The CTMP shall include items such as:
the number and size of trucks per day, expected arrival and departure times, truck circul ation patterns, location of truck staging areas, employee parking, and the proposed use of traffic control/partial street closures on public streets. The overall goal of the CTMP shall be to minimize traffic impacts to public streets and maintain a high le vel of safety for all roadway users. (Planning/Engineering)

11) No parking along Auburn Blvd during construction. Location of workers’ parking area shall be shown on the CTMP. (Engineering)

12) The City will monitor (either through counts or complaints filed) the southbound left turn pocket (access for 7142/7144 Auburn Blvd) between the project driveway and the Sylvan/Old Auburn/Auburn intersection for unlawful movements. Within one year after occupancy of the 75th dwelling unit, the City will determine whethe r modifications are needed for the existing SB left-turn pocket. Should additional improvements be needed (i.e. additional signage); the Item 10
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applicant shall submit, receive approval of improvement plans and construct the required improvements. The developer s hall post a $10,000.00 bond or cash equivalent prior to the subdivision’s final acceptance. (Engineering)

13) Each parcel is allowed only one driveway accessing a public street. (Engineering)

14) The following requirements apply to new residential streets:

a) Streetlights along the proposed public streets are required and shall meet all City requirements. A photometric study shall be conducted and provided to the City engineering division for review and approval. Type B street light poles for the subdivision streets shall be constructed with LED post top fixtures. City will assign the street light numbers at time of construction. Street light installation will require installation of a metered street light service pedestal per SMUD requirements. Developer shall coordinate all SMUD connections and requirements with the Citrus Heights Engineering Division. (Engineering)

b) Street name signs and any required traffic signs and/or striping within the subdivision and along existing public streets (Auburn Blvd and Old Auburn Road) shall meet City requirements and the California Manual on Uniform Traffic Control Devices (CA MUTCD). (Engineering)

15) Applicant shall develop signal modifications and striping plans for the following improvements and coordinate with the City Engineer for approval and implementation:

a) Modify signal phasing at the Sylvan/Auburn/Old Auburn traffic signal to operate the eastbound and westbound approaches with lead/lag protected left turn phases (versus current split phasing).

b) Signalize the channelized southbound, eastbound and westbound right-turn lanes, providing push button pedestrian detection in each crosswalk. Operation of the signalized right turn lanes shall be determined by the City Engineer.

c) 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.

d) Coordinate with City for concurrent modification to signalize the westbound right-turn lane.

All signal modification items shall be designed, approved and constructed as a single project. (Engineering)

16) Dedicate 12.5-ft wide PUE (Public Utilities Easement) along front property lines for lots adjacent to public streets. (Engineering)

17) Dedicate 10-ft wide Drainage Easement along west property lines for Lots 17-19 for existing 15” SD pipe. (Engineering)

18) Submit and receive approval of improvement plans for public infrastructure in the subdivision.

a) Sidewalks along the public streets for the interior of the project shall have a minimum width of 5 feet.

b) Type 2 (vertical) curbs and gutters are required along portions of the public street that do not front residential parcels (Lots A -D). Type 2 (vertical) curbs and gutters are required Item 10
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along portions of the public streets that have separated sidewalks per City and County standards.

c) Intersections shall be evaluated for minimum sight distance requirements by a licensed traffic engineer. Parking shall be restricted based on the evaluation but shall not be less than 20 feet measured from the curb returns for public streets and not less than 10 feet measured from the curb returns for alley intersections. “No parking” signs or red curbs (as approved by the City) shall be clearly marked within these areas.

d) Provide adequate space in front of clustered mailboxes for residents to temporarily park, pick up mail and leave.

19) The project’s post -development (proposed) stormwater runoff cannot exceed the pre - development (existing) runoff. A site drainage/hydrology report shall be provided per Sacramento County storm drainage design criteria. Including confirming the public pipes downstream are of adequate size. https://engineering.saccounty.gov/Documents/Section9- StormDrainageDesign.pdf. (Engineering)

20) Site shall conform to the water quali ty design standards as outlined in the State Construction General Permit and City of Citrus Heights MS4 Permit requirements. A Storm Water Pollution Prevention Plan (SWPPP) will be requried. https://emd.saccounty.gov/EH/Documents/R5- 2015-0023.pdf
https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html Prior to ANY construction, developer shall obtain a WDID# for the project’s stormwater Construction General Permit. (Engineering)

21) Project shall incorporate applicable pre and post treatment Best Management Practices (BMPs), Low -impact development (LID), and/or hydro modification strategies in compliance with the stormwater quality design standards in effect in Citrus Heights at the time the development application was deemed complete. (Engineering)

22) The applicant shall insure that each parcel drains (storm and irrigation water) toward the street.

Sheet flow across one adjacent lot prior to entering the street is acceptable. Concentrated flows require a Storm Drain Easement if they cross parcel lines. (Engineering)

23) The applicant shall submit a geotech nical report for paving specifications to the satisfaction of the City Engineer. (Engineering)

24) Pedestrian gate connection from the development to the adjacent school shall be designed and operated as per school policy. (Engineering)

25) The local refuse collection company shall review and approve a trash receptacle plan to assure feasibility of pick -up and truck maneuvering. The plan should address the following for cluster home areas:

a) Location of receptacle pick-up.

b) Description of any parking restrictions during pick-up dates (i.e. hours or “No Parking”).

c) Container space is needed for garbage, recycles, green waste (unless disposal is performed by HOA), and potential organic (per AB 1826).

d) Describe procedure for bulky waste pick-up (collected 3 times per year). (Engineering) Item 10
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26) Prior to recordation of the Final Subdivision Map, the developer shall pay required SRPD/Quimby Act and park impact fees. (Engineering)

27) Prior to issuance of each building permit, development impact fees ( Drainage, Multimodal, and Transportation) shall be paid. (Engineering)

28) Comply with all requirements of the Sacramento Fire Metropolitan Fire District including the following:

a) Submit and receive approval of improvement plans which meet the following requirements:

o Provide a note on the plan that reads, “Fire access roadways shall be built to bear a minimum of 80,000 pounds and meet the Sacramento County Public Works Standards for roadways. A report, prepared by a registered geotechnical engineer, verifying the ability of the road to bear the required minimum weight, shall be submitted with any plan indicating construction of roadway. Verification of constructed roadway shall be provided by a registered geotechnical engineer prior to final of the project.”

