City of Sacramento
Law and Legislation Committee Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2024-02041 1/14/2025 Discussion Item 3.
2025 Planning and Zoning Work Program (M24-012)
File ID: 2024-02041
Location: Citywide
Recommendation: Pass a Motion recommending approval and forwarding the 2025 Planning and Zoning Work program to City Council.
Contact: Greg Sandlund, Planning Director, (916) 808-8931, [email protected], Department of Community Development
Presenter: Greg Sandlund, Planning Director, (916) 808-8931, [email protected], Department of Community Development
Attachments:
1-Description/Analysis
2-2024 Work Program Evaluation
3-2025 Planning and Zoning Work Program
4-Planning and Design Commission Comments on the Work Program Description/Analysis
Issue Detail: The Planning and Zoning Work Program is reviewed annually using the following process:
1. August/September Planning and Design Commission Meeting : During the Director’s
report, staff reminds Commissioners to start thinking of their policy priorities.
2. September Planning and Design Commission Meeting: Staff presents the draft one- year work program, answers questions, and then receives comments and recommended policy initiatives.
3. November Planning and Design Commission Meeting: Staff presents the recommended work program with additional analysis on any commissioner-recommended policy initiatives. The report indicates whether the current work program:
File ID: 2024-02041 1/14/2025 Discussion Item 3.
a. already encompasses the recommended policy initiatives; b. includes the recommended policy initiatives and what policy initiative may need to be postponed; or
c. does not include the recommended policy initiative for the coming year.
The Commission would then forward its recommendations to the City Council.
4. December Law and Legislation Committee: Staff presents the recommended work program highlighting the recommended changes by the Planning and Design Commission.
5. January City Council Meeting: Staff recommends the City Council adopt the Annual Planning Work Program that reflects recommendations from the Planning and Design Commission and Law & Legislation Committee.
Due to the election and new council members, staff has decided to have the new Law and Legislation Committee provide feedback on the 2025 Planning and Zoning Work Program (Attachment 3). An evaluation of how the 2024 Planning and Zoning Work Program was implemented can be found in Attachment 2.
On September 26, the Commission provided staff comments and questions on the 2025 Planning and Zoning Work Program. A summary of Commission input and staff’s responses can be found in Attachment 4.
Policy Considerations: The 2025 Planning and Zoning Work Program should reflect the goals of the 2040 General Plan.
GOAL LUP-1 A compact urban footprint and sustainable development pattern with infrastructure that supports efficient delivery of public services while protecting surrounding open space lands.
GOAL LUP-2 Balanced and connected community with thriving neighborhoods and centers and development intensities linked to transit.
GOAL LUP-3 Flexible development standards to promote revitalization in corridors and centers.
GOAL LUP-4 Walkable, transit-oriented centers and corridors that concentrate new jobs,
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housing, and entertainment opportunities to support frequent, reliable transit service and foster connected, accessible neighborhoods.
GOAL LUP-5 Attractive, thriving commercial centers that are well-located to serve the needs of Sacramento residents, workers, and visitors.
GOAL LUP-6 A city of healthy, livable, “complete neighborhoods” that provide for residents’ daily needs within easy walking or biking distance from home.
GOAL LUP-7 Industrial opportunities in suitable locations to provide employment for Sacramento residents and promote inclusive economic growth in the city.
GOAL LUP-8 A unique and varied sense of place, defined by distinctive natural and urban elements that contribute to local quality of life and hometown pride.
GOAL LUP-9 Arts, culture, and entertainment that enriches neighborhood quality of life, strengthens community identity, and contributes to economic prosperity.
GOAL LUP-10 Sustainable building and “green” design practices in public and private development that reduce per capita energy use, waste, and pollutants.
Economic Impacts: The 2025 Planning and Zoning Work Program includes initiatives that will facilitate and promote sustainable and equitable economic development.
