Item 13 2025-00696 [Pass for Publication] Woodspring Suites Hotel Rezone (P24-013)

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2025-00696 3/18/2025 Consent Item 13.
[Pass for Publication] Woodspring Suites Hotel Rezone (P24-013) File ID: 2025-00696
Location: 2270 Del Paso Road, APN 225-0070-127-0000, District 1 Recommendation: 1) Review: a) a Resolution determining the project Exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15183, Consistency with the 2040 General Plan; b) an Ordinance rezoning 2.09-acres from the Employment Center (EC-50-PUD) zone and Natomas Crossing #1 Planned Unit Development (PUD) to the General Commercial (C-2-PUD) zone and Natomas Crossing #1 PUD; c) a Resolution amending the Natomas Crossing #1 PUD Schematic Plan to redesignate 2.09-acres from Office to Hotel; and d) a Resolution approving Site Plan and Design Review to construct a four-story, 50,922-square-foot, 122-room hotel and associated site improvements; and 2) pass for publication the ordinance titles per City Charter section 32(c) to be considered March 25, 2025.

Contact: Jose Quintanilla, Associate Planner, (916) 808-5879, [email protected]; Garrett Norman, Senior Planner, (916) 808-7934, [email protected]; Department of Community Development
Presenter: Jose Quintanilla, Associate Planner, (916) 808-5879, [email protected], Department of Community Development
Applicant: Chad Cook, WS California Developer, LLC, 7200 W. 132nd Street, Suite 220, Overland Park, KS 66213
Property Owner: Tim Meissner, Centerpointe at Natomas Crossing Phases III & VI, LLC, 4995 Murphy Canyon Road, Suite 100, San Diego, CA 92123
Attachments:
01-Description Analysis
02-Background
03-Resolution: Environmental Exemption
04-Ordinance: Rezone
05-Exhibit A: Rezone Exhibit
06-Resolution: Natomas Crossing #1 PUD Amendment

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File ID: 2025-00696 3/18/2025 Consent Item 13.
07-Exhibit A: Schematic Map Amendment
08-Resolution: Entitlements
09-Exhibit A: Project Plans
10-Market Study
Description/Analysis
Issue Detail: The applicant is requesting entitlements to allow for the construction of a four-story, 50,922-square-foot, 122-room hotel on 2.09 acres in the General Commercial (C-2-PUD) zone within the Natomas Crossing Area #1 Planned Unit Development (PUD).

The following entitlements are requested:

1. Rezone: Ordinance rezoning 2.09-acres from the Employment Center (EC-50-PUD) zone and Natomas Crossing #1 Planned Unit Development.

2. Amendments to the Natomas Crossing Area #1 Planned Unit Development: Resolution amending the Natomas Crossing Area #1 Planned Unit Development Schematic Map to redesignate 2.09-acres from Office to Hotel.

3. Site Plan and Design Review of a four-story, 50,922-square-foot, 122-room hotel and associated site improvements.

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to surrounding property owners and tenants within a 500-foot radius and to the following neighborhood groups: Natomas Chamber of Commerce, Natomas Community Association, North Natomas Community Association, North Natomas Community Coalition, Preservation Sacramento, Civic Thread, and Sacramento Area Bicycle Advocates. Staff did not receive any comments.

Policy Considerations:

Although the property is subject to a development agreement that vested development rights as of July 24, 1997, the project is being analyzed under the City’s current land use and development regulations because the property owner is seeking to change the development plan of the property by rezoning the property from what was approved under the development agreement. 2040 General Plan
The 2040 General Plan designation for the subject site is “Employment Mixed Use”. This designation is intended to buffer residential uses from more intense industrial and service commercial activities and to provide compatible employment uses near higher-density and mixed-use housing. The designation provides for a range of light industrial and high technology uses. The EMU designation

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File ID: 2025-00696 3/18/2025 Consent Item 13.
generally applies to industrial areas that are next to residential neighborhoods. Allowable uses include the following: light/advanced manufacturing, production, distribution, repair, testing, printing, research, and development; service commercial uses that do not generate substantial noise or odors; accessory office uses; retail and service uses that provide support to employees; compatible residential uses such as live-work spaces or employee housing; hotels and motels; care facilities; assembly facilities; and compatible public and quasi-public uses.

Staff finds that the proposed hotel is consistent with the Employment Mixed Use designation and the following 2040 General Plan Land Use Element Goals and policies:

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.

Policy LUP-1.8 Jobs-Housing Balance. The City shall encourage a balance between job type, the workforce, and housing development to reduce the negative impacts of long commutes and provide a range of employment opportunities for all city residents.

The proposed hotel supports the goal of a compact urban footprint by providing employment opportunities within a mixed-use area that includes residential and commercial developments. By introducing a hospitality use, the project offers direct jobs (e.g., hotel staff) and indirect economic benefits to nearby businesses. Additionally, its location within a well-connected urban area and next to a future light-rail station, minimizes the need for long commutes, as it is accessible to both the local workforce and residents, thereby contributing to a sustainable development pattern.

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

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

The hotel adds a complementary commercial use to the surrounding mix of residential and employment developments, supporting a diverse economy and a thriving community. By providing visitor accommodations and services for business travelers and tourists, the project fulfills a critical need for the area. Its proximity to residential neighborhoods, commercial centers, and transit options ensures it serves the community effectively while enhancing the overall balance of uses.

Policy LUP-2.3 Diverse Centers and Corridors. The City shall encourage the development of centers and corridors that address diverse community needs, support local market opportunities, are well-served by transit, and are well-integrated with the surrounding neighborhoods.

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File ID: 2025-00696 3/18/2025 Consent Item 13.

The proposed hotel contributes to the diversity of uses within the Employment Mixed Use area by addressing the need for short-term accommodations. The hotel is strategically located near the future California Northstate University Hospital and existing and planned transit infrastructure, making it accessible to employees, residents, and visitors. The inclusion of a hotel in this area enhances the neighborhood’s role as a center of activity and strengthens its integration with the surrounding community.

North Natomas Community Plan Area
The subject property is located within the North Natomas Community Plan Area of the General Plan.

The North Natomas Community Plan Area is bounded by Elkhorn Boulevard to the north, Steelhead Creel on the east, Interstate 80 (I-80) to the south, and the West Drainage Canal, Fisherman’s Lake, and Interstate 5 (I-5) to the west and includes the Northlake (Greenbriar) and Panhandle residential subdivision areas.

The following policies are applicable to the proposed development:

Policy NN.LU 1.3 Encourage a Balanced Mix of Land Uses. The City shall encourage a balanced mix of residential, commercial, employment, and public uses to promote a vibrant community and reduce the need for extended commutes.

The proposed hotel contributes to the balance of land uses in the area by introducing a commercial hospitality use that complements nearby residential, office, and retail developments. The hotel supports local businesses by accommodating visitors and business travelers, further promoting economic activity and reducing the reliance on long commutes to access similar services elsewhere.

Policy NN.ED 2.1 Promote Developments That Generate Employment Opportunities. The City shall promote developments that create jobs and stimulate economic growth within the North Natomas community.

The hotel will generate both direct and indirect employment opportunities, including positions in hospitality, maintenance, and management. Additionally, the hotel’s presence will attract visitors, increasing foot traffic to nearby businesses and supporting the local economy. This aligns with the City’s goal of stimulating economic growth and creating a thriving employment hub within the North Natomas area.

Policy NN.LU 1.6 Provide Visitor-Oriented Land Uses. The City shall encourage visitor-oriented land uses, such as hotels and event spaces, to support the community’s role as a destination for business and leisure.

The hotel directly aligns with this policy by providing accommodations for both business travelers and

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File ID: 2025-00696 3/18/2025 Consent Item 13.
tourists. Its location within a mixed-use area ensures it serves the needs of visitors while complementing existing land uses in the surrounding community. This addition enhances North Natomas’ identity as a destination for diverse activities and supports its long-term growth.

Natomas Crossing Planned Unit Development, Area #1
The subject site is located within Area #1 of the Natomas Crossing PUD, which was originally adopted in 1997. While the PUD does not contain specific goals or policies exclusive to hotel developments, it establishes standards and guidelines that apply to commercial uses, including hotels, within the designated development area. These guidelines focus on ensuring compatibility with the surrounding context and achieving high-quality site planning and architectural design.

Key standards that apply to the proposed hotel include:
· Building Design and Materials: The hotel design must incorporate high-quality materials, such as stone veneer, cementitious siding, and stucco, to align with the PUD’s emphasis on creating visually cohesive and durable developments. Building forms must include variations in height and massing to avoid monotonous façades and provide architectural interest. · Site Layout and Orientation: The building and entrances must be oriented to enhance the streetscape and promote pedestrian activity. Parking areas should be screened from public view with landscaping and architectural elements.
· Landscaping: A comprehensive landscaping plan is required to complement the development and provide shading and buffering. The use of drought-tolerant and native species is encouraged to align with sustainability goals.

The proposed hotel is consistent with these standards and guidelines, ensuring compatibility with the surrounding development and contributing to the overall vision for Area 1 of the Natomas Crossing PUD. By adhering to these requirements, the project creates a high-quality, pedestrian-friendly development that aligns with the intended character of the area and supports its role as a commercial hub.
200-Year-Flood Protection
The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood- protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood-hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Council on June 21, 2016 (Resolution No. 2016-0226), and the SAFCA 2024 Adequate Progress Annual Report accepted by the City Council on October 22, 2024 (Resolution No. 2024-0311).

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File ID: 2025-00696 3/18/2025 Consent Item 13.

Economic Impacts: Not applicable.

Environmental Considerations: On February 27, 2024, the City of Sacramento adopted the 2040 General Plan, which became effective on March 28, 2024. The City of Sacramento also certified a Master Environmental Impact Report (MEIR) associated with the 2040 General Plan on February 27, 2024. The General Plan MEIR is a master EIR, prepared pursuant to Section 15169 of the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.). The General Plan MEIR analyzed full implementation of the General Plan and identified measures to mitigate the significant adverse impacts associated with the General Plan to the maximum extent feasible.

Under Section 15183 of the CEQA Guidelines, where a project is consistent with the development density established for a property under an existing general plan or zoning ordinance for which the City already certified an EIR, additional environmental review is not required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.”
The City prepared a Modified Initial Study/15183 Checklist that supports the conclusion that the proposed project would not result in any significant impacts that: 1) were peculiar to the project or the project site; 2) were not identified as a significant effect in the General Plan MEIR; or 3) were previously identified significant effects, and which as a result of substantial new information that was not known at the time that the General Plan MEIR was certified, were determined to have a more severe adverse impact than discussed in the General Plan MEIR.

The Environmental Services Manager has, based upon the analysis and conclusions of the Modified Initial Study/15183 Checklist, the project is exempt from further review. The Initial Study/15183 Checklist is available on the City’s EIR webpage at:
<https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports> Sustainability: Not applicable.

Commission/Committee Action: On February 27, 2025, the Planning and Design Commission voted unanimously to forward a motion to approve the proposed project.

Rationale for Recommendation: Staff recommends the Sacramento City Council approve the project based on the findings of fact and conditions of approval listed in Attachments 3-9. Staff recommends approval of the proposed hotel because it is consistent with the 2040 General Plan, which encourages compatible employment uses near higher-density and mixed-use housing. The project promotes key policies that encourage a jobs-housing balance in North Natomas by providing a service to both business and tourist sectors and addressing an important need for additional hotels in the City, so that the City is able to host more entertainment and conference venues.

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File ID: 2025-00696 3/18/2025 Consent Item 13.

Financial Considerations: Not applicable.

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

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Figure 1: Vicinity Map

Background
The project site consists of a 2.09-acre vacant parcel located in the Natomas Crossing Area #1 Planned Unit Development in North Natomas. The project site is in a partially developed office development (Centerpointe at Natomas Crossing) located at the southeast corner of Del Paso Road and Truxel Road. The area surrounding the site is comprised of multi-unit residential to the south and east, commercial uses to the north, and vacant land to the west. There is a future light rail station which will serve the extension of the Green Line proposed to the southwest of the project site at Terracina Drive and Truxel Road. The project site (APN: 225-0070-127) is currently 2.24 acres.

The applicant will process a lot line adjustment that reduces the total parcel area to 2.09 acres and adjusts the parcel boundaries to reflect the parcel as shown in the rezone exhibit.

Table 1: Site and Project Information
General Plan Designation: Employment Mixed Use (EMU)
Community Plan Area: North Natomas
Design Review District: Citywide
Planned Unit Development (PUD): Natomas Crossing Area #1 Existing Zoning of Site: Employment Center 50 (EC-50-PUD) Proposed Zoning of Site: General Commercial (C-2-PUD)
Parking District: Traditional
Existing Use of Site: Vacant
Total Parcel Area: 2.09 acres (91,040 SF)
Proposed Building Size: 50,922 square feet
Proposed Floor Area Ratio (FAR): 0.56 (FAR range: 0.15 – 4.0) Number of Floors 4

Entitlement Review
The applicant is requesting entitlements to allow for the construction of a four-story, 50,922-square-foot, 122-room hotel on 2.09 acres in the General Commercial (C-2- PUD) zone within the Natomas Crossing Area #1 Planned Unit Development (PUD).

Pursuant to Sacramento City Code (SCC) 17.808.230.B.2, the Planning and Design Commission will consider and make a recommendation to the City Council on the requested entitlements. The recommendations of the Planning and Design Commission will be forwarded to the City Council for final action.

Rezone
The applicant requests to rezone one parcel totaling 2.09 acres in the Employment Center (EC-50-PUD) and Natomas Crossing Area #1 Planned Unit Development to the General Commercial (C-2-PUD) zone. The requested rezone would allow the development of the proposed hotel, as the Employment Center zone allows a maximum of 10% of the Natomas Crossing Area #1 PUD net acreage to be designated for and devoted to support retail uses (SCC 17.216.420.B.2.b), which includes hotels. The 10% threshold has been reached in this PUD and development of a hotel would not be allowed under the current zoning. SCC section 17.808.230.C.1.d requires the following findings be made to approve a rezone: 1) the rezone is consistent with the applicable general plan designation, use, and development standards; the goals, policies, or other provisions of the general plan; and any applicable specific plan; 2) the amendment promotes the public health, safety, and convenience, and welfare of the city.

The proposed rezone is consistent with the Employment Mixed Use 2040 General Plan land use designation which encourages the development of compatible employment uses near higher-density and mixed-use housing. The proposed hotel is an allowed use and fits within this designation by providing a service that supports a jobs-housing balance in North Natomas and provides a vital service to the commercial and tourism sectors of the city.

The rezone also facilitates the development of underutilized vacant property at a key location in North Natomas by replacing Employment Center zoning with a more flexible zone that can better adjust to fluctuating market conditions. Overtime, staff has found that the Employment Center’s prescriptiveness on land use has resulted in the long- term vacancy of properties, resulting in numerous rezones being requested by owners over the years to allow for needed development, such as commercial retail and housing.

The feasibility study for the proposed Natomas Woodspring Suites, Attachment 10 to this report, concludes that the project is financially viable and well-positioned within the local extended-stay market. The report identifies a lack of economy and midscale extended-stay hotels in the growing North Natomas market, indicating an opportunity for the proposed 122-room hotel. With an expected stabilized occupancy rate of 83% and an average daily rate of $90, the hotel is projected to generate a 15.4% return on an initial investment of $16.96 million, aligning with market return expectations. Despite economic uncertainties, rising interest rates, and inflationary pressures, the long-term demand outlook is optimistic, driven by returning business travel, increasing group demand, and the broader economic development in the region. The study supports the feasibility of the hotel project based on demand forecasts, competitive positioning, and projected financial performance, suggesting that the hotel will operate profitably once stabilized.

Planned Unit Development Schematic Plan Amendment
The project is located within the Natomas Crossing Area #1 Planned Unit Development.

The larger PUD is comprised of three development areas generally located south of Del Paso Boulevard, west of the East Main Drainage Canal, east of Interstate 5, and north of Interstate 80. The larger PUD consists of a mix of zoning districts, including Highway Commercial (HC-PUD), Employment Center (EC-40-, EC-50-, and EC-65-PUD), Light Commercial (C-1-PUD), Shopping Center (SC-PUD), Single-Unit or Duplex Dwelling (R- 1-, R-1A-PUD), and Multi-Unit Dwelling (R-2B-PUD). Surrounding the project site, there is a similar mix of zoning, including EC-40-PUD, EC-50-PUD, and R-2B-PUD. The PUD was established by the City Council in 1997.

The PUD schematic plan currently designates the site for office use. An amendment to the Schematic Plan is required to recognize hotel uses as an allowed use within the PUD. The Schematic Plan amendment, as shown in Attachment 7, redesignates the parcel for commercial and office uses. Staff is in support of the proposed redesignation, as it would be consistent with the proposed rezone, permits hotel and other commercial uses allowed in the C-2 zone, and provides greater flexibility by allowing for an employment-generating use within proximity of residential, office, and other commercial sectors within the PUD, the surrounding community, and the city.

Site Plan and Design Review
SCC section 17.808.110 requires Site Plan and Design Review for new commercial buildings. The project is also subject to the development standards in the Natomas Crossing Planned Unit Development. The proposed hotel development consists of a four-story building, consisting of 122 rooms, and measures 50,922-square-feet in size.

The hotel is similarly laid out on all four floors, with the exception of the first floor, which also includes guest amenities, mechanical rooms, and the hotel lobby.

As illustrated in the table below, the project complies with the applicable development standards.

Table 2: Applicable Development Standards
Standard Code Section Required Provided Deviation
Height 17.216.720 Max. 65’ 40’-3.75” N
Front Setback

17.216.730
None 65.01’ N
Rear Setback 15’ 141’ N
Interior Setback 5’ 76.41’ N
Floor Area Ratio (FAR) 2040 GP 0.15 – 2.0 0.56 N
Parking Lot Tree Shading 17.612.040 50% 55.2% N
Site Access, Circulation, and Parking
Primary access to the site will be from the two existing driveways on Del Paso Road and through the existing office development. There are existing reciprocal access agreements that allow for vehicles to access all buildings and parcels in the overall Centerpointe development. Pedestrian and bicycle circulation is proposed with a sidewalk at the western property line, leading to Truxel Road, and from the existing access into the site from Del Paso Boulevard. There will be no vehicle driveway access from Truxel Road.