o Identify the proposed hy drants as public or private. Approved fire hydrants capable of providing the required fire flow for the protection of any and all structures shall be located along the fire apparatus access roadway. The required fire hydrants shall be installed and operat ional prior to any construction or on -site storage of combustible materials. The minimum required fire flow for the protection of commercial developments is 1,500 gallons per minute (gpm) at a pressure of 20 pounds per square inch (psi) for a two-hour duration.

b) Prior to issuance of a final building permit, submit and receive approval of residential fire sprinkler plans in accordance with the California Residential Code.

c) Prior to issuance of a final building permit, submit and receive approval of a Certificate of Release (COR) for all new homes served by the private road serving the particular home.

d) Prior to combustible materials being brought on site, fire hydrants shal l be operational and fire access roads shall be paved and provided in accordance with approved improvement plans.

e) Prior to granting final occupancy, the following requirements shall be met:

o Approved numbers or addresses shall be placed on all new or existing buildings in such a position as to be easily read from the street or road fronting the property.

o Residential roof coverings shall consist of materials having a minimum Class C rating.

o All items identified on the Fire District Red Card shall be inspected, tested, and approved. (SMFD)

29) Comply with all requirements of the Citrus Heights Water District including the following:

a) A combination of 8 -inch and 6 -inch water mains and fire hydrant laterals will be required within the new subdivision. These water mains, and any other CHWD appurtenances, such as fire hydrants and blow-off valves, shall be located within a road Right of Way (preferred), Item 10
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PUE, or within a dedicated easement granted to CHWD (Location, number, and sizing to be determined during plan review).

b) The new water mains serving the subdivision will need to be tied-in to the existing system at a minimum of two separate locations to provide system redundancy (Locations to be determined during plan review).

c) Fire hydrant spacing and facilities shall comply with Sacramento Metropolitan Fire District requirements.

d) Install 1 -inch metered domestic service to all single family dwellings. Water meter box location shall be determine d during the Improvement Plan phase. I nstall metered irrigation services and backflow prevention assemblies as required for landscaping and various park and picnic areas. The size and quantity to be determined during design phase.

e) The location of all pla nts and trees shall be approved by the District to ensure water facilities are not impacted. Irrigation piping shall be located within its own trench and not encroach upon District water mains.

f) The CHWD’s normal operating water pressure in this area may exceed 80 psi, which may require a pressure regulating valve installation to meet local building codes.

g) Installation of all water district improvements shall be at developer’s expense.

h) Any easements granted to the District for the water facilities shall be prepared by the developer at the developer’s expense.

i) The developer shall pay all fees and charges for plan check, construction water, inspection, and installation. (CHWD)

30) Comply with all requirements of the Sacramento Area Sewer District (S acSewer) including the following prior to submittal of improvement plans:

a) Sewer infrastructure will be required. Current SacSewer Standards and Specifications apply to any offsite or onsite public sewer construction or modification. These improvements must be shown on the plans. Field modifications to new or existing precast manh ole bases are not allowed.

b) Each building on each lot shall have a separate sewage source and separate connection to SacSewer’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each buil ding on that parcel must have a separate connection to a private onsite sewer line or a separate connection to the SacSewer public sewer line. These improvements must be shown on the plans.

c) Sewer easements may be required to service this parcel. All pub lic sewer easements will be dedicated to SacSewer in a form approved by the District Engineer. All public sewer easements will be at least 20 feet in width and will require continuous access for installation and maintenance. SacSewer will only provide main tenance in public right -of-ways and SacSewer dedicated sewer easements. No awning or overhang may encroach on the easement area. At minimum, an all-weather access road must be provided to all manholes.

d) Alignment of all main lines and structures must prov ide a minimum of 1 foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer Item 10
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is to be located a minimum of 10 feet (measured horizontally) from any structure or footing.

Show public sanitary sewer and water su pply facilities in accordance with the Health and Safety Code.

31) Prior to issuance of building permits, sewer impact fees will be required. (SacSewer)

32) Comply with all requirements of the Sacramento Municipal Utility District (SMUD) including the following:

a) SMUD has existing underground 12kV facilities along Auburn Blvd that will need to remain.

The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

b) Structural setbacks less than 14 -feet shall require the Applicant to conduct a pre - engineering meeting with all utilities to ensure property clearances are maintained.

c) Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant’s property.

d) In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal.

e) SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.

f) The Applicant shall not place any building foundations within 5 -feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).

g) In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5 -foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.

h) The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at: https:// www.smud.org/en/Business- Solutions-and-Rebates/Design-and- Construction-Services.

i) The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.

j) The App licant shall dedicate a 12.5 -foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights -of-ways along lot frontage. Dedicate a 0-foot public utility easement along side streets of corner lots and a 10-foot public utility easement along Auburn Boulevard.

k) The Applicant shall dedicate any private drive, ingress and egress easement, (and 4-foot adjacent thereto) as a public utility easement for (overhead and) underground facilities and Item 10
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appurtenances. All access roads shall meet minimum SMUD requirements for access roads.

l) The Applicant shall dedicate and provide all -weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20 -feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15 -feet from the drivable surface.

m) Applicant will include phasing of development and order of planned construction upon submitting a new service application to SMUD for the initial subdivision phase(s) and/or road improvement backbone project(s).

n) Development should be phased to start adjacent to existing electrical infrastructure to minimize temporary overhead and/or underground electrical facilities.

o) Development phases submitted for new service should include all lots fronting streets. (SMUD)

33) Woodside Homes and/or successor in interest agrees to indemnify, defend, and hold harmless the City, its officials, officers, employees, agents and consultants from any and all administrative, legal or equitable actions or other proceedings instituted by any person not a party to this permit challenging the validity of the Project Approval or any Subsequent Project Approval, or otherwise arising out of or stemming from these Approva ls. Woodside Homes and/or successor in interest may select its own legal counsel to represent their interest at their sole cost and expense. The parties shall cooperate in defending such action or proceeding. Woodside Homes and/or successor in interest shall pay for City's costs of defense, whether directly or by timely reimbursement on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorneys' fees expended by City in defense of any such action or other proceeding, plus staff and City Attorney time spent in regard to defense of the action or proceeding. The parties shall use best efforts to select mutually agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel an d Woodside Homes and/or successor in interest agrees to pay directly or timely reimburse on a monthly basis City for all such court costs, attorney fees, and time referenced herein. (City Attorney)

CONDITIONS OF APPROVAL FOR THE DESIGN REVIEW PERMIT

1) The design review permit approval shall be exercised within a t hree (3) year period from the date of final approval and if not exercised shall expire. The design review permit approval will become effective upon the date of the City Council approval of the General Plan Amendment and Zone Change.