Environmental Considerations: The request for review and comment of the 2025 Planning and Zoning Work Program consists of an administrative activity, such as general policy making, and is not a project under the California Environmental Quality Act (CEQA), per Guidelines Section 15378(b)(2).
Sustainability: The 2025 Planning and Zoning Work Program includes initiatives that will facilitate sustainable land use patterns and transportation options that will reduce greenhouse gas emissions, improve air quality, and mitigate impacts to our surrounding environment.
Commission/Committee Action: On September 26, 2024 the Planning and Design Commission provided staff comments and questions on the 2025 Planning and Zoning Work Program. A summary of Commission input and staff’s responses can be found in Attachment 4. On November 14, 2024 the Commission unanimously voted to recommend the City Council approve the 2025 Work Program.
Rationale for Recommendation: The development of an annual work program will help the Staff, Commission, and City Council to collectively prioritize initiatives in light of competing interests and limited staff resources. Additionally, the 2025 Planning and Zoning Work Program will help to inform the public and decision makers about the work that is being done by City Planning Staff.
File ID: 2024-02041 1/14/2025 Discussion Item 3.
Financial Considerations: The 2025 Planning and Zoning Work Program assumes the use of existing staff resources, multi-year operating projects, and secured grant funding. As proposed, the 2025 Planning and Zoning Work Program does not assume any additional general fund resources will be required.
Local Business Enterprise (LBE): Not Applicable.
2024 Work Program Evaluation
Calendar year 2024 concluded a five-year period of some of the most significant policy changes in decades, including a new 2021-2029 Housing Element, 2040 General Plan, 10 new community plans, Environmental Justice Element, Climate Action & Adaptation Plan, and a Building Electrification Strategy. These plans and strategies will guide implementation of new projects, programs, and policies that will help achieve the 2040 General Plan’s Vision that “In 2040, the City of Sacramento will be a national model of sustainable, equitable growth and community development.” Since the February 2024 adoption of the General Plan, staff has been repositioning resources towards implementation and completing work that has been under development for the past few months or more.
The following is a list of key accomplishments in 2024:
Citywide Policy Initiatives
• Adoption of the 2040 General Plan and Climate Action & Adaptation on February 27, 2024.
• Adoption of the Age Friendly Action Plan on March 26, 2024. • Adoption of the 2024 Title 17 Omnibus Amendments Ordinance on June 25, 2024. • Received the American Planning Association, California Chapter Award of Excellence for the 2040 General Plan in September 2024.
• Reopened application period and sent out Urban Agriculture Incentive Zone application in September 2024.
Housing Policy Initiatives
• Developed a tentative map submittal guide in August 2024. • Completed mid-term evaluation of Housing Element Implementation programs in March 2024.
• 2023 Housing Element Annual Progress Report submitted in April 2024. • Completed polling to ascertain the potential for a vacant property tax to be added to the ballot in May 2024.
• Adopted resolution prioritizing water and sewer infrastructure for affordable housing in August 2024.
• Co-hosted ADU Fair in June 2024 in partnership with Greater Sacramento Urban League and Casita Coalition.
• Adoption of Missing Middle Housing Interim Ordinance on September 17. • Completion of the Affordable housing and infill development educational campaign “Sacramento for All” including eight housing information/education workshops in the November 2024.
• Adoption of the 2nd Omnibus Ordinance in December 2024, which included updates to the Density Bonus Ordinance (pursuant to the Housing Element) and provisions relating to new and/or amended State laws:
o SB 477 (Accessory Dwelling Units)
o AB-1236 (Electrical Vehicle Charging and Hydrogen-Fueling Stations) o SB 4 (Affordable Housing on Faith and Higher Education Lands Act of 2023) o AB 1490 (Extremely affordable adaptive reuse projects) • Adoption of Permitting Requirements for Special Needs Housing – Housing Element Program H15: Title 17 Amendments in December.
Neighborhood/Community Policy Initiatives
• Adoption of Forward Together –Marysville/Del Paso Blvd Action Plan on April 30, 2024. • Completed River District Specific Plan informational interviews and existing conditions memo.