The hotel will provide 126 parking spaces for the 122 guest rooms. There is no minimum or maximum parking requirement for this development, consistent with 2040 General Plan Policy LUP 4.14. The subject site is located in a Traditional Parking District and per Title 17 of the Sacramento City Code, the bicycle parking standards are listed in Table 3 below:

Table 3: Traditional Parking Requirements (Hotels) - Bicycle Use
Required Provided
Deviation? Long-
Term1
Short-
Term2 Long-Term Short-Term
Hotels (122 Rooms) 5 3 5 3 N
1 1 space per 30 rooms, or 2 spaces, whichever is greater. 2 1 space per 60 rooms or 2 spaces, whichever is greater.

Long-term bicycle parking will be available at a secure room on the first floor, located near the lobby and the short-term bicycle parking will be provided in the form of bicycle racks near the north entrance of the hotel.

Figure 2: Site Plan

Landscaping
The provided landscape plan has been reviewed by the Urban Forestry unit of the Department of Public Works to confirm compliance with the City’s requirements for species selection and parking lot shading which require that after 15 years, 50% of the parking lot, where vehicles will maneuver and park, is shaded by tree canopy. This project provides 55.2% tree shading in compliance with this requirement.

Site landscaping includes additional trees planted at the Truxel Road frontage, where there are currently street trees planted in the right-of-way.

While city code requires a solid masonry wall between commercial and residential developments, the Planning Commission previously approved a variance to waive the required masonry wall between the multi-unit development (P03-070) on the southern boundary line. The solid wall was substituted with a landscaped barrier and wrought iron fencing. The variance was granted because the hedge and wrought iron fencing were determined to be a comparable substitute as it would result in a more attractive visual barrier between the developments. Because of the distance between the proposed hotel and the residential buildings themselves at the development to the south, the wrought iron fencing and landscaping remain an acceptable barrier between the two uses.

Architectural Analysis
The building design presents a clean, modern aesthetic that aligns with the surrounding development while incorporating distinct colors, materials, and a building form that reflects the proposed hotel operator’s brand identity and establishes its own unique sense of place. The proposed design features adhered stone veneer along the base of the building, providing a grounded and durable appearance. Above the stone veneer, cementitious siding is applied in two contrasting colors, complemented by areas of stucco (EIFS) on the upper floors to add smoothness and balance to the textured façade. Additionally, wood-tone cementitious siding accents the design, including at the canopy marking the north entrance.

The building form consists of a rectilinear layout with a prominent central mass that incorporates a slightly taller parapet, creating a subtle tower effect. This central feature is flanked by slightly lower parapets on either side, breaking up the horizontal mass and adding visual interest. Vertical alignments of windows and alternating material transitions emphasize the building’s height and establish a sense of rhythm across the façades. Together, these elements create a structure that is cohesive, functional, and visually engaging, aligning with the operator’s corporate image while enhancing the surrounding architectural context.

Figure 3: Perspective Rendering

RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
March __, 2025
ADOPTING THE MODIFIED INITIAL STUDY/15183 CHECKLIST FOR THE WOODSPRING SUITES HOTEL PROJECT (P24-013) (APN: 225-0070-127-0000) Background
A. On February 27, 2025, the City Planning and Design Commission conducted a public hearing on the Woodspring Suites Hotel project (P24-013) and forwarded a recommendation of approval to the City Council.

B. On March __, 2025, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b) and received and considered evidence concerning the Woodspring Suites Hotel project (P24-013).

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

Section 1. The City Council finds as follows:

A. Based on the determination and recommendation of the City’s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the project, the City Council finds that the project is exempt from review under California Environmental Quality Act (CEQA) Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) as follows:

1. Pursuant to Section 15183 of the CEQA Guidelines, the project is consistent with the use and density established under the existing 2040 General Plan for which the City has certified a Master EIR.

2. The Modified Initial Study/15183 Checklist, provided for in the CEQA Guidelines, concluded that the proposed project would not result in any significant impacts that: (1) were peculiar to the project or the project site; (2) were not identified as a significant effect in the Master EIR; or (3) were previously identified significant effects, and which as a result of substantial new information that was not known at the time that the Master EIR was certified, were determined to have a more severe adverse impact than discussed in the Master EIR.

3. Based upon Section 15183(f) of the CEQA Guidelines , the Modified Initial Study/15183 Checklist identifies the 2040 General Plan policies and/or actions that apply to the development of the project and have been determined in the

Master EIR to substantially mitigate environmental effects. To the extent that the 2040 General Plan policies and/or actions substantially mitigate a particular project impact, the impact shall not be considered peculiar, pursuant to Section 15183(f) of the CEQA Guidelines, thus, eliminating the requirement for further environmental review.

Section 2.

The City Council directs that, upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Exemption with the Sacramento County Clerk and with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the CEQA Guidelines adopted pursuant thereto.

Section 3.

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

Adopted by the City of Sacramento City Council on _____, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

ORDINANCE NO. 2025-
Adopted by the Sacramento City Council
March __, 2025
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING 2.09± ACRES FROM THE EMPLOYMENT CENTER (EC-50-PUD) ZONE TO THE GENERAL COMMERCIAL (C-2-PUD) ZONE AT 2270 DEL PASO ROAD. (225-0070-127-0000)

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

SECTION 1

As used in this ordinance, “Property” means the real property depicted in attached and incorporated in Exhibit A and contains one APN.

SECTION 2

Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning 2.09± acres from the Employment Center (EC-50-PUD) zone to the General Commercial (C-2-PUD) zone, as shown on Exhibit A.

SECTION 3

As required by section 17.808.230.C.1.d of the Planning and Development Code, the City Council finds that the rezoning of the property is consistent with the General Plan, proposed use, and development standards in that the proposed project 1) provides for infill development on an underutilized piece of property with a hotel use that is compatible with the surrounding uses and neighborhood, 2) complies with lot size and development standards of the C-2-PUD zone, and 3) promotes the public health, safety, convenience, and welfare of the City in that the proposed use will generate employment, provides a consumer-based service for travelers to Sacramento, and is designed to be compatible with and complement the surrounding area.

SECTION 4

The City Clerk is hereby directed to amend the City’s official zoning maps to conform with this ordinance.

Table of Contents:

Exhibit A: Rezone Exhibit (1 page) is part of this ordinance.

Adopted by the City of Sacramento City Council on March __, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

DEL PASO ROAD

TRUXEL ROAD
APN: 225-0070-053PACIFIC BELLAPN: 225-0070-105MSP DEL LLC APN: 225-2990-004CENTERPOINTE ATNATOMAS CROSSINGPARCEL 2, 178 PM 1 APN: 225-0070-127CENTERPOINTE ATNATOMAS CROSSINGPHASES III & IV, LLC 2290 DEL PASO RDAPN: 225-2990-001CENTERPOINTE ATNATOMAS CROSSINGPARCEL 1 PER 233 PM 9APN: 225-3000-005CENTERPOINTE AT NATOMASCROSSING PHASE 1 LLCPARCEL 1, 178 PM 1 2260 DEL PASO RDAPN: 225-2990-003CENTERPOINTE ATNATOMAS CROSSINGPARCEL 3 PER 233 PM 92280 DEL PASO RDAPN: 225-2990-002CENTERPOINTE ATNATOMAS CROSSINGPARCEL 2 PER 233 PM 92250 DEL PASO RDAPN: 225-3000-001CENTERPOINTE ATNATOMAS CROSSINGPARCEL 1 PER233 PM 10 EXISTING ZONING:EC-50-PUD (EMPLOYMENT CENTER) 2.24 AC
2230 DEL PASO RDAPN: 225-3000-002CENTERPOINTE ATNATOMAS CROSSINGPARCEL 2 PER233 PM 10

DEL PASO ROAD
REZONE EXHIBITUSE:EXISTING: VACANTPROPOSED: COMMERCIAL
PROPERTY DEVELOPER:WS CALIFORNIA DEVELOPER, LLC7200 W 132ND ST, SUITE 220OVERLAND PARK, KS 66213CONTACT: CHAD COOKPH: (913) 526-6156 PROPERTY OWNER:CENTERPOINTE AT NATOMAS CROSSING PHASES III & IV, LLLC3460 SKY LANELAFAYETTE, CA 94549PROJECTSITE5

CALIFORNIAINTERSTATE
80 CALIFORNIAINTERSTATE

VICINITY MAPNOT TO SCALE
2260 Douglas Blvd, Suite 160, Roseville, CA 95661Ph: 916-772-7800 | www.RFEengineering.com |www.cwecorp.com 2/19/20251 WOODSPRING SUITESDEL PASO ROADSACRAMENTO, CA 95834NOT FOR CONSTRUCTIONWS CALIFORNIADEVELOPER, LLC7200 W 132ND STOVERLAND PARK , KS 66213PH: 913-526-6156 Z11
RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
March __, 2025
AMENDING THE NATOMAS CROSSING #1 PLANNED UNIT DEVELOPMENT (PUD)

SCHEMATIC PLAN, FOR THE DESIGNATION OF THE SUBJECT PARCEL FOR COMMERCIAL AND OFFICE USES (APN: 225-0070-127-0000) (P24-013)

BACKGROUND
A. On February 27, 2025, the Planning and Design Commission conducted a public hearing on and forwarded to the City Council a recommendation to approve with conditions the Woodspring Suites Hotel project (P24-013), which includes the proposed amendment to the PUD Schematic Plan to designate the project site for commercial and office uses.

B. On March __, 2025, the City Council conducted a public hearing, for which notice was given pursuant to Sacramento City Code Section 17.812.010 (2)(b).

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

Section 1. Based on the verbal and documentary evidence received at the hearing on the Woodspring Suites Hotel project, the City Council approves the schematic plan amendment to the Natomas Crossing Planned Unit Development, attached as Exhibit A, based on the following findings of fact:

1. The amendment is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village in that the Employment Mixed Use General Plan designation allows for commercial and office uses, including hotels, and the proposed project will occupy a vacant infill site that maximizes existing street and utility infrastructure. The amendment is also consistent with the goals of the Natomas Crossing PUD to achieve creativity in architecture and utilize enhanced design characteristics.

2. The amendment promotes the public health, safety, convenience, and welfare of the city in that the proposed use is compatible with surrounding office and commercial uses, and provides services for residents, workers, and visitors that will support the local economy.

3. The proposed amendment is consistent with the zoning designation, General Commercial (C-2-PUD) in that hotel uses are an allowed use in the zone.

Table of Contents:

Exhibit A: Schematic Map Amendment

Adopted by the City of Sacramento City Council on ______, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

TRUXEL ROAD
APN: 225-0070-053
PACIFIC BELL APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
2290 DEL PASO RD
APN: 225-2990-001

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 1 PER 233 PM 9
2260 DEL PASO RD
APN: 225-2990-003

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 3 PER 233 PM 9
2280 DEL PASO RD
APN: 225-2990-002

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2 PER 233 PM 9
PROPOSED DESIGNATION:

COMMERCIAL (2.09 AC)

DEL PASO ROAD
APN: 225-0070-127

CENTERPOINTE AT

NATOMAS CROSSING

PHASES III & IV, LLC

TRUXEL ROAD
APN: 225-0070-053
PACIFIC BELL APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
2290 DEL PASO RD
APN: 225-2990-001

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 1 PER 233 PM 9
APN: 225-3000-005

CENTERPOINTE AT NATOMAS
CROSSING PHASE 1 LLC
PARCEL 1, 178 PM 1
2260 DEL PASO RD
APN: 225-2990-003

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 3 PER 233 PM 9
2280 DEL PASO RD
APN: 225-2990-002

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2 PER 233 PM 9
2250 DEL PASO RD
APN: 225-3000-001

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 1 PER
233 PM 10
EXISTING DESIGNATION:

VACANT (2.24 AC)
2230 DEL PASO RD
APN: 225-3000-002

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2 PER
233 PM 10

DEL PASO ROAD
APN: 225-0070-127

CENTERPOINTE AT

NATOMAS CROSSING

PHASES III & IV, LLC
PUD SCHEMATIC PLAN EXHIBITZONING:

EXISTING: EC-50-PUD (EMPLOYMENT CENTER)
PROPOSED: C-2-PUD (GENERAL COMMERCIAL)
PROPERTY DEVELOPER:

WS CALIFORNIA DEVELOPER, LLC
7200 W 132ND ST, SUITE 220
OVERLAND PARK, KS 66213
CONTACT: CHAD COOK
PH: (913) 526-6156
PROPERTY OWNER:

CENTERPOINTE AT NATOMAS CROSSING PHASES III & IV, LLLC
3460 SKY LANE
LAFAYETTE, CA 94549

PROJECT
SITE
5 CALIFORNIA

INTERSTATE
80 CALIFORNIA

INTERSTATE

VICINITY MAP

NOT TO SCALE
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
2/19/2025
1 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
P1
1 OFFICE

RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
March __, 2025
Adopting Findings of Fact and Conditions of Approval to Approve the Woodspring Suites Hotel Project (P24-013) (APN: 225-0070-127-0000) Background
A. On February 27, 2025, the City Planning and Design Commission conducted a public hearing on the Woodspring Suites Hotel project (P24-013) and forwarded a recommendation of approval to the City Council.

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

Section 1. Based on the verbal and documentary evidence received at the hearing on the Project, the City Council approves the Project entitlements based on the findings of fact and subject to the conditions of approval as set forth below.

Section 2. The C ity Council approves the project entitlements based on the following findings of fact:

A. Site Plan and Design Review to construct a four -story, 50,922-square-foot, 122- room hotel and associated site improvements on 2. 09 acres in the General Commercial and Natomas Crossing Planned Unit Development (C-2-PUD) zone is approved based on the following findings:

1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan. The project supports the goals of the Employment Mixed Use (EMU) designation by providing a hotel use that enhances job opportunities, supports a balance of land uses, and complements the surrounding residential and commercial areas. The development also aligns with policies encouraging a compact urban footprint, a jobs -housing balance, and diverse centers and corridors.

2. The design, layout, and physical characteristics of proposed development are consistent with applicable design guidelines and with all applicable development standards . The proposed hotel meets all applicable design

guidelines and development standards for the Natomas Crossing Planned Unit Development (PUD) and the Ge neral Commercial (C -2) zone. The building incorporates high-quality materials such as stone veneer, cementitious siding, and stucco, and adheres to guidelines for landscaping, parking, and building orientation. No deviations from applicable standards are requested.

3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development . The project provides sufficient parking with 126 spaces for the 122-room hotel and includes bicycle parking. The project also ensures safe pedestrian and bicycle circulation through new sidewalks and connections to the surrounding development.

4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood .

The four -story building integrates with adjacent three-story multi-unit residential, office, and commercial uses. Its architectural design, landscaping, and screening of parking areas create a cohesive and attractive development that enhances the area’s character.

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

Additionally, t he project ensures minimized energy consumption and encourages renewable energy use by incorporating energy -efficient building systems and materials. Landscaping includes drought -tolerant plants to reduce water usage, and the site design promotes sustainable transportation options with proximity to public transit and bicycle parking.

6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance . The hotel provides a needed service in a compatible location, improves economic opportunities, and integrates with the surrounding urban fabric without creating a nuisance.

B. Development Agreement Findings (OR 1997-038). Under exhibit C, section III.A of the development agreement adopted by City ordinance 97 -038, in addition to other findings and conditions as may be deemed applicable, no special permit, subdivision· map or other land use entitlement for the Property shall be approved unless the approving body either: (1) makes the following findings; or (2) expressly waives such findings, in whole or in. part, as not applicable to the Property and stating the reasons therefor with such waiver and the reasons therefor appear in the record or document of approval. The City Council, as the approving body, makes the following findings of fact:

1. The approval of the proposed project is consistent with the policies, goals, standards and objectives of the North Natomas Community Plan (NNCP) and other relevant factors and circumstances, including but not limited to:
a. The adequa cy of the required interim and permanent infrastructure needed to support the project planned for the Property. b. The extent of participation required of LANDOWNER under the North Natomas Finance Plan has been secured.
c. The extent to which LANDOWNER has compl ied with the provisions of the North Natomas Land Acquisition Plan (NNLAP).

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

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

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

5. LANDOWNER has entered into all agreements required pursuant to exhibit C, sections II.A, II.B, and II.C.

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

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

1. The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Co de section 65007) on the construction of a flood -protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood-hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Counci l on June 21, 2016 (Resolution No. 2016 -0226), and the SAFCA 202 4 Adequate Progress Annual Report accepted by the City Council on October 22, 2024 (Resolution No. 2024-0311).

Conditions of Approval
A. Site Plan and Design Review to construct a four -story, 50,922-square-foot, 122- room hotel and associated site improvements on 2.09 acres in the General Commercial and Natomas Crossing Planned Unit Development (C -2-PUD) zone is approved subject to the following conditions:

PLANNING AND DESIGN REVIEW:

Jose R. Quintanilla, (916) 808-5879, [email protected] A1. This discretionary permit expires on the expiration date of the Development Agreement ( City Agreement 9 7-099) set for July 24, 2027 . A use or development project that requires a building permit is established when the building permit is secured, and construction has physically commenced (SCC

17.808.400.A).

A2. This approval is for a new four-story, 50,922-square-foot, 122-room hotel and associated site improvements as shown on the approved plans.

A3. Development of the site shall be in compliance with the approved plans and these conditions of approval. Any modification(s) to the project shall be subject to review and approval by Planning sta ff (and may require additional entitlements) prior to the issuance of building permits.

A4. The applicant shall obtain all necessary building and encroachment permits prior to the commencement of construction.

