Sacramento City Council
February 7, 2023

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2022-02460 2/7/2023 Consent Item 11.
(Pass for Publication) Trinity House (P22-027)
File ID: 2022-02460
Location: 2701 and 2711 Capitol Avenue; APNs 007-0171-011 and -016; District 4, Represented by Councilmember Valenzuela
Recommendation: 1) Review: a) a Resolution approving an environmental exemption pursuant to CEQA Guidelines section 15301 (Existing Facilities); b) an Ordinance amending Title 17 of the Sacramento City Code to rezone two sites totaling ±0.45-acres from the Hospital (H-SPD) and Office Business Low-Rise Mixed-Use (OB-SPD) zones to the General Commercial (C-2-SPD) zone within the Central City Special Planning District (SPD); and c) a Resolution adopting Site Plan and Design Review for the change of use from a residential care facility to a mixed use development and for building and site improvements to accommodate the new uses within the C-2-SPD zone and Central City SPD; and 2) Pass for publication the ordinance titles per City Charter section 32(c) to be considered February 14, 2023.

Contact: Zach Dahla, Associate Planner, (916) 808-5584, [email protected]; Karlo Felix, Senior Planner, (916) 808-7183, [email protected], Community Development Department Presenter: None
Applicant/Property Owner: Trinity House Sacramento LLC, P.O. Box 160372, Sacramento, CA 95816, (LLC Managing Members: Kevin Khasigian, [email protected],(916) 502-3637; Kirk Khasigian, [email protected])
Attachments:
01-Description/Analysis
02-Background
03-Resolution - CEQA
04-Ordinance - Rezone
05-Exhibit A: Rezone Exhibit
06-Resolution - Entitlements
07-Exhibit A: Project Plans

File ID: 2022-02460 2/7/2023 Consent Item 11.
08-Public Comments
Description/Analysis
Issue Detail: The applicant is requesting to convert a vacant building previously operated as a residential care facility into a mixed-use development consisting of 65 multi-unit dwellings, 3,442 square feet of ground floor commercial restaurant space, and 17 parking stalls. The project includes the renovation of the building interior and minor site improvements to accommodate the new uses; no exterior building modifications or new square footage is proposed at this time. To facilitate the conversion, the project requests: 1) a rezone of a ±0.30-acre parcel from H-SPD zone to the General Commercial (C-2-SPD) zone as well as a ±0.15-acre parcel from the OB-SPD zone to the C-2-SPD zone (within the Central City SPD); and 2) Site Plan and Design Review for the change of use from a residential care facility to a mixed-use development and review the proposed building improvements to accommodate the new uses. The requested rezone would allow the proposed residential and commercial uses by-right on-site.

Public/Neighborhood Outreach and Comments: The project was routed to surrounding neighborhood groups including the Friends of Capitol Mansion Historic District, Midtown Association (PBID), Midtown Neighborhood Association, Winn Park Historic District Association, Sacramento Area Bicycle Advocates (SABA), Sacramento Housing Alliance, Civic Thread, Preservation Sacramento, Sacramento Metropolitan Air Quality Management District (SMAQMD), Sacramento Regional Transit (SacRT), and Sacramento Area Council of Governments (SACOG). These community groups as well as property owners and current residents/businesses within 500 feet of the project site were sent a notice of the public hearing.

Staff has received letters of support for the project from House Sacramento and three community members, which are included in Attachment 8.

Additionally, staff received a response from Civic Thread on the project routing identifying concerns with the displacement of vulnerable groups, such as senior citizens, and requesting the applicant provide a transition plan for the seniors who resided in the residential care facility (see Attachment 8).

Staff would like to clarify that this residential care facility is not active and no seniors receiving care are currently living in the building. At the time of filing the entitlement application, the facility had implemented closure procedures consistent with the California Health and Human Services Agency to legally close the facility and an approved closure determination was issued on June 3, 2022,

File ID: 2022-02460 2/7/2023 Consent Item 11.
subject to California Health and Human Services Agency requirements.

Staff also received one letter from an adjacent neighbor who incorrectly identified the applicant/property owner as Trinity Church and noted concerns with Trinity Church operations (see Attachment 8). Staff responded to the adjacent neighbor directly to clarify the property owner/applicant has no relation to Trinity Church and to clarify the scope of the proposed project.

Policy Considerations:

General Plan
The subject site is designated as Traditional Neighborhood Medium Density (TNMD) in the General Plan Land Use and Urban Form Diagram. The TNMD designation provides for higher-intensity medium-density housing and neighborhood-support uses, including small-lot single-family attached and detached dwellings, multi-unit dwellings (e.g., apartments and condominiums), and limited neighborhood-serving commercial. The TNMD designation contains a wide diversity of development and thus some houses and buildings fall outside the allowed development standards. The City expects to retain this diversity and changes in these traditional neighborhoods is anticipated to focus on preserving and restoring the quality of such areas by protecting and enhancing features such as scale and quality of housing, neighborhood character, and housing choice.

The proposed project is consistent with the TNMD designation as it retains and reuses an existing building already established in the existing traditional neighborhood and converts it into a mixed-use building featuring multi-unit dwellings and a neighborhood-serving commercial use (i.e., restaurant).

The project proposes to maintain the existing building footprint and exterior, which currently meets the urban form characteristics of the TNMD designation as it provides a more diverse architectural style consistent with the neighborhood forms and limits garages and curb cuts by providing vehicle access in the alley. Additionally, street level frontages are currently lined with mature, dense street- trees that provide shade and enhanced neighborhood character and identity. The project would contribute to the street frontage by providing a ground floor restaurant along the frontage further activating the pedestrian realm while providing additional neighborhood-serving commercial uses within a half-mile of transit. The streetscape and frontage is also designed with pedestrian and bicycle amenities that support an urban walkable district.

The TNMD designation establishes a floor area ratio (FAR) of up to 1.5 for mixed-use developments.

The ±45,350-square-foot mixed-use building on the ±19,584 square foot project site results in a FAR

File ID: 2022-02460 2/7/2023 Consent Item 11.

The ±45,350-square-foot mixed-use building on the ±19,584 square foot project site results in a FAR of 2.3 above the maximum FAR of 1.5 established by the TNMD designation. While the building exceeds the maximum FAR, the project proposes to renovate and reuse an existing building and does not propose to modify the existing footprint or size. This existing six-story building was previously approved under Record No. P1396, and as such, a FAR of 2.3 was lawfully established under the regulations at that time. Therefore, the existing FAR is considered to be consistent with the TNMD designation.

In addition to the project’sconsistency with the TNMD designation, the project is consistent with the following General Plan goals and policies:

Goal LU 1.1 Growth and Change. Support sustainable growth and change through orderly and well- planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and make efficient use of land and infrastructure.

Policy LU 1.1.5 Infill Development. The City shall promote and provide incentives (e.g., focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian- and bicycle friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.

The project is consistent with the goal and policy above in that the proposal includes the retention and reuse of existing structures on-site. The repurposing of the vacant building and minor site improvements will make efficient use of existing infrastructure, optimize the City’s investment in infrastructure in an existing urbanized area, and will activate an underutilized existing building in the Central City. The proposed high-density mixed-use building will add to the housing diversity of the region by providing majority studio units. These studio units are much needed and scarce in the Central City given their size and efficiency leads to more affordable rents than their larger comparable providing a more attainable housing type for the City’s workforce population. The proposed project would place 49 studios (and 16 one- bedroom units) in the heart of midtown and near major employment centers, such as the Sutter Hospital Complex, State Capital, and entertainment and hospitality venues. This mixed- use building will also provide street-activating ground floor restaurant space to support the vibrancy of the pedestrian-oriented neighborhood as well as transform a gated dirt lot into a residential tenant amenity space improving the pedestrian realm. Further, the project supports densification of the Central City and will increase viability of existing mass transit, low emission

File ID: 2022-02460 2/7/2023 Consent Item 11.
transportation options, and the promote use of pedestrian and bicycle facilities.

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 2.1.8 Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute positively (e.g., architectural design) to existing neighborhoods and surrounding areas.

The proposed project supports these policies in that it will preserve and repurpose an underutilized property with high-density mixed-use development near transit The new units will contribute positively to the existing neighborhood and surrounding area by providing a much- needed housing type and the new ground floor commercial uses along the street frontages will further activate the streetscape and promote a walkable, bikeable area. Further, the project would maintain the existing mature streetscape and improve an underutilized dirt lot as a tenant amenity for the mixed-use building improving the streetscape and reducing the appearance of blight.

Goal LU 2.6 City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g. where to live, work, and recreate) for future generations.

Policy LU 2.6.1 Sustainable Development Patterns. The City shall promote compact development patterns, mixed use, and higher-development intensities that use land efficiently; reduce pollution and automobile dependence and the expenditure of energy and other resources; and facilitate walking, bicycling, and transit use.

Policy LU 2.6.2 Transit-Oriented Development. The City shall actively support and facilitate mixed-use retail, employment, and residential development around existing and future transit stations.

Policy LU 2.6.5 Existing Structure Reuse. The City shall encourage the retention of existing structures and promote their adaptive reuse and renovation with green building technologies to retain the structures’embodied energy, increase energy efficiency, make it more energy efficient, and limit the generation of waste.

File ID: 2022-02460 2/7/2023 Consent Item 11.

Policy LU. 2.6.6 Efficiency Through Density. The City shall support an overall increase in average residential densities throughout the city consistent with the adopted General Plan Land Use & Urban Form Diagram, as new housing types shift from lower-density, large lot developments to higher-density, small lot and multifamily developments as a means to increase energy efficiency, conserve water, and reduce waste.