• Presentation of the City-owned 102-Acre Site Opportunity and Constraints Analysis to City Council on April 9, 2024.
Climate and Equity Policy Initiatives
• Existing Building Electrification Strategy adopted on May 14, 2024. • Participated in the Sacramento Food Policy Council’s Furthering Food System Equity meeting in June 2024.
• Joined the Sacramento County Community Health Improvement Plan Community Health in Action Coalition and Food System Subcommittee in July 2024. • Submitted SACOG grant application for the Engage, Empower, Implement Program for project titled Food Literacy Urban Farm Community Action Plan in August 2024. • Adoption of the Stockton Boulevard Specific Plan on October 22nd. • Commission review of proposed strategies for vehicle and bicycle parking requirements in November 2024.
Ongoing Programmatic Work
• Completed the 22nd year of the Planning Academy in May 2024. • Completed second year of NDAT Community Ambassador Program in January 2024 and started third year in February 2024.
• Monitored reduced housing impact fee for affordable housing. • Led regular check-ins with Housing Policy Working Group. • Tracked housing development to ensure “no net loss” of housing opportunity sites for all income levels.
• Transitioned all Planning Counter email communications to Salesforce platform to improve customer service outcomes and efficiency of staff work. • Published Tentative Map Submittal Guide to assist applicants and staff with the submittal of complete applications and a clear understanding of the review process.
Priority projects initiated in 2024:
• Citywide Rezone Program for consistency with the 2040 General Plan and Housing Element
• Update to Planning and Development Code to implement the 2040 General Plan • Vacant Spaces Study to identify proactive strategies to activate and develop vacant sites/buildings.
• Update of the River District Specific Plan.
Work that was not anticipated in the 2024 Work Program:
• Research, analysis and initial recommendations pertaining to cannabis consumption lounges.
• Applications for Department of Energy grants to support existing building electrification and building performance standards.
• Grant application for a Small Developer’s Bootcamp.
• Rezone Additional Affordable Housing Sites in High Resource Areas (H12) o Will be addressed as part of the General Plan consistency rezone.
Work that was not accomplished as intended in the 2024 Work Program:
• Consideration of draft Cannabis Code Amendments based on Office of Cannabis Management Study by the Planning and Design Commission. o Delayed so staffing resources could be put toward a separate consumption lounge ordinance amending Title 5 of city code.
• City Code Ch. 17.616 Updates to Address SB 1383 (Organic Waste) o Delayed due to Council requests for additional cannabis policy work. • Mixed Income Housing Ordinance Review
o Delayed in order to review alternative proposals and re-evaluate market conditions.
• Research and recommendations for Movable Tiny Homes for ADU’s will start in 2025. o Delayed due to increased staff involvement in the Tenant Protection Program update.
• Local ordinance to implement SB 684.
o Delayed at Planning & Design Commission’s request and will be considered again in the first quarter of 2025.
• A-2 Heat Reduction in the Public Realm
o Delayed due to unforeseen work on Department of Energy and SACOG grant proposals.