A5. This project is within the Natomas Basin Habitat Conservation Plan area. The project applicant/developer shall complete the pre -construction surveys for potential special-status species not less than 30 days or more than 6 months

prior to construction activities in accordance with the 2003 NBHCP. The preconstruction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy.

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

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

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

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

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

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

A12. Project lighting shall comply with all applicable Sacramento City Code lighting regulations. Fixtures shall be unobtrusive and complementary to the architectural design of the building. Obtrusive industrial wall pack and shoe box lighting are not permitted. Lighting shall be designed to not produce hazardous and annoying glare to motorists and building occupants, adjacent residents, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas.

A13. The project shall comply with the tree shading requirements for parking lots, prescribed in the Planning and Development Code section 17.612.040.

A14. Provide a minimum of 5 long -term bicycle parking stalls and 3 short -term bicycle parking stalls. Location and number of short - and long-term bic ycle parking shall be provided as indicated on the approved plans. All bicycle parking facilities shall comply with the City’s Bike Rack Design & Placement Design Standards.

A15. Parking lot layout shall be consistent with approved plans; parking stalls and drive aisle shall comply with Title 17 development standards.

A16. Provide the following design elements as shown on the approved plans:
a. Cementitious siding.
b. Adhered stone.
c. WoodTone siding.
d. EIFS / Stucco.

e. Trim.
f. Canopy.

Environmental Planning Services:

Scott Johnson, (916) 808-5842, [email protected] Ron Bess, (916) 808-8272, [email protected]
A17. Projects must implement all feasible SMAQMD BACTs and BMPs related to dust control. The control of fugitive dust during construction is required by SMAQMD Rule 403, and enforced by SMAQMD staff. The BMPs for dust control include the following:
 Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to soil piles, graded areas, unpaved parki ng areas, staging areas, and access roads;
 Cover or maintain at least two feet of free board space on haul trucks transporting soil, sand, or other loose material on the site. Any haul trucks that would be traveling along freeways or major roadways should be covered;
 Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day. Use of dry power sweeping is prohibited;
 Limit vehicle speeds on unpaved roads to 15 miles per hour (mph);  All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used;  Minimize idling time either by shutting equip ment off when not in use or reducing the time of idling to 5 minutes [CCR, Title 13, Sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site;
 Provide current certificate(s) of compliance for the CARB’s In -Use Off- Road Diesel-Fueled Fleets Regulation [CCR, Title 13, Sections 2449 and 2449.1]. For more information contact CARB at 877 -593-6677, [email protected], or www.arb.ca.gov/doors/compliance_cert1.html; and
 Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determined to be running in proper condition before it is operated.

A18. 2040 General Plan Mitigation Measure NOI -1: Cons truction Noise. The following measure shall be implemented by all construction contractors to reduce the effects of noise levels generated from construction activities.  Construction hours shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Saturday a nd between 9:00 a.m. and 6:00 p.m. on Sunday.

Construction outside of these hours may be approved through a development permit based on a site -specific “construction noise mitigation plan” and a finding by the Director of Community Development or their designee that the construction noise mitigation plan is adequate to prevent noise disturbance of affected residential uses. Because it is anticipated that certain construction activities (such as continuous pours of concrete foundations) may require work outs ide normally permitted construction hours (e.g., overnight), the project’s Development Permit would allow for such construction activities, subject to conditions of approval, including performance standards, imposed by the City to limit noise impacts.
 Construction equipment and vehicles shall be fitted with efficient, properly operating noise suppression devices (e.g., mufflers, silencers, wraps) that meet or exceed manufacture specifications. Mufflers and noise suppressors shall be properly maintained and tuned to ensure proper fit, function and minimization of noise.
 Impact tools and equipment that is particularly loud (e.g., concrete saws) shall have the working area/impact area shrouded or shielded, with intake and exhaust ports on power equipment muffle d or suppressed. The use of temporary or portable, application specific noise shields or barriers, or temporary construction barriers at the boundary of the construction area may be necessary.
 Construction equipment shall not be idled for extended periods (e.g., 5 minutes or longer) of time in the immediate vicinity of noise -sensitive receptors.
 Stationary noise -generating equipment such as air compressors or portable power generators shall be located as far as possible from sensitive receptors. Temporary n oise barriers shall be constructed, if needed, to screen stationary noise -generating equipment when located near adjoining noise-sensitive land uses.
 For major construction projects: a designated on -site disturbance coordinator shall be designated by the g eneral contractor and shall post contact information in a conspicuous location near the entrance(s) of the construction site so it is clearly visible to passers -by and nearby receptors. The coordinator shall document and manage complaints resulting from the construction noise. The disturbance coordinator shall

determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Reoccurring disturbances shall be evaluated by a qualified acoustical consultant retained by the project applicant to ensure compliance with applicable standards.

PUBLIC WORKS:

Anis Ghobril (916) 808-5307, [email protected] A19. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and construc ted to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property along Truxel Road per City standards to the satisfaction of the Department of Public Works.

A20. Reciprocal access easements are required for shared use of the driveways with the adjacent parcels, if not already in place.

A21. The site plan shall conform to the parking standards set forth in City Code

17.608.040.

A22. The applicant shall participate in the North Natomas Financing Plan, adopted by Resolution No. 94-495 on August 9, 1994, as amended from time to time, and shall execute any and all agreements which may be required in order to implement this condition.

A23. Comply with and meet all the requirements of the Development Agreement to the satisfaction of the City of Sacramento.

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

DEPARTMENT OF UTILITIES (DOU):

Emmerson Zapata, (916) 808-6636, [email protected]

A25. Per City Code Section, 13.04.070, multiple water service to a single lot or parcel may be allowed if a pproved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU.

A26. Prior to or concurrent with the submittal of improvemen t plans, prepare a project specific water study for review and approval by the DOU. The water system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Dep artment Development Review Section (916 -808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.

A27. Common area landscaping shall have a separate street tap for a meter ed irrigation service.

A28. Domestic water service shall have a separate street tap for a metered domestic water service. Teeing off a fire service or other domestic water service for a metered domestic water service is not allowed.

A29. Prior to or concurrent with the submittal of the building permit application, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Onsite Design Manual and/or the Design and Procedures Manual, for review and approval by the DOU. Per the current DOU Onsite Design Manual, either a static or dynamic analysis for mitigation sizing and drainage system design may be used. The drainage study shall be consistent with the latest basin 15 drainage model for the project area. Any impervious areas exceeding what is specified in the basin 15 drainage model shall be subject to detention. Using the static analysis and per the DOU onsite project storage method, 10,600 cubic feet of detention must be provided per each additional acre of impervious area and a maximum discharge rate limited to an estimated 0.10 cfs/acre. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916 -808- 7890) at the early planning stages to address any drainage related requirements. Failure to submit the drainage study may delay review and

approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
A30. All on-site drainage systems shall be designed to the standards specified in the DOU onsite design manual.

A31. Surface and subsurface drainage facilities connected to the adjacent property to the north shall be private facilities maintained by a business association or a privately funded maintenance district. Private easements shall be dedicated for these facilities. (Note: A private drainage maintenance agreement is required for any common drainage facilities.). Otherwise, provide a separate drainage tap for all drainage of this development.

A32. Finished floor elevations sha ll be a minimum of 6 -inches above the 100-year HGL or 1-foot above the overland flow release elevation, whichever is higher or as approved by the DOU.

A33. All lots shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated.

A34. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk. If the area is larger than 6,000 square feet, then an on -site surface drainage system is required and shall be connected to the street drainage system by mea ns of a storm drain service tap. All on -site systems shall be designed to the standard specified in the DOU onsite manual.

A35. A grading plan showing existing and proposed elevations is required. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU.

A36. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area served by an existing regional water quality control facility, therefore only source control, Low Impact Development (LID) measures and certified full capture trash control devices are required. Improvement plans must include the measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” Chapter 4 for appropriate source control measures and chapter 5 for appropriate LID and HMP measures. (Note: A maintenance agreement is required for all on -site water quality measures.)

FIRE DEPARTMENT:

King Tunson, (916) 808-1358, [email protected] A37. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. California Fire Code Section 501.4
A38. Provide a water flow test. (Make arrangements with the Department of Utilities at 916-808-7890 or by email at
[email protected], California Fire Code Section 507.4
A39. Provide appropriate Knox access for site. California Fire Code Section 506 A40. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.

A41. All turning radii for fire access shall be designed as 35’ inside and 55’ outside.

California Fire Code Section 503.2.4 Note: the legend on Sheet C5 indicates an inside radius of 25’ and an outside radius of 50’ however the parking lot design appears adequate to meet the design requirements of Sacramento City Fire.

A42. An approved fire control/riser room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room.

Fire Control rooms shall not be less than 50 square feet for rooms without a fire pump and 200 square feet when a fire pump is presen t. California Fire Code Amended by the Sacramento City Code Section 901.4.7 A43. Provide standpipe hose valve at the intermediate landing levels of stairways as required by the Sacramento Fire Official.

A44. Provide a secondary access. The chief is authorized to req uire two means of access for sites serving 40 or more dwelling units and/or when it is determined by the chief that access by a single road might be impaired by vehicle congestion. California Fire Code Section 503.1.2 Secondary access is adequately provided for the proposed development with the two access points on Del Paso.

A45. Emergency Responder Radio Coverage may be required. Testing shall be conducted by an authorized technician to verify compliance with section 510, California Fire Code. This test shall v erify that the building will support the

Sacramento City Fire Department Radio Communication System. This test shall be performed in accordance with California Fire Code section 510.4.1.

RECYCLING AND SOLID WASTE (RSW):

Margaret Kashuba, (916) 808-4806, [email protected] A46. Project must meet the requirements outlined in City Code Chapter 13.24 and

17.616.

A47. The trash room must have sufficient space to store bins for trash, recycling, and organics. Containers may be used with an increase in collection frequency as an alternative to bins. Service level minimums for recycling and organics can be found in Ch. 13.24.600. The plans currently show one dumpster in the enclosure rendering. The applicant shall ensure the enclosure can accommodate a minimum of three receptacles for the separation of trash, recycling, and organics.

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

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

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

A50. This project may be required to submit a Construction and Demolition (C&D) Debris plan, as outlined on the City’s web site at
https://www.cityofsacramento.gov/public-works/recycling-solid- waste/Commercialwasteservices/construction---demolition-recycling. Please contact the Solid Waste C&D team if you have any questions:

Phone: (916) 808-0965
Email: C&[email protected]

URBAN FORESTRY:

Kevin A. Hocker (916) 808-4996, [email protected] Erica Allen, (916) 808-6943, [email protected]

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

Required Tree Preservation Measures for City and Private Protected Trees

a. This project shall contract with a Project Arborist experienced with tree protection and construction that is required to:
i. Attend the preconstruction meetings to approve of and inform contractors of all tree protection measures.
ii. Visit the site before and after demolition, grading and landscaping as well as at least twice each month during construction to ensure that tree prote ction measures are implemented and maintained.
iii. Be responsible for correcting any site conditions that may negatively impact the trees and revisit the site to ensure corrective action was properly implemented.
iv. The Project Arborist shall report in writing to Urban Forestry all violations and tree protection failures along with corrective action taken and expected outcomes.
b. All concrete sidewalks and driveways shall be retained throughout construction to protect the roots and soil from the impacts of construction activities:
i. Existing driveways shall be used as the sole access to the site. Where there are no existing driveways, access shall be limited to a one or two locations outside the dripline of protected trees that have protection from soil compaction with the use of one or more of the following: A 6-inch layer of hardwood chips covered by ¾-inch plywood or trench plates, geotextile fabric covered by a 6-inch layer of hardwood chips or an alternative that is approved by the City Arborist. c. Right-of-way plant ers and City trees shall be separated from the construction site with a six -foot high chain link fence that shall remain throughout the duration of the project to protect trees and to prevent construction traffic from compacting the soil in the planters. d. Construction trailers and port -a-potties shall be placed on existing hardscape or bridged over the tree protection zone or planter so as not to compact soil.
e. Any Regulated Work within the dripline or Tree Protection Zone of a regulated tree shall be separat ely permitted prior to the start of construction and supervised by a Certified Arborist. Submit a tree permit application and a tree protection plan created by a Certified Arborist to [email protected] and refer to the planning project number or off-site project number.

f. All excavation, grading, or trenching within the dripline of a protected tree for the purpose of utility installation, constructing foundations, footings, sidewalks, curbs, gutters, or any other reason shall employ one of th e following methods: Hydro -excavation, pneumatic excavation, or hand digging and shall be directly supervised by a Certified Arborist.
g. There shall be no excavation deeper than the existing excavation for sidewalks within the dripline of protected trees.
h. There shall be no grade changes within the dripline of protected trees. All grade changes shall be accommodated onsite.
i. There shall be no soil compaction within the dripline of protected trees.
j. There shall be no non -native soil, non -organic matter or structu ral soil added to the right-of-way planter.
k. The following is a list of activities that require a tree permit if they are to occur or be used within the right-of-way planter and/or within the tree protection zone of protected trees: any regulated work as defined in SCC 12.56, excavation, grade changes, trenches, root or canopy pruning, or boring.
l. The following is a list of activities that are prohibited within the right- of-way planter and/or tree protection zone of protected trees:
pedestrian and equipment t raffic 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 p otentially damaging liquids, and any other activities that may have negative impacts on the trees and soil.
m. All trees shall be watered regularly according to the recommendation of the Project Arborist.
n. The applicant shall be financially responsible for any damage to City trees associated with the project. Accidental or negligent actions that damage City trees may result in a penalty. The monetary value of any such damages will be appraised by the City Urban Forester or his authorized representative and shal l be expressed as the monetary equivalent of all labor and materials required to bring the tree in question to a state of comparable utility with regards to its condition and function prior to the beginning of the project.

POLICE DEPARTMENT (SPD):

Sgt. Michael Mantsch, (916) 808-0708, [email protected]

Lighting:

A52. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 80 or higher and a light loss factor of .95 or better. When choosing lamps, the applicant shall look for efficiency of 110 lumens per watt or better. All existing exterior fixtures shall be replaced with fixtures that meet this requirement.

A53. Light poles, if applicable, shall be no higher than 16’.

A54. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

A55. Entry drives, drive aisles, parking and bicycle parking shall be illuminated to a maintained minimum of 1.5 foot candles per square foot of parking area at a 6:1 average to minimum ratio.

A56. Exterior walkways, alcoves and passageways shall be illuminated to a maintained minimum of 1/3 foot candles per square foot of surface area at a 6:1 average to minimum ratio.

A57. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

A58. Exterior lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required il lumination and the landscape trees and required shading.

A59. Exterior lighting shall be shielded or otherwise designed to avoid spill -over illumination to adjacent streets and properties.

Landscaping:

A60. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.

A61. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper

illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs.

Security:

A62. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.

A63. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

A64. Manager with access to VASS storage shall be able to respond to any activation within two hours.

A65. Cameras shall be day/night capable with a resolution of no less than two (2) megapixels and a minimum frame rate of 15 frames per second.

A66. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

A67. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for third party viewing.

A68. VASS shall be capable of storing no less than 30 days’ worth of activity.

A69. VASS shall provide comprehensive coverage of:
 areas of ingress and egress
 parking lot
 coverage of all four (4) exterior sides of the property  adjacent public rights of way
 main lobby and entrance
 hallways
 elevators
A70. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else.

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

A71. All dumpsters shall be kept locked or in locked enclosu res. Gating for dumpster enclosures should be slatted , to the extent feasible, to allow visual surveillance of the interior.

A72. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

A73. Any graffiti pain ted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied.

A74. Exterior benches shall be constructed so as to deter skateboarding (e.g., center armrest partitions).

A75. Property management shall be responsible for the daily removal of all litter from the site.

A76. Applicant shall install a law enforcement “Knox Box” for police access to the main lobby.

A77. Applicant shall install bollards rated at K4 or higher, or their equivalent, at the main lobby entrance to protect pedestrians/guests and prevent vehicle intrusion into the area.

During Construction:

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

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

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

SACRAMENTO MUNICIPAL UTILITIES DISTRICT (SMUD):

Ellen Springer, (916) 732-5989, [email protected]

A81. SMUD has existing underground 12kV facilities along Truxel Rd that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Uti lities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

A82. Structural setbacks less than 14 -feet shall require the Applicant to conduct a pre-engineering meeting with all utilities to ensure property clearances are maintained.

A83. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This wil l be determined prior to SMUD performing work on the Applicant’s property.

A84. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Appli cant shall be responsible for the cost of relocation or removal.

A85. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed prop erty within said easement that unreasonably interferes with those needs.

A86. The Applicant shall not place any building foundations within 5 -feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).

A87. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5 -foot public utility easement (PUE) for overhead and/or under ground facilities and appurtenances adjacent to the City’s IOD.

A88. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siti ng requirements can be found at: https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services.

A89. The Applicant shall dedicate any private drive, ingress and/or egress easement and 10 -feet adjacent thereto as a public utility easement for overhead and underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.

A90. The Applicant sh all dedicate and provide all -weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.

SacSewer
Steve Kiyama, (916) 876-6657, [email protected]
Douglas Kennedy, (916) 875-4563, [email protected]
Chiya Oka, (916) 875-9810, [email protected]

A91. Prior to the APPROVAL OF IMPROVEMENT PLANS: Installation of a public cleanout is required at the right-of-way. These improvements must be shown on the plans.

A92. Prior to the APPROVAL OF IMPROVEMENT PLANS: To obtain sewer service, construction of SacSewer sewer infrastructure will be required.

Current SacSewer Standards and Specifications apply to any offsite or onsite public sewer construction or modification. The se improvements must be shown on the plans. Field modifications to new or existing precast manhole bases are not allowed.

A93. Prior to the APPROVAL OF IMPROVEMENT PLANS: SacSewer Design Standards and Specifications require minimum 6 -inch lower laterals for commercial and industrial buildings.