2) This project is approved as shown in Attachments 1 through 7 and A through O and as conditioned or modified below.

3) Construct at a m inimum 14 one -story homes and a maximum of 28 one -story homes. (Planning)

4) The applicant shall comply with the MND and fulfill all of the measures contained in the Mitigation and Monitoring Program. The following measures must be complied with as outlined in the Mitigation and Monitoring Program and summarized below:

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 Air conditioning shall be installed (NOI-1)
 Auburn Boulevard/Sylvan intersection shall be modified for the additional pedestrian activity (TRANS-1)
 Monitoring of the potential for illegal southbound U-turns on Auburn Boulevard (TRANS-2) o The City will monitor (either through counts or complaints filed) the southbound left turn pocket (access for 7142/7144 Auburn Blvd) between the project driveway and the Sylvan/Old Auburn/Auburn intersection for unlawful movements. Within one year after occupancy of the 75th dwelling unit, the City will determine whether modifications are needed for the existing SB left-turn pocket. Should additional improvements be needed (i.e. additional signage); the applicant shall submit, receive approval of improvement plans and construct the required improvements. The developer shall post a $10,000.00 bond prior to the subdivision’s final acceptance.
o

5) The applicant and the City shall enter into an Affordable Housing Agreement as required by the Surplus Lands Act (GC 54220 through 54233). The Affordable Housing Agreement shall implement the policies and procedures outlined in the City’s Affordable Housing Guidelines. (Planning/Housing)

6) Construction hours shall be r estricted to the hours of 6:00 AM to 8:00 PM weekdays, and 7:00 AM to 8:00 PM on weekends. (Planning)

Prior to Issuance of Building Permits

7) The exterior elevations choices shall be dispersed throughout the development to the best extent possible. No adjacent lots shall have the same elevation. (Planning)

8) Available on -street parking along the alley ways shall be striped to meet or exceed the minimum dimensions contained in the Citrus Heights Zoning Code.. (Planning)

9) The applicant shall submit a final Landscape Plan that:

a) Demonstrates all landscaping complies with the requirements of the Zoning Code including water efficient landscape requirements, shading requirements, and landscape area requirements; and

b) Incorporates existing onsite trees that are to remain.

c) Includes landscaping for all HOA -maintained land and “typicals” for each type of housing product. (Planning)

10) Submit and receive approval for design of all proposed fencing . The rear fencing along lots 20- 32, 71, 75, and 76 shall be an upgraded design to meet the satisfaction of the Planning Division. (Planning)

11) The project, including individual home lots, shall comply with the Outdoor Lighting Ordinance.

All on-site external lighting shall be designed to have no off -site glare. All light fixtu res shall have full cut -off lenses and be dark sky friendly. Floodlights are not permitted. Lighting cut - sheets are required prior to issuance of Building Permit. (Planning)

12) Prior to the issuance of any building permits, the applicant shall provide a writ ten report listing how all mitigation measures and conditions of approval have been addressed. (Planning)

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During Construction and Prior to Issuance of Occupancy Permits

13) Prior to installation of landscaping, the project Landscape Architect shall submit documentation to the City that demonstrates:

a) Soil has been tested and prepared as necessary based on the Soils Analysis;

b) The irrigation has been installed compliant with the Zoning Code and the Model Water Ordinance and approved landscape plan; and

c) Tree planting sites shall comply with the minimum soil volume as identified in the Zoning Code and landscape plan. (Planning)

14) Prior to the completion of project and acceptance of public improvements, the project Landscape Architect shall:

a) Certify in writing that the landscaping has been installed in compliance with the Zoning Code and approved landscape plan; and

b) Demonstrate and certify in writing that the irrigation has been installed and is in compliance with the Zoning Code and landscape irrigation plans. The City may require an irrigation audit be performed by a certified irrigation auditor. (Planning)

15) Following the insta llation of the landscaping, all landscape material shall be maintained in a healthy and weed free condition; dead plant material shall be replaced immediately. All trees shall be maintained and pruned in accordance with the accepted practices of the Intern ational Society of Arboriculture. Any pollarding or significant tree trimming performed on existing or proposed trees is subject to Planning Division approval prior to commencing trimming. (Planning)

16) Minor modifications to the design of the project, including site layout, colors and materials, may be approved by the Planning Division provided such changes are consistent with the overall design as approved herein. Major modifications will require Planning Commission approval. (Planning)

17) Prior to project c lose-out, the property owner must complete & record a Stormwater Quality Maintenance Declaration that outlines the maintenance of the storm drain water quality device(s) and/or Low Impact Development (LID) feature(s) that are constructed for the project.

The declaration shall specify owner’s ongoing maintenance responsibilities and allow periodic City inspections of the stormwater filtration device(s).

18) Woodside Homes and/or successor in interest agrees to indemnify, defend, and hold harmless the City, its officials, officers, employees, agents and consultants from any and all administrative, legal or equitable actions or other proceedings instituted by any person not a party to this permit challenging the validity of the Project Approval or any Subsequent Project Approval, or otherwise arising out of or stemming from these Approvals. Woodside Homes and/or successor in interest may select its own legal counsel to represent their interest at their sole cost and expense. The parties shall cooperate in defend ing such action or proceeding. Woodside Homes and/or successor in interest shall pay for City's costs of defense, whether directly or by timely reimbursement on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorne ys' fees expended by City in defense of any such action or other proceeding, plus staff and City Attorney time spent in regard to defense of the action or proceeding. The parties shall use best efforts to select mutually Item 10
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agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel and Woodside Homes and/or successor in interest agrees to pay directly or timely reimburse on a monthly basis City for all such court costs, attorney fees, and time referenced herein. (City Attorney)

CONDITIONS OF APPROVAL FOR THE TREE PERMIT

1) Minor modifications to the Tree Permit, including additional trees and/or encroachments, may be approved by the Planning Division provided such changes are consistent with the guidelines for tree preservation. (Planning)

2) The conditions of approval shall be distributed to all contractors and subcontractors who have access to the site. It is the responsibility of the developer and contractor to inform all subcontractors of the tree preservation requirements. (Planning)

Prior to the Issuance of Any Permits (Including Grading)

3) The applicant shall submit an updated arborist report and tree impact assessment report. The tree impact assessment report shall include all preservation mea sures that the applicant shall undertake during construction to ensure the long -term health and safety all trees that will remain or be relocated. This arborist report shall include any trees located on or off-site that may be impacted by construction. Encroachment under the dripline shall be considered and final layout shall reduce encroachments to the best extent possible. (Planning)

