Item 15 2024-01574 Third-Party Appeals of the Planning and Design Commission’s Determination of Exemption under California Environmental Quality Act for American River One (DR22-238) [Noticed on 09/06/2024] — Sacramento City Council, September 17, 2024 (part 3 of 4)

Rehabilitate, widen shoulders, add multi-use path and/or bicycle lanes, and consider roundabouts or left turn lanes at CR31, Russell Blvd., and Hutchison Dr. $ 15,600,000 2020-2025
YOL19423 Planned YOL Yolo County
C- Maintenance &
Rehabilitation CR32A at CR105 Railroad Grade crossing Relocation Relocate Railroad crossing to the east to improve safety and operations $ 6,000,000 $ 6,461,344 2020-2025 YOL19391 Programmed YOL Yolo County
C- Maintenance &
Rehabilitation Old River Rd. & South River Road Safety Improvements Old River Road (south of County Road 124) and South River Road (south of Freeport Bridge).: Upgrade existing guardrails and end treatments. (H8-03- 018). Toll Credits for CON $ 1,200,000 2020-2025
YCT18252 Planned YOL
Yolo County
Transportation
District
E- Transit Capital
(Major) Capitol Corridor Multimodal Facility in Davis
Engineering, Environmental, and Construction of the City of Davis-Amtrak Multimodal station $ 25,000,000 $ 40,965,411 2036-2040
YCT18253 Planned YOL
Yolo County
Transportation
District
E- Transit Capital
(Minor) New Satellite Facility
Engineering, Environmental and Construction of a new satellite facility for bus parking, maintenance and dispatch. $ 10,000,000 $ 16,386,164 2036-2040 YCT18255 Programmed YOL Yolobus/YCTD
C- Maintenance &
Rehabilitation Woodland Transit Center and Bus Shelter Improvements In Downtown Woodland: Construct new transit center and modify routes to pulse concept, requiring new bus route corridor in north part of Woodland and other areas. (Toll Credits for PE, ROW, CON). Toll Credits for ENG, ROW, CON $ 4,975,000 2020-2025 YCT18256 Programmed YOL Yolobus/YCTD
C- Maintenance &
Rehabilitation Yolobus Downtown Shuttle
Creation of new shuttle service between West Sacramento Transit Center and Downtown Sacramento to address evening peak downtown traffic. Existing routes 40,41,42 and 240 would terminate at West Sacramento Transit Center during peak traffic events. $ 800,000 2020-2025
YCT18165 Programmed YOL Yolobus/YCTD
C- Maintenance &
Rehabilitation Yolobus Maintenance Facility Improvements & Equipment Repair, replace shop equipment, and perform maintenance for Yolobus maintenance shop. (FTA 5309(c) funds are State of Good Repair funding) $ 650,000 2020-2025 CAL20509 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation
Feather River Bridge Scour Mitigation (G13 Contingency
Project)
In Marysville, at Feather River Bridge #18-009 - Scour mitigation and retrofit piers (PM 0.10) (G13 Contingency Project) [EFIS ID 0313000033; CTIPS ID 107- 0000-0969] [Total Project Cost $36,568,000 in 20/21 FY] (Toll Credits for PE, ROW). Toll Credits for ENG, ROW, CON $ 36,568,000 2020-2025 CAL20994
Project
Development Only YUB Caltrans D3
G- System
Management,
Operations, and ITS
In Yuba County on Route 70 in the City of Marysville. NB/SB auxiliary lanes between Feather River Blvd IC and 3rd Street.

In Yuba County on Route 70 in the City of Marysville. NB/SB Accel. lanes between Feather River Blvd IC and 3rd Street. $ 199,000,000 Post-2040 CAL20523 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation
Loma Rica Rd./Spring Valley Rd. Rehab and Widening (G13 Contingency Project)
Near Marysville on Yub-20, from 0.1 mile east of Loma Rica Road to 0.2 mile west of Spring Valley Road - Rehabilitate roadway and widen shoulders (includes adjust vertical alignment to standard and straighten the horizontal alignment) (PM 8.0/10.2) (G13 Contingency Project) [EFIS ID 0300020594; CTIPS ID 107-0000-0972] (Toll Credits for PE, ROW, CON). Toll Credits for ENG, ROW, CON $ 17,420,000 2020-2025
CAL20715 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation Marysville Railroad Bridge Rehab
In and near Marysville, SR 70, from 14th Street to Laurellen Road (PM

14.9/16.5) - Rehabilitate pavement, Operational Improvements, ADA upgrades, AC overlay (CTIPS ID 107-0000-1055) (Toll Credits). Toll Credits for ENG, ROW, CON. EA 0H160 $ 104,500,000 2020-2025
CAL20953 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation
North of Nevada City in Yuba Co from Nevada Co Line to Sierra Co Line. CAPM. North of Nevada City in Yuba Co from Nevada Co Line to Sierra Co Line. CAPM. $ 6,255,000 $ 8,006,929 2026-2030

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2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
CAL20431 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS SR 20 Passing Lanes Passing Lanes: Loma Rica Rd. to Kibbe Rd. (PM 7.9/9.4) $ 2,500,000 $ 4,096,541 2036-2040 CAL20864 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 20 Pavement Rehabilitation B
In Yuba County on Route 20 from Yuba Street to 0.6 mile west of 17th Street (PM 1.6/R2.0). SHOPP ID 20495 $ 8,080,000 $ 10,090,813 2026-2030 CAL20980 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 20 Pavement Rehabilitation C
In Marysville on Route 20 from I Street to Orange Street and on Route 70 from 3rd Street to 6th Street (PM 0.0/0.84). SHOPP ID 17318 $ 5,435,000 $ 6,787,570 2026-2030 CAL20432 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 20 Safety Improvements
Roadway Safety Improvements: Parks Bar Rd. to Hammonton-Smartville Rd.

Includes: standard shoulders, vertical and horizontal curve improvements, and EB & WB left-turn lanes. $ 6,500,000 $ 6,829,063 2020-2025 CAL20514 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 20 Shoulder Widening (Timbuctoo)
Near Smartsville, from the Yuba River Bridge to east of Smartsville Road - Realign and widen roadway (PM R18.0/20.3) [EFIS ID 0313000020; CTIPS ID 107-0000-0973] (Toll Credits for PE, ROW, CON). Toll Credits for ENG, ROW, CON $ 67,321,000 2020-2025
CAL20475 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 20 Smartsville Safety Enhancements
In Yuba County on SR 20, near Lake Wildwood, from 0.4 mile east of McGanney Lane to Yuba/Nevada county line; also in Nevada County, from Yuba/Nevada county line to Mooney Flat Road - Shoulder widening and curve improvements (PM 20.1/21.6) (Toll Credits for PE, ROW, CON) [CTIPS ID 107- 0000-0912]. Toll Credits for ENG, ROW, CON $ 28,780,000 2020-2025 CAL21069 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 49 Roadside Improvements
In Yuba County on Route 49 approximately 0.4 miles south of Sleighville Circle, cut back slope, install slope drainage and surface drainage. EA 4H120 $ 7,265,000 $ 7,265,000 2020-2025 CAL21058 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 65 Drainage Improvements
In Yuba County at McGowan Rd OC, PP 16-47W (Upgrade Pump Plant). SHOPP ID 20578 $ 3,815,000 $ 643,317 2026-2030
CAL21226 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation
SR 70 Diagonal Ramp Meter at the SR 70/North Beale Road interchange (EB)
In Yuba County at SR 70/North Beale Road Interchange install a Diagonal ramp meter. Future Configuration is 1. (EB Plumas Lake Road to SR 70) (PM 13.57) $ 380,000 $ 622,674 2036-2040 CAL20925 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation
SR 70 Diagonal Ramp Meter at the SR 70/Plumas Lake Road interchange (WB)
In Yuba County at SR 70/Plumas Lake Road Interchange install a Diagonal ramp meter. Future Configuration is 1. (WB Plumas Lake Road to SR 70) (PM 3.30) $ 380,000 $ 622,674 2036-2040 CAL20950 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 70 Bridge Rail Upgrade
In Yuba County near Marysville at the Feather River Blvd UC (Br#16-0033) and at the South Marysville UC (Br#16-0035): Upgrade bridge railing, close median and replace thrie beam with concrete median barrier (PM R11.2/13.5). EA 1H270 $ 13,470,000 2020-2025
CAL21057 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 70 Drainage Improvements
In Yuba County from 65/70 Separation to just east of Olivehurst Ave OC (Pump Plant 16-36W, 16-42W) SHOPP ID 20574 $ 1,200,000 $ 1,462,083 2026-2030 CAL21225 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation
SR 70 Loop Ramp Meter at the SR 70/Plumas Lake Road
interchange (EB)
In Yuba County at SR 70/Plumas Lake Road Interchange install a Loop ramp meter. Future Configuration is 1. (EB Plumas Lake Road to SR 70) (PM 3.40) $ 380,000 $ 622,674 2036-2040 CAL18815 Programmed YUB Caltrans D3
B- Road & Highway
Capacity SR 70 Passing Lanes - Segments 4 & 5
On SR 70 north of Marysville, from Laurellen Road to Butte County line [PM

16.2/25.8]: Construct a new continuous passing lane in both directions. [CTIPS ID 107-0000-1142] $ 40,000,000 2020-2025
CAL20863 Planned YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 70 Pavement Rehabilitation A
In Yuba County on Route 70 from approx. 0.5 mile east of Feather River Blvd to approx. 0.6 mile west of Olivehurst Ave. SHOPP ID 20461 $ 10,100,000 $ 12,005,726 2026-2030 CAL20679 Programmed YUB Caltrans D3
G- System
Management,
Operations, and ITS SR 70 Safety Improvements
Near Marysville, from Laurellen Road to Butte County Line - Widen shoulders and improve clear recovery zone [PM 16.2/25.8] ; add continuous a two-way left turn lane (TWLTL) throughout the project; 2 separate slow moving vehicle lanes are planned in each direction. Each one is less than a mile in length (PM

16.2/25.8); overlay with RHMA; replace and extend culverts; install TMS elements, fiber optic system elements, and lighting intersection; and install a classification station. Seg 4 & 5 SHOPP. EA 4F380 $ 104,640,000 2020-2025

Page 91 of 97 ends

2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
CAL20472 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation SR 70 Simmerly Slough Bridge Replacement Near Marysville, on SR 70, from 0.1 mile north of Binney Junction Underpass to 0.3 mile north of Laurellen Road, at Simmerly Slough Bridge #16-0019 - Replace bridge (PM 15.5/16.5) [CTIPS ID 107-00000909 (Toll Credits PE, ROW, CON). Toll Credits for ENG, ROW, CON. EA 1E060 $ 83,260,000 2020-2025 CAL20960 Programmed YUB Caltrans D3
C- Maintenance &
Rehabilitation Wheatland HMA and ADA
On SR 65 in and near Wheatland from 0.18 mile south of Main Street to Grasshopper Slough Bridge #16-0001 (PM R0.52/1.77): Rehabilitate pavement/shoulders, upgrade existing non-standard ADA features, address existing drainage systems, and add Class II and Class III Bike Lanes/Routes. EA 0H370 $ 6,990,000 2020-2025
CAL20916 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 Connector ramp meter (EB) at NB SR 65 In Yuba County on SR 70 construct connector ramp meter at NB SR 65 (PM R8.51) $ 1,940,000 $ 2,249,805 2026-2030
CAL21212 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Erle Road (WB) In Yuba County on SR 70 construct ramp meter at WB Erle Road IC (PM R10.03) $ 380,000 $ 440,683 2026-2030 CAL21213 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Feather River Blvd (EB) In Yuba County on SR 70 construct ramp meter at EB Feather River blvd IC (PM R11.35) $ 380,000 $ 440,683 2026-2030
CAL20918 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Feather River Blvd (WB) In Yuba County on SR 70 construct ramp meter at WB Feather River blvd IC (PM R11.26) $ 380,000 $ 440,683 2026-2030
CAL21211 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Lindhurst Ave (EB) In Yuba County on SR 70 construct ramp meter at EB Lindhurst Ave IC (PM R10.01) $ 380,000 $ 440,683 2026-2030
CAL21208 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at McGowan Road (EB) In Yuba County on SR 70 construct ramp meter at EB McGowan Road IC (PM R7.60) $ 380,000 $ 440,683 2026-2030
CAL21207 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at McGowan Road (WB) In Yuba County on SR 70 construct ramp meter at WB McGowan Road IC (PM R7.07) $ 380,000 $ 440,683 2026-2030
CAL21214 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at North Beale Rd (EB) In Yuba County on SR 70 construct ramp meter at EB North Beale Rd IC (PM

13.57) $ 380,000 $ 440,683 2026-2030
CAL20917 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Olivehurst Ave (EB) In Yuba County on SR 70 construct ramp meter at EB Olivehurst Ave IC (PM R9.27) $ 380,000 $ 440,683 2026-2030
CAL21210 Planned YUB Caltrans D3
G- System
Management,
Operations, and ITS Yuba 70 ramp meter at Olivehurst Ave (WB) In Yuba County on SR 70 construct ramp meter at WB Olivehurst Ave IC (PM R9.09) $ 380,000 $ 440,683 2026-2030
YUB16063 Programmed YUB City of Marysville A- Bike & Ped Marysville Bicycle and Pedestrian Improvement Throughout Marysville, with concentration downtown and near schools:

Install 26 bicycle racks on public sidewalks, 7.23 miles of bicycle lanes, 5.74 miles of bicycle routes, four high visibility crosswalks, two Rectangular Rapid Flash Beacons, two speed feedback signs, a raised intersection, and 1,193 feet of sidewalk. $ 583,000 2020-2025
YUB16054 Programmed YUB City of Marysville
C- Maintenance &
Rehabilitation Marysville Medical Arts District Transportation Development 5th St., from SR 70 to J St., including the Medical Arts District: Rehabilitate road. Second St. (2nd St.) from Hwy 70 to J St., including the Medical Arts District: Extend and realign. $ 2,791,000 2020-2025
YUB15981 Planned YUB City of Marysville
C- Maintenance &
Rehabilitation Pavement Rehab. Project IV
Pavement Rehabilitation: 25th St. from Sampson to Covillaud, Sicard St. from East 16th St. to East 19th St., Freeman St. from East 18th St. to East 19th St. and East 19th St. from Covillaud to Ramirez. (Project IV) $ 700,000 $ 1,147,032 2036-2040 YUB15982 Planned YUB City of Marysville
C- Maintenance &
Rehabilitation Pavement Rehab. Project V
Pavement Rehabilitation: Rideout Wy. from Covillaud to Ramirez St., Greeley from East 19th St. to East 22nd St. and Boulton from East 19th St. to East 22nd St. (Project V) $ 700,000 $ 1,147,032 2036-2040

Page 92 of 97 ends

2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
YUB15979 Planned YUB City of Marysville
G- System
Management,
Operations, and ITS Upgrade Signals
Traffic Signalization: Upgrade the 4 existing traffic signals (in Marysville) that are not on the State Hwy. System. $ 1,200,000 $ 1,966,340 2036-2040 YUB16053 Planned YUB City of Wheatland
C- Maintenance &
Rehabilitation C Street Resurfacing Repair base failures, resurface and replace ped ramps. $ 280,000 $ 280,000 2020-2025 YUB16052 Planned YUB City of Wheatland
B- Road & Highway
Capacity Olive Street Extension Obtain right of way and construct arterial roadway. $ 2,400,000 $ 2,584,538 2020-2025 YUB16051 Planned YUB City of Wheatland
C- Maintenance &
Rehabilitation Pedestrian Safety Enhancements at Railroad Grade Crossings Construct ADA compliant sidewalks, detectable warning surfaces and extend rail crossings, and modify railroad warning devices. $ 980,000 $ 1,108,780 2020-2025 CAL18280
Project
Development Only YUB City of Wheatland
B- Road & Highway
Capacity Wheatland Pkwy.

Construct New Road: 2 lane expressway from the future north end of Hwy. 65 Lincoln Bypass to the existing Hwy. 65, near South Beale Rd. Includes: access control. $ 15,000,000 Post-2040
YUB16046 Planned YUB City of Wheatland
C- Maintenance &
Rehabilitation Wheatland Rd. Rehab Pavement rehab and ADA pedestian compliance. $ 460,000 $ 460,000 2020-2025 YUB15903
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Anderson Rd. Widen from 2 to 3 lane collector from Feather River Blvd. to Links Pkwy. $ 230,000 Post-2040 YUB15883
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Arboga Rd.

Widen: 4 lanes from McGowan Pkwy. to Erle Rd. Includes: curb, gutter, sidewalk, and landscaping. $ 3,250,000 Post-2040
YUB15880 Planned YUB Yuba County
B- Road & Highway
Capacity Arboga Road
New modified 4-lane arterial from Broadway Rd to Ella Ave, including pavement, curb, gutter, sidewalk and back of curb landscaping $ 6,600,000 $ 10,814,869 2036-2040 YUB16056 Planned YUB Yuba County
C- Maintenance &
Rehabilitation Bridge Preventive Maintenance Program A
Bridge Preventive Maintenance Program (BPMP), various bridges in the County of Yuba. See Caltrans Local Assistance HBP website for backup list of bridges $ 332,420 $ 349,249 2020-2025 YUB15893
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Broadway St. Signalization Traffic Signalization: at Broadway St / Links Pkwy $ 270,000 Post-2040 YUB15887
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Broadway St. Widening and Rehab
Widen 2 lanes to 4 lane arterial. Includes pavement, curb, gutter, sidewalk, and landscaping. $ 3,200,000 Post-2040
YUB15889
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Broadway St. Widening to 3 lanes Widen 2 to 3 lane collector from Feather River Blvd. to Links Pkwy. $ 200,000 Post-2040 YUB16085 Programmed YUB Yuba County A- Bike & Ped Cedar Lane Elementary - Safe Routes to Schools Project Around Cedar Lane Elementary School in the community of West Linda, Alicia Avenue, between Riverside Drive and Feather River Boulevard; Cedar Lane between Alicia Avenue and Garden Avenue: New sidewalks, crosswalks, striping, signage, ADA compliant ramps, storm drains, curbs, gutters, and Class III bicycle routes.. Toll Credits for CON $ 2,985,000 2020-2025 YUB16078 Planned YUB Yuba County A- Bike & Ped Cedar Lane SR2S Project Cedar Lane and Alicia Avenue Safe Routes to Schools $ 4,990,000 $ 5,242,619 2020-2025 YUB15910
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Country Club Ave. Signalization at Feather River Blvd. Traffic Signalization: 4-way signal at Feather River Blvd. $ 267,000 Post-2040 YUB15912
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Country Club Ave. Signalization at Links Pkwy. Traffic Signalization: 3-way signal at Links Pkwy. $ 215,000 Post-2040 YUB15907
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Country Club Ave. Widening
Widen: 3 lanes from Feather River Blvd. to Plumas Lake Golf Course. Includes:
curb, gutter, sidewalk, and landscaping. $ 363,800 Post-2040 YUB16064 Programmed YUB Yuba County A- Bike & Ped
Eleventh Avenue Bicycle Lane and Pedestrian Route
Improvements
In Olivehurst, Eleventh Ave., from Olivehurst Ave. to Powerline Rd: Construct Class III bicycle routes, three new crosswalk, lighting and flashing beacons. The project also provides pedestrian and bicycle skills training, walk- and bike-toschool events, incentives, materials for parents, and enhanced enforcement. $ 1,701,000 2020-2025

Page 93 of 97 ends

Widen 2 to 3 lane collector from Feather River Blvd. to Arboga Rd. Includes:
curb, gutter, sidewalk, and landscaping. $ 3,756,000 $ 4,807,998 2026-2030 YUB15897
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Ella Ave. / Arboga Rd. Traffic Signalization: at Ella Ave/Arboga Rd. $ 215,000 Post-2040 YUB15901
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Ella Ave. / Feather River Blvd. Traffic Signalization: at Ella Ave/Feather River Blvd. $ 267,000 Post-2040 YUB15899
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Ella Ave. / Links Pkwy. Traffic Signalization: at Ella Ave/Link Pkwy. $ 267,000 Post-2040 YUB15902
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Erle Rd. Widen: 4 lanes from Edgewater East to Griffith Ave. $ 2,656,000 Post-2040 YUB15905 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Erle Rd. / Goldfields Pkwy. Traffic Signalization: 3-way traffic signal. $ 215,000 $ 261,957 2026-2030 YUB16050 Planned YUB Yuba County
B- Road & Highway
Capacity Erle Rd/SR70 Intch Mod Modify ex Interchange: South of Marysville, SR 70 at Erle Road Interchange. $ 2,000,000 $ 2,560,169 2026-2030 YUB15928 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Feather River Blvd Traffic Signal at River Oaks Blvd Construct new traffic signal at Feather River Blvd and River Oaks Blvd. $ 300,000 $ 365,521 2026-2030 YUB15927
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Feather River Blvd. Widen: 4 lanes from Ella Ave. to south of Country Club Rd. $ 9,725,000 Post-2040 YUB15904
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Feather River Blvd. / Anderson Rd. Traffic Signalization: at Feather River Blvd/Anderson St. $ 267,000 Post-2040 YUB15894
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Feather River Blvd. / Broadway Street Traffic Signalization: at Feather River Blvd/Broadway St. $ 270,000 Post-2040 YUB16074 Planned YUB Yuba County A- Bike & Ped Fleming & Ninth Avenue Safe Routes to Schools Fleming & Ninth Avenue Safe Routes to Schools $ 3,582,000 $ 3,763,339 2020-2025 YUB16075
Project
Development Only YUB Yuba County A- Bike & Ped Forty-Mile Road Bike Lanes On Forty-Mile Road between Plumas-Arboga Road and State Route 65; construct bicycles lanes and wider shoulders; install new striping and signage. $ 4,564,800 Post-2040 YUB15881 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Goldfields Parkway Traffic Signal
Install new traffic signal at the intersection of North Beale Road and Goldfields Parkway $ 300,000 $ 347,908 2026-2030
YUB15930 Planned YUB Yuba County
B- Road & Highway
Capacity Goldfields Pkwy.

Construct New Road: 2 lanes from North Beale Rd. to north of HammontonSmartsville Rd. $ 995,000 $ 1,125,751 2020-2025 YUB15931
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Goldfields Pkwy. Interchange Construct New Interchange: Goldfields Pkwy. at Hwy. 65 / Hwy 70 connection. $ 66,000,000 Post-2040 YUB15929 Planned YUB Yuba County
B- Road & Highway
Capacity Goldfields Pkwy. Widening Widen Road: 4 lanes (of 6 lane arterial) from Orchard S.S. to North Beale Rd. $ 2,100,000 $ 3,441,095 2036-2040 YUB15934
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Griffith Ave. Widen: 3 lanes from Hammonton-Smartsville Rd. to Linda Ave. $ 6,600,000 Post-2040 YUB15939 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Hammonton-Smartsville Rd. / Goldfields Pkwy. Traffic Signalization: at Hammonton-Smartsville Rd/Goldfields Pkwy. $ 300,000 $ 384,025 2026-2030 YUB15940
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Hammonton-Smartsville Rd. / Griffith Ave. Traffic Signalization: at Hammonton-Smartsville Rd/Griffith Ave. $ 300,000 Post-2040

Page 94 of 97 ends

2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
YUB15938
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Hammonton-Smartville Rd. / Dantoni Rd. Traffic Signalization: at Hammonton-Smartsville Rd/Dantoni Ave. $ 300,000 Post-2040 YUB15867
Project
Development Only YUB Yuba County
C- Maintenance &
Rehabilitation Highway 70 Widen: overpass at McGowan Pkwy. Includes: new traffic signals. $ 4,200,000 Post-2040 YUB16032 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation Iowa City Rd. Bridge Replacement
Iowa City Rd. over Jack Slough, 0.35 miles east of Fruitland Rd.: Replace existing 2 lane bridge with a new 2 lane bridge. (Toll credits for PE, ROW, CON).

Toll Credits for ENG, ROW, CON $ 1,980,000 2020-2025
YUB15942
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity La Porte Rd. Widen and Realign: from Butte County to Willow Glen Rd. $ 3,200,000 Post-2040 YUB15944
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Links Parkway Extension to County Club Road
From Plumas Arboga Rd to Country Club Rd., construct new extension of Links Parkway. $ 12,000,000 Post-2040
YUB15943
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Links Pkwy. Construct New Road: 2 lane arterial from Ella Ave. to current Links Parkway. $ 850,000 Post-2040 YUB15906
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Links Pkwy. / Anderson Rd. Traffic Signalization: at Links Pkwy/Anderson Rd. $ 267,000 Post-2040 YUB15946 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Loma Rica Rd. Signalization Traffic Signalization: at Hwy. 20 / Loma Rica Rd. $ 300,000 $ 434,489 2031-2035 YUB15945
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Loma Rica Rd. Turn Pockets and Shoulders Roadway Operational Improvements: Widen and construct turn pockets at various locations. Includes: shoulder widening. $ 2,650,000 Post-2040 YUB15949 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Marysville Rd.

Roadway Operational Improvements: Construct turn pockets and widen shoulders at various intersections from Hwy. 20 to Willow Glen Rd. $ 3,955,000 $ 5,062,734 2026-2030 YUB16077
Project
Development Only YUB Yuba County A- Bike & Ped Marysville Road Bicycle Lane Project On Marysville Road between Willow Glenn Road and State Route 49; widen roadway for bicycles lanes and widen shoulders. $ 18,180,000 Post-2040 YUB15950 Planned YUB Yuba County
B- Road & Highway
Capacity McGowan Parkway
Construct 3-lane collector McGowan Parkway from Arboga Road to Union Pacific Railroad. $ 1,300,000 $ 1,882,788 2031-2035
YUB15871 Planned YUB Yuba County
G- System
Management,
Operations, and ITS McGowan Parkway and Arboga Road Traffic Signalization Install new Traffic Signal at the intersection of McGowan Parkway and Arboga Road. $ 250,000 $ 320,021 2026-2030
YUB16065 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation
McGowan Parkway Bicycle Lane and Pedestrian Route
Improvements
In Olivehurst, along McGowan Parkway between SR 70 and Olive Ave.:

Construct sidewalks, Class II bicycle lanes, ADA-compliant ramps, striping, traffic control devices, storm drain, and new crosswalks. Project includes a locally funded continuous left-turn lane. $ 1,559,000 2020-2025 YUB15951
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity McGowan Pkwy.

Widen: 4 lanes from UPRR to Hwy. 65. Includes: turn lane, curb, gutter, sidewalk, and landscaping. $ 278,000 Post-2040
YUB15868
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS McGowan Pkwy. / UPRR
Rail Crossing Project: Upgrade the existing at grade intersection at the UPRR tracks. $ 810,000 Post-2040
YUB15886 Planned YUB Yuba County
G- System
Management,
Operations, and ITS N. Beale Rd. / Griffith Rd. Traffic Signalization: at the intersection of North Beale Rd. / Griffith Rd. $ 215,000 $ 275,218 2026-2030 YUB16018 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation New York House Rd Bridge Replacement
New York House Rd over Dry Creek, 0.2 miles northeast of Frenchtown Rd:

Replace the existing structurally deficient 2 lane bridge with a new 2-lane bridge. (Toll Credits for PE, ROW & CON). Toll Credits for ENG, ROW, CON $ 2,568,289 2020-2025

Page 95 of 97 ends

2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
YUB16041 Programmed YUB Yuba County A- Bike & Ped North Beale Rd. Complete Streets Phase 2 North Beale Rd.,from Hammonton Smartsville Rd. to Linda Ave.: construct bicycle lanes, curb and gutter, sidewalks, drainage facilities, lighting and other improvements. (PE was done on YUB16008) $ 3,233,138 2020-2025 YUB16029 Planned YUB Yuba County A- Bike & Ped North Beale Rd. Complete Streets Revitalization Phase 3 Construct complete streets improvements for a 9400 ft stretch on North Beale Rd. from Linda Avenue. to Griffith Ave. in the community of Linda. The project will construct curbs, gutters, sidewalks, ADA compliant corner ramps, transit stop enhancements, intersection improvements and several other streetscape features. (PE is programmed on YUB16008) $ 11,450,000 $ 13,278,490 2026-2030 YUB15877 Programmed YUB Yuba County
B- Road & Highway
Capacity North Beale Road Improvements
Widen Roadway from 2-lanes to 4-lanes and install curb gutter and sidewalk from Linda Ave to Griffith Rd. $ 2,000,000 2026-2030
YUB15909
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Plumas Arboga Rd. Widen from 2 to 3 lane collector from UPRR to Algodon Rd. $ 8,700,000 Post-2040 YUB15958
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Plumas Arboga Rd. Ext Plumas Arboga Rd. Extension to the new interchange at SR 65 $ 2,675,000 Post-2040 YUB15913
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Plumas Arboga Rd. Rail Crossing Rail Crossing Project: Upgrade at the Union Pacific Railroad. $ 815,000 Post-2040 YUB15917
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Plumas Arboga Rd. Signalization A Traffic Signalization: at Plumas Arboga Rd. / Feather River Blvd. $ 267,000 Post-2040 YUB15915
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Plumas Arboga Rd. Signalization B Traffic Signalization: at Plumas Arboga Rd. / Arboga Rd. $ 267,000 Post-2040 YUB15918
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Plumas Arboga Rd. Signalization C Traffic Signalization: at Plumas Arboga Rd. / Links Pkwy. $ 267,000 Post-2040 YUB15916
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Plumas Arboga Rd. Widening A Widen 2 to 3 lane collector from Feather River Blvd. to Arboga Rd. $ 2,500,000 Post-2040 YUB15908
Project
Development Only YUB Yuba County
B- Road & Highway
Capacity Plumas Arboga Rd. Widening B Widen 2 to 3 lane collector from Arboga Rd. to UPRR. $ 2,000,000 Post-2040 YUB15919 Planned YUB Yuba County
B- Road & Highway
Capacity Plumas Lake Blvd.

Construct New Road: 4 lanes from Plumas Lake Blvd. Interchange to Plumas Arboga Rd. Includes: a structure over the RR tracks. $ 2,700,000 $ 3,456,228 2026-2030 YUB16034 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation Rices Crossing Rd. Bridge
Rices Crossing Rd, Over Oregon House Creek, 0.04 MI S/E Marysville Rd., replace structurally deficient 2 lane bridge with a new 2 lane bridge. (Toll Credits for PE, R/W, & CON.). Toll Credits for ENG, ROW, CON $ 1,118,000 2020-2025 YUB15920 Planned YUB Yuba County
B- Road & Highway
Capacity River Oaks Blvd
Construct new 4-lane modified arterial from Algodon Rd to Draper Ranch South development. $ 7,500,000 $ 9,600,634 2026-2030
YUB15923 Planned YUB Yuba County
B- Road & Highway
Capacity River Oaks Blvd. Extension A
Road Extension: 2 inner lanes of 4-lane arterial from Feather River Blvd. to Lateral 16. $ 2,000,000 $ 2,560,169 2026-2030
YUB15921 Planned YUB Yuba County
B- Road & Highway
Capacity River Oaks Blvd. Extension B
Road Extension: 4 lanes from Broadway St. to Draper Ranch South development. $ 6,300,000 $ 8,064,533 2026-2030
YUB15925
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS River Oaks Blvd. Signalization Traffic Signalization: at River Oaks Blvd. / Broadway St. $ 270,000 Post-2040 YUB16080 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation Road Safety Striping
Multiple roadways including Simpson Lane, Hammonton-Smartsville Road, Olivehurst Avenue, Olive Avenue, Linda Avenue, and Arboga Road: Install thermoplastic centerline and edge-line striping. (H9-03-032) $ 382,000 2020-2025

Page 96 of 97 ends

Replace existing 2 lane bridge with a new 2 lane bridge. (Toll credits for PE, ROW, CON). Toll Credits for ENG, ROW, CON $ 1,777,000 2020-2025 YUB15580 Planned YUB Yuba County
B- Road & Highway
Capacity SR 65 Interchange at Forty Mile Road
South of Marysville, SR 65 at Forty Mile Road Interchange: modify interchange to accommodate traffic from the Yuba County Motorplex. $ 2,070,000 $ 2,649,775 2026-2030 YUB16062 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation Striping Safety Improvements
Four road segments: Loma Rica Road, Marysville Road, La Porte Road, and Willow Glen Road.: Upgrade traffic markings using "audible" thermoplastic striping with cookies to provide better visibility and tactile feedback. (H8-03- 019). Toll Credits for CON $ 1,480,000 2020-2025
YUB16076
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Texas Hill Road Operational Improvements On Texas Hill Road - Roadway Operational Improvements: re-align curve, widen shoulders, and improve signage and striping. $ 850,800 Post-2040 YUB16073 Planned YUB Yuba County
G- System
Management,
Operations, and ITS Transportation and Transit Adaptation Planning Evaluate existing corridor vulnerability to flooding from extreme weather events, plus identify opportunities for improving drainage to mitigate for climate change, improve transit facilities, and improve water quality. $ 218,400 $ 218,400 2020-2025 YUB16023 Programmed YUB Yuba County
C- Maintenance &
Rehabilitation Waldo Rd/Dry Creek Bridge Replacement
Waldo Rd, over Dry Creek. Replace the existing one lane truss bridge with a new two lane bridge. (Toll credits for PE, ROW, & CON.). Toll Credits for ENG, ROW, CON $ 2,939,000 2020-2025
YUB15956
Project
Development Only YUB Yuba County
G- System
Management,
Operations, and ITS Woodruff Ln.

Roadway Safety Improvements: Widen shoulders on each side of road from Hwy. 70 to Hwy. 20. $ 2,300,000 Post-2040

Page 97 of 97 ends

1 Armando Lopez
From: Clint Holtzen <[email protected]>
Sent: Thursday, June 13, 2024 3:25 PM
To: Armando Lopez; Kacey Lizon; Dov Kadin
Cc: Tom Buford; Scott Johnson; Ron Bess; Matthew Sites; Sarah Poe; Kevin Schroder Subject: RE: American River One -- Planning and Design Commission Follow Up Flag: Flag for follow up
Flag Status: Completed
Armando,

Thank you for reaching out about the American River One project (DR22-238). As you know, SACOG provided a comment letter on January 18, 2023, that concurred with the City’s determination that the American River One Project is consistent with the 2020 Metropolitan Transportation Plan/Sustainable Communities Strategy (MTP/SCS) and is located within a Transit Priority Area (TPA), pursuant to PRC § 21155.4. SACOG reviewed the project description and SCS consistency analysis compared to the MTP/SCS assumptions for the project area in order to make our determination.

As noted in the staff report on the appeal, the Public Resources Code provision being used by the city to pursue a CEQA exemption, Section 21155.4 requires that the project be located within a transit priority area, which is defined in PRC Section 21099 as being within one half mile of an existing or planned major transit stop. A “planned major transit stop” qualifies as planned if it is “scheduled to be completed within the planning horizon included in a Transportation Improvement Program or applicable regional transportation plan.” In our adopted 2020 MTP/SCS, which has a planning horizon of 2040, we do include the Green Line Extension from Township 9 to Natomas Town Center as a project planned for completion by 2030. The listing information is included below. The locations of existing and planned major transit stops are also included in the map linked here. 2023 MTP Listing
SAC25235: extend light rail from Township 9 to North Natomas Town Center.

Cost: $390,000,000
Completion: 2030

While not required to be in the MTIP to qualify as a planned major transit stop, the Green Line is also currently programmed in the MTIP for purposes of environmental review (no construction funds yet):

MTIP Project Description for completion by 2027:
“This phase of the Green Line to the Airport (DNA) Light Rail Project will consist of two discreet, yet connected efforts. For the segment of the Green Line near and adjacent to the Sacramento Intermodal Transfer Center (SITF), the effort will entail the preparation of Draft EIS (and EIR), its circulation for public review and comment, addressing the comments and will culminate with a Final EIS (and EIR). The segment of the project adjacent to the SITF will be coordinated with on-going Sacramento Streetcar planning, environmental review, and design development. For the remainder of the 13-mile corridor, the effort will entail the preparation of a Draft EIS (and EIR) only and its circulation for public review and comments. An MOS will also be identified for this segment. The effort will also evaluate low-floor LRT vehicles and their integration into the RT system, evaluate LRT vehicle maintenance locations for the Green Line, evaluate downtown Sacramento rail/traffic effects of the proposed service, prepare the necessary technical information and for a New Starts evaluation under MAP-21, and involve the community and stakeholders in an outreach program for both efforts. Advanced conceptual engineering and preliminary engineering in key 2 areas with potential for environmental impacts that may require mitigation strategies for the EIS will be completed.”

To reiterate, the statement in the City of Sacramento’s River District Specific Plan that the station is “probable” is not relevant to whether the applicable requirements under Sections 21155.4 and 21099 have been met, which only requires the stop be “scheduled to be completed within the planning horizon included in a Transportation Improvement Program or applicable regional transportation plan.” This condition is satisfied in the 2020 MTP/SCS and confirmed in our letter.

Please reach out if you need anything further.

Cheers
Clint Holtzen | Planning Manager
Sacramento Area Council of Governments
cell: 916-844-4617
[email protected]

From: Armando Lopez <[email protected]>
Sent: Wednesday, June 12, 2024 10:51 PM
To: Kacey Lizon <[email protected]>; Dov Kadin <[email protected]>; Clint Holtzen <[email protected]> Cc: Tom Buford <[email protected]>; Scott Johnson <[email protected]>; Ron Bess <[email protected]>; Matthew Sites <[email protected]>; Sarah Poe <[email protected]>; Kevin Schroder <[email protected]>
Subject: American River One -- Planning and Design Commission Importance: High

EXTERNAL EMAIL: If unknown sender, do not click links/attachments.

Evening Clint, Kacey, and Dov,
The American River One project (DR22-238) is scheduled to be heard tomorrow (6/13) at the Planning and Design Commission Hearing. Staff is asking if a SACOG representative could be in attendance in order to speak to the further extension of the light rail green line to the Sequoia Pacific Blvd. Station. Please confirm receipt and let me know if your attendance can be expected. If unavailable to attend, please provide staff with documentation noting when the station can be expected to be completed in accordance with the SACOG concurrence letter attached. Feel free to reach out tomorrow morning.

SAVE THE
AMERICAN ::WS WWW WWW _,.

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202-l Board of Directors
Officers
Stephen Green, President
Wtrren 'Iruitt, Vice Pres.

Mary Beth Metcalf, Jrensurcr
Directors
Pam Britton
Joe Cadelago
Kelly Cohen
Elke Guenter
Joseph Klun
Jim Morgan
George Nyberg
Felix Smith
Tim Viall
Alan Wade, P(ISt Pres.

Betsy Weiland
Volunteers & Staff
Sara Stephens, Office Mgr.

Ad, isory Council
Dan Bacher
Anne Baron
Al Freitas
Callie Hurd
Gary Kukkola
Pam Lapinski
Dave Lydick
Clyde Macdonald, Past Pres.

Scott Rynearson
Randy Smith
Dale Steele
Ron Stork
Ron Suter
David Thesell
Eric Webb
Dan Winkelman
Save the American River Association
8836 Greenback Lane, Suite C • Orangwale, CA 95662
916-936-4555 • E-mail: [email protected] • www.SARAriuerwatch.01g February 21, 2024
Armando Lopez, Jr.

Urban Design Staff, Planning Division
Community Development Department
City of Sacramento
300 Richards Blvd.

Sacramento, CA 95811
RE: Comment on the American River One development project.

Dear Mr. Lopez:

Via E-mail
Preparation of an Environmental Impact Report on this mammoth project is absolutely essential. The City of Sacramento required that an Environmental Impact Report be prepared for the Township 9 project which had lesser impacts on the surrounding environment. And a number of positive changes were made in the project as a result.

An Environmental Impact Report on the American River One project will ensure that all significant and potentially significant impacts from structures and activities are fully disclosed, commented on, and either mitigated or findings of fact will be made that the impacts are significant and unavoidable.

The Environmental Impact Report also will study alternatives which, when conceived in the hands of professionals, may yield a project that is more compatible with the needs of the American River, the wildlife corridor, and all of the people in our community who seek out the American River Parkway as a respite from the stresses of life in the Sacramento region.

Defining alternatives for the project is especially important since the project would violate provisions of the American River Parkwqy Plan 2008. It was adopted by the Sacramento County Board of Supervisors and became state law when it was adopted by the California Legislature as the Urban American River Parkway Preservation Act, California Public Resources Code Section 5930 et seq.

The developers are seeking a variance in the zoning code so that the height of structures won't be limited to 35 feet. The Parkway Plan declares "Parcels should not be rezoned to encourage further development." That is state law.

The Parkway Plan states that "Jurisdictions shall use their authority to reduce, eliminate, and/ or mitigate potential adverse impacts upon the Parkway caused by adjacent land uses and activities." In addition, the Parkway Plan states that "Structures shall be located so that neither they, nor activities associated with them, cause damage to Parkway plants Gunrdian of the American River nnd Parkway ince 1961
Pagel ofZ
or wildlife." There should be restrictions on uses of the Podium Deck for events including concerts, band performances and large gatherings, in addition to not allowing unleashed dogs from the dog park to enter the Parkway where they could threaten Parkway users and wildlife.

The Parkway Plan requires "Setbacks or buffers between the Parkway and the development." Local jurisdictions are required to require "Structures to be stepped away from the Parkway or limits on Building scale (and) screening of structure visible from the Parkway with landscaping, preferably native vegetation or other naturally occurring features."
The American River One project would have two structures with a height of 194 feet, one with a height of 109 feet and one with a height of 152 feet. And all would be located close to the levee.

The developer is proposing trees, landscaping, and other measures to screen the buildings. But buildings this tall and so close to the Parkway cannot be effectively screened nor can there be limits on noise generated on the balconies and decks that line most floors of the buildings. There definitely would be light and visual intrusions in the Parkway.