The proposed project is located within in a Transit Priority Area (TPA), as the 29th Street Light Rail Station is located less than a half mile from the project site. The project proposes to retain and reuse the existing structure on-site, converting it to a high intensity mixed-use building while retaining the existing structure’sembodied energy and limiting waste generation. This mixed-use building will provide street-activating ground floor restaurant space to support the vibrancy of the pedestrian-oriented neighborhood and viability of the nearby public transit options. The project proposes 75% of the total units as studio units, which is a much-needed housing type in the Central City. Studio units provide a more attainable and affordable housing type for the City’sworkforce population, and this project would place studios in the heart of midtown and near major employment centers, such as the Sutter Hospital Complex. Lastly, by providing high density housing near existing transit, the project will increase the viability of existing mass transit, low emission transportation options, and promote use of pedestrian and bicycle facilities.

Goal LU 6.1 Corridors. Support the development of major circulation corridors that balance their vehicular function with a vibrant mix of uses that contribute to meeting local and citywide needs for retail, services, and housing and provide pedestrian-friendly environments that serve as gathering places for adjacent neighborhoods.

Policy LU 6.1.6 Conversion to Residential. The City shall support proposals to convert nonresidential properties along mixed-use corridors, between major intersections, to residential or mixed-use residential uses.

The project supports these policies in that the project would convert an underutilized, vacant building into a mixed-use development adjacent to existing major circulation and mixed-use corridors. As proposed, the project would contribute to the variety of uses within the major circulation corridors and add to the housing diversity of the region by providing majority studio units near existing employment centers and entertainment districts. The project also supports pedestrian-friendly environments by providing street-activating ground floor restaurant space to support the vibrancy of the pedestrian-oriented neighborhood.

Goal H-1 Increasing Overall Housing Production. Facilitate the construction of 45,580 new

File ID: 2022-02460 2/7/2023 Consent Item 11.
housing units by 2029.

Policy H-1.4 Facilitate Infill Housing Development. The City shall facilitate infill housing along commercial corridors, near employment centers, near high-frequency transit areas, and in all zones that allow residential development as a way to revitalize commercial corridors, promote walkability and increased transit ridership, and provide increased housing options.

This project facilitates the creation of additional housing opportunities near existing employment centers in the Central City and contributes to a variety of land uses within the area of the neighborhood. Additionally, the project proposes 75% of the total units as studios providing additional housing opportunities within the Central City.

General Plan - Central City Community Plan
The subject property is located within the Central City Community Plan Area of the General Plan. The General Plan identifies the Community Plan Area as the core of the city with an urban downtown that holds State government buildings, corporate offices and businesses, high-rise condominiums, historic neighborhoods, parks and recreational areas, nightlife, restaurant and shops, schools, and industrial and manufacturing complexes all within a treelined street grid. The proposed use is consistent with the Community Plan Area and supports the following highlighted implementing policies.

Policy CC.LU 1.2 Interrelated Land Uses. The City shall provide for organized development of the Central City whereby the many interrelated land use components of the area support and reinforce each other and the vitality of the community.

Policy CC.H 1.1 Mixed-Use Buildings. The City shall provide the opportunity for mixture of housing with other uses in the same building or on the same site at selected locations to capitalize on the advantages of close-in living.

The proposed project supports these policies in that it will preserve and repurpose an underutilized property with high-density mixed-use development near transit. The proposed use contributes to the variety of uses within the Central City and maintains a diversity of businesses and housing options within the neighborhood. The mixed-use nature of the development is appropriately located within a commercial corridor. The proposed use also contributes to the variety of housing where residents will support public and alternative transportation options and support existing and future commercial uses in the surrounding area.

File ID: 2022-02460 2/7/2023 Consent Item 11.

Central City Specific Plan
The subject property is located within the Sutter District of the Central City Specific Plan (CCSP). The Sutter District extends across the eastern portion of the CCSP area and offers a variety of residential, commercial, and institutional uses, including Sutter’sFort State Historic Park, Sutter Medical Center, office buildings, single- and multi-unit residential uses, restaurants, bars, and nightclubs. Overall, the project is consistent with the CCSP and further supports the plan’semphasis for mixed-use and high intensity development near transit along commercial corridors.

Goal LU.2 Transit Oriented Development. Facilitate equitable transit-oriented development that provides a diversity of residents, employees and visitors greater mobility choices and access to opportunities.

Policy LU.2.1 Critical Mass of Density and Intensity. Encourage higher densities and intensities, greater building heights, housing choices, mixed use projects, amenities, pedestrian- and bicycle-oriented streetscapes and activities, and active ground floors within walking distance (10-minute walk or 1/2 mile) of the streetcar line and light rail stations to ensure a critical mass of residents and employees to support transit ridership.

The proposed project is consistent with the goal and policy above in that would convert an underutilized, vacant building into a mixed-use development adjacent to major circulation and mixed-use corridors and within a half-mile of the 29th Street Light Rail Station. This increases the viability of existing mass transit, low emission transportation options, and promote use of pedestrian and bicycle facilities. The project would contribute to the variety of uses within the major circulation corridors and add to the housing diversity of the region by providing majority studio units near existing employment centers and entertainment districts. The project supports pedestrian-friendly environments by providing street-activating ground floor restaurant space to support the vibrancy of the pedestrian-oriented Sutter District.

Goal LU.7 Mix of Uses. Transform the Central City’s major corridors into vibrant mixed-use, pedestrian oriented, and transit friendly environments.

Policy LU.7.3 New Mixed Uses. Promote new mixed uses, including additional employment, retail, commercial, services, and residential uses compatible with the nearby neighborhood.

The proposed use supports the existing framework of the Sutter District as a vibrant entertainment corridor consisting of walkable streets, community-serving retail and

File ID: 2022-02460 2/7/2023 Consent Item 11.
entertainment corridor consisting of walkable streets, community-serving retail and entertainment uses, and restaurants. The proposed project supports these policies in that it will preserve and repurpose an existing building in the community into a high-density mixed- use development near transit. The proposed uses contribute to the variety of uses within the Sutter District and add to the housing diversity of the region by providing majority studio units in an area with a dearth of residential living options. 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’sImprovements 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’sreport 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.

Economic Impacts: The proposed project promotes efficient development by converting an underutilized, vacant building into a mixed-use development adjacent to major circulation and mixed- use corridors as well as existing transit options. The project will support the viability of local restaurants and provide new housing opportunities in the area.

Environmental Considerations: The Community Development Department, Environmental Planning Services has reviewed this project and determined that it is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities (Categorical Exemption - Class 1). Class 1 includes projects involving the operation, permitting, and licensing of existing facilities and involves negligible or no expansion of use beyond that existing at the time of the lead agency’sdetermination. The project consists of the reuse of an existing structure with the space previously used as a residential care facility. The project qualifies for this exemption because no physical changes are proposed to the existing structure, with the exception of interior renovations to accommodate the change in uses. Further, the requested change in zone is related to allowing continued use of an existing building for continued residential use where future tenants may not have qualified for residency due to limitations and requirements as a residential care facility. Additionally, the requested change in zone also allows for the use of a portion of an existing structure for commercial restaurant facilities. Under these circumstances, the

File ID: 2022-02460 2/7/2023 Consent Item 11.
portion of an existing structure for commercial restaurant facilities. Under these circumstances, the project would involve a negligible expansion of use beyond that existing at the time of the City Council’s determination.

Sustainability: The proposed project retains and reuses the existing structure on-site, converting it to a high intensity mixed-use building while retaining the existing structure’sembodied energy and limiting waste generation. This mixed-use building will provide street-activating ground floor restaurant space to support the vibrancy of the pedestrian-oriented neighborhood and viability of the nearby public transit options. The project will also add to the housing diversity of the region by providing majority studio units near existing employment centers and entertainment districts, while promoting a walkable, bike-friendly neighborhood.

Commission/Committee Action: On January 12, 2023, the Planning and Design Commission considered the project and recommended the City Council approve the project, consistent with staff’s recommendation.

Rationale for Recommendation: Staff recommends the City Council approve the project, based on the findings of fact and subject to the conditions of approval listed in the attachments. The project is consistent with the goals and policies of the 2035 General Plan and provides a mix of residential housing options near public transit while also encouraging walking and biking. Staff finds the project is consistent with the goals and policies of the 2035 General Plan, Central City Specific Plan, and is consistent with the vision of intensifying the diversity of land uses within the Central City in a manner which compliments and enhances the surrounding area.

Financial Considerations: Not applicable.

Local Business Enterprise (LBE): Not applicable.

Background Information

Figure 1: Vicinity Map

The project site consists of two contiguous parcels, including a ± 0.30-acre parcel and a ± 0.15-acre parcel, generally bound by Capitol Avenue to the south, 27 th Street to the west, Liestal Alley to the north, and Sutter Hospital to the east. The ± 0.30 -acre parcel contains a vacant six-story, 52,580 square foot building that was previously used as a residential care facility with in the Hospital (H-SPD) zone and Central City Special Planning District (SPD), while the ± 0.15-acre parcel contains a fenced, dirt field with a play structure within the Office Bu siness Low-Rise Mixed -Use (OB -SPD) zone and Central City SPD . The p roject frontage is improv ed with existing curb, gutters, and sidewalks and features City street trees and metered parking along the project frontage on 27th Street and Capitol Avenue.