2025 Planning and Zoning Work Program
1 Total Full Time Equivalent Staff (FTE) Available: 12 FTE Long-Range (21,000 work hours per year)
2.25 FTE Zoning (3,938 work hours per year)
(1 FTE = 1750 work hours per year) Q1: January – March ‘25; Q2: April – June ‘25; Q3: July – September ‘25; Q4: October – December ‘25
Project Estimated
Hours (Within
Time Period)
Reason for Being
in the Work
Program
Level of Outreach
(High/Med/Low)
Commission/Council Milestones
Citywide Policy Initiatives
Ordinance Updates to Comply
with State Legislation from
2024 Session
240 State Mandated Medium Commission Hearing – Q2
Council Hearing – Q3
City Code Ch. 17.616 Updates
to Address SB 1383 (Organic
Waste)
320 State Mandated High
Commission – Q3
Council – Q4
2040 General Plan
Implementation and Annual
Report
• Implementing Action
LUP-A.10: Planning and
Development Code
Update
• Implementing Action EJ-
A.6: Performance
Zoning
1,500 Council Directed High Annual Progress Report – Q2
Commission & Council Hearing – Q4
Citywide Rezone Program for
consistency with General Plan
and Housing Element
1,500 2040 General Plan
Implementing
Action & Housing
Element
Implementation
Program
High Commission & Council Hearing – Q4
2025 Planning and Zoning Work Program
2 Urban Agriculture Incentive
Zone Implementation
80 Council Directed Low Annual Application Period – Q3 - Q4 Cannabis Code Amendments:
Comprehensive Cannabis
Study
160 Council Directed High Commission Hearing – Q1
Council Hearing – Q2
Cannabis Code Amendments:
Consumption Lounge Pilot
280 Council Directed High Commission Hearing – Q1
Council Hearing – Q2
Short-term Rental Regulations
Clean Up
180 Staff Initiated Medium Adoption Hearings – Q2
Home Occupation Permit
Regulations Update – General
Plan Policy LUP-A.11
400 2040 General Plan
Implementing
Action
Medium Commission Workshop – Q3
Adoption Hearings – Q4
Housing Policy Initiatives
Mixed Income Housing
Ordinance Review
320 (+TBD) Housing Element
Implementation
Program
High Update Market Feasibility Analysis – Q1
PDC and Council Update – Q2
TBD – Q3
AB 1033 Local Ordinance 400 Council Directed Medium Commission Workshop – Q1
Adoption Hearings – Q3
SB 9 Permanent Ordinance 180 Council Directed Medium Commission Workshop – Q2
Adoption Hearings – Q4
Movable Tiny Homes as ADUs
(Housing Element Program
H23)
320 Housing Element
Implementation
Program
Medium Ordinance Amendment– PDC and L&L
workshop – Q1
Adoption Hearings – Q2
2025 Planning and Zoning Work Program
3 Updates to Sacramento Tenant
Protection Act (Housing
Element Program H25)
120 (+TBD) Housing Element
Implementation
Program
High Depending on Council action to extend
sunset date.
Universal Design Ordinance
Update
200 Housing Element
Implementation
Program
Draft Ordinance – Q2
Adoption Hearings – Q3
2021-2029 Housing Element
Program Implementation and
Monitoring, Housing Policy
Working Group & Annual
Report
575 Council
Directed/State
Mandated
Medium Program Implementation and Monitoring –
Q1 – Q4
Report submitted to State – Q2
Missing Middle Housing (MMH)
• Amend Title 17 to
Incorporate Interim
Ordinance
• Adopt Local Bonus
Program to Incentivize
Deed-Restricted Units
• Update Driveway
Requirements to
Reduce Driveway Width
for Smaller MMH Types
440 General Plan
Implementing
Actions
Medium Commission & Council Hearings to Amend
Code – Q4
Explore Development Process
Improvements (Housing
Element Program H24)
350 Housing Element
Implementation
Program
High Conduct Outreach & Analysis – Q1
Present Preliminary Process Improvements
– Q2
Final Process Improvements &
Implementation – Q3 & Q4
Review Rent Escrow Ordinance
(Housing Element Program
H26)
80 Housing Element
Implementation
Program
Low Initiate Review – Q4
Explore Fair Chance Ordinance
(Housing Element Program 27)
240 Housing Element
Implementation
Program
Medium Initiate Program – Q2
TBD – Q3
2025 Planning and Zoning Work Program
4 Financial Assistance for
Affordable ADUs (Housing
Element Program 29)
120 Housing Element
Implementation
Program
High Initiate Program – Q1
Program Established – Q4
Small Developers’ Education &
Workshops
240 Grant Funded High Pilot – Q1
Review – Q2
First Workshop – Q3
Prohousing Designation
Renewal (Housing Element
Program 11)
240 Housing Element
Implementation
Program
Low Reapply 6 Months Prior (July 1, 2025) to
Expiration of Designation on January 1,
2026.
