Sacramento City Council
May 7, 2024

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2024-00879 5/7/2024 Public Hearing Item 7.

Holiday Inn - N Freeway Boulevard (P23-026) [Noticed 04/26/2024; Passed for Publication 04/30/2024; Published 05/01/2024]
File ID: 2024-00879
Location: APN: 225-2110-061-0000, 3664-3666, N Freeway Boulevard, Council District 3, Represented by Mayor Pro Tem Talamantes
Recommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution adopting the Addendum to the previously certified adopted Environmental Impact Report; 2) an Ordinance approving the Holiday Inn Development Agreement between the City of Sacramento and Mudassir Iqbal, Blue Spring Hospitality LLC (the “landowner”); and 3) a Resolution adopting the project entitlement for Site Plan and Design Review for the construction of a new 70,036 square foot, four-story hotel with 116 guest rooms on approximately 2.7 acres in the Shopping Center and Promenade at Natomas Planned Unit Development (SC-PUD) zone.

Contact: Deja Harris, Associate Planner, (916) 808-5853, [email protected]; Garrett Norman, Senior Planner, (916) 808-7934, [email protected], Community Development Department
Presenter: None.

Applicant: Arvind Iyer, I & A Architects, Inc., 855 Sansome Street, Suite 100, San Francisco, CA 94111
Property Owner: Mudassir Iqbal, Blue Spring Hospitality LLC, 161 Orcutt Circle, Sacramento, CA 95834
Attachments:
1-Description/Analysis
2-Background
3-Resolution: Addendum to Environmental Impact Report
4-Ordinance: Development Agreement
5-Exhibit A: Draft Copy of Development Agreement
6-Resolution: Findings of Facts and Conditions of Approval for Site Plan and Design Review 7-Exhibit A: Project Plans

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.

Description/Analysis
Issue Detail: The applicant is requesting entitlements to construct a new 70,036 square foot, four- story Holiday Inn hotel with 116 guest rooms on 2.7 acres in the Shopping Center (SC-PUD) zone within the Promenade at Natomas Planned Unit Development.

The requested entitlements include:
1) Development Agreement; and
2) Site Plan and Design Review for the construction of the hotel and associated site improvements.

The proposed hotel was previously approved in 2018 (P17-033), which included an amendment to the Promenade at Natomas Planned Unit Development Guidelines and Schematic Plan, and Site Plan and Design Review. The project was never constructed. The Development Agreement covering the property expired and subsequently so did the Site Plan and Design Review approval. All vacant property within North Natomas is required to enter into a Development Agreement before development can occur to ensure participation in the North Natomas Finance Plan (see North Natomas Community Plan Policy NN-LUP 3). The amendments to the PUD in 2018 did not expire and do not need to be amended again to reflect the proposed hotel. Accordingly, a new Development Agreement and Site Plan and Design Review entitlement is required. The hotel design and features remain the same as the 2018 approvals.

Development Agreements are adopted by ordinance and require approval by the City Council, for which the Planning and Design Commission forwards a recommendation.

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposed project was routed to North Natomas Community Association, South Natomas United, Natomas Community Association, North Natomas Community Coalition, South Natomas Improvement Association, Natomas Chamber of Commerce, Gardenland/Northgate Neighborhood Association, Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, and Region Builders.

Staff received no comments.

Staff mailed hearing notices to all property owners and residents 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 not received any comments on the project in response to the hearing notice.

Policy Considerations:

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.
2040 General Plan
The 2040 General Plan designation for the project site is Residential Mixed Use (RMU). The General Plan recognizes that Residential Mixed Use designation areas are intended to foster vibrant, walkable areas with a high-intensity mix of residential, commercial, office, and public uses, where daily errands can be accomplished on foot, by bicycle, or by transit. The RMU designation applies principally in the Central City and the corridors. The Plan area is envisioned to include a full range of residential, retail, employment, entertainment, cultural, and personal service uses serving a communitywide market, such as restaurants, apparel stores, specialty shops, theaters, bookstores, hotels and motels, and research and development facilities. Staff finds that the project is consistent with the following General Plan goals and policies:

Goal LUP-2 Balanced and connected community with thriving neighborhoods and centers and development intensities linked to transit.

Policy LUP-2.1 Overall Balance of Uses. The City should encourage a balance and a mix of employment, residential, commercial, cultural, and tourism-related uses, as well as a full range of amenities and services necessary to support a thriving city.

This site is located close to Interstate 80 and Interstate 5 and the Sacramento International Airport.

As such, the project provides a consumer-based service for travelers to Sacramento. The proposed project will facilitate infill development on underutilized property within an existing regional shopping center with a use that will generate employment and support the vibrant economy in Natomas and nearby downtown.

Goal LUP-5. Attractive, thriving commercial centers that are well-located to serve the needs of Sacramento residents, workers, and visitors.

Policy LUP-5.1. Evolving Regional Commercial Centers. The City shall promote housing and employment uses at existing regional commercial centers to enhance retail viability, establish pedestrian-oriented shopping districts, create more attractive buildings and public spaces, support transit viability, and reduce vehicle trips. The City shall facilitate the replacement of surface parking, drive aisles, and shared parking facilities to further this policy.

The Shopping Center (SC) zone allows for a wide variety of commercial, retail, office, and other employment generating uses. There are existing offices, retail, and hotel uses near the project site.

This project will play a supporting role in providing services for residents, workers, and visitors and provide commercial enterprises that will support the local economy. Additionally, the site is within a half mile of a proposed light rail station that is intended to provide service to Sacramento International Airport.

Goal LUP-8. A unique and varied sense of place, defined by distinctive natural and urban elements

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.

Goal LUP-8. A unique and varied sense of place, defined by distinctive natural and urban elements that contribute to local quality of life and hometown pride.

Policy LUP-8.5. Development Adjacent to Freeways and Railroad Corridors. The City shall promote high-quality design of buildings along freeway and railway corridors, including promoting techniques such as the following:
· Requiring extensive landscaping and trees along the freeway fronting elevation in consultation with City staff, the Sacramento Metropolitan Air Quality Management District, and Caltrans;
· Establishing a consistent building line, articulating and modulating building elevations and heights, and varying the use of materials and color to create visual interest; and
· Including design elements that reduce noise and provide for filtering, ventilation, and exhaust of vehicle air emissions.

In addition to the existing vegetation between the existing Promenade shopping center and Interstate 80, the proposed building design positively addresses the freeway with a façade that incorporates variation in material, cornice features, windows, and lighting to further accentuate building design.

The hotel will provide a continuation of the existing building line along Interstate 80, making the design appearance feel intended and “complete.”
Goal M-1 An equitable, sustainable multimodal system that provides a range of viable and healthy travel choices for users of all ages, backgrounds, and abilities.

Policy M-1.7 Fine-Grained Network. As new development and redevelopment occurs, the City shall seek opportunities to create a finer-grained network of streets and walking and bicycling connections, especially within a 1/2-mile walk of light rail stations and transit stops.

Policy M-1.11 Increase Bicycling and Walking . The City shall strive to increase bicycling and walking citywide so that it can meet its equity, reduced vehicle miles traveled, and sustainability goals.

The subject site is within a half mile of a proposed light rail station. This project is improving bicycle and pedestrian connectivity within the shopping center by connecting two existing bike paths and by realigning an existing bike/ped path to become more linear, thus contributing to a more pragmatic use of the trail.

North Natomas Community Plan
The project site is located within the North Natomas Community Plan Area of the 2040 General Plan.

The vision of the Community Plan Area is to exemplify a culturally diverse, healthy, and friendly place to live, with safe neighborhoods, walkable and bikeable streets, vibrant and unique public spaces and

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.
to live, with safe neighborhoods, walkable and bikeable streets, vibrant and unique public spaces and attractions, and high-quality new development. This project is consistent with the vision of the Community Plan Area in that the use provides a high quality new development and improves existing bicycle and pedestrian connectivity. Staff also finds that the project is also consistent with the following North Natomas Community Plan (NNCP) policy:

Policy NN-LUP 3: Financing Plan. The City shall require all property owners in the Plan area to: 1) participate equitably in the financing mechanisms necessary to finance the design, engineering, and construction of all library, fire, police, street, traffic, water, sewer, drainage improvements and all monitoring programs provided for in this Plan, and 2) pay an equitable share of all the costs incurred in the process of development of the Financing Plan.

Guarantees for this shall be via development agreements or other means acceptable to the City staff. All property owners in North Natomas will be required to reimburse the City in an equitable manner for all planning expenses incurred in developing this Community Plan and related documents. The costs will be divided equally by each acre receiving urban land use designations by this Plan. Payment of this cost will be a condition of the development agreements.

The project is required to enter into a Development Agreement with the City of Sacramento, which is the binding mechanism that requires the landowner to participate in the North Natomas Financing Plan. The North Natomas Finance Plan identifies and sources dollars to key infrastructure improvements within the Plan Area.

Economic Impacts: The proposed project will provide a consumer-based service for travelers in the region and is an employment generating use. The proposed hotel will generate Transient Occupancy Tax for the City.

Environmental Considerations: On September 28, 2004, the City Council certified an Environmental Impact Report (EIR) and adopted the Findings of Fact and a Statement of Overriding Considerations and a Mitigation Monitoring Plan for the Promenade at Natomas Project (P00-033) (Original Project) (Resolution No. 2004-773). Then on May 24, 2018, the Planning and Design Commission approved an addendum to the EIR prepared for the Holiday Inn at Natomas Promenade Project (P17-033). Subsequently, the Site Plan and Design Review entitlement and Development Agreement have expired.

The current proposed project is the same as the previously approved project and consists of the construction and operation of a 4-story, 70,036 square foot, 116 room hotel on 2.7 acres within the Shopping Center Planned Unit Development (SC-PUD) Zone.

Planning staff has reviewed the proposed project and on the basis of the whole record before it, has determined that there are no substantial changes proposed to the project nor have any substantial changes occurred that would require major revisions to the 2004 EIR. Substantial evidence supports

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.
changes occurred that would require major revisions to the 2004 EIR. Substantial evidence supports use of the EIR and the subsequent review provisions of the California Environmental Quality Act (CEQA) Guidelines Section 15162 and an addendum was prepared. This Addendum to a certified EIR has been prepared pursuant to Title 14, Section 15164 of the California Code of Regulations; the Sacramento Local Environmental Regulations (Resolution 91-892) adopted by the City of Sacramento.

None of the conditions described in Section 15162 of the California Environmental Quality Act (CEQA) Guidelines are present. The Current Project is consistent with the project reviewed in the EIR, and the analysis of impacts and mitigation in the EIR remain applicable for the Current Project.

The majority of the mitigation measures for the PUD have been complied with and implemented.

However, with implementation of the applicable mitigation measures, the proposed project will result in less than significant impacts to the physical environment. The Addendum to the EIR and the original EIR and resolution (2004-773) with MMP are available on the CDD webpage at:
https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new 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. 2016-0226 on June 21, 2016, and the SAFCA 2023 Adequate Progress Annual Report accepted by City Council Resolution No. 2023-0337 on October 24, 2023.

Sustainability: This project is improving bicycle and pedestrian connectivity and is within a half mile of a proposed light rail station, thereby contributing to the reduction of vehicle miles traveled.

Commission/Committee Action: On March 28, 2024, the Planning and Design Commission unanimously passed a motion to forward a recommendation of approval of the project to the City Council.

Rationale for Recommendation: Staff recommends the City Council approve the requested entitlements based on the findings and subject to the conditions of approval attached to this report.

The proposal complies with the goals and policies of the 2040 General Plan in that it activates an underutilized parcel within the Promenade at Natomas Planned Unit Development with a use that will generate employment; provides a consumer-based service for travelers to Sacramento; enhances the pedestrian amenities and bicycle trail system; is within a half mile of a proposed light rail station; and is designed to be compatible and complement the surrounding area. Staff supports a hotel at this

File ID: 2024-00879 5/7/2024 Public Hearing Item 7.
and is designed to be compatible and complement the surrounding area. Staff supports a hotel at this location because it is visible and easily accessed from Interstate 80 and Interstate 5 and is located next to compatible land uses such as office, restaurants, and retail shopping.

Financial Considerations: Not Applicable.

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

Figure 1: Vicinity Map

Background Information
The applicant is requesting to construct a 70,036 square foot, four-story Holiday Inn hotel, on approximately 2.7 acres in the Shopping Center (SC -PUD) zone. The subject site is located within the Natomas Promenade shopping center, a regional shopping center that houses a variety of restaurants, large and small retail stores, hotel/motel, and offices. The Natomas Promenade is a 126- acre shopping center that was originally approved by the City Council on September 28, 2004 (P00-033). The approval included a Schematic Plan and Guidelines as part of the Promenade at Natomas Planned Unit Development (PUD) which designated 108,000 square feet for hotel/motel uses. The PUD is split into two underlying zoning designations; Employment Center 50 (EC -50-PUD) and Shopping Center (SC-PUD), in which 60,000 total square feet of hotel/motel use is allocated to the EC-50 zone and 48,000 total square feet is allocated to the SC zone.

The PUD has been amended several times over the years to allow for additional hotel/motel uses. In 2006, the PUD was amended to reallocate the 108,000 square feet in the PUD by allotting 83,000 square feet to the EC -50 zone and 25,000 square feet to the SC zone to allow for the existing Staybridge Suites Hotel (P06- 068). The Staybridge Suites has since been converted into transitional housing as part of the Homekey project.

In 2007, the PUD was amended to increase the square footage allocation within the SC zone to 72,765 to accommodate a Holiday Inn (P07- 069). The Holiday Inn was never constructed and instead an Element by Westin hotel was constructed (DR17- 162) in 2018.

In 2018, the PUD was again amended to increase the hotel square footage allocation within the SC Zone to 142,801 to accommodate a Holiday Inn at the subject site (P17- 033). The approved Holiday Inn was never constructed, and the Site Plan and Design Review entitlement, and prior Development Agreement have now expired. The applicant still intends on constructing the Holiday Inn and is requesting the necessary entitlements to “reactivate” the prior approval. The project description and design has not changed from the original approv ed in 2018. The PUD does not need to be amended again because those approvals are perpetual.

Land Use Context

The Natomas Promenade shopping center is north of Interstate 80 and west of Truxel Road, in North Natomas. The subject site within the shopping center is south of Promenade Circle and west of North Freeway Boulevard and is directly adjacent to a large office complex and big box retail stores. Figure 1 illustrates the surrounding land uses in relation to the subject project’s site.

The site is zoned Shopping Center and is within the Promenade at Natomas PUD (SC - PUD) in which a hotel/motel is a permitted use. The proposed hotel is a compatible land use for this area because it generates new employment, supports adjacent restaurants and retail, and helps support the regional economy for vacation and business trips to Sacramento. Furthermore, the site is located close to Interstate 80 and Interstate 5 and the Sacramento International Airport.

Table 2: Surrounding Zoning and Uses
Direction: Zoning: Use:

North Shopping Center (SC-PUD) Retail/Commercial
South Office Building (A-OS-PUD) Drainage Ditch/Interstate 80 East Shopping Center (SC-PUD) Retail/Commercial
West Employment Center (EC-50-PUD) &
Shopping Center (SC-PUD)
Office

Project Specifics
The proposed 70,036 square foot hotel is comprised of 116 guest rooms and offers a variety of amenities, including an outdoor pool and spa, business center, meeting rooms, lounges, and a dining area. The building will be four -stories and features a large porte - cochere at the main entrance/lobby of the building.

Table 2: Site and Project Information
General Plan Designation: Residential Mixed Use (RMU)
Planned Unit Development (PUD): Promenade at Natomas PUD Zoning of Site: Shopping Center (SC-PUD)
Existing Use of Site: Parking lot/landscaping
Parking District: Urban
Community Plan Area: North Natomas
Proposed Building Size: 70,036 square-feet
Total Parcel Area: 2.7 acres
Design Review District: Citywide
Proposed Floor Area Ratio (FAR): 0.60 (FAR range: 0.15 – 2.0) Entitlement Review
In order to develop this project, the following entitlements are required: 1) Development Agreement and 2) Site Plan and Design Review.

Development Agreement
All new construction of vacant property within the North Natomas Community Plan area requires the landowner(s) to enter into a Development Agreement with the City of Sacramento (NN.LUP 3 ). The Development Agreement ensures that proposed and subsequent development will happen in an orderly manner and that developers participate in the North Natomas Finance Plan. The Finance Plan is the mechanism that ensures the necessary public infrastructure is adequately provided as the North Natomas community builds-out over time. The Development Agreement that was in place for the PUD area has expired, so a new agreement is required for this project. The North Natomas Development Agreement is an approved form by the City Council that cannot be modified by the applicant or staff. Special conditions unique to the project can be included on an as-needed basis.

Site Plan and Design Review
Site Plan and Design Review is required for the project to ensure compliance with applicable development standards and design guidelines. The project is in the Shopping Center (SC-PUD) zone and within the Promenade at Natomas PUD. The Promenade at Natomas PUD has established its own set of development standards. All standards that are not listed in the PUD are regulated by the Shopping Center (SC) zone in the Planning and Development Code (Title 17), along with other applicable provisions. As illustrated in Table 3 below, the project complies with the development standards for height, and setbacks.

*Development standard of the Promenade at Natomas PUD
Site Access, Circulation, and Parking
Primary access to the site will be from Promenade Circle, which leads from North Freeway Boulevard; however, the shopping center is designed with reciprocal parking and maneuvering lanes to allow for maximum maneuverability between the various buildings.

Pedestrian and bicycle circulation exists in two pathways located along the eastern side of the project and on the southern edge of the PUD, adjacent to Interstate 80. As previously mentioned, the project will improve bicycle and pedestrian circulation by connecting the eastern bike path to the southern bike path. These bike paths lead to other regional bike path systems, helping complete missing segments.

The hotel will provide 101 parking spaces for the 116 guest rooms. There is no minimum or maximum parking requirement for this development. The subject site is located in a Suburban Parking District. The bicycle parking standards are listed in Table 4 below.

Table 3: SC Zone and Promenade at Natomas PUD Applicable Development Standards
Standard Type Required Proposed Deviation Required?
Height* 50’ (Architectural
projections allowed
up to 75’)
50’ to parapet
(59.5’ to tower)
No
Front Setback
(Promenade Circle)
20’ 108’ No
Interior-Side Setback
(West)*
0’ 20’ No
Interior-Side Setback
(East)*
0’ 48’ No
Rear Setback (South) 0’ 80’ No

Landscaping

The provided landscape plan has been reviewed by the Urban Forestry unit of the Department of Public Works to confirm compliance with the City’s requirements for parking lot shading which require that after 15 years, 50% of the parking lot, where vehicles will maneuver and park, is shaded by tree canopy. This project provides 53% tree shading in compliance with this requirement.

Site landscaping includes enhanced tree coverage along Promenade Circle frontage, planter strips, and additional trees, shrubs and grass. The proposed landscaping is designed to achieve optimal pedestrian maneuverability throughout the parking lot by tying into an existing pedestrian path.

Architectural Analysis

The building design creates a clean, simple aesthetic that complements surrounding structures, while implementing different colors and materials to create its own sense of place. The PUD Guidelines encourage flexibility to accommodate the corporate image programs of individual tenants. The proposal features stone veneer along the first floor of the building followed by a semi -smooth stucco on the upper three floors. The façade incorporates two smaller towers and one main, larger tower in the middle of the building.

The larger tower carries the stone veneer from the base to the top of the building. The building parapet receives a tiered cornice that is consistently used at all rooftop endings of the building, creating a clean and simple architectural appearance surrounding all elevations. The paint scheme variates between light and dark, which helps break up the massing of the building thereby creating additional awareness of the variation in massing elements. Figure 2 provides a view when looking at the hotel from the southeast.

Table 4: Suburban Parking Requirements – Bicycle
Use Required Proposed Deviation
Required? Long-Term Short-Term Long-
Term
Short-
Term
Hotel (1 space per 40
rooms) – 3 spaces
(1 spaces per 80
rooms) – 3 spaces
6 spaces 6 spaces No
Figure 2: Rendering of Southeast Elevation

RESOLUTION NO. 2024-

Adopted by the Sacramento City Council

May 7, 2024

ADOPTING THE ENVIRONMENTAL IMPACT REPORT ADDENDUM AND THE MITIGATION MONITORING PLAN FOR THE HOLIDAY INN – N FREEWAY BOULEVARD PROJECT (P23-026)

BACKGROUND

A. On March 28, 2024, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council a recommendation to approve with conditions the Holiday Inn – N Freeway Boulevard (P23-026).

B. On May 7, 2024, the City Council conducted a public hearing, for which notice was given pursuant Sacramento City Code Section 17.812.010(A)(2): (a), (b), and (c) (publication, posting, and mail (500 feet))], and received and considered evidence concerning the Holiday Inn – N Freeway Boulevard (P23- 026).

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

a. On September 28, 2004, pursuant to the California Environmental Quality Act (Public Resources Code §21000 et seq. (“CEQA”), the CEQA Guidelines (14 California Code of Regulations §15000 et seq.), and the City of Sacramento environmental guidelines, the City Council certified an environmental impact report (EIR) and, having reviewed and considered the information contained in the EIR, adopted findings of fact and findings of overriding consideration, adopted a mitigation monitoring program, and the Promenade at Natomas (P00-033) PUD project(Project).

b. On May 24, 2018, the Planning and Design Commission approved the addendum for the Holiday Inn Natomas Promenade (P17-033) and approved the project that changed the PUD Schematic Plan.

c. Based on its review of the Holiday Inn - North Freeway Boulevard Project application, City Council has determined that the proposed changes to the original Project do not require the preparation of a subsequent EIR. (see CEQA Guidelines Section 15162). The previously adopted addendum to the previously certified EIR is adequate to address the modification of the Project.

1. The City Council has reviewed and considered the information contained in the previously certified EIR for the Project, the previously adopted findings of fact and findings of overriding consideration, the addendum, and all oral and documentary evidence received during the hearing on the Project Modification. The City Council has determined that the previously certified EIR and the addendum constitute an adequate, accurate, objective, and complete review of the proposed Project Modification and finds that no additional environmental review is required based on the reasons set forth below:

a. No substantial changes are proposed by the Project Modification that will require major revisions of the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

b. No substantial changes have occurred with respect to the circumstances under which the Project Modification will be undertaken which will require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

c. No new information of substantial importance has been found that shows any of the following:

i) The Project Modification will have one or more significant effects not discussed in the previously certified EIR;

ii) Significant effects previously examined will be substantially more severe than shown in the previously certified EIR;

iii) Mitigation measures previously found to be infeasible would in fact be feasible and would substantially reduce one or more significant effects of the Project Modification; or

iv) Mitigation measures which are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment.

2. Based on its review of the previously certified EIR for the Project, the previously adopted findings of fact and findings of overriding consideration, the addendum, and all oral and documentary evidence received during the hearing on the Project Modification, the City Council finds that the EIR and addendum reflect the City Council’s independent judgment and analysis, certifies the EIR and the addendum for the Project

Modification, and readopts the findings of fact and findings of overriding consideration.

3. The mitigation monitoring program for the Project is adopted for the Project Modification, and the mitigation measures shall be implemented and monitored as set forth in the program, based on the following findings of fact:

a. The mitigation monitoring program has been adopted and implemented as part of the Project;

b. The addendum to the EIR does not include any new mitigation measures, and has not eliminated or modified any of the mitigation measures included in the mitigation monitoring program;

c. The mitigation monitoring program meets the requirements of CEQA section 21081.6 and CEQA Guidelines section 15091.

d. Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and, if the project requires a discretionary approval from any state agency, with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the State EIR Guidelines adopted pursuant thereto.

e. The documents and other materials that constitute the record of proceedings upon which the City Council has based its decision are located in the City of Sacramento Community Development Department, Environmental Planning Services, 300 Richards Boulevard, Sacramento, CA 95811-0218. The custodian of these documents and other materials is the Community Development Department, Environmental Planning Services.

ORDINANCE NO. 2024 –

Adopted by the Sacramento City Council
May 7, 2024

AN ORDINANCE RELATING TO THE APPROVAL OF A DEVELOPMENT
AGREEMENT FOR THE HOLIDAY INN – N FREEWAY BOULEVARD PROJECT (P23- 026) ON PROPERTY LOCATED IN NORTH NATOMAS
APN: 225-2110-061-0000; 3664-3666 N FREEWAY BOULEVARD
BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

SECTION 1
This Ordinance incorporates, and by this reference makes part hereof, that certain Development Agreement, by and between the City of Sacramento and Mudassir Iqbal, Blue Spring Hospitality LLC (the “landowner”), a copy of which is attached.

SECTION 2

The City Council enacts this ordinance against the following background:

A. The agreement is consistent with the city general plan and the goals, policies, standards and objectives of the North Natomas Community Plan (NNCP).

B. The project should be encouraged in order to meet important economic, social, environmental or planning goals of the NNCP.

C. The project would be unlikely to proceed in the manner proposed in the absence of a Development Agreement.

D. The landowner will incur substantial costs in order to provide public improvements, facilities or services from which the general public will benefit.

E. The landowner will participate in all programs established and/or required under the general plan and the NNCP and all of its approving resolutions (including any mitigation monitoring plan), and has agreed to financial participation required under any applicable financing plan and its implementation measures, all of which will accrue to the benefit of the public.

F. The form of the development agreement is as specified in Ordinance No. 95-012, updated to reflect the 2040 General Plan and site-specific needs.

G. 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 will result in flood protection equal to or greater than the

urban level of flood protection in urban or urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in nonurbanized areas for property located within a flood hazard zone, intended to be protected by the system.

SECTION 3

The attached Development Agreement is hereby approved, and the Mayor is authorized to execute the Development Agreement on behalf of the City of Sacramento after the effective date of this Ordinance. This approval and authorization is based upon the California Environmental Quality Act Addendum which is the subject of a separate resolution adopted by City Council prior to or concurrent with the adoption of this Ordinance.

SECTION 4

Consistent with City Council Resolution 94-494, the Exhibits to the Development Agreement as they appear in Exhibit A to this Ordinance may be modified by City, in cooperation with Landowner, after City Council approval and execution by the Parties, and prior to recordation, of the Development Agreement, in order to conform to the final City Council approval of the Project.

Table of Contents:

Exhibit A: Development Agreement

Adopted by the City of Sacramento City Council on May 7, 2024, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

No Fee Required: Recording benefits the
City of Sacramento, a government entity.