4) The project applicant shall provide mitigation for the loss of protected trees consistent with the Tree Preservation Ordinance and MND. The large oak tree on Lot F shall be preserved to the best extent possible for the tree’s long -term health. Specific review of the encroachments in the protected root zone shall be considered (utilities, roadway, pathways, etc.) . If following review of the improvement plans, the City is concerned about this tree’s long -term health, the City may require the applicant to mitigate the potential loss through the execution of a bond or other agreement approved by the City Attorney, to secure any tree replacement costs should the tree need to be removed and replaced. The cost shall be determined by the City based upon industry standards for similar size and species. (Planning)

9) The applicant shall comply with the mitigation measures contained in the Mitigation and Monitoring Program. The following measures must be complied with as outlined in the Mitigation and Monitoring Program and summarized below:

 Tree removals and mitigation shall be in compliance with the Tree Preservation and Protection Ordinance (BIO-3)

10) Prior to mobilization of construction equipment , grading activities , or site work (whichever comes first), the applicant shall install a minimum of a six -foot high chain link fence (or acceptable alternative) at the outermost edge of the tree protection zone for each tree or group of trees proposed to remain. Signs must be installed by the applicant on the temporary fence at least two (2) equidistant locations to be clearly visible from the lot. The size of each sig n shall be a minimum of two feet (2’) by two feet (2’) and must contain the following language:

“WARNING: THIS FENCE SHALL NOT BE REMOVED OR

RELOCATED WITHOUT WRITTEN AUTHORIZATION
FROM THE PLANNING DIVISION” (Planning)

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11) The applicant shall con tact the Planning Division and certified project arborist to inspect and approve the temporary fencing and signs around the protected zone before beginning any construction. (Planning)

12) Any watering or deep root fertilization which the arborist deems necessary to protect the health of the tree due to the construction impacts shall be completed by the applicant. (Planning)

During Construction and Prior to Issuance of an Occupancy Permit

13) The following information must be located on-site during construction activities:

a) Arborist reports

b) Approved site plan including fencing plan

c) Conditions of approval for the Tree Permit (Planning)

14) The project’s certified arborist shall monitor any excavation within the dripline of any tree, including off-site trees if their protected zone extends into the project site. (Planning)

15) All finished grading shall ensure that no water will collect within the dripline of any native oak trees. (Planning)

16) Submit and receive approval of a Landscape and Irrigation Plan for any landscaping within the dripline of any protected trees. Only low -water usage plantings may be planted under the dripline of oak trees. (Planning)

17) If any native ground surface fabric within the dripline must be r emoved for any reason, it shall be replaced within forty-eight (48) hours. (Planning)

18) Storage of materials, equipment and vehicles is not permitted within the dripline of any tree.

Vehicles and other heavy equipment shall not be operated within the dripline of any tree. (Planning)

19) The project’s certified arborist shall immediately treat any severed or damaged roots (NOTE:

Without exception, all digging shall be done using hand tools, no machine trenching shall be allowed in the dripline of any tree). Minor roots less than one (1) inch in diameter may be cut, but damaged roots shall be traced back and cleanly cut behind any split, cracked or damaged area. Major roots over one (1) inch in diameter may not be cut without approval of an arborist and any arborist recommendations shall be implemented. (Planning)

20) The temporary fencing shall remain in place throughout the entire construction period and shall not be removed without obtaining written authorization from the Planning Division. In no event shall the fencing be removed before the written authorization is received from the Planning Division. (Planning)

21) At least five (5) days before the applicant seeks their Building Permit Final for the final home in each phase, a Certification Le tter from a certified arborist shall be submitted to and approved by the Planning Division. The certification letter shall attest to all of the work (regulated activity) which was conducted in the dripline of all trees, and outline whether any continuing measures are needed for tree health. (Planning)

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ORDINANCE 2023-___

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CITRUS HEIGHTS, CALIFORNIA, AMENDING ARTICLE 5, CHAPTER 106.50 OF THE CITRUS

HEIGHTS MUNICIPAL CODE (ZONING CODE SECTION) AND REZONING THE

PROPERTY INTO THE SYLVAN CORNERS SPECIAL PLANNING AREA

THE CITY OF CITRUS HEIGHTS DOES ORDAIN AS FOLLOWS:

Section 1: Purpose and Authority

The purpose of this Ordinance is to amend Article 5, Section 106.50.010 through Section 106.50.150, of the City of Citrus Heights Zoning Ordinance in regards to Special Planning Areas as shown below.

Section 2: Findings

a) The amendment to the Zoning Code, rezoning land into the Sylvan Corners Special Planning Area (SPA), is internally consistent with the General Plan in that the General Plan supports providing for a variety of housing options;

b) The site is physically suited for the proposed zoning designation;

c) The project complies with all applicable provisions of the Zoning Code other than those modified by the SPA;

d) Any approved modifications to the development standards of the 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;

e) The project complies with the City’s Design Guidelines;

f) The project can be adequately served by public facilities, services and utilities;

g) The planning concepts and design features of the project are reasonably suited to the characteristics of the site and the surrounding neighborhood;

h) The project is and will be compatible with the site, and the land uses and development intended for the surrounding neighborhood by the General Plan;

i) The site is adequate for the project in terms of size, shape, topography, and circumstances;

j) The establishment, maintenance, or operation of the use would not 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;
Attachment 3
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k) The project will contribute to and enhance the best characteristics of the surrounding neighborhood, especially through the development of the trail system through the open space area;

l) The applicant has demonstrated that adequate public infrastructure is available to service the project; and

m) The project will assist the City in meeting the goals of the General Plan, including providing a variety of housing opportunities.

Section 3: Amendments to Zoning Code

106.50.138 is added as follows:

106.50.138 – 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 20 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.

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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.

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 Covenants, Conditions, and Restrictions (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 Item 10
Agenda Packet Page 222
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. 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
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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.

Figure 5-12

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106.50.140 is amended to renumber Figure 5-13 to Figure 5-14.

106.50.150 is amended to renumber Figure 5-14 to Figure 5-15.

Section 4: Severability
If any section of this Ordinance is determined to be unenforceable, invalid, or unlawful, s uch determination shall not affect the enforceability of the remaining provisions of this Ordinance.

Section 5: Effective Date and Publication

This ordinance shall take effect thirty (30) days after its adoption, provided it is published in full or in summary within fifteen (15) days of its adoption, in a newspaper of general circulation published and circulated in the City of Citrus Heights.