Neighborhood/Community Planning Initiatives
River District Specific Plan
Update
1,750 Council Directed Medium Public Kickoff – Q3
Central City Specific Plan
Update
1,750 City Policy to
update the Specific
Plan every five
years.
High Existing Conditions – Q3
Forward Together –
Marysville/Del Paso Blvds
Action – Implementation
240 Council Directed Medium Pilot grant management – Q4
Support community implementation –
Ongoing
Stockton Blvd Plan –
Implementation
240 Council Directed Medium Implementation grants – Q1
Grant management – Q4
Support community implementation –
Ongoing
City-owned 102 Acre Site 240 (+TBD) Council Directed High TBD based on Council Direction Other Neighborhood
Development Action Team
(NDAT) Plans and Initiatives
1,750 Council Directed Medium Ongoing
2025 Planning and Zoning Work Program
5 • Educational Initiatives
(e.g. ADU Resource
Fairs)
• Community-Led
Planning Program
• Community
Ambassador Program
• Other NDAT Plans &
Initiatives
Climate and Equity Policy Initiatives
Collaborative Energy Reach
Code Development /
Department of Energy Grant
Implementation
400-1,000 (TBD
once notified
about grant
application)
Grant Funded;
General Plan
Implementing
Action, CAAP
Measure, and
Existing Building
Electrification
Strategy
High Grant Implementation – TBD (applied
September 2024)
Commission Hearing – Q3
Council Hearing – Q4
Building Performance
Standards Program
Development and Grant
Implementation (submitted
September 2024)
100-1,500 (TBD
once notified
about grant
application)
Grant Funded;
General Plan
Implementing
Action, CAAP
Measure, and
Existing Building
Electrification
Strategy
Medium Commission Q3 (Informational)
Existing Building Electrification
Strategy – Additional
Implementation
400 CAAP Measure,
and Existing
Building
Electrification
Strategy
Medium Ongoing
Revisions to Vehicle and
Bicycle Parking Requirements
500 Planning and
Design Commission
Directed; Housing
Element & General
High Council Adoption of Strategy – Q1
Update Parking Maximums in Title 17 – Q4
2025 Planning and Zoning Work Program
6 Plan Implementing
Action
ERC-A.4 Heat Reduction in the
Public Realm
800 General Plan and
CAAP
Implementing
Action
High Commission (Review & Comment) – Q4
TBD
EJ-A.11 Healthy Food
Initiatives Partnership
700 - 1400 (TBD
once notified
about grant
application)
General Plan
Implementing
Action
Medium Commission (Review & Comment) – Q4
TBD
CAAP A-2-6 Consider Minimum
Tree Requirements for New
Development
600 General Plan and
CAAP
Implementing
Action
Medium Commission (Review & Comment) – Q3
TBD
CAAP A-1-5 Regional Climate
Planning (SMAQMD CCAP
lead)
400
CAAP
Implementing
Action
Medium Commission Update - Q 3
CAAP TR-3.1 Update Title 17
EV Charging Incentives
400 CAAP
Implementing
Action
Low Commission (Review & Comment) – Q4
Support for Public Works
Transportation & Adaptation
Planning
700 Supports CAAP
Implementation
Medium TBD
CAAP Monitoring and Annual
Report
400 CAAP
Implementing
Action
Medium Commission – Q1
Council – Q2
Ongoing Programmatic Work
Planning Counter Support by
Long Range/Zoning Staff
820 Operational
Requirement
Low N/A
Planning Academy 750 Council Directed Medium Q1 – Q2
2025 Planning and Zoning Work Program
7 Fee Management (HIF, HTF,
Reduced Impact Fee for
Affordable Housing)
440 Council Directed Low N/A
Other Ongoing Tasks (i.e.
Grant Applications, Award
Applications, Floodplain
Management, CIP Consistency,
Right-of-Way Abandonments,
etc.)
