Sacramento City Council
March 19, 2024

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2024-00627 3/19/2024 Consent Item 9.
(Pass for Publication) Corporate Way Retail Pad with Drive-Thru (P22-040) File ID: 2024-00627
Location: APNs: 031-0053-017-0000, -028-0000, and -030-0000, South of Corporate Way and North of 7375 Greenhaven Drive; District 7, Represented by Councilmember Jennings Recommendation: 1) Review: a) Resolution adopting the Mitigated Negative Declaration and the Mitigation Monitoring Plan; b) Ordinance amending Title 17 of the Sacramento City Code to rezone three parcels totaling ±0.87-acres from the Office Business Low Rise Mixed Use (OB-PUD) zone and Greenhaven Executive Park Planned Unit Development (PUD) to the General Commercial (C-2- PUD) zone and Greenhaven Executive Park PUD; c) Resolution amending the Greenhaven Executive Park PUD Guidelines and Schematic Plan to designate the site for commercial, office, restaurant, and drive-through restaurant use and to amend the permitted uses in the commercial zones to allow one drive-through facility and remove the prohibition on fast food restaurants; and d) Resolution approving i) Conditional Use Permit for a drive-through restaurant; ii) Site Plan and Design Review for a ±2,830-square-foot commercial pad with two commercial suites and a drive- through within the General Commercial (C-2-PUD) zone and Greenhaven Executive Park PUD; and iii) Tree Permit for the removal of one private-protected tree; and 2) pass for publication the ordinance titles per City Charter section 32(c) to be considered March 26, 2024.

Contact: Zach Dahla, Associate Planner, (916) 808-5584, [email protected]; Marcus Adams, Senior Planner, (916) 808-5044, [email protected], Community Development Department
Applicant: Laura Kass, All Access Permits, 5716 Folsom Boulevard PMB #154, Sacramento, CA, 95819
Property Owner: Forest Freeman (C & C Freeman Trust); 9133 Laguna Lake Way, Elk Grove, CA 95758
Attachments:
01-Description/Analysis
02-Background
03-Resolution - Mitigated Negative Declaration and Mitigation Monitoring Plan 04-Ordinance - Rezone

File ID: 2024-00627 3/19/2024 Consent Item 9.
05-Exhibit A: Rezone Exhibit
06-Resolution - Greenhaven Executive Park PUD Amendment 07-Exhibit A: Greenhaven Executive Park PUD Guidelines Text Amendments 08-Exhibit B: Greenhaven Executive Park PUD Schematic Plan 09-Resolution - Entitlements
10-Exhibit A: Project Plans
11-Exhibit B: Arborist Report
12-Public Comments
Description/Analysis
Issue Detail: The applicant is requesting to construct a ±2,830-square-foot commercial building consisting of a ±909-square-foot suite for a Dutch Bros Coffee drive-through restaurant (Suite A) and a ±1,921-square-foot suite for a future restaurant (Suite B) on a ±0.87-acre project site in the Office Business Low Rise Mixed Use (OB-PUD) zone and Greenhaven Executive Park Planned Unit Development (PUD). The project requests the following entitlements:

1. Rezone
a. The project site is located within the Office Business Low Rise Mixed Use (OB- PUD) zone, which prohibits drive-through and standalone restaurant uses. Thus, the project requests to rezone the project site to the General Commercial (C-2- PUD) zone, which allows drive-through restaurants with an approved conditional use permit and permits standalone restaurants by-right.

2. Amendments to the Greenhaven Executive Park PUD
a. Schematic Plan Amendment: The Greenhaven Executive Park PUD Schematic Plan identifies the project site for office uses; thus, a schematic plan amendment is requested to designate the site for commercial, office, restaurant, and drive- through restaurant uses, which would allow for the proposed project. b. Guidelines Amendment: The Greenhaven Executive Park PUD prohibits drive- through and fast food restaurant uses in commercial zones. Thus, the project requests a PUD Guidelines text amendment to update the permitted uses in the commercial zones to allow for a drive-through facility and remove the prohibition of fast food restaurant uses.

3. Conditional Use Permit
a. The General Commercial (C-2-PUD) zone allows drive-through restaurants with a conditional use permit approved by the Planning and Design Commission.

File ID: 2024-00627 3/19/2024 Consent Item 9.

However, because a Rezone requires City Council-level approval, all project entitlements associated with the project must be reviewed and decided on by the City Council per SCC section 17.808.310.

4. Site Plan and Design Review
a. The project requires Site Plan and Design Review to review the proposed commercial building and associated site improvements.
b. There are no deviations to the development standards of the C-2-PUD zone or Greenhaven Executive Park PUD standards proposed with this project.

5. Tree Permit
a. The project requires a tree permit entitlement for the removal of one (1) private protected tree that conflicts with the location of the proposed drive-through lane.

The requested entitlements identified above are discussed in more detail under the Entitlement Review section of Attachment 2 (Background).

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, Pocket Greenhaven Community Association, and Park Place South Neighborhood Association. Staff did not receive any comments.

Staff mailed early notices and hearing notices to all property owners, residents, and neighborhood associations within 500 feet of the project site and posted the site prior to the public hearing. At the time of writing this report, staff has received two comments in opposition to the project identifying concerns with increased traffic. Staff has included these letters in Attachment 12.

Policy Considerations:

General Plan
Staff acknowledges that the City Council recently adopted the 2040 General Plan, Climate Action & Adaptation Plan (CAAP) and certification of the Master Environmental Impact Report (MEIR) at the February 27, 2024, meeting. However, staff must review the proposed project under the lens of the existing 2035 General Plan as the 2040 General Plan is not yet effective and becomes effective 30 days after final adoption. Thus, the 2035 General Plan document remains effective until March 28, 2024.

File ID: 2024-00627 3/19/2024 Consent Item 9.

The 2035 General Plan’s goals, policies, and implementation programs define a roadmap to achieving Sacramento’s vision to be the most livable city in America. The General Plan designation of the subject site is Employment Center Mid Rise (ECMR), which typically provides for large mixed-use office/employment centers that include office complexes, support retail and service uses (e.g., restaurants, dry-cleaners, gym/fitness centers, etc.), residential uses, and landscaped gathering places. The combination of high-density buildings and low site coverage in existing employment centers provides the opportunity for new infill development with complementary uses that transforms the existing single-use areas into more self-sufficient mixed-use areas.

As proposed, the project would result in the development of a commercial pad for a drive-through coffee shop and additional restaurant space adjacent to an existing commercial strip mall with similar support retail and service uses. To balance the auto-related nature of the coffee shop, the applicant is proposing site improvements to reduce the visibility and impacts of the cars, including a 25-foot wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way), a small CMU wall along the drive-through lane, and cool roof coverings and cool pavement treatments within the parking lot and non-pervious walkways. The development also incorporates pedestrian amenities, such as a canopy and tree shading, pedestrian benches, and a pedestrian connection from the sidewalk enhanced with a trellis. Staff finds the proposed use and development consistent with the allowed uses and key urban form characteristics of the ECMR designation.

The ECMR designation establishes a floor area ratio (FAR) of 0.25 to 2.0 for commercial development. The ±2,830 square-foot commercial building on the ±37,766 square foot project site results in a FAR of 0.07, below the minimum FAR of 0.25 established by the ECMR designation.

While the building does not meet the minimum required FAR, General Plan Policy 1.1.11 allows for developments with a FAR below the required minimum if the City finds that the use involves no building or by nature normally conducts a substantial amount of its operations outdoors. The proposed project is consistent with this policy as the proposed use is a Dutch Bro’s whose business model is a drive-through coffee shop with non-drive through orders limited to a pedestrian walk up window. As such, the proposed use requires a large drive-through component that takes up additional site area. Additionally, the site is constrained with a large existing reciprocal access easement that serves the bank and commercial strip mall south of the site and a required 25-foot landscaped berm along Corporate Way per the Greenhaven Executive Park PUD. For these reasons, the proposed project is consistent with General Plan Policy LU 1.1.11. Therefore, the FAR is considered consistent with the ECMR designation.

Additionally, staff has identified several General Plan goals and policies below that support the proposed project and staff has provided a response identifying why these policies support the proposed project:

Goal LU 1.1: Growth and Change. Support sustainable growth and change through orderly and well -planned development that provides for the needs of existing and future residents and businesses,

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ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.

Policy LU 1.1.4: Leading Infill Growth. The City shall facilitate infill development through active leadership and the strategic provision of infrastructure and services and supporting land uses.

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.

Staff Response: The proposed project is consistent with the above goal and policies in that it promotes sustainable growth and change through urban infill development near existing educational, recreational, and commercial services. Specifically, the proposed project would develop a vacant and underutilized site with supportive retail uses that contribute to the variety and diversity of the uses within the existing employment center and adjacent strip mall, furthering the retail viability of the area. Further, Planning staff worked closely with the applicant to create an enhanced pedestrian experience by advocating for ample landscaping and tree shading, on-site benches, covered outdoor eating areas, and a separate 10-foot-wide pedestrian connection from the sidewalk leading to a walk-up window. To balance the auto- related nature of development, the applicant also agreed to provide cool roof coverings and cool pavement treatments within the park lot and non-pervious walkways and a future EV ready parking space.

Goal LU 7.1 Employment Centers. Encourage employee-intensive uses throughout the city in order to strengthen Sacramento’s role as a regional and West Coast employment center and to encourage transit ridership and distribute peak hour commute directions.

Policy LU 7.1.3 Accessory Support Uses. The City shall require new employment centers and industrial development to incorporate such accessory uses as public open space amenities, transit amenities, child care facilities, and nonoffice retail uses based on the size and location of the development and the availability and capacity of existing accessory uses.

Policy LU 7.1.4 Urban Design. The City shall require that new and renovated employment center development be designed to accommodate safe and convenient walking, biking, and transit use, and provide an attractive, high-quality “campus environment,” characterized by the following:

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· A highly interconnected system of streets and walkable blocks · Buildings sited around common plazas, courtyards, walkways, and open spaces · Extensive on-site landscaping that emphasizes special, features such as entryways, and screens parking lots and service areas
· A coordinated and well-designed signage program for tenant identification and way finding
· Attractive streetscapes and lighting to promote pedestrian activity · Clearly marked entrance drives, pedestrian routes, and building entries that minimize potential conflict between service vehicles, private automobiles, and pedestrians
· Facilities and services such as child care, cafes, and convenience retail that address employee needs.

Staff Response: The proposed project is consistent with the above goal and policies in that it provides for a café and future restaurant use that would assist in transforming this employment center into a more self-sufficient mixed-use area without resulting in an overconcentration of restaurant and drive-through uses. The project has been designed to accommodate convenient walking and biking by creating an enhanced pedestrian experience with pedestrian benches and covered outdoor eating areas and a separate 10-foot wide pedestrian connection from the sidewalk with short-term bicycle parking to minimize potential conflicts between vehicles and pedestrians. Additionally, pedestrian scale lighting will be added to the parking lot improving on-site visibility. The site has been designed to screen the on-site parking lot and drive-through by incorporating a 25-foot-wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way) and a small CMU wall along the drive-through lane.

Goal ER 3.1 Urban Forest. Manage the city’s urban forest as an environmental, economic, and aesthetic resource to improve Sacramento residents’ quality of life.

Policy ER 3.1.2 Manage and Enhance the City’s Tree Canopy. The City shall continue to plant new trees, ensure new developments have sufficient right-of-way width for tree plantings, manage and care for all publicly owned trees, and work to retain healthy trees. The City shall monitor, evaluate and report, by community plan area and city wide, on the entire tree canopy in order to maintain and enhance trees throughout the City and to identify opportunities for new plantings.