PASSED AND ADOPTED by the City Council of the City of Citrus Heights, California, this ____ day of ______ 2023 by the following vote:

AYES: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:

Tim Schaefer, Mayor

ATTEST:

Amy Van, City Clerk

Attachment:

Exhibit A: Rezone Map

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Agenda Packet Page 225

WILLOW WAY

TARTANILLA CIRCLE
FAIRYTALE ST.

KINGSMAN AVE.

AUBURN BLVD.

OLD AUBURN BLVD.

SYLVAN RD.

WILLOW WAY

TARTANILLA CIRCLE
FAIRYTALE ST.

KINGSMAN AVE.

AUBURN BLVD.

OLD AUBURN BLVD.

SYLVAN RD.

REZONE EXHIBIT

SYLVAN CORNERS

SACRAMENTO COUNTY CITRUS HEIGHTS, CA
SEPTEMBER 7, 2023
LEGEND
RD2
RD5
RD7
RD10
SPA
A.3.A
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Agenda Packet Page 226
ATTACHMENT 4
RESOLUTION NO. 2023 - ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CITRUS

HEIGHTS, CALIFORNIA, AUTHORIZING THE CITY MANAGER TO

EXECUTE AN AFFORDABLE HOUSING AGREEMENT BETWEEN THE CITY

OF CITRUS HEIGHTS AND WOODSIDE HOMES OF NORTHERN CA, FOR THE SYLVAN CORNERS PROJECT LOCATED AT 7137 AUBURN

BOULEVARD

WHEREAS, on October 12, 2023, the City Council adopted Resolution 2023 - ___, a Resolution of the City of Citrus Heights approving the Sylvan Corners Subdivision (“Project”) located at 7137 Auburn Boulevard; and

WHEREAS, Woodside Homes of Northern California (“Developer”) had a Condition of Approval to enter into an Affordable Housing Agreement (“Agreement”); and

WHEREAS, the Agreement shall be in compliance with the approved P roject (PLN-22-11) and Government Code 54220 – 54233 (Surplus Lands Act), which requires 15% of the built units be reserved for families of lower-incomes for a 45year period; and

WHEREAS, the Developer has agreed to pay three percent of the sales price f or each affordable unit sold to the City for the implementation and oversight of the Affordable Housing Program.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Citrus Heights does hereby authorize the City Manager to execute the Affordable Housing Agreement and such other documents as may be needed to complete the transition with Woodside Homes of Northern California, for the Sylvan Corners Subdivision.

PASSED AND ADOPTED by the City Council of the City of C itrus Heights, California, this 12th day of October 2023, by the following vote, to wit:

AYES: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:
_____________________________
Tim Schaefer, Mayor

ATTEST:

______________________
Amy Van, City Clerk
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Development Opportunity
The City of Citrus Heights is pleased to present the opportunity to develop an 11.3+/- acre site located at the busy intersection of Sylvan Road, Old Auburn Blvd and Auburn Blvd, locally known as “Sylvan Corners.” New Sylvan is envisioned to be a major investment and development opportunity including residential and/or office uses to compliment nearby projects in the area.

See the last page for submittal requirements; responses are due to Meghan Huber at the City of Citrus Heights
by October 30th, 2020.

She can be contacted at
[email protected] or 916.727.4745 (direct).

11.3 ACRE

INFILL SITE
Northwest corner of Sylvan Road,
Old Auburn Blvd and Auburn Blvd
Attachment 5
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Welcome to the Neighborhood.

Located less than 2 miles from I- 80 freeway and
situated adjacent to a regional bus stop, the New
Sylvan site is very accessible.

The city is home to more than 2,175 businesses
and New Sylvan is in a premier for redevelopment
and business attraction for Citrus Heights. Within
walking distance (<1 mile) of the site are local
eateries such as Starbucks, Chando’s Tacos,
Haya Sushi, Mr. Pickle’s Sandwich Shop, KFC and
Applebee’s, and anchor stores such as Walmart
Supercenter and Costco Wholesale.

Numerous schools are located
nearby:
• Sylvan Middle School ( 0.3 miles)
• Mesa Verde High School (0.7 miles)
• Carriage Drive Elementary (0.7 miles)
• San Juan High School (1.4 miles)
• Mariposa Avenue Elementary (1.5 miles)
• Arlington Heights Elementary (1.8 miles)
Recreation facilities and
amenities are also easily
accessible
• Stock Ranch Nature Preserve (0.7 miles)
• Van Maren Park (1.1 miles)
• Crosswoods Park (1.2 miles)
• Historic Rusch Home and Gardens (1.3 miles)
• Rusch Park Community Center and Pool
(1.3 miles)
• Citrus Heights Community Center (1.7 miles)
• Sunrise Oaks Park (1.8 miles)
• All within 2 miles of the New Sylvan site.

Residents Love to spend time in one of the numerous
public gardens In the vicinity of New Sylvan
Citrus Heights Parks are second to none: With over 18 different parks scattered around the city, enjoy your days outdoors.

The community bonds at our weekly Sunrise Mall Farmers Market, coming together for great food and even better company.

New Sylvan PAGE 1
Table of Contents:

Welcome to the Neighborhood ............... Page 1
The Community .........................................Page 2 Surrounding Area ......................................Page 3 Project Goals ............................................Page 4 Gallery .......................................................Page 5 Facts and Figures .....................................Page 6 Concepts ..................................................Page 7 Submittal Requirements ...........................Page 8 The City purchased this former school site with the intent of partnering with a developer on an infill project that features residential, office and/or retail uses for the Sylvan Corners area. This April, the City Council established planning
goals for the property and
viewed several “high-level”
development concepts - all
of which are contained in
this offering.

The City’s goal is to sell the
site to a financially capable
and experienced developer
who would achieve the
project goals for the site.

H
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Agenda Packet Page 229
The Community
Citrus Heights is a community of Sacramento County located just north of California’s capitol. The community has a population of 88,444 residents. The area has an average household size of 2.6 with a median net worth of $84,301. The total population has grown by 4% in the last 5 years, and is expected to grow by 2% in the next 5 years.

Citrus Heights is a genuine community: it attracts all ages and has a higher population of both millennials and retirees than other cities its size.

The Unique Opportunity
Geography. Citrus Heights is located in the geographical center of the growing Sacramento region and is about 98% built out — so this opportunity for infill development is rare. New Sylvan presents the unique opportunity to bring fresh development into an established, bustling corridor and community hub. The nearby intersection, known locally as Sylvan Corners, has been updated with walking pathways that will connect New Sylvan to neighboring properties for ultimate community cohesion. This site is uniquely positioned to be a walkable community hub for locals, popular destination for commuters coming to and from work, and easily visited by incoming traffic off the I-80.

Partners. The City is uniquely committed to updating the corridor along New Sylvan, has already begun ushering
in popular businesses (like regionally famous Chando’s
Tacos) and has made serious public investments,
including: upgraded complete streets, implementation of underground utilities, updated bike lanes, and separated sidewalks. Developers will appreciate Citrus Heights
engaged City leaders, and community members alike, who
are driven to move revitalization in the area forward. The City is seeking a master developer to acquire and develop the New Sylvan site to enhance the community and be a
source of continued growth.

Neighbors. The international shoe company Bearpaw
is headquartered just kitty-corner to New Sylvan, and
other significant community staples populate the Auburn Boulevard corridor. Anchor tenant Studio Movie Grill,
along with a new Big Lots and Gold’s Gym, sit at the other bookend of the Auburn Boulevard/I-80 corridor and are
examples of the City’s already-present revitalization efforts.

City and community support show favor to uses that work well with existing neighbors, including for-sale single family residential, multifamily residential, office and residential- office mixed-use. However, City officials will consider different uses if alternatives best-serve the community.

New Sylvan PAGE 3PAGE 2 New Sylvan
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Planning Goals
Developers are encouraged to propose a
development considering the City’s planning
goals for the site (not all elements have to be
included)
Concept Goals
• Represent the city’s continued commitment
to reinvest in Sylvan Corners and Auburn
Boulevard
• Support uses compatible with surrounding
land uses without detracting from the nearby
Stock Ranch retail center
• Enhance Sylvan Corners as the geographical
center of the city and reestablish the area as
a cultural and social hub
Design Goals
• Activate the area by fronting all buildings,
including residential units, outward toward
Sylvan Plaza and Auburn Boulevard frontage.
• Include enhanced pedestrian connections to
connect the property to nearby businesses,
Sylvan Plaza and the adjoining school
• Provide well-designed parking and service
areas to screen these areas from Auburn
Boulevard and Sylvan Plaza
• Incorporate Sylvan Plaza into the
project design

Land Use Goals
• Consider the property’s adjacency to the
school and the cemetery
• Encourage commercial uses such as cafes
with outdoor dining, offices which incorporate
outdoor areas and other similar uses that
will connect to the pubic spaces. Prohibit
automotive intensive uses such as gas stations
and drive-throughs
• Housing types may consist of for-sale and
rental units, be a mixed-use concept, or
designed for specific needs such as work-
force housing, teacher housing or similar
product type.
• Goal of no gas stations or drive thrus
Financial Goals
• The development shall be financially feasible
and provide long-term fiscal benefits to the city.

PAGE 4 New Sylvan
New Sylvan PAGE 5
How will a developer be selected to purchase and develop the site? The City Council adopted these project goals that will be used to evaluate proposals.

Please incorporate these in your response.

City council has approved the above Planning Goals to be taken into consideration when reviewing qualification letters.

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Agenda Packet Page 231
Concept Ideas
Concept: Mixed-Use
Residential & Office
This concept shows an integration of residential, office, and a small amount of commercial. The office uses are located adjacent to the public cemetery. Office uses could be
professional or medical related. Residential uses could be multifamily as shown here, perhaps even senior housing.

TThe following concepts are not the only building options for New Sylvan, but concepts that were presented to the City Council to provide ideas and examples of how the site can be transformed. The City is open to a wide variety of different concepts and ideas.

The City intends to rezone the site when a specific project is approved.

Under state law, 15 percent of any residential units would need to be affordable to low and moderate income households.

New Sylvan PAGE 7PAGE 6 New Sylvan

SITE CAPACITY
• 2 story office buildings totaling 100,000 sf with
295 parking stalls on surface parking.
• 100 unit multifamily integrated with limited
amount of ground floor commercial.

Concept: Attached and
Detached Single Family
Some combination of townhouse and detached housing,
with the townhouses along the front of the site facing Auburn Bl and a shared common area for both types of residential.

SITE CAPACITY
• 84 units total, 20 detached and 64 attached; 15%
of residential affordable
• Small (~12,000 sf retail building on corner taking
advantage of existing new public plaza and visibility.
• Surface parking (2 spaces per unit, plus 5 spaces per 1,000 sf on commercial)
Concept: Multifamily
Residential
A multifamily project should have a larger presence along the Auburn Blvd frontage as shown here, again with a
limited amount of ancillary retail use on the corner to take advantage of the public plaza.

SITE CAPACITY
• 266 multifamily in 3 and 4 story buildings
(15% of which would need to be affordable)
• limited retail commercial on corner
• surface parking (536 spaces total)
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Developer Submittal Requirements
Qualified developers are asked to submit a Letter of Interest that shall include, but not be limited to, the following details:
• Terms and conditions for purchase and closing, including purchase price and all contingencies. • Proof of financing for purchase and development (cash statements, letter of credit, etc) • Bios of the development team (sponsor, investors, and consultants) • Description of proposed conceptual development program to be pursued by developer at a minimum identifying number and density of residential units, 15% on-site inclusionary housing, commercial square footage by type, stories/height, parking plan, and amenities. • Demonstration how the City’s Planning Goals are best achieved. • Entitlements and any other assistance sought from City. • Case studies and city reference contact for 3 similar projects completed in the last 5 years.

Only complete submittals received by 5 pm on October 30, 2020 will be considered. All proposals and any questions should be directed to Meghan Huber with Citrus Heights at [email protected] or 916.727.4745 (Direct).

PAGE 8 New Sylvan
Anticipated Process
July 8, 2020 - Offering Memorandum Released
October 30, 2020 - Proposals Due to [email protected] by 5 pm.

Nov 2020 - City staff and Project Committee screen proposals and select short list for interview Jan 2021 - Interviews with shortlisted proposers
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Agenda Packet Page 233
Presented By: RSG
THE SYLVAN 40 PROPERTY IS A PLACE OF CULTURAL AND SOCIAL SIGNIFICANCE FOR CITRUS HEIGHTS. THE DEVELOPMENT OF THE PROPERTY SHALL MEET THE FOLLOWING CONCEPT GOALS.

CONCEPT GOALS
1 • Represent the city's continued
commitment to reinvest in Sylvan
Corners and Auburn Boulevard.
• Support uses compatible with
surrounding land uses without detracting
from the nearby Stock Ranch retail
center.
• Enhance Sylvan Corners as the
geographical center of the city and
reestablish the area as a cultural and
social hub.