A94. Prior to the APPROVAL OF IMPROVEMENT PLANS: Sewer easements will be required to service this parcel. All public sewer easements will be dedicated to SacSewer in a form approved by the District Engineer. All public sewer easements will be at least 20 feet in width and will require continuous access for installation and maintenance. SacSewer will only provide maintenance in public right-of-ways and SacSewer dedicated sewer easements. No awning or overhang may encroach on th e easement area. At minimum, an all -weather access road must be provided to all manholes.

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

A96. Prior to the APPROVAL OF IMPROVEMENT PLANS: All manholes not within public right of way must be accessible with an all-weather access roads.

A97. Prior to the APPROVAL OF IMPROVEMENT PLANS: Alignment of all main lines and structures must provi de a minimum of 1 foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer is to be located a minimum of 10 feet (measured horizontally) from any structure or footing. Show public sanitary sewer and water sup ply facilities in accordance with the Health and Safety Code.

A98. Prior to the APPROVAL OF IMPROVEMENT PLANS. If any proposed garbage enclosure will contain a drain to the sewer, the enclosure must have a roof.

A99. Prior to the ISSUANCE OF A BUILDING PERMIT: The o wner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if SacSewer impact fees are due. Fees are to be paid prior to the issuance of building permits. Programs are available that support the economic vitality and job growth in the region by reducing sewer impact fees for eligible commercial and industrial customers. Please visit www.sacsewer.com/confluence-regional-partnership-program to learn more.

A100. Prior to the SUBMITTAL OF IMPROVEMENT PLANS: The pr oposed density is greater than what was planned in SacSewer’s Master Plan. For this project,

SacSewer requires a Level 3 sewer study prior to the submittal of improvement plans for plan check to SacSewer. The sewer study shall demonstrate the quantity of d ischarge and any “flow through sewage ” along with appropriate pipe sizes and related appurtenances from this subject and other upstream areas and shall be done in accordance with SacSewers ’ most recent “Minimum Sewer Study Requirements ”. The study shall be done on a no “Shed-Shift” basis unless approved by SacSewer in advance and in compliance with SacSewer Design Standards. If the results require upsizing the sewer system, this must be shown on the plans.

A101. Prior to the SUBMITTAL OF IMPROVEMENT PLANS: All on site sewer plans and offsite sewer plans must be submitted separately to SacSewer for review and approval.

A102. Prior to the APPROVAL OF IMPROVEMENT PLANS. Any landscaping within easement areas is limited to lawn or similar groundcover, or plant species that are not environmentally protected and whose mature growth does not exceed five feet in height. When planting, place a root barrier system, such as trifluralin fabric, between the main lines or laterals and any trees or shrubs planted within the easement area.

Advisory Notes:

Department of Utilities

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

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

ADV3. The proposed project is located in a Special Flood Hazar d Area (SFHA), designated as A99 zone by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). As of July 1, 2024, new regulations to this area apply as contained in the current Comprehensive Flood Management Plan (CFMP). Any new construction of and/or substantial improvement to any structure must have the lowest floor, including the basement, elevated at least 12 -inches above the highest adjacent 100 -year event HGL of the City’s drainage system and at least 18 -inches above the Controlling Overland Release Point in the public right -of-way. Also, a Hold Harmless Agreement, and an Elevation or Floodproofing Certificate or both (commercial properties have the option of floodproofing if elevation is not feasible) will be required.

ADV4. On October 24, 2023, and November 14, 2023, City Council adopted Resolutions 2023 -0338 and 2023 -0368, respectively, to adjust the Water

System, Sewer, and Combined Sewer Development Fees, as well as, establish the Storm Drainage Development Fee to align wit h updated Nexus Studies. These resolutions provide for an effective date for the new Utility Development Fees as of January 22, 2024.

Youth, Parks, and Community Enrichment
Dana Repan, (916) 808-2762, [email protected]

ADV5. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee is estimated at $38,701. The Park Development Impact Fee due for this project is based on the Remainder of City Rate of $0.76 per s quare foot for commercial office projects. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.

Police Department

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

Recycling & Solid Waste
ADV7. RSW: Standard Bin and Can Dimensions
Size Height Depth Width
32 gal. can 39 in. 24 in. 19 in.
64 gal. can 40 in. 30 in. 28 in.
96 gal. can 47 in. 35 in. 29 in.
1 yd. bin 4 ft. 2 ft., 9 in. 6 ft., 10 in.
2 yd. bin 4 ft., 5 in. 4 ft. 6 ft., 10 in.
3 yd. bin 5 ft., 1 in. 3 ft., 7in. 6 ft., 10 in.
4 yd. bin 5 ft., 9 in. 4 ft., 8 in. 6 ft., 10 in.
5 yd. bin 5 ft., 3 in. 5 ft., 9 in. 6 ft., 10 in.
6 yd. bin 6 ft. 5 ft., 10 in. 6 ft., 10 in.

ADV8. RSW: Standard Truck Dimensions
Type Height
Clearance Length Width Inside Turning
Circle Diameter
Pickup
Clearance
Side Loader 13 ft. 32 ft. 10 ft. 62 ft. 17 ft.

Rear Loader 13 ft. 35 ft. 10 ft. 47 ft. 13 ft.

Front Loader 14 ft. 33 ft. 10 ft. 49 ft. 25 ft.

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

ADV10. ONGOING: SacSewer prohibits gates that prevent access within sewer easements unless the District standards for accessibility through gates are met.

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

ADV12. ONGOING: If the proposed trash enclosure will contain a drain to the sewer, it must be covered.

Sacramento Metropolitan Air Quality Management District (SMAQMD) Molly Wright, (279) 207-1157, [email protected]
ADV13. All projects are subject to Sac Metro Air District rules and regulations in effect at the time of construction. Please visit our website to find a list of the most common rules that apply at the construction phase of projects . Projects undergoing any environmental review must implement Sac Metro Air District Basic Construction Emission Control Practices, also available on our website, to help avoid significant construction-related air quality impacts.

Adopted by the City of Sacramento City Council on _____, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing.

DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
Overall Perspective 1
06/17/24Sacramento
(Natomas), CA
WoodSpring Suites
The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing.

DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
Overall Night Perspective 2
06/17/24Sacramento
(Natomas), CA
WoodSpring Suites
Cementitious Siding
246'-0"

TO PARAPET
41' - 11"TO PARAPET
47' - 6"
Adhered Stone Canopy WoodTone Siding EIFS Cementitious Siding Operable Window
Storefront Door
40'-3 3/4"

TO ROOF
Wall pack
TRIM
246'-0"

TO PARAPET
47' - 6"
Cementitious SidingAdhered StoneWoodTone SidingEIFSCementitious Siding Operable Window
Fixed Window Storefront Window
39'-3 7/8"

BO ROOF
Wall Pack

TO PARAPET
47' - 6"
66'-0"
EIFS Cementitious Siding
Adhered Stone
WoodTone Siding
Door Operable windows
WoodTone
Siding
Wall pack
66'-0"

TO PARAPET
47' - 6"
EIFSCementitious Siding
Adhered Stone
WoodTone Siding
Door Door
Operable Window
Wall Pack
The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing.

DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
Exterior Finishes 3
06/17/24Sacramento
(Natomas), CA
WoodSpring Suites
3/32" = 1'-0"

SOUTH ELEVATION
3/32" = 1'-0"

NORTH ELEVATION
3/32" = 1'-0"

EAST ELEVATION
3/32" = 1'-0"

WEST ELEVATION
Adhered Stone Cementitous Siding EIFS WoodTone Cementitious Siding SW9650 "Succulent" SW7037 "Balanced Beige" SW7021 "Simple White" "Warm Espresso"El Dorado RoughCut Moonlight Trim
SW7069 "Iron Ore"
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18
10'-0" 13'-9 3/4" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 30'-8 1/2" 13'-6" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-9 3/4" A2.1
1 A2.1
2 A2.2
2 10'-0 1/8" 27'-2 7/8" 68'-4"
QUEEN
SUITE
133 QUEEN
SUITE
131
QUEEN
SUITE
132
DOUBLE
QUEEN
SUITE
130
DOUBLE
QUEEN
SUITE
128
DOUBLE
QUEEN
SUITE
126
DOUBLE
QUEEN
SUITE
124
DOUBLE
QUEEN
SUITE
114
DOUBLE
QUEEN
SUITE
112
DOUBLE
QUEEN
SUITE
110
DOUBLE
QUEEN
SUITE
108 QUEEN
SUITE
106
ACC.

QUEEN
SUITE
121
ACC.

QUEEN
SUITE
123
DOUBLE
QUEEN
SUITE
125
DOUBLE
QUEEN
SUITE
127
DOUBLE
QUEEN
SUITE
129
5 A3.3
5 A3.3
7'-4 1/2" 37'-4 1/2" 54'-7" 27'-2 7/8" 10'-0 1/8"
A6.1
10 DOUBLE
QUEEN
SUITE
122
A5.1
1 A5.3
1 A5.2
1 109.8
245'-10"
7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9"
3'-7 1/2"
6'-11" 5'-8"
1'-7"
3'-8" 5" 3'-8" 5" 3'-8" 14'-9 1/2" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 8'-0 3/4"

FITNESS
147
HALL /

VENDING
138

STORAGE
144

RESTROOM
139
QUEEN
SUITE
103
QUEEN
SUITE
105DOUBLE
QUEEN
SUITE
109
DOUBLE
QUEEN
SUITE
111
DOUBLE
QUEEN
SUITE
113
STAFF

LAUNDRY
143
STAIRS
152

A A A AA
AAAAA
4 A3.3
4 A3.3
6'-6 5/8" 7'-3 1/8" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" A
AAA
AA
A

FEC FEC FEC
B
C
A
D
E
F
G
152A 150A
STAIRS
150
H
A.0
8'-6" 1'-6"
O.F.S.
1 5/8"
O.F.S.
2 3/4"O.F.S.
2 3/4"1/8" O.F.S.

O.F.S.
2 3/4"
2 3/4" OFS
1 A3.1
1 A3.1
10'-0 1/4" 8'-0 3/4" 5'-9" 5'-9" 7'-8 1/4" 8'-1 3/4" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9"
6 3/4"
6'-0"
7" OFS 1'-6"
8'-6"
6'-5 1/2" 5'-1" 15'-6 1/4" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-10 3/4" 10'-0" A2.2
1 AHU
142B
LOBBY
146

VESTIBULE
135

REGISTRATION
148
136144
ELEV.

DASHED LINE

INDICATES LINE OF

CANOPY ABOVE
GUEST

LAUNDRY
142
O.F.S.
3 3/4"TRAINING
137 DRYER
141

STORAGE
154
AHU
137B
A4.1
1 AAAA
135A
A A
19'-10 1/4" 2'-6" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6"
37'-3" 68'-4" 44'-8" 54'-8"
A4.1
3 TES
TFI-1 TES
TFI-1
DOUBLE
QUEEN
SUITE
107
5 A3.1
5 A3.1
2 A3.1

DASHED LINE INDICATES

LINE OF CANOPY ABOVE
A6.1
10 19
3 3/4"
100A
A3.3
11 P5A

ELECTRICAL
ROOM
104

MECHANICAL
ROOM
102
RISER
ROOM
101
QUEEN
SUITE
104
QUEEN
SUITE
102
A
TYP
EQ
TYP
EQ
TYP
EQ
TYP
EQ
A A
O.F.S.

O.F.S.
10'-0" 4'-0" 46'-4"
65'-10"
8'-6" 1'-6" 4'-0" 17'-10 1/4" 2'-6" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6" 12'-0" 22'-1" 26'-3"
48'-4"
163
164
161
A
A
6 A3.1
6 A3.1

PROPOSED KNOX
BOX LOCATION;

VERIFY FINAL

LOCATION AND

QUANTITY WITH

FIRE DEPT
PROPOSED KNOX BOX LOCATION;

VERIFY FINAL LOCATION AND

QUANTITY WITH FIRE DEPT

PROPOSED

STANDPIPE LOCATION

TO BE CONFIRMED

WITHIN DEFERRED

FIRE SUPPRESSION

SUBMITTAL

PROPOSED STANDPIPE

LOCATION TO BE CONFIRMED

WITHIN DEFERRED FIRE

SUPPRESSION SUBMITTAL
BIKE

STORAGE
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18
A2.1
2 A2.2
2 A2.2
1 5
A3.3
5 A3.3
QUEEN
SUITE
203
QUEEN
SUITE
205
DOUBLE
QUEEN
SUITE
207
DOUBLE
QUEEN
SUITE
209
DOUBLE
QUEEN
SUITE
211
DOUBLE
QUEEN
SUITE
213
DOUBLE
QUEEN
SUITE
215
ACC.

DOUBLE
QUEEN
SUITE
217
DOUBLE
QUEEN
SUITE
221
DOUBLE
QUEEN
SUITE
223
DOUBLE
QUEEN
SUITE
225
DOUBLE
QUEEN
SUITE
227
DOUBLE
QUEEN
SUITE
229
QUEEN
SUITE
231
QUEEN
SUITE
233
QUEEN
SUITE
232
DOUBLE
QUEEN
SUITE
230
DOUBLE
QUEEN
SUITE
228
DOUBLE
QUEEN
SUITE
226
DOUBLE
QUEEN
SUITE
224
ACC.

QUEEN
SUITE
222
DOUBLE
QUEEN
SUITE
210
DOUBLE
QUEEN
SUITE
208
QUEEN
SUITE
206
QUEEN
SUITE
204
FECFEC
FEC
A6.1
11 A5.4
1 109.8
DELUXE

KING SUITE
216
HALL
238

UTILITY
ROOM
240 DELUXE

KING SUITE
218
QUEEN
SUITE
234
7'-11" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-8" 11'-6 1/2" 5'-8" 7'-10" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9"

CORRIDOR
200
DOUBLE
QUEEN
SUITE
214
DOUBLE
QUEEN
SUITE
212
STAIRS
252
STAIRS
250
DELUXE

KING SUITE
219
A9.1
3 4
A3.3
4 A3.3
AAAAA
A A A
A A
A A
8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-8" 7'-10" 8'-7 1/4" 8'-7 1/4" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 8'-0 3/4"10'-0" 8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" ELEV.

A A
AA
AAA
AA
A A
B
C
A
D
E
F
G
TYP
EQ
TYP
EQ
H
O.H.

SIM
A6.2
4 A5.2
2 AAAA

A A A A
1'-6"
TYP
EQ
TYP
EQ
1'-6"4'-0"20'-4 1/4"5'-7 1/2"22'-4 1/4"
55'-10"
1 5
A3.1
5 A3.1
2 A3.1
A6.1
11 OH
1'-6" 2'-0" 2'-0" 20'-4 1/4" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6" 2 3/4" OFS
1 5/8" OFS
2 3/4" OFS
2 3/4" OFS2 3/4" OFS
2 3/4" OFS 2 3/4" OFS 2 3/4" OFS
37'-3" 68'-4" 44'-8" 54'-8" 27'-1 1/4"
10'-0" 13'-9 3/4" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-6" 3'-8 1/2" 13'-6" 13'-6" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-9 3/4" 10'-0 1/8" 27'-2 7/8" 68'-4" 44'-8" 54'-8" 27'-2 7/8" 10'-0 1/8" 1'-6" 4'-0" 20'-4 1/4"
19 A2.1
1 200A
P5A
A3.3
11 QUEEN
SUITE
202
A
A
6 A3.1
6 A3.1

PROPOSED

STANDPIPE

LOCATION TO BE

CONFIRMED WITHIN

DEFERRED FIRE

SUPPRESSION

SUBMITTAL

PROPOSED STANDPIPE

LOCATION TO BE CONFIRMED

WITHIN DEFERRED FIRE

SUPPRESSION SUBMITTAL
NORTH
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
7/15/2024 5:13:03 PM
06/17/24
WoodSpring
Suites
Sacramento
(Natomas)

SACRAMENTO (NATOMAS),
CA
CLQ

FIRST & SECOND

FLOOR PLANS
A1.1
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"1 FIRST FLOOR PLAN
1/8" = 1'-0"2 SECOND FLOOR PLAN
NO. DATE DESCRIPTION
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18
A2.1
2 A2.2
2 A2.2
1 5
A3.3
5 A3.3
QUEEN
SUITE
303
QUEEN
SUITE
305
DOUBLE
QUEEN
SUITE
307
DOUBLE
QUEEN
SUITE
309
DOUBLE
QUEEN
SUITE
311
DOUBLE
QUEEN
SUITE
313
DOUBLE
QUEEN
SUITE
315
ACC.

DOUBLE
QUEEN
SUITE
317DOUBLE
QUEEN
SUITE
321
DOUBLE
QUEEN
SUITE
323
DOUBLE
QUEEN
SUITE
325
DOUBLE
QUEEN
SUITE
327
DOUBLE
QUEEN
SUITE
329
QUEEN
SUITE
331
QUEEN
SUITE
332
DOUBLE
QUEEN
SUITE
330
DOUBLE
QUEEN
SUITE
328
DOUBLE
QUEEN
SUITE
326
DOUBLE
QUEEN
SUITE
324
ACC
QUEEN
SUITE
322
DOUBLE
QUEEN
SUITE
310
DOUBLE
QUEEN
SUITE
308
QUEEN
SUITE
306
QUEEN
SUITE
304

FECFECFEC
A6.1
11 109.8
QUEEN
SUITE
334
QUEEN
SUITE
333
DELUXE

KING SUITE
316
HALL
338

UTILITY
ROOM
340 DELUXE

KING SUITE
318

CORRIDOR
300
DOUBLE
QUEEN
SUITE
314
DOUBLE
QUEEN
SUITE
312
STAIRS
350
STAIRS
352
DELUXE

KING SUITE
319
4 A3.3
4 A3.3
AA
AAA
AAA

A A A A A
ELEV.