Policy ER 3.1.6 Urban Heat Island Effects. The City shall continue to promote planting shade trees with substantial canopies, and require, where feasible, site design that uses trees to shade rooftops, parking facilities, streets, and other facilities to minimize heat island effects.

Staff Response: The proposed project is consistent with the above goal and policies in that the project proposes to transform a mostly vacant parcel with one existing tree and provide a

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development with ample tree canopy through the provision of a 25-foot-wide landscaped berm along Corporate Way and multiple on-site planters achieving a landscape coverage of 26.7% (i.e., 10,077 square feet of landscaping on a 37,766 square foot site) and 50% tree shading of the parking lot and drive-through lane. The project further reduces potential heat island effects by providing cool roof covering and cool pavement treatments within the parking lot and non- pervious walkways.

General Plan - Pocket Community Plan
The subject property is located within the Pocket Community Plan Area of the General Plan. The Pocket Community Plan Area is located southwest of Sacramento’s downtown and adjacent to a large bend of the Sacramento River which has been known for many years as the “Pocket Area.” The Pocket Area comprises four neighborhoods: South Land Park, Greenhaven, Pocket, and Z’berg Park. Residential areas consist of mostly single-family units with multi-family units integrated throughout the community. Health care, religious and educational institutions, and parks and recreation uses are scattered throughout the area and neighborhood servicing retail and commercial centers are also at key intersections.

No goals or policies specific to Community Plan Area are applicable to the proposed project. Given the project’s consistency with the General Plan Employment Center Mid-Rise (ECMR) designation and goals and policies from the 2035 General Plan, staff find the proposed project is also consistent with the Community Plan Area.

Greenhaven Executive Park PUD
The subject site is located within the Greenhaven Executive Park PUD which was originally adopted in 1965. No goals or policies specific to the Greenhaven Executive Park PUD have been adopted. 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 developments will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-

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0226 on June 21, 2016, and the SAFCA 2023 Adequate Progress Annual Report accepted by City Council Resolution No. 2023-0337 on October 24, 2023.

Economic Impacts: The proposed project will provide retail viability and provide new job opportunities in the area.

Environmental Consideration:

The City of Sacramento prepared a Mitigated Negative Declaration (MND) for the Corporate Way Retail Pad with Drive-Through Project (P22-040). In accordance with the California Environmental Quality Act (CEQA), the MND was circulated for a 30-day public review period which ended January 8, 2024. The comment period was also advertised in a newspaper of general circulation. A notice of availability / notice of intent to adopt an MND was posted in the County Clerk’s Office and was sent to applicable regulatory agencies, neighborhood associations, and stakeholders in the project area.

The city received 3 letters/emails during the public comment period. The comment letters and responses are included on the City’s CDD EIR webpage under the Corporate Way Retail Pad with Drive-Through project (P22-040) heading (webpage listed below). Each of the comments addressed the project site and conditions as they relate to the particular areas of concern of the respective commenting agency, company, or organization. The comments from the Caltrans, Central Valley Regional Water Quality Control Board, and Sacramento Metropolitan Air Quality Management District are acknowledged by the City and have been considered as part of the project planning and its implementation. The comments received did not identify any new significant effect, increase in severity of an impact identified in the Mitigated Negative Declaration, or provided significant new information. In response Staff has made clarifications and minor modifications to the MND as reflected in the Response to Comments memo posted on the City’s CDD EIR webpage. The comments and responses do not create any circumstances identified in CEQA Guidelines Section 15073.5 that would require recirculation.

The Environmental Services Manager has determined that adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan are appropriate actions under the CEQA. The initial study/MND for the project, and the MND revisions, comments and responses are available at the Community Development Department’s EIR webpage located at the following:
http://www.cityofsacramento.org/Community-Development/Planning/Environmental/Impact-Reports Sustainability: The proposed project is consistent with the City’s sustainability goals by providing for commercial infill development that implements cool roof covering and cool pavement treatments to reduce potential urban heat island effects and a future EV ready parking space. Additionally, the project will comply with Building Energy Efficiency Standards (Title 24).

Commission/Committee Action: On February 22, 2024, the Planning and Design Commission considered the project and recommended the City Council approve the project, consistent with staff’s

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recommendation.

Rationale for Recommendation: Staff recommends approval of the requested entitlements based on the findings of fact and subject to the conditions of approval listed in Attachment 5. Staff supports the project because it: a) is consistent with the ECMR designation, the proposed C-2-PUD zone, the Greenhaven Executive Park PUD, and the Citywide Design Guidelines; b) promotes sustainable growth and change by developing a vacant and underutilized site with supportive retail uses that contribute to the variety and diversity of the uses within the existing employment center furthering the retail viability of the area; and c) balances the auto-oriented nature of the development by providing abundant landscaping along the right-of-way frontage, enhanced pedestrian amenities, and cool roof coverings and cool pavement treatments reducing potential urban heat island effects.

Financial Considerations: Not applicable.

Local Business Enterprise (LBE): No goods or services are being purchased under this report.

Background

Project Vicinity

The proposed project is located south of Corporate Way at a vacant ±1.09 -acre site, between Wells Fargo Bank and office development, within the Office Business Low-Rise Mixed-Use (OB-PUD) zone and Greenhaven Executive Park Planned Unit Development (PUD). The project parcel is surrounded by office developments to the north and east and neighborhood supporting retail/commercial uses (i.e., Wells Fargo Bank, Domino’s Pizza, Taekwondo studio, nail salon, and hair salon) to the south in a strip mall fronting Greenhaven Drive. The project site is mostly vacant with an existing driveway off Corporate Way running along the southern boundary of the site to serve the adjacent strip mall and one existing tree.

Figure 1: Vicinity Map

Figure 2: Zoning Map

Figure 3: Existing Conditions – Existing On-site Driveway

Figure 4: Existing Conditions – Corporate Way

Figure 5: Project Rendering – View from Corporate Way

Figure 6: Project Rendering – View from Drive-Through Entrance

Table 1: Project Information
General Plan Designation: Employment Center Mid-Rise (ECMR) FAR: 0.25 – 2.0
Housing Element Inventory Site: No
Community Plan: Pocket
Specific Plan: n/a
Existing Zoning: Office Building Low-Rise Mixed-Use (OB-PUD) Proposed Zoning: General Commercial (C-2-PUD)
Special Planning District: n/a
Planned Unit Development: Greenhaven Executive Park
Design Review District: Citywide
Parking District: Urban
Historic Landmark: No
Historic District: No
Property Area: 37,766 square feet | 0.87 acres
Gross Building Area:

Total: 2,830 square feet
Suite A (Dutch Bro’s Coffee): 990 square feet
Suite B: 1,921 square feet
Floor Area Ratio: 0.07
Height (ft): 20.75 (24.75 to top of parapet)

Entitlement Review

The applicant is requesting to construct a ±2,830 -square-foot commercial building consisting of a ±909 -square-foot suite for a Dutch Bros Coffee drive -through restaurant (Suite A) and a ±1,921-square-foot suite for a future restaurant (Suite B) on a ±0.87-acre project site. To accommodate the request, the proposed project requires five entitlements, including a Rezone, Planned Unit Development Guideline and Schematic Plan Amendment, Conditional Use Permit, Site Plan and Desi gn Review, and Tree Permit.

Pursuant to SCC section 17.808.230B.2, the Planning and Design Commission will consider and make a recommendation to the City Council on the requested entitlements.

The recommendations of the Planning and Design Commission will be forwarded to the City Council for final action.

Rezone

The project requests to rezone three parcels totaling ±0.87-acres in the OB-PUD zone to the C-2-PUD zone. The requested rezone would allow the commercial restaurant use on- site by-right and the drive-through coffee shop with an approved conditional use permit, facilitating the development of the vacant site. SCC section 17.808.230.C.1.D requires the following findings be made to approve a rezone: (1) the rezoning is cons istent 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 additional flexibility of development standards and permitted uses complimentary to the surrounding neighborhood that also implements the vision of the General Plan ECMR land use designation. The purpose of the OB -PUD zone is to permit business, office, institutional, or professional buildings (SCC section 17.216.100) while the purpose of the C -2-PUD 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 OB -PUD zones, the C -2-PUD zone provides further development flexibility by allowing a wider variety of use s conducive to large mixed-use office/employment centers. Specifically, the OB -PUD zone restricts standalone commercial retail and service uses by requiring them to be in buildings in which at least 50% of the gross floor area is devoted to office or dwell ing use as these uses by themselves do not align or implement the purpose of the OB -PUD zone.

Conversely, the C-2-PUD zone will allow for standalone support retail and service uses (e.g., restaurants, dry-cleaners, gym/fitness centers, retail stores, nail salons, etc.) while still allowing the office and residential uses allowed under the OB -PUD zone. The expanded commercial uses allowed in the C -2-PUD zone would assist in transforming this employment center into a more self -sufficient mixed-use area that could serve the surrounding office park and residential areas furthering the vision of the ECMR designation.

The proposed rezone is also consistent with the existing ECMR 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/conditional uses and development standards of the ECMR designation. Further, the rezoning of the parcels to the C-2-PUD zone will facilitate infill development on a vacant and underutilized property with commercial uses that contribute to the variety and diversity of the support retail uses within the existing employment center and adjacent strip mall, furthering the retail viability of the area.

Planned Unit Development Guideline and Schematic Plan Amendments

The project site is located within the Greenhaven Executive PUD. The PUD is bounded by Florin Road to the north, Interstate 5 to the east, South Land Park Drive to the south, and Greenhaven Drive to the west. The PUD consists of a mix of zoning districts including Office Business Low-Rise Mixed-Use (OB), Multi-Unit Dwelling (R-2B, R-4) and General Commercial (C-2). The PUD is currently developed with a mix of office and medical office uses, commercial uses, as well as residential uses. The Greenhaven Executive Park (formerly Pocket Office Park) Planned Unit Development (PUD) was established by the City Council in 1983 with PUD Guidelines and PUD Schematic Plan.

PUD Guidelines Text Amendment

Section IV of the Greenhaven Executive Park PUD Guidelines identifies the permitted uses allowed in Commercial Zones within the PUD boundaries. Permitted uses in commercial zones include but are not limited to:

 Office support uses, such as blueprinting, printing, copying shops, stationery;  Restaurants (excluding drive-in and/or fast food)
 Private club-social center, except in Phase II-Airport Influence Zone;  Banks/savings and loan, excluding drive-throughs;
 Hotel/motel/motor lodge
 Commercial, Recreational Vehicle Storage
 Mini Storage / Individual Storage / Locker Building

As such, t he project requests an amendment to the Greenhaven Executive Park PUD Guidelines to remove the prohibition on drive -through and fast food restaurants in Commercial zones and update the language to allow for one (1) drive-through restaurant which would allow for the proposed drive-through coffee shop (see Attachment 07). Staff is supportive of the proposed text amendments since restaurant uses are permitted by - right and drive-through restaurants are conditionally permitted in the requested C-2-PUD zone. Additionally, Title 17 of City Code does not differentiate between “fast food restaurant” and “restaurant” uses, so the requested text amendment would align the uses in the PUD guidelines with those in City Code. Lastly, while the requested text amendment would permit one drive -through restaurant uses by -right in the PUD, any future drive - through restaurant use in the PUD would still require additional planning review for compliance with the base commercial zone. For example , the Shopping Center (SC) zone, General Commercial (C -2) zone, and Heavy Commercial (C -4) zone allow drive - through restaurants with an approved Conditional Use Permit from the Planning and Design Commission while the remaining commercial zones (i.e., C-1, C-3) prohibit drive- through restaurants out-right. As such, staff believe the proposed text amendment would not negatively impact the public health and safety of the city or result in an over concentration of future drive-through restaurant uses since the PUD would only allow for one in this area.