Attachment 6
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Agenda Packet Page 234
Presented By: RSG
THE SYLVAN 40 PROPERTY IS A GATEWAY TO THE BOULEVARD

AND ITS FUTURE DEVELOPMENT WILL SERVE AS A CATALYST FOR CONTINUED REVITALIZATION OF THE AREA. DEVELOPMENT OF
THE PROPERTY SHALL MEET THE FOLLOWING DESIGN GOALS.

DESIGN GOALS
• Activate the area by fronting all
building, including residential units,
outward toward Sylvan Plaza and
Auburn Boulevard frontage.
• Include enhanced pedestrian
connections to connect the property to
nearby businesses, Sylvan Plaza and
the adjoining school.
• Provide well-designed parking and service
areas to screen these areas from Auburn
Boulevard and Sylvan Plaza.
• Incorporate Sylvan Plaza into the project
design.
2 Item 10
Agenda Packet Page 235
Presented By: RSG
THE SYLVAN 40 PROPERTY IS ESSENTIAL TO THE CONTINUED
IMPROVEMENT OF THE BOULEVARD. THE PROPERTY MAY BE

DEVELOPED WITH A VARIETY OF LAND USES WHICH COMPLEMENT
THE AREA AND THE SURROUNDINGS. PROPOSED USE(S) SHALL
CONSIDER THE FOLLOWING OVERALL LAND USE GOALS.

LAND USE GOALS
• Consider the property's adjacency to
the school and the cemetery.
• Encourage commercial uses such as
cafes with outdoor dining, offices which
incorporate outdoor areas and other
similar uses that will connect to the
public spaces. Prohibit automotive
intensive uses such as gas stations and
drive-throughs.
• Housing types may consist of for-sale and
rental units, be a mixed-use concept, or
designed for specific needs such as work-
force housing, teacher housing or similar
product type.
3 Item 10
Agenda Packet Page 236
Presented By: RSG
THE CITY PURCHASED THE SYLVAN 40PROPERTY TO PLAY AN
ACTIVE ROLE IN ITS FUTURE DEVELOPMENT. THE CITY HAS LONG

RECOGNIZED SYLVAN CORNERS AS A PIVOTAL PIECE TO
ATTRACTING PRIVATE INVESTMENT IN THE AREA. THE FOLLOWING

IS THE CITY'S KEY FINANCIAL GOAL WHEN
CONSIDERING DEVELOPMENT OF THE PROPERTY .

FINANCIAL GOALS
• The development shall be financially
feasible and provide long-term fiscal
benefits to the city.
4 Item 10
Agenda Packet Page 237
Final Report
Sylvan Corners Residential Project
Transportation Impact Study
Prepared for:

Prepare
d by:

October
11, 2022
RS22-4176
Attachment 7
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Chapter 1. Introduction
This study addresses the potential transportation impacts associated with the proposed S ylvan 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.

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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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Figure 1

OLD AUBURN RD

AUBURN BLVDSYLVAN 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, 6 th Edition (Transportation Research Board, 201 6). 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 ru ns.

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 identifie s 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 featur e 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
2 4
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 i n 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 1 1 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 mid - block 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, bi cyclists, and pedestrian s. 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 Pa ndemic 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
T ransit Stop
Figure 4
SacRT T ransit 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-Minu te 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 Cyc le 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 left- turn 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 pr oject 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 we re 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
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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 longe r 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 lo cation 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 fa ct that left outs are prohibited at both project driveways, motorists would have to travel south on Auburn Boulevard and make a u- turn at the Sylvan Road/Auburn Boulevard/Old Auburn Road intersection.

Figure 6 displays project -only trips at both project a ccess 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 T rip Distribution Percentage
Project Site
30% / 35% 40% / 30%
15% / 15%
15% / 20%

OLD AUBURN RD

AUBURN BLVDSYLVAN RDAUBURN BLVD
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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and Lane Configurations -
Project Only Conditions
Figure 6

OLD AUBURN RD

AUBURN BLVD

SYLVAN RD

AUBURN BLVD
PROJECT ACCESS 1
PROJECT ACCESS 2
F
F FF
A
F
CA
HACF
F
F FF
A
F
CA
HACF
1 (4)
26 (14)
14 (33)1 (2)
18 (10)
15 (8)
13 (7)
7 (4)
9 (5)
2 (6)
7 (15)5 (12)
1 (4)
26 (14)
14 (33)1 (2)
18 (10)
15 (8)
13 (7)
7 (4)
9 (5)
2 (6)
7 (15)5 (12)
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, m aximum 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 t raffic 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 1 7.

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 mid - block 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-t urn 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 pro ject 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 advanc e 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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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 destination s 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 perfor m 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 locat ions are presented in Chapter 7.

Image 3: View of southbound right-turn lane at Auburn Boulevard/Sylvan Road/Old Auburn Road intersection

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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 student s 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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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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• 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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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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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 push- button 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 t hose 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

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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
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NB
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NB
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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
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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
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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
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EB
NB
SB
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Fehr & Peers 5/13/2019
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Appendix B – Existing Plus Project Conditions Technical Calculations

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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 1S y l v a n 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 1S ide‐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

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Served Volume (vph)
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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 2S i d e ‐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
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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
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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
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SimTraffic Post‐Processor Sylvan Corners
Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 1S y l v a n 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 1S ide‐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
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Served Volume (vph)
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Average Results from 10 Runs Existing Plus Project Conditions Volume and Delay by Movement PM Peak Hour
Intersection 3 Auburn Boulevard/Project Access 2S i d e ‐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
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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
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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
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Appendix C – Cumulative Conditions Technical Calculations

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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
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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
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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
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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
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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
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Served Volume (vph)
NB
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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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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
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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
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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)
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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
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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
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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%
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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
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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 relates to 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 Boulevard and 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
Corrido r 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 single- family 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.

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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
Citrus Heights 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 decorativ e entry features wit h lawns and picnic areas surrounding the entrances
to the neighborhood; a small school-adjacent open
space with lawn and mulched areas for walking a nd
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 tha t
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.

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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.

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.

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.

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.

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.