The project site is located in the Sutter District of the Central City Specific Plan. The Sutter District offers a variety of residential, commercial, and institutional uses, including Sutter’s Fort State Historic Park, Sutter Medical Center, office buildings, single- and multi -unit residential uses, restaurants, bars, and nightclubs. Land uses imme diately adjacent to the project site includes the Pioneer Congregational United Church of Christ to the north; L Street

Sutter Hospital to the east; the Sofia Theatre, Fort Sutter Hotel, and various restaurants to the south; and single -family residences and offices to the west. The 29 th Street Light Rail Station is also approximately 0.44 miles to the southeast of the project site.

Figure 1 identifies the project vicinity and Figure 2 identifies the zoning of the project site and surrounding area. Figures 3 – 7 highlight the existing site conditions.

Figure 2: Zoning Map

Figure 3: Existing Site Condition – 27th Street

Figure 4: Existing Site Condition – 27th Street and Capitol Avenue

Figure 5: Existing Site Condition – Capitol Avenue

Figure 6: Existing Site Condition – Liestal Alley and 27th Street

Figure 7: Existing Site Condition – Liestal Alley looking towards Capitol Avenue

Entitlement History

On August 13, 1963, the Planning Commission approved a variance (Record No. P1396) to reduce the off -street parking requirement to allow for the construction of the existing six-story residential building, which was within the Office Building (OB) zone at the time of approval. The building was proposed to be used as a nursing home and elderly housing facility, which is classified as a residential care facility use under current zoning regulations. The residential care facility use continued to operate on -site until the facility was closed on June 3, 2022, per California Health and Human Services Agency records.

On January 18, 1983, the City Council adopted Ordinance No. 83-006 to rezone the ±

0.30-acre parcel from the Residential/Offices (R-O) zone to the Hospital (H) zone (Record No. P82-239). The rezone was initiated by City staff who reached out to the property owner to identify that a zoning ordinance amendment established the Hospital (H) zoning classification for all major medical facilities, which wou ld include the residential care facility use on -site. As such, the facility operator at the time did not object to the City rezoning the property.

Table 1: Project Information
General Plan Designation: Traditional Neighborhood Medium Density (TNMD) Community Plan: Central City
Housing Element Site: No
Specific Plan: Central City
Existing Zoning: Hospital (H-SPD) and
Office Business Low-Rise Mixed-Use (OB-SPD)
Proposed Zoning: General Commercial (C-2-SPD)
Special Planning District: Central City
Design Review District: Central City Neighborhood
Parking District: Urban
Historic Landmark: No
Historic District: No
Property Area: 19,584 square feet / 0.45 acres
Gross Building Area:

Total: 52,580 square feet
Parking Garage: 7,230 square feet
Residential: 41,908 square feet
Commercial: 3,442 square feet
Existing Floors: 6
Existing Height: 60.5 feet
Dwelling Units: 65
Density: 144 du/ac
FAR: 2.3

Project Summary

The applicant is proposing to rezone the project site from H-SPD and OB-SPD to General Commercial (C-2-SPD) to allow the for the existing six-story building to be converted into a mixed-use development, consisting of 65 multi-unit dwellings and 3,442 square feet of ground floor restaurant space. The project includes the renovation of the building interior and minor site improvements , including renovating the ±0.15 -acre dirt parcel into an outdoor tenant amenity. H owever, no exterior building modifications or construction is proposed at this time. The renovated building would include 49 studio units, ranging from 305 to 470 square feet, and 16 one-bedroom units, ranging from 647 to 692 square feet, each with their own private outdoor balcony. The applicant proposes to maintain the existing building amenities, including a ground floor gym, pet spa, and resident community space, as well as convert the nursing breakrooms on the second and third floors to new tenant amenity spaces. T he ground floor commercial restaurant space is proposed to occupy the front portion of the building that fronts 27th Street reusing the existing kitchen, wet and dry kitchen storage, dining room, and lounge areas that supported the previous residential care facility use . Vehicular access is provided via an existing gated ramp off Liestal Alley into a secured basement parking area with 17 compact parking stalls for the residential tenants.

Figure 8: Proposed Studio Rendering

Entitlement Review

The proposed project requests two entitlements, including a rezone and site plan and design review. Pursuant to SCC section 17.808.230B.2, the Planning and Design Commission considers and makes a recommendation to the City Council for the rezone and site plan and design review. The recommendations of the Planning and Design Commission will be forwarded to the City Council for final action.

Rezone

The project proposes to rezone a ±0.30-acre parcel from H-SPD zone to the General Commercial (C-2-SPD) zone as well as a ±0.15-acre parcel from the OB-SPD zone to the C-2-SPD zone. The proposed rezone facilitates the co nversion of the vacant residential care facility building within the H -SPD zone into a mixed -use development and the existing playground within the OB-SPD zone into an outdoor tenant amenity. The purpose of the H -SPD zone is to provide primarily for medica l-type uses, such as hospitals and convalescent homes, and for group care facilities , which aligns with the sites previous use as a residential care facility (see SCC section 17.224.100). Additionally, the purpose of the OB-SPD zone is to permit business, office, institutional, or professional buildings, which aligns with the sites previous use as a gated playground to support the church to the north (see SCC section 17.216.100).

The purpose of the C-2-SPD 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 (see SCC section 17.216.700). Unlike

the H-SPD and OB-SPD zones, the C-2-SPD zone permits further development flexibility by allowing higher density mixed -use buildings as well as by allowing a wide variety of permitted uses conducive to a mixed -use development. For example, the H -SPD zone restricts residential and commercial uses as these uses do not ali gn or implement the purpose of the H -SPD zone. As such, the requested rezone would allow both the proposed multi-unit dwelling and commercial restaurant uses on-site by-right, facilitating the rehabilitation of the site into a mixed-use development in proximity to public transit.

Additionally, the H-SPD zone identifies that density requirements are not applicable given it restricts residential uses and references the applicable General Plan designation for floor area ratio (FAR) standards , while the OB-SPD zone establishes maximum density requirements and references the applicable General Plan designation for floor area ratio (FAR) standards. Conversely, the C-2-SPD zone does not establish a density and FAR standard, rather it references the applicable Ge neral Plan designation, in this case the TNMD designation. Because the C -2-SPD zone references only FAR and density standards established by the General Plan, it allows mixed -use developments to be evaluated based on consistency with the allowed FAR range rather than density.

The ±45,350-square-foot mixed -use building on the ±19,584 square foot project site results in a FAR of 2.3 , above the maximum FAR of 1.5 established by the TNMD designation. While the building exceeds the maximum FAR, the project proposes to renovate and reuse an existing building and does not propose to modify the existing footprint or size. This existing six -story building was previously approved under Record No. P1396, and as such, a FAR of 2.3 was lawfully established under the regulations at the time. T herefore, the existing FAR is considered to be consistent with the TNMD designation.

Further, the project supports the Central City SPD goals that include:

(1) Maintain and improve the character quality, and vitality of neighborhoods within the Central City SPD;
(2) Create cohesive mixed -use neighborhoods that contain a variety of housing types;
(3) Provide an opportunity for a balanced mixed of uses in neighborhoods and adjacent to transit facilities and transportation corridors; and (4) Facilitate infill redevelopment by allowing a broad mix of uses and flexible development standards.

SCC section 17.808.230.C.1.D requires the following findings be met in order to approve a rezone: (1) the rezoning is consistent with the applicable general plan designation, use, and development standards; the goals, policies, or other provisions of the general plan; and any applicable specific plan; and (2) the amendment promotes the public health, safety, convenience, and welfare of the City.

The rezone meets these findings as it will allow for a higher residential density and will allow additional flexibility of permitted uses complimentary to the surrounding neighborhood. Specifically , t he C -2-SPD zone will allow for the adaptive reuse of a vacant, underutilized building in the Central City as a mixed -use development within a half-mile of a public transit options. The proposed high -density mixed-use building will add to the housing diversity of the region by providing majority studio units, which are much needed in the Central City given their size and efficiency are s een as a more affordable and attainable housing type for the City’s workforce population. This proposed residential density and housing type located near light rail will promote walkability, use of alternative transportation and active transportation modes , and reinforces the vitality of the Central City, consistent with the Central City Specific Plan and further supports the plan’s emphasis for mixed-use and high intensity development near transit. The proposed rezone is also consistent with the existing TNMD designation in that the C-2-SPD zone is identified as one of the implementing zones of this land use designation and the project as proposed would be consistent with the allowed uses and development standards of the TNMD designation. Additionally, the proposed project also complies with the development standards of the C -2-SPD zone and allows for project that is more compatible with the surrounding neighborhood than a project that strictly complies with the H-SPD or OB-SPD zones.

Site Plan and Design Review

The purpose and intent of the Site Plan and Design Review entitlement is to ensure the project proposal complies with the relevant development standards of the proposed zone, the C -2-SPD zone, in addition to making sure the change of use is compa tible and complementary to surrounding development and consistent with applicable design guidelines. The applicable design guidelines for the project site is the Central City Neighborhood Design Guidelines.

Site Plan and Design Review is required to analyze the change of use from a residential care facility to a mixed-use development and review the proposed building improvements to accommodate the new uses. The project includes the renovation of the building interior and minor site improvements , including converting the ±0.15 -acre dirt parcel into an outdoor tenant amenity. H owever, no exterior building modifications or construction is proposed at this time. Based on staff’s review, the existing building on -site is consistent with all of the C-2-SPD zone development standards, including setbacks, height, and lot coverage, and no deviations would be required.