PUD Schematic Plan Amendment

The current PUD Schematic Plan designates the site for office use with a building square footage of 30,000 square-feet. An amendment to the schematic plan is required to allow restaurant uses to be established at the project site in the PUD. The Schematic Plan amendment would, as shown in Attachment 08, redesignates the three parcels to “office, commercial, restaurant , and drive-through restaurant”. Staff supports changing the designation to “office, commercial, restaurant, and drive-through restaurant” as it would be consistent with the proposed rezone and provide greater flexibility by allowing for a variety of support retail and commercial uses within proximity of an employme nt center consistent with the permitted uses for commercial zones in the PUD guidelines.

Conditional Use Permit
The Conditional Use Permit (CUP) process is designed to evaluate a project’s potential impact on a site and the surrounding area. In evaluating the proposed project, staff found the potential impacts generated by the project to be minimal, as the project is immediately surrounded by commercial uses, and appropriate conditions have been placed which cover issues such as lighting, surveillance systems, and the posting of contact information for management, have been added to the project.

Drive-Through Restaurant
Approval of a CUP is required to construct a restaurant with drive -through service within the C -2-PUD zone. Staff found the potential impa cts generated by the drive -through facility to be minimal, because immediate surrounding uses include other commercial services and office parks with large parking areas. To balance the auto-related nature of the drive through coffee shop, the applicant has proposed site improvements to reduce the visibility and impact of the cars, including a 25 -foot-wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way), a small CMU wall along the drive-through lane, and cool roof coverings and cool pavement treatments within the park lot and non -pervious walkways. The development also incorporates enhanced pedestrian amenities, such as a canopy and tree shading, pedestrian benches, and a pedestrian connection from the sidewalk enhanced with a trellis. Additionally, potential circulation impacts are addressed through design of the drive -through lanes themselves and design of ingress and egress points.

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

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

The proposed project has been evaluated by the Traffic Engineering Division of the Department of Public Works to ensure the drive -through will not create any congestion on adjacent public roadways. An analysis was conducted of other Dutch Bros Coffee locat ions to assure adequate stacking distance from the ordering point and pick-up window. The stacking distance for the proposed drive - through is over 352 feet and is sufficient to accommodate customers.

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

The site has been designed to accommodate pedestrians and bicyclists an d to ensure that internal circulation is unimpeded, especially during peak service periods. The development incorporates an enhanced pedestrian connection from the sidewalk separate from the vehicle access point to limit potential vehicle/pedestrian conflicts. Additionally, the proposed drive -through entrance is in the southeast corner of the project site, far away from vehicle entrance/exit from the site onto Corporate Way and established pedestrian/bicycle pathways limiting potential circulation issues on -site. The project site is also located in a strip mall development with multiple existing drive-ways that connect the various commercial pads. This provides multiple points of ingress to/egress from the development and surrounding areas, assisting in reducing any conflicts with on-site circulation within the parking lot.

The proposed drive -through service facility is subject to the following development standards for drive -through restaurants pursuant to Planning and Development Code Section 17.228.109(B):

1. A minimum stacking distance of 180 feet shall be provided to each pick-up window or automated machine.

2. A drive-through restaurant service facility with a separate ordering point and pick- up window shall provide stacking space for at least four vehicles in advance of each ordering point and stacking space for at least four vehicles between each ordering point and pick-up window.

3. Entrances to drive-through lanes shall be at least 25 feet from driveways entering a public or private street or alley.

4. A drive-through restaurant service facility shall not be considered as justification for reducing the number of required parking spaces.

5. The minimum width of each drive-through lane is 11 feet. The entrance to the lane and the direction of traffic flow shall be clearly designated by signs and pavement marking or raised curbs.

6. Operation of the drive-through restaurant service facility is restricted to the hours between 7:00 a.m. and 1 0:00 p.m. when the site is contiguous to residentially zoned or used property, unless the decision -maker approves different hours of operation as a condition of approval of the conditional use permit.

Planning and Public Works staff have reviewed the propo sed project and confirmed the projects compatibility with the above standards. While the subject property is not immediately contiguous to residential uses, staff has identified that the proposed drive - through coffee shop would be located approximately 200 feet southwest of the ACC Greenhaven Terrace Senior Assisted and Independent Living Facility, 400 feet west of the ACC Senior Services Community Center, and 750 feet west of the Merryhill Preschool.

Section V.E of the Greenhaven Executive Park PUD identifies performance standards to prevent nuisances in the PUD, which may create dangerous, injurious, noxious or otherwise objectionable conditions. As noted earlier in this report, an Initial Study/Mitigated Negative Declaration (ISMND) was executed for the project. The subject site is not located within an AB 617 geographic boundary (communities most impacted by air pollution.) Furthermore, the ISMND determined that the foregoing “standards of significance for criteria pollutant emissions and TACs are consi stent with the thresholds of significance adopted by the SMAQMD.”

Given the proximity to the above -mentioned sensitive land uses, staff have requested hours of operation of the drive -through be limited to 6:00 a.m. to 10:00 p.m. to ensure consistency with the adjacent uses and performance standards of the Greenhaven Executive Park PUD.

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 established by the underlying zone, overlay, PUD, or special planning district. In addition, the entitl ement ensures the horizontal and vertical design of the development is compatible and complementary to surrounding development and consistent with applicable design guidelines. The applicable design guidelines for the project site are the Citywide Commercial Design Guidelines (Design Guidelines).

Site Plan and Building Design
The applicant is requesting to construct a ±2,830 -square-foot commercial building consisting of a ±909 -square-foot suite for a Dutch Bros Coffee drive -through restaurant (Suite A) and a ±1,921-square-foot suite for a future restaurant (Suite B ). The proposed development would be in an existing business park/strip mall development with access provided via an existing driveway off Corporate Way that runs along the southern boundary of the project site. This existing driveway also provides internal access to the existing commercial strip mall to the south of the project site via an existing reciprocal access easement.

Figure 7 – Proposed Site Plan

The proposed building would be in t he eastern portion of the site with vehicle traffic utilizing the drive -through entering in the southeast corner of the site. Vehicles would continue along the east and north sides of the building with the drive-through exiting into the on -site parking lot . The proposed drive-through consists of two lanes that would merge into a single lane as it approaches the east side of the building. A bypass lane is also provided to facilitate circulation, decreasing the amount of stopped, idling vehicles.

To reduce th e visibility of the cars idling in the drive -through, the applicant proposes a small CMU screening wall along the drive-through lane. Pedestrian and bicycle access is provided from Corporate Way via a 10 -foot-wide walkway leading to the coffee shop building and walk-up window on the west side of the building. The project also provides an outdoor seating and eating area to support both restaurant suites. Both the outdoor seating area and 10-foot-wide walkway are covered with a trellis.

Figure 8 – Proposed Landscaping Plan

The applicant proposes a 25 -foot-wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way) planted with various 15-gallon canopy trees. The applicant also proposes 15 -gallon canopy trees along the proposed drive -through and throughout the parking lot. The proposed landscape plan has been reviewed by the Urban Forestry unit of the Department of Public Works to confirm compliance with the City’s requirements for parking lot shading which require that after 15 years, 50% of the parking lot, where vehicles will maneuver, is shaded by tree canopy. This project provides 50% tree shading in compliance with this requirement. Additionally, planning staff has reviewed the landscaping plan for consistency with the Greenhaven Executive Park PUD and find the project consistent with the required landscaped setback and landscaping coverage requirements for commercial projects.

Greenhaven Executive Park PUD

PUDs are development guided by a total design plan in which one or more of the zoning regulations, other than use regulations, may be waived or varied to allow flexibility and creativity in site and building design and location. SCC chapter 17.452 establishes general criteria for the adoption of PUDs, including requirements that PUDs establish a schematic plan and development guidelines. A property located within a PUD is subject to the requirements of the sc hematic plan and development guidelines adopted for the PUD in addition to the underlying zone of the property. The schematic plan and development guidelines for a PUD may modify the underlying zoning regulations to establish specific design standards (e.g ., setback requirements, height limits, etc.), sign programs, density standards; however, uses are determined by the underlying zone.

The Greenhaven Executive Park PUD Guidelines include a number of design standards applicable to the project site as follows:

 Minimum Landscaping Coverage Per Project : Minimum landscape coverage percentage for property within the PUD and for any project within the PUD shall be 25 percent in the office zone, and 20 percent in the commercial zone. In the case of a self -storage facility, landscape coverage shall only per tain to the publicly accessed areas. However, in the case of a single -story office structure, the minimum landscaping coverage shall be 20%.

 Setbacks Adjacent to Public Right-of-Way and Private Drives: For the purpose of providing screening of parking lots from the roadways, the abutting frontages shall have landscaped undulating berms.

 Building Height: Buildings in Greenhaven Executive Park may be from 1 to 4 stores as shown on the Schematic Plan. Maximum height in fe et relative to stories is as follows:

o 1 story = 35-foot height maximum
o 2 stories = 35-foot height maximum
o 3 stories = 42-foot height maximum
o 4 stories = 55-foot height maximum

 Building setbacks: The following building setbacks apply to the project:

o Building setback from Corporate Way = 25 feet
o Required landscaped setback from Corporate Way = 25 feet

 Exterior Wall Materials: The effect of exterior wall materials shall be compatible with those used on all other buildings in the development. Examples of acceptable exterior wall materials are stucco, concrete, wood, glass, metals and brick

 Color Requirements: The following color requirements apply to the project:

o Building colors shall be harmonious and compatible with the colors of other buildings in the development and with the natural surroundings.

o The general overall atmosphere of color shall be earth tones, which includes muted shades of gray and muted shades and medium to dark tones of burnt umber, raw umber, raw sienna, burnt sienna, Indian red, English red, yellow ochre, chrome green, and terra cotta. Redwood, natural stone, brick, dark duranodic aluminum finishes, etc., shall be the background colors. If painted surfaces are used, these shall be earth toned. Accent colors shall be used whenever necessary but shall be subject to review by the Architectural Review Committee and approval of the City Planning Department.

Staff has confirmed that the project has implemented all of the above design standards consistent with the Greenhaven Executive Park PUD Guidelines. For example, the original submittal featured a dark/muted color scale (i.e., greys and blues) inconsistent with Sections VI.D and VI.E of the Greenhaven Executive Park PUD which requires brighter color scales (i.e., reds and tans) to mimic the surrounding developments. Working with City staff, the applicant revised the project design to incorporate elements of the surrounding environment, including red thin brick veneer and tan stucco limiting the blue elements to a blue accent tower . Additionally, the proj ect provides 25 -foot landscaped setbacks with an elevated berm along Corporate Way and proposed an on -site landscaping coverage of 26.7% consistent with the PUD.

Design Guidelines
The proposal is required to comply with applicable design guidelines for c ommercial development within the Citywide Design Guidelines (Design Guidelines). The purpose of the Design Guidelines is to encourage consistent design while allowing for variety and innovation. The proposed building is well articulated and provides intere st along all elevations. The building is contemporary, with varied roof heights, a multitude of colors, materials, and awnings and canopies. The building cohesive with the existing commercial buildings in the adjacent strip mall and business park by implementing a red brick and neutral stucco on the majority of the facades with a blue accent tower at the southwest corner. This blue accent tower provides a visual relief from the earth tones required under the Greenhaven Executive Park PUD and complements the existing blue fabric awnings at the existing retail building to the south.

Development Standards

The C -2-PUD zone establishes prescriptive development standards applicable to the proposed commercial development, including height maximums, setback requirements, and generally applicable development standards. A s shown in Table 1, the proposed project complies with all development standards of the C-2-PUD zone.

