City of Sacramento
City Council Report
915 I Street, 1st Floor
Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2022-01365 7/26/2022 Public Hearing Item 20.
Title: San Juan Road Subdivision (P21-008) [Noticed 7/15/2022; Passed for Publication 7/19/2022; Published 07/22/2022]
File ID: 2022-01365
Location: 920 San Juan Road, APN: 250-0010-083-0000 and 250-0010-085-0000, District 3 Recommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution adopting the Mitigated Negative Declaration and the Mitigation Monitoring Program; 2) a Resolution to change the General Plan land use designation from Suburban Neighborhood Low Density (SNLD) to Traditional Neighborhood Medium Density (TNMD); 3) an Ordinance to rezone ±8.34 acres from the Agriculture (A) zone to the Multi-Unit Dwelling (R-3A) zone; and 4) a Resolution adopting project entitlements including a Tentative Subdivision Map to subdivide two parcels totaling 8.43 acres into 77 residential parcels and 14 common lots, Tentative Subdivision Map Design Deviations for non-standard private streets and alleys, a Conditional Use Permit to establish a gated residential development, a Tree Permit to remove four City street trees and seven private protected trees, and Site Plan and Design Review of the Tentative Subdivision Map and for the construction of 77 single- unit dwellings and associated subdivision site improvements with deviations to lot width, lot depth, and rear-yard setback development standards.
Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected]; Garrett Norman, Senior Planner, (916) 808-7934, [email protected], Community Development Department
Presenter: Danny Abbes, Associate Planner, (916) 808-5873, [email protected] Property Owner: Roman Catholic Bishop of Sacramento c/o Thomas J. McNamara, 2110 Broadway, Sacramento, CA 95818, [email protected]
Applicant: SKK Developments c/o Al Esquivel, 1211 18
th Street, Sacramento, CA, 95811,
[email protected]
Attachments:
01-Description/Analysis
02-Background
03-Resolution: Mitigated Negative Declaration and Mitigation Monitoring Program 04-Resolution: General Plan Amendment and Exhibit
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05-Ordinance: Rezone and Exhibit
06-Resolution: Findings of Fact and Conditions of Approval for Project Entitlements 07-Project Plans
08-Tentative Subdivision Map Design Deviation Justification 09-Table of Lot Sizes, Dimensions, Coverage, Setbacks and Deviations 10-Arborist Report
11-Public Comments
Description/Analysis
Issue Detail: The applicant is requesting to create a 77-home subdivision on an undeveloped 8.34- acre urban infill site in South Natomas along San Juan Road. The project requires City Council approval because of the requested rezone and General Plan designation amendment. The proposed General Plan amendment and rezone are requested to accommodate the project’s proposed density and lot sizes.
To develop the site as proposed, the requested entitlements include:
1. A General Plan Amendment to change the General Plan land use designation from Suburban Neighborhood Low Density to Traditional Neighborhood Medium Density.
2. A Rezone from the Agricultural (A) zone to the Multi-Unit Dwelling (R-3A) zone.
3. A Tentative Subdivision Map to subdivide two lots totaling 8.43 acres into 77 residential lots and 14 common lots.
4. Tentative Subdivision Map Design Deviations for private streets and alleys.
5. A Conditional Use Permit to establish a gated residential development.
6. A Tree Permit to remove four City street trees and seven private protected trees.
7. Site Plan and Design Review of the Tentative Subdivision Map and for the construction of 77 single-unit dwellings and associated subdivision site improvements with deviations to lot width, lot depth, and rear-yard setback development standards.
Public/Neighborhood Outreach and Comments
: As part of the application review process, the
proposal was routed to Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, Region Builders, Environmental Council of Sacramento (ECOS), South Natomas United, Natomas Community Association, South Natomas Improvement Association, Natomas Chamber of Commerce, and Gardenland/Northgate Neighborhood Association.
Staff mailed early notices to all property owners and residents within 500 feet of the project site and posted the site with notice of the planning application in April of 2021.
In June 2021 staff held a virtual community meeting with invited participation from Gardenland/Northgate Neighborhood Association, Natomas Community Association, South Natomas United, Natomas Garden and Arts Club, South Natomas Improvement Association, and River Oaks Community Association. Meeting topics were based upon a project response letter from the City of Sacramento Page 2 of 10
File ID: 2022-01365 7/26/2022 Public Hearing Item 20.
Gardenland/Northgate Neighborhood Association and are summarized below. Staff comments are italicized.
a) Make units for purchase rather than for rent.
Staff response: The applicant redesigned the project such that all units will be on individual lots and intended for sale.
b) Design units with porches.
Staff response: All units are designed with porches. Porches will face San Juan Road, Ninos Parkway, and on-site open space.
c) Construct a perimeter fence rather than a sound wall.
Staff response: The perimeter will have a decorative open wrought iron fence and no sound wall.
d) Maintain existing trees.
Staff response: A majority of street trees will remain. The project proposes to remove three City trees for site access and four private protected trees for site development. The four on- site trees are determined to have uncorrectable defects. Overall, the site will be developed to include many more trees than currently exist, including several large-canopy street trees fronting San Juan Road and large-canopy trees surrounding the village green and detention basin areas.
e) Make a percentage of units affordable.
Staff response: The applicant is proposing for-sale market-rate housing, however, each unit sits on a relatively small lot and unit sizes range from 1,296 to 1,415 square feet, which increases affordability in comparison to traditional subdivisions with larger lots and larger units. f) Make a percentage of units to be accessible to the elderly and disabled.
Staff response: All units will be available for purchase by people of all ages and abilities and may be personally customized with ramps or lifts by the future homeowner(s) if needed or desired.
g) Construct a playground in Ninos Parkway.
Staff response: A playground will be constructed in the center of the site on the “Village Green.” Ninos Parkway is a separate, city-owned and maintained multi-purpose trail that is identified in a Capital Improvement Project, which includes many current and future public amenities. The Ninos Parkway Master Plan can be found online at:
<https://www.cityofsacramento.org/ParksandRec/Parks/Park-Directory/South-Natomas/Ninos- City of Sacramento Page 3 of 10
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h) Beautify the onsite detention basins.
Staff response: The onsite detention basin areas will be lined with new large canopy trees and maintained by the homeowner association.
i) Make the dog park available to all residents.
Staff response: There is no longer a proposal for a dog park; however, the site includes a central village green with a playground accessible to all project residents. Additionally, the site is near a parkway and parks available to all South Natomas residents.
In addition to the comments received at the June 2021 community meeting and comments from Gardenland/Northgate Neighborhood Association noted above, staff received correspondence from Civic Thread, Sacramento Metropolitan Air Quality Management District (SMAQMD), and two individual members of the public. Below is a brief summary of the comments followed by staff’s response in italics.
Civic Thread: Civic Thread (formerly Walk Sacramento) supports the addition of housing in a location near schools, shopping, and churches, and made the following suggestions for enhanced pedestrian access and comfort:
a) Add a signalized pedestrian crossing between the Ninos Parkway trailheads across San Juan Road, using the median area for a protected pedestrian refuge island.
Staff response: This described design is consistent with the current design concept for a signalized pedestrian crossing at Ninos Parkway and San Juan Road and will be installed as part of the Capital Improvement Project.
b) Sidewalks should be on both sides of the internal streets.
Staff: Sidewalks have been added to both sides of the street. The proposed site plan features a quality network of sidewalks, crosswalks, and connections to on-site open space, San Juan Road, and external pedestrian infrastructure.
c) Add more shade trees and use cool pavement to combat urban heat island effect.
Staff response: The project incorporates as many trees as feasible to shade the internal streets and buildings, and includes plantings along the detention basin, common lots, shared parking facilities, and a majority of the homes. Trees are not feasible in areas that conflict with garage access or reduced yard space. The applicant has indicated that cool pavement is not feasible for the project and would result in additional costs to an entry-level housing product.
The project does provide adequate shade trees to help with passive cooling of the parking surfaces.
d) Detention basin areas could provide additional common outdoor space if they fronted San Juan and included a walking path around the basin.
Staff response: The detention basin areas have been relocated to front San Juan. A sidewalk circulates around the larger eastern basin and connects to the sidewalk on San Juan Road via City of Sacramento Page 4 of 10
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pedestrian gates.
Sacramento Metropolitan Air Quality Management District (SMAQMD): SMAQMD provided the same suggestion for pedestrian signalization at Ninos Parkway and San Juan Road as addressed above.
Additionally, SMAQMD added the following two comments:
a) Project fencing should allow full visual access between the residences along San Juan Road and the public sidewalk, as a condition of approval, with pedestrian gates where residential walkways intersect with the sidewalks that are also visually permeable.
Staff response: The project is conditioned to provide visually permeable perimeter fencing along the southern and western frontages facing San Juan Road and Ninos Parkway.
Pedestrian access gates are located at the southwest corner of the site (for easy access to the planned signalized pedestrian crossing at San Juan Road and Ninos Parkway), at each side of the eastern detention basin, and in front of each of the homes that front San Juan Road. b) Add a pedestrian access gate at the west end of the project’s fencing along its San Juan Road sidewalk frontage to enable resident pedestrians traveling west to take the most direct pedestrian route.
Staff response: As suggested, the west end now includes a connecting sidewalk and pedestrian gate for convenient resident access to the future signalized pedestrian crossing at San Juan Road and Ninos Parkway.
Individual e-mail #1: The letter inquired about access to the Ninos Parkway and a status update regarding the anticipated improvements to the west and north of the site.
Staff response: Residents will enjoy convenient access to the parkway via on-site circulation routes that connect to the San Juan Road sidewalk and then into the parkway. The Ninos Parkway improvement plans are in the final design phase and construction is anticipated to begin circa spring of 2023.
Individual e-mail #2: The letter supports the proposed rezone and states concern for traffic impact from the site, requesting an additional traffic light and other mitigations as part of the project.
Staff: A traffic operational analysis was completed and traffic impacts of the project have been analyzed by the Department of Public Works and determined not to be significant. As previously mentioned, a signalized pedestrian crossing is proposed at the intersection of Ninos Parkway and San Juan Road as part of the Ninos Parkway Capital Improvement Program.
Planning and Design Commission public comments: One public testimony call and one e-comment both generally supported the proposal but requested that the development not include perimeter fencing and gates and that some of the houses be officially designated as affordable.
Staff response: The proposed site design orients homes outward toward adjacent public spaces (San Juan Road and Ninos Parkway), providing visual connection and participation with the greater community and increasing safety surveillance of public areas. Furthermore, the location and the geography of the proposed gated development does not impede access to any existing or future City of Sacramento Page 5 of 10
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residences or businesses.
With average lot sizes of less than 2,000 square feet and all homes between approximately 1,300 and 1,400 square feet, the project will have increased housing affordability compared to typical single -unit dwelling developments with larger lots and larger units. Additionally, the developer will pay a Housing Impact Fee to supplement affordable housing within the city.
All comments can be found within Attachment 11 of this report.
Property owners, residents, and community groups were also sent notification for this public hearing, and the site was posted with staff and applicant contact information, as well as the date, time, and participation details for the public hearing.
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 proposed General Plan designation of the subject site is Traditional Neighborhood Medium Density which provides for higher- intensity medium-density housing and neighborhood-support uses including small-lot single-unit dwellings and compatible public, quasi-public, and special uses. Several 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.
· 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 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.
The proposed project is consistent with the above goal and policies in that it provides an 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, while also being in City of Sacramento Page 6 of 10
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close proximity to several schools, retail outlets, and places for employment. Infill development ultimately helps reduce vehicle miles traveled and strengthens nearby businesses.
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.
The proposed project is consistent with the above goal and policies in that it:
1) provides a comprehensive network of internal sidewalks and crosswalks that connect to the greater sidewalk system on San Juan Road through three main pedestrian gates, encouraging walking to nearby destinations; and 2) contributes positively to the surrounding area by activating an underutilized site and providing natural surveillance with houses oriented towards public spaces such as San Juan Road and Ninos Parkway.
Goal LU 2.6: City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g., where to live, work, and recreate) for future generations. · Sustainable Development Patterns. The City shall promote compact development patterns, mixed use, and higher-development intensities that use land efficiently; reduce pollution and automobile dependence and the expenditure of energy and other resources; and facilitate walking, bicycling, and transit use.
· Efficiency Through Density. The City shall support an overall increase in average residential densities throughout the city consistent with the adopted General Plan Land Use & Urban Form Diagram, as new housing types shift from lower-density, large lot developments to higher-density, small lot and multifamily developments as a means to increase energy efficiency, conserve water, and reduce waste.
The proposed project is consistent with the above goal and policies in that it provides for-sale, higher density residential development that makes efficient use of the land and city utility and road infrastructure networks. Furthermore, its urban location and pedestrian and bikeway connections facilitate active transportation and help decrease dependency upon automobiles.
Goal LU 4.5: New Neighborhoods. Ensure that complete new neighborhoods embody the city’s principles of Smart Growth and Sustainability.
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· LU 4.5.2. Compact Neighborhoods. The City shall require developers to create new residential neighborhoods that are pedestrian and bicycle friendly, are accessible by transit, and make efficient use of land and infrastructure by being compact with higher average densities.
The proposed project is consistent with the above goal and policy in that it proposes to reclassify the land use and zoning designations to allow densified development that will make efficient use of the land, infrastructure, and urban location near educational, recreational, and commercial needs.
South Natomas Area Community Plan
The subject site is located within the South Natomas Community Plan area of the General Plan.
Residential policies within the Community Plan reference larger projects that exceed 20 acres. There are no policies that directly relate to the proposed site or project.
Economic Impacts: The proposed housing project promotes efficient infill development by placing residences near schools, parks, and commercial uses. The project will create retail viability and provide new housing opportunities in the area.
Environmental Consideration: The City of Sacramento prepared a Mitigated Negative Declaration (MND) for the 920 San Juan Residential Development (P21-008) project. In accordance with the California Environmental Quality Act (CEQA), the MND was circulated for a 30-day public review period which ended on June 20, 2022. The comment period was also advertised in a newspaper of general circulation. A notice of availability / notice of intent to adopt an MND was posted in the County Clerk’s Office and was sent to applicable regulatory agencies, neighborhood associations and stakeholders in the project area.
As of the preparation of this staff report, the City has received two (2) letters/emails from PG&E and Regional San/SASD. Each of these comment letters pertains to their agency’s regulatory requirements utility connection information. The comment letters and responses are included on the City’s CDD EIR webpage under 920 San Juan Residential Development (P21-008) heading (webpage listed below).
The comments received did not identify any new significant effect, increase in severity of an impact identified in the Mitigated Negative Declaration, or provided significant new information. Additionally, staff have provided some technical corrections including updated Park data to read, “The City of Sacramento contains 230 neighborhood, community, and regional parks, constituting 4,829 acres of parkland and recreational facilities.” City Planning Staff has also identified more applicable proposed land use and zoning designations for the proposed project. The updated zoning designation will be R -3A and the General Plan designation will be Traditional Neighborhood Medium Density. In response Staff has made clarifications and minor modifications to the MND. The revised MND along with the comments and responses do not create any circumstances pursuant to CEQA Guidelines Section 15073.5 that would require recirculation.
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The Environmental Services Manager has determined that adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan are appropriate actions under the CEQA. The initial study/MND for the project, and the comments and responses, including the MND revisions, are available at the Community Development Department’s EIR webpage located at the following:
<http://www.cityofsacramento.org/Community-Development/Planning/Environmental/Impact- Reports>
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: The proposed housing development will ensure energy consumption is minimized and use of renewable energy sources is encouraged in that its location positions residents near daily destinations and routine needs such as schools, parks, and commercial stores and services. The project will add to the housing diversity of the area, while promoting a walkable, bike-friendly neighborhood.
Commission/Committee Action:
Subdivision Review Committee:
The proposed Tentative Subdivision Map and Tentative Subdivision Map Design Deviations were heard by the Subdivision Review Committee on May 18, 2022. The Tentative Subdivision Map conditions of approval were accepted by the applicant, forwarded by the committee, and are included as conditions of approval for this project.
Planning and Design Commission
:
On June 23, 2022, the Planning and Design Commission considered the project and unanimously recommended the City Council approve the project, consistent with staff’s recommendation.
Recommendation: Staff recommends the City Council approve the project based on the findings of City of Sacramento Page 9 of 10
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fact and subject to the conditions of approval attached to this report. Planning staff supports the San Juan Road Subdivision project since it offers the City and neighborhood needed entry-level housing, occupies an underdeveloped infill site with dense development that maximizes existing infrastructure in close proximity to schools, parks, and commercial services, provides plentiful community open space, and is well-designed with a quality network of pedestrian connections.
Financial Considerations: Not applicable.
Local Business Enterprise: Not applicable.
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Figure 1: Aerial of Subject Site
Table 1: Project Information
Existing Zoning: Agricultural (A)
Proposed Zoning: Multi-Unit Dwelling (R-3A)
Existing General Plan Designation: Suburban Neighborhood Low Density (3-8 dwelling units per net acre)
Proposed General Plan Designation: Traditional Neighborhood Medium Density (8-36 dwelling units per net acre)
Property Area: 8.34 acres
Existing Use: Vacant
Proposed Use: 77 single-unit dwellings
(9 dwelling units per net acre)
Background Information
The project site and surrounding area were originally agricultural fields until residential development started in the 1950s and ‘ 60s. Based on historic aerial images, the project site was partially developed with baseball fields as early as 1964 around the same time a high school was being developed immediately south of the site. In the late 1980’s the extension of San Juan Road into the area eliminated the baseball fields and spurred residential development to the north and east of the site. The project s ite has remained vacant since and has no other recent entitlement history. The applicant is now requesting to rezone the 8.34-acre site and construct a 77-home subdivision.
Site Location and Surrounding Uses
The site has excellent pedestrian access to several schools including two elementary schools, a junior high school, and a high school. Strauch Elementary School and Rio Terra Junior High School are located immediately south of the site. A planned Capital Improvement Project (Ninos Parkway multi-use trail), currently in final design stages, will provide a safe pedestrian crossing at San Juan Road and Ninos Parkway which will allow residents to easily access both schools via Ninos Parkway. A second elementary school, Garden Valley, is located less than one- half-mile northeast of the site and can be accessed via sidewalks through the adjacent neighborhood. Natomas High School is located less than a mile away and is directly connected by the San Juan Road sidewalk system.
In addition to easy access to schools, the site is also proximate to parks and open space.
An on-site centralized village green and detention basin will provide approximately 1 acre of open space for the new residents. Ninos Parkway is located immediately west of the site and provides pedestrian and bikeway access directly south to schools, sports courts and fields, picnic areas, parks, and community gardens. Chuckwagon Park is also less than a half-mile west of the site via
San Juan Road and Zenobia Way sidewalk access.
Within approximatel y one half -mile east of the site via San Juan Road and along Northgate Boulevard are many commercial services and retail stores which residents can quickly access, including two grocery stores (Foods Co. and Smart and Final), restaurants, and convenience stores.
The site is immediately surrounded to the north and east by the Point Natomas Apartment Complex, to the south by the Peace Lutheran Church and Pre- School and Child Care Center and Rio Terro Junior High School, and to the west by a canal and Ninos Parkway.
Entitlement Review
In order to develop the 77 -home subdivision project, the following entitlements are required: General Plan A mendment, Rezone, Tentative Subdivision Map, Tentative Subdivision Map Design Deviations, Conditional Use Permit for a gated residential community, and Site Plan and Design Review.
General Plan Land Use Designation Amendment
The City’s General Plan categorizes land into specific designations based on several characteristics of the existing neighborhood. These land use designations prescribe development intensity standards in terms of density for residential projects and floor area ratio (FAR) for commercial/mixed-use development.
The subject site’s current General Plan land use designation is Suburban Neighborhood Low Density. It is expected that residential projects in this designation would be at 3- 8 dwelling units per net acre. The proposed project is 9 dwelling units per net acre, requiring an amendment to the General Plan land use designation. The Traditional Neighborhood Medium Density designation was chosen because it is consistent with the proposed density and new zoning designation of R-3A, and compatible with the designations in the surrounding neighborhood. The Traditional Neighborhood Medium Density designation allows 8-36 dwelling units per net acre.
Staff finds the proposed amendment is consistent with general plan goals and policies in that the amendment will allow the proposed development, which will: 1) add to housing choices in the area by providing small- lot, family in-fill housing adjacent to both large- lot single-unit and multi-unit development, 2) promote sustainable development by utilizing existing infrastructure, and 3) engage public space with street and parkway -fronting development (“eyes on the street”).
The amendment promotes the public health, safety, convenience, and welfare of the city, in that the amendment will allow the proposed development, which: 1 ) positions residences near daily destinations and routine needs such as schools, open space and grocery stores, 2) offers “eyes on the street” safety surveillance with residences that face San Juan Road and Ninos Parkway, and 3 ) has been reviewed and conditioned by Fire and Police Departments to ensure appropriate emergency access.
The proposed land use designation is consistent with the proposed R -3A zoning designation of the site in that both designations allow development of single-unit dwellings at a density of 9 dwelling units per net acre.
Rezone
The site is currently zoned Agricultural (A) which discourages further development with development standards that include a minimum lot size of five acres.
In order to accommodate 77 single-unit dwellings on 8.34 acres, the applicant is proposing to rezone the subject site to the Multi-Unit Dwelling (R-3A) zone which allows for lots of less than 2,000 square feet, increased lot coverage as compared to most other residential zones, and reduced building setbacks.
Staff finds that the rezone is consistent with the proposed general plan designation of Traditional Neighborhood Medium Density and general plan goals and policies.
Rezoning the property will allow the development of a single-unit dwelling subdivision on an urban infill site that maximizes existing infrastructure and positions residences within convenient walking distance to schools, recreation areas, and commercial services. The proposed rezone to the R-3A zoning designation is an appropriate pairing with the Traditional Neighborhood Medium Density general plan designation in that both designations allow development at the proposed density of 9 dwelling units per net acre.
Tentative Subdivision Map
The project subdivide s two parcels totaling ± 8.34 a cres i nto 77 lots proposed for residential development and 14 common lots within the R-3A zone.
The R-3A zone has minimum requirements for lot size, width, and depth as detailed below in Table 2. The project requires deviations for lot width and lot depth. Individual lot information is detailed in Attachment 9 of this report which includes a table of lot siz es, dimensions, coverage, setbacks, and deviation status.
Table 2: R-3A Zone Development Standards: Lot size, lot width, and lot depth (17.208.230) Min. Lot Size (sq. ft.):
1,600
Min. Lot Width (ft.):
20 (interior) / 38 (corner)
Required Lot Depth
(ft.):
Min. 80 - Max. 160
Lots Proposed Deviation Proposed Deviation Proposed Deviation Interior 1,800 to 2,427 N 30 to 37 N 60 to 62 Y
Corner 1,793 to 2,100 N 30 to 35 Y 60 to 62 Y
The purpose and intent of establishing standard lot sizes is to assure that lots are of sufficient size to accommodate anticipated development. Minimum lot standards also maintain the anticipated density and a predictable pattern for neighborhood development, while assuring that City services can be provided.
All interior lots meet the minimum lot width requirement of 20 feet. The nine corner lots (Lots 11, 22, 23, 26, 38, 45, 46, 53, and 73) require a deviation from the minimum lot width development standard of 38 feet. All proposed lots require a deviation to the minimum lot depth standard of 60 feet but still meet the minimum lot size of 1,600 square feet.
Staff believes the proposed deviations meet the purpose and intent of the minimum lot width and depth standards since all resulting lots are sufficient to accommodate the proposed housing and all lots can be served by all necessary utilities and City services.
Additionally, though the proposed lots do not possess large yards, each of the lots possess access to nearby on-site and off-site recreation spaces.
The project is proposing 14 common lots that include the village green, detention basins, internal private streets, alley, and landscape and utility parcels. The project is conditioned to assure the common lots are maintained through Codes, Covenants and Restrictions (CC&Rs) and a Homeowner Association. Lot O, which includes the drainage ditch and existing gravel access maintenance road, is being dedicated to the Department of Utilities.
Tentative Subdivision Map Design Deviations
The Tentative Subdivision Map includes design deviations for non-standard private streets and alleys, non-standard private street intersections, reduced residential driveway lengths and widths, and non-standard cross gutter drainage. The applicant submitted justifications for these deviations that have been reviewed by the city’s Traffic Engineering Division of the Public Works Department and are included as Attachment 8 of this report. Public Works does not object to these deviations as proposed. The project was reviewed with these deviations at the May 18, 2022, Subdivision Review Committee meeting. The committee acted to forward the Tentative Subdivision Map for approval based upon conditions of approval in Attachment 6 of this report.
Conditional Use Permit (CUP) for Gated Residential Development Gated single-unit dwelling and duplex dwelling developments of three or more dwellings on a development site greater than 2.5 acres require a conditional use permit (Sacramento City Code 17.620,210).
The CUP process is designed to evaluate a project’s potential impact on a site and the surrounding area. In evaluating the project, staff found that the location and design of the proposed gated community does not negatively impact the site or surrounding area.
The site is bordered to the east by a canal and to the north and west by an apartment community that has direct access to San Juan Road via Rancho Roble Way. The creation of a gated development does not lengthen or change the existing access of any surrounding property, nor will it impede any potential access to any future development.
A lock-box for emergency responders is located at the San Juan Road front gate to ensure appropriate emergency access and response times for residences of the development.
The design of the proposed community promotes social cohesion by orienting residences outward toward both San Juan Road and the Ninos Parkway.
Tree Permit
Pursuant to Sacramento City Code (SCC) 12.56, the removal of private protected trees and city trees requires a tree removal permit. This project proposes to remove seven private protected trees totaling 209 inches and four city trees totaling 66.6 inches. The private trees are labeled in the arborist report (Attachment 10) as 301, 311, 312, 320, 321, 331 and 349 and the city trees are 13457, 13539, 13538 and 13532.
This city trees are proposed for removal because they conflict with proposed access to the site. The private trees are proposed for removal due to conditions that are uncorrectable with standard arboricultural techniques.
The applicant has provided a replacement plan that is consistent with the replacement requirement described in tree ordinance that includes the planting of two 24-inch box valley oaks in the right-of-way planter and payment of in-lieu fees totaling $20,345.00.
The applicant has requested a waiver of the replacement requirement for the private trees due to conditions in the trees that are uncorrectable with standard arboricultural techniques.
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-3A 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 Single-Unit and Duplex Dwelling design guidelines.
Table 3 below illustrates project compliance with applicable development standards of the Multi-Unit Dwelling (R-3A) zone for single-unit dwellings including setback, lot coverage, height, and parking requirements. The proposed dwelling unit designs comply with applicable development standards except for rear-yard setback regulations. All rear building setbacks are at 3 feet instead of the required 15-foot standard. Staff supports the proposed rear-yard setback deviations and believe they meet the purpose and intent of the standard since all lots utilize rear yards for garage access and are separated from another by internal alleys and circulation routes and therefore do not disturb neighborly privacy or hamper access to light and air.
Table 3: R-3A Zone Applicable Development Standards
Standard Type Requirement Proposed Deviation Required?
Front Setback Minimum 3 feet
All 8 feet No
Street-Side Setback Minimum 3 feet 4 to 11 feet No
Interior-Side Setback Minimum 3 feet 4 to 8 feet No
Rear Setback Minimum 15 feet All 3 feet Yes
Lot Coverage Maximum 60% 40% to 54% No
Maximum Height Maximum 35 feet ± 24 feet No
Vehicle Parking 1 space All 2 spaces No
Figure 2: Proposed Site Plan
Access and Circulation
There is currently a separated sidewalk fronting the project site along San Juan Road that will remain. One entry and one exit driveway will be placed at the center of the site.
Residents and visitors will enter the site between two tree-lined detention basins on a stamped and colored concrete drive, register coded gate access, and then approach the village green to turn left or right toward their house.
Several pedestrian gates within the perimeter fencing along San Juan Road allow easy access to the San Juan Road and greater area sidewalk and parkway system. A separate Capital Improvement Project plans to construct a signalized pedestrian crossing at the intersection of San Juan Road and Ninos Parkway which will allow direct access south to the parkway and Strauch Elementary and Rio Terra Junior High School.
Both the Police and Fire Departments reviewed and conditioned the project to ensure appropriate emergency access to the site which includes a knox-box at the front entry.
Vehicle Parking
The subject site is located within the Suburban Parking District which requires a minimum of 1 vehicle parking space per dwelling unit. Each proposed dwelling unit contains a 2-car garage. Thirty-six (36) additional guest vehicle spaces are provided in groups of 3 to 6 spaces in dispersed locations throughout the site. No parking is visible from San Juan Road or Ninos Parkway.
Figure 3: Conceptual Streetscape
House Designs and Design Guidelines Consistency
Each house is two stories with 3 bedrooms and 2 bathrooms and is between 1,296 and 1,415 square feet. Each floor plan layout has a kitchen, dining area and living space downstairs, a 2-car garage at the rear, and the three bedrooms and two bathrooms located at the second level.
There are four different house plans, each with three different façade designs that vary by exterior materials, colors, and design elements such as roofing pitch, roofing material, window framing and accents, porch decoration, and gable end articulation.
Homes are oriented toward San Juan Road and toward internal and external open space. Bedroom windows above the garage generally face alley ways.
The project design complies with the Single-Unit and Duplex Dwelling Design Guidelines since 1) house designs incorporate porches which encourage a sense of community and attractively identify entry features, 2) the attached garages are located at the rear of homes thereby reducing their visual impact, 3) guest parking spaces are not visible from public views including from San Juan Road and Ninos Parkway, affording unobstructed and attractive views of the homes and open space, and 4) HVAC units are conditioned to be ground-mounted and screened from street and pedestrian views.
Open Space and Landscaping
The site design provides a 0.31-acre central village green with a “tot lot” playground and two detention basins at the site entry along San Juan Road totaling approximately 0.70 acres. Pedestrian connections will be provided for residents to access the Ninos Parkway via San Juan Road which will allow convenient access to parkway amenities and Rio Terra and Strauch school parks. Chuckwagon Park is also accessible via continuous San Juan Road and Zenobia Way sidewalk infrastructure less than one half of a mile northwest of the site.
Site landscaping includes enhanced tree coverage along San Juan Road and Ninos Parkway frontages, and fronting the village green and detention basins, improving the aesthetic appearance of public and common spaces connected to the development.
Fencing
The project is conditioned to provide decorative, open wrought -iron or tubular -steel fencing not exceeding 6 feet in height along the San Juan Road and canal/Ninos Parkway frontages. A 6-foot enhanced wood fence with cap and steel posts will be provided at the northeast property line shared with the Point Natomas Apartment complex.
Fencing along San Juan Road includes a coded vehicular access gate at the center of the site, a pedestrian access gate at the southwest corner of the site for easy access to the planned signalized pedestrian crossing at San Juan Road and Ninos Parkway, pedestrian access gates at each side of the eastern detention basin, and individual pedestrian access gates for each of the homes fronting San Juan Road.
RESOLUTION NO. 2022-
Adopted by the Sacramento City Council
July 26, 2022
Adopting the Mitigated Negative Declaration and the Mitigation Monitoring Program for the San Juan Road Subdivision Project (P21-008)
BACKGROUND
A. On June 23, 2022, the City Planning and Design Commission reviewed and considered the mitigated negative declaration and conducted a public hearing on, and forwarded to the City Council a recommendation to approve with conditions, the San Juan Road Subdivision Project (P21-008); and
B. On July 26, 2022, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b), for the San Juan Road Subdivision Project (P21-008).
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:
Section 1. The City Council finds as follows:
A. The Project initial study identified potentially significant effects of the Project.
Revisions to the Project made by or agreed to by the Project applicant before the proposed mitigated negative declaration and initial study were released for public review were determined by City’s Environmental Planning Services to avoid or reduce the potentially significant effects to a less than significant level, and, therefore, there was no substantial evidence that the Project as revised and conditioned would have a significant effect on the environment. A Mitigated Negative Declaration (MND) for the Project was then completed, noticed and circulated in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the Sacramento Local Environmental Procedures as follows:
1. On May 20, 2022 a Notice of Intent to Adopt the MND (NOI) dated May 17, 2022, was circulated for public comments for 30 days. The NOI was sent to those public agencies that have jurisdiction by law with respect to the proposed project and to other interested parties and agencies, including property owners within 500 feet of the boundaries of the proposed project.
The comments of such persons and agencies were sought.
2. On May 20, 2022, the NOI was published in the Sacramento Bulletin, a newspaper of general circulation, and the NOI was posted in the office of the Sacramento County Clerk.
3. The Initial Study was revised after public notice of its availability; however, none of the conditions requiring recirculation (CEQA Guidelines section 15073.5(b)) is applicable to the project. The revisions apply to technical corrections made based on staff input regarding the updated Parks number and acreage and minor change to a more appropriate proposed land use and zoning designations. These revisions do not result in new avoidable significant effects, and the new information added to the Mitigated Negative Declaration makes clarifications and insignificant modifications.
Section 2. The City Council has reviewed and considered the information contained in the MND, including the initial study, the revisions and conditions incorporated into the Project, and the comments received during the public review process and the hearing on the Project. The City Council has determined that the MND constitutes an adequate, accurate, objective and complete review of the environmental effects of the proposed project.
Section 3. Based on its review of the MND and on the basis of the whole record, the City Council finds that the MND reflects the City Council’s independent judgment and analysis and that there is no substantial evidence that the Project will have a significant effect on the environment.
Section 4. The City Council adopts the MND for the Project.
Section 5. Pursuant to CEQA section 21081.6 and CEQA Guidelines section 15074, and in support of its approval of the Project, the City Council adopts a Mitigation Monitoring Plan to require all reasonably feasible mitigation measures be implemented by means of Project conditions, agreements, or other measures, as set forth in the Mitigation Monitoring Plan.
Section 6. Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and, if the project requires a discretionary approval from any state agency, with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and section 15075 of the State EIR Guidelines adopted pursuant thereto.
Section 7. Pursuant to Guidelines section 15091(e), the documents and other materials that constitute the record of proceedings upon which the City Council has based its decision are located in and may be obtained from, the Office of the City Clerk at 915 I Street, Sacramento, California. The City Clerk is the custodian of records for all matters before the City Council.
Table of Contents:
Exhibit A: Mitigation Monitoring Plan [To Come]
Adopted by the City of Sacramento City Council on July 26, 2022, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
RESOLUTION NO. 2022-
Adopted by Sacramento City Council
July 26, 2022
Amending the 2035 General Plan Land Use and Urban Form Diagram for Approximately
0.79 Acres From Suburban Neighborhood Low Density to Traditional Neighborhood Medium Density for the San Juan Road Subdivision Project, Located at 920 San Juan Road (APN: 250-0010-083-0000 & 250-0010-085-0000) (P21-008)
BACKGROUND
A. On March 3, 2015, Council adopted the 2035 General Plan (Resolution 2015-0061).
B. On June 23, 2022, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve with conditions the San Juan Road Subdivision project (P21-008), which includes the proposed amendments to the 2035 General Plan Land Use and Urban Form Diagram, as set forth in Exhibit A.
C. On July 26, 2022, the City Council conducted a public hearing, for which notice was given pursuant to Sacramento City Code Section 17.812.010 (2)(b).
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:
Section 1. The amendment is internally consistent with the goals, policies, and other provisions of the general plan in that the amendment will allow the proposed development, which will: 1) add to housing choices in the area by providing small-lot, family infill housing adjacent to both large-lot single-unit and multi-unit development, 2) promote sustainable development by utilizing existing infrastructure, and 3) engage public space with street and parkway-fronting development (“eyes on the street”).
Section 2. The amendment promotes the public health, safety, convenience, and welfare of the city in that the amendment will allow the proposed development, which: a) positions residences near daily destinations and routine needs such as schools, open space and grocery stores; b) offers “eyes on the street” safety surveillance with residences that face San Juan Road and Ninos Parkway, and; c) has been reviewed and conditioned by Fire and Police Departments to ensure appropriate emergency access.
Section 3. The proposed zoning classification of the affected site is Multi-Unit Dwelling (R- 3A) zone and is consistent with the proposed general plan land use designation of Traditional Neighborhood Medium Density (TNMD) because residential uses are allowed in this General Plan designation and the project density of 9 dwelling units per net acre is consistent with the density range of between 8 and 36 dwelling units per net acre allowed within the TNMD designation.
Section 4. Based on verbal and documentary evidence received at the hearing, the City Council approves the 2035 General Plan Land Use and Urban Form Diagram Amendment as set forth in Exhibit A.
Section 5. Exhibit A is part of this Resolution.
Table of Contents:
Exhibit A - General Plan Amendment Exhibit
Adopted by the City of Sacramento City Council on July 26, 2022, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
Exhibit A - General Plan Amendment Exhibit
ORDINANCE NO. 2022 –
Adopted by the Sacramento City Council
July 26, 2022
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING ±8.34 ACRES ON SAN JUAN ROAD FROM THE
AGRICULTURAL (A) ZONE TO THE MULTI-UNIT DWELLING (R-3A) ZONE.
APN: 250-0010-083-0000 & 250-0010-085-0000
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 (APNs: 250-0010-083-0000 and 250-0010-085-0000).
SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning the Property (±8.34 acres) from Agricultural (A) to Multi-Unit Dwelling (R-3A) 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 and density allowances of the Traditional Neighborhood Medium Density General Plan designation and applicable development standards of the R-3A zone with support of deviations to lot size, lot width, and rear-yard setback development standards. Furthermore, the project promotes the public health, safety, convenience, and welfare of the City by developing a vacant site that 1) maximizes existing infrastructure, and 2) positions residences within convenient walking distance to schools, recreation areas, and commercial services. The proposed rezone to the R-3A zoning designation is an appropriate pairing with the Traditional Neighborhood Medium Density general plan designation in that both allow development at the proposed density of 9 dwelling units per net acre.
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
Adopted by the City of Sacramento City Council on July 26, 2022, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
RESOLUTION NO. 2022-
Adopted by the Sacramento City Council
July 26, 2022
Adopting Findings of Fact and Conditions of Approval for the San Juan Road Subdivision Project (P21-008) (APNs: 250-0010-083-0000 & 250-0010-085-0000) Background
A. On June 23, 2022, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve the San Juan Road Subdivision Project.
B. On July 26, 2022, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).
Based on the facts set forth in the Background, the City Council resolves as follows:
Section 1. Based on the verbal and documentary evidence received at the hearing on the San Juan Road Subdivision Project (Project), the City Council approves the Project entitlements based on the findings of fact and subject to the conditions of approval as set forth below.
Section 2. The City Council approves the Project entitlements based on the following findings of fact:
D. The Tentative Subdivision Map to subdivide two parcels totaling ±8.34 acres into 77 residential lots and 14 common lots is approved based on the following findings:
1. None of the conditions described in City Code section 17.828.090 and Government Code section 66474 exist with respect to the proposed subdivision as follows:
a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code.
b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code as conditioned.
c. The site is physically suitable for the type of development.
d. The site is physically suitable for the proposed density of development. e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.
g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision.
2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code (Gov. Code §66473.5).
3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code §66474.6).
4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code §66473.1).
5. The City Council has considered the effect of the approval of this Tentative Parcel Map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code §66412.3).
E. The Tentative Map Design Deviations for non-standard private streets and alleys, non-standard private street intersections, reduced residential driveway lengths and widths, and non-standard cross gutter drainage, are approved based on the following findings:
1. The property to be divided is of such size or shape, or is affected by such topographic conditions, or that there are special circumstances or conditions affecting the property that it is impossible, impractical, or undesirable in the particular case to conform to the strict application of these regulations.
2. The cost to the subdivider of strict or literal compliance with the regulation is not the sole reason for granting the deviation.
3. The deviation will not be detrimental to the public health, safety, or welfare or be injurious to other properties in the vicinityin that the proposed modifications have been reviewed by the Departments of Public Works and Utilities and determined to still meet the purpose and intent of the standards.
4. Granting the deviation is in accord with the intent and purposes of these regulations and is consistent with the general plan and with all other applicable specific plans of the city.
F. The Conditional Use Permit to establish a gated residential development is approved based on the following findings:
1. The proposed use and its operating characteristics are consistent with the goals and policies of the General Plan in that the location and design of the proposed gated residential development 1) provides emergency access to the site, 2) does not lengthen or change the existing access (including emergency) of any surrounding property, nor will it impede any potential access to any future development, and 3) promotes neighborhood connectivity and pedestrian activity by orienting residences outward toward both San Juan Road and Ninos Parkway, ensuring visibility and good pedestrian connections to both facilities. The site is not subject to a specific plan or a transit village plan.
2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the Multi-Unit Dwelling (R- 3A) zone and of all other provisions of this title and this code in that gated residential developments are allowed with the approval of a Conditional Use Permit.
3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities in that the project has been reviewed by City Departments including Public Works, Utilities, Fire, and Police to ensure compliance with standards.
4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the location and design of the proposed gated residential development 1) does not lengthen or change the existing access (including emergency) of any surrounding property, and 2) promotes social cohesion by orienting residences outward toward both San Juan Road and the Ninos Parkway.
G. The Tree Permit to remove four City street trees and seven private protected trees is approved based on the following findings:
1. The removal of four city trees accommodates the most reasonable placement of the driveways to access the site.
2. The removal of seven private trees is needed because they have defects that cannot be corrected with standard arboricultural techniques.
3. The replacement plan is consistent with the standards set forth in section
12.56.060 of the Tree Planting, Maintenance and Conservation Ordinance.
H. Site Plan and Design Review of the Tentative Subdivision Map and for construction of 77 single-unit dwellings and subdivision site improvements with deviations to lot width, lot depth, and rear-yard setback development standards is approved based on the following findings:
1. The design, layout, and physical characteristics of the proposed development are consistent with the Traditional Neighborhood Medium Density general plan designation in that designation allows for single-unit dwelling subdivisions at the proposed density of 9 dwelling units per net acre.
There is no applicable specific plan or transit village plan.
2. The design, layout, and physical characteristics of proposed development are consistent with applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards in that: 1) the reduced lot widths and depths are sufficient to accommodate proposed housing, can be served by all necessary utilities and City services, and each lot possesses access to nearby on-site and off-site recreation space; 2) all lots utilize rear yards for garage access and are separated from another by internal alleys and circulation routes and therefore the reduced rear-yard setbacks do not disturb neighborly privacy or hamper access to light and air, 3) the project otherwise meets applicable development standards within the R-3A zone including height, lot coverage, and front and side-yard setbacks, and 4) the project meets applicable Single- Unit Dwelling and Duplex design guidelines including the provision of porches which attractively identify entry features, garages located at the rear of homes thereby reducing their visual impact, and guest parking spaces that are not visible from San Juan Road or Ninos Parkway.
3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards.
The project has been analyzed by City departments and it is determined that all streets and public accessways and facilities, parking facilities, and utility infrastructure proposed and required to be constructed with this approval are adequate to serve the development and comply with applicable design guidelines and design standards.
4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that 1) houses orient toward public spaces, 2) site landscaping includes enhanced tree coverage along San Juan Road and Ninos Parkway frontages, improving the aesthetic appearance of the development, and 3) many pedestrian gates are provided within the San Juan Road fencing system to allow residents easy access to nearby needs and amenities.
5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged in that the project will utilize existing road and utility networks and position residences within walking distance of routine destinations.
6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that houses are oriented toward public and common spaces, creating natural “eyes on the street” safety surveillance.
E. 200-Year Flood Protection Finding Consistent with State Law (SB 5) and Planning and Development Code Section 17.810:
1. 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
D. The Tentative Subdivision Map to subdivide two parcels totaling ±8.34 acres into 77 residential lots and 14 common lots is approved subject to the following conditions of approval:
General
D1. Pay off existing assessments or file the necessary segregation requests and fees to segregate existing assessments.
D2. Pursuant to City Code Section 17.500.190, indicate easements on the Final Map to allow for the placement of centralized mail delivery units. The specific l ocations for such easements shall be subject to review and approval of the Department of Public Works after consultation with the U.S.
Postal Service.
D3. Show all continuing and proposed/required easements on the Final Map.
Public Works
D4. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
D5. At its discretion, the City may require the inclusion of traffic calming devices along residential private streets, to be constructed. These devices may include, but are not limited to, speed lumps, stop signs at intersections, etc., as determined by the Department of Public Works.
D6. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works.
D7. The design an d placement of walls, fences, signs and Landscaping 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 l ine 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.
The area of exclusion shall be determined by the Department of Public Works.
D8. The applicant shall make provisions for bus stops, shelters, transit centers, etc. to the satisfaction of the Department of Public Works in consultation with
the Regional Transit.
D9. The applicant shall dedicate (if necessary) and construct bus turn -outs for all bus stops adjacent to the subject site to the satisfaction of the Department of Public Works.
D10. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned.
D11. Multiple Final Maps may be recorded. Prior to recordation of any Final Map all infrastructure/improvements necessary for the respective Final Map must be in place to the satisfaction of the Departments of Utilities, and Public Works.
D12. Design private streets to meet the City’s standards except for the design deviations approved with this tentative map. Private streets shall be inspected to the satisfaction of the Department of Public Works.
D13. Design private streets as Public Utility Easements.
D14. Provide a standard driveway at the entrance to the private street.
D15. Design gated entrances to allow vehicles to turn around without backing onto the public right-of-way, to the satisfaction of the Department of Public Works and the Fire Department.
D16. Secure gated entries in a manner approved by the Fire and Police Departments.
Electrical
D17. This project will require the installation of streetlights on all priva te streets within this property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.
SMUD
D18. 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.
D19. 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.
D20. 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.
D21. 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.
D22. 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.
D23. 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.).
D24. In the event the City requires a n 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.
D25. The Applicant shall co mply 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
D26. The Applicant shall dedicate an 8 -foot public utility easement (PUE) for overhead underground facilities and appurtenances adjacent San Juan.
D27. The Applicant shall dedicate any private drive, ingress and egress easement, (and 5-feet adjacent thereto) as a public utility easement (PUE) for underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads. SMUD may consider a reduced PUE provided that the applicant meets all SMUD requirements and separation requirements from other utilities. Any request to reduce PUE’s, or setbacks must be done so in writing to SMUD for review and approval.
D28. The Applicant shall dedicate and provide all -weather vehicular acce ss 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.
D29. The Applicant shall dedicate po rtions of the lettered Lots as deemed
necessary by SMUD as a public utility easement for underground facilities and appurtenances.
Sacramento Area Sewer District
D30. 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.
D31. 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 i s 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.
D32. Prior to the APPROVAL OF IMPROVEMENT PLANS: Sewer easements may be required to service this parcel. All public sewer easements will be dedicated to SASD 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. SASD will only provide maintenance in public right-of-ways and SASD 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.
D33. Prior to the APPROVAL OF IMPROVEMENT PLANS: Alignment of all main lines and structures must provide a minimum of 1 foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer is to be located a minimum of 10 feet (measured horizontally) from any structure or footing. Show public sanitary sewer and water supply facilities in accordance with the Health and Safety Code.
D34. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Servi ces 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.
D35. Prior to DISTRICT SIGN -OFF O N THE TENTATIVE PARCEL MAP: the existing and/or proposed sewer lines must be shown on a utility plan or the improvement plans.
D36. Regional San has the 24” Old Natomas force main (Regional San operating system S30) located within San Juan Road within the prop osed project’s
boundaries. Direct connections to the interceptor will not be allowed.
Department of Utilities (DOU)
D37. All existing easements and all existing right -of-ways shall be shown on the Final Map, except for all abandoned easements and right-of-ways.
D38. The applicant shall dedicate Lot O in fee title to the satisfaction of the Department of Utilities (DOU). All dedications shall be at no cost to the City, shall be free and clear of all encumbrances and liens. (to be finalized pending O&M responses)
D39. The Department of Utilities currently access and maintain the existing San Juan Ditch located along the west side of the project. The applicant shall provide a straight continuous maintenance road along the right side of San Juan Ditch to the satisfaction of DOU. The private road and fence shall be located outside of the existing maintenance road and its associated easement. (Note: The existing maintenance chain link fence along the western property line and maintenance access gate shall be replaced in kind to the satisfaction of the DOU.)
D40. There is an existing 38.5-foot Drainage Easement located along the western property line. Per City Code 13.04.230, no permanent structure (including without limitation building footings, fences, planters, trees, priv ate roads, lightings, concrete slabs and similar structures) shall be constructed on top of or within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.
D41. The Departm ent of Utilities currently access and maintain the existing drainage ditch from the maintenance road located adject to the drainage ditch along the western property line of the subject site. The applicant shall construct a maintenance road that is a minim um of 12 -ft wide with 2 -ft shoulder to the satisfaction of the DOU.
D42. Per City Code 13.04.230, no permanent structure (including without limitation building footings, garages, patios, concrete slabs, tool shed and similar structures) shall be constructed on top of or within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.
D43. The applicant shall grant, and reserve easements as needed, for water and drainage facilities, a t no cost at or before the time of sale or other conveyance of any parcel or lot. A note stating the following shall be placed on the Parcel Map: “Reciprocal easements for utilities, drainage, and water facilities shall be granted and reserved, as necessa ry and at no cost, at or before the time of sale or conveyance of any parcel shown in this map.”
D44. 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.
D45. 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 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.
D46. Two points of service fo r the public water distribution system for this subdivision or any phase of this subdivision are required. All water lines shall be placed within the asphalt section of public right -of-ways as per the City’s Design and Procedures Manual.
D47. Easements for water meters shall be dedicated to the City and shall include language assuring unrestricted access at all times for DOU personnel and maintenance vehicles. The location of the easement shall be to the satisfaction of DOU. (A Hold Harmless Agreement may be required if meters are placed within the sidewalk.)
D48. Common area landscaping with shall have a separate tap for a metered irrigation service.
D49. All onsite water and drainage facilities within the private streets and/or drives shall be priva te facilities owned and maintained by the Homeowners Association or other approved entity that shall be to the satisfaction of the DOU.
D50. Prior to the initiation of any water or storm drainage services to the project the owner or association of owners shall enter into an agreement with the City to receive such utility services for all lots at points of service designated by the Department of Utilities (the private water system serving the residential lots and the common lots that shall connect to the City’s water system at points designated by DOU.) Such agreement with the City shall provide for payment of all charges for the water and drainage services provided to all lots, shall authorize discontinuance of utility services to all lots in the event that all or any portion of such charges are not paid when and as required, shall require compliance with all relevant utility billing and maintenance requirements of the City, and shall be in a form approved by the City Attorney.
D51. 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 Design and Procedures Manual and Onsite Design Manual, for review and approval by the DOU. Per the current DOU Onsi te 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 5,300 cubic feet of detention must be provided per each additional acre of impervious area with a limited maximum discharge rate of 0.3 cfs/acre or per the latest approved onsite criteria. The drainage study shall be consistent with the existing Master Drainage Plan for Basin 141 prepared by Ensign & Buckley Consulting Engineers. 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. (Note:
A maintenance agreement may be required for detention and Low Impact Development (LID) features. A private drainage maintenance agreement may be required for any common drainage facilities.)
D52. Finished floor elevations shall be a minimum of 1 -foot above the 100 -year HGL or 1.5–feet a bove the overland flow release elevation, whichever is higher or as approved by the DOU.
D53. 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 t he 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.
D54. 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.
D55. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Mult iple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.
D56. 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 control urban runoff pollution from the project site during construction.
D57. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since this project is under 20 acres of gross area for a single -family residential development, Low Impact Development (LID), certified full capture trash control devices and source control measures will be required. Improvement plans must include the measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” Chapter 4 for appropriate source control measures and chapter 5 for appropriate LID. (Note: A maintenance agreement is required for all on -site water quality measures. A separate maintenance agreement m ay be required for full capture control devices. Contact DOU for a list of accepted proprietary devices full capture trash control.)
Fire Department
D58. Fire hydrants are required in accordance with California Fire Code Section 507 and Appendix C, Section C102.1 as amended the Sacramento City Code Section 507.5.1.
D59. Maintenance agreements shall be provided for the interior roadways of the proposed complex and for the fire protection systems. The agreement shall be record with the Public Recorders Office havi ng jurisdiction and shall provide for the following:
a. Provisions for the necessary repair and maintenance of the roadway surface
b. Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13’6”) and/or width of twenty feet (20’)
c. Provisions for the maintenance, repair, and/or replacement of NO PARKING-FIRE LANE signage or striping
d. Provisions for the necessary repair and maintenance of vehicle and pedestrian access gates and opening systems
e. Unrestricted use of and access to the roadways covered by the agreements.
f. Provisions for the control of vehicle parking in prohibited areas and a mechanism for the removal of vehicles illegally parked. g. Maintenance and timely repair of all fire protection systems, including but not limited to hydrants, fire alarm systems and fire sprinklers.
Special Districts
D60. Dedicate to the City in the form of an Irrevocable Offer of Dedication (I.O.D.) those areas identified on the Tentative Subdivision Map as Landscape Corridors, Freeway Buffers, and Open Space areas, including all necessary easements as required for such areas to be publicly maintained (Lots A, B, C, D, E, F, G, H, I, J, K , L, M and N). The intent of the IOD is to transfer ownership of these areas sho uld the Homeowners Association become insolvent.
Annex the project area to the appropriate Landscape Maintenance District, or other financing mechanism acceptable to the City, prior to recordation of the Final Map. Design and construct landscaping, irriga tion and masonry walls in dedicated easements or rights of way, to the satisfaction of the Department of Public Works and the Parks Department. Acceptance of the required landscaping, irrigation and walls or fences by the City into the Landscape Maintenance District shall be coordinated with the Department of Finance (Special Districts and Development Services) and the Parks Department. The Developer shall maintain the landscaping, irrigation, paseos and walls through the HOA or another financing mechanism acceptable to the City.
Parks
D61. Payment of In -lieu Park Fee: Pursuant to Sacramento City Code Chapter
17.512 (Parkland Dedication) the applicant shall pay to City an in -lieu park fee in the amount determined under SCC §§17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under 17.512.020 and not satisfied by dedication. (See Advisory Note)
D62. 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 Infrastru cture Finance, Jessica Steinhauer, (916) 808-8243).
Miscellaneous
D63. Title to any property required to be dedicated to the City in fee shall be conveyed free and clear of all rights, restrictions, easements, impediments, encumbrances, liens, taxes, assessments or other security interests of any kind (hereafter collectively referred to as "Encumbrances"), except as provided herein. The applicant shall take all actions necessary to remove any and all Encumbrances prior to approval of the Final Map and acceptance of the dedication by City, except that the applicant shall not be required to remove Encumbrances of record, including but not limited to easements or rights-of-way for public roads or public utilities, which, in the sole and exclusive judgment of the City, cannot be removed and/or would
not interfere with the City's future use of the property. The applicant shall provide title insurance with the City as the named beneficiary assuring the conveyance of such title to City.
D64. Form a Homeowner's Association with CC&R's. CC&R's shall be approved by the City and recorded assuring maintenance of private roadway(s), shared driveways, gates, parking, lights, landscaping, sewer services, drains and water systems, walls and Lots A, B, C, D, E, F, G, H, I, J, K, L, M, and N in perpetuity to be approved by the City.
Advisory Notes:
The following advisory notes are informational in nature and are not a requirement of this Tentative Map:
D65. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 meters of the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition.
D66. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.
D67. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter 15.108.40 Floodplain Risk Notifications require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property.
D68. The Sacramento Area Sewer District (SASD) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SASD collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SASD will respond via separate correspondence.
D69. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions p ertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or by email at [email protected].
D70. The Applicant shall comply with SMUD siting requirements (e.g., panel
size/location, clearances from SMUD eq uipment, 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
D71. 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.
D72. The Applicant shall not place any building foundations within 5 -feet of any SMUD trench to maintain adequate trench integrity. The Applica nt shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).
D73. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due pri or to recordation of the final map. The Quimby fee due for this project is estimated at $121,581. This is based on the creation of 79 new parcels at an average land value of $135,000 per acre for the South Natomas Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. The fee is due at the time of the final map.
b. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Impact Fee is estimated at $313,551. The Park Development Impact Fee due for this project is based on the Remainder City Zone Rate of $2.94 per square foot for residential pr ojects, with a minimum rate of $2,214 for units under 750 square feet and a maximum of $5,903 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.
c. Community Facilities District 2002 -02, Neighborhood Park Maintenance CFD Annexation.
d. Where possible, provide physical access and wayfinding signage to Ninos Parkway and adjacent open space to the west.
F. The Conditional Use Permit to establish a gated residential development is approved subject to the following conditions of approval:
Planning
F1. Design and location of gates shall conform to the requirements of Planning
and Development Code chapter 17.508.
F2. Gated entrances shall be designed to allow vehicles to turn around within the driveway, without backing into the adjacent street, except on minor local streets.
F3. Gates shall be designed to provide 24-hour access by authorized maintenance and service providers, such as utilities, mail, parcel delivery, and cable.
F4. Gate designs shall include emergency hardware to ensure proper emergency access to the satisfaction of the city fire, police, transportation, and utilities departments.
F5. One pedestrian access gate shall be provided at each gated driveway entrance.
F6. “Anti-directional” devices, such as metal spikes that can cause tire damage, are prohibited at entrances and exits.
F7. Covenants, conditions, and restrictions (CC&Rs) shall be established and recorded for the gated development. The CC&Rs shall identify, and at all times keep in effect, a legal entity responsible for maintaining the gates and associated features.
Department of Utilities (DOU)
F8. Easements for water meters shall be dedicated to the City and shall include language assuring unrestricted access at all times for DOU personnel and maintenance vehicles. The location of the easement shall be to the satisfaction of DOU. (A Hold Harmless Agreement may be required if meters are placed within the sidewalk.)
G. The Tree Permit to remove four city trees (13457, 13539, 13538 and 13532) and seven private protected trees (301, 311, 312, 320, 321, 331 and 349) is approved subject to the following conditions of approval:
Urban Forest
G1. The applicant shall pay in-lieu fees of $20,345.00 to the Tree Planting and Replacement Fund upon receipt of the invoice.
G2. The applicant shall plant two 24-inch box valley oaks in the right of-way planter, one between trees 13543 and 13541 and one between 13536 and 13535.
G3. The applicant shall retain all trees permitted for removal until after all fees associated with the application for a building permit have been paid.
H. Site Plan and Design Review of the Tentative Subdivision Map and for construction of 79 single-unit dwellings and subdivision site improvements with deviations to lot width, lot depth, and rear-yard setback development standards is approved subject to the following conditions of approval:
Planning
H1. The project shall be constructed per the approved plans and these conditions of approval.
H2. 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.
H3. Site fencing along San Juan Road and the canal/Ninos Parkway shall be decorative, open wrought-iron or tubular-steel fencing not exceeding 6 feet in height, allowing visual surveillance between the site and the street and parkway. If a decorative solid base is included in the design of the fence it shall be no more than 18 inches in height.
H4. Provide pedestrian gates as indicated per approved site plan.
H5. No houses of the same floor plan and elevation design shall be allowed on adjacent lots.
H6. Building materials and finishes shall be provided in accordance with the materials and colors shown on the plans. The building shall be constructed with the following materials where provided in the approved plans:
a. Smooth-painted stucco exterior siding;
b. Fiber cement board and batten exterior siding;
c. Decorative window trim, window headers and footers, and shutters; d. Decorative gable trim, vents, and fiber cement siding; e. Decorative cornices;
f. Decorative front-entry doors and side lites;
g. Dimensional composition shingle roofing and tile roofing; h. Stone veneer porch post bases
H7. All building elevations shall have a form and design consistent with the final approved plans.
H8. Landscaping shall be provided as indicated on the approved plans.
H9. Outdoor heating and cooling mechanical equipment shall be ground- mounted and not visible/screened from any street or pedestrian views.
H10. The applicant shall comply with each mitigation measure adopted for the project, as identified in the environmental document prepared pursuant to the California Environmental Quality Act (CEQA) and/or Mitigation Monitoring Plan. If there is an error or omission in the Mitigation Monitoring Plan, the mitigation measure as set forth in the environmental document shall control.
H11. This project is within the Natomas Basin Habitat Conservation Plan area.
The project applicant/developer shall complete the pre-construction surveys for potential special status species not less than 30 days or more than 6 months prior to construction activities in accordance with the 2003 NBHCP.
The pre-construction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy.
Public Works
H12. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
H13. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. Refer to the attached driveway exhibit dated April 20, 2022.
a. The driveway shall be designed and constructed with an on-site turnaround area to the satisfaction of the Department of Public Works; b. The driveway gate shall be located at least 75-ft from the right-of-way line;
c. The driveway gate shall be designed and constructed to open through the use of access code and remote control openers;
d. All residential units shall be provided with remote control openers for the gate;
e. The access code pad shall be located at least 50-ft from the right-of-way line;
f. The design and construction of the driveway gate shall be to the satisfaction of the Department of Public Works and the Fire Department.
H14. Design private streets to meet the City’s standards except for the design deviations to the street standards approved with this project (P21-008).
Private streets shall be inspected to the satisfaction of the Department of Public Works.
H15. The proposed two driveways closest to the southwesterly and northeasterly property line of the subject property shall be designed and constructed as emergency vehicle access (E.V.A.) only per City standards to the satisfaction of the Department of Public Works and the Fire Department. EVA signage, markings and gates shall be installed. The driveway width for each EVA shall be no greater than 20-ft.
H16. The applicant shall record the Final Map, which creates the lot pattern shown on the proposed site plan prior to obtaining any Building Permits.
H17. At its discretion, the City may require the inclusion of traffic calming devices along residential private streets, to be constructed. These devices may include, but are not limited to, speed lumps, stop signs at intersections, etc., as determined by the Department of Public Works.
H18. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works.
H19. The design and placement of walls, fences, signs and Landscaping 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.
The area of exclusion shall be determined by the Department of Public Works.
H20. The applicant shall make provisions for bus stops, shelters, transit centers, etc. to the satisfaction of the Department of Public Works in consultation with the Regional Transit.
H21. The applicant shall dedicate (if necessary) and construct bus turn-outs for all
bus stops adjacent to the subject site to the satisfaction of the Department of Public Works.
H22. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned.
H23. This project will require the installation of streetlights on all private streets within this property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.
H24. The site plan shall conform to the parking requirements set forth in City Code
17.608.040 (Development standards for off-street parking facilities, Zoning Ordinance).
H25. 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)
H26. All existing easements and all existing right-of-ways shall be shown on the Final Map, except for all abandoned easements and right-of-ways.
H27. The applicant shall dedicate Lot O in fee title to the satisfaction of the Department of Utilities (DOU). All dedications shall be at no cost to the City, shall be free and clear of all encumbrances and liens.
H28. The Department of Utilities currently access and maintain the existing San Juan Ditch located along the west side of the project. The applicant shall provide a straight continuous maintenance road along the right side of San Juan Ditch to the satisfaction of DOU. The private road and fence shall be located outside of the existing maintenance road and its associated easement. (Note: The existing maintenance chain link fence along the western property line and maintenance access gate shall be replaced in kind to the satisfaction of the DOU.)
H29. There is an existing 38.5-foot Drainage Easement located along the western property line. Per City Code 13.04.230, no permanent structure (including
without limitation building footings, fences, planters, trees, private roads, lightings, concrete slabs and similar structures) shall be constructed on top of or within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.
H30. The Department of Utilities currently access and maintain the existing drainage ditch from the maintenance road located adject to the drainage ditch along the western property line of the subject site. The applicant shall construct a maintenance road that is a minimum of 12-ft wide with 2-ft shoulder to the satisfaction of the DOU.
H31. Per City Code 13.04.230, no permanent structure (including without limitation building footings, garages, patios, concrete slabs, tool shed and similar structures) shall be constructed on top of or within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.
H32. The applicant shall grant, and reserve easements as needed, for water and drainage facilities, at no cost at or before the time of sale or other conveyance of any parcel or lot. A note stating the following shall be placed on the Parcel Map: “Reciprocal easements for utilities, drainage, and water facilities shall be granted and reserved, as necessary and at no cost, at or before the time of sale or conveyance of any parcel shown in this map.” H33. 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.
H34. 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 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.
H35. Two points of service for the public water distribution system for this subdivision or any phase of this subdivision are required. All water lines shall be placed within the asphalt section of public right-of-ways as per the City’s Design and Procedures Manual.
H36. Easements for water meters shall be dedicated to the City and shall include language assuring unrestricted access at all times for DOU personnel and maintenance vehicles. The location of the easement shall be to the satisfaction of DOU. (A Hold Harmless Agreement may be required if meters are placed within the sidewalk.)
H37. Common area landscaping with shall have a separate tap for a metered irrigation service.
H38. All onsite water and drainage facilities within the private streets and/or drives shall be private facilities owned and maintained by the Homeowners Association or other approved entity that shall be to the satisfaction of the DOU.
H39. Prior to the initiation of any water or storm drainage services to the project the owner or association of owners shall enter into an agreement with the City to receive such utility services for all lots at points of service designated by the Department of Utilities (the private water system serving the residential lots and the common lots that shall connect to the City’s water system at points designated by DOU.) Such agreement with the City shall provide for payment of all charges for the water and drainage services provided to all lots, shall authorize discontinuance of utility services to all lots in the event that all or any portion of such charges are not paid when and as required, shall require compliance with all relevant utility billing and maintenance requirements of the City, and shall be in a form approved by the City Attorney.
H40. 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 Design and Procedures Manual and Onsite Design 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 5,300 cubic feet of detention must be provided per each additional acre of impervious area with a limited maximum discharge rate of 0.3 cfs/acre or per the latest approved onsite criteria. The drainage study shall be consistent with the existing Master Drainage Plan for Basin 141 prepared by Ensign & Buckley Consulting Engineers. 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. (Note:
A maintenance agreement may be required for detention and Low Impact Development (LID) features. A private drainage maintenance agreement may be required for any common drainage facilities.)
H41. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5–feet above the overland flow release elevation, whichever is higher or as approved by the DOU.
H42. 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.
H43. 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.
H44. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.
H45. 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 control urban runoff pollution from the project site during construction.
H46. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since this project is under 20 acres of gross area for a single-family residential development, Low Impact Development (LID), certified full capture trash control devices and source control measures will be required. Improvement plans must include the measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” Chapter 4 for appropriate source control measures and chapter 5 for appropriate LID. (Note: A maintenance agreement is required for all on-site water quality measures. A separate maintenance agreement may be required for full capture control devices. Contact DOU for a list of accepted proprietary devices full capture
trash control.)
Fire Department
H47. 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
H48. 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) As shown.
H49. 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.
H50. All turning radii for fire access shall be designed as 35’ inside and 55’ outside. CFC 503.2.4 As shown.
H51. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. CFC 503.2.3
H52. Provide a water flow test. (Make arrangements at the Permit Center walk-in counter: 300 Richards Blvd, Sacramento, CA 95814). CFC 507.4 H53. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code. Design is adequate as shown.
H54. Provide a secondary access. The chief is authorized to require two means of access for sites serving 40 or more dwelling units and/or when it is determined by the chief that access by a single road might be impaired by vehicle congestion. CFC 503.2.
H55. Per the most recently adopted California Residential Code, all new residential construction including 1 and 2 family dwellings and townhouses shall be provided with an approved NFPA 13 D sprinkler system.
Regional Sanitation
H56. Regional San has the 24” Old Natomas force main (Regional San operating system S30) located within San Juan Road within the proposed project’s boundaries. Direct connections to the interceptor will not be allowed.
H57. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or by email at [email protected].
SMUD
H58. 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.
H59. 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.
H60. 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.
H61. 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.
H62. 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.
H63. 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.).
H64. 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.
H65. 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
H66. The Applicant shall dedicate an 8-foot public utility easement (PUE) for overhead underground facilities and appurtenances adjacent San Juan.
H67. The Applicant shall dedicate any private drive, ingress and egress easement, (and 5-feet adjacent thereto) as a public utility easement (PUE) for underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads. SMUD may consider a reduced PUE provided that the applicant meets all SMUD requirements and separation requirements from other utilities. Any request to reduce PUE’s, or setbacks must be done so in writing to SMUD for review and approval.
H68. 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.
H69. The Applicant shall dedicate portions of the lettered Lots as deemed necessary by SMUD as a public utility easement for underground facilities and appurtenances.
Sacramento Area Sewer District
H70. 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.
H71. 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.
H72. Prior to the APPROVAL OF IMPROVEMENT PLANS: Sewer easements may be required to service this parcel. All public sewer easements will be dedicated to SASD 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. SASD will only provide maintenance in public right-of-ways and SASD 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.
H73. Prior to RECORDATION OF THE FINAL MAP/ APPROVAL OF IMPROVEMENT PLANS: Permanent structures, walls, signs and footings will not be permitted within the existing SASD easement area unless express written permission is obtained from SASD.
H74. Prior to the APPROVAL OF IMPROVEMENT PLANS: All manholes not within public right of way must be accessible with an all-weather access roads.
H75. Prior to the APPROVAL OF IMPROVEMENT PLANS: Alignment of all main lines and structures must provide a minimum of 1-foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer is to be located a minimum of 10 feet (measured horizontally) from any structure or footing. Show public sanitary sewer and water supply facilities in accordance with the Health and Safety Code.
H76. 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.
H77. Prior to the SUBMITTAL OF IMPROVEMENT PLANS: For this project, SASD requires a Level 3 sewer study prior to the submittal of improvement plans for plan check to SASD. The sewer study shall demonstrate the quantity of discharge and any “flow through sewage” along with appropriate pipe sizes and related appurtenances from this subject and other upstream areas and shall be done in accordance with SASDs’ most recent “Minimum Sewer Study Requirements”. The study shall be done on a no “Shed-Shift” basis unless approved by SASD in advance and in compliance with SASD Design Standards.
H78. Prior to DISTRICT SIGN-OFF ON THE TENTATIVE PARCEL MAP: the existing and/or proposed sewer lines must be shown on a utility plan or the improvement plans.
Police Department
Lighting:
H79. 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.
H80. Light poles, if applicable, shall be no higher than 16’.
H81. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.
H82. 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.
H83. 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.
H84. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.
H85. 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.
H86. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.
Landscaping:
H87. 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.
H88. 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:
H89. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.
H90. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.
H91. Manager with access to VASS storage shall be able to respond to any activation within two hours.
H92. 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.
H93. Each driveway entrance and exit and each building entrance and exit shall be covered by a camera set at 100 pixels per foot or higher.
H94. 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.
H95. VASS shall be capable of storing no less than 30 days’ worth of activity.
H96. 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
leasing office
H97. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else (e.g., leasing office). All advertising, signs, and shelving shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code.
H98. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
H99. 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.
H100. Property management shall be responsible for the daily removal of all litter from the site.
H101. Applicant shall install a law enforcement “Knox Box” for police access to common areas on the premises, including, but not limited to, entrance gates, common areas (pool), etc.
H102. Applicant shall employ uniformed security to respond to on-site disturbances,
24/7. The security company shall conduct no less than three (3) site inspections throughout the day and will remain on the premises no less than 15 minutes each inspection. The contracted security company shall be registered and in good standing with the Bureau of Security and Investigative Services (BSIS). Applicant may request a modification of this condition at any time. Any request for modification shall be in writing and submitted to the Sergeant of the Sacramento Police Department’s CPTED unit, or designee, and specify the desired modification(s). The Sacramento Police Department will evaluate the modification request and will respond within 30 days of receipt of the request.
During Construction:
H103. 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.
H104. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.
H105. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
Site Plan and Design Review Advisory Notes:
H106. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements. (DOU)
H107. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter 15.108.40 Floodplain Risk Notifications require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property. (DOU) H108. All-Electric New Buildings Requirement. Pursuant to Chapter 15.30 of Sacramento City Code, new buildings of 1-3 stories will be required to be all- electric beginning on January 1, 2023, and new buildings 4 stories or more will be required to be all-electric beginning on January 1, 2026. An all- electric building is a building that does not have gas appliances, gas infrastructure, or gas equipment.
Complete building permit applications (including payment of all required fees)
filed with and accepted by the City’s Building Division prior to the effective dates will not be subject to all-electric requirements.