The Parkway Plan notes that "Artificial lighting in wildlife habitats can mimic extended daylight conditions, which can impact public night sky aesthetics and diminish habitat function by acting as an environmental stressor. Effects could include loss and/ or redistribution of nesting and shelter locations, decreased foraging and predation success, a shift in migration patterns, disruption of terrestrial and aquatic wildlife's circadian rhythms and behavior, and adverse impact to wildlife survival." This building project is mammoth in size and height and would be located only steps from the Parkway.

The site is totally unsuitable for a project of this magnitude. The Parkway Plan requires that "Development immediately adjacent to the Parkway shall respect the intent of the Parkway goals by reducing visual impacts through context sensitive site planning and building design." If the site is developed, storm water runoff would go to the City of Sacramento's storm water system. The system is overloaded and deteriorating. Despite planning to upgrade the system, an assessment should be made as to whether the improved system will be able to accommodate the huge storm water runoff from the proposed development.

The development would provide one parking space for four separate residential units. That is totally inadequate. The apartments or condominiums would be rented or sold at the market rate. There are no units for low-income residents. All the residents would have motor vehicles and street parking is not available. In addition, people would need parking spaces on the site when visiting restaurants and shops, or attending meetings and gatherings.

It also should be noted that there are no grocery stores or health facilities nearby. Residents would need motor vehicles to travel to areas where their needs are being provided.

Sincerely,
+~
President, Save the American River Association
cc: The Hon. Mayor Darrell Steinberg
The Hon. Council Member Katie Valenzuela
SARA Board and Advisory Council Members

Page 2 ends

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February 20, 2024 Via E-mail
Armando Lopez, Jr.

Urban Design Staff, Planning Division
City of Sacramento
Subject: American River One, 450 Bercut Drive, 500 Bercut Drive Dear Mr. Lopez:

Save the American River Association (SARA) sincerely appreciates the opportunity to review the proposed American River One high rise development within the River District Specific Plan. SARA was founded in 1961 to establish the American River Parkway and we have remained ever since as lead advocates for the protection and preservation of the lower American River and Parkway. The Parkway is the gift far thinking, civic minded community members and leaders gave to us, the residents of a rapidly expanding urban area who increasingly understand the value of the places that give us relief from a fast paced and over built world.

We wish to also thank you for arranging a meeting with Mr. Julian Watt and his team.

Mr. Watt gave unstintingly of his time to answer our many questions regarding the proposed project.

While SARA continues to review this highly intense use on less than 4 acres of land abutting the American River Parkway, we have some first impressions:

PROJECT LOCATION – The American River Parkway
American River One is located adjacent to the American River Parkway (Land Use designation is Protected Area) on both the South and North sides of the River in the Sequoia Pacific Boulevard Area of the River District Specific Plan.

The American River Parkway is a vital environmental, recreation, aesthetic, and economic resource for the Sacramento region. The County’s managed and operated area of the Parkway is almost 5,000 acres of land and 23 miles of river. It is home to multitudes of plants, animals, birds, and fish, including special status species. It boasts more than 8 million visits per year – more even than Yosemite. Highlighting its value to the region is the honor awarded the American River Parkway by the California Parks and Recreation Society, District 2, naming the Parkway to its Hall of Honor 2012 as a Regional Treasure. It is considered the crown jewel of Sacramento. ':,~R~

SAVE THE

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2024 Board of Directors
Officers
Stephen Green, President
Wtrren 1iuitt, Vice Pres.

Mary Beth Metcalf, 1Je11S11r er
Directors
Pam Britton
Joe Cadelago
Kelly Cohen
Elke Guenter
Joseph Klun
Jim Morgan
George ·yberg
Felix Smith
Tim Viall
A1an Wade, PtlSt Pres.

Betsy Weiland
Volunteers & Sttiff
Sara Stephens, Office Mgr.

Advisory Council
Dan Bacher
Aime Baron
Al Freitas
Callie Hurd
Gary Kukkola
Pam Lapinski
Dave Lydick
Clyde Macdonald, Past Pres.

Scott Rynearson
Randy Smith
Dale Steele
Ron Stork
Ron Suter
David Thesell
Eric Webb
Dan Winkelman
Save the American River Association
8836 Greenback Lane, Suite C • Orangevale, CA 95662
916-936-4555 • E-mail: [email protected] • www.SARAriverwatch.org Gunrdians of the American River and Pnrkway since 1961
1 5
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We are providing a link to two excellent videos punctuating the American River Parkway as a regional asset, not a resource to be exploited. The following is a link to a video that amply illustrates the American River Parkway’s legacy.
https://youtu.be/UxKJ1NRAxc4?si=kMfoFBEp6KzWOGHa
American River One (Project) is not consistent with state law.

The American River Parkway is protected under federal and state law through designation as a National and State Wild and Scenic River for its recreational values and fishery. The American River Parkway Plan 2008, through the Urban American River Preservation Act (Act) (Public Resources Code Section 5840, et al), governs land uses adjacent to and within the American River Parkway.

The Act provides for the following:
+ “The Legislature hereby adopts the American River Parkway Plan so as to provide for the coordination with local agencies in the protection and management of the diverse and valuable natural land, water, native wildlife, and vegetation of the American River Parkway.”
+ “Actions of state and local agencies with regard to land use decisions shall be consistent with the American River Parkway Plan…”
American River Preservation Act
Public Resources Code Section 5840, et al
The American River Parkway Plan states:

7.19 Jurisdictions shall use their authority to reduce, eliminate, and/or mitigate potential adverse impacts upon the Parkway caused by adjacent land uses and activities.

7.19.1 Structures shall be located so that neither they, nor activities associated with them, cause damage to Parkway plants and wildlife.

7.19.2 Structures shall be located so that neither they, nor activities associated with them, impede the recreational use of the Parkway and such structures shall be consistent with the goals and policies of this Plan.

American River Parkway Plan 2008,
Chapter 7, Land Use, Page 111
The Project’s visual, light, noise, activities, and increased use impacts cannot be mitigated to less than significant especially when analyzed cumulatively with the River District Specific Plan’s proposed build out on lands adjacent to the River and Parkway.

In response to SARA’s comments on the DEIR for the River District Specific Plan, the City acknowledged that there is no feasible mitigation for activities associated with development adjacent to the River and Parkway such as off leash dogs, littering, and other 2 5
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scofflaw behavior which means illegal uses of the Parkway such as barbeques, parties, drinking, loud music, unrestricted access creating social trails crisscrossing sensitive habitats, in particular the riverine habitat critical to the fishery, etc. The Responder goes on to shift the responsibility for activities in the Parkway to the Sacramento County Regional Parks Department.

The River District Specific Plan stated a desire to be consistent with the goals and policies of the American River Parkway Plan 2008. Policy 7.25 in the Parkway Plan states that “Development immediately adjacent to the Parkway shall respect the intent of the Parkway goals by reducing visual impacts through context sensitive site planning and building design.” The FEIR River District Specific Plan states that the River and Parkway are protected from abuse by ordinances and policies. The ordinances and policies are already failing. The project applicant is asking for a height variance for one of the towers adjacent to the River from 35’ to over 100’. One look at the night view of the four towers with walls of glass facing the River, lighting up the night sky, confirms our belief that without more sensitive site planning and building design, the River District Special Planning Ordinance and the River District Design Guidelines cannot reduce the light pollution to less than significant, despite implementing Dark Sky Lighting Design. While exterior lighting can be regulated, interior lighting from residential units, some soaring almost 200’, with significant fenestration facing the River and Parkway, cannot be controlled.

This Project, absent required environmental review, is missing the sufficient buffer described in the RDSP as a “ribbon of parks at the river’s edge,” a transition between the natural world of the River and development. Township 9 illustrates this model. Township 9 was required to do an Environmental Impact Report.

The River District Specific Plan Final Environmental Impact Report is a program-level FEIR
The FEIR was intended to be a program-level environmental review, rather than project specific because the environmental impact report did not evaluate the planning area’s natural environment including wildlife habitat, natural hazards, and resources. For instance, the FEIR has no basis to conclude that there isn’t a local and regional impact to birds from the River District Specific Plan without analysis and discussion under the Migratory Bird Treaty Act at least. The American River and Parkway are a critical part of the Pacific Flyway. The FEIR did not analyze potentially significant and cumulative impacts on Sacramento’s diverse communities who come to the American River Parkway to enjoy “the passive beauty of the American River.” Lack of environmental review allows, with the approval of this project, an ultimate co-opting of the American River and Parkway for the use and enjoyment by residents able to afford a market rate housing option, cost unknown at this time.

It is clear that the River District Specific Plan considers the American River and Parkway a part of the planning area: “The greatest natural assets of the River District are the two rivers that form its northern and western boundaries – the American and the Sacramento Rivers. Hidden from view by elevated flood protection levees, the unique opportunity presented by the River District’s location at the confluence of these major California rivers 3 5
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has not yet been fully realized. The River District Specific Plan sets the stage for a future district that is able to capitalize upon the regional benefits of these resources.” (River District Specific Plan, Page 61)
The FEIR failed under CEQA to base conclusions regarding impacts to the American River and Parkway on evidence, failed to provide discussion, and omitted data and analysis.

Therefore the City/Project Applicant is required to do an Environmental Impact Report that will provide the information necessary to determine if the Project will significantly impact the American River and Parkway on its own and cumulatively.

PROJECT LOCATION – The Sequoia Pacific Boulevard Area
The Sequoia Pacific Boulevard Area is located east of Interstate 5, west of North 5th Street and north of Richards Boulevard to the American River. The Area is currently characterized primarily by the development of single-story, small tenant offices and warehouse uses. There is a mix of local and highway serving commercial uses, including restaurants and a service station. * The Specific Plan vision for the Sequoia Pacific Boulevard Area is one that takes advantage of the area’s proximity to a future Green Line light rail transit station located on Sequoia Specific Boulevard. The station is expected to be a gateway into the River District and Central City from the Sacramento International Airport. The station and its surroundings will be a defining feature of this Area, including a pedestrian plaza surrounded by a transit supportive mix of office and residential uses. The Area is also expected to include local and visitor-serving retail and commercial uses. Please note that Sequoia Pacific Boulevard will be changing its name to North 4 th Street.

The new bridge across the American River, a key component of the proposed Transit Station, is in its early planning phase. The study will require an analysis of alternative locations. The bridge is multi-modal with proposed 4 lanes of traffic, bicycle, and pedestrian lanes, and yet-to-be confirmed light rail service or other transit modes. In a recent public workshop, the City estimated that a new bridge will cost upwards of $500 million dollars and is years out from construction. NOTE: The RDSP does not include the bridge in its plan, throwing into doubt the usefulness of the proposed Transit Station at Sequoia Specific Boulevard, as a gateway into the River District and Central City from the Sacramento International Airport.

The Project’s four towers of residential units, housing an estimated range of 1400-1600 people appears to be outside of the 5-minute Walking Radius from the proposed Transit Station on Sequoia Pacific Boulevard (North 4th Street). The nearest grocery store is at 1101 Richards Boulevard, a 1.2 mile drive from Bercut Drive.

Regional Transit service is provided by Bus route 11, with a stop at Richards Blvd and Bercut Drive. Check with RT for details regarding routes, headways, and days of operation.

The number of parking spaces provided by the development is 325 spaces, providing parking for one in four residential units (0.25). There are no dedicated parking spaces for guests or patrons to the restaurant, café, and potential small retail. Confirm with the developer the number of bicycle racks accommodating numbers of bicycles.

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Statutory Exemption per Senate Bill 375 re: Sustainable Communities and Climate Protection Act of 2008
The decision by the City of Sacramento, the lead agency, to seek a statutory exemption per Senate Bill 375 is not supportable. Based on the FEIR River District Specific Plan, the City cannot make a determination the project is compliant with Public Resources code 21155.4 therefore they are not compliant with Section 3, Land Use Policy 8 of the Sustainable Communities Environmental Assessment Criteria which states “Ensure adequate access to open space and preservation of habitat,” because the City did not analyze the impacts/cumulative impacts to the ecological communities upon which wild animals, birds, plants, amphibians, and invertebrates depend. The American River and Parkway is of significant value and includes wildlife habitat of national, statewide, regional, and local importance. The RDSP places great emphasis on bringing more and more people, with varying degrees of activities to the River and Parkway with no idea if the RDSP is causing irreparable harm to the people, plants and animals that rely on the River and Parkway for their very existence, as well as their physical and mental health. All parks have a carrying capacity, and without a project-by-project environmental impact report analyzing the proposed project’s impacts, as well as cumulative impacts from development and activities adjacent to the American River Parkway, there is more than a fair chance that the American River Parkway will, in the future, no longer retain the status of a Wild and Scenic River.

SARA will continue to review and comment on the American River One project. Our comments will be based on further study of Senate Bill 375 and Public Resources code 21155.4, the Sacramento City General Plan, current and proposed, the River District Special Planning District Ordinance, the River District Design Guidelines, and the California Environmental Quality Act.

The above comments do form, however, the foundation of our opposition to the Project as submitted. We are, frankly, astounded that a project of this magnitude is entertained on such a constrained site.

We look forward to meeting with planning staff on February 28th. Sincerely, Betsy Weiland, Land Use Chair
Save the American River Association
cc: SARA Board of Directors
SARA Advisory Council
5 5
Laborers International Union of North America, Local Union 185 c/o Rebecca Davis, Lozeau Drury LLP 510 836-4200
6/18/2024
X
Gabriela Ventura 06/18/2024
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X X
PAID 06/18/2024
June 18, 2024
Via E-mail
Greg Sandlund, Planning Director
City of Sacramento
Community Development Department
300 Richards Boulevard, 3rd Floor
Sacramento, CA 95811
[email protected]
Re: Appeal of Planning Commission June 13, 2024 Decision Approving DR22-238, American River One Project (DR22-238) Item No. 8, June 13, 2024 Planning and Design Commission Hearing
Dear Mr. Sandlund:

On June 13, 2024, the Planning and Design Commission approved the American River One Project (DR22-238) (“Project”) based on a finding that the Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code (“PRC”) § 21155.4 and CEQA Guidelines, 14 Cal. Code Regs. § 15182(b). Laborers Union of North America, Local Union 185 (“LIUNA”) appeals the Planning and Design Commission’s approval of the Project and exemption determination for the reasons discussed below.

Despite any contrary provision of the Sacramento Municipal Code, the Planning and Decision Commission’s decision is appealable to the City Council. CEQA provides that “[i]f a nonelected decisionmaking body of a lead agency certifies an environmental impact report, approves a negative declaration or mitigated negative declaration, or determines that a project is not subject to this division, that certification, approval, or determination may be appealed to the agency’s elected decision making body, if any.” Pub. Res. Code § 21151(c). Because the City’s Planning and Design Commission is not an elected decisionmaking body and the Commission determined the Project is exempt from CEQA, the City must allow an appeal to the City’s elected decision making body – the City Council.

LIUNA appeals the Project approval and determination that the Project is exempt from CEQA pursuant to PRC § 21155.4 and CEQA Guidelines § 15182(b) because those provisions contain a significant caveat to the exemption: “[f]urther environmental review shall be conducted … if any of the events specified in Section 21166 have occurred.” PRC § 21155.4. One such event is where “[n]ew information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.” PRC § 21166(c). In the case of the American River One Project, the EIR for the River District Special Plan was certified on February 15, 2011. Thus, new information relating to potentially significant impacts which was not available in early 2011 must still be evaluated in an appropriate CEQA environmental review document for the Project.

Appeal re: American River One Project (DR22-238)
June 18, 2024

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LIUNA’s comments are based on new information that has come to light since the 2011 EIR for the River District Specific Plan establishing a significant risk to the health of future residents and employees from the Project’s use of composite wood finishing materials for the Project’s interior spaces that will emit formaldehyde at levels resulting in cancer risks greatly exceeding the 10 in a million cancer risk threshold identified by the Sacramento Metropolitan Air Quality Management District (“SMAQMD”). Of particular concern is new information showing that these excessive health risks will occur even if finishing materials compliant with the California Air Resources Board’s Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products (Formaldehyde ATCM”) are used for the Project.

SMAQMD’s thresholds of significance are attached as Exhibit A.

In support of its comments, LIUNA has retained indoor air quality expert, Francis Offermann, PE, CIH. Mr. Offermann, a Certified Industrial Hygienist and Professional Mechanical Engineer, concludes that the Project will expose future residents to significant impacts related to indoor air quality, and in particular, emissions for the cancer-causing chemical formaldehyde. Mr. Offermann is one of the world’s leading experts on indoor air quality and has published extensively on the topic. Mr. Offerman’s comment letter and curriculum vitae are attached as Exhibit B.

Mr. Offermann explains that many composite wood products typically used in modern home construction contain formaldehyde-based glues which off-gas formaldehyde over a very long time period. He states, “The primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood, medium density fiberboard, and particleboard. These materials are commonly used in building construction for flooring, cabinetry, baseboards, window shades, interior doors, and window and door trims.” (Ex. B, p. 3.) Mr. Offermann concludes that future residents of the Project will be exposed to a cancer risk from formaldehyde of approximately 120 per million, even assuming that all materials are compliant with the California Air Resources Board’s formaldehyde airborne toxics control measure. (Ex. A, p. 4.) This exceeds SMAQMD’s CEQA significance threshold for airborne cancer risk of 10 per million. He also concludes that the employees in the commercial spaces of the Project also will be exposed to a cancer-risk from formaldehyde from the Project of 17.7 per million, also exceeding the SMAQMD threshold. (Id., p. 5.) Importantly, Mr. Offermann’s conclusions are based on studies conducted in 2019 and therefore were not available when the 2011 River District Specific Plan EIR was approved. (Id., p. 3.) The CARB requirements are known as the Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products (Formaldehyde ATCM”). (17 Cal.Code Regs. § 93120-93120.12.) Composite wood products include hardwood plywood, particleboard (“PB”), and medium density fiberboard (“MDF”). (Id., § 93120(b); § 93120.1(a)(8).) The rules rely on prohibiting the sale, distribution, supply, or manufacturing of plywood, PB, and MDF that exceed formaldehyde emission standards established by the rule. (Id., § 93120.2(a).). The standards were phased in over a period of years. By January 1, 2009, composite wood products had to comply with the Phase 1 emission standards established for each type of product. (Id., § 93120.2(a) (a certain category of hardwood plywood products had until July 1, 2009 to meet the standard applicable to those products).). Each product category then had several years to comply with a lower Phase 2 standard. (Id., § 93120.2(a).). Thus, by January 1, 2010, no hardwood plywood with a veneer core could be sold in California without meeting its Phase 2 formaldehyde Appeal re: American River One Project (DR22-238)
June 18, 2024

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emission standard. (Id.) Particle board and MDF products had to comply with their Phase 2 standard by January 1, 2011. Thin MDF had to comply with its applicable standard by January 1, 2012. (Id.) The remaining plywoods with composite cores had to comply no later than July 1, 2012. (Id.)
Mr. Offermann states with confidence that residences using materials that comply with the Phase 2 formaldehyde emissions standards will pose significant cancer risks based on his review of a follow-up 2019 study to the 2009 New Homes study as well as his own extensive experience studying and evaluating formaldehyde emissions from products and buildings. The 2019 Singer study measured formaldehyde levels in homes built after 2009. Thus, most of the homes included in the study were constructed with materials that were subject to the Phase 2 emission standards.

Mr. Offermann’s expert comments are substantial evidence that, based on the available data, and without the benefit of the City investigating or gathering any information on formaldehyde emissions from the Project, the Project will have significant health risks on future residents from its emissions of formaldehyde because it is allowed to and likely will use CARB-compliant composite wood materials for its indoor finishing. Because this impact was not addressed in the 2011 EIR for the River District Specific Plan, that EIR is insufficient and inadequate under CEQA and excludes the Project and this potentially significant heath impact from being exempted from CEQA review.

When a Project exceeds a duly adopted CEQA significance threshold, as here, this alone establishes substantial evidence that the project will have a significant adverse environmental impact. Indeed, in many instances, such air quality thresholds are the only criteria reviewed and treated as dispositive in evaluating the significance of a project’s air quality impacts. (See, e.g.

Schenck v. County of Sonoma (2011) 198 Cal.App.4th 949, 960 [County applies Air District’s “published CEQA quantitative criteria” and “threshold level of cumulative significance”]; see also Communities for a Better Environment v. California Resources Agency (2002) 103 Cal.App.4th 98, 110-111 [“A ‘threshold of significance’ for a given environmental effect is simply that level at which the lead agency finds the effects of the project to be significant”].) Since expert evidence demonstrates that the Project will exceed the SMAQMD’s CEQA significance threshold, there is substantial evidence that an “unstudied, potentially significant environmental effect[]” exists. (See San Mateo Gardens, supra, 1 Cal.5th at 958.)
The City has a duty to investigate issues relating to a project’s potential environmental impacts. (See County Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal.App.4th 1544, 1597–98. [“[U]nder CEQA, the lead agency bears a burden to investigate potential environmental impacts.”].) This is especially true for toxic air contaminants such as formaldehyde. The proposed Project will have significant impacts on air quality and health risks by emitting cancer-causing levels of formaldehyde into the air that will expose future residents and employees to cancer risks in excess of SMAQMD’s threshold of significance for cancer health risks of 10 per million.

This indoor air quality impact could not have been known until 2019 when the first study was published showing that buildings using composite wood products that comply with the CARB formaldehyde standards vastly exceed CEQA significance thresholds for cancer risk. (Offerman, p.

3.) Therefore, this impact was not known and could not have been known when the 2011 EIR was approved. When scientific information was not available at the time of prior CEQA review, more recent studies showing that a project may have more serious human health or environmental impacts constitute significant new information requiring a subsequent EIR. (Security Envt'l Sys. v Appeal re: American River One Project (DR22-238)
June 18, 2024

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South Coast Air Quality Mgmt. Dist. (1991) 229 Cal.App.3d 110, 124; Meridian Ocean Sys. v.

State Lands Com. (1990) 222 Cal.App.3d 153, 169). As such, the staff report’s conclusion that an exemption is warranted is improper under PRC § 21155.4 and CEQA Guidelines § 15182(b) and subsequent environmental review is required. Mr. Offerman’s expert comments are substantial evidence of new significant information and significant effect to air quality and health risks, precluding the City’s reliance on these two CEQA exemption provisions.

Additionally, Mr. Offermann suggests mitigating the Project’s indoor air quality impacts by requiring all composite wood products used in construction of the Project to be manufactured with CARB-approved no-added formaldehyde (NAF) resins. (Ex. A, pp. 11-13.) Because indoor air quality impacts were not analyzed in the 2011 EIR, the City has not considered the use of NAF composite wood products. Furthermore, such products have only become readily available recently and, thus, could not have been considered in 2011. These mitigation measures also are ne information of substantial importance triggering an additional CEQA review. 14 Cal. Admin. Code § 15162(a)(3)(C) & (D). Notably, even compliance with California’s green building standards does not address this impact because the building standards do not change the CARB regulations. As Mr. Offermann explains, the use of CARB-compliant composite wood materials pursuant to the green building code does not prevent health risks as high as 12 times the 10 in a million cancer risk threshold. (Offerman comments, pp. 3-4.)
For these reasons, staff is incorrect in relying on PRC § 21155.4 and CEQA Guidelines § 15182(b). A supplemental EIR must be prepared to evaluate the direct and cumulative impacts of formaldehyde emissions to indoor air from the Project’s use of composite wood materials on the Project’s interior finishing.

Sincerely,
Rebecca Davis
Lozeau Drury LLP

EXHIBIT A
Construction Phase Operational Phase
NOX (ozone precursor) 85 pounds/day 65 pounds/day
ROG (VOC) (ozone precursor) NONE 65 pounds/day
PM10
Zero (0). If all feasible BACT/BMPs are applied, then 80 pounds/day and 14.6 tons/year Zero (0). If all feasible BACT/BMPs are applied, then 80 pounds/day and 14.6 tons/year PM2.5
Zero (0). If all feasible BACT/BMPs are applied, then 82 pounds/day and 15 tons/year Zero (0). If all feasible BACT/BMPs are applied, then 82 pounds/day and 15 tons/year CO
NO2
SO2
Lead
Visibility Reducing Particles
Sulfates
H2S
Vinyl Chloride
Construction Phase Operational Phase
GHG as CO2e 1,100 metric tons/year Demonstrate consistency with the Climate Change Scoping Plan by implementing applicable Best Management Practices (BMP), or equivalent on-site or off-site mitigation.

All projects must implement tier 1 BMPs (BMP 1 & 2):

BMP 1 - projects shall be designed and constructed without natural gas infrastructure.

BMP 2 - projects shall meet the current CalGreen Tier 2 standards, except all electric vehicle capable spaces shall instead be electric vehicle ready.

Projects that exceed 1,100 metrict tons/year after implementation of tier 1 BMPs must implement tier 2 BMPs (BMP 3):

BMP 3 - residential projects shall achieve a 15% reduction in vehicle miles traveled per resident and office projects shall achieve a 15% reduction in vehicle miles traveled per worker compared to existing average vehicle miles traveled for the county, and retail projects shall achieve a no net increase in total vehicle miles traveled to show consistency with SB 743.

Toxic Air Contaminant (TAC) Thresholds
Cancer Risk An incremental increase in cancer risk greater than 10 in one million at any off-site receptor.

Non-cancer (Hazard Index) Ground-level concentration of project-generated TACs that would result in a Hazard Index greater than 1 at any off-site receptor.

Construction Phase Operational Phase
Greenhouse Gas Emissions (GHG) Thresholds
GHG as CO2e 1,100 metric tons/year 10,000 metric tons/year Notes:

The SMAQMD Board of Directors adopted air quality thresholds of significance for criteria pollutants on March 28, 2002, via resolution AQMD2002018.

A project is considered significant if emissions exceed a CAAQS or contribute substantially to an existing or projected violation of a CAAQS.

A substantial contribution is considered an emission that is equal to or greater than 5% of a CAAQS.

Revisions to the CAAQS are automatically adopted as revisions to these thresholds.

Official citation for the CAAQS: California Code of Regulations, Title 17, Section 70200, Table of Standards.

The TAC thresholds were developed as part of the SMAQMD's AB2588 program.

The SMAQMD Board of Directors has not established a threshold for mobile source or non-permitted sources of TAC, see Chapter 5.

The SMAQMD Board of Directors adopted GHG thresholds on October 23, 2014, via resolution AQMD2014-028 The SMAQMD Board of Directors rescinded the 2002 concentration based thresholds for PM10 and PM2.5 and adopted the new mass emissions PM10 and PM2.5 thresholds on May 28, 2015,via resolution AQMD2015-022. BACT is best available control technology and BMPs are best management practices.

The SMAQMD Board of Directors adopted an updated land development GHG threshold, including Best Management practices on April 23, 2020, via resolution 2020-009.

Stationary Source Only

1.5 µg/m3 30-day average
25 µg/m3 24-hour standard

0.03 ppm (42 µg/m3) 1-hour standard

0.01 ppm (26 µg/m3) 24-hour standard
Extinction coefficient of 0.23 per kilometer - visibility of ten miles or more due to particles when relative humidity is less than 70 percent Greenhouse Gas Emissions (GHG) Thresholds

0.25 ppm 1-hour standard (665 µg/m3); 0.04 ppm 24-hour standard (105 µg/m3) Mass Emission Thresholds
Concentration Thresholds (based on the California Ambient Air Quality Standard, identical threshold for both phases of development) All Projects Subject to CEQA
Land Development and Construction Projects
SMAQMD Thresholds of Significance Table
20 ppm 1-hour standard (23 mg/m3); 9 ppm 8-hour standard (10 mg/m3)

0.18 ppm 1-hour standard (339 µg/m3); 0.03 ppm Annual Arithmetic Mean (57 µg/m3) CEQA Guide December 2009, Revised November 2014, May 2015, April 2020

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EXHIBIT B

INDOOR ENVIRONMENTAL ENGINEERING
1448 Pine Street, Suite 103 San Francisco, California 94109 Telephone: (415) 567-7700
E-mail: [email protected]
http://www.iee-sf.com
Date: June 8, 2024
To: Michael Lozeau
Lozeau | Drury LLP
1939 Harrison Street, Suite 150
Oakland, California 94612
From: Francis J. Offermann PE CIH
Subject: Indoor Air Quality: American River One Project, Sacramento, CA (IEE File Reference: P-4812)
Pages: 16
Indoor Air Quality Impacts
I am writing this letter as there is new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the Draft Environmental Impact Report (City of Sacramento, 2010), that shows the Project will have significant effects from formaldehyde emission not discussed in the previous DEIR. This new information relates to the recent Singer 2020 study that shows that new residences built with composite wood products that are CARB Phase 2 certified, do not insure indoor formaldehyde concentrations that are below the CEQA cancer risk of 10 per million.

Indoor air quality (IAQ) directly impacts the comfort and health of building occupants, and the achievement of acceptable IAQ in newly constructed and renovated buildings is a wellrecognized design objective. For example, IAQ is addressed by major high-performance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014). Indoor air quality in homes is particularly important because occupants, on average, spend approximately ninety percent of their time indoors with the 2 of 19
majority of this time spent at home (EPA, 2011). Some segments of the population that are most susceptible to the effects of poor IAQ, such as the very young and the elderly, occupy their homes almost continuously. Additionally, an increasing number of adults are working from home at least some of the time during the workweek. Indoor air quality also is a serious concern for workers in hotels, offices and other business establishments.

The concentrations of many air pollutants often are elevated in homes and other buildings relative to outdoor air because many of the materials and products used indoors contain and release a variety of pollutants to air (Hodgson et al., 2002; Offermann and Hodgson, 2011). With respect to indoor air contaminants for which inhalation is the primary route of exposure, the critical design and construction parameters are the provision of adequate ventilation and the reduction of indoor sources of the contaminants.

Indoor Formaldehyde Concentrations Impact. In the California New Home Study (CNHS) of 108 new homes in California (Offermann, 2009), 25 air contaminants were measured, and formaldehyde was identified as the indoor air contaminant with the highest cancer risk as determined by the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a), No Significant Risk Levels (NSRL) for carcinogens. The NSRL is the daily intake level calculated to result in one excess case of cancer in an exposed population of 100,000 (i.e., ten in one million cancer risk) and for formaldehyde is 40 µg/day. The NSRL concentration of formaldehyde that represents a daily dose of 40 µg is 2 µg/m3, assuming a continuous 24-hour exposure, a total daily inhaled air volume of 20 m3, and 100% absorption by the respiratory system. All of the CNHS homes exceeded this NSRL concentration of 2 µg/m3 .

The median indoor formaldehyde concentration was 36 µg/m3 , and ranged from 4.8 to 136
µg/m3, which corresponds to a median exceedance of the 2 µg/m3 NSRL concentration of 18 and a range of 2.3 to 68.

Therefore, the cancer risk of a resident living in a California home with the median indoor formaldehyde concentration of 36 µg/m3, is 180 per million as a result of formaldehyde alone. The CEQA significance threshold for airborne cancer risk is 10 per million, as established by the Sacramento Metropolitan Air Quality Management District (SMAQMD, 2020).
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Besides being a human carcinogen, formaldehyde is also a potent eye and respiratory irritant. In the CNHS, many homes exceeded the non-cancer reference exposure levels (RELs) prescribed by California Office of Environmental Health Hazard Assessment (OEHHA, 2017b). The percentage of homes exceeding the RELs ranged from 98% for the Chronic REL of 9 µg/m3 to 28% for the Acute REL of 55 µg/m3 .

The primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood, medium density fiberboard, and particleboard. These materials are commonly used in building construction for flooring, cabinetry, baseboards, window shades, interior doors, and window and door trims.

In January 2009, the California Air Resources Board (CARB) adopted an airborne toxics control measure (ATCM) to reduce formaldehyde emissions from composite wood products, including hardwood plywood, particleboard, medium density fiberboard, and also furniture and other finished products made with these wood products (California Air Resources Board 2009). While this formaldehyde ATCM has resulted in reduced emissions from composite wood products sold in California, they do not preclude that homes built with composite wood products meeting the CARB ATCM will have indoor formaldehyde concentrations that are below cancer and non-cancer exposure guidelines.

A follow up study to the California New Home Study (CNHS) was conducted in 2016-2018 (Singer et. al., 2020), and found that the median indoor formaldehyde in new homes built after 2009 with CARB Phase 2 Formaldehyde ATCM materials had lower indoor formaldehyde concentrations, with a median indoor concentrations of 22.4 µg/m3 (18.2 ppb) as compared to a median of 36 µg/m3 found in the 2007 CNHS. Unlike in the CNHS study where formaldehyde concentrations were measured with pumped DNPH samplers, the formaldehyde concentrations in the HENGH study were measured with passive samplers, which were estimated to under-measure the true indoor formaldehyde concentrations by approximately 7.5%. Applying this correction to the HENGH indoor formaldehyde concentrations results in a median indoor concentration of 24.1 µg/m3 , which is 33% lower
than the 36 µg/m3 found in the 2007 CNHS.
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Thus, while new homes built after the 2009 CARB formaldehyde ATCM have a 33% lower median indoor formaldehyde concentration and cancer risk, the median lifetime cancer risk is still 120 per million for homes built with CARB compliant composite wood products, which is more than 12 times the OEHHA 10 in a million cancer risk threshold (OEHHA, 2017a).

With respect to this Project, the buildings in the American River One Project, Sacramento, CA consist of a residential and commercial spaces.

The residential occupants will potentially have continuous exposure (e.g. 24 hours per day, 52 weeks per year). These exposures are anticipated to result in significant cancer risks resulting from exposures to formaldehyde released by the building materials and furnishing commonly found in residential construction.

Because these residences will be constructed with CARB Phase 2 Formaldehyde ATCM materials, and be ventilated with the minimum code required amount of outdoor air, the indoor residential formaldehyde concentrations are likely similar to those concentrations observed in residences built with CARB Phase 2 Formaldehyde ATCM materials, which is a median of 24.1 µg/m3 (Singer et. al., 2020)
Assuming that the residential occupants inhale 20 m3 of air per day, the average 70-year lifetime formaldehyde daily dose is 482 µg/day for continuous exposure in the residences.

This exposure represents a cancer risk of 120 per million, which is more than 12 times the CEQA cancer risk of 10 per million. For occupants that do not have continuous exposure, the cancer risk will be proportionally less but still substantially over the CEQA cancer risk of 10 per million (e.g. for 12/hour/day occupancy, more than 6 times the CEQA cancer risk of 10 per million).

The employees of the commercial spaces are expected to experience significant indoor exposures (e.g., 40 hours per week, 50 weeks per year). These exposures for employees are anticipated to result in significant cancer risks resulting from exposures to formaldehyde 5 of 19
released by the building materials and furnishing commonly found in offices, warehouses, residences and hotels.

Because the commercial spaces will be constructed with CARB Phase 2 Formaldehyde ATCM materials and ventilated with the minimum code required amount of outdoor air, the indoor formaldehyde concentrations are likely similar to those concentrations observed in residences built with CARB Phase 2 Formaldehyde ATCM materials, which is a median of 24.1 µg/m3 (Singer et. al., 2020)
Assuming that the employees of commercial spaces work 8 hours per day and inhale 20 m3 of air per day, the formaldehyde dose per work-day at the offices is 161 µg/day.

Assuming that these employees work 5 days per week and 50 weeks per year for 45 years (start at age 20 and retire at age 65) the average 70-year lifetime formaldehyde daily dose is 70.9 µg/day.

This is 1.77 times the NSRL (OEHHA, 2017a) of 40 µg/day and represents a cancer risk of 17.7 per million, which exceeds the CEQA cancer risk of 10 per million. This impact should be analyzed in an environmental impact report (“EIR”), and the agency should impose all feasible mitigation measures to reduce this impact. Several feasible mitigation measures are discussed below and these and other measures should be analyzed in an EIR.

In addition, we note that the average outdoor air concentration of formaldehyde in California is 3 ppb, or 3.7 µg/m3
, (California Air Resources Board, 2004), and thus
represents an average pre-existing background airborne cancer risk of 1.85 per million.

Thus, the indoor air formaldehyde exposures describe above exacerbate this pre-existing risk resulting from outdoor air formaldehyde exposures.

Appendix A, Indoor Formaldehyde Concentrations and the CARB Formaldehyde ATCM, provides analyses that show utilization of CARB Phase 2 Formaldehyde ATCM materials will not ensure acceptable cancer risks with respect to formaldehyde emissions from composite wood products.
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Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million.

The permissible emission rates for ULEF composite wood products are only 11-15% lower than the CARB Phase 2 emission rates. Only use of composite wood products made with no-added formaldehyde resins (NAF), such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met.

The following describes a method that should be used prior to construction in the environmental review under CEQA, for determining whether the indoor concentrations resulting from the formaldehyde emissions of the specific building materials/furnishings selected for the building exceed cancer and non-cancer guidelines. Such a design analyses can be used to identify those materials/furnishings prior to the completion of the City’s CEQA review and project approval, that have formaldehyde emission rates that contribute to indoor concentrations that exceed cancer and non-cancer guidelines, so that alternative lower emitting materials/furnishings may be selected and/or higher minimum outdoor air ventilation rates can be increased to achieve acceptable indoor concentrations and incorporated as mitigation measures for this project.

Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment.

This formaldehyde emissions assessment should be used in the environmental review under CEQA to assess the indoor formaldehyde concentrations from the proposed loading of building materials/furnishings, the area-specific formaldehyde emission rate data for building materials/furnishings, and the design minimum outdoor air ventilation rates. This assessment allows the applicant (and the City) to determine before the conclusion of the environmental review process and the building materials/furnishings are specified, purchased, and installed if the total chemical emissions will exceed cancer and non-cancer guidelines, and if so, allow for changes in the selection of specific material/furnishings and/or the design minimum outdoor air ventilations rates such that cancer and non-cancer guidelines are not exceeded.
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1.) Define Indoor Air Quality Zones. Divide the building into separate indoor air quality zones, (IAQ Zones). IAQ Zones are defined as areas of well-mixed air. Thus, each ventilation system with recirculating air is considered a single zone, and each room or group of rooms where air is not recirculated (e.g. 100% outdoor air) is considered a separate zone. For IAQ Zones with the same construction material/furnishings and design minimum outdoor air ventilation rates. (e.g. hotel rooms, apartments, condominiums, etc.) the formaldehyde emission rates need only be assessed for a single IAQ Zone of that type.

2.) Calculate Material/Furnishing Loading. For each IAQ Zone, determine the building material and furnishing loadings (e.g., m2 of material/m2 floor area, units of furnishings/m2 floor area) from an inventory of all potential indoor formaldehyde sources, including flooring, ceiling tiles, furnishings, finishes, insulation, sealants, adhesives, and any products constructed with composite wood products containing urea-formaldehyde resins (e.g., plywood, medium density fiberboard, particleboard).

3.) Calculate the Formaldehyde Emission Rate. For each building material, calculate the formaldehyde emission rate (µg/h) from the product of the area-specific formaldehyde emission rate (µg/m2-h) and the area (m2) of material in the IAQ Zone, and from each furnishing (e.g. chairs, desks, etc.) from the unit-specific formaldehyde emission rate (µg/unit-h) and the number of units in the IAQ Zone.

NOTE: As a result of the high-performance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014), most manufacturers of building materials furnishings sold in the United States conduct chemical emission rate tests using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017), or other equivalent chemical emission rate testing methods. Most manufacturers of building furnishings sold in the United States conduct chemical emission rate tests using ANSI/BIFMA M7.1 Standard Test Method for Determining VOC Emissions (BIFMA, 2018), or other equivalent chemical emission rate testing methods.
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CDPH, BIFMA, and other chemical emission rate testing programs, typically certify that a material or furnishing does not create indoor chemical concentrations in excess of the maximum concentrations permitted by their certification. For instance, the CDPH emission rate testing requires that the measured emission rates when input into an office, school, or residential model do not exceed one-half of the OEHHA Chronic Exposure Guidelines (OEHHA, 2017b) for the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017). These certifications themselves do not provide the actual area-specific formaldehyde emission rate (i.e., µg/m2-h) of the product, but rather provide data that the formaldehyde emission rates do not exceed the maximum rate allowed for the certification. Thus for example, the data for a certification of a specific type of flooring may be used to calculate that the area-specific emission rate of formaldehyde is less than 31 µg/m2-h, but not the actual measured specific emission rate, which may be 3, 18, or 30 µg/m2-h. These area-specific emission rates determined from the product certifications of CDPH, BIFA, and other certification programs can be used as an initial estimate of the formaldehyde emission rate.

If the actual area-specific emission rates of a building material or furnishing is needed (i.e. the initial emission rates estimates from the product certifications are higher than desired), then that data can be acquired by requesting from the manufacturer the complete chemical emission rate test report. For instance if the complete CDPH emission test report is requested for a CDHP certified product, that report will provide the actual area-specific emission rates for not only the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017), but also all of the cancer and reproductive/developmental chemicals listed in the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a), all of the toxic air contaminants (TACs) in the California Air Resources Board Toxic Air Contamination List (CARB, 2011), and the 10 chemicals with the greatest emission rates.

Alternatively, a sample of the building material or furnishing can be submitted to a chemical emission rate testing laboratory, such as Berkeley Analytical Laboratory (https://berkeleyanalytical.com), to measure the formaldehyde emission rate. 9 of 19

4.) Calculate the Total Formaldehyde Emission Rate. For each IAQ Zone, calculate the total formaldehyde emission rate (i.e. µg/h) from the individual formaldehyde emission rates from each of the building material/furnishings as determined in Step 3.

5.) Calculate the Indoor Formaldehyde Concentration. For each IAQ Zone, calculate the indoor formaldehyde concentration (µg/m3) from Equation 1 by dividing the total formaldehyde emission rates (i.e. µg/h) as determined in Step 4, by the design minimum outdoor air ventilation rate (m3/h) for the IAQ Zone.

𝐶𝐶𝑖𝑖𝑖𝑖 = 𝐸𝐸𝑡𝑡𝑡𝑡𝑡𝑡𝑡𝑡𝑡𝑡
𝑄𝑄 (Equation 1)
where:

Cin = indoor formaldehyde concentration (µg/m3
)
Etotal = total formaldehyde emission rate (µg/h) into the IAQ Zone.

Qoa = design minimum outdoor air ventilation rate to the IAQ Zone (m3/h) The above Equation 1 is based upon mass balance theory, and is referenced in Section

3.10.2 “Calculation of Estimated Building Concentrations” of the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017).

6.) Calculate the Indoor Exposure Cancer and Non-Cancer Health Risks. For each IAQ Zone, calculate the cancer and non-cancer health risks from the indoor formaldehyde concentrations determined in Step 5 and as described in the OEHHA Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments (OEHHA, 2015).

7.) Mitigate Indoor Formaldehyde Exposures of exceeding the CEQA Cancer and/or NonCancer Health Risks. In each IAQ Zone, provide mitigation for any formaldehyde exposure risk as determined in Step 6, that exceeds the CEQA cancer risk of 10 per million or the CEQA non-cancer Hazard Quotient of 1.0.

Provide the source and/or ventilation mitigation required in all IAQ Zones to reduce the 10 of 19
health risks of the chemical exposures below the CEQA cancer and non-cancer health risks.

Source mitigation for formaldehyde may include:

1.) reducing the amount materials and/or furnishings that emit formaldehyde

2.) substituting a different material with a lower area-specific emission rate of formaldehyde

Ventilation mitigation for formaldehyde emitted from building materials and/or furnishings may include:

1.) increasing the design minimum outdoor air ventilation rate to the IAQ Zone.

NOTE: Mitigating the formaldehyde emissions through use of less material/furnishings, or use of lower emitting materials/furnishings, is the preferred mitigation option, as mitigation with increased outdoor air ventilation increases initial and operating costs associated with the heating/cooling systems.

Further, we are not asking that the builder to “speculate” on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017), and use the procedure described earlier (i.e. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.

Outdoor Air Ventilation Impact. Another important finding of the CNHS, was that the outdoor air ventilation rates in the homes were very low. Outdoor air ventilation is a very important factor influencing the indoor concentrations of air contaminants, as it is the primary removal mechanism of all indoor air generated contaminants. Lower outdoor air exchange rates cause indoor generated air contaminants to accumulate to higher indoor air concentrations. Many homeowners rarely open their windows or doors for ventilation as a 11 of 19
result of their concerns for security/safety, noise, dust, and odor concerns (Price, 2007). In the CNHS field study, 32% of the homes did not use their windows during the 24‐hour Test Day, and 15% of the homes did not use their windows during the entire preceding week.

Most of the homes with no window usage were homes in the winter field session. Thus, a substantial percentage of homeowners never open their windows, especially in the winter season. The median 24‐hour measurement was 0.26 air changes per hour (ach), with a range of 0.09 ach to 5.3 ach. A total of 67% of the homes had outdoor air exchange rates below the minimum California Building Code (2001) requirement of 0.35 ach. Thus, the relatively tight envelope construction, combined with the fact that many people never open their windows for ventilation, results in homes with low outdoor air exchange rates and higher indoor air contaminant concentrations.

The American River One Project, Sacramento, CA is close to roads with moderate to high traffic (e.g., I-5, North 7th Street, Richards Boulevard, etc.). In addition, the Project ambient noise level is impacted by the Union Pacific Railroad rail traffic, the SacRT Blue and Green light rail traffic, and the Sacramento International Airport and McLellan Park air traffic.

Thus, the Project is located in an urban area with ambient noise levels impacted by motor vehicle, rail, and air traffic.

According to the Draft Environmental Impact Report - River District Specific Plan (City of Sacramento, 2010), there has been no acoustic study of the Project existing 2024 or future ambient noise levels (i.e., motor vehicle, rail, and air traffic).There has only been a single 24-hour measurement and seven 15-minute measurements of the ambient noise level conducted 14 years ago, January 1-14, 2010, and modeled existing and future ambient traffic noise levels.

In order to design the building for this Project such that interior noise levels are acceptable, an acoustic study with actual on-site measurements of the existing ambient noise levels and modeled future ambient noise levels needs to be conducted. The acoustic study of the existing ambient noise levels should be conducted over a minimum of a one-week period and report the dBA CNEL or Ldn. This study will allow for the selection of a building envelope and windows with a sufficient STC such that the indoor noise levels are acceptable. A mechanical supply of outdoor air ventilation to allow for a habitable interior 12 of 19
environment with closed windows and doors will also be required. Such a ventilation system would allow windows and doors to be kept closed at the occupant’s discretion to control exterior noise within building interiors.

PM2.5 Outdoor Concentrations Impact. An additional impact of the nearby motor vehicle traffic associated with this project, are the outdoor concentrations of PM2.5. According to the Draft Environmental Impact Report - River District Specific Plan (City of Sacramento, 2010), the Project is located in the Sacramento Metropolitan Air Quality Management District, which is a State and Federal non-attainment area for PM2.5.

An air quality analyses should be conducted to determine the concentrations of PM2.5 in the outdoor and indoor air that people inhale each day. This air quality analyses needs to consider the cumulative impacts of the project related emissions, existing and projected future emissions from local PM2.5 sources (e.g. stationary sources, motor vehicles, and airport traffic) upon the outdoor air concentrations at the Project site. If the outdoor concentrations are determined to exceed the California and National annual average PM2.5 exceedence concentration of 12 µg/m3
, or the National 24-hour average exceedence
concentration of 35 µg/m3, then the buildings need to have a mechanical supply of outdoor air that has air filtration with sufficient removal efficiency, such that the indoor concentrations of outdoor PM2.5 particles is less than the California and National PM2.5 annual and 24-hour standards.

It is my experience that based on the projected high traffic noise levels, the annual average concentration of PM2.5 will exceed the California and National PM2.5 annual and 24-hour standards and warrant installation of high efficiency air filters (i.e. at least MERV 13, or possibly MERV 14 or 15 depending on the results of the Project ambient PM2.5 concentrations) in all mechanically supplied outdoor air ventilation systems.

Indoor Air Quality Impact Mitigation Measures
The following are recommended mitigation measures to minimize the impacts upon indoor quality:
13 of 19
Indoor Formaldehyde Concentrations Mitigation. Use only composite wood materials (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF) resins (CARB, 2009). CARB Phase 2 certified composite wood products, or ultra-low emitting formaldehyde (ULEF) resins, do not insure indoor formaldehyde concentrations that are below the CEQA cancer risk of 10 per million. Only composite wood products manufactured with CARB approved no-added formaldehyde (NAF) resins, such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met.

Alternatively, conduct the previously described Pre-Construction Building Material/Furnishing Chemical Emissions Assessment, to determine that the combination of formaldehyde emissions from building materials and furnishings do not create indoor formaldehyde concentrations that exceed the CEQA cancer and non-cancer health risks.

It is important to note that we are not asking that the builder to “speculate” on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017), and use the procedure described earlier (i.e. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.

References
BIFA. 2018. BIFMA Product Safety and Performance Standards and Guidelines. www.bifma.org/page/standardsoverview
14 of 19
California Air Resources Board. 2009. Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products. California Environmental Protection Agency, Sacramento, CA.
https://www.arb.ca.gov/regact/2007/compwood07/fro-final.pdf California Air Resources Board. 2011. Toxic Air Contaminant Identification List.

California Environmental Protection Agency, Sacramento, CA. https://www.arb.ca.gov/toxics/id/taclist.htm
California Building Code. 2001. California Code of Regulations, Title 24, Part 2 Volume 1, Appendix Chapter 12, Interior Environment, Division 1, Ventilation, Section 1207: 2001 California Building Code, California Building Standards Commission. Sacramento, CA.

California Building Standards Commission (2014). 2013 California Green Building Standards Code. California Code of Regulations, Title 24, Part 11. California Building Standards Commission, Sacramento, CA http://www.bsc.ca.gov/Home/CALGreen.aspx.

California Energy Commission, PIER Program. CEC-500-2007-033. Final Report, ARB Contract 03-326. Available at: www.arb.ca.gov/research/apr/past/03-326.pdf.

California Energy Commission, 2015. 2016 Building Energy Efficiency Standards for Residential and Nonresidential Buildings, California Code of Regulations, Title 24, Part 6. http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037- CMF.pdf
CDPH. 2017. Standard Method forthe Testing andEvaluation of Volatile OrganicChemical Emissions forIndoor Sources Using Environmental Chambers,Version 1.1. California Department of Public Health, Richmond, CA. https://www.cdph.ca.gov/Programs/CCDPHP/ DEODC/EHLB/IAQ/Pages/VOC.aspx.

City of Sacramento. 2010. Draft Environmental Impact Report - River District Specific Plan, SCH 2009062023.
15 of 19
EPA. 2011. Exposure Factors Handbook: 2011 Edition, Chapter 16 – Activity Factors.

Report EPA/600/R-09/052F, September 2011. U.S. Environmental Protection Agency, Washington, D.C.

Hodgson, A. T., D. Beal, J.E.R. McIlvaine. 2002. Sources of formaldehyde, other aldehydes and terpenes in a new manufactured house. Indoor Air 12: 235–242.

OEHHA (Office of Environmental Health Hazard Assessment). 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments.

OEHHA (Office of Environmental Health Hazard Assessment). 2017a. Proposition 65 Safe Harbor Levels. No Significant Risk Levels for Carcinogens and Maximum Allowable Dose Levels for Chemicals Causing Reproductive Toxicity. Available at:
http://www.oehha.ca.gov/prop65/pdf/safeharbor081513.pdf OEHHA - Office of Environmental Health Hazard Assessment. 2017b. All OEHHA Acute, 8-hour and Chronic Reference Exposure Levels. Available at:
http://oehha.ca.gov/air/allrels.html
Offermann, F. J. 2009. Ventilation and Indoor Air Quality in New Homes. California Air Resources Board and California Energy Commission, PIER Energy‐Related Environmental Research Program. Collaborative Report. CEC-500-2009-085. https://www.arb.ca.gov/research/apr/past/04-310.pdf
Offermann, F. J. and A. T. Hodgson. 2011. Emission Rates of Volatile Organic Compounds in New Homes. Proceedings Indoor Air 2011 (12th International Conference on Indoor Air Quality and Climate 2011), June 5-10, 2011, Austin, TX USA.

Sacramento Metropolitan Air Quality Management District (SMAQMD). 2020. CEQA Guidance and Tools. http://www.airquality.org/Businesses/CEQA-Land-UsePlanning/CEQA-Guidance-Tools 16 of 19
Singer, B.C, Chan, W.R, Kim, Y., Offermann, F.J., and Walker I.S. 2020. Indoor Air Quality in California Homes with Code-Required Mechanical Ventilation. Indoor Air, Vol 30, Issue 5, 885-899.

USGBC. 2014. LEED BD+C Homes v4. U.S. Green Building Council, Washington, D.C. http://www.usgbc.org/credits/homes/v4
17 of 19

APPENDIX A

INDOOR FORMALDEHYDE CONCENTRATIONS

AND THE

CARB FORMALDEHYDE ATCM
With respect to formaldehyde emissions from composite wood products, the CARB ATCM regulations of formaldehyde emissions from composite wood products, do not assure healthful indoor air quality. The following is the stated purpose of the CARB ATCM regulation - The purpose of this airborne toxic control measure is to “reduce formaldehyde emissions from composite wood products, and finished goods that contain composite wood products, that are sold, offered for sale, supplied, used, or manufactured for sale in California”. In other words, the CARB ATCM regulations do not “assure healthful indoor air quality”, but rather “reduce formaldehyde emissions from composite wood products”.

Just how much protection do the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products ? Definitely some, but certainly the regulations do not “assure healthful indoor air quality” when CARB Phase 2 products are utilized. As shown in the Chan 2019 study of new California homes, the median indoor formaldehyde concentration was of 22.4 µg/m3 (18.2 ppb), which corresponds to a cancer risk of 112 per million for occupants with continuous exposure, which is more than 11 times the CEQA cancer risk of 10 per million.

Another way of looking at how much protection the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products is to calculate the maximum number of square feet of composite wood product that can be in a residence without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy.

For this calculation I utilized the floor area (2,272 ft2 ), the ceiling height (8.5 ft), and the
number of bedrooms (4) as defined in Appendix B (New Single-Family Residence Scenario) of the StandardMethod fortheTestingandEvaluation of Volatile OrganicChemical EmissionsforIndoor Sources UsingEnvironmental Chambers,Version1.1, 2017, California Department of Public Health, 18 of 19
Richmond, CA. https://www.cdph.ca.gov/Programs/CCDPHP/
DEODC/EHLB/IAQ/Pages/VOC.aspx.

For the outdoor air ventilation rate I used the 2019 Title 24 code required mechanical ventilation rate (ASHRAE 62.2) of 106 cfm (180 m3
/h) calculated for this model residence.

For the composite wood formaldehyde emission rates I used the CARB ATCM Phase 2 rates.

The calculated maximum number of square feet of composite wood product that can be in a residence, without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy are as follows for the different types of regulated composite wood products.

Medium Density Fiberboard (MDF) – 15 ft2 (0.7% of the floor area), or Particle Board – 30 ft2 (1.3% of the floor area), or
Hardwood Plywood – 54 ft2 (2.4% of the floor area), or
Thin MDF – 46 ft2 (2.0 % of the floor area).

For offices and hotels the calculated maximum amount of composite wood product (% of floor area) that can be used without exceeding the CEQA cancer risk of 10 per million for occupants, assuming 8 hours/day occupancy, and the California Mechanical Code minimum outdoor air ventilation rates are as follows for the different types of regulated composite wood products.

Medium Density Fiberboard (MDF) – 3.6 % (offices) and 4.6% (hotel rooms), or Particle Board – 7.2 % (offices) and 9.4% (hotel rooms), or Hardwood Plywood – 13 % (offices) and 17% (hotel rooms), or Thin MDF – 11 % (offices) and 14 % (hotel rooms)
Clearly the CARB ATCM does not regulate the formaldehyde emissions from composite wood products such that the potentially large areas of these products, such as for flooring, baseboards, interior doors, window and door trims, and kitchen and bathroom cabinetry, could be used without causing indoor formaldehyde concentrations that result in CEQA 19 of 19
cancer risks that substantially exceed 10 per million for occupants with continuous occupancy.

Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million.

If CARB Phase 2 compliant or ULEF composite wood products are utilized in construction, then the resulting indoor formaldehyde concentrations should be determined in the design phase using the specific amounts of each type of composite wood product, the specific formaldehyde emission rates, and the volume and outdoor air ventilation rates of the indoor spaces, and all feasible mitigation measures employed to reduce this impact (e.g. use less formaldehyde containing composite wood products and/or incorporate mechanical systems capable of higher outdoor air ventilation rates). See the procedure described earlier (i.e.

Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.

Alternatively, and perhaps a simpler approach, is to use only composite wood products (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF) resins.

Francis (Bud) J. Offermann III PE, CIH
Indoor Environmental Engineering
1448 Pine Street, Suite 103, San Francisco, CA 94109
Phone: 415-567-7700
Email: [email protected]
http://www.iee-sf.com
Education
M.S. Mechanical Engineering (1985)
Stanford University, Stanford, CA.

Graduate Studies in Air Pollution Monitoring and Control (1980) University of California, Berkeley, CA.

B.S. in Mechanical Engineering (1976)
Rensselaer Polytechnic Institute, Troy, N.Y.

Professional Experience
President: Indoor Environmental Engineering, San Francisco, CA. December, 1981 - present.

Direct team of environmental scientists, chemists, and mechanical engineers in conducting State and Federal research regarding indoor air quality instrumentation development, building air quality field studies, ventilation and air cleaning performance measurements, and chemical emission rate testing.

Provide design side input to architects regarding selection of building materials and ventilation system components to ensure a high quality indoor environment.

Direct Indoor Air Quality Consulting Team for the winning design proposal for the new State of Washington Ecology Department building.

Develop a full-scale ventilation test facility for measuring the performance of air diffusers; ASHRAE 129, Air Change Effectiveness, and ASHRAE 113, Air Diffusion Performance Index.

Develop a chemical emission rate testing laboratory for measuring the chemical emissions from building materials, furnishings, and equipment.

Principle Investigator of the California New Homes Study (2005-2007). Measured ventilation and indoor air quality in 108 new single family detached homes in northern and southern California.

Develop and teach IAQ professional development workshops to building owners, managers, hygienists, and engineers.
2 Air Pollution Engineer: Earth Metrics Inc., Burlingame, CA, October, 1985 to March, 1987.

Responsible for development of an air pollution laboratory including installation a forced choice olfactometer, tracer gas electron capture chromatograph, and associated calibration facilities. Field team leader for studies of fugitive odor emissions from sewage treatment plants, entrainment of fume hood exhausts into computer chip fabrication rooms, and indoor air quality investigations.

Staff Scientist: Building Ventilation and Indoor Air Quality Program, Energy and Environment Division, Lawrence Berkeley Laboratory, Berkeley, CA. January, 1980 to August, 1984.

Deputy project leader for the Control Techniques group; responsible for laboratory and field studies aimed at evaluating the performance of indoor air pollutant control strategies (i.e. ventilation, filtration, precipitation, absorption, adsorption, and source control).

Coordinated field and laboratory studies of air-to-air heat exchangers including evaluation of thermal performance, ventilation efficiency, cross-stream contaminant transfer, and the effects of freezing/defrosting.

Developed an in situ test protocol for evaluating the performance of air cleaning systems and introduced the concept of effective cleaning rate (ECR) also known as the Clean Air Delivery Rate (CADR).

Coordinated laboratory studies of portable and ducted air cleaning systems and their effect on indoor concentrations of respirable particles and radon progeny.

Co-designed an automated instrument system for measuring residential ventilation rates and radon concentrations.

Designed hardware and software for a multi-channel automated data acquisition system used to evaluate the performance of air-to-air heat transfer equipment.

Assistant Chief Engineer: Alta Bates Hospital, Berkeley, CA, October, 1979 to January, 1980.

Responsible for energy management projects involving installation of power factor correction capacitors on large inductive electrical devices and installation of steam meters on physical plant steam lines. Member of Local 39, International Union of Operating Engineers.

Manufacturing Engineer: American Precision Industries, Buffalo, NY, October, 1977 to October, 1979.
3 Responsible for reorganizing the manufacturing procedures regarding production of shell and tube heat exchangers. Designed customized automatic assembly, welding, and testing equipment. Designed a large paint spray booth. Prepared economic studies justifying new equipment purchases. Safety Director.

Project Engineer: Arcata Graphics, Buffalo, N.Y. June, 1976 to October, 1977.

Responsible for the design and installation of a bulk ink storage and distribution system and high speed automatic counting and marking equipment. Also coordinated material handling studies which led to the purchase and installation of new equipment.

PROFESSIONAL ORGANIZATION MEMBERSHIP
American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) • Chairman of SPC-145P, Standards Project Committee - Test Method for Assessing the Performance of Gas Phase Air Cleaning Equipment (1991-1992) • Member SPC-129P, Standards Project Committee - Test Method for Ventilation Effectiveness (1986-97)
- Member of Drafting Committee
• Member Environmental Health Committee (1992-1994, 1997-2001, 2007-2010) - Chairman of EHC Research Subcommittee
- Member of Man Made Mineral Fiber Position Paper Subcommittee - Member of the IAQ Position Paper Committee
- Member of the Legionella Position Paper Committee
- Member of the Limiting Indoor Mold and Dampness in Buildings Position Paper Committee
• Member SSPC-62, Standing Standards Project Committee - Ventilation for Acceptable Indoor Air Quality (1992 to 2000)
- Chairman of Source Control and Air Cleaning Subcommittee • Chairman of TC-4.10, Indoor Environmental Modeling (1988-92) - Member of Research Subcommittee
• Chairman of TC-2.3, Gaseous Air Contaminants and Control Equipment (1989-92) - Member of Research Subcommittee
American Society for Testing and Materials (ASTM)
• D-22 Sampling and Analysis of Atmospheres
- Member of Indoor Air Quality Subcommittee
• E-06 Performance of Building Constructions
American Board of Industrial Hygiene (ABIH)
American Conference of Governmental Industrial Hygienists (ACGIH) • Bioaerosols Committee (2007-2013)
4 American Industrial Hygiene Association (AIHA)
Cal-OSHA Indoor Air Quality Advisory Committee
International Society of Indoor Air Quality and Climate (ISIAQ) • Co-Chairman of Task Force on HVAC Hygiene
U. S. Green Building Council (USGBC)
- Member of the IEQ Technical Advisory Group (2007-2009) - Member of the IAQ Performance Testing Work Group (2010-2012) Western Construction Consultants (WESTCON)

PROFESSIONAL CREDENTIALS
Licensed Professional Engineer - Mechanical Engineering Certified Industrial Hygienist - American Board of Industrial Hygienists

SCIENTIFIC MEETINGS AND SYMPOSIA
Biological Contamination, Diagnosis, and Mitigation, Indoor Air’90, Toronto, Canada, August, 1990.

Models for Predicting Air Quality, Indoor Air’90, Toronto, Canada, August, 1990.

Microbes in Building Materials and Systems, Indoor Air ’93, Helsinki, Finland, July, 1993.

Microorganisms in Indoor Air Assessment and Evaluation of Health Effects and Probable Causes, Walnut Creek, CA, February 27, 1997.

Controlling Microbial Moisture Problems in Buildings, Walnut Creek, CA, February 27, 1997.

Scientific Advisory Committee, Roomvent 98, 6th International Conference on Air Distribution in Rooms, KTH, Stockholm, Sweden, June 14-17, 1998.

Moisture and Mould, Indoor Air ’99, Edinburgh, Scotland, August, 1999.

Ventilation Modeling and Simulation, Indoor Air ’99, Edinburgh, Scotland, August, 1999.

Microbial Growth in Materials, Healthy Buildings 2000, Espoo, Finland, August, 2000. 5 Co-Chair, Bioaerosols X- Exposures in Residences, Indoor Air 2002, Monterey, CA, July 2002.

Healthy Indoor Environments, Anaheim, CA, April 2003.

Chair, Environmental Tobacco Smoke in Multi-Family Homes, Indoor Air 2008, Copenhagen, Denmark, July 2008.

Co-Chair, ISIAQ Task Force Workshop; HVAC Hygiene, Indoor Air 2002, Monterey, CA, July 2002.

Chair, ETS in Multi-Family Housing: Exposures, Controls, and Legalities Forum, Healthy Buildings 2009, Syracuse, CA, September 14, 2009.

Chair, Energy Conservation and IAQ in Residences Workshop, Indoor Air 2011, Austin, TX, June 6, 2011.

Chair, Electronic Cigarettes: Chemical Emissions and Exposures Colloquium, Indoor Air 2016, Ghent, Belgium, July 4, 2016.

SPECIAL CONSULTATION
Provide consultation to the American Home Appliance Manufacturers on the development of a standard for testing portable air cleaners, AHAM Standard AC-1.

Served as an expert witness and special consultant for the U.S. Federal Trade Commission regarding the performance claims found in advertisements of portable air cleaners and residential furnace filters.

Conducted a forensic investigation for a San Mateo, CA pro se defendant, regarding an alleged homicide where the victim was kidnapped in a steamer trunk. Determined the air exchange rate in the steamer trunk and how long the person could survive.

Conducted in situ measurement of human exposure to toluene fumes released during nailpolish application for a plaintiffs attorney pursuing a California Proposition 65 product labeling case. June, 1993.

Conducted a forensic in situ investigation for the Butte County, CA Sheriff’s Department of the emissions of a portable heater used in the bedroom of two twin one year old girls who suffered simultaneous crib death.

Consult with OSHA on the 1995 proposed new regulation regarding indoor air quality and environmental tobacco smoke.
6 Consult with EPA on the proposed Building Alliance program and with OSHA on the proposed new OSHA IAQ regulation.

Johnson Controls Audit/Certification Expert Review; Milwaukee, WI. May 28-29, 1997.

Winner of the nationally published 1999 Request for Proposals by the State of Washington to conduct a comprehensive indoor air quality investigation of the Washington State Department of Ecology building in Lacey, WA.

Selected by the State of California Attorney General’s Office in August, 2000 to conduct a comprehensive indoor air quality investigation of the Tulare County Court House.

Lawrence Berkeley Laboratory IAQ Experts Workshop: “Cause and Prevention of Sick Building Problems in Offices: The Experience of Indoor Environmental Quality Investigators”, Berkeley, California, May 26-27, 2004.

Provide consultation and chemical emission rate testing to the State of California Attorney General’s Office in 2013-2015 regarding the chemical emissions from ecigarettes.

PEER-REVIEWED PUBLICATIONS :

F.J.Offermann, C.D.Hollowell, and G.D.Roseme, "Low-Infiltration Housing in Rochester, New York: A Study of Air Exchange Rates and Indoor Air Quality," Environment International, 8, pp. 435-445, 1982.

W.W.Nazaroff, F.J.Offermann, and A.W.Robb, "Automated System for Measuring Air Exchange Rate and Radon Concentration in Houses," Health Physics, 45, pp. 525-537, 1983.

F.J.Offermann, W.J.Fisk, D.T.Grimsrud, B.Pedersen, and K.L.Revzan, "Ventilation Efficiencies of Wall- or Window-Mounted Residential Air-to-Air Heat Exchangers," ASHRAE Annual Transactions, 89-2B, pp 507-527, 1983.

W.J.Fisk, K.M.Archer, R.E Chant, D. Hekmat, F.J.Offermann, and B.Pedersen, "Onset of Freezing in Residential Air-to-Air Heat Exchangers," ASHRAE Annual Transactions, 91- 1B, 1984.

W.J.Fisk, K.M.Archer, R.E Chant, D. Hekmat, F.J.Offermann, and B.Pedersen, "Performance of Residential Air-to-Air Heat Exchangers During Operation with Freezing and Periodic Defrosts," ASHRAE Annual Transactions, 91-1B, 1984.

F.J.Offermann, R.G.Sextro, W.J.Fisk, D.T.Grimsrud, W.W.Nazaroff, A.V.Nero, and K.L.Revzan, "Control of Respirable Particles with Portable Air Cleaners," Atmospheric Environment, Vol. 19, pp.1761-1771, 1985.
7 R.G.Sextro, F.J.Offermann, W.W.Nazaroff, A.V.Nero, K.L.Revzan, and J.Yater, "Evaluation of Indoor Control Devices and Their Effects on Radon Progeny Concentrations," Atmospheric Environment, 12, pp. 429-438, 1986.

W.J. Fisk, R.K.Spencer, F.J.Offermann, R.K.Spencer, B.Pedersen, R.Sextro, "Indoor Air Quality Control Techniques," Noyes Data Corporation, Park Ridge, New Jersey, (1987).

F.J.Offermann, "Ventilation Effectiveness and ADPI Measurements of a Forced Air Heating System," ASHRAE Transactions , Volume 94, Part 1, pp 694-704, 1988.

F.J.Offermann and D. Int-Hout "Ventilation Effectiveness Measurements of Three Supply/Return Air Configurations," Environment International , Volume 15, pp 585-592 1989.

F.J. Offermann, S.A. Loiselle, M.C. Quinlan, and M.S. Rogers, "A Study of Diesel Fume Entrainment in an Office Building," IAQ '89, The Human Equation: Health and Comfort, pp 179-183, ASHRAE, Atlanta, GA, 1989.

R.G.Sextro and F.J.Offermann, "Reduction of Residential Indoor Particle and Radon Progeny Concentrations with Ducted Air Cleaning Systems," submitted to Indoor Air, 1990.

S.A.Loiselle, A.T.Hodgson, and F.J.Offermann, "Development of An Indoor Air Sampler for Polycyclic Aromatic Compounds", Indoor Air , Vol 2, pp 191-210, 1991.

F.J.Offermann, S.A.Loiselle, A.T.Hodgson, L.A. Gundel, and J.M. Daisey, "A Pilot Study to Measure Indoor Concentrations and Emission Rates of Polycyclic Aromatic Compounds", Indoor Air , Vol 4, pp 497-512, 1991.

F.J. Offermann, S. A. Loiselle, R.G. Sextro, "Performance Comparisons of Six Different Air Cleaners Installed in a Residential Forced Air Ventilation System," IAQ'91, Healthy Buildings, pp 342-350, ASHRAE, Atlanta, GA (1991).

F.J. Offermann, J. Daisey, A. Hodgson, L. Gundell, and S. Loiselle, "Indoor Concentrations and Emission Rates of Polycyclic Aromatic Compounds", Indoor Air, Vol 4, pp 497-512 (1992).

F.J. Offermann, S. A. Loiselle, R.G. Sextro, "Performance of Air Cleaners Installed in a Residential Forced Air System," ASHRAE Journal, pp 51-57, July, 1992.

F.J. Offermann and S. A. Loiselle, "Performance of an Air-Cleaning System in an Archival Book Storage Facility," IAQ'92, ASHRAE, Atlanta, GA, 1992.

S.B. Hayward, K.S. Liu, L.E. Alevantis, K. Shah, S. Loiselle, F.J. Offermann, Y.L.

Chang, L. Webber, “Effectiveness of Ventilation and Other Controls in Reducing Exposure to ETS in Office Buildings,” Indoor Air ’93, Helsinki, Finland, July 4-8, 1993. 8 F.J. Offermann, S. A. Loiselle, G. Ander, H. Lau, "Indoor Contaminant Emission Rates Before and After a Building Bake-out," IAQ'93, Operating and Maintaining Buildings for Health, Comfort, and Productivity, pp 157-163, ASHRAE, Atlanta, GA, 1993.

L.E. Alevantis, Hayward, S.B., Shah, S.B., Loiselle, S., and Offermann, F.J. "Tracer Gas Techniques for Determination of the Effectiveness of Pollutant Removal From Local Sources," IAQ '93, Operating and Maintaining Buildings for Health, Comfort, and Productivity, pp 119-129, ASHRAE, Atlanta, GA, 1993.

L.E. Alevantis, Liu, L.E., Hayward, S.B., Offermann, F.J., Shah, S.B., Leiserson, K.

Tsao, E., and Huang, Y., "Effectiveness of Ventilation in 23 Designated Smoking Areas in California Buildings," IAQ '94, Engineering Indoor Environments, pp 167-181, ASHRAE, Atlanta, GA, 1994.

L.E. Alevantis, Offermann, F.J., Loiselle, S., and Macher, J.M., “Pressure and Ventilation Requirements of Hospital Isolation Rooms for Tuberculosis (TB) Patients: Existing Guidelines in the United States and a Method for Measuring Room Leakage”, Ventilation and Indoor air quality in Hospitals, M. Maroni, editor, Kluwer Academic publishers, Netherlands, 1996.

F.J. Offermann, M. A. Waz, A.T. Hodgson, and H.M. Ammann, "Chemical Emissions from a Hospital Operating Room Air Filter," IAQ'96, Paths to Better Building Environments, pp 95-99, ASHRAE, Atlanta, GA, 1996.

F.J. Offermann, "Professional Malpractice and the Sick Building Investigator," IAQ'96, Paths to Better Building Environments, pp 132-136, ASHRAE, Atlanta, GA, 1996.

F.J. Offermann, “Standard Method of Measuring Air Change Effectiveness,” Indoor Air, Vol 1, pp.206-211, 1999.

F. J. Offermann, A. T. Hodgson, and J. P. Robertson, “Contaminant Emission Rates from PVC Backed Carpet Tiles on Damp Concrete”, Healthy Buildings 2000, Espoo, Finland, August 2000.

K.S. Liu, L.E. Alevantis, and F.J. Offermann, “A Survey of Environmental Tobacco Smoke Controls in California Office Buildings”, Indoor Air, Vol 11, pp. 26-34, 2001.

F.J. Offermann, R. Colfer, P. Radzinski, and J. Robertson, “Exposure to Environmental Tobacco Smoke in an Automobile”, Indoor Air 2002, Monterey, California, July 2002.

F. J. Offermann, J.P. Robertson, and T. Webster, “The Impact of Tracer Gas Mixing on Airflow Rate Measurements in Large Commercial Fan Systems”, Indoor Air 2002, Monterey, California, July 2002.

M. J. Mendell, T. Brennan, L. Hathon, J.D. Odom, F.J.Offermann, B.H. Turk, K.M.

Wallingford, R.C. Diamond, W.J. Fisk, “Causes and prevention of Symptom Complaints 9 in Office Buildings: Distilling the Experience of Indoor Environmental Investigators”, submitted to Indoor Air 2005, Beijing, China, September 4-9, 2005.

F.J. Offermann, “Ventilation and IAQ in New Homes With and Without Mechanical Outdoor Air Systems”, Healthy Buildings 2009, Syracuse, CA, September 14, 2009.

F.J. Offermann, “ASHRAE 62.2 Intermittent Residential Ventilation: What’s It Good For, Intermittently Poor IAQ”, IAQVEC 2010, Syracuse, CA, April 21, 2010.

F.J. Offermann and A.T. Hodgson, “Emission Rates of Volatile Organic Compounds in New Homes”, Indoor Air 2011, Austin, TX, June, 2011.

P. Jenkins, R. Johnson, T. Phillips, and F. Offermann, “Chemical Concentrations in New California Homes and Garages”, Indoor Air 2011, Austin, TX, June, 2011.

W. J. Mills, B. J. Grigg, F. J. Offermann, B. E. Gustin, and N. E. Spingarm, “Toluene and Methyl Ethyl Ketone Exposure from a Commercially Available Contact Adhesive”, Journal of Occupational and Environmental Hygiene, 9:D95-D102 May, 2012.

F. J. Offermann, R. Maddalena, J. C. Offermann, B. C. Singer, and H, Wilhelm, “The Impact of Ventilation on the Emission Rates of Volatile Organic Compounds in Residences”, HB 2012, Brisbane, AU, July, 2012.

F. J. Offermann, A. T. Hodgson, P. L. Jenkins, R. D. Johnson, and T. J. Phillips, “Attached Garages as a Source of Volatile Organic Compounds in New Homes”, HB 2012, Brisbane, CA, July, 2012.

R. Maddalena, N. Li, F. Offermann, and B. Singer, “Maximizing Information from Residential Measurements of Volatile Organic Compounds”, HB 2012, Brisbane, AU, July, 2012.

W. Chen, A. Persily, A. Hodgson, F. Offermann, D. Poppendieck, and K. Kumagai, “Area-Specific Airflow Rates for Evaluating the Impacts of VOC emissions in U.S.

Single-Family Homes”, Building and Environment, Vol. 71, 204-211, February, 2014.

F. J. Offermann, A. Eagan A. C. Offermann, and L. J. Radonovich, “Infectious Disease Aerosol Exposures With and Without Surge Control Ventilation System Modifications”, Indoor Air 2014, Hong Kong, July, 2014.

F. J. Offermann, “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposures”, Building and Environment, Vol. 93, Part 1, 101-105, November, 2015.

F. J. Offermann, “Formaldehyde Emission Rates From Lumber Liquidators Laminate Flooring Manufactured in China”, Indoor Air 2016, Belgium, Ghent, July, 2016.

F. J. Offermann, “Formaldehyde and Acetaldehyde Emission Rates for E-Cigarettes”, Indoor Air 2016, Belgium, Ghent, July, 2016.
10 OTHER REPORTS:

W.J.Fisk, P.G.Cleary, and F.J.Offermann, "Energy Saving Ventilation with Residential Heat Exchangers," a Lawrence Berkeley Laboratory brochure distributed by the Bonneville Power Administration, 1981.

F.J.Offermann, J.R.Girman, and C.D.Hollowell, "Midway House Tightening Project: A Study of Indoor Air Quality," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-12777, 1981.

F.J.Offermann, J.B.Dickinson, W.J.Fisk, D.T.Grimsrud, C.D.Hollowell, D.L.Krinkle, and G.D.Roseme, "Residential Air-Leakage and Indoor Air Quality in Rochester, New York," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-13100, 1982.

F.J.Offermann, W.J.Fisk, B.Pedersen, and K.L.Revzan, Residential Air-to-Air Heat Exchangers: A Study of the Ventilation Efficiencies of Wall- or Window- Mounted Units," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-14358, 1982.

F.J.Offermann, W.J.Fisk, W.W.Nazaroff, and R.G.Sextro, "A Review of Portable Air Cleaners for Controlling Indoor Concentrations of Particulates and Radon Progeny," An interim report for the Bonneville Power Administration, 1983.

W.J.Fisk, K.M.Archer, R.E.Chant, D.Hekmat, F.J.Offermann, and B.S. Pedersen, "Freezing in Residential Air-to-Air Heat Exchangers: An Experimental Study," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16783, 1983.

R.G.Sextro, W.W.Nazaroff, F.J.Offermann, and K.L.Revzan, "Measurements of Indoor Aerosol Properties and Their Effect on Radon Progeny," Proceedings of the American Association of Aerosol Research Annual Meeting, April, 1983.

F.J.Offermann, R.G.Sextro, W.J.Fisk, W.W. Nazaroff, A.V.Nero, K.L.Revzan, and J.Yater, "Control of Respirable Particles and Radon Progeny with Portable Air Cleaners," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16659, 1984.

W.J.Fisk, R.K.Spencer, D.T.Grimsrud, F.J.Offermann, B.Pedersen, and R.G.Sextro, "Indoor Air Quality Control Techniques: A Critical Review," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16493, 1984.

F.J.Offermann, J.R.Girman, and R.G.Sextro, "Controlling Indoor Air Pollution from Tobacco Smoke: Models and Measurements,", Indoor Air, Proceedings of the 3rd International Conference on Indoor Air Quality and Climate, Vol 1, pp 257-264, Swedish Council for Building Research, Stockholm (1984), Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-17603, 1984.
11 R.Otto, J.Girman, F.Offermann, and R.Sextro,"A New Method for the Collection and Comparison of Respirable Particles in the Indoor Environment," Lawrence Berkeley Laboratory, Berkeley, CA, Special Director Fund's Study, 1984.

A.T.Hodgson and F.J.Offermann, "Examination of a Sick Office Building," Lawrence Berkeley Laboratory, Berkeley, CA, an informal field study, 1984.

R.G.Sextro, F.J.Offermann, W.W.Nazaroff, and A.V.Nero, "Effects of Aerosol Concentrations on Radon Progeny," Aerosols, Science, & Technology, and Industrial Applications of Airborne Particles, editors B.Y.H.Liu, D.Y.H.Pui, and H.J.Fissan, p525, Elsevier, 1984.

K.Sexton, S.Hayward, F.Offermann, R.Sextro, and L.Weber, "Characterization of Particulate and Organic Emissions from Major Indoor Sources, Proceedings of the Third International Conference on Indoor Air Quality and Climate, Stockholm, Sweden, August 20-24, 1984.

F.J.Offermann, "Tracer Gas Measurements of Laboratory Fume Entrainment at a SemiConductor Manufacturing Plant," an Indoor Environmental Engineering R&D Report, 1986.

F.J.Offermann, "Tracer Gas Measurements of Ventilation Rates in a Large Office Building," an Indoor Environmental Engineering R&D Report, 1986.

F.J.Offermann, "Measurements of Volatile Organic Compounds in a New Large Office Building with Adhesive Fastened Carpeting," an Indoor Environmental Engineering R&D Report, 1986.

F.J.Offermann, "Designing and Operating Healthy Buildings", an Indoor Environmental Engineering R&D Report, 1986.

F.J.Offermann, "Measurements and Mitigation of Indoor Spray-Applicated Pesticides", an Indoor Environmental Engineering R&D Report, 1988.

F.J.Offermann and S. Loiselle, "Measurements and Mitigation of Indoor Mold Contamination in a Residence", an Indoor Environmental Engineering R&D Report, 1989.

F.J.Offermann and S. Loiselle, "Performance Measurements of an Air Cleaning System in a Large Archival Library Storage Facility", an Indoor Environmental Engineering R&D Report, 1989.

F.J. Offermann, J.M. Daisey, L.A. Gundel, and A.T. Hodgson, S. A. Loiselle, "Sampling, Analysis, and Data Validation of Indoor Concentrations of Polycyclic Aromatic Hydrocarbons", Final Report, Contract No. A732-106, California Air Resources Board, March, 1990.
12 L.A. Gundel, J.M. Daisey, and F.J. Offermann, "A Sampling and Analytical Method for Gas Phase Polycyclic Aromatic Hydrocarbons", Proceedings of the 5th International Conference on Indoor Air Quality and Climate, Indoor Air '90, July 29-August 1990.

A.T. Hodgson, J.M. Daisey, and F.J. Offermann "Development of an Indoor Sampling and Analytical Method for Particulate Polycyclic Aromatic Hydrocarbons", Proceedings of the 5th International Conference on Indoor Air Quality and Climate, Indoor Air '90, July 29-August, 1990.

F.J. Offermann, J.O. Sateri, “Tracer Gas Measurements in Large Multi-Room Buildings”, Indoor Air ’93, Helsinki, Finland, July 4-8, 1993.

F.J.Offermann, M. T. O’Flaherty, and M. A. Waz “Validation of ASHRAE 129 - Standard Method of Measuring Air Change Effectiveness”, Final Report of ASHRAE Research Project 891, December 8, 1997.

S.E. Guffey, F.J. Offermann et. al., “Proceedings of the Workshop on Ventilation Engineering Controls for Environmental Tobacco smoke in the Hospitality Industry”, U.S. Department of Labor Occupational Safety and Health Administration and ACGIH, 1998.

F.J. Offermann, R.J. Fiskum, D. Kosar, and D. Mudaari, “A Practical Guide to Ventilation Practices & Systems for Existing Buildings”, Heating/Piping/Air Conditioning Engineering supplement to April/May 1999 issue.

F.J. Offermann, P. Pasanen, “Workshop 18: Criteria for Cleaning of Air Handling Systems”, Healthy Buildings 2000, Espoo, Finland, August 2000.

F.J. Offermann, Session Summaries: Building Investigations, and Design & Construction, Healthy Buildings 2000, Espoo, Finland, August 2000.

F.J. Offermann, “The IAQ Top 10”, Engineered Systems, November, 2008.

L. Kincaid and F.J. Offermann, “Unintended Consequences: Formaldehyde Exposures in Green Homes, AIHA Synergist, February, 2010.

F.J. Offermann, “ IAQ in Air Tight Homes”, ASHRAE Journal, November, 2010.

F.J. Offermann, “The Hazards of E-Cigarettes”, ASHRAE Journal, June, 2014.

PRESENTATIONS :
"Low-Infiltration Housing in Rochester, New York: A Study of Air Exchange Rates and Indoor Air Quality," Presented at the International Symposium on Indoor Air Pollution, Health and Energy Conservation, Amherst, MA, October 13-16,1981. 13 "Ventilation Efficiencies of Wall- or Window-Mounted Residential Air-to-Air Heat Exchangers," Presented at the American Society of Heating, Refrigeration, and Air Conditioning Engineers Summer Meeting, Washington, DC, June, 1983. "Controlling Indoor Air Pollution from Tobacco Smoke: Models and Measurements," Presented at the Third International Conference on Indoor Air Quality and Climate, Stockholm, Sweden, August 20-24, 1984.
"Indoor Air Pollution: An Emerging Environmental Problem", Presented to the Association of Environmental Professionals, Bar Area/Coastal Region 1, Berkeley, CA, May 29, 1986.
"Ventilation Measurement Techniques," Presented at the Workshop on Sampling and Analytical Techniques, Georgia Institute of Technology, Atlanta, Georgia, September 26, 1986 and September 25, 1987.
"Buildings That Make You Sick: Indoor Air Pollution", Presented to the Sacramento Association of Professional Energy Managers, Sacramento, CA, November 18, 1986. "Ventilation Effectiveness and Indoor Air Quality", Presented to the American Society of Heating, Refrigeration, and Air Conditioning Engineers Northern Nevada Chapter, Reno, NV, February 18, 1987, Golden Gate Chapter, San Francisco, CA, October 1, 1987, and the San Jose Chapter, San Jose, CA, June 9, 1987.
"Tracer Gas Techniques for Studying Ventilation," Presented at the Indoor Air Quality Symposium, Georgia Tech Research Institute, Atlanta, GA, September 22-24, 1987. "Indoor Air Quality Control: What Works, What Doesn't," Presented to the Sacramento Association of Professional Energy Managers, Sacramento, CA, November 17, 1987. "Ventilation Effectiveness and ADPI Measurements of a Forced Air Heating System," Presented at the American Society of Heating, Refrigeration, and Air Conditioning Engineers Winter Meeting, Dallas, Texas, January 31, 1988. "Indoor Air Quality, Ventilation, and Energy in Commercial Buildings", Presented at the Building Owners &Managers Association of Sacramento, Sacramento, CA, July 21, 1988.
"Controlling Indoor Air Quality: The New ASHRAE Ventilation Standards and How to Evaluate Indoor Air Quality", Presented at a conference "Improving Energy Efficiency and Indoor Air Quality in Commercial Buildings," National Energy Management Institute, Reno, Nevada, November 4, 1988.
"A Study of Diesel Fume Entrainment Into an Office Building," Presented at Indoor Air '89: The Human Equation: Health and Comfort, American Society of Heating, Refrigeration, and Air Conditioning Engineers, San Diego, CA, April 17-20, 1989. 14 "Indoor Air Quality in Commercial Office Buildings," Presented at the Renewable Energy Technologies Symposium and International Exposition, Santa Clara, CA June 20, 1989.
"Building Ventilation and Indoor Air Quality", Presented to the San Joaquin Chapter of the American Society of Heating, Refrigeration, and Air Conditioning Engineers, September 7, 1989.
"How to Meet New Ventilation Standards: Indoor Air Quality and Energy Efficiency," a workshop presented by the Association of Energy Engineers; Chicago, IL, March 20-21, 1989; Atlanta, GA, May 25-26, 1989; San Francisco, CA, October 19-20, 1989; Orlando, FL, December 11-12, 1989; Houston, TX, January 29-30, 1990; Washington D.C., February 26-27, 1990; Anchorage, Alaska, March 23, 1990; Las Vegas, NV, April 23-24, 1990; Atlantic City, NJ, September 27-28, 1991; Anaheim, CA, November 19-20, 1991; Orlando, FL, February 28 - March 1, 1991; Washington, DC, March 20-21, 1991; Chicago, IL, May 16-17, 1991; Lake Tahoe, NV, August 15-16, 1991; Atlantic City, NJ, November 18-19, 1991; San Jose, CA, March 23-24, 1992.
"Indoor Air Quality," a seminar presented by the Anchorage, Alaska Chapter of the American Society of Heating, Refrigeration, and Air Conditioning Engineers, March 23, 1990.
"Ventilation and Indoor Air Quality", Presented at the 1990 HVAC & Building Systems Congress, Santa, Clara, CA, March 29, 1990.

"Ventilation Standards for Office Buildings", Presented to the South Bay Property Managers Association, Santa Clara, May 9, 1990.
"Indoor Air Quality", Presented at the Responsive Energy Technologies Symposium & International Exposition (RETSIE), Santa Clara, CA, June 20, 1990. "Indoor Air Quality - Management and Control Strategies", Presented at the Association of Energy Engineers, San Francisco Bay Area Chapter Meeting, Berkeley, CA, September 25, 1990.
"Diagnosing Indoor Air Contaminant and Odor Problems", Presented at the ASHRAE Annual Meeting, New York City, NY, January 23, 1991.
"Diagnosing and Treating the Sick Building Syndrome", Presented at the Energy 2001, Oklahoma, OK, March 19, 1991.
"Diagnosing and Mitigating Indoor Air Quality Problems" a workshop presented by the Association of Energy Engineers, Chicago, IL, October 29-30, 1990; New York, NY, January 24-25, 1991; Anaheim, April 25-26, 1991; Boston, MA, June 10-11, 1991; Atlanta, GA, October 24-25, 1991; Chicago, IL, October 3-4, 1991; Las Vegas, NV, December 16-17, 1991; Anaheim, CA, January 30-31, 1992; Atlanta, GA, March 5-6, 1992; Washington, DC, May 7-8, 1992; Chicago, IL, August 19-20, 1992; Las Vegas, 15 NV, October 1-2, 1992; New York City, NY, October 26-27, 1992, Las Vegas, NV, March 18-19, 1993; Lake Tahoe, CA, July 14-15, 1994; Las Vegas, NV, April 3-4, 1995; Lake Tahoe, CA, July 11-12, 1996; Miami, Fl, December 9-10, 1996. "Sick Building Syndrome and the Ventilation Engineer", Presented to the San Jose Engineers Club, May, 21, 1991.
"Duct Cleaning: Who Needs It ? How Is It Done ? What Are The Costs ?" What Are the Risks ?, Moderator of Forum at the ASHRAE Annual Meeting, Indianapolis ID, June 23, 1991.
"Operating Healthy Buildings", Association of Plant Engineers, Oakland, CA, November 14, 1991.
"Duct Cleaning Perspectives", Moderator of Seminar at the ASHRAE Semi-Annual Meeting, Indianapolis, IN, June 24, 1991.
"Duct Cleaning: The Role of the Environmental Hygienist," ASHRAE Annual Meeting, Anaheim, CA, January 29, 1992.
"Emerging IAQ Issues", Fifth National Conference on Indoor Air Pollution, University of Tulsa, Tulsa, OK, April 13-14, 1992.
"International Symposium on Room Air Convection and Ventilation Effectiveness", Member of Scientific Advisory Board, University of Tokyo, July 22-24, 1992. "Guidelines for Contaminant Control During Construction and Renovation Projects in Office Buildings," Seminar paper at the ASHRAE Annual Meeting, Chicago, IL, January 26, 1993.
"Outside Air Economizers: IAQ Friend or Foe", Moderator of Forum at the ASHRAE Annual Meeting, Chicago, IL, January 26, 1993.
"Orientation to Indoor Air Quality," an EPA two and one half day comprehensive indoor air quality introductory workshop for public officials and building property managers; Sacramento, September 28-30, 1992; San Francisco, February 23-24, 1993; Los Angeles, March 16-18, 1993; Burbank, June 23, 1993; Hawaii, August 24-25, 1993; Las Vegas, August 30, 1993; San Diego, September 13-14, 1993; Phoenix, October 18-19, 1993; Reno, November 14-16, 1995; Fullerton, December 3-4, 1996; Fresno, May 13-14, 1997. "Building Air Quality: A Guide for Building Owners and Facility Managers," an EPA one half day indoor air quality introductory workshop for building owners and facility managers. Presented throughout Region IX 1993-1995.
“Techniques for Airborne Disease Control”, EPRI Healthcare Initiative Symposium; San Francisco, CA; June 7, 1994.
16 “Diagnosing and Mitigating Indoor Air Quality Problems”, CIHC Conference; San Francisco, September 29, 1994.
”Indoor Air Quality: Tools for Schools,” an EPA one day air quality management workshop for school officials, teachers, and maintenance personnel; San Francisco, October 18-20, 1994; Cerritos, December 5, 1996; Fresno, February 26, 1997; San Jose, March 27, 1997; Riverside, March 5, 1997; San Diego, March 6, 1997; Fullerton, November 13, 1997; Santa Rosa, February 1998; Cerritos, February 26, 1998; Santa Rosa, March 2, 1998.

ASHRAE 62 Standard “Ventilation for Acceptable IAQ”, ASCR Convention; San Francisco, CA, March 16, 1995.
“New Developments in Indoor Air Quality: Protocol for Diagnosing IAQ Problems”, AIHA-NC; March 25, 1995.
"Experimental Validation of ASHRAE SPC 129, Standard Method of Measuring Air Change Effectiveness", 16th AIVC Conference, Palm Springs, USA, September 19-22, 1995.
“Diagnostic Protocols for Building IAQ Assessment”, American Society of Safety Engineers Seminar: ‘Indoor Air Quality – The Next Door’; San Jose Chapter, September 27, 1995; Oakland Chapter, 9, 1997.
“Diagnostic Protocols for Building IAQ Assessment”, Local 39; Oakland, CA, October 3, 1995.
“Diagnostic Protocols for Solving IAQ Problems”, CSU-PPD Conference; October 24, 1995.
“Demonstrating Compliance with ASHRAE 62-1989 Ventilation Requirements”, AIHA; October 25, 1995.
“IAQ Diagnostics: Hands on Assessment of Building Ventilation and Pollutant Transport”, EPA Region IX; Phoenix, AZ, March 12, 1996; San Francisco, CA, April 9, 1996; Burbank, CA, April 12, 1996.
“Experimental Validation of ASHRAE 129P: Standard Method of Measuring Air Change Effectiveness”, Room Vent ‘96 / International Symposium on Room Air Convection and Ventilation Effectiveness"; Yokohama, Japan, July 16-19, 1996. “IAQ Diagnostic Methodologies and RFP Development”, CCEHSA 1996 Annual Conference, Humboldt State University, Arcata, CA, August 2, 1996. “The Practical Side of Indoor Air Quality Assessments”, California Industrial Hygiene Conference ‘96, San Diego, CA, September 2, 1996.
17 “ASHRAE Standard 62: Improving Indoor Environments”, Pacific Gas and Electric Energy Center, San Francisco, CA, October 29, 1996.
“Operating and Maintaining Healthy Buildings”, April 3-4, 1996, San Jose, CA; July 30, 1997, Monterey, CA.
“IAQ Primer”, Local 39, April 16, 1997; Amdahl Corporation, June 9, 1997; State Compensation Insurance Fund’s Safety & Health Services Department, November 21, 1996.
“Tracer Gas Techniques for Measuring Building Air Flow Rates”, ASHRAE, Philadelphia, PA, January 26, 1997.
“How to Diagnose and Mitigate Indoor Air Quality Problems”; Women in Waste; March 19, 1997.
“Environmental Engineer: What Is It?”, Monte Vista High School Career Day; April 10, 1997.
“Indoor Environment Controls: What’s Hot and What’s Not”, Shaklee Corporation; San Francisco, CA, July 15, 1997.
“Measurement of Ventilation System Performance Parameters in the US EPA BASE Study”, Healthy Buildings/IAQ’97, Washington, DC, September 29, 1997. “Operations and Maintenance for Healthy and Comfortable Indoor Environments”, PASMA; October 7, 1997.
“Designing for Healthy and Comfortable Indoor Environments”, Construction Specification Institute, Santa Rosa, CA, November 6, 1997. “Ventilation System Design for Good IAQ”, University of Tulsa 10th Annual Conference, San Francisco, CA, February 25, 1998.
“The Building Shell”, Tools For Building Green Conference and Trade Show, Alameda County Waste Management Authority and Recycling Board, Oakland, CA, February 28, 1998.
“Identifying Fungal Contamination Problems In Buildings”, The City of Oakland Municipal Employees, Oakland, CA, March 26, 1998.
“Managing Indoor Air Quality in Schools: Staying Out of Trouble”, CASBO, Sacramento, CA, April 20, 1998.
“Indoor Air Quality”, CSOOC Spring Conference, Visalia, CA, April 30, 1998. “Particulate and Gas Phase Air Filtration”, ACGIH/OSHA, Ft. Mitchell, KY, June 1998. 18 “Building Air Quality Facts and Myths”, The City of Oakland / Alameda County Safety Seminar, Oakland, CA, June 12, 1998.
“Building Engineering and Moisture”, Building Contamination Workshop, University of California Berkeley, Continuing Education in Engineering and Environmental Management, San Francisco, CA, October 21-22, 1999.
“Identifying and Mitigating Mold Contamination in Buildings”, Western Construction Consultants Association, Oakland, CA, March 15, 2000; AIG Construction Defect Seminar, Walnut Creek, CA, May 2, 2001; City of Oakland Public Works Agency, Oakland, CA, July 24, 2001; Executive Council of Homeowners, Alamo, CA, August 3, 2001.
“Using the EPA BASE Study for IAQ Investigation / Communication”, Joint Professional Symposium 2000, American Industrial Hygiene Association, Orange County & Southern California Sections, Long Beach, October 19, 2000. “Ventilation,” Indoor Air Quality: Risk Reduction in the 21st Century Symposium, sponsored by the California Environmental Protection Agency/Air Resources Board, Sacramento, CA, May 3-4, 2000.
“Workshop 18: Criteria for Cleaning of Air Handling Systems”, Healthy Buildings 2000, Espoo, Finland, August 2000.
“Closing Session Summary: ‘Building Investigations’ and ‘Building Design & Construction’, Healthy Buildings 2000, Espoo, Finland, August 2000. “Managing Building Air Quality and Energy Efficiency, Meeting the Standard of Care”, BOMA, MidAtlantic Environmental Hygiene Resource Center, Seattle, WA, May 23rd, 2000; San Antonio, TX, September 26-27, 2000.
“Diagnostics & Mitigation in Sick Buildings: When Good Buildings Go Bad,” University of California Berkeley, September 18, 2001.
“Mold Contamination: Recognition and What To Do and Not Do”, Redwood Empire Remodelers Association; Santa Rosa, CA, April 16, 2002. “Investigative Tools of the IAQ Trade”, Healthy Indoor Environments 2002; Austin, TX; April 22, 2002.
“Finding Hidden Mold: Case Studies in IAQ Investigations”, AIHA Northern California Professionals Symposium; Oakland, CA, May 8, 2002.
“Assessing and Mitigating Fungal Contamination in Buildings”, Cal/OSHA Training; Oakland, CA, February 14, 2003 and West Covina, CA, February 20-21, 2003. 19 “Use of External Containments During Fungal Mitigation”, Invited Speaker, ACGIH Mold Remediation Symposium, Orlando, FL, November 3-5, 2003.

Building Operator Certification (BOC), 106-IAQ Training Workshops, Northwest Energy Efficiency Council; Stockton, CA, December 3, 2003; San Francisco, CA, December 9, 2003; Irvine, CA, January 13, 2004; San Diego, January 14, 2004; Irwindale, CA, January 27, 2004; Downey, CA, January 28, 2004; Santa Monica, CA, March 16, 2004; Ontario, CA, March 17, 2004; Ontario, CA, November 9, 2004, San Diego, CA, November 10, 2004; San Francisco, CA, November 17, 2004; San Jose, CA, November 18, 2004; Sacramento, CA, March 15, 2005.
“Mold Remediation: The National QUEST for Uniformity Symposium”, Invited Speaker, Orlando, Florida, November 3-5, 2003.
“Mold and Moisture Control”, Indoor Air Quality workshop for The Collaborative for High Performance Schools (CHPS), San Francisco, December 11, 2003. “Advanced Perspectives In Mold Prevention & Control Symposium”, Invited Speaker, Las Vegas, Nevada, November 7-9, 2004.
“Building Sciences: Understanding and Controlling Moisture in Buildings”, American Industrial Hygiene Association, San Francisco, CA, February 14-16, 2005. “Indoor Air Quality Diagnostics and Healthy Building Design”, University of California Berkeley, Berkeley, CA, March 2, 2005.
“Improving IAQ = Reduced Tenant Complaints”, Northern California Facilities Exposition, Santa Clara, CA, September 27, 2007.
“Defining Safe Building Air”, Criteria for Safe Air and Water in Buildings, ASHRAE Winter Meeting, Chicago, IL, January 27, 2008.
“Update on USGBC LEED and Air Filtration”, Invited Speaker, NAFA 2008 Convention, San Francisco, CA, September 19, 2008.
“Ventilation and Indoor air Quality in New California Homes”, National Center of Healthy Housing, October 20, 2008.
“Indoor Air Quality in New Homes”, California Energy and Air Quality Conference, October 29, 2008.
“Mechanical Outdoor air Ventilation Systems and IAQ in New Homes”, ACI Home Performance Conference, Kansas City, MO, April 29, 2009. “Ventilation and IAQ in New Homes with and without Mechanical Outdoor Air Systems”, Healthy Buildings 2009, Syracuse, CA, September 14, 2009. 20 “Ten Ways to Improve Your Air Quality”, Northern California Facilities Exposition, Santa Clara, CA, September 30, 2009.
“New Developments in Ventilation and Indoor Air Quality in Residential Buildings”, Westcon meeting, Alameda, CA, March 17, 2010.
“Intermittent Residential Mechanical Outdoor Air Ventilation Systems and IAQ”, ASHRAE SSPC 62.2 Meeting, Austin, TX, April 19, 2010.
“Measured IAQ in Homes”, ACI Home Performance Conference, Austin, TX, April 21, 2010.
“Respiration: IEQ and Ventilation”, AIHce 2010, How IH Can LEED in Green buildings, Denver, CO, May 23, 2010.
“IAQ Considerations for Net Zero Energy Buildings (NZEB)”, Northern California Facilities Exposition, Santa Clara, CA, September 22, 2010. “Energy Conservation and Health in Buildings”, Berkeley High SchoolGreen Career Week, Berkeley, CA, April 12, 2011.
“What Pollutants are Really There ?”, ACI Home Performance Conference, San Francisco, CA, March 30, 2011.
“Energy Conservation and Health in Residences Workshop”, Indoor Air 2011, Austin, TX, June 6, 2011.
“Assessing IAQ and Improving Health in Residences”, US EPA Weatherization Plus Health, September 7, 2011.
“Ventilation: What a Long Strange Trip It’s Been”, Westcon, May 21, 2014. “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposures”, Indoor Air 2014, Hong Kong, July, 2014.
“Infectious Disease Aerosol Exposures With and Without Surge Control Ventilation System Modifications”, Indoor Air 2014, Hong Kong, July, 2014. “Chemical Emissions from E-Cigarettes”, IMF Health and Welfare Fair, Washington, DC, February 18, 2015.
“Chemical Emissions and Health Hazards Associated with E-Cigarettes”, Roswell Park Cancer Institute, Buffalo, NY, August 15, 2014.
“Formaldehyde Indoor Concentrations, Material Emission Rates, and the CARB ATCM”, Harris Martin’s Lumber Liquidators Flooring Litigation Conference, WQ Minneapolis Hotel, May 27, 2015.
21 “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposure”, FDA Public Workshop: Electronic Cigarettes and the Public Health, Hyattsville, MD June 2, 2015.
“Creating Healthy Homes, Schools, and Workplaces”, Chautauqua Institution, Athenaeum Hotel, August 24, 2015.
“Diagnosing IAQ Problems and Designing Healthy Buildings”, University of California Berkeley, Berkeley, CA, October 6, 2015.
“Diagnosing Ventilation and IAQ Problems in Commercial Buildings”, BEST Center Annual Institute, Lawrence Berkeley National Laboratory, January 6, 2016. “A Review of Studies of Ventilation and Indoor Air Quality in New Homes and Impacts of Environmental Factors on Formaldehyde Emission Rates From Composite Wood Products”, AIHce2016, May, 21-26, 2016.
“Admissibility of Scientific Testimony”, Science in the Court, Proposition 65 Clearinghouse Annual Conference, Oakland, CA, September 15, 2016. “Indoor Air Quality and Ventilation”, ASHRAE Redwood Empire, Napa, CA, December 1, 2016.

NOT FOR REGULATORY APPROVAL,

PERMITTING OR CONSTRUCTION
Submittals Date

ARCHITECTURE ENGINEERING INTERIORS

LANDSCAPE ARCHITECTURE PLANNING
949-261-1001 Office
949-260-1190 Fax
LPADesignStudios.com
5301 California Avenue,
Suite 100
Irvine, California 92617

PROJECT NUMBER
Entitlements Submittal 11/18/22
RESUBMITTAL 01 06/07/23

AMERICAN RIVER ONE
450 & 500 BERCUT DRIVE,
SACRAMENTO CA, 95811
3061901

ENTITLEMENT SUBMITTAL DRAWINGS
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

CAB CABINET

CB CATCH BASIN

CEM CEMENT

CER CERAMIC

CI CAST IRON

CIP CAST IN PLACE

CIV ENG CIVIL ENGINEER

CG CORNER GUARD

CJ CONTROL JOINT

CLG CEILING

CLKG CAULKING

CLO CLOSET

CLR CLEAR

CNTR COUNTER

CO CASED OPENING

COL COLUMN

CONC CONCRETE

CONN CONNECTION

CONSTR CONSTRUCTION

CONT CONTINUOUS

CORR CORRIDOR

CT CERAMIC TILE

CTR CENTER

CTSK COUNTERSUNK

DA DISABLED ACCESS

DBL DOUBLE

DEPT DEPARTMENT

DESC DESCRIPTION

DF DRINKING FOUNTAIN

DET DETAIL

DIA DIAMETER

DIM DIMENSION

DISP DISPENSER

DN DOWN

DO DOOR OPENING

DR DOOR

DWR DRAWER

DS DOWNSPOUT

DSP DRY STANDPIPE

DWG DRAWING
E EAST

EA EACH

EJ EXPANSION JOINT

EL ELEVATION

ELEC ELECTRICAL

ELEV ELEVATOR

EMER EMERGENCY

ENCL ENCLOSURE

EP ELECTRICAL PANELBOARD

EQ EQUAL

EQUIP EQUIPMENT

EWC ELECTRIC WATER COOLER

EXIST EXISTING

EXPO EXPOSED

EXP EXPANSION

EXT EXTERIOR

FA FIRE ALARM

FB FLAT BAR

FD FLOOR DRAIN

FDN FOUNDATION

FE FIRE EXTINGUISHER

FEC FIRE EXTINGUISHER

CABINET

FHC FIRE HOSE CABINET

FIN FINISH

FLR FLOOR

FLASH FLASHING

FLUOR FLUORESCENT

FOC FACE OF CONCRETE

FOF FACE OF FINISH

FOM FACE OF MASONRY

FOS FACE OF STUD

FOV FACE OF VENEER (BRICK OR

PRECAST)

FOW FACE OF WALL

FR FIRE RETARDANT

FPRF FIREPROOF

FS FINISH SURFACE

FT FOOT OR FEET

FTG FOOTING

FURR FURRING

FUT FUTURE

GA GAUGE

GALV GALVANIZED

GB GRAB BAR

GC GENERAL CONTRACTOR

GI GALVANIZED IRON

GL GLASS

GND GROUND

GR GRADE

GYP GYPSUM

HB HOSE BIB

HC HOLLOW CORE

HDWD HARDWOOD

HDW HARDWARE

HM HOLLOW METAL

HORIZ HORIZONTAL

HR HOUR

HGT/HT HEIGHT

ID INSIDE DIAMETER

INSUL INSULATION

INT INTERIOR

JAN JANITOR

JT JOINT

KIT KITCHEN

LAB LABORATORY

LAM LAMINATE

LAND ARCH LANDSCAPE ARCHITECT

LAV LAVATORY

LKR LOCKER

LT LIGHT

MATL MATERIAL

MAX MAXIMUM

MC MEDICINE CABINET

MECH MECHANICAL

MEMB MEMBRANE

MET METAL

MFR MANUFACTURER

MH MANHOLE

MIN MINIMUM

MIR MIRROR

MISC MISCELLANEOUS

MO MASONRY OPENING

MTD MOUNTED

MUL MULLION

N NORTH

NIC NOT IN CONTRACT
NO/# NUMBER

NOM NOMINAL

NTS NOT TO SCALE

OA OVERALL

OA OUTSIDE AIR

OBS OBSCURE

OC ON CENTER

OD OUTSIDE DIAMETER

OFF OFFICE

OPNG OPENING

OPP OPPOSITE

OSA OUTSIDE AIR

PA PLANTING AREA

PRCST PRECAST

PH PANIC HARDWARE

PL PLATE

P LAM PLASTIC LAMINATE

PLAS PLASTER

PLYWD PLYWOOD

POT PATH OF TRAVEL

PR PAIR

PT PAINT

PTD PAPER TOWEL DISPENSER

PTD/R COMBINATION PAPER

TOWEL DISPENSER &

RECEPTACLE

PTN PARTITION

PTR PAPER TOWEL

RECEPTACLE

QT QUARRY TILE

R RISER

RAD RADIUS

RD ROOF DRAIN

REF REFERENCE

REFR REFRIGERATOR

RGTR REGISTER

REINF REINFORCED

REQD REQUIRED

RESIL RESILIENT

RM ROOM

RO ROUGH OPENING

ROW RIGHT OF WAY

RWD REDWOOD

RWL RAIN WATER LEADER

S SOUTH

SC SOLID CORE

SCD SEAT COVER DISPENSER

SCHED SCHEDULE

SD SOAP DISPENSER

SECT SECTION

SF SQUARE FEET

SH SHELF

SHR SHOWER

SHT SHEET

SIM SIMILAR

SND SANITARY NAPKIN

DISPENSER

SNR SANITARY NAPKIN

RECEPTACLE

SPEC SPECIFICATION(S)

SQ SQUARE

SS STAINLESS STEEL

S SK SERVICE SINK

STA STATION

STD STANDARD

STL STEEL

STOR STORAGE

STR STRUCTURAL

SUSP SUSPENDED

SYM SYMMETRICAL

T TREAD

TB TOWEL BAR

TC TOP OF CURB

TEL TELEPHONE

TER TERRAZZO

T&G TONGUE & GROOVE

THK THICK

TOB TOP OF BEAM

TOC TOP OF CONCRETE

TOW TOP OF WALL

TOP TOP OF PARAPET

TPD TOILET PAPER DISPENSER

TS TOP OF SLOPE

TV TELEVISION

TYP TYPICAL

UNF UNFINISHED

UNO UNLESS NOTED

OTHERWISE

UR URINAL

VCT VINYL COMPOSITION TILE

VERT VERTICAL

VEST VESTIBULE
W WEST

W/ WITH

WC WATER CLOSET

WD WOOD

W/O WITHOUT

WP WATERPROOF

WR WATER RESISTANT

WSCT WAINSCOT

WT WEIGHT

WWF WELDED WIRE FABRIC
& AND
∠ ANGLE
@ AT
℄ CENTERLINE
∅ DIAMETER OR ROUND
# POUND OR NUMBER
(E) EXISTING
(P) PAINT
(R) REMOVE
+/- DIM TOLERANCE

AC ASPHALTIC CONCRETE

ACC ACCESSIBLE

ACOUS ACOUSTICAL

ACM ALUM COMPOSITE MATERIAL

ACT ACOUS CLG TILE

AD AREA DRAIN

AED AUTO EXT DEFIBRILLATOR

ADJ ADJUSTABLE

AFF ABOVE FINISH FLOOR

AGGR AGGREGATE

AHJ AUTHORITY HAVING

JURISDICTION

ALUM ALUMINUM

APPROX APPROXIMATE

ARCH ARCHITECTURAL

ASF ASSIGNABLE SF

ASPH ASPHALT

BD BOARD

BITUM BITUMINOUS

BLDG BUILDING

BLK BLOCK

BLK'G BLOCKING

BM BEAM

BOC BACK OF CURB

BOT BOTTOM

BO BOTTOM OF

BOC BACK OF CURB

BOW BOTTOM OF WALL

BS BOTTOM OF SLOPE
TEL: 916.425.3330
NAME: IM INVESTMENT, LLC

CLIENT INFORMATION
CITY,STATE, ZIP: SACREMENTO CA, 95812
ADDRESS: P.O. BOX 3011
CLIENT: STEVE AYERS E-MAIL: [email protected]
TEL: (916) 287-2339
NAME: LPA, INC.

ARCHITECT
CITY,STATE, ZIP: SACRAMENTO, CA, 95814
ADDRESS: 431 I St., #107
CONTACT: JULIAN WATT E-MAIL: [email protected] TEL: 619 929 3968
NAME: LPA, INC.

LANDSCAPE ARCHITECT
CITY,STATE, ZIP: SACRAMENTO, CA, 95814
ADDRESS: 431 I St. #107
CONTACT: ROCIO GERTLER E-MAIL: [email protected] TEL: 916 641 9139 FAX: 916 752 7000
NAME: NV5

CIVIL ENGINEER
CITY,STATE, ZIP: SACRAMENTO, CA 95833
ADDRESS: 2525 NATOMAS PARK DRIVE, SUITE 350
CONTACT: JAY RADKE E-MAIL: [email protected]
CLIENT CONTACT: ANTHONY SCOTCH E-MAIL: [email protected] TEL: 949.701.4077
NAME: LPA, INC.

LIGHTING DESIGNER
CITY,STATE, ZIP: IRVINE, CA 92617
ADDRESS: 5301 CALIFORNIA AVE, SUITE 100
CONTACT: JEN OZAI EMAIL: [email protected]

COLUMN LINES
0 0

SURFACE DRAINAGE

ARROW INDICATES

DIRECTION OF FLOW
N

PROJECT NORTH

BUILDING SECTION
1 A101
TYP

SECTION ID

SHEET NUMBER
1 A101
TYP

WALL SECTION

SECTION ID

SHEET NUMBER

DETAIL CALLOUTS

DETAIL ID

SHEET NUMBER
1 A101
SIM

DETAIL SECTION

DETAIL ID

SHEET NUMBER
1 A101
SIM

DETAIL REFERENCE

DETAIL ID

SHEET NUMBER
1 A101
SIM

INTERIOR ELEVATIONS

DETAIL ID

SHEET NUMBER
A
C
SIM
D A101 B
DOOR DESIGNATION 101

ROOM DESIGNATION

ROOM NUMBER

ROOM AREA
Room name
101
150 SF
REVISION CLOUD & 1

TAG (OPTIONAL
SA2U
1t

SHADED PORTION POINTS

TO SIDE REFERENCED

DATUM POINT

KEYNOTE

WALL TYPE

OPENING TYPE
?

MATCH LINE
SEE SHEET A101
Name
Elevation

LEVEL LINE, CONTROL POINT
EL: 12'-8" = ELEVATION/SECTION

STAIR DIRECTION
DN
UP

CENTER LINES, FLOOR LINES

HIDDEN CONSTRUCTION FEATURE

BREAK LINE

1. 4 NEW RESIDENTIAL HIGHRISE TOWERS WITH A GROUND LEVEL COMMERCIAL/

RETAIL AREA AND A PODIUM LEVEL COMMERCIAL/ RETAIL AREA OVER TWO LEVELS OF PODIUM PARKING. A BICYCLE/ PEDESTRIAN PATH PUBLIC RIGHT OF WAY ACCESS EASEMENT ALONG THE EASTERN PROPERTY LINE OF 500 BERCUT AVE.

ALLOWABLE
ZONING: C-2-SPD (GENERAL COMMERCIAL, CENTRAL CITY)
GENERAL PLAN: 450 BERCUT: URBAN CENTER

HIGH(UCNTHIGH)
500 BERCUT: URBAN CENTER

LOW(UCNTLOW)
DENSITY: 450 BERCUT:
24 DU/ acre * 1.93 acre = 46 DU min.
250 DU/ acre * 1.93 acre = 482 DU max.
500 BERCUT:
20 DU/ acre * 1.14 acre = 22 DU min.
150 DU/ acre * 1.14 acre = 171 DU max.

FAR: 450 BERCUT:
.5 FAR min. / 8.0 FAR max.
84,550 acres *8.0 = 676,400 SF max.
500 BERCUT
.4 FAR min. / 4.0 FAR max.
50,007 acres * 4.0 = 200,028 SF max.

LOT COVERAGE: N/A
(SMC 17.216.720)
HEIGHT: 450 BERCUT: 200 FT max.
(SMC 17.436.040)
500 BERCUT: 35 FT max.

SETBACKS:
(SMC 17.216.730)
FRONT: 0'
SIDE: 0'
STREET SIDE: 0'
REAR: 0'
LEVEE SETBACK: 20' FROM THE LANDSIDE TOE
NOTE: LEVEE IS CONSTRUCTED OVER

PROPERTY LINE
(Section 1.c - Residential High Rise, guideline 1.B.II.b) BLDG SETBACK: 15' WITH WINDOWS
OPEN SPACE:
(SMC 17.600.135)
100 SF / DU
450 BERCUT
100 SF/ 577 UNIT = 57,700 SF
500 BERCUT
100SF/ 210 UNIT = 21,000 SF
PARKING: URBAN PARKING DISTRICT (BETWEEN 0.25 AND 0.5 MILE

OF A LIGHT RAIL PLATFORM)
(SMC 17.608.030.B, 17.608.020.G.2)
RESIDENTIAL: 0.25/DU min
COMMERCIAL: 1 SPACE/ 2000 SF
10% MIN TOTAL STALLS TO BE TIER 1 "EV CAPABLE"
BICYCLE PARKING:
(SMC 17.608.030.C)
LONG TERM (RESI): .5/ DU
LONG TERM (COMMERCIAL-BAR/RESTAURANT): 1/10,000 SF
or min 2
SHORT TERM (RESI): 1/10 DU
SHORT TERM (COMMERCIAL-BAR/RESTAURANT): 1/2,000 SF
or min 2

PROPOSED

NO CHANGE

DEVIATION PROPOSED TO ALLOW ADDITIONAL
HEIGHT UP TO 200'
450 BERCUT:
577 DU PROPOSED
500 BERCUT:
210 DU PROPOSED
450 BERCUT:
84,550 * 8.0 = 676,400 SF
500 BERCUT
50,007 * 4.0 = 200,028 SF
PER 17.216.720 THERE IS NO LOT COVERAGE
REQUIREMENT.
450 BERCUT:

BUILDING 1: 194' 8"
BUILDING 2: 194' 8"
BUILDING 3: 109' 4"
500 BERCUT:

BUILDING 4: 150' 0"
0'
0'
0'
0'
20' INDICATED ON PLANS
15'
450 BERCUT
57,700 < 88, 592 SF = OK
500 BERCUT
21,000 < 54,748 = OK
450 BERCUT
RESIDENTIAL:

0.25 * 577 UNITS = 144 SPACES
.10 * 163 = 16 EV SPACES
PER 11B-208.2
6 ACCESIBLE SPACES REQUIRED
PER 11B-208.2.4
1 VAN PARKING REQUIRED
COMMERCIAL:
1/2000 SF = .0005
.0005 * 4,566 = 2 SPACES
.10 * 2 = .2 NONE REQUIRED
PER 11B-208.2.4
1 VAN PARKING REQUIRED
500 BERCUT

0.25 * 210 UNITS = 52 SPACES
.10 * 44 = 4 EV SPACES
787*.5= 393.5, 384 REQUIRED
2 REQUIRED
386 TOTAL LONG TERM REQUIRED
787/ 10 = 78.7, round up to 79 REQUIRED
4,114/2,000= 2 REQUIRED
TOTAL 81 SHORT TERM REQUIRED

EXISTING

TOTAL COMBINED SITE

3.089 acres/ 134,557 SF

PROPOSED
PARCEL 1
APN # 001-0181-016-0000
500 BERCUT DRIVE

SACRAMENTO, CA

1.148 acres/ 50,007 SF
PARCEL 2
APN # 001-0181-017-0000
450 BERCUT DRIVE

SACRAMENTO, CA

1.941 acres/ 84,550SF

TOTAL COMBINED SITE

3.089 acres/ 134,557 SF

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

LANDSCAPE ARCHITECTURE PLANNING
LPADesignStudios.com
916-287-2400 Office
916-287-2401 Fax
431 I Street,
Suite 107
Sacramento, California 95814 Submittal Date
This document and all other project documents,
ideas, aesthetics and designs incorporated
therein are instruments of service. All project
documents are copyright protected, are the
property of LPA, Inc. (LPA) and cannot be lawfully
used in whole or in part for any project or purpose
except as set forth in the contractual agreement
between LPA and its Client. The unauthorized
disclosure and/or use of the project documents
(including the creation of derivative works), may
give rise to liability for copyright infringement,
unlawful disclosure, use or misappropriation of
property rights held by LPA. The unauthorized
use of the project documents will give rise to the
recovery of monetary losses and damages
including attorney fees and costs for which the
unauthorized user will be held liable.

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 1/8" = 1'-0"
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

GENERAL

INFORMATION
G0.02
05//10/2022
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AMERICAN RIVER ONE
SYMBOLS LEGEND ABBREVIATIONS Sheet Index PROJECT SCOPE PROJECT DIRECTORY SHEET NUMBER

SHEET NAME

GENERAL INFORMATION
G0.01 TITLE SHEET
G0.02 GENERAL INFORMATION
G0.03 SITE SURVEY
G1.00 FIRE ACCESS
G1.02 FAR, BUILDABLE AREA, OPEN SPACE ANALYSIS
G2.01 SUN STUDY EXHIBIT - MARCH/JUNE
G2.02 SUN STUDY EXHIBIT - SEPT/ DEC
G2.03 PUBLIC & PRIVATE SPACE EXHIBIT
G2.04 TRASH/LOADING EXHIBIT
CIVIL
C.01 CONCEPTUAL GRADING PLAN
C.02 CONCEPTUAL UTILITY PLAN

LANDSCAPE
L0.1 TREE DEMOLITION PLAN
L1.01 MATERIALS PLAN
L1.02 MATERIALS PLAN - LEVEL 3
L1.03 MATERIALS PLAN - LEVELS 11,15,18
L7.01 PLANTING PLAN
L7.02 PLANTING PLAN - LEVEL 03
L7.03 PLANTING PLAN - LEVELS 11,15,18

ARCHITECTURE
A1.03 SITE PHOTOS
A2.01 ARCHITECTURAL SITE / P1 PODIUM PLAN
A2.02 P2 PODIUM PLAN
A2.03 P3 PODIUM PLAN
A2.04 LEVEL 5-10 UNITS PLAN
A2.05 LEVEL 11-14 UNITS PLAN
A2.06 LEVEL 15-16 UNIT PLANS
A2.07 LEVEL 17-18 UNIT PLANS
A2.08 UPPER ROOF PLANS
A3.01 SITE ELEVATIONS
A3.02 SITE ELEVATIONS
A3.10 SITE SECTIONS - SIGHTLINES EXHIBIT
A3.11 SITE SECTIONS - BUILDING HEIGHT EXHIBIT
A3.12 SITE SECTION - WIND TUNNEL EXHIBIT
A3.20 RENDERED VIEWS
A3.21 RENDERED VIEWS
A3.22 RENDERED VIEWS
A3.23 RENDERED VIEWS
A4.01 MATERIAL AND COLOR BOARD
A4.02 LANDSCAPE ELEMENTS

LIGHTING
E1.01 PHOTOMETRIC PLAN LEVEL 01
E1.02 PHOTOMETRIC PLAN LEVEL 03
E1.03 PHOTOMETRIC PLAN LEVEL11, 15, 18
Grand total: 41

PROJECT INFORMATION

UNIT MIX
UNIT TYPE COUNT MIN. UNIT AREA
P3 - PODIUM
1 BD 23 450 SF
2 BD 13 562 SF
STUDIO 15 360 SF
04 - FLOOR
1 BD 24 450 SF
2 BD 13 554 SF
STUDIO 16 360 SF
05 - FLOOR
1 BD 28 450 SF
2 BD 15 598 SF
STUDIO 20 360 SF
06 - FLOOR
1 BD 27 450 SF
2 BD 16 598 SF
STUDIO 20 360 SF
07 - FLOOR
1 BD 27 450 SF
2 BD 16 598 SF
STUDIO 20 360 SF
08 - FLOOR
1 BD 27 450 SF
2 BD 16 598 SF
STUDIO 20 360 SF
09 - FLOOR
1 BD 27 450 SF
2 BD 16 598 SF
STUDIO 20 360 SF
10 - FLOOR
1 BD 27 450 SF
2 BD 16 598 SF
STUDIO 20 360 SF
11 - FLOOR
1 BD 21 549 SF
2 BD 13 729 SF
STUDIO 13 360 SF
12 - FLOOR
1 BD 21 549 SF
2 BD 14 743 SF
STUDIO 13 360 SF
13 - FLOOR
1 BD 21 549 SF
2 BD 14 743 SF
STUDIO 13 360 SF
14 - FLOOR
1 BD 21 549 SF
2 BD 14 743 SF
STUDIO 13 360 SF
15 - FLOOR
1 BD 15 549 SF
2 BD 7 771 SF
STUDIO 7 391 SF
16 - FLOOR
1 BD 15 549 SF
2 BD 8 771 SF
STUDIO 7 410 SF
17 - FLOOR
1 BD 14 549 SF
2 BD 6 830 SF
STUDIO 7 390 SF
18 - FLOOR
1 BD 15 549 SF
2 BD 6 829 SF
STUDIO 7 410 SF
Grand total: 787
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE SURVEY
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AMERICAN RIVER ONE
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 1,185 SF
LOBBY
BUILDING 01
BUILDING 02
BUILDING 03
BUILDING 04
32'-0"
44'-0"
73'-0"
62'-0"

FIRE ACCESS LANE
FIRE
ACCESS
LANE
150'-0"
88'-0"
1,122 SF
LOBBY
829 SF
LOBBY
26'-0"
202 SF

FIRE CONTROL ROOM W/ FIRE PUMP
85'-0"
66'-6"
101'-0"
(N) HYD.
(E) HYD. ID# 301

FIRE LANE

AT PODIUM LEVEL
24' ABOVE GRADE

AT PODIUM LEVEL
24' ABOVE GRADE
49'-0"
150'-0"
34'-0"

FIRE HOSE CONNECTION
AT GRADE.

FIRE HOSE

CONNECTION
AT GRADE.
1,541 SF

COMMERCIAL

14.04 14.04
PODIUM LEVEL 3
24' ABOVE GRADE
714 SF
TRASH
26'-0"
682 SF

RESI TRASH
158 SF
TRASH
1,478 SF

CENTRAL TRASH ROOM
FDC
35'-0"
55'-0"
35'-0"
55'-0"

LINE OF THE

BUILDING ABOVE

TURNING RADIUS

AT DRIVE

ENTRANCE

TURNING

RADIUS AT
DRIVE

ENTRANCE
NO

PARKING
FIRE
LANE
NO

PARKING
FIRE
LANE

NO PARKING FIRE LANENO PARKING FIRE LANE

NO PARKING FIRE LANE

NO PARKING FIRE LANE
FDC
50'-0"

LOCATION OF

KNOX BOX
X' - X"

FIRE HYDRANT

FIRE HOSE CONNECTION OR

FIRE DEPARTMENT CONNECTION

FIRE TRUCK

HOSE LENGTH DIAGRAM

DESIGNATED FIRE LANE

FIRE ACCESS LEGEND

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

3. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

4. THE WALL ASSEMBLIES MAKING UP THE ENCLOSURES FOR INTERIOR EXIT

STAIRWAYS AND ELEVATOR HOISTWAY ENCLOSURES SHALL MEET OR EXCEED SOFT BODY IMPACT CLASSIFICATION LEVEL 2 AS MEASURED BY THE TEST METHOD DESCRIBED IN ASTM C1629/C1629M.

5. PROPOSED BUILDING SHALL BE EQUIPPED WITH SMOKE DETECTION, FIRE

ALARM, STANDPIPE, EMERGENCY COMMUNICATION SYSTEMS AS REQUIRED BY CBC 403.4

6. RED STRIPE AND MARK ALL ROADS USED FOR FIRE DEPARTMENT ACCESS THAT ARE LESS THAN 28 FEET IN WIDTH "NO PARKING FIRE LANE" ON BOTH SIDES.

7. KNOX BOXES SHALL BE INSTALLED 5 FEET ABOVE GRADE NO MORE THAT 10 FEET AWAY FROM THE DOOR INTENDED FOR ITS USE.

8. THE KNOX BOX SHALL CONTAIN KEYS TO THE FIRE CONTROL ROOM, FIRE

ALARM CONTROL PANEL AND MANUAL PULL STATION (IF NECESSARY TO

SILENCE/RESET), EXTERIOR ACCESS DOORS, AND POST INDICATOR OR OS&Y VALVE LOCK.

GENERAL NOTES

KEYNOTES
N

PROJECT NORTH

PROJECT LOCATION
ADDRESS:
450 & 500 BERCUT DRIVE
N

TRUE NORTH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

FIRE ACCESS
G1.00
05//10/2022
Checker

AMERICAN RIVER ONE
N

PROJECT NORTH
N

TRUE NORTH
1" = 20'-0"
FIRE ACCESS DIAGRAM 1

14.04 FIRE SERVICE ACCESS ELEVATOR

VICINITY MAP
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 1389 SF
BLDG 4
691 SF
BLDG 3: P1

COMMERCIAL
1934 SF
BLDG 2
1125 SF
BLDG 1
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
642 SF
BLDG 3: P2

COMMERCIAL
70846 SF
P1 PARKING
GARAGE
2271 SF
BLDG 2
1389 SF
BLDG 4
1125 SF
BLDG 1
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES

DBL HEIGHT

COMMERCIAL SPACE

COUNTED LEVEL
BELOW
69324 SF
P2 PARKING
GARAGE
11513 SF
BLDG 2 2814 SF
BLDG 3: P1
12207 SF
BLDG 4
2782 SF
BLDG 2: P2

COMMERCIAL
15176 SF
BLDG 1
2040 SF
BLDG 3: P2
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
51559 SF
OPEN
SPACE
PARCEL 2
34134 SF
OPEN
SPACE
PARCEL 1
146 SF
PARCEL 2 -

BALCONY
274 SF
PARCEL 1 -

BALCONY
14977 SF
BLDG 2
3073 SF
BLDG 3: P1
12197 SF
BLDG 4
14591 SF
BLDG 1
3455 SF
BLDG 3: P2
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
9785 SF
BLDG 4
14977 SF
BLDG 2
13312 SF
BLDG 1
2700 SF
OPEN
SPACE
PARCEL 2
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
13312 SF
BLDG 1
10806 SF
BLDG 2
4498 SF
OPEN
SPACE
PARCEL 1
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
10806 SF
BLDG 2
10786 SF
BLDG 1
2800 SF
OPEN
SPACE
PARCEL 1
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES
84550 SF
PARCEL 2:
450
BERCUT:

FAR 8.0
50007 SF
PARCEL 1:
500
BERCUT:

FAR 4.0
14241 SF
BLDG 1
11712 SF
BLDG 2 3073 SF
BLDG 3: P1
3455 SF
BLDG 3: P2
12207 SF
BLDG 4
PARCEL 2
450 BERCUT: FAR 8.0
APN: 00101810170000
PER SURVEY: 84,550 SF, 1.941 ACRES
PARCEL 1
500 BERCUT: FAR 4.0
APN: 00101810160000
PER SURVEY: 50,007 SF, 1.148 ACRES

DBL HEIGHT

COMMERCIAL

SPACE LEVEL
BELOW

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
1" = 60'-0"
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

FAR, BUILDABLE

AREA, OPEN SPACE

ANALYSIS
G1.02
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 60'-0"
P1 -PODIUM 1
1" = 60'-0"
P2- PODIUM 2
1" = 60'-0"
P3 - PODIUM 3
1" = 60'-0"
FLOORS 5 - 10 5
1" = 60'-0"
FLOORS 11 - 14 6
1" = 60'-0"
FLOORS - 15-16 8
1" = 60'-0"
FLOORS 17-18 9
1" = 60'-0"
LOT ADJUSTMENT - EXISTING ALLOWABLE FAR 7
ALLOWABLE:
500 BERCUT (EXISTING FAR 4.0) PARCEL 1
EXISTING LOT AREA: 50,007 SF
50,007 * 4 = 200,028 SF
TOTAL BUILDABLE AREA: 200,028 SF
450 BERCUT (EXISTING FAR 8.0) PARCEL 2
EXISTING LOT AREA: 84,550 SF
84,550 * 8 = 676,400 SF
TOTAL BUILDABLE AREA: 676,400 SF
REQUIRED:
500 BERCUT: PARCEL 1
100SF/ 220 UNIT = 22,00 SF
450 BERCUT: PARCEL 2
RE100 SF/ 606 UNIT = 60,600 SF
1" = 60'-0"
04 - FLOOR 4
PARCEL 2 CONDITIONED AREA PROPOSED
Name Level Area
BLDG 1 P1 -PODIUM 1125 SF
BLDG 1 P2- PODIUM 1125 SF
BLDG 1 P3 - PODIUM 15176 SF
BLDG 1 04 - FLOOR 14241 SF
BLDG 1 05 - FLOOR 14591 SF
BLDG 1 06 - FLOOR 13312 SF
BLDG 1 07 - FLOOR 13312 SF
BLDG 1 08 - FLOOR 13312 SF
BLDG 1 09 - FLOOR 13312 SF
BLDG 1 10 - FLOOR 13312 SF
BLDG 1 11 - FLOOR 13312 SF
BLDG 1 12 - FLOOR 13312 SF
BLDG 1 13 - FLOOR 13312 SF
BLDG 1 14 - FLOOR 13312 SF
BLDG 1 15 - FLOOR 13312 SF
BLDG 1 16 - FLOOR 13312 SF
BLDG 1 17 - FLOOR 10786 SF
BLDG 1 18 - FLOOR 10786 SF
BLDG 2 P1 -PODIUM 1934 SF
BLDG 2 P3 - PODIUM 11513 SF
BLDG 2 P2- PODIUM 2271 SF
BLDG 2 04 - FLOOR 11712 SF
BLDG 2 05 - FLOOR 14977 SF
BLDG 2 06 - FLOOR 14977 SF
BLDG 2 07 - FLOOR 14977 SF
BLDG 2 08 - FLOOR 14977 SF
BLDG 2 09 - FLOOR 14977 SF
BLDG 2 10 - FLOOR 14977 SF
BLDG 2 11 - FLOOR 14977 SF
BLDG 2 12 - FLOOR 14977 SF
BLDG 2 13 - FLOOR 14976 SF
BLDG 2 14 - FLOOR 14977 SF
BLDG 2 15 - FLOOR 10806 SF
BLDG 2 16 - FLOOR 10806 SF
BLDG 2 17 - FLOOR 10806 SF
BLDG 2 18 - FLOOR 10806 SF
BLDG 3: P2 P3 - PODIUM 2040 SF
BLDG 3: P2 04 - FLOOR 3455 SF
BLDG 3: P2 05 - FLOOR 3455 SF
BLDG 3: P2 06 - FLOOR 3455 SF
BLDG 3: P2 07 - FLOOR 3455 SF
BLDG 3: P2 08 - FLOOR 3455 SF
BLDG 3: P2 09 - FLOOR 3455 SF
BLDG 3: P2 10 - FLOOR 3455 SF
TOTAL 460911 SF
PARCEL 1 CONDITIONED AREA PROPOSED
BLDG 3: P1 P3 - PODIUM 2814 SF
BLDG 3: P1 04 - FLOOR 3073 SF
BLDG 3: P1 05 - FLOOR 3073 SF
BLDG 3: P1 06 - FLOOR 3073 SF
BLDG 3: P1 07 - FLOOR 3073 SF
BLDG 3: P1 08 - FLOOR 3073 SF
BLDG 3: P1 09 - FLOOR 3073 SF
BLDG 3: P1 10 - FLOOR 3073 SF
BLDG 4 P1 -PODIUM 1389 SF
BLDG 4 P2- PODIUM 1389 SF
BLDG 4 P3 - PODIUM 12207 SF
BLDG 4 04 - FLOOR 12207 SF
BLDG 4 05 - FLOOR 12197 SF
BLDG 4 06 - FLOOR 12197 SF
BLDG 4 07 - FLOOR 12197 SF
BLDG 4 08 - FLOOR 12197 SF
BLDG 4 09 - FLOOR 12197 SF
BLDG 4 10 - FLOOR 12197 SF
BLDG 4 11 - FLOOR 9785 SF
BLDG 4 12 - FLOOR 9785 SF
BLDG 4 13 - FLOOR 9792 SF
BLDG 4 14 - FLOOR 9792 SF
TOTAL 163848 SF
PROPOSED OPEN SPACE PARCEL 1
Level Area
18 - FLOOR 2800 SF
15 - FLOOR 4498 SF
P3 - PODIUM 34134 SF
TOTAL 41432 SF
PROPOSED OPEN SPACE PARCEL 2
Level Area
11 - FLOOR 2700 SF
P3 - PODIUM 51559 SF
TOTAL 54259 SF
BALCONIES PARCEL 1

LEVEL AREA
P3 - PODIUM 842 SF
04 - FLOOR 1557 SF
05 - FLOOR 1576 SF
06 - FLOOR 1576 SF
07 - FLOOR 1576 SF
08 - FLOOR 1576 SF
09 - FLOOR 1576 SF
10 - FLOOR 1576 SF
11 - FLOOR 964 SF
12 - FLOOR 964 SF
13 - FLOOR 964 SF
14 - FLOOR 964 SF
TOTAL 15709 SF
BALCONIES PARCEL 2

LEVEL AREA
P3 - PODIUM 1491 SF
04 - FLOOR 1889 SF
05 - FLOOR 2505 SF
06 - FLOOR 2505 SF
07 - FLOOR 2505 SF
08 - FLOOR 2505 SF
09 - FLOOR 2505 SF
10 - FLOOR 2505 SF
11 - FLOOR 2453 SF
12 - FLOOR 2453 SF
13 - FLOOR 2453 SF
14 - FLOOR 2453 SF
15 - FLOOR 1834 SF
16 - FLOOR 1834 SF
17 - FLOOR 1504 SF
18 - FLOOR 1504 SF
TOTAL 34898 SF
PROPOSED:
500 BERCUT (EXISTING FAR 4.0) PARCEL 1
TOTAL CONDITIONED AREA: 164,539 SF
450 BERCUT (EXISTING FAR 8.0) PARCEL 2
TOTAL CONDITIONED AREA: 464,334 SF
PARCEL 1 COMMERCIAL AREA PROPOSED
BLDG 3: P1 COMMERCIAL P1 -PODIUM 691 SF
TOTAL 691 SF
PARCEL 2 COMMERCIAL AREA PROPOSED
BLDG 2: P2 COMMERCIAL P3 - PODIUM 2782 SF
BLDG 3: P2 COMMERCIAL P1 -PODIUM 642 SF
TOTAL 3423 SF

FAR ANALYSIS

OPEN SPACE ANALYSIS
PROPOSED:
500 BERCUT: PARCEL 1
TOTAL: 57,141 SF
450 BERCUT: PARCEL 2
TOTAL: 89,427 SF
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 5:53 PM
March 21
5:52 AM
9:00 AM
W
S
E
N
5:53 PM
March 21
5:52 AM
12:00 PM
W
S
E
N
5:53 PM
March 21
5:52 AM
3:00 PM
W
S
E
N
7:20 PM
June 21
4:13 AM
9:00 AM
W
S
E
N
7:21 PM
June 28
4:16 AM
12:00 PM
W
S
E
N
7:20 PM
June 21
4:13 AM 3:00 PMW
S
E
N

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 1" = 160'-0"
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SUN STUDY EXHIBIT
- MARCH/JUNE
G2.01
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 160'-0"
MARCH 21 - 9 AM 01
1" = 160'-0"
MARCH 21 - 12 PM 02
1" = 160'-0"
MARCH 21 - 3 PM 03
1" = 160'-0"
JUNE 21 - 9 AM 04
1" = 160'-0"
JUNE 21 - 3 PM 06
1" = 160'-0"
JUNE 21 - 12 PM 05
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 5:41 PM
September 21
5:35 AM
9:00 AM
W
S
E
N
5:41 PM
September 21
5:35 AM
12:00 PM
W
S
E
N
5:41 PM
September 21
5:35 AM
3:00 PM
W
S
E
N
4:10 PM
December 21
7:16 AM
9:00 AM W
S
E
N
4:10 PM
December 21
7:16 AM
12:00 PM
W
S
E
N
4:10 PM
December 21
7:16 AM
3:00 PM
W
S
E
N

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 1" = 160'-0"
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SUN STUDY EXHIBIT
- SEPT/ DEC
G2.02
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 160'-0"
SEPT 21 - 9 AM 01
1" = 160'-0"
SEPT 21 - 12 PM 02
1" = 160'-0"
SEPT 21 - 3 PM 03
1" = 160'-0"
DEC 21 - 9 AM 04
1" = 160'-0"
DEC 21 - 3 PM 06
1" = 160'-0"
DEC 21 - 12 PM 05
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

TRUE NORTH
N

PROJECT NORTH
N

PUBLIC ART

PATH OF TRAVEL

TO SHORT-TERM

BIKE PARKING

LINE OF NEW

EASEMENT
NOT A

HABITABLE ROOF
NOT A

HABITABLE
ROOF
LEGEND

COMMERCIAL SPACE, ACCESSIBLE TO PUBLIC
(PRIVATELY OWNED)

PUBLIC SPACE

PRIVATE OPEN SPACE (TENANT ONLY)

COMMON OPEN SPACE (TENANT ONLY)

PUBLIC ART

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

PUBLIC & PRIVATE

SPACE EXHIBIT
G2.03
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 60'-0"
P1 -PODIUM
1 1" = 60'-0"
P3 - PODIUM
2 1" = 60'-0"
FLOORS 11 - 14
3 1" = 60'-0"
FLOORS - 15-16
4 1" = 60'-0"
FLOORS - 17-18
5 Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
3 4
5 6
7 8
9 2
1 A B C D E F G H I J K L M
10 N
1A
Aa Na
7A
9A

JUMP RAMP
BERCUT DR.
2 4'-0
2 "
6'-0"

TURN AROUND
1,478 SF

CENTRAL TRASH ROOM

DOG PARK
682 SF

RESI TRASH
714 SF

SOLID WASTE STAGING
158 SF
TRASH

COMMERCIAL

SERVICE ELEVATOR

BIO-RETENTION ZONE

FIRE LANE

FIRE LANE
PUBLIC
RIGHT
OF
WAY
PUBLIC
RIGHT
OF
WAY
27 26 25
64 65 66
69 68 67
120 121 122
10 11 12
30 29 28
61 62 63
72 71 70
117 118 119
7 8 9
33 32 31
58 59 60
75 74 73
114 115 116
4 5 6
128 127 126
36 35 34
55 56 57
113
39 38 37
52 53 54
80 79 78
109 110 111
49 50 51
82 81
107 108
46 47 48
104 105
137 136 135
138 139 140
134 133 132
143
17 18
19 20
21 15
16 13 14
45 32 1
40 41 43 4442
125 124 123
112
77 76

FIRE ACCESS LANE

CONNECTION TO

PUBLIC RIGHT OF WAY - (E) BIKE PATH
2 4'-0"

LOCATION OF LINE OF

FLOOR ABOVE
(DOUBLE HEIGHT

ENTRANCE)

TRASH CHUTE

TRASH CHUTE
354 SF

COM TRASH
1,541 SF

COMMERCIAL
2 4'-0"

TRASH CHUTE

FIRE LANE
FIRE
LANE
28'-0"

ROLL-UP DOOR

FOR SOLID

WATSE ACCESS

NO VEHICLE
ACCESS

TRUCK LENGTH
36'-0"

TOTAL CLEAR
50'-0"

COMMERCIAL LOADING

RESI LOADING

RESI LOADING
101
88 102
87 103
86 106
83 99
100
98 97
96 95
94 93
92 91
90 89
142141
131 130 129
24 23
22 BIO-RETENTION ZONE
LEGEND

TRASH ROOM
LOADING ZONE (36' x 12' TO ACCOMEDATE

A MEDIUM SIZE TRUCK)

NO VEHICLE ACCESS -

SOLID WASTE LOADING

REQ'D RECYCLING VOLUME

PROPOSED GARBAGE TRUCK TURN-AROUND

ROUTE (FORWARD FACING)

POT OF TOW CADDY (PROVIDED & OPERATED

BY FACILITIES MANAGER)
RESI REQ.S: 32 GAL. PER UNIT
787 TOTAL DUx 32 GAL.= 25,184 GAL. or 125 CY
125 CY/ 3 CY = 41.6, round to (42) 3-YD BINS
COMM. REQ. (RESTARAUNT/ BAR): SUFFICIENT TO DIVERT MATERIALS GENERATED PROVIDED: (1) 6 CY PER COMMERCIAL SPACE, TOTAL (4) 3-YD BINS 3 YD BIN (6'-0" x 2'-10
1 /2")
2 YD BIN (6'-0" x 2'-5 1/2")

REQ'D ORGANICS RECYCLING VOLUME
RESI REQ.S: 64 GAL. PER 25 DU
787 TOTAL DU/ 25= 31.48 x 64 GAL= 2014.75 GAL. or 10 CY 10 CY/ 2 CY =(5) 2-YD BINS
COMM. REQ. (RESTARAUNT/ BAR): 64 GAL. CAN OR EQUIV.

PROVIDED: (2) 1-CY BIN

REQ'D TRASH VOLUME
RESI REQ.S: SUFFICIENT TO DIVERT MATERIALS GENERATED
PROVIDED: (22) 3-CY BINS
COMM. REQ. (RESTARAUNT/ BAR): SUFFICIENT TO DIVERT MATERIALS GENERATED PROVIDED: (2) 1-CY BIN

TOTAL BINS
6-YD BIN: 68 TOTAL
2-YD BIN: 5 TOTAL
1-YD BIN: 4 TOTAL
1 YD BIN (6'-0" x 2'-6")

EXIT POT OF GARBAGE TRUCK

INGRESS POT OF GARBAGE TRUCK

PROPOSED GARBAGE TRUCK TURN-AROUND

ROUTE (IN-REVERSE)

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

TRASH/LOADING

EXHIBIT
G2.04
05//10/2022
Checker

AMERICAN RIVER ONE
N

PROJECT NORTH
N

TRUE NORTH
1" = 20'-0"
P1 - TRASH/LOADING SITE PLAN 1
P1-PODIUM TRASH ROOM AREA
Name Area
TRASH 1478 SF
TRASH 714 SF
TRASH 682 SF
TRASH 158 SF
TRASH 354 SF
Grand total: 5 3387 SF
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
3 4
5 6
7 8
9 2
1 A B C D E F G H I J K L M
10 N
1A
Aa Na
7A
9A
(E) SLOPE

EMBANKMENT

EASEMENT BK
5377, PG 372, O.R.

JUMP RAMP
BERCUT DR.

N66°45'52" E 291.83'
S47°04'15" W
212.85'
N33°38'31" W

30.65'
S53°52'45" W

15.63'
N2
5°0
5'2
4" W 15

3.31'
N10°41'30" W

43.49'
N40°08'42" W
280.60'
N78°25'07" E
275.25'

TOE OF SLOPE

TOE OF SLOPE
R=115.00
R=115.00
N66°06'30" E 58.60'
N06°58'15" E
261.54'

TOP OF SLOPE
L = 93.78'
Δ = 046°43'29"
Δ = 030°58'00" L = 62.15'
510 BERCUT
APN: 001-0181-020
400 BERCUT
APN: 001-0181-024
455 BERCUT
APN: 001-018-2025
EV
PROPOSED 20 FT ACCESS

EASEMNT FOR WATER

TRANSMISSION MAIN
(E) EASEMENT FOR WATER
TRANSMISSION MAIN BK.
810821, PG. 551, O.R. SHOWN
HERE AS HATCHED AREA.
(E) 10FT LEVEE RIGHT OF WAY
EASEMENT BK. 72-12-07, PG.
192 - TO BE INCORPERATED

INTO PROPOSED EASEMENT

DENOTED WITH RED HATCH

PROPOSED ADDITIONAL

ACCESS EASEMENT FOR

WATER TRANSMISSION MAIN,

SHOWN HERE AS BLUE
SHADED AREA.

NOMINAL OFFSET OF 10 FT

FROM THE CENTER OF THE
WATERMAIN. SETOUT TO

AVOID DESIGNED
BIORETENTION BASIN.

NOMINAL SET OUT
DIMENSIONS PROVIDED.
24" WATER TRANSMISSION

MAIN LOCATED BY DOU &

NOTED ON REVISED

TOPOGRAPHICAL SURVEY
DATED 02/28/24
(E) 10FT LEVEE RIGHT OF WAY
EASEMENT BK. 72-12-07, PG.
192 - TO BE INCORPERATED

INTO PROPOSED EASEMENT

DENOTED WITH RED HATCH

PROPOSED LEVEE ACCESS

EASEMENT LOCATED

WITHIN THE EXTENTS OF THE
(E) TOE OF LEVEE SETBACK

PROPOSED

EASEMENT AT
(N) BIKE TRAIL
15'-10"
20'-0"
2 0'-0"
20'-0"
(E) TOE OF SLOPE SETBACK
(E) TOE OF SLOPE SETBACK
(E) TO
E
O
F
S
LO
P
E
S
ETBAC
K

ADDT'L AREA FOR PROPOSED WATER MAIN ACCESS EASEMENT
3'-11"
10'-0"

ADDT'L AREA FOR PROPOSED WATER MAIN ACCESS EASEMENT
7'-2"
10'-0"

PROPOSED EASEMENT LEGEND

PROPOSED LEVEE ACCESS EASEMENT

LOCATED WITHIN THE EXTENTS OF THE (E) TOE

OF LEVEE SETBACK
PROPOSED 20 FT ACCESS EASEMNT FOR

WATER TRANSMISSION MAIN
(E) EASEMENT FOR WATER TRANSMISSION MAIN
BK. 810821, PG. 551, O.R.

PROPOSED ADDITIONAL EASEMENT TO BE ADDED
TO (E) EASEMENT BK. 810821, PG. 551, O.R. FOR
ACCESS TO (E) 24" WATER MAIN

WATER TRANSMISSION MAIN AS LOCATED BY

DOU & SURVERY BY MORROW SURVERYORS
ON 02/28/24

PROPOSED EASEMENT AT (N) BIKE TRAIL
(E) 10FT LEVEE RIGHT OF WAY EASEMENT BK.
72-12-07, PG. 192 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

EASEMENT EXHIBIT
G2.05
05//10/2022
Checker

AMERICAN RIVER ONE
N

PROJECT NORTH
N

TRUE NORTH
1" = 20'-0"
EASEMENT EXHIBIT 1
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

W W CN PAVEMENT CN CN PAVEMENT PAVEMENT

PAVEMENT

10.00' LEVEE RIGHT OF WAY EASEMENT RECORDED IN BOOK 73-12-07, PAGE 192, OFFICIAL RECORDS. 3.50' RIGHT OF WAY RECORDED IN BOOK 73-12-07, PAGE 189, OFFICIAL RECORDS. AMERICAN RIVER FLOOD CONTROL DISTRICT STATE OF CALIFORNIA FREEWAY (INTERSTATE ROUTE 5) S D EASEMENT FOR WATER TRANSMISSION MAIN RECORDED IN BK. 810821, PG. 551, O.R. TOP OF SLOPE TOE OF SLOPE EASEMENT FOR EMBANKMENT SLOPES RECORDED IN BK. 5377, PG 372, O.R. RELINQUISHMENT OF ABUTER'S OR ACCESS RIGHTS RECORDED IN BOOK OF DEEDS BK.4998, PG. 650, O.R. EASEMENT FOR ELECTRICAL FACILITIES IN DEED RECORDED IN BK. 751212, PG. 660, O.R.

TOE OF SLOPE D BERCUT DRIVE D AMERICAN RIVER NOT FOR REGULATORY APPROVAL, PERMITTING OR CONSTRUCTION Developed for Job Number Date Published Checked By Scale Revision Date ARCHITECTURE ENGINEERING INTERIORS LANDSCAPE ARCHITECTURE PLANNING LPADesignStudios.com 916-287-2400 Office 916-287-2401 Fax 431 I Street, Suite 107 Sacramento, California 95814 Submittal Date This document and all other project documents, ideas, aesthetics and designs incorporated therein are instruments of service. All project documents are copyright protected, are the property of LPA, Inc. (LPA) and cannot be lawfully used in whole or in part for any project or purpose except as set forth in the contractual agreement between LPA and its Client. The unauthorized disclosure and/or use of the project documents (including the creation of derivative works), may give rise to liability for copyright infringement, unlawful disclosure, use or misappropriation of property rights held by LPA. The unauthorized use of the project documents will give rise to the recovery of monetary losses and damages including attorney fees and costs for which the unauthorized user will be held liable. Project documents describe the design intent of the work and are not a representation of as-built or existing conditions. LPA is not responsible for any discrepancies between the project documents and the existing conditions. © LPA, Inc.

ENTITLEMENTS SET 11/11/2022
450 & 500 BERCUT DRIVE, SACRAMENTO
CA, 95811
I.M. Investment, LLC 3061901 GRADING PLAN C.1XX/XX/XXXX Checker AMERICAN RIVER ONE N0 20 40 10 30 BEYOND ENGINEERING
ENTITLEMENTS SET 5/25/2023 P:\2262\226222-0000118.00\Cadd\CIVIL\IPFG.dwg, 1/8/2024 11:20:59 AM, AutoCAD 2016 PDF (General) - No Layers-lines merge.pc3 Submittal Date
ENTITLEMENTS SET 11/18/2022
RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

W W CN PAVEMENT CN CN PAVEMENT PAVEMENT

PAVEMENT

10.00' LEVEE RIGHT OF WAY EASEMENT RECORDED IN BOOK 73-12-07, PAGE 192, OFFICIAL RECORDS. 3.50' RIGHT OF WAY RECORDED IN BOOK 73-12-07, PAGE 189, OFFICIAL RECORDS. AMERICAN RIVER FLOOD CONTROL DISTRICT STATE OF CALIFORNIA FREEWAY (INTERSTATE ROUTE 5) D S EASEMENT FOR WATER TRANSMISSION MAIN RECORDED IN BK. 810821, PG. 551, O.R. TOP OF SLOPE TOE OF SLOPE EASEMENT FOR EMBANKMENT SLOPES RECORDED IN BK. 5377, PG 372, O.R. RELINQUISHMENT OF ABUTER'S OR ACCESS RIGHTS RECORDED IN BOOK OF DEEDS BK.4998, PG. 650, O.R. EASEMENT FOR ELECTRICAL FACILITIES IN DEED RECORDED IN BK. 751212, PG. 660, O.R.

N 78°25'07" E 275.25'
N 10°41'30" W 43.49'
N 25°05'24" W 153.31' S 53°52'45" W 15.63' S 47°04'15" W 212.85' 28.49' 263.34' N 40°08'42" W 280.60' S 64°37'30" W 9.11' N 6°58'15" W 261.54' N 33°38'31" W 30.65' N 66°06'30" E 58.60' S 11°34'53" E 13.76' R=115.00, ∆=046°43'29", L=93.78' R=1 5.0 , ∆=030°58'00", L=62.15' N 66°45'52" E 291.83' TOE OF SLOPE D BERCUT DRIVE AMERICAN RIVER 0 20 40 10 30 NOT FOR REGULATORY APPROVAL, PERMITTING OR CONSTRUCTION Developed for Job Number Date Published Checked By Scale Revision Date ARCHITECTURE ENGINEERING INTERIORS LANDSCAPE ARCHITECTURE PLANNING LPADesignStudios.com 916-287-2400 Office 916-287-2401 Fax 431 I Street, Suite 107 Sacramento, California 95814 Submittal Date This document and all other project documents, ideas, aesthetics and designs incorporated therein are instruments of service. All project documents are copyright protected, are the property of LPA, Inc. (LPA) and cannot be lawfully used in whole or in part for any project or purpose except as set forth in the contractual agreement between LPA and its Client. The unauthorized disclosure and/or use of the project documents (including the creation of derivative works), may give rise to liability for copyright infringement, unlawful disclosure, use or misappropriation of property rights held by LPA. The unauthorized use of the project documents will give rise to the recovery of monetary losses and damages including attorney fees and costs for which the unauthorized user will be held liable. Project documents describe the design intent of the work and are not a representation of as-built or existing conditions. LPA is not responsible for any discrepancies between the project documents and the existing conditions. © LPA, Inc.

ENTITLEMENTS SET 11/11/2022
450 & 500 BERCUT DRIVE, SACRAMENTO
CA, 95811
I.M. Investment, LLC 3061901 UTILITY PLAN C.2XX/XX/XXXX Checker

AMERICAN RIVER ONE N BEYOND ENGINEERING
ENTITLEMENTS SET 5/25/2023 P:\2262\226222-0000118.00\Cadd\CIVIL\IPUT.dwg, 1/8/2024 6:36:56 AM, AutoCAD 2016 PDF (General) - No Layers-lines merge.pc3 Submittal Date
ENTITLEMENTS SET 11/18/2022
RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024
4916
4914
4915
4903
4904
4905
4906
4907
4927
4928
4926
UP
X
X
X
X
X
X
X
X
X
X
X
X
X X
X
X
X
X
X X
X
X
X
X
X
X
X
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L0.01

TREE DEMOLITION
PLAN
1" = 20'-0"

TREE DEMOLITION PLAN
N
BERCUT DR.

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK

EASEMENT

LEVEE SETBACK EASEMENT LEVEE SETBACK

EASEMENT

LEVEE SETBACK EASEMENT LEVEE SETBACK PROPERTY LINE

PROPERTY LINE

EASEMENT

TWO RIVERS BIKE TRAIL

PROPERTY LINE

LIMIT OF WORK
LEGEND

X TREE TO BE REMOVED
#4916 - 17" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4913 - 20.5" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4914 - 25" DBH

COAST REDWOOD /

SEQUOIA SEMPERVIRENS

PROTECTED PRIVATE TREE
#4915 - 22" DBH

COAST REDWOOD /

SEQUOIA SEMPERVIRENS

PROTECTED PRIVATE TREE
#4901 - 71" DBH

FREMONT

COTTONWOOD /

POPULUS FREMONTII
#4902 - 30" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4907 - 23" DBH

LONDON PLANE /

PLATANUS ACERIFOLIA
#4908 - 25" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4909 - 23" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4922 - 30" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4923 - 32" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4924 - 51" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4925 - 33" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4920 - 39" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4921 - 28" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4919 - 40.5" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4917 - 20" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4918 - 13" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI
#4926 - 24" DBH PROTECTED CITY TREE

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4928 - 38" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4927 - 22" DBH

INTERIOR LIKE OAK /

QUERCUS WISLIZENI

PROTECTED CITY TREE
#4906 - 21" DBH

LONDON PLANE /

PLATANUS ACERIFOLIA

PROTECTED CITY TREE
#4905 - 19" DBH

LONDON PLANE /

PLATANUS ACERIFOLIA
#4904 - 25" DBH

LONDON PLANE /

PLATANUS ACERIFOLIA

PROTECTED PRIVATE TREE
#4912 - 30" DBH

COAST REDWOOD /

SEQUOIA SEMPERVIRENS

PROTECTED PRIVATE TREE
#4911 - 26" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4910 - 27" DBH

CALIFORNIA SYCAMORE /

PLATANUS RACEMOSA

PROTECTED CITY TREE
#4903

1. THIS PROJECT SHALL CONTRACT WITH A PROJECT ARBORIST EXPERIENCED WITH TREE PROTECTION AND CONSTRUCTION THAT IS REQUIRED TO:

1.A. ATTEND THE PRECONSTRUCTION MEETINGS TO APPROVE OF AND INFORM CONTRACTORS OF ALL TREE PROTECTION MEASURES.

1.B. 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.

1.C. BE RESPONSIBLE FOR CORRECTING ANY SITE CONDITIONS THAT MAY

NEGATIVELY IMPACT THE TREES AND REVISIT THE SITE TO ENSURE THAT CORRECTIVE ACTION WAS PROPERLY IMPLEMENTED.

1.D. THE PROJECT ARBORIST SHALL REPORT IN WRITING TO URBAN FORESTRY

ALL VIOLATIONS AND TREE PROTECTION FAILURES ALONG WITH CORRECTIVE ACTION TAKEN AND EXPECTED OUTCOMES.

2. ALL CONCRETE SIDEWALKS AND DRIVEWAYS SHALL BE RETAINED THROUGHOUT

CONSTRUCTION TO PROTECT THE ROOTS AND SOIL FROM THE IMPACTS OF CONSTRUCTION ACTIVITIES.

2.A. 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.

3. 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.

4. 4CONSTRUCTION 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.

5. ANY REGULATED WORK WITHIN THE DRIPLINE OR TREE PROTECTION ZONE OF A

PROTECTED 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.

6. 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.

7. THERE SHALL BE NO EXCAVATION DEEPER THAN THE EXISTING EXCAVATION FOR SIDEWALKS WITHIN THE DRIPLINE OF PROTECTED TREES.

8. THERE SHALL BE NO GRADE CHANGES WITHIN THE DRIPLINE OF PROTECTED TREES. ALL GRADE CHANGES SHALL BE ACCOMMODATED ONSITE.

9. THERE SHALL BE NO SOIL COMPACTION WITHIN THE DRIPLINE OF PROTECTED TREES.

10. THERE SHALL BE NO NON-NATIVE SOIL, NON-ORGANIC MATTER OR STRUCTURAL SOIL ADDED TO THE RIGHT-OF-WAY PLANTER.

11. 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.

12. 12. 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.

13. ALL TREES SHALL BE WATERED REGULARLY ACCORDING TO THE RECOMMENDATION OF THE PROJECT ARBORIST.

14. 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 URBAN 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.

REQUIRED TREE PRESERVATION MEASURES FOR CITY

AND PRIVATE PROTECTED TREES
4914
4915
X
X Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L1.01

MATERIALS PLAN
1" = 20'-0"

MATERIALS PLAN
N

BUILDING COLUMN
PER
ARCH
NOTE
KEY

DESCRIPTION SHEET

REFERENCE KEYNOTES
A
B
C
D
F

COMMENTS
SYM. DESC. SYM. DESC.

SITE SYMBOLS LEGEND

PROPOSED FIRE HYDRANT
IC
HB

IRRIGATION CONTROLLER

DRAIN PER CIVIL EXPANSION JOINT

SAWCUT JOINT

LIMIT OF WORK

HOSE BIBB

CO CLEAN OUT

POST INDICATOR VALVE

EXISTING ASPHALT PAVING

PROTECT

IN PLACE
H
J
DET/

CONCRETE CURB RAMP
PER
CIVIL

SWIMMING POOL/SPA
PER
OTHERS

CONCRETE CURB/GUTTER
PER
CIVIL
KEY

NOTE DESCRIPTION COLOR / FINISH/ NOTE
02 01

KEYNOTES
6' H DECORATIVE METAL POOL GATE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN

POST INDICATOR VALVE / FIRE

WM (E) DOMESTIC WATER METER

DEPARTMENT CONNECTION
(E) DOMESTIC BACKFLOW

PREVENTOR
05 06
04 03
07 CONCRETE PAVING - TYPE 1 NATURAL GRAY/
TOP CAST #03/ SAWCUTS
CONCRETE PAVING - TYPE 2

INTEGRAL COLOR/
TOPCAST #03/ SAWCUTS

CUSTOM WOOD SEAT WALL COLOR TO MATCH ARCH
09 BUILDING CANOPY PER
ARCH
10 PROPERTY LINE/ RIGHT OF WAY

PA PLANTING AREA
ALIGN
08 HANDRAIL AT STAIR

STAINLESS STEEL
13 14
11 G
E
12 16
17 18
19 NEW VEH. CONCRETE PAVING
PER
CIVIL
20 21
6' H DECORATIVE METAL POOL FENCE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN
C.I.P. CONCRETE RAISED PLANTER

INTEGRAL COLOR/
TOPCAST #03
DET/
SHEET
SYNTHETIC TURF SYSTEM AT GRADE SYN. TURF COLOR: NUTMEG; BY: FIELDTURF CONCRETE NATURAL GRAY; TOPCAST #3
STABILIZED DECOMPOSED GRANITE COLOR: CALIFORNIA GOLD
BY: SIERRA ROCK LANDSCAPE MATERIALS

PROPOSED TREE

CROSSWALK STRIPING
PER
CIVIL

TERRACED PLANTER

INTEGRAL COLOR/
TOPCAST #03

CONCRETE PAVER AT GRADE
PAVER#1: 12"X24" ESTATE PAVERS,
COLOR: TBD; MANUF: WASAU TILE
15 STORM DRAIN PER CIVIL
DET/
SHEET
NOTES:

1. UTILITIES SHOWN ARE FOR REFERENCE ONLY. SEE CIVIL DWGS. FOR DETAILS AND EXACT LOCATIONS. FINAL LOCATIONS TO BE REVIEWED BY LANDSCAPE ARCHITECT.

2. SITE LIGHT FIXTURES SHOWN FOR REFERENCE, REFER TO LIGHTING DRAWINGS FOR TYPES AND LOCATIONS.
36" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL
BOCCE COURT INFILL W/ 6" WIDE RAISED CURB

INTEGRAL COLOR/
TOPCAST #03

STREETBOND GRAPHICS
4' H CHAINLINK FENCE COLOR: BLACK
FINISH: VINYL COAT
4' H CHAINLINK PED SINGLE GATE COLOR: BLACK
FINISH: VINYL COAT
CONCRETE PAVER ON PEDESTAL- TYPE1
12"X24" ESTATE PAVERS W/ ROOF

DECK PEDESTAL SYSTEM/ SEALER
FIRE PIT W/ C.I.P. COUNTERTOP DINING CUSTOM
22 23
24 4' H DECORATIVE METAL PRIVACY SINGLE GATE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN
4' H DECORATIVE METAL PRIVACY FENCE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN

STORMWATER TREATMENT PER
CIVIL
SYNTHETIC TURF SYSTEM ON PEDESTAL COLOR: NUTMEG
BY: FIELDTURF

CONCRETE MOW BAND AT FENCE

INTEGRAL COLOR/
TOPCAST #03
25 26
27 SHADE CANOPY CUSTOM VISO BOLD ALUMINUM

PERGOLA SYSTEM BY STUR DESIGN

BBQ COUNTER TOP W/ GRILLS AND STORAGE AREA CUSTOM

WOOD DECK ON PEDESTAL
IPE 24" X 48" PAVER W/ ROOF DECK
PEDESTAL SYSTEM; MANUF: WASAU TILE
28 29
30 C.I.P. CONCRETE DINING COUNTER CUSTOM
24" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL

WATER FEATURE / ART OPPORTUNITY AREA CUSTOM

REINFORCED POROUS GRASS PAVER
"GRASSPAVE2", WITH PERIMETER C.I.P

CONCRETE CURB OVER DRAINAGE LAYER

K DRIVEWAY APRON
PER
CIVIL

SITE FURNISHINGS LEGEND
SYM. DESC. MANUF. MODEL # COLOR FINISH/PTRN. QTY.

BIKE RACK

TREE GRATE

CAPITOL

1. ALL SITE FURNISHINGS ARE SHOWN FOR REFERENCE ONLY. SITE FURNISHINGS TO BE PROVIDED BY OWNER.

STEEL LANDSCAPE EDGING WEATHERED FINISH,
1/4" THICK x 6" HEIGHT BY DURAEDGE
31 PLANTER POT

L GUARDRAIL/ WINDBREAK
PER
ARCH
FORMS +

SURFACES

IRONSMITH

FORM AND
FIBER
7201 OLYMPIAN
72" ROUND

BLACK DIP
CY_18A MEDIUM
BRONZE
SILVER

TEXTURE
POWDERCOAT 8
- 3

ALUMINUM

POWDERCOAT
8 BIKE RACK

ROLLING RACK
RR2H; RR5H

DERO LIGHT
GREY
STAINLESS (1)RR2H;
(6)RR5H
COLOR: TBD
MANUF: WASAU TILE
CONCRETE PAVER ON PEDESTAL- TYPE2
24"X24" ESTATE PAVERS W/ ROOF

DECK PEDESTAL SYSTEM/ SEALER
COLOR: TBD
MANUF: WASAU TILE

M EXISTING STREET LIGHT PROTECT

IN PLACE

N ELECTRICAL TRANSFORMER
PER

ELECTRICAL
PA

O ROLLED CURB
PER
CIVIL

P ARCHITECTURAL SCREEN
PER
ARCH

GRAVEL OVER CLASS II BASE
WITH PERIMETER C.I.P CONCRETE CURB
PAVER #2: 6"X24" ESTATE PAVERS
BERCUT DR.

LIMIT OF WORK
BUILDING 01

LIMIT OF WORK
LIMIT OF WORK LIMIT OF WORK BUILDING 02 BUILDING 03 BUILDING 04 02 01
01 01
01 J
E
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

PA PA PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
11 11
11 11
11 25
14 14
14 14
14 03
03 09
J
K
C
10 A
21 22
26 H
PA
PA
PA
H
01 PA
PA
PA
PA
PA
PA
PA
19 06
20 EASEMENT

LEVEE SETBACK WATER MAIN EASEMENT

LEVEE SETBACK

EASEMENT

LEVEE SETBACK EASEMENT LEVEE SETBACK

EASEMENT BIKE PARKING BIKE PARKING PROPERTY LINE

PROPERTY LINE

EASEMENT
PA
PA
PA

TWO RIVERS BIKE TRAIL
31 F
PA
PA
TYP.

BIKE PARKING
10 G PA
01 O
N
M

PROPERTY LINE
P

PROPERTY LINE
11 H
P

LIMIT OF WORK
F
11 01 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

LEVEE TOE OF SLOPE SETBACK

LEVEE RIGHT OF WAY EASEMENT TRANSMISSION MAIN EASEMENT FOR WATER

SLOPE EMBANKMENT EASEMENT

EASEMENT

LINE OF
BLDG
ABOVE

LEVEE RIGHT OF WAY EASEMENT WATER MAIN EASEMENT

TOE OF SLOPE

TOE OF SLOPE
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L1.02

MATERIALS PLAN
1" = 20'-0"

MATERIALS PLAN
N

BUILDING COLUMN
PER
ARCH
NOTE
KEY

DESCRIPTION SHEET

REFERENCE KEYNOTES
A
B
C
D
F

COMMENTS
SYM. DESC. SYM. DESC.

SITE SYMBOLS LEGEND

PROPOSED FIRE HYDRANT
IC
HB

IRRIGATION CONTROLLER

DRAIN PER CIVIL EXPANSION JOINT

SAWCUT JOINT

LIMIT OF WORK

HOSE BIBB

CO CLEAN OUT

POST INDICATOR VALVE

EXISTING ASPHALT PAVING

PROTECT

IN PLACE
H
J
DET/

CONCRETE CURB RAMP
PER
CIVIL

SWIMMING POOL/SPA
PER
OTHERS

CONCRETE CURB/GUTTER
PER
CIVIL
KEY

NOTE DESCRIPTION COLOR / FINISH/ NOTE
02 01

KEYNOTES
6' H DECORATIVE METAL POOL GATE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN

POST INDICATOR VALVE / FIRE

WM (E) DOMESTIC WATER METER

DEPARTMENT CONNECTION
(E) DOMESTIC BACKFLOW

PREVENTOR
05 06
04 03
07 CONCRETE PAVING - TYPE 1 NATURAL GRAY/
TOP CAST #03/ SAWCUTS
CONCRETE PAVING - TYPE 2

INTEGRAL COLOR/
TOPCAST #03/ SAWCUTS

CUSTOM WOOD SEAT WALL COLOR TO MATCH ARCH
09 BUILDING CANOPY PER
ARCH
10 PROPERTY LINE/ RIGHT OF WAY

PA PLANTING AREA
ALIGN
08 HANDRAIL AT STAIR

STAINLESS STEEL
13 14
11 G
E
12 16
17 18
19 NEW VEH. CONCRETE PAVING
PER
CIVIL
20 21
6' H DECORATIVE METAL POOL FENCE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN
C.I.P. CONCRETE RAISED PLANTER

PROPOSED TREE

CROSSWALK STRIPING
PER
CIVIL

TERRACED PLANTER

INTEGRAL COLOR/
TOPCAST #03

CONCRETE PAVER AT GRADE
PAVER#1: 12"X24" ESTATE PAVERS,
COLOR: TBD; MANUF: WASAU TILE
15 STORM DRAIN PER CIVIL
DET/
SHEET
NOTES:

1. UTILITIES SHOWN ARE FOR REFERENCE ONLY. SEE CIVIL DWGS. FOR DETAILS AND EXACT LOCATIONS. FINAL LOCATIONS TO BE REVIEWED BY LANDSCAPE ARCHITECT.

2. SITE LIGHT FIXTURES SHOWN FOR REFERENCE, REFER TO LIGHTING DRAWINGS FOR TYPES AND LOCATIONS.
36" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL
BOCCE COURT INFILL W/ 6" WIDE RAISED CURB

INTEGRAL COLOR/
TOPCAST #03

STREETBOND GRAPHICS
4' H CHAINLINK FENCE COLOR: BLACK
FINISH: VINYL COAT
4' H CHAINLINK PED SINGLE GATE COLOR: BLACK
FINISH: VINYL COAT
CONCRETE PAVER ON PEDESTAL- TYPE1
12"X24" ESTATE PAVERS W/ ROOF

STORMWATER TREATMENT PER
CIVIL
SYNTHETIC TURF SYSTEM ON PEDESTAL COLOR: NUTMEG
BY: FIELDTURF

CONCRETE MOW BAND AT FENCE

INTEGRAL COLOR/
TOPCAST #03
25 26
27 SHADE CANOPY CUSTOM VISO BOLD ALUMINUM

PERGOLA SYSTEM BY STUR DESIGN

BBQ COUNTER TOP W/ GRILLS AND STORAGE AREA CUSTOM

WOOD DECK ON PEDESTAL
IPE 24" X 48" PAVER W/ ROOF DECK
PEDESTAL SYSTEM; MANUF: WASAU TILE
28 29
30 C.I.P. CONCRETE DINING COUNTER CUSTOM
24" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL

WATER FEATURE / ART OPPORTUNITY AREA CUSTOM

REINFORCED POROUS GRASS PAVER
"GRASSPAVE2", WITH PERIMETER C.I.P

CONCRETE CURB OVER DRAINAGE LAYER

K DRIVEWAY APRON
PER
CIVIL

SITE FURNISHINGS LEGEND
SYM. DESC. MANUF. MODEL # COLOR FINISH/PTRN. QTY.

BIKE RACK

TREE GRATE

CAPITOL

1. ALL SITE FURNISHINGS ARE SHOWN FOR REFERENCE ONLY. SITE FURNISHINGS TO BE PROVIDED BY OWNER.

STEEL LANDSCAPE EDGING WEATHERED FINISH,
1/4" THICK x 6" HEIGHT BY DURAEDGE
31 PLANTER POT

L GUARDRAIL/ WINDBREAK
PER
ARCH
FORMS +

SURFACES

IRONSMITH

FORM AND
FIBER
7201 OLYMPIAN
72" ROUND

BLACK DIP
CY_18A MEDIUM
BRONZE
SILVER

TEXTURE
POWDERCOAT 8
- 3

ALUMINUM

POWDERCOAT
8 BIKE RACK

ROLLING RACK
RR2H; RR5H

DERO LIGHT
GREY
STAINLESS (1)RR2H;
(6)RR5H
COLOR: TBD
MANUF: WASAU TILE
CONCRETE PAVER ON PEDESTAL- TYPE2
24"X24" ESTATE PAVERS W/ ROOF

DECK PEDESTAL SYSTEM/ SEALER
COLOR: TBD
MANUF: WASAU TILE

M EXISTING STREET LIGHT PROTECT

IN PLACE

N ELECTRICAL TRANSFORMER
PER

ELECTRICAL
PA

O ROLLED CURB
PER
CIVIL

P ARCHITECTURAL SCREEN
PER
ARCH

GRAVEL OVER CLASS II BASE
WITH PERIMETER C.I.P CONCRETE CURB
PAVER #2: 6"X24" ESTATE PAVERS
BERCUT DR.

BUILDING 01 BUILDING 02
BUILDING 03
BUILDING 04 LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK

LIMIT OF WORK

LIMIT OF WORK
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA PA
PA PA
PA
07 04
12 17
05 23
12 PA
PA
16 04
08 08
29 28
30 27
12 12
12 12
12 PA
12 13
12 12
12 13
13 13
27 15
13 13 12 12
B
14 14
12 LIMIT OF WORK PROPERTY LINE

PROPERTY LINE

LIMIT OF WORK
05 05
05 14
18 15
15 PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
15 15
15 12
PA
PA
PA
PA
PA
PA
13 13
13 04
L
L
16 16
12 13
13 13
13 12
12 F
28 -LEVEL 03
28 14
13 PROPERTY LINE
L
04 05
05 PA
PA
PA 12
28 24
24 24
24 24
24 24
05 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L1.03

MATERIALS PLAN
1" = 20'-0"

MATERIALS PLANN

BUILDING COLUMN
PER
ARCH
NOTE
KEY

DESCRIPTION SHEET

REFERENCE KEYNOTES ABCDF

COMMENTS
SYM. DESC. SYM. DESC.

SITE SYMBOLS LEGEND

PROPOSED FIRE HYDRANT
IC
HB

IRRIGATION CONTROLLER

DRAIN PER CIVIL EXPANSION JOINT

SAWCUT JOINT

LIMIT OF WORK

HOSE BIBB

CO CLEAN OUT

POST INDICATOR VALVE

EXISTING ASPHALT PAVING

PROTECT

IN PLACE HJ
DET/

CONCRETE CURB RAMP
PER
CIVIL

SWIMMING POOL/SPA
PER
OTHERS

CONCRETE CURB/GUTTER
PER
CIVIL
KEY

NOTE DESCRIPTION COLOR / FINISH/ NOTE
02 01

KEYNOTES
6' H DECORATIVE METAL POOL GATE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN

POST INDICATOR VALVE / FIRE

WM (E) DOMESTIC WATER METER

DEPARTMENT CONNECTION
(E) DOMESTIC BACKFLOW

PREVENTOR
05 06
04 03
07 CONCRETE PAVING - TYPE 1 NATURAL GRAY/
TOP CAST #03/ SAWCUTS
CONCRETE PAVING - TYPE 2

INTEGRAL COLOR/
TOPCAST #03/ SAWCUTS

CUSTOM WOOD SEAT WALL COLOR TO MATCH ARCH
09 BUILDING CANOPY PER
ARCH
10 PROPERTY LINE/ RIGHT OF WAY

PA PLANTING AREA
ALIGN
08 HANDRAIL AT STAIR

STAINLESS STEEL
13 14
11GE
12 16
17 18
19 NEW VEH. CONCRETE PAVING
PER
CIVIL
20 21
6' H DECORATIVE METAL POOL FENCE COLOR: RAL TO MATCH ARCH PATTERN: BY BOK MODERN
C.I.P. CONCRETE RAISED PLANTER

PROPOSED TREE

CROSSWALK STRIPING
PER
CIVIL

TERRACED PLANTER

INTEGRAL COLOR/
TOPCAST #03

CONCRETE PAVER AT GRADE
PAVER#1: 12"X24" ESTATE PAVERS,
COLOR: TBD; MANUF: WASAU TILE
15 STORM DRAIN PER CIVIL
DET/
SHEET
NOTES:

1. UTILITIES SHOWN ARE FOR REFERENCE ONLY. SEE CIVIL DWGS. FOR DETAILS AND EXACT LOCATIONS. FINAL LOCATIONS TO BE REVIEWED BY LANDSCAPE ARCHITECT.

2. SITE LIGHT FIXTURES SHOWN FOR REFERENCE, REFER TO LIGHTING DRAWINGS FOR TYPES AND LOCATIONS.
36" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL
BOCCE COURT INFILL W/ 6" WIDE RAISED CURB

INTEGRAL COLOR/
TOPCAST #03

STREETBOND GRAPHICS
4' H CHAINLINK FENCE COLOR: BLACK
FINISH: VINYL COAT
4' H CHAINLINK PED SINGLE GATE COLOR: BLACK
FINISH: VINYL COAT
CONCRETE PAVER ON PEDESTAL- TYPE1
12"X24" ESTATE PAVERS W/ ROOF

STORMWATER TREATMENT PER
CIVIL
SYNTHETIC TURF SYSTEM ON PEDESTAL COLOR: NUTMEG
BY: FIELDTURF

CONCRETE MOW BAND AT FENCE

INTEGRAL COLOR/
TOPCAST #03
25 26
27 SHADE CANOPY CUSTOM VISO BOLD ALUMINUM

PERGOLA SYSTEM BY STUR DESIGN

BBQ COUNTER TOP W/ GRILLS AND STORAGE AREA CUSTOM

WOOD DECK ON PEDESTAL
IPE 24" X 48" PAVER W/ ROOF DECK
PEDESTAL SYSTEM; MANUF: WASAU TILE
28 29
30 C.I.P. CONCRETE DINING COUNTER CUSTOM
24" H CUSTOM RAISED METAL PLANTER

COLOR TO MATCH ARCH
FINISH: POWDERCOAT STEEL

WATER FEATURE / ART OPPORTUNITY AREA CUSTOM

REINFORCED POROUS GRASS PAVER
"GRASSPAVE2", WITH PERIMETER C.I.P

CONCRETE CURB OVER DRAINAGE LAYER K DRIVEWAY APRON
PER
CIVIL

SITE FURNISHINGS LEGEND
SYM. DESC. MANUF. MODEL # COLOR FINISH/PTRN. QTY.

BIKE RACK

TREE GRATE

CAPITOL

1. ALL SITE FURNISHINGS ARE SHOWN FOR REFERENCE ONLY. SITE FURNISHINGS TO BE PROVIDED BY OWNER.

STEEL LANDSCAPE EDGING WEATHERED FINISH,
1/4" THICK x 6" HEIGHT BY DURAEDGE
31 PLANTER POT L GUARDRAIL/ WINDBREAK
PER
ARCH
FORMS +

SURFACES

IRONSMITH

FORM AND
FIBER
7201 OLYMPIAN
72" ROUND

BLACK DIP
CY_18A MEDIUM
BRONZE
SILVER

TEXTURE
POWDERCOAT 8 - 3

ALUMINUM
POWDERCOAT 8

BIKE RACK

ROLLING RACK
RR2H; RR5H

DERO LIGHT
GREY
STAINLESS (1)RR2H;
(6)RR5H
COLOR: TBD
MANUF: WASAU TILE
CONCRETE PAVER ON PEDESTAL- TYPE2
24"X24" ESTATE PAVERS W/ ROOF

DECK PEDESTAL SYSTEM/ SEALER
COLOR: TBD
MANUF: WASAU TILE M EXISTING STREET LIGHT PROTECT

IN PLACE N ELECTRICAL TRANSFORMER
PER

ELECTRICAL

PA O ROLLED CURB
PER

CIVIL P ARCHITECTURAL SCREEN
PER
ARCH

GRAVEL OVER CLASS II BASE
WITH PERIMETER C.I.P CONCRETE CURB
PAVER #2: 6"X24" ESTATE PAVERS
BERCUT DR.

BUILDING 01

LIMIT OF WORK
BUILDING 02 BUILDING 03
BUILDING 04

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK 08 08
08 07
12 13 12 13 12 12
12 12 13 12 13 12
12 12 13 12 13 12 PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
LEVEL 11
LEVEL 15
LEVEL 17
PA
PA
PA
PA
PA
PA

PA PA PA PA
PA
PA
PA

PA PA PA

PA PA PA L L L
30 30
30 -LEVEL 11,15,17
PA
PA

PA PROPERTY LINE
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L7.01

PLANTING PLAN
1" = 20'-0"

MATERIALS PLANN
SHRUBS
S3
S4
S2
S1
S5
REF. SYM. COMMON NAME SPACING

BOTANICAL NAME/ SIZE/

LOCATION
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

COURTYARD/

CONTAINER

STORMWATER

TREATMENT

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

STORMWATER

TREATMENT
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

STORMWATER

TREATMENT

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

BULBINE FRUTESCENS

STALKED BULBINE

PENNISETUM SETACEUM

FOUNTAIN GRASS

MUHLENBERGIA RIGENS

DEER GRASS

FESTUCA GLAUCA

BLUE FESCUE
CRASSULA SPP.

CRASSULA
DIANELLA REVOLUTA CVS.

FLAX LILY
ECHEVERIA SPP.

HENS AND CHICKENS
GRAPTOPETALUM SPP.

GRAPTOPETALUM

IRIS DOUGLASIANA

DOUGLAS IRIS
KNIPHOFIA UVARIA HYBRIDS AND CVS.

RED HOT POKER

SALVIA SONOMENSIS
MRS. BEARD SAGE

SCAEVOLA 'MAUVE CLUSTERS'

FAN FLOWER

TEUCRIUM COSSONII

MAJORCAN GERMANDER

VERBENA HYBRIDS

GARDEN VERBENA

CHONDROPETALUM TECTORUM

SMALL CAPE RUSH
ALOE SPP. 'BLUE ELF'
ALOE

CALLISTEMON 'LITTLE JOHN'

LITTLE JOHN BOTTLEBRUSH

CEANOTHUS 'CONCHA'

CONCHA CEANOTHUS

JUNCUS 'ELK BLUE'

CALIFORNIA GRAY RUSH

DODONAEA VISCOSA 'PURPUREA'

PURPLE HOPSEED BUSH

LAVANDULA

SPANISH LAVENDER

LAVATERA MARITIMA

BUSH MALLOW

LEPTOSPERMUM LAEVIGATUM

AUSTRALIAN TEA TREE
MYOPORUM PARVIFOLIUM & CVS.

MYOPORUM

PHLOMIS FRUTICOSA

JERUSALEM SAGE
ROSMARINUS CVS.

TRAILING ROSEMARY

WESTRINGIA FRUTICOSA 'GREY BOX'

COAST ROSEMARY

BERBERIS AQUIFOLIUM

CREEPING MAHONIA
KALANCHOE SPP.

KALANCHOE

FESTUCA GLAUCA

BLUE FESCUE

STORMWATER

TREATMENT
DIANELLA REVOLUTA CVS.

FLAX LILY

NATURALIZED/
SLOPE
CISTUS

ORCHID ROCKROSE
KALANCHOE SPP.

KALANCHOE
S6 ORGANIC
GARDEN
50% 1-GAL.,
18" O.C.
50% 5-GAL.,
30" O.C.
100% 5-GAL.,
36" O.C.
50% 1-GAL.,
18" O.C.
50% 5-GAL.,
30" O.C.
100% 15-GAL.,
42" O.C.
30% 1-GAL.,
18" O.C.
70% 5-GAL.,
30" O.C. LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL N/A
S7 POROUS PAVING

GRASSES L
100% 4" POTS,
8" O.C.

SPREAD

HEIGHT/
12 IN. /
12 IN.
36 IN./
24" IN.
12 IN./
36 IN.
18 IN./
18 IN.
5 FT./
5 FT.
18 IN./
18 IN.
12 IN./
12 IN.
30 IN./
48 IN.
12 IN./
36 IN.
18 IN./
36 IN.
36 FT./
4 FT.
3FT./
4 FT.
5 FT./
4 FT
18 IN./
18 IN.
18 IN./
36 IN.
3 FT./
3 FT.
18 IN/
18 IN.
12 FT./
6 FT.
20 IN./
12 IN.
8 IN./
36 IN.
12 IN./
12 IN.
12 IN./
18 IN.
4 FT./
4 FT.
12 IN./
36 IN.
12 IN./
12 IN.

N/A
8 IN./
8 IN.
8 FT./
8 FT.
12 IN./
24 IN.
3 FT./
5 FT.
2 FT./
3 FT.
1 FT./
6 FT.
1 FT./
5 FT.
6 FT./
4 FT.
36 FT./
36 FT.

FESTUCA MUELLERI

MUELLER'S FESCUE
S8 SCREEN

PLANTING L
100% 5 GAL,
36" O.C.

CAMPSIS RADICANS

TRUMPET VINE L GELSEMIUM SEMPERVIRENS

YELLOW JESSAMINE
SCREEN

PLANTING

SUCH AS
BERCUT DR.

LIMIT OF WORK
BUILDING 01

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK
BUILDING 02 BUILDING 03 BUILDING 04 EASEMENT

LEVEE SETBACK LEVEE SETBACK

EASEMENT

LEVEE SETBACK EASEMENT LEVEE SETBACK EASEMENT BIKE PARKING BIKE PARKING PROPERTY LINE

PROPERTY LINE

EASEMENT
S1
S1
T5
T2
TYP.

TYP.

S2
S2
S3
S3
S4
S4
S4
S4
S2 S2
S4
S4
S1
S1 S1 S1 S1 S1
S1
T3
S1
S1
S1 S1
TYP.

S4 S7

TWO RIVERS BIKE TRAIL
S7
S1 PROPERTY LINE

PROPERTY LINE
S8
S8
S8

PLANTING LEGEND
T1
(NCN.)- NO COMMON NAME (*)- UNLESS NOTED ON PLAN
REF. SYM. COMMON NAME SPACING

TREE LIST

BOTANICAL NAME/ SIZE/
PRUNUS SP. 'CRIMSON POINTE'

FLOWERING PLUM

CHIONANTHUS RETUSUS

CHINESE FRINGE TREE

CERCIS CANADENSIS 'FOREST PANSY'

EASTERN REDBUD

ACER GINNALA

AMUR MAPLE
24" BOX/

PER PLAN

LOCATION

COURTYARD

NATURAL SLOPE

ENTRY PLAZA /

COURTYARD
24" BOX/

PER PLAN
24" BOX/

PER PLAN
36" BOX/

PER PLAN

ULMUS PROPINQUA 'EMERALD SUNSHINE ELM'

CHALKBARK ELM

PLATANUS RACEMOSA

WESTERN SYCAMORE

STREETSCAPE

NATURAL SLOPE
SPREAD

HEIGHT/
WUCOLS
T7 STAIRS MMMM
UNL
20 FT./
20 FT.
15 FT./
20 FT.
15 FT./
20 FT.
15 FT./
15 FT.
30 FT./
25 FT.
40 FT./
35 FT.

PSEUDOTSUGA MENZIESII

DOUGLAS FIR
60 FT./
20 FT.
48" BOX/

PER PLAN M

QUANTITY
46685641

CALIPER
2"
2"
2"
2"
3"
** TOTAL REPLACEMENT CALIPER
TOTAL REQUIRED DBH (PER EXIST. TREE REMOVAL)

TOTAL DEFICIT DBH
30"
710"
680"

SUCH AS

ENTRY PLAZA /

COURTYARD
TOTAL
56"
12"
40"
46"
18" **
12" **
3"

CALIPER
(4%)
(96%)
T2
T3
T5
T6 3"
3"
** NOTE: REPLACEMENT CALIPER INCLUDES PLATANUS RACEMOSA AND ULMUS PROPINQUA 'EMERALD SUNSHINE ELM' SPECIES. WATER MAIN EASEMENT T6
T3
TYP.

Submittal Date
ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
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REUBMITTAL 02 01/12/2024
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ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
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ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
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REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
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ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
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REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 S5 S5
S5 S5
S5
S5
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L7.02

PLANTING PLAN
1" = 20'-0"

MATERIALS PLANN
BERCUT DR. LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK PROPERTY LINE

PROPERTY LINE

LIMIT OF WORK
T1
T1
T1
S4
S4
S3
S4
S4
S4
S5
S6
S5
S5
S5
S5
S5
S5
S5 S5
S5
S5
S5
S5
S5
S5
S5
S5
S5
S4
S4
S5
S3
S3
S3
S5 S5
S6
S6
S6
S6
S6
S6
T7
S5
-LEVEL 03
S5
BUILDING 01 BUILDING 02
BUILDING 03
BUILDING 04
S5
S5
S4 PROPERTY LINE
SHRUBS
S3
S4
S2
S1
S5
REF. SYM. COMMON NAME SPACING

BOTANICAL NAME/ SIZE/

LOCATION
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

COURTYARD/

CONTAINER

STORMWATER

TREATMENT

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

STORMWATER

TREATMENT
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

STORMWATER

TREATMENT

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

BULBINE FRUTESCENS

STALKED BULBINE

PENNISETUM SETACEUM

FOUNTAIN GRASS

MUHLENBERGIA RIGENS

DEER GRASS

FESTUCA GLAUCA

BLUE FESCUE
CRASSULA SPP.

CRASSULA
DIANELLA REVOLUTA CVS.

FLAX LILY
ECHEVERIA SPP.

HENS AND CHICKENS
GRAPTOPETALUM SPP.

GRAPTOPETALUM

IRIS DOUGLASIANA

DOUGLAS IRIS
KNIPHOFIA UVARIA HYBRIDS AND CVS.

RED HOT POKER

SALVIA SONOMENSIS
MRS. BEARD SAGE

SCAEVOLA 'MAUVE CLUSTERS'

FAN FLOWER

TEUCRIUM COSSONII

MAJORCAN GERMANDER

VERBENA HYBRIDS

GARDEN VERBENA

CHONDROPETALUM TECTORUM

SMALL CAPE RUSH
ALOE SPP. 'BLUE ELF'
ALOE

CALLISTEMON 'LITTLE JOHN'

LITTLE JOHN BOTTLEBRUSH

CEANOTHUS 'CONCHA'

CONCHA CEANOTHUS

JUNCUS 'ELK BLUE'

CALIFORNIA GRAY RUSH

DODONAEA VISCOSA 'PURPUREA'

PURPLE HOPSEED BUSH

LAVANDULA

SPANISH LAVENDER

LAVATERA MARITIMA

BUSH MALLOW

LEPTOSPERMUM LAEVIGATUM

AUSTRALIAN TEA TREE
MYOPORUM PARVIFOLIUM & CVS.

MYOPORUM

PHLOMIS FRUTICOSA

JERUSALEM SAGE
ROSMARINUS CVS.

TRAILING ROSEMARY

WESTRINGIA FRUTICOSA 'GREY BOX'

COAST ROSEMARY

BERBERIS AQUIFOLIUM

CREEPING MAHONIA
KALANCHOE SPP.

KALANCHOE

FESTUCA GLAUCA

BLUE FESCUE

STORMWATER

TREATMENT
DIANELLA REVOLUTA CVS.

FLAX LILY

NATURALIZED/
SLOPE
CISTUS

ORCHID ROCKROSE
KALANCHOE SPP.

GRASSES L
100% 4" POTS,
8" O.C.

SPREAD

N/A
8 IN./
8 IN.
8 FT./
8 FT.
12 IN./
24 IN.
3 FT./
5 FT.
2 FT./
3 FT.
1 FT./
6 FT.
1 FT./
5 FT.
6 FT./
4 FT.
36 FT./
36 FT.

FESTUCA MUELLERI

MUELLER'S FESCUE
S8 SCREEN

PLANTING L
100% 5 GAL,
36" O.C.

CAMPSIS RADICANS

TRUMPET VINE L GELSEMIUM SEMPERVIRENS

YELLOW JESSAMINE
SCREEN

PLANTING

SUCH AS

PLANTING LEGEND
T1
(NCN.)- NO COMMON NAME (*)- UNLESS NOTED ON PLAN
REF. SYM. COMMON NAME SPACING

TREE LIST

BOTANICAL NAME/ SIZE/
PRUNUS SP. 'CRIMSON POINTE'

FLOWERING PLUM

CHIONANTHUS RETUSUS

CHINESE FRINGE TREE

CERCIS CANADENSIS 'FOREST PANSY'

EASTERN REDBUD

ACER GINNALA

AMUR MAPLE
24" BOX/

PER PLAN

LOCATION

COURTYARD

NATURAL SLOPE

ENTRY PLAZA /

COURTYARD
24" BOX/

PER PLAN
24" BOX/

PER PLAN
36" BOX/

PER PLAN

ULMUS PROPINQUA 'EMERALD SUNSHINE ELM'

CHALKBARK ELM

PLATANUS RACEMOSA

WESTERN SYCAMORE

STREETSCAPE

NATURAL SLOPE
SPREAD

HEIGHT/
WUCOLS
T7 STAIRS MMMM
UNL
20 FT./
20 FT.
15 FT./
20 FT.
15 FT./
20 FT.
15 FT./
15 FT.
30 FT./
25 FT.
40 FT./
35 FT.

PSEUDOTSUGA MENZIESII

DOUGLAS FIR
60 FT./
20 FT.
48" BOX/

PER PLAN M

QUANTITY
46685641

CALIPER
2"
2"
2"
2"
3"
** TOTAL REPLACEMENT CALIPER
TOTAL REQUIRED DBH (PER EXIST. TREE REMOVAL)

TOTAL DEFICIT DBH
30"
710"
680"

SUCH AS

ENTRY PLAZA /

COURTYARD
TOTAL
56"
12"
40"
46"
18" **
12" **
3"

CALIPER
(4%)
(96%)
T2
T3
T5
T6 3"
3"
** NOTE: REPLACEMENT CALIPER INCLUDES PLATANUS RACEMOSA AND ULMUS PROPINQUA 'EMERALD SUNSHINE ELM' SPECIES.

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 ENTITLEMENTS SET 05/19/2023 450 & 500 BERCUT DRIVE, SACRAMENTO CA, 95811 I.M. Investment, LLC 3061901
05/19/2023

KH/RG AMERICAN RIVER ONE
L7.03

PLANTING PLAN
1" = 20'-0"

MATERIALS PLANN
BERCUT DR.

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK PROPERTY LINE

PROPERTY LINE
PROPERTY LINE BUILDING 01
BUILDING 02 BUILDING 03
BUILDING 04
LEVEL 11
LEVEL 15
LEVEL 17

PROPERTY LINE
SHRUBS
S3
S4
S2
S1
S5
REF. SYM. COMMON NAME SPACING

BOTANICAL NAME/ SIZE/

LOCATION
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

COURTYARD/

CONTAINER

STORMWATER

TREATMENT

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

STORMWATER

TREATMENT
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

STORMWATER

TREATMENT

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

SCREENING

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

COURTYARD/

CONTAINER

NATURALIZED/
SLOPE

NATURALIZED/
SLOPE
PLAZA/

STREETSCAPE

COURTYARD/

CONTAINER

BULBINE FRUTESCENS

STALKED BULBINE

PENNISETUM SETACEUM

FOUNTAIN GRASS

MUHLENBERGIA RIGENS

DEER GRASS

FESTUCA GLAUCA

BLUE FESCUE
CRASSULA SPP.

CRASSULA
DIANELLA REVOLUTA CVS.

FLAX LILY
ECHEVERIA SPP.

HENS AND CHICKENS
GRAPTOPETALUM SPP.

GRAPTOPETALUM

IRIS DOUGLASIANA

DOUGLAS IRIS
KNIPHOFIA UVARIA HYBRIDS AND CVS.

RED HOT POKER

SALVIA SONOMENSIS
MRS. BEARD SAGE

SCAEVOLA 'MAUVE CLUSTERS'

FAN FLOWER

TEUCRIUM COSSONII

MAJORCAN GERMANDER

VERBENA HYBRIDS

GARDEN VERBENA

CHONDROPETALUM TECTORUM

SMALL CAPE RUSH
ALOE SPP. 'BLUE ELF'
ALOE

CALLISTEMON 'LITTLE JOHN'

LITTLE JOHN BOTTLEBRUSH

CEANOTHUS 'CONCHA'

CONCHA CEANOTHUS

JUNCUS 'ELK BLUE'

CALIFORNIA GRAY RUSH

DODONAEA VISCOSA 'PURPUREA'

PURPLE HOPSEED BUSH

LAVANDULA

SPANISH LAVENDER

LAVATERA MARITIMA

BUSH MALLOW

LEPTOSPERMUM LAEVIGATUM

AUSTRALIAN TEA TREE
MYOPORUM PARVIFOLIUM & CVS.

MYOPORUM

PHLOMIS FRUTICOSA

JERUSALEM SAGE
ROSMARINUS CVS.

TRAILING ROSEMARY

WESTRINGIA FRUTICOSA 'GREY BOX'

COAST ROSEMARY

BERBERIS AQUIFOLIUM

CREEPING MAHONIA
KALANCHOE SPP.

KALANCHOE

FESTUCA GLAUCA

BLUE FESCUE

STORMWATER

TREATMENT
DIANELLA REVOLUTA CVS.

FLAX LILY

NATURALIZED/
SLOPE
CISTUS

ORCHID ROCKROSE
KALANCHOE SPP.

GRASSES L
100% 4" POTS,
8" O.C.

SPREAD

N/A
8 IN./
8 IN.
8 FT./
8 FT.
12 IN./
24 IN.
3 FT./
5 FT.
2 FT./
3 FT.
1 FT./
6 FT.
1 FT./
5 FT.
6 FT./
4 FT.
36 FT./
36 FT.

FESTUCA MUELLERI

MUELLER'S FESCUE
S8 SCREEN

PLANTING L
100% 5 GAL,
36" O.C.

CAMPSIS RADICANS

TRUMPET VINE L GELSEMIUM SEMPERVIRENS

YELLOW JESSAMINE
SCREEN

PLANTING

SUCH AS

PLANTING LEGEND
T1
(NCN.)- NO COMMON NAME (*)- UNLESS NOTED ON PLAN
REF. SYM. COMMON NAME SPACING

TREE LIST

BOTANICAL NAME/ SIZE/
PRUNUS SP. 'CRIMSON POINTE'

FLOWERING PLUM

CHIONANTHUS RETUSUS

CHINESE FRINGE TREE

CERCIS CANADENSIS 'FOREST PANSY'

EASTERN REDBUD

ACER GINNALA

AMUR MAPLE
24" BOX/

PER PLAN

LOCATION

COURTYARD

NATURAL SLOPE

ENTRY PLAZA /

COURTYARD
24" BOX/

PER PLAN
24" BOX/

PER PLAN
36" BOX/

PER PLAN

ULMUS PROPINQUA 'EMERALD SUNSHINE ELM'

CHALKBARK ELM

PLATANUS RACEMOSA

WESTERN SYCAMORE

STREETSCAPE

NATURAL SLOPE
SPREAD

HEIGHT/
WUCOLS
T7 STAIRS MMMM
UNL
20 FT./
20 FT.
15 FT./
20 FT.
15 FT./
20 FT.
15 FT./
15 FT.
30 FT./
25 FT.
40 FT./
35 FT.

PSEUDOTSUGA MENZIESII

DOUGLAS FIR
60 FT./
20 FT.
48" BOX/

PER PLAN M

QUANTITY
46685641

CALIPER
2"
2"
2"
2"
3"
** TOTAL REPLACEMENT CALIPER
TOTAL REQUIRED DBH (PER EXIST. TREE REMOVAL)

TOTAL DEFICIT DBH
30"
710"
680"

SUCH AS

ENTRY PLAZA /

COURTYARD
TOTAL
56"
12"
40"
46"
18" **
12" **
3"

CALIPER
(4%)
(96%)
T2
T3
T5
T6 3"
3"
** NOTE: REPLACEMENT CALIPER INCLUDES PLATANUS RACEMOSA AND ULMUS PROPINQUA 'EMERALD SUNSHINE ELM' SPECIES.

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
1" = 100'-0"
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE PHOTOS
A1.03
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 100'-0"
P1 - SITE DIAGRAM - PHOTO EXHIBIT
1 3
19 26
5 11 10
8 74
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
3 4
5 6
7 8
9 2
1 A B C D E F G H I J K L M
10 N
1A
Aa Na
7A
9A
1 A3.12
2 A3.10

PARKING STRUCTURE
70,846 SF
1,185 SF
LOBBY

JUMP RAMP
BERCUT DR.
1 A3.10
PODIUM
27'-9"
PODIUM
30'-8"
BLDG ABV.
46'-8"
BLDG 1 ABV.
31'-11"
PODIUM
94'-8"
BUILDING ABV.
84'-8"
BLDG. ABV.
18'-2"
BLDG. ABV.
34'-11"
C
O
R
N
E
R
O
F
BLD
G
4 T
O
R
O
A
D
CL
57'-4"
CONRER OF BLDG 1 TO ROAD CL
76'-8"
P
O
DIU
M
58'-0"
BLDG 1 ABV.
15'-11"
PODIUM
40'-11"
P
O
DIU
M
19'-2"
P
O
DIU
M
41'-4"
BLDG. ABV.
30'-1"
BLDG
ABV.
20'-9"
N66°45'52" E 291.83'
S47°04'15" W
212.85'
N33°38'31" W

30.65'
S53°52'45" W

15.63'
N2
5°0
5'2
4" W 15

3.31'
N10°41'30" W

43.49'
26'-0"
18'-0" 2
4'-0" 18'-0" 18'-0" 2
4'-0" 18'-0" 18'-0" 4
2'-0"
18'-0"
N40°08'42" W
280.60'
N78°25'07" E
275.25'
R=115.00
R=115.00
N66°06'30" E 58.60'
N06°58'15" E
261.54'

TOP OF SLOPE
9'-0" 9'-0" 9'-0"
26'-0"
9'-3" 9'-3" 9'-3"
9'-0" 8'-0" 9'-0"
PARCEL 1
500 BERCUT
APN: 001-0181-016
PARCEL 2
450 BERCUT
APN: 001-0181-017

LOADING ZONE &

TRASH PICK UP
202 SF

FIRE CONTROL ROOM W/ FIRE PUMP
1,478 SF
TRASH
30'-0"

DOG PARK
682 SF
TRASH
714 SF
TRASH
1,541 SF

COMMERCIAL
1,122 SF
LOBBY
158 SF
TRASH

COMMERCIAL

SERVICE

ELEVATOR
PODIUM LEVEL 1:
143 PARKING SPACES
L = 93.78'
Δ = 046°43'29"

BIO-RETENTION ZONE

BIO-RETENTION ZONE
Δ = 030°58'00" L = 62.15'

FIRE LANE

FIRE LANE
PUBLIC
RIGHT
OF
WAY
PUBLIC
RIGHT
OF
WAY
EV
EV
EV
EV
EV
EV
EV

NEW FIRE HYDRANT
510 BERCUT
APN: 001-0181-020
400 BERCUT
APN: 001-0181-024
455 BERCUT
APN: 001-018-2025
EV
EV
EV
EV
EV
EV
27 26 25
64 65 66
69 68 67
120 121 122
10 11 12
30 29 28
61 62 63
72 71 70
117 118 119
7 8 9
33 32 31
58 59 60
75 74 73
114 115 116
4 5 6
128 127 126
36 35 34
55 56 57
113
39 38 37
52 53 54
80 79 78
109 110 111
49 50 51
82 81
107 108
46 47 48
104 105
137 136 135
138 139 140
134 133 132
143
17 18
19 20
21 15
16 13 14
45 32 1
40 41 43 4442
125 124 123
112
77 76

FIRE ACCESS LANE
2 3'-1" 18'-0"

14.03 14.03

32.02 32.04
TYP.

D1
TYP.

PM1

CONNECTION TO

PUBLIC RIGHT OF WAY - (E) BIKE PATH
3 A3.10

32.03 354 SF
TRASH

33.01 BLDG SETBACK
15'-0"
BLD
G
S
E
T
B
A
C
K
15'-0"
FIRE
LANE
812 SF
LOBBY
(N) SIDEWALK

DEDICATION
30'-0"

FIRE ACCESS LANE
COMM. LOADING ZONE
22 23
24 131 130 129
106
83 363 SF

BIKE STORAGE ROOM
BIKE STORAGE ROOM1,896 SF

RESI LOADING ZONE RESI LOADING ZONE
101 102 103
8688 87
89 90
91 92
93 94
95 96
97 98
99 100 142141
BLDG

SETBACK
15'-0"

BLDG SETBACK
15'-0"

PROPOSED LEVEE TOE OF SLOPE EASEMENT
L
EVE
E
TO
E
O
F
S
LO
P
E
S
ET
BAC
K
N78°25'07" E
275.25'

TOE OF SLOPE

TOE OF SLOPE
R=115.00
R=115.00
N66°06'30" E 58.60'
N06°58'15" E
261.54'

TOP OF SLOPE
L = 93.78'
Δ = 030°58'00" L = 62.15'
510 BERCUT
APN: 001-0181-020

PROPOSED LEVEE TOE OF SLOPE EASEMENT
(E) D
OT
E
M
BAN
KM
E
N
T
S
LO
P
E
EAS
E
M
E
N
T
P
R
O
P
O
S
E
D
WAT
E
R
T
R
A
N
S
MI MIS
O
N
E
AS
E
M
E
N
T

PROPOSED WATER TRANSIMMISON MAIN ACCESS EASEMENT
N

PROJECT NORTH

PROJECT LOCATION
ADDRESS:
450 & 500 BERCUT DRIVE
N

TRUE NORTH

PARKING COUNTS
REQUIRED (Sacramento, California City Code)
RESIDENTIAL: (.5 PER UNIT) X 50% = .25 PER UNIT)
REQUIRED: 787 x .25 = 287
PROVIDED: 288 (.25 PER UNIT)
COMMERCIAL: (1 PER 2000 SF) X 50% = 1 PER 4000 SF
1555 SF + 2500 SF = 4055 SF
REQUIRED: 2
PROVIDED: 2
50% REDUCTION ALL USES PER 17.608.020 G. 2
EV PARKING: 10% TOTAL RESIDENTIAL COUNT
REQUIRED: 290 X 10% = 29
PROVIDED: 30
LONG TERM BIKE PARKING:

REQUIRED (RESI): 787*.5= 394
MIN 2 REQUIRED (COMM): 2
3 6 TOTAL LONG TERM REQUIRED
SHORT TERM BIKE PARKING: 1 PER 10 UNITS, 1 PER COMM. 2,000 SF REQUIRED (RESI): 787 X .10 = 79
REQUIRED (COMM): 4,114/2,000= 2
REQUIRED: 81
PROVIDED: 81
ACCESIBLE PARKING: 7 PER 201- 300 SPACES(11B 208.2)
RESIDENTIAL REQUIRED: 7
RESIDENTIAL PROVIDED: 7
COMMERCIAL REQUIRED: 2
COMMERCIAL PROVIDED: 2
ACCESIBLE VAN PARKING: 1 OF EVERY 6 REQUIRED BY (11B 208.2) RESIDENTIAL REQUIRED: 2
RESIDENTIAL PROVIDED: 2
COMMERCIAL REQUIRED: 1
COMMERCIAL PROVIDED: 1

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. THE WALL ASSEMBLIES MAKING UP THE ENCLOSURES FOR INTERIOR EXIT

STAIRWAYS AND ELEVATOR HOISTWAY ENCLOSURES SHALL MEET OR EXCEED SOFT BODY IMPACT CLASSIFICATION LEVEL 2 AS MEASURED BY THE TEST METHOD DESCRIBED IN ASTM C1629/C1629M.

8. PROPOSED BUILDING SHALL BE EQUIPPED WITH SMOKE DETECTION, FIRE

ALARM, STANDPIPE, EMERGENCY COMMUNICATION SYSTEMS AS REQUIRED BY CBC 403.4
LEGEND

GENERAL NOTES

ASPHALT

CONCRETE PODIUM

CONSTRUCTION

NEW TREE

PERVIOUS PAVING, SEE

LANDSCAPE DRAWINGS

PLAZA PAVING, SEE LANDSCAPE

DRAWINGS
12" CIP CONCRETE SLAB

KEYNOTES

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

ARCHITECTURAL
SITE / P1 PODIUM
PLAN
A2.01
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
P1 - ARCHITECTURAL SITE PLAN 1
N

PROJECT NORTH
N

TRUE NORTH

VICINITY MAP

14.03 TRASH CHUTE

32.02 SHORT TERM BIKE STORAGE 11 BIKES

32.03 SHORT TERM BIKE STORAGE (60 BIKES)

32.04 SHORT TERM BIKE STORAGE (14 BIKES)

33.01 LOCATION OF TRANSFORMER
D1 NANOWALL FOLDING DOOR SYSTEM- PROVIDE PANIC HARDWARE AT ALL REQUIRED EGRESS LOCATIONS. DARK BRONZE ANODIZED

ALUM FINISH- COLOR MATCH TO CURTAIN WALL MULLION
PM1 CUSTOM 5' X 12'-6" ALUMINUM PERF PANEL, PATTERN TBD.

ATTACH TO EDGE OF CONCRETE FLOOR PLATE (NON CONTINUOUS

PATTERN) ANODIZED DARK BRONZE FINISH
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
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ENTITLEMENTS SET 11/18/2022
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ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 9 UP
UP
3 4
5 6
7 8
9 2
1 A B C D E F G H I J K L M
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.02 2
1 A3.02
1 JUMP RAMP

POOL ABOVE

PARKING STRUCTURE
PODIUM LEVEL 2
147 STALLS
EV
EV
EV
EV
EV
EV
EV
EV
EV

OPEN TO
BELOW
1,193 SF
LOBBY
777 SF
LOBBY
1 A3.12
2 A3.10
1 A3.10

EV EV EV EV
183 182 181
202 203 204
207
269
164 165 166
210 209 208
266 267 268
161 162 163
213 212 211
263 264 265
158 159 160
279 278 277
186 185 184
199 200 201
216 215 214
260 261 262
189 188 187
196 197 198
219 218 217
257 258 259
193 194 195
222 221 220
254 255 256
190 191 192
224 223
251 252 253
227 226 225
248 249 250
230 229 228
245 246 247
285 284 283
292 293 294
288 287 286
289 290 291
282 281 280
295 296 297
231
232
233
234
235
236
237
239
240
241
242
171
172
173
174
175
176
177
178
169
170
157 167 168
243
302 300
156
301 299 298
276 275 274 273
EV
EV
18'-0" 2
4'-0" 18'-0" 18'-0" 2
4'-0" 18'-0" 18'-0" 2
4'-0" 18'-0"
9'-3" 9'-3" 9'-3"
24'-0"
26'-0"
2 4'-0"
9'-0" 9'-0" 9'-0"
TYP.

PM1
1,541 SF

COMMERCIAL

14.03 14.03

14.03 683 SF

BIKE STORAGE ROOM
3 A3.10

OPEN TO BELOW
BLD
G
S
E
T
B
A
C
K
15'-0"
15'-0"

BLDG SETBACK
15'-0"

EV EV EV
1,935 SF

BIKE STORAGE ROOM
206 205
271270
272
179
180
244
6'-4 1/2"
2,276 SF
LOBBY
719 SF

BIKE STORAGE ROOM
BIKE STORAGE ROOM2,568 SF

PROPOSED LEVEE TOE OF SLOPE EASEMENT
L
EVE
E
TO
E
O
F
S
LO
P
E
S
ET
BAC
K
N78°25'07" E
275.25'

TOE OF SLOPE

TOE OF SLOPE
R=115.00
R=115.00
N66°06'30" E 58.60'
N06°58'15" E
261.54'

TOP OF SLOPE
L = 93.78'
Δ = 030°58'00" L = 62.15'
510 BERCUT
APN: 001-0181-020

PROPOSED LEVEE TOE OF SLOPE EASEMENT
(E) D
OT
E
M
BAN
KM
E
N
T
S
LO
P
E
EAS
E
M
E
N
T
P
R
O
P
O
S
E
D
WAT
E
R
T
R
A
N
S
MI MIS
O
N
E
AS
E
M
E
N
T

PROPOSED WATER TRANSIMMISON MAIN ACCESS EASEMENT

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. THE WALL ASSEMBLIES MAKING UP THE ENCLOSURES FOR INTERIOR EXIT

STAIRWAYS AND ELEVATOR HOISTWAY ENCLOSURES SHALL MEET OR EXCEED SOFT BODY IMPACT CLASSIFICATION LEVEL 2 AS MEASURED BY THE TEST METHOD DESCRIBED IN ASTM C1629/C1629M.

8. PROPOSED BUILDING SHALL BE EQUIPPED WITH SMOKE DETECTION, FIRE

ALARM, STANDPIPE, EMERGENCY COMMUNICATION SYSTEMS AS REQUIRED BY CBC 403.4
LEGEND

GENERAL NOTES

ASPHALT

CONCRETE PODIUM

CONSTRUCTION

NEW TREE

PERVIOUS PAVING, SEE

LANDSCAPE DRAWINGS

PLAZA PAVING, SEE LANDSCAPE

DRAWINGS
12" CIP CONCRETE SLAB

KEYNOTES

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
P2 PODIUM PLAN
A2.02
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
P2-SECOND LEVEL PODIUM PLAN 1
N

PROJECT NORTH
N

TRUE NORTH

14.03 TRASH CHUTE
PM1 CUSTOM 5' X 12'-6" ALUMINUM PERF PANEL, PATTERN TBD.

ATTACH TO EDGE OF CONCRETE FLOOR PLATE (NON CONTINUOUS

BIKE STORAGE ROOM
3 4
5 6
7 8
9 2
1 A B C D E F G H I J K L M
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.02 2
1 A3.02
1 EASEMENT

COMMERCIAL
BLDG 2

AMENITY
BLDG 3

LINE OF
BLDG
ABOVE
1 BD
BLDG 1
STUDIO
BLDG 1
2 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 4
2 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 3
STUDIO
BLDG 3
1 BD
BLDG 3
1 BD
BLDG 3
STUDIO
BLDG 4
STUDIO
BLDG 4
1 BD
BLDG 4
1 BD
BLDG 4
STUDIO
BLDG 4
STUDIO
BLDG 4
2 BD
BLDG 4
2 BD
BLDG 4
2 BD
BLDG 4
STUDIO
BLDG 4
STUDIO
BLDG 4
1 BD
BLDG 4
2 BD
BLDG 1
STUDIO
BLDG 2
1 A3.12
2 A3.10
1 A3.10
STUDIO
BLDG 2
50'-0"
51'-6"
5'-0" 5'-0"
10'-0"
70'-0"
230'-0"
100'-0" 100'-0"
70'-0" 10'-0"
30'-0" 20'-0"
15'-0"
2 5'-0" 37'-6"
80'-0"
60'-0" 10'-0"
150'-0" 39'-6"
159'-6"
7'-0"
8'-6"
7'-0" 10'-6" 80'-0" 20'-0" 70'-0"
30'-0"

14.03 14.03
TYP.

R1
D1
D1

14.03 TYP.

CW2
3 A3.10
900 SF

AMENITY STUDIO
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 4
2 BD
BLDG 1
2 BD
BLDG 4
2 BD
BLDG 4
2 BD
BLDG 2

COMMERCIAL
BLDG 2

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. THE WALL ASSEMBLIES MAKING UP THE ENCLOSURES FOR INTERIOR EXIT

STAIRWAYS AND ELEVATOR HOISTWAY ENCLOSURES SHALL MEET OR EXCEED SOFT BODY IMPACT CLASSIFICATION LEVEL 2 AS MEASURED BY THE TEST METHOD DESCRIBED IN ASTM C1629/C1629M.

8. PROPOSED BUILDING SHALL BE EQUIPPED WITH SMOKE DETECTION, FIRE

ALARM, STANDPIPE, EMERGENCY COMMUNICATION SYSTEMS AS REQUIRED BY CBC 403.4
LEGEND

GENERAL NOTES

ASPHALT

CONCRETE PODIUM

CONSTRUCTION

NEW TREE

PERVIOUS PAVING, SEE

LANDSCAPE DRAWINGS

PLAZA PAVING, SEE LANDSCAPE

DRAWINGS
12" CIP CONCRETE SLAB

KEYNOTES

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
P3 PODIUM PLAN
A2.03
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
P3 - THIRD LEVEL PODIUM PLAN 1
N

PROJECT NORTH
N

TRUE NORTH
BLDG 1
P3 - PODIUM
1 BD 8
2 BD 4
STUDIO 5
04 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
BLDG 1: 34

14.03 TRASH CHUTE
CW2 ARCADIA TERRACE DOOR , COLOR -DARK BRONZE
D1 NANOWALL FOLDING DOOR SYSTEM- PROVIDE PANIC HARDWARE AT ALL REQUIRED EGRESS LOCATIONS. DARK BRONZE ANODIZED

ALUM FINISH- COLOR MATCH TO CURTAIN WALL MULLION
R1 FROSTED GLASS RAIL, DARK BRONZE CLIP
BLDG 2
P3 - PODIUM
1 BD 8
2 BD 4
STUDIO 2
04 - FLOOR
1 BD 8
2 BD 4
STUDIO 3
BLDG 2: 29
BLDG 3
P3 - PODIUM
1 BD 2
STUDIO 2
04 - FLOOR
1 BD 3
STUDIO 2
BLDG 3: 9
BLDG 4
P3 - PODIUM
1 BD 5
2 BD 5
STUDIO 6
04 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
BLDG 4: 32
Grand total: 104
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 345678921

ABCDEFGH I JKLM
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.022
1 A3.02 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 4
1 BD
BLDG 4
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 3
STUDIO
BLDG 3
1 BD
BLDG 3
STUDIO
BLDG 3
STUDIO
BLDG 3
1 BD
BLDG 3
1 BD
BLDG 3
1 BD
BLDG 3
STUDIO
BLDG 4
STUDIO
BLDG 4
1 BD
BLDG 4
1 BD
BLDG 4
STUDIO
BLDG 4
2 BD
BLDG 4
2 BD
BLDG 4
STUDIO
BLDG 4
STUDIO
BLDG 4
STUDIO
BLDG 4
2 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 2
STUDIO
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 2
STUDIO
BLDG 3
STUDIO
BLDG 3
1 A3.12
2 A3.10
1 A3.10
2 BD
BLDG 2
70'-0"
100'-0"
60'-0"
67'-6"
60'-0" 10'-0"
150'-0" 32'-0"
152'-0"
120'-0" 60'-0" 10'-0"
190'-0"
182'-0"
240'-0"
200'-0"
70'-0"

14.03 14.03

14.03 3
1 BD A3.10
BLDG 4
STUDIO
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 3
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 1
2 BD
BLDG 1
2 BD
BLDG 1
2 BD
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 4
2 BD
BLDG 4
1 BD
BLDG 4
TYP.

10.02 07.05

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. PROVIDE LONG TERM BIKE STORAGE IN UNIT.

8. ALL INTERIOR EXIT STAIRWAY SERVING FLOORS MORE THAN 75 FEET (22 860

MM) ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS

SHALL BE A SMOKEPROOF ENCLOSURE IN ACCORDANCE WITH SECTIONS 909.20 AND 1023.12. SEE PLANS FOR LOCATIONS.

LEGEND

GENERAL NOTES
EXPOSED 12" CIP CONCRETE SLAB -

INTERIOR FLOOR
WHITE TPO ROOF, TYP.

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL 2-BD UNIT 1-BD UNIT
STUDIO

KEYNOTES

STORAGE/ ELECT/ MECH OR TRASH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
LEVEL 5-10 UNITS
PLAN
A2.04
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
LEVEL 05 - FLOORPLAN
1 N

PROJECT NORTH
N

TRUE NORTH
BLDG 1 05 - FLOOR
1 BD 9
2 BD 3
STUDIO 5
06 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
07 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
08 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
09 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
10 - FLOOR
1 BD 8
2 BD 4
STUDIO 5
BLDG 1: 102

07.05 ROOF DECK & WALKWAY CONNECTION BETWEEN BLDG 01 AND BLDG 02

10.02 HORIZONTAL SUN SHADE, TYP.

14.03 TRASH CHUTE
BLDG 2 05 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
06 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
07 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
08 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
09 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
10 - FLOOR
1 BD 9
2 BD 7
STUDIO 3
BLDG 2: 114
BLDG 3 05 - FLOOR
1 BD 5
STUDIO 6
06 - FLOOR
1 BD 5
STUDIO 6
07 - FLOOR
1 BD 5
STUDIO 6
08 - FLOOR
1 BD 5
STUDIO 6
09 - FLOOR
1 BD 5
STUDIO 6
10 - FLOOR
1 BD 5
STUDIO 6
BLDG 3: 66
BLDG 4 05 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
06 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
07 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
08 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
09 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
10 - FLOOR
1 BD 5
2 BD 5
STUDIO 6
BLDG 4: 96
Grand total: 378
UNIT MIX - LEVELS 05-10
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 345678921

ABCDEFGH I JKLM
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.022
1 A3.02 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 4 1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 4
1 BD
BLDG 4
1 BD
BLDG 4

AMENITY
BLDG 4
STUDIO
BLDG 4
STUDIO
BLDG 4
2 BD
BLDG 2
STUDIO
BLDG 2
STUDIO
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 2
2 BD
BLDG 2
STUDIO
BLDG 2
1 A3.12
2 A3.10
1 A3.10
90'-0" 10'-0"
60'-0"

07.02 14.03

14.03 14.03
10'-0" 60'-0"
182'-0"
150'-0"
60'-0"
240'-0"
CW1
3 A3.10
2 BD
BLDG 4
2 BD
BLDG 4
1 BD
BLDG 4
STUDIO
BLDG 4
1 BD
BLDG 4
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 1
2 BD
BLDG 1
2 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1

23.01 TYP.

10.01 TYP.

10.02 1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. PROVIDE LONG TERM BIKE STORAGE IN UNIT.

8. ALL INTERIOR EXIT STAIRWAY SERVING FLOORS MORE THAN 75 FEET (22 860

MM) ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS

SHALL BE A SMOKEPROOF ENCLOSURE IN ACCORDANCE WITH SECTIONS 909.20 AND 1023.12. SEE PLANS FOR LOCATIONS.

LEGEND

GENERAL NOTES
EXPOSED 12" CIP CONCRETE SLAB -

INTERIOR FLOOR
WHITE TPO ROOF, TYP.

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL 2-BD UNIT 1-BD UNIT
STUDIO

KEYNOTES

STORAGE/ ELECT/ MECH OR TRASH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
LEVEL 11-14 UNITS
PLAN
A2.05
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
LEVEL 11 - FLOORPLAN
1 N

PROJECT NORTH
N

TRUE NORTH

07.02 SKY TERRACE ROOF BELOW SEE SHEET A2.05 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

10.01 VERTICAL SUN SHADE, TYP.

10.02 HORIZONTAL SUN SHADE, TYP.

14.03 TRASH CHUTE

23.01 VRF CONDENSER UNITS W/ INTERGRAL HEAT RECOVERY (3 PHASE) CW1 STRUCTURAL SILICON CURTAIN WALL SYSTEM -ARCADIA UW3091

SERIES, COLOR -DARK BRONZE
BLDG 1 11 - FLOOR
1 BD8
2 BD4
STUDIO 5
12 - FLOOR
1 BD8
2 BD4
STUDIO 5
13 - FLOOR
1 BD8
2 BD4
STUDIO 5
14 - FLOOR
1 BD8
2 BD4
STUDIO 5
BLDG 1: 68
BLDG 2 11 - FLOOR
1 BD8
2 BD7
STUDIO 4
12 - FLOOR
1 BD8
2 BD7
STUDIO 4
13 - FLOOR
1 BD8
2 BD7
STUDIO 4
14 - FLOOR
1 BD8
2 BD7
STUDIO 4
BLDG 2: 76
BLDG 4 11 - FLOOR
1 BD5
2 BD2
STUDIO 4
12 - FLOOR
1 BD5
2 BD3
STUDIO 4
13 - FLOOR
1 BD5
2 BD3
STUDIO 4
14 - FLOOR
1 BD5
2 BD3
STUDIO 4
BLDG 4: 47
Grand total: 191
UNIT MIX - LEVELS 11-14
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 345678921

ABCDEFGH I JKLM
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.022
1 A3.02 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 2
STUDIO
BLDG 2

AMENITY
BLDG 2
1 A3.12
2 A3.10
100'-0"

14.03 07.02
TYP.

CW2
TYP.

14.03 60'-0" 10'-0"
240'-0"
200'-0"
3 A3.10
1 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
STUDIO
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 1
2 BD
BLDG 1
TYP.

10.02 TYP.

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. PROVIDE LONG TERM BIKE STORAGE IN UNIT.

8. ALL INTERIOR EXIT STAIRWAY SERVING FLOORS MORE THAN 75 FEET (22 860

MM) ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS

SHALL BE A SMOKEPROOF ENCLOSURE IN ACCORDANCE WITH SECTIONS 909.20 AND 1023.12. SEE PLANS FOR LOCATIONS.

LEGEND

GENERAL NOTES
EXPOSED 12" CIP CONCRETE SLAB -

INTERIOR FLOOR
WHITE TPO ROOF, TYP.

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL 2-BD UNIT 1-BD UNIT
STUDIO

KEYNOTES

STORAGE/ ELECT/ MECH OR TRASH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
LEVEL 15-16 UNIT
PLANS
A2.06
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
LEVEL 15 FLOORPLAN
1 N

PROJECT NORTH
N

TRUE NORTH

07.02 SKY TERRACE ROOF BELOW SEE SHEET A2.05 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

10.02 HORIZONTAL SUN SHADE, TYP.

14.03 TRASH CHUTE
CW2 ARCADIA TERRACE DOOR , COLOR -DARK BRONZE
R1 FROSTED GLASS RAIL, DARK BRONZE CLIP
UNIT MIX - LEVELS 15- 16
BLDG 1 15 - FLOOR
1 BD8
2 BD4
STUDIO5
16 - FLOOR
1 BD8
2 BD4
STUDIO5
BLDG 1: 34
BLDG 2 15 - FLOOR
1 BD7
2 BD3
STUDIO2
16 - FLOOR
1 BD7
2 BD4
STUDIO2
BLDG 2: 25
Grand total: 59
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 345678921

ABCDEFGH I JKLM
10 N
1A
Aa Na
7A
9A
A3.01
2 A3.01
A3.022
1 A3.02 1
1 A3.12
2 A3.10

AMENITY
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
STUDIO
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 1
1 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 2
1 BD
BLDG 2
1 BD
BLDG 2
STUDIO
BLDG 2
STUDIO
BLDG 2
2 BD
BLDG 2
70'-0"
165'-6"
70'-0"
200'-0"
100'-0"

14.03 14.03
CW1
TYP.

CW2

07.02 TYP.

CW2
3 A3.10
1 BD
BLDG 2
1 BD
BLDG 2
2 BD
BLDG 2
2 BD
BLDG 1
1 BD
BLDG 1
2 BD
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
STUDIO
BLDG 1
TYP.

10.02 TYP.

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE A2.08 UPPER ROOF PLAN FOR ALL UNOCCUPIED ROOFS, SEE LANDSCAPE FOR ALL OCCUPIABLE ROOF DECKS.

5. SEE FIRE ACCESS PLAN FOR FULL SCOPE OF FIRE ACCESS FEATURES.

6. SEE ATTACHED NOISE STUDY FOR MIN. REQ'D STC RATING FOR ALL WINDOWS AND TERRACE DOOR.

7. PROVIDE LONG TERM BIKE STORAGE IN UNIT.

8. ALL INTERIOR EXIT STAIRWAY SERVING FLOORS MORE THAN 75 FEET (22 860

MM) ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS

SHALL BE A SMOKEPROOF ENCLOSURE IN ACCORDANCE WITH SECTIONS 909.20 AND 1023.12. SEE PLANS FOR LOCATIONS.

LEGEND

GENERAL NOTES
EXPOSED 12" CIP CONCRETE SLAB -

INTERIOR FLOOR
WHITE TPO ROOF, TYP.

STRUCTURAL SILICON CURTAIN
WALL, SEE A3.06
WALL 2-BD UNIT 1-BD UNIT
STUDIO

KEYNOTES

STORAGE/ ELECT/ MECH OR TRASH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901
LEVEL 17-18 UNIT
PLANS
A2.07
05//10/2022
Checker

AMERICAN RIVER ONE
N

PROJECT NORTH
N

TRUE NORTH
1" = 20'-0"
17 - FLOOR
2 07.02 SKY TERRACE ROOF BELOW SEE SHEET A2.05 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

10.02 HORIZONTAL SUN SHADE, TYP.

14.03 TRASH CHUTE
CW1 STRUCTURAL SILICON CURTAIN WALL SYSTEM -ARCADIA UW3091

SERIES, COLOR -DARK BRONZE
CW2 ARCADIA TERRACE DOOR , COLOR -DARK BRONZE
R1 FROSTED GLASS RAIL, DARK BRONZE CLIP
UNIT MIX - LEVELS 17- 18
BLDG 1 17 - FLOOR
1 BD7
2 BD2
STUDIO 5
18 - FLOOR
1 BD8
2 BD2
STUDIO 5
BLDG 1: 29
BLDG 2 17 - FLOOR
1 BD7
2 BD4
STUDIO 2
18 - FLOOR
1 BD7
2 BD4
STUDIO 2
BLDG 2: 26
Grand total: 55
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 3 4
5 6
7 8
9 2
Aa A B C D E F G
7A
9A
A3.02 2
2 A3.10
ANTICIPATED REQ'D. PER
CBC 2022 FUTURE SOLAR

AREA - FUTURE SOLAR AREA
15% OF TOTAL ROOF AREA.

ANTICIPATED REQ'D. PER
CBC 2022 FUTURE SOLAR

AREA - FUTURE SOLAR AREA
15% OF TOTAL ROOF AREA.
1,784 SF
1,732 SF
BUILDING 1: BUILDING 2:

UPPER ROOF AT 18TH FLOOR UPPER ROOF AT 18TH FLOOR
194'-8"
194'-8"
173'-4"

07.03 07.04

07.01 152'-0"

14.02 07.05
TYP.

10.03 TYP.

23.01 07.01

PROPOSED PV ARRAY
45'-5"

23.01 3
4 5
6 7
2 H I J K L M N Na
7A
1 A3.12
1 A3.10
ANTICIPATED REQ'D. PER CBC
2022 FUTURE SOLAR AREA -
15% OF TOTAL ROOF AREA.

MIN. REQ.'D

FUTURE SOLAR
AREA 15% OF

TOTAL ROOF
AREA.
1185 SF
1541 SF
BUILDING 3: BUILDING 4:

UPPER ROOF AT 11TH FLOOR UPPER ROOF AT 15TH FLOOR
109'-4"
152'-0"
109'-4"

07.01 07.02

14.02 3
A3.10
TYP.

10.03 TYP.

10.02 TYP.

10.01 PROPOSED PV ARRAY

LOCATED ON

ADJACENT
ROOFS
TYP.

23.01 KEYNOTES

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

INCLUDING ROOF TERRACE LADNSCAPING AREAS NOTED.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. ROOF PLANS SHOW CONCEPTUAL SOLAR LOCATIONS FOR INFORMATIONAL PURPOSE ONLY. SOLAR DESIGN AND ENGINEERING, IF REQUIRED, WILL OCCUR IN SUBSEQUENT PHASES OF PROJECT.

LEGEND

GENERAL NOTES

SOLAR AREA
WHITE TPO ROOF, TYP.

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

UPPER ROOF
PLANS
A2.08
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
OVERALL ROOF PLAN - BUILDINGS 1 & 2 1
N

PROJECT NORTH
N

TRUE NORTH
1" = 20'-0"
OVERALL ROOF PLAN - BUILDINGS 3 & 4 2
N

PROJECT NORTH
N

TRUE NORTH

07.01 WHITE TPO ROOFING

07.03 SKY TERRACE ROOF BELOW SEE SHEET A2.06 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

07.04 SKY TERRACE ROOF BELOW SEE SHEET A2.07 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

10.02 HORIZONTAL SUN SHADE, TYP.

10.03 TELESCOPING ROOF DAVIT, ATTATCH TO STRUCTURE,

REMOVABLE DAVIT ARMS FOR WINDOW WASHING

14.02 ELEVATOR TOWER

23.01 VRF CONDENSER UNITS W/ INTERGRAL HEAT RECOVERY (3 PHASE) Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
NaNMLKJ I HGFEDCBA Aa
2 A3.10
1 A3.10
TYP.

CW1

07.02 07.02
TYP.

CW1
G1
TYP.

VF1
D1

PV ARRAY
SCREENING ELEMENT WITH PLANTING @ OPEN PARKING STRUCTURE P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
10 9A98 7A7654321 1A
1 A3.12
GP1 GP1 GP1
TYP.

VF1
3 A3.10

PV ARRAY

KEYNOTES

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE SHEETS A3.06 AND A3.07 FOR ADDITIONAL COLOR AND MATERIAL INFORMATION.

5. SEE EXTERIOR RENDERINGS FOR ADDITIONAL CONCEPTUAL SITE FURNITURE AND LANDSCAPE.

GENERAL NOTES

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE ELEVATIONS
A3.01
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"

NORTH ELEVATION
1 1" = 20'-0"

EAST ELEVATION
2 07.02 SKY TERRACE ROOF BELOW SEE SHEET A2.05 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION
CW1 STRUCTURAL SILICON CURTAIN WALL SYSTEM -ARCADIA UW3091

SERIES, COLOR -DARK BRONZE
D1 NANOWALL FOLDING DOOR SYSTEM- PROVIDE PANIC HARDWARE AT ALL REQUIRED EGRESS LOCATIONS. DARK BRONZE ANODIZED

ALUM FINISH- COLOR MATCH TO CURTAIN WALL MULLION
G1 VIRACON GLAZING PURE MID IRON / VRE35-4725
GP1 GLASS REINFORCED PRECAST CONCRETE PANEL SYSTEM,

SMOOTH WHITE FINISH
VF1 BOK MODERN ALUMINUM PERF METAL PANEL, PATTERN TBD - "CHARCOAL" ANODIZED FINISH
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"

ABCDEFGH I JKLMN
Aa
2 Na
A3.10
1 A3.10
TYP.

P1 26.03 GP1

PV ARRAY

PV ARRAY
TYP.

10.02 TYP.

10.01 TYP.

R1
P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
1A1234567 7A89 9A 10
1 A3.12
GP1 07.02 CW2 GP1
TYP.

PM1
3 A3.10

PV ARRAY

KEYNOTES

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE SHEETS A3.06 AND A3.07 FOR ADDITIONAL COLOR AND MATERIAL INFORMATION.

5. SEE EXTERIOR RENDERINGS FOR ADDITIONAL CONCEPTUAL SITE FURNITURE AND LANDSCAPE.

GENERAL NOTES

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE ELEVATIONS
A3.02
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"

SOUTH ELEVATION
1 1" = 20'-0"

WEST ELEVATION
2 07.02 SKY TERRACE ROOF BELOW SEE SHEET A2.05 AND LANDSCAPE

DRAWINGS FOR ADDITIONAL INFORMATION

10.01 VERTICAL SUN SHADE, TYP.

10.02 HORIZONTAL SUN SHADE, TYP.

26.03 FUTURE SOLAR AREA
CW2 ARCADIA TERRACE DOOR , COLOR -DARK BRONZE
GP1 GLASS REINFORCED PRECAST CONCRETE PANEL SYSTEM, SMOOTH

WHITE FINISH
P1 ACM METAL PANEL - ATTACH PER MANUFACTURER, "TITANIUM" FINISH
PM1 CUSTOM 5' X 12'-6" ALUMINUM PERF PANEL, PATTERN TBD. ATTACH

TO EDGE OF CONCRETE FLOOR PLATE (NON CONTINUOUS PATTERN)

ANODIZED DARK BRONZE FINISH
R1 FROSTED GLASS RAIL, DARK BRONZE CLIP
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 20'-0"
20'-0"
20'-0"
S
W W

LOADING ZONE
D
D
D
P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
10 9A 9 8 7A 7 6 5 4 3 2 1 1A

TOP OF LEVEE
11'-0"

SKY TERRACE

GLASS RAIL/

WIND BREAK
MECH
SCREEN
WALL

VRF & INTERGRAL

HEAT RECOVERY

CONDENSER UNIT
6'-0"
5'-5" PARKING STRUCTURE

FROSTED

GLASS RAIL

HORIZTONTAL

SUN SHADE &

LIGHT SHELF
BUILDING 04 -

RESIDENTIAL
UNITS

COMMERCIAL
SPACE
LOBBY

PODIUM LEVEL -

OPEN SPACE
PLAZA

PV ARRAY
P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
8 7A 7 6 5 4 3 2 1 1A
POOL

TOP OF LEVEE
11'-0"

EXISTING COTTONWOOD TREES
ALONG AMERICAN RIVER 75'-80'
MECH
SCREEN
WALL

VRF & INTERGRAL

HEAT RECOVERY

CONDENSER UNIT

HORIZTONTAL

SUN SHADE &

LIGHT SHELF

PODIUM LEVEL -

OPEN SPACE

PARKING STRUCTURE
BUILDING 03 -

RESIDENTAL UNITS
LOBBY

PODIUM - OPEN SPACE
PLAZA
P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"
18 - FLOOR
184'-0"

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
Aa A B C D E F G H I J K L M N Na
INTERSTATE- 5
MECH
SCREEN
WALL

VRF & INTERGRAL

HEAT RECOVERY

CONDENSER UNIT

PARKING STRUCTURE

FROSTED

GLASS RAIL

VERTICAL

SUN SHADE &

WIND BREAK
STAIR
TO P03
PARKING STRUCTURE 23'-7"
BUILDING 02

RESIDENTIAL
BUILDING 03

RESIDENTIAL
BUILDING 01

RESIDENTIAL
BUILDING 02

RESIDENTIAL
28'-0"
PROPOSED CLASS 1

BICYCLE LANE & FIRE

ACCESS LANE

PODIUM -

OPEN SPACE

PV ARRAY PV ARRAY

PV ARRAY
INTERSTATE- 5

BIKE PATH

AMERICAN RIVER

UNOBSTRUCTED VIEW

VIEW THROUGH OR

ABOVE BLDG
VIEW

THROUGH

AMENITY
SPACE

VIEW ABOVE
10th FLOOR

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE SECTIONS -

SIGHTLINES

EXHIBIT
A3.10
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 30'-0"
SITE SECTION - BUILDING 2 2
1" = 30'-0"
SITE SECTION - BUILDING 3 1
1" = 30'-0"
SITE SECTION - THROUGH I-5 3
1" = 80'-0"
SIGHTLINES DIAGRAM 4
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"

TOP OF LEVEE
(E) BIKE PATH

BERCUT DRIVE

PARKING STRUCTURE
BUILDING 03

RESIDENTIAL

LEVEE SETBACK

BLDG SETBACK

ALLOWED HE GI HT
200'-0"
PLPL
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
POOL

PROPOSED HE GI HT
152'-0"
20'-0" 15'-0"

FROSTED

GLASS RAIL

HORIZONTAL

SUN SHADE &

LIGHT SHELF

VERTICAL FIN SUN

SHADE & WIND BREAK
PLAZA
MECH
SCREEN

PV ARRAY
P1 -PODIUM
0'-0"
04 - FLOOR
34'-8"
05 - FLOOR
45'-4"
06 - FLOOR
56'-0"
07 - FLOOR
66'-8"
08 - FLOOR
77'-4"
09 - FLOOR
88'-0"
10 - FLOOR
98'-8"
11 - FLOOR
109'-4"
12 - FLOOR
120'-0"
13 - FLOOR
130'-8"
14 - FLOOR
141'-4"
15 - FLOOR
152'-0"
16 - FLOOR
162'-8"
17 - FLOOR
173'-4"

PARKING STRUCTURE
18 - FLOOR
184'-0"

R- ROOF
194'-8"

SETBACK
PLPL

SETBACK

ALLOWED HE GI HT
200'-0"

PROPOSED HE GI HT
152'-0"

PROPOSED
CLASS 1

BICYCLE LANE
& FIRE ACCESS
LANE
PL

ALLOWED HEIGHT
35'-0"

PROPOSED HE GI HT
194'-8"
BUILDING 02

RESIDENTIAL
BUILDING 03

RESIDENTIAL
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
BUILDING 01

RESIDENTIAL
15'-0" 15'-0"

PODIUM - OPEN SPACE

PODIUM -

OPEN SPACE
CLEAR
22'-3"
MECH
SCREEN
WALL

VRF & INTERGRAL

HEAT RECOVERY

CONDENSER UNIT

FROSTED

GLASS RAIL

VERTICAL

SUN SHADE &

WIND BREAK

VERTICAL FIN SUN

SHADE & WIND BREAK

PV ARRAY

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE SHEETS A3.06 AND A3.07 FOR ADDITIONAL COLOR AND MATERIAL INFORMATION.

5. SEE EXTERIOR RENDERINGS FOR ADDITIONAL CONCEPTUAL SITE FURNITURE AND LANDSCAPE.

GENERAL NOTES

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE SECTIONS -

BUILDING HEIGHT

EXHIBIT
A3.11
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"

SITE SECTION - LEVEE
1 1" = 20'-0"

CROSS SECTION
2 Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 20'-0"
20'-0"
20'-0"
S
W W

R- ROOF
194'-8"
P3 - PODIUM
24'-0"
P2- PODIUM
12'-0"
Aa A B C D E F G H I J K L M N Na
2 A3.10
1 A3.10
152'-0"
109'-4"
194'-8"
173'-4"

SETBACK

PL PL SETBACK

PROPOSED
CLASS 1

BICYCLE LANE
& FIRE ACCESS
LANE
PL
35'-0" 117'-0"
204'-3"
15'-0" 15'-0"
CLE
A
R
23'-3"
BUILDING 02

RESIDENTIAL
BUILDING 03

RESIDENTIAL
BUILDING 01

RESIDENTIAL
BUILDING 04

RESIDENTIAL

PARKING STRUCTURE PARKING STRUCTURE

PODIUM -

OPEN SPACE
MECH
SCREEN
WALL

VRF & INTERGRAL

HEAT RECOVERY

CONDENSER UNIT

FROSTED

GLASS RAIL

VERTICAL FIN SUN

SHADE & WIND BREAK

PV ARRAY
STAIR
TO P03

PV ARRAY

1. ALL ITEMS NEW UNLESS NOTED OTHERWISE. SEE CIVIL SHEETS FOR EXISTING CONDITIONS.

2. SEE CIVIL AND LANDSCAPE FOR FULL SCOPE OF SITE DESIGN WORK.

3. U.N.O. ALL DIMENSIONS ARE TO F.O.WALL.

4. SEE SHEETS A3.06 AND A3.07 FOR ADDITIONAL COLOR AND MATERIAL INFORMATION.

5. SEE EXTERIOR RENDERINGS FOR ADDITIONAL CONCEPTUAL SITE FURNITURE AND LANDSCAPE.

GENERAL NOTES
INTERSTATE- 5

BIKE PATH

AMERICAN RIVER

VERTICAL SUN SHADE/

WIND BREAKS
BRIDGE BTWN BLDG 03 & 04 W/

GLASS RAIL- PROVIDES VIEW

CORRIDOR TO RIVER & WIND BREAK

PLANTING TO PROVIDE

WIND BUFFER
BRIDGE BTWN BLDG 03 & 04 W/

GLASS RAIL- PROVIDES VIEW

CORRIDOR TO RIVER & WIND BREAK

VERTICAL SUN SHADE/

WIND BREAKS

DOUBLE HEIGHT AMENITY

SPACE W FLOOR TO FLOOR

GLAZING - PROVIDES VIEW

CORRIDOR TO RIVER &
CREATES WIND BREAK AT P03

VERTICAL SUN SHADE/

WIND BREAKS

WIND SPEEDS
ABOVE 19 MPH
LEGEND

WIND SPEEDS
BELOW 19 MPH

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

SITE SECTION -

WIND TUNNEL

EXHIBIT
A3.12
05//10/2022
Checker

AMERICAN RIVER ONE
1" = 20'-0"
BUILDINGS 1, 2, 3, 4 - OVERALL SITE SECTION 1
1" = 80'-0"
WIND TUNNEL EXHIBIT 2
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

RENDERED VIEWS
A3.20
05//10/2022
Checker

AMERICAN RIVER ONE
VIEW FROM P03 VIEW FROM P01 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

RENDERED VIEWS
A3.21
05//10/2022
Checker

AMERICAN RIVER ONE
VIEW FROM SE VIEW FROM NE Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 Submittal Date ENTITLEMENTS SET 11/18/2022 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 Submittal Date ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 06/07/2023 REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

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Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

TAPERED INSULATION
TPO

COVERBOARD

SHEET METAL FLASHING AND TRIM

CONCRETE CURB

ROOF INSULATION

VAPOR RETARDER

HEM EDGE

MODIFIED BITUMINOUS

SHEET WATERPROOFING

SHEET METAL

FLASHING AND TRIM

COVERBOARD
CIP

CIP DRIP EDGE
GALV. STEEL TIE
PERF. ALUM. PANEL
B
A
S
E LAY
E
R IN
S
UL. T
HIC
K
N
E
S
S
0'-3"
CIP

CIP DRIP EDGE
GALV. STEEL TIE
PERF. ALUM. PANEL
CIP

CIP DRIP EDGE
GALV. STEEL TIE
PERF. ALUM. PANEL

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

MATERIAL AND

COLOR BOARD
A4.01
05//10/2022
Checker

AMERICAN RIVER ONE
BUILDING -CONCRETE C1
BALCONIES/ GUARDRAILS FROSTED GLASS PANEL R1
BUILDING - EXTERIOR WOOD EW1
GFRC PANEL GP1 BUILDING - CURTAIN WALL CW1
ACM PANEL IP1
HORIZONAL LOUVERS HF1
3/4" = 1'-0"
FOLDING DOORS D1
1 1/2" = 1'-0"
TERRACE DOOR CW2
VERTICAL SUN CONTROL DEVICE VF1
1" = 1'-0"
PERFORATED METAL PANEL PM1
3/4" = 1'-0"
ROOF SCREEN RS 1" = 1'-0"PV ARRAY PV
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022
As indicated
450 & 500 BERCUT DRIVE, SACRAMENTOCA, 95811
I.M. Investment, LLC
3061901

LANDSCAPE

ELEMENTS
A4.02
05//10/2022
Checker

AMERICAN RIVER ONE
BBQ AND PIZZA OVEN 04
BIKE RACK EXTERIOR 03
BIKE RACK - PARKING STRUCTURE INTERIOR 02
CONCRETE AND WOOD SEAT WALLS 12 BOCCE COURT & DG 08
3" = 1'-0"
IPE DECK TILES 09 CONCRETE PAVERS - SQUARE 05 CONCRETE PAVERS - LINEAR 01 LIGHT - CATENARY LIGHT 18 LIGHT - PEDESTRIAN POLE 14
METAL PLANTERS 15
MULTI USE TRAIL 06
1/2" = 1'-0"
POTS 13
1" = 1'-0"
STORMWATER PLANTERS 07
1 1/2" = 1'-0"
SYNTHETIC LAWN 17
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP
20'-0"
20'-0"
20'-0"

1.2 1.8

2.1 2.9

3.0 2.8

2.6 2.9

3.3 3.0

2.2 1.6

1.6 2.1

2.8 2.8

2.1 1.4

1.3 1.8

2.5 2.8

2.3 1.6

1.4 1.7

2.5 3.2

3.0 2.4

2.0 1.9

2.1 2.3

2.7 3.1

2.7 1.9

1.5 1.8

2.6 2.9

2.5 1.7

1.6 2.1

2.7 2.6

1.9 1.4

1.5 1.5

1.5 1.7

1.6 1.1

1.6 1.9

2.2 2.1

1.9 1.8

2.0 2.1

2.0 1.6

1.5 1.6

1.9 2.1

2.1 1.7

1.5 1.5

1.8 2.2

2.2 1.8

1.5 1.5

1.7 2.1

2.3 2.3

2.3 2.1

1.9 2.0

2.1 2.0

2.1 2.3

2.3 1.9

1.7 1.7

2.0 2.2

2.1 1.8

1.7 1.8

2.0 2.1

1.8 1.5

1.6 1.9

1.9 1.8

1.6 1.6 0.9

1.5 1.7 2.8

1.4 2.1 2.9

0.8 1.2 1.5 1.3

0.5 0.6 0.7 0.7

0.3 0.4 0.4 0.4

1.3 1.0 0.8 0.8 1.0 1.4 1.4 1.2 1.0 1.0 1.1 1.5 1.5 0.8

1.2 0.8 0.8 1.0 1.5 1.7 1.7 1.6 1.3 1.2 1.6 1.8 1.8 1.7 1.4 1.3 1.6 1.8 1.8 1.7 1.3 1.2 1.4 1.7 1.8 1.6 1.1

1.0 1.3 1.4 1.6 1.9 1.7 1.8 1.3 1.0 1.1 1.4 1.5 1.5 1.4 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.3 1.4 1.5 1.4 1.4 1.7 2.0 1.9 1.8 1.2

2.4 2.3 1.9 1.8 1.6 1.6 1.5 1.3 1.1 0.9 0.9 0.9 0.9 0.9 1.0 1.1 0.9 0.8 0.9 0.9 1.0 1.0 0.8 0.8 0.8 0.9 1.1 1.3 1.4 1.4 1.5 1.7

3.8 2.9 2.0 1.4

3.5 3.4 3.6 3.5

0.7 1.1

0.7 0.7 1.8

1.5 3.1 3.2 1.6 1.6 1.0

2.0 2.4 3.1 4.3 3.4 2.3 1.5 1.4 1.7 1.7 1.6 1.2 1.0

2.7 2.6 2.1 2.1 1.7 1.5 1.2 1.5 2.3 2.3 1.7 1.2 1.4 1.6 1.6

2.1 2.0 1.5 1.6 1.4 1.1 1.3 2.0 3.3 3.8 2.0 1.8 1.8 1.9 1.9 1.8 1.3 0.9

1.7 1.1 1.5 6.2 3.6 3.1 1.9 2.1 2.4 2.5 2.3 1.7 1.2 1.5 1.7 1.8 1.6 1.2 1.1 1.0 0.9

1.2 5.6 4.8 1.9 1.4 1.6 1.6 1.6 1.6

0.9 2.0 1.9 1.2 1.0 0.9 1.1

0.6 0.6

1.1 0.9

1.3 1.0

47.1 49.3 50.6 48.5

50.9 53.5 54.7 52.6

45.8 48.0 49.2 48.5

46.7 24.8 27.8 45.7

49.9 26.8 29.9 48.9

49.0 26.3 30.2 47.4

51.5 27.5 30.8 50.5

51.8 27.8 31.2 50.8

48.3 25.6 29.4 46.8

47.9 25.9 28.9 47.0

44.3 23.5 26.3 43.4

49.6 51.9 53.2 52.0

48.9 51.7 52.8 50.9

48.1 50.4 51.7 48.9

49.3 52.0 53.2 50.7

47.0 49.2 50.4 47.8

49.3 51.7 53.0 50.3

50.5 53.3 54.5 52.1

48.1 50.5 51.7 49.1

50.5 52.9 54.3 51.6

49.2 51.8 53.1 50.2

49.2 51.6 52.9 50.5

51.6 54.1 55.5 52.8

51.4 53.8 55.1 52.3

50.4 52.8 54.2 51.8

49.2 51.6 52.9 50.4

50.0 52.5 53.7 51.5

49.7 52.2 53.5 50.8

50.6 27.0 30.3 51.6

48.1 46.0 46.9 50.4

49.3 26.6 30.5 47.8

48.2 26.1 29.2 48.6

46.4 25.0 27.9 45.9

48.6 25.9 29.7 47.9

47.4 25.2 28.2 46.3

49.2 26.8 29.8 48.2

47.9 25.5 29.4 46.3

48.3 50.6 51.9 51.0

1.5 3.5

4.0 2.3

1.0 1.2

2.9 4.6

3.0 1.3

1.1 2.4

4.1 3.5

1.6 1.0

1.9 3.8

4.0 2.1

1.1 1.7

3.8 4.7 3.0 1.4 1.0

1.2 1.3 1.3 1.2 1.1 0.9 0.7 0.7 0.7 0.7 0.8 0.9 0.8 0.7 0.7 0.7 0.8 0.8 0.7 0.6 0.7

1.2 0.6

0.9 1.7

2.6 3.2

2.9 2.2

1.6 1.3

1.3 1.2

1.2 1.2

1.2 1.4

1.6 1.6

1.6 05

NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 05/31/2023 RESUBMITTAL 02 01/12/2024
450 & 500 BERCUT DRIVE, SACRAMENTO
CA, 95811
I.M. Investment, LLC
3061901
01/12/2024
- AMERICAN RIVER ONE
E1.01

PHOTOMETRIC PLAN
LEVEL 01
1" = 20'-0"
PHOTOMETRIC PLAN - LEVEL 01
N
BERCUT DR.

LIMIT OF WORK
BUILDING 01

LIMIT OF WORK

LIMIT OF WORK
BUILDING 02 BUILDING 03 BUILDING 04

EASEMENT LEVEE SETBACK

EASEMENT

LEVEE SETBACK

EASEMENT

LEVEE SETBACK

EASEMENT

LEVEE SETBACK

EASEMENT

BIKE PARKING BIKE PARKING

PROPERTY LINE

EASEMENT

BIKE PARKING
ZN2-T4

1. REFER TO LANDSCAPE DRAWINGS FOR SITE FIXTURE LOCATIONS.

2. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES (INCLUDING BUT NOT

LIMITED TO FIXTURE LOCATIONS, FIXTURE TYPES, AND MOUNTING CONDITIONS), PRIOR TO FINALIZING FIXTURE ORDER WITH DISTRIBUTOR AND INSTALLING FIXTURE.

LIGHTING ILLUMINANCE (FC) SUMMARY
Label
Plaza
LLF Avg Max Min Avg/Min Max/Min

0.85 LIGHTING ILLUMINANCE (FC) SUMMARY
WALLS
SURFACE REFLECTANCES ARE ASSUMED STANDARDS USED IN CALCULATION MODEL. 50%

GENERAL
FLOOR 20%
Plaza Grand Stairs 0.85 43.45 fc 55.6 fc 2.6 fc 16.7:1 21.3:1 NOTE:

THIS LIGHTING CALCULATION REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY

DATA TAKEN UNDER CONTROLLED CONDITIONS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY (IES) APPROVED METHODS.

Fire Access Lane/Driveway 0.85 1.2 fc 2.0 fc 0.6 fc 2.0:1 3.3:1

GENERAL NOTES

1.8 fc 6.2 fc 0.6 fc 3.1:1 10.3:1

LIGHTING BUG RATING FIXTURE SCHEDULE
ZN2-T1 ZN2-T1
ZN2-T4
ZN2-T1
ZN2-T1
ZN2-T1
ZN2-T1
ZN2-T4
ZC1 (TYP.)
ZU1
(TYP.)
ZU2
(TYP.)
ZN3
ZN4
East Pedestrian Pathway 0.85
Dog Relief Park 0.85 1.2 fc 2.9 fc 0.3 fc 4.0:1 9.6:1
Bike Pathway 0.85 2.0 fc 3.3 fc 0.9 fc 2.2:1 3.6:1

1.5 fc 3.2 fc 0.6 fc 2.5:1 5.3:1
West Pedestrian Pathway 0.85 2.3 fc 4.7 fc 0.9 fc 2.5:1 5.2:1 ZW1
(TYP.)
ZN3 ZC1 (TYP.)
ZN2-T4
(TYP.of 3)
ZN1-T4
(TYP.of 6)
ZN2-T1
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024

LEVEE TOE OF SLOPE SETBACK

LEVEE RIGHT OF WAY EASEMENT

TRANSMISSION MAIN EASEMENT FOR WATER

SLOPE EMBANKMENT EASEMENT

EASEMENT

LINE OF
BLDG
ABOVE

LEVEE RIGHT OF WAY EASEMENT

WATER MAIN EASEMENT

TOE OF SLOPE
20'-0"
20'-0"

TOE OF SLOPE
20'-0"

5.8 0.9 0.4 1.7 7.8 8.3

0.8 5.2

4.2 1.8 7.2 0.8 1.2 0.9

6.9 7.2

7.0 6.8

6.8 7.1

6.9 6.2 6.4 6.2 5.8 5.7 6.1 5.3

2.0 0.5

4.2 0.8

2.0 2.8

1.5 5.5

2.1 1.2

1.1 0.8

0.6 0.3

0.8 1.4

1.6 1.7

1.2 1.5

1.4 0.8

1.0 2.6

2.1 0.5

0.6 0.3 0.3 0.2 0.2 0.2 0.2 0.5 0.7

2.1 2.1 2.0 1.9 1.9 2.1 2.2 1.8 5.6

3.3 1.2

6.4 4.1

6.3 1.0

1.4 2.2

1.7 3.2

3.0 3.5

4.3 1.1

2.2 3.4

1.3 4.3

0.9 0.2

0.2 0.7

4.2 1.2

0.4 1.1

4.2 1.4

4.0 0.9

2.9 0.4

1.6 0.3

2.8 3.6

4.1 5.0

10.4 4.9

8.0 5.1

6.3 5.7 4.9

6.4 5.7 5.2

6.2 5.5 4.9

2.7 1.5 1.4

5.2 0.2 0.4 2.7 3.0 3.8 0.7 0.4 1.3 2.7 1.3 4.1 0.9

5.3 0.2 0.4 3.4 3.6 4.8 0.8 0.5 2.0 2.3 1.6 3.9 1.3

5.2 0.2 0.2 0.5 0.7 1.3 2.4 0.7 2.2 2.2 2.2 4.1 1.2

1.4 0.2 0.2 0.2 0.4 1.7 6.6 0.9 1.4 2.1 1.2 3.9 1.0

0.4 4.4 1.1

2.1 1.6 3.1 3.0 3.1 2.0 2.1 2.2 2.2 2.2 2.6

3.2 1.0 0.8 1.0

6.4 1.0 0.4 0.6

1.6 1.3 0.6 0.3 0.5

1.4 1.0 0.7 0.6 0.5

0.9 0.9 0.8 0.7 0.8 1.2 1.7 1.5 0.8 0.3 0.6

1.1 1.2 1.0 0.8 0.9 1.3 1.9 1.9 1.3

0.9 1.0 1.0 0.8 0.9 1.3 1.8 1.7 1.1

0.7 0.6 0.7 0.6 0.7 1.0 1.2 1.0 0.9

0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 1.1

1.5 1.9

0.6 0.5

1.4 2.4

1.3 1.3

1.9 3.1

1.6 0.9

1.1 2.5

2.6 1.6

1.2 1.8

2.5 1.3

1.4 2.5

3.9 6.1 2.7 1.9 2.4

2.7 4.6 4.3 2.8

1.9 3.5 4.0 2.6

4.0 6.4 2.2 1.5

0.6 0.8 0.9 0.8

0.9 1.5 1.8

1.3 2.7 3.6

1.5 3.1 4.2

2.1 2.7 2.5

2.4 2.7

2.8 2.5 3.1 2.9

1.4 3.1 4.3

1.3 2.4 3.3

15.1 5.8

5.0 0.5 0.8

4.9 0.6

1.2 0.4 0.6

1.6 0.9 0.5 0.6

1.8 1.4 0.9 0.5 0.6

1.2 0.8

0.4 0.4
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 05/31/2023 RESUBMITTAL 02 01/12/2024
450 & 500 BERCUT DRIVE, SACRAMENTO
CA, 95811
I.M. Investment, LLC
3061901
01/12/2024
- AMERICAN RIVER ONE
E1.02

PHOTOMETRIC PLAN
LEVEL 03
1" = 20'-0"
PHOTOMETRIC PLAN - LEVEL 03
N
BERCUT DR.

BUILDING 01 BUILDING 02
BUILDING 03
BUILDING 04

LIMIT OF WORK

PROPERTY LINE

LIMIT OF WORK

1. REFER TO LANDSCAPE DRAWINGS FOR SITE FIXTURE LOCATIONS.

2. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES (INCLUDING BUT NOT

LIMITED TO FIXTURE LOCATIONS, FIXTURE TYPES, AND MOUNTING CONDITIONS), PRIOR TO FINALIZING FIXTURE ORDER WITH DISTRIBUTOR AND INSTALLING FIXTURE.

LIGHTING ILLUMINANCE (FC) SUMMARY
Label
Level 03 Entry Landing
LLF Avg Max Min Avg/Min Max/Min

0.85 LIGHTING ILLUMINANCE (FC) SUMMARY
WALLS
SURFACE REFLECTANCES ARE ASSUMED STANDARDS USED IN CALCULATION MODEL. 50%

GENERAL
FLOOR 20%
Level 03 Exterior Elevator Landing 0.85 5.2 fc 15.1 fc 1.5 fc 3.5:1 10:1 NOTE:

THIS LIGHTING CALCULATION REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY

DATA TAKEN UNDER CONTROLLED CONDITIONS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY (IES) APPROVED METHODS.

Level 03 Pool Terrace 0.85 1.5 fc 6.6 fc 0.2 fc 7.8:1 33:1

GENERAL NOTES

2.1 fc 5.5 fc 0.5 fc 4.3:1 11:1

LIGHTING BUG RATING FIXTURE SCHEDULE
Level 03 Exterior Room Terraces 0.85
Level 03 Cafe Terrace 0.85 2.8 fc 7.2 fc 0.2 fc 14.4:1 36:1 Level 03 Amenity Terrace 0.85 2.3 fc 8.3 fc 0.4 fc 5.7:1 20.7:1

2.4 fc 5.1 fc 0.3 fc 8.0:1 17:1
ZN3
(TYP.)
ZDF1
(TYP.)
ZDP1
(TYP.)
ZC1
(TYP.)
ZDP2
(TYP.)
ZR1
(TYP.)
ZW3
(TYP.)
ZW2
ZDP2
(TYP.)
ZW3
(TYP.)
ZDP1
(TYP.)
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 UP

7.7 2.0

11.7 3.8

12.0 4.0

12.1 4.1

12.0 4.1

11.9 4.0

12.1 4.1

12.1 4.0

9.1 3.9

6.2 3.5 3.3 3.3 3.3 3.3 3.2 3.3 2.9 1.6 3.8

4.1 0.8 0.5 0.5 0.5 0.4 0.4 0.4 1.1 0.5 3.4

3.7 2.0 0.7 4.2 0.7 1.9 0.5 1.4 1.6 0.5 3.4

0.5 0.6 0.3 0.8 0.7 4.6 1.6 3.6

4.4 1.1 0.7 0.7 4.4 0.5 0.8 7.5 0.6 0.9 3.6

7.9 8.7 10.8 10.5 8.8 4.7 4.7 4.7 4.7 4.8 7.4

2.9 0.4 0.6 0.8 0.5 0.7 0.7 0.3 0.2 0.3 3.6

3.0 0.7 2.6 3.7 1.3 3.3 3.1 0.7 0.3 0.4 3.7

3.4 1.0 2.4 3.4 1.4 2.8 2.7 0.9 1.6 0.7 3.7

6.6 3.6 2.4 4.0 2.1 2.8 1.5 2.4 3.6 1.1 3.8

1.1 1.1 0.8 3.0 2.1 5.2 2.2 3.9

2.7 1.1 1.2 1.6 2.3 6.0 2.7 4.0

4.0 3.1 3.4 3.2 3.2 1.5 1.4 1.8 1.2 1.0 4.2

0.8 2.5

2.6 2.6

2.6 3.0

2.8 3.3 0.6 0.4 0.7 0.7 0.4 0.4 0.5 0.7 0.6 0.6 0.9 4.8

0.7 2.9 2.5 0.6 2.9 1.3 4.7

0.9 0.7 1.4 0.9 0.9 1.4 2.9 5.2

8.7 1.9 0.8 1.0 4.0 5.7 1.4 0.8 1.7 1.0 2.7 3.9 5.1

6.4 2.8 2.3 2.4 3.2 3.7 2.6 2.2 2.2 2.3 2.6 2.7 5.9

3.9 0.3 0.3 4.0

4.4 0.3 0.4 4.5

4.5 0.4 0.4 4.6

4.6 0.4 0.5 4.6

4.8 0.7 0.4 0.4 0.4 0.4 0.7 4.9

7.7 4.0 3.8 3.8 3.8 3.8 4.1 7.6
05 NOT FOR REGULATORY APPROVAL,
PERMITTING OR CONSTRUCTION Developed for
Job Number
Date Published
Checked By
ScaleRevision Date

ARCHITECTURE ENGINEERING INTERIORS

Project documents describe the design intent of
the work and are not a representation of as-built
or existing conditions. LPA is not responsible for
any discrepancies between the project documents
and the existing conditions.
© LPA, Inc. ENTITLEMENTS SET 11/18/2022 RESUBMITTAL 01 05/31/2023 RESUBMITTAL 02 01/12/2024
450 & 500 BERCUT DRIVE, SACRAMENTO
CA, 95811
I.M. Investment, LLC
3061901
01/12/2024
- AMERICAN RIVER ONE
E1.03

PHOTOMETRIC PLAN
LEVEL 11,15,18
1" = 20'-0"
PHOTOMETRIC PLAN - LEVEL 11, 15, 18
N
BERCUT DR.

BUILDING 01

LIMIT OF WORK
BUILDING 02 BUILDING 03
BUILDING 04

LIMIT OF WORK

PROPERTY LINE

PROPERTY LINE
LEVEL 11
LEVEL 15
LEVEL 17

1. REFER TO LANDSCAPE DRAWINGS FOR SITE FIXTURE LOCATIONS.

2. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES (INCLUDING BUT NOT

LIMITED TO FIXTURE LOCATIONS, FIXTURE TYPES, AND MOUNTING CONDITIONS), PRIOR TO FINALIZING FIXTURE ORDER WITH DISTRIBUTOR AND INSTALLING FIXTURE.

LIGHTING ILLUMINANCE (FC) SUMMARY
Label
Building 01 Level 17 Exterior Terrace
LLF Avg Max Min Avg/Min Max/Min

0.85 LIGHTING ILLUMINANCE (FC) SUMMARY
WALLS
SURFACE REFLECTANCES ARE ASSUMED STANDARDS USED IN CALCULATION MODEL. 50%

GENERAL
FLOOR 20%
Building 02 Level 15 Exterior Terrace 0.85 3.5 fc 12.1 fc 0.3 fc 11.9:1 40:1 NOTE:

THIS LIGHTING CALCULATION REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY

DATA TAKEN UNDER CONTROLLED CONDITIONS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY (IES) APPROVED METHODS.

Building 04 Level 11 Exterior Terrace 0.85 2.2 fc 6.6 fc 0.2 fc 11.3:1 33:1

GENERAL NOTES

2.3 fc 8.7 fc 0.4 fc 5.8:1 21.7:1
ZC1
(TYP.)
ZC1
(TYP.)
ZC1
(TYP.)
ZDP1
(TYP.)
ZDP1
(TYP.)
ZDP1
(TYP.)
ZDF1
(TYP.)
ZDF1
(TYP.)
ZDF1
(TYP.)

LIGHTING BUG RATING FIXTURE SCHEDULE
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024
Submittal Date
ENTITLEMENTS SET 11/18/2022
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
Submittal Date
ENTITLEMENTS SET 11/18/2022RESUBMITTAL 01 06/07/2023
REUBMITTAL 02 01/12/2024 RESUBMITAL 03 02/14/2024 RESUBMITTAL 04 03/08/2024 RESUBMITTAL 05 03/19/2024 January 18, 2022
Ron Bess, Associate Planner
City of Sacramento
300 Richards Blvd
Sacramento, CA 95811
Re: MTP/SCS Consistency for the American River One Project Dear Mr. Bess:

You requested SACOG’s confirmation that the proposed the American River One Project is consistent with the 2020 Metropolitan Transportation Plan/Sustainable Communities Strategy (MTP/SCS) and is located within a Transit Priority Area (TPA), pursuant to PRC § 21155.4. SACOG provides a consistency determination at the request of the lead agency.

However, it is the responsibility of the lead agency to make the final determination on a project’s consistency with the MTP/SCS. This letter concurs with the City’s determination that the American River One Project is consistent with the MTP/SCS and is located within a TPA. SACOG reviewed the project description and SCS consistency analysis compared to the MTP/SCS assumptions for the project area in order to make our determination.

The American River One Project is a mixed-use development project on a 3.06-acre site in the River District Specific Plan in Sacramento. The Project proposes to construct a 653,000 square foot, mixed-use high-rise development with 826 dwelling units, 4,566 square feet of commercial and 325 parking spaces across three residential towers of 12-, 16-, and 18-stories. The project is located within a Transit Priority Area, pursuant to PRC § 21155.4. Transit Priority Areas are areas of the region within one-half mile of a major transit stop existing or planned (if the planned stop is scheduled to be completed within the planning horizon included in a Regional Transportation Plan adopted pursuant to Section 450.216 or 450.322 of Title 23 of the Code of Federal Regulations). The Project site is located one block away from a planned light rail stop at Richards and N 3rd street that is included in MTP/SCS. The Project’s proximity to this stop demonstrates that the project site is within a TPA.

The American River One Project is an infill project within the Center/Corridor Community designation of the MTP/SCS for the City of Sacramento. Within the Center/Corridor Community, the MTP/SCS forecasts a range of low to high density residential, commercial, office, and industrial uses (MTP/SCS Appendix D). The project’s land uses fall within this range of general uses, densities, and building intensities. With respect to consistency with the MTP/SCS policies, the applicable policies are embedded in the metrics and growth forecast assumptions of the MTP/SCS. For the purposes of determining SCS consistency, projects consistent with the growth forecast assumptions of the MTP/SCS are consistent with these policies. The MTP/SCS housing forecast for the Center/Corridor Communities was based not only on the City’s land use plans and policies, but also on the following: an assessment of past building activity, current project entitlement activity, and consideration of changing demographic and housing market demand. Infill development and redevelopment is a strategy essential to the success of the Blueprint Preferred Scenario and the MTP/SCS. The Blueprint Preferred Scenario and the 2020 MTP/SCS achieve transportation, air quality, and other quality of life benefits by relying in part on infill and redevelopment projects such as this one. The proposed project is consistent with MTP/SCS growth forecast assumptions.

Thank you for inviting SACOG’s input as to the consistency of American River One Project with the MTP/SCS. Our confirmation of the project’s consistency with the MTP/SCS is not intended to express any opinion on the site design or the appropriate conditions of approval of the project. If you have further questions or need further assistance, please don’t hesitate to contact me at (916) 340-6246.

If you have additional questions, please feel free to contact me.

Sincerely,
Clint Holtzen
Planning Manager

DETERMINATION OF MTP/SCS CONSISTENCY WORKSHEET
As of October 27, 2020i
Background: Pursuant to SB 375 and SB 743, streamlined CEQA review and analysis is available to certain land use projects that are consistent with the Sustainable Communities Strategy (SCS). The SCS was adopted by the Sacramento Area Council of Governments (SACOG) Board as part of the 2020 Metropolitan Transportation Plan/Sustainable Communities Strategy (MTP/SCS) on November 18, 2019.

The California Air Resources Board (CARB) provided an Acceptance of GHG Quantification Determination for the SACOG SCS in October 2020.

Purpose: The purpose of this worksheet is to provide lead agencies with guidance to determine whether a project is consistent with the general land use designation, density, intensity, and applicable policies of the 2020 MTP/SCS adopted by SACOG.

The lead agency has responsibility to make the final determination on these matters and to determine the applicable and appropriate CEQA streamlining, if any.

Directions: This worksheet should be completed by the lead agency, relying on the project description of the proposed project and Appendix C and D of the MTP/SCS. Regardless of whether this optional worksheet is used to assist in determining consistency with the MTP/SCS, a project can only be consistent with the MTP/SCS if it is consistent with the general land use designation, density, building intensity, and applicable policies specified for the project area in the adopted MTP/SCS. This worksheet only applies to the 2020 MTP/SCS (adopted November 18, 2019); subsequent MTP/SCS adoptions may require updates to this form.

Lead agencies are welcome to contact SACOG for assistance in completing this worksheet. For assistance, contact Dov Kadin at [email protected].

Project Title
Proposed Project is Located In
(city/county name)
Applicable Community Type
Proposed Project is Located in
The MTP/SCS land use forecast is
illustrated using Community Types. In
order to determine the general use
designation, density and intensity of the
Project area within the MTP/SCS, the
Project must be located within a
Community Type designated in the
MTP/SCS. Use the map on page 4 of
Appendix C of the MTP/SCS to identify the
Community Type for the Project.
☐ Center and Corridor Community
☐ Established Community
☐
Developing Community (list the specific name of the
Developing Community as identified in Appendix C of the MTP/SCS beginning on page 5):
☐ Rural Residential Community

DETERMINATION OF MTP/SCS CONSISTENCY WORKSHEET
As of October 16, 2020
2 Required Consistency with the SCS: General Use Designation, Density and Intensity, and Applicable MTP/SCS Policies (PRC § 21155(a) and PRC § 21159.28(a)) General Use Designation, Density and Building Intensity. The foundation of the land use designations for the MTP/SCS is adopted and proposed local general plans, community plans, specific plans and other local policies and regulations. A project is consistent with the MTP/SCS if its uses are identified in the applicable MTP/SCS Community Type and its uses meet the general density and building intensity assumptions for the Community Type. The proposed project does not have to include all allowed uses in the MTP/SCS.

Applicable MTP/SCS Policies. For the purposes of determining SCS consistency, the policies of the MTP/SCS are embedded in the metrics and growth forecast assumptions of the MTP/SCS. Projects consistent with the growth forecast assumptions of the MTP/SCS, as determined by the criteria below, are consistent with the MTP/SCS and its policies.

Determine consistency of the Project using one of the four methods below:

Consistency
Option Criteria
Option A
☐
The Project is located in a Center and Corridor Community or an Established Community and the Project uses are consistent with the allowed uses of the applicable adopted local land use plan as it existed in 2019 and are at least 80 percent of the maximum allowed density or intensity of the allowed uses of the applicable local land use plans. Therefore, the Project is consistent with the MTP/SCS.ii
Option B
☐
The Project is located in a Center and Corridor Community or an Established Community and the Project uses have been reviewed in the context of, and are found to be consistent with, the general land use, density, and intensity information provided for this Community Type in Appendix D of the MTP/SCS (beginning on page 30). Therefore, the Project is consistent with the MTP/SCS.

Option C
☐
The Project is located in a Rural Residential Community and the Project residential density does not exceed the maximum density of one unit per acre as specified in the MTP/SCS, and employment development in the Project is at least 80 percent of the maximum allowed density or intensity of the applicable local land use plans. Therefore, the Project is consistent with the MTP/SCS.

Option D
☐
The Project is located in a Developing Community and the Project’s average net density meets or exceed the average net density described for this specific Developing Community (as referenced by name of applicable specific plan, master plan, or special plan in Appendix D of the MTP/SCS) and employment development in the Project is consistent with the general employment land uses described for this specific Developing Community.iii In addition, development from the project when added to other entitled projects will not exceed the MTP/SCS build out assumptions for the area within this Community Type, which are:

New Housing Units:

New Employees:

DETERMINATION OF MTP/SCS CONSISTENCY WORKSHEET
As of October 16, 2020
3 Conclusion
The proposed project is consistent with
the General Use Designation, Density and
Intensity, and Applicable MTP/SCS
Policies for the following reasons
(summarize findings on use designation,
density and intensity for the Project
evaluation completed above):
i This document may be updated as users provide feedback on its utility. ii The MTP/SCS general land use, density and intensity in Center and Corridor Communities and Established Communities is based on 80 percent of the maximum allowed density or intensity of the land use designations in applicable local land use plans as they existed in 2016, unless otherwise noted in Appendix C and D. iii The MTP/SCS land use forecast in Developing Communities was modeled according to adopted and proposed specific plans, master plans, and special plans as they existed in 2016, and is based on the housing and employment totals and the average net density of these plans, as outlined in Appendix C and D.

From: Clint Holtzen
To: Armando Lopez; Kacey Lizon; Dov Kadin
Cc: Tom Buford; Scott Johnson; Ron Bess; Matthew Sites; Sarah Poe; Kevin Schroder Subject: RE: American River One -- Planning and Design Commission Date: Thursday, June 13, 2024 3:24:57 PM
Armando,
Thank you for reaching out about the American River One project (DR22-238). As you know, SACOG provided a comment letter on January 18, 2023, that concurred with the City’s determination that the American River One Project is consistent with the 2020 Metropolitan Transportation Plan/Sustainable Communities Strategy (MTP/SCS) and is located within a Transit Priority Area (TPA), pursuant to PRC § 21155.4. SACOG reviewed the project description and SCS consistency analysis compared to the MTP/SCS assumptions for the project area in order to make our determination.

Cost: $390,000,000
Completion: 2030
While not required to be in the MTIP to qualify as a planned major transit stop, the Green Line is also currently programmed in the MTIP for purposes of environmental review (no construction funds yet):

Advanced conceptual engineering and preliminary engineering in key areas with potential for environmental impacts that may require mitigation strategies for the EIS will be completed.”
To reiterate, the statement in the City of Sacramento’s River District Specific Plan that the station is “probable” is not relevant to whether the applicable requirements under Sections 21155.4 and 21099 have been met, which only requires the stop be “scheduled to be completed within the planning horizon included in a Transportation Improvement Program or applicable regional transportation plan.” This condition is satisfied in the 2020 MTP/SCS and confirmed in our letter.

Please reach out if you need anything further.

Cheers
Clint Holtzen | Planning Manager
Sacramento Area Council of Governments
cell: 916-844-4617
[email protected]
From: Armando Lopez <[email protected]>
Sent: Wednesday, June 12, 2024 10:51 PM
To: Kacey Lizon <[email protected]>; Dov Kadin <[email protected]>; Clint Holtzen <[email protected]>
Cc: Tom Buford <[email protected]>; Scott Johnson <[email protected]>; Ron Bess <[email protected]>; Matthew Sites <[email protected]>; Sarah Poe <[email protected]>; Kevin Schroder <[email protected]>
Subject: American River One -- Planning and Design Commission Importance: High
EXTERNAL EMAIL: If unknown sender, do not click links/attachments.

Sincerely,
Armando Lopez Jr., Assoc. AIA, CPD, LEED AP
Urban Design Staff
Planning Division
City of Sacramento
(916) 808-8239
“Do. Or do not. There is no try.”
-Master Yoda
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mmii 1 iii -121.575 38.655 De
grees
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2020 MTP/SCS Existing and Planned MajorTransit Stops
Legend
2020 MajorTransit Stops
2+ Hi Freq Lines
Rail
2020 MajorTransit Stops Half Mile Buffer
2040 Planned MajorTransit Stops
2+ Hi Freq Lines
BRT Stop
Rail
2040 Planned MajorTransit Stops Half Mile
Buffer
SACOG PlanningArea
Cities
The areas shown in this map include ½ mile
buffers around existing and planned major
transit stops in the 2020 Metropolitan
Transportation Plan/Sustainable
Communities Strategy (MTP/SCS). As such, the areas are subject to change with each MTP/SCS adoption. AB 2097 eliminates many local government parking minimums within a half mile of existing and planned major transit stops. This map is for illustrativ e
purposes only and was not draftedwith the
express approval of all local governments in
the SACOG region. Local governments are
the lead agencies responsible for making the
final determination onAB 2097’s application. DOWNLOAD To access the SACOG open data portal to download the map layers in this map, click here. For reference, a major transit stop is as defined in Public Resources Code Section 21064.3 below, except that, for purposes of AB 2097, it also includes major transit stops that are included in the applicable regional transportation plan. A major transit stop is defined as a site containing a site containing any of the following: An existing rail or bus rapid transit station. A ferry terminal served by either a bus or rail transit service. The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the
morning and afternoon peak commute
periods. 7/5/24, 8:32 AM
2020MTP/SCSExistingandPlannedMajorTransitStops
https://portal.sacog.org/portal/apps/webappviewer/index.html?id=9df1c17713e546feb905c5d3493a3ea31/1 660000fftt
fftt
-121.513 38.604 Degrees
+
–
2020 MTP/SCS Existing and Planned Major Transit Stops
Legend
2020 Major Transit Stops
2+ Hi Freq Lines
Rail
2020 Major Transit Stops Half Mile Buffer
2040 Planned Major Transit Stops
2+ Hi Freq Lines
BRT Stop
Rail
2040 Planned Major Transit Stops Half Mile
Buffer
SACOG Planning Area
The areas shown in this map include ½ mile
buffers around existing and planned major
transit stops in the 2020 Metropolitan
Transportation Plan/Sustainable
Communities Strategy (MTP/SCS). As such,
the areas are subject to change with each
MTP/SCS adoption. AB 2097 eliminates
many local government parking minimums
within a half mile of existing and planned
major transit stops. This map is for illustrative
purposes only and was not drafted with the
express approval of all local governments in
the SACOG region. Local governments are
the lead agencies responsible for making the
final determination on AB 2097’s application.

DOWNLOAD
To access the SACOG open data portal to
download the map layers in this map, click
here.

For reference, a major transit stop is as
defined in Public Resources Code Section
21064.3 below, except that, for purposes of
AB 2097, it also includes major transit stops
that are included in the applicable regional
transportation plan. A major transit stop is
defined as a site containing a site containing
any of the following:

An existing rail or bus rapid transit
station.

A ferry terminal served by either a bus
or rail transit service.

The intersection of two or more major
bus routes with a frequency of service
interval of 15 minutes or less during the
morning and afternoon peak commute
periods.
7/5/24, 8:33 AM 2020 MTP/SCS Existing and Planned Major Transit Stops https://portal.sacog.org/portal/apps/webappviewer/index.html?id=9df1c17713e546feb905c5d3493a3ea3 1/1 Appendix A: Draft 2020 MTP/SCS
Transportation Project List

HEADERS DESCRIPTION
ID Sactrak ID of project
Status (Planned, Programmed or Project
Development Only)
2020 MTP and 2019 MTIP status. Planned and Programmed
projects are considered financially constrained and expected to be constructed by 2040. Project Development Only projects are financially unconstrained and expected to be constructed after 2040.

County Location of project, not lead agency or sponsor
Lead Agency Project lead agency or sponsor
Budget Category There are seven budget categories used to summarize total investments in the plan. These categories do not denote air quality conformity exempt or non-exempt status.

A- Bike & Ped
B- Road & Highway Capacity
C- Maintenance & Rehabilitation
D- Programs & Planning (that do not lead to construction) E - Transit Capital
F - Transit Operations and Maintenance
G- System Management, Operations, and ITS
Category E - Transit Capital includes the following subcategories:

Major, Minor and Vehicles.

Category F - Transit O&M includes the following subcategories: BRT & Express, Bus, Demand Response, General, Light Rail, and Rail.

Title Project Title
Description Project Scope of Work
Total Project Cost (2018 dollars) Total Cost in 2018 dollars Year of Expenditure Cost for planned
projects
Year of Expenditure dollars calculated for Planned projects only Completion Timing 5-year range when project is expected to be open to traffic.

Note on Status: Programmed projects include projects that have funding commitments listed in the Metropolitan Transportation Improvement Program (MTIP). Planned projects include those projects with no funding committment listed in the four years covered by the the MTIP (2019-2022) and are generally longer lead projects with funding coming later in the planning period. Projects listed as "Project Development Only" are anticipated to begin early stages of development including project planning, design, preliminary engineering, environmental clearance, and ROW acquisition by 2040. These projects remain eligible to seek federal and state funding, but under the financial constraint requirements for forecasting revenues, the construction phase is not included in the 2020 MTP/SCS. 2020 MTP/SCS Project List
ID Status (Planned,
Programmed or
Project
Development Only)
County Lead Agency Budget Category Title Description Total Project Cost (2018 dollars)
Year of Expenditure
Cost for planned
projects
Completion
Timing
REG18042 Programmed SAC
Sacramento
Regional Transit
District
F- Transit O&M
(General) Enhanced Employee Protection Warning System
This project will first deploy an Enhanced Employee Protection Warning System (EEPWS) that will alert both the train operator of an upcoming work zone and the workers in that zone of the approaching train. This system consists of two elements. The first element is vehicle mounted equipment; the second component is a wearable warning device used by track workers. It will also develop and demonstrate a state of the art dispatcher work crew/lone worker software system. $ 1,103,400 2020-2025
SAC25239 Planned SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major) General Facilities Maintenance and Improvements General maintenance of facilities throughtou the district, including LR maintenance faciliites, Bus maintenance facilities, administrative buidlings, Customer Service building, etc. $ 3,625,000 $ 5,939,985 2036-2040 SAC25152 Planned SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major) Gold Line Frequency and Service Enhancements
Modifications and enhancements to the Gold Line to enable more frequent service and/or limited stop express service between Folsom and downtown Sacramento including 10 Expansioin LRVs, Side Track, Signal and Crossing Upgrades, LR facility and yard expansions. $ 194,800,000 $ 319,202,483 2036-2040 REG17943 Programmed SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major) Green Line (DNA) Light Rail - Planning
This project will redefine a Minimum Operable Segment (MOS) 2 and a MOS 3.

REG17935 includes the Final Design and Construction for the project (excluding MOS-1).This phase of the Green Line to the Airport (DNA) Light Rail Project will consist of two discreet, yet connected efforts. For the segment of the Green Line near and adjacent to the Sacramento Intermodal Transfer Center (SITF), the effort will entail the preparation of Draft EIS (and EIR), its circulation for public review and comment, addressing the comments and will culminate with a Final EIS (and EIR). The segment of the project adjacent to the SITF will be coordinated with on-going Sacramento Streetcar planning, environmental review, and design development. For the remainder of the 13- mile corridor, the effort will entail the preparation of a Draft EIS (and EIR) only and its circulation for public review and comments. An MOS will also be identified for this segment. The effort will also evaluate low-floor LRT vehicles and their integration into the RT system, evaluate LRT vehicle maintenance locations for the Green Line, evaluate downtown Sacramento rail/traffic effects of the proposed service, prepare the necessary technical information and for a New Starts evaluation under MAP-21, and involve the community and stakeholders in an outreach program for both efforts. Advanced conceptual engineering and preliminary engineering in key areas with potential for environmental impacts that may require mitigation strategies for the EIS will be completed. $ 14,310,336 2020-2025
SAC25235 Planned SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major)
Green Line: MOS2 Township 9 to North Natomas Town Center (CON) Extend rail from Township 9 to North Natomas Town Center $ 390,000,000 $ 499,232,972 2026-2030 SAC25236
Project
Development Only SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major)
Green Line: MOS3 North Natomas Town Center to Airport
(CON) Extend rail from North Natomas Town Center to Airport $ 700,000,000 Post-2040 SAC25148 Planned SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Vehicles) Hi-Bus Expansion Vehicles Hi Bus Vehicles for five BRT lines and 20 Enhanced Bus Lines $ 168,877,000 $ 276,724,629 2036-2040 SAC25151 Planned SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major) Hi-Bus Infrastructure Hi Bus Infrastructure for five BRT lines and 20 Enhanced Bus Lines $ 368,317,000 $ 603,530,291 2036-2040 REG18024 Programmed SAC
Sacramento
Regional Transit
District
E- Transit Capital
(Major) Horn Light Rail Station
On the Gold Line, between Butterfield and Mather/Mills stations, at Horn Rd. and Old Winery Pl, construct new light rail station. (Emission Benefits in kg/day: 0.27 ROG, 0.26 NOx, 0.15 PM10) $ 4,600,000 2020-2025

Page 66 of 97 ends

Sacramento City CouncilSeptember 17, 2024

Sacramento City Council
September 17, 2024