A A
AA
AAA
AA
A A
B
C
A
D
E
F
G
H
OFS
OFS
OFS
OFS
A A
AA A A
A A
A6.2
5 5
A3.1
5 A3.1 00.2
3 OH
19 7'-11" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-8" 7'-10" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9" 8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-8" 7'-10" 8'-7 1/4" 8'-7 1/4" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 10'-1 3/4" 3'-10" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 8'-0 3/4"8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 1'-6"
TYP
EQ
TYP
EQ
2 3/4" OFS 1 5/8" OFS
2 3/4" OFS
2 3/4" OFS2 3/4" OFS
2 3/4" OFS 2 3/4" OFS 2 3/4" OFS
10'-0" 13'-9 3/4" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-6" 3'-8 1/2"
13'-6" 13'-6" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-9 3/4" 10'-0 1/8" 27'-2 7/8" 68'-4" 44'-8" 54'-8" 27'-2 7/8" 10'-0 1/8" A2.1
1 5'-8" 11'-6 1/2"
300A
P5A
A3.3
11 TYP
EQ
TYP
EQ
A
QUEEN
SUITE
302
A
A
22'-4 1/4" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6"
1'-6" 4'-0" 20'-4 1/4"
55'-10"
1'-6"2'-0"2'-0" 20'-1" 3 1/4" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6" 6 A3.1
6 A3.1

PROPOSED STANDPIPE

LOCATION TO BE

CONFIRMED WITHIN

DEFERRED FIRE

SUPPRESSION SUBMITTAL

PROPOSED STANDPIPE

LOCATION TO BE

CONFIRMED WITHIN

DEFERRED FIRE

SUPPRESSION

SUBMITTAL
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18
A2.1
2 A2.2
2 A2.2
1 5
A3.3
5 A3.3
QUEEN
SUITE
403
QUEEN
SUITE
405
DOUBLE
QUEEN
SUITE
407
DOUBLE
QUEEN
SUITE
411
DOUBLE
QUEEN
SUITE
413
DOUBLE
QUEEN
SUITE
421
DOUBLE
QUEEN
SUITE
423
DOUBLE
QUEEN
SUITE
425
DOUBLE
QUEEN
SUITE
427
DOUBLE
QUEEN
SUITE
429
QUEEN
SUITE
431
QUEEN
SUITE
433
QUEEN
SUITE
432
DOUBLE
QUEEN
SUITE
430
DOUBLE
QUEEN
SUITE
428
DOUBLE
QUEEN
SUITE
426
DOUBLE
QUEEN
SUITE
424
DOUBLE
QUEEN
SUITE
422
DOUBLE
QUEEN
SUITE
410
DOUBLE
QUEEN
SUITE
408
QUEEN
SUITE
406
QUEEN
SUITE
404
FEC
FECFEC
A6.1
12 109.8
DELUXE

KING SUITE
416
QUEEN
SUITE
434

UTILITY
ROOM
440
HALL
438
DELUXE

KING SUITE
418

CORRIDOR
400 A5.5
1 A5.6
1 DOUBLE
QUEEN
SUITE
414
DOUBLE
QUEEN
SUITE
412
STAIRS
450STAIRS
452
DELUXE

KING SUITE
419
LG ACC
DELUXE

KING SUITE
417
DELUXE

KING SUITE
415
4 A3.3
4 A3.3
AAAAA
A A A
A A A
A A
ELEV.

A A
A A
AAA
AA
A A
B
C
A
D
E
F
G
H
DOUBLE
QUEEN
SUITE
409
AA

A A A A
AA
A6.2
5 ROOF
ACCESS

ATTIC ACCESS
DOOR @ 4TH
FLOOR
REF -4 A1.3
ATTIC
ACCESS
DOOR @
4TH FLOOR
4'x4' - INSULATED ROOF
ACCESS HATCH @ 4TH FLOOR:

COORDINATE WITH TRUSS
LAYOUT. PROVIDE TRUSS
FRAMING AS REQUIRED.

REF -5 A1.3
5 A3.1
5 A3.1 A6.1
12 OH
19 7'-11" 5'-9" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-8" 7'-10" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9" 8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 7'-11" 5'-9" 5'-8" 7'-10" 8'-7 1/4" 8'-7 1/4" 7'-10" 5'-8" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 8'-0 3/4"10'-0" 8'-0 3/4" 5'-9" 5'-9" 7'-11" 7'-11" 5'-9" 5'-9" 7'-11" 1'-6"
TYP
EQ
TYP
EQ
2 3/4" OFS 1 5/8" OFS
2 3/4" OFS
2 3/4" OFS2 3/4" OFS
2 3/4" OFS 2 3/4" OFS 2 3/4" OFS
68'-4" 44'-8" 54'-8" 27'-1 1/4"
10'-0" 13'-9 3/4" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-6" 3'-8 1/2" 13'-6" 13'-6" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-8" 13'-9 3/4" 10'-0 1/8" 27'-2 7/8" 68'-4" 44'-8" 54'-8" 27'-2 7/8" 10'-0 1/8" 5'-8" 11'-6 1/2"
A2.1
1 400A
P5A
A3.3
11 EQEQ
A
QUEEN
SUITE
402
A
A
22'-4 1/4" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6"
1'-6" 4'-0" 20'-4 1/4"
55'-10"
1'-6"
2'-0"
2'-0" 20'-4 1/4" 5'-7 1/2" 20'-4 1/4" 4'-0" 1'-6"
3 1/4" OFS
6 A3.1
6 A3.1

PROPOSED

STANDPIPE

LOCATION TO BE

CONFIRMED WITHIN

DEFERRED FIRE

SUPPRESSION

SUBMITTAL

PROPOSED STANDPIPE

LOCATION TO BE CONFIRMED

WITHIN DEFERRED FIRE

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
6/18/2024 8:52:43 AM
06/17/24
WoodSpring
Suites
Sacramento
(Natomas)

SACRAMENTO (NATOMAS),
CA
CLQ

THIRD & FOURTH

FLOOR PLANS
A1.2
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"1 THIRD FLOOR PLAN
1/8" = 1'-0"2 FOURTH FLOOR PLAN
NO. DATE DESCRIPTION
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18

SINGLE PLY

MEMBRANE

ROOFING
GENERAL NOTE:

1. ROOF TRUSSES TO BE FILLED WITH BLOWN-IN INSULATION COMPLETELY OR BE FULLY SPRINKLED, AS REQUIRED BY NFPA 13 SYSTEMS.

2. REF SPECIFICATIONS FOR ALL GUTTER/DOWNSPOUT SIZES

3. ALL SOFFIT MATERIAL TO BE "HARDIPLANK" UNLESS NOTED OTHERWISE.

4. ALL SOFFIT MATERIAL TO BE PAINTED TO MATCH ADJACENT TRIM COLOR

5. VERIFY ROOF SLOPE WITH STRUCTURAL.

6. HOLD DOWNSPOUTS TIGHT TO INSIDE BUILDING CORNERS WHERE APPLICABLE.

7. ALL FLASHING, GUTTERS/DOWSPOUTS, METAL FASCIA TO BE PREFINISHED TO MATCH ADJACENT TRIM COLOR 109.8
1:12
B
C
A
D
E
F
G
H
A.0
1/4:12 MIN

MEMBRANE

ROOFING

MEMBRANE ROOFING

GUTTER AND

DOWNSPOUT
1:12

TAPERED INSULATION

ROOF CRICKET
1/4": 12"
1/4": 12"
1/4": 12"

SINGLE PLY

MEMBRANE

ROOFING
1/2":12"
146'-8"

TO PARAPET
1/2":12"
1/2":12"
1/2":12"
1/2":12"
1/2":12"
1/2":12"
1/2":12"
1/2":12" 1/2":12"
6" x 16" OVERFLOW
SCUPPER 2" ABOVE
ROOF
6" x 14"

OVERFLOW
SCUPPER 2"

ABOVE ROOF

PARAPET BRACING,

REF STRUC

PARAPET BRACING,
REF STRUC.TAPERED INSULATION

ROOF CRICKET

TAPERED INSULATION

ROOF CRICKET
4'x4' ROOF
HATCH
18" x 30"

SPLASH PAD
1/2":12"
1/2":12"1/2":12"
A9.1
3 A9.2
1 CLOSE ENDS OF BRACING

WITH SHEATHING AND

MEMBRANE, TYP
1/4:12 MIN
18" x 30"

SPLASH PAD
6" x 10" SCUPPER

WITH COLLECTOR

HEAD AND

DOWNSPOUT
6" x 10" SCUPPER

WITH COLLECTOR

HEAD AND
DOWNSPOUT6" x 16" OVERFLOW
SCUPPER 2" ABOVE
ROOF
6" x 16" OVERFLOW
SCUPPER 2"

ABOVE ROOF
6" x 10" SCUPPER WITH COLLECTOR

HEAD AND DOWNSPOUT

WARP SHEATHING

TO CREATE DRAIN

TO GUTTER
6" x 10" SCUPPER

WITH COLLECTOR

HEAD AND

DOWNSPOUT
5 A3.1
1/4":12"
1/2":12"
2 A3.1
6" x 16" OVERFLOW
SCUPPER 2" ABOVE
ROOF
6" x 10" SCUPPER

WITH COLLECTOR

HEAD AND

DOWNSPOUT
141'-9"

TO PARAPET
144'-9"
TO PARAPET141'-9"

TO PARAPET
141'-9"

TO PARAPET
2 A1.3
6 A1.3
6" x 16" OVERFLOW
SCUPPER 2" ABOVE
ROOF
1/2":12"

GUTTER AND

DOWNSPOUT
WARP

SHEATING

TO CREATE

DRAIN TO
GUTTER
19 8
A1.3
10 A1.3
6'-6"
9' - 8 1/2"
10'-2 1/2"
10'-2 1/2"
143' - 4"

STAIR TOWER
78'-0" 4'-3"
24'-4"6'-7"
22'-5 1/4"
57'-6 1/2"
SOLAR READY ZONE:
1,892 SF
4'-0" 4'-0"

NO ROOF PENETRATIONS
WITHIN 4'-0" EITHER SIDE
OF 2 HR WALL
2 HR WALL TO UNDERSIDE

OF FIRE-RETARDANT

TREATED DECKING BELOW

HATCHED ZONE

REPRESENTS FIRE-

RETARDENT-TREATED

ROOF DECK
6 A3.1

PREFINISHED METAL

PARAPET FASCIA CAP,

PAINT TO MATCH FASCIA

CEMENT BOARD SIDING,

REF ELEVATIONS

EXTERIOR SHEATHING

EXTEND CEMENT
BOARD 1/2" FOR

CONTINUOUS DRIP
EDGE

SINGLE PLY ROOFING

MEMBRANE OVER TAPERED

INSULATION OVER EXTERIOR

SHEATHING, REF ROOF PLAN

ROOF TRUSSES,
REF STRUC.

SINGLE PLY ROOFING MEMBRANE TO EXTEND
OVER CEMENT BOARD FASCIA EDGE;

CONTINUE SINGLE PLY MEMBRANE AT ALL
EDGES AND SURFACES. WELD SEAMS PER

MFR RECOMMENDATIONS

ROOF FRAMING SLOPED

TOWARDS REAR OF BUILDING,

REF ROOF PLAN
5"1/2"1x10 CEMENT
BOARD
1x10 CEMENT

BOARD SOFFIT

CAULKING AT JOINT (TYP)

STEP FLASHING
2x BLOCKING

STARTER STRIP

PREFINISHED

ALUMINUM GUTTER AND

DOWNSPOUT BEYOND

FILL CAVITY W/

NON-COMBUSTIBLE

INSULATION

SPLASH PAN

RIGID INSULATION
NOTE:

REFER TO MECHANICAL AND

PLUMBING FOR VENT PIPING

PAINT TO MATCH ROOF

BAND - TIGHTENED

COLLAR FLASHING, SET

IN CEMENT AT ROOF

SINGLE PLY ROOFING

MEMBRANE

OVER ROOF SHEATHING

ROOF FRAMING

CONTINUOUS SEALANT AT

PIPE BOOT

RIGID INSULATION

ROOF FRAMING,

REF STRUC

ROOF TRUSS, REF STRUC

REF EXTERIOR ELEVATIONS

FOR MATERIALS AND FINISH

CONTINUOUS INSULATION

FRAMING, REF STRUC
A1.3
7 FILL CAVITY W/ NON-COMBUSTIBLE INSULATION

RIGID INSULATION
HA5

ROOF VENT WITH BUILT-IN

BORD SCREEN AND BACK
DRAFT DAMPER. REF
MECH. FOR SIZE

MFR SPEC - SEE MECH

VERIFY CURB DIMS W/

TAPERED INSULATION

ROOF CRICKET

ROOF CURB

ROOF MEMBRANE

TO RETURN UP AND

OVER CURB

VENT TO PROVIDE MINIMUM OF
432 SQ INCHES OF VENT AREA -

COORDINATE WITH MECHANICAL

SHIM PLYWOOD TO FOLLOW SLOPE
CRICKET MIN 1/2":12" SLOPE

ROOF LEGEND

RIGID INSULATION
24" MAX

RUNG SPACING
1'-0"

ACCESS LADDER

PER MFR

MOUNTING BRACKETS

PER LADDER MFR

CEILING ASSEMBLY

PREFABRICATED

INSULATED ROOF

ACCESS HATCH AND

CURB PER MFR

SINGLE PLY ROOFING

MEMBRANE SYSTEM

OVER COVER BOARD AND

TAPERED INSULATION AS

REQUIRED, REF ROOF

PLAN AND ENERGY

CALCULATIONS

FRT BLOCKING FOR LADDER

ATTACHMENT, REF MFR

MOUNTING BRACKET PER

LADDER MFR
MIN
7"
NOTE: ATTIC ACCESS

DOOR LOCATED IN RM
# 440, 450 AND 452
PROVIDE FRAMING AS REQ'D.

SEE MANUFACTURER'S
WRITTEN SPECIFICATIONS.

DOOR FASTENED TO FRAME
WITH MIN 3 1/2" SCREWS AT
ALL FOUR SIDES. INSTALL

PER MANUFACTURERS

SPECIFICATIONS
ROOF/CLG. FIRE ASSEMBLY
MANUFACTURE "MIFAB" MPFR-DW INSULATED FIRE RATED ACCESS DOOR WITH DRYWALL BEAD 22X30 NOM. WITH TURN RING OPERATOR OR APPROVED EQUAL. ATTIC ACCESS DOOR IS

MINIMUM ONE HOUR FIRE RATED (TWO HOUR FIRE RATED ACCESS DOOR AT STAIR TOWERS) NOTE: PROVIDE LOCK BY PANEL MANUFACTURER.

FINISH OVER DRYWALL FLANGE

WITH JOINT COMPOUND PER
MANUFACTURER'S SPECIFICATIONS.

CONT SEALANT

AROUND PERIMETER FULLY ADHERED ROOF

MEMBRANE

GALVANIZED SHEET

METAL CLIP AT FACE OF

WALL AROUND

PERIMETER OF OPENING

GALVANIZED ANCHORS

WITH NEOPRENE
WASHERS AT 6"OC

GALVANIZED ANCHORS

WITH NEOPRENE
WASHERS AT 6"OC

GALVANIZED SHEET METAL

POP RIVET AND SOLDER

ALL AROUND

EXTEND SCUPPER
PAST WALL 1 1/2" MIN

MEMBRANE FLASHING
20 GA PRE-FINISHED

SHEET METAL SCUPPER

IN FULL BED OF SEALANT

PAINT TO MATCH ADJ
WALL

CONT SEALANT
22 GA SCUPPER WITH

CONDUCTOR HEAD AND
24GA DOWNSPOUT

OPEN COLLECTOR HEAD

AND DOWNSPOUT
4" @ CANOPY
6"

CONT SEALANT

AROUND PERIMETER FULLY ADHERED ROOF

MEMBRANE

GALVANIZED SHEET

METAL CLIP AT FACE OF

WALL AROUND

PERIMETER OF OPENING

GALVANIZED ANCHORS

WITH NEOPRENE
WASHERS AT 6"OC

GALVANIZED ANCHORS

WITH NEOPRENE
WASHERS AT 6"OC

GALVANIZED SHEET METAL

POP RIVET AND SOLDER

ALL AROUND

EXTEND SCUPPER
PAST WALL 1 1/2" MIN

MEMBRANE FLASHING
20 GA PRE-FINISHED

SHEET METAL SCUPPER

IN FULL BED OF SEALANT

PAINT TO MATCH ADJ
WALL

CONT SEALANT
4" @ CANOPY
6"
2" MAX
2" ABOVE PRIMARY

SCUPPER

REF ELEVATIONS FOR

EXTERIOR FINISH

ROOF EDGE STRIP OVER

GUTTER FLASHING AND

ONTO ROOF SYSTEM

EXTEND CEMENT
BOARD 1/2" FOR

CONTINUOUS DRIP
EDGE

SINGLE PLY ROOFING MEMBRANE TO EXTEND
OVER CEMENT BOARD FASCIA EDGE;

CONTINUE SINGLE PLY MEMBRANE AT ALL
EDGES AND SURFACES. WELD SEAMS PER

MFR RECOMMENDATIONS

ROOF FRAMING SLOPED

TOWARDS REAR OF BUILDING,

REF ROOF PLAN
1/2"1x10 CEMENT
BOARD
1x10 CEMENT

BOARD SOFFIT

CAULKING AT JOINT (TYP)
2x BLOCKING

RIGID INSULATIONCOUNTER FLASHING
NORTH
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
6/18/2024 8:52:47 AM
06/17/24
WoodSpring
Suites
Sacramento
(Natomas)

SACRAMENTO (NATOMAS),
CA
CLQ

ROOF PLAN &

DETAILS
A1.3
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"1 ROOF PLAN
1" = 1'-0"7 STAIR CAP DETAIL
1 1/2" = 1'-0"3 VENT FLASHING
1/2" = 1'-0"8 STAIR TOWER ROOF SECTION
1" = 1'-0"9 ELEVATOR VENT DETAIL
3/4" = 1'-0"5 ROOF HATCH DETAIL
1 1/2" = 1'-0"4 ATTIC ACCESS PANEL
1 1/2" = 1'-0"2 PRIMARY SCUPPER DETAIL
1 1/2" = 1'-0"6 OVERFLOW SCUPPER DETAIL
1" = 1'-0"10 STAIR CAP DETAIL
NOTE:

CALCULATIONS BASED ON THE LARGEST

ROOF AREA SERVING A SINGLE PRIMARY

AND SECONDARY SCUPPER

ROOF DRAINAGE ANALYSIS SUMMARY
NO. DATE DESCRIPTION
1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19109.8
4 A2.2
TYP

6.01 6.01

6.01 E E E E E
A
A
D D
C
D

4.01 4.01

4.01 7.02

7.03 7.02

7.03 7.03

7.02 7.02

7.03 E
E

4.02 6.02

8.03 15.01

4.02 8.03

6.02 15.01

4.01 4.01

8.03 15.01

16.0116.0116.01

16.01 4.024.02

8.03 6.02

15.01 7.03

6.06 6.06
B

6.06 D
D
D

7.02 F

6.06 TYP

6.06 D
TYP
TYP
E
DD
D
DA

6.03 6.016.01
D
D
D
D

6.03D

4.01E

6.016.01
D
D

5.02 5.02

5.02 6.03 D
5 A2.2
C
B
EIFS
27'-0"
STONE
8'-2 1/2"
EIFS
27'-0"
STONE
8'-2 1/2"
8 A2.2

6.016.01B6.03

15.04 D
D
4 A2.1
TYP

1.01 6.03

6.03 6.016.01
B3'-0"6'-6"3'-0"6'-10"1'-5 1/2"
3'-0"6'-6"3'-0"6'-10"
1'-5 1/2"
SECURITY CAMERAS BY OTHERS5.03F
TYP

6.07 7
A2.2 4
A8.2
1 A8.2
7 A8.2
B
B
A

SECURITY CAMERA

BY OTHERS

SECURITY CAMERA

BY OTHERS

SECURITY CAMERA

BY OTHERS
123456789111213141516171819
6 A3.2
TYP
10 9.8

6.01 6.01

6.01 7.02

8.03 15.01

8.03 15.01
4 A2.2
TYP
A
D
E
EE
5'-2"

15.04 7.02

7.02 7.02

4.014.02 15.04 4.02

7.02 7
A3.2
TYP

15.02 6.026.026.02 8.02 6.02

4.024.02

8.03 6.02

15.01 16.0116.0116.01

6.01 8.03

15.01 8.03

15.01 6.02

15.01 8.03 8.03

6.02 15.01

1.01 6.06

6.06 6.06 D
TYP
A
D
D
D
D
D

7.02 D

7.02 E F
D
D
D
D
E
D
D
D
D
D
D
TYP

7.066.03

7.06 7.06

6.03D
5 A2.2

5.02 5.025.02

5.02 D

5.02 D
D
4 A2.1
6 A9.1

5.01 D
B
A2.1
3 TYP

6.03 6.03

6.01 6.01
B
A
8 A2.2

6.03 6.01
A

6.03 4
A2.2

SECURITY
CAMERA
BY
OTHERS
STONE
8'-2 1/2"

CEMENT BOARD LAP SIDING
32'-10 1/2"

6.01 8.03

15.01 6.06
TYP
D
D

5.01 6.01

15.01 8.03

6.06 4.01

6.02 15.01

8.03 E

16.01 E

4.01 5.02D

7.02 A
TYP
TYP

5.01 7.07
D

5.01 7.07
D
D

7.07 5.01
D
D

7.07D

7.07 D
5 A3.2
TYP
5 A9.1
TYP

6.03 7.03
C
B
B

7.03 C

7.03 C
A

6.07 SECURITY CAMERA

BY OTHERS

SECURITY CAMERA BY OTHERS

SECURITY

CAMERA BY
OTHERS
NOTES:

1. GC TO COORDINATE ELECTRICAL

ROUGH IN WITH CONTACTOR AND
SIGN VENDOR PRIOR TO DRYWALL.

2. REFER TO SIGN PACKAGE FOR ALL
BLOCKING AND MOUNTING DETAILS.

3. ALIGN EXHAUST VENTS BOTH
VERTICAL AND HORIZONTAL.

4. EXTERIOR SIGNAGE: OWNER TO

COORDINATE WITH SIGN VENDOR
AND LOCAL JURISDICTION.

5. GUTTERS, DOWNSPOUTS, PARAPET

CAP, AND FLASHING TO BE

SELECTED FROM MANUFACTURER'S

STANDARD COLORS TO MATCH AS

SCHEDULED, SUBMIT FOR
APPROVAL.

GENERAL NOTE:

PROVIDE WEATHER BARRIER OVER ALL

EXTERIOR SHEATHING PRIOR TO THE

INSTALLATION OF ANY EXTERIOR FINISH
MATERIAL. INSTALL PER
MANUFACTURER’S SPECIFICATIONS AND
PROVIDE ALL MANUFACTURER’S

ACCESSORIES TO FULLY FLASH AND

COUNTER-FLASH AT ALL WINDOWS,

DOORS, AND EXTERIOR
PENETRATIONS. PROVIDE A WEATHER

TIGHT BARRIER AT ALL
SURFACES. COORDINATE FLASHING
WITH WINDOW, DOOR, VENT, ETC.

MANUFACTURER’S FOR A WEATHER
TIGHT SEAL AT ALL OPENINGS.

COLOR SCHEDULE:

COLOR: SW9650 "SUCCULENT"
COLOR: SW7037 "BALANCED BEIGE"
COLOR: SW7021 "SIMPLE WHITE"
COLOR: SW7069 "IRON ORE"
MFR: EL DORADO
STYLE: ROUGHCUT
COLOR: MOONLIGHT
(SILL COLOR: MOONLIGHT)
COLOR: WOODTONE "WARM ESPRESSO"
COLOR: SW7048 "URBANE BRONZE"
A
B
C
D
E
F
G
ALIGN
1" 1"
ALIGN

EIFS REVEAL
REF -4 A2.1

8.03 6.01

15.01 6.06
TYP
1"
1/2"
1 1/2"
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
7/15/2024 5:04:09 PM
06/17/24
WoodSpring
Suites
Sacramento (Natomas), CA
JP

EXTERIOR

ELEVATIONS
A2.1
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"1 FRONT ELEVATION
1/8" = 1'-0"2 REAR ELEVATION

KEYNOTE LEGEND
1 .01 SIGNAGE BY OWNER; UNDER SEPARATE PERMIT, COORDINA TE BLOCKING WITH SIGN

MANUFACTURER

4.01 ADHERED MANUFACTURED STONE VENEER: REF INSTALLATION DETAIL 15-A8.1

4.02 ADHERED MANUFACTURED STONE VENEER DRIPLEDGE

5.01 ALUMINUM GUTTERS AND DOWNSPOUTS

5.02 METAL PARAPET CAP; PAINTED

5.03 MIN 24"x20" 24GA ALUMINUM PROTECTION PANEL MECHANICALLY FASTEN TO FINISHED

WALL BELOW VENTS- FIELD VERIFY WIDTH OF INSTALLED VENTS PRIOR TO SIZING ALUM PANEL. PAINT FINISH ALUM TO MATCH ADJACENT WALL FINISH.

6.01 CEMENT BOARD TRIM: 5/4"x4"/ EIFS TRIM: 2-1/2"x4"

6.02 CEMENT BOARD TRIM AT STONE: 5/4"x4"

6.03 CEMENT BOARD TRIM FASCIA

6.06 CEMENT BOARD PANEL

6.07 DOUGLAS FIR SHIPLAP SIDING, STAINED: SEE COLOR SCHEDULE

7.02 7" EXPOSURE CEMENT BOARD LAP SIDING: SEE COLOR SCHEDULE

7.03 1 1/2" EXTERIOR EIFS: SEE COLOR SCHEDULE

7.06 SCUPPER

7.07 OVERFLOW SCUPPER

8.02 HOLLOW METAL DOOR

8.03 SLIDING WINDOW, TYP.: SEE SPECS

15.01 THRU-WALL PTAC

15.02 MECHANICAL LOUVERS: REF MECH. DWGS. PAINT TO MATCH ADJACENT

15.04 MECHANICAL LOUVERS: REF MECH. DWGS. MILL ALUMINUM FINISH

16.01 LIGHT WALL PACK, MOUNT 35'-0" TO CENTER OF FIXTURE, REF ELEC. DWGS. 1/2" = 1'-0"3 REVEAL @ WINDOW TRIM
6" = 1'-0"4 EIFS REVEAL
NOTE: THIS SHEET IS INTENDED TO BE

PRINTED IN COLOR FOR CLARITY
NO. DATE DESCRIPTION
A
B
D
EEE 15.02
121

4.014.02

4.01 7.02 7.03

7.03 4
A2.2 4.02
E
E

BC ADEFG

1.01 7.03

6.07 6.03

4.01 6.01

CARD READER,
42" AFF (TYP)
C
D

8.03 6.01

6.06 15.01
D
D
EIFS
21'-3"

6.01 D
D

6.07 F
F
D
D

5.025.02

15.03 5.02

8.02 5.01

5.02 STONE
8'-2 1/2"
EIFS
27'-0"

6.03 D
D
5 A2.2
6 A2.2

ALIGN W/ REVEALS

AT GUESTROOM

WINDOWS

ALIGN W/ REVEALS

AT GUESTROOM

WINDOWS

4.01 7.02A

5.02D

16.01 15.02
3'-0"6'-6"3'-0"6'-10"1'-5 1/2"

7.07 7.06

5.01 D

5.01 7.07

7.06 D
C

6.03 6.03

6.01B

6.036.03

6.026.02
D
B
AB
E
E
E
12 1

4.02 4.01

4.01 7.03

7.03 7.02 7.02
4 A2.2

4.02 E
C

B CA D E F G

6.03 4.01

8.03 6.02

15.01 6.07

1.01 6.01

16.01 CARD READER, 42" AFF (TYP)
F
E
D
D
D
D
D
D
D

4.01 D

6.01 8.03

6.06 15.01
D
E
D

6.07F

5.02 5.02

5.025.02
STONE
8'-2 1/2"
EIFS
27'-0"
EIFS
17'-6"

6.03 6
A2.2
7 A2.2
C

7.02 5
A2.2

15.03 7.02

ALIGN W/ REVEALS

AT GUESTROOM

WINDOWS

ALIGN W/ REVEALS

AT GUESTROOM

WINDOWS

SECURITY CAMERA BY OTHERS

5.02 7.07

7.06 5.01
D

6.02 6.03

5.026.03
B
B
NOTES:

1. GC TO COORDINATE ELECTRICAL

ROUGH IN WITH CONTACTOR AND
SIGN VENDOR PRIOR TO DRYWALL.

2. REFER TO SIGN PACKAGE FOR ALL
BLOCKING AND MOUNTING DETAILS.

3. ALIGN EXHAUST VENTS BOTH
VERTICAL AND HORIZONTAL.

4. EXTERIOR SIGNAGE: OWNER TO

COORDINATE WITH SIGN VENDOR
AND LOCAL JURISDICTION.

5. GUTTERS, DOWNSPOUTS, PARAPET

CAP, AND FLASHING TO BE

SELECTED FROM MANUFACTURER'S

STANDARD COLORS TO MATCH AS

SCHEDULED, SUBMIT FOR
APPROVAL.

GENERAL NOTE:

PROVIDE WEATHER BARRIER OVER ALL

EXTERIOR SHEATHING PRIOR TO THE

INSTALLATION OF ANY EXTERIOR FINISH
MATERIAL. INSTALL PER
MANUFACTURER’S SPECIFICATIONS AND
PROVIDE ALL MANUFACTURER’S

ACCESSORIES TO FULLY FLASH AND

COUNTER-FLASH AT ALL WINDOWS,

DOORS, AND EXTERIOR
PENETRATIONS. PROVIDE A WEATHER

TIGHT BARRIER AT ALL
SURFACES. COORDINATE FLASHING
WITH WINDOW, DOOR, VENT, ETC.

MANUFACTURER’S FOR A WEATHER
TIGHT SEAL AT ALL OPENINGS.

COLOR SCHEDULE:

CEMENT BOARD SIDING

SELF ADHERED

FLASHING AND DRIP BY

CEMENT BOARD MFR

PREFINISHED FLASHING, COLOR

TO MATCH ADJACENT TRIM COLOR

WEATHER BARRIER OVER

SHEATHING

CONTINUOUS SEALANT
MORTAR

ADHERED MANUFACTURED

MASONRY STONE DRIPLEDGE

POLY-MODIFIED MORTAR,

REF SPECS

EXTERIOR SHEATHING REF STRUC
1 1/2" EIFS

WEATHER BARRIER TO

BE SEALED TO OR

EXTEND OVER FLASHING

PREFINISHED FLASHING, COLOR TO

MATCH ADJACENT TRIM COLOR

CONTINUOUS SEALANT
MORTAR

ADHERED MANUFACTURED

MASONRY STONE DRIPLEDGE

POLY-MODIFIED MORTAR,

REF SPECS

WEATHER BARRIER OVER

SHEATHING

CEMENT BOARD SIDING

CEMENT BOARD TRIM

WOOD BLOCKING

CONTINUOUS BACKER

ROD AND SEALANT
1 1/2" EIFS

SELF ADHERED

FLASHING AND DRIP BY

CEMENT BOARD MFR

PREFINISHED FLASHING,

COLOR TO MATCH

ADJACENT TRIM COLOR

CONTINUOUS SEALANT

WEATHER BARRIER

OVER SHEATHING

CEMENT BOARD SIDING

CONTINUOUS SEALANT

PRESSURE TREATED

WOOD BLOCKING

CEMENT BOARD TRIM
1 1/2" EIFS

CONTINUOUS BACKER

ROD AND SEALANT

WEATHER BARRIER OVER

SHEATHING
1 1/2" EIFS
CONT. BACKER

ROD AND SEALANT

CEMENT BOARD
SIDING

WEATHER BARRIER OVER

SHEATHING

EXTERIOR FINISH

SECOND LAYER OF WEATHER BARRIER

LAPPED OVER SCREED

WEEP SCREED

CORROSION

RESISTANT FLASHING

MASONRY VENEER MORTAR

SETTING BED

ADHERED MANUFACTURED

MASONRY VENEER SYSTEM

MASONRY POINTING MORTAR

WEATHER BARRIER OVER

EXTERIOR SHEATHING

BED OF SEALANT SEALING

FLASHING TO SILL

SCRATCH COAT OVER METAL LATH

SURFACES
1/2" MIN. @ HARDPREFINISHED SHEET

METAL FLASHING

MECHANICALLY FASTENED

TO EXTERIOR GRADE
SHEATHING. SHEET METAL

TO EXTEND BELOW GRADE
TO THE TOP OF FOOTING.

MAKE CONNECTION
WEATHER TIGHT. SHEET

METAL FLASHING

PREFINISHED COLOR TO

MATCH ADJACENT STONE
COLOR

REF LATICRETE MVIS FOR

STONE INSTALLATION

INSTRUCTIONS

SURFACES
2" MIN. @ HARD

PREFINISHED SHEET METAL

FLASHING MECHANICALLY

FASTENED TO EXTERIOR
GRADE SHEATHING. SHEET

METAL TO EXTEND BELOW

GRADE TO THE TOP OF
FOOTING. MAKE

CONNECTION WEATHER
TIGHT. SHEET METAL

FLASHING PREFINISHED

COLOR TO MATCH

ADJACENT STONE COLOR

REF LATICRETE MVIS FOR

STONE INSTALLATION

INSTRUCTIONS
@ GRADE
4" MIN.

REF LATICRETE MVIS FOR

STONE INSTALLATION

INSTRUCTIONS

PREFINISHED SHEET

METAL FLASHING

MECHANICALLY FASTENED

TO EXTERIOR GRADE
SHEATHING. SHEET METAL

TO EXTEND BELOW

GRADE TO THE TOP OF
FOOTING. MAKE

CONNECTION WEATHER
TIGHT. SHEET METAL

FLASHING PREFINISHED

COLOR TO MATCH

ADJACENT STONE COLOR
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
7/15/2024 5:04:13 PM
06/17/24
WoodSpring
Suites
Sacramento (Natomas), CA
JP

EXTERIOR

ELEVATIONS & EXT

WALL DETAILS
A2.2
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"2 LEFT SIDE ELEVATION
1/8" = 1'-0"1 RIGHT SIDE ELEVATION

KEYNOTE LEGEND
1 .01 SIGNAGE BY OWNER; UNDER SEPARATE PERMIT, COORDINA TE BLOCKING WITH SIGN

MANUFACTURER

4.01 ADHERED MANUFACTURED STONE VENEER: REF INSTALLATION DETAIL 15-A8.1

4.02 ADHERED MANUFACTURED STONE VENEER DRIPLEDGE

5.01 ALUMINUM GUTTERS AND DOWNSPOUTS

5.02 METAL PARAPET CAP; PAINTED

6.01 CEMENT BOARD TRIM: 5/4"x4"/ EIFS TRIM: 2-1/2"x4"

6.02 CEMENT BOARD TRIM AT STONE: 5/4"x4"

6.03 CEMENT BOARD TRIM FASCIA

6.06 CEMENT BOARD PANEL

6.07 DOUGLAS FIR SHIPLAP SIDING, STAINED: SEE COLOR SCHEDULE

7.02 7" EXPOSURE CEMENT BOARD LAP SIDING: SEE COLOR SCHEDULE

7.03 1 1/2" EXTERIOR EIFS: SEE COLOR SCHEDULE

7.06 SCUPPER

7.07 OVERFLOW SCUPPER

8.02 HOLLOW METAL DOOR

8.03 SLIDING WINDOW, TYP.: SEE SPECS

15.01 THRU-WALL PTAC

15.02 MECHANICAL LOUVERS: REF MECH. DWGS. PAINT TO MATCH ADJACENT

15.03 ELEVATOR VENT THRU ROOF, REF 4/A1.3

16.01 LIGHT WALL PACK, MOUNT 35'-0" TO CENTER OF FIXTURE, REF ELEC. DWGS. 3" = 1'-0"4 DRIPLEDGE FLASHING
3" = 1'-0"5 DRIPLEDGE FLASHING
3" = 1'-0"6 TRIM DETAIL
3" = 1'-0"7 TRIM DETAIL
3" = 1'-0"8 CORNER DETAIL
NOTE:

1. REF TO DETAILS 1-9 ON SHEET A8.2 FOR ALL VINYL
WINDOW AND PTAC DETAILS.

2. REF 8/SP1.2 FOR DOWNSPOUT CONNECTION DETAIL.

NOTE: THIS SHEET IS INTENDED TO BE

PRINTED IN COLOR FOR CLARITY
12" = 1'-0"3 MASONRY VENEER WALL ASSEMBLY
1 1/2" = 1'-0"9 STONE AT ENTRY
1 1/2" = 1'-0"10 STONE AT SIDEWALK
1 1/2" = 1'-0"11 STONE AT GRADE
NO. DATE DESCRIPTION
1-HR RATED

INCIDENTAL USE

SEPARATION
2-HR ELEV.

ENCLOSURE
2-HR STAIR

ENCLOSURE
1-HR RATED

INCIDENTAL USE

SEPARATION

MAX TRAVEL DISTANCE
127'-0"

FEC FEC
2-HR STAIR

ENCLOSURE
TES
"EXIT"
EXIT
15 OCC
TFI-1
TFI-1
TES
"EXIT
ROUTE"
EXIT
11 OCC
TES
TFI-1 TES
TFI-1
FEC
257.44 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
310.53 SF
2 OCC @
1/200 SF
310.72 SF
2 OCC @
1/200 SF
310.72 SF
2 OCC @
1/200 SF
303.47 SF
2 OCC @
1/150 SF
310.84 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
256.42 SF
2 OCC @
1/200 SF
153.39 SF
1 OCC @
1/300 SF

94.94 SF
1 OCC @
1/300 SF
259.08 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF308.63 SF
2 OCC @
1/200 SF
308.63 SF
2 OCC @
1/200 SF
309.37 SF
2 OCC @
1/200 SF
310.45 SF
2 OCC @
1/200 SF
161.12 SF
1 OCC @
1/150 SF
123.94 SF
1 OCC @
1/150 SF

57.82 SF
1 OCC @
1/150 SF
453.58 SF
31 OCC @
1/15 SF
308.38 SF
2 OCC @
1/200 SF
309.37 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.37 SF
2 OCC @
1/200 SF
256.42 SF
2 OCC @
1/200 SF
255.81 SF
2 OCC @
1/200 SF
340.94 SF
2 OCC @
1/150 SF
311.71 SF
7 OCC @
1/50 SF
TFI-2
TES
"EXIT
ROUTE"
TES
"EXIT
ROUTE"
TES
"EXIT
ROUTE"
TES
"EXIT"
EXIT
24 OCC
EXIT
23 OCC
TFI-2TES
"EXIT
ROUTE"
TFI-2
255.67 SF
1 OCC @
1/300 SF
4 A3.3
4 A3.3
1-HR RATED

INCIDENTAL USE

SEPARATION
1-HR RATED

INCIDENTAL USE

SEPARATION
1-HR RATED

INCIDENTAL USE

SEPARATION
179.52 SF
1 OCC @
1/300 SF
259.07 SF
Area

DOOR ON MAGENTIC

HOLD OPEN TIED

INTO FIRE ALARM
SYSTEM

DASHED LINE

INDICATES LINE

OF CANOPY
ABOVE 4'-0" MIN 4'-0" MIN
BUILDING 1 BUILDING 2
PROVIDE FRT PLYWOOD SHEATHING 4'-0" MIN ON EACH SIDE OF FIRE WALL 4'-0" MIN 4'-0" MIN
PROVIDE FRT PLYWOOD SHEATHING 4'-0" MIN ON EACH SIDE OF FIRE WALL 6 A3.1
2-HR FIRE BARRIER ASSEMBLY
IBC SECTION 707.3.2

EXIT ENCLOSURES (FIRE AND
SMOKE)
1-HR FIRE BARRIER ASSEMBLY
IBC SECTION 707.3.7

INCIDENTAL USE AREA
1-HR INSIDE PROTECTION
UL #U356
0-HR OUTSIDE PROTECTION
PER TABLE 602
1-HR FIRE PARTITION

ASSEMBLY IBC SECTION
708.1 DEMISING WALL
1-HR FIRE PARTITION
ASSEMBLY IBC SECTION 708.1

CORRIDOR (FIRE AND SMOKE)

FIRE RATING KEY
FIRST
FLOOR
B (BUSINESS) 988 SF 150 6
R-1 (RESIDENTIAL) 7,618 SF 200 (2/room) 52 (26 rooms)

OCCUPANT LOAD TABLE
OCC. TYPE (From
IBC Table 1004.5) AREA FACTOR OCC. LOADFLOOR

ALLOWABLE ACTUAL
4 STORIES 4 STORIES
70 FT HEIGHT 47'-0" HEIGHT
BUILDING = 51,008 SQ FT TOTAL 13,124 SQ FT (1st)
12,628 SQ FT (2nd, 3rd, 4th)
51,008 SQ FT TOTAL

DESCRIPTION

WOOD FRAME BUILDING WITH CEMENT BOARD / EIFS AS EXTERIOR FINISH TYPE R-1 OCCUPANCY

TYPE V-A CONSTRUCTION

FOUR STORY HOTEL

FIRE PROTECTION FEATURES

BUILDING IS PROVIDED WITH AUTOMATIC SPRINKLER SYSTEM
THROUGHOUT DESIGNED IN ACCORDANCE WITH NFPA 13 DRY SPRINKLER IN ATTIC IN LIEU OF DRAFTSTOPPING. PORTABLE FIRE EXTINGUISHERS AT 75' MAX. TRAVEL. COMPLETE FIRE ALARM SYSTEM FOR TOTAL PROJECT.

FOR DRY SYSTEM, DRIP DRUMS TO BE LOCATED IN ROOM #144 ON EXTERIOR WALL. DRAIN TO EXTERIOR OR LOCATION APPROVED BY AHJ.

CODE DATA-CALIFORNIA BUILDING CODE

OCCUPANCY GROUP
SECTION 310.2 OCCUPANCY
R1 OCCUPANCY; (RESIDENTIAL, HOTELS)

BASIC ALLOWABLE HEIGHT & BUILDING AREAS
(TABLE 504.3, 504.4 & 506.2)
CONSTRUCTION TYPE V-A = 4 STORIES/ 70 FT/36,000 S.F./FL.

TABLE 601 CONSTRUCTION TYPE: TYPE V-A
SECTION 718 FIREBLOCKING: REQUIRED
SECTION 718.3.2 DRAFTSTOPPING IN FLOORS:

EXCEPTION 1: NOT REQ. WITH NFPA 13
AUTOMATIC SPRINKLER SYSTEM THROUGHOUT.

SECTION 903.2.8 GROUP R: AUTOMATIC SPRINKLER SYSTEM REQUIRED.

SECTION 1011 STAIRWAYS: NO EXCEPTIONS TAKEN
SECTION 1023 INTERIOR EXIT STAIRWAYS AND RAMPS: STAIR
SEPARATION TO BE MINIMUM OF 2-HR FIRE RATED
SECTION 1023.11 SMOKEPROOF ENCLOSURES: NOT REQ. WHERE
TOP FLOOR IS LESS THAN 75 FT ABOVE FIRE
DEPARTMENT ACCESS. (FLOOR LEVEL OF FOURTH
FLOOR IS 28'-6")

MEANS OF EGRESS

1. NUMBER OF EXITS

2. TRAVEL DISTANCE

3. DEAD END CORRIDORS

4. CORRIDOR WIDTH

5. SIZE OF EGRESS DOORS
CONCEALED SPACES (SECTION 718 & NFPA 13)
A. DRAFTSTOPPING FLOORS. REFER TO SECTION 718 AND APPROPRIATE

SECTIONS IN NFPA
B. FIRE BLOCKING WALLS. REFER TO SECTION 718 SAME REQUIREMENT AS THOSE ABOVE.

PENETRATIONS THROUGH FIRE RATED ASSEMBLIES
A. REFER TO SECTION 714
FIRE BLOCKING (CONCEALED SPACES) SECTION 718
A. FIRE BLOCKING (BOTH VERTICAL AND HORIZONTAL)
B. CONCEALED SPACES SHALL BE FIRE STOPPED AS FOLLOWS: -10' INTERVALS BEHIND TRIM FINISHES.

FIRE BLOCKING SHALL CONSIST OF ONE OF THE FOLLOWING: APPROVED NON COMBUSTIBLE MAT., 2" OR (2) 1" LUMBER W/ BROKEN LAP JOINTS, 1 23/32" WOOD STRUCTURAL PANEL W/ JOINTS BACKED BY 23/32" STRUCTURAL PANEL OR 2x LUMBER

ELEVATOR
REQUIRED TO MEET ASME A17.1
• FIRE SPRINKLERS TO BE DESIGNED PER 2016 NFPA 13.
• FIRE ALARM TO BE DESIGNED PER 2016 NFPA 72.
• STANDPIPE TO BE DESIGNED PER 2016 NFPA 14.
• UNDERGROUND FIRE SERVICE TO BE DESIGNED PER 2016 NFPA 24.

OFFICE
OCCUPANCY TYPE - TABLE A 2018 IPC
150 GROSS988 SF
38,462 SF

B (BUSINESS)
FACTOR
7 OCCUPANTS

PLUMBING FIXTURE COUNTS
PER TABLE 422.1 OF THE 2022 CPC
6 OCCUPANCY TYPE
11/100
1 B (BUSINESS)
REQ. FIXTURESOCCUPANTS

DRINKING FOUNTAIN CALCULATIONS
FACTOR
TOTAL
*PER EXCEPTION 3 OF CPC SECTION 422.2
R-1a (RESIDENTIAL - STORAGE) 408 SF 300 3

CODE REQUIREMENT
2 PER FLOOR
250 MAX
50 FT MAX w/ SPRINKLER
44 INCH MIN
32 INCH CLEAR MIN

PROVIDED
2 PER FLOOR
127 FEET MAX
10 FT MAX
60 INCH MIN
34 INCH CLEAR MIN

FR RATING

PER CODE

FR RATING

PER DESIGN DESIGN NUMBER
EXT. WALLS (R1)

BEARING WALLS (V-A)
ROOF - CEILING @ STAIR 2 HOUR 2 HOUR
FLOOR-CEILING @ CORR 1 HOUR 1 HOUR
FLOOR - CEILING 1 HOUR
OPENING PROTECTION 45 MIN 45 MIN
LAUNDRY (GUEST) 1 HOUR 1 HOUR
OPENING PROTECTION 45 MIN 45 MIN
1 HOUR 1 HOURSTORAGE
OPENING PROTECTION 90 MIN 90 MIN
2 HOUR2 HOUR
OPENING PROTECTION 90 MIN 90 MIN
2 HOUR2 HOUR
STAIR (EXT. WALLS)
OPENING PROTECTION 45 MIN 60 MIN
1 HOUR 1 HOUR
20 MIN 20 MIN
30 MIN 1 HOUR

GUESTROOM SEPARATION
CORRIDOR WALLS (R1)
( TABLE 601 )FIRE RESISTIVE RATINGS

STRUCTURAL ELEMENT
1 HOUR

OPENING PROTECTION

ELEVATORS
1 HOUR
STAIR (INT. WALLS)
1 HOUR 1 HOUR
1 HOUR
CEILING 2 HOUR 2 HOUR
LAUNDRY TO GUEST 1 HOUR 1 HOUR
ROOF - CEILING 1 HOUR 1 HOUR
INT. WALLS 1 HOUR 1 HOUR

DETAIL REFERENCE
ROOF - CEILING @ 4th

FLOOR CORRIDOR
1 HOUR 1 HOUR
A10.5
A10.2 & A10.3
A10.3
- - -
A10.3
- - -
A10.1 & A10.2
A10.5
- - -
A10.6
- - -
HA5/A7.2
- - -
A10.2 & A10.3
A10.2 & A10.3
- - -
A10.4
HA1/A7.2
HA2/A7.2
& A10.9
HA5/A7.2
HA4/A7.2
A10.2 & A10.3
U.L. #U356
U.L. #U327
U.L. #U327
U.L. #U301
U.L. #U905
U.L. #U305
GA FILE NO. FC 5725
ICC ESR-1153

ASSEMBLY B
U.L. #U356
- - -
- - -
- - -
- - -
U.L. #U305
- - -
- - -
GA FILE NO. FC 5725
U.L. #U341
GA FILE NO. RC 2602
U.L. #U305
U.L. #U305 (IBC
708.4 EXCEPTION 3)
IBC TABLES:
722.6.2(1) & 722.6.2(2)

FIRST LEVEL

SECOND LEVEL

THIRD LEVEL

FOURTH LEVEL
TOTAL

PERCENTAGES
QS

GUESTROOM DATA
2/QSACC. QS ACC. 2/QS ACC. D/KS TOTAL
8 162 - - 26
9 181 1 - 32
9 181 1 - 32
9 18- - 1 32
35 704 2 1 122
29% 56%4% 2% 1% 100%
NO. OF
UNITS

ACCESSIBLE UNITS
ROOM NO.
5 DESCRIPTION
ACC. TUB
2 ROLL-IN SHOWER
12 HEARING IMPAIRED
217, 222, 317, 322, 417
121, 123
125, 126, 128, 203, 231, 233,
303, 331, 333, 417, 424, 426
-
3 3
4 10
8%
D/KS
R-1 (RESIDENTIAL - FITNESS)
R-1 (RESIDENTIAL - LOBBY)
312 SF 50 7
454 SF 15 31
R-1 (RESIDENTIAL) 9,645 SF x3 64 (32 rooms) x3
39,450 SF 295
UPPER
(3) FLOORS
TOTAL
200 (2/room)
R-1a (RESIDENTIAL - STORAGE) 245 SF x3 300 1 x3
R-1 (RESIDENTIAL) 1 PER SLEEPING UNIT**
TOTAL 7*
**PER EXCEPTION 1 OF CPC SECTION 422.2
5 A3.3
5 A3.3
4 A3.3
4 A3.3
1-HR RATED

INCIDENTAL USE

SEPARATION
2-HR. STAIR

ENCLOSURE

MAX TRAVEL DISTANCE
127'-0"
2-HR ELEV.

ENCLOSURE
2-HR STAIR

ENCLOSURE
EXIT
32 OCC
TFI-1
EXIT
33 OCC

FEC FEC FEC
TFI-1
TES
"EXIT STAIR
DOWN"
255.81 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
245.22 SF
1 OCC @
1/300 SF
325.32 SF
2 OCC @
1/200 SF 309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF
259.07 SF
2 OCC @
1/200 SF
259.08 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
325.32 SF
2 OCC @
1/200 SF
417.53 SF
2 OCC @
1/200 SF
325.32 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
296.07 SF
2 OCC @
1/200 SF
309.86 SF
2 OCC @
1/200 SF
257.44 SF
2 OCC @
1/200 SF
255.81 SF
2 OCC @
1/200 SF
325.32 SF
2 OCC @
1/200 SF
TES
"EXIT STAIR
DOWN"
TFI-2TFI-2
TFA
TFI-2

PROVIDE FRT

PLYWOOD

SHEATHING
4'-0" MIN ON

EACH SIDE OF

FIRE WALL
2 A3.1

DOOR ON MAGNETIC

HOLD OPEN TIED

INTO FIRE ALARM
SYSTEM
4'-0" MIN 4'-0" MIN PROVIDE FRT PLYWOOD SHEATHING 4'-0" MIN ON EACH SIDE OF FIRE WALL 4'-0" MIN 4'-0" MIN
6 A3.1
6 A3.1

DIRECTION OF EGRESS

FIRE EXTINGUISHER CABINET
TACTILE EXIT SIGN, REF G1.1
FEC
TES

SYMBOL LEGEND

PHOTOLUMINESCENT LOW-LEVEL EXIT
SIGN 2018 IBC 1013.2, 1013.5 REF DETAIL
22/A8.1 AND DOOR SCHEDULE REMARKS

FOR ALL APPLICABLE DOORS
TFI-1

PHOTOLUMINESCENT LOW-LEVEL EXIT
SIGN AT CORRIDOR 2018 IBC 1013.2,
1013.5
TFI-2

TIED TO FIRE ALARM SYSTEM, REF MEPTFA
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
6/18/2024 8:53:09 AM
06/17/24
WoodSpring
Suites
Sacramento
(Natomas)

SACRAMENTO (NATOMAS),
CA
AO

BUILDING CODE &

LIFE SAFETY PLANS
LS1.1
31000639

CONSTRUCTION

DOCUMENTS
1/8" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN
1/8" = 1'-0"2 TYPICAL FLOOR LIFE SAFETY PLAN
BUILDING 2 FLOOR AREA
GROUND FLOOR 13,147
S
ECOND FLOOR 12,628
THIRD FLOOR 12,628
FOURTH FLOOR 12,628
GRAND TOTAL 51,031
SF
SF
SF
SF
SF
BUILDING 1 FLOOR AREA
GROUND FLOOR 9,025
S
ECOND FLOOR 8,530
THIRD FLOOR 8,530
FOURTH FLOOR 8,530
GRAND TOTAL 34,615
NO. DATE DESCRIPTION
7 SP1.2
5 SP1.2
SP1.2
4 CJ
CJ

CANE BOLT

ENCLOSURE
GATE (2) PAINTED
SW7069 IRON ORE
PROVIDE 1 1/4" DIA
GALV STEEL PIPE 3"

LONG, SET INTO

CONC TO RECEIVE

CANE BOLT (EA SIDE)
7" CONCRETE PAVEMENT,

VERIFY WITH CIVIL
13'-4"

CONCRETE APRON
10'-0"

DRILL CONCRETE

APRON TO ACCEPT

CANE BOLT, EA
SIDE
5'-0" EQ
8" SPLIT-

FACE CMU

EDGE OF

FOUNDATION
CJ
CJ
PROVIDE 1 1/4" DIA
GALV STEEL PIPE 3"

LONG, SET INTO

CONC TO RECEIVE

CANE BOLT (EA SIDE)
7" CONCRETE PAVEMENT,

VERIFY WITH CIVIL
EQ 5'-0"
1'-8"
26'-0"
12'-0"
CJ
CJ
5'-4"
5'-4"
2'-0" 10'-8" 8" 10'-8" 2'-0"
1'-8"
3'-4"
T100
TYP
6"
TYP
1 1/4"TYP
2"
REF -3 SP1.2

BOLLARD
SLOPE 1/4"/FT

DUMPSTER (NIC)
2'-6" 2'-6"
SLOPE 1/4"/FT

BOLLARD
SLOPE 1/4"/FT

DUMPSTER (NIC)
2'-6" 2'-6"
SLOPE 1/4"/FT
1'-0"
1'-0"

WHEEL STOP

BELOW TYP
8"

HOLLOW METAL

DOOR PAINTED
SW7048 URBANE
BRONZE
(6) 6x6 WOOD POSTS; ABA66Z

POST BASE, FASTEN PER STRUC
36" MIN
REF -2 SP1.2
ENCLOSURE GATE (2)
PAINTED SW7069 IRON ORE
CONC. WASH

TOP, TYP

SET POSTS IN CONC, TYP

CANE BOLT
TS 3"x2"x.125" FRAME W/
1"x1" MIN .125 GA WIRE
FABRIC PANELS. PAINT
NOTE:

ALL EXPOSED METAL

TO BE CLEANED AND
PAINTED, SW7069

IRON ORE

GREASE NIPPLE

AT EACH SLEEVE

AFTER ALL

PAINTING IS

COMPLETE, TYP
5" STEEL PIPE FILLED

WITH CONCRETE
6" STEEL SLEEVE
6'-6"6"
4" 4 1/2"
GATE C.L.
3'-0"
CANE BOLT 6'-6"6"
4"4 1/2"
GATE C.L.
8" SPLIT-FACE CMU.

PAINT EXPOSED

SURFACES MIN TWO

COATS OF ENAMEL

TO MATCH THE

LIGHTER COLOR

CALLED FOR IN THE

BUILDING COLOR

SCHEDULE

BO ROOF BEYOND
6X6 WOOD POST BEYOND
2'-3"
2'-0" 2'-0"
UNO
4'-0"
UNO
4'-0"
1'-2" 1'-2"

DOUBLE DOORSINGLE DOOR
NOTE:

REF STRUC FOR SECTION AND ADDITIONAL INFORMATION

SUCH AS, CONCRETE CONFIGURATION AND LOCATION,

AND EXTENTS OF HORIZONTAL INSULATION
CONT 1/2" PMEJ

AND SEALANT

AT STOOP
NOTE:

SPOT ELEVATIONS AND DIMENSIONS ARE

TYPICAL UNLESS OTHERWISE NOTED

99.92'99.92'
100.00'
100.00'

FOUNDATION

BELOW, TYP
GATE
1 1/4" STD. PIPE SLEEVE
WITH 6" LONG NOTCH,

WELD TO GATE FRAME
3/4" DIAMETER GALV

CANE BOLT
1 1/4" STD PIPE

SLEEVE SET IN
PAVING

LINE OF
PAVING
6"
1'-4"
1/2" EXP JOINT

FILLER AND SEALANT

CONCRETE SLAB

CONCRETE

PIER FOOTING

DIAMETER
1'-6"
6"
1/2"3'-0"3'-0"

PRE FAB BOLLARD CAP AS
PROVIDED BY "TOP GARD"

PIPE BOLLARDS CAPS
6" DIAM STD STL PIPE FILL

W/CONC, SEE PLANS FOR
LOCATIONS. PAINTED SAFETY
YELLOW

UNDISTURBED
SOIL
6" STEEL SLEEVE

SPLIT FACE CMU WALL
TS 3x2x1/8 STEEL

TUBE GATE FRAME

WIRE FABRIC PANEL,
WELD TO 1x1x1/8 ANGLE

CANE BOLT & SLEEVE

PAINT ALL METAL

PARTS PER SPECS
5" STEEL PIPE
4 1/2"x5" STEEL PLATE
1/2"
5'-0" .
1"3 13/16"
REF -2 SP1.2

COLLARS ABOVE AND

BELOW SLEEVE

CONC WASH

TOP, TYP

CONC SLAB AND

FOOTING, REF
STRUCT

VERIFY W/ LOCAL
2'-0"

REQUIREMENTS
3'-0"
8'-0"
8" CMU WALL,

REF STRUCT
8"x6" CURB

STANDING SEAM METAL
ROOFING, SIGNATURE 200

STANDARD COLOR KOKO
BROWN

CAP STANDING SEAM

METAL ROOFING PER
MFR

SHEATHING PER STRUC
SLOPE 1/4:12

LOCAL REQUIREMENTS
2'-0" VERIFY W/

TOP OF ROOF
9'-10" TOP OF ROOF
9'-7"
SLOPE 1/4:12

PAINT TRANSITION

LINE, TYP

STANDING SEAM ROOF

OVER STRUCTURE,
SIGNATURE 200

STANDARD COLOR

KOKO BROWN
CURB

FOUNDATION

PAINT CANOPY

STRUCTURE

FROM CMU TO GRADE
SW 7569 STUCCO

PAINT CANOPY

STRUCTURE
SW 7048

URABNE BRONZE
6" 1'-4"
SP1.2
6 1/2" = 1'-0"5 TRASH ENCLOSURE WALL SECTION
1/2" = 1'-0"3 PIPE BOLLARD
1" = 1'-0"4 SECTION THROUGH GATE
1" = 1'-0"2 LATCH DETAIL
1/2" = 1'-0"8 TRASH ENCLOSURE GATE SECTION
1 1/2" = 1'-0"6 TRASH ENCLOSURE ROOF DETAIL

NOT FOR CONSTRUCTION
NORTH
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.

Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.

Copyright Notice
Consultants
Issues & Revisions
Architect of Record:
8131 METCALF AVE,
SUITE 300
OVERLAND PARK, KS 66204
Drawn By:

Document Date:

Checked By:

Project Name
Project Address
BRR Architecture, Inc.

Protocycle:

WSS_v5.1_2024.1 (06/04/24)
Bulletins Through:

WSS_v5.1
Tel: 913-262-9095
Fax: 913-262-9044
www.brrarch.com
SHEET NO.

BRR Original printed on recycled paper
PROJECT NO.

SHEET TITLE

PROFESSIONAL SEAL

PROJECT PHASE
6/18/2024 8:53:12 AM
06/17/24
WoodSpring
Suites
Sacramento
(Natomas)

SACRAMENTO (NATOMAS),
CA
AO

TRASH ENCLOSURE
& DETAILS
SP1.2
31000639

CONSTRUCTION

DOCUMENTS
1/2" = 1'-0"1 TRASH ENCLOSURE PLAN
1/2" = 1'-0"7 TRASH ENCLOSURE GATE ELEVATION
1/4" = 1'-0"9 STOOP DETAILS
NO. DATE DESCRIPTION
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP

EVCSEVCS EVCSEVCSEVCS EVCS

COMPACT

COMPACT
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP

TRUXEL ROAD
(P) 4-STORY HOTEL
50,922 SF
APN: 225-0070-053

PACIFIC BELL
APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
APN: 225-0070-127

CENTERPOINTE AT NATOMAS

CROSSING PHASES III & IV,
LLC
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C1
8 Know what's below.

Call before you dig.
or (800) 642-2444

PRELIMINARY SITE PLAN
SHEET INDEX:

C1 PRELIMINARY SITE PLAN
C2 OVERALL SITE PLAN
C3 EXISTING CONDITIONS
C4 DEMOLITION PLAN
C5 PRELIMINARY GRADING & DRAINAGE PLAN
C6 PRELIMINARY WATER & SEWER PLAN
ZONING:

EXISTING: EC-50-PUD (EMPLOYMENT CENTER)
PROPOSED: C-2 (GENERAL COMMERCIAL)
UTILITY NOTE:

THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR/ENGINEER MAKES NO

GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE

SURVEYOR/ENGINEER FURTHER DOES NOT GUARANTEE THAT THE UNDERGROUND

UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES

CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. THE SURVEYOR/ENGINEER HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES.

FLOOD PLAIN:

SUBJECT PROPERTY IS LOCATED WITHIN ZONE "X", AREAS WITHIN ZONE "X" ARE DETERMINED TO BE OUTSIDE THE 0.2 ANNUAL CHANCE FLOOD PLAIN

AS DETERMINED BY THE NATIONAL FLOOD INSURANCE PROGRAM, FLOOD INSURANCE RATE MAP COMMUNITY PANEL NO.: 0607C0045J
DATED: 6/16/2015
TOPOGRAPHIC SURVEY:

FIELD SURVEY BY: CWE (FORMERLY RFE ENGINEERING, INC.)
FIELD SURVEY DATED: JUNE 2022
PROPERTY DEVELOPER:

WS CALIFORNIA DEVELOPER, LLC
7200 W 132ND ST, SUITE 220
OVERLAND PARK, KS 66213
CONTACT: CHAD COOK
PH: (913) 526-6156
1 PRELIMINARY SITE IMPROVEMENT PLANS FOR

WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834
APN: 225-0070-127

AB AGGREGATE BASE

AC ASPHALT CONCRETE

ARV AIR RELEASE VALVE

BC BEGIN CURVE

BCR BEGIN CURVE RETURN

BLDG BUILDING

BOC BACK OF CURB

BOW BACK-OF-WALK

BVC BEGIN VERTICAL CURVE

BW BOTTOM OF WALL

CAB CABINET

CONC CONCRETE

C&G CURB & GUTTER

CG&S CURB, GUTTER & SIDEWALK

CH CHORD

CENTERLINE

CMP CORRUGATED METAL PIPE

CR CURB RETURN

CTV CABLE TV

DCDA DOUBLE CHECK DETECTOR

ASSEMBLY

DI DRAIN / DROP INLET

DIP DUCTILE IRON PIPE

DS DOWN SPOUT
(E) EXISTING

EC END CURVE

ECR END CURB RETURN

EP EDGE OF PAVEMENT

ETW EDGE OF TRAVELED WAY

EVC END OF VERTICAL CURVE

FDC FIRE DEPARTMENT CONNECTION

FF FINISH FLOOR

FG FINISHED GROUND
FGBW FINISHED GROUND @ BOT. WALL
FGTW FINISHED GROUND @ TOP OF WALL

FH FIRE HYDRANT

FL FLOW LINE

FOC FACE OF CURB

FP FINISH PAVEMENT

FS FIRE SPRINKLER

GB GRADE BREAK

GR GRATE ELEVATION

GV GATE VALVE

GVW GROSS VEHICLE WEIGHT

HC HANDICAP

HCR HANDICAP RAMP

HDPE HIGH DENSITY POLYETHYLENE

HP HIGH POINT

IRR IRRIGATION

INV INVERT
I.E. INVERT ELEVATION

JP JOINT POLE

L LENGTH

LF LINEAL FEET

LIP LIP OF GUTTER

LP LOW POINT

LT LEFT TURN OR LEFT

MAX MAXIMUM

MH MAINTENANCE HOLE

MIN MINIMUM

NE NORTHEAST

NW NORTHWEST

OC ON CENTER

OH OVERHEAD

OHT&EOVERHEAD TELEPHONE & ELECTRIC

OMP OPEN METAL PIPE
(P) PROPOSED

PCC PORTLAND CEMENT CONCRETE

OR POINT OF COMPOUND CURVE

PG PROFILE GRADE

PIV POST INDICATOR VALVE

PROPERTY LINE

POC POINT OF CONNECTION

PRC POINT OF REVERSE CURVE

PT POINT OF TANGENCY

PUE PUBLIC UTILITY EASEMENT

PVI POINT OF VERTICAL INTERSECTION

RC RELATIVE COMPACTION

RCP REINFORCED CONCRETE PIPE

ROW RIGHT-OF-WAY

RT RIGHT TURN OR RIGHT

RPPA REDUCED PRESSURE

PRINCIPLE ASSEMBLY

RW RETAINING WALL

SASD SACRAMENTO AREA SEWER DISTRICT

SDMH STORM DRAIN MANHOLE

SD STORM DRAIN

SE SOUTHEAST

SETB SETBACK

SS SANITARY SEWER

SSCO SANITARY SEWER CLEAN OUT

SSMH SANITARY SEWER MANHOLE

SWCT SAWCUT

SW SIDEWALK OR SOUTHWEST

STA STATION

TC TOP OF CURB

TP TOP OF PAVEMENT

TS TOP OF SIDEWALK

TW TOP OF WALL

UNO UNLESS NOTED OTHERWISE

W WATER

WV WATER VALVE

WM WATER METER

WWF WELDED WIRE FABRIC

VCP VITRIFIED CLAY PIPE

VIF VERIFY-IN-FIELD
ABBREVIATIONS:

REMOVAL
LEGEND

PROPOSEDEXISTING
S
D
T

DEVELOPMENT STANDARDS
EXISTING GENERAL PLAN: CITY OF SACRAMENTO 2040 GENERAL PLAN ZONE: EXISTING - EC-50-PUD / PROPOSED - C-2
USE: EXISTING - VACANT / PROPOSED - HOTEL

ITEM REQUIREMENTS PROVIDED
MINIMUM FRONT SETBACK N/A 65.01'
MINIMUM SIDE SETBACK N/A 31.50'
MINIMUM REAR SETBACK N/A 141.00'
PROPERTY AREA: 2.089 AC / 91,012 SF

REFERENCE IS MADE TO THE CITY OF SACRAMENTO ZONING ORDINANCE

PARKING INFORMATION

ITEM REQUIREMENTS PROVIDED

PARKING REQUIRED
1 SPACE PER 4 GUEST
ROOMS (122 ROOMS) -
31 SPACES
126 SPACES

MINIMUM PARKING

DIMENSIONS

8.5' X 18' STD
8' X 15' COMPACT
9' X 18' STD
9' X 15' COMPACT
MIN. DRIVEWAY WIDTH 25' 26'
ACCESSIBLE SPACES 5 SPACES 7 SPACES
*PARKING STANDARDS PER CITY OF SACRAMENTO ZONING CODE

DESCRIPTION

PROPERTY LINE
ROW

EASEMENT

LOT LINE

CENTERLINE

SW, CURB & GUTTER

DITCH / FLOWLINE
EP

STORM DRAIN

SANITARY SEWER

WATER LINE

DOMESTIC WATER

FIRE SERVICE

GAS LINE
SDMH

DRAINAGE INLET

CULVERT WITH FES

DIRECTION OF SURFACE FLOW

OVERLAND RELEASE PATH
SSMH
SSCO

FIRE HYDRANT
PIV
FDC

WATER VALVE

WATER METER

CONCENTRIC REDUCER

BACKFLOW PREVENTION ASSEMBLY

REDUCED PRESSURE BACKFLOW

PREVENTION ASSEMBLY

AIR RELEASE VALVE

BLOW OFF ASSEMBLY

PIPE CAP

GAS VALVE

TELEPHONE MH

UTILITY POLE

UTILITY POLE WITH LIGHT

STREET LIGHT

SITE LIGHT

JUNCTION/PULL BOX

MONUMENT WELL

BOLLARD
SIGN
FENCE

RETAINING WALL

BLOCK WALL

MAJOR CONTOUR

MINOR CONTOUR

GRADE BREAK LINE

TREE & DRIP

CONTROL POINT

FINISH FLOOR ELEVATION

SPOT ELEVATION
(ASPHALT CONCRETE)

MATCH (E) GRADE ELEVATION

TRUNCATED DOMES

BUILDING

ADA PATH OF TRAVEL
JURISDICTION:

CITY OF SACRAMENTO
BENCHMARK:

CITY BENCHMARK 257-878 - HILTI NAIL BACK OF SIDEWALK ON SW CORNER OF BRIDGE AT DEL PASO RD. AND EAST DRAINAGE CANAL AT WEST END OF IMPROVEMENTS.

ELVEVATION = 14.421
BASIS OF BEARINGS:

THE MERIDIAN OF THIS SURVEY IS IDENTICAL TO THAT USED FOR THE MAP FILED IN BOOK 302 OF MAPS AT PAGE 12 O.R. BETWEEN FOUND MONUMENTS IN THE CENTERLINE OF DEL PASO ROAD, THE BEARING BEING N89° 01' 17'' E.

UTILITY CONTACT INFORMATION
UTILITY UTILITY CO. PHONE
GAS PG&E (800) 743-5000
ELECTRIC SMUD (916) 732-5700
FIRE CITY OF SACRAMENTO (916) 808-1300
WATER CITY OF SACRAMENTO (916) 808-5454
SEWER SASD (916) 876-6657
DRAINAGE CITY OF SACRAMENTO (916) 808-5454
U.S.A. UNDERGROUND SERVICE ALERT 1-800-642-2444
PROPERTY OWNER:

CENTERPOINTE AT NATOMAS CROSSING PHASES III & IV, LLLC
3460 SKY LANE
LAFAYETTE, CA 94549

PROJECT
SITE
5 CALIFORNIA

INTERSTATE
80 CALIFORNIA

INTERSTATE

VICINITY MAP

NOT TO SCALE
BOUNDARY LINE ADJUSTMENT:

PARCEL BOUNDARY TO BE ADJUSTED THROUGH SEPARATE BOUNDARY LINE ADJUSTMENT APPLICATION.

PARKING STALL SUMMARY

STALL TYPE NUMBER OF STALLS
STANDARD 55
COMPACT 2
STANDARD ADA 4
VAN ACCESSIBLE ADA 1
STANDARD EV CHARGING STATION 11
STANDARