Sacramento City Council
February 7, 2023

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2022-02520 2/7/2023 Consent Item 12.
(Pass for Publication) Bell Avenue Commercial Center (P20-016) File ID: 2022-02520
Location: APNs: 237-0162-007-0000 through -012, District 2, Represented by Councilmember Loloee
Recommendation: 1) Review: a) a Resolution adopting the Mitigated Negative Declaration and the Mitigation Monitoring Plan; b) an Ordinance rezoning ±0.34 acres from the Single-Unit Dwelling zone (R-1) to the General Commercial zone (C-2); and c) a Resolution adopting project entitlements including a Conditional Use Permit for a 3,150 square foot drive-through restaurant and a 2,670 square foot drive-through restaurant in the General Commercial (C-2-R) zone and Site Plan and Design Review for the construction of two drive-through restaurants and a 16,295-square-foot, two- story retail and office building, and associated site improvements on ±2.5 acres in the General Commercial (C-2 and C-2-R) zone; and 2) Pass for publication the ordinance titles per City Charter section 32(c) to be considered February 14, 2023.

Contact: Jose Quintanilla, Associate Planner, 916-808-5879, [email protected]; Garrett Norman, Senior Planner, 916-808-7934, [email protected], Community Development Department.

Presenter: None
Applicant: Julio Tinajero, Milestone Imagineering Associates, 1000 Lincoln Road, #H202, Yuba City, CA 95991
Property Owner: Mike Iqbal, Raley & Bell Properties, LLC, 1556 Bell Avenue, Sacramento, CA 95838
Attachments:
01-Description/Analysis
02-Background
03-Resolution: Mitigated Negative Declaration and Mitigation Monitoring Program 04-Exhibit A: Mitigation Monitoring Program
05-Ordinance: Rezone
06-Exhibit A: Rezone Exhibit

File ID: 2022-02520 2/7/2023 Consent Item 12.
07-Resolution: Findings of Fact and Conditions of Approval 08-Exhibit A: Project Plans
09-Exhibit B: Truck Turning Exhibits
10-Exhibit C: Project Rendering
11-Applicant Outreach
12-Community Comments
Description/Analysis
Issue Detail: The applicant is requesting to construct two (2) drive-through restaurants and one retail and office building on approximately 2.5 acres in the General Commercial zone (C-2-R) zone. The project site includes two parcels measuring approximately 0.34 acres that are currently zoned for single-unit dwellings (R-1). These two parcels are proposed to be rezoned to C-2 because the commercial and office uses are not permitted in the R-1 zone. The rezone exhibit can be found in Attachment 6.

The project includes two drive-through restaurants measuring 2,670 square feet and 3,150 square feet, and one two-story office and retail building measuring 16,965 square feet. The proposed drive- throughs are located near the intersections of Raley Boulevard and Bell Avenue and Katharine Avenue and Raley Boulevard.

The requested entitlements include:
1) Rezone of approximately 0.34 acres from the Single-Unit Dwelling zone (R-1) to the General Commercial (C-2) zone;
2) Conditional Use Permit for two drive-through restaurants; and 3) Site Plan and Design Review for the construction of the two drive-through restaurants, the office and retail building, and associated site improvements.

This project requires a final decision by the City Council because of the rezone request.

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to Preservation Sacramento, Civic Thread (formerly WALKSacramento), Sacramento Area Bicycle Advocates, Region Builders, Environmental Council of Sacramento (ECOS), North Sacramento Chamber of Commerce, Robla Neighbors United, Robla Park Community Association, and Rancho Del Paso Neighborhood Association.

The applicant performed neighborhood outreach to the Robla Park Neighborhood Association, and the North Sacramento Chamber of Commerce on multiple occasions from submittal of the project in 2020 and into 2022. A summary of these outreach efforts is included in Attachment 11.

Staff received general questions about the project related to operations and prospective tenants, as well as emails from nearby residents. The letters expressed opposition to the project citing the 24- hour operations of the drive-through restaurant closest to Katharine Avenue (Building C), an increase in vehicle traffic along Katharine Avenue, the lack of sidewalks and parking in the area, and the possibility of unhoused individuals gathering at the site.

Other concerns with the project include the proposed driveway on Katharine Avenue and the potential for cut-through traffic through the shopping center to Katharine Avenue to avoid congestion at the Raley and Bell intersection. Additionally, there were concerns about the lack of sidewalks and

File ID: 2022-02520 2/7/2023 Consent Item 12.
at the Raley and Bell intersection. Additionally, there were concerns about the lack of sidewalks and limited parking in the area. Other comments included a request for a 6-foot-tall wall to be built around the entire development; a desire for a supermarket or other sit-down restaurants to be located at the proposed center; and concerns about maintenance of the property by management.

Staff response: Traffic estimates for this project anticipate a total of seven (7) daily truck trips in and out of the shopping center to serve the two drive-through restaurants and retail building. The traffic study assumes that the Katharine Avenue driveway will be the delivery access point. The anticipated daily volume count for Katharine Avenue with and without the project is within the street’scapacity and would not have an impact.

This project is required to construct new sidewalks along the project site’sfrontage. As there are currently no sidewalks along all three street frontages, new separated sidewalks are required to be constructed which allows for street trees.

As part of the recommendation of approval by the Planning and Design Commission at the public hearing on January 12, 2023, the Commission modified Condition #A12 limiting the hours of operations for the drive-through restaurant closest to Katharine Avenue (Building C) from 5AM to 10PM on weekdays (Monday - Friday) and from 5AM to Midnight on weekends (Saturday and Sunday). The Commission also added a new condition (Condition #A13) to install two speed bumps behind the main building (Building B) to discourage cut through traffic.

Understanding the concerns relative to traffic on Katharine Avenue, staff provides the following vehicle and truck data below and identifies modifications to the project by the applicant to help address the concerns:
· The project is expected to generate approximately 49 truck trips per week for the entirety of the shopping center. The traffic study assumed the Katharine Avenue driveway to be the delivery vehicle access point.
· The largest truck expected to provide deliveries to the shopping center is a WB-40 truck.

These trucks are roughly 45 feet in length.
· In agreement with the applicant, staff has added a condition of approval to the project to limit truck deliveries between the hours of 10:00AM to 3:00PM. This condition will prohibit truck deliveries in the morning and evening peak hours as well as early morning or late evening hours.
· The project is expected to generate roughly 394 passenger vehicle trips during the AM peak hour and 336 trips during the PM peak hours. Of these trips, it is expected that the net new AM and PM peak-hour passenger vehicle trips for the Katharine Avenue driveway to be 275 and 241, respectively.
· The applicant has redesigned the site plan to shift the Katharine Avenue driveway roughly 10 feet east from its original location. This creates a larger landscaped buffer, approximately 15- feet in width, to further soften the project’s western edge adjacent to residential. Staff evaluated the feasibility of doing a similar buffer on the Bell Avenue driveway but was unable to make those modifications because of the required spacing distance from the right-hand

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turning lane at the intersection of Bell Avenue and Raley Boulevard. · The applicant has agreed to a condition of approval imposed by the Planning and Design Commission requiring the installation of speed bumps (or equivalent) behind Building B to discourage “cut-through” traffic from Bell Avenue to Katharine Avenue.

The applicant has continued community outreach efforts since the first Planning and Design Commission public hearing on September 22, 2022, which included meeting with nearby residents and neighborhood associations. Since these meetings, staff received two letters of support from the Robla Park Community Association and the North Sacramento Chamber of Commerce (Attachment 12)
Staff will mail hearing notices to all property owners and residents within 500 feet of the project site and post the site prior to the City Council public hearing. At the time of writing this report, staff has not received additional comments on the project in response.

Policy Considerations: The 2035 General Plan designation for the subject site is Suburban Neighborhood Low Density. Suburban residential land uses will continue to be the predominant development pattern in existing neighborhoods within this designation. Changes proposed in these areas are subtle and focus on improving the characteristics of the area such as connectivity, pedestrian safety, and neighborhood character. Key urban form characteristics envisioned in these areas include higher-density uses near transit routes, building heights between 1 and 3 stories, and limited neighborhood-serving commercial on lots three acres or less.

Staff finds that the proposed project is consistent with the following General Plan goals and policies:
· Goal LU 2.1 City of Neighborhoods. Maintain a city of diverse, distinct, and well-structured neighborhoods that meet the community’sneeds for complete, sustainable, and high-quality living environments, from the historic downtown core to well-integrated new growth areas. · 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’surban 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.
· Policy LU 2.1.2 Protect Established Neighborhoods. The City shall preserve, protect, and enhance established neighborhoods by providing sensitive transitions between these neighborhoods and adjoining areas, and by requiring new development, both private and public, to respect and respond to those existing physical characteristics buildings, streetscapes, open spaces, and urban form that contribute to the overall character and livability of the neighborhood.
· 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 2.1.7 Good Neighbors. The City shall encourage businesses located within and

File ID: 2022-02520 2/7/2023 Consent Item 12.
· Policy LU 2.1.7 Good Neighbors. The City shall encourage businesses located within and adjacent to residential developments to conduct their business in a courteous manner by limiting disturbances and nuisances from operations and patrons, and to act as members of the community by making themselves available to respond to complaints and by participating in neighborhood/community meetings.
· 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.

Staff finds that the proposed project is consistent with the above goal and policies in that this project makes use of an underutilized site with a proposal that includes commercial, retail, and office uses within walking distance of existing residential neighborhoods. This area of Sacramento has an abundance of residential and industrial office and warehouse uses; however, there is an overall lack of commercial development with the exception of a few gas stations in the immediate vicinity. Additionally, the applicant has worked with staff to ensure that the operations of the development will not impact the adjacent right-of-way or become a nuisance to adjacent residential uses by providing a 3-foot wall along Katharine Avenue, shifting the Katharine Avenue driveway further east, and limiting the drive-through hours of operations for Building C. The project is separated from existing residential uses by a solid masonry wall on the western property line as required by City Code. · Goal LU 2.7 City Form and Structure. Require excellence in the design of the city’sform and structure through development standards and clear design direction. · Policy LU 2.7.7 Buildings that Engage the Street. The City shall require buildings to be oriented to and actively engage and complete the public realm through such features as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking.
· Policy LU 2.7.8 Screening of Off-street Parking. The City shall reduce the visual prominence of parking within the public realm by requiring most off-street parking to be located behind or within structures or otherwise fully or partially screened from public view.

The buildings have been designed to be transparent at all street-facing elevations which help provide for additional “eyes on the street” along the public roadways of Bell Avenue, Raley Boulevard, and Katharine Avenue. Off-street parking is screened from all roadways with new landscaping inclusive of large street trees.
· Goal LU 4.1 Neighborhoods. Promote the development and preservation of neighborhoods that provide a variety of housing types, densities, and designs and a mix of uses and services that address the diverse needs of Sacramento residents of all ages, socio-economic groups, and abilities.
· Policy LU 4.1.2 Neighborhood Amenities. The City shall encourage appropriately scaled community-supportive facilities and services within all neighborhoods to enhance neighborhood identity and provide convenient access within walking and biking distance of city

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residents.

The proposed project will add more neighborhood serving commercial uses in the community, which helps improve convenient access to these services and ultimately reduce vehicle miles traveled from obtaining services elsewhere.

North Sacramento Community Plan
The subject property is located within the North Sacramento Community Plan Area of the General Plan. The General Plan identifies the Community Plan Area as having a diversity of suburban residential, light industrial, and contemporary office uses.

Staff finds that the project is consistent with the following North Sacramento Community Plan goals and policies:
· Policy NS.LU 1.27 McClellan Heights and Parker Homes Plan Area Retail. The City shall encourage neighborhood-serving retail such as a grocery store with fresh produce and a drug store in commercially zoned areas, such as the node at Raley Boulevard and Bell Avenue.

The proposed commercial center implements the above North Sacramento Community Plan Policy in that a major anchor tenant, such as a grocery store or drug store could be located in the larger building with additional smaller neighborhood serving commercial businesses that supports other daily routine services. The two drive-through restaurants will also provide additional eating options for residents and will support the businesses in the larger building.

Economic Impacts: The proposed project will bring additional job opportunities to the area as well as generate sales and property tax associated with the commercial development.

Environmental Consideration: The City of Sacramento prepared a Mitigated Negative Declaration (MND) for the Bell Avenue Commercial Center (P20-016) project. In accordance with the California Environmental Quality Act (CEQA), the MND was circulated for a 20-day public review period which ended on September 1, 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.

The City received three letters/emails during the public comment period. The comment letters and responses are included on the City’sCDD EIR webpage under the Bell Avenue Commercial Center Project (P20-016) heading (webpage listed below). Each of the comments addressed the project site and conditions as they relate to the particular areas of concern of the respective commenting agency, company, or organization. The comments from Caltrans, Regional San, and Sacramento Metropolitan Air Quality District are acknowledged by the City and have been considered as part of the project planning and its implementation. 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. In response Staff has made clarifications and minor modifications to the MND that added air quality best management practices (BMPs) to include the Tier 1 BMPs to the listed BMPs in mitigation measure AQ-1. The revised MND along with the comments and responses do not create any circumstances identified in CEQA Guidelines Section 15073.5 that would require recirculation.

The Environmental Services Manager has determined that adoption of the Mitigated Negative

File ID: 2022-02520 2/7/2023 Consent Item 12.

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 MND revisions, comments and responses 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 2022 Adequate Progress Annual Report accepted by City Council Resolution No. 2022-0313 on October 11, 2022.

Sustainability: The project will comply with Building Energy Efficiency Standards (Title 24); is providing 50-percent tree shading over parking surfaces to reduce urban heat island effects, as well as additional shade trees to achieve passive cooling onto the buildings.

Commission/Committee Action: On January 12, 2023, the Planning and Design Commission unanimously recommended approval of the project to the City Council. The Commission imposed additional conditions of approval for this project with their recommendation of approval. These conditions include:
1) Limiting the hours of operation for the proposed drive-through at Building C from 5AM to 10PM on weekdays (Monday - Friday) and from 5AM to Midnight on weekends (Saturday and Sunday).
2) Requiring the installation of two (2) speed bumps (or equivalent) at the rear of Building B to discourage “cut-through” traffic from Bell Avenue to Katharine Avenue.

On September 22, 2022, the Planning and Design Commission held a public hearing and passed a motion to continue the project to a date uncertain. At the hearing, the Commission directed staff to evaluate the following two items:
1) Reduce the hours of operation for the drive-through located in Building C, near the intersection of Katherine Avenue and Raley Boulevard because of its proximity to residential; In agreement with the applicant, staff added a condition of approval to limit the hours of operation for the Building C drive-through from 5AM to Midnight. The applicant expects that this building will likely be a coffee focused establishment in which the 5AM opening is pertinent. The Commission modified this condition, as noted above, with their motion to recommend approval at the January 12, 2023, public hearing.

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2) Look into the feasibility of creating a left-out-only restriction at the Katharine Avenue driveway.

The Department of Public Works determined that the city does not have a driveway design that allows for left-out-only maneuvering. Staff is also unaware of other designs not approved by the city that allow for left-out-only maneuvering.

Rationale for Recommendation: Staff recommends the City Council approve the requested entitlements based on the findings of fact and subject to the conditions of approval listed in Attachment 7. The proposal complies with the goals and policies of the 2035 General Plan and North Sacramento Community Plan in that the proposed commercial center develops an underutilized parcel at a busy intersection, provides a compatible design with surrounding development, complies with the City’sdesign guidelines and development standards, and will diversify the land uses within the area that further supports the community with the convenient provision of goods and services.

Financial Considerations: Not Applicable
Local Business Enterprise (LBE): No goods or services are being purchased under this report.

Figure 1 – Zoning & Vicinity Map

Figure 2 – Site/Landscape Plan

Background Information
The applicant is requesting to construct two (2) drive-through restaurants and one retail and office building on approximately 2.5 acres in the General Commercial zone (C -2-R) zone. The project site includes two parcels measuring approximately 0.34 acres that are currently zoned for single-unit dwellings (R-1). These parcels are proposed to be rezoned to C-2 for the construction of this project because commercial uses are not permitted in the R-1 zone. The project site is located at the southwest corner of the Raley Boulevard and Bell Avenue intersection and includes the area south to Katharine Avenue.

The requested entitlements include: 1) Rezone of approximately 0.34 acres from Single- Unit Dwelling zone (R -1) to General Commercial (C -2); 2) Conditional Use Permits for two (2) drive-through restaurants; and 3) Site Plan and Design Review for the construction of the two (2) drive-through restaurants, the office and retail building, and associated site improvements. This project requires a decision by the City Council because of the rezone request.

Table 1: Site Information
General Plan Designation: Suburban Neighborhood Low Density (SNLD) Existing Zoning: Single-Unit Residential (R-1); General Commercial/Review* (C-2-R)
Proposed Zoning: General Commercial/Review* (C-2 and C-2-R) Existing Use: Residential (1 unit); Vacant commercial
building
Parcel Area: 2.5 gross acres
Floor Area Ratio (FAR): 0.21
*The Review (-R) overlay district was repealed in 2013 and does not have applicable development standards; however, the acronym remains on the City’s official zoning map.