RECORDIN

G REQUESTED BY
AND WHEN RECORDED RETURN TO:

City Cler
k
City of Sacramento
915 I Street
Sacramento, CA 95814
SPACE ABOVE THIS LINE FOR RECORDER’S USE ONLY

NORTH NATOMAS

DEVELOPMENT AGREEMENT
• • •
Holiday Inn – N Freeway Boulevard
P23-026
Mudassir Iqbal
Blue Spring Hospitality LLC
3664 N Freeway Boulevard
Sacramento, CA 95834
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________
City Ag
reement No. ______________________ Date Adopted: ______________________ ~ i ~
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Or dinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

NORTH NATOMAS

DEVELOPMENT AGREEMENT
Table of Contents
REC
ITALS
A. De
velopment Agreement/California Government Code
B. Property (Subject to Agreement)
C. City Council Actions
D. City/Landowner Objective
E. Landowners Commitment
F. Landowner’s Objective and Agreement
G. Procedural Ordinance for Development Agreement
H. Development Conditions and North Natomas Financing Plan I. North Natomas Land Acquisition Program
J. Agreement Voluntary
K. Agreement Authority
L. Procedural Requirements Completed
M. City Council Review and Approval
I. DE

FINITIONS
II. TE

RMS AND CONDITIONS OF AGREEMENT

1. Pr
operty Description and Binding Covenants

2. Interests of Landowner

3. Term

4. Assignment

5. Development of the Property
A. Permitted Uses and Development Standards
B. Discretionary Approvals
C. Development Timing
D. Special Conditions
~ ii ~
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Or dinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ E. La nd Use and Development Regulations
(1) Regulations Applicable on Effective Date
(2) Future Changes in Regulations (Inconsistent)
(3) Future Changes in Regulations (Consistent)
(4) Mandated State or Federal Laws
(5) Effect on Agreement
(6) Health, Safety or Physical Risks
(7) Construction Standards and Permits
(8) City Modifications after Effective Date
F. City Review of Applications
G. Extension of Entitlements
H. Allocation Procedures

6. Fees, Charges, Assessments and Special Taxes
A. City Fees
B. Levies Imposed by Other Jurisdictions
C. Implementation of the North Natomas Finance Plan
D. Landowner ’s Waivers

7. Reconfiguration of Parcels

8. Infrastructure
A. Construction by City
B. Construction by Landowner
C. Drainage Infrastructure
(1) Establishment of Financing Mechanisms
(2) Issuance of Bonds
(3) Linkage of Development to Completion of Drainage System D. Infrastructure Financing Proceedings
(1) Landowner Initiated Proceedings
(2) Proceedings Initiated by City
(3) Maintenance Districts
E. Reimbursement to Landowner
(1) From Financing Proceeds
(2) Reimbursement from Others Benefitted
(3) Reimbursement of Planning, Engineering and Staff Costs ~ iii ~
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

9. Landowner Obligations
A. Transfer of Land to City
(1) Condition of Entitlements
(2) Request by City
B. Development Timing

10. Litigation/Indemnification
A. Challenge to Agreement or Entitlements
(1) City Discretion to Defend or Tender Defense
(2) Effect of Invalidation in Whole or Part
B. Indemnification

11. Effect of Subsequent Laws
A. Laws of Other Agencies
(1) New Laws by Other Agencies
(2) Termination of Agreement
(3) Landowner/City Right to Institute Litigation
B. Laws Passed by City

12. Enforced Delay; Extension of Times of Performance

13. Legal Actions; Applicable Law; Attorney Fees
A. Legal Actions
B. Applicable Law
C. Attorney Fees

14. Amendment of Agreement

15. City’s Good Faith in Processing

16. Default, Remedies, Termination
A. General Provisions
(1) Landowner Default
(2) City Default
(3) Successors in Interest
B. Cure of Default
C. Remedies after Expiration of Cure Period
(1) Institution of Legal Proceedings
(2) Notice of Intent to Terminate Agreement
~ iv ~
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

17. Annual Review
A. General Provisions
B. Scope of Review
C. Proceedings
D. Failure of Compliance

18. Termination upon Completion of Development
A. General Provisions
B. Multi-family and Single Family Residential Projects
C. Effect of Termination on Landowner Obligations

19. No Joint Venture, Partnership, or Other Relationship

20. Notices

21. Severability

22. Recording

23. Reimbursement to City

24. Provisions Relating to Lenders
A. Lender Rights and Obligations
B. Notice of Landowner’s Default Hereunder
C. Lender’s Right to Cure
D. Other Notices Given by City

25. Estoppel Certificate

26. Construction

27. Counterparts

28. Time

29. Limitation of Actions

30. No Third parties Benefitted

31. Effect of Agreement upon Title to Property

32. Covenant of Good Faith

33. Exhibits

34. Entire Agreement

35. City Attorney Costs
Execution Page for City and Landowner
Execution Page for Lender
~ v ~
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

LIST OF EXHIBITS
E
xhibit “A” Legal Description of Property
Exhibit “B” Landowner’s Development Plan
Exhibit “C” Special Conditions
Exhibit “D” Assignment and Assumption Agreement
Exhibit “E” North Natomas Land Acquisition Program
Exhibit “F” Protest Waiver Provisions Agreed to by Landowner Exhibit “G” Irrevocable Offer of Dedication Form
Exhibit “H” Map and Categorical Listing of Land and Infrastructure - 1 -
North N
atomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

DEVELOPMENT AGREEMENT

BY AND BETWEEN

THE CITY OF SACRAMENTO
AND

BLUE SPRING HOSPITALITY LLC
This
Development Agreement (hereinafter “Agreement”) is made and entered into this ___ day of _____________, 2024 , by and between the CITY OF SACRAMENTO, a municipal corporation (hereinafter the “CITY”), and Blue Spring Hospitality LLC (hereinafter the “LANDOWNER”).

RECITALS
A. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risks of development, the Legislature of the State of California adopted section 65864 et seq. of the Government Code which authorizes any city, county, or city and county to enter into a development agreement with an applicant for a development project, in order to establish certain rights and obligations of the parties relative to the Property.

B. LANDOWNER owns a legal or equitable interest in those certain parcels of real property (hereinafter the “Property”), described in Exhibit “A” attached hereto and incorporated herein by this reference, which are located within the CITY. The Property consists of lands designated as Assessor Parcels Nos. 225-2110-061-0000. LANDOWNER seeks to develop the Property consistent with CITY’s General Plan, the 1994 North Natomas Community Plan, and the Planning and Development Code (Sacramento City Code title 17) as they exist on the Effective Date.

C. On May 3, 1994, after making specific findings and adopting a Statement of Overriding Considerations, the City Council approved the 1994 North Natomas Community Plan by adopting Resolution No. 94-259 (hereinafter the “NNCP”).

D. On February 27, 2024, after a duly noticed public hearing, the City Council (1) certified the Master Environmental Impact Report for the Sacramento 2040 General Plan by adopting Resolution No. 2024-0065; and (2) approved the 2040 General Plan, which includes the North Natomas Community Plan Area, by adopting Resolution No. 2024-0066 (hereinafter the “General Plan”). The uses allowed under the General Plan, the NNCP, and the applicable ordinances provide for a balanced mix of residential housing and employment opportunities as well as for the protection of major open-space and recreational resources.

E. CITY and LANDOWNER desire to enter into a development agreement pursuant to the provisions of Government Code section 65865 et seq. in order to provide for the orderly - 2 -
Nort
h Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordi nance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ development of the Property, in accordance with the goals set forth in Government Code section 65865, the General Plan and the NNCP.

F. The co
ordinated and orderly development of the Property, and LANDOWNER’s commitment to the implementation of the North Natomas Finance Plan in order to assure the timely and properly-phased construction of all required Infrastructure and facilities, are essential to the proper implementation of the General Plan and the NNCP.

G. LANDO
WNER desires to facilitate implementation of the General Plan, the NNCP and the North Natomas Finance Plan, and LANDOWNER therefore agrees to develop the Property in a manner consistent with the policies of the General Plan, the NNCP, the North Natomas Finance Plan and the Special Conditions, provided that LANDOWNER is assured that no subsequent changes in the General Plan, the NNCP, the North Natomas Finance Plan, the Zoning Ordinance or the Special Conditions shall apply to the Property during the term of this Agreement.

H. The C
ity Council, on March 7, 1995, adopted the Procedural Ordinance, by which CITY will, inter alia, consider, adopt, amend and subsequently review the development agreements by and between CITY and a given landowner.

I. Devel
opment of the Property, in accordance with the conditions of this Development Agreement, will provide orderly growth and development of the Property in accordance with the requirements, policies, goals, standards, and objectives of the General Plan and the NNCP.

At the same time, it will assure that LANDOWNER is committed to funding its appropriate share of the cost of Infrastructure and other facilities which are the subject of the North Natomas Finance Plan, and that the funding for acquisition and construction of those facilities will be available to CITY as and when required under the Infrastructure phasing program.

J. An inte
gral part of the North Natomas Finance Plan is the North Natomas Land Acquisition Program (“NNLAP”), with the associated Land Acquisition Fee (“LAF”). The NNLAP is designed to provide a means for transfer to or acquisition by CITY, or such other public agency as is appropriate, of certain lands within the NNCP area (as those lands are specified in the NNLAP) which are designated to be held publicly. Such lands are identified under the North Natomas Finance Plan. The purpose of the NNLAP is to provide a method whereby all of such lands will be transferred or acquired with funds from the private development community without cost to the CITY general fund, or any of its other funds, and at the time when needed. The purpose of the LAF is to provide a means, through the fee program, of equalizing the cost of the NNLAP among the various landowners within the NNCP area, inasmuch as certain landowners will be required to relinquish land to public ownership in amounts in excess of their fair share as defined by the North Natomas Financing Plan. The LAF also provides a means for reimbursing landowners who have advanced funds to CITY for the purpose of acquiring land required for Infrastructure, where eminent domain or other procedures are needed, or where it is otherwise - 3 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ required to enable a particular landowner to develop its property. One of the purposes of this Agreement is to provide LANDOWNER’s commitment to the provisions of the NNLAP and the LAF.

K
. This Agreement is voluntarily entered into by LANDOWNER in order to assure the implementation of the General Plan, the NNCP and the North Natomas Finance Plan, and is made in consideration of the rights conferred and the procedures specified herein for the development of the Property. This Agreement is voluntarily entered into by CITY in the exercise of its legislative discretion in order to assure the implementation of the General Plan, the NNCP, and the North Natomas Finance Plan and in consideration of the agreements and undertakings of LANDOWNER hereunder. But for LANDOWNER’s contribution to and participation in programs to mitigate the impacts of the development of the Property and the cumulative impacts of development in the NNCP area, and to the implementation of the North Natomas Financing Plan, the CITY would not approve development of the Property.

L. T
he authority for this Agreement is contained in the City Charter of CITY, the Procedural Ordinance, other applicable CITY ordinances, resolutions and procedures and Government Code section 65864 et seq.

M. C
ITY and LANDOWNER have taken all actions mandated by and have fulfilled all requirements set forth in the Procedural Ordinance for the adoption of this Agreement by the City Council.

N
. The City Council has reviewed and approved this Agreement. It finds that this Agreement is consistent with the General Plan, the NNCP, the North Natomas Finance Plan, and all other applicable CITY ordinances, rules and regulations. The implementation of this Agreement is in the best interest of CITY and the health, safety and welfare of its residents. The environmental impacts of the development contemplated herein were adequately considered in the environmental documentation prepared by CITY and adoption of the ordinance and approval of this Agreement complies in all respects with the California Environmental Quality Act.

A

GREEMENT
N
OW, THEREFORE, in further consideration of the above recitals, all of which are expressly incorporated into this Agreement, and the mutual promises and covenants of the parties contained in this Agreement, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

I. D

EFINITIONS
T
he terms set forth below, unless the context otherwise requires, shall have the meanings prescribed, for purposes of this Agreement.
- 4 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • A
dopting Ordinance: the ordinance pursuant to which the City Council approves this Agreement. • A
llocation Procedures: those procedures set forth in section 5.H. of this Agreement, whereunder the various uses and densities are distributed to and among the various parcels, or portions of them, comprising the Property.
• A
nnual Review: the process, and procedures therefor, whereby CITY reviews, pursuant to Government Code section 65865.1, the nature and extent of compliance by LANDOWNER with all of the terms and conditions of this Agreement, which process and procedures are as specified in the Procedural Ordinance, and in section 17 of this Agreement. • A
ssessment: a special assessment levied on real property within the North Natomas Community Plan area, for the purpose of financing Infrastructure and/or public facilities, or maintenance thereof, in accordance with the California Streets and Highways Code, the California Government Code, and/or the Sacramento City Code.
• A
ssessment District Policy Manual: the document entitled “City of Sacramento Policy and Procedures for Use of Special Assessment and Mello-Roos Community Facilities District Financing for Infrastructure and Public Facilities,” as adopted by the City Council on June 29, 1993 (Resolution 93-381), as said document may be amended from time to time. • A
ssignee: a third Person executing an Assumption Agreement prepared in accordance with the format prescribed in Exhibit D.
• A
ssignment: the sale or other transfer by LANDOWNER of all or part of its right, title and interest in the Property and in this Agreement to another Person, in accordance with the terms and conditions of this Agreement.
• A
ssumption Agreement: the agreement prescribed in Exhibit D, whereby an Assignee undertakes to perform all obligations, and other terms and conditions of this Agreement, as a condition of release of the Assignee’s predecessor in interest from the responsibility for performance of such obligations and other terms and conditions, with respect to the portion of the Property assigned to the Assignee.
• CE
QA: the California Environmental Quality Act, set forth at California Public Resources Code section 21000 et seq., as amended from time to time.
• CI
TY: the City of Sacramento.
- 5 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • City Agency: the Redevelopment Agency of the City of Sacramento, and the Housing Agency of the City of Sacramento.
• Ci
ty Council: the Council of the City of Sacramento.
• C
omprehensive Drainage Plan: the Drainage System for North Natomas, prepared by the City of Sacramento, Borcalli & Associates, Ensign & Buckley, or other consulting firm, and adopted by the City Council, as it may be amended from time to time.
• C
omprehensive Flood Management Plan: that plan required to be prepared, and to be adopted by the City Council, pursuant to the CITY’s floodplain policy adopted by Resolution No. 93-696. • D
edication: the transfer of real property, or a defined interest therein, to CITY or another public agency, free of all encumbrances and other matters affecting the title except as may otherwise be agreed to by CITY or such other public agency, and at no cost to CITY or such other public agency, as specifically set forth in the NNLAP, within the North Natomas Finance Plan, as it may exist from time to time.
• D
eed of Trust: a real property security device whereby the debtor (trustor) conveys title to real property to a trustee as security for a debt owed to the creditor (beneficiary). • D
efault: a failure of performance, or unreasonable delay in performance, by either party to this Agreement, of any of its terms, conditions, obligations or covenants. Default shall include, but not be limited to failure to comply with all provisions of the North Natomas Finance Plan and/or failure to pay any fee, tax or assessment enacted pursuant to that Plan. • D
evelopment: the use(s) to which the Property will be put, the buildings and improvements to be constructed on it, and the construction activities incident thereto, together with the process of obtaining all required land use entitlements.
• Development Agreement: this Agreement.
• D
evelopment Plan: LANDOWNER’s plan for development of the Property, as set forth in Exhibit B.

Where LANDOWNER, at the time of execution of this Agreement, does not propose a specific development project, the Development Plan shall be deemed to be development consistent with the Land Use and Development Regulations.
• D
rainage Phasing Plan: that portion of the Comprehensive Drainage Plan which identifies the sequence of construction of the Drainage System.
- 6 -
No
rth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Or dinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • Drainage System: that drainage system set forth in the Comprehensive Drainage Plan, as that plan may exist from time to time.
• Drainage Sub-basin: the individual drainage sub-areas identified in the Comprehensive Drainage Plan.
• Effective Date: the date on which this Agreement has been approved by the City Council. • General Plan: the General Plan of the City of Sacramento, as adopted by t he City Council on February 27, 2024, as said plan may be amended from time to time. • Habitat Conservation Plan: that plan, which must be adopted and implement ed by the City Council, pursuant to which measures are taken to implement the provisions of the federal and state Endangered Species Acts, and pursuant to which incidental take pe rmits will be issued to the City of Sacramento, to Landowner, or to others under said Acts. • Infrastructure: all public facilities and improvements needed to serve urban development, as identified in the NNCP and the North Natomas Finance Plan, or in subdivision maps, parcel maps, or as may otherwise be constructed and conveyed to CITY or another public agency, including but not limited to street and freeway improvements, drainage improvements, sanitary sewer improvements and water storage and transmission facilities. • Interim Drainage: temporary surface water drainage to be provide d to the North Natomas area by RD-1000, and/or any phase of the Drainage System, and/or any drainage project resulting in the removal of land within the North Natomas Finance Plan Area from a 100-year floodplain, pursuant to a plan approved by that agency and the City Council for the initial phase of development within North Natomas, until such time as the Drainage System is constructed and operational, all pursuant to the RD-1 000 Agreement.
• Irrevocable Offer of Dedication: an unconditional and irrevocable offer by LANDOWNER to transfer real property to CITY in accordance with the provisions of the NNLAP and/or any condition of any land use entitlement applicable to the Property, in the form specified in Exhibit G.
• Land Acquisition Program (NNLAP): the plan, also called the North Natomas Land Acquisition Program, which as an integral part of the North Natomas Finance Plan, is designed to provide a means for transfer to or acquisition by CITY, or such other public agency as is appropriate, of all lands within the North Natomas Community Plan area which are designated to be held publicly, at no cost to CITY. A copy of the plan is attached hereto as Exhibit E and incorporated herein by this reference.
- 7 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • L
and Acquisition Fee (LAF): the fee/reimbursement program, which is an integral part of the North Natomas Finance Plan, and which is designed to equalize the cost of the NNLAP among the various landowners within the North Natomas Finance Plan area. • L
and Use and Development Regulations: the General Plan, the North Natomas Community Plan, the CITY’s Subdivision Map Act Ordinance, and Zoning Ordinances, together with any other CITY ordinance, or resolutions, rules, regulations and official policies as they exist on the Effective Date, which govern or regulate land use and/or development in the North Natomas Community Plan area.
• Len
der: a Person (or a successor in interest to such person) who has advanced funds to, or who is otherwise owed money by a debtor, where the obligation is embodied in a promissory note or other evidence of indebtedness, and where such note or other evidence of indebtedness is secured by a Mortgage or Deed of Trust.
• Mo
rtgage: a contract by which the mortgagor (debtor) as owner hypothecates or pledges real property, or otherwise grants a security interest therein to a Lender (mortgagee), to secure performance under a promissory note or other evidence of indebtedness, and where the holder of the mortgage is granted a power of sale.
• N
orth Natomas Community Plan (NNCP): the Community Plan for development of the North Natomas area, as adopted by the City Council on May 3, 1994, as said plan exists on the Effective Date. The NNCP includes, without limitation, a Land Use Diagram and Policy Statements. • N
orth Natomas Finance Plan: the plan, as it may be amended from time to time, which establishes methods for financing required Infrastructure and public facilities through a combination of land transfers, dedications, contributions, fees, assessment districts, community facilities districts, and other measures.
• North Natomas Finance Plan Area: the lands within the area covered by the North Natomas Finance Plan, and which are obligated thereby, as that area may exist from time to time. • P
arties: the City of Sacramento and LANDOWNER.
• P
erson: any person, firm, association, organization, partnership, business trust, corporation or company.
• P
lanning and Development Code: the Planning and Development Code of the City of Sacramento, as that Code exists on the Effective Date.
- 8 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • P
rocedural Ordinance: Ordinance No. 95-012, adopted by the City Council on March 7, 1995, and which sets forth procedures for execution, approval, implementation, amendment, and related matters, with respect to development agreements for lands within the NNCP area. • P
roject: part or all of the elements set forth in LANDOWNER’s Development Plan. • P
roject Review: CITY’s actions in reviewing any project proposed by LANDOWNER with respect to the Property, including but not limited to review of all required land use entitlement applications. • P
roperty: the real property owned by LANDOWNER, as set forth in Exhibit A. • P
rotest Waiver: the agreement set forth in Exhibit F, executed by LANDOWNER pursuant to this Agreement, or in connection with the conditions of any required entitlement. • P
urchaser: an assignee.
• R
econfiguration: the reconfiguration, adjustment or alteration of property lines through parcel or subdivision mapping, or lot line adjustment.
• RD-1
000 Agreement: any agreement which governs the terms and conditions under which Interim Drainage, if applicable, will be provided to the Property. • Rei
mbursement: the reimbursement of monies to a Person who has advanced funds for Infrastructure required for development of the Property, or who has advanced funding for Infrastructure or other improvements which are required by the NNCP, the North Natomas Finance Plan, or other document, and which have benefit to land beyond the Property, in accordance with a reimbursement agreement approved by CITY. Any such agreement will be limited to the portion of the funding advanced which is in excess of the allocable share of the cost of the Infrastructure or improvement attributable to the Property. • R
eimbursable Infrastructure Costs: those costs paid by LANDOWNER, and which are identified as reimbursable pursuant to CITY’s Assessment District Policy Manual (as defined in section 8.D.(1) of this Agreement).
• S
pecial Conditions: those conditions, terms and requirements specified in Exhibit C. • Sp
ecial Permit: any discretionary permit required pursuant to the Land Use and Development Regulations, and issued by CITY for development of the Property, upon proper application therefor by LANDOWNER.
- 9 -
No
rth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Or dinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ • Term:
the length of this Agreement in terms of time, as specified in section 3, or as that time may be extended pursuant to any applicable provision of this Agreement. • Tran
sfer: an assignment.
• Tran
sferee: an assignee.
• Zoni
ng: the division of the City of Sacramento into districts, and the application of zoning regulations thereto, which include (without limitation) regulation of the height or bulk of buildings (structural and architectural design) and the use to which the land and buildings within prescribed districts may be put, all as specified in the Zoning Ordinance.

II. TE

RMS AND CONDITIONS OF AGREEMENT

1. Property Description and Binding Covenants. The Property is that certain real propert y owned by LANDOWNER and described in Exhibit “A.” The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to the benefit of, the parties and, subject to section 4 below, to their successors-in-interest.

2. Interests of Landowner. LANDOWNER represents that LANDOWNER owns a l egal or equitable interest in the Property and that all other Persons holding legal or equitable interests in the Property, including the Lender), have executed and are bound by this Agreement. There is no lender on the property.

3. Term.

A. Initial Term. The term of this Agreement shall commence on the Effective Date and shall extend for a period of fifteen (15) years thereafter, unless it is sooner terminated or modified by the mutual consent of the parties.

B. Renewal Options. Subject to the provisions of this subsection, LANDOWNER shall have the right to renew this Agreement on its same terms and conditions, taking into account any amendments hereto mutually agreed upon after the Effective Date. The term of this Agreement shall mean and include the initial term, plus any renewal periods. The specific conditions for exercise of the renewal options are as follows:
(1) On the Exercise Date, LANDOWNER shall not be in default in any material respect under this Agreement, including any amendments hereto. For purposes of this subsection, “Exercise Date” shall mean the date that LANDOWNER or - 10 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ LANDOWNER’s successor in interest gives written notice of intention to exercise the option to renew this Agreement, in accordance with the provisions of section 20 hereof.
(
2) The option to renew shall be exercisable by giving CITY written notice of LANDOWNER’s intention to exercise the option on or before the Exercise Date, which notice shall be given not later than one hundred eighty (180) days prior to expiration of the initial term or any renewal term.
(
3) LANDOWNER shall be limited to three (3) renewal periods of five (5) years each; the parties specifically intend that under no circumstances shall the term of this Agreement extend beyond thirty (30) years, unless this Agreement is amended in accordance with the procedures set forth herein for Agreement amendments.

4. A
ssignment. LANDOWNER shall have the right to sell, assign, or transfer its interests under this Agreement as part of a contemporaneous and related sale, assignment or transfer of its interests in the Property, or any portion thereof, without the consent of CITY; provided, however, that LANDOWNER shall notify CITY of such sale, assignment or transfer by providing written notice thereof to CITY in the manner provided in this Agreement. LANDOWNER shall remain obligated to perform all terms and conditions of this Agreement, unless such purchaser, assignee or transferee, to the satisfaction of and in a form acceptable to the City Attorney, executes and delivers to CITY an express agreement to assume all of the obligations and other terms and conditions of this Agreement with respect to the Property or such portion thereof sold, assigned or transferred. The execution of such an assumption agreement shall relieve LANDOWNER of the obligations expressly assumed only if (a) LANDOWNER is not in default under this Agreement at the time of the assignment or transfer; and (b) LANDOWNER has provided CITY with notice of said assignment or transfer in the manner provided hereunder.

Any such assumption agreement with respect to LANDOWNER’s obligations under this Agreement shall be deemed to be to the satisfaction of the City Attorney if executed in the form of the Assignment and Assumption Agreement attached hereto as Exhibit “D” and incorporated herein by this reference, or such other form as shall be proposed by LANDOWNER and approved by the City Attorney prior to the effective date of the assignment.

An
y purchaser, assignee, or transferee shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, only with respect to the Property, or such portion thereof, sold, assigned, or transferred to it. Any such purchaser, assignee, or transferee shall observe and fully perform all of the duties and obligations of LANDOWNER under this Agreement, as such duties and obligations pertain to the portion of the Property sold, assigned, or transferred. - 11 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

5. Development of the Property.

A. P
ermitted Uses and Development Standards. Subject to the Special Conditions set forth in Exhibit C, attached hereto and incorporated herein by this reference (herein the “Special Conditions”), any reserved discretionary approvals specified in this Agreement, and all other terms and conditions of this Agreement, LANDOWNER may develop the Property in accordance with and subject to the terms and conditions specified in the Land Use and Development Regulations in effect on the Effective Date, or, where applicable, the Development Plan, as set forth in Exhibit B, attached hereto and incorporated herein by this reference. Specifically, the permitted uses, density or intensity of use, height or size of buildings and provisions for reservation and dedication of land for public purposes shall be as set forth in the Development Plan.

B. Discretional Approvals.
(
1) Project Review. Development of the Property is subject to all required discretionary approvals. In reviewing and approving applications for special permits and other discretionary approvals, CITY may exercise Project Review and may attach such conditions and requirements as are consistent with the policies, goals, standards and objectives of the General Plan, the NNCP and the North Natomas Finance Plan, and as may be necessary to comply with all applicable legal requirements and policies of CITY pertaining to such reserved discretionary approvals. (
2) Rezoning of the Property. Upon proper and complete application by LANDOWNER, CITY agrees to rezone the Property in accordance with the provisions of the NNCP in effect on the Effective Date.

C. D
evelopment Timing. This Agreement contains no requirement that LANDOWNER must initiate or complete development of any phase of the development of the Property or any portion thereof within any period of time set by CITY. It is the intention of this provision that LANDOWNER be able to develop the Property in accordance with LANDOWNER’s own schedule; provided, however, that to the extent that phasing is required by the NNCP, or by the Special Conditions, such provisions shall govern. No future modification of the Sacramento City Code or any ordinance or regulation which limits the rate of development over time shall be applicable to the Property. However, nothing herein shall be construed to relieve LANDOWNER from any time conditions in any permit or subdivision map approval or to excuse the timely completion of any act which is required to be completed within a time period set by any applicable code or permit provisions.

D. S
pecial Conditions. Development of the Property shall be subject to the Special Conditions, as specified in Exhibit C.
- 12 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ E. L
and Use and Development Regulations.
(
1) Subject to the Special Conditions specified in Exhibit C, development of the Property shall be subject to the Land Use and Development Regulations applicable to such development on the Effective Date.
(
2) Except as otherwise provided in this Agreement, to the extent any future changes in Land Use and Development Regulations adopted by CITY purport to be applicable to the Property but are inconsistent with the terms and conditions of this Agreement, including subsection 5E(1) above, the terms and conditions of this Agreement shall prevail, unless the parties or their successors in interest mutually agree to amend or modify this Agreement in accordance with the provisions for modification hereinafter set forth.
(
3) To the extent that any future changes in the Land Use and Development Regulations adopted by CITY are applicable to the Property and are not inconsistent with the terms and conditions of this Agreement or are otherwise made applicable by other provisions of this Agreement, such future changes shall be applicable to the Property.
(
4) Nothing in this Agreement shall preclude the application to development of the Property of changes in the Land Use and Development Regulations, the terms of which are specifically mandated by changes in state or federal laws or regulations.

In the event state or federal laws or regulations enacted after the effective date of this Agreement or action by any governmental jurisdiction other than CITY prevent or preclude compliance with one or more provisions of this Agreement or require changes in permits, maps or plans approved hereunder by CITY, this Agreement shall be modified, extended or suspended as may be necessary to comply with such state or federal laws or regulations or the regulations of such other governmental jurisdiction.
(
5) To the extent that any actions of federal or state agencies (or actions of regional and local agencies, including CITY, required by federal or state agencies or actions of CITY taken in good faith in order to prevent adverse impacts upon CITY by state or federal actions) have the effect of preventing, delaying or modifying development of the NNCP area or any area therein, CITY shall not in any manner be liable for such prevention, delay or modification of said development. Such actions may include, but are not limited to, flood plain or wetlands designations and actions of CITY or regional agencies as a result thereof and the imposition of air quality measures or sanctions and actions of CITY or regional and local agencies as a result - 13 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ thereof. In such a situation, CITY’s actions shall not be arbitrary or capricious, and the parties shall meet and endeavor to achieve solutions which preserve the integrity of the NNCP, while to the extent feasible allow development of the Property in the manner contemplated by this Agreement.
(
6) Nothing herein shall be construed to limit the authority of CITY to enact amendments to the Land Use and Development Regulations, or enact other ordinances or resolutions, which have the legal effect of protecting persons or property from conditions which create a health, safety or physical risk. (
7) Building codes, ordinances and regulations relating to construction standards or permits shall apply as of the time of grant of each applicable construction permit. (
8) No modification of CITY’s ordinances, resolutions, policies, rules or regulations adopted after the Effective Date, which purport to limit the rate of development over time or to govern the sequence of development of land within the NNCP area, shall apply to the Property. The provisions of this subsection apply to modifications adopted or imposed by the City Council, or through the initiative or referendum process; provided, however, nothing in this subsection shall limit the ability of CITY to act in accordance with the provisions of subsections 5E(4), 5E(5) and 5E(6) of this Agreement.

F. C
ITY Review of Applications. Consistent with the standards set forth in section 15 of this Agreement, nothing contained in this Agreement shall preclude CITY from its right and responsibility to review applications for entitlements submitted by LANDOWNER in accordance with its normal and usual procedures and practices, as they may exist at the time the application is accepted as complete, or is otherwise deemed complete by operation of law.

G. E
xtension of Entitlements. Pursuant to Government Code section 66452.6 all vesting tentative subdivision maps, master parcel tentative maps, parcel maps, subdivision tentative maps, planned unit development permits, special permits, or any other maps, rezonings or land use entitlements of potentially limited duration previously, contemporaneously or subsequently approved for the Property subject to this Development Agreement, shall be valid for a minimum term equal to the full term of this Agreement (including the initial term, and any renewal period resulting from exercise by LANDOWNER of the options provided for in section 3 hereof), or for a period of thirty-six (36) months, whichever is longer, but in no event for a shorter period than the maximum period of time permitted by the Subdivision Map Act or Government Code for such land use entitlements. The provisions of section 25 of this Agreement relating to estoppel certificates shall apply to any request made by LANDOWNER to CITY with respect to the life of any entitlement covered by this subsection. Nothing in this section shall be construed to, or operate to extend the term of this Agreement. - 14 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ H. A
llocation Procedures for Building Square Footage. Procedures for allocating the uses or densities approved for the Property among the various parcels and/or portions thereof, and for resolution of any disputes regarding such allocations, shall be as follows:
(
1) Allocation. Unless otherwise identified in the Development Plan, which is attached as Exhibit B to this Agreement, the allocation of building square footage shall be as identified in subsequent entitlements for the Property, including but not limited to parcel maps, subdivision maps, PUD schematic plans and development guidelines. The appropriate entitlement to address the allocation of building square footage shall be determined by City. Allocations for residential development shall be determined in the subdivision mapping process, unless CITY determines that some other method is appropriate under the circumstances.
(
2) Dispute Resolution. Where a dispute exists between LANDOWNER, and/or any successor or successors in interest, with respect to any matter involving allocation of building square footage for or on the Property, such dispute shall be resolved by arbitration, utilizing the commercial arbitration procedures of the American Arbitration Association, or some other alternative dispute resolution procedure mutually agreed upon by the parties involved in the dispute. In no case shall CITY be a party to such dispute, or to the dispute resolution procedures. All of the provisions of this Agreement relating to indemnification and defense of CITY, and payment of CITY costs, shall apply to all disputes relating directly or indirectly to allocation.

6. Fe
es, Charges, Assessments and Taxes.

A. C
ity Fees. All applications for CITY approvals, permits and entitlements shall be subject to the application fees, processing fees, mitigation fees and other development fees within the control of the CITY that are in force and effect as of the date that the application or other request for approval is filed.

B
. Levies Imposed by Other Jurisdictions. LANDOWNER shall be responsible for:
(
1) all fees, charges, assessments, special taxes or levies of any sort imposed by any other state or local agency, including but not limited to the Sacramento Area Flood Control Agency, in the future as a charge for mitigation measures imposed for the purpose of mitigation of environmental impacts associated with the provision of flood control improvements and measures for the NNCP area; - 15 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ ( 2) all fees, charges, assessments, special taxes or levies of any sort associated with the financing of the construction and implementation of said flood control improvements and measures;
(
3) all special benefit assessments, special taxes or levies of any sort associated with construction of or maintenance of public improvements, where the Property is located within a district formed for that purpose by any agency other than CITY; (
4) any fees or other charges required by RD-1000 to be paid to it in implementation of the RD-1000 Agreement; and
(5) ad valorem real estate taxes, and utility fees.

I
n the event that any of the fees, charges, assessments, special taxes or levies covered by this subsection B are imposed by or with the assistance of CITY, LANDOWNER shall nevertheless be responsible therefor. Nothing in this Agreement shall be construed to limit LANDOWNER’s right to protest, in accordance with applicable provisions of law: the formation of any district included within the provisions of this subsection or to protest the amount of any assessment levied by or on behalf of such district on the Property or any portion thereof; or to protest the nature and amount of any tax, fee, assessment or charge imposed pursuant to this subsection.

C. Im
plementation of the North Natomas Finance Plan. The North Natomas Finance Plan establishes a method for financing of required Infrastructure and public facilities through a combination of land transfers, dedications and contributions, fees, assessment districts, community facilities districts and other sources, so that the land within the North Natomas Finance Plan Area pays for its share of the cost of such Infrastructure and facilities. The plan also recognizes that there is a regional cost associated with certain portions of Infrastructure and facilities, and that that share will ultimately have to be paid from other sources, even though developers within the area, including LANDOWNER, acknowledge that they may have to participate in funding regional costs on a fair share basis. LANDOWNER shall participate in the North Natomas Finance Plan, as made applicable to the development of the Property, and shall faithfully and timely comply with each and every provision thereof, including but not limited to the NNLAP, the Land Acquisition Fee, assessments, special taxes, and other development fees and exactions set forth therein. Without limiting the foregoing, applications for special permits, subdivision maps or other land use entitlements and building permits may be made subject to LANDOWNER’s participation in and compliance with the plan. Failure to so participate shall be an event of default to which the default provisions of this Agreement and the Procedural Ordinance shall apply. For purposes of this Agreement “participate” - 16 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ and “participation” shall mean payment of all monies required by virtue of the North Natomas Finance Plan, and performance of all obligations imposed thereby.

D. L
ANDOWNER’s Waivers. LANDOWNER hereby agrees to the provisions of Exhibit F, which (without limitation) contains a comprehensive waiver of protest rights with respect to CITY’s establishment and implementation of development and impact fees; CITY’s actions in forming assessment districts and community facilities districts, and in levying assessments and taxes pursuant thereto; and CITY’s actions in implementing any provision of the North Natomas Finance Plan. As set forth in Exhibit F, LANDOWNER reserves the right to protest the actual amount of the fee, assessment or tax levy, or other CITY charge imposed on or allocated to the Property pursuant to the Finance Plan.

7. R
econfiguration of Parcels. LANDOWNER shall have the right to file applications with CITY for subdivision, lot line adjustment, or for master parcelization of all or part of the Property, for the purpose of reconfiguration of the Property. Such applications shall be processed and determined in accordance with the provisions of section 5, and all other applicable provisions of this Agreement. Where reconfiguration requires a Special Permit, or a P.U.D. designation, or other entitlement applicable to the Property or portion thereof which is subject to the application, CITY reserves the right to require such entitlements as a condition of granting the application.

8. Inf
rastructure.

A. C
onstruction by CITY. To the extent that funds are available to CITY pursuant to the North Natomas Finance Plan, and to the extent that any required real property has been transferred to CITY pursuant to the NNLAP, or has been obtained by CITY through its power of eminent domain, which CITY agrees to utilize, where required, and subject to LANDOWNER’s compliance with the terms of this Agreement and all of the terms and conditions of any entitlement applicable to the Property, CITY agrees to use its best efforts to bring about the construction of the Infrastructure required to implement the Development Plan (Exhibit B). Provided, however, that CITY’s obligations hereunder shall be limited to those items of Infrastructure which, under the North Natomas Finance Plan, are to be constructed by CITY or under CITY’s direction and control; where Infrastructure is to be constructed by LANDOWNER, either pursuant to conditions of approval or otherwise, the provisions of this subsection shall not apply.

B
. Construction by LANDOWNER. When required by conditions of approval, and in accordance with CITY specifications and standards in effect as of the date of construction, LANDOWNER shall diligently construct Infrastructure required for implementation of the Development Plan (Exhibit B). LANDOWNER shall further comply with all required - 17 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ funding requirements specified in the North Natomas Finance Plan, and the real property transfer provisions of the NNLAP.

C. D
rainage Infrastructure. As of the Effective Date, it is contemplated that permanent drainage for the Property, and the entire North Natomas Finance Plan Area, will be provided by the Drainage System. It is further contemplated that Interim Drainage for the Property and the NNCP area will be provided pursuant to the RD-1000 Agreement or some other arrangement which has been implemented by CITY. Construction of the Drainage System will require land transfers to CITY pursuant to the NNLAP, or acquisition of required land by CITY through the use of eminent domain procedures, and funding for the required improvements, all on a timely basis and in accordance with the North Natomas Finance Plan, and subject to the provisions of the RD-1000 Agreement (or such other arrangement which has been implemented by CITY), together with the Drainage Sub-basin agreement, or substitute therefore, as specified in the Special Conditions. In recognition of the need for retention of flexibility and CITY discretion with respect to decisions relating to the ultimate solution to drainage for the NNCP area, and the need for unconditional provision of financing by LANDOWNER and other owners of land in the North Natomas Finance Plan Area through the mechanisms specified in the North Natomas Finance Plan, the parties agree as follows:
(
1) Establishment of Financing Mechanisms. CITY shall, as soon as feasible following the adoption of the North Natomas Finance Plan by the City Council, establish public financing mechanisms as identified in the North Natomas Finance Plan, applicable to lands within the NNCP area which will benefit from the Drainage System.
(
2) Issuance of Bonds. Decisions as to whether to issue bonds pursuant to such financing mechanisms, and the timing and manner of issuance thereof, shall be within the sole and exclusive discretion of CITY; provided, however, that CITY shall exercise its discretion in a good faith manner, so as to provide for timely construction of Infrastructure in order not to stop or slow development. (
3) Linkage of Development to Completion of Drainage System. CITY has established a performance standard that requires (inter alia) that the Drainage System be completed and in operation no later than the point in time when building permits have been issued for fifty percent (50%) buildout of the North Natomas Finance Plan Area, as measured by developable acreage as defined in the North Natomas Finance Plan. In the event that a different phasing plan is adopted and implemented by CITY, LANDOWNER shall comply with all provisions of such a plan, and shall execute any agreement or other document, or participate in any mechanism as is required by CITY to implement such a plan.
- 18 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ D. Inf
rastructure Financing Proceedings.
(1) LANDOWNER-Initiated Proceedings. In the event that LANDOWNER desires to initiate proceedings for the formation of an assessment district, community facilities district, or other similar form of improvement financing mechanism to fund the construction of Infrastructure required by conditions of approval or otherwise, LANDOWNER shall file an application with CITY for that purpose in accordance with CITY’s Assessment District Policy Manual, as same may be amended from time to time, or such other policy document as may after the Effective Date be adopted by the City Council as a substitute therefor. CITY agrees to diligently process any such application, provided that such application:
(
a) is complete and is accompanied by payment of CITY fees applicable on the date of filing of the application;
(
b) otherwise complies with the Land Use and Development Regulations and applicable law, as it exists on the date of the application, including but not limited to the Assessment District Policy Manual;
(
c) is consistent with CITY’s policies and procedures;
(
d) provides for a value to lien ratio and other financial terms that are reasonably acceptable to CITY;
(
e) provides for all funding requirements established by CITY for the purpose of payment of the costs of outside consultants needed, in CITY’s sole discretion; and
(f) provides that the specific consultants (e.g., bond counsel, financial advisors, underwriters, or other consultants as may be necessary under the circumstances) shall be selected by CITY in its sole discretion.

N
otwithstanding any other provision of this Agreement, CITY agrees that upon request made by LANDOWNER, CITY will consider making exceptions to the Assessment District Policy Manual, to allow for alternative methods of financing in- tract improvements, including but not limited to formation of assessment districts or similar financing mechanisms, where such alternatives are contemplated by the North Natomas Finance Plan, including any amendments thereto. Provided, however, that CITY reserves its discretion to condition use of any such alternatives on satisfaction of performance preconditions (including but not limited to drainage - 19 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ capacity), and to consider underwriting considerations and criteria, together with the manner in which such alternatives further the overall implementation of the North Natomas Finance Plan. Further, CITY may in its reasonable discretion deny any such request upon grounds, including but not limited to consistency of application of its policies and the potential for establishing negative precedent. (
2) Proceedings Initiated by CITY. In the event that pursuant to the North Natomas Finance Plan, CITY in its discretion determines that a particular financing mechanism, including but not limited to an assessment district, a community facilities district, a fee district, a development fees procedure, or any similar mechanism, is required in order to implement the North Natomas Finance Plan, LANDOWNER’s participation obligations set forth hereunder (including but not limited to Exhibit C), in the North Natomas Finance Plan, or in any condition of approval, shall apply.
(
3) Maintenance Districts. LANDOWNER may, following the procedures specified in subsection 8D(1) above, request that CITY establish one or more maintenance districts for the purpose of financing the maintenance of landscaping or other public improvements, whereunder lands benefitting from the improvements and their maintenance are assessed for a proportionate share of the maintenance cost.

E. Rei
mbursement to LANDOWNER.
(
1) From Financing Proceeds. Subject to Chapter X of the North Natomas Finance Plan, where LANDOWNER has provided advance funding for public Infrastructure required by the North Natomas Finance Plan or has constructed such Infrastructure under the direction and control of CITY, LANDOWNER shall be reimbursed for Reimbursable Infrastructure Costs at such time as CITY has established a permanent financing mechanism in the form of an assessment district, community facilities district, or other similar mechanism through which permanent public financing for such improvements is established. Those items qualifying as Reimbursable Infrastructure Costs shall be determined pursuant to CITY policies in existence at the time of establishment of the permanent financing mechanism. CITY agrees to entertain reasonable requests from LANDOWNER for exceptions to such policies; provided, however, that CITY may, in its reasonable discretion, deny any such request upon grounds, including but not limited to consistency of application of its policies and the potential for establishing negative precedent. Nothing in this Agreement shall authorize reimbursement of any cost which, in the opinion of CITY’s bond counsel, is not permissible for purposes of establishing or retaining tax free status of any bonds issued, or contemplated to be issued by CITY. - 20 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No.______________________
City Agreement No.______________________ Date Adopted:______________________ (2) Reimbursement From Others Benefitted. In any case where CITY requires or permits LANDOWNER to plan, design, construct, or fund the planning, design or construction of improvements required for development by the North Natomas Finance Plan, in excess of or beyond those required for development of the Property, or, where required by the North Natomas Finance Plan, to make dedications, provide mitigation or incur costs in connection with public improvements or the planning of the North Natomas area in excess of or beyond those required for development of the Property, and the provisions of the preceding subsection do not apply, CITY shall utilize its best efforts to require that all other Persons benefitted by the improvements shall reimburse (through fee districts, agreements, conditions of approval, or otherwise) LANDOWNER for such Person’s proportionate share of such costs as determined in accordance with the North Natomas Finance Plan, or by CITY. For purposes of this Agreement, the term “in excess of or beyond those required for development of the Property” shall mean requirements which exceed LANDOWNER’s fair proportionate share, as determined in accordance with the provisions of the North Natomas Finance Plan and any associated documents or studies.

S
uch reimbursement shall be subject to the limitations specified in the preceding paragraph (including those provisions relating to consideration by CITY of exceptions to its policies), relating to CITY policy and Reimbursable Infrastructure Costs. Reimbursement shall be limited to that amount which exceeds LANDOWNER’s appropriate share of the cost, determined in accordance with principles established in the North Natomas Finance Plan, and any associated documents or studies.
(
3) Reimbursement of Planning, Engineering and Staff Costs. In accordance with the provisions of the North Natomas Finance Plan, and as soon as feasible following City Council adoption of the said Plan, CITY shall enact a fee ordinance which imposes a fee upon NNCP area landowners, including LANDOWNER, to pay the planning, engineering, staff and related costs (including but not limited to CITY staff and related costs), as specified in the North Natomas Finance Plan, and which relate to development of the NNCP, the Finance Plan, the general form of the Development Agreement, the Comprehensive Drainage Plan, and all related documents. The fee shall be spread across lands within the NNCP area in the same fashion as the public facilities fees. Credits shall be given to those landowners who have paid some or all of their share of the said costs, for the amounts so paid. The fee shall be payable prior to issuance of the first discretionary entitlement for the land as to which an application has been filed with CITY.
- 21 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

9. LANDOWNER Obligations.

A. T ransfer of Land to CITY . As set forth elsewhere in this Agreement, LANDOWNER has agreed to transfer lands needed for Infrastructure or public facilities to CITY, or to such other public agency as is appropriate, pursuant to the provisions of the NNLAP. Set forth in Exhibit H, attached hereto and incorporated herein by this reference, is a map depicting the currently contemplated approximate location and amount of land which LANDOWNER will be required to transfer to CITY, together with a categorical listing of the types of Infrastructure and public facilities which are covered by the terms of this subsection. LANDOWNER shall transfer the said required lands to CITY, utilizing the Irrevocable Offer of Dedication form set forth in Exhibit G, attached hereto and incorporated herein by this reference, at such time as is:
(
1) required pursuant to a condition or term of any entitlement for use or development of the Property; or
(
2) requested by CITY, where LANDOWNER has not applied for an entitlement for use or development of the Property, but the land is needed, in CITY’s sole discretion, for purposes of construction of Infrastructure or public facilities.

I
n the event that, at the time of the required transfer to CITY, the location of, or the quantity of land required for the Infrastructure or public facilities has changed from that depicted on Exhibit H, to such a significant degree or extent that the location or quantity is inconsistent with both the NNCP as it exists on the effective date of this Agreement, and the North Natomas Finance Plan, the parties shall meet and negotiate, and in good faith endeavor to reach agreement on any amendments to this Agreement needed to allow development of the Property in a reasonable manner, taking into account the changes in Infrastructure and public facilities. If agreement is reached between the parties, the procedures specified herein and in the Procedural Ordinance shall apply to amendments to this Agreement. If agreement is not reached, either party shall have the right to terminate this Agreement by providing the other party sixty (60) days notice.

B
. Development Timing. LANDOWNER shall have no obligation to initiate or commence development of any particular phase of the Property within any period of time. - 22 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

10. Litigation/Indemnification.

A. C
hallenge to Agreement or Entitlements.
(
1) In the event of any action instituted by a third party challenging the validity of any portion of this Agreement, including but not limited to, the proceedings taken for its approval (including the requirements of the California Environmental Quality Act – “CEQA”) or any other act undertaken by the parties hereto in furtherance of this Agreement or its terms, or any action instituted by a third party challenging the validity of any of the entitlements specified herein (including CEQA challenges), the parties agree to cooperate in the defense of the action. In all such litigation brought to contest the validity of this Agreement or such entitlements, the following shall apply:
(
a) City may, in its sole discretion, either defend such litigation or tender its defense to LANDOWNER.
(
b) In the event that CITY determines to defend the action itself, LANDOWNER shall be entitled, subject to court approval, to join in or intervene in the action on its own behalf, or to advocate in favor of validity of this Agreement or any challenged entitlement. In such a case, each party shall bear its own attorney fees and costs.
(
c) In the event that CITY determines to tender the defense of the action to LANDOWNER, LANDOWNER shall defend the action on its behalf and on behalf of CITY, and shall bear all attorney fees and costs associated with such defense from and after the date of the tender. Provided, however, that CITY may at any time after the tender elect to assume representation of itself; in that event, from and after the date CITY gives notice of its election to do so, CITY shall be responsible for its own attorney fees and costs incurred thereafter.
(
2) If, in such litigation, a final judgment or other final order is issued by the court which has the effect of invalidating or rendering ineffective, in whole or in part, any provision of this Agreement or the Agreement itself, or any entitlement issued during the term of this Agreement and pursuant to its terms, the following shall apply:
(a) if the judgment or order includes a provision for attorney fees and/or costs of the successful party or parties, LANDOWNER shall pay the entire cost thereof, without right of offset, contribution or indemnity from CITY, irrespective of - 23 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ anything to the contrary in the judgment or order. Provided, however, that if the litigation relates entirely, solely and exclusively to a challenge to the NNCP in general, or to the North Natomas Finance Plan in general, separate and apart from this Agreement or any entitlement relating to the Property, and if LANDOWNER is named or becomes a party in such litigation, LANDOWNER and CITY shall bear the cost of the successful party’s attorney fees and/or costs in the manner specified in the court’s judgment. (
b) CITY and LANDOWNER shall meet and endeavor, in good faith, to attempt to reach agreement on any amendments needed to allow development of the Property to proceed in a reasonable manner, taking into account the terms and conditions of the court’s judgment or order. If agreement is reached, the procedures for amending this Agreement as specified herein, and in the Procedural Ordinance, shall apply. If agreement is not reached, either party shall have the right to terminate this Agreement by giving the other party sixty days’ notice of termination.
(
c) In the event that amendment is not required, and the court’s judgment or order requires CITY to engage in other or further proceedings, CITY agrees to comply with the terms of the judgment or order expeditiously.

B
. Indemnification. LANDOWNER agrees to defend and indemnify CITY, its elective and appointive boards, commissions, officers, agents and employees against any liability for damage or claims for damage for personal injury, including death, or property damage, arising out of or relating in any way to actions or activities to develop the Property, undertaken by LANDOWNER or LANDOWNER’s contractors, subcontractors, agents or employees.

11. E
ffect of Subsequent Laws.

A. Laws of Other Agencies.
(
1) If any public agency, other than CITY, adopts any new law, regulation, ordinance or imposes any new condition (herein referred to collectively as “the New Law”) after the date of this Agreement, which prevents or precludes either the CITY or LANDOWNER, or both, from complying with one or more provisions of this Agreement, then immediately following the enactment of the New Law the parties shall meet and confer in good faith to determine whether the New Law applies to the Property, and whether suitable amendments to this Agreement can be made, in order to maintain LANDOWNER’s right to develop the Property in a reasonable manner pursuant to Exhibit B.
- 24 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ (
2) In the event that the parties, after having engaged in good faith negotiations, are unable to agree on such amendments, the parties shall consider whether suspension of the term of this Agreement is appropriate, and if so, what the terms and conditions of any such suspension should be. In the event that the parties, after having engaged in good faith negotiations are unable to agree on the suspension issues, either party shall have the right to terminate this Agreement by giving the other party sixty (60) days’ written notice of termination. (
3) LANDOWNER or CITY shall have the right to institute litigation relating to the New Law, and raise any issues relating to its validity. If such litigation is filed, this Agreement shall remain in full force and effect until final judgment is issued.

Provided, however, that if any action that CITY would take in furtherance of this Agreement would be rendered invalid, facially or otherwise, by the New Law, CITY shall not be required to undertake such action until the litigation is resolved, or the New Law is otherwise determined invalid, inapplicable, or is repealed. In the event that such judgment invalidates the New Law, or determines that it does not affect the validity of this Agreement, this Agreement shall remain in full force and effect, and its term shall be extended by the amount of time between the effective date of the New Law, and the effective date of the judgment. In the event that such judgment determines that the validity of this Agreement is, directly or indirectly affected by the New Law, the provisions of subsections 11A(1) and 11A(2) above shall apply.

B
. Laws Passed by CITY. Subject to the provisions of section 5 of this Agreement, neither the CITY nor any CITY Agency shall enact any initiative, ordinance, policy, resolution, general plan amendment or other measure that relates to the density or intensity of development on the Property, or the rate, timing or sequencing of the development or the construction on the Property on all or any part thereof, or that is otherwise in conflict, either directly or indirectly, with this Agreement.

12. E
nforced Delay; Extension of Times of Performance. In addition to other specific provisions of this Agreement, performance by either party hereunder shall not be deemed in default where delay or inability to perform is due to war, insurrection, strikes, walkouts, riots, floods, earthquakes, fires, casualties, acts of God, enactment of conflicting state or federal laws or regulations, new or supplementary environmental laws or regulations, litigation instituted by third parties challenging the validity of this Agreement or any of the vested entitlements described in section 5 of this Agreement. Upon request of either party to the other, a written extension of time for such cause shall be granted for the period of the enforced delay, or longer as may be mutually agreed upon.
- 25 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________

13. Legal Actions; Applicable Law; Attorney Fees.

A. L
egal Actions. In addition to any other rights or remedies, either party may institute legal action to cure, correct, or remedy any default by any other party to this Agreement, to enforce any covenant or agreement herein, or to enjoin any threatened or attempted violation hereunder. Notwithstanding any other provision of law, or of this Agreement, in no event shall LANDOWNER or CITY, its officers, agents or employees be liable in damages for any breach, default or violation of this Agreement, it being specifically understood and agreed that the parties’ sole legal remedy for a breach, default or violation of this Agreement shall be a legal action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement.

B
. Applicable Law. This Agreement shall be construed and enforced in accordance with the laws of the State of California. LANDOWNER agrees and acknowledges that CITY has approved and entered into this Agreement in the sole exercise of its legislative discretion and that the standard of review of the validity and meaning of this Agreement shall be that accorded legislative acts of CITY.

C. A
ttorney Fees. In any arbitration, quasi-judicial, administrative or judicial proceeding (including appeals), brought by either party hereto to enforce or interpret any covenant or any of such party’s rights or remedies under this Agreement, including any action for declaratory or equitable relief, the prevailing party shall be entitled to reasonable attorneys’ fees and all costs, expenses and disbursements in connection with such action, including the costs of reasonable investigation, preparation and professional or expert consultation, which sums may be included in any judgment or decree entered in such action in favor of the prevailing party. For purposes of this section, and any other portion of this Agreement relating to attorney fees, reasonable attorneys fees of the City Attorney’s Office shall be based on comparable fees of private attorneys practicing in Sacramento County.

14. Amendment of Agreement. This Agreement may be amended from time to time only by the mutual written consent of the parties, in accordance with the provisions of Government Code sections 65867 and 65868. In addition, all of the provisions of the Procedural Ordinance relating to the need for amendment, and the manner thereof, shall apply. Upon request of a party, this Agreement shall be amended to include the terms and conditions of any discretionary entitlement granted with respect to the Property after the Effective Date.

15. CI
TY’s Good Faith in Processing. Subject to the provisions of section 5B hereof, and LANDOWNER’s compliance with each and every term and condition of this Agreement and all of its exhibits, CITY agrees that it will accept in good faith for processing, review, and action, all complete applications for master parcel maps, zoning, planned unit development designation, - 26 -

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ planned unit development guidelines, schematic plans, special permits, building permits, parcel maps, subdivision maps, or other entitlements for use of the Property in accordance with the General Plan, the NNCP and this Agreement.

CITY shall inform the LANDOWNER, upon request, of the necessary submission requirements for each application for a permit or other entitlement for use in advance, and shall review said application and shall schedule the application for expeditious review by the appropriate authority.

16. Default, Remedies, Termination.

A. General Provisions. Subject to any extensions of time by mutual consent of the parties, and subject to the cure provisions set forth herein, any failure or unreasonable delay by either party to perform any material term or provision of this Agreement shall constitute a default.

(1) LANDOWNER Default. In addition to any other remedy specified herein, in the event that notice of default has been given in accordance with this section, wherein a default by LANDOWNER is alleged, CITY shall not be obligated to issue any building permit, or grant any entitlement as to which an application has been filed.

(2) CITY Default. In addition to any other remedy specified herein, in the event that notice of default has been given in accordance with this section, wherein a default by CITY is alleged, any resulting delays in LANDOWNER’s performance caused by CITY’s default shall not constitute a LANDOWNER default, or be grounds for termination or cancellation of this Agreement.

(3) Successors in Interest. Where the Property, following the Effective Date, has been lawfully conveyed in whole or in part to one or more successors in interest, in such a manner as to invoke the provisions of section 4 of this Agreement, and one or more of such successors in interest is in default with respect to the portion of the Property owned by it, neither LANDOWNER nor any other non-defaulting successor in interest shall be liable for the default, if the provisions of section 4 have been complied with, and in accordance with the terms and conditions of that section.

B. Cure of Default. In the event of an alleged default or breach of any terms or conditions of this Agreement, the party alleging such default or breach shall give the other party notice in writing specifying the nature of the alleged default and the manner in which said default may be satisfactorily cured and a reasonable period of time in which to cure, that shall in no event be less than thirty (30) days. During any such period, the party charged - 27 -

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ shall not be considered in default for purposes of termination or institution of legal proceedings.

C. Remedies After Expiration of Cure Period. After notice and expiration of the thirty (30) day period, if the alleged default has not been cured in the manner set forth in the notice, the other party may at its option:

(1) institute legal proceedings to obtain appropriate judicial relief, including but not limited to mandamus, specific performance, injunctive relief, or termination of this Agreement; or

(2) give the other party notice of intent to terminate this Agreement pursuant to Government Code section 65868 and the Procedural Ordinance. In the event that such notice is given, CITY shall schedule the matter for public hearing before the City Council to review the matter and make specific written findings regarding the alleged default. Where LANDOWNER is the party alleged to be in default, LANDOWNER shall be afforded a reasonable opportunity to respond to all allegations of default at such public hearing. CITY shall provide LANDOWNER at least thirty (30) days prior written notice of such public hearing, as well as provide LANDOWNER copies of all CITY staff reports prepared in connection therewith at least five (5) days prior to the hearing.

