Susana Alcala Wood, City Attorney Jorge Oseguera, City Auditor Mindy Cuppy, City Clerk Howard Chan, City Manager John Colville, City Treasurer City Council Report
915 I Street, 1st Floor
Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2022-00278 February 8, 2022 Consent Item 03
Title: (Pass for Publication) Ordinance Approving Rezoning for Luther Gardens Senior Apartments (DR21-206)
Location: East side of Luther Drive, approximately 1,000 feet south of Florin Road, APN: 049-0010-106-0000, District 8
Recommendation: 1) Review an Ordinance rezoning ±0.79 acres from the Multi-Unit Dwelling (R-2B) zone to the Multi-Unit Dwelling (R-3) zone; 2) review a Resolution adopting findings of fact and conditions of approval for the Environmental Exemption (Per CEQA Guidelines section 15061(b)(3)) and Site Plan and Design Review for site improvements and the construction of a three-story, 24-unit senior apartment building; 3) review the applicant request to remove a condition of approval applied by the Planning and Design Commission requiring a second on-site accessible vehicle parking stall; and 4) pass for publication the Ordinance title as required by Sacramento City Charter 32c to be considered on February 15, 2022.
Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected] ;
Marcus Adams, Senior Planner, (916) 808-5044, [email protected], Community Development Department
Presenter: None.
Applicant/Property Owner: Robert Pecora, 7799 Dutra Bend Drive, Sacramento, CA 95831
Attachments:
1-Description/Analysis
2-Background
3-Ordinance: Rezone
4-Rezone Exhibit
5-Resolution: Environmental Determination and Site Plan and Design Review 6-Project Plans
7-CEQA Memorandum
8-Applicant Statement Regarding Accessible Parking
9-Public Comment
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
Description/Analysis
Issue Detail: The applicant is requesting to construct a three-story, 24 dwelling unit apartment building on a 0.79-acre vacant parcel. The project site is designated as Suburban Neighborhood High Density (SNHD) in the General Plan and located in the Multi-Unit Dwelling (R-2B) zone. To develop the site with the proposed density, the requested entitlements include a Rezone from the Multi-Unit Dwelling (R-2B) zone to the Multi-Unit Dwelling (R-3) zone, and Site Plan and Design Review for the construction of the apartment building and site improvements. The Planning and Design Commission heard the project January 13, 2022 and included an added condition of approval to the Site Plan and Design Review entitlement that would require a second on-site accessible vehicle parking stall. The applicant requests to remove this additional condition of approval applied by the Planning and Design Commission.
A rationale statement regarding this request was prepared by the applicant and can be found as Attachment 8 of this report.
Policy Considerations: The 2035 General Plan Update was adopted by City Council on March 3, 2015. The 2035 General Plan’s goals, policies, and implementation programs define a roadmap to achieving Sacramento’s vision to be the most livable city in America. The 2035 General Plan designation of the subject site is Suburban Neighborhood High Density, which provides for a mix of housing styles including apartment development. General Plan goals and policies below support the proposed project.
Goal LU 1.1: Growth and Change. Support sustainable growth and change through orderly and well-planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.
• Policy LU 1.1.1: Regional Leadership. The City shall be the regional leader in sustainable development and encourage compact, higher-density development that conserves land resources, protects habitat, supports transit, reduces vehicle trips, improves air quality, conserves energy and water, and diversifies Sacramento’s housing stock. (RDR)
• Policy LU 1.1.4: Leading Infill Growth. The City shall facilitate infill development through active leadership and the strategic provision of infrastructure and services and supporting land uses. (MPSP)
• Policy LU 1.1.5: Infill Development. The City shall promote and provide incentives (e.g., focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian and bicycle- friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability. (RDR/MPSP)
The proposed project is consistent with the above goal and policies in that it provides urban infill, higher density residential development that diversifies housing stock and makes efficient use of the land and existing city utility and road infrastructure networks. The site is also located approximately a half of a mile from the Florin Light Rail Station, which may support increased transit use.
Goal LU 2.1: City of Neighborhoods. Maintain a city of diverse, distinct, and well- structured neighborhoods that meet the community’s needs for complete, sustainable, and high-quality living environments, from the historic downtown core to well-integrated new growth areas.
• Policy LU 2.1.3: Complete and Well-Structured Neighborhoods. The City shall promote the design of complete and well-structured neighborhoods whose physical layout and land use mix promote walking to services, biking, and transit use; foster community pride; enhance neighborhood identity; ensure public safety; are family- friendly and address the needs of all ages and abilities.
• Policy LU 2.1.8: Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute positively (e.g., architectural design) to existing neighborhoods and surrounding areas.
• Policy LU 2.7.4: Public Safety and Community Design. The City shall promote design of neighborhoods, centers, streets, and public spaces that enhances public safety and discourages crime by providing street-fronting uses (“eyes on the street”), adequate lighting and sight lines, and features that cultivate a sense of community ownership.
• Policy LU 2.7.8: Buildings that Engage the Street. The City shall require buildings to be oriented to and actively engage and complete the public realm through such features as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking.
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
• Policy LU 2.7.8: Screening of Off-street Parking. The City shall reduce the visual prominence of parking within the public realm by requiring most off-street parking to be located behind or within structures or otherwise fully or partially screened from public view.