440 Council Directed Low Annual Staff Reports to Commission and City Council
Total Long-Range Hours 20,145 –
24,045(11.5 –
13.74 FTE)
Total Zoning Hours 2,160 (1.25 FTE) 0.75 FTE will additionally be allocated to process improvement projects (e.g., Site
Plan & Design Review exemption
processing, zoning enforcement manual
update, Director hearing streamlining,
group homes guidance manual, evaluating
pavement standards and enforcement
approach)
Total FTE Required 13.5-15.74
Planning and Design Commission Comments
on the 2024 Planning and Zoning Work Program
1. What is the relationship between the Forward Together Plan and the Neighborhood Development Action Team?
Staff Response:
The plan was developed by the Neighborhood Development Action Team, an interdepartmental team of planners, economic development and community engagement staff. With the Plan adopted, the economic development staff will be taking the lead role in providing grants to implement the Plan in partnership with the community.
2. What effect would Prop 33 on the City’s Tenant Protection Program? Are they completely separated?
Staff Response:
Proposition 33 would allow cities to expand rent control and tenant protection measures beyond the current scope of the Tenant Protection Program. If the proposition is approved, it is possible the Council could direct staff to update the program.
3. When looking at tree planting requirements are we going to be considering how that impacts denser development?
Staff Response:
Yes, this will likely involve a context-sensitive approach considering the type of streets (with or without tree planters) and urban/suburban nature of the development. We have to balance our need to expand our tree canopy with accommodating greater density and intensity of development near transit and our urban core. The Public Works Department is nearing the end of a process to prepare the Sacramento Urban Forest Plan.
Subsequent to that plan’s adoption, the Community Development Department will consider appropriate the implementation actions which are necessary in the context of development review.
4. Can we do a study that is similar to the Comprehensive Cannabis Study that would alleviate fears about the impact of affordable housing? At some point I would like to see such a study initiated.
Staff Response:
There have been numerous studies showing that affordable housing does not have a negative effect on property values. A ten-year study by Trulia, a subsidiary of Zillow, can be found below:
https://www.trulia.com/research/low-income-housing/
Another study by the Journal of Housing Economic linked below drew similar conclusions:
https://www.sciencedirect.com/science/article/pii/S1051137722000134?via%3Dihub#! In light of the amount of evidence showing that affordable housing does not have negative impacts on neighborhoods, staff does not find a local study necessary.
Generally, affordable housing projects are not controversial in the City and local/state laws now help to expedite approval of these projects.
5. It would be helpful to have hyperlinks added to the Work Program for easy reference to project webpages or code sections.
Staff Response:
Hyperlinks have been added to the Work Program.
6. What resulted from the polling on the vacant property tax proposal?
Staff Response:
The polling indicated that a majority of respondents favored the proposal however, even with additional education and outreach, the ballot initiative would not have reached the 2/3 majority required for a parcel tax. Staff would like to give this proposal further consideration in a future election year.
7. The Small Developers Bootcamp is a tremendous opportunity to talk about worker issues and educate the issues workers face in these types of projects.
Staff Response:
Staff is working closely with two non-profits to bring an established curriculum on small developer-focused education to the City of Sacramento community. At this time, we have a small amount of funding for a pilot project which would include a local convening of all interested parties and an 8-hour, one-day workshop to provide an overview of what the development process includes and other key information. We are hoping to find funding to also hold a local bootcamp which would work with specific small developers to help them develop a fundable project. Beyond the curriculum, it is anticipated that we may connect aspiring small developers to other education and resources. If there are applicable education events, we are happy to share with the network. We hope that many people will become part of the network and that the Sacramento network hosts many future events, not all of which would be held by the City.
We are working to develop a process for creating a local host committee to help guide the pilot project. We anticipate inviting a diverse cross-section of people who support the development community to be part of a 10-person committee. We will ask that applicants identify how they are connected to development and will include labor unions/workers/workers’ right advocates in that list of identities. We will send out the application soon and will include the Planning Commissioners so they can encourage applicants who represent various backgrounds to apply.