Applicants are advised to plan for all-electric compliance beginning with initial early design. Solutions include but are not limited to: Designing projects to create space for electric infrastructure and equipment; utilizing energy efficiency to reduce electrical loads; and consulting with SMUD to address electric infrastructure issues. Limited exemptions may apply. For more information, please visit the City’s website:
http://www.cityofsacramento.org/SacElectrificationOrdinance (Building) H109. The Sacramento Area Sewer District (SASD) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SASD collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SASD will respond via separate correspondence. (Regional Sanitation)
H110. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems. (Police)
H111. ONGOING: SASD prohibits gates that prevent access within sewer easements unless the District standards for accessibility through gates are met. (Sacramento Area Sewer District)
H112. ONGOING: Any use of SASD sewer easements, which is not compatible or interferes with the construction, reconstruction, operation, maintenance, or repair of SASD sanitary sewer(s), must not be allowed. Each proposed use must be reviewed and approved in writing by the District Engineer prior to the use of the easement by the Grantor. This includes landscaping. (Sacramento Area Sewer District)
H113. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $118,503. This is based on the creation of 77 new parcels at an average land value of $135,000 per acre for the South Natomas Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. The fee is due at the time of the final map.
b. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Impact Fee is estimated at $313,551. The Park Development Impact Fee due for this project is based on the Remainder City Zone Rate of $2.94 per square foot for residential projects, with a minimum rate of $2,214 for units under 750 square feet and a maximum of $5,903 for units over 2,000 square feet. Note that the Park Impact Fee increases on July 1, 2022. 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.
c. Community Facilities District 2002-02, Neighborhood Park Maintenance CFD Annexation.
d. Where possible, provide physical access and wayfinding signage to Ninos Parkway and adjacent open space to the west.
Adopted by the City of Sacramento City Council on July 26, 2022, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
Attachment: Project Plans
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SAN JUAN ROAD
920 SAN JUAN ROADCITY OF SACRAMENTO COUNTY OF SACRAMENTO CALIFORNIACUNNINGHAM ENGINEERINGJULY 2022
TENTATIVE SUBDIVISION MAPFOR
CUNNINGHAM ENGINEERING2120 20TH STREET, SUITE THREESACRAMENTO, CA 95818(916) 455-2026250-0010-083; 250-0010-085 OWNER :CIVIL ENGINEER:ASSESSORS PARCEL NO.:SUBDIVISION AREAZONING:GENERAL PLAN LAND USE:FLOOD ZONE:ZONE A99 SPECIAL FLOOD HAZARDAREA WITHOUT BASE FLOODELEVATION AS SHOWN IN FEMA MAPNO. 06067C0063J DATED JUNE 16, 2015.
BENCHMARK:PROJECT ADDRESS:
CITY OF SACRAMENTOBENCHMARK NO. 277-E41 (NAVD88) EL=15.567'HILTI NAIL IN LIGHT BASE SWCORNER OF SAN JUAN & PELICANCT G.T.
DEVELOPER:
SACRAMENTO AREA SEWER DISTRICTCITY OF SACRAMENTOSEWER:WATER:SERVICE PROVIDERS:DRAINAGE:PARK & RECREATION:FIRE PROTECTION:POLICE PROTECTION:CITY OF SACRAMENTO ELECTRIC:SMUDGAS:PG&ECITY OF SACRAMENTOCITY OF SACRAMENTOCITY OF SACRAMENTOSCHOOL DISTRICT:CITY OF SACRAMENTOPROPERTY DESCRIPTION:THE REAL LAND REFERRED TO HEREINBELOW IS SITUATED IN THE CITY OFSACRAMENTO, IN THE COUNTY OFSACRAMENTO, STATE OF CALIFORNIA,AND IS DESCRIBED AS PARCEL A IN THATCERTAIN CERTIFICATE OF COMPLIANCERECORDED SEPTEMBER 22, 1999 IN BOOK19990922 PAGE 795,OFFICIAL RECORDS.EXISTING: SUBURBAN NEIGHBORHOOD LOW DENSITYPROPOSED:EXISTING: AGRICULTURE (A)PROPOSED:
LEGEND:
920 SAN JUAN ROADSACRAMENTO, CA 95834
LEGEND:THE CENTERLINE OF SAN JUAN ROADWHICH IS NORTH 51°45'08" EAST, ASSHOWN ON PARCEL MAP RECORDEDIN BK. 89, AT PAGE 20, S.C.O.R.BASIS OF BEARINGS:
FUHRMAN LEAMY LAND GROUP2140 PROFESSIONAL DRIVE, SUITE 115ROSEVILLE CA, 95661(916) 783-5263LANDSCAPE ARCHITECT:
CL
PARCEL B76 PM 30
SKK DEVELOPMENTS2409 L STREET, SUITE 200SACRAMENTO, CA 95618(916) 449-8989 NOTES:1.THIS MAP WAS PREPARED UNDER THE DIRECTION OF CHARLES W CUNNINGHAM,RCE 30339.2.ALL INFORMATION ON THIS MAP IS DEEMED TO BE OF A PRELIMINARY NATURE,AND IS NOT TO BE RELIED ON FOR SURVEY OR PROPERTY LINE INFORMATION.3.THE EXISTING BOUNDARY AND TOPOGRAPHY INFORMATION IS BASED ON ASURVEY PERFORMED BY MORROW SURVEYING, INC., DATED FEBRUARY 25, 2021.4.THE SUM OF THE PARTS OF A LINE OR CURVE MAY NOT EQUAL THE WHOLELENGTH DUE TO ROUNDING OF DISTANCES5.OWNER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS.6.PUBLIC UTILITY EASEMENTS AS SHOWN ON THIS TENTATIVE MAP AREPRELIMINARY AND FINAL LOCATIONS MAY VARY BASED ON FINAL DESIGNCOORDINATION WITH PUBLIC UTILITY PROVIDERS.7.NEW LOT AREAS SHOWN ARE NET AREAS. ALL LOTS BEING CREATED INCLUDE FEETITLE TO THE CENTERLINE OF SAN JUAN ROAD SHOWN HEREON, EXCEPT WHERETHE PUBLIC ROAD EASEMENT IS ALSO THE COMMON LINE OF THE SUBDIVISIONBOUNDARY, THEN THE FEE TITLE IS TO THE SUBDIVISION BOUNDARY.8.LOT O TO BE DEDICATED TO THE CITY OF SACRAMENTO IN FEE TITLE.
VICINITY MAPNTS
9.17± GROSS ACRES
PARCEL B19990922 O.R. 795
LOT B138 BM 18CANAL
ROMAN CATHOLICBISHOPOF SACRAMENTO2110 BROADWAYSACRAMENTO, CA 95818(916) 733-0100 LOT E18,813 Sq Ft0.432 Ac.
LOT F11,643 Sq Ft0.267 Ac.
LOT D11,743 Sq Ft0.270 Ac.
LOT J1,108 Sq Ft0.025 Ac.
LOT I3,072 Sq Ft0.071 Ac.
LOT H4,720 Sq Ft0.108 Ac.
LOT G1,503 Sq Ft0.035 Ac.
LOT L1,165 Sq Ft0.027 Ac.
LOT C4,336 Sq Ft0.100 Ac.
LOT B1,076 Sq Ft0.025 Ac.
LOT A100,233 Sq Ft2.301 Ac.
PARCEL A9.17± GROSS AC.
PROPERTY BOUNDARY
EXISTING FENCE
EXISTING FENCE
EXISTING CITY OF SACRAMENTODRAINAGE PIPELINE EASEMENT PER840809 O.R. 975
EXISTING FENCE
EXISTING SASD SEWER EASEMENT PER851010 O.R. 1060 VACATED PER 202204210842 EXISTING 7.5' CANAL EASEMENTPER DEED 510 O.R. 3 TO REMAINTOP OF SLOPE
EXISTING FENCE
EXISTING 2' SMUD EASEMENTPER 660406 O.R. 561 TO REMAINEXISTING 40' SACRAMENTO COUNTY ROADRIGHT-OF-WAY PER 3370 O.R. 327 TO REMAIN EXISTING 100' CITY OF SACRAMENTO PUBLIC ROAD ANDUTILITY RIGHT-OF-WAY PER 860611 O.R. 972 TO REMAINEXISTING GATE & FENCE EXISTING 100' PUBLIC ROAD AND UTILITYRIGHT-OF-WAY PER 860611 O.R. 969 TO REMAIN EXISTING 10.0' SASD SEWER EASEMENTPER 851010 O.R. 1060 VACATED PER202204210842 EXISTING 6' GREAT WESTERN POWERCOMPANY POWER LINE EASEMENTPER 688 O.R. 71 TO REMAIN EXISTING 38.5' CITY OF SACRAMENTODRAINAGE EASEMENTS PER661006 O.R. 158 AND 5360 O.R. 925 TOREMAIN EXISTING 6.5' CITY OF SACRAMENTOPUBLIC UTILITY EASEMENTPER 830525 O.R. 1480 TO REMAIN A
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PROJECTSITE
LOT N14,103 Sq Ft0.324 Ac.
LOT O34,007 Sq Ft0.781 Ac.
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Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 2TENTATIVE SUBDIVISION MAP
DATE SIGNED:THESE DRAWINGS ARE NOTCONSIDERED FINAL UNTIL THEENGINEER'S SEAL BELOW HASBEEN SIGNED AND DATED.No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED TENTATIVE SUBDIVISION MAP920 SAN JUAN ROADFOR
7/06/22
1 TITLE SHEET
II
G
EXISTING 20' SASD EASEMENTPER DOCUMENT NO. 202203140462TO REMAIN EXISTING 20' SASD EASEMENTPER DOCUMENT NO. 202203140462TO REMAINNON-STANDARD ALLEYSEE ATTACHED DESIGNDEVIATION #1 NON-STANDARDSTREET SECTIONSEE ATTACHED DESIGNDEVIATION #3 NON-STANDARDSTREET SECTIONSEE ATTACHED DESIGNDEVIATION #2 NON-STANDARD STREET SECTIONSEE ATTACHED DESIGN DEVIATION #5 NON-STANDARDSTREET SECTIONSEE ATTACHED DESIGNDEVIATION #4 NON-STANDARD INTERSECTIONSEE ATTACHED DESIGN DEVIATION #6NON-STANDARD CROSS GUTTERSEE ATTACHED DESIGN DEVIATION #7 EXISTING EASEMENT TO REMAINARTZ & COOK EASEMENTBOOK 3141, PAGE 290 O.R.
LOT K1,559 Sq Ft0.036 Ac.
LOT M928 Sq Ft0.021 Ac.EXISTING CONCRETE LINED DRAINAGE DITCH 100' 5'SIDEWALK5'SIDEWALK ±12'CENTER LANE±11'TRAVEL LANE±14'TRAVEL LANE±6'BIKE LANE±8'LANDSCAPE ±11'TRAVEL LANE±14'TRAVEL LANE±6'BIKE LANE±8'LANDSCAPE
SAN JUAN ROADEXISTING TYPICAL SECTIONNTS
20.00'TRAVEL LANE8.00'PARKING0.58'CURB5.00'WALK33.67' PUE 0.58'CURB20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK33.58' PUE0.67'CURB
24.00' PUE10.00'TRAVEL LANE10.00'TRAVEL LANE
LOT LINE& PUELOT LINE& PUELOT LINE& PUELOT LINE& PUE
LOT LINE& PUELOT LINE& PUE 0.58'CURB20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK38.00' PUELOT LINE& PUELOT LINE& PUE 5.00'WALK/PLANTER A-A
38.00' PRIVATE STREETTYPICAL SECTION
0.67'CURB16.00' TRAVEL LANE61.67' PUELOT LINE& PUE16.00' TRAVEL LANE5.00'WALKLOT LINE& PUE0.67'CURB 61.67' PRIVATE STREETTYPICAL SECTIONB-B C-C
NTS
NTS
33.58' PRIVATE STREETTYPICAL SECTIONE-ENTS
24.00' PRIVATE ALLEYTYPICAL SECTIOND-DNTS
33.67' PRIVATE STREETTYPICAL SECTIONG-GNTS
P.C.C.A.B.
28.00'
VERTICAL CURB & GUTTERVERTICAL CURB & GUTTERACA.B.
ACA.B.VERTICAL CURB& GUTTERFLUSH/VERTICALCURB
28.00'
28.00'
ACA.B.ACA.B.
56.00'
FLUSH CURB
33.67' PRIVATE STREETTYPICAL SECTIONF-FNTS
20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK33.67'0.67'CURB28.00' ACA.B.
LOT APUE LOT O
EXISTING TOP OF SLOPE.MATCH EXISTING GRADE
43.68' DEDICATION TO CITY OF SACRAMENTO
TOP OF EXISTING CONCRETELINED DRAINAGE CANALEXISTING CONCRETELINED DRAINAGE CANAL
LOTLINE
RESIDENTIALLOTS LOT NPUE
SUBDIVISIONBOUNDARYSUBDIVISIONBOUNDARY
EXISTING 6.50' CITY OF SACRAMENTO PUBLIC UTILITYEASEMENT PER 830525 O.R. 1480 TO REMAIN LOT OEXISTING TOP OF SLOPE.MATCH EXISTING GRADETOP OF EXISTINGCONCRETE LINEDDRAINAGE CANAL
CONCRETE LINED DRAINAGE DITCH AREATYPICAL SECTIONI - I
CONCRETE LINED DRAINAGE DITCH AREATYPICAL SECTIONH-HNTS Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 2TENTATIVE SUBDIVISION MAP
DATE SIGNED:THESE DRAWINGS ARE NOTCONSIDERED FINAL UNTIL THEENGINEER'S SEAL BELOW HASBEEN SIGNED AND DATED.No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED TENTATIVE SUBDIVISION MAP920 SAN JUAN ROADFOR
7/06/22
2 CROSS SECTIONS
EXISTING 7.50' CANAL EASEMENTPER DEED 510 O.R. 3 TO REMAINEXISTING 6.00' GREAT WESTERN POWERCOMPANY POWER LINE EASEMENTPER 688 O.R. 71 TO REMAIN EXISTING 38.50' CITY OF SACRAMENTO DRAINAGE EASEMENTS PER661006 O.R. 158 AND 5360 O.R. 925 TO REMAINEXISTING 10.00' SASD SEWER EASEMENTPER 851010 O.R. 1060 VACATED PER 202204210842EXISTING SASD SEWER EASEMENT PER851010 O.R. 1060 VACATED PER 202204210842EXISTING 20.00' SASD EASEMENTPER DOCUMENT NO. 202203140462TO REMAIN VARIES36.8' - 38.0' EXISTING 15" PUBLICSEWER PIPELOT LINEDEDICATION TO THE CITY OF SACRAMENTOVARIES: 42.92 - 47.92'VARIES5'-10'LOT LINELOTLINE 14'MIN
48.50'
EXISTINGCONCRETE LINEDDRAINAGE CANAL
EXISTING 6.50' CITY OF SACRAMENTO PUBLIC UTILITYEASEMENT PER 830525 O.R. 1480 TO REMAINEXISTING 7.50' CANAL EASEMENTPER DEED 510 O.R. 3 TO REMAIN EXISTING 6.00' GREAT WESTERN POWERCOMPANY POWER LINE EASEMENTPER 688 O.R. 71 TO REMAIN EXISTING 38.50' CITY OF SACRAMENTO DRAINAGE EASEMENTS PER661006 O.R. 158 AND 5360 O.R. 925 TO REMAINEXISTING 10.00' SASD SEWER EASEMENTPER 851010 O.R. 1060 VACATED PER 202204210842EXISTING SASD SEWER EASEMENT PER851010 O.R. 1060 VACATED PER 202204210842
RESIDENTIALLOTS
NTS
EXISTING 20.00' SASD EASEMENTPER DOCUMENT NO. 202203140462TO REMAINLOTLINE VARIES46.1' - 46.4'EXISTING 15" PUBLICSEWER PIPE
LOT LINE& PUE LOT LINE& PUE
LOTLINE
PROPOSED FENCETO CONFORM WITHEXISTING FENCEALIGNMENT
ACA.B.0.58'CURB0.58'CURB
*PUE*
2.00'*PUE
*PUE*ADDITIONAL PUE MAY BEREQUIRED
EXISTING 38.50' ARTZ & COOK EASEMENT PER3141 PAGE 290 O.R. TO REMAIN PROPOSED FENCETO CONFORM WITHEXISTING FENCEALIGNMENT14'MIN LOT NPUE5'
ADDITIONAL PUE MAY BEREQUIRED
2.00'PLANTER/DWAY2.00'PLANTER/DWAY
3.00' PUE 3.00' PUE
E
SAN JUAN ROAD
DETENTION
BASIN
DETENTION
BASIN
Village Green
5'-2" 5'-5"
5'-5"
PLAN
1415
PLAN
1387
PLAN
1415
PLAN
1306
PLAN
1306
PLAN
1306
PLAN
1296
PLAN
1387
PLAN
1296
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN
1387
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1387
PLAN
1296
PLAN
1387 PLAN
1296
PLAN
1387 PLAN
1296
PLAN
1387
PLAN
1387 PLAN
1296
PLAN
1387 PLAN
1296
PLAN
1415
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1296
PLAN1387
PLAN1415
PLAN1296
PLAN1415
PLAN1306
PLAN
1415
PLAN
1296
PLAN
1296
PLAN1296
PLAN
1306
PLAN1296
PLAN
1415
PLAN
1415
PLAN
1387
PLAN1296
PLAN
1296
PLAN
1387
PLAN
1296
PLAN
1387
PLAN
1387
PLAN
1296
PLAN
1306
PLAN
1387
PLAN1415
PLAN
1415
PLAN
1296
PLAN1387
PLAN
1306
PLAN
1306
DATE:
PROJECT:
SHEET
SKK: 21002
06.21.2022 SACRAMENTO, CA
SAN JUAN ROAD
D E S .f 9 ¥ S E Rg 5C E ¥ S OA <T5O9S
FUHRMAN LEAMY
AA9D fR O<P
21O0 PRO@ESS5O9AA DR5gE
S<5TE 11P ROSEg5AAE
CA ^P661
S 1 040'80'
Scale: 1" = 40'-0"
NORTH
SITE PLAN
RESIDENTIAL PROJECT INFORMATION
APN : 250-0010-085-0000 (7.79 ac)
250-0010-083-0000 (0.55 ac)
EXISTING ZONE A
PROJECT SUMMARY
GROSS AREA +/- 9.17 ac
NET DEVELOPABLE AREA +/- 7.28 ac
TOTAL UNITS 77 units
GROSS DENSITY 8.39 du/ac
NET DENSITY 10.570 du/ac
PARKING SUMMARY
PARKING PROVIDED: 195 spaces
PARKING RATIO: 2.46 ratio
- GARAGES: 158 spaces
- UNCOVERED PARKING: 37 spaces
1 1
2 2
3 3
3 4 5
5 6
6 6
6 6
6 6
6 6
6 7
7 8
9 9
9 10
11 12
12 13
14 15
16 18
19 19
20 20
21 21
22 22
23 24
24 25
25 26
27 SYMBOLDESCRIPTION
EXISTING DECOMPOSED GRANITE SURFACING IN PARKWAY STRIP TO REMAIN.