The proposed project is consistent with the above goal and policies in that it is infill development addressing the need of senior living. The building’s location and orientation of windows, doors, patios and balconies engage Luther Drive to encourage sense of community and provide natural safety surveillance. Furthermore, the visual prominence of parking is reduced since it is located behind the building.
South Area Community Plan
The subject site is located within the South Area Community Plan (Community Plan) area of the General Plan. The General Plan vision for the South Area is for a complete community with safe neighborhoods, distinctive local-gathering places within mixed-use districts and corridors, and strong employment centers.
Within the Community Plan area is the Florin Subregional Center, located west of Franklin Boulevard, north and south of Florin Road. The subject site is located at the southern boundary of the Subregional Center (see Figure 1, blue dot parcel). The community plan vision for the Subregional Center is a balanced mix of uses that will serve a growing community and the residential areas. A teen center and senior center have been identified as needs for the area. With an existing mix of commercial and retail uses and anticipated development on vacant sites due to the proximity to the Florin Road Light Rail Station, the area is expected to provide easily accessible living, shopping, recreation, and services, especially for seniors and childcare. The proposed 24-unit multi-family building for seniors complements the vision for the Subregional Center.
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
Figure 1: Subregional Center
Public/Neighborhood Outreach and Comments: The project application and plans were routed September 21, 2021 to community groups including Walk Sacramento (now Civic Thread), Sacramento Housing Alliance, Sacramento Area Bicycle Advocates, Florin Road Partnership, and House Sac.
Staff did not receive any responses from these groups. The site was posted with information for the public hearing, and all property owners and residents within 500 feet were also notified via physical mail of the hearing. Staff received one e-mail comment (Attachment 9 of the report) from a neighbor located immediately east of the site who opposes the project due to its size. The existing R-2B zoning of the site allows the same height and rear setback of the proposed R-3 zoning, which is a maximum height of 35 feet tall and a 15 foot setback from the rear property line. The proposed building is 5 feet less than the maximum height and double the minimum required setback at 30 feet. The least intense residential zoning, the R-1 zone, would allow buildings to be taller and closer than what is being proposed with this project.
Economic Impacts: Not applicable.
Environmental Considerations: The applicant seeks to construct a 3-story, 24-unit apartment complex on a 0.79-acre parcel east of Luther Drive, approximately 1,000 feet south of Florin Road, APN: 049-0010-106-0000. The project site is vacant. The project includes a request for changes to the zoning designation.
With one exception, the project proposal meets the requirements for an exemption from the California Environmental Quality Act (CEQA) as infill development described
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
in CEQA Guidelines section 15332. The project satisfies the following requirements:
The project site is within the city limits, is no more than five acres is size, and is surrounded by urban uses;
The site has no value as habitat for endangered, rare or threatened species; Approval of the project would result in no significant effects relating to traffic, noise, air quality or water quality; and
The site can be adequately served by all required public utilities and services.
The proposed project, however, is not “…consistent with the applicable general plan designation and all applicable general plan policies as with applicable zoning designation and regulations…” which is also a requirement for the section 15332 categorical exemption.
Environmental review staff have reviewed the project to determine whether it would result in any significant effects or would have cumulative effects that have not been identified and evaluated in the City’s Master EIR.
Even though the project requires a rezone entitlement for approval, residential uses as anticipated in the current general plan would not change, and the density change that could be allowed by the requested zoning change would not affect the analysis and conclusions in the Master EIR. The project proposes density that was contemplated under the general plan. Staff has identified no significant effects that would otherwise result from project approval.
Under these circumstances, environmental staff have considered the application of CEQA Guidelines section 15061(b)(3), which provides that a project is exempt from CEQA review if it can be seen with certainty that the project would have no significant effect on the environment. This exemption is commonly referred to as the “common sense exemption.” The application and supplemental materials have been considered.
See Attachment 7 to this staff report for a memorandum that generally covers issue areas of concern in the CEQA process, and which provides substantial evidence that the project would not have a significant effect on the environment.
Based on the substantial evidence in the record, staff has determined that the project would not have a significant effect on the environment, and that the project is exempt from CEQA review pursuant to CEQA Guidelines section 15061(b)(3).
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter
17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016 and the SAFCA 2021 Adequate Progress Annual Report accepted by City Council Resolution No. 2021-0328 on November 9, 2021.
Sustainability: Not applicable
Commission/Committee Action: On January 13, 2022 the requested entitlements were heard by the Planning and Design Commission. With a unanimous vote of 11 ayes, the Planning and Design Commission voted to forward a recommendation of approval to City Council. The Commission included an added condition of approval to the Site Plan and Design Review entitlement that would require a second on-site accessible vehicle parking stall. The applicant agreed to include the second accessible parking space during the meeting.
The applicant now requests to remove the additional condition applied by the Planning and Design Commission. Planning staff believes the added condition for a second accessible parking space is reasonable for a 24-unit senior living complex and would require only minimal structural improvements such as surface markings and accessible signage. A rationale statement was prepared by the applicant regarding the request to remove the added condition and can be found as Attachment 8 of this report.
Rationale for Recommendation: Staff recommends the City Council approve the project based on the findings and subject to the conditions listed in Attachment 3. Planning staff supports the Luther Gardens Senior Apartments proposal since it 1) complies with the goals and policies of the 2035 General Plan by occupying a vacant urban infill site that makes efficient use of the land and existing city utility and road networks, 2) diversifies city housing stock by offering senior living with abundant open space, 3) complies with the Multi-Unit Dwelling design guidelines by providing a street-oriented building and site design, and 4) will enhance pedestrian connectivity and safety for the Parkway neighborhood by linking sidewalk infrastructure along Luther Drive.
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
File ID: 2022-00278 Consent Item 03
February 8, 2022
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City of Sacramento
Financial Considerations: Not applicable.
Local Business Enterprise (LBE): Not applicable
Figure 1: Vicinity & Zoning Map
Background Information
The subject site is a vacant 0.79-acre parcel located east of Luther Drive, approximately 1,000 feet south of Florin Road, southwest of Florin Road and Franklin Boulevard, within the Multi-Unit Dwelling (R-2B) zone.
In 2017, the applicant proposed a two-story, 24 dwelling unit apartment project (P17- 066). The requested entitlements were for a General Plan amendment to Traditional Neighborhood Medium Density and a Rezone to the Multi-Unit Dwelling (R-3A) zone.
Staff did not support the project because the project as designed was inconsistent with General Plan goals and policies and would not promote the public health, safety, convenience, and welfare. For those reasons, the project was denied by City Council on September 25, 2018.
In 2019, the applicant proposed a two-story, 16 dwelling unit apartment project (P19- 031). The requested entitlements were for a General Plan amendment to Suburban Neighborhood High Density and a Rezone to the Multi-Unit Dwelling (R-2B) zone. City Council approved the project on November 5, 2019.
The current project requests to construct a three-story, 24 dwelling unit, market-rate senior apartment building and requires entitlements to Rezone to the Multi-Unit Dwelling (R-3) zone and Site Plan and Design Review for construction of the apartments and site improvements. The project needs a Planning and Design Commission recommendation in order to proceed to the City Council for a hearing.
Table 1: Project Information
Existing General Plan Designation: Suburban Neighborhood High Density (SNHD) (Allowable density of 15 - 30 dwelling units per net acre) Community Plan Area: South Area
Design Review District: Citywide
Existing Zoning: Single-Unit Dwelling (R-2B)
Proposed Zoning: Multi-Unit Dwelling (R-3)
Existing Use: Vacant
Proposed Use: Three story, 24-unit senior apartment building Property Area: 0.79 acres / 34,560 square feet
Proposed Gross Building Area: ±32,388 square feet
Parking District: Suburban
Surrounding Land Use Context
The project site is surrounded by an auto repair facility to the north, a mobile home park and single-unit residences to the south, single-unit residences to the east, and Luther Burbank High School to the west. There are two apartment complexes near the project – Parkview Apartments on Munson Way and the apartments located at Meadowgate and Mandy Drives (Figure 2: Land Use Map).
Figure 2: Land Use Map
Entitlement Review
Rezone
The site is currently zoned Multi-Unit Dwelling (R-2B) which only allows a density of 21 dwelling units per net acre. The applicant is proposing 24 units on 0.79 acres which is a density of 30 dwelling units per net acre. To accommodate the project density, the applicant is proposing to rezone the subject site to the Multi Unit Dwelling (R-3) zone which allows the 30 dwelling units per net acre density. To approve a rezone, the City Council must make the following findings:
1. The rezoning is consistent with the applicable general plan designation, use, and development standards; the goals, policies, or other provisions of the general plan; and any applicable specific plan.
2. The amendment promotes the public health, safety, convenience, and welfare of the city.
Staff finds that the project is consistent with the findings of the general plan designation in that the project will provide multi-family housing within an existing vacant site adjacent to single-family residential land uses, thereby diversifying neighborhood housing types and promoting sustainability by utilizing existing utility and road network infrastructure. The proposed rezone to the R-3 zone is an appropriate pairing with the existing Suburban Neighborhood High Density general plan designation. Both designations allow multi-unit development at the proposed density of 30 dwelling units per net acre. The proposed Floor-Area Ratio (FAR) of 0.94 is also within the allowed Suburban Neighborhood High Density range of 0.35 and 1.5.
Site Plan and Design Review
The purpose and intent of the Site Plan and Design Review entitlement is to ensure the project proposal complies with the relevant development standards of the underlying zone, the R-3 zone, in addition to making sure the horizontal and vertical design of the development is compatible and complementary to surrounding development and consistent with design guidelines. The applicable design guidelines are the Citywide Multi-Unit Dwelling design guidelines.
The applicant is proposing to construct a three-story, 24-unit senior apartment complex and associated site improvements at the vacant site. Vehicle and pedestrian access to the residential complex will be provided via Luther Drive.
Table 2 illustrates project compliance with all applicable development standards of the Multi-Unit Dwelling (R-3) zone including setbacks, lot coverage, height, parking, and parking area shade coverage requirements.
Access and Circulation
The project is located approximately 1,000 feet south of the Florin Road and Luther Drive intersection. There are two curb cuts proposed along Luther Drive to access the site. The entrance is located towards the southwest corner with a one-way driveway that runs along the east, exiting towards the northwest corner of the property.
There is currently no sidewalk in front of the project site. The project is conditioned to construct sidewalk along its street frontage. Construction of the sidewalk will provide continuous safe pedestrian access from the Parkway neighborhood to Luther Burbank High School on both sides of Luther Drive.