17. Annual Review.

A. General Provisions. In accordance with Government Code section 65865.1, and the Procedural Ordinance, CITY shall, at least every twelve (12) months during the Term of this Agreement, review the extent of good faith compliance by LANDOWNER with the terms of this Agreement. Failure of CITY to conduct an annual review shall not constitute a waiver by CITY or LANDOWNER of the right to conduct future annual review or to otherwise enforce the provisions of this Agreement, nor shall a party have or assert any defense to such enforcement by reason of any such failure. The failure of CITY to undertake such review, shall not, in itself, invalidate the terms of this Agreement or excuse any party hereto from performing its obligations under this Agreement.

B. Scope of Review. The annual review shall be limited in scope to compliance with the terms and conditions of this Agreement.

C. Proceedings. The procedures specified in the Procedural Ordinance for conduct of the annual review by the City Manager, and by the City Council, shall apply to each annual review of this Agreement. At least ten (10) days prior to the commencement of any annual review, CITY shall deliver to LANDOWNER a copy of any public staff reports and - 28 -

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ other documents to be used or relied upon in conducting the review. LANDOWNER shall be permitted an opportunity to respond to CITY’s evaluation of LANDOWNER’s performance by written and oral testimony at the public hearing to be held before the City Council, if LANDOWNER so elects.

At the conclusion of the annual review, CITY shall make written findings and determinations on the basis of substantial evidence, as to whether or not LANDOWNER or its successors have complied in good faith with the terms and conditions of this Agreement.

D. Failure of Compliance. Any determination of failure of compliance shall be subject to the notice requirements and cure periods set forth in section 16 of this Agreement. If termination is proposed, it shall apply solely with respect to that portion of the Property (if less than all) affected by the failure to show good faith compliance. If modification of the Development Agreement is proposed, the modification shall pertain solely to the provisions hereof as applicable to that portion of the Property (if less than all) affected by the condition that has prompted the proposed modification.

18. Termination upon Completion of Development.

A. General Provisions. This Agreement shall terminate as to each parcel of property contained within the Property when that parcel of property has been fully developed and all of LANDOWNER’S obligations in connection therewith are satisfied, as reasonably determined by CITY. CITY shall, upon written request made by LANDOWNER to CITY’s Department of Planning and Development, determine if the Agreement has terminated, with respect to any parcel, and shall not unreasonably withhold termination as to that parcel if LANDOWNER’S obligations therewith are satisfied. CITY shall be entitled to receive payment of a fee commensurate with the cost of processing the request and making such a determination, including but not limited to CITY’s administrative and legal expenses. Upon termination of this Agreement, CITY shall upon LANDOWNER’s request record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. The aforesaid notice may specify, and LANDOWNER agrees, that termination shall not affect in any manner any continuing obligation to pay any item specified by this Agreement, by the North Natomas Financing Plan or any of the measures implementing said plan, and shall have the effect as set forth in section 18C.

B. Multi-family and Single Family Residential Projects. This Agreement shall automatically terminate and be of no further force and effect as to any single family residence or multi- family building, and the lot or parcel upon which said residence or building is located, when it has been approved by CITY for occupancy.

- 29 -

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ C. Effect of Termination On Landowner Obligations. Termination of this Agreement as to the Property or any portion thereof shall not affect any of the LANDOWNER’s obligations to comply with CITY’s General Plan, the NNCP, and all entitlements issued for the Property, nor shall it affect any other covenants of this Agreement specified in this Agreement to continue after the termination of this Agreement, including but not limited to those specified in sections 6 and 10 and subsection 13C.

19. No Joint Venture, Partnership, or Other Relationship. Nothing contained in this Agreement or in any other document executed in connection with this Agreement shall be construed as creating a joint venture or partnership between CITY and LANDOWNER. No relationship exists as between LANDOWNER and CITY other than that of a governmental entity regulating the development of private property, and the owners of such private property.

20. Notices. All notices required or provided for under this Agreement shall be in writing and delivered in person or sent by certified mail, postage prepaid, return receipt requested, to the principal offices of the CITY and LANDOWNER or LANDOWNER’s assigns and successors, and to Lender, if applicable. Notice shall be effective on the date delivered in person, or the date when received if such notice was mailed to the address of the other party as indicated below:

Notice to the CITY: City of Sacramento
915 I Street
Sacramento, California, 95814
ATTN: City Manager

Notice to the LANDOWNER: _____________________________ _____________________________
_____________________________
_____________________________

with copies to:
_____________________________
_____________________________
_____________________________
_____________________________

Notice to Lender: _____________________________
_____________________________
_____________________________
_____________________________

- 30 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ Any party may change the address to which notices are to be mailed by giving written notice of such changed address to each other party in the manner provided herein.

21. Severability. If any provision of this Agreement is held invalid, void or unenforceable but the remainder of the Agreement can be enforced without failure of material consideration to any party, then this Agreement shall not be affected and it shall remain in full force and effect, unless amended or modified by mutual consent of the parties, utilizing the procedures specified herein and the Procedural Ordinance. Provided, however, that if such holding affects a material provision of this Agreement, LANDOWNER shall have the right in its sole discretion to terminate this Agreement upon providing written notice of such termination to CITY; provided further, however, that in the event LANDOWNER so elects to terminate, such election shall not affect in any manner the terms and conditions of any entitlement theretofore granted by CITY with respect to the Property, or any portion thereof.

22. Recording. The City Clerk shall cause a copy of this Agreement to be recorded with the Sacramento County Recorder no later than ten (10) days following execution of this Agreement by CITY, which execution will take place no sooner than the effective date of the ordinance approving this Agreement.

23. Reimbursement to CITY. LANDOWNER agrees to reimburse the CITY for reasonable and actual expenses incurred by CITY that relate directly to CITY’S review, consideration and execution of this Agreement. Such expenses include but are not limited to recording fees, publishing fees and any special meeting costs, staff time (including review by the City Attorney), and notice costs. Such expenses shall be paid by LANDOWNER within thirty (30) days of receipt of a detailed written statement of such expenses.

24. Provisions Relating to Lenders.

A. Lender Rights and Obligations.

(1) Prior to Lender Possession. No Lender shall have any obligation or duty under this Agreement to construct or complete the construction of improvements, or to guarantee such construction or completion, and shall not be obligated to pay any fees or charges which are liabilities of LANDOWNER or LANDOWNER’s successors in interest, but shall otherwise be bound by all of the terms and conditions of this Agreement, which pertains to the Property or such portion thereof in which it holds an interest. Nothing in this section shall be construed to grant to a Lender rights beyond those of LANDOWNER hereunder, or to limit any remedy CITY has hereunder in the event of default by LANDOWNER, including but not limited to termination and/or refusal to grant entitlements with respect to the Property.

- 31 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________

City Agreement No. ______________________ Date Adopted: ______________________ (2) Lender in Possession. A Lender who comes into possession of the Property, or any portion thereof, pursuant to foreclosure of a mortgage or deed of trust, or a deed in lieu of foreclosure, shall not be obligated to pay any fees or charges which are obligations of LANDOWNER, and which remain unpaid as of the date such Lender takes possession of the Property or portion thereof. Provided, however, that a Lender shall not be eligible to apply for or receive entitlements with respect to the Property, or otherwise be entitled to develop the Property or devote the Property to any uses or to construct any improvements thereon other than the development contemplated or authorized by this Agreement and subject to all of the terms and conditions hereof, including payment of all fees (delinquent, current and accruing in the future) and charges, and assumption of all obligations of LANDOWNER hereunder; provided, further, that no Lender, or successor thereof, shall be entitled to the rights and benefits of the LANDOWNER hereunder or entitled to enforce the provisions of this Agreement against CITY unless and until such Lender or successor thereof qualifies as a recognized assignee under the provisions of section 4 of this Agreement.

B. Notice of LANDOWNER’s Default Hereunder. If CITY receives notice from a Lender requesting a copy of any notice of default given LANDOWNER hereunder and specifying the address for service thereof, then CITY shall deliver to such Lender, concurrently with service thereon to LANDOWNER, any notice given to LANDOWNER with respect to any claim by CITY that LANDOWNER has committed a default, and if CITY makes a determination of non-compliance, CITY shall likewise serve notice of such non-compliance on such Lender concurrently with service thereof on LANDOWNER.

C. Lender’s Right to Cure. Each Lender shall have the right (but not the obligation) during the same period of time available to LANDOWNER to cure or remedy, on behalf of LANDOWNER, the default claimed or the areas of non-compliance set forth in CITY’s notice. Such action shall not entitle a Lender to develop the property or otherwise partake of any benefits of this Agreement unless such Lender shall assume and perform all obligations of LANDOWNER hereunder.

D. Other Notices Given By City. A copy of all notices given by CITY pursuant to the terms of this Agreement shall be sent to Lender at the address provided in section 20 hereof.

25. Estoppel Certificate. Either party may, at any time, and from time to time, deliver written notice to the other party requesting such other party to certify in writing that, to the knowledge of the certifying party, (i) this Development Agreement is in full force and effect and a binding obligation of the parties, (ii) this Development Agreement has not been amended or modified either orally or in writing, or if so amended, identifying the amendments, and (iii) the requesting party is not in default in the performance of its obligations under this Development - 32 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
O rdinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ Agreement, or if in default, describing therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such estoppel certificate, or give a written detailed response explaining why it will not do so, within thirty (30) days following the receipt of each such request. Each party acknowledges that such an estoppel certificate may be relied upon by third parties acting in good faith. A certificate provided by CITY establishing the status of this Agreement with respect to the Property or any portion thereof shall be in recordable form and may be recorded at the expense of the recording party.

26. C
onstruction. All parties have had the opportunity to be represented by legal counsel of their own choice in the preparation of this Development Agreement and no presumption or rule that “an ambiguity shall be construed against a drafting party” shall apply to the interpretation or enforcement of any provision hereof. Captions on sections and subsections are provided for convenience only and shall not be deemed to limit, amend or affect the meaning of the provision to which they pertain.

27. C
ounterparts. This Agreement may be executed in any number of counterparts and shall be deemed duly executed when each of the parties has executed such a counterpart.

28. T
ime. Time is of the essence of each and every provision hereof.

29. L
imitation of Actions. No court action shall be filed by a party to this Agreement on the ground of default or breach of its terms unless such action is filed within one hundred eighty (180) days from the date of discovery by the aggrieved party of the facts underlying the claim of breach or default.

30. N
o Third Parties Benefitted. No Person who is not a qualified successor or assign of a party hereto pursuant to section 4 of this Agreement, or who has not become a party by duly adopted amendment hereof may claim the benefit of any provision of this Agreement.

31. E
ffect of Agreement upon Title to Property. In accordance with the provisions of Government Code section 65868.5, from and after the time of recordation of this Agreement, the Agreement shall impart such notice thereof to all persons as is afforded by the recording laws of the State of California. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement.

32. C
ovenant of Good Faith. CITY and LANDOWNER agree that each of them shall at all times act in good faith in order to carry out the terms of this Agreement.

33. E
xhibits: The following are the exhibits to this Agreement:
- 33 -
N
orth Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ A L egal Description of the Property
B Landowner’s Development Plan
C Special Conditions
D Assignment and Assumption Agreement
E North Natomas Land Acquisition Program
F Protest Waiver Form
G Irrevocable Offer of Dedication Form
H Map and Categorical Listing of Land and Infrastructure

34. E
ntire Agreement. This Agreement, together with its Exhibits A to H, inclusive, constitutes the entire agreement between the parties with respect to the subject matter of this Agreement.

This Agreement is specifically intended by the parties hereto to supersede all prior development agreements, if any, for the Property which may exist between CITY and LANDOWNER. The provisions of subsection 10B of this Agreement, relating to indemnification and defense of CITY, its officers, employees and agents, shall be applicable to any claim whatsoever against CITY, its officers, employees and agents, arising out of or in any way relating to any prior development agreement relating to the Property.

35. City Attorney Costs. Landowner shall pay to the City of Sacramento the sum of $1,500.00 as and for reimbursement of the costs of the City Attorney in preparation and processing of this Agreement.
››› S
ignature Page Follows ‹‹‹
- 34 -
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC

FOR CITY CLERK USE ONLY
Ordinance No. ______________________
City Agreement No. ______________________ Date Adopted: ______________________ IN WITNESS WHEREOF, the CITY and LANDOWNER have executed this Development Agreement as of the date first set forth above.

CITY OF SACRAMENTO
By: ____________________
____________
Darrell Steinberg
Mayor of City of Sacramento
Date: _____________, 2024
Mudassir Iqbal
Blue Spring Hospitality LLC
By: _________________ _______________
Signature
________________________________
Print Name
________________________________
Title
Date: _____________, 20[ ]
Attest
Sacramento City Clerk
By: ____________________
____________
Signature
Approve
d as to Form
Sacramento City Attorney
By: ____________________
____________
Signature
Approved as to Form
[Name]
By:
__
______________________________ [Name]
Attorneys for [Name]
(ATTACH

APPROPRIATE ACKNOWLEDGMENT)

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits

EXECUTION PAGE FOR LENDER

[Name + nature of entity] (herein “LENDER”) owns an equitable interest in the Property described in Exhibit “A” of this Agreement as the beneficiary of that certain deed of trust and assignment of rents dated [date] and recorded on [date], as Instrument [#], in Book [#], Page [#], Official Records, Sacramento County, California.

LENDER hereby executes this Agreement and agrees to be bound by the terms and condition hereof, subject to the limitations set forth in section 24 hereof.

LENDER requests that it be provided with copies of all notices mailed to LANDOWNER pursuant to the terms of this Agreement and that said copies be addressed as follows:
________________________
________________________
________________________
Attn: ___________________

Dated: ____________, 20[ ]

LENDER: ________________________________
Signature

By: _____________________________

Its: ____________________________

(ATTACH APPROPRIATE ACKNOWLEDGMENT)

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits

EXHIBIT A

DESCRIPTION OF LANDOWNER’S PROPERTY

SEE ATTACHED

NOTE: UPON RECORDATION OF FINAL MASTER PARCEL MAP, THIS EXHIBIT A WILL BE REPLACED BY THE SAID MAP, WITHOUT NEED FOR AMENDMENT OF THIS AGREEMENT.

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits

EXHIBIT B

LANDOWNER’S DEVELOPMENT PLAN

SEE ATTACHED

Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL
T-1

TITLE SHEET
T-1 - TITLE SHEET
- TOPOGRAPHIC SURVEY
A1.0 - NEW SITE PLAN
A1.1 - PHOTO SIMULATION AND COVERAGE MAP
A2.0 - PROPOSED FIRST FLOOR PLAN
A2.1 - PROPOSED SECOND FLOOR PLAN
A2.2 - PROPOSED THIRD FLOOR PLAN
A2.3 - PROPOSED FOURTH FLOOR PLAN
A2.4 - PROPOSED ROOF PLAN
A3.0 - NEW PROPOSED ELEVATIONS
A3.1 - NEW PROPOSED ELEVATIONS
A4.0 - ENLARGED ROOM - STANDARD KING
A4.1 - ENLARGED ROOM - QUEEN/QUEEN
A4.2 - ENLARGED ROOM - ADA KING
A4.3 - ENLARGED ROOM - ADA QUEEN/QUEEN
- RENDERING
C1.0 - COVER SHEET
C2.0 - (E) SITE PLAN
C2.1 - (N) SITE PLAN
C3.0 - (E) GRADING PLAN
C3.1 - (N) GRADING PLAN
C4.0 - (E) HYDRAULIC PLAN
C4.1 - (N) HYDRAULIC PLAN
C5.0 - (E) UTILITIES PLAN
C5.1 - (N) UTILITIES PLAN
L1.0 - CONCEPTUAL LANDSCAPE DESIGN PLAN
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834

PROJECT STANDARDSSHEET INDEX
ADDRESS:
2016 CALIFORNIA BUILDING STANDARDS CODES:SITE INFORMATION & BUILDING DESCRIPTION :

SITE AREA:PARCEL 1: 0.860 ACRE; PARCEL 2: 1.868 ACRE; TOTAL: 2.729 ACRE CALIFORNIA CODE OF REGULATIONS, TITLE 24 AS AMENDED BY
THE CITY OF SACRAMENTO, CA.
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA ENERGY CODE AND ENERGY COMMISSION STANDARDS 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
NFPA 2016

CITY OF SACRAMENTO FIRE DEPARTMENT REQUIREMENTS
A.P.N.:225-2100-035
NO. OF STORIES :04
SCOPE OF WORK:

PHONE:

OWNER'S INFORMATION:

NAME:

STANDARD PARKING SPACES PROVIDED: 085
CLEAN AIR VEHICLE SPACES REQUIRED: 011
(INCLUDING 7 EV SPACES)
ACCESSIBLE PARKING SPACES PROVIDED: 005
(INCLUDING 1 VAN ACCESSIBLE)
TOTAL PARKING SPACES PROVIDED:101

CONSULTANTS
CIVIL :

ADDRESS :

CONTACT :

PHONE :

EMAIL :

IYER & ASSOCIATES

IYER BUILDING
855 SANSOME STREET, SUITE 200
SAN FRANCISCO, CA 94111

ARVIND S IYER, AIA

PROJECT ARCHITECT
415-362-4937 X (103)
415-362-8158
[email protected]
ARCHITECT :

ADDRESS :

CONTACT :

PHONE :

FAX :

EMAIL :

H & H CONSULTANT ENGINEERS
4370 MILLPORT WAY,
SACRAMENTO, CA 95823

FUAD HASSOUNEH
916-421-4910
[email protected]

THE HLA GROUP LANDSCAPE
ARCHITECTS & PLANNERS, INC.
301 UNIVERSITY AVE, SUITE 110
SACRAMENTO, CA 95825

ANDREA STRAHLO
916-447-7400
[email protected]
ARCHITECTURAL:

MIKE IQBAL
916-230-0117
161 ORCUTT CIRCLE
SACRAMENTO, CA 95834
NEW FOUR STOREY HOTEL WITH 116 GUEST ROOMS, OUTDOOR POOL, MEETING ROOM, FITNESS ROOM, RESTAURANT, KITCHEN AND 101 PARKING SPACES.

VICINITY MAP
PARKINGLANDSCAPE :

ADDRESS :

CONTACT :

PHONE :

EMAIL :

HEIGHT:59'-6"

PROJECT DATA
LOT COVERAGE:±20,137 SF/ 16.93%
CIVIL:

LANDSCAPE:

BICYCLE PARKING REQUIRED:

SHORT TERM: 5% OF 101 = 6
LONG TERM: 5% OF 101 = 6
BICYCLE PARKING PROVIDED:

SHORT TERM: 06
LONG TERM: 06
SURVEY:

TOTAL BUILDING AREA :±70,036 SF

S49°20'53"W15.86'
S20°25'10"E45.63'
WFWF
N59°52'13"E14.05'S32°00'19"E3.45'
S49°20'53"W15.86'
S48°59'27"WLC=2.14'R=545.00'A=2.14'T=1.07'D=0°13'32"
S71°26'51"WLC=25.16'R=785.00'A=25.16'T=12.58'D=1°50'11"N17°38'02"W35.00'

65.73'
N54°21'35"ELC=143.98'R=826.00'A=144.16'T=72.26'D=9°59'59" S49°21'34"W41.00'
N40°39'07"W55.67'
N59°20'53"E47.96'N49°20'53"E41.87'
N65°50'43"ELC=128.21'R=785.00'A=128.36'T=64.32'D=9°22'07"164.57' N40°39'07"W185.34'
195.24'
249.00'BASIS OF BEARING S32°38'01"ES30°39'07"ES30°39'07"E285.36' N59°21'34"E
N49°21'34"ES49°20'53"W78.00'
S30°39'07"E96.96'
S40°39'07"E92.05'
80 88
79 Δ=00°13'28" L=2.13'
N 40°38'26" W30.67'
T
R=750.00'
Δ=45°00'00"
L=589.05'
N 27°21'57" E 134.01'

PROMENADECIRCLE

NORTH FREEWAY BOULEVARD
APUBLICROAD-70'WIDE
T

LANDSCAPE
T
T
SIDEWALK75 10 1
94 89
15 67 61 60
38 29
35 30
(E) BEVMO!
OUTDOORPOOL804 SQFT.MAX. 5' DEEP
36 11
95 10156
8485 9192
19 JACUZZI78 SQFT.
18 ALIGNALIGN
H
74 H
68 14
24 EVEVEVEVEVCLEAN AIRVEHICLE EVEVCLEAN AIRVEHICLECLEAN AIRVEHICLECLEAN AIRVEHICLE

EVCHARGING

EVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGING 11 1
1 1 1 1 1 1 1
1 1
1 111
1 1
11 1
34 2 2
2 2
1 5
A
C
D
B
6 6
6 6 6
67 7
8 8 8
8 8
8 9
1011
12 1 13
1414
1517
16 1819
1 1 1
20 2122
23 24 2425
26 27
28 29
29 30
31 1
3233
343536
369A
UPSLOPE1:12 MAX.
3637
36 38
SLOPE1:12 MAX.SLOPE1:12 MAX.
3940
39 39
41 39
H
(N) LANDS-CAPE
(N)TRASHENCL.612 SQ.FTSTOR-AGE55 SQ.FTPOOL ACCESSORYSTRUCTURE270 SQ.FT 1A-1.1AROOFABOVE
12 KEY NOTES:20' SEWER EASEMENT PER 20051213 O.R. 1526(ITEM 37)APPROXIMATE LOCATION NO-BUILD AREA PER20050808 O.R. 2724 (ITEM 36)30' DRAINAGE EASEMENT PER 341 MAPS 12 AND20050628 O.R. 2289 (ITEMS 18 AND 30)12.5' PUBLIC UTILITIES EASEMENT PER 20050628O.R. 2289 (ITEM 30). 12.5' PUBLIC UTILITIES ANDPLANTING AND MAINTAINING TREES EASEMENTPER 341 MAPS 12 (ITEM 18)(N) LANDSCAPE(E) LANDSCAPE(N) DIRECTIONAL SIGN(E) MONUMENT SIGN(E) SIGN W/10' SETBACK(E) BIKE PATH(E) BIKE CROSSING(N) WALKWAY(E) SIDEWALK(N) PEDESTRIAN CROSSING(N) STAMPED ASPHALT CROSSINGTO MATCH (E)(E) CROSSING TO BE REMOVED AS SHOWN(TYP.)(E) SIDEWALK TO BE REMOVED(N) PORTE COCHERE W/ DECORATIVE PAVERSOR STAMPED CONCRETE & MIN. 13'-6"UNOBSTRUCTED VERTICAL CLEARANCEPATCH & REPAIR (E) PLANTING AND IRRIGATION(E) FIRE HYDRANT(E) FIRE HYDRANT TO REMAIN(E) WATER METER TO BE DISCONNECTED(E) WATER METER TO STAYRELOCATED ASH URN(N) 48" HIGH DECORATIVE FENCE SEE SHEETA-3.1 FOR DETAILS(E) LIGHTS TO BE RELOCATED (TYP. OF 7)(E) TREES TO BE REMOVED (TYP. OF 15)RELOCATE (E) BENCH & TRASH RECEPTACLE(N) 6" CURB, TYP.(N) SELF CLOSING & LATCHING CHILDPROOFGATE (1 OF 2)SHORT TERM BIKE RACKLONG TERM BIKE RACKCONCRETE CURB, GUTTER AND SIDEWALK (TYP)(E) ELECTRIC TRANSFORMERCUT (E) CURB FOR (N) HARD-SCAPED RAMPCONNECTION TO THE (E) BIKE-PATH(N) REALIGNED BIKE TRAIL(N) COOLER CONDENSING UNIT(N) FREEZER CONDENSING UNIT(N) GAS METER(N) IRRIGATION CONTROLLER(N) TRUNCATED DOMES(N) 6" CURB(N) ACCESSIBLE RAMP(N) POLE LIGHTS (TYP. OF 7)(N) ELECTRICAL WIRING FOR FUTURE EVCHARGING STATION(E) LIGHTS TO REMAIN 345
ABCD
6789101112131415161718192021222324252627282930313233343536 9A
3738394041
STANDARD PARKING SPACES PROVIDED:085CLEAN AIR VEHICLE SPACES REQUIRED:011(INCLUDING 7 EV SPACES)ACCESSIBLE PARKING SPACES PROVIDED:005(INCLUDING 1 VAN ACCESSIBLE)TOTAL PARKING SPACES PROVIDED:101 PARKING:

BICYCLE PARKING REQUIRED:SHORT TERM:5% OF 101 = 6LONG TERM:5% OF 101 = 6BICYCLE PARKING PROVIDED:SHORT TERM:06LONG TERM:06 FIRST FLOORALLOWABLE AREAS PER CBC 2019, TABLE 506.2 FOR SM, CONSTRUCTION TYPE - I- A,SEPARATED OCCUPANCY, A-2 MAIN OCCUPANCY WITH R1,B,S AS ACCESSORY OCCUPANCIES FIRST FLOOR TOTAL PROPOSED AREA = 19,902 SF
ALLOWABLE AREA PER CBC 2019, TABLE 506.2 FOR R-1, SM, CONSTRUCTION TYPE -V - A = 12,000 SQ. FT., NON-SEPARATED OCCUPANCIES, R MAIN OCCUPANCYALLOWABLE AREA FOR SINGLE OCCUPANCYMULTISTORY BUILDINGAa = [At + ( NS x If)] x SaAa = [12,000 + (12,000 x .630)] x 2Aa = [12,000 + 7,560] x 2Aa = 39,120 SQ.FTFRONTAGE INCREASEIf = [F/P - 0.25] W/30If = [1319.75/1501 - .25] 3030If = .630 SECOND FLOOR = 16,989 SFTHIRD FLOOR = 16,989 SFFOURTH FLOOR = 16,989 SFTOTAL = 50,967 SF ALLOWABLE AREA FOR 3 STORIES = 39,120 SQ. FT.PROPOSED AREA FOR 3 STORIES = 26,862 SF.SUM OF THE RATIO = 2686239120 =0.68% < 1% SECOND, THIRD, FOURTH FLOORSPROPOSED AREAS:

WHERE,(equation 5-2)
PROPOSED AREAS ARE:R-1 =3,855 SQ. FT.A-2 =10,816 SQ. FT.B =2,089 SQ. FT.S = 3,142 SQ.FT.ALLOWABLE AREAS ARE:R-1a =ULA-2a =ULBa =UL TOTAL PROPOSED BUILDING AREAS = 50,967+26,862+24,105 = 70,869 SF.

ALLOWABLE AREA = 39,120 SQ. FT.BUILDING "A"SECOND FLOOR = 8,954 SFTHIRD FLOOR = 8,954 SFFOURTH FLOOR = 8,954 SFTOTAL = 26,862 SFPROPOSED AREAS:SECOND FLOOR = 8,035 SFTHIRD FLOOR = 8,035 SFFOURTH FLOOR = 8,035 SFTOTAL = 24,105 SFPROPOSED AREAS:

ALLOWABLE AREA FOR 3 STORIES = 39,120 SQ. FT.PROPOSED AREA FOR 3 STORIES = 24,105 SF.SUM OF THE RATIO = 2410539120 =0.61% < 1% BUILDING "B"
AREA CALCULATION:SITE INFORMATION:SITE AREA: PARCEL 1: 0.860 ACRE PARCEL 2: 1.868 ACRE TOTAL: 2.729 ACREA.P.N.: 225-2110-061 NO. OF STORIES :04HEIGHT: 59'-6"LOT COVERAGE: ±20,137 SF/ 16.93%TOTAL BUILDING AREA :±70,036 SFFIRST LEVELSECOND LEVELTHIRD LEVELFOURTH LEVEL NO ADA ROOMS1 DOUBLE W/ ROLL-IN SHOWER1 KING W/ ROLL-IN SHOWER, 2 DOUBLE

NO HEARING ROOMSADA ROOMSHEARING IMPAIRED
TOTALS

ADA AND COMMUNICATION ROOM MATRIX
FIRST LEVELTHIRD LEVELFOURTH LEVEL03130422STANDARD KINGDOUBLE QUEEN TOTALS3680
GUESTROOM MATRIX07353737
TOTAL
11610271027SECOND LEVELFLOOR NAME
(ALSO HEARING)QUEEN W/ TUB (ALSO HEARING)1 DOUBLE W/ ROLL-INSHOWER (ALSO ADA),1 KING W/ ROLL-IN SHOWER, 2 DOUBLE 1 DOUBLE QUEEN W/ TUBQUEEN W/ TUB (ALSO ADA)1 KING W/ TUB, 2 DOUBLEQUEEN W/ TUB (ALSO ADA)07 081 KING W/ TUB, 2 DOUBLEQUEEN W/ TUB (ALSO HEARING)TOTAL NUMBER OF ROOM WITH ROLL IN SHOWER - 2 (RM. NO.-201 & 321) TOTAL NUMBER OF ROOM WITHOUT ROLL IN SHOWER - 5 (RM.NO.-301,303,401,403 & 421) A-1.1
NEW SITE PLAN 1/16" = 1'-0"NEW SITE PLAN1 N
3664 N FREEWAY BLVDSACRAMENTO, CA 95834

ASIMM/SV/SSV/CP/RM/NA/PS
12170205AS NOTED
Date:Issued For:

Drawn byChecked byScaleSheet no.Project no.