Table 1: Development Standards
Required Project Site
Proposed Deviation
Setbacks
(ft)
Front-Yard
(Corporate Way) None 49 no
Interior Side-Yard
(west) None 36 no
Interior Side-Yard
(south) None 82 no
Height (ft) (max) 65 20.75 no
Parking
Vehicle 0 12 -
Bicycle – Long-Term 2 2 -
Bicycle – Short-Term 2 2 -

The site is located within the Urban parking district and is within 0.5 miles of a major transit stop resulting in no parking requirement subject to Assembly Bill (AB) 2097. While no off-street parking is required, the applicant is proposing 12 parking spaces with two spaces dedicated to “pick -up only” and one future EV space. Pursuant to SCC section

17.608.030.C, restaurant uses are required to provide long-term bicycle parking at a ratio of 1 space per 10,000 square feet of gross building area and short -term bicycle parking at a ratio of 1 space per 2,000 square feet of gross building area or a minimum of two spaces (whichever is greater). The project has been conditioned to provide two long-term bicycle spaces and proposes two short-term bicycle spaces adjacent to the 10-foot-wide pedestrian path on-site.

Tree Permit

Pursuant to Sacramento City Code (SCC) 12.56, the removal of private protected trees requires a tree removal permit. This project proposes to remove one (1) private protected tree, a 29-inch DSH willow tree, identified as Tree #2353 in the Arborist report by CalTLC, dated September 21, 2023 (see Attachment 12 ). The tree is proposed for removal because it conflicts with the project footprint, including associated grading and construction.

The applicant has requested a tree replacement waiver for the equivalent of 29 inches DSH due to documented poor tree condition and uncorrectable structural defects, according to the Arborist report, and related exhibits. Additionally, the project in cludes a Landscape Plan with a parking lot shade plan that provides for the planting of (27) 15-gallon trees and the equivalent of 27 inches DSH.

RESOLUTION NO.

Adopted by the Sacramento City Council

Date Adopted

ADOPTING THE MITIGATED NEGATIVE DECLARATION AND THE

MITIGATION MONITORING PLAN FOR THE CORPORATE WAY RETAIL PAD

WITH DRIVE-THROUGH PROJECT
(APNs: 031-0053-017-0000, -028-0000, and -030-0000) (P22-040)

BACKGROUND

A. On February 22, 2024, 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 Corporate Way Retail Pad with Drive-Through Project (P22-040).

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. The City Council finds as follows:

A. The City’s Environmental Planning Services Division has prepared an Initial Study to determine if the Project may have a significant effect on the environment.

B. The Project initial study identified potentially significant effects of the Project. Revisions to the Project made by or agreed to by the Project applicant before the proposed mitigated negative declaration and initial study were released for public review were determined by City’s Environmental Planning Services to avoid or reduce the potentially significant effects to a less than significant level, and, therefore, there was no substantial evidence that the Project as revised and conditioned may have a significant effect on the environment.

C. A Mitigated Negative Declaration (MND) for the Corporate Way Retail Pad with Drive-Through (P22-040) was then completed, noticed and circulated in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the Sacramento Local Environmental Procedures as follows:

i. On December 7, 2023, a Notice of Intent to Adopt the MND (NOI) dated December 1, 2023, was circulated for public comments for 30 days. The NOI was sent to those public agencies that have jurisdiction by law with respect to the proposed project and to other interested parties and agencies, including property owners within 500 feet of the boundaries of the proposed project and occupants within and adjacent to the project site. The comments of such persons and agencies were sought.

ii. On December 7, 2023, the NOA/I was published in the Sacramento Bulletin, a newspaper of general circulation, and the NOA/I was posted in the office of the Sacramento County Clerk.

iii. Based upon the comments received there are no significant modifications required to the MND. Th e revisions, pursuant to CEQA Guidelines Section 15073.5 to the MND consist of
clarifications and insignificant modifications and do not require recirculation.

Section 2. The City Council has reviewed and considered the information contained in the MND, including the initial study, revisions, and conditions incorporated into the Project, the comments received during the public review process and the hearing on the Project, and the all oral and documentary evidence received during the hearing on the Current Project. The City Council has determined that the MND constitute an adequate, accurate, objective, and complete review of the proposed project.

Section 3. Based on its review of the previously adopted MND for the Project, and all oral and documentary evidence received during the hearing, the City Council finds substantial evidence supports the use of the MND and the MND constitute an adequate, accurate, objective, and complete review of the proposed project.

Section 4. Pursuant to CEQA section 21081.6 and CEQA Guidelines section 15074, and in support of its approval of the Project, the City Council adopts the Mitigation Monitoring Plan to require all reasonably feasible mitigation measures, including mitigation measures from the Master EIR as appropriate, be implemented by means of Project conditions, agreements, or other measures, as set forth in the Mitigation Monitoring Plan.

Section 5. Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the State EIR Guidelines adopted pursuant thereto.

Section 6. Pursuant to Guidelines section 15091(e), the documents and other materials that constitute the record of proceedings upon which the City Council has based its decision are located in and may be obtained from, the Office of the City Clerk at 915 I Street, Sacramento, California. The City Clerk is the custodian of records for all matters before the City Council.

ORDINANCE NO.

Adopted by the Sacramento City Council
Date Adopted

AN ORDINANCE TO REZONE APPROXIMATELY 0.87 ACRES OF REAL

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

THE GREENHAVEN EXECUTIVE PARK PLANNED UNIT DEVELOPMENT
(APNs: 031-0053-017-0000, -028-0000, and -030-0000) (P22-040)

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.

Title 17 of the Sacramento City Code (the Planning and Development Code) is he reby amended to rezone ±0.87 acres from the Office Business Low-Rise Mixed-Use (OB-PUD) zone to the General Commercial (C-2-PUD) zone within the Greenhaven Executive Park , as depicted in Exhibit A.

SECTION 3.

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 4.

Exhibit A is part of this ordinance.

Table of Contents:

Exhibit A – Rezone Exhibit

RESOLUTION NO.

Adopted by the Sacramento City Council

Date Adopted

AMENDING THE GREENHAVEN EXECUTIVE PARK PLANNED UNIT

DEVELOPMENT (PUD) GUIDELINES
(APNs: 031-0053-017-0000, -028-0000, and -030-0000) (P22-040)

BACKGROUND

A. On February 22, 2024, 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. The City Council approves the amendment to the Greenhaven Executive Park PUD Guidelines based on the following Findings of Fact:

1. The proposed amendments are consistent with the 2035 General Plan Employment Center Mid-Rise (ECMR) land use designation, use, and development standards, and with the goals, policies, and other provisions of the general plan in that 1) the proposed amendments provide greater flexibility by permitting a wider variety of retail and commercial uses that support development envisioned in the ECMR land use designation; 2) the proposed amendments are consistent with the development standards of the PUD and General Commercial (C-2-PUD) zoning designation; and 3) the proposed amendments support the development of a vacant and underutilized site with supportive retail uses that contribute to the variety and diversity of the uses within the existing employment center and adjacent strip mall, enhancing local retail viability.

2. The amendment promotes the public health, safety, convenience and welfare of the city by supporting this employment center by developing vacant land with economically viable uses and contributes to the economic vitality and wellbeing of those living in, working in, and visiting the area. Further, the proposed amendment would not result in the establishment of uses or developments inconsistent with the surrounding area. ; and

3. The proposed amendments are consistent with the proposed zoning designation of the subject site in that the General Commercial (C-2-PUD) zone allows for residential use.

Section 3. The Guidelines for the Greenhaven Executive Park PUD is amended as shown in Exhibit A.

Section 4. The Schematic Plan for the Greenhaven Executive Park PUD is amended as shown in Exhibit B.

Section 5. Exhibits A and B are part of this Resolution.

Table of Contents:

Exhibit A: Greenhaven Executive Park PUD Guidelines Text Amendment

Exhibit B: Greenhaven Executive Park PUD Schematic Plan Amendment (to be added as an addendum to the current Greenhaven Executive Park PUD Guidelines Schematic Plan)

Exhibit A:

Greenhaven Executive Park PUD Guidelines
Text Amendments

Proposed Amendments (Redlined)

Section I V – Permitted Uses in the Commercial
Zones

Permitted uses include but are not limited to the following:

 Office support uses, such as blueprinting, printing, copying shops, stationery  Restaurants )
 One (1) drive-through facility – a restaurant – as shown on the Schematic Plan  Private club-social center, except in Phase II-Airport Influence Zone  Banks/savings and loan
 Hotel/motel/motor lodge
 Commercial, Recreational Vehicle Storage
 Mini Storage / Individual Storage / Locker Building

Proposed Amendments (Clean)

Section I V – Permitted Uses in the Commercial
Zones

Permitted uses include but are not limited to the following:

 Office support uses, such as blueprinting, printing, copying shops, stationery  Restaurants
 One (1) drive-through facility – a restaurant – as shown on the Schematic Plan  Private club-social center, except in Phase II-Airport Influence Zone  Banks/savings and loan
 Hotel/motel/motor lodge
 Commercial, Recreational Vehicle Storage
 Mini Storage / Individual Storage / Locker Building

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APN: 031-0054-023
SITE AREA: 504,425 SF
EXISTING USE: R-2B-PUD

MULTI-FAMILY
BUILDING S.F.: 253,984 S.F.

STORIES: VARIES
244 DWELLING UNITS
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Sacramento, CA
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SITE AREA: 30,158 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
BUILDING S.F.: 6,274 S.F.

STORIES: 1
APN: 031-0054-028 -----,
SITE AREA: 26,740 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
BUILDING S.F.: 6,274 S.F.

STORIES: 1
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APN: 031-0054-021
SITE AREA: 74,052 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
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SITE AREA: 37,823 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
BUILDING S.F.: 6,274 S.F.

STORIES: 1
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APN: 031-0620-032
SITE AREA: 220,849 SF
EXISTING USE: C-2-EA-3-PUD

GENERAL COMMERCIAL /

SELF STORAGE
BUILDING S.F.: 117,403 S.F.

STORIES: VARIES
�--APN: 031-0054-024
SITE AREA: 44,867 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
BUILDING S.F.: 18,496 S.F.

STORIES: 2
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SITE AREA: 36,660 SF
EXISTlNG USE: OB-EA-3-PUD
OFFICE
BUILDING S.F.: 6,274 S
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STORIES: 1
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EXISTING USE: OB-EA-3-PUD OFFICE
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PARKING LOT
APN: 031-0053-020
SITE AREA: 97,139 SF
EXISTING USE: OB-EA-3-PUD
OFFICE
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BUILDING S.F.: 26,457 S.F. ,-
STORIES: 2 ,-
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/ r � SITE AREA: 61,420 SF
, EXISTING USE: C-2-PUD GENERA

COMMERCIAL
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�- APN: 031-0054-011
SITE AREA: 43,996 SF
7 >-
13 L ORIES: 1 ,-
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PARK CITY DRIVE
APN: 031-0053-020 �
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SITE AREA: 152,460 SF
EXISTING USE: OB-PUD OFFICE
BUILDING S.F.: 14,973 S.F.

STORIES: 1
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SITE AREA: 165,528 SF

EXISTING
USE: OB-EA-3-PUD OFFICE
BUILDING S.F.: 11,243 S.F.

STORIES: 1
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EXISTING USE: 05-EA-3-PUD OFFICE
BUILDING S.F.: 62,000 S.F.
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I I SITE AREA: 79,279 SF
STORIES: 2
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SUILDING S.F.: 6,048 S.F.

STORIES: 1
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SITE AREA: 36,246 SF
EXISTING USE: C-2-PUD GENERAL

COMMERCIAL
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SITE AREA: 6,664 SF \
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STORIES: 1

DEVELOPMENT SUMMARY
OFFICE: COMMERCIAL:

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APl'j: 031-0054-014 I
SITEE AREA: 208,652 1sF
EXISTING USE: R-4-PUD
MUL'l"I-FAMIL Y
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OFFICE
BUILDING S.F.: 3,000 S.F.

STORIES: 2
BUILi:2iNG _S.f=.:_ 1a1,+6� S.F.

STORIES: 3 I
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278 DWELLING UNITS
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APN: 031-0053-023----'
SITE AREA: 7,361 SF
EXISTING USE: O5-PUD OFFICE
SUILDING S.F.: 3,000 S.F.

STORIE:S: 2
APN: 031-0053-031---'
SITE ARE:A: 13,155 SF
EXISTING USE: O5-PUD OFFICE , '\
SUILDING S.F.: 3,000 S.F.

STORIES: 1
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APN: 031-0053-017 ____ .../
SITE AREA: 37,766 SF
E:XISTING USE:: OFFICE
PROPOSED NEW USE: C-2-PUD

COMMERCIAL, OFFICE,

RESTAURANT, DRIVE-THROUGH

RESTAURANT
BUILDING SF: 2,830 SF
STORIE:S: 1
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SITE AREA: 3,767 SF
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BUILDING S.F.: 3,000 S.F.

STORIES: 2
--------+--- APN: 031-0053-029
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SITE AREA: 11,193 SF
EXISTING USE: OB-PUD OFFICE
BUILDING S.F.: 3,000 S.F.

STORIES: 2
__,---.,----APN: 031-0053-019
I SITE AREA: 55,321 SF
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COMMERCIAL
SUILDING S.F.: 12,021 S.F.

STORIES: 1
__,.,---- APN: 031-0053-015
SITE ARE:A: 41,338 SF
EXISTING USE: OB-PUD OFFICE
SUILDING S.F.: 4,698 S.F.

STORIES: 1
Schematic
ORIGINAL PUD:

ALREADY SUIL T:

PROPOSED:

Site Plan / Schematic Plan
Amended 2024, P22-040

NOT TO SCALE
630,360 SF
211,155 SF
- SF
NORTH
�
16,000 SF
135,460 SF
- SF
/"""-- APN: 031-0070-063
SITE AREA: 41,774 SF
EXISTING USE: OB-EA-3-PUD OFFICE
MOTOR LODGE:
165,000 SF
0 SF
- SF
RESTAURANT: RESIDENTlAL: SCHOOLS:
8,000 SF
0 SF
2,830 SF
0 D.U.
522 D.U.
- D.U.
0 SF
11,448 SF
- SF
i1 PERKINS, WILLIAMS & COTTERILL
A I� c: Ii I ·1· I: c: ·1· S
3320 Data Drive, Suite 200 • Rancho Cordova, callfomla 95670 T (916) 851-1400 F (916) 851-1408 E [email protected] Proposed Site Plan
Project: CORPORATE WAY
Job No. 21-319
Scale: 1/16" = 1'-0"
Date: 2-15-24
A2.3
RESOLUTION NO.

Adopted by the Sacramento City Council

Date Adopted

ADOPTING FINDINGS OF FACT AND APPROVING

CORPORATE WAY RETAIL PAD WITH DRIVE-THROUGH PROJECT
(APNs: 031-0053-017-0000, -028-0000, and -030-0000) (P22-040)

BACKGROUND

A. On February 22, 2024, 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:

FINDINGS OF FACT
A. Environmental Determination: The Mitigated Negative Declaration and Mitigation Monitoring Plan for the Corporate Way Retail Pad with Drive-Through project has been approved by Resolution No. ________.

B. Rezone: The amendment of Title 17 of the Sacramento City Code (“SCC”) by rezoning ±0.87 acres from the Office Building Low-Rise Mixed-Use (OB-PUD) zone and Greenhaven Executive Park Planned Unit Development to the General Commercial (C-2-PUD) zone and Greenhaven Executive Park Planned Unit Development has been approved by Ordinance No.______.

C. Planned Unit Development (PUD) Amendment: The amendment of the Greenhaven Executive Park Planned Unit Development by redesignating the project site for “commercial, office, restaurant” in the schematic plan and revising the permitted uses in the commercial zones to allow drive-through and quick service restaurants has been approved by Resolution No. __________.

D. The Conditional Use Permit for a drive-through restaurant in the General Commercial (C-2-PUD) zone and Greenhaven Executive Park PUD is approved based on the following Findings of Fact:
a. The proposed use and its operating characteristics are consistent with the general plan, the Employment Center Mid-Rise (ECMR) land use designation, and any applicable specific plan or transit village plan in that it provides for a café and future restaurant use that would assist in transforming an existing employment center into a more self-sufficient mixed-use area without resulting in an overconcentration of restaurant and drive-through uses consistent with the vision of the ECMR land use designation. Further, the proposed project promotes sustainable growth and change by developing a vacant and underutilized site with supportive retail uses that contribute to the variety and diversity of the uses within the existing employment center and adjacent strip mall, furthering the retail viability of the area, consistent with General Plan Policies LU 1.1.4 (Leading Infill Growth) and LU1.1.5 (Infill Development). Lastly, the proposed use has been designed to accommodate convenient walking and biking by creating an enhanced pedestrian experience with pedestrian benches and covered outdoor eating areas and a separate 10-foot wide pedestrian connection from the sidewalk consistent with the General Plan policy that encourages enhancing mixed-use corridors and the pedestrian environment.
b. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning districts in which it is located, and of all other provisions of this title and this code, in that the project complies with development standards of the C-2 zoning district and this project meets all requirements in terms of setbacks, pedestrian and bicycle amenities, landscaping, and drive-through standards. c. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the project location has been evaluated to ensure safe access internally and in relation to Corporate Way. The Site is served by existing public and private utilities.
d. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that the project proposes site improvements to reduce the visibility and impacts of the auto-related use, including a 25-foot wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way), a small CMU wall along the drive-through lane, and cool roof coverings and cool pavement treatments within the park lot and non- pervious walkways. The development also incorporates enhanced pedestrian amenities, such as ample landscaping and tree shading, on-site benches, covered outdoor eating areas, and a separate 10-foot-wide pedestrian connection from the sidewalk leading to a walk-up window. Additionally, staff worked with the applicant on modified hours of operation to ensure the project complies with the adjacent uses. These modified hours of operation are included as a condition of approval on the CUP.
e. The design and location of the drive-through restaurant service facility will not contribute to increased congestion on public or private streets or alleys adjacent to the subject property, in that the proposed project was evaluated by the Department of Public Works to ensure that the trips generated by this use do not increase congestion at the site and queuing does not spill over onto the right-of-way; and.
f. The design and location of the drive-through restaurant service facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement properties, in that the site has been designed to accommodate pedestrians and bicyclists and to ensure that internal circulation is unimpeded, especially during peak service periods.

D. Site Plan and Design Review for a ±2,830-square-foot commercial pad with two commercial suites and a drive-through within the General Commercial (C-2-PUD) zone and Greenhaven Executive Park PUD is approved based on the following Findings of Fact:
a. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan in that this project is consistent with General Plan policies related to the ECMR land use designation in that the project promotes sustainable growth and change through urban infill development near existing educational, recreational, and commercial services. The project would develop a vacant and underutilized site with a contemporary commercial building consistent with the key urban form characteristics of the ECMR designation and adjacent to an existing commercial strip mall with similar support retail and service uses. The project has been designed to accommodate convenient walking and biking by creating an enhanced pedestrian experience with pedestrian benches and covered outdoor eating areas and a separate 10-foot wide pedestrian connection from the sidewalk minimizing potential conflicts between vehicles and pedestrians. Additionally, pedestrian scale lighting will be added to the parking lot improving on-site visibility. The site has also been designed to screen the on-site parking lot and drive-through from public views by incorporating a 25-foot-wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way) and a small CMU wall along the drive-through lane.

Additionally, the project promotes sustainable growth and change through b. The design, layout, and physical characteristics of the 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 project is designed to provide a 25-foot-wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way) and landscaping coverage of 26.7% consistent with the landscaping standards within the Greenhaven Executive Park PUD. Further, the project is designed consistent with the development standards of the C-2- PUD zone and special use regulations for drive-through restaurant uses by providing a vehicle stacking distance of 352 feet (when only 180 feet is required) and implementing extensive landscaping and cool pavement treatments within the parking lot and non-pervious walkways to offset the extensive pavement area dedicated to the drive-through lane. The proposed building design is cohesive with the existing commercial buildings in the adjacent strip mall and business park by implementing a red brick and neutral stucco on the majority of the facades with a blue accent tower at the southwest corner. This blue accent tower provides a visual relief from the earth tones required under the Greenhaven Executive Park PUD and complements the existing blue fabric awnings at the existing retail building to the south.
c. 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 proposed project provides onsite and offsite improvements to sufficiently serve this project and its users through appropriate stormwater management, extension of necessary public and private utility infrastructure, and landscaping improvements.
d. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that the project proposes a modern, well-articulated design in a neighborhood with a diverse range of commercial uses.
e. 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 proposed development provides cool roof coverings and cool pavement treatments within the park lot and non-pervious walkways and a future EV-ready parking space.
f. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that the project proposes site improvements to reduce the visibility and impacts of the auto-related use, including a 25-foot wide landscaped strip and elevated berm along the adjacent right-of-way (Corporate Way), a small CMU wall along the drive-through lane, and cool roof coverings and cool pavement treatments within the park lot and non-pervious walkways. The development also incorporates enhanced pedestrian amenities, such as ample landscaping and tree shading, on-site benches, covered outdoor eating areas, and a separate 10-foot-wide pedestrian connection from the sidewalk leading to a walk-up window.

E. Tree Permit for the removal of one (1) private protected tree is approved based on the following Findings of Fact:
a. The removal of the tree is approved because it conflicts with the project footprint, including associated grading and construction. b. The replacement waiver for the equivalent of 29 inches DSH is consistent with the standards set forth in section 12.56.060 of the Tree Planting, Maintenance and Conservation Ordinance.

F. 200-Year Flood Protection
a. 200-Year Flood Protection: The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood-protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood- hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Council on June 21, 2016 (Resolution No. 2016-0226), and the SAFCA 2023 Adequate Progress Annual Report accepted by the City Council on October 24, 2023 (Resolution No. 2023- 0337).

CONDITIONS OF APPROVAL
C. The Conditional Use Permit for a drive-through restaurant in the General Commercial (C-2-PUD) zone and Greenhaven Executive Park PUD is approved based on the following Findings of Fact:

PLANNING
C1. Development shall comply with the Site Plan and Design Review conditions of approval.

C2. Any modification(s) to drive-through operations shall be reviewed by Planning staff and may be subject to additional entitlements.

C3. Final Menu board/speaker design and location shall be subject to staff review and approval prior to the issuance of building permits. Menu board/point of ordering shall be located a minimum of four vehicle lengths behind the pick-up window.

C4. The site shall be properly maintained free of debris and weeds.

C5. The pedestrian crossings at the drive-through shall be a raised crosswalk or utilize alternative paving.

C6. No amplified sound is permitted outdoors. The operator is responsible for ensuring employees and customers do not amplify sound.

C7. Operation of the drive-through restaurant service facility is restricted to the hours between 6:00 a.m. and 10:00 p.m.

PUBLIC WORKS
C8. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.

C9. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.

C10. Reciprocal access easements are required for shared use of the driveways w/ the adjacent parcel, if not already in place.

C11. 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.

C12. The site plan shall conform to the parking requirements set forth in City Code

17.608.040.

C13. The site plan shall conform to the drive-thru requirements set forth in City Code

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

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

C14. The applicant shall monitor the operations of the drive-through to ensure that no vehicle will spill back onto the adjacent public right-of-way as a result of this project’s on-site maneuvering to the satisfaction of the Department of Public Works.

C15. The applicant shall provide a Queue Management plan detailing how operations will be managed (such as cones, signage, increased staff, parking stalls utilization for drive-through) to prevent vehicles from spilling into the public right- of-way to the satisfaction of the Department of Public Works.

C16. Garbage pick-up and truck delivery services shall be prohibited within the hours of 7am to 9am and 4pm to 6pm.

C17. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters.

Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.

D. Site Plan and Design Review for a ±2,830-square-foot commercial pad with two commercial suites and a drive-through within the General Commercial (C-2-PUD) zone and Greenhaven Executive Park PUD is approved subject to the following conditions:

PLANNING
D1. Development of the site shall follow the approved plans. Any modification(s) to drive-through operations shall be reviewed by Planning staff and may be subject to additional entitlements.

D2. 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.

D3. The applicant shall obtain all necessary building and encroachment permits prior to commencement of construction.

D4. Final Menu board/speaker design and location shall be subject to staff review prior to the issuance of building permits. Menu board/point of ordering shall be located a minimum of four vehicle lengths behind the pick-up window.

D5. All proposed signage is subject to a separate review and approval process through a sign permit and/or building permit.

D6. The site shall be properly maintained free of debris and weeds.

D7. The owner or operator shall maintain landscaping and irrigation in a healthy and serviceable condition.

D8. Mechanical equipment shall be screened from all street views. Final plans indicating size and location of units shall be reviewed and approved by planning staff prior to issuance of building permits to ensure full compliance of requirement to fully screen all mechanical equipment.

D9. Building finishes shall be provided in accordance with the materials and colors shown on the approved plans.

D10. As shown on the approved elevations, exterior building materials and elements shall be:
a. Painted cement plaster
b. Metal panels
c. Fiber cement siding
d. Thin brick veneer
e. Architectural foam cornice
f. Dark bronze anodized storefront window system with clear glass g. Hollow metal man door
h. Steel canopies/awnings;
i. Walk-up window
D11. Glazing shall be provided as indicated on the approved elevations.

D12. Shade structures and pedestrian amenities, including a bench adjacent to the walk-up window and covered outdoor seating area, shall be provided as shown on the approved plans.

D13. A 10-foot-wide pedestrian walkway with a trellis shall be provided, as shown on the approved site plan.

D14. A 25-foot-wide landscaped setback with an approximately 24” raised earth berm above curb at parking lot shall be provided, as shown on the approved plans.

D15. A CMU screen wall with a minimum height of approximately 2.67 feet shall be provided, as shown on the approved plans.

D16. All parking, driveway, curb, and sidewalk improvements shall be constructed as indicated on the approved plans.

D17. This project shall provide a minimum of two (2) short-term and two (2) long-term bicycle parking spaces. Bicycle parking shall adhere to the City’s Bike Rack Design and Placement Design Standards.

D18. The project is valid for an initial period of three years from the date of approval of the project. All building permits shall be secured for the project and construction commenced within three years of the project approval or the entitlements shall be deemed expired unless a request for an extension of time is filed with the Planning Division prior to the expiration date.

PUBLIC WORKS
D19. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.

D20. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.

D21. Reciprocal access easements are required for shared use of the driveways w/ the adjacent parcel, if not already in place.

D22. 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.

D23. The site plan shall conform to the parking requirements set forth in City Code

17.608.040.

D24. The site plan shall conform to the drive-thru requirements set forth in City Code

17.24.050.44.e.

D25. A minimum stacking distance of one hundred eighty (180) feet shall be provided to each pick-up window or automated machine.

D26. A facility with a separate ordering point(s) and pick-up window(s) shall provide stacking space for at least four vehicles in advance of each ordering point and stacking space for at least four vehicles between each ordering point and pick-up window.

D27. Entrances to drive-through lanes shall be at least twenty-five (25) feet from driveways entering a public or private street or alley.

D28. The minimum width of each drive-through lane shall be eleven (11) feet. The entrance to the lane and the direction of traffic flow shall be clearly designated by signs and pavement marking or raised curbs.

D29. The applicant shall monitor the operations of the drive-through to ensure that no vehicle will spill back onto the adjacent public right-of-way as a result of this project’s on-site maneuvering to the satisfaction of the Department of Public Works.

D30. The applicant shall provide a Queue Management plan detailing how operations will be managed (such as cones, signage, increased staff, parking stalls utilization for drive-through) to prevent vehicles from spilling into the public right- of-way to the satisfaction of the Department of Public Works.

D31. Garbage pick-up and truck delivery services shall be prohibited within the hours of 7am to 9am and 4pm to 6pm.

D32. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters.

Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.

FIRE
D33. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. California Fire Code Section 501.4
D34. Provide a water flow test. (Make arrangements with the Department of Utilities at 916-808-7890 or by email at
[email protected] , California Fire Code Section 507.4
D35. Provide the required fire hydrants in accordance with California Fire Code Section 507 and Appendix C, Section C102.1 as amended the Sacramento City Code Section 507.5.1.

POLICE
Lighting:

D36. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 80 or higher and a light loss factor of .95 or better. When choosing lamps, the applicant shall look for efficiency of 110 lumens per watt or better. All existing exterior fixtures shall be replaced with fixtures that meet this requirement.

D37. Light poles, if applicable, shall be no higher than 16’.

D38. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

D39. 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.

D40. 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.

D41. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

D42. 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.

D43. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.

Landscaping:

D44. 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.

D45. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs.

Security:

D46. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.

D47. Height markers are required on the interior doorway.

D48. Cash registers shall be oriented in such a manner that employees are facing towards the main entrance during sales.

D49. Business shall be equipped with and maintain a security system with:

D50. An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classification of Burglar and Holdup Alarm), Extent Number 4
Holdup alarm system shall be employed near:
a. all points of sale
b. safe(s)
c. manager’s office
D51. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

D52. Manager with access to VASS storage shall be able to respond to any activation within two hours.

D53. Cameras shall be day/night capable with a resolution of no less than two (2) megapixels and a minimum frame rate of 15 frames per second.

D54. Each driveway entrance and exit and each building entrance and exit shall be covered by a camera set at 100 pixels per foot or higher to capture license plates and faces.

D55. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for third party viewing.

D56. VASS shall be capable of storing no less than 30 days’ worth of activity.

D57. VASS shall provide comprehensive coverage of:
a. areas of ingress and egress
b. parking lot
c. coverage of all four (4) exterior sides of the property d. adjacent public rights of way
e. drive-thru (at a level to capture both license plates and driver faces D58. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else.

All advertising, signs, and shelving shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code.

D59. All dumpsters shall be kept locked or in locked enclosures.

D60. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

D61. 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.

D62. Property management shall be responsible for the daily removal of all litter from the site.

During Construction:

D63. The applicant shall enclose the entire perimeter of the project with a chain link fence with necessary constriction gates to be locked after normal construction hours.

D64. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.

D65. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

SMUD
D66. SMUD has existing underground 12kV facilities on northeast of the PROJECT SITE that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

D67. Structural setbacks less than 14-feet shall require the Applicant to conduct a pre- engineering meeting with all utilities to ensure property clearances are maintained.

D68. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant’s property.

D69. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal.

D70. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.

D71. The Applicant shall not place any building foundations within 5-feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).

D72. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.

D73. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services.

DEPARTMENT OF UTILITIES
D74. 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.

D75. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water distribution system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.

D76. Area landscaping over 5,000 sf shall have a separate street tap for a metered irrigation service.

D77. Projects that generate 25 ESD’s or more will require a sanitary sewer Plan Study as described in Section 9 of the City Design and Procedures Manual. This study and shed map shall be approved by the DOU. The applicant is advised to contact the City of Sacramento Utilities Department Sewer Planning Section (916-808-7890) at the early planning stages to address any sewer related requirements.

D78. The existing public sewer main in Corporate Way does not extend to the front of the property. Sewer service for this project/development shall be to the existing public sewer manhole number 407 SS12 in Corporate Way or the owner/developer shall construct off-site sewer main extensions to the satisfaction of the DOU.

D79. Prior to or concurrent with the submittal of the building permit application, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Onsite Design Manual and/or the Design and Procedures Manual, for review and approval by the DOU. Per the current DOU Onsite Design Manual, either a static or dynamic analysis for mitigating sizing and drainage system design may be used. Using the static analysis and per the DOU onsite project storage method, an estimated 5,300 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to an estimated 0.30 cfs/acre. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study may delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
D80. The onsite water, sewer and storm drain systems shall be private systems maintained by the owner or other approved entity.

D81. All on-site drainage systems shall be designed to the standards specified in the DOU onsite design manual.

D82. Finished floor elevations shall be a minimum of 6-inches above the 100-year HGL or 1-foot above the overland flow release elevation, whichever is higher or as approved by the DOU.

D83. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney.

D84. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk.

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

D85. A grading plan showing existing and proposed elevations is required. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU.

D86. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings. These plans shall also show the methods to control urban runoff pollution from the project site during construction.

D87. The applicant is encouraged to incorporate Low Impact Development (LID) strategy for the site design and utilize LID practices (i.e. stormwater planters) for stormwater treatment. The applicant can calculate the LID credits following the guidance in the Stormwater Quality Design Manual. LID measures can reduce the required treatment volume which could potentially reduce the surface area requirements for the stormwater treatment measures. A private maintenance agreement is required for all on-site treatment control and LID measures. Contact City of Sacramento Utilities Department Stormwater Program (906-808-1449) if you have additional questions.

D88. This project is required to incorporate certified full capture trash control devices, please refer to Appendix H in the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for more details.

A maintenance agreement is required for all on-site full capture trash control systems. Contact DOU for a list of accepted proprietary devices if considered for full capture trash control. Construction drawings must include all on-site full capture trash control features and devices selected for the site. Please refer to Appendix H in the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for more details.

REGIONAL SAN

D89. 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.

ADVISORY NOTES:

ADV D1. Parks. As per City Code, the applicant will be responsible to meet his/her obligations regarding:

a. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $1,557. The Park Development Impact Fee due for this project is based on the Remainder Zone rate of $0.55 per square foot for commercial retail projects. 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.

ADV D2. Police. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.

ADV D3. Regional San. 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).

ADV D4. DOU. Water meters shall be located at the point of service, which is back of curb for separated sidewalks, back of walk for connected sidewalks or at the inside edge of the right-of-way for public alleys.

ADV D5. DOU. The proposed project is located in a Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs).

Accordingly, the project site lies in an area with no requirements to elevate or flood proof.

E. Tree Permit for the removal of one (1) private protected tree is approved based on the following Conditions of Approval:

E1. The replacement waiver for the equivalent of 29 inches DSH is consistent with the standards set forth in section 12.56.060 of the Tree Planting, Maintenance and Conservation Ordinance.

E2. The applicant shall retain all trees permitted for removal until after all fees associated with the application for a building permit have been paid.