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

CONTACT

NO PARKING

NO PARKING
4,557 SF
1 2
3 5
10 9
8 7
12131617
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
828384

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,443 SF
4 6
111415
LOT D
2,711 SF
2,710 SF
2,703 SF
5,727 SF
3,000 SF
3,665 SF
3,997 SF
3,489 SF3,485 SF3,482 SF3,479 SF3,475 SF4,494 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 SF3,664 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,664 SF3,664 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 1PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,491 SF
ALLEY 2PRIVATE
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 3PRIVATE

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

CONTACT

NO PARKING

NO PARKING
4,557 SF
1 2
3 5
10 9
8 7
12131617
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
828384

DETENTION/ WATER

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

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
1 2
3 4
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

CONTACT

NO PARKING

NO PARKING
4,557 SF
1 2
3 5
10 9
8 7
12131617
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
828384

DETENTION/ WATER

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

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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Agenda Packet Page 305
1 2
3 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

CONTACT

NO PARKING

NO PARKING
4,557 SF
1 2
3 5
10 9
8 7
12131617
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
828384

DETENTION/ WATER

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

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
1 2
3 3,443 SF
4 2,711 SF
2,710 SF
2,703 SF
ALLEY 2PRIVATE
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

CONTACT

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
12131617
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
828384

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
4 6
111415
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 1PRIVATE

STREET 'C'

STREET 'B'

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
ALLEY 2PRIVATE
T
T
T
T
T
T
T
85 86
87 88
89 91
92 93
94 90
LOT C
LOT F
ALLEY 3PRIVATE

UTILITY PLAN

SYLVAN CORNERS

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

T
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Agenda Packet Page 309
1 2
3 3,443 SF
4 2,711 SF
2,710 SF
2,703 SF
ALLEY 2PRIVATE
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

CONTACT

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
1213
1617
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
828384

DETENTION/ WATER

QUALITY BASIN
(12,000 SF MIN.)
LOT E
3,289 SF
4 6
111415
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
3,598 SF3,594 SF3,591 SF
3,587 SF3,584 SF4,462 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 SF3,664 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,000 SF3,000 SF
3,000 SF 3,000 SF
3,664 SF3,664 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 1PRIVATE

STREET 'C'

STREET 'B'
ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

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

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Item 10
Agenda Packet Page 311

NO PARKING

CONTACT

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
1213
1617
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
828384

DETENTION/ WATER

STREET 'C'

STREET 'B'
ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

STREET 'E'
LOT B
2,882 SF
ALLEY 2PRIVATE
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
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Item 10
Agenda Packet Page 312

NO PARKING

CONTACT

NO PARKING

NO PARKING
1 2
3 5
10 9
8 7
1213
1617
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
828384

DETENTION/ WATER

STREET 'C'

STREET 'B'
ALLEY 3

STREET 'D'

STREET 'E'

STREET 'F'
ALLEY 4

PRIVATE

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

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Item 10
Agenda Packet Page 313

SYLVAN CORNERS
Citrus Heights, CA
CALLANDER PROJECT NUMBER: 22028 | DATE: 08.17.2023 | CALLANDER ASSOCIATES 1 OF 14

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 CORNERSSYLVAN CORNERS

PLAZAPLAZA

AUBURN BLVDAUBURN BLVD

OLD AUBURN RDOLD 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 C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 1
ALLEY 2
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 14

FENCE PLAN
0 20’ 40’ 80’
LEGEND

SYLVAN CORNERSSYLVAN CORNERS

PLAZAPLAZA

AUBURN BLVDAUBURN BLVD

OLD AUBURN RDOLD 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 C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 1
ALLEY 2
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 14

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

AUBURN BLVDAUBURN BLVD

SYLVAN MIDDLE SCHOOL
LEGEND

TRANSFORMER TO BE SCREEND WITH PLANTING

TRANSFORMER TO BE SCREENED WITH WOOD FENCE PANEL

STREET A

STREET E

STREET C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 1
ALLEY 2
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 14

TREE REMOVAL PLAN
0 20’ 40’ 80’

SYLVAN CORNERSSYLVAN CORNERS

PLAZAPLAZA

AUBURN BLVDAUBURN BLVD

OLD AUBURN RDOLD 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 C
ALLEY 4

STREET F

STREET B

STREET D
ALLEY 1
ALLEY 2
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 14

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 14

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

BOARD FORM CONCRETE

BOARD FORM

CONCRETE

BOARD FORM

CONCRETE

CORTEN STEEL
SIGN

HEAVY TIMBER ARBOR

ARBOR WITH FENCE (GATEWAY MARKER)

PASEO MARKER SECONDARY ENTRY MARKERPRIMARY 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 14

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 MARKERSTREET 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 14

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 14
DETENTION BASIN - SECTION A-A’
DETENTION BASIN 4:1 SLOPE4:1 SLOPE

PLANTING AREAPLANTING AREA
FRONT
YARD
HOUSE

PLANTING
AREA

PLAZA ROAD
4’ METAL

TUBE STEEL

FENCEDECOMPOSED

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 14

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 14

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 14

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
CB
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
EE FBC
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)
BB
C
C
C
D D
DD
EE
F
F
F
D
Item 10
Agenda Packet Page 327
1130 I
ron Point Road, Suite 200, Folsom, CA 95630 (916) 608-9600 www.woodsidehomes.com August 22, 2023
City o
f Citrus Heights, Planning Division
6360 Fountain Square Drive
Citrus Heights, CA 95621
RE: SPE
CIAL PLANNING AREA APPLICATION – SYLVAN CORNERS
RESPONSE TO 2ND 30-DAY REVIEW LETTER – HOMEOWNERS ASSOCIATION In res
ponse to the City’s 2 nd 30-day Review letter, Woodside Homes is providing additional details describing the function of the Homeowners Association being applied to the 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.
• Assist residences 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 form er 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 Office s 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 pre view 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 Office s 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
CITRUS HEIGHTS, CAFolsom, 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 GRA

Y 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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

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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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
PLAN 2 TRADITIONALCOTTAGE - 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

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

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

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
PLAN 2 TRADITIONALMODERN 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

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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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
CITRUS HEIGHTS, CAFolsom, 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

SHEET INDEX

PROJECT TEAM

PROJECT INFORMATION
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

COVER SHEET
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 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"

COTTAGE
farmhouse
prairie
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

FARMHOUSE

SPANISH

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 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.

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
cottage
prairie
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

FARMHOUSE
cottage
prairie
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
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 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.

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"

FARMHOUSE

SPANISH
prairie
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.

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"

FARMHOUSE

SPANISH
prairie
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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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

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

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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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
PLAN 2 TRADITIONALCOTTAGE - 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

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

TRIM & SHUTTERS - PPG PAINT WITH

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

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
PLAN 2 TRADITIONALMODERN 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

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

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
CITRUS HEIGHTS, CAFolsom, 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
CITRUS HEIGHTS, CAFolsom, 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

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

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
CITRUS HEIGHTS, CAFolsom, 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

Citrus Heights City Council MeetingsOctober 12, 2023

Citrus Heights City Council Meetings
October 12, 2023