Land Use Context
The project area is located in North Sacramento, north of Interstate 80, and the area adjacent to the project site is predominantly built out; however, there are large vacant parcels to the northwest and northeast of the site. To the west, south, and southeast of the site are residential uses, and includes both the Youngs Heights neighborhood and the McClellan Heights and Parker Homes Special Planning District. Immediately across Bell Avenue to the north is a gas station and convenience store. Another gas station and store are located cater-cornered to the site at the northeast. To the east of the site are industrial office parks. There are few commercial uses in the vicinity of the project site.

Project Specifics
The project proposes two drive -through restaurants measuring 2,670 square feet (Building C on the attached plans) and 3,150 square feet (Building A), and two-story office

and retail building measuring 16,965 square feet (Building B). The proposed hours of operation for the Building C drive-through restaurant are from 5AM to 10PM on weekdays and from 5AM to Midnight o n weekends . The drive -throughs are located at the intersections of Raley Boulevard and Bell Avenue and Katharine Avenue and Raley Boulevard. The applicant indicates that there are currently no tenants identified for the drive-throughs or retail tenant space in the larger building. The office space on the second floor of Building B will be occupied by the property owner’s business.

In order to accommodate this development, the applicant filed for an abandonment of the portion of the 15 -foot-wide Katbell Alle y (the alley between Katharine Avenue and Bell Avenue) which bisects the site, shown in red in Figure 1. The alley abandonment (VAC21- 0003) was approved by the City Council on July 26, 2022.

Entitlement Review
In order to develop the three commercial buildings, the following entitlements are required: Rezone, Conditional Use Permit for Drive -Through Restaurants, and Site Plan and Design Review.

Rezone
The site is currently zoned Single -Unit Dwelling (R-1) and General Commercial/Review (C-2-R). The R -1 zone allows for very limited commercial uses, such as community markets, and bed and breakfast inns. The type of development proposed with this project is not allowed in the R-1 zone. To accommodate the proposed commercial development, the applicant is req uesting to rezone two of the six parcels comprising the subject site from R-1 to C-2. The rezoned parcels would not include the Review overlay (-R) that the other parcels include as this overlay is no longer in use and a relic of the previous zoning code.

The purpose of the C -2 zone is to provide for the sale of goods; the performance of services, including repair facilities; office uses; dwellings; small wholesale stores or distributors; and limited processing and packaging.

Staff finds that the rezone is consistent with the existing general plan designation of Suburban Neighborhood Low Density (SNLD). The SNLD designation allows for neighborhood serving uses on parcels measuring less than 3 acres in size. Rezoning the property will allow for the development of much needed commercial services in this part of North Sacramento, particularly in the Robla area, identified in the North Sacramento Community Plan as an Opportunity Area. Additionally, the Community Plan encourages neighborhood serving commercial and other retail uses such as grocery or drug stores at this intersection of Bell Avenue and Raley Boulevard. The rezone ordinance and exhibit can be found in Attachments 5 and 6 respectively.

Conditional Use Permit
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 the potential impacts generated by the project to be minimal, as it is surrounded by similar commercial uses to the east, office uses to the north, and is not directly abutting residential uses.

Drive-Through Restaurant
Approval of a Conditional Use Permit (CUP) is required to construct a restaurant with drive-through service within the General Commercial zone (C-2). Staff found the potential impacts generated by the drive -through facility to be minimal as the drive -through lanes are situated closer to the intersection of Raley Boulevard and Bell Avenue, away from residential uses and located away from ingress and egr ess points to avoid spillage of vehicles into the adjacent rights -of-way. Additionally, internal circulation takes into consideration the proposed adjoining businesses and traffic flows to prevent vehicles from impacting operations. Lastly, the site is phy sically suitable for the proposed operations and is served by existing or proposed utility services.

The Planning and Design Commission is required to make two additional findings for drive-through facilities, in addition to the standard CUP findings found in Attachment 7.

1. The design and location of the drive -through restaurant service facility will not contribute to increased congestion on public or private streets adjacent to the subject property; and

2. The design and location of the drive -through restauran t service facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement properties.

The proposed project has been evaluated by the Traffic Engineering Di vision of the Department of Public Works to ensure the drive -through will not create any congestion on adjacent public roadways. The site has also been designed so that drive-through lanes are situated closer to the interior of the site and away from ingre ss and egress points to avoid spillage of vehicles into the adjacent rights -of-way and impacts on neighboring businesses. Additionally, potentially dangerous vehicle movements, as identified in the traffic study, have been prohibited. For example, the driv eway at Raley Boulevard has been restricted to right -in and right -out movements only to avoid conflicts with vehicles traveling northbound on Raley Boulevard. Additionally, Public Works has conditioned the installation of “No U -Turn” signs at the exit of t he Building C drive -through to prevent customers from performing potentially infeasible driving maneuvers in order to access the Bell Avenue or Raley Boulevard driveways. Lastly, enhanced pedestrian crossings are conditioned to be differentiated from vehic le travel lanes to alert both pedestrians and motorists of areas where pedestrians are expected. In combination with drive -through

lane design the site is designed to maximize the space available to ensure pedestrians, motorists, and businesses operate harmoniously within the site.

Staff concludes that the proposed drive-through comply with the applicable development standards in the City Code.

Site Plan and Design Review
Site Plan and Design Review is required for the project to ensure compliance with applicable development standards and design guidelines. The project is in the General Commercial zone (C -2). As shown in Table 2, below, the project is not requesting any deviations from design or development standards.

Table 2: Applicable Development Standards
Standard Required Provided Deviation
Height
0-39 feet from R-1 zones: 45’
40-79 feet from R-1 zones: 55’
80+ feet from R-1 zones: 65’
Building A: 29’-4”
Building B: 36’
Building C: 29’-4”
N
Front Setback None
Building A: 19.5’
Building B: 65’
Building C: 17’
N
Street Side-
Yard Setback None
Building A: 23’
Building B: 170’
Building C: 75’
N
Interior Setback 5’ 40’ N
Access, Circulation, and Parking
The site is located at the intersections of Raley Boulevard and Bell Avenue and Raley Boulevard and Katharine Avenue. The proposed project is consistent with the Neighborhood Commercial Corridor Design Principles in that balanced circulation routes for both pedestrians and vehicles have been provided. Vehicular traffic into the site is via two right -in, right -out driveways on Raley Boulevard and Bell Avenue, and a full movement driveway at Katharine Avenue.

Traffic estimates for this project anticipate a total of seven (7) truck trips in and out of the shopping center to serve the two drive-through restaurants and retail building. The traffic study assumes that the Katharine Avenue driveway will be the delivery access point. The anticipated daily volume count for Katharine Avenue with and without the project is within the street’s capacity and would not have an impact.

The subject site is located in a Suburban Parking District. The parking standards for this site and each use are listed in Tables 3 and 4 below.

Table 3: Suburban Parking Requirements - Vehicles
Use Required Provided Deviation?
Restaurants – 5,820 square feet1 46 48 N
Retail – 12,780 square feet2 32 32 N
Office – 4,185 square feet3 10 11 N
Total 88 91 N
1 1 space for every 125 gross square feet of building.
2 1 space for every 400 gross square feet of building.
3 1 space for every 400 gross square feet of building. Maximum 1 space for every 250 gross square feet of building.

Table 4: Suburban Parking Requirements - Bicycle
Use
Required Provided
Deviation? Long-
Term
Short-
Term
Long-
Term
Short-
Term
Restaurants – 5,820
square feet1,2 4 4 4 4 N
Retail – 12,780 square
feet1,2 2 2 2 2 N
Office – 4,185 square
feet3,4 2 3 2 3 N
Total 8 9 8 9 N
1 1 long-term bicycle space for every 12,000 gross square feet of building (or 2, whichever is greater). 2 1 short-term bicycle space for every 5,000 gross square feet of building (or 2, whichever is greater). 3 1 long-term bicycle space for every 10,000 gross square feet of building (or 2, whichever is greater). 4 1 short-term bicycle space for every 20,000 gross square feet of building (or 2, whichever is greater).

Landscaping
The provided landscape plan has been reviewed by the Urban Forestry unit of the Department of Public Works to confirm compliance with the City’s requirements for parking lot shading which requires that within 15 years, 50% of the parking lot is shaded by t ree canopy. This project provides 51.5% tree shading in compliance with this requirement. Additional landscaping is provided along the adjacent roadways to enhance the overall appearance of the streetscape in addition to street shading that improves the pedestrian experience.

Architectural Analysis
Commercial projects are required to comply with applicable design guidelines for commercial development within the Citywide Design Guidelines (Design Guidelines). This proposal is required to comply with applicable design guidelines while allowing for variety

and innovation. The buildings are highly articulated, providing tower elements, as well as a variety of materials to provide interest, and a high amount of window glazing. The buildings provide transparency on all public facing sides, essential for providing “eyes on the street” and increasing safety. The buildings range from one to two stories in height and are comparable with the adjacent residential developments which also range in height between one and two stories. Lastly, the commercial center provides a consistent architectural theme and identity with the use of materials, tower elements, and color.

Figure 3 – Building A – Drive-Through Restaurant: West Elevation

Figure 4 – Building B – Anchor Tenant: East Elevation

Figure 5 – Building C – Drive-Through Restaurant: South Elevation

RESOLUTION NO. 2023-
Adopted by the Sacramento City Council
February 14, 2023

ADOPTING THE MITIGATED NEGATIVE DECLARATION AND THE MITIGATION

MONITORING PROGRAM FOR THE BELL AVENUE COMMERCIAL CENTER PROJECT (P20-016) (237-0162-007-0000 THROUGH -012)

BACKGROUND
A. On January 12, 2023, 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 Bell Avenue Commercial Center Project (the Project) (P20-016).

B. On February 14 , 202 3, 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 S ET FORTH IN THE BACK GROUND, 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 August 12, 2022, a Notice of Intent to Adopt the MND (NOI) dated August 8, 2022, was circulated for public comments for 20 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. Th e comments of such persons and agencies were sought.

2. On August 12, 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 revise d after public notice of availability; however, none of the conditions requiring recirculation (CEQA Guidelines section 15073.5(b)) is applicable to the project. The revisions included added air quality best management practices (BMPs) to include the Tier 1 BMPs to the listed BMPs in mitigation measure AQ -1. 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 Pr oject. 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 Program
Adopted by the City of Sacramento City Council on February 14, 2023, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:
1 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

MITIGATION MONITORING PLAN (MMP)
Bell Avenue Commercial Center Project

Introduction
Public Resources Code section 21081.6 and section 15097 of the California Environmental Quality Act (CEQA) Guidelines require public agencies to establish monitoring or reporting programs for projects approved by a public agency whenever approval involves the adoption of either a mitigated negative declaration or specified environmental findings related to environmental impact reports.

The following is the Mitigation Monitoring Plan (MMP) for the Bell Avenue Commercial Center Project. The intent of the MMP is to track and successfully implement the mitigation measures identified within the Bell Avenue Commercial Center Project Initial Study prepared for the Bell Avenue Commercial Center Project.

Mitigation Measures
The mitigation measures are taken from the Bell Avenue Commercial Center Project Initial Study prepared for the Bell Avenue Commercial Center Project and are assigned the same number as in that document. The MMP describes the actions that must take place to implement each mitigation measure, the timing of those actions, and the entities responsible for implementing and monitoring the actions.

MMP Components
The components of the attached table, which contains applicable mitigation measures, are addressed briefly, below.

Impact: This column summarizes the impact stated in the Bell Avenue Commercial Center Project Initial Study prepared for the Bell Avenue Commercial Center Project.

Mitigation Measure: All mitigation measures identified in the Bell Avenue Commercial Center Project Initial Study are presented and numbered accordingly.

Action(s): For every mitigation measure, one or more actions are described. The actions delineate the means by which the mitigation measures will be implemented, and, in some instances, the criteria for determining whether a measure has been successfully implemented. Where mitigation measures are particularly detailed, the action may refer back to the measure. 2 Bell Avenue Commercial Center Project
City of Sacramento
August 2022
Mitigation Monitoring Plan

Implementing Party: This item identifies the entity that will undertake the required action.

Timing: Implementation of the action must occur prior to or during some part of project approval, project design or construction or on an ongoing basis. The timing for each measure is identified.

Monitoring Party: The City of Sacramento is primarily responsible for ensuring that mitigation measures are successfully implemented. Within the City, a number of departments and divisions may have responsibility for monitoring some aspect of the overall project. Other agencies, such as the Sacramento Metropolitan Air Quality Management District, may also be responsible for monitoring the implementation of mitigation measures. As a result, more than one monitoring party may be identified.

Mitigation Monitoring Plan
3 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

BELL AVENUE COMMERCIAL CENTER PROJECT MITIGATION MONITORING

PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party

3.3 Air Quality
Result in a cumulatively
considerable net increase of
any criteria pollutant for
which the project region is
non-attainment under an
applicable federal or state
ambient air quality standard?
Mitigation Measure AQ-1: Implement SMAQMD Basic and
Enhanced Construction Emission Control Practices to Reduce Fugitive Dust.

The implementing agency will require the construction contractor(s) to implement basic and enhanced control measures to reduce construction-related fugitive dust as a standard or specification of their contract. Although the following measures are outlined in the SMAQMD's CEQA guidelines, they are required for the entirety of the construction area. The implementing agency will ensure, through contract provisions and specifications, that the contractor adheres to the mitigation measures before and during construction and documents compliance with the adopted mitigation measures.

Implement the SMAQMD
best management
practices outlined in
Mitigation Measure AQ-1
Project
contractor
During all onsite
ground disturbing
and construction
activities
The City of
Sacramento
Planning
Department and
Sacramento
Metropolitan Air
Quality
Management
District
(SMAQMD)
• Water all exposed surfaces two times daily. Exposed surfaces include (but are not limited to) soil piles, graded areas, unpaved parking areas, staging areas, and access roads.
• Cover or maintain at least 2 feet of freeboard space on haul trucks transporting soil, sand, or other loose material on the site. Any haul trucks that would be traveling along freeways or major roadways should be covered.
• Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day.

Use of dry power sweeping is prohibited.
• Limit vehicle speeds on unpaved roads to 15 miles per hour. • All roadway, driveway, sidewalk, and parking lot paving should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used.
• Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes [required by CCR, Title 13, sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site. • Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determine to be running in proper condition before it is operated.
• The project shall be designed and constructed without natural gas infrastructure.
• The project shall meet the current CalGreen Tier 2 standards, except all electric capable spaces shall instead be electric vehicle ready.

Mitigation Monitoring Plan
4 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

BELL AVENUE COMMERCIAL CENTER PROJECT PROJECT MITIGATION

MONITORING PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party

3.4 Biological Resources
Have a substantial adverse
effect, either directly or
through habitat
modifications, on any
species identified as a
candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations, or by
the California Department of
Fish and Wildlife or U.S. Fish
and Wildlife Service?
Mitigation Measure BIO 1: Special-Status Birds and Migratory Bird Treaty Act-Protected Birds
The following measure is recommended to minimize impacts to all special-status birds and active nests
• Conduct a preconstruction nesting bird survey of the Project Site within 14 days of the commencement of construction during the nesting season (February 1 through August 31). Surveys should be conducted within 300 feet of the Project Site for nesting raptors and 100 feet of the Project Site for nesting songbirds. If active nests are found, a no-disturbance buffer around the nest shall be established. The buffer distance shall be established by a biologist in consultation with CDFW or the CEQA lead agency. The buffer shall be maintained until the fledglings are capable of flight and become independent of the nest site, to be determined by a qualified biologist. No further measures are necessary once the young are independent of the nest. Preconstruction nesting surveys are not required for construction activity outside the nesting season.

Conduct preconstruction
surveys for nesting birds
according to the
requirements outlined in
Mitigation Measure
BIO-1. Prepare a report
with the findings of the
preconstruction survey.

Avoid disturbing active
nests
Project
applicant
Prior to the
Issuance of
Demolition Permits
The City of
Sacramento
Planning
Department
5 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

Mitigation Monitoring Plan

BELL AVENUE COMMERCIAL CENTER PROJECT MITIGATION MONITORING

PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party
Have a substantial adverse
effect, either directly or
through habitat
modifications, on any
species identified as a
candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations, or by
the California Department of
Fish and Wildlife or U.S.

Fish and Wildlife Service?
Mitigation Measure BIO 2: Special-Status Bats
The following measures are recommended to minimize potential impacts to bats:
• Prior to removal of structures onsite, a qualified biologist shall conduct a habitat assessment to identify suitable bat roosting habitat on the Project Site.
• If suitable roosting habitat is identified, a qualified biologist will conduct an evening bat emergence survey that may include acoustic monitoring to determine whether bats are present. • If any bats are found, consult with CDFW prior to removal of roosting habitat.
• No further measures will be necessary if no suitable roosting habitat is detected or if bats are not found during the emergence survey.

Protect Special-Status
Bats according to the
requirements outlined in
Mitigation Measure BIO 2.

Project
applicant
Prior to the
Issuance of
Demolition Permits
The City of
Sacramento
Planning
Department
6 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

Mitigation Monitoring Plan

BELL AVENUE COMMERCIAL CENTER PROJECT MITIGATION MONITORING

PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party

3.5 Cultural Resources
Cause a substantial adverse
change in the significance of a
historical resource pursuant to
§15064.5?
Mitigation Measure CR-1a:

The City shall require the applicant/contractor to provide a cultural resources and tribal cultural resources sensitivity and awareness training program (Worker Environmental Awareness Program [WEAP]) for all personnel involved in project construction, including field consultants and construction workers. The WEAP will be developed in coordination with an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology. The WEAP shall be conducted before any project- related construction activities begin at the project site. The WEAP will include relevant information regarding sensitive cultural resources, including applicable regulations, protocols for avoidance, and consequences of violating State laws and regulations.

The WEAP will also describe appropriate avoidance and impact minimization measures for cultural resources that could be located at the Project Site and will outline what to do and whom to contact if any potential cultural resources are encountered. The WEAP will emphasize the requirement for confidentiality and culturally appropriate treatment of any discovery of significance.

Provide a cultural
resources and tribal
cultural resources
sensitivity and awareness
training program for all
personnel involved in
project construction
Project
applicant
During
construction
The City of
Sacramento
Planning
Department and
construction lead.

Mitigation Monitoring Plan
7 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

BELL AVENUE COMMERCIAL CENTER PROJECT MITIGATION MONITORING

PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party
Cause a substantial adverse
change in the significance of
a historical resource
pursuant to §15064.5?
Mitigation Measure CR-1b:

In the Event that Cultural Resources Are Discovered During Construction, Implement Avoidance and Minimization Measures to Avoid Significant Impacts and Procedures to Evaluate Resources.

If cultural resources (i.e., structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered at the Project Site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the project’s City representative. Avoidance and preservation in place is the preferred manner of mitigating impacts to cultural resources.

This will be accomplished, if feasible, by several alternative means:
• Planning construction to avoid archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent
conservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.
• Recommendations for avoidance of cultural resources will be reviewed by the City representative and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid cultural resources, modification of the design to eliminate or reduce impacts to cultural resources or modification or realignment to avoid highly significant features within a cultural resource. • If the discovered cultural resource can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes.
• The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an Environmentally Sensitive Area.

The following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of cultural resources if a cultural resource cannot be avoided:

Halt ground disturbing
activities if resources are
discovered during
construction
Project
applicant
During
construction
The City of
Sacramento
Planning
Department and
construction lead.

Mitigation Monitoring Plan
8 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

• Each resource will be evaluated for CRHR eligibility through application of established eligibility criteria (California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable.

If a cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City. As part of the site investigation and resource assessment, the City and the archaeologist shall assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant.

A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These
recommendations will be documented in the project record.

Cause a substantial adverse
change in the significance of
a historical resource
pursuant to §15064.5?
Mitigation Measure CR-1c:

If an inadvertent discovery of human remains is made at any time during Project-related construction activities or Project planning, the City the following performance standards shall be met prior to implementing or continuing actions such as construction, which may result in damage to or destruction of human remains. In accordance with the California Health and Safety Code (HSC), if human remains are encountered during ground-disturbing activities, the City shall immediately halt potentially damaging excavation in the area of the remains and notify the Sacramento County Coroner and a
professional archaeologist to determine the nature of the remains.

The Coroner is required to examine all discoveries of human remains within 48 hours of receiving notice of a discovery on private or State lands (HSC Section 7050.5[b]).

If the human remains are of historic age and are determined to be not of Native American origin, the City will follow the provisions of the HSC Section 7000 (et seq.) regarding the disinterment and removal of non-Native American human remains.

If the Coroner determines that the remains are those of a Native American, they must contact the NAHC by phone within 24 hours of making that determination (HSC Section 7050[c]). After the Coroner’s findings have been made, the archaeologist and the NAHC- designated Most Likely Descendant (MLD), in consultation with the landowner, shall determine the ultimate treatment and disposition of the remains. The responsibilities of the City for acting upon notification of a discovery of Native American human remains are identified in California PRC Section 5097.9 et seq.

Halt ground disturbing
activities if resources are
discovered during
construction, notify the
City, and consult with the
County Coroner
Project
applicant
During
construction
The City of
Sacramento
Planning
Department and
construction lead.

3.7 Geology and Soils
Mitigation Monitoring Plan
City of Sacramento

Directly or indirectly destroy
a unique paleontological
resource or site or unique
geologic feature?
Mitigation Measure GEO-1: Paleontological or Sensitive Geologic Resource Discovery.

If paleontological or other geologically sensitive resources are identified during any phase of development including roadway development and future developments on the Project Site, the applicant shall cease operation at the site of the discovery and immediately notify the City. The Project proponent shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less than significant level. In considering any suggested mitigation proposed by the qualified paleontologist, the City shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, project design, costs, land use assumptions, and other considerations. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the development site while mitigation for paleontological resources is carried out.

Halt ground disturbing
activities if resources are
discovered during
construction and notify the
City.

Project
applicant
During
construction
The City of
Sacramento
Planning
Department

4.9 Hazards and Hazardous Materials
Create a significant hazard
to the public or the
environment through
reasonably foreseeable
upset and accident
conditions involving the
release of hazardous
materials into the
environment?
Mitigation Measure HAZ-1:

In conformance with State and local laws, a visual inspection/pre- demolition survey, and possible sampling, shall be conducted prior to the demolition of onsite building(s) to determine the presence of asbestos-containing materials (ACMs) and/or Lead-Based Paint (LBP).

During demolition activities, all building materials containing LBP shall be removed in accordance with Cal/OSHA Lead in Title 8, CCR, Section 1532.1, including the requirement of employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the type of lead being disposed.

All potentially friable ACMs shall be removed in accordance with National Emission Standards for Air Pollution guidelines prior to demolition or renovation activities that may disturb ACMs. All demolition activities shall be undertaken in accordance with Cal/OSHA standards contained in Title 8, CCR, Section 1529, to protect workers from asbestos exposure. A registered asbestos abatement contractor shall be retained to remove and dispose of ACMs identified in the asbestos survey performed for the site in accordance with the standards stated above. Materials containing more than 1 percent asbestos are also subject to SMAQMD regulations. Removal of materials containing more than 1 percent asbestos shall be completed in accordance with SMAQMD
requirements and notifications.

Based on Cal/OSHA rules and regulations, the following conditions are required to limit impacts to construction workers.
• Prior to commencement of demolition activities, a building survey, including sampling and testing, shall be completed to identify and quantify building materials containing LBP.
• During demolition activities, all building materials containing LBP shall be removed in accordance with Cal/OSHA Lead in
A visual inspection/pre-
demolition survey, and
possible sampling, shall
be conducted prior to the
demolition of onsite
building(s) to determine
the presence of asbestos-
containing materials
and/or Lead-Based Paint
Project
applicant
During
construction
The City of
Sacramento
Planning
Department

Bell Avenue Commercial Center Project 9 August 2022
Mitigation Monitoring Plan
10 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

Construction Standard, Title 8, CCR, Section 1532.1, including employee training, employee air monitoring and dust control. • Any debris or soil containing LBP or coatings shall be disposed of at landfills that meet acceptance criteria for the type of waste being disposed.

11 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

Mitigation Monitoring Plan

BELL AVENUE COMMERCIAL CENTER PROJECT MITIGATION MONITORING

PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party

3.18 Tribal Cultural Resources
Cause a substantial adverse
change in the significance of
a tribal cultural resource,
defined in Public Resources
Code Section 21074 as
either a site, feature, place,
cultural landscape that is
geographically defined in
terms of the size and scope
of the landscape, sacred
place, or object with cultural
value to a California Native
American tribe, and that is:
i.) Listed or eligible for
listing in the California
Register of Historical
Resources, or in a local
register of historical
resources as defined in
Public Resources Code
Section 5020.1(k), or
ii) A resource
determined by the lead
agency, in its discretion and
supported by substantial
evidence, to be significant
pursuant to criteria set forth
in subdivision I of Public
Resources Code Section
5024.1. In applying the
criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1, the lead agency
shall consider the
significance of the resource
to a California Native
American Tribe.

Mitigation Measure TCR-1a:

The City shall require the applicant/contractor to provide a tribal cultural resources sensitivity and awareness training program (Worker Environmental Awareness Program [WEAP]) for all personnel involved in project construction, including field consultants and construction workers. The WEAP will be developed in coordination with culturally affiliated Native American tribes. The WEAP shall be conducted before any Project-related construction activities begin at the Project Site. The WEAP will include relevant information regarding sensitive TCRs, including applicable regulations, protocols for avoidance, and consequences of violating State laws and regulations.

The WEAP will also describe appropriate avoidance and impact minimization measures for tribal cultural resources that could be located at the project site and will outline what to do and who to contact if any potential tribal cultural resources are encountered. The WEAP will emphasize the requirement for confidentiality and culturally appropriate treatment of any discovery of significance to Native Americans and will discuss appropriate behaviors and responsive actions, consistent with Native American tribal values.

Provide cultural and tribal
cultural resources
sensitivity and awareness
training program
Project
applicant
During
construction
The City of
Sacramento
Planning
Department and
construction lead.

Mitigation Monitoring Plan
12 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

BELL AVENUE COMMERCIAL CENTER PROJECT PROJECT MITIGATION

MONITORING PLAN (MMP)

Issue

Mitigation Measure

Action(s)
Implementing
Party

Timing

Monitoring Party
Cause a substantial
adverse change in the
significance of a tribal
cultural resource, defined in
Public Resources Code
Section 21074 as either a
site, feature, place, cultural
landscape that is
geographically defined in
terms of the size and scope
of the landscape, sacred
place, or object with cultural
value to a California Native
American tribe, and that is:
i.) Listed or eligible for
listing in the California
Register of Historical
Resources, or in a local
register of historical
resources as defined in
Public Resources Code
Section 5020.1(k), or
ii) A resource determined
by the lead agency, in its
discretion and supported
by substantial evidence,
to be significant
pursuant to criteria set
forth in subdivision I of
Public Resources Code
Section 5024.1. In
applying the criteria set
forth in subdivision (c) of
Public Resources Code
Section 5024.1, the lead
agency shall consider
the significance of the
resource to a California
Native American Tribe.

Mitigation Measure TCR-1b:

If TCRs (such as structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered at the Project Site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the project’s City representative. Avoidance and preservation in place is the preferred manner of mitigating impacts to TCRs. This will be accomplished, if feasible, by several alternative means, including the following:
• Planning construction to avoid TCRs, archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent
conservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.
• Recommendations for avoidance of tribal cultural resources will be reviewed by the City representative, interested culturally affiliated Native American tribes and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid tribal cultural resources, modification of the design to eliminate or reduce impacts to TCRs or modification or realignment to avoid highly significant features within a cultural resource or TCR.
• Native American representatives from interested culturally affiliated Native American tribes will be notified to review and comment on these analyses and shall have the opportunity to meet with the City representative and its representatives who have technical expertise to identify and recommend feasible avoidance and design alternatives, so that appropriate and feasible avoidance and design alternatives can be identified.
• If the discovered TCR can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts. The boundary of a TCR will be determined in consultation with interested culturally affiliated Native American tribes and tribes will be notified to monitor the installation of fencing. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes. • The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining If TCRs are encountered
at the Project Site during
construction the
construction contractor
shall immediately notify
the project’s City
representative
Project
applicant
During construction The City of
Sacramento
Planning
Department and
construction lead.

Mitigation Monitoring Plan
13 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

phases of construction. The area will be demarcated as an Environmentally Sensitive Area.

If a TCR cannot be avoided, the following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of TCRs:
• Each resource will be evaluated for California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria (CCR 15064.636), in consultation with consulting Native American Tribes, as applicable.

If a TCR is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City and with interested culturally affiliated Native American tribes that respond to the City’s notification. As part of the site investigation and resource assessment, the City and the archaeologist shall consult with interested culturally affiliated Native American tribes to assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant. A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These
recommendations will be documented in the Project record. For any recommendations made by interested culturally affiliated Native American tribes that are not implemented, a justification for why the recommendation was not followed will be provided in the Project record.

Native American representatives from interested culturally affiliated Native American Tribes and the City representative will also consult to develop measures for long-term management of any discovered TCRs. Consultation will be limited to actions consistent with the jurisdiction of the City and taking into account ownership of the subject property. To the extent that the City has jurisdiction, routine operation and maintenance within TCRs retaining tribal cultural integrity shall be consistent with the avoidance and minimization standards identified in this mitigation measure.

If the City determines that the Project may cause a significant impact to a TCR, and measures are not otherwise identified in the consultation process, the following are examples of mitigation capable of avoiding or substantially lessening potential significant impacts to a TCR or alternatives that would avoid significant impacts to the resource. These measures may be considered to avoid or minimize significant adverse impacts and constitute the standard by which an impact conclusion of less-than significant may be reached:
• Avoid and preserve resources in place, including, but not limited to, planning construction to avoid the resources and protect the cultural and natural context, or planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria.

Mitigation Monitoring Plan
14 Bell Avenue Commercial Center Project
City of Sacramento
August 2022

• Treat the resource with culturally appropriate dignity taking into account the Tribal cultural values and meaning of the resource, including, but not limited to, the following:
-Protect the cultural character and integrity of the resource. -Protect the traditional use of the resource.
-Protect the confidentiality of the resource.
-Establish permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or using the resources or places. -Protect the resource.

ORDINANCE 2023-
Adopted by the Sacramento City Council
February 14, 2023
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING ±0.34 GROSS ACRES FROM SINGLE-UNIT DWELLING ZONE (R-1) TO THE GENERAL COMMERCIAL ZONE (C-2) AT 1532 BELL AVENUE AND 1537 KATHARINE AVENUE (237-0162-007-0000 AND 237-0162-012-0000) BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

SECTION 1
As used in this ordinance, “Property” means that the real property depicted in attached and incorporated in Exhibit A and contains two (2) Assessor Parcel Numbers.

SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning ±0.34 gross acres from the Single-Unit Dwelling zone (R-1) to the General Commercial zone (C-2), 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 is consistent with the General Plan, the proposed land use of the subject project, and development standards in that the project provides for infill development on an underutilized piece of property with commercial uses that are compatible with the surrounding uses and neighborhood; the site is not included in the City’s Housing Element Sites Inventory; and rezoning to C-2 will not result in a reduction of land available for the development of housing as housing is allowed in the C-2 zone. The proposed project also complies with the lot size development standards of the C-2 zone and provides for a floor area ratio consistent with the existing General Plan land use designation of Suburban Neighborhood Low Density. Furthermore, the project promotes the public health, safety, convenience, and welfare of the City by facilitating new commercial and office uses that are envisioned in this location as part of the North Sacramento Community Plan and will function harmoniously with the neighboring residential, commercial, and industrial uses. The project is designed to maximize pedestrian and vehicle connectivity and designed to minimize impacts on neighboring residential development. Lastly, this project is expected to provide local employment and retail opportunities.

SECTION 4
The City Council is hereby directed to amend the City’s official zoning maps to conform with this ordinance.

Table of Contents:

Exhibit A: Rezone Map (1 Page) is part of this ordinance.

Adopted by the City of Sacramento City Council on February 14, 2023, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

RESOLUTION NO. 2023-
Adopted by the Sacramento City Council
February 14, 2023

ADOPTING FINDINGS OF FACT AND CONDITIONS OF APPROVAL FOR THE BELL AVENUE COMMERCIAL CENTER PROJECT (P20-016) (237-0162-007-0000 THROUGH -012)

BACKGROUND
A. On January 12 , 202 3, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve the Bell Avenue Commercial Center Project.

B. On February 14 , 2023 , 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 S ET FORTH IN THE BACK GROUND, THE CITY COU NCIL RESOLVES AS FOLLOWS:

Section 1. Based on the verbal and documentary evidence received at the hearing on the Bell Avenue Commercial Center 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:

A. Conditional Use Permit for a 3,150 square foot drive-through restaurant (Building A) and a 2,670 square foot drive-through restaurant (Building C) in the General Commercial (C-2-R) zone is approved based on the following Findings of Fact:

1. The proposed use and its operating characteristics are consistent with the General Plan land use designation of Suburban Neighborhood Low Density because it develops an underutilized parcel within City limits with neighborhood serving commercial uses in a development keeping in scale with the nearby single-unit residential uses. The proposed drive-through uses are located away from residential uses and will be separated from these uses by a proposed two- story office and retail building. The proposed drive-throughs are also consistent with the North Sacramento Community Plan in that the Community Plan envisions providing a neighborhood serving commercial use adjacent to the intersection of Raley Boulevard and Bell Ave nue. There are no applicable specific plan or transit village plans.

2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code . The project as proposed complies with the development standards of the General Commercial (C-2 and C-2-R) zone. Staff finds that the buildings adequately address setbacks, lot coverage, landscaping, open space, and pedestrian and vehicular connectivity. The drive-through lanes also comply with the minimum 11-foot width and 180 -foot stacking distance requirements and are not contiguous to residential development in that they are on a separate parcel adjacent to the intersections of Raley Boulevard, Bell Avenue, and Kat harine Avenue.

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 utilitie s in that the proposed project provides onsite and offsite improvements to sufficiently serve the project and its users through appropriate stormwater management, extension of necessary public and private utility infrastructure, and parking and landscaping improvements.

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 project has been evaluated for any negative traffic externalities and has been designed and conditioned so that the project will not spill traffic into the nearby public roadways and provides internal pedestrian connections. Lastly, the project has been conditioned to ensure a long-lasting operation that will function harmoniously with the surrounding uses, such as limiting truck deliveries for mid -day and the drive-through hours of operations for Building C.

5. The design and l ocation of the drive -through restaurant service s will not contribute to increased congestion on public or private streets adjacent to the subject property in that the proposed project has been evaluated by the Traffic Engineering Division of the Department of Public Works to ensure the drive - throughs will not create any congestion on adjacent public roadways. The stacking distance for the proposed drive-through is sufficient to accommodate customers in that it complies with the minimum 180 feet.

6. The design and location of the drive -through restaurant service facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement properties in that the site has been designed to accommodate pedestrians and bicyclists and to ensure that internal circulation is unimpeded, especially during peak service periods.

B. Site Plan and Design Review for the construction of two drive -through restaurants measuring 3,150 square feet and 2,670 square feet, a 16,295-square- foot, two-story retail and office building, and associated site improvements on ±2.5 acres in the General Commercial (C-2 and C-2-R) zone is approved based on the following Findings of Fact:

1. The design, layout, and physical characteristics of the proposed development are consistent with the General Plan land use designation of Suburban Neighborhood Low Density because it develops an underutilized parcel within City limits with neighborhood serving commercia l uses in a development keeping in scale with the nearby single -unit residential uses. The proposed drive-through use is located away from residential uses and will be separated from these uses by a proposed two -story office and retail building. The proposed commercial uses are also consistent with the North Sacramento Community Plan in that the Community Plan envisions providing a neighborhood serving commercial use adjacent to the intersection of Raley Boulevard and Bell Avenue . There are no app licable specific plan or transit village plan;

2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards in that the project as proposed compl ies with the development standards of the General Commercial zone (C-2 and C-2-R). Staff finds that the buildings adequately address setbacks, lot coverage, landscaping, open space, and pedestrian and vehicular connectivity. No deviations to standards are requested;

3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards in that in that th e proposed project provides onsite and offsite improvements to sufficiently serve the project and its users through appropriate stormwater management, extension of necessary public and private utility infrastructure, and parking and landscaping improvements;

4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that the project is consistent with the SNLD designation as it is two stories tall and compatible with the low density residential adjacent to the subject site.

Additionally, the more intense uses, the drive-through restaurants, are located away from residential uses and nearer to the intersections of Bell and Raley and Raley and Katharine. Lastly, a two-story office and retail building and a 6- foot-tall CMU wall is proposed between the existing residential and the proposed development;

5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged . The project meets the 50 -percent shade requirement which helps shade the buildings and heat absorbent surfaces such as asphalt, ultimately reducing the urban heat island effect, which translates to reduced energy consumption needed to condition or cool the interior of the building; and

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 the project has been evaluated for any negative traffic externalities. Lastly, the project has been conditioned to ensure a long -lasting operation that will function harmoniously with the surrounding uses.

C. 200-Year Flood Protection

1. 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 flo od protection engineer’s report that were accepted by City Council Resolution No. 2016 -0226 on June 21, 2016, and the SAFCA 2022 Adequate Progress Annual Report accepted by City Council Resolution No. 2022-0313 on October 11, 2022.

Section 3. The City Council approves the Project entitlements based on the following conditions of approval:

CONDITIONS OF APPROVAL
A. Conditional Use Permit for a 3,150 square foot drive-through restaurant (Building A) and a 2,670 square foot drive-through restaurant (Building C) in the General Commercial (C -2-R) zone is approved subject to the following Conditions of Approval:

PLANNING
A1. This approval is valid for three years from the date of approval.

A2. Development shall comply with the Site Plan and Design Review conditions of approval.

A3. Any modification(s) to drive-through operations shall be reviewed by Planning staff and may be subject to additional entitlements.

A4. Final Menu board/speaker design and location shall be subject to staff review and approval prior to the issuance of building permits. Menu board/point of ordering shall be located a minimum of four vehicle lengths behind the pick-up window.

A5. The site shall be properly maintained free of debris and weeds.

A6. Pedestrian crossings shall u tilize alternative paving. Alternative paving may include a change in grade, texture, material, color, or finish of paved areas. Final design to be reviewed by Planning and Design Review staff.

A7. The operator is responsible for ensuring customers do not amplify sound. Public Address speakers shall be designed and located such that noise shall not unreasonably impact adjacent properties.

A8. The property owner or developer shall install landscaping at the raised median at the Raley Boulevard driveway which complies with City Code Section 12.28.010 relating to stopping sight distance consistent with conditions A1 7, B19, and B42.

The raised median shall be landscaped with shrubbery, groundcover, etc., and a minimum of 1 shade tree, to the satisfaction of Planning and Public Works.

A9. The property owner shall install trees, shrubs, and other landscaping at the landscaping strip adjacent to the western property line.

A10. The following “Good Neighbor” measures shall be implemented by the applicant and any operator:
a. Establish a process for neighbors to communicate directly with the management staff of the drive-throughs should there be any problems or issues.
b. Provide signage at the building storefront that includes a 24 -hour emergency contact person and phone numbers on -site that is located in a clearly identified place and kept up to date.
c. Provide signage throughout the site indicating routes to Raley Boulevard and Bell Avenue to discourage customers from utilizing the Katharine Avenue driveway.

A11. Deliveries by WB-40 trucks (or equivalent) and larger shall be limited between the hours of 10am to 3pm.

A12. The drive-through hours of operations for Building C shall be limited to 5:00 AM to 10:00 PM on weekdays (Monday-Friday) and from 5:00 AM to Midnight on weekends (Saturday and Sunday).

A13. The property owner shall install two (2) speed bumps (or equivalent) b ehind Building B in coordination with the Department of Public Works and the Planning Division.

PUBLIC WORKS
A14. The applicant shall monitor the operations of the drive -through to ensure that no vehicle will spill back onto the adjacent public right -of-way as a result of this project’s on -site maneuvering to the satisfaction of the Department of Public Works.

A15. Garbage pick-up and truck delivery services shall be prohibited within the hours of 7am to 9am and 4pm to 6pm.

A16. The applicant / property owner shall ensure that delivery trucks shall not enter or exit the site from the Raley Boulevard site driveway.

A17. 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.

A18. The applicant shall install, maintain and implement a “No U-Turn” sign at the drive- thru lane of Building C to prevent vehicles exiting the drive -thru lane from making a U -turn maneuver northbound along the drive aisle between Building B and Building C to the satisfaction of the Department of Public Works.

FIRE DEPARTMENT: King Tunson (916) 808-1358
A19. 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
A20. 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.

A21. 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
A22. Provide a water f low test. (Make arrangements at the Permit Center walk -in counter: 300 Richards Blvd, Sacramento, CA 95814). CFC 507.4 A23. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code.

A24. Provide appropriate Knox access for site. CFC Section 506 A25. An automatic fire sprinkler system shall be installed in any portion of a building when the floor area of the building exceeds 3,599 square feet or a change of use or occupancy that creates a greater fire or life safety hazard, and the floor area of that portion of the building, which is changed exceeds 3,599 square feet in area.

CFC Fire Code Amendments 903.2 (2&4)
A26. Locate and identify Fire Department Connections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway.

A27. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shal l contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet for rooms without a fire pump and 200 square feet when a fire pump is present. CFC Amendments 901.4.7 POLICE DEPARTMENT: Sgt. Matt Young (916) 808-0867
Lighting:

A28. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color tempe rature 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.

A29. Light poles shall be no higher than 16’.

A30. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

A31. Entry drives, drive aisles, parking and bicycle parking sha ll 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.

A32. 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.

A33. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

A34. Exterior lighting shall be designed in co ordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading.

A35. Exterior lighting shall be shielded or otherwise designed to avoid spill -over illumination to adjacent streets and properties.

Landscaping:

A36. 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 s urveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.

A37. 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.

A38. Sidewalks and walkways shall be a minimum of 6’ in width.

Security:

A39. A Video Assessment and Surveillance System (VASS) shall be installed at the site, for each structure, and maintained by a property management company, security company, or designee.

A40. Manager with access to VASS storage shall be able to respond to any activation within two hours.

A41. 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.

A42. 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 to capture license plates and faces.

A43. 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.

A44. VASS shall be capable of storing no less than 30 days’ worth of activity.

A45. 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
 drive thru window (restaurants), capturing license plates and faces of customers
 all points of sale (restaurants)
A46. Business shall be equipped with and maintain a security system with:
a. An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classification of Burglar and Holdup Alarm), Extent Number 4
b. Holdup alarm system shall be employed near the:
 all points of sale
 safe(s)
A47. 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. 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.

A48. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures shall be slatted to allow visual surveillance of the interior.

A49. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

A50. 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.

A51. Property management shall be responsible for the daily removal of all litter from the site.

A52. Applicant shall employ a Private Patrol Operator (PPO) security company to conduct regular checks of the premises (no less than 6 times in a 24 hour period) and respond to business tenant calls related to disturbances The PPO 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:

A53. 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.

A54. The location shall be monitored by security after normal construction hours during all phases of construction.

A55. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

SOLID WASTE: Margaret Kashuba (916) 808-4806
A56. Project must meet the requirements outlined in City Code Chapter 13.24 and

17.616.

A57. The trash enclosures must have sufficient space to accommodate bins for trash, recycling, and organics.

A58. Applicant must provide a statement of how trash, recycling and organics will be organized and collected after project is complete, per C ity Code Chapter

17.616.020. This statement must explain how the property manager will collect from the trash, recycling and organics receptacles located around the site and place each material type in the appropriate bin in the trash enclosure.

A59. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the bins and cans safely.

A60. This project will be required to submit a Construction and Demolition (C&D) Debris plan, as outlined on the City’s web site at http://www.cityofsacramento.org/public- works/RSW/Collection-Services/Recycling/Construction-and-Demolition. Please contact the Solid Waste C&D team if you have any questions:
 Phone: (916) 808-0965
 Email: C&[email protected]
SMUD: John Yu (916) 732-6321
A61. SMUD has existing overhead 12kV and 69kV facilities along the north side of Bell Avenue and 12kV facilities along Raley Blvd that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 safety clearances during construction and upon building completion. If the required clearances cannot b e maintained, the Applicant shall be responsible for the cost of relocation.

A62. SMUD has existing underground 12kV facilities along Bell Avenue that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Pu blic Utilities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

A63. 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.

A64. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. Th is will be determined prior to SMUD performing work on the Applicant’s property.

A65. 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.

A66. 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.

A67. 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.).

A68. 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 un derground facilities and appurtenances adjacent to the City’s IOD.

A69. 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.

A70. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.

A71. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If necessary, any existing onsite electrical infrastructure that serves existing structures shall be rel ocated to the satisfaction of SMUD.

A72. The Applicant shall dedicate a 12.5-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights -of- ways.

A73. The Applicant shall dedicate any private drive, ingress and egress easement, (and 10-feet adjacent thereto) as a public utility easement for (overhead and) underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.

A74. The Applicant shall dedicate and p rovide 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.

A75. The Applicant shall disclose existing or proposed 69kV electrical facilities to future and/or potential owners.

REGIONAL SANITATION (REGIONAL SAN): Robb Armstrong (916) 876-6104 A76. 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].

ADVISORIES:

A77. 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 natural gas piping or propane plumbing installed on a lot or within a building.

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 (PLANNING)
A78. Please note that as part of recent State legislation ( SB 1383), trash facilities for organic waste must be provided on -site. Please ensure that your trash enclosure will be sufficient in size to accommodate the necessary trash bins, including a separate bin for organic waste. (PLANNING)
B. Site Plan and Design Review for the construction of two drive -through restaurants measuring 3,150 square feet and 2,670 square feet, a 16,295-square- foot, two-story retail and office building, and associated site improvements on ±2.5 acres in the General Commercial (C-2 and C-2-R) zone is approved subject to the following Conditions of Approval:

PLANNING & DESIGN REVIEW: Jose R. Quintanilla (916) 808-5879 B1. This approval is valid for three years from the date of approval.

B2. Development of the site shall be in compliance with the approved plans. Any modification(s) to the project shall be subject to additional planning review and may require subsequent entitlements prior to issuance of building permits.

B3. This approval is for the development of 2 drive-through restaurants (Building A:
3,150 square feet; Building B: 2,670 square feet) and 1 retail and office build ing (Building B: 16,295 square feet ) per the attached exhibits and conditions of approval.

B4. The building elevations shall have a consistency of detail and quality as indicated on the plans. If there are any discrepancies between the exhibits and the conditions, the conditions will take precedence. All notes and drawings on the included plans as submitted by the applicant are deemed conditions of approval.

Any work that differs from the final set of plans approved by Planning staff shall be subject to review and approval prior to the issuance of a building permit or work undertaken.

B5. Deliveries by WB-40 trucks (or equivalent) and larger shall be limited between the hours of 10am to 3pm.

B6. The applicant shall comply with the approved Mitigation Monitoring P lans (P20- 016) on file at the Planning Division.

B7. Transportation Management Plan : Per section 17.700.060 of the City Code , minor projects (places of business between 25 and 99 employees, calculated using the chart in section 17.700.050) shall post information on alternative commute modes at the project site and shall coordinate with the appropriate transit agency and regional ridesh aring agency to maintain and provide current information on alternative commute modes to employees working at the project site.

B8. The applicant shall obtain all necessary building and encroachment permits prior to commencement of construction.

B9. All mechanical equipment shall be screened to prevent visibility from all street frontages.

B10. Where site mechanical equipment and utility vaults are incorporated into the project site including, but not limited to generators, SMUD transformers, fire pump, etc., shall be r eviewed and approved by Design Review staff prior to Building Permit submittal. Backflow prevention devices shall be placed at a location that will minimize street and pedestrian views. The applicant shall submit final site mechanical locations for review and approval by Design Review staff prior to Building Permit submittal.

B11. Pedestrian crossings shall utilize alternative paving. Alternative paving may include a change in grade, texture, material, color, or finish of paved areas. Final design to be reviewed by Planning and Design Review staff prior to issuance of building permits.

B12. Project lighting shall comply with all applicable Sacramento City Code lighting regulations. Fixtures shall be unobtrusive and complementary to the architectural design of the building. Obtrusive industrial wall pack and shoe box lighting are not permitted. Lighting shall be designed to be downward facing, full cut-off fixtures so as to not produce hazardous and annoying glare to motorists and building occupants, adjacent residents, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas.

B13. All signage is subject to a separate review and approval process.

B14. The project shall comply with the tree shading requir ements for parking lots, prescribed in the Planning and Development Code section 17.612.040.

B15. Provide articulation of building mass with planar changes, varied rooflines, and color blocking per approved plans.

B16. Provide a minimum of 9 short-term bicycle parking stalls and 8 long-term parking stalls. Location and number of short - and long -term bicycle parking shall be provided as indicated on the approved plans. All bicycle parking facilities shall comply with the City’s Bike Rack Design & Placement Design Standards.

B17. Provide a minimum of 91 parking spaces which meet all requirements of City Code Chapter 17.608.

B18. The property owner or developer shall install landscaping at the raised median at the Raley Boulevard driveway which complies with City Code Section 12.28.010 relating to stopping sight distance consistent with conditions A1 7, B19, and B42.

The raised median shall be landscaped with shrubbery, groundcover, etc., and a minimum of 1 shade tree, to the satisfaction of Planning and Public Works.

B19. All landscaping and planting shall confo rm to City standards for sight line requirements at intersections and driveways.

B20. The property owner shall install trees, shrubs, and other landscaping at the landscaping strip adjacent to the western property line.

B21. Provide the following design elements at all elevations as shown on the approved plans:

Site:
a. Trellis over open space areas.
b. Minimum 6-foot-tall split-face CMU wall along western property line. c. 36-inch-tall CMU screen wall at southern property line. d. 5’x5’ raised landscape planters.

Trash Enclosure:
e. Stucco.
f. Painted metal gate.
g. Metal panel roof.

Buildings:
h. Aluminum metal composite
i. Stucco
j. Metal canopy.
k. Metal awning.
l. Projecting trim with stucco finish.
m. Board and batten.
n. Glass storefront.
o. Metal roof.
p. Ledgestone.

B22. Provide a minimum of 279 square feet of open space for office workers as shown on the approved plans per City Code Section 17.600.140.

B23. Rooftop mechanical equipment shall be screened from view from adjacent streets and public area and concealed behind parapets or architecturally integrated screens.

B24. All gutters and downspouts shall be painted to match building color scheme.

B25. Trash enclosures shall meet all requirements of Sacramento City Code section

17.616, including, but not limited to, perimeter landscaping, masonry walls, solid metal gate, concrete apron, overhead clearance, and signs.

B26. Drive-through lanes shall be screened from public view with a low screening wall.

PUBLIC WORKS: Zarah Lacson (916) 808-8494
B27. 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 sha ll 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.

B28. The applicant shall dedicate sufficient ad ditional right-of-way and construct Bell Avenue adjacent to the subject property to a 77-ft right-of-way 2-lane arterial street section per City standards to the satisfaction of the Department of Public Works.

Construction of Bell Avenue shall include a 6 -ft wide sidewalk, 8.5 -ft planter with vertical curb and gutter, 6-ft wide bike lane, 12-ft wide travel lane and a 12-ft wide solid median as recommended by the traffic study completed for this project per City standards to the satisfaction of the Department of Public Works.

B29. The applicant shall dedicate additional right -of-way (if needed) and construct an expanded intersection along Bell Avenue adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. At a min imum, construction of the expanded intersection shall include a 6-ft sidewalk, vertical curb and gutter, 14-ft wide right-turn lane, 5-ft wide bike lane, 11 -ft wide through lane, and 11 -ft wide left turn lane. Any extra right -of-way shall be used towards t he construction of separated sidewalks to the satisfaction of the Department of Public Works.

B30. The applicant shall dedicate sufficient additional right -of-way and construct Raley Boulevard adjacent to the subject property as a 99 -ft right-of-way 4-lane arterial street section with an S curve median as recommended by the traffic study completed for this project per City standards to the satisfaction of the Department of Public Works.

B31. The applicant shall construct Katharine Avenue adjacent to the subject property as a 59 -ft right -of-way local commercial street section per City standards to the satisfaction of the Department of Public Works.

Note: Katharine Avenue adjacent to the subject property currently has 60 -ft of right-of-way. Since a local commercial street section only requires 59 -ft of right-of-way, any extra right-of-way shall be added into the planter width.

B32. The applicant shall relocate all existing utility poles and traffic signal equipment that are in conflict with any of the required frontage im provements per City standards to the satisfaction of the Department of Public Works.

B33. 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.

B34. All driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.
a. The driveway along Bell Avenue shall be designed and constructed to be right-in / right -out only. Per the recommendation of the traffic study completed for this project, the applicant shall install a median along Bell Avenue to prohibit left turn movements in and out of the project site to the satisfaction of the Department of Public Works.
b. The driveway along Raley Boulevard is proposed as a one -way pair commercial driveway and shall be designed and constructed as follows:
i. Install a pork chop to prohibit left-out movements from the driveway ii. Install a minimum 20-foot-long solid raised median (measured from the right-of-way line) between the entrance and exit driveway. Beyond the 20 feet the median may be painted.
iii. The entrance driveway shall have a minimum width of 16-ft iv. The exit driveway shall have a minimum width of 16-ft v. Install an “S ‐type end” striping at the south end of the northbound left ‐ turn pocket along Raley Boulevard to clearly delineate the northbound left turns into the project site and prevent eastbound left turns out of the project site, as shown on the site plan and as recommended by the traffic study completed for this project per City standards to the satisfaction of the Department of Public Works.

B35. The minimum throat distance for each site driveways shall be as follows (throat distance is that distance a vehicle can move from the public right -of-way into a given site before encountering a conflict with parking stalls, aisles, etc):
a. Bell Avenue: 25-ft
b. Raley Boulevard: 125-ft
c. Katharine Avenue: 25-ft
B36. The applicant shall pay for the signal timi ng design modification of the existing traffic signal at the intersection of Bell Avenue and Raley Boulevard per City standards to the satisfaction of the Department of Public Works.

B37. The applicant shall dedicate sufficient additional right -of-way (if neede d) and construct ADA compliant ramps at the following locations:
a. Southwest corner of Raley Boulevard/Bell Avenue intersection b. Northwest corner of Raley Boulevard/Katharine Avenue intersection B38. This project will require the installation of streetlights on al l public streets fronting 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.

B39. 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).

B40. 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.

B41. The site plan shall conform to the drive -thru requirements set forth in City Code

17.24.050.44.e. (Development Standards)
a. A minimum stacking distance of one hundred eighty (180) feet shall be provided to each pick-up window or automated machine.
b. A facility with a separate ordering point(s) and pick -up window(s) shall provide stacking space for at least four vehicles in advance of each ordering point and stacking space for at least four vehicles between each ordering point and pick-up window.
c. Entrances to drive-through lanes shall be at least twenty-five (25) feet from driveways entering a public or private street or alley. d. The minimum width of each drive -through lane s hall be eleven (11) feet.

The entrance to the lane and the direction of traffic flow shall be clearly designated by signs and pavement marking or raised curbs.

B42. The design of walls fences and signage near intersections and driveways shall allow stopping sig ht 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 require d 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.

B43. Garbage pick-up and truck delivery services shall be prohibited within the hours of 7am to 9am and 4pm to 6pm.

DEPARTMENT OF UTILITIES: Saraí Jimenez (916) 808-5426
B44. 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 wat er services (other than fire) shall be metered.

Excess services shall be abandoned to the satisfaction of the DOU. (Note:

Tapping to the 18-in City water transmission main in Bell Ave is not allowed. There are currently two one (1) inch water services t hat serve each of the existing buildings at 1536 and 1556 Bell Ave.)
B45. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water distribution system shall be designed to satisfy the more critical of the two following conditions:
(1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand (includ ing irrigation use) plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any water related requirements.

B46. There is an existing 6-inch City water main located in Katbell Alley. The applicant shall abandon the 6-in water main from the western property line to the intersection of Raley Blvd. All water connections shall be off the 8 -in City water mains in Bell Ave and/or Raley Blvd. (Note: The new public water main will require the installation of a fire hydrant on the South side of Bell Ave.) B47. The applicant shall dedicate a 10 -ft water easement centered over the proposed public water main to the satisfaction of the DOU. Per City Code 13.04.230, no permanent structure (including without limitation garages, patios, concrete slabs, tool shed and similar structures) shall be constructed on top of water pipelines or anywhere within the associated utility easement.

B48. Common area landscaping shall have a separate street tap for a metered irrigation service.

B49. Projects that generate 25 ESD’s or more will require a sanitary sewer Plan Study as described in Section 9 of the City Design and Procedur es Manual. This study and shed map shall be approved by the DOU. The applicant is advised to contact the City of Sacramento Utilities Department Sewer Planning Section (916 -808- 7890) at the early planning stages to address any sewer related requirements.

B50. Prior to or concurrent with the submittal of the building permit application, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Onsite Design Manual and/or the Design and Procedures Manual, for review and approval by the DOU. Per the current DOU Onsite Design Manual, either a static or dynamic analysis for mitigating sizing and drainage system design may be used. Using the static analysis and per the DOU onsite project storage method, an estimated 5,200 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to 0.31 cfs/acre or per the latest approved onsite criteria. The drainage study shall be consistent with the existing Basin 144 drainage masterplan for the project area. 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. Failur e to submit the drainage study may delay review and approval.

B51. The onsite water, sewer and storm drain systems shall be private systems maintained by the owner, business association or other approved entity.

B52. Prior to the initiation of any water, sewer or storm drainage services to the project, a business association (BA), or a privately funded maintenance district shall be formed and C.C. & R.s shall be approved by the City and recorded assuring maintenance of water, sewer and storm drainage facilities withi n the private property. Private easements shall be dedicated for these facilities. The CC&Rs must provide that the City-approved provisions regarding water, sewer and surface and subsurface storm drainage facilities may not be revised without City consen t.

If required by the DOU, the responsible maintenance agency shall enter into and record an agreement with the City regarding the maintenance of these facilities.

The agreement shall be to the satisfaction of the DOU and the City Attorney.

B53. Finished floor elevations shall be a minimum of 6-inches above the 100-year HGL or 1 -foot above the overland flow release elevation, whichever is higher or as approved by the DOU.

B54. 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 applicant shall prepare a project specific drainage study meeting the criteria specified in the current Design and Procedures Manual, for review and approval by the DOU, to demonstrate the flows from the Union House Creek are not being impacted by the development of this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-1400) at the early planning stages to address any drainage related requirements.

B55. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk.

If the area is larger than 6,000 square feet, then an on-site surface drainage system is required and sha ll be connected to the street drainage system by means of a storm drain service tap. All on -site systems shall be designed to the standard specified in the DOU onsite manual.

B56. 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.

B57. This project will disturb more than one acre o f 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.

B58. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires t he 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.

B59. Post construction (permanent), stormwater quality c ontrol measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than one-acre of new or modified impervious area, therefore, Low Impact Development (LID), Hydromodification management (HM), and on -site treatment control measures will be required. The on -site storm water treatment control measures required may af fect site design and site configuration and should be considered during early planning stages.

B60. This project is required to incorporate certified full capture trash control devices, please refer to Appendix H in the “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” for more details.

B61. A maintenance agreement is required for all on -site treatment control measures and full capture trash control systems. Contact DOU for a list of accepted proprietary devices if considered for treatment co ntrol and full capture trash control. Construction drawings must include all proposed source controls, full capture trash control features and devices and on -site water quality measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures and/or details.

FIRE DEPARTMENT: King Tunson (916) 808-1358
B62. 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
B63. 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.

B64. 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
B65. Provide a water flow test. (Make arrangements at the Permit Center walk -in counter: 300 Richards Blvd, Sacramento, CA 95814). CFC 507.4 B66. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102.1 as amended the Sacramento Municipal Code.

B67. Provide appropriate Knox access for site. CFC Section 506 B68. An automatic fire sprinkler system shall be installed in any portion of a building when the floor area of the building exceeds 3,599 square feet or a c hange of use or occupancy that creates a greater fire or life safety hazard, and the floor area of that portion of the building, which is changed exceeds 3,599 square feet in area.

CFC Fire Code Amendments 903.2 (2&4)
B69. Locate and identify Fire Department Co nnections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway.

B70. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet for rooms without a fire pump and 200 square feet when a fire pump is present. CFC Amendments 901.4.7 POLICE DEPARTMENT: Sgt. Matt Young (916) 808-0867
Lighting:

B71. 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.

B72. Light poles shall be no higher than 16’.

B73. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

B74. Entry drives, driv e 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.

B75. 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.

B76. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

B77. 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.

B78. Exterior lighting shall be shielded or otherwise desi gned to avoid spill -over illumination to adjacent streets and properties.

Landscaping:

B79. 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.

B80. 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.

B81. Sidewalks and walkways shall be a minimum of 6’ in width.

Security:

B82. A Video Assessment and Surveillance System (VASS) shall be installed at the site, for each structure, and maintained by a property management company, security company, or designee.

B83. Manager with access to VASS storage shall be able to respond to any activation within two hours.

B84. 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.

B85. 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 to capture license plates and faces.

B86. 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.

B87. VASS shall be capable of storing no less than 30 days’ worth of activity.

B88. 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
 drive thru window (restaurants), capturing license plat es and faces of customers
 all points of sale (restaurants)
B89. Business shall be equipped with and maintain a security system with:
a. An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classifi cation of Burglar and Holdup Alarm), Extent Number 4
b. Holdup alarm system shall be employed near the:
 all points of sale
 safe(s)
B90. 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. 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.

B91. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures shall be slatted to allow visual surveillance of the interior.

B92. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

B93. 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.

B94. Property management shall be responsible for the daily removal of all litter from the site.

B95. Applicant shall employ a Private Patrol Operator (PPO) security company to conduct regular checks of the premises (no less than 6 times in a 24 hour period) and respond to business tenant calls related to disturbances The PPO 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:

B96. 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.

B97. The location shall be monitored by security after normal construction hours during all phases of construction.

B98. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

SOLID WASTE: Margaret Kashuba (916) 808-4806
B99. Project must meet the requirements outlined in City Code Chapter 13.24 and

17.616.

B100. The trash enclosures must have sufficient space t o accommodate bins for trash, recycling, and organics.

B101. Applicant must provide a statement of how trash, recycling and organics will be organized and collected after project is complete, per City Code Chapter

17.616.020. This statement must explain how the property manager will collect from the trash, recycling and organics receptacles located around the site and place each material type in the appropriate bin in the trash enclosure.

B102. Solid waste trucks must be able to safely move about the project, with mini mum backing, and able to empty the bins and cans safely.

B103. This project will be required to submit a Construction and Demolition (C&D) Debris plan, as outlined on the City’s web site at http://www.cityofsacramento.org/public- works/RSW/Collection-Services/Recycling/Construction-and-Demolition. Please contact the Solid Waste C&D team if you have any questions:
 Phone: (916) 808-0965
 Email: C&[email protected]
SMUD: John Yu (916) 732-6321
B104. SMUD has existing overhead 12kV and 69kV facilities along the north side of Bell Avenue and 12kV facilities along Raley Blvd that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

B105. SMUD has existing underground 12kV facilities along Bell Avenue that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California P ublic Utilities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

B106. 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.

B107. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. T his will be determined prior to SMUD performing work on the Applicant’s property.

B108. 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.

B109. 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 develope d property within said easement that unreasonably interferes with those needs.

B110. 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.).

B111. 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.

B112. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SM UD siting requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services.

B113. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.

B114. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.

B115. The Applicant shall dedicate a 12.5-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all publ ic street rights -of- ways.

B116. The Applicant shall dedicate any private drive, ingress and egress easement, (and 10-feet adjacent thereto) as a public utility easement for (overhead and) underground facilities and appurtenances. All access roads shall meet mini mum SMUD requirements for access roads.

B117. 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 equi pment and appurtenances shall be within 15-feet from the drivable surface.

B118. The Applicant shall disclose existing or proposed 69kV electrical facilities to future and/or potential owners.

REGIONAL SANITATION (REGIONAL SAN): Robb Armstrong (916) 876-6104 B119. 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].

ADVISORIES:

B120. 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 natural gas piping or propane plumbing installed on a lot or within a building.

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 B121. Please note that as part of recent State legislation ( SB 1383), trash facilities for organic waste must be provided on -site. Please ensure that your trash enclosure will be sufficient in size to accommodate the necessary trash bins, including a separate bin for organic waste. (PLANNING)
B122. The proposed project is located in a Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). Accordingly, the project site lies in an area with no requirements to elevate or flood proof. (DOU) B123. City of Sacramento permits must be obtained for p rivate patrol, alarms, and camera systems. (POLICE)
B124. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $4,976. The Park Development Impact Fee due for this project is based on the Housing Incentive Zone Rate of $0.20 per square foot for commercial projects and $0.30 per square foot for commercial office projects. The applicant would likely receive a demolition credit for the existing structures. 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.

B125. Due to the health risks posed by public exposure to asbestos, demolition and renovation of existing buildings is subject to Sac Metro Air District Rule 902, to limit asbestos exposure during these activities. Sac Metro Air District staff is available to review notifications and answer asbestos related questions, either by emailing [email protected], or calling 279-207-1122. (SMAQMD) B126. The subject property is outside the boundaries of SASD but within the Urban Service Boundary and Sacramento Regional County Sanitation District (Regional San) boundaries. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department’s approval will be required for local sewage service. (SASD) B127. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance o f wastewater from the City collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). (REGIONAL SAN)
Table of Contents:

Exhibit A: Project Plans
Exhibit B: Truck Turning Exhibits
Exhibit C: Project Rendering
Adopted by the City of Sacramento City Council on February 14, 2023, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

c c c c c c c c c c c c
12" SD
12" SD DI
DI
DI
DI
DI
DI
DI
DI
DI
DI
DI

POINT OF CONNECTION
12" SD
6" W 6" W
12" SD
12" SD
12" SD
12" SD12" SD
6" SS
4" SS
6" SS6" SS
4" SS
4" SS
4" SS
4" SS
6" SS
12" SD
NEW U.G. STORMWATER

TREATMENT SYSTEM
12" SD
12" SD

RE-ROUTE

EXISTING
WATER

MAIN TO
BELL AVE.

EXISTING WATER MAIN TO
REMAIN (U.O.N.) AND BE USED AS

FIRE SERVICE LINE FOR BLDG B
REMOVE

A PORTION

OF EXISTING

WATER MAIN

AS NOTED

EXISTING FIRE HYDRANT

TO REMAIN
2" W
2" W
2" W2" W
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EV

CHARGING
EV

CHARGING
EV

CHARGING
EV

CHARGING
EV

CHARGING
LOW
LOW
MED
LOW
LOW
MED
N/A
SIZE
24" BOX
15 GAL
15 GAL
15 GAL
15 GAL
24" BOX

QUERCUS LOBATA

PISTACIA CHINENSIS
'KEITH DAVEY'

ZELKOVA SERRATA
'VILLAGE GREEN'

ULMUS PROPINQUA
LAGERSTROEMIA H.
'MUSKOGEE'

OLEA EUROPA 'WILSONII'

EXISTING TREE

BOTANICAL NAME
WATER
USAGE

PROPOSED TREE SPECIES
SYM

VALLEY OAK

FRUITLESS CHINESE

PISTACHE

JAPANESE ZELKOVA

EMERALD SUNSHINE ELM

LAVENDER CRAPE
MYRTLE

LOW FRUITING OLIVE (STD TRUNK)

TREE TO REMAIN

COMMON NAME QTY
15 17
9 11
4 6

PLANT PALLET - SUBJECT TO CHANGE

TEUCRIUM LUCIDRYS

ROSMARINUS

OFFICINALIS
BOTANICAL NAMESYM.

GROUNDCOVER SPECIES**

SPACING

GERMANDER 'LUCIDRYS'

ROSEMARY
'HUNTINGTON CARPET'

COMMON NAME
24" O.C.
24" O.C.
1 GAL**
1 GAL**
SIZE
LOW
LOW
* PURSUANT TO UC DAVIS ARBORETUM ALL-STARS.
** GROUNDCOVER TO BE PLANTED FROM FLATS OR 1 GAL, BASED ON AVAILABILITY.

WATER
USAGE

QUERCUS LOBATA
VALLEY OAK 35'

SHADE CALCULATIONS

PISTACIA CHINENSIS

CHINESE PISTACHE
%
SF
QTY 5 2 8 0
962 722 481 241
100% 75% 50% 25% 15-YR SHADE
TOTAL:
10,102 SF
%
SF
QTY 7 2 6 2
706 530 353 176
15-YR SHADE
TOTAL:
8,472 SF
TOTAL PARKING AREA ASPHALT:

REQUIRED SHADE AREA 50%:

TOTAL SHADE PROVIDED:

PERCENTAGE:

SHADE CALCULATIONS
58,726 SF
29,363 SF
30,751 SF

52.4%
100% 75% 50% 25%

ZELKOVA SERRATA
JAPANESE ZELKOVA 35'
%
SF
QTY 1 3 5 0
962 722 481 241
100% 75% 50% 25% 15-YR SHADE
TOTAL:
5,532 SF

LOW GROWING MANZANITA

PINEAPPLE GUAVA

ROSEMARY GREVILLEA

RED YUCCA

SPANISH LAVENDER

DEER GRASS

DWARF HEAVENLY BAMBOO

WHITE INDIAN HAWTORN

DWARF ROSEMARY

COMMON NAME

ARCTOSTAPHYLOS
'JOHN DOURLEY'

FEIJOA SELLOWIANA

GREVILLEA ROSMARINIFOLIA

HESPERALOE PARVIFLORA
LAVANDULA S. 'OTTO QUAST'

MUHLENBERGIA RIGENS
NANDINA D. 'NANA'
RHAPHIOLEPIS I. 'CLARA'

ROSMARINUS OFFICINALIS
'COLLINGWOOD INGRAM'
SHRUB SPECIES *
AJ
FS
GR
HP
LS
MR
ND
RC
RO
ABRV.

BOTANICAL NAME
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
SIZE
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
WATER
USAGEQTYSYM.

ULMUS PROPINQUA

EMERALD SUNSHINE ELM

LAGERSTROEMIA INDICA

CRAPE MYRTLE
%
SF
QTY 11 0 0 0
490 368 245 123
100% 75% 50% 25% 15-YR SHADE
TOTAL:
5,390 SF
%
SF
QTY 4 0 0 0
314 236 157 79
15-YR SHADE
TOTAL:
1,256 SF
100% 75% 50% 25%

ERIK WATKINS, RLA
CA #5753

WATKINS PLANNING
& LANDSCAPE
ARCHITECTURE, INC.
820 LAVERSTOCK WAY
SACRAMENTO, CA 95864
(707) 628-5326

WPLAWPLAWPLA
Associates
MilestoneM
I m a g i n e e r i n g

BELL AVE

PROJECT

LOCATION

RALEY BLVD
INTERSTATE 80
I-80

VICINITY MAP

NOT TO SCALEN

PRELIMINARY LANDSCAPE PLAN
NOT FOR CONSTRUCTION DD4

PRELIMINARY LANDSCAPE PLAN

NOT FOR CONSTRUCTION

PRELIMINARY

KATHARINE AVENUE
N

BELL AVENUE

RALEY BLVD

KATHARINE AVENUE

BELL AVENUE

RALEY BLVD
***TREES AND SHRUBS SPECIFIED OUTSIDE PROJECT

BOUNDARIES MUST OBTAIN COUNTY OF SACRAMENTO
APPROVAL. TREES TO BE IRRIGATED AND MAINTAINED
AS A PART OF PROJECT.

PROPERTY LINE DISCLOSURE:

THE PROPERTY LINES SHOWN ON

THESE PLANS WERE PROVIDED BY
MILESTONE ASSOCIATES, INC. AND ARE

FOR REFERENCE PURPOSES ONLY AND

DO NOT REPRESENT THE ACTUAL
PROPERTY LINES. THE ACTUAL

PROPERTY LINES CAN ONLY BE

ESTABLISHED WITH A BOUNDARY
SURVEY.

NOTICE IS HEREBY GIVEN THAT THE

DEVELOPER/CONTRACTOR AND/OR HIS

SUBCONTRACTORS SHALL ACCEPT

FULL RESPONSIBILITY FOR THE LAYOUT
OF THE PROJECT. LANDSCAPE

ARCHITECT WILL NOT ACCEPT LIABILITY

FOR ANY OF THE FACILITIES

CONSTRUCTED OUTSIDE OF PROPERTY

BY OTHERS, BASED UPON THE
INFORMATION CONTAINED HEREIN.

NOTES & DESIGN GUIDELINE NOTES:

SACRAMENTO CITY MUNICIPAL CODE:

EXISTING LANDSCAPE:

TOTAL LOT SF: 101,005 SF (2.34 AC)
TOTAL LANDSCAPE AREA: 20,213 SF
LANDSCAPE % OF PROPERTY: 20.0%
TREE SHADING REQUIREMENT - §17.612.040 ET SEQ.

TREES SHALL BE PLANTED AND MAINTAINED THROUGHOUT THE SURFACE PARKING FACILITY TO ENSURE THAT, WITHIN 15 YEARS AFTER ESTABLISHMENT OF THE PARKING FACILITY, AT LEAST 50% OF THE PARKING FACILITY WILL BE SHADED.

SHADING IS CALCULATED BY USING THE EXPECTED DIAMETER OF THE TREE CROWN AT 15 YEARS. EACH PLANTING AREA SHALL BE OF ADEQUATE SIZE FOR THE LANDSCAPING APPROVED AND SHALL HAVE ADEQUATE IRRIGATION FOR THE LANDSCAPING. THE PLANNING DIRECTOR HAS DISCRETION TO

MODIFY TREE SHADING REQUIREMENTS UNDER POWER LINES AND OTHER OBSTRUCTIONS THAT PROHIBIT STRICT COMPLIANCE WITH SHADING

REQUIREMENTS AND TO GIVE SHADING CREDIT FOR PHOTOVOLTAIC ARRAYS, OFF-SITE TREES AND STRUCTURES, SIDEWALK CANOPIES, AND OTHER STRUCTURES, WHERE APPROPRIATE.

ALL TREES AND ASSOCIATED LANDSCAPING, SUCH AS SHRUBS AND TURF, PLANTED OR INSTALLED PURSUANT TO THIS SECTION SHALL BE PROPERLY

MAINTAINED FOR THE LIFE OF THE FACILITY PURSUANT TO THE SURFACE PARKING FACILITY TREE SHADING DESIGN AND MAINTENANCE GUIDELINES ESTABLISHED BY RESOLUTION OF THE CITY COUNCIL. ANY REQUIRED TREES THAT DIE SHALL BE REPLACED WITH HEALTHY SPECIMENS OF SIMILAR SPECIES AND SIZE, PROVIDED REPLACEMENT TREES SHALL NOT EXCEED 48 INCH BOX SIZE.

ETo RATE: SACRAMENTO, CA, ETo = 51.9 (APPENDIX A §15.92 CITY CODE) WUCOLS REGION: #2; SUSNET CLIMATE ZONE 14.

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PRELIMINARY

NOT FOR CONSTRUCTION

Designer
DEW
Date
10/21/2021 rev1
Scale

AS NOTED
Drawing No.

Summary
Disclaimer
Photometric analyses performed by CJS Lighting are intended for informational and/or estimation purposes only. Using industry- recognized software, calculations correspond to the information provided to CJS Lighting, and are subject to the limitations of the software. Assumptions may be made for information that is not provided or available. It is the responsibility of the client t o verify that the input data is consistent wi th actual field conditions. Performance may differ as a result of end-user environment and appli cation.

Due to the above considerations, CJS Lighting does not guarantee that actual light levels measured in the field will match init ial calculations, and recommend that drawings be submitted to a certified electrical engineer for verification.

4.0 3.6

4.6 4.1

3.7 4.4

4.6 4.7

3.9 4.5

5.4 4.4

5.3 3.9

4.5 3.8

3.4 2.7

2.3 2.3

2.0 2.1

1.9 2.3

2.0 2.5

2.0 3.1

2.3 4.2

3.1 5.3

4.2 5.8

4.8 4.8

6.3 4.8

6.3 4.8 4.7

5.5 4.6

5.1 4.0

3.2 3.8

3.2 3.2

3.2 2.2

5.5 2.9

2.9 2.6

2.4 1.7

3.3 3.6

4.4 5.2

5.7 4.7

4.0 3.6

3.4 3.1

2.9 2.8

2.8 3.0

3.3 3.6

3.8 4.5

5.4 5.7

4.8 4.3

4.5 5.0

4.6 3.4

2.9 2.4

2.1 1.8

3.3 3.6

4.1 4.3

3.8 3.6

3.4 3.3

3.1 2.9

2.8 2.9

3.0 3.2

3.4 3.5

3.8 4.2

4.3 3.8

3.5 3.4

3.3 2.9

2.7 2.3

2.0 6.4 6.4

7.1 5.9

4.8 4.3

4.2 4.1

4.0 4.0

4.1 4.3

4.6 5.4

5.9 5.1

4.5 4.3

4.2 4.1

4.0 4.1

4.2 4.2

4.6 5.2

4.6 4.7

4.3 4.2

4.1 4.0

3.9 4.0

4.0 4.0

4.0 4.1

4.3 4.5

3.8 3.8

3.8 3.7

3.3 3.5

3.4 2.6

2.7 2.7

2.3 2.3

2.1 2.1

1.9 2.0

1.9 2.0

2.1 2.1

2.3 2.4

2.7 2.8

3.1 3.2

3.3 3.4

3.3 3.6

4.1 3.4

4.1 5.0

5.5 3.0

3.5 4.3

4.7 4.7

5.1 6.0

3.7 3.4

3.5 4.0

4.1 4.3

4.3 4.6

5.1 5.7

4.9 4.6

5.0 6.9

9.0 6.2

4.3 3.8

3.8 3.8

4.2 3.7

3.9 3.9

4.1 4.3

4.0 4.0

4.2 4.7

5.3 5.2

4.4 3.8

3.6 3.5

9.3 1.0

1.2 1.3

1.6 2.3

3.5 5.5

7.6 8.0

6.5 4.4

2.9 2.0

1.6 1.3

1.1 1.0

0.9 0.9

0.9 1.0

1.1 1.4

1.8 2.6

3.9 5.9

7.9 8.0

6.2 4.0

2.6 1.8

1.2 0.6

0.7 0.9

1.2 1.8

2.9 4.8

6.9 7.5

5.8 3.7

2.3 1.5

1.1 0.9

0.8 0.7

0.7 0.7

0.7 0.7

0.8 1.0

1.3 2.0

3.2 5.0

6.9 7.0

5.2 3.3

2.0 1.2

0.8 1.5

2.0 2.3

2.6 3.9

5.9 7.5

7.5 5.7

3.7 2.4

2.0 2.2

3.2 5.0

7.0 7.7

6.4 4.3

2.7 2.0

2.0 2.5

4.0 6.1

7.4 6.7

4.6 2.9

1.5 2.3

3.9 6.0

7.3 6.7

4.7 2.9

2.0 1.8

2.3 3.7

5.7 7.5

7.5 5.6

3.7 2.5

2.0 2.2

3.2 4.9

6.9 7.5

6.3 4.3

2.7 2.3

1.9 1.8

2.4 2.5

2.3 3.4

5.5 7.5

7.5 5.5

3.4 2.1

1.7 1.9

2.8 4.7

7.0 7.8

6.2 4.0

2.4 1.7

1.7 2.4

3.9 6.1

7.6 6.7

4.6 2.5

1.3 2.1

3.8 6.0

7.6 6.7

4.5 2.7

1.8 1.6

2.1 3.3

5.6 7.6

7.5 5.5

3.4 2.1

1.7 1.9

2.8 4.7

6.9 7.7

6.1 3.8

2.5 2.5

2.2 2.3

2.8 2.4

2.2 2.6

3.0 4.2

3.8 3.5

3.9 4.6

6.3 6.1

5.6 6.1

6.7 8.1

8.2 7.6

7.9 8.5

8.2 8.2

7.6 8.0

8.5 6.5

6.3 5.7

6.2 6.9

5.0 4.5

4.0 4.6

5.3 4.4

3.8 3.4

4.0 4.7

4.9 4.5

4.0 4.6

5.3 6.5

6.2 5.7

6.3 6.9

8.1 8.1

7.5 7.9

8.5 7.9

8.0 7.5

7.9 8.4

6.0 5.9

5.4 6.0

6.6 4.1

3.7 3.4

3.9 4.6

2.8 2.3

2.2 2.7

3.1 2.4

2.6 2.4

3.7 5.6

7.7 7.8

5.7 3.6

2.3 1.9

2.1 3.1

4.9 7.2

8.1 6.5

4.2 2.7

2.0 2.0

2.6 4.2

6.5 8.0

7.1 4.8

2.8 1.5

2.5 4.2

6.5 8.1

7.2 5.0

3.1 2.2

2.0 2.4

3.7 5.8

7.9 7.8

5.8 3.6

2.4 1.9

2.2 3.1

5.0 7.2

8.0 6.3

4.0 2.7

2.7 2.5

2.5 2.1

2.1 2.4

2.7 3.9

5.9 7.7

7.7 5.9

3.9 2.7

2.2 2.4

3.4 5.2

7.2 7.9

6.6 4.5

3.0 2.3

2.3 3.0

4.4 6.5

7.8 7.1

5.0 3.1

1.7 2.8

4.5 6.6

7.9 7.3

5.3 3.5

2.5 2.3

2.8 4.0

6.0 7.8

7.8 5.9

4.0 2.7

2.2 2.5

3.5 5.2

7.2 7.9

6.6 4.6

3.0 2.5

2.2 2.1

0.8 0.8

1.2 2.2

2.4 2.4

2.6 2.8

3.0 3.1

3.0 2.9

2.6 2.4

2.3 2.2

2.1 2.0

2.0 2.1

2.4 3.0

4.4 6.3

7.9 7.9

6.3 4.4

3.1 2.5

2.8 3.8

5.6 7.4

8.1 6.9

4.9 3.3

2.5 2.5

3.3 4.9

6.8 7.9

7.3 5.4

3.6 2.4

1.8 1.8

2.1 3.3

5.4 7.5

8.1 6.4

4.2 2.5

1.7 1.2

0.9 0.8

0.8 0.7

0.7 0.8

0.8 0.9

1.1 1.5

2.2 3.6

5.7 7.7

8.0 6.1

3.9 3.1

2.9 3.6

5.0 6.9

8.0 7.3

5.6 3.8

2.8 2.5

3.1 4.4

6.2 7.7

7.7 6.1

4.3 3.0

2.4 2.7

3.8 5.5

7.2 7.8

6.7 4.9

3.3 2.5

2.1 1.9

0.7 0.7

1.2 2.0

2.2 2.2

2.4 2.6

2.8 2.9

2.8 2.7

2.5 2.3

2.2 2.1

2.0 1.9

1.9 2.0

2.2 2.6

3.4 4.3

5.0 5.0

4.3 3.3

2.6 2.3

2.5 3.0

3.9 4.7

4.9 4.5

3.6 2.7

2.3 2.2

2.7 3.5

4.3 4.8

4.5 3.7

2.8 2.1

1.8 2.0

2.6 3.9

5.7 7.7

8.2 6.7

4.6 2.9

1.9 1.4

1.1 0.9

0.9 0.9

0.9 0.9

1.0 1.1

1.3 1.8

2.6 4.1

6.1 8.0

8.3 6.7

4.7 3.4

2.9 3.0

3.7 4.4

4.8 4.6

3.8 3.0

2.4 2.3

2.6 3.2

4.1 4.7

4.7 4.0

3.2 2.5

2.2 2.4

2.9 3.7

4.4 4.6

4.2 3.4

2.6 2.2

1.9 1.8

1.8 1.8

1.8 1.9

2.0 2.1

2.3 2.4

2.4 2.3

2.1 1.9

1.8 1.9

1.6 1.1

0.6 0.4

0.4 0.4

1.9 1.9

2.0 2.1

2.5 2.9

3.2 3.2

2.9 2.5

2.1 2.0

2.0 2.3

2.7 3.0

3.1 2.9

2.5 2.1

1.9 1.8

2.0 2.4

2.8 3.0

2.9 2.5

2.1 1.8

1.8 2.0

2.7 3.9

5.5 6.9

7.2 6.1

4.5 3.0

2.0 1.5

1.2 1.1

1.0 1.0

1.0 1.1

1.1 1.2

1.5 1.9

2.7 4.0

5.7 7.0

7.1 6.0

4.5 3.3

2.6 2.5

2.7 3.0

3.1 3.0

2.7 2.3

2.0 1.9

2.1 2.4

2.8 3.0

3.0 2.7

2.4 2.0

1.9 1.9

2.2 2.5

2.9 2.9

2.8 2.4

2.1 1.9

1.7 1.7

1.7 1.8

1.8 1.9

2.0 2.1

2.2 2.3

2.2 2.1

2.0 1.8

1.8 1.8

1.5 0.9

0.6 0.4

0.4 0.4

1.8 1.8

1.9 2.0

2.1 2.1

2.1 2.0

1.9 1.8

1.7 1.7

1.8 2.0

2.1 2.1

2.0 1.8

1.7 1.6

1.6 1.6

1.7 1.9

1.9 1.9

1.8 1.6

1.6 1.6

1.8 2.2

2.8 3.6

4.2 4.3

3.9 3.1

2.4 1.9

1.5 1.3

1.2 1.2

1.2 1.2

1.2 1.3

1.4 1.6

1.9 2.3

3.0 3.8

4.4 4.4

4.0 3.3

2.6 2.3

2.1 2.1

2.1 2.2

2.1 2.0

1.8 1.7

1.7 1.8

1.9 2.0

2.1 2.1

2.0 1.8

1.7 1.6

1.6 1.7

1.8 1.9

2.0 1.9

1.8 1.7

1.7 1.7

1.7 1.8

1.8 1.8

1.8 1.8

1.8 1.8

1.7 1.7

1.7 1.6

1.7 1.7

1.7 1.7

1.7 1.6

1.6 1.5

1.5 1.4

1.5 1.5

1.5 1.5

1.5 1.5

1.5 1.5

1.6 1.7

1.9 2.2

2.6 2.8

2.9 2.7

2.4 2.0

1.7 1.6

1.4 1.4

1.3 1.3

1.3 1.4

1.4 1.5

1.6 1.8

2.1 2.4

2.8 3.0

3.1 2.9

2.6 2.2

2.0 1.9

1.9 1.8

1.8 1.8

1.7 1.7

1.6 1.6

1.7 1.7

1.8 1.8

1.8 1.7

1.7 1.6

1.6 1.5

1.6 1.6

1.6 1.7

1.7 1.6

1.6 1.7

1.7 1.7

1.8 1.7

1.5 1.5

1.5 1.5

1.7 1.7

1.7 1.8

1.9 1.9

1.6 1.5

1.7 1.7

1.8 1.8

1.8 1.9

2.0 2.0

1.7 1.7

1.9 1.9

1.9 2.0

2.0 2.3

2.3 1.9

1.9 2.1

2.1 2.1

2.2 2.5

2.6 2.2

2.1 2.4

2.4 2.4

2.4 2.8

2.8 2.4

2.7 2.7

2.6 2.7

3.2 3.1

2.7 3.0

3.0 2.9

3.0 3.5

3.5 3.0

3.3 3.4

3.3 3.3

3.8 3.7

3.3 3.6

3.6 3.5

3.5 3.9

3.9 3.5

3.7 3.8

3.7 3.7

4.0 4.0

3.7 3.8

4.0 4.0

3.9 4.2

4.1 4.1

4.1 4.4

4.5 4.2

4.5 4.3

4.7 4.5

5.0 5.3

4.8 4.8

4.4 5.3

4.9 5.5

5.7 5.0

4.6 4.5

5.7 4.5

5.0 6.3

5.2 5.1

4.7 5.2

5.0 5.4

5.4 5.0

4.7 4.6

5.2 5.1

4.7 4.5

4.5 5.3

6.5 5.1

4.8 5.0

5.5 6.7

8.5 9.9

9.2 9.1

7.2 4.8

4.5 5.0

4.4 4.1

4.0 4.3

6.1 5.5

4.9 4.7

5.2 6.4

8.3 10.9

8.7 6.8

4.6 4.3

4.4 4.0

3.8 4.0

5.5 4.8

4.3 4.2

3.8 3.7

3.7 3.8

4.7 4.2

4.1 4.1

3.7 3.6

3.6 4.0

3.8 4.0

4.0 3.6

3.5 3.5

3.7 3.5

3.3 3.1

3.5 3.4

3.4 3.5

3.4 3.1

2.9 3.3

3.3 3.3

3.3 3.2

2.8 2.7

3.1 3.1

3.1 3.0

2.9 2.6

2.5 2.9

2.9 2.9

2.8 2.7

2.4 2.3

2.5 2.7

2.8 2.5

2.4 2.2

2.1 2.4

2.4 2.6

2.3 2.3

2.1 2.0

2.2 2.3

2.5 2.2

2.1 2.0

2.0 2.1

2.2 2.4

2.1 2.0

2.0 1.9

2.1 2.1

2.2 2.1

2.0 2.0

1.9 2.1

2.1 2.1

2.0 2.0

2.1 2.0

2.1 2.1

2.1 2.1

2.0 2.1

2.1 2.2

2.2 2.0

2.1 2.1

2.3 2.2

2.3 2.3

1.9 2.2

2.2 2.5

2.4 2.5

2.5 1.9

2.4 2.3

2.7 2.6

2.7 2.7

1.9 2.6

2.5 2.9

2.8 2.9

2.9 1.9

2.9 2.8

3.2 3.0

3.2 3.2

1.8 3.1

3.0 3.3

3.1 3.3

3.3 1.8

3.3 3.2

3.4 3.2

3.6 3.5

1.7 3.5

3.4 3.6

3.4 4.0

3.8 1.6

3.8 3.6

3.9 3.5

4.7 4.2

1.6 4.3

3.9 4.2

3.7 5.3

4.8 1.5

4.9 4.4

5.6 4.9

1.5 5.5

4.9 5.1

4.7 1.5

5.6 4.6

1.5 5.5

4.8 1.4

5.3 4.7

1.4 4.5

4.1 1.4

3.9 3.6

1.4 3.5

3.3 1.5

1.4 3.2

1.5 1.5

3.0 3.0

1.4 1.5

2.7 1.4

1.4 0.3

0.3 0.30.3

11.5 1.8

5.3 2.5

1.6 1.7

2.8 4.1

4.2 4.1

2.8 1.6

2.2 3.4

4.2 4.2

3.3 1.9

1.7 3.1

4.2 4.3

4.1 2.5

2.5 4.1

4.2 4.2

3.1 1.8

1.6 2.0

4.8 8.0

7.4 6.5

4.2 2.5

2.0 2.6

4.2 5.8

5.6 5.9

4.3 2.8

2.6 3.6

5.3 5.9

6.0 5.0

3.2 2.6

3.0 4.7

6.0 5.8

5.8 3.9

2.7 2.7

3.9 5.7

5.7 5.9

4.5 2.8

2.1 2.1

3.8 6.2

5.0 3.9

2.8 2.5

2.0 1.9

2.7 2.9

2.9 3.0

2.8 1.9

1.8 2.3

3.1 4.2

5.3 3.6

2.2 1.8

2.2 4.3

5.4 3.5

3.0 2.6

1.9 1.9

2.7 3.0

3.0 3.0

2.9 2.1

2.1 2.5

2.7 3.4

2.9 1.8

2.0 1.7

3.2 2.0

2.2 3.3

3.3 2.4

2.2 3.4

1.7 1.8

2.3 2.1

1.6 1.7

2.2 2.1

1.9 2.4

1.7 2.0

2.0 2.0

6.0 5.8

2.3 2.7

2.4 2.8

2.8 2.4

5.9 5.7

2.6 3.6

3.4 3.7

4.4 3.6

3.6 2.5

5.9 5.7

2.5 3.6

3.9 5.2

4.9 3.8

3.7 2.4

5.8 5.8

2.5 3.5

3.4 3.4

2.9 3.2

3.3 2.4

2.3 2.3

2.1 2.6

2.7 2.2

2.1 2.6

2.6 2.1

1.9 1.7

1.9 2.3

2.1 1.8

2.0 2.2

2.6 2.3

2.0 1.8

1.7 1.7

1.6 1.8

2.0 1.7

1.7 2.1

2.4 2.0

1.8 1.7

1.7 1.8

1.7 1.6

1.9 2.2

2.3 1.9

1.8 2.1

2.4 3.0

2.9 2.6

2.5 2.4

2.3 2.3

2.2 2.1

2.0 1.9

2.0 1.9

2.0 2.1

2.2 2.4

2.6 2.7

2.5 2.5

2.4 2.4

2.3 2.3

2.2 2.3

2.5 2.7

2.9 2.6

3.4 3.7

3.8 3.7

3.5 3.4

3.1 2.9

3.1 3.1

3.0 2.8

2.6 2.4

2.5 2.7

3.2 3.4

3.6 3.6

3.5 3.7

3.6 3.4

3.3 3.0

3.0 3.2

3.1 3.2

3.4 3.5

3.9 3.5

4.4 5.1

4.7 4.4

4.4 4.0

3.9 3.9

3.8 3.8

3.9 3.5

3.2 3.0

3.0 3.3

3.7 4.3

4.5 4.6

4.7 4.6

4.5 4.1

4.0 3.9

3.9 3.9

4.0 3.9

3.9 4.1

5.6 5.0

5.7 5.0

5.3 6.7

4.5 4.2

4.0 4.2

4.9 6.4

4.3 3.5

3.0 3.0

3.6 4.4

6.6 5.3

5.0 5.0

5.1 6.5

5.3 4.4

4.1 4.1

4.4 5.7

4.9 4.8

5.7 5.1

5.2 3.5

3.0 3.0

3.6 5.5

5.0 5.1

5.2 6.7

5.5 4.4

4.1 4.2

4.5 5.9

4.1 4.9

4.8 4.5

3.4 3.2

3.1 3.4

4.4 4.5

4.7 4.8

4.7 4.8

4.4 4.3

4.2 4.1

4.0 4.1

1.6 3.9

4.0 3.9

3.4 3.0

2.7 2.8

3.0 3.6

3.8 3.8

3.8 4.0

4.0 3.9

3.8 3.4

3.4 3.6

3.3 3.5

3.3 2.9

2.6 2.5

2.4 2.5

2.6 2.8

2.9 3.0

3.1 3.1

3.1 3.1

3.2 3.1

2.9 2.8

2.5 2.4

3.0 3.6

3.2 2.7

2.4 2.2

2.3 2.3

2.3 2.4

2.5 2.6

2.6 2.6

2.7 2.8

2.8 2.7

2.4 2.2

3.2 4.0

4.2 3.7

3.0 2.5

2.3 2.3

2.1 2.0

2.0 2.2

2.4 2.5

2.5 2.6

2.7 2.6

2.7 2.6

2.4 2.3

5.1 4.8

5.3 4.2

3.6 3.2

2.8 2.5

2.1 1.9

1.9 2.2

2.7 2.9

3.0 3.1

2.9 2.7

2.7 2.9

3.0 2.9

5.7 5.1

5.6 4.6

4.2 4.1

3.4 2.9

2.3 1.8

2.0 2.4

3.1 3.5

3.7 3.6

3.2 3.0

3.0 3.2

3.5 3.6

3.5 4.3

5.2 4.9

5.0 4.0

3.1 2.2

1.6 1.8

2.6 3.4

4.6 5.5

4.0 3.5

2.9 2.9

3.5 2.5

3.5 4.2

3.9 3.0

2.1 1.6

1.7 2.5

3.3 3.3

2.8 2.1

1.6 1.5

1.5 1.5

1.5 1.5 1.5

1.5 1.5

1.5 1.5

1.5 1.5

8.9 S1
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S4
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S5 S5 S5
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Scale - 1/32" = 1ft
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Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Lumens
Per
Lamp
Light Loss
Factor Wattage
1 Lithonia
Lighting
DSX0 LED P5 40K LCCO
MVOLT
DSX0 LED P5 40K LCCO MVOLT LED 7125 0.9 89
1 Lithonia
Lighting
DSX0 LED P5 40K RCCO
MVOLT
DSX0 LED P5 40K RCCO MVOLT LED 7125 0.9 89
5 Lithonia
Lighting
DSX0 LED P5 40K BLC
MVOLT
DSX0 LED P5 40K BLC MVOLT LED 9576 0.9 89
5 Lithonia
Lighting
DSX0 LED P5 40K TFTM
MVOLT
DSX0 LED P5 40K TFTM MVOLT LED 11680 0.9 89
9 Lithonia
Lighting
DSX0 LED P5 40K T5W
MVOLT
DSX0 LED P5 40K T5W MVOLT LED 12047 0.9 178
23 Lithonia
Lighting
WDGE1 LED P2 40K
80CRI VW
WDGE1 LED WITH P2 -

PERFORMANCE PACKAGE,
4000K, 80CRI, VISUAL

COMFORT WIDE OPTIC
LED 1982 0.9 15.0178
Description Symbol Avg Max Min Max/Min Avg/Min
BLDG A DRIVE-THRU 3.7 fc 6.4 fc 1.7 fc 3.8:1 2.2:1
BLDG C DRIVE-THRU 4.1 fc 9.3 fc 1.9 fc 4.9:1 2.2:1
DRIVE / PARKING 3.3 fc 8.9 fc 1.5 fc 5.9:1 2.2:1
SIDEWALKS 3.4 fc 11.5 fc 0.3 fc 38.3:1 11.3:1

c c c c c c cccccc
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1 [email protected]
From: Brian Holloway <[email protected]>
Sent: Thursday, February 24, 2022 10:54 AM
To: Julio Tinajero; [email protected]
Subject: Raley and Bell
Hi Julio,

Was able to attend the Robla Neighborhood Association meeting last night and presented the project again.

No concerns from the audience, but they did ask for a couple items.

1.  Can we install the frontage landscaping on some kind of berm to make it more visible and aesthetic?  I said this should be no problem.\

2.  Can a significant number of the frontage landscaping trees be evergreen type.  I said this should not be a problem.

The wanted me to pass along that it would be highly appreciated if one of the restaurants was a “sit‐down” style business and a corner bakery would be great.

The President promised me a support letter within the next week.  I will forward it to you upon receipt.

Thanks,

Brian Holloway
916‐996‐2019

Chronology of Neighborhood Outreach
Raley and Bell Commercial Project.

February 2, 2020. Project Informational Flyer mailed to 12 adjacent property owners regarding proposed project and potential abandonment of vacant alley.

Spoke to several property owners and answered questions regarding the development and alley abandonment.

February 3, 2020. Project Information package regarding proposed project mailed to Robla Park Neighborhood Association, Robla Neighbors United and North Sacramento Chamber of Commerce. (no reply)

August 30, 2020. Project information package resent to the three n eighborhood groups. (no reply)

August 30, 2020. Project information package sent to CM Warren. His office said to just keep him apprised of the project as it moves forward.

Sept. 8, 2020. Project information package resent to the three neighborhood groups. Robla Neighbors United called and thanked me for the information, but was not interested. Robla Park Neighborhood Association President called and would invite me to attend their upcoming meeting.

June 21, 2021. Spoke with the President of the North Sacramento Chamber of Commerce who indicated he would send a letter of support.

July 8, 2021. Presented the project to the Robla Park Neighborhood Association.

Attendees asked questions but had no concerns.

August 2, 2021. Presented the project again to the Robla Park Neighborhood Association. Attendees asked questions but had no concerns.

August 25, 2021. Presented the project again to the Robla Park Neighborhood Association. Attendees asked questions but had no concerns and Association President offered to send a letter of support. CM Loloee attended the presentation.

Chamber President:

Bob Poole
Poole Resource Group
Chamber Vice President
Bev Rager
McClellan Park
Chamber Vice President of Finance
Jim Alves
Sacramento Municipal Utility District
Chamber Secretary
Franklin Burris
Sacramento Municipal Utility District
Steve Amstutz
Les Schwab Tire Stores
Douglas Britt
Wells Fargo Bank
Ginger Buan
Umpqua Bank
Patrick Magnani
Edward Jones
Tod Strain
Arden Fair Mall
Rob Kerth
Iceland Skating Rink
Marcia Shell
Cal Expo / State Fair
Ray Tretheway
Sacramento Tree Foundation
Kevin Lutz
Stoney’s Rockin Rodeo
Since 1923…
Leading Businesses, Building Community
PO Box 15468
Sacramento, CA 95851
www.NorthSacChamber.org
@N_SacChamber
December 1, 2022
Hon. Sean Loloee
City Council Member, District 2
City of Sacramento
915 I Street, 5th Floor, Sacramento, CA
RE: PROPOSED BELL AVENUE CENTER
1556 BELL AVENUE, SACRAMENTO, CA 95838
The North Sacramento Chamber of Commerce has meet with the developer representative Brian Ho
lloway on thisproject, reviewed all application and revised application materials and made a site visit for this proposal. The Chamber supports the Bell Avenue Center retail project.

The proposal is to construct three (3) retail buildings totaling 19,000 square feet on a 2.3-acre site in the C-2 Zone. It will be a significant investment in our Robla community, that will bring jobs, neighborhood investment and infrastructure improvements to a very visible blighted corner. This redevelopment will generate property taxes to support our local schools and public safety.

Job creation and employment opportunities are very important - good jobs covering a range of skills and qualifications, will help our city fulfill its sustainability and livability goals in the process. We would note this area has an unemployment rate 33% higher than the City of Sacramento. It is also important to activate the Raley Industrial Park side of McClellan Park to continue to accommodate, attract, and retain employers to this area.

Since 1923, The Mission of the North Sacramento Chamber of Commerce is to promote a strong local economy resulting in business growth, employment opportunities, and improving the quality of life for all citizens. The Chamber is a membership-based, business driven, non-profit corporation focused on business advocacy, networking, community building, and equipping businesses to prosper
Thank you for your consideration and work on behalf of our community.

Franklin Burris
Executive Director
Yours in service,
Franklin Burris

Robla Park Community Association

November 15, 2021

Ms. Teresa Haengai
City of Sacramento Planning Department
300 Richards Blvd. Room
Sacramento, CA 95811

Re: Bell Ave. Commercial Center 1556 Bell Ave.

Dear Ms. Haengai,

This letter is to advise you and the City of Sacramento that the Robla Park Community Association has met with representatives of the developer for the Bell Ave. Commercial Center to be located at Raley and Bell Avenues.

Mr. Holloway, representing the developer presented the project and responded to questions from our members on three separate occasions.

Our Association supports smart, sustainable, and diverse development in Robla. This mixed-use development will remove a long vacant and problematic building at the site. While our members would rather see a greater vision for Robla instead of a piecemeal approach, this project is still an improvement to the area.

We encourage the Planning and Design Department to consider other projects in the area to plan a more cohesive approach to development.

Specifically, the roads leading to this intersection have historically flooded during winter months. There is poor drainage and no sidewalks just blocks from this intersection. While one project may not overburden nearby streets, the immense semi-truck traffic that is directed to the freeway on- ramp is an increasingly dangerous issue for residents and commuters. This community would appreciate more attention to the greater vision for the area.

Please feel free to call or email me if you have any questions.

Very truly yours,

Robla Park Community Association Action Committee

Proposed Development
Bell Avenue Commercial Center
Hearing December 8, t 5:30pm
P20-016

My name is Vicki Laughlin, I attended the September hearing by phone.

I will be out of town on the 8th, so I’m giving my opinions in a letter.

It is my understanding that the proposed 24/7 drive through was denied, and it will close at 10pm on weekdays and midnight on weekends which includes any inside/outside eating. If not the case, it should be.

The traffic and smell of food cooking 24/7 would be very disruptive to the neighborhood.

It would become a breeding ground for late night gatherings, drug deals, and homeless encampment.

The applicant at the meeting stated that he communicated with the surrounding neighbors regarding the development. I spoke with 8 of my immediate neighbors, and not one of them nor myself received any type of notice. At our neighborhood meeting, I asked if anyone received a notice, no one did.

Here are just a few houses that would have a direct hit with a driveway entrance/exit on Katharine Ave, which by the way, no one wants:
1540 has 5 kids ages 4-10, 1536 has 2 kids ages 5-10, 1528 has 10 kids ages 1-20, 1524 has 2 grandkids who visit, 1520 has 2 kids ages 1-11 with 4 visiting daily, 1525 has 3 kids ages NB-5.

Katharine Ave is a narrow street with no sidewalks and parking only on north side of street. Employee parking would become an issue. We already deal with traffic speeding and using it as a thruway to avoid waiting for left turn onto Bell.

There should be no entrance/exit on Katharine Ave.

Applicant mentioned building sidewalks, just to the end of the development, then what…

Even if there is no entrance/exit on Katharine Ave, and it is now on Raley Blvd and Bell Ave people would still turn right on Raley and use Katharine as thruway.

It would be a good idea for the traffic surveyor to come on weekdays from 3-6:30p to see what traffic we deal with on our small residential neighborhood.

My thoughts, and those of my neighbors is:

We do not want any type of fast-food restaurants, and absolutely no entrance/exit on Katharine Ave.

Thank you and have safe holidays,
Vicki Laughlin

From: Gary
To: Jose Quintanilla
Subject: Re: 1556 Bell Rd.

Date: Thursday, October 27, 2022 8:20:07 AM
If it is the same person who commented at the NA meeting, they want sidewalks to go beyond the frontages and along the street, spcifically along Bell.

No one seems to like the idea of fast food and so much of it. The general feeling is that it is too much development for the neighborhood and is gonig to bring things to the neighborhood that people don't want. Many things, but obviously traffic and trash. The fact that the office/shopping area is two stories also seemed to be a concern. A grocery store was the top suggestion, but even a bar was deemed more desireable.

As far as Katharine is concerned, the feeling is that it is a residential street and should stay a residential street. No access, no driveway for businesses. A tall wall, 6ft not 3, or maybe even just build houses there were suggested.

The neighborhood already has traffic issues of various kinds. There was a fair amount of discussion of things people are already doing to deal with this. Bringomg more traffic into and through the neighborhood was obvious to everyone. And making it harded to get in and out is obvious. But cutting the light will be an easy option for certain routes and no one wants to see that. Or any of this.

No other shopping area or business location that I am aware of has available short cuts through the adjacent neighborhood. I know,I've looked. I would use them. This location does. That needs to be addressed.

No one had anything positive to say and that was noted by one of the participants.

Othere business run by major corporations already have prblems with the homeless on their property. How will this be different?
This project will be so obviously bad for the quality of life in this neighborhood that you should have heard the reaction when people found out what it is was as where it was. Many people had mistaken ideas. Also, there was a feeling that there is lots of other vacant land nearby where things like this might work without having such a negative impact.

That's the run down on the meeting.

But Anecdotally, yesterday I went to the McDonalds on Norwood. They have a split drive through, two speakers.

There was a homeless person set up on the island in the middle of the drive through. Nice. -Gary
On Wed, Oct 26, 2022 at 11:00:18PM +0000, Jose Quintanilla wrote:
> Hi Gary,
>
> We are targeting a November 10, 2022 hearing date. Some changes to the site include shifting the Katharine Avenue 10 feet east, closer towards the Katharine / Raley intersection. New landscaping and trees along the Katharine Avenue frontage (next to the residential) where the landscape strip gets longer because of the relocation of the driveway. 3-foot wall along Katharine Ave frontage. >
> Were there any concerns that came out of last night's meeting? We received comments about the lack of sidewalks in the area. The project is required to build sidewalks at all their frontages, Katharine, Raley, and Bell Avenue. >
> Jose R. Quintanilla
> Associate Planner, North Area (N. Natomas, S. Natomas, N. Sacramento) > Planning Division, Community Development Department
> 300 Richards Blvd., 3rd Floor
> Sacramento, CA 95811
> (916) 808-5879 | [email protected]
> www.cityofsacramento.org/community-development
>
>
> Advisory: All-electric NEW construction requirements begin on January 1, 2023! >
> E-mail correspondence with the City of Sacramento (and attachments, if any) may be subject to the > California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.
>
> -----Original Message-----
> From: Gary <[email protected]>
> Sent: Wednesday, October 26, 2022 8:23 AM
> To: Jose Quintanilla <[email protected]> > Subject: Re: 1556 Bell Rd.
>
> Good Morning,
>
> We had our YHNA meeting last night. Is there any new information on the project and has a date been set for the continuation meeting?
>
> -Gary
>
> On Mon, Oct 24, 2022 at 11:55:04AM -0700, Gary wrote:
> > The meeting is tomorrow night. Is there any new information about 1556 Bell? > >
> > -Gary
> >
> > On Tue, Oct 11, 2022 at 08:57:58PM +0000, Jose Quintanilla wrote:
> > > If any comments come out of your neighborhood meeting please send them my way as soon as you can. > > >
> > > Jose R. Quintanilla
> > > Associate Planner, North Area (N. Natomas, S. Natomas, N. > > > Sacramento) Planning Division, Community Development Department > > > 300 Richards Blvd., 3rd Floor
> > > Sacramento, CA 95811
> > > (916) 808-5879 | [email protected] > > > www.cityofsacramento.org/community-development
> > >
> > >
> > > Advisory: All-electric NEW construction requirements begin on January 1, 2023! > > >
> > > E-mail correspondence with the City of Sacramento (and attachments, > > > if any) may be subject to the California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.
> > >
> > > -----Original Message-----
> > > From: Gary <[email protected]>
> > > Sent: Tuesday, October 11, 2022 1:56 PM
> > > To: Jose Quintanilla <[email protected]> > > > Subject: Re: 1556 Bell Rd.
> > >
> > > Thanks. That sounds good. I just didn't want to fall in a crack. I'm aiming for October 25th for a neighborhood association meeting.
> > >
> > > -Gary
> > >
> > > On Tue, Oct 11, 2022 at 08:33:08PM +0000, Jose Quintanilla wrote:
> > > > Good afternoon Gary,
> > > >
> > > > We are tentatively expecting the item to go to hearing on Thursday, November 10, 2022. I'll mail out and email out hearing notices approximately 2 weeks prior to the hearing. You can provide comments at any point prior to the hearing or during the hearing if you'd like.
> > > >
> > > > Jose R. Quintanilla
> > > > Associate Planner, North Area (N. Natomas, S. Natomas, N. > > > > Sacramento) Planning Division, Community Development Department > > > > 300 Richards Blvd., 3rd Floor
> > > > Sacramento, CA 95811
> > > > (916) 808-5879 | [email protected] > > > > www.cityofsacramento.org/community-development
> > > >
> > > >
> > > > Advisory: All-electric NEW construction requirements begin on January 1, 2023! > > > >
> > > > E-mail correspondence with the City of Sacramento (and > > > > attachments, if
> > > > any) may be subject to the California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.
> > > >
> > > > -----Original Message-----
> > > > From: Gary <[email protected]>
> > > > Sent: Tuesday, October 11, 2022 12:39 PM
> > > > To: Jose Quintanilla <[email protected]> > > > > Subject: Re: 1556 Bell Rd.
> > > >
> > > > Good Morning,
> > > >
> > > > Could you provide me with this information concerning upcoming Planning Commission meetings concering 1556 Bell Ave., or am I on my own?
> > > >
> > > > -Gary
> > > >
> > > > On Tue, Oct 04, 2022 at 03:03:45AM -0700, Gary wrote:
> > > > > Good Morning,
> > > > >
> > > > > I recently had the opportunity to attend the Planning Commission public meeting concerning the development proposal at the location in the subject.
> > > > >
> > > > > I believe that this item was continued to be brought up again at a future meeting. Could you let me know, or tell me how I can find out, when the issue will be on the agenda again? > > > > >
> > > > > I'm in the process of reviving the Young's Heights Neighborhood Association. I'm working with Pol at the local church and hope to have a date and location for an association meeting determined by the end of this week. > > > > >
> > > > > I've downloaded the materials from the original meeting. I'd like to also be able to discuss the subsequent meeting or advise the attendees of the neighborhood association meeting, of the date of the next meeting, depending on how things schedule out.
> > > > >
> > > > > If there will again be a public comment period, I'd like to prepare some remarks for the time allotted. > > > > >
> > > > > -Gary McGlinn
From: Garrett Norman
To: Jose Quintanilla; Zarah Lacson
Subject: FW: P20-016
Date: Friday, September 16, 2022 4:38:27 PM
FYI
Garrett Norman
Senior Planner, North Area
Community Development Department
City of Sacramento
Phone: 916-808-7934
Email: [email protected]
300 Richards Blvd, Sacramento, CA 95811
www.cityofsacramento.org/community-development
Advisory: All-electric NEW construction requirements begin on January 1, 2023! -----Original Message-----
From: Vicki Laughlin <[email protected]>
Sent: Friday, September 16, 2022 3:30 PM
To: Garrett Norman <[email protected]>
Subject: Re: P20-016
Thanks Garrett,
I’m definitely on board with the development, just the 24 hour restaurant and entrance on Katharine has me a little worried.

Hopefully I can be on zoom during meeting.

Vicki
Sent from my iPad
> On Sep 16, 2022, at 9:49 AM, Garrett Norman <[email protected]> wrote:
>
> Hi Vicki,
>
> Thank you for your comments. They will be included as supplemental material and presented to the Planning and Design Commission next Thursday for their consideration. >
> Thanks again,
>
> Garrett Norman
> Senior Planner, North Area
> Community Development Department
> City of Sacramento
> Phone: 916-808-7934
> Email: [email protected]
> 300 Richards Blvd, Sacramento, CA 95811
> www.cityofsacramento.org/community-development
>
>
> Advisory: All-electric NEW construction requirements begin on January 1, 2023! >
> -----Original Message-----
> From: Vicki Laughlin <[email protected]>
> Sent: Thursday, September 15, 2022 8:45 PM
> To: Garrett Norman <[email protected]>
> Subject: P20-016
>
> Hi Garrett,
> Just received plan info for the project.
> Absolutely opposed of the 24 hour, seven days a week drive through restaurants especially bldg. C that has access from Katharine Ave.
> The noise and smell would be exhausting.
> Katharine Ave is already busy with speeding cars using it as a throughway due to congestion turning left onto Bell from Raley. There are 15 kids on our block and we have no sidewalks. There are not enough parking for residents let alone employees of the establishments.
> This plan would be a breeding ground for homeless and drug dealers, loud cars blaring music at all hours of day and night. We have enough of that in this area already. > There should be at least a 6 foot high solid wall the entire length of Katharine Ave. > This proposal has not considered any of the neighbors of Katharine Ave. > Vicki Laughlin
> Sent from my iPad
From: Vicki Laughlin
To: Jose Quintanilla
Subject: AgencyCounter: P20-016 inquiry
Date: Thursday, September 15, 2022 4:23:09 PM
Jose,
I was looking at the plan for this project and it has car entrance on Katharine Ave.

Absolutely not! People who don’t live in this immediate area use Katharine Ave as throughway due to the backup turning left on Bell from Raley, always speeding. We have no sidewalks.

There are 15 kids just on the one block of Katharine Ave. that are affected by this.

Having a parking area against Katharine will only turn into a gathering for homelessness and drugs.

You “supposedly” live in the area, you should be well aware of what goes on.

The wall needs to be 6 feet tall minimum.

Now to change the subject:

What happened to fixing all the alleyways with the allotted funds? Vicki Laughlin
Sent from my iPad
From: Duchess Wilder
To: Jose Quintanilla
Subject: P20-016, 1556 Bell Ave
Date: Monday, November 28, 2022 2:22:42 PM
Dear Jose,
My name is Duch Wilder. I am the owner and Director of Thrive N Shine - A Sober Living Community - located at 1500 Bell Ave. Sacramento Ca. 95838 I do have a few questions and concerns about P20-016

1. Has there been a traffic congestion impact study done for this project?

2. Has there been a "TOXIC AIR" impact study done?
I am very much concerned about these things impacting the quality of life of those residing in the immediate area. The traffic on Bell Ave has increased quite a bit in the 3+ years I have resided here. This has caused longer lines of stopped traffic backed up to BALSAM STREET. This increases the wait time at the light and the pollution created by the standing cars. Adding 2 drive-thru restaurants will increase the traffic even more as well as the cars idling in the drive thru lines creating more air pollution in a concentrated area. Please get back to me with more information ASAP. Thank you in advance.

Duch Wilder.
916. 412.1432