8. As part of the Small Developer’s Bootcamp consider working with the State Department of Community Development and the California Tax Credit Allocation Committee to look for resources and opportunities for funding.
Staff Response:
Staff looks forward to coordinating further with those agencies.
9. What is the role of the Housing Policy Working Group?
Staff Response:
Established in 2020, the Housing Policy Working Group is comprised of a broad range of market rate/affordable developers, advocates, interest groups, community groups that review and comment on housing policy initiatives during key milestones of a project.
This group played an important role in developing the 2021-2029 Housing Element.
Below is a table of current working group members:
Organization / Affiliation Current Representative(s)
Inclusive Economic & Community
Development Investment Committee
Katherine Bardis-Miry (Bardis Homes);
Marisa Kolokotronis (SKK Development);
Fabrizio Sasso (Sacramento Central Labor
Council)
Real Estate representatives Ken Turton (Turton Commercial Real Estate); Erin Teague (Sacramento Association of
REALTORS®)
Joshua Oken (SAR alternate)
Measure U Committee Stella Byrd
California Department of Housing &
Community Development
Paul McDougall, Shawn Danino
Sacramento Housing Alliance Jonathan Cook, Cathy Creswell (alternate) Office of the Mayor Mary Lynne Vellinga
California State Assembly –
Legislation
Vacant
City Office of Innovation &
Economic Development
Ya-Yin, Isle, Michael Jasso, Leslie Fritzsche
City Community Development
Department
Matt Hertel, Greg Sandlund, Tom Pace,
Greta Soos
Sacramento Housing &
Redevelopment Agency
Christine Weichert, Whitney Hinton
Northstate Building Industry
Association
Chris Norem, Jeff Short (alternate)
Trades: Local 447 (Plumber &
Pipefitters Union) and Sacramento-
Sierra Building & Construction
Trades Council
Todd Schiavo and Kevin Ferreira
AIA Central Valley Chapter Paul Menard (alternates: Jackie Whitelam, Brian Sehnert)
House Sacramento Kevin Dumler, Luis Romo (alternate)
ULI Housing Committee Renner Johnston
Organization / Affiliation Current Representative(s)
Housing Developers Leah Miller (Habitat for Humanity); Katherine McFadden (Jamboree Housing);
Noah Painter (KMP Strategies);
Stephan Daues (Consultant);
Rich Ciraulo (Mercy Housing);
Nikky Mohanna (Mohanna Development);
Ryan Cassidy (Mutual Housing);
Bonnie Patterson (Rebuilding Together);
Amber Celmer (HomeAid);
Aaron Criswell (Step Up);
Erica Bergsma (Indie Capital);
John Vignocchi (Urban Capital)
Planning & Design Commissioners Kendra Macias Reed; Enoch Yeung Business/PBID Liz Lorand Williams (Sac Metro Chamber); Autumn McCreary (Downtown Sacramento
Partnership); Scott Ford (alternate)
Jameson Parker (Midtown Association);
James Allison (alternate)
Frank Louie (Stockton Boulevard Partnership);
Daniel Savala (Del Paso Boulevard
Partnership)
Capitol Area Development Authority Danielle Foster, Todd Leon (alternate) Sacramento Regional Transit
(SacRT)
Kevin Schroeder
Affordable Housing Service Provider Brandi Bluel (Sacramento Resources for Independent Living)
Sacramento Area Congregations
Together
Rick Eaton
Save Sacramento Neighborhoods Francesca Reitano
Legal Services of Northern CA Sarah Ropelato
California Apt Association Matt McDonald
10. It is important to know the types of comments received from the Housing Policy Working Group when staff presents these projects to the Commission.
Staff Response:
We will provide a summary of comments in the future.