EXHIBITS:

Exhibit A – Project Plans
Exhibit B – Arborist Report

PRELIMINARY GRADING AND UTILITY PLAN

DUTCH BROS AT CORPORATE WAY

CITY OF SACRAMENTO, CA
NOVEMBER 16, 2023

X
X
X
X
X
X
CERCIS CANADENSIS 'OKLAHOMA'/OKLAHOMA REDBUD15 GALLON5
PISTACIA CHINENSIS/CHINESE PISTACHE15 GALLON3
QUERCUS LOBATA/VALLEY OAK15 GALLON10
QUERCUS SUBER/CORK OAK15 GALLON9
TULBAGHIA VIOLACEA/SOCIETY GARLIC1 GALLON
TEUCRIUM CHAMAEDRYS/DWARF GERMANDER1 GALLON
SALVIA MICROPHYLLA 'HOT LIPS'/AUTUMN SAGE5 GALLON
SALVIA CLEVELANDII 'WINNEFRED GILMAN'/COMPACT CLEVELAND SAGE 5 GALLON PENSTEMON HETEROPHYLLUS 'MARGARITA B.O.P.'/BEARD TONGUE 1 GALLON NANDINA DOMESTICA 'GULF STREAM'/DWF. HEAVENLY BAMBOO5 GALLON NERIUM O. "DWARF RED"/PETITE RED OLEANDER5 GALLON
MYOPORUM PARVIFOLIUM/CREEPING BOOBIALLA1 GALLON
LANTANA MONTEVIDENSIS/LANTANA5 GALLON
LOMANDRA LONGIFOLIA 'BREEZE'/DWF. MAT RUSH1 GALLON
JUNIPERUS SABINA 'BUFFALO'/PROSTRATE JUNIPER1 GALLON
HESPERALOE X. 'BRAKE LIGHTS'/HYBRID RED YUCCA2 GALLON
DIANELLA REVOLUTA 'LITTLE REV'/BLACK FLAX LILY1 GALLON
CAREX DIVULSA/EURASIAN GRAY SEDGE1 GALLON
CISTUS HYBRIDUS/WHITE ROCKROSE5 GALLON
CISTUS COBARIENSIS 'LITTLE MISS SUNSHINE'/YELLOW ROCKROSE 5 GALLON ACACIA REDOLENS "DESERT CARPET"/PROSTRATE ACACIA1 GALLON ' DIA. TREES20
S.F.S.F. CERCIS CANADENSIS 3142 0 2 0 942
' TOTAL:S.F. 20942
' DIA. TREES30
' DIA. TREES35
S.F.S.F. QUERCUS LOBATA 9620 0 5 0 2405
S.F.S.F. QUERCUS SUBER 9621 3 5 0 5532
' TOTAL:S.F. 357937
S.F.S.F. PISTACHIA CHINENSIS 7060 1 1 0 883
' TOTAL:S.F. 30883
Garth Ruffner Landscape Architect (916) 797-2576
4120 Douglas Blvd., Suite 306, #301, Roseville, CA 95746-5936 GarthRuffner.com California R.L.A. #2808
2'
08'16'30'50'

0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.5 0.7 0.9 1.1 0.9 0.7 0.5 0.3 0.3 0.2 0.2 0.2 0.1 0.2 0.2 0.2 0.1 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.7 1.1 1.8 2.0 1.8 1.2 0.8 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.4 0.3 0.2 0.2

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.2 0.3 0.3 0.5 0.6 0.7 0.8 1.1 1.7 2.4 2.7 2.5 2.0 1.6 1.4 1.4 1.4 1.3 1.1 0.9 0.7 0.5 0.4 0.3 0.2

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.5 0.7 0.9 1.2 1.3 1.5 1.7 2.0 2.5 2.8 3.0 2.8 2.6 2.3 2.0 2.0 1.9 1.6 1.4 1.1 0.9 0.7 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.4 0.5 0.6 0.8 1.1 1.4 1.7 2.0 2.1 2.1 2.2 2.7 3.1 3.5 3.2 2.8 2.3 2.0 1.9 1.7 1.5 1.3 1.0 0.8 0.7 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.6 0.7 0.9 1.2 1.4 1.6 1.8 2.0 2.0 2.2 2.6 2.9 3.3 3.0 2.6 2.2 1.9 1.8 1.7 1.4 1.2 0.9 0.7 0.6 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.8 0.9 1.1 1.3 1.4 1.7 1.9 1.9 2.0 2.2 2.5 2.7 2.7 2.4 2.1 1.9 1.7 1.6 1.3 1.1 0.9 0.7 0.6 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.8 0.9 1.1 1.3 1.5 1.6 1.8 1.9 2.1 2.3 2.8 3.1 3.1 2.8 2.4 2.1 1.8 1.5 1.3 1.1 0.9 0.7 0.6 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.6 0.7 0.9 1.2 1.4 1.5 1.6 1.6 1.7 1.9 2.2 2.5 2.7 2.8 2.8 2.7 2.4 2.1 1.8 1.5 1.2 1.0 0.8 0.7 0.5 0.5 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.7 1.0 1.4 1.9 2.2 2.1 1.8 1.7 1.8 2.1 2.4 2.6 2.8 2.8 2.7 2.6 2.4 2.1 1.9 1.5 1.2 1.0 0.8 0.6 0.5 0.4 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.4 0.5 0.5 0.7 1.0 1.4 2.0 2.7 3.0 2.8 2.3 2.1 2.3 2.6 2.9 3.1 3.0 2.8 2.7 2.5 2.2 2.0 1.8 1.6 1.2 0.9 0.8 0.6 0.5 0.4 0.4 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.9 0.8 0.7 0.6 0.5 0.6 0.8 1.0 1.2 1.4 1.6 2.0 2.7 3.3 3.6 3.4 3.2 2.9 3.0 3.2 3.3 3.2 3.0 2.7 2.5 2.3 2.1 1.9 1.7 1.5 1.2 0.9 0.7 0.6 0.5 0.4 0.3 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 1.0 1.6 1.9 1.6 1.3 1.1 1.2 1.5 2.0 2.3 2.5 2.6 2.7 2.9 3.3 3.5 3.7 3.7 3.4 3.0 2.8 2.8 3.0 2.8 2.6 2.4 2.2 2.1 1.9 1.8 1.6 1.5 1.1 0.8 0.7 0.5 0.5 0.4 0.3 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.9 1.5 2.3 2.6 2.6 2.2 2.2 2.3 2.7 3.1 3.3 3.3 3.2 3.0 3.0 3.4 3.8 4.2 3.8 3.4 2.9 2.6 2.5 2.4 2.5 2.3 2.2 2.0 1.9 1.8 1.7 1.6 1.5 1.1 0.8 0.6 0.5 0.4 0.4 0.3 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.5 0.6 0.9 1.3 2.1 2.8 3.2 3.1 2.6 2.3 1.1 1.3 1.6 3.1 3.0 2.9 2.9 3.1 3.3 3.6 3.4 2.9 2.6 2.4 2.3 2.1 1.8 2.2 2.1 2.0 1.9 1.8 1.8 1.7 1.5 1.0 0.7 0.5 0.4 0.4 0.3 0.3 0.2

0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.4 0.6 0.8 1.1 1.4 1.7 2.1 2.6 2.8 3.2 3.2 2.8 1.1 1.4 1.6 2.8 2.7 2.7 2.8 3.0 3.3 3.3 3.1 2.7 2.3 2.0 1.8 1.5 2.1 2.1 2.1 2.0 2.0 1.9 1.8 1.6 1.0 0.5 0.4 0.4 0.3 0.3 0.2 0.2

0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.0 1.4 1.7 2.0 2.0 2.1 2.4 2.9 3.3 3.2 2.7 2.2 1.3 1.5 1.7 2.6 2.6 2.8 3.2 3.4 3.2 3.0 1.4 1.2 2.2 2.2 2.2 2.2 2.1 2.0 1.8 1.0 0.4 0.3 0.3 0.2 0.2 0.2 0.2

0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.7 0.9 1.2 1.5 1.7 1.8 1.9 2.0 2.1 2.5 2.7 2.7 2.5 2.2 2.0 1.2 1.3 1.5 1.7 2.6 2.7 2.8 2.8 2.7 2.5 1.8 2.5 2.4 2.4 2.3 2.0 1.0 0.3 0.3 0.2 0.2 0.2 0.2 0.1

0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.4 0.5 0.7 0.9 1.1 1.2 1.4 1.6 1.8 1.9 2.1 2.2 2.7 2.9 3.0 2.6 2.2 1.9 1.0 1.1 1.3 1.4 2.3 2.4 2.5 2.5 2.4 2.2 1.9 1.6 2.1 2.4 2.3 2.6 2.6 2.3 0.7 0.3 0.2 0.2 0.2 0.1 0.1 0.1

0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.8 0.9 1.1 1.3 1.5 1.6 1.8 2.1 2.5 2.7 2.7 2.6 2.4 2.6 2.5 2.4 2.2 1.2 2.2 2.2 2.2 2.2 2.1 2.0 1.8 1.8 2.4 2.7 2.4 2.2 2.4 2.4 0.7 0.3 0.2 0.2 0.1 0.1 0.1 0.1

0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.3 0.4 0.6 0.7 0.8 1.0 1.1 1.3 1.5 1.7 2.0 2.3 2.4 2.3 2.2 2.5 2.4 2.4 2.3 2.2 2.1 2.1 2.1 2.0 2.0 1.9 1.7 1.3 1.4 2.0 2.6 2.8 2.3 2.0 2.4 2.2 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1

0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.6 0.7 0.9 1.0 1.1 1.3 1.6 1.8 2.0 2.1 2.1 2.2 2.2 2.2 2.2 2.1 2.1 2.1 2.0 2.0 1.9 1.8 1.6 1.5 1.0 2.2 2.8 2.9 2.3 1.9 2.4 2.4 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1

0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.5 0.6 0.8 0.9 1.0 1.2 1.4 1.6 1.7 1.7 1.8 1.8 1.8 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.8 1.7 1.5 0.9 2.4 3.0 2.9 2.3 1.8 2.2 2.3 0.5 0.2 0.1 0.0 0.0 0.1 0.1 0.1

0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.1 1.2 1.3 1.4 1.4 1.4 1.4 1.5 1.6 1.6 1.7 1.8 1.9 1.9 1.9 1.8 1.7 1.5 0.7 2.3 2.9 2.8 2.1 1.9 2.3 2.2 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.1

0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.4 1.5 1.6 1.7 1.8 1.9 2.0 2.0 1.9 1.7 0.5 2.2 2.7 2.6 2.0 2.2 2.5 1.9 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0

0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.6 0.7 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.2 1.4 1.5 1.6 1.8 2.0 2.2 2.3 2.2 2.0 0.4 1.6 2.1 2.6 2.5 2.1 2.3 2.5 1.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0