Sheet
This Document is the property of I &A Architects, Inc. and isto be used only in connection with the project nameherein. Reproduction, in whole or in part, shall be allowedonly with the express written or verbal permission. Drawingscales as shown are valid on the original size documentswhich is 24 by 36 inches.© 2024 I & A Architects, Inc. 2024I & A Architects, Inc.c
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OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

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LANDSCAPE COMMENTS 2

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COLOR ELEV. - REVISION 4

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05.17.2017OWNER'S REVIEW

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OWNER'S REVIEW

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A-1.1

PHOTO SIMULATION
& COVERAGE MAP
N
A
B
C
D
E
F
G
H
ABCD

H G F E

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
K
LOUNGE

VESTIBULERECEPTION

WORK AREA
OFFICE
COMPUTERG.M.

LUG.

STO.

WOMEN
MEN
JAN.

PRE-FUNCTION
COAT

STORAGE
CLOSET
STAIR # 2
JAN.

EXERCISE ROOM
STAIR # 1

STORAGE
433 SQFT.

BUSINESS
CENTER
609 SQFT.

GUEST

LAUNDRY

STORAGE
201 SQFT.
95 SQFT.
315 SQFT.

BOARD
ROOM/
2,961 SQFT.

LAUNDRY
HSPKG
OFFICE
E.M.R.

LOCKERS
MAID

STORAGE

SERVICE
ELEV.

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MECH.

ENGINEERELECT.

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BAR AND BUFFET

KITCHEN &

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PROPOSED FIRST FLOOR PLAN1
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KING3
DOUBLE QUEEN 4
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IYER & ASSOCIATESArchitecture Interiors Planning
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COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

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05.23.2017FOR PLANNING

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07.11.2017

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OWNER'S REVIEW

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OWNER'S REVIEW

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10.17.2023PLANNING APPROVAL

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

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A-2.1

PROPOSED SECOND

FLOOR PLAN
3/32" = 1'-0"
PROPOSED SECOND FLOOR PLAN1
N
KING13
DOUBLE QUEEN 22
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2023 C IYER & ASSOCIATES
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IYER & ASSOCIATESArchitecture Interiors Planning
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04.03.2017 OWNER'S REVIEW

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04.21.2017 OWNER'S REVIEW

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OWNER'S REVIEW

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05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

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LANDSCAPE COMMENTS 2

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COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

STORAGE
STAIR # 2
ELECT.

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SHOWER
A-2.2

PROPOSED THIRD

FLOOR PLAN
3/32" = 1'-0"
PROPOSED THIRD FLOOR PLAN1
N
KING10
DOUBLE QUEEN 27
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Issued for:

Sheet
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2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
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MM
12170205

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04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

STORAGE
STAIR # 2
ELECT.

K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
T
J
K
TV
T
J
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
T.V. EQUIP. ELEV.#1
ELEV.#2
MAID

STORAGE

SERVICE
ELEV.

TV
J
T
Q
Q
K
TV
J
T
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
VEND.

TV
J
T
Q
Q
DOUBLE
QUEEN
X02
DOUBLE
QUEEN
X04
DOUBLE
QUEEN
X06
DOUBLE
QUEEN
X08
DOUBLE
QUEEN
X10
DOUBLE
QUEEN
X12
DOUBLE
QUEEN
X18
DOUBLE
QUEEN
X20
DOUBLE
QUEEN
X22
DOUBLE
QUEEN
X26
DOUBLE
QUEEN
X32
DOUBLE
QUEEN
X34
DOUBLE
QUEEN
X36

STANDARD
KING
X14

STANDARD
KING
X16

STANDARD
KING
X30

STANDARD
KING
X38
DOUBLE
QUEEN
X24
DOUBLE
QUEEN
X07
DOUBLE
QUEEN
X09
DOUBLE
QUEEN
X11
DOUBLE
QUEEN
X13
DOUBLE
QUEEN
X17
DOUBLE
QUEEN
X19
DOUBLE
QUEEN
X23
DOUBLE
QUEEN
X29
DOUBLE
QUEEN
X31
DOUBLE
QUEEN
X33

STANDARD
KING
X35
DOUBLE
QUEEN
X37

STANDARD
KING
X27
X25
KING
X25

ACCESSIBLE
KING
X21

STANDARD
KING
X15

STANDARD
KING
X05

ACCESSIBLE
QUEEN
X03

ACCESSIBLE
QUEEN
X01
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
T
J
Q
Q
TV
J
T
Q
Q
A-2.3

PROPOSED FOURTH

FLOOR PLAN
3/32" = 1'-0"
PROPOSED FOURTH FLOOR PLAN1
N
KING10
DOUBLE QUEEN 27
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

277'-2"
65'-5"

STAIRCASE

STAIRCASE
5'-0"HIGH-PARAPET-TYP.

ELEVATOR
WHITE POLYCARBONATE PANELS:
2 FOOT WIDE BY FULL LENGTH PANELS

W/ BATTENS (FROM THE SAME MATERIAL)
AT EACH SEAM; BASIS OF DESIGN IS
"PENTAGLASS" BY CPI INTERNATIONAL
NOTE:

PROVIDE ROOF

BALLAST IN THIS
AREA

SCUPPER WITH

CONDUCTOR

DRAIN OVER

STAIRCASE TO

ROOF BELOW

EMERGENCY
DRAIN TYP.

SCUPPER WITH

CONDUCTOR

DRAIN OVER

ELEVATOR TO

ROOF BELOW SCUPPER WITH

CONDUCTOR

DRAIN OVER

ELEVATOR TO

ROOF BELOW

MECHANICAL
UNITS TYP.

SCUPPER WITH

CONDUCTOR

DRAIN OVER

STAIRCASE TO

ROOF BELOW

EPDM ON SLOPED INSULATION
(AVG. R VALUE = 30, MIN. R VALUE = 10)

WITH HIGH DENSITY POLYISO-
CYANURATE COVER BOARD: 1
4" HIGH

DENSITY POLYISOCYANURATE TECH-

NOLOGY BONDED IN-LINE TO

MINERAL-SURFACED, FIBER GLASS

REINFORCED FACERS WITH GREATER
THAN 125 LBS OF COMPRESSIVE STRENGTH
NOTE:

PROVIDE ROOF PROTECTION

AT WALKWAYS AND AROUND

EQUIPMENT

KITCHEN EXHAUST
A-2.4

PROPOSED ROOF PLAN
3/32" = 1'-0"
PROPOSED ROOF PLAN1
N
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

MATERIAL CHANGE WITH GROOVES
3664
PROPOSED MATERIALSDRYVIT 101 SUPER WHITE/ EXTRAWHITE SW 7006ANTIQUE WHITE SW 6119STONE BASE - ELDORADO/STACKEDSTONE/DAYBREAKSTONE BASE - ELDORADO/CUTCOARSE STONE/OYSTER SERENGETI GRASS SW 9116

ASIMM/JS/CP/RM
12170205AS NOTED

10.17.2023PLANNING APPROVAL
A-3.0

NEW PROPOSEDELEVATIONS
3/32" = 1'-0"NEW PROPOSED FRONT (NORTH-EAST) ELEVATION1 3/32" = 1'-0"NEW PROPOSED SIDE (SOUTH-EAST) ELEVATION2
3664
3/32" = 1'-0"NEW PROPOSED SIDE (NORTH-WEST) ELEVATION2 ASIMM/JS/CP/RM 12170205AS NOTED

10.17.2023PLANNING APPROVAL
A-3.1

NEW PROPOSEDELEVATIONS
3/32" = 1'-0"NEW PROPOSED BACK (SOUTH-WEST) ELEVATION1
1/4 = 1'-0"NEW PROPOSED POOL ENCLOSURE ELEVATION3

VTAC UNIT
HIG-205
HIG-302
HIG-403
HIG-203
HIG-303
K
TV
J
T
HIG-401
HIG-501
HIG-403
HIG-208
B
A
D
C4
A401
B
A
D
C3
A401
CPT01
B01
HIG-203
5 A401
HIG-601
WC01
A
7'-2"
7'-9"CENTER OF HEADBOARD
HIG-201
HIG-801
HIG-801

INSTALL SCONCE

DIRECTLY TO
HEADBOARD;RUN

CORD THROUGH

GROMMET
HIG-210

OPTIONAL

C-TABLE
HIG-502
HIG-211
HIG-213
3A
A501
HIG-803
HIG-305
HIG-405
HIG-802
VF01
B01
VF02
B01
B

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
HIG-308
2 A501

THRESHOLD

AS SPECIFIED
OR
VF03
B01
VF01
B01
VF02
B01
OR
VF03
B01
T01
B03.2
CPT01
B01
HIG-206
1 A501

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
NOTE:

SEE 5/A501 FOR

ELEVATION WITH

DRAPERY OPTION
KING STD BATHROOM: SHOWER, NARROW MIRROR
HIG-112
HIG-1154'-0"
1'-0"
5'-6"
4"
HIG-117
HIG-118
4'-10"
4'-6"
CL
HIG-116
PT02
PT03
EQ
1'-5"
PT01
+ 8'-0" AFF
+ 9'-0" AFF
+ 8'-0" AFF
EQ

DOWNLIGHT

RELOCATE

DOWNLIGHT
4'-6"
3'-0"
11 3/4"
1'-8"
6"
2'-10"
3'-10"

OPTIONAL
DATA
HIG-406
HIG-102
HIG-218

CENTER ON
VANITY
4'-8 1/2"
CL
CL
HIG-113
HIG-105
HIG-114
HIG-101
1'-0"

OPTIONAL

ARTWORK
HIG-801
4'-0"
HIG-111
6'-10"
3'-6"
1'-9"
3B
A501
VF01
B01
VF02
B01

START TILE PATTERN
HERE WITH VF01,

FULL TILE FULL

PATTERN
REPEAT
T01
B03.2
1B
A501
3D
A501

START TILE

PATTERN HERE

WITH A FULL TILE
ORVF03
B01
3'-10"
1'-9"
A-4.0
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION

BGUESTROOM ELEVATION
GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
-STANDARD KING
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"

AGUESTROOM ELEVATION

CGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING PARTITIONS, DOORS, AND FRAMES. MATCH EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL WALL-MOUNTED CABINETS AND WALL-HUNG FURNITURE UNITS.

COORDINATE LOCATIONS AND BACKING SUPPORT MOUNTING HEIGHTS WITH CASEWORK SUBCONTRACTOR AND FURNITURE MANUFACTURER PRIOR TO CONSTRUCTION.

3. ALL POWER AND COMMUNICATION RECEPTACLES SHOWN ON PLAN ARE EXISTING BASED ON THE CURRENT PROTOTYPE, UNO. THE ARCHITECT OF RECORD SHALL UPDATE RECEPTACLE LOCATIONS BASED ON THE SPECIFIC PROPERTY AND COORDINATE AS REQUIRED.

4. REFER TO ELEVATIONS FOR SCONCE AND MIRROR MOUNTING HEIGHTS.

5. ALL MOUNTING HEIGHTS ARE FROM FINISH FLOOR TO CENTER OF PLATE, UNO.

6. ALL RECEPTACLES SHOWN IN ELEVATION ARE FOR CLARIFICATION AND COORDINATION WITH FF&E.

GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR EXPLANATION OF SYMBOLS USED ON FINISH DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN CONJUNCTION WITH THE SET OF CONSTRUCTION DRAWINGS AND WRITTEN SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR INSTALLATION, UNO.

4. PAINT WALLS PT01 UNO.

5. PAINT DOORS AND FRAMES TO MATCH ADJACENT WALL UNO.

6. PAINT GUESTROOM ENTRY DOOR FRAME PT05.DGUESTROOM ELEVATION

LVT TILE PATTERN BTILE PATTERNA
3 3
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2017PLANNING APPROVAL

TV
J
T
Q
Q
HIG-404
HIG-204
HIG-503
HIG-202
HIG-202
HIG-803
HIG-213
B
A C3
A404
CPT01
B01
VF01
B01
VF02
B01

VTAC UNIT
HIG-601
B
A
D
C4
A404
5 A404
WC01
A
B

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
2 A501
3A
A501
5'-6" CENTER OF HEADBOARD
6'-6"
4'-0" CENTER OF HEADBOARD
HIG-403
HIG-302
HIG-801
HIG-504
HIG-503
HIG-504
HIG-211
HIG-304
HIG-205
HIG-801
HIG-801
HIG-308
OR

THRESHOLD

AS SPECIFIED
VF03
B01
VF01
B01
VF02
B01
OR
VF03
B01
T01
B03.2
CPT01
B01

OPTIONAL

ARTWORK
HIG-208
HIG-206
1 A501

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
NOTE:

SEE 5/A501 FOR

ELEVATION WITH

DRAPERY OPTION
PTAC
HIG-117
HIG-1063'-0"
HIG-104
1'-0"
HIG-118
5'-6"
4'-10"
4'-6"
HIG-116
CL
PT02
PT03
1'-3"
PT01
+ 8'-0" AFF
+ 8'-0" AFF
+ 9'-0" AFF
EQEQ

DOWNLIGHT

RELOCATE

DOWNLIGHT
1'-8"
4'-6"
2'-10"
4'-0" NO ART
4'-8"
3'-11"
3" 3"
2'-10"

OPTIONAL
DATA
1'-0"
1'-0"
HIG-406
HIG-102
HIG-218

CENTER ON
VANITY
4'-8 1/2"
CL
CL
HIG-109
HIG-107
HIG-1083'-6"
HIG-101
1'-9"
4'-0"

OPTIONAL

ARTWORK
HIG-801
HIG-105
HIG-103
3'-0"
6'-8"
6'-10"
HIG-114
HIG-104
CL
T01
B03.2
1B
A501
3D
A501

START TILE PATTERN

HERE WITH A FULL
TILE
Xref Z:\11221.00 IHG H4\Drawings\XRefs\Plans\214116-FP-KQS.dwg

START TILE PATTERN
HERE WITH VF01,

FULL TILE FULL

PATTERN
REPEAT
3B
A501
VF01
B01
VF02
B01
ORVF03
B01
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION

BGUESTROOM ELEVATION
GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
-QUEEN/QUEEN
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"

AGUESTROOM ELEVATION

CGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING PARTITIONS, DOORS, AND FRAMES. MATCH EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL WALL-MOUNTED CABINETS AND WALL-HUNG FURNITURE UNITS.

COORDINATE LOCATIONS AND BACKING SUPPORT MOUNTING HEIGHTS WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO CONSTRUCTION

3. ALL POWER AND COMMUNICATION RECEPTACLES SHOWN ON PLAN ARE EXISTING BASED ON THE CURRENT PROTOTYPE, UNO. THE ARCHITECT OF RECORD SHALL UPDATE RECEPTACLE LOCATIONS BASED ON THE SPECIFIC

PROPERTY AND COORDINATE AS REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION ARE FOR CLARIFICATION AND COORDINATION WITH FF&E GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR EXPLANATION OF SYMBOLS USED ON FINISH DRAWINGS

2. THE FINISH PLAN SHOULD BE USED IN CONJUNCTION WITH THE SET OF CONSTRUCTION DRAWINGS AND

WRITTEN SPECIFICATIONS

3. ALL FLOORING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR

INSTALLATION, UNO

4. PAINT WALLS PT01 UNO

5. PAINT DOORS AND FRAMES TO MATCH ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR FRAME PT05
A-4.1

LVT TILE PATTERN BTILE PATTERNA
1 2
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

TV
T
J
K
18'-9"
B
A
D
C4
A409

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
1 A501
A
B
C
6'-6"
36" MIN
30"X48"
10'-2"
15'-2"

VTAC UNIT
HIG-205
HIG-302
HIG-403
HIG-203
HIG-303
HIG-401
HIG-501
HIG-403
HIG-203
5 A401
HIG-602
WC01
HIG-201
HIG-801

INSTALL SCONCE

DIRECTLY TO
HEADBOARD;RUN

CORD THROUGH

GROMMET
HIG-210

OPTIONAL

C-TABLE
HIG-505
HIG-211
HIG-216
3A
A501
HIG-803
HIG-305
HIG-405
HIG-803
VF01
B01
VF02
B01
HIG-308
2 A501

THRESHOLD

AS SPECIFIED
7'-2 3/4" CENTER OF HEADBOARD
VF01
B01
VF02
B01
17" CLR
18" CLR
18" CLR
A
B C3
A409
CPT01
B01
OR
VF03
B01
T01
B03.2
OR
VF03
B01
CPT01
B01
HIG-206
HIG-208
HIG-109
HIG-121
4"
8" - 10"
33" - 36"
48" MAX
24" MIN
8"
EQ EQ
HIG-12233" - 36"
12" MIN
16" - 18"

INSULATE EXPOSED

PLUMBING PIPES, TYP
CL

CENTER ON
VANITY
3'-4"
HIG-406.2
HIG-102
HIG-219.1

DOWNLIGHT
PT02
PT03
EQ EQ
1'-4"

RELOCATE

DOWNLIGHT
PT01
+ 8'-0" AFF
+ 8'-0" AFF
+ 9'-0" AFF
1'-8"
3'-9"
3"
4'-1"
6"
2'-10"
2'-6"
2'-10"
27" CLR
3'-6"
3'-3"
3'-6"

DOOR NOT SHOWN

IN ELEVATION FOR

CLARITY

OPTIONAL
DATA
2'-1"
34" MAX
8"8"
9"
6" 11"-25"
27" MIN
4'-2"
3'-6"

OPTIONAL

ARTWORK
HIG-801
1'-2" 12" MAX
3'-6"
HIG-105
HIG-103
HIG-121
HIG-124
HIG-127
24" MAX
8" - 10"
33"-36"
17" - 19"
HIG-104
HIG-117
HIG-120
HIG-104
6'-9"
2'-9 1/2"
3" 3"
HIG-108
HIG-107
3"
SHELF
DEPTH
12" MIN
1'-6"
1'-6"3'-4"
HIG-119
1'-6"3'-10"
34" MAX
HIG-101
7"- 9"
39"- 41"
12"
17"-19"
33" - 36"
39" - 41"
60" MIN CLR
42"
8"8"
9"
6"11"-25"
27" MIN
HIG-123
HIG-109
HIG-118
27" MIN

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE

START TILE PATTERN
HERE WITH VF01,

FULL TILE
T01
B03.2

START TILE PATTERN

HERE WITH A FULL TILE
3D
A501

START TILE PATTERN
HERE WITH VF01,

FULL TILE
1B
A501
3B
A501 VF01
B01
VF02
B01
OR VF03
B01
FULL

PATTERN
REPEAT
A-4.2
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
- ADA KING

CGUESTROOM ELEVATION

BGUESTROOM ELEVATION

AGUESTROOM ELEVATION
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING
PARTITIONS, DOORS, AND FRAMES. MATCH

EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL

WALL-MOUNTED CABINETS AND WALL-HUNG
FURNITURE UNITS. COORDINATE LOCATIONS

AND BACKING SUPPORT MOUNTING HEIGHTS

WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO
CONSTRUCTION.

3. ALL POWER AND COMMUNICATION

RECEPTACLES SHOWN ON PLAN ARE EXISTING
BASED ON THE CURRENT PROTOTYPE, UNO.

THE ARCHITECT OF RECORD SHALL UPDATE

RECEPTACLE LOCATIONS BASED ON THE

SPECIFIC PROPERTY AND COORDINATE AS

REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND

MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH

FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION

ARE FOR CLARIFICATION AND COORDINATION

WITH FF&E
GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR

EXPLANATION OF SYMBOLS USED ON FINISH
DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN

CONJUNCTION WITH THE SET OF

CONSTRUCTION DRAWINGS AND WRITTEN
SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN

ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS FOR INSTALLATION,
UNO.

4. PAINT WALLS PT01 UNO

5. PAINT DOORS AND FRAMES TO MATCH

ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR
FRAME PT05

LVT TILE PATTERN BTILE PATTERNA
2 Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

VTAC UNIT
A
B C3
A412
CPT01
B01
TV
T
J
Q
Q
18" MIN
VF01
B01
18" MIN
VF02
B01
HIG-601
36" MIN

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
3A
A501
1 A501
A
B
C
B
A
D
C4
A412
6'-4"
HIG-304
30"X48" CLR
21'-1"10'-2"
14'-9"
HIG-404
HIG-204
HIG-503
HIG-202
HIG-202
HIG-803
HIG-216
VF01
B01
VF02
B01
5 A404
WC-01
2 A501

THRESHOLD

AS SPECIFIED
5'-6" CENTER OF HEADBOARD7'-1" CENTER OF HEADBOARD
HIG-403
HIG-302
HIG-801
HIG-506
HIG-503
HIG-506
HIG-211
HIG-205
HIG-801
HIG-801
HIG-308
OR
17" CLR
T01
B03.2
VF03
B01
OR
VF03
B01
CPT01
B01
HIG-206
HIG-208
HIG-109
HIG-121
4"
8" - 10"
33" - 36"
48" MAX
24" MIN
8"
HIG-12233" - 36"
12" MIN
16" - 18"

INSULATE EXPOSED

PLUMBING PIPES, TYP
CL

CENTER ON
VANITY
3'-4"
HIG-406.2
HIG-102
HIG-219.1
PT03
EQ EQ
1'-4"

RELOCATE

DOWNLIGHT
PT02
PT01
+ 8'-0" AFF
+ 9'-0" AFF
+ 8'-0" AFF

DOWNLIGHT
1'-8"
4'-6"
2'-10"
4'-0" NO ART3'-10"
4'-8"
3'-11"
ALIGN
3" 3"
2'-10"
2'-6"
2'-10"
27" CLR
3'-6"
2'-1"
3'-3"

DOOR NOT SHOWN

IN ELEVATION FOR

CLARITY
3'-6"

OPTIONAL
DATA

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
34" MAX
8"8"
9"
6" 11"-25"
27" MIN
4'-2"
3'-6"

OPTIONAL

ARTWORK
HIG-801
3'-6"
HIG-105
HIG-103
HIG-121
HIG-124
HIG-127
8" - 10"
33"-36"
17" - 19"
HIG-104
HIG-117
HIG-120
HIG-104
6'-9"
2'-9 1/2"
HIG-108
HIG-107
3"
SHELF
DEPTH
12" MIN
1'-6"3'-4"
HIG-119
1'-6"3'-10"
34" MAX
HIG-101
7"- 9"
39"- 41"
12"
17"-19"
33" - 36"
39" - 41"
60" MIN CLR
42"
8"8"
9"
6"11"-25"
27" MIN
HIG-123
HIG-109
HIG-118
27" MIN START TILE PATTERN
HERE WITH VF01,

FULL TILE

START TILE PATTERN

HERE WITH A FULL TILE

START TILE PATTERN
HERE WITH VF01,

FULL TILE
1B
A501
T01
B03.2
3D
A501
3B
A501 VF01
B01
VF02
B01
OR VF03
B01
FULL

PATTERN
REPEAT
A-4.3
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM -

ADA QUEEN/QUEEN

CGUESTROOM ELEVATION

BGUESTROOM ELEVATION

AGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING
PARTITIONS, DOORS, AND FRAMES. MATCH

EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL

WALL-MOUNTED CABINETS AND WALL-HUNG
FURNITURE UNITS. COORDINATE LOCATIONS

AND BACKING SUPPORT MOUNTING HEIGHTS

WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO
CONSTRUCTION.

3. ALL POWER AND COMMUNICATION

RECEPTACLES SHOWN ON PLAN ARE EXISTING
BASED ON THE CURRENT PROTOTYPE, UNO.

THE ARCHITECT OF RECORD SHALL UPDATE

RECEPTACLE LOCATIONS BASED ON THE

SPECIFIC PROPERTY AND COORDINATE AS

REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND

MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH

FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION

ARE FOR CLARIFICATION AND COORDINATION

WITH FF&E
GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR

EXPLANATION OF SYMBOLS USED ON FINISH
DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN

CONJUNCTION WITH THE SET OF

CONSTRUCTION DRAWINGS AND WRITTEN
SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN

ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS FOR INSTALLATION,
UNO.

4. PAINT WALLS PT-01 UNO

5. PAINT DOORS AND FRAMES TO MATCH

ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR
FRAME PT05

LVT TILE PATTERN BTILE PATTERNA
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"
3 Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

C IYER & ASSOCIATES2023
FAX 415 362-8158
415 362-4937 (IYER)
SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200

IYER & ASSOCIATES
Architecture Interiors Planning
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834
WEB: www.iyerarch.com
EMAIL: [email protected]

C IYER & ASSOCIATES2023
FAX 415 362-8158
415 362-4937 (IYER)
SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200

IYER & ASSOCIATES
Architecture Interiors Planning
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834
WEB: www.iyerarch.com
EMAIL: [email protected]

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits

EXHIBIT C

SPECIAL CONDITIONS

I. PURPOSE AND INTENT

The definitions applicable to the body of the Agreement shall apply to this Exhibit C.

In order to achieve its objectives, and in order to obtain from each LANDOWNER and developer, all required contributions, fees, land transfers, agreements, and other mechanisms required to implement its terms, the NNCP provides that all rezoning and development shall occur through the planned unit development process. Development agreements should be entered into with LANDOWNERS whenever feasible under the circumstances.

Under no circumstances can development of the Property proceed without satisfaction of the conditions specified in this exhibit. These Special Conditions shall constitute binding and legally enforceable obligations of LANDOWNER and its successors and assigns, and binding and legally enforceable requirements and conditions for the development of the Property, in addition to other obligations, requirements and conditions imposed during the rezoning, special permit, subdivision map and other land use entitlement processes.

II. LANDOWNERS’ OBLIGATIONS

A. Mitigation Monitoring; Habitat Conservation Plan.

1. Mitigation Monitoring. When required in order to obtain entitlements, LANDOWNER shall execute a mitigation monitoring agreement, and such other agreements as may be necessary in CITY’s judgment in order to implement any mitigation measure relating to the NNCP and any mitigation monitoring plans applicable to the Property, and shall fully cooperate with CITY in implementing any mitigation monitoring plan adopted as part of the approval process for development of the Property.

2. Habitat Conservation Plan.

a. In the event that a Habitat Conservation Plan has been adopted by CITY, LANDOWNER shall be obligated to undertake and exercise one of the following options:

(i) participate in that Plan by payment of the fees applicable to LANDOWNER and/or the Property or provide required proportionate land dedications, at the time specified in the Plan for payment of fees or dedication of required proportionate lands; or
North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits
(ii) obtain and present to CITY a duly issued, executed and effective incidental take permit issued by federal and state agencies charged with implementation of the provisions of federal and state Endangered Species Acts, which would allow development of the Property; or (iii) obta
in and present to CITY a duly issued, executed, and effective form of document from said federal and state agencies that development of the Property may proceed without the need for an incidental take permit; or
(iv) pa
rticipate in such other plan or program which has been approved by said federal and state agencies; or
(v) tak
e any other action required by CITY in its sole discretion, relating to satisfaction of all applicable laws, including but not limited to CEQA and the federal and state Endangered Species Acts, where none of the provisions of subsections (i), (ii), (iii) or (iv) are applicable. b. The Natomas Basin Habitat Conservation Plan Fee is payable by Landowner at the time of and as a condition of issuance of a grading or building permit. The fee is, at the time of execution of this Agreement, the sum of $46,009 per acre of the Property subject to the grading or building permit. In addition to the payment of that sum, Landowner shall be subject to the provisions of any “catch-up fee” ordinance, resolution, rule or regulation in effect at the time of issuance of the grading or building permit. The requirement specified in this subsection 2b shall be included in each entitlement issued with respect to the Property. Landowner understands and agrees that the provisions of Government Code sections 66000 through 66025, as those sections are amended, renumbered or reconstituted, shall not apply to the fees covered by this subsection 2b.