11. The Comprehensive Cannabis Study should have better exposure to help inform future conversations.
Staff Response:
Between July and September 2024, the Community Development Department conducted community outreach on the zoning regulation amendments in response to the Comprehensive Cannabis Study. A project website was also developed to facilitate communication and understanding about the project. All meetings, presentations, and the website include information about and direct access to the study. Advance notice of meetings was provided on all of the City's social media platforms and news broadcast venues (e.g., City Express, City Minute). As staff move into the public hearing phase for this project, the study will be featured prominently in explanations about the basis for recommended zoning changes.
12. In your outreach for the Tenant Protection Program are you looking at how it is affecting owners of rental properties?
Staff Response:
The September 17, 2024 Law and Legislation staff report includes results from surveys of both tenants and property owners.
13. As it gets more expensive to repair and insure rental properties in California the “mom and pop” landlords are going out of business. Research shows these properties have lower rents. This should be highlighted as an issue when considering changes to the Tenant Protection Ordinance.
Staff Response:
Staff that will be working on this initiative have been made aware of this concern.
14. We should continue to expand areas of the City covered under Specific Plans because it is a tremendous tool to help streamline housing production and expedite environmental review. It is also helpful for getting projects ready for grant funding.
Staff Response:
The City will be initiating a new 65th Street Specific Plan in 2026. Generally, areas targeted for specific plans have demonstrated near term potential for development activity. Whereas areas with less economic investment are initially approached with an action plan that helps to catalyze investment.
15. Next year should be an opportunity to evaluate the effectiveness of the Interim Ordinance while considering updates to the Planning and Development Code.
Evaluate how many applications we are getting, what the potential constraints are.
Staff Response:
We will be evaluating each missing middle project to see what the current constraints are, whether they are zoning standards or other regulations/standards. This will include case studies from interviewing planners, building plan check staff, and developers to understand what the constraints are.
16. Amend the Work Program to look at amendments to the local Building Code to apply the residential code to 5 or 6 unit buildings and allow for single stair buildings.
Staff Response:
The California Local Building Code can be locally amended to exceed statewide requirements, as in the case when the City required all new homes to be fully electric. However, in California, local jurisdictions cannot adopt building codes that are less restrictive than the State Building Code. Staff has determined that while we support the idea of reducing expensive building code requirements for Missing Middle Housing, these issues are currently being discussed/debated for statewide building code amendments. City staff is involved in these discussions and is committed to exploring other options that can reduce building costs and promote Missing Middle Housing.
17. It is important to maintain our City of Trees status. Can the City consider a density bonus program or other incentives to plant large trees?
Staff Response:
Staff can certainly consider this in conjunction with other efforts to implement the Urban Forest Plan, including the establishment of tree planting requirements for new development.
18. A lot of ADU projects have fallen through because people did not anticipate all the impact fees. School fees will be going up 50% which could impact ADU construction. This should be considered when looking at new financing for ADU’s.
Staff Response:
The City’s ADU Resource Center and Building forms pages link to an ADU Fee Estimate sheet that provides a list of impact fees that would apply to ADU projects of various sizes. This form has been updated to link directly to our School District Impact Fees form so that customers can better anticipate school district impact fee costs – a fee which is not controlled by the City. Staff will consider rising impact fee costs when developing a financial assistance program.
19. Consider looking at a smaller local way of managing Missing Middle organic waste.
Staff Response:
Staff will work with the Solid Waste Division to see if this type of alternative collection method can be possible for new development.
20. Does the City-owned 102 acre site not count as surplus land?
Staff Response:
The City must comply with the Surplus Land Act when leasing or selling land. Until declared surplus, the land is not designated as “surplus” according to the Surplus Land Act. If the City were to lease or sell any portion of the land, then it must first declare the land to be surplus. There is a process that the City must follow to make this surplus declaration and accomplish subsequent lease or sale actions. Land that is designated as Parks and Recreation is exempt from the requirement that it first be offered up for affordable housing, which is generally the rule if the City were to lease or sell land.