EXISTING SIDEWALK AND STREET TREE TO REMAIN. SEE PLANTING SHEET PL3.
CONCRETE SIDEWALKS, TYPICAL.
STAMPED AND COLORED CONCRETE PAVING AT ENTRY.
DRIVEWAY APRONS, TYPICAL.
GUEST PARKING - (37) STALLS
STORM WATER DETENTION BASIN - SEE PL1
PICNIC AND BBQ AREA
BENCH SEAT
TOT LOT WITH PLAY STRUCTURE AND SEATING.
TURF AND PICNIC AREA.
EXISTING CONCRETE LINED DITCH TO REMAIN
VEHICULAR ACCESS GATE KEY PAD WITH GATE CONTROL AND ACCESS PAD.
PEDESTRIAN ACCESS GATE.
METAL PEDESTRIAN GATE @ EACH UNIT
DECORATIVE VEHICUALR SWING ENTRY GATES WITH PILASTERS, ENTRY KEYPAD, AND PROJECT FIRE MAP. SEE DETAIL H SHEET PL3
32" CMU WALL WITH 42" DECORATIVE METAL FENCE. SEE DETAIL E SHEET PL3.
6`-0" WOOD GOOD NEIGHBOR FENCE. SEE DETAIL B SHEET PL3
6`-0" ENHANCED WOOD FENCE WITH CAP. SEE DETAIL A SHEET PL3. 6`-0" ENHANCED WOOD FENCE WITH CAP AND STEEL POSTS. SEE DETAIL D SHEET PL3.
24" PILASTERS WITH STONE VENEER, TYPICAL. SEE DETAIL G SHEET PL3
PROJECT SIGNAGE AT ENTRY.
10` MAINTENANCE ACCESS GATE FOR BASIN.
RETAINING WALL (CONTINUATION OF 32" CMU WITH 42" DECORATIVE METAL FENCE) AT BASIN. SEE DETAL F SHEET PL3
60" MEATL FENCE AROUND STORM WATER BASIN
CROSSWALK, FOR ADA ACCESSIBLE PATH OF TRAVEL
EXISTING UTILITY CORRIDOR FENCE LOCATION. NEW FENCE TO
REPLACE EXISTING FENCE.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
18 19
20 21
22 23
24 25
26 27
31 REFERENCE NOTES SCHEDULE
14 14
31 EX. SEWER MHEX. SEWER MH
EX. SASD EASEMENT
3/$1
3/$1
3/
$1
3/$1
3/$1
3/$1
3/$1
3/$1
3/$1
3/$1
3/$1
3/
3/$1
3/$1
3/$1
3/$1
3/$1
3/$1
3/$1
6$1-8$152$'
'(7(17,21
%$6,1
'(7(17,21
%$6,1
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Ǜ
Ǜ
ǜ
ǖǘ
ǖǙ
ǖǛ
ǖǝ
ǖǞ
ǗǗ
Ǘǘ
ǗǙ
ǗǙ
Ǘǚ
Ǘǚ
ǗǛ
58.20 BA 1
LNDY
WALK-IN
CLOSET
BEDROOM 1
BEDROOM 3BEDROOM 2
BA 2
DN
46'-0"
19'-9"
ENTRY
2-CAR GARAGE
GREAT ROOM
PORCH
DINING
PANTRY
COATS
UP
KITCHEN
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FLOOR PLANS
1296-01
FIRST FLOOR PLANSECOND FLOOR PLAN
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
2-CAR GARAGE
526 SQ. FT.
770 SQ. FT.
1296 SQ. FT.
383 SQ. FT.
0 1' 2' 3' 4' 8'
6:126:12
4:12
RIDGE 4:12
6:12
RIDGE
HIP
HIPVALLEY
4 12
4 12
6 12
6 12
6 12
24'-6"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
4 12
4 12
6 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FARMHOUSE ELEVATIONS
1296-03
FARMHOUSE ROOF PLAN
FARMHOUSE LEFT ELEVATIONFARMHOUSE RIGHT ELEVATION
FARMHOUSE REAR ELEVATION
0 1' 2' 3' 4' 8'
0 2' 4' 6' 8' 16'
5:125:12
RIDGE 4:12
5:12
RIDGE
HIP
HIPVALLEY
4 12
5 12
24'-0"
9'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
8'-1"
4 12
5 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
CRAFTSMAN ELEVATIONS
1296-04
0 1' 2' 3' 4' 8'
CRAFTSMAN ROOF PLAN
CRAFTSMAN LEFT ELEVATIONCRAFTSMAN RIGHT ELEVATION
CRAFTSMAN REAR ELEVATION
0 2' 4' 6' 8' 16'
5:12
5:12
RIDGE
5:12
RIDGE 4:12
5:12
4 12
5 12
24'-9"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
4 12
5 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
MISSION ELEVATIONS
1296-05
MISSION ROOF PLAN
MISSION LEFT ELEVATIONMISSION RIGHT ELEVATION
MISSION REAR ELEVATION
0 1' 2' 3' 4' 8'
0 2' 4' 6' 8' 16'
BA 1
LNDY
WALK-IN
CLOSET
BEDROOM 1
BEDROOM 3BEDROOM 2
BA 2
DN
46'-0"
19'-9"
ENTRY
2-CAR GARAGE
GREAT ROOM
PORCH
DINING
KITCHEN
PANTRY
COATS
UP
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FLOOR PLANS
1306-01
FIRST FLOOR PLANSECOND FLOOR PLAN
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
2-CAR GARAGE
526 SQ. FT.
780 SQ. FT.
1306 SQ. FT.
383 SQ. FT.
0 1' 2' 3' 4' 8'
6:126:12
RIDGE 4:12
RIDGE
HIP
HIPVALLEY
6:126:12
4:12
6:12
4 12
6 12
6 12
6 12
24'-6"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
6 12
4 12
4 12
6 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FARMHOUSE ELEVATIONS
1306-03
FARMHOUSE ROOF PLAN
FARMHOUSE REAR ELEVATIONFARMHOUSE LEFT ELEVATION
FARMHOUSE RIGHT ELEVATION
0 1' 2' 3' 4' 8'
0 2' 4' 6' 8' 16'
5:125:12
RIDGE 4:12
RIDGE
5:12
HIP
HIPVALLEY
5:125:12
4:124:12
5 12 5
12 24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 125
12 4
12 5
12 San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
CRAFTSMAN ELEVATIONS
1306-04
CRAFTSMAN ROOF PLAN
CRAFTSMAN REAR ELEVATIONCRAFTSMAN LEFT ELEVATION
CRAFTSMAN RIGHT ELEVATION
0 1' 2' 3' 4' 8'
0 2' 4' 6' 8' 16'
4:12
4:12
5:12
RIDGE
5:12
5:125:12
4:12
5 12
5 12
23'-8"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 125
12 4
12 4
12 San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
MISSION ELEVATIONS
1306-05
MISSION ROOF PLAN
MISSION REAR ELEVATIONMISSION LEFT ELEVATION
MISSION RIGHT ELEVATION
0 1' 2' 3' 4' 8'
0 2' 4' 6' 8' 16'
BA 1
LNDY
WALK-IN
CLOSET
BEDROOM 1
BEDROOM 3BEDROOM 2
BA 2
DN
STORAGE
47'-0"
19'-9"
ENTRY
2-CAR GARAGE
GREAT ROOM
PORCH
DINING
KITCHEN
PANTRYCOATS
UP
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FLOOR PLANS
1387-01
FIRST FLOOR PLANSECOND FLOOR PLAN
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
2-CAR GARAGE
546 SQ. FT.
841 SQ. FT.
1387 SQ. FT.
383 SQ. FT.
0 1' 2' 3' 4' 8'
5:125:12
6:12 RIDGE
RIDGE
VALLEY
6:12 VALLEY
VALLEY
VALLEYRIDGE
4 12
4 12
6 12
24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
4 12
4 12
6 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FARMHOUSE ELEVATIONS
1387-03
0 1' 2' 3' 4' 8'
FARMHOUSE ROOF PLAN
FARMHOUSE LEFT ELEVATIONFARMHOUSE RIGHT ELEVATION
FARMHOUSE REAR ELEVATION
0 2' 4' 6' 8' 16'
5:125:12
RIDGE
4:12
RIDGE
4 12
24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
4 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
CRAFTSMAN ELEVATIONS
1387-04
0 1' 2' 3' 4' 8'
CRAFTSMAN ROOF PLAN
CRAFTSMAN LEFT ELEVATIONCRAFTSMAN RIGHT ELEVATION
CRAFTSMAN REAR ELEVATION
0 2' 4' 6' 8' 16'
5:125:12
RIDGE 4:12
RIDGE
5:125:12
4:124:124:12
4 12
5 12
24'-9"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
4 12
5 12
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
MISSION ELEVATIONS
1387-05
0 1' 2' 3' 4' 8'
MISSION ROOF PLAN
MISSION LEFT ELEVATIONMISSION RIGHT ELEVATION
MISSION REAR ELEVATION
0 2' 4' 6' 8' 16'
BA 1
LNDY
WALK-IN
CLOSET
BEDROOM 1
BEDROOM 3BEDROOM 2
BA 2
DN
STORAGE
47'-0"
19'-9"
ENTRY
2-CAR GARAGE
GREAT ROOM
PORCH
DINING
KITCHEN
PANTRYCOATS
UP
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FLOOR PLANS
1415-01
FIRST FLOOR PLANSECOND FLOOR PLAN
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
2-CAR GARAGE
546 SQ. FT.
869 SQ. FT.
1415 SQ. FT.
383 SQ. FT.
0 1' 2' 3' 4' 8'
5:125:12
RIDGE
6:12 6:126:12 RIDGE
6:12
6:12
RIDGE
4 12
24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
6 12
6 12
5 12
5 12
4 12
4 12
6 126
12 San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
FARMHOUSE ELEVATIONS
1415-03
0 1' 2' 3' 4' 8'
FARMHOUSE ROOF PLAN
FARMHOUSE REAR ELEVATIONFARMHOUSE LEFT ELEVATION
FARMHOUSE RIGHT ELEVATION
0 2' 4' 6' 8' 16'
24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
4 12
5 12
5 12
4 12
5 12
5 12
4 12
5 125
12 5:125:12
RIDGE 5:12
5:12
RIDGE
5:12
RIDGE5:12 5:12
RIDGE
HIP
HIP
VALLEY
HIP
HIP
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
CRAFTSMAN ELEVATIONS
1415-04
0 1' 2' 3' 4' 8'
CRAFTSMAN ROOF PLAN
CRAFTSMAN REAR ELEVATIONCRAFTSMAN LEFT ELEVATION
CRAFTSMAN RIGHT ELEVATION
0 2' 4' 6' 8' 16'
4 12
24'-0"
9'-1" 8'-1"
T.O. PL
T.O. SF.
T.O. PL
T.O.S.
5 12
5 12
4 12
5 12
5 12
4 12
5 125
12 5:125:12
RIDGE 5:12
RIDGE
RIDGE
RIDGE
San Juan Rd
Sacramento, CA
December 06, 2021
2260 DOUGLAS BLVD. SUITE 110
ROSEVILLE, CA 95661
916.297.4461
Home and community information, including pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Drawings, renderings, square footages, floor plans, elevations, features, colors and sizes are approximate and for illustration purposes only and will vary from the homes as built. Not all features available in all plans. Options and upgrades are available at an additional cost and are subject to construction cut-off dates. See sales agent for complete details. D.R. Horton CA2, Inc.: CalBRE License #01239752; Contractor’s License #750190. 372.195
MISSION ELEVATIONS
1415-05
0 1' 2' 3' 4' 8'
MISSION ROOF PLAN
MISSION REAR ELEVATIONMISSION LEFT ELEVATION
MISSION RIGHT ELEVATION
0 2' 4' 6' 8' 16'
PLAN1415
PLAN1387
PLAN1415
PLAN1306
PLAN1306
PLAN1306
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1387
PLAN1387
PLAN1296
PLAN1387
PLAN1387
PLAN1296 PLAN1387
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1387
PLAN1296
PLAN1387PLAN1296PLAN1387PLAN1296 PLAN1387
PLAN1387PLAN1296PLAN1387PLAN1296 PLAN1415
PLAN1387PLAN1296
PLAN1387PLAN1296
PLAN1387PLAN1296PLAN1387PLAN1296
PLAN1387
PLAN1415PLAN1296 PLAN1415
PLAN1306
PLAN1415
PLAN1296
PLAN1296
PLAN1296
PLAN1306
PLAN1296
PLAN1415
PLAN1415
PLAN1387 PLAN1296
PLAN1296
PLAN1387
PLAN1296
PLAN1387
PLAN1387
PLAN1296
PLAN1306
PLAN1387
PLAN1415
PLAN1415
PLAN1296
PLAN1387
PLAN1306
PLAN1306
DESIGN DEVIATION NO. 1NON-STANDARD ALLEY
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAJUNE 30, 2022
SAN JUAN ROAD
MODIFIED PRIVATE ALLEYNTSCITY OF SACRAMENTO STANDARDDRIVEWAY PER DWG. NO. T-21
SIDEWALKSIDEWALK
ALLEY PAVEMENTCROSSSLOPECROSSSLOPEFLOWLINEMIN. 0.5%2% MAX
LOCATION MAPNTS
LOT LINE
LOT LINEPLANTER/DWAYPLANTER/DWAY
STANDARD ALLEY
ENTRANCE DETAIL T - 24DEPARTMENT OF PUBLIC WORKSDEPARTMENT OF PUBLIC WORKS
PODQWHU PODQWHU
SLGHZDONSLGHZDON
FORZOLQH
PLQ
2
CURVV
SORSH
9DOOH\
FORZ LLQH
-RLQW SSDFLQJ
LLSR
-
2
-
2
-
.. PORTLAND CEMENT CONCRETE
PCC
IS T+E CITY STANDARD PA9EMENT
FOR ALLEYS T+E E;TENT OF T+E
IMPRO9EMENTS S+ALL BE T+E
ENTIRE ALLEY FRONTA*E
FULL
WIDT+ OF T+E ALLEY
OF T+E
SUB-ECT SITE TO T+E NEAREST
ALLEY ENTRANCE ALLEYS S+ALL
+A9E IN OF PCC WIT+ AN
APPROPRIATE SUB*RADE AS
DETERMINED BY TI AND R-9ALUES
FOR T+E AREA IN W+IC+ T+E ALLEY
IS LOCATED
2 MINIMUM LON*ITUDINAL *RADES ON
ALLEYS S+ALL BE PERCENT T+E
CROSS SLOPE S+ALL BE 2 PERCENT
FROM T+E PROPERTY LINE TO T+E
CENTER OF T+E ALLEY
NOTES
-RLQW SSDFLQJ
2
CURVV
SORSH
PODQWHU
SLGHZDON
PODQWHU
SLGHZDON
FORZOLQH
LLS
*XWWHU
*XWWHU
920 San Juan Road
Proposed Design Deviation No. 1
Modified Alley
Description of the Deviation:
Design Deviation No. 1
In comparison with the Standard Alley Entrance Det ail Dwg. No. T-24, the following deviation is proposed:
o The alley entrance will be provided with a City standard driveway per Standard Dwg. No. T-21
Justification of the Deviation:
The City standard alley entrance is for a detached sidewalk, where the project has proposed an attached sidewalk
Facts Supporting the Deviation:
The proposed alley entrance will implement the fol lowing goals and policies of the General Plan :
Land Use Section
o Policy LU 4.1.5:
Alley Access. The City shall encourage the use of well-designed and safe alleys to access individual parcels in neighborhoods in order to reduce the number of curb cuts, driveways, garage doors, and associated pedestrian/automobile conflicts along street frontages.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Policy LU 4.1.1:
Emergency Access. The City shall develop a roadway system that is redundant (i.e., includes multiple alternative routes) to the extent feasible to ensure mobility in the event of emergencies.
Required Findings:
A. The proposed alley entrance is not expected to c ost less to construct than a city standard alley entrance. Therefore, this request is not made based on the cost to the sub-divider.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 2NON-STANDARD STREET SECTION
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 3, 2022
SAN JUAN ROAD
MODIFIED 38' PRIVATE STREETNTS
LOCATION MAPNTS
0.58'CURB20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK38.00' PUELOT LINE& PUE LOT LINE& PUE5.00'WALK/PLANTER ACA.B. VERTICAL CURB& GUTTERFLUSH/VERTICALCURB
28.00'
920 San Juan Road
Proposed Design Deviation No. 2
Modified Residential Street
Description of the Deviation:
Design Deviation No. 2
38 ’ wide private street section with 5 ’ walk on both sides, see deviation exhibit for more information
The 38 ’ wide private street section is a deviation from the City of Sacramento standard residential street section Plate 15-2 In comparison with the City Standard Residential S treet, the following deviations are proposed:
o A 38 ’ wide street section
o No street planter
o Curb and gutter limited to one side of street
o Barrier curb on side of street opposite from curb and gutter o Entire street pavement drains to side of street with curb and gutter
Justification of the Deviation:
The reduced street section allows for a higher den sity of development on the site
The reduced street section reduces the amount of s ite paving which reduces heat island effect and reduces impervious area
The reduced street section creates a traffic calmi ng promoting pedestrian and bicycle use
Facts Supporting the Deviation:
The proposed street section will implement the fol lowing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed street section is proposed to incre ase housing density, to provide a more sustainable project by reducing heat island effect and promoting walking and bicycle use and not made based on cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 3NON-STANDARD STREET SECTION
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 3, 2022
SAN JUAN ROAD
MODIFIED 33.58' PRIVATE STREETNTS
LOCATION MAPNTS
0.58'CURB20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK33.58' PUELOT LINE& PUE LOT LINE& PUE28.00' ACA.B.FLUSH CURB
920 San Juan Road
Proposed Design Deviation No. 3
Modified Residential Street
Description of the Deviation:
Design Deviation No. 3
33.58 ’ wide private street section with 5 ’ walk on one side, see deviation exhibit for more information
The 33.58 ’ wide private street section is a deviation from the City of Sacramento standard residential street section Plate 15-2 In comparison with the City Standard Residential S treet, the following deviations are proposed:
o A 33.58 ’ wide street section
o Sidewalk located on one side of street
o No street planter
o Curb and gutter limited to one side of street
o Barrier curb on side of street opposite from curb and gutter o Entire street pavement drains to side of street with curb and gutter
Justification of the Deviation:
The reduced street section allows for a higher den sity of development on the site
The reduced street section reduces the amount of s ite paving which reduces heat island effect and reduces impervious area
The reduced street section creates a traffic calmi ng promoting pedestrian and bicycle use
Facts Supporting the Deviation:
The proposed street section will implement the fol lowing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed street section is proposed to incre ase housing density, to provide a more sustainable project by reducing heat island effect and promoting walking and bicycle use and not made based on cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 4NON-STANDARD STREET SECTION
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 3, 2022
SAN JUAN ROAD
MODIFIED 33.67' PRIVATE STREETNTS
LOCATION MAPNTS
20.00'TRAVEL LANE8.00'PARKING0.67'CURB5.00'WALK33.67'0.67'CURB28.00' ACA.B.