B. Agr
eements with Other Agencies. As required by CITY, LANDOWNER shall enter into agreements with other affected agencies, including but not limited to:

1. Appro
priate sanitation districts, including but not limited to Sacramento County Regional Sanitation District, for provision of facilities, payment of fees and charges, and payment (if applicable) of any proportionate share of penalties imposed by the Environmental Protection Agency; and

2. Rec
lamation District 1000, if in CITY’s sole and exclusive discretion and judgment such an agreement is in fact required, or any other agreement which is required in CITY’s sole and exclusive discretion and judgment for the implementation of Interim Drainage or the Drainage Plan.

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits
C. Drainage Sub-basin Agreement. LANDOWNER shall enter into an agreement with each of the other landowners within the Drainage Sub-basin within which the Property lies, which provides the manner in which the Infrastructure required for development of all of the lands within said Drainage Sub-basin shall be constructed and financed. As an alternative form of compliance with this provision, LANDOWNER may enter into an agreement with CITY, satisfactory to the City Attorney, which provides that LANDOWNER shall finance all costs associated with the Infrastructure required for development of all of the undeveloped lands within said Drainage Sub-basin. Any such agreement shall additionally provide for reimbursement in accordance with the terms of this Agreement, and the North Natomas Finance Plan, for LANDOWNER’s payment of Infrastructure costs in excess of or beyond those required for development of the Property, as that term is defined in Section 8 of this Agreement. As a further alternative, CITY may impose a Drainage Sub- basin assessment district for purposes of financing the required Infrastructure. The provisions of subsection 6D of this Agreement shall apply in such a case.

D. Inclusionary Housing Requirements. CITY has enacted a mixed income housing policy (“Policy”), as set forth in title 17, chapter 17.190 of the Sacramento City Code. If and to the extent that the Property is subject to the Policy, certain project entitlements for the Property will contain conditions which implement the Policy, including but not limited to conditions requiring an inclusionary housing plan (“IHP”) and an inclusionary housing agreement (“IHA”). The IHP for the property, where the Policy is applicable, is attached to this Exhibit C as Exhibit C-1, and incorporated herein by this reference. The requirements specified in the IHP shall be implemented by LANDOWNER, and LANDOWNER shall execute the required IHP.

III. CONDITIONS OF DEVELOPMENT; SPECIAL FINDINGS REQUIRED

A. In addition to other findings and conditions as may be deemed applicable, no special permit, subdivision map or other land use entitlement for the Property shall be approved unless the approving body either: (1) makes the following findings; or (2) expressly waives such findings, in whole or in part, as not applicable to the Property and stating the reasons therefor with such waiver and the reasons therefor appear in the record or document of approval. These findings are:

1. The approval of the proposed project is consistent with the policies, goals, standards and objectives of the NNCP and other relevant factors and circumstances, including but not limited to:

a. The adequacy of the required interim and permanent Infrastructure needed to support the project planned for the Property;

b. The extent of participation required of LANDOWNER under the North Natomas Finance Plan has been secured;

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits
c. The extent to which LANDOWNER has complied with the provisions of the NNLAP.

d. The extent to which LANDOWNER has complied with the provisions of the Policy.

2. The North Natomas Finance Plan has been adopted by the City Council.

3. All transfers of land, owned by or under the control of LANDOWNER, which are specified in the NNLAP as being necessary for public purposes, have been transferred to CITY or to the appropriate public agency. For this purpose, a transfer will be deemed to occur upon delivery to CITY of an Irrevocable Offer of Dedication in form and manner approved by the City Department of Public Works and the City Attorney. These dedications include, but are not limited to streets, utilities, drainage facilities and public transit.

4. LANDOWNER has, where applicable, demonstrated that the proposed project as designed meets or exceeds the jobs to housing ratio of the NNCP, either actually or through the medium of the Housing Trust Fund, or through assisting housing starts in North Sacramento, or a combination thereof.

5. LANDOWNER has entered into all agreements required pursuant to sections IIA, IIB, and II.C above.

6. Appropriate environmental review of the proposed project has been completed, and any suggested mitigation measures resulting therefrom have been included in the approval of the project to the extent feasible.

B. In the event that any of the special findings required herein cannot be made and are not waived, approval may nevertheless be given to the proposed project if all of the following conditions can be satisfied with respect to each such special finding not made:

1. Practicable and feasible requirements or mitigation measures can be imposed upon the project, the implementation of which would allow such special finding to be made;

2. The applicant has agreed to be bound (through written agreement satisfactory to the City Attorney) by and to implement such requirements or mitigation measures, and has posted such security for compliance therewith as may be required by the City Manager; and

3. It is in the public interest and consistent with the policies, goals, standards and objectives of the Community Plan for the project to be approved with such requirements and mitigation measures.

North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits

EXHIBIT D
A

SSIGNMENT AND ASSUMPTION AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (herein “this Agreement”) is entered into this ____ day of ___________, 20[ ], by and between _________________ (herein “LANDOWNER”) and _________________ (herein “ASSIGNEE”).

RE
CITALS
A. LANDOWNER has entered into a Development Agreement (herein “the Development Agreement”) dated __________________, with the City of Sacramento, pursuant to which LANDOWNER agreed to develop cert ain property more particularly described in the Development Agreement (herein “the Property”) in the North Natomas Community Plan Area subject to certain conditions and obligations set forth in the Development Agreement.

B. LANDOWNER has assigned its interests under the De velopment Agreement to ASSIGNEE under a written agreement dated __________________, as to that portion of the Property identified and incorporated herein by this reference (herein the “Assigned Parcel(s)”).

C. ASSIGNEE desires to assume all of LANDOWNER’s rights and obligations and other terms and conditions under the Development Agreement wit h respect to the Assigned Parcel(s).

A

GREEMENTS
N
OW, THEREFORE, LANDOWNER AND ASSIGNEE HEREBY AGREE AS FOLLOWS:

1. A
SSIGNEE hereby assumes all of the burdens and obligations of LANDOWNER under the Development Agreement, and agrees to observe and fully perform all of the duties and obligations of LANDOWNER under the Development Agreement, and to be subject to all of the terms and conditions thereof, with respect to the Assigned Parcel(s), it being the express intention of both LANDOWNER and ASSIGNEE that, upon the execution of this Agreement, ASSIGNEE shall become substituted for LANDOWNER as the “LANDOWNER” under the Development Agreement with respect to the Assigned Parcel(s).

2. A
SSIGNEE understands and agrees that this Agreement is subject to section 4 of the Development Agreement. Section 4 reads as follows:

A
ssignment. LANDOWNER shall have the right to sell, assign, or transfer its interests under this Agreement as part of a contemporaneous and related sale, assignment or transfer of its interests in the Property, or any portion thereof, without the consent of CITY; provided, however, that LANDOWNER shall notify CITY of such sale, assignment or transfer by providing written notice thereof to CITY in the manner provided in this Agreement. LANDOWNER shall remain North Natomas Development Agreement
Form Revised 10/03/17 JCH&JPC Exhibits
obligated to perform all terms and conditions of this Agreement, unless such purchaser, assignee or transferee, to the satisfaction of and in a form acceptable to the City Attorney, executes and delivers to CITY an express agreement to assume all of the obligations and other terms and conditions of this Agreement with respect to the Property or such portion thereof sold, assigned or transferred. The execution of such an assumption agreement shall relieve LANDOWNER of the obligations expressly assumed only if (a) LANDOWNER is not in default under this Agreement at the time of the assignment or transfer; and (b) LANDOWNER has provided CITY with notice of said assignment or transfer in the manner provided hereunder. Any such assumption agreement with respect to LANDOWNER’s obligations under this Agreement shall be deemed to be to the satisfaction of the City Attorney if executed in the form of the Assignment and Assumption Agreement attached hereto as Exhibit “D” and incorporated herein by this reference, or such other form as shall be proposed by LANDOWNER and approved by the City Attorney prior to the effective date of the assignment.

An
y purchaser, assignee, or transferee shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, only with respect to the Property, or such portion thereof, sold, assigned, or transferred to it. Any such purchaser, assignee, or transferee shall observe and fully perform all of the duties and obligations of LANDOWNER under this Agreement, as such duties and obligations pertain to the portion of the Property sold, assigned, or transferred.

4. A
t the request of the City, ASSIGNEE agrees to enter into a separate development agreement with respect to the Assigned Parcel(s).

5. A
ll of the covenants, terms and conditions set forth herein shall be binding upon and shall inure to the benefit of the parties hereto and to their respective heirs, successors and assigns.

6. ASSI
GNEE agrees that it has read, and has sought and received all required legal and other expert consultation with regard to the Development Agreement, and fully understands all of its terms and conditions. ASSIGNEE further agrees that: (i) LANDOWNER has furnished ASSIGNEE with a copy of the North Natomas Community Plan, the Comprehensive Drainage Plan, the North Natomas Finance Plan, the RD-1000 Agreement (where applicable), the Habitat Conservation Plan, and all other documents and materials containing or relating to terms and conditions of development in the NNCP area; (ii) ASSIGNEE has read and understands all of the terms and conditions of said documents and materials; and (iii) with such knowledge and understanding, which includes the nature and extent of the fees, taxes, assessments and other financial mechanisms and obligations inherent in such documents and materials, nevertheless has voluntarily, freely and knowingly assumed and agreed to perform all of obligations and requirements, and be bound by all of the provisions of such documents and materials.

North Natomas Development Agreement
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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date and year first above written.

By: ______________________________
“ASSIGNEE”

North Natomas Development Agreement Exhibits
form revised 12/20/02 (jpc revision)

EXHIBIT E

NORTH NATOMAS LAND

ACQUISITION PROGRAM
(NNLAP)

ATTACHED:

EXHIBIT E-1
Excerpt from the Final North Natomas Development Impact Fee Nexus Study and Financing Plan 2017 Update (adopted by Resolution No. 2018-0058 on February 6, 2018). The excerpt consists of pages 62 through 74 from Part 6, which is titled “North Natomas Land Acquisition Fees”; and Appendix F, titled “Land Acquisition Program Support Tables,” consisting of pages F-1 through F-6.

EXHIBIT E-2
Excerpt from the North Natomas Final Nexus Study and Financing Plan 2008 Update (approved by Resolution No. 2009-341 on May 26, 2009). The excerpt consists of pages 6-1 through 6-7 and 6-9 through 6-14 from Part 6, which is titled “North Natomas Land Acquisition Fees”; and Appendix E, titled “Land Acquisition Program Support Tables,” consisting of pages E-1 through E-5.

EXHIBIT E-3
Excerpt from the Hearing Report for the NNLAP 2005 Update dated May 9, 2009. The excerpt consists of the
following 11 pages from Part I, which is titled “North Natomas Public Facilities Land Acquisition Fee”:

Title
Page, Table of Contents, List of Maps and Tables, Pages I-3 and I-4, Map of LAP Reimbursement Areas (rev.

August 2002), Page I-6, Table 2, Table 3, Page I-9, Table 4.

EXHIBIT E-4
Excerpt from the North Natomas Nexus Study 2002 Update dated August 7, 2002. The excerpt consists of the following 12 pages from Part I, which is titled “North Natomas Land Acquisition Fees”:

Pages VI-1 and VI-2, Map of LAP Reimbursement Areas (rev. August 2002), Pages VI-5 through VI-13.

EXHIBIT E-5
Excerpt from the North Natomas Financing Plan 1999 Update (dated August 17, 1999). The excerpt consists of the following 15 pages from the section titled “Public Land Acquired Through the NNLAP”:

Page V-3, Pages V-5 through V-17, Page V-19.

North Natomas Development Agreement
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1 EXHIBIT F

Protest Waiver Provisions Agreed to by LANDOWNER

LANDOWNER understands and agrees that financing of the Infrastructure, public improvements and facilities (including the land covered by the NNLAP) and other programs required under the NNCP will be accomplished through a variety of financing mechanisms, including but not limited to a combination of special assessment districts, tax districts (such as Mello-Roos Community Facilities Districts) and developer fees, all of which mechanisms are designed to spread the cost of those items in accordance with benefit and other methodologies. LANDOWNER further understands and agrees that an important component of this Agreement is LANDOWNER’s advance consent to the formation of, or implementation of any such district or imposition of any such fee, and LANDOWNER’s agreement not to protest or contest such formation, implementation or fee imposition.

Accordingly, LANDOWNER agrees for itself, its constituents, successors and assigns that it fully, finally and forever waives and relinquishes any right it may have to protest or contest the formation or implementation of any special assessment or tax district or any similar form of financing mechanism, or any combination thereof, together with any rights it may have to contest the imposition of any developer fee established or imposed pursuant to the North Natomas Finance Plan.

Nothing in this Agreement, however, shall prevent LANDOWNER from presenting CITY any information or opinions regarding any financing mechanism CITY may from time to time consider establishing or imposing, which information or opinions relate to the dollar amount of any fees, assessments, taxes or other charges imposed by CITY pursuant to the North Natomas Finance Plan, or which information or opinions relate to the question of consistency of the financing mechanism with the North Natomas Finance Plan. If a financing mechanism is proposed for adoption by CITY, which mechanism both: (i) directly and significantly conflicts with the language and the intent of the North Natomas Finance Plan, as amended; and (ii) directly and significantly conflicts with the North Natomas Nexus Study adopted by the City Council in connection with establishment of development fees for the North Natomas Finance Plan Area, LANDOWNER shall have the right to protest only the actual amount of the directly and significantly conflicting proposed fee, charge, special tax, or assessment proposed to be levied, charged, assessed or taxed against the Property by virtue of the proposed financing mechanism. Provided, however, that LANDOWNER’s said right to protest, together with any right to object, shall be waived unless LANDOWNER’s protest of objection is made at or before the time of the public hearing wherein the proposed financing mechanism, together with the fee, charge, special tax or assessment is established by the City Council. LANDOWNER’s right to judicial challenge of any such mechanism, and the fees, charges, assessments or special taxes imposed or to be imposed in connection therewith, shall be limited to review of the decision of the City Council establishing the said mechanism and the said fees, charges, assessments or special taxes; LANDOWNER shall not have the right, in connection with any land use entitlement proceeding with respect to the Property, to judicially challenge the financing mechanism or the fees, charges, assessments or special taxes as applied to the Property, and waives any statutory or common law right to pay such fees, charges, assessment or special taxes under protest. For purposes of this Agreement, “fees, charges, assessments or special taxes” shall include any monetary exaction or payment required to be paid by LANDOWNER by virtue of or relating to development of the Property.

North Natomas Development Agreement
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2 Without limiting the generality of the foregoing, LANDOWNER for itself, its constituents, successors and assignees specifically, as to the Property, agrees to the following which are adopted by the City Council pursuant to the North Natomas Finance Plan:

(1) Waives, and hereby grants advance consent to the formation and implementation of any and all special assessment districts, tax districts (such as Mello-Roos Community Facilities Districts), fee districts or other financing mechanisms of a similar nature recommended or established by CITY for the purpose of financing Infrastructure, public improvements and facilities (including land transfers as set forth in the NNLAP). Without limiting the generality of the foregoing, LANDOWNER specifically waives:

(i) the provisions of the Special Assessment Investigation, Limitation and Majority Protest Act of 1931 (division 4 of the Streets and Highways Code, beginning at section 2800), together with associated provisions of the California Constitution;

(ii) the provisions of any other statute designed to provide a protest or contest procedure in connection with formation and implementation of a district or similar financing mechanism; and

(iii) the provisions of any procedure embodied in the Sacramento City Code designed to provide a protest or contest procedure in connection with formation and implementation of a district or similar financing mechanism.

(2) Waives, and hereby grants advance consent to the formation and implementation of any and all special fees, exactions, development fees, assessments, taxes or other charges established by CITY for the purpose of financing Infrastructure, public improvements and facilities (including land transfers as set forth in the NNLAP). Without limiting the generality of the foregoing, LANDOWNER specifically waives:

(i) to the extent applicable, those statutory and constitutional provisions specified in paragraph (1) above; and
(ii) the provisions of Government Code section 66000 et seq. or any other provision of law providing a procedure for contest or protest of establishment or imposition of special fees, exactions, development fees, assessments, taxes or other charges of a similar nature.

(3) Agrees to:

(i) affirmatively petition CITY, where applicable, for the formation of all special districts and other financing mechanisms that have been or will be in the future selected or recommended by CITY in order to implement the North Natomas Finance Plan;

(ii) execute an irrevocable proxy or proxies when necessary (such as in the formation of, or imposition of taxes relative to, a Mello-Roos Community Facilities District)

North Natomas Development Agreement
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3 authorizing a representative designated by CITY, who will vote in favor of establishing the specific financing mechanism in question; and

(iii) execute immediately upon presentation any document which is required or convenient for the formation of the district or facilitation of the particular financing mechanism.

LANDOWNER agrees and specifically represents to CITY that it is fully aware of all of its legal rights relative to the waivers, advance consents and other agreements set forth herein, having been fully advised by its own independent attorneys. Having such knowledge and understanding of its rights, LANDOWNER has nevertheless voluntarily entered into this Agreement, of which this Exhibit is a material part. LANDOWNER is aware that CITY is relying on the representations contained in this Exhibit in entering into this Agreement.

North Natomas Development Agreement
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EXHIBIT G

IRREVOCABLE OFFER OF DEDICATION FORM
Recorded for the benefit of the
City of Sacramento (exempt from
fees under Gov. Code, § 6103)
W
hen recorded return to–
D
evelopment Services Department
Attn: Jerry Lovato
300 Richards Blvd., 3rd Floor
Sacramento, CA 95811

IRREVOCABLE OFFER TO DEDICATE
The undersigned hereby certifies that we are the legal owners of, or are parties having an interest in, the hereinafter-described real property; and the undersigned, for themselves and their heirs, successors, and assigns, do hereby irrevocably offer to dedicate to the City of Sacramento, a municipal corporation, [in fee title] [an easement for public road and public utilities on, under, over, and across] the hereinafter- described real property located in the City of Sacramento, County of Sacramento, State of California, described as follows:

SEE EXHIBIT “A,” LEGAL DESCRIPTION, AND EXHIBIT “B,” PLAT, ATTACHED HERETO AND MADE A PART HEREOF.

Reserving, however, unto the undersigned and their heirs, successors, and assigns any and all present lawful uses of the above-described real property until such time as the City Engineer of the City of Sacramento gives written notice that the above-described real property will be improved for public purposes; and it is also hereby understood and agreed by the undersigned and their heirs, successors, and assigns that any improvements hereinafter placed by them in or upon the above-described real property shall be removed without cost or expense to the City of Sacramento. Until such notice is given by the City Engineer, the undersigned and their heirs, successors, and assigns agree to assume full responsibility or liability for any injury or damage to any person or property on the above-described real property or arising out of its use or occupancy by them. It is also hereby understood that all work to be done in or upon the above-described real property shall be done under permit and done in accordance with plans to be furnished by the principal and approved by the City Engineer of the City of Sacramento, and in accordance with the specifications of the City Engineer of the City of Sacramento.

The dedication offered hereunder shall be complete upon its acceptance by the City Engineer of the City of Sacramento.

Witness ______ hand this _______ day of ___________, 20[ ] By: _________________________ By: _________________________ (ATTACH NOTARY ACKNOWLEDGMENT)
North Natomas Development Agreement
Form Revised 10/03/17

JCH&JPC
Exhibits

EXHIBIT H

MAP AND CATEGORICAL LISTING

OF LAND AND INFRASTRUCTURE

SEE ATTACHED

RESOLUTION NO. 2024-
Adopted by the Sacramento City Council
May 7, 2024
Adopting Findings of Fact and Conditions of Approval to Approve the Holiday Inn – N Freeway Boulevard Project (P23-036) (APN: 225-2100-061-0000) Background
A. On March 28, 2024, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to “ approve” the Holiday Inn – N Freeway Boulevard Project.

B. On May 7, 2024, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).

Based on the facts set forth in the Background, the City Council resolves as follows:

Section 1. Based on the verbal and documentary evidence received at the hearing on the Holiday Inn – N Freeway Boulevard (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.

A. Site Plan and Design Review for the construction of a new four -story, 116-room hotel on 2.7 acres in the Shopping Center and Promenade at Natomas Planned Unit Development (SC-PUD) zone is approved based on the following findings:

1. 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 the project is consistent with the goals and policies of the general plan land use designation of Residential Mixed Use because it develops an underutilized property and improves bicycle and pedestrian connectivity within an existing regional shopping center . Lastly, the project is consistent with the North Natomas Community Plan vision to exemplify a culturally diverse, healthy, and friendly place to live, with safe neighborhoods, walkable and bikeable streets, vibrant and unique public spaces and attractions, and high-quality new development.

2. The design, layout, and physical characteristics of proposed development are consistent with applicable design guidelines and with all applicable development standards in that the proposal meets the development and design standards of the Promenade at Natomas Planned Unit Development Guidelines and is consistent with the design principles of the PUD for development along freeways by facing the building perpendicular to the

freeway. The building also utilizes enhanced design characteristics through tree planting and vegetation, building material variation between stone veneer and stucco, and building articulation by incorporating tower features and cornice treatment on the parapet.

3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards , in that the parking facilities, driveways, and adequate utility infrastructure will be provided.

4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood, in that the proposed project contains materials that are complementary to the visual appearance of other structures in the surrounding area.

5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged, in that the project will utilize existing road and utility networks, and exceeds the 50-percent tree shading requirement, which helps shade the buildings and heat absorbent surfaces such as asphalt, ultimately reducing the urban heat island effect, which translates to reduced energy consumption needed to condition of cool the interior of the building.

6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that adequate pedestrian and bike pathways and parking spaces will be provided. T he proposed use is compatible with surrounding office and commercial uses and specifically by not being adjacent to residential uses.

B. 200-Year Flood Protection Finding Consistent with State Law (SB 5) and Planning and Development Code Section 17.810:

1. The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood- protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood- hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Council on June 21,

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

Conditions of Approval
A. Site Plan and Design Review for the construction of a new four -story, 116-room hotel on 2.7 acres in the Shopping Center and Promenade at Natomas Planned Unit Development (SC-PUD) zone is approved based on the following findings:

Planning
A1. Development of the site shall be in compliance with the approved plans and these conditions of approval. Any modification(s) to the project shall be subject to review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits. This approval shall expire in three years from the approval date.

A2. The applicant shall obtain all necessary building and encroachment permits prior to the commencement of construction.

A3. The project is approved per final approved plans and these conditions of approval.

A4. The applicant shall comply with the originally approved Mitigation Monitoring Plans (P00-033) on file at the Planning Division.

A5. This project is within the Natomas Basin Habitat Conservation Plan area. The project applicant/developer shall complete the pre- construction surveys for potential special-status species not less than 30 days or more than 6 months prior to construction activities in accordance with the 2003 NBHCP. The preconstruction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy.

A6. All mechanical equipment shall be screened to prevent visibility from all street frontages.

A7. All signage is subject to a separate review and approval process.

A8. Building height, setbacks, and massing shall be consistent with the approved plans.

A9. All building elevations shall have a form and design consistent with the final approved plans.

A10. Landscaping shall be provided as indicated on the approved plans, including, ornamental trees, shrubs, and grass as shown on the landscape plan.

A11. Enhanced paving shall be provided as indicated on approved plans.

A12. All site perimeter ornamental fencing shall be constructed as indicated on the approved plans.

A13. Stone shall be provided on the facades as indicated on the approved plans.

A14. Dimensional trim and sill shall be provided at windows as indicated on the approved plans.

A15. Project lighting shall comply with all applicable Sacramento City Code lighting regulations. Fixtures shall be unobtrusive and complementary to the architectural design of the building. Obtrusive industrial wall pack and shoe box lighting are not permitted. Lighting shall be designed to not produce hazardous and annoying glare to motorists and building occupants, adjacent residents, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas.

A16. The project shall comply with the tree shading requirements for parking lots, prescribed in the Planning and Development Code section 17.612.040.

A17. Location and number of short- and long-term bicycle parking shall be provided as indicated on the approved plans. All bicycle parking facilities shall comply with the City’s Bike Rack Design & Placement Design Standards .

A18. Parking lot layout shall be consistent with approved plans; parking stalls and drive aisles shall comply with Title 17 development standards.

Public Works
A19. 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.

A20. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.

A21. Reciprocal access easements are required for shared use of the driveways w/ the adjacent parcel, if not already in place.

A22. The minimum throat distance for all site driveways shall be 50 -ft (throat distance is that distance a vehicle can move from the public right -of-way into a given site before encountering a conflict with parking stalls, aisles, etc).

A23. The site plan shall conform to the parking requirements set forth in the City Code 17.608.040 (Development standards for off -street parking facilities, Zoning Ordinance).

A24. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.

Department of Utilities

A25. Applicant shall participate in the North Natomas Fee District Finance Plan and pay all required fees.

A26. There is an existing City drainage main on the property along the existing concrete pathway. Per City Code 13.04.230, no permanent structure (including without limitation garages, patios, concrete slabs, tool shed and similar structures) shall be construct ed on top of water, sewer or drainage pipelines or anywhere within the associated utility easements, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.

A27. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study or water master plan for review and approval by the DOU. The water 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.

A28. 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.

A29. Common area landscaping shall have a separate street tap for a metered irrigation service.

A30. 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 10,600 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to an estimated 0.10 cfs/acre. The drainage study shall be consistent with the latest basin City Basin 62 drainage model f or the project area. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916- 808- 7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study m ay delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
A31. 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.

A32. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk. If the area is larger than 6,000 square feet, then an on- site surface drainage system is required and shall be connected to the street drainage system by means of a storm drai n service tap. All on- site systems shall be designed to the standard specified in the DOU onsite manual.

A33. 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.

A34. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm W ater Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.

A35. 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.

A36. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than one- acre of new or modified impervious area, therefore, Low Impact Development (LID) and certified full capture trash control devices will be required. The on- site storm water treatment control measures required may affect site design and site configuration and should be considered during early planning stages.

A37. A separate maintenance agreement may be required for both on-site treatment control measures and full capture control devices. Contact DOU for a list of accepted proprietary devices considered for treatment control and full capture trash control. Construction drawings must include all proposed source controls and on-site water quality measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures. A maintenance plan and guidelines will be required for all City owned and maintained basins.

Fire

A38. 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
A39. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.

A40. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all - weather driving capabilities. California Fire Code Section 503.2.3 A41. 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
A42. Provide appropriate Knox access for site. California Fire Code Section 506 A43. Provide standpipe hose valves at the intermediate landing levels of stairways as required by the Sacramento Fire Official.

A44. Emergency Responder Radio Coverage may be required. Testing shall be conducted by an authorized technician to verify compliance with section 510, California Fire Code. This test shall verify that the building will support the Sacramento City Fire Department Radio Communication System. This test shall be performed in accordance with California Fire Code section 510.4.1.

A45. Provide a Site Safety Plan in compliance with Section 3303 of the California Fire Code. The plan shall identify at minimum, the following safety precautions during demolition and construction:
a. Name and contact information of the Owner’s authorized agent (Site Safety Director) responsible for the development, implementation and maintenance of an approved written site safety plan.
b. Procedures for reporting emergencies.
c. Fire Department Access Routes.
d. Location of fire protection equipment, including type and size of fire extinguishers.
e. Smoking and cooking policies that include designated safe areas where smoking and cooking may occur with adequate signage in accordance with Section 3305.8
f. Location(s) and proper safety considerations for temporary heating and any associated equipment.
g. Hot Work Plan when any welding and/or cutting shall occur. h. Means of providing safeguards to minimize the risk of unwanted releases, fires or explosions involving hazardous materials, such as ignitable liquids/vapors or other combustible materials and ignition sources (cutting and welding, etc).
i. Designated smoking areas free of ignitable vapors and other combustible materials.

Solid Waste
A46. Project must meet the requirements outlined in City Code Chapter 13.24 and

17.616.

A47. The trash enclosure must have sufficient space to store bins for trash, recycling, and organics. Containers may be used with an increase in collection frequency as an alternative to bins. The proposed trash enclosure only shows one receptacle. A minimum of three receptacles will be required, one for each waste stream. Applicant shall ensure that the enclosure is designed to have sufficient space for all required receptacles and that the receptacles are sufficiently sized to dispose and divert of all material generated at the site.

A48. Applicant must provide a statement of how trash, recycling and organics will be organized and collected after project is complete, per City Code Chapter

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

A49. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the containers safely.

A50. This project may be required to submit a Construction and Demolition (C&D) Debris plan, as outlined on the City’s web site at
https://www.cityofsacramento.org/public-works/RSW/Collection- Services/Recycling/Construction-and-Demolition P lease contact the Solid Waste C&D team if you have any questions:

Phone: (916) 808-0965
Email: C&[email protected]
Sacramento City Code can be found online here:

Chapter 13.24
http://www.qcode.us/codes/sacramento/view.php?topic=13-13_24

Chapter 17.616
http://www.qcode.us/codes/sacramento/view.php?topic=17-vi-17_616

Urban Forestry

A51. General Tree Protection – Revise the plans to include the following Tree Preservation Measures in the General Notes, Grading Plans, Utility Plans, Demolition Plan, Landscape Plan and the offsite plans if the trees will be impacted by work proposed on each sheet. This does not replace any request for a Project Arborist’s tree protection plan.

A52. Required Tree Preservation Measures for City and Private Protected Trees a. This project shall contract with a Project Arborist experienced with tree protection and construction that is required to:
i. Attend the preconstruction meetings to approve of and inform contractors of all tree protection measures.
ii. Visit the site before and after demolition, grading and landscaping as well as at least twice each month during construction to ensure that tree protection measures are implemented and maintained.
iii. Be responsible for correcting any site conditions that may negatively impact the trees and revisit the site to ensure corrective action was properly implemented.
iv. The Project Arborist shall report in writing to Urban Forestry all violations and tree protection failures along with corrective action taken and expected outcomes.

b. All concrete sidewalks and driveways shall be retained throughout construction to protect the roots and soil from the impacts of construction activities:
i. Existing driveways shall be used as the sole access to the site. Where there are no existing driveways, access shall be limited to a one or two locations outside the dripline of protected trees that have protection from soil compaction with the use of one or more of the following: A 6-inch layer of hardwood chips covered by ¾-inch plywood or trench plates, geotextile fabric covered by a 6-inch layer of hardwood chips or an alternative that is approved by the City Arborist. c. Right-of-way planters and City trees shall be separated from the construction site with a six -foot high chain link fence that shall remain throughout the duration of the project to protect trees and to prevent construction traffic from compacting the soil in the planters. d. Construction trailers and port -a-potties shall be placed on existing hardscape or bridged over the tree protection zone or planter so as not to compact soil.
e. Any Regulated Work within the dripline or Tree Protection Zone of a regulated tree shall be separately permitted prior to the start of construction and supervised by a Certified Arborist. Submit a tree permit application and a tree protection plan created by a Certified Arborist to [email protected] and refer to the planning project number or off-site project number.
f. All excavation, grading, or trenching within the dripline of a protected tree for the purpose of utility installation, constructing foundations, footings, sidewalks, curbs, gutters, or any other reason shall employ one of the following methods: Hydro- excavation, pneumatic excavation, or hand digging and shall be directly supervised by a Certified Arborist.
g. There shall be no excavation deeper than the existing excavation for sidewalks within the dripline of protected trees.
h. There shall be no grade changes within the dripline of protected trees. All grade changes shall be accommodated onsite.
i. There shall be no soil compaction within the dripline of protected trees.
j. There shall be no non -native soil, non- organic matter or structural soil added to the right-of-way planter.

k. The following is a list of activities that require a tree permit if they are to occur or be used within the right-of-way planter and/or within the tree protection zone of protected trees: any regulated work as defined in SCC 12.56, excavation, grade changes, trenches, root or canopy pruning, or boring.
l. The following is a list of activities that are prohibited within the right- of-way planter and/or tree protection zone of protected trees:
pedestrian and equipment traffic that could compact the soil or physically damage roots, parking vehicles, equipment and/or port - a-potties, storing of soil, construction materials, petroleum products, water or building refuse, disposing of wash water, paint, cement, fuel or other potentially damaging liquids, and any other activities that may have negative impacts on the trees and soil.
m. All trees shall be watered regularly according to the recommendation of the Project Arborist.
n. The applicant shall be financially responsible for any damage to City trees associated with the project. Accidental or negligent actions that damage City trees may result in a penalty. The monetary value of any such damages will be appraised by the City Ur ban Forester or his authorized representative and shall be expressed as the monetary equivalent of all labor and materials required to bring the tree in question to a state of comparable utility with regards to its condition and function prior to the beginning of the project.

Police Department

Lighting:

A53. 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.

A54. Light poles, if applicable, shall be no higher than 20’.

A55. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

A56. 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.

A57. 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.

A58. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

A59. 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.

A60. Exterior lighting shall be shielded or otherwise designed to avoid spill -over illumination to adjacent streets and properties.

Landscaping:

A61. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping should 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.

A62. 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:

A63. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.

A64. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

A65. Manager with access to VASS storage shall be able to respond to any activation within two hours.

A66. 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.

A67. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

A68. 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.

A69. VASS shall be capable of storing no less than 30 days’ worth of activity.

A70. VASS shall provide comprehensive coverage of:
• areas of ingress and egress
• parking lots
• coverage of all four (4) exterior sides of the property • adjacent public rights of way
• all hotel entrances
• common areas
• hallways
• elevators
• pool and recreation areas
A71. 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.

A72. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures should be slatted to allow visual surveillance of the interior.

A73. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

A74. 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.

A75. Exterior benches shall be constructed so as to deter skateboarding (e.g., center armrest partitions).

A76. Property management shall be responsible for the daily removal of all litter from the site.

A77. Applicant shall install a law enforcement “Knox Box” for police access to the main lobby.

During Construction:

A78. The applicant shall enclose the entire perimeter of the project with a chain link fence with necessary construction gates to be locked after normal construction hours.

A79. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.

A80. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

SMUD

A81. SMUD has existing underground 12kV facilities along the southern and eastern borders and on the project site that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission Genera l 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.

A82. 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.

A83. 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.

A84. 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.

A85. 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.

A86. 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.).

A87. 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.

A88. 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.

A89. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.

A90. The Applicant shall dedicate a 12.5- foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights-of-ways.

A91. The Applicant shall dedicate any private drive, ingress and/or egress easement and 10- feet adjacent thereto as a public utility easement for overhead and underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.

A92. The Applicant shall dedicate and provide all -weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.

Regional Sanitation

A93. Before 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 before the issuance of building permits.

Sacramento Area Sewer District
A94. Prior to the APPROVAL OF IMPROVEMENT PLANS: All onsite sewer plans and offsite sewer plans must be submitted separately to SacSewer for review and approval.

A95. Prior to APPROVAL OF IMPROVEMENT PLANS: Permanent structures, walls, signs and footings will not be permitted within the existing SacSewer easement area.

A96. Prior to the APPROVAL OF IMPROVEMENT PLANS: Alignment of all main lines and structures must provide a minimum of 1 foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer is to be located a minimum of 10 feet (measured horizontally) from any structure or footing. Show public sanitary sewer and water supply facilities in accordance with the Health and Safety Code.

A97. Prior to the APPROVAL OF IMPROVEMENT PLANS. If any proposed garbage enclosure will contain a drain to the sewer, the enclosure must have a roof.

A98. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if Regional San or SacSewer impact fees are due. Fees are to be paid prior to the issuance of building permits.

A99. Prior to the APPROVAL OF IMPROVEMENT PLANS. Any landscaping within easement areas is limited to lawn or similar groundcover, or plant species that are not environmentally protected and whose mature growth does not exceed five feet in height. When planting, place a root barrier system, such as trifluralin fabric, between the main lines or laterals and any trees or shrubs planted within the easement area.

Advisory Notes:

Department of Utilities

ADV1. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.

ADV2. Water meters shall be located at the point of service, which is back of curb for separated sidewalks, back of walk for connected sidewalks or at the inside edge of the right-of-way for public alleys.

ADV3. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter 15.108.40 Floodplain Risk Notifications require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property.

ADV4. The applicant is responsible for the protection and repair of the City drainage main during construction of the proposed structure. Contact Underground Service Alert at 1-800-642-2444, 48 hours before work is to begin.

Parks

ADV5. 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 is estimated at $53,227. The Park Development Impact Fee due for this project is based on the Remainder of City Rate of $0.76 per square foot for commercial office 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.

Police Department

ADV6. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.

Regional Sanitation

ADV7. The Sacramento Area Sewer District (SacSewer) 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 SacSewer collection system to the EchoWater Resource Recovery Facility (EchoWater Facility). SacSewer will respond via separate correspondence.

Sacramento Area Sewer District
ADV8. Prior to the APPROVAL OF IMPROVEMENT PLANS: Installation of a public cleanout is required at the edge of easement. These improvements must be shown on the plans.

ADV9. ONGOING: Public lower laterals must not be smaller than the upper laterals, sized according the California Plumbing Code requirements.

ADV10. ONGOING: The existing building is currently connected to public sewer.

Any required construction and/or modification to the public sewer system must be to the satisfaction of SacSewer prior to the approval of improvement plans. SacSewer Design Standards and Specifications apply to any onsite and offsite public sewer construction.

ADV11. ONGOING: Any use of SacSewer sewer easements, which is not compatible or interferes with the construction, reconstruction, operation, maintenance, or repair of SacSewer sanitary sewer(s), must not be allowed. Each proposed use must be reviewed and approved in writing by the District Engineer prior to the use of the easement by the Grantor. This includes landscaping.

ADV12. ONGOING: Construction of a grease trap or a sand oil separator may be required. The applicant must verify with the applicable jurisdiction’s building department.

ADV13. NEW ONGOING: Lateral repair or replacement is required if the current lateral is damaged or deemed unmaintainable.

Sacramento Metro Air District

Promenade at Natomas PUD:

ADV14. This project is subject to
mitigation measures from the 2003 environmental
review for the Promenade at Natomas PUD. These include measures to mitigate impacts from polluting emissions from project construction, discussed below, and from project operations. Some operations measures have been superseded by updates to City Code that match or surpass the original mitigation standards, for example the mitigation standard to provide 20% over the City’s 2003 parking lot shade requirement. Other measures pertain to use of sustainable modes of transportation, for example making transit information readily available to employees and patrons.

• To help ensure implementation of sustainable modes measures, Sac Metro Air District offers the reminder that the project when operational must include membership in the North Natomas area’s Transportation Management Association (TMA). This TMA is known as North Natomas

Jibe, through their website Jibe.org or at 916-419-9955.

Finally, the operations mitigation measures include “Clean Air Business Practices,” such as using low- emission delivery vehicles, and contracting with landscapers that use the cleanest available landscaping equipment as
recommended by the California Air Resources Board.

Toxic Air Contaminants:

ADV15. This project’s location near a high- volume roadway, Interstate 80, may pose increased health risk to its future users. Sac Metro Air District’s Mobile Source Air Toxics Protocol mapping tool s hows an increased cancer risk of approximately 103 in a million at the project site, in addition to the existing background risk, resulting from exposure to vehicle Toxic Air Contaminant (TAC) em issions from nearby mobile TAC sources, such as motor vehicles traveling on Interstate 80.

Note, however, that the modeling tool does not take into account building requirements that reduce pollution concentrations, such as California Building Energy Efficiency Standards (BEES) requirements for MERV 13 filtration in new construction, or site features such as shrub and tree plantings. For more information, please visit the Sac Metro Air District’s Mobile Source Air Toxics Protocol, available on our website.

• Sac Metro Air District recommends incorporating tree plantings along

the proposed development’s southern edge to the full extent feasible, using tree species selected from our Landscaping Guidance for Improving Air Quality Near Roadways ( Landscaping Guidance). The Landscaping Guidance, available on our website, provides specific recommendations on using vegetation to reduce public health impacts from motor vehicle emissions, including the selection, placement, planting, and care of tree and shrub species on project sites.

Construction:

ADV16. All projects are subject to Sac Metro Air District rules and regulations in effect at the time of construction. Please visit our website to find a list of
the most common rules that apply at the construction phase of projects.

Because this project is located in in the Promenade at Natomas PUD, it is subject to construction mitigation measures from the 2003 environmental review for the PUD, w hich include consultation with Sac Metro Air District staff. Please contact Rich Muzzy at Sac Metro Air District regarding construction mitigation, at 279-207-1139 or [email protected].

The 2003 environmental document indicates that emissions associated with construction of uses in the PUD area would exceed Sac Metro Air District thresholds. (Table 7.3-5 in the environmental document indicates that the proposed project would generate NOx emissions of 565.58 pounds per day, exceeding the 85 pounds per day threshold.) If a project cannot fully mitigate these emissions by implementing off- road and on- road measures, a fee may be assessed to achieve the remaining mitigation. Currently the mitigation fee rate is $30,000 per ton of emissions (set July 2017 ). For more information on mitigation requirements and changes since the 2003 environmental document, visit the mitigation information page on our website
.

Attachments:

Exhibit A: Project Plans

Adopted by the City of Sacramento City Council on May 7, 2024, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL
T-1

TITLE SHEET
T-1 - TITLE SHEET
- TOPOGRAPHIC SURVEY
A1.0 - NEW SITE PLAN
A1.1 - PHOTO SIMULATION AND COVERAGE MAP
A2.0 - PROPOSED FIRST FLOOR PLAN
A2.1 - PROPOSED SECOND FLOOR PLAN
A2.2 - PROPOSED THIRD FLOOR PLAN
A2.3 - PROPOSED FOURTH FLOOR PLAN
A2.4 - PROPOSED ROOF PLAN
A3.0 - NEW PROPOSED ELEVATIONS
A3.1 - NEW PROPOSED ELEVATIONS
A4.0 - ENLARGED ROOM - STANDARD KING
A4.1 - ENLARGED ROOM - QUEEN/QUEEN
A4.2 - ENLARGED ROOM - ADA KING
A4.3 - ENLARGED ROOM - ADA QUEEN/QUEEN
- RENDERING
C1.0 - COVER SHEET
C2.0 - (E) SITE PLAN
C2.1 - (N) SITE PLAN
C3.0 - (E) GRADING PLAN
C3.1 - (N) GRADING PLAN
C4.0 - (E) HYDRAULIC PLAN
C4.1 - (N) HYDRAULIC PLAN
C5.0 - (E) UTILITIES PLAN
C5.1 - (N) UTILITIES PLAN
L1.0 - CONCEPTUAL LANDSCAPE DESIGN PLAN
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834

PROJECT STANDARDSSHEET INDEX
ADDRESS:
2016 CALIFORNIA BUILDING STANDARDS CODES:SITE INFORMATION & BUILDING DESCRIPTION :

SITE AREA:PARCEL 1: 0.860 ACRE; PARCEL 2: 1.868 ACRE; TOTAL: 2.729 ACRE CALIFORNIA CODE OF REGULATIONS, TITLE 24 AS AMENDED BY
THE CITY OF SACRAMENTO, CA.
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA ENERGY CODE AND ENERGY COMMISSION STANDARDS 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
NFPA 2016

CITY OF SACRAMENTO FIRE DEPARTMENT REQUIREMENTS
A.P.N.:225-2100-035
NO. OF STORIES :04
SCOPE OF WORK:

PHONE:

OWNER'S INFORMATION:

NAME:

STANDARD PARKING SPACES PROVIDED: 085
CLEAN AIR VEHICLE SPACES REQUIRED: 011
(INCLUDING 7 EV SPACES)
ACCESSIBLE PARKING SPACES PROVIDED: 005
(INCLUDING 1 VAN ACCESSIBLE)
TOTAL PARKING SPACES PROVIDED:101

CONSULTANTS
CIVIL :

ADDRESS :

CONTACT :

PHONE :

EMAIL :

IYER & ASSOCIATES

IYER BUILDING
855 SANSOME STREET, SUITE 200
SAN FRANCISCO, CA 94111

ARVIND S IYER, AIA

PROJECT ARCHITECT
415-362-4937 X (103)
415-362-8158
[email protected]
ARCHITECT :

ADDRESS :

CONTACT :

PHONE :

FAX :

EMAIL :

H & H CONSULTANT ENGINEERS
4370 MILLPORT WAY,
SACRAMENTO, CA 95823

FUAD HASSOUNEH
916-421-4910
[email protected]

THE HLA GROUP LANDSCAPE
ARCHITECTS & PLANNERS, INC.
301 UNIVERSITY AVE, SUITE 110
SACRAMENTO, CA 95825

ANDREA STRAHLO
916-447-7400
[email protected]
ARCHITECTURAL:

MIKE IQBAL
916-230-0117
161 ORCUTT CIRCLE
SACRAMENTO, CA 95834
NEW FOUR STOREY HOTEL WITH 116 GUEST ROOMS, OUTDOOR POOL, MEETING ROOM, FITNESS ROOM, RESTAURANT, KITCHEN AND 101 PARKING SPACES.

VICINITY MAP
PARKINGLANDSCAPE :

ADDRESS :

CONTACT :

PHONE :

EMAIL :

HEIGHT:59'-6"

PROJECT DATA
LOT COVERAGE:±20,137 SF/ 16.93%
CIVIL:

LANDSCAPE:

BICYCLE PARKING REQUIRED:

SHORT TERM: 5% OF 101 = 6
LONG TERM: 5% OF 101 = 6
BICYCLE PARKING PROVIDED:

SHORT TERM: 06
LONG TERM: 06
SURVEY:

TOTAL BUILDING AREA :±70,036 SF

S49°20'53"W15.86'
S20°25'10"E45.63'
WFWF
N59°52'13"E14.05'S32°00'19"E3.45'
S49°20'53"W15.86'
S48°59'27"WLC=2.14'R=545.00'A=2.14'T=1.07'D=0°13'32"
S71°26'51"WLC=25.16'R=785.00'A=25.16'T=12.58'D=1°50'11"N17°38'02"W35.00'

65.73'
N54°21'35"ELC=143.98'R=826.00'A=144.16'T=72.26'D=9°59'59" S49°21'34"W41.00'
N40°39'07"W55.67'
N59°20'53"E47.96'N49°20'53"E41.87'
N65°50'43"ELC=128.21'R=785.00'A=128.36'T=64.32'D=9°22'07"164.57' N40°39'07"W185.34'
195.24'
249.00'BASIS OF BEARING S32°38'01"ES30°39'07"ES30°39'07"E285.36' N59°21'34"E
N49°21'34"ES49°20'53"W78.00'
S30°39'07"E96.96'
S40°39'07"E92.05'
80 88
79 Δ=00°13'28" L=2.13'
N 40°38'26" W30.67'
T
R=750.00'
Δ=45°00'00"
L=589.05'
N 27°21'57" E 134.01'

PROMENADECIRCLE

NORTH FREEWAY BOULEVARD
APUBLICROAD-70'WIDE
T

LANDSCAPE
T
T
SIDEWALK75 10 1
94 89
15 67 61 60
38 29
35 30
(E) BEVMO!
OUTDOORPOOL804 SQFT.MAX. 5' DEEP
36 11
95 10156
8485 9192
19 JACUZZI78 SQFT.
18 ALIGNALIGN
H
74 H
68 14
24 EVEVEVEVEVCLEAN AIRVEHICLE EVEVCLEAN AIRVEHICLECLEAN AIRVEHICLECLEAN AIRVEHICLE

EVCHARGING

EVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGINGEVCHARGING 11 1
1 1 1 1 1 1 1
1 1
1 111
1 1
11 1
34 2 2
2 2
1 5
A
C
D
B
6 6
6 6 6
67 7
8 8 8
8 8
8 9
1011
12 1 13
1414
1517
16 1819
1 1 1
20 2122
23 24 2425
26 27
28 29
29 30
31 1
3233
343536
369A
UPSLOPE1:12 MAX.
3637
36 38
SLOPE1:12 MAX.SLOPE1:12 MAX.
3940
39 39
41 39
H
(N) LANDS-CAPE
(N)TRASHENCL.612 SQ.FTSTOR-AGE55 SQ.FTPOOL ACCESSORYSTRUCTURE270 SQ.FT 1A-1.1AROOFABOVE
12 KEY NOTES:20' SEWER EASEMENT PER 20051213 O.R. 1526(ITEM 37)APPROXIMATE LOCATION NO-BUILD AREA PER20050808 O.R. 2724 (ITEM 36)30' DRAINAGE EASEMENT PER 341 MAPS 12 AND20050628 O.R. 2289 (ITEMS 18 AND 30)12.5' PUBLIC UTILITIES EASEMENT PER 20050628O.R. 2289 (ITEM 30). 12.5' PUBLIC UTILITIES ANDPLANTING AND MAINTAINING TREES EASEMENTPER 341 MAPS 12 (ITEM 18)(N) LANDSCAPE(E) LANDSCAPE(N) DIRECTIONAL SIGN(E) MONUMENT SIGN(E) SIGN W/10' SETBACK(E) BIKE PATH(E) BIKE CROSSING(N) WALKWAY(E) SIDEWALK(N) PEDESTRIAN CROSSING(N) STAMPED ASPHALT CROSSINGTO MATCH (E)(E) CROSSING TO BE REMOVED AS SHOWN(TYP.)(E) SIDEWALK TO BE REMOVED(N) PORTE COCHERE W/ DECORATIVE PAVERSOR STAMPED CONCRETE & MIN. 13'-6"UNOBSTRUCTED VERTICAL CLEARANCEPATCH & REPAIR (E) PLANTING AND IRRIGATION(E) FIRE HYDRANT(E) FIRE HYDRANT TO REMAIN(E) WATER METER TO BE DISCONNECTED(E) WATER METER TO STAYRELOCATED ASH URN(N) 48" HIGH DECORATIVE FENCE SEE SHEETA-3.1 FOR DETAILS(E) LIGHTS TO BE RELOCATED (TYP. OF 7)(E) TREES TO BE REMOVED (TYP. OF 15)RELOCATE (E) BENCH & TRASH RECEPTACLE(N) 6" CURB, TYP.(N) SELF CLOSING & LATCHING CHILDPROOFGATE (1 OF 2)SHORT TERM BIKE RACKLONG TERM BIKE RACKCONCRETE CURB, GUTTER AND SIDEWALK (TYP)(E) ELECTRIC TRANSFORMERCUT (E) CURB FOR (N) HARD-SCAPED RAMPCONNECTION TO THE (E) BIKE-PATH(N) REALIGNED BIKE TRAIL(N) COOLER CONDENSING UNIT(N) FREEZER CONDENSING UNIT(N) GAS METER(N) IRRIGATION CONTROLLER(N) TRUNCATED DOMES(N) 6" CURB(N) ACCESSIBLE RAMP(N) POLE LIGHTS (TYP. OF 7)(N) ELECTRICAL WIRING FOR FUTURE EVCHARGING STATION(E) LIGHTS TO REMAIN 345
ABCD
6789101112131415161718192021222324252627282930313233343536 9A
3738394041
STANDARD PARKING SPACES PROVIDED:085CLEAN AIR VEHICLE SPACES REQUIRED:011(INCLUDING 7 EV SPACES)ACCESSIBLE PARKING SPACES PROVIDED:005(INCLUDING 1 VAN ACCESSIBLE)TOTAL PARKING SPACES PROVIDED:101 PARKING:

BICYCLE PARKING REQUIRED:SHORT TERM:5% OF 101 = 6LONG TERM:5% OF 101 = 6BICYCLE PARKING PROVIDED:SHORT TERM:06LONG TERM:06 FIRST FLOORALLOWABLE AREAS PER CBC 2019, TABLE 506.2 FOR SM, CONSTRUCTION TYPE - I- A,SEPARATED OCCUPANCY, A-2 MAIN OCCUPANCY WITH R1,B,S AS ACCESSORY OCCUPANCIES FIRST FLOOR TOTAL PROPOSED AREA = 19,902 SF
ALLOWABLE AREA PER CBC 2019, TABLE 506.2 FOR R-1, SM, CONSTRUCTION TYPE -V - A = 12,000 SQ. FT., NON-SEPARATED OCCUPANCIES, R MAIN OCCUPANCYALLOWABLE AREA FOR SINGLE OCCUPANCYMULTISTORY BUILDINGAa = [At + ( NS x If)] x SaAa = [12,000 + (12,000 x .630)] x 2Aa = [12,000 + 7,560] x 2Aa = 39,120 SQ.FTFRONTAGE INCREASEIf = [F/P - 0.25] W/30If = [1319.75/1501 - .25] 3030If = .630 SECOND FLOOR = 16,989 SFTHIRD FLOOR = 16,989 SFFOURTH FLOOR = 16,989 SFTOTAL = 50,967 SF ALLOWABLE AREA FOR 3 STORIES = 39,120 SQ. FT.PROPOSED AREA FOR 3 STORIES = 26,862 SF.SUM OF THE RATIO = 2686239120 =0.68% < 1% SECOND, THIRD, FOURTH FLOORSPROPOSED AREAS:

WHERE,(equation 5-2)
PROPOSED AREAS ARE:R-1 =3,855 SQ. FT.A-2 =10,816 SQ. FT.B =2,089 SQ. FT.S = 3,142 SQ.FT.ALLOWABLE AREAS ARE:R-1a =ULA-2a =ULBa =UL TOTAL PROPOSED BUILDING AREAS = 50,967+26,862+24,105 = 70,869 SF.

ALLOWABLE AREA = 39,120 SQ. FT.BUILDING "A"SECOND FLOOR = 8,954 SFTHIRD FLOOR = 8,954 SFFOURTH FLOOR = 8,954 SFTOTAL = 26,862 SFPROPOSED AREAS:SECOND FLOOR = 8,035 SFTHIRD FLOOR = 8,035 SFFOURTH FLOOR = 8,035 SFTOTAL = 24,105 SFPROPOSED AREAS:

ALLOWABLE AREA FOR 3 STORIES = 39,120 SQ. FT.PROPOSED AREA FOR 3 STORIES = 24,105 SF.SUM OF THE RATIO = 2410539120 =0.61% < 1% BUILDING "B"
AREA CALCULATION:SITE INFORMATION:SITE AREA: PARCEL 1: 0.860 ACRE PARCEL 2: 1.868 ACRE TOTAL: 2.729 ACREA.P.N.: 225-2110-061 NO. OF STORIES :04HEIGHT: 59'-6"LOT COVERAGE: ±20,137 SF/ 16.93%TOTAL BUILDING AREA :±70,036 SFFIRST LEVELSECOND LEVELTHIRD LEVELFOURTH LEVEL NO ADA ROOMS1 DOUBLE W/ ROLL-IN SHOWER1 KING W/ ROLL-IN SHOWER, 2 DOUBLE

NO HEARING ROOMSADA ROOMSHEARING IMPAIRED
TOTALS

ADA AND COMMUNICATION ROOM MATRIX
FIRST LEVELTHIRD LEVELFOURTH LEVEL03130422STANDARD KINGDOUBLE QUEEN TOTALS3680
GUESTROOM MATRIX07353737
TOTAL
11610271027SECOND LEVELFLOOR NAME
(ALSO HEARING)QUEEN W/ TUB (ALSO HEARING)1 DOUBLE W/ ROLL-INSHOWER (ALSO ADA),1 KING W/ ROLL-IN SHOWER, 2 DOUBLE 1 DOUBLE QUEEN W/ TUBQUEEN W/ TUB (ALSO ADA)1 KING W/ TUB, 2 DOUBLEQUEEN W/ TUB (ALSO ADA)07 081 KING W/ TUB, 2 DOUBLEQUEEN W/ TUB (ALSO HEARING)TOTAL NUMBER OF ROOM WITH ROLL IN SHOWER - 2 (RM. NO.-201 & 321) TOTAL NUMBER OF ROOM WITHOUT ROLL IN SHOWER - 5 (RM.NO.-301,303,401,403 & 421) A-1.1
NEW SITE PLAN 1/16" = 1'-0"NEW SITE PLAN1 N
3664 N FREEWAY BLVDSACRAMENTO, CA 95834

ASIMM/SV/SSV/CP/RM/NA/PS
12170205AS NOTED
Date:Issued For:

Drawn byChecked byScaleSheet no.Project no.

Sheet
This Document is the property of I &A Architects, Inc. and isto be used only in connection with the project nameherein. Reproduction, in whole or in part, shall be allowedonly with the express written or verbal permission. Drawingscales as shown are valid on the original size documentswhich is 24 by 36 inches.© 2024 I & A Architects, Inc. 2024I & A Architects, Inc.c
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A-1.1

PHOTO SIMULATION
& COVERAGE MAP
N
A
B
C
D
E
F
G
H
ABCD

H G F E

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

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EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
K
LOUNGE

VESTIBULERECEPTION

WORK AREA
OFFICE
COMPUTERG.M.

LUG.

STO.

WOMEN
MEN
JAN.

PRE-FUNCTION
COAT

STORAGE
CLOSET
STAIR # 2
JAN.

EXERCISE ROOM
STAIR # 1

STORAGE
433 SQFT.

BUSINESS
CENTER
609 SQFT.

GUEST

LAUNDRY

STORAGE
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95 SQFT.
315 SQFT.

BOARD
ROOM/
2,961 SQFT.

LAUNDRY
HSPKG
OFFICE
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DOUBLE QUEEN 4
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LANDSCAPE COMMENTS 2

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05.17.2017OWNER'S REVIEW

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OWNER'S REVIEW

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3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

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A-2.1

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PROPOSED SECOND FLOOR PLAN1
N
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DOUBLE QUEEN 22
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LANDSCAPE COMMENTS 2

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05.18.2017FOR DESIGN REVIEW

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HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

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OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

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09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

STORAGE
STAIR # 2
ELECT.

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PROPOSED THIRD

FLOOR PLAN
3/32" = 1'-0"
PROPOSED THIRD FLOOR PLAN1
N
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DOUBLE QUEEN 27
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Issued for:

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2023 C IYER & ASSOCIATES
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IYER & ASSOCIATESArchitecture Interiors Planning
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05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

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05.09.2017COLOR ELEV. - REVISION 3

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LANDSCAPE COMMENTS 2

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COLOR ELEV. - REVISION 4

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05.17.2017OWNER'S REVIEW

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07.11.2017

HOLIDAY INN COMMENTS

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07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

3'-3 1/2"

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

EDGE OF STRUCTURE

FACE OF STUD

FACE OF CMU
1'-0"
291'-1"
68'-8 1/2"
5'-0"
1'-0"
26'-7"
20'-9"25'-10"10'-10"25'-6"25'-6"25'-6"25'-6"29'-4"27'-3"25'-6"12'-11"10'-10"25'-10"

EDGE OF STRUCTURE
2'-11" 2'-4"
STAIR # 1

STORAGE
STAIR # 2
ELECT.

K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
T
J
K
TV
T
J
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
T.V. EQUIP. ELEV.#1
ELEV.#2
MAID

STORAGE

SERVICE
ELEV.

TV
J
T
Q
Q
K
TV
J
T
K
TV
J
T
TV
J
T
Q
Q
TV
J
T
Q
Q
TV
J
T
Q
Q
VEND.

TV
J
T
Q
Q
DOUBLE
QUEEN
X02
DOUBLE
QUEEN
X04
DOUBLE
QUEEN
X06
DOUBLE
QUEEN
X08
DOUBLE
QUEEN
X10
DOUBLE
QUEEN
X12
DOUBLE
QUEEN
X18
DOUBLE
QUEEN
X20
DOUBLE
QUEEN
X22
DOUBLE
QUEEN
X26
DOUBLE
QUEEN
X32
DOUBLE
QUEEN
X34
DOUBLE
QUEEN
X36

STANDARD
KING
X14

STANDARD
KING
X16

STANDARD
KING
X30

STANDARD
KING
X38
DOUBLE
QUEEN
X24
DOUBLE
QUEEN
X07
DOUBLE
QUEEN
X09
DOUBLE
QUEEN
X11
DOUBLE
QUEEN
X13
DOUBLE
QUEEN
X17
DOUBLE
QUEEN
X19
DOUBLE
QUEEN
X23
DOUBLE
QUEEN
X29
DOUBLE
QUEEN
X31
DOUBLE
QUEEN
X33

STANDARD
KING
X35
DOUBLE
QUEEN
X37

STANDARD
KING
X27
X25
KING
X25

ACCESSIBLE
KING
X21

STANDARD
KING
X15

STANDARD
KING
X05

ACCESSIBLE
QUEEN
X03

ACCESSIBLE
QUEEN
X01
TV
J
T
Q
Q
K
TV
J
T
TV
J
T
Q
Q
TV
T
J
Q
Q
TV
J
T
Q
Q
A-2.3

PROPOSED FOURTH

FLOOR PLAN
3/32" = 1'-0"
PROPOSED FOURTH FLOOR PLAN1
N
KING10
DOUBLE QUEEN 27
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

277'-2"
65'-5"

STAIRCASE

STAIRCASE
5'-0"HIGH-PARAPET-TYP.

ELEVATOR
WHITE POLYCARBONATE PANELS:
2 FOOT WIDE BY FULL LENGTH PANELS

W/ BATTENS (FROM THE SAME MATERIAL)
AT EACH SEAM; BASIS OF DESIGN IS
"PENTAGLASS" BY CPI INTERNATIONAL
NOTE:

PROVIDE ROOF

BALLAST IN THIS
AREA

SCUPPER WITH

CONDUCTOR

DRAIN OVER

STAIRCASE TO

ROOF BELOW

EMERGENCY
DRAIN TYP.

SCUPPER WITH

CONDUCTOR

DRAIN OVER

ELEVATOR TO

ROOF BELOW SCUPPER WITH

CONDUCTOR

DRAIN OVER

ELEVATOR TO

ROOF BELOW

MECHANICAL
UNITS TYP.

SCUPPER WITH

CONDUCTOR

DRAIN OVER

STAIRCASE TO

ROOF BELOW

EPDM ON SLOPED INSULATION
(AVG. R VALUE = 30, MIN. R VALUE = 10)

WITH HIGH DENSITY POLYISO-
CYANURATE COVER BOARD: 1
4" HIGH

DENSITY POLYISOCYANURATE TECH-

NOLOGY BONDED IN-LINE TO

MINERAL-SURFACED, FIBER GLASS

REINFORCED FACERS WITH GREATER
THAN 125 LBS OF COMPRESSIVE STRENGTH
NOTE:

PROVIDE ROOF PROTECTION

AT WALKWAYS AND AROUND

EQUIPMENT

KITCHEN EXHAUST
A-2.4

PROPOSED ROOF PLAN
3/32" = 1'-0"
PROPOSED ROOF PLAN1
N
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

MATERIAL CHANGE WITH GROOVES
3664
PROPOSED MATERIALSDRYVIT 101 SUPER WHITE/ EXTRAWHITE SW 7006ANTIQUE WHITE SW 6119STONE BASE - ELDORADO/STACKEDSTONE/DAYBREAKSTONE BASE - ELDORADO/CUTCOARSE STONE/OYSTER SERENGETI GRASS SW 9116

ASIMM/JS/CP/RM
12170205AS NOTED

03.19.2024PLANNING APPROVAL
A-3.0

NEW PROPOSEDELEVATIONS
3/32" = 1'-0"NEW PROPOSED FRONT (NORTH-EAST) ELEVATION1 3/32" = 1'-0"NEW PROPOSED SIDE (SOUTH-EAST) ELEVATION2
3664
3/32" = 1'-0"NEW PROPOSED SIDE (NORTH-WEST) ELEVATION2 ASIMM/JS/CP/RM 12170205AS NOTED

03.19.2024PLANNING APPROVAL
A-3.1

NEW PROPOSEDELEVATIONS
3/32" = 1'-0"NEW PROPOSED BACK (SOUTH-WEST) ELEVATION1
1/4 = 1'-0"NEW PROPOSED POOL ENCLOSURE ELEVATION3

VTAC UNIT
HIG-205
HIG-302
HIG-403
HIG-203
HIG-303
K
TV
J
T
HIG-401
HIG-501
HIG-403
HIG-208
B
A
D
C4
A401
B
A
D
C3
A401
CPT01
B01
HIG-203
5 A401
HIG-601
WC01
A
7'-2"
7'-9"CENTER OF HEADBOARD
HIG-201
HIG-801
HIG-801

INSTALL SCONCE

DIRECTLY TO
HEADBOARD;RUN

CORD THROUGH

GROMMET
HIG-210

OPTIONAL

C-TABLE
HIG-502
HIG-211
HIG-213
3A
A501
HIG-803
HIG-305
HIG-405
HIG-802
VF01
B01
VF02
B01
B

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
HIG-308
2 A501

THRESHOLD

AS SPECIFIED
OR
VF03
B01
VF01
B01
VF02
B01
OR
VF03
B01
T01
B03.2
CPT01
B01
HIG-206
1 A501

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
NOTE:

SEE 5/A501 FOR

ELEVATION WITH

DRAPERY OPTION
KING STD BATHROOM: SHOWER, NARROW MIRROR
HIG-112
HIG-1154'-0"
1'-0"
5'-6"
4"
HIG-117
HIG-118
4'-10"
4'-6"
CL
HIG-116
PT02
PT03
EQ
1'-5"
PT01
+ 8'-0" AFF
+ 9'-0" AFF
+ 8'-0" AFF
EQ

DOWNLIGHT

RELOCATE

DOWNLIGHT
4'-6"
3'-0"
11 3/4"
1'-8"
6"
2'-10"
3'-10"

OPTIONAL
DATA
HIG-406
HIG-102
HIG-218

CENTER ON
VANITY
4'-8 1/2"
CL
CL
HIG-113
HIG-105
HIG-114
HIG-101
1'-0"

OPTIONAL

ARTWORK
HIG-801
4'-0"
HIG-111
6'-10"
3'-6"
1'-9"
3B
A501
VF01
B01
VF02
B01

START TILE PATTERN
HERE WITH VF01,

FULL TILE FULL

PATTERN
REPEAT
T01
B03.2
1B
A501
3D
A501

START TILE

PATTERN HERE

WITH A FULL TILE
ORVF03
B01
3'-10"
1'-9"
A-4.0
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION

BGUESTROOM ELEVATION
GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
-STANDARD KING
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"

AGUESTROOM ELEVATION

CGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING PARTITIONS, DOORS, AND FRAMES. MATCH EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL WALL-MOUNTED CABINETS AND WALL-HUNG FURNITURE UNITS.

COORDINATE LOCATIONS AND BACKING SUPPORT MOUNTING HEIGHTS WITH CASEWORK SUBCONTRACTOR AND FURNITURE MANUFACTURER PRIOR TO CONSTRUCTION.

3. ALL POWER AND COMMUNICATION RECEPTACLES SHOWN ON PLAN ARE EXISTING BASED ON THE CURRENT PROTOTYPE, UNO. THE ARCHITECT OF RECORD SHALL UPDATE RECEPTACLE LOCATIONS BASED ON THE SPECIFIC PROPERTY AND COORDINATE AS REQUIRED.

4. REFER TO ELEVATIONS FOR SCONCE AND MIRROR MOUNTING HEIGHTS.

5. ALL MOUNTING HEIGHTS ARE FROM FINISH FLOOR TO CENTER OF PLATE, UNO.

6. ALL RECEPTACLES SHOWN IN ELEVATION ARE FOR CLARIFICATION AND COORDINATION WITH FF&E.

GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR EXPLANATION OF SYMBOLS USED ON FINISH DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN CONJUNCTION WITH THE SET OF CONSTRUCTION DRAWINGS AND WRITTEN SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR INSTALLATION, UNO.

4. PAINT WALLS PT01 UNO.

5. PAINT DOORS AND FRAMES TO MATCH ADJACENT WALL UNO.

6. PAINT GUESTROOM ENTRY DOOR FRAME PT05.DGUESTROOM ELEVATION

LVT TILE PATTERN BTILE PATTERNA
3 3
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2017PLANNING APPROVAL

TV
J
T
Q
Q
HIG-404
HIG-204
HIG-503
HIG-202
HIG-202
HIG-803
HIG-213
B
A C3
A404
CPT01
B01
VF01
B01
VF02
B01

VTAC UNIT
HIG-601
B
A
D
C4
A404
5 A404
WC01
A
B

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
2 A501
3A
A501
5'-6" CENTER OF HEADBOARD
6'-6"
4'-0" CENTER OF HEADBOARD
HIG-403
HIG-302
HIG-801
HIG-504
HIG-503
HIG-504
HIG-211
HIG-304
HIG-205
HIG-801
HIG-801
HIG-308
OR

THRESHOLD

AS SPECIFIED
VF03
B01
VF01
B01
VF02
B01
OR
VF03
B01
T01
B03.2
CPT01
B01

OPTIONAL

ARTWORK
HIG-208
HIG-206
1 A501

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
NOTE:

SEE 5/A501 FOR

ELEVATION WITH

DRAPERY OPTION
PTAC
HIG-117
HIG-1063'-0"
HIG-104
1'-0"
HIG-118
5'-6"
4'-10"
4'-6"
HIG-116
CL
PT02
PT03
1'-3"
PT01
+ 8'-0" AFF
+ 8'-0" AFF
+ 9'-0" AFF
EQEQ

DOWNLIGHT

RELOCATE

DOWNLIGHT
1'-8"
4'-6"
2'-10"
4'-0" NO ART
4'-8"
3'-11"
3" 3"
2'-10"

OPTIONAL
DATA
1'-0"
1'-0"
HIG-406
HIG-102
HIG-218

CENTER ON
VANITY
4'-8 1/2"
CL
CL
HIG-109
HIG-107
HIG-1083'-6"
HIG-101
1'-9"
4'-0"

OPTIONAL

ARTWORK
HIG-801
HIG-105
HIG-103
3'-0"
6'-8"
6'-10"
HIG-114
HIG-104
CL
T01
B03.2
1B
A501
3D
A501

START TILE PATTERN

HERE WITH A FULL
TILE
Xref Z:\11221.00 IHG H4\Drawings\XRefs\Plans\214116-FP-KQS.dwg

START TILE PATTERN
HERE WITH VF01,

FULL TILE FULL

PATTERN
REPEAT
3B
A501
VF01
B01
VF02
B01
ORVF03
B01
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION

BGUESTROOM ELEVATION
GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
-QUEEN/QUEEN
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"

AGUESTROOM ELEVATION

CGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING PARTITIONS, DOORS, AND FRAMES. MATCH EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL WALL-MOUNTED CABINETS AND WALL-HUNG FURNITURE UNITS.

COORDINATE LOCATIONS AND BACKING SUPPORT MOUNTING HEIGHTS WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO CONSTRUCTION

3. ALL POWER AND COMMUNICATION RECEPTACLES SHOWN ON PLAN ARE EXISTING BASED ON THE CURRENT PROTOTYPE, UNO. THE ARCHITECT OF RECORD SHALL UPDATE RECEPTACLE LOCATIONS BASED ON THE SPECIFIC

PROPERTY AND COORDINATE AS REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION ARE FOR CLARIFICATION AND COORDINATION WITH FF&E GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR EXPLANATION OF SYMBOLS USED ON FINISH DRAWINGS

2. THE FINISH PLAN SHOULD BE USED IN CONJUNCTION WITH THE SET OF CONSTRUCTION DRAWINGS AND

WRITTEN SPECIFICATIONS

3. ALL FLOORING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR

INSTALLATION, UNO

4. PAINT WALLS PT01 UNO

5. PAINT DOORS AND FRAMES TO MATCH ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR FRAME PT05
A-4.1

LVT TILE PATTERN BTILE PATTERNA
1 2
Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

TV
T
J
K
18'-9"
B
A
D
C4
A409

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
1 A501
A
B
C
6'-6"
36" MIN
30"X48"
10'-2"
15'-2"

VTAC UNIT
HIG-205
HIG-302
HIG-403
HIG-203
HIG-303
HIG-401
HIG-501
HIG-403
HIG-203
5 A401
HIG-602
WC01
HIG-201
HIG-801

INSTALL SCONCE

DIRECTLY TO
HEADBOARD;RUN

CORD THROUGH

GROMMET
HIG-210

OPTIONAL

C-TABLE
HIG-505
HIG-211
HIG-216
3A
A501
HIG-803
HIG-305
HIG-405
HIG-803
VF01
B01
VF02
B01
HIG-308
2 A501

THRESHOLD

AS SPECIFIED
7'-2 3/4" CENTER OF HEADBOARD
VF01
B01
VF02
B01
17" CLR
18" CLR
18" CLR
A
B C3
A409
CPT01
B01
OR
VF03
B01
T01
B03.2
OR
VF03
B01
CPT01
B01
HIG-206
HIG-208
HIG-109
HIG-121
4"
8" - 10"
33" - 36"
48" MAX
24" MIN
8"
EQ EQ
HIG-12233" - 36"
12" MIN
16" - 18"

INSULATE EXPOSED

PLUMBING PIPES, TYP
CL

CENTER ON
VANITY
3'-4"
HIG-406.2
HIG-102
HIG-219.1

DOWNLIGHT
PT02
PT03
EQ EQ
1'-4"

RELOCATE

DOWNLIGHT
PT01
+ 8'-0" AFF
+ 8'-0" AFF
+ 9'-0" AFF
1'-8"
3'-9"
3"
4'-1"
6"
2'-10"
2'-6"
2'-10"
27" CLR
3'-6"
3'-3"
3'-6"

DOOR NOT SHOWN

IN ELEVATION FOR

CLARITY

OPTIONAL
DATA
2'-1"
34" MAX
8"8"
9"
6" 11"-25"
27" MIN
4'-2"
3'-6"

OPTIONAL

ARTWORK
HIG-801
1'-2" 12" MAX
3'-6"
HIG-105
HIG-103
HIG-121
HIG-124
HIG-127
24" MAX
8" - 10"
33"-36"
17" - 19"
HIG-104
HIG-117
HIG-120
HIG-104
6'-9"
2'-9 1/2"
3" 3"
HIG-108
HIG-107
3"
SHELF
DEPTH
12" MIN
1'-6"
1'-6"3'-4"
HIG-119
1'-6"3'-10"
34" MAX
HIG-101
7"- 9"
39"- 41"
12"
17"-19"
33" - 36"
39" - 41"
60" MIN CLR
42"
8"8"
9"
6"11"-25"
27" MIN
HIG-123
HIG-109
HIG-118
27" MIN

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE

START TILE PATTERN
HERE WITH VF01,

FULL TILE
T01
B03.2

START TILE PATTERN

HERE WITH A FULL TILE
3D
A501

START TILE PATTERN
HERE WITH VF01,

FULL TILE
1B
A501
3B
A501 VF01
B01
VF02
B01
OR VF03
B01
FULL

PATTERN
REPEAT
A-4.2
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM
- ADA KING

CGUESTROOM ELEVATION

BGUESTROOM ELEVATION

AGUESTROOM ELEVATION
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING
PARTITIONS, DOORS, AND FRAMES. MATCH

EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL

WALL-MOUNTED CABINETS AND WALL-HUNG
FURNITURE UNITS. COORDINATE LOCATIONS

AND BACKING SUPPORT MOUNTING HEIGHTS

WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO
CONSTRUCTION.

3. ALL POWER AND COMMUNICATION

RECEPTACLES SHOWN ON PLAN ARE EXISTING
BASED ON THE CURRENT PROTOTYPE, UNO.

THE ARCHITECT OF RECORD SHALL UPDATE

RECEPTACLE LOCATIONS BASED ON THE

SPECIFIC PROPERTY AND COORDINATE AS

REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND

MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH

FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION

ARE FOR CLARIFICATION AND COORDINATION

WITH FF&E
GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR

EXPLANATION OF SYMBOLS USED ON FINISH
DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN

CONJUNCTION WITH THE SET OF

CONSTRUCTION DRAWINGS AND WRITTEN
SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN

ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS FOR INSTALLATION,
UNO.

4. PAINT WALLS PT01 UNO

5. PAINT DOORS AND FRAMES TO MATCH

ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR
FRAME PT05

LVT TILE PATTERN BTILE PATTERNA
2 Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

VTAC UNIT
A
B C3
A412
CPT01
B01
TV
T
J
Q
Q
18" MIN
VF01
B01
18" MIN
VF02
B01
HIG-601
36" MIN

RELOCATE

EXISTING

ELECTRICAL TO

ACCOMMODATE

JBOX AT MIRROR,
+54"AFF
3A
A501
1 A501
A
B
C
B
A
D
C4
A412
6'-4"
HIG-304
30"X48" CLR
21'-1"10'-2"
14'-9"
HIG-404
HIG-204
HIG-503
HIG-202
HIG-202
HIG-803
HIG-216
VF01
B01
VF02
B01
5 A404
WC-01
2 A501

THRESHOLD

AS SPECIFIED
5'-6" CENTER OF HEADBOARD7'-1" CENTER OF HEADBOARD
HIG-403
HIG-302
HIG-801
HIG-506
HIG-503
HIG-506
HIG-211
HIG-205
HIG-801
HIG-801
HIG-308
OR
17" CLR
T01
B03.2
VF03
B01
OR
VF03
B01
CPT01
B01
HIG-206
HIG-208
HIG-109
HIG-121
4"
8" - 10"
33" - 36"
48" MAX
24" MIN
8"
HIG-12233" - 36"
12" MIN
16" - 18"

INSULATE EXPOSED

PLUMBING PIPES, TYP
CL

CENTER ON
VANITY
3'-4"
HIG-406.2
HIG-102
HIG-219.1
PT03
EQ EQ
1'-4"

RELOCATE

DOWNLIGHT
PT02
PT01
+ 8'-0" AFF
+ 9'-0" AFF
+ 8'-0" AFF

DOWNLIGHT
1'-8"
4'-6"
2'-10"
4'-0" NO ART3'-10"
4'-8"
3'-11"
ALIGN
3" 3"
2'-10"
2'-6"
2'-10"
27" CLR
3'-6"
2'-1"
3'-3"

DOOR NOT SHOWN

IN ELEVATION FOR

CLARITY
3'-6"

OPTIONAL
DATA

ROLLER SHADE

WITH BLACKOUT

CHANNELS
BASE
34" MAX
8"8"
9"
6" 11"-25"
27" MIN
4'-2"
3'-6"

OPTIONAL

ARTWORK
HIG-801
3'-6"
HIG-105
HIG-103
HIG-121
HIG-124
HIG-127
8" - 10"
33"-36"
17" - 19"
HIG-104
HIG-117
HIG-120
HIG-104
6'-9"
2'-9 1/2"
HIG-108
HIG-107
3"
SHELF
DEPTH
12" MIN
1'-6"3'-4"
HIG-119
1'-6"3'-10"
34" MAX
HIG-101
7"- 9"
39"- 41"
12"
17"-19"
33" - 36"
39" - 41"
60" MIN CLR
42"
8"8"
9"
6"11"-25"
27" MIN
HIG-123
HIG-109
HIG-118
27" MIN START TILE PATTERN
HERE WITH VF01,

FULL TILE

START TILE PATTERN

HERE WITH A FULL TILE

START TILE PATTERN
HERE WITH VF01,

FULL TILE
1B
A501
T01
B03.2
3D
A501
3B
A501 VF01
B01
VF02
B01
OR VF03
B01
FULL

PATTERN
REPEAT
A-4.3
1 SCALE
3/8"=1'-0" FLOOR PLAN REFLECTED CEILING PLAN

BATHROOM ELEVATIONS
2 SCALE
3/8"=1'-0"
4 SCALE
3/8"=1'-0"

BATHROOM ELEVATION DBATHROOM ELEVATIONABATHROOM ELEVATION BBATHROOM ELEVATION GUESTROOM ELEVATIONS3
SCALE
3/8"=1'-0"
C

ENLARGED ROOM -

ADA QUEEN/QUEEN

CGUESTROOM ELEVATION

BGUESTROOM ELEVATION

AGUESTROOM ELEVATION
GENERAL NOTES:

1. PATCH AND REPAIR ALL EXISTING
PARTITIONS, DOORS, AND FRAMES. MATCH

EXISTING CONSTRUCTION UNO

2. PROVIDE BACKING SUPPORT FOR ALL

WALL-MOUNTED CABINETS AND WALL-HUNG
FURNITURE UNITS. COORDINATE LOCATIONS

AND BACKING SUPPORT MOUNTING HEIGHTS

WITH CASEWORK SUBCONTRACTOR AND

FURNITURE MANUFACTURER PRIOR TO
CONSTRUCTION.

3. ALL POWER AND COMMUNICATION

RECEPTACLES SHOWN ON PLAN ARE EXISTING
BASED ON THE CURRENT PROTOTYPE, UNO.

THE ARCHITECT OF RECORD SHALL UPDATE

RECEPTACLE LOCATIONS BASED ON THE

SPECIFIC PROPERTY AND COORDINATE AS

REQUIRED

4. REFER TO ELEVATIONS FOR SCONCE AND

MIRROR MOUNTING HEIGHTS

5. ALL MOUNTING HEIGHTS ARE FROM FINISH

FLOOR TO CENTER OF PLATE, UNO

6. ALL RECEPTACLES SHOWN IN ELEVATION

ARE FOR CLARIFICATION AND COORDINATION

WITH FF&E
GENERAL FINISH NOTES:

1. REFER TO FINISH SYMBOL KEY FOR

EXPLANATION OF SYMBOLS USED ON FINISH
DRAWINGS.

2. THE FINISH PLAN SHOULD BE USED IN

CONJUNCTION WITH THE SET OF

CONSTRUCTION DRAWINGS AND WRITTEN
SPECIFICATIONS.

3. ALL FLOORING TO BE INSTALLED IN

ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS FOR INSTALLATION,
UNO.

4. PAINT WALLS PT-01 UNO

5. PAINT DOORS AND FRAMES TO MATCH

ADJACENT WALL UNO

6. PAINT GUESTROOM ENTRY DOOR
FRAME PT05

LVT TILE PATTERN BTILE PATTERNA
BATHROOM FLOOR PATTERNS5
SCALE
3/8"=1'-0"
3 Drawn by
Project no.Sheet no.

Issued for:

Sheet
Date
2023 C IYER & ASSOCIATES
FAX 415 362-8158
415 362-4937 (IYER)SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200
IYER & ASSOCIATESArchitecture Interiors Planning
Checked by
Scale:

ASI
MM
12170205

AS NOTED
WEB: www.iyerarch.comEMAIL: [email protected]

03.13.2017 OWNER'S REVIEW

03.17.2017

OWNER'S REVIEW

04.03.2017 OWNER'S REVIEW

04.13.2017OWNER'S REVIEW

04.14.2017 OWNER'S REVIEW

04.19.2017 OWNER'S REVIEW

04.21.2017 OWNER'S REVIEW

04.24.2017 OWNER'S REVIEW

04.25.2017

OWNER'S REVIEW

04.27.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

04.28.2017 OWNER'S REVIEW

05.04.2017COLOR ELEV. - OWNER'S REV.

05.05.2017
COLOR ELEV. - REVISION 2
OPTIONS - OWNER'S REV.

05.09.2017

SITE PLAN REVISED PER

LANDSCAPE COMMENTS

05.09.2017COLOR ELEV. - REVISION 3

05.11.2017SITE PLAN REVISED PER
LANDSCAPE COMMENTS 2

05.12.2017
COLOR ELEV. - REVISION 4

05.17.2017COLOR ELEV. - REVISION 5

05.17.2017OWNER'S REVIEW

05.18.2017FOR DESIGN REVIEW

05.23.2017FOR PLANNING

05.24.2017TO HOLIDAY INN

07.11.2017

HOLIDAY INN COMMENTS

07.21.2017OWNER'S REVIEW

07.31.2017

OWNER'S REVIEW

08.15.2017OWNER'S REVIEW

08.22.2017OWNER'S REVIEW

09.07.2017OWNER'S REVIEW

09.08.2017OWNER'S REVIEW

09.18.2017OWNER'S REVIEW

09.19.2017

OWNER'S REVIEW

10.06.2017OWNER'S REVIEW

10.17.2023PLANNING APPROVAL

C IYER & ASSOCIATES2023
FAX 415 362-8158
415 362-4937 (IYER)
SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200

IYER & ASSOCIATES
Architecture Interiors Planning
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834
WEB: www.iyerarch.com
EMAIL: [email protected]

C IYER & ASSOCIATES2023
FAX 415 362-8158
415 362-4937 (IYER)
SAN FRANCISCO, CA 94133
855 SANSOME STREET, SUITE 200

IYER & ASSOCIATES
Architecture Interiors Planning
3664-3666 N FREEWAY BLVD, SACRAMENTO, CA 95834
WEB: www.iyerarch.com
EMAIL: [email protected]