0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.7 0.8 0.9 1.0 1.1 1.3 1.4 1.6 1.8 2.1 2.4 2.6 2.6 2.5 1.5 1.9 2.3 2.6 2.4 2.6 2.4 0.8 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.6 0.7 0.8 0.9 1.1 1.2 1.4 1.6 1.9 2.1 2.5 2.8 2.9 3.0 2.8 2.2 1.9 1.6 1.3 2.2 2.3 2.3 2.4 2.4 2.2 0.7 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.6 0.8 1.0 1.2 1.4 1.6 2.0 2.2 2.4 2.5 2.6 2.9 3.1 3.0 2.7 2.4 2.0 1.7 1.3 1.9 1.9 1.9 2.0 2.0 2.1 2.0 1.7 0.6 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.5 0.7 1.0 1.3 1.6 2.0 2.3 2.4 2.1 2.0 2.3 2.8 2.7 2.7 2.6 2.3 1.8 2.0 1.8 1.8 1.7 1.7 1.7 1.7 1.7 1.3 0.6 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.8 1.2 1.8 2.2 2.4 2.4 2.1 1.8 1.7 1.9 2.2 2.4 2.4 2.2 1.9 1.8 1.6 1.6 1.5 1.5 1.4 1.4 1.0 0.5 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.7 1.3 2.1 2.5 2.5 2.2 2.1 2.2 2.2 2.4 2.4 2.1 1.9 1.7 1.5 1.4 1.3 1.3 1.2 1.1 0.8 0.4 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 1.0 2.1 2.5 2.5 2.5 2.5 2.5 2.3 2.1 1.8 1.5 1.4 1.2 1.2 1.1 1.0 0.9 0.6 0.3 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 1.0 1.8 2.1 2.2 2.0 1.8 1.6 1.4 1.2 1.1 1.0 0.9 0.9 0.7 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.3 0.4 0.7 1.2 1.2 1.2 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.5 0.6 0.7 0.7 0.7 0.7 0.6 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 PRV_T4W
MH: 25
PRV_T3-HSS
MH: 25
PRV_T4W
MH: 25
PRV_T3-HSS
MH: 25
PRV_T4W
MH: 25
Luminaire Schedule
Symbol Qty Label Arrangement Lum. Watts Lum. Lumens LLD LDD BF LLF BUG Rating Description Filename 2 PRV_T3-HSS Single 151 14519 1.000 0.900 1.000 0.900 B1-U0-G3 PRV-PA2B-740-U-T3-HSS PRV-PA2B-740-U-T3-HSS.ies 3 PRV_T4W Single 151 19431 1.000 0.900 1.000 0.900 B3-U0-G4 PRV-PA2B-740-U-T4W PRV-PA2B-740-U-T4W.ies Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Drive-Thru StatArea Illuminance Fc 2.17 3.3 1.2 1.81 2.75 Parking StatArea Illuminance Fc 2.17 4.2 1.0 2.17 4.20
Shared Access Road StatArea Illuminance Fc 1.45 3.6 0.2 7.25 18.00 Shared Access Road StatArea
Illuminance (Fc)
Average = 1.33
Maximum = 3.1
Minimum = 0.2
Avg/Min Ratio = 6.65
Max/Min Ratio = 15.50
Shared Access Road StatArea
Illuminance (Fc)
Average = 1.33
Maximum = 3.1
Minimum = 0.2
Avg/Min Ratio = 6.65
Max/Min Ratio = 15.50
E| Thin Brick Veneer By H.C. Muddox in
1230 Mountain Rose
P1 |
Dutch Bros
Sacramento, CA
P2 |

KELLY MOORE PAINTS
"MALIBU BEIGE" 216

KELLY MOORE PAINTS
"LIGHT TRUFFLE" KM5781
P3 | KELLY MOORE PAINTS
"BEAVER PELT" KM4582
Corporate Way
A| Fiber cement siding by Nichia, model
"illumination AWP 1818 in Dutch Bro's
blue color
Keynotes
Metal panel by firestone building
products - model "cfp-16f", 25 ga.
(vertical orientation) in Almond
B|
D C
Fiber cement siding by Nichiha -
Vintagewood series, Spruce
D|
Anodized Aluminum storefront
system, with clear glass, by Arcadia
in AB-6 Dark Bronze
C|
C CB E P-1P-3 EA P-1 P-2 P-3

California Tree and Landscape Consulting, Inc.
359 Nevada Street, #201, Auburn, CA 95603 (530) 745-4086 © December 1, 2023 Page 1 of 10 Cal TLC
All Rights reserved Auburn, CA
December 1, 2023

Tammy Rayfield
PDF Development
9381 Stockton Blvd., Ste. 212
Elk Grove, CA 95624
Via Email: [email protected]

SUPPLEMENTAL TREE REVIEW ARBORIST REPORT

RE: Supplemental Inspection of Tree #2353 – Pacific willow 14,14,15” & 24’ dlr.

Dutch Bros, Corporate Way, City of Sacramento

Tammy Rayfield of PDF Development, on behalf of the property owner, contacted California Tree and Landscape Consulting, Inc. to evaluate trees as a part of a development process. After a review of the findings by the City of Sacramento Urban Forestry department, a supplemental inspection to provide more specific details with regard to the condition of Tree #2353 and appropriate recommendations was determined to be required. The subject tree is located on Corporate Way, APN 031-0053-028 (See Appendix 1 – Tree Location Map).

Edwin Stirtz, ISA Certified Arborist #WE-0510A, re-evaluated the tree on November 9, 2023, and Nicole Harrison, ISA Certified Arborist #WC-6500AM, re-evaluated the tree on November 20. 2023.

The results of the supplemental inspections are as follows:

This tree has grown as a volunteer due to lack of maintenance on the vacant parcel and overwatering of the general area (The irrigation from the adjacent developed parcel to the east & south is overwatering the area).

The tree has tri-dominant stems arising 18” above grade. The stems are weakly attached with inclusions/seams on the lower trunk. The trunk bark is also exfoliating in between the ground and the connection at 18” due to the presence of a canker disease. The small lower branches/water sprouts have also died off due to the canker disease. In addition, the potential for root decay is high and root stability is also questionable due to the wet nature of the area which has also caused a growth of blackberry vines.

See Appendix 2, Photos #1, #2 & #3
The south easterly stem overhangs an offsite pistache tree (parking lot landscape tree) stunting its growth and causing a phototropic lean of this landscape tree. There is disease evident on the main trunk from its origin to ~10’ above grade and broadleaf mistletoe infestation 15’ to 20’ above grade and finally old wounds with perennial canker & dead branches.

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 2 of 10 Cal TLC
All Rights reserved Auburn, CA
See Appendix 2, Photos #4, #5 & #6
The north stem extends partially over the drive aisle of the neighboring building. It has a significant lean. This stem, and all of the three stems, suffered a failure of the terminal ends in the past and have weakly attached new growth. Borers were also noted in this stem.

See Appendix 2, Photos: #7, #8 & #9
The south westerly stem has an excessive lean and was previously topped resulting in the main stem dividing into 3 and decay in the main stem is probable. There is evidence of canker in the bark on the lower stem.

See Appendix 2, Photos #10 & #11
Mitigation measures for some of the defects are available however the extent of mitigative activities will result in significant stress to the tree from pruning and the effective time frame of the mitigation will be low (only 3 years) due to the potential growth rate of this species before additional pruning may be required.

This tree is not recommended for retention during development. The weak attached main stems, the structural faults in each main stem, disease at the base, and finally the potential stress from significant pruning to reduce failure risks would result in an irreversible decline with a potential lifespan of just a few years.

Report Prepared by: Project Arborist:

Caroline Nicholas Edwin E. Stirtz
Arborist Assistant Consulting Arborist
ISA Certified Arborist #WE-0510A, TRAQ

Attachments:

Appendix 1 – Map of Property Showing Tree Location
Appendix 2 – Site Photographs

! !
!
!
!
!
!
!
2353 100
2354
2355
101
2356
102
2357
Property Line
Measured Tree Canopy
Arborist Rating
0 Dead
1 Extreme Structure or Health Problems
2 Major Structure or Health Problems
3 Fair - Minor Problems
4 Good - No Apparent Problems
5 Excellent
O
Sheet No. PREPARED BY: Nicole Harrison, ISA Cert #WE-6500AM Date: 8/31/2023
Corparate Way Dutch Bros
TPP 1.0
0 30 6015
Feet
California Tree &
Landscape Consulting, Inc.
359 Nevada Street, Suite 201
Auburn, CA 95603
>Tree locations are approximate and were
collected using apple iOS products.
>Property line information was downloaded
from Sacramento County on 08/13/2023.

Document Path: E:\CalTLC\Maps 2023\Corporate Way, Dutch Bros\Corporate Way Tree Location Map, Dutch Bros.mxd

TREE INVENTORY MAP
Tree Protection General Requirements

1. The project arborist for this project is California Tree & Landscape Consulting. The primary contact information is Edwin E. Stirtz (916) 801-8059. The project arborist may continue to provide expertise and make additional recommendations during the construction process if and when additional impacts occur or tree response is poor.

Monitoring and construction oversight by the project arborist is recommended for all projects and required when a final letter of assessment is required by the jurisdiction.

2. The project arborist should inspect the exclusionary root protection fencing installed by the contractor prior to any grading and/or grubbing for compliance with the recommended protection zones. Additionally, the project arborist shall inspect the fencing at the onset of each phase of construction. The protection zone for trees is specified as the ‘canopy radius’ in Appendix 2 unless otherwise specified in the preservation requirements. The location of the tree protection fencing shall be depicted on the plans pursuant to the arborist recommendations. Note ‘dripline’ is not an acceptable location for installation of tree protection fencing.

3. The project arborist should directly supervise any clearance pruning, irrigation, fertilization, placement of mulch and/or chemical treatments. If clearance pruning is required, the Project Arborist should approve the extent of foliage elevation and oversee the pruning to be performed by a contractor who is an ISA Certified Arborist. Clearance pruning should include removal of all the lower foliage that may interfere with equipment PRIOR to having grading or other equipment on site.

4. No trunk within the root protection zone of any trees shall be removed using a backhoe or other piece of grading equipment.

5. Clearly designate an area on the site outside the drip line of all trees where construction materials may be stored, and parking can take place. No materials or parking shall take place within the root zones of protected trees.

6. Any and all work to be performed inside the protected root zone fencing, including all grading and utility trenching, shall be approved and/or supervised by the project arborist.

7. Trenching, if required, inside the protected root zone shall be approved and/or supervised by the project arborist and may be required to be by a hydraulic or air spade, placing pipes underneath the roots, or boring deeper trenches underneath the roots.

The City of Sacramento Requires CHAIN LINK Fencing for Tree Protection This tree was
removed prior
to the site visit
PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 4 of 10 Cal TLC
All Rights reserved Auburn, CA
APPENDIX 2 – SITE PHOTOGRAPHS by Nicole Harrison, November 20, 2023

Photo #1 Photo #2

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 5 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #3 Photo #4

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 6 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #5 Photo #6

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 7 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #7 Photo #8

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 8 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #9 Photo #10

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 9 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #11 Photo #12, by Ed Stirtz, November 9, 2023, Shows entire tree

PDF Development Corporate Way, City of Sacramento
© December 1, 2023 Page 10 of 10 Cal TLC
All Rights reserved Auburn, CA

Photo #12, by Ed Stirtz, November 9, 2023, shows dead branches/sprouts

1 Zachary Dahla
From: Rizzle <[email protected]>
Sent: Tuesday, September 13, 2022 9:40 AM
To: Zachary Dahla
Subject: AgencyCounter: P22-040 inquiry
I'm writing to ask you not to approve the construction of a drive‐through on parcel 03100530170000.

This section of sidewalk is used primarily by the elderly from the nearby senior ACC living center/senior activity center in addition to families walking their toddlers from the nearby neighborhoods and apartment complexes to the Merry Hill
pre‐school. The roads are wide promoting traffic to travel and a higher speed. My concern is that a drive‐through will create a high‐speed/high‐traffic area with frequent pull‐ins to the drive‐through creating a hazardous environment for the elderly and children who frequent this path.

While I don't disagree with rezoning the area, I think either a mult‐family residence zoning or residential mixed‐use zoning would be more appropriate for the area.

Thank you for your consideration.
‐Richard Powell
1 Zachary Dahla
From: pamela herlihy <[email protected]>
Sent: Friday, October 28, 2022 12:03 PM
To: Zachary Dahla; dave lamanna
Subject: Re: P22-040
Follow Up Flag: Follow up
Flag Status: Completed
I am a resident of Park Place South and will be impacted by the traffic this building will create. Also, I wonder where the water and electricity will come from. As you are aware we are in a severe drought. How can the city justify these plans?

We have the apartments being constructed across the freeway. Where is the water coming from for those? Why is there only one way in and one way out. This is going to cause MAJOR traffic jams in this area. What is the city thinking?

It is all about the bottom line.

Pamela Herlihy
1219 Spruce Tree
Sacramento 95831