LOT LINE& PUELOT LINE& PUE
920 San Juan Road
Proposed Design Deviation No. 4
Modified Residential Street
Description of the Deviation:
Design Deviation No. 4
33.67 ’ wide private street section with 5 ’ walk on one side, see deviation exhibit for more information
The 33.67 ’ wide private street section is a deviation from the City of Sacramento standard residential street section Plate 15-2 In comparison with the City Standard Residential S treet, the following deviations are proposed:
o A 33.67 ’ wide street section
o Sidewalk located on one side of street
o No street planter
Justification of the Deviation:
The reduced street section allows for a higher den sity of development on the site
The reduced street section reduces the amount of s ite paving which reduces heat island effect and reduces impervious area
The reduced street section creates a traffic calmi ng promoting pedestrian and bicycle use
Facts Supporting the Deviation:
The proposed street section will implement the fol lowing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed street section is proposed to incre ase housing density, to provide a more sustainable project by reducing heat island effect and promoting walking and bicycle use and not made based on cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 5NON-STANDARD STREET SECTION
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 3, 2022
SAN JUAN ROAD
MODIFIED 33.67' PRIVATE STREETNTS
LOCATION MAPNTS
20.00'TRAVEL LANE8.00'PARKING0.58'CURB5.00'WALK33.67' PUE0.67'CURB LOT LINE& PUE LOT LINE& PUE28.00'
ACA.B.
920 San Juan Road
Proposed Design Deviation No. 5
Modified Residential Street
Description of the Deviation:
Design Deviation No. 5
33.67 ’ wide private street section with 5 ’ walk on one side of street, see deviation exhibit for more information
The 33.67 ’ wide private street section is a deviation from the City of Sacramento standard residential street section Plate 15-2 In comparison with the City Standard Residential S treet, the following deviations are proposed:
o A 33.67 ’ wide street section
o No street planter
o Curb and gutter limited to one side of street
o Barrier curb on side of street opposite from curb and gutter o Entire street pavement drains to side of street with curb and gutter
Justification of the Deviation:
The reduced street section allows for a higher den sity of development on the site
The reduced street section reduces the amount of s ite paving which reduces heat island effect and reduces impervious area
The reduced street section creates a traffic calmi ng promoting pedestrian and bicycle use
Facts Supporting the Deviation:
The proposed street section will implement the fol lowing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed street section is proposed to incre ase housing density, to provide a more sustainable project by reducing heat island effect and promoting walking and bicycle use and not made based on cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 6NON-STANDARD INTERSECTION
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 3, 2022
SAN JUAN ROAD
MODIFIED STREET INTERSECTIONNTS
LOCATION MAPNTS
920 San Juan Road
Proposed Design Deviation No. 6
Modified Street Intersection
Description of the Deviation:
Design Deviation No. 6
The modified street intersection is a deviation fr om Section 15.7.1 of the City of Sacramento Design Standards
In comparison Section 15.7.1 of the City of Sacram ento Design Standards, the following deviation is proposed:
o Intersection centerlines at an angle less than 90 degrees
Justification of the Deviation:
The site is an irregularly shaped parcel resulting in street sections with centerlines less than 90 degrees
Facts Supporting the Deviation:
The proposed street section will implement the fol lowing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed intersection design is a result of the irregularly shaped parcel and is not driven by cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
DESIGN DEVIATION NO. 7NON-STANDARD CROSS GUTTER
EXISTING CONCRETELINED DRAINAGE DITCH
No. C30339LIVICMAHGNINNUC.WSELRAHCNOISSEFORPALENGINEERAINROFILACFOETATSSIGERTERED Project Planning Civil Engineering Landscape Architecture2940 Spafford Street, Suite 200Davis, CA 95618(530) 758-20262120 20th Street, Suite ThreeSacramento, CA 95818(916) 455-2026Sacramento OfficeDavis OfficeCECWEST.COM 920 SAN JUAN ROADCITY OF SACRAMENTO, CALIFORNIAMAY 11, 2022
SAN JUAN ROAD
CROSS GUTTERNTS
LOCATION MAPNTS
920 San Juan Road
Proposed Design Deviation No. 7
Cross Gutter
Description of the Deviation:
Design Deviation No. 7
The cross gutter is a deviation from Section 15.6. 8 of the City of Sacramento Design Standards
In comparison Section 15.6.8 of the City of Sacram ento Design Standards, the following deviation is proposed:
o Construct a cross gutter at a street intersection.
Justification of the Deviation:
In order to comply with City stormwater quality LI D and storm drain runoff mitigation requirements, the project will construct two stormwater planters adjacent the main project entry. The cross gutter will allow the project stormwater runoff to surface flow into the required stormwater planters.
Facts Supporting the Deviation:
The proposed cross gutter will implement the follo wing goals and policies of the
General Plan :
Land Use Section
o 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 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.
o Policy LU 2.1.1:
Neighborhoods as a Basic Unit. Recognizing that Sacramento’s neighborhoods are the basic living environments that make-up the City’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas.
o Policy LU 2.4.1:
Unique Sense of Place. The City shall promote quality site, architectural, and landscape design that incorporates those qualities and characteristics that make Sacramento desirable and memorable including:
walkable blocks, distinctive parks and open spaces, tree-lined streets, and varied architectural style.
o Policy LU 4.1.3:
Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g. lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented toward adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic calming features, convenient pedestrian street crossings, and access to transit.
Housing Element
o Policy H-2.2.1:
Quality Infill Development. The City shall promote quality infill development by maintaining and implementing flexible development standards.
Mobility Section
o Goal M 1.2:
Multimodal System. Increase multimodal accessibility (i.e., the ability to complete desired personal or economic transactions via a range of transportation modes and routes) throughout the City and region with an emphasis on walking, bicycling, and riding transit.
o Goal M 2.1:
Integrated Pedestrian System. Design, construct, an d maintain a universally accessible, safe, convenient, integrate d and well-connected pedestrian system that promotes walking
Required Findings:
A. The proposed cross gutter is a result of the req uired stormwater runoff mitigations and is not driven by cost.
B. The requested design deviation will not impact t he health, safety and welfare of the public, as it does not create a hazardous condition.
C. The requested deviation is in accord with the in tent and purposes of Title 16, Subdivisions and is consistent with the City of Sacramento General Plan as discussed above.
Table of Lot Sizes, Dimensions, Coverage, Setbacks and Deviations (Green = corner lot; Red = deviation)
Lot Width Depth Area
1296/1306
Coverage
Coverage
Ratio
1387/1415
Coverage
Coverage
Ratio
Front
Setback
Rear
Setback
Interior
Side
Setback
Exterior
Side
Setback
1 30 60 1800 941 52% 961 53% 8 3 4 4
2 30 60 1800 941 52% 961 53% 8 3 4 4
3 30 60 1800 941 52% 961 53% 8 3 4 4
4 30 60 1800 941 52% 961 53% 8 3 4 4
5 30 60 1800 941 52% 961 53% 8 3 4 4
6 30 60 1800 941 52% 961 53% 8 3 4 4
7 30 60 1800 941 52% 961 53% 8 3 4 4
8 30 60 1800 941 52% 961 53% 8 3 4 4
9 30 60 1800 941 52% 961 53% 8 3 4 4
10 30 60 1800 941 52% 961 53% 8 3 4 4
11 35 60 2198 941 43% 961 44% 8 3 4 4
12 37 65 2309 941 41% 961 42% 8 3 4 11
13 30 60 1874 941 50% 961 51% 8 3 4 4
14 30 60 1874 941 50% 961 51% 8 3 4 4
15 30 60 1874 941 50% 961 51% 8 3 4 4
16 30 60 1874 941 50% 961 51% 8 3 4 4
17 30 60 1874 941 50% 961 51% 8 3 4 4
18 30 60 1800 941 52% 961 53% 8 3 4 4
19 30 60 1800 941 52% 961 53% 8 3 4 4
20 30 60 1800 941 52% 961 53% 8 3 4 4
21 30 60 1800 941 52% 961 53% 8 3 4 4
22 32 60 1920 941 49% 961 50% 8 3 4 6
23 32 60 1920 941 49% 961 50% 8 3 4 6
24 30 60 1800 941 52% 961 53% 8 3 4 4
25 30 60 1800 941 52% 961 53% 8 3 4 4
26 30 60 1794 941 52% 961 54% 8 3 4 4
27 30 60 1800 941 52% 961 53% 8 3 4 4
28 30 60 1800 941 52% 961 53% 8 3 4 4
29 30 60 1800 941 52% 961 53% 8 3 4 4
30 30 60 1800 941 52% 961 53% 8 3 4 4
31 30 60 1800 941 52% 961 53% 8 3 4 4
32 30 60 1800 941 52% 961 53% 8 3 4 4
33 30 60 1800 941 52% 961 53% 8 3 4 4
34 35 60 2100 941 45% 961 46% 8 3 4 9
35 30 60 1800 941 52% 961 53% 8 3 4 4
36 30 60 1800 941 52% 961 53% 8 3 4 4
37 30 60 1800 941 52% 961 53% 8 3 4 4
Lot Width Depth Area
1296/1306
Coverage
Coverage
Ratio
1387/1415
Coverage
Coverage
Ratio
Front
Setback
Rear
Setback
Interior
Side
Setback
Exterior
Side
Setback
39 30 60 1800 941 52% 961 53% 8 3 4 4
40 30 60 1800 941 52% 961 53% 8 3 4 4
41 34 60 2427 941 39% 961 40% 8 3 4 8
42 33 62 2046 941 46% 961 47% 10 3 4 7
43 30 62 1860 941 51% 961 52% 10 3 4 4
44 30 62 1860 941 51% 961 52% 10 3 4 4
45 32 62 1984 941 47% 961 48% 10 3 4 6
46 32 62 1984 941 47% 961 48% 10 3 4 6
47 30 62 1860 941 51% 961 52% 10 3 4 4
48 30 62 1860 941 51% 961 52% 10 3 4 4
49 33 62 2046 941 46% 961 47% 10 3 4 7
50 33 62 2046 941 46% 961 47% 10 3 4 7
51 30 62 1860 941 51% 961 52% 10 3 4 4
52 30 62 1860 941 51% 961 52% 10 3 4 4
53 32 62 1984 941 47% 961 48% 10 3 4 6
54 30 62 1860 941 51% 961 52% 10 3 4 4
55 30 62 1860 941 51% 961 52% 10 3 4 4
56 33 62 2046 941 46% 961 47% 10 3 4 7
57 33 60 1980 941 48% 961 49% 8 3 4 7
58 30 60 1800 941 52% 961 53% 8 3 4 4
59 30 60 1800 941 52% 961 53% 8 3 4 4
60 30 60 1800 941 52% 961 53% 8 3 4 4
61 30 61 1830 941 51% 961 53% 14 3 4 4
62 30 61 1830 941 51% 961 53% 14 3 4 4
63 30 61 1830 941 51% 961 53% 14 3 4 4
64 30 61 1830 941 51% 961 53% 14 3 4 4
65 30 61 1830 941 51% 961 53% 14 3 4 4
66 30 61 1830 941 51% 961 53% 14 3 4 4
67 30 60 1800 941 52% 961 53% 14 3 4 4
68 30 60 1800 941 52% 961 53% 14 3 4 10
69 30 60 1800 941 52% 961 53% 8 3 4 4
70 30 60 1800 941 52% 961 53% 8 3 4 4
71 30 60 1800 941 52% 961 53% 8 3 4 4
72 30 60 1800 941 52% 961 53% 8 3 4 4
73 34 60 2040 941 46% 961 47% 8 3 4 4
74 30 60 1800 941 52% 961 53% 8 3 4 4
75 30 60 1800 941 52% 961 53% 8 3 4 4
76 30 60 1800 941 52% 961 53% 8 3 4 4
77 30 60 1800 941 52% 961 53% 8 3 4 4
California Tree and Landscape Consulting, Inc.
359 Nevada Street, #201, Auburn, CA 95603 www.caltlc.com Page 1 of 7
March 14, 2022
Alberto Esquivel
SKK Developments
2409 L Street #200
Sacramento, CA 9581
Via Email: [email protected]
RE: 920 San Juan Road, City of Sacramento, CA - Tree Protection Plan and Pruning Specifications
Alberto Esquivel of SKK Developments, on behalf of the property owner, contacted Edwin Stirtz of California Tree and Landscape Consulting, Inc. to provide clearance pruning specifications for the City street trees and a Tree Protection Plan pursuant to the requirements of the City of Sacramento. The purpose of the Tree Protection Plan is to provide recommendations to be implemented to protect the long term viability of the remaining City trees during the development process.
Edwin Stirtz, ISA Certified Arborist WE-0510A, was at the site on February 8th, 2022, at which time the impacts to the City trees were evaluated for conflicts with the pad grading and sound wall installations. The Tentative Subdivision Map for 920 San Juan Road dated November 11, 2021, Sheet 1, by Cunningham Engineering was provided by the client. The trees were not measured or evaluated for health or structure. Tree data information was taken from the previous arborist report for the project by Jennifer Karwowski-Hoppel, ISA Certified Arborist #12121, of Arborwell, dated February 2021. The 4 city street trees proposed for removal were measured by Ed Stirtz to confirm their diameters. Additionally the 5 private protected tree removals were evaluated to confirm conditional information.
There are sixteen (16) City street trees along San Juan Road, of which, four (4) are proposed for removal (#13532 16.5”, 13538 14.2”, 13539 17”, and 13547 19.5”) all the frontage trees are Valley oaks. The remaining city street trees will sustain encroachment and subsequent root impacts from pad grading and sound wall construction. The existing grade is relatively flat and the grading activities will occur north of the existing sidewalk and approximately 7’ to 8’ north of the trees. The street trees will require minor reduction pruning of 1’ to 2’ maximum.
There are (5) Private Protected trees proposed for removal as a part of the project (301, 311, 312, 320, 321, and 331). Mitigation will be required for trees 311, 312 and trees 301, 320, 321 and 331 should be exempt from standard mitigation based on the condition of each individual tree. Trees 309 & 310 are palm trees with diameters of 20” & 22” and heights of 18’ & 30’.
The Tentative Subdivision Map does not specify if the existing “fence” along the east and north project SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022
Nicole Harrison, Consulting Arborist Page 2 of 7
boundaries is to remain. If the existing fence remains in place impacts to offsite trees will be limited to minor root loss from pad grading which is assumed to be less than 6” of fill +/-. If a masonry wall will be installed around the east and/or north boundaries there shall be provisions for optional footing designs that are less intrusive to roots of off site trees. The trees located on the apartment complex are primarily London plane trees located a minimum of 5’ from the existing fence line.
Recommendations:
1. Prior to any site grading within the critical root zones of the city street trees an exploration excavation should occur in select areas to identify any significant tree roots within the grading area. At that time the project arborist can determine what root pruning may be required. Anticipated impacts from encroachment are minor to moderate and may require root pruning and supplemental irrigation.
2. Clearance pruning should be evaluated by the project arborist and performed by a qualified pruning company.
3. Follow all of the General Development Guidelines for all trees located on the neighboring parcels.
4. The neighboring trees (behind the homes along Pancho Roble Way) should be monitored during development by the project arborist. Minor adjustments to the grading may be required to keep impacts minimal.
Report Prepared by
Edwin Stirtz
ISA Certified Arborist #WE-0510A
Attachments:
Appendix 1 – City Tree Location Map
Appendix 2 – General Development Guidelines
Appendix 3 – Site Photographs
SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022 359 Nevada Street, #201, Auburn, CA 95603 www.caltlc.com Page 3 of 7
Appendix 1 – City Tree Location Map
SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022 359 Nevada Street, #201, Auburn, CA 95603 www.caltlc.com Page 4 of 7
Appendix 3 – General Guidelines for Tree Protection
Definitions
Root zone: The roots of trees grow fairly close to the surface of the soil, and spread out in a radial direction from the trunk of tree. A general rule of thumb is that they spread 2 to 3 times the radius of the canopy, or 1 to 1 ½ times the height of the tree. It is generally accepted that disturbance to root zones should be kept as far as possible from the trunk of a tree.
Inner Bark: The bark on most large trees is quite thick, usually 1” to 2”. If the bark is knocked off a tree, the inner bark, or cambial region, is exposed and/or removed. The cambial zone is the area where tissues responsible for adding new layers to the tree each year are located. Removing or damaging this tissue results in a tree that can only grow new tissue from the edges of the wound. In addition, the interior wood of the tree is exposed to decay fungi and becomes susceptible to decay. Tree protection measures require that no activities occur which can knock the bark off the trees.
Methods Used in Tree Protection:
No matter how detailed Tree Protection Measures are in the initial Arborist Report, they will not accomplish their stated purpose unless they are applied correctly and a Project Arborist oversees the construction. The Project Arborist should have the ability to enforce the Protection Measures. It is advisable for the Project Arborist to be present at the Pre-Construction meeting to answer questions the contractors may have about Tree Protection Measures. This also lets the contractors know how important tree preservation is to the developer.
Root Protection Zone (RPZ): Since in most construction projects it is not possible to protect the entire root zone of a tree, a Root Protection Zone is established for each tree to be preserved. The minimum Root Protection Zone is the area calculated as 1 to 1.25’ for every inch of trunk diameter (ie. A 10” diameter tree will have an RPZ of 10’) or the dripline, whichever is greater. The Project Arborist must approve work within the RPZ.