The Fire Department has indicated that the project can be adequately accessed without providing maneuvering space through the entire parking lot, and that a truck could pull up into the driveway alongside the building and then back out onto Luther Drive in such a circumstance. The site complies with City Code Section 17.508.050, which requires that commercial driveways have a minimum of 16 feet for one-way traffic entering and exiting the site.
There is an enclosure for trash and recycling that will be located on the north end of the building that will be accessible from the north driveway. It is anticipated that dumpsters will be pushed out to the street by building management to a waiting commercial solid waste vehicle when it is time for them to be emptied.
Table 2: Applicable Development Standards
Standard Type Requirement Proposed Deviation Required?
Setbacks Front (west) Minimum 10 feet
Maximum 25 feet
±14.5 feet No
Interior (south) Minimum 5 feet ± 59 feet No
Interior (north) No Minimum ± 52 feet No
Rear (east) Minimum 15 feet ± 39 feet No
Density Max 30 units/acre 30 units/acre No
Lot Coverage Maximum 50% 31% No
Maximum Height Maximum 35 feet ± 24 feet No
Vehicle Parking 18 spaces 24 spaces No
Bicycle Parking
Long-term
Short-term
6 spaces
2 spaces
6 spaces
2 spaces
No
Parking Area Shade 50% 50% No
Open Space 2,400 sq. ft. ± 12,400 sq. ft. No
Figure 3: Proposed Site Plan
Vehicle Parking
The subject site is located within the Suburban Parking District which requires a minimum of 1.5 vehicle parking spaces per dwelling unit. The parking code reduces the parking requirement by 50% for each senior housing unit. All 24 proposed units are designated as senior housing which reduces the project requirement to 0.75 vehicle parking spaces per unit for a minimum of 18 required parking spaces. Twenty-four spaces are provided which includes one space designated as accessible. The site meets parking and maneuvering requirements.
Bicycle Parking
The Suburban parking district requires a minimum of one long-term bike parking space per two dwelling units and one short-term bike parking space per 20 dwelling units, or two spaces, whichever is greater. The bicycle parking requirement is also reduced by 50% for senior housing. The proposal of 24 senior housing units requires a minimum of six long-term bike spaces and two short-term bike spaces. The site plan shows a double-loaded short-term bicycle rack with 16 spaces and an area generally allocated for long-term bicycle lockers at the south end of the site. The project is conditioned to comply with City of Sacramento Bike Rack Design and Placement standards.
Building Design and Design Guidelines Consistency
The building has a modern-contemporary design and will be constructed with fiber cement panel or stucco exterior. The roof is generally flat and provides prodigious open space with planters and solar power canopies. The solar canopies will provide the
building with natural renewable energy and will provide seniors with solar and rain protection while relaxing upon the rooftop.
The building is three stories with 24 units (8 per each story). All units are two bedrooms and one bathroom with a kitchen and living area. Communal laundry facilities are located on the second and third floors. Each unit will have its own private balcony or patio area.
The project design complies with the Citywide Multi-Unit Dwelling Design Guidelines since 1) the building is located along and oriented to the street, providing an engaging façade and encouraging interaction with the street by including many windows, doors, patios and balconies, and landscaping, 2) parking is located behind the building thereby reducing its visual impact, 3) common space is abundant, usable and provided as both private and common, and 4) the design of walls and fencing is integrated into the overall design of the building and site.
Figure 4: Project Rendering
Open Space and Landscaping
Multi-unit dwellings are required to provide open space for residents at a ratio of 100 square feet of common or private open space per unit. Each unit has its own approximate 100 square foot private patio or balcony. Additionally, the building’s rooftop provides approximately 10,000 square feet of open space with planters and solar
canopies. Furthermore, ground-level landscaped open areas at the north and south ends of the building will be provided and considered for urban garden areas.
Trees, shrubs, and groundcover will provide landscaping within the front-yard and along the sides and rear of the building. A low wall is proposed around the private patios along Luther Drive, providing delineation between the public sidewalk and the private areas.
There is a 6-foot-high masonry wall proposed around the north, south, and east property lines along the vehicle circulation route and parking area. The parking area tree shading requirement will be met through a combination of trees and carport structures. All parking spaces along the rear (east) property line will be covered by carport canopy.
ORDINANCE NO. 2022 –
Adopted by the Sacramento City Council
February 15, 2022
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING ±0.79 ACRES ON LUTHER DRIVE FROM THE MULTI-UNIT DWELLING (R-2B) ZONE TO THE MULTI-UNIT DWELLING (R-3) ZONE.
APN: 049-0010-106
BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:
SECTION 1
As used in this ordinance, “Property” means the real property depicted in attached and incorporated Exhibit A (APN: 049-0010-106-0000).
SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning the Property (±0.79 acres) from Multi-Unit Dwelling (R-2B) to Multi-Unit Dwelling (R-3) zone, as shown on Exhibit A.
SECTION 3
As required by section 17.808.230.C.1.d of the Planning and Development Code, the City Council finds that the rezoning of the property by this ordinance is consistent with the applicable general plan land use designation, proposed use, and development standards, in that the project complies with the use, density and floor-area ratio allowances of the Suburban Neighborhood High Density General Plan and all applicable development standards of the R-3 zone. Furthermore, the project promotes the public health, safety, convenience, and welfare of the City by developing a vacant site that provides 1) needed senior housing, 2) abundant open space, 3) a site and building design that promotes “eyes on the street” safety surveillance, and 4) a continuous sidewalk along Luther Drive that enhances pedestrian safety.
SECTION 4
The City Clerk is hereby directed to amend the City’s official zoning maps to conform to this ordinance.
SECTION 5
Exhibit A is a part of this ordinance.
Table of Contents:
Exhibit A: Rezone Map (1 Page)
Adopted by the City of Sacramento City Council on ,
by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
FLORIN ROAD
LUTHER
DRIVE
FLORIN ROAD
LUTHER
DRIVE
RESOLUTION 2021-
Adopted by the
Sacramento City Council
February 15, 2022
DETERMINING THE LUTHER GARDENS SENIOR APARTMENTS
PROJECT EXEMPT FROM REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AND ADOPTING FINDINGS OF
FACT AND APPROVING THE LUTHER GARDENS SENIOR
APARTMENTS PROJECT, APN: 049-0010-106 (DR21-206)
BACKGROUND
A. On January 13, 2022, the Planning and Design Commission conducted a public hearing and forwarded to the City Council, a recommendation to approve the Luther Gardens Senior Apartments Project (DR21-206); and B. On , 2022 the City Council conducted a public hearing, for which notice was given pursuant Sacramento City Code Section 17.812.010(2)(b) and received and considered evidence concerning the Luther Gardens Senior Apartments Project.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:
A. Environmental Determination: Environmental Exemption (Per CEQA Guidelines section 15061(b)(3).
As noted in the CEQA Exemption Memorandum (see attachment 7) staff has determined the project would not have a significant effect on the environment due to the fact the in-fill site is within an urban area served by public services and utilities; would not affect habitat for sensitive or protected species and does not contain any wetlands or vernal pools; would not generate traffic that would negatively impact operation of local streets or highways, and the proposed use was considered in the Master EIR regarding the proposed residential development land use type. Based on the determination and recommendation of the City’s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the project, the project is exempt from CEQA review pursuant to CEQA Guidelines section 15061(b)(3).
B. The Site Plan and Design Review to construct a three-story, 24- unit apartment building and related site improvements is approved based on the following conditions of approval:
1. The design, layout, and physical characteristics of the proposed project are consistent with the general plan and any applicable specific plan or transit village plan, in that the proposal is consistent with the goals and policies of the general plan land use designation of Suburban Neighborhood High Density (SNHD) as a multi-unit dwelling near the major transportation routes of Florin Road and Highway 99, and consistent with the allowable Floor-Area Ratio within the SNHD general plan designation. There is no applicable specific plan or transit village plan.
2. The design, layout, and physical characteristics of the proposed project are consistent with applicable design guidelines and development standards in that the proposal meets all applicable development standards of the Multi-Unit Dwelling (R-3) zone including height, setbacks, and lot coverage, and the proposal is consistent with the Multi-Dwelling Design Guidelines in the following ways:
The orientation of the building addresses the relationship to the street with entries to assure both viable, safe, and attractive sight design.
The visual prominence of vehicles is minimized by locating parking to the rear of the building.
The façade of the building encourages interaction with the street by including windows and landscaping along the street side of the building.
Both rooftop and ground-level open space allow for shared areas residents.
Fencing and gating is integrated into the overall design of the building.
3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the subject site and comply with applicable design guidelines and development standards.
4. The design, layout, and physical characteristics of the proposed project are visually and functionally compatible with the surrounding neighborhood, in that the proposed three-story building is located at the northwest edge of the site and provides light and air space for the one and two-story single-unit dwellings located east and south of the site.
5. The design, layout, and physical characteristics of the proposed project ensure energy consumption is minimized and use of
renewable energy sources is encouraged in that the project will use renewable energy with solar panels located on the rooftop and parking area.
6. The design, layout, and physical characteristics of the proposed project is not detrimental to the public health, safety, convenience or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that the project will result in the provision of a continuous sidewalk and enhanced pedestrian convenience and safety along Luther Drive, and the orientation of the building windows, patios, and balconies promote “eyes on street” safety surveillance.
A. 200-Year Protection Flood Finding
The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood-protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood-hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Council on June 21, 2016 (Resolution No. 2016-0226), and the SAFCA 2021 Adequate Progress Annual Report accepted by the City Council on November 9, 2021 (Resolution No. 2021-0328).
Conditions of Approval
B. The Site Plan and Design Review to construct a three-story, 24- unit senior apartment building and related site improvements is approved based on the following conditions of approval:
PLANNING
B1. The project shall be constructed per the approved plans and these conditions of approval.
B2. Any modification to the project shall be subject to review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits.
B3. Building materials and finishes shall be provided in accordance with the materials and colors shown on the plans. The building shall be constructed of fiber cement panels or painted stucco.
B4. The project shall comply with the wall and fence regulations for residential
development, pursuant to the Planning and Development Code section
17.620.110. The walls shall be constructed per the approved plans.
B5. The carport shall be constructed per the approved plans and comply with section 17.624.050 of the code.
B6. Provide a minimum of four long -term and two short -term bicycle parking spaces and locate the bicycle parking as shown on the plans and in accordance with Bicycle Parking Facility Requirements 17.608.040 (N).
Bicycle rack design and placement shall meet the City Bike Rack Design and Placement Standards.
B7. Provide a minimum of two (2) on-site accessible vehicle parking stalls.
B8. Trash enclosures shall co mply with section 17.616.040 of the code. The walls of the enclosure shall be a minimum of 6 feet in height and be constructed of solid masonry material that matches the color of the main building.
B9. HVAC equipment shall be screened and shall not be visible from any street or pedestrian views.
B10. All signage shall comply with the City Sign Code requirements. All signage is subject to a separate review and approval process through a sign permit.
Public Works
B11. The applicant shall repair or replace/reconstruct a ny existing deteriorated curb and gutter adjacent to the subject property along Luther drive per City standards to the satisfaction of the Department of Public Works.
B12. Dedicate sufficient right -of-way and construct a new 5 -foot-wide sidewalk along this property’s frontage to the satisfaction of the Department of Public Works. The new sidewalk shall connect to the existing sidewalks on the north and south side of this property with appropriate transitions along this project’s frontage to the satisfaction of the Department of Public Works.
B13. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. The applicant shall provide a signage and markings package (includes signage and pavement markings) to indicate that the proposed driveways are one way in/out to the satisfaction of the Department of Public Works.
B14. The site plan shall conform to the parking requirements set forth in City Code 17.608.040 regarding stall length, width and re quired maneuvering area.
B15. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.
Department of Utilities (DOU)
B16. Per City Code Section, 13.04.070, multiple water service to a single lot or parcel may be allowed if approved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU. (Note: Tapping to the 30 -inch City water transmission main located in Luther Drive is not allowed.)
B17. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water distribution system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per squ are inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916 -808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.
B18. The proposed development does not front a n existing public distribution water main. The property owner/developer shall construct off -site water main extensions in Luther Drive as determined by the DOU.
B19. There is currently a City water transmission main and drainage main adjacent to the Northern property line of the subject parcel. Prior to design the applicant shall field verify the exact location of all the City water and drainage mains and show these utilities with the distances dimensioned from the property line on the construction plans. Th e DOU Field Services will assist the applicant in field verifying the location of City Utilities. The applicant should call the following for assistance: Customer Service at (916) 808-5454. (Note: A hold harmless agreement may be required for any proposed improvements (including but not limited to concrete, curb and gutter) on top of the existing City mains.)
B20. There is no record of an existing easement on the City water transmission main, therefore, the applicant shall dedicate a 15 -foot easement centered over the existing City water transmission main to the satisfaction of the Department of Utilities.
B21. Common area landscaping greater than 5,000 square feet shall have a separate street tap for a metered irrigation service.
B22. Prior to or concurrent with the submittal of the building permit application, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Onsite Design Manual and/or the Design and Procedures Manual, for review and approval by the DOU. Per the current DOU Onsite Design Manual, either a static or dynamic analysis for mitigating sizing and drainage system design may be used. Using the static analysis and per the DOU onsite project storage method, an estimated 7,600 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to an estimated 0.18 csf/acre. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916 -808- 7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study may delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
B23. The onsite water and storm drain systems shall be private systems maintained by the owner or other approved entity.
B24. Finished floor elevations shall be a minimum of 6 -inches above the 100 - year HGL or 1-foot above the overland flow release elevation, whichever is higher or as approved by the DOU.
B25. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk. If the area is larger than 6,000 square feet, then an on -site surface drainage system is required and shall be connected to the street drainage system by means of a storm drain service tap. All on-site systems shall be designed to the standard specified in the DOU onsite manual.
B26. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off -site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off -site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form
acceptable to the City Attorney.
B27. A grading plan showing existing and proposed elevations is required.
Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU.
B28. The applicant must comply with the City of Sacramento’s Grading. Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings.
These plans shall also show the methods to the control urban runoff pollution from the project site during construction.
B29. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the i ncrease of urban runoff pollution caused by development of the area. The project is less than one-acre, therefore, only source control measures will be required.
B30. This project is required to incorporate certified full capture trash control devices, please refer to Appendix H in the “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” for more details.
B31. A maintenance agreement is required for all on-site full capture trash control systems. Contact DOU for a list of accepted proprietary de vices if considered for full capture trash control. Construction drawings must include all on -site full capture trash control features and devices selected for the site. Please refer to Appendix H in the “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” for more details.
Fire Department
B32. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. CFC 501.4
B33. The furthest projection of the exterior wall of a building shall be accessible from within 150 ft of an approved Fire Department access road (minimum 20’ wide) and approved water supply as measured by an unobstructed route around the exterior of the building. (CFC 503.1.1, 507.5.1) This distance can be increased up to 200’ when the structure is fully protected by an approved automatic fire sprinkler system and when approved by the Fire Marshal.
B34. Roads used for Fire Department access shall have an unobstructed width of not less than 20’ and unobstructed vertical clearance of 13’6” or more.
CFC 503.2.1
B35. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.
B36. All turning radii for fire access shall be designed as 35’ inside and 55’ outside. CFC 503.2.4
B37. Fire Apparatus access roads shall be designed and main tained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. CFC 503.2.3
B38. Provide a water flow test. (Make arrangements at the Permit Center walk - in counter: 300 Richards Blvd, Sacramento, CA 95814). CFC 507.4
B39. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code.
B40. Provide appropriate Knox access for site. CFC Section 506
B41. Locate and identify Fire Department Connections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway.
B42. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior.
Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet for rooms without a fire pump and 200 square feet when a fire pump is present. CFC Amendments 901.4.7
SMUD
B43. SMUD has existing underground 12kV facilities on west and north of the PROJECT SITE 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.
B44. 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.
B45. 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.
B46. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjace nt to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal.
B47. 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.
B48. The Applicant shall not place any building foundations within 5 -feet of any SMUD trench to maintain ade quate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).
B49. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant sha ll dedicate a 12.5 -foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.
B50. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipm ent, 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.
B51. The Applicant 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.
B52. 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.
Sacramento Area Sewer District
B53. Prior to the APPROVAL OF IMPROVEMENT PLANS: To obtain sewer
service, construction of SASD sewer infrastructure will be required. Current SASD 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 manhole bases are not allowed.
B54. Prior to the APPROVAL OF IMPROVEMENT PLANS: SASD requires each building on each lot with a sewage source to have a separate connection to SASD’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel must have a separate connection to a private onsite sewer line or a separate connection to the SASD public sewer line. These improvements must be shown on the plans.
B55. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if sewer impact fees are due. Fees are to be paid prior to the issuance of building permits.
Youth, Parks & Community Enrichment
B56. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district) or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Infrastructure Finance, Jessica Steinhauer, (916) 808-8243).
Police Department
Lighting:
B57. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 80 or higher and a light loss factor of .95 or better.
When choosing lamps, the applicant shall look for efficiency of 110 lumens per watt or better. All existing exterior fixtures shall be replaced with fixtures that meet this requirement.
B58. Light poles, if applicable, shall be no higher than 16’.
B59. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.
B60. Entry drives, drive aisles, parking and bicycle parking shall be illuminated to a maintained minimum of 1.5-foot candles per square foot of parking area at a 6:1 average to minimum ratio.
B61. Exterior walkways, alcoves and passageways shall be illuminated to a maintained minimum of 1/3 foot candles per square foot of surface area at a 6:1 average to minimum ratio.
B62. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.
B63. Exterior lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading.
B64. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.
Landscaping:
B65. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.
B66. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs.
Security:
B67. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.
B68. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.
B69. Manager with access to VASS storage shall be able to respond to any activation within two hours.
B70. Cameras shall be day/night capable with a resolution of no less than two (2) megapixels and a minimum frame rate of 15 frames per second.
B71. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.
B72. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for third party viewing.
B73. VASS shall be capable of storing no less than 30 days’ worth of activity.
B74. VASS shall provide comprehensive coverage of:
areas of ingress and egress
parking lot
coverage of all four (4) exterior sides of the property adjacent public rights of way
main entrance lobby
hallways
B75. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures shall be slatted to allow visual surveillance of the interior.
B76. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
B77. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied.
B78. Property management shall be responsible for the daily removal of all litter from the site.
B79. Applicant shall install a law enforcement “Knox Box” for police access to common areas on the premises, including, but not limited to the main lobby, main entrance to each building, etc. If elevators can only be operated via electronic access card, management shall ensure a card is placed in the exterior knox box.
B80. Applicant shall place a security/police phone in the parking lot. The phone pole shall be equipped with a blue light.
During Construction:
B81. The applicant shall enclose the entire perimeter of the project with a chain link fence with necessary construction gates to be locked after normal construction hours.
B82. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.
B83. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
Advisory Notes
ADV1. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.
ADV2. Water meters shall be located at the point of service, which is back of curb for separated sidewalks or back of walk for connected sidewalks.
ADV3. The proposed project is located in a Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs).
Accordingly, the project site lies in an area with no requirements to elevate or flood proof.
ADV4. The applicant is responsible for obtaining all necessary permits, easements, and approvals from federal, state, and local agencies for the construction of this project.
ADV5. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.
ADV6. ONGOING: SASD Design Standards and Specifications require minimum 6 -inch lower laterals for commercial and industrial buildings.
ADV7. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee is estimated at $42,274. The Park Development Impact Fee due for this project is based on 24 new residential units and the Housing Incentive Zone Rate of $1.86 per square foot for
residential projects, with a minimum rate of $1,389 for units under 750 square feet and a maximum of $3,705 for units over 2,000 square feet. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.
Community Facilities District 2002 -02, Neighborhood Park Maintenance CFD Annexation.
Table of Contents:
Exhibit A: Project Plans
Adopted by the City of Sacramento City Council on ____, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
PECORA ASSOCIATES
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PECORA ASSOCIATES
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PECORA ASSOCIATES
A-3
PECORA ASSOCIATES
A-4
PECORA ASSOCIATES
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PECORA ASSOCIATES
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PECORA ASSOCIATES
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Luther Gardens Senior Apartments
Memorandum to Support CEQA Exemption
California Environmental Quality Act
Section 15061(b)(3)
January 3, 2022
Environmental Planning Services
File DR21-206
300 Richards Boulevard
Sacramento, CA 95811
This Memorandum has been prepared to provide substantial evidence for the Environmental Planning Services conclusion that it can be seen with certainty that the proposed project would not have a significant effect on the environment. CEQA Guidelines section 15061(b)(3).
Project Location: 7200 block of Luther Drive, Sacramento CA 95822 (APN 049-0010- 106-0000)
Project Description: The proposed requests a rezone of the project site from R-2B to R-3, and site plan and design review for the construction and operation of a three- story, 24-unit apartment building.
Land Use
The proposed project consists of development of a vacant parcel with an apartment building. The project would include infrastructure associated with the proposed use.
While the project requires a rezone entitlement, residential use is generally consistent with the uses in the vicinity of the project and was generally contemplated as part of the Master EIR prepared in conjunction with the 2035 General Plan. The proposed project would not divide an established community.
The project site is surrounded by urban uses and is served by all public services and utilities.
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Aesthetics
The project would not affect any views of rivers or downtown Sacramento. Lighting at the site would be directed downward and would avoid light spill or glare onto adjoining parcels.
The building design would be reviewed as part of the Site Plan and Design Review (SPDR) as required by City Code. The proposed building height is compatible with adjacent development. The project would not have a substantial adverse effect on aesthetics.
Air Quality
The project is on a 0.79-acre site. Construction activities would be subject to rules of the Sacramento Metropolitan Air Quality Management District (SMAQMD). The proposed 24-unit unit project is below the operational screening criteria established by the SAMQMD for air emissions evaluated. There would be no impacts related to air quality.
Biological Resources
The project site is located in an urban area, and supports ruderal vegetation. The site is not located within a habitat conservation plan area, and development would not affect habitat for sensitive or protected species. There are no wetlands or vernal pools on the project site.
Cultural Resources
The project site is vacant and surrounded by development in the southern part of the City. The project site is not in an area identified as sensitive for cultural resources.
Energy
The proposed project would be served by existing utility providers for electricity and natural gas. Structures would be designed and constructed in compliance with current building and energy codes. Neither construction nor operation of the project would result in wasteful use of energy.
Geology and Soils
The building would meet current building code requirements for seismic reinforcement and lateral design. The soil is a clay that would be able to support the weight of the building. The building footings and slab would be designed to sustain minimum soil
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bearing pressure as required by code. There is no indication of soil subsidence, erosion or soil unacceptability.
Hazards
There is no indication that the soil has been polluted requiring a cleanup, that there were underground storage tanks, Department of Defense uses, that the project site was used to dispose of hazardous materials or any other like kind of a situation that could affect water quality (Geotracker - California Water Quality Control Board Data Management System). The project site has not been identified by the California Department of Toxic Substances Control's Data Management System for tracking, cleanup, permitting, enforcement and investigation of hazardous wastes. The site is not listed in the Hazardous Waste and Substantive Sites Cortese List. The proposed use is residential and would result in small amounts of hazardous materials on site, but not in excess of such materials found and used in residential properties throughout the City.
Hydrology, Water Quality, Utilities
As part of the building permitting and plan checking process, construction documents and utility connections and infrastructure requirements would be reviewed and approved by the City of Sacramento Building Department. The proposed use is generally consistent with the general plan and zoning uses that have been considered in the Master EIR—the requested amendments would not substantially change the projections that were used in the planning process.
Noise
The proposed use would not be a substantial noise generating use. Construction noise would be temporary and subject to conditions in the City’s noise ordinance relating to hours of work.
Public Services
The project site is served by public utilities on Luther Drive. Public transportation services including the Regional Transit light rail station are located approximately one- half mile from the site and several bus lines on Florin Road operate near the site.
Recreation
The project would result in use of recreational facilities by residents. The planning documents for the site have anticipated residential use and the proposed changes in the general plan and zoning would not result in substantially higher demand. The project would not create the need for new park facilities. The project would pay fees that
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support the City's recreational facilities. The projects tenant urban gardens would also serve for recreational activities.
Transportation
The proposed project would include parking for bicycles. Normal construction traffic would occur during construction of the project and would not substantially affect local transportation facilities. Traffic generated by operation of the proposed 24-unit apartment building would not generate sufficient trips to affect the operation of local streets or highways.
Dated: January 4, 2022
By: ____________________________
Tom Buford, Manager, Environmental Planning Services
January 17th, 2022
Re: City Planning Commission mandating another on site handicap parking stall for Luther Gardens Apartments for seniors.
I feel it appropriate to indicate the reasons, although not asked, why I am not in favor of adding another handicap parking stall on site. Doing so comes with the loss of two tenant covered parking stalls. Each apartment is entitled to an on-site parking stall. To substitute that for a handicap visitor with probable occasional use on-site parking stall negatively impacts the project and its proforma.
To be pressured into accepting something that I do not feel I am legally obligated and do not want to do is inequitable. I stated to the commission my opposition to it, but that was not accepted, rather to keep at it asking me again if I would accept that. As stated by the city architect I was required to provide one handicap stall on site. The site plan was reviewed by city staff who did not require another on-site parking stall for the handicap as well as the city planning commission in a previous submission when the project had 16 units and they did not require another handicap stall then.
Handicap visitor parking can be on the city street. Not all handicap persons require a handicap stall to park their vehicle, only those wheel chair bound. The on-site handicap stall provided is for the designated handicap apartment at the end of the building on the first floor and is in the immediate proximity to the handicap stall. This apartment is for a handicap person that is in a wheel chair.
This building has been designed for active seniors who are not geriatric. This is not an assisted living facility or seniors that are comatose or bed-ridden.
I have struggled for years to make this project a reality, will be 81 soon with health problems and am exhausted with the on-going difficulties.
Your understanding would be appreciated, so I respectfully request that this requirement be rescinded.
This is an exemplary designed project for which I have received many compliments. Please see the projects web page at luthergardens.com.
Thank you.
Bob Pecora