Open Space

The project site is located within the Traditional open space district and pursuant to SCC section 17.444.050.B.3, 50 square feet of private and/or common open space per multi - unit dwelling is required. As proposed, the project would provide 664 square fee t of ground floor community patio space, and 1,572 square feet of private balcony space for units on the second – sixth levels. Additionally, the applicant is proposing to renovate the 6,528 square foot adjacent dirt lot into an outdoor tenant amenity. In total, the project provides 8,764 square feet of open space exceeding the minimum requirement of 3,250 square feet.

Parking

The site is located within the Traditional parking district and is located within 0.5 miles of an existing light rail station (29th Street station). Pursuant to SCC section 17.608.020.G.2, the off-street vehicular parking requirement is reduced by 50%. Additionally, pursuant to SCC section 17.608.020.J, off -street parking is not required for non -residential uses in mixed-use buildings in which at least 50% of the buildings square footage is devoted to residential uses. As such, the applicant is required to provide one parking stall per two multi-unit dwellings or 33 total parking spaces. The applicant is proposing to provide 17 parking stalls within a secured interior parking area for residential tenants. The applicant has also applied for an Administrative Parking Permit pursuant to SCC section

17.608.060 to provide the remaining 16 off -street parking spaces through the on -site alternatives identified in Table 2. As shown, the proposed on-site alternative to the required off -street vehicle parking substantially conforms to the requirements of SCC section 17.608.060.A. This determination is documented under Record No. IR22-406.

Bicycle parking is required for the residential and commercial restaurant uses. Residential bicycle parking is required at a ratio of one space per two dwellings for long-term parking and one space per 10 dwelling units for short -term parking. The commercial retail/restaurant bicycle parking is required at a ratio of one space per 10,000 gross square feet of building or two spaces whichever is greater for long-term parking, and one space per 2,000 gross square feet of building or two spaces, whichever is greater for short-term parking. The project is conditioned to provide 35 long-term parking spaces and nine short-term parking spaces for both the residential and commercial uses. The long- term parking spaces are located in a secure room in the parking garage accessible to residential and commercial tenants through the lobby/lounge and parking garage. The short-term bicycle racks spaces are on-site next to the residential patio adjacent to Capitol Avenue.

Table 2: Administrative Parking Permit
On-Site Alternative Equivalent Off-Street Vehicle
Spaces
Additional On-Site Bike Parking 3
Additional Electric Vehicle Charging Stations 2
On-Street Parking 8
Shared Bicycles 3
Total: 16 spaces

RESOLUTION NO.

Adopted by the Sacramento City Council
Date Adopted

DETERMINING PROJECT IS EXEMPT FROM REVIEW UNDER

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

FOR THE TRINITY HOUSE PROJECT
(007-0171-011 and -016) (P22-027)

BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

BACKGROUND

A. On January 12, 2023 , the Planning and Design Commission conducted a public hearing, for which notice was given pursuant to Sacramento City Code chapter

17.812, received and considered evidence concerning the Project, and forwarded to City Council a recommendation to approve the Project.

B. On _____, the City Council conducted a public hearing, for which notice was given pursuant to Sacramento City Code chapter 17.812, received and considered evidence concerning the Project.

BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:

Section 1. Based on the determination and recommendation of the City’s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the project, the City Council finds that the project is exempt from the California Environmental Quality Act (CEQA) under Section 15301 (Existing Facilities—Class 1) of the CEQA Guidelines. Class 1 consists of projects involving the operation, permitting, and licensing of existing facilities and involves negligible or no expansion of existing or former uses. The project qualifies for this exemption because no physical changes are proposed to the existing structure, with the exception of interior renovations to accommodate the change in uses. Further, the requested change in zone is related to all owing continued use of an existing building for continued residential use where future tenants may not have qualified for residency due to limitations and requirements as a residential care facility. Additionally, the requested change in zone also allows f or the use of a portion of an existing structure for commercial restaurant facilities. Under these circumstances, the project would involve a negligible expansion of use beyond that existing at the time of the City Council’s determination.

ORDINANCE NO.

Adopted by the Sacramento City Council
Date Adopted

AN ORDINANCE TO REZONE 0.30 ACRES OF REAL PROPERTY FROM THE HOSPITAL (H-SPD) ZONE AND 0.15 ACRES OF REAL PROPERTY

FROM THE OFFICE BUSINESS LOW-RISE MIXED-USE (OB-SPD) ZONE TO THE GENERAL COMMERCIAL (C-2-SPD) ZONE WITHIN

THE CENTRAL CITY SPECIAL PLANNING DISTRICT
(007-0171-011 AND -016) (P22-027)

BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

Section 1. The City Council finds the following:

A. The rezoning of the properties accomplished by this ordinance is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village plan.

B. The amendment in this ordinance promotes the public health, safety, convenience, and welfare of the city.

Section 2. Environmental Determination: The California Environmental Quality Act exemption for the Project has been adopted by Resolution No. _____.

Section 3. Title 17 of the Sacramento City Code (the Planning and Development Code) is hereby amended to rezone ±0.30 acres from the Hospital (H -SPD) zone and ±0.15 - acre from the Office Business Low -Rise Mixed -Use (OB -SPD) zone to the General Commercial (C-2-SPD) zone within the Central City Special Planning District, as depicted in Exhibit A.

Section 4. The City Clerk of the City of Sacramento is hereby directed to amend the official zoning maps to conform to the provisions of this ordinance.

Section 5. Exhibit A is part of this ordinance.

Table of Contents:

Exhibit A – Rezone Exhibit

L ST
CAPITOL AVE.
28TH STREET
27TH STREET
C-2-SPD

H-SPD OB-SPD

LIESTAL ALLEY

80.62' 40.31'
161.96'

80.62'
161.88'

40.31'
2701 2711 2721
2700

40.34'
007-0171-016 007-0171-011
007-0450-001
OB-SPD
007-0171-001
344.04'
201.67'
105'
158.28'
161.27'
L ST
CAPITOL AVE.
28TH STREET
27TH STREET
C-2-SPD
C-2-SPD C-2-SPD

LIESTAL ALLEY

80.62' 40.31'
161.96'

80.62'
161.88'

40.31'
2701 2711 2721
2700

40.34'
007-0171-016 007-0171-011
007-0450-001
OB-SPD
007-0171-001
344.04'
201.67'
105'
158.28'
161.27'
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
1" = 40'-0"
9/28/2022 2:37:56 PM G0-02

REZONE EXHIBIT
Checker
No. Description Date
PLANNING 9/23/2022
1" = 40'-0"
G0-02
1EXISTING ZONING
N
1" = 40'-0"
G0-02
2PROPOSED ZONING
N
RESOLUTION NO.

Adopted by the Sacramento City Council
Date Adopted

ADOPTING FINDINGS OF FACT AND APPROVING

THE TRINITY HOUSE PROJECT
(007-0171-011 and -016) (P22-027)

BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

BACKGROUND

A. On January 12, 2023, the Planning and Design Commission conducted a public hearing, for which notice was given pursuant to Sacramento City Code chapter

17.812, received and considered evidence concerning the Project, and forwarded to City Council a recommendation to approve the Project.

B. On _____, the City Council conducted a public hearing, for which notice was given pursuant to Sacramento City Code chapter 17.812, received and considered evidence concerning the Project.

BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:

Section 1. Based on the verbal and documentary evidence received at the hearing on the 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. Environmental Determination: Environmental Determination: The California Environmental Quality Act exemption for the Projec t has been adopted by Resolution No. _____.

B. Site Plan and Design Review for the change of use from a residential care facility to a mixed-use development and for building and site improvements to accommodate the new uses within the C-2-SPD zone and the Central City SPD is approved subject to the following Findings of Fact:

1. The design, layout, and physical characteristics of the proposed development are consistent with Traditional Neighborhood Medium Density General Plan designation in that the proposed project rehabilitates and renovates an existing building already established in the existing traditional neighborhood.

The project would renovate the interior of the building to accommodate the new uses as well as renovate the gated, dirt lot into an outdoor tenant amenity to support the new uses on-site. However, no changes to the building footprint or exterior are proposed that would alter the existing design, layout, and physical characteristics of the site.

2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards. The building is existing and no building footprint expansion or alterations to the building exterior is proposed. The project would renovate the interior of the building to accommodate the new uses as well as renovate the gated, dirt lot into an outdoor tenant amenity to support the new uses on-site. The proposed project is consistent with all development standards and no deviations 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 the project has adequa te street access, utility infrastructure, and meets the onsite parking requirements. The site has existing improvements that are not proposed to be modified as part of the project.

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 located in the Sutter District of the Central City Specific Plan which offers a variety of residential, commercial, and institutional uses, including Sutt er’s Fort State Historic Park, Sutter Medical Center, office buildings, single - and multi -unit residential uses, restaurants, bars, and nightclubs. The existing design of the building is a six-story structure, and no changes are proposed to the physical ap pearance or layout of the existing building.

5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged, in that the project proposes to reuse an ex isting structure for a new use, which would not result in any changes to the design or layout of the existing development.

6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, conv enience, 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 there are no substantial changes proposed to the site and no changes proposed to the bui lding layout or exterior that would cause or lead to a new physical change to the surrounding area.

C. The 200-Year Flood Protection. 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.

Section 3. The City Council approves the Project entitlements subject to the following Conditions of Approval:

B. Site Plan and Design Review for the change of use from a residential care facility to a mixed -use development and for building and sit e improvements to accommodate the new uses within the C-2-SPD zone and the Central City SPD is approved subject to the following Conditions of Approval:

Planning

B1. The project approval allows for the establishment of a mixed -use building with 65 multi-unit dwellings, ground floor commercial, and 17 parking stalls in an internal parking area accessed via Liestal Alley, and minor site improvements as shown on the final approved plans.

B2. Any changes, additions, or modifications to the approved plans with respect to architectural design, layout, materials, setback, etc. shall require additional review and approval from Planning staff.

B3. All vehicular access shall be taken from Liestal Alley.

B4. Provide a minimum of nine short-term and 35 long -term bicycle parking spaces for the project. Racks shall be designed to comply with the City’s Bicycle Rack Design and Placement Manual.

B5. The project shall provide the following on-site alternatives pursuant to SCC section 17.608.060.A, as identified in Administrative Parking Permit (Record No. IR22-406:

a. Three equivalent off -street parking spaces via additional on -site bike parking requirements;

b. Two equivalent off-street parking spaces via additional electric vehicle charging stations requirements;

c. Eight equivalent off -street parking spaces via on -street street parking requirements; and

d. Three equivalent off -street parking spaces via shared bicycles requirements.

Any changes to the proposed on -site alternatives shall require additional review and approval from Planning staff.

B6. Plans submitted for building permit shall identify the tenant amenity proposed for the ±0.15 -acre parcel (APN 007 -0171-011) and demonstrate the ability for tenants to access the space pursuant to SCC section

17.600.135.

B7. Plans submitted for building permit shall comply with the vertical chase requirement and construction standards for mixed -use developments pursuant to SCC section 17.600.150.

B8. Plans submitted for building permit shall demonstrate compliance with standards for mechanical screening pursuant t o SCC section 17.600.165.

All mechanical equipment shall be screened from view behind parapet wall, landscaping, or other screening mechanism approved by Planning staff.

B9. Signage has not been reviewed as a part of this project approval. The applicant shall obtain a sign permit before the fabrication or installation of any signage for the development.

B10. A sign indicating a 24 -hour emergency phone number and contact person shall be kept current and posted on the building in a place clearly visible from the exterior.

B11. Prior to final building occupancy of the first unit, the project shall be subject to an on-site inspection by Planning staff to ensure all conditions of approval are satisfied.

B12. The agreements executed between the operator and tenants shall include a notification that parking is not included as a part of the lease. Furthermore, the agreement shall state that there is limited parking available in the neighborhood adjacent to the facility.

B13. The owner or operator shall maintain landscaping and irrigation in a healthy and serviceable condition.

B14. The operator shall comply with the maintenance, repair, and operation standards for multi-unit dwellings pursuant to SCC section 17.228.117.

B15. This approval is valid for three years and subject to SCC section

17.808.400.

Public Works

B16. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property along 27 th Street and Capitol Avenue per City standards to the satisfaction of the Department of Public Works.

B17. The applicant shall repair or replace/reconstruct (in concrete) any deteriorated portion of the alley adjacent to the subject property (from the subject property’s eastern property line to 27th Street) per City standards to the satisfaction of the Department of Public Works.

B18. With the proposed development along the alley, the applicant shall install alley name signs at both alley entrances when required by either the Building, Police and/or Fire Departments. In the event the alley name signs are required, the applicant shall coordi nate with the Department of Public Works on the location of the alley name signs at alley entrances. The installation of the alley name signs shall be to the satisfaction of the Department of Public Works.

B19. Bulb outs/curb extensions are required where ther e is on-street parking in the central City area or as directed by the Department of Public Works.

Locations of bulb outs must be reviewed and approved by the City Traffic Engineer. The applicant shall construct bulb -outs/ curb extension at the following locations to the satisfaction of Public Works:

a. North-east corner of 27th Street and Capitol Avenue intersection.

B20. The site plan shall conform to A.D.A. requirements in all respects. This shall include the replacement of any curb ramp that does not meet current A.D.A. standards at the north -east corner of 27 th Street and Capitol Avenue intersection per City standards and to the satisfaction of the Department of Public Works.

B21. This project will require the installation of streetlights on all 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.

B22. 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.

B23. A revocable encroachment permit is required to allow any encroachments onto the right of way (i.e., signage, awnings, bike racks, etc.). Any existing encroachments must apply for and obtain approval for a revocable encroachment permit to the satisfaction of the Department of Public Works.

B24. 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-foot sight triangle). Walls shall be set back three feet 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 to 3.5 feet in height at maturity. The area of exclusion shall be determined by the Department of Public Works.

Utilities

B25. This project is served by the Combined Sewer System (CSS). Therefore, the developer/property owner will be required to pay the Combined Sewer System Development Fee prior to the issuance of building permit. The fee will be used for improvements to the CSS. The applicant is recommended to contact the Department of Utilities Development Services at (916) 808- 7890 for a CSS fee estimate.

Parks

B26. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello -Roos special tax district) or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Infrastructure Finance, Jessica Steinhauer, (916) 808-8243).

Fire

B27. Resolve property line issues where infrastructure is affected such as the Generator that is located over the property line. The resolution shall be such that any future development of parcel APN 007-0171-011 will not adversely affect any egress or fire department access requirements for parcel APN 007-0171-016.

Police

B28. 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 0.95 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.

B29. Light poles, if applicable, shall be no higher than 16 feet.

B30. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

B31. Entry drives, drive aisles, parking and bicycle parking shall be illuminated to a maintained minimum of 1.5 foot candles per square foot of parking area at a 6:1 average to minimum ratio.

B32. 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.

B33. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergea nt (or designee) prior to issuance of a building permit.

B34. 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.

B35. Exterior lighting shall be shielded or otherwise designed to avoid spill -over illumination to adjacent streets and properties.

B36. 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.

B37. Tree canopies shall not interfere with or block ligh ting. 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.

B38. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of six feet in height.

B39. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

B40. Manager with access to VASS storage shall be able to respond to any activation within two hours.

B41. Cameras shall be day/night capable with a resolution of no less than two megapixels and a minimum frame rate of 15 frames per second.

B42. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

B43. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for th ird party viewing.

B44. VASS shall be capable of storing no less than 30 days’ worth of activity.

B45. VASS shall provide comprehensive coverage of:

a. areas of ingress and egress

b. parking lot

c. coverage of all four exterior sides of the property

d. adjacent public rights of way

e. all pedestrian entrances

f. hallways

g. elevators

B46. No more than 10 % 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.

B47. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures should be slatted to allow visual surveillance of the interior.

B48. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

B49. 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.

B50. Exterior benches shall be constructed so as to deter skateboarding (e.g., center armrest partitions).

B51. Property management shall be responsible for the daily removal of all litter from the site.

B52. Applicant shall install a law enforcement “Knox Box” for police access to common areas on the premises, including, but not limited to the main lobby, main entrance to each building, etc. If elevators can only be operated via electronic access card, management shall ensure a card is placed in the exterior knox box.

B53. Applicant shall employ uniformed security to respond to on -site disturbances 24/7. The security company shall conduct no less than three site inspections daily. The contracted security company shall be registered and in good standing with the Bureau of Security and Investigative Services (BSIS). Applicant may request a modification of this condition at any time.

Any request for modification shall be in writing and submitted to the Sergeant of the Sacramento Police Department’s CPTED unit, or designee, and specify the desired modification(s). The Sacramento Police Department will evaluate the modification request and will respond within 30 days of receipt of the request.

Regional Sanitation

B54. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact the Regional San Permit Services Unit at [email protected] or by phone at (916) 876 -6100 to determine if sewer impact fees are due.

Fees are to be paid prior to the issuance of building permits.

Solid Waste

B55. Project must meet the requirements outlined in SCC chapters 13.10, 13.24, and 17.616.

B56. The site must have sufficient space to accommodate bins for trash, recycling, and organics. Smaller containers may be used with an increase in collection frequency. The minimum level of service for recycling is one cubic yard of capacity for every 16 units per week. For organic waste (food waste, food-soiled paper, and green waste) 64 gallons of capacity for every 25 units is required per week. There must be sufficient levels of service for all three commodities generated by both residents and the restaurant at the property.

B57. 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 prop erty 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 or waste and recycling storage area. Material generated by residents shall be co llected by a valet waste management company and placed in the appropriate bin outside in the alley for service by a commercial waste hauler.

B58. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the bins and cans safely.

B59. 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]

Advisory Notes

Planning

ADV.B1. All-Electric New Buildings Requirement. Pursuant to Chapter 15.30 of Sacramento City Code, new buildings of one to three stories will be required to be all -electric beginning on January 1, 2023, and new buildings four 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 wil l 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

Utilities

ADV.B2. Per City Code Section, 13.04.070, multiple water service to a single lot or parcel may be allowed if approved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU.

ADV.B3. As of January 1, 2018, all new multi-family residential construction will require sub -metering of each residential unit pursuant to all requirements found in California Senate Bill 7 (SB7). These requirements at a minimum include installing sub meters, billing for water based on the sub meters, and long -term calibration and maintenance of the sub meter . The SB7 requirements are the responsibility of the property owner.

ADV.B4. 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 req uirements to elevate or flood proof.

Parks

ADV.B5. As per City Code, the applicant will be responsible to meet their 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 is estimated at $90,285. The Park Development Impact Fee due for this project is based on the Central City Incentive Zone Rate of $1.86 per square foot for residential projects, with a minimum rate of $1,389 for units under 750 square feet and a maximum of $3,705 for units over 2,000 square feet, and $0.17 per square foot for commercial services/retail projects. The applicant would likely receive credit for the change in use of the existing building. Note that the Park Impact Fee is increasing on July 1, 2022. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.

b. Community Facilities District 2002 -02, Neighborhood Park Maintenance CFD Annexation.

Regional Sanitation

ADV.B6. 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 of wastewater from the City collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP).

SASD

ADV.B7. 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 Util ities Department’s approval will be required for local sewage service.

Finance

ADV.B8. The project site is located within the Central City Impact Fee boundaries and will be subject to the applicable impact fees with future development and/or change of land use of the site, during the building permit process. Contact Infrastructure Finance (916 -808-1440) with any questions on the Central City Impact Fee.

Sac Metro Air District

ADV.B9. 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.

Section 4. Exhibit A is a part of this resolution.

Table of Contents:

Exhibit A – Project Plans
50 50
80 99
99 99
80 80
5 5

CAPITOL
AVE
L St
P St
BROADW
AY
J StH St

ALHAMBRA
26TH
21ST
16TH
15TH
10TH
9TH

RIVERSIDE BLVD LAND PARK DR

FRANKLIN BLVD
R St
T St
28ST
17TH

FOLSOM BLVD
34TH

STOCKTON BLVD
J ST
(E) LANDSCAPE STRIP
(E) SIDEWALK (E) BUILDING ENTRANCE
(E) LANDSCAPE
(E) BUILDING

SIDE ENTRANCE
(E) RESIDENT PATIO

SHORT TERM

BIKE STORAGE
(E) PRIVATE

GARAGE ENTRANCE
(E) 6'-0" METAL
FENCE
(E) ON STREET PARKING
(E) ON STREET

PARKING
NOTE: ALSO SEE SITE PLAN SHEET A0-00 & G0-02 FOR

ADDITIONAL INFORMATION
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

CHATEAU AT CAPITOL AVE

CRKW ST OIDU
As indicated
9/28/2022 2:37:54 PM G0-00

PROJECT

INFORMATION
KW
INDEX
SHEET NO. SHEET NAME
LOCATION AND VICINITY:

CODE SUMMARY:

CHATEAU AT CAPITOL AVE
2701 CAPITOL AVE
SACRAMENTO, CA 95816
SITE:

AERIAL VIEW:

FUNCTIONAL PROGRAM:

SITE DATA:

ADDRESS: 2701 CAPITOL AVENUE
APN: 007-0171-016-0000
EXISTING ZONING: H-1-SPD
PROPOSED ZONING: C-2-SPD
URBAN FORM: TRADITIONAL NEIGHBORHOOD MEDIUM DENSITY
SITE AREA: 13,056
BUILDING AREA: 52,580
STORIES: 6
HEIGHT: 60' 6"
PROPOSED USE: MIXED USE MULTI-FAMILY OVER RETAIL
UNITS EXISTING: 65
UNITS PROPOSED: 65

PARKING SUMMARY
NO PARKING REQUIRED UNDER AB 2097, EFFECTIVE JANUARY 1, 2023.

PRIOR TO THE PASSAGE OF AB 2097
PARKING DISTRICT: TRADITIONAL
VEHICLE PARKING REQUIRED: 33 SPACES (W/IN 1/2 MILE OF THE LIGHT RAIL STATION) LONG TERM BIKE PARKING REQUIRED: 33
SHORT TERM BIKE PARKING REQUIRED: 10
VEHICLE PARKING PROVIDED:
17 ONSITE PARKING SPACES
8 ON-STREET ADJACENT PARKING SPACES
2 EV CHARGING STATIONS (4 EQUIVALENTS)
5 EQUIVALENT (6 SHARED BIKE SPACES; 8 NON-REQUIRED BIKE SPACES) _________
34 EQUIVALENTS
OPEN SPACE SUMMARY:

GROUND FLOOR:(INSIDE): 1,431
GROUND FLOOR (OUTDOOR): 664
SECOND TO SIXTH FLOOR BALCONIES: 1,572
TOTAL OPEN SPACE: 3,667SF
SITE DATA:

ADDRESS: 2711 CAPITOL AVENUE
APN: 007-0171-011-0000
EXISTING ZONING: OB -SPD
PROPOSED ZONING: C-2-SPD
URBAN FORM: TRADITIONAL NEIGHBORHOOD MEDIUM DENSITY
SITE AREA: 6,528
BUILDING AREA: N/A
STORIES: N/A
HEIGHT: N/A
EXISTING USE: FENCED DIRT FIELD
PROPOSED USE: AMENITY SPACE FOR RESIDENTS OF 2701 CAPITOL AVENUE UNITS EXISTING: 0
UNITS PROPOSED: 0
N
1" = 20'-0"
G0-00
1SITE PLAN
N
No. Description Date
PLANNING 9/23/2022
G0-
00 PROJECT INFORMATION
G0-01 EXISTING - CONDITIONS
G0-02 REZONE EXHIBIT
1-2 SURVEY
2-2 SURVEY
A0-00 SITE PLAN
A1-00 GROUND FLOOR PLAN
A1-01 SECOND FLOOR PLAN
A1-02 THIRD FLOOR PLAN
A1-03 FOURTH FLOOR PLAN
A1-04 FIFTH FLOOR PLAN
A1-05 SIXTH FLOOR PLAN
A1-06 STUDIO PLAN EXAMPLES
A1-07 STUDIO PLAN EXAMPLES

THE PURPOSE OF THIS SUBMITTAL IS TO PROPOSE A RE-ZONING OF TWO EXISTING LOTS WITH AN EXISTING BUILDING ON ONE LOT TO BE RE-ZONED FROM H-1-SPD AND OB-SPD TO BOTH BE C-2-SPD. THE PROPOSED C-2-SPD DESIGNATION FOR EACH PROPERTY SYNCS TO THE SAME COMMERCIAL ZONING TO THE EAST AND

SOUTH PROPERTIES, AND CONFORMS TO THE SURROUNDING NEIGHBORHOOD OF GENERAL COMMERCIAL USES THAT ALLOW FOR MULTI-FAMILY AND MIXED-USE OPPORTUNITIES IN THE CITY CENTER.

THE PROPOSED REZONING APPLICATION FOR THE EXISTING BUILDING AT 2701 CAPITOL AVENUE WILL ALLOW

THE CONVERSION TO A MULTI-FAMILY AND MIXED-USE APPLICATION, WITH REMODELED UNITS AND GROUND FLOOR RETAIL. THIS APPLICATION DOES NOT SEEK TO INCREASE THE NUMBER OF LIVING UNITS. THE APPLICATION SEEKS A RETAIL USE FOR THE GROUND FLOOR.

THE PROPOSED REZONING APPLICATION FOR 2711 CAPITOL AVENUE SEEKS TO ACTIVATE THE EXISTING DIRT LOT INTO AN OUTDOOR AMENITY SPACE FOR THE MULTI-FAMILY RESIDENTIAL BUILDING AT 2701 CAPITOL AVENUE. THERE SHALL BE AN EVENTUAL DEVELOPMENT AT 2711 CAPITOL AVENUE THAT IS CO-EXTENSIVE

WITH THE GENERAL COMMERCIAL DESIGNATION FOUND ALMOST EXCLUSIVELY ON THE CAPITOL AVENUE BLOCK BETWEEN 27TH AND 28TH STREETS.

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/28/2022 2:37:55 PM G0-01

EXISTING -

CONDITIONS
KW
No. Description Date
PLANNING 9/23/2022
L ST
CAPITOL AVE.
28TH STREET
27TH STREET
C-2-SPD

H-SPD OB-SPD

LIESTAL ALLEY

80.62' 40.31'
161.96'

80.62'
161.88'

40.31'
2701 2711 2721
2700

40.34'
007-0171-016 007-0171-011
007-0450-001
OB-SPD
007-0171-001
344.04'
201.67'
105'
158.28'
161.27'
L ST
CAPITOL AVE.
28TH STREET
27TH STREET
C-2-SPD
C-2-SPD C-2-SPD

LIESTAL ALLEY

80.62' 40.31'
161.96'

80.62'
161.88'

40.31'
2701 2711 2721
2700

40.34'
007-0171-016 007-0171-011
007-0450-001
OB-SPD
007-0171-001
344.04'
201.67'
105'
158.28'
161.27'
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
1" = 40'-0"
9/28/2022 2:37:56 PM G0-02

REZONE EXHIBIT
Checker
No. Description Date
PLANNING 9/23/2022
1" = 40'-0"
G0-02
1EXISTING ZONING
N
1" = 40'-0"
G0-02
2PROPOSED ZONING
N

PARCEL AREA
6,528 sq.ft.

0.1499 acres
S18°31'26"W
N71°32'47"W BASIS OF BEARINGS
A
5' BSL

20.0 0'

ADJACENT BUILDING
2701 CAPITOL AVE.
6 STORY CONCRETE BUILDING

STAIRS STAIRS
EC

GENERATOR
GATE
GATE
STAIRS
C
ONC
RETE W
ALL
OVERHANG (TYP.)

GATE GATE

ENTRANCE TO PARKING GARAGE
CONCRETE WALL (TYP.)

AMENITY SPACE

WOOD WALL
DIRT
DIRT
STAIRS
RAMP

PILLAR UNDER RAMP

PLTRPLTR

GRASSGRASS

PARKING METER PARKING METER PARKING METER

CROSSWALK SIGNAL
SIGN

PARKING METERGRASS GRASS GRASS

PARKING METER
DIRT
DWY
GRASS
PLTR
PLTR
PLTR
AC
AC
AC AC
RAMP
RAMP
DIRT

PARKING METER
FENCE
PATIO
OVERHANG (TYP.)
APN 007-0171-011-0000
APN 007-0171-001-0000

FIRST CONG CHURCH
27TH STREET
80' PUBLIC RIGHT OF WAY

44.6 ' AC PAVEMENT WIDTH

CAPITOL AVENUE
100' PUBLIC RIGHT OF WAY

49.9 ' AC PAVEMENT WIDTH

PARKING METER
LOT 8
LOT 7
ALLEY
20' PUBLIC RIGHT OF WAY
6' WOOD FENCE 3.0'± EAST OF PL
BHL
GATE/6' IRON FENCE
WALL 0.6' INSIDE PL
SHED

ADJACENT BUILDING

ADJACENT BUILDING
APN 007-0171-017-0000

SUTTER VALLEY HOSPITALS
CONC
WALL 1.2' INSIDE PL
6' IRON FENCE

RIGHT OF WAY EXTENT

WALL ON PL
LEGEND
DWY
F
H
GM
GV
MW
MH
EC
EB
EV
FC
FDC
CB
CP
DCV
CONC
AC
BFP
APN
BSL
BLDG
SSMH

DENOTES ENCROACHMENTS

CORRESPONDS TO SCHEDULE B

TRAFFIC SIGNAL BOX

YARD LIGHTYL

WATER VALVE

UTILITY VAULT

TRANSFORMER

TELEPHONE

WATER METER
TRANS
TSB
TEL
WV
WM
VT

STREET LIGHT BOX

SANITARY SEWER CLEANOUT

SANITARY SEWER MANHOLE

STORM DRAIN MANHOLE

POST INDICATOR VALVE

PUBLIC UTILITY EASEMENTPUE

STREET LIGHT

SQUARE FEET
SL
SQ. FT.

SLB
SSCO
SDMH

PROPERTY LINE

POWER POLE

PARKING METER

PLANTER
PP
PLT
R
PM
PIV
PLP

DRIVEWAY
ELE

CTRICAL BOX

ELECTRICAL MANHOLE

ELECTRICAL CABINET

FIRE DEPARTMENT CONNECTION

MONITORING WELL

FIRE HYDRANT

GAS VALVE

GAS METER

MANHOLE

FACE OF CURB

ASSESSOR PARCEL NUMBER

DOUBLE CHECK VALVE

BUILDING SETBACK LINE

BACK FLOW PREVENTOR

CENTERLINE

CATCH BASIN

CONCRETE

CONCRETE PAD

BOLLARD

ASPHALT

BUILDING

GAS MANHOLE

ELECTRICAL VAULT
EMH

TELEPHONE MANHOLETMH
GMH

TRAFFIC SIGNALTS

TELEPHONE VAULTTVT
BOL

TRASH ENCLOSURETE

EM ELECTRICAL METER

UTILITY BOXUB

FND FOUND MONUMENT
BUI

LDING HEIGHT LOCATIONBHL
1 C
EV
S
H
DY
WV
TV
T
S
D
GV
W
G
M
E
E
U
VT
W
T
M
W
U
U
M M M
WV
H
DY
WV
E T
T
E
E
U
U
S
WV
W
U

PIONEER CONGREGATIONAL

UNITED CHURCH OF CHRIST
1631 1220 1216 1214
2700

80.41' 40.61'
161.89'

9.47'
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
1/16" = 1'-0"
9/28/2022 2:37:50 PM A0-00

SITE PLAN
KW
1/16" = 1'-0"
A0-00
1SITE PLAN
N
No. Description Date
PLANNING 9/23/2022

PARKINGGARAGETRASH ROOMELEVATOR LOBBY

JANITORIAL/STORAGEBIKESTORAGE
Handicapped
CompactCompactCompactCompactCompactCompactCompactCompactCompactCompact CompactCompactCompactCompact
21'-4" x 16'-0"21'- 4" x 16'-0" CompactCompact
18'-0"
19'-6"
7'-2 1/2"
21'-4" 21'-4"
15'-11 1/2"
18'-0"
21'-7"
6'-5 1/2"21'-4"
Maintenace walkaway
051020
7'-7"
~9'-5 5/8"
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
As indicated
9/28/2022 2:37:50 PM A1-00

GROUND FLOOR
PLAN
KW3/32" = 1'-0"
A1-00
1FLOOR PLAN
No. Description Date
PLANNING 9/23/2022
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/28/2022 2:37:51 PM A1-01

SECOND FLOOR
PLAN
KW
No. Description Date
PLANNING 9/23/2022

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/28/2022 2:37:51 PM A1-02

THIRD FLOOR PLAN
KW
No. Description Date
PLANNING 9/23/2022

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUS

CRKW ST OIDU
9/28/2022 2:37:51 PM A1-03

FOURTH FLOOR
PLAN
KW
No. Description Date
PLANNING 9/23/2022

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/28/2022 2:37:52 PM A1-04

FIFTH FLOOR PLAN
KW
No. Description Date
PLANNING 9/23/2022

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/28/2022 2:37:52 PM A1-05

SIXTH FLOOR PLAN
KW
No. Description Date
PLANNING 9/23/2022

All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/27/2022 6:20:31 PM

STUDIO PLAN

EXAMPLES
KW
No. Description Date
PLANNING 9/23/2022
A1-06
All ideas, designs, arrangements and plans indicated or represented by this drawing are copyright and owned by
and the property of CRKWStudio, Inc. and were created,
evolved and developed for use on, and in connection
with the Property at 2701 CAPITOL AVE, Sacramento,
CA 95816. None of such ideas, designs, arrangements
or plans shall be used by or disclosed to any person or corporation for any purpose whatsoever without the
written permission CRKWStudio, Inc..

Keyplan:

Title:

Sheet no:

CRKWSTUDIO INCORPORATED

CONFIDENTIAL DOCUMENTS
Checked by: Scale:

Stamp:

ARCHITECT:

CRKW STUDIO INCORPORATED
2912 Franklin Blvd., Sacramento CA 95818
Tel: 415.305.9452 www.crkw.com
OWNER:

PROJECT:

KEVIN KHASIGIAN
P.O. Box 160372, Sacramento, CA 95816
[email protected]
916-502-3637
2701 & 2711 CAPITOL

AVENUE SACRAMENTO,
CA 95816

TRINITY HOUSE

CRKW ST OIDU
9/27/2022 6:20:31 PM

STUDIO PLAN

EXAMPLES
KW
No. Description Date
PLANNING 9/23/2022
A1-07
October 21, 2022
Zach Dahla
Associate Planner
City of Sacramento
Sent via email to [email protected]
[SUPPORT] RE: Trinity House (2701 Capitol Ave) - Rezoning Application Dear Zach Dahla,
Thank you for allowing House Sacramento the opportunity to comment on the proposed Rezoning and associated rehabilitation of 2701 Capitol Ave, known as the Trinity House. We are writing in support of this proposed rezoning and rehabilitation.

House Sacramento is an organization formed to advocate for building inclusively affordable communities in the Sacramento area. We formed to represent renters, young people, and other communities disproportionately harmed by NIMBYism and California’s long standing culture of opposition to developing adequate housing supply. The proposed project provides much needed housing in a neighborhood where demand for such housing far exceeds supply. The project also has additional community benefits including a ground floor commercial space that will further enliven and activate this area of Midtown.

A key priority for House Sacramento is encouraging jurisdictions to embrace a development code that offers flexibility and creativity for developers while adapting to changing market conditions. The existing zoning designation is no longer appropriate and rezoning to the C-2 designation would enable this project to synchronize with the recent adjacent developments in the 28th & Capitol area. Additionally, we believe retaining the existing size of the units, ranging from 275 sf to 655 sf, is ideal. These types of units remain scarce within the Central City, but they are popular with smaller households and continue to have an extremely low vacancy. They are known as “naturally affordable units” because their size and efficiency leads to more affordable rents than their larger comparables.

The scale of The Housing Crisis requires us to embrace an “all of the above”, portfolio-based approach to delivering more housing. We applaud the creativity of HK3 and we appreciate their outreach to our organization, answering our questions and addressing any concerns we had.

One of my favorite patio spots in Midtown is the T-Bar restaurant on the opposite side of Capitol Ave. I look forward to sitting on the patio after this rehabilitation and seeing 65 households call this building “home.”

Regards,
Kevin Dumler
Co-Chair of House Sacramento
[email protected]
www.housesac.org
www.housesac.org

1 Zachary Dahla
From: Connor W. Olson <[email protected]>
Sent: Friday, October 28, 2022 5:22 PM
To: Zachary Dahla; Karlo Felix
Subject: 2701 Capitol Ave Email re Support
Follow Up Flag: Follow up
Flag Status: Completed
Hello Planning Staff:

My name is Connor Olson and I live at 828 27th Street in Midtown, just a few blocks from the 2701 Capitol Avenue project.  I noticed the City's sign adjacent to the building on walks with my wife to the B Street Theater and the Café Bernardo.  I am a planning novice, but I went on the City's Agency Counter online and reviewed the documents supporting the rezone.  Thanks for making those documents available to the public.

As a neighbor to this project, I strongly support rezoning the two properties (my understanding is that the rezone is for 2701 and 2711 Capitol Ave) to a general commercial use.  One, the entire neighborhood is commercial and so this use seems to be a natural fit.  I am not clear why this was originally zoned H‐1, but the neighborhood is now a bright mix of commercial uses, everything from a tea shop to small offices to a thriving music theater.  I am eager to see‐‐fingers crossed‐‐another restaurant join our neighborhood.  Two, our City desperately needs more housing and it sounds like this project will deliver 65 units relatively soon as it is being rehabbed and not torn down.  This is fantastic!!! It also appears that the units are modestly‐sized so they will likely be more affordable to retail, hospital, and government workers.  Another fantastic!

Please approve this project!  This project is exactly the type our City should be approving in this post‐Covid changing world.  A creative rehab project of an old use that will add housing and enrich our workforce with talented people who can walk to work.  This improves our City immensely.

If it is allowed, could you provide the contact information for the property owners so that I could learn more about the project,
as well as support them during any hearings for this project.

Thanks!

Connor W. Olson
Law Offices of Connor W. Olson
520 Capitol Mall, Suite 150
Sacramento, CA 95814
www.cwo‐law.com
(916) 905‐7276

**NOTICE**
This e‐mail message constitutes an electronic communication as defined by the Electronic Communications Privacy Act, 18 U.S.C. 2510.  It is confidential and intended only for authorized recipients and may contain information that is privileged, attorney work product or exempt from disclosure under applicable law. If you are not a named recipient or have otherwise received this message in error, you are hereby notified that any dissemination, distribution or copying of this e‐mail is strictly prohibited. If you have received this message in error, please immediately notify the sender by return e‐mail and delete this e‐mail message, all copies and attachments from your computer.

P22-027 Capitol Ave Rezone

Dear Zach and Karlo,
I write to support the rezoning of 2701 Capitol Avenue from H-1 to C-2.

Thank you for allowing the public the opportunity to comment on the rezoning of 2701 Capitol Avenue. I write in support of this proposed rezoning to a general commercial use, C-2.

I am a real estate agent and builder who has lived adjacent to midtown for the last 20 years. I support thoughtful adaptive re-use and hope to see this project house people who want to live and support the surrounding retail and businesses.

I am glad to see that the 2701 Capitol Rezone Project will increase the livability and vitality of the existing Sutter District neighborhood. This project, which is a renovation of an existing 65-unit building, provides the unique opportunity to deliver these apartments to the market soon, not wait for the years-long process of approvals, building plans, and further review; only then do the projects start construction and many proposed projects never make it beyond concept.

This project will provide 65 units in Midtown in a building that housed a use that is no longer financially viable. Converting this building into housing is exactly in line with the long-term vision established by the Sacramento community in the General Plan. This rezoning is the iteration of projects that continue along the path of creating a vibrant urban core, and away from decaying buildings sitting vacant.

In addition to being a great project, it is also situated in an excellent location, well served by transit and within walking distance of thousands of jobs. This infill apartment use will improve residents’ mobility and improve local air quality and carbon emissions.

Approving this project is in the best interests of the people of Sacramento.

Micah Baginski

1 Zachary Dahla
From: Steve Duvernay <[email protected]>
Sent: Wednesday, October 19, 2022 11:52 AM
To: Zachary Dahla; Karlo Felix
Cc: [email protected]
Subject: Letter of Support; Request to rezone 2701 Capitol Avenue (H-1 to C-2) Follow Up Flag: Follow up
Flag Status: Flagged
Dear Mr. Dahla & Mr. Felix,

I’m writing to support the rezoning of 2701 Capitol Avenue to C-2. As a former longtime midtown resident and current resident (and landlord) just a few blocks away in East Sacramento (I live in and own a multi-unit property at 32nd & M), I know first-hand that we need more housing in downtown and midtown Sacramento.

This need is especially important near employment centers like Sutter Hospital, the Capitol, and central midtown in general.

I know the Khasigians and have followed their work on other projects in the Sacramento area. They have revitalized several underutilized properties and that are a significant benefit not only to the City, but the neighborhoods where the properties are located. The Southsider at 10th & S is just one recent example of such success, where their foresight and community-focused development has transformed a block that will serve as the cornerstone of the neighborhood for the foreseeable future.

That HK3 is looking to redevelop The Chateau is reason to be optimistic. This property has the potential to be a lynchpin for the neighborhood surrounding Sutter's Fort and provide critical housing and commercial support for the Sutter medical complex.

Sincerely,

Stephen Duvernay
Benbrook Law Group, PC
701 University Avenue, Suite 106
Sacramento, CA 95825
(916) 447-4900
[email protected]

909 12th Street, Suite 125, Sacramento, CA 95814
916-446-9255 • www.civicthread.org

June 22, 2022 VIA EMAIL
Zachary Dahla
City of Sacramento, Community Development Department
300 Richards Boulevard, 3rd Floor
Sacramento, CA 95811
RE: Capitol Avenue Rezone (P22-027)

Dear Zachary Dahla:

Thank you for providing Civic Thread the opportunity to comment on the Capitol Avenue Rezoning. The project proposes to rezone and convert the existing senior housing facility at 2701 Capitol Avenue to a mixed-use development on a site located within the Hospital (H-SPD) and Office Building (OB-SPD) zones and the Central City Special Planning District (SPD).

In general, Civic Thread supports infill development, particularly providing multi-family housing in the Central City. Apartments at this location offer walkable and bikeable routes to Midtown and Downtown’s amenities, and close access to nearby employment centers. However, we are strongly in opposition to any displacement of vulnerable groups, such as senior citizens, with emphasis on those who have a strong need for care, program support, and community, and are concerned that this rezoning may result in displacement.

While the parcel at 2711 Capitol Ave may be vacant, it is our understanding that residents currently live at the Chateau, the independent and assisted living facility located at 2701 Capitol Ave, which is proposed to be replaced with a mixed-use apartment building. This is a unique situation where no construction is planned. We strongly recommend the applicant provide a transition plan in a revised application that details what will happen to the current residents of the building once the zoning change occurs and the independent living facility is converted to an apartment building. We strongly urge the City to ensure that residents who are in a position to stay in their housing are allowed to do so, with comparable or lower rent due to a reduction in services provided. If

909 12th Street, Suite 125, Sacramento, CA 95814
916-446-9255 • www.civicthread.org

residents are unable to stay in the building due to their need for a high level of care dependent on original facility programming, we recommend that they be provided priority placement in other Chateau facilities at a similar or lower cost, or are provided relocation assistance to a comparable facility.

In addition, the application indicates that the proposed use after rezoning will be mixed- use and apartments. We would appreciate clarification on whether the intention is that the apartment building eventually will include mixed-use elements because the application indicates no external or floor plan changes to the current design.

Thank you for the opportunity to provide comments. Should you have any questions, please don’t hesitate to reach out to me at [email protected].

Please notify Civic Thread of future routings or notices for this project. Considering the impacts that this rezone may have on Sacramento’s senior citizens, Civic Thread would like to follow this closely and be informed of any follow-up that may occur.

Sincerely,
Kathryn Canepa
Project Manager, Civic Thread

1 Zachary Dahla
From: rick arteaga <[email protected]>
Sent: Wednesday, January 4, 2023 9:00 AM
To: Zachary Dahla
Subject: Concern and Objections to: Trinity House (P22-027) To Whom it May Concern,

We purchased our home at 1216 27th Street, Sacramento, CA 95816 on December 2021 and it's been a challenging endeavor maintaining safety for my family and keeping vagrants from breaking in, loitering and defacing our home. My concern is that Trinity Church hasn't done anything to remove overnight unhoused campers from their steps and during summer, they have a several individuals with temporary tents on the sidewalk. At the moment, Trinity continues to allow unhoused individuals to sleep on their steps and leaving their trash on the sidewalks or on my doorstep and alley way.

The previous tenants of 2701 Capitol were a quiet retirement center. Now, I am very concerned for my family that Trinity has no regards to the element of surprise they will be bringing to our neighborhood which we have worked extremely hard to turn into safer environment The City of Sacramento provides no funds, tax breaks or assistance with repairing our very old damaged historical homes, and I feel that if Trinity's plans to make Trinity House an unhoused transitional housing and/or food bank, then this will either harbor more crime and compromise safety of our neighborhood.

Here is a list of what happens on a regular basis:
 Aggressive unhoused individuals yelling and at times bullying my family with threats and 911 is required
 Loitering, camping
 Increased alley traffic and criminal activity
 My fireplace door was broken open to store drugs
 Screaming from unhoused individuals living in the alley next to 2701 Capitol, directly across the sreet from my home
 Unhoused individuals washing their dishes on my front yard and turning aggressive when asked to leave
 Several 911 calls
 Attempted break-in
 graffiti on my brick work
 graffiti on my gate
 decreased property value
 who will manage untidy balconies, will there be rules with specific balcony guidelines. Keep in mind that low income tenants are not going to care about what they do, and their needs to be very strict boundaries
 My property tax is $10,000 a year, and know my property value will decrease but the city keeps gaining from me. I don't want to move, but the City of Sacramento will most likely chase all family owned and occupied residents if you don't step-in to help family occupied and owned residents.
 compromised safety
2  Fast driving shipping and garbage trucks through alley Liestel Alley and I've complained to the city sacramento and they told me to call the highway patrol, which is a terrible response. Will the City of Sacramento hold Trinity responsible for slowing down traffic?  Many iron grates on Liestel Alley are not bolted and the increased traffic of trucks produces a very loud bang; this was also addressed to the City and the City said it was not their issue  Future concern: will Trinity have neat and tidy balcony policy? I don't want to see balconies turned in storage with garbage and clothes. There needs to be a plan for only specific items allowed on a patio such as a table, 2 chairs and some plants. Please don't let this get out of hand.

In closing, I ask that you have consideration towards the issues and concerns I've addressed, because in my experience, the City of Sacramento has not been cooperative in helping communities trying to build safe and environment, and this has been pushing many of family occupied home owners into the suburbs. Please be the ear of the tax paying citizens that seem to be left out.

Enrique Arteaga
1216 27th Street
Sacramento, CA 95816
415-706-5754
owner/resident