Irrigate, Fertilize, Mulch: Prior to grading on the site near any tree, if specified by the project arborist, the area within the Tree Protection fence should be fertilized with 4 pounds of nitrogen per 1000 square feet, and the fertilizer irrigated in. The irrigation should percolate at least 24 inches into the soil. This should be done no less than 2 weeks prior to grading or other root disturbing activities. After irrigating, cover the RPZ with at least 12” of leaf and twig mulch. Such mulch can be obtained from chipping or grinding the limbs of any trees removed on the site. Acceptable mulches can be obtained from nurseries or other commercial sources.
Fibrous or shredded redwood or cedar bark mulch shall not be used anywhere on site.
Fence: Fence around the Root Protection Zone and restrict activity therein to prevent soil compaction by vehicles, foot traffic or material storage. The fenced area shall be off limits to all construction equipment, unless there is express written notification provided by the Project Arborist, and impacts are discussed and mitigated prior to work commencing.
No storage or cleaning of equipment or materials, or parking of any equipment can take place within the fenced off area, known as the RPZ.
SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022
Nicole Harrison, Consulting Arborist Page 5 of 7
The fence should be highly visible, and stout enough to keep vehicles and other equipment out. I recommend the fence be made of orange plastic protective fencing, kept in place by t-posts set no farther apart than 6’.
In areas of intense impact, a 6’ chain link fence is preferred.
In areas with many trees, the RPZ can be fenced as one unit, rather than separately for each tree.
Where tree trunks are within 3’ of the construction area, place 2” by 4” boards vertically against the tree trunks, even if fenced off. Hold the boards in place with wire. Do not nail them directly to the tree. The purpose of the boards is to protect the trunk, should any equipment stray into the RPZ.
Elevate Foliage: Where indicated, remove lower foliage from a tree to prevent limb breakage by equipment.
Low foliage can usually be removed without harming the tree, unless more than 25% of the foliage is removed. Branches need to be removed at the anatomically correct location in order to prevent decay organisms from entering the trunk. For this reason, a contractor who is an ISA Certified Arborist should perform all pruning on protected trees.1
Expose and Cut Roots: Breaking roots with a backhoe, or crushing them with a grader, causes significant injury, which may subject the roots to decay. Ripping roots may cause them to splinter toward the base of the tree, creating much more injury than a clean cut would make. At any location where the root zone of a tree will be impacted by a trench or a cut (including a cut required for a fill and compaction), the roots shall be exposed with either a backhoe digging radially to the trunk, by hand digging, or by a hydraulic air spade, and then cut cleanly with a sharp instrument, such as chainsaw with a carbide chain. Once the roots are severed, the area behind the cut should be moistened and mulched. A root protection fence should also be erected to protect the remaining roots, if it is not already in place. Further grading or backhoe work required outside the established RPZ can then continue without further protection measures.
Protect Roots in Deeper Trenches: The location of utilities on the site can be very detrimental to trees. Design the project to use as few trenches as possible, and to keep them away from the major trees to be protected.
Wherever possible, in areas where trenches will be very deep, consider boring under the roots of the trees, rather than digging the trench through the roots. This technique can be quite useful for utility trenches and pipelines.
Protect Roots in Small Trenches: After all construction is complete on a site, it is not unusual for the landscape contractor to come in and sever a large number of “preserved” roots during the installation of irrigation systems. The Project Arborist must therefore approve the landscape and irrigation plans. The irrigation system needs to be designed so the main lines are located outside the root zone of major trees, and the secondary lines are either laid on the surface (drip systems), or carefully dug with a hydraulic or air spade, and the flexible pipe fed underneath the major roots.
Design the irrigation system so it can slowly apply water (no more than ¼” to ½” of water per hour) over a longer period of time. This allows deep soaking of root zones. The system also needs to accommodate infrequent irrigation settings of once or twice a month, rather than several times a week.
1 International Society of Arboriculture (ISA), maintains a program of Certifying individuals. Each Certified Arborist has a number and must maintain continuing education credits to remain Certified.
SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022
Nicole Harrison, Consulting Arborist Page 6 of 7
Monitoring Tree Health During and After Construction: The Project Arborist should visit the site at least twice a month during construction to be certain the tree protection measures are being followed, to monitor the health of impacted trees, and make recommendations as to irrigation or other needs. After construction is complete, the arborist should monitor the site monthly for one year and make recommendations for care where needed.
Chemical Treatments: The owner or developer shall be responsible to contact an arborist with a pesticide applicators license to arrange for an application of a root enhancing hormone, such as Paclobutrazol, to mitigate the stress produced by the development prior to grading. Additionally, at the discretion of the project arborist, an insect infestation preventative for both boring insects and leaf feeding insects and/or fungal preventative for leaf surfaces may be required. Roots pruned during the course of performing a cut may be required to be treated with a biofungicide such as Bio-Tam.
SKK Developments, 1617 J Street, Sacramento, CA 3/18/2022 359 Nevada Street, #201, Auburn, CA 95603 www.caltlc.com Page 7 of 7
Appendix 4 – Site Photographs
Photographs by Ed Stirtz, February 8, 2022.
May 13, 2021
SKK Developments
2409 L Street #200
Sacramento, CA 95816
Dear SKK Developments:
More housing in the South Natomas community is always welcomed; however, we must be assured that the 920 San Juan Road, Sacramento proposal aligns with the needs of the community. Recently, several South Natomas community organizations met to discuss this project. Upon reviewing your recent proposal that was submitted, we agreed that there are positive aspects such as:
• The Condos include porches that invite a neighborly feeling. • Fencing rather than sound walls will allow residents to see within and outside of their neighborhood, again creating a sense of community.
• Retaining the trees already in existence.
Modifications that were discussed include:
• Increasing the size of the proposed playground.
• We like the playground but feel it should be larger. One idea is to construct the playground on Niño’s parkway to integrate this new development with the overall existing neighborhood. This would also help beautify Nino’s Parkway. • A dog park is a good idea but would be more welcome if it was made available to neighborhood residents with a gate to the Ninos Parkway. • The water drainage area should be beautified rather than just leaving it as a basin.
Our biggest modification to this proposal is one that will have the greatest positive impact on our neighborhoods. Rather than market rate rentals for the proposed Condos, they should be affordable for working families and available for purchase. Rentals are seen by our community as short-term and does little to build community sustainability. Moreover, many of Gardenland Northgate and South Natomas residents currently living in rental apartments or homes would welcome an opportunity to purchase an affordable Condo. This would be an investment in our community, a families’ future, and a way to leave a legacy for their children. A percentage of these Condos for purchase should be set aside for Gardenland Northgate and South Natomas residents. The Sacramento Housing and Regional Agency (SHRA) would be an excellent partner to assist you in this process.
Gardenland / Northgate Neighborhood Association
450 West El Camino Avenue, Sacramento, CA 95833
Email: [email protected] Web Site: www.gnna.info
Nurturing Community Roots
Furthermore, when the City of Sacramento began the process of updating their general plan, they sought community member input. One of our community’s recommendations was to allow for different housing configuration such as duplexes and triplexes in neighborhoods that previously allowed only single-family homes. Converting these rental Condos into homes for purchase would align with our communities’ input to the City’s general plan.
For a more thorough discussion, we welcome a meeting with you, Councilmember Harris, and South Natomas community organizations. Gardenland Northgate Neighborhood Association (GNNA) is happy to coordinate such a meeting. Please send an email to [email protected] expressing your interest. Thank you.
Sincerely,
Flavio Huizar, President
Gardenland Northgate Neighborhood Association
Cc: Jeff Harris, Council Member – District 3
Arturo Carrasco -Becerra, Planning
Heather Fargo, Former Sacramento Mayor
Raul Hernanez, South Natomas United
David Brady, River Oaks Community Association
Sachiko Konatsu, Natomas Community Association
Sharon Jennings, South Natomas Community Association
909 12th Street, Suite 203, Sacramento, CA 95814
916-446-9255 • www.walksacramento.org
5/19/2021 VIA EMAIL
Arturo Carrasco-Becerra
City of Sacramento Community Development Department
300 Richards Blvd., 3rd Floor
Sacramento, CA 95811
RE: 920 San Juan (P21-008)
Dear Mr. Carrasco-Becerra:
Thank you for routing the 920 San Juan (P21-008) project to WALKSacramento. This proposal to construct 82 single-unit detached and attached rental homes will be a valuable addition to the housing stock in South Natomas. The project site is within a 10-15 minute walk of two community shopping centers, an elementary and a middle school, a community park, and several churches. The Niños Parkway Trail borders the site on the west, and San Juan Road on the south edge of the site has two bus routes providing connections to downtown, Arden Fair, Kaiser Morse hospital, and major commercial areas and the library in North Natomas.
We’re glad to see the project proposes a gated pedestrian connection to the Niños Parkway Trail.
The trail goes by the two nearby schools and makes a nearly continuous connection to the Jedediah Smith Memorial Bike Trail along the American River. Unfortunately, the trail doesn’t have a crossing at San Juan Road and the closest crossings of the 5-lane, high-speed roadway are over 800’ to the east and over 1,300’ to the west. The center lane between the trail heads may be an ideal location for a two-stage signalized crossing using the median area for a protected refuge island. This would create two 28’-30’ crossings rather than one 72’ crossing.
The proposed entry for 920 San Juan is directly across San Juan Road from the Peace Lutheran Church driveway. Because the sidewalks on the church’s property provide a convenient and continuous path to the public streets that border the community park, the middle school, and the elementary school, there will be a strong desire by 920 San Juan residents to access the park and schools via the church property. Relocating the 920 San Juan driveway so it’s not aligned with the opposite driveway may lessen the desire to cross at this unsafe location. However, a location that’s between the Peace Lutheran Church driveway and the Church of Jesus Christ of Latter-day Saints driveway to the east may create two desire paths. The solution may be to install signalized crossings at the proposed driveway location and at the Niños Parkway Trail.
On the project site, we first note that sidewalks are proposed on only one side of the private streets. This street design will require half of the community residents to walk in the streets to get anywhere. A “shared street” like this can be safe for pedestrians, but there must be significant traffic calming features designed into the roadway. However, there’s no indication such features are included or anticipated.
We also note the side without sidewalks doesn’t have a curb and gutter. This is very beneficial for shared streets because the driveway-street transition will be level and smooth, without the fall and rise of a curb and gutter. The level surface, assuming the driveway lip is sufficiently small,
909 12th Street, Suite 203, Sacramento, CA 95814
916-446-9255 • www.walksacramento.org
will make it easier for people with physical impairments or people pushing a stroller/pulling a wagon to cross the transition between the residential driveway to the street.
Parking on the private streets will be in great demand as more than 80% of the residential driveways will be too short to park a car. This could result in cars being parked on the street at all hours, which will provide some traffic calming and help create a safe shared street.
The landscape drawings show many trees, but the street trees are ornamental varieties that will provide some shade on sidewalks, but none on streets pavement and parked cars. The pavement will be solar heated and the air will be hotter for pedestrians, and cars parked in the sun will have higher evaporative emissions.
The small front and rear yards of the residential lots will provide little private outdoor space for residents, and the tot-lot and pool area will provide some common outdoor space. The detention basins areas could provide additional common outdoor space if they fronted the street and included a walking path around the basin.
Development projects that lead to more walking and active travel are critical to our community’s future. Human beings need moderate exercise, such as walking, for about 30 minutes a day in order to prevent the development of chronic disease and overweight. Only 30% of the population in the Sacramento region is active at this minimal level, often due to limitations placed by a built environment not suited to walking and other types of physically active travel. If more people could obtain regular exercise by walking and bicycling to their regular destinations, in lieu of driving, it could yield significant health improvements. Reduced driving would also decrease vehicle emissions and the prevalence of asthma, cardiovascular disease, and other air pollution- related conditions. More trips by walking and bicycling could help reduce the current expensive burden on the health care system of providing medical care to more and more people with chronic conditions due to inactivity and poor air quality.
WALKSacramento is working to support increased physical activity such as walking and bicycling in local neighborhoods as well as helping to create community environments that support walking and bicycling. The benefits include improved public health and physical fitness, better air quality, a stronger sense of cohesion and safety in neighborhoods, and more sustainable communities and local economies.
Please notify WALKSacramento of future routings or notices for this project.
Sincerely,
Chris Holm
Project Manager
777 12th Street, Ste. 300 • Sacramento, CA 95814
Tel: 916-874-4800 • Toll Free: 800-880-9025
AirQuality.org
January 24, 2022
Danny Abbes, Assistant Planner
City of Sacramento Community Development Department
300 Richards Boulevard, 3rd Floor, Sacramento, CA 95811
Subject: 920 San Juan Road (P21-008) (SAC202102687)
Dear Danny Abbes:
Thank you for providing the Sacramento Metropolitan Air Quality Management District (Sac Metro Air District) with the opportunity to review the revised 920 San Juan Road project. This project includes request for 1) a rezone of two Agriculture zoned parcels to Multi-Unit Dwelling zone, 2) a General Plan amendment to designate the site from Suburban Neighborhood Low Density to Suburban Neighborhood Medium Density, 3) a Tentative Map for condominium purposes, and 4) a Site Plan and Design Review to construct 79 units (both single-unit and duplex dwellings) on a vacant 9.17-acre parcel.
Sac Metro Air District maintains our April 2021 comments on this project on California Environmental Quality Act (CEQA) review considerations and measures to reduce urban heat island effect impacts. We further maintain our recommendation for the installation of a crosswalk with a pedestrian-activated rapid flashing beacon at the intersection of the Niños Parkway Bike Trail and San Juan Road, where future project residents may need to cross to access Rio Terra Junior High School and Strauch Elementary School.
Project Revisions
Sac Metro Air District commends the placement of residences along San Juan Road so that pedestrian entrances directly access the public sidewalk, and motor vehicle access is to the rear. This measure is supportive of non-polluting pedestrian transportation.
Further, it appears that fencing along San Juan Road allows full visual access between the residences and the public sidewalk, with approximately 2.5 feet of masonry wall base, but almost 4 feet of decorative metal fencing above that. We commend the decorative fencing if it is visually permeable. “Eyes on the street,” or natural surveillance, which is provided by building access to sidewalks, is a pedestrian safety feature that contributes to hospitable pedestrian conditions overall. Areas with high pedestrian connectivity boast significantly more pedestrian travel than other areas, and pedestrian access to transit is important to transit viability. We did not receive the sheet illustrating the fence in our project routing, to be certain of the fencing’s visual access.
Sac Metro Air District recommends that project fencing allow full visual access between the residences along San Juan Road and the public sidewalk, as a condition of approval, with pedestrian gates where residential walkways intersect with the sidewalks that are also visually permeable.
920 San Juan Road
To adequately support pedestrian transportation options for its residents, the project would need at least one more pedestrian access gate. We can only find one on project plans, serving the entire 9-acre property.
Sac Metro Air District recommends adding a pedestrian access gate at the west end of the project’s fencing along its San Juan Road sidewalk frontage. This will enable project resident pedestrians traveling west to take the most direct pedestrian route from their home, rather than needing to walk to the central pedestrian gate first. This recommendation could be achieved by extending the walkway along the western edge of the residences fronting the landscape corridor there, to meet the sidewalk along San Juan Road.
Construction
As a reminder, all projects are subject to Sac Metro Air District rules and regulations in effect at the time of construction. Please visit our website to find a list of the most common rules that apply at the construction phase of projects. Projects undergoing any CEQA review must implement Sac Metro Air District Basic Construction Emission Control Practices, also available on our website, to help avoid significant construction-related air quality impacts.
Conclusion
Thank you for your attention to our comments. If you have questions about them, please contact me at [email protected] or (279) 207-1157.
Sincerely,
Molly Wright, AICP
Air Quality Planner / Analyst
c: Paul Philley, AICP, Program Supervisor, Sac Metro Air District
1 Arturo Carrasco-Becerra
From: Connie Christensen <[email protected]>
Sent: Tuesday, May 18, 2021 6:46 PM
To: Arturo Carrasco-Becerra
Subject: Re: P21-08 920 San Juan Rd & P21-013
Follow Up Flag: Follow up
Flag Status: Flagged
Hi Arturo,
Thanks very much. I would like to be informed when this project goes to hearing with the Planning Commission. Do you have an anticipated date?
I was wondering about the reference in one of the documents, maybe the application, to access to the Ninos Bike parkway, as there isn't any park north of San Juan Road. What is the status of that amenity? It's been designated a parkway since I first moved here in 1986, but nothing has been built. Has the Natomas Community Association received into about the project, and do they still accept input from neighborhood residents?
Please send the notice of hearing to: Connie Christensen, 3567 Rancho Vista Way, Sacramento, CA 95834
Thank you for reaching out.
Regards,
Connie Christensen
-----Original Message-----
From: Arturo Carrasco-Becerra <[email protected]> To: [email protected] <[email protected]>
Sent: Tue, May 18, 2021 5:12 pm
Subject: FW: P21-08 920 San Juan Rd & P21-013
Hi Connie,
I am the planner for the 920 San Juan Project (P21-008). You may provide me with a comment letter with your concerns.
The links Stacia provided you with direct you to the where the application documents may be viewed.
Also, if you would like to be notified of when this item is going to hearing, please provide me with your mailing address so a notice can be sent to you.
Thank you,
Arturo Carrasco-Becerra
Assistant Planner
Planning Division | City of Sacramento
[email protected]
(916) 808-5514
Due to the COVID-19 public health emergency, Sacramento City Public counter is closed to the public until further notice.
The City will continue providing many services, although the means of providing them may change and there may be delays. For more information on available services and how to access them, please visit https://www.cityofsacramento.org/Community-Development. You can continue to send emails, contact the City Operater at 916-808-5011 or email Planning at [email protected].
TO LOOK UP ZONING, design review districts, historic distircts, parking district, SPD etc. please copy this link into your URL:
1 Arturo Carrasco-Becerra
From: Elizabeth Mangrum <[email protected]>
Sent: Wednesday, May 5, 2021 7:19 PM
To: Arturo Carrasco-Becerra
Subject: San Juan Rezone and General Plan Amendment project Hello,
I am submitting a comment for the proposed San Juan Rezone and General Plan Amendment project. I support rezoning for this project. I think more rental housing is needed and this provides that.
However, I am concerned about the impact on traffic of adding housing to that stretch of San Juan road. It's already dangerous to try and turn onto San Juan from that area since it's ona curve. I request that an additional traffic light and other mitigations are part of this project.
Please let me know if you need clarification on my statement.
Thank you,
Elizabeth Mangrum
2244 Gateway Oaks Dr Apt 312 Sacramento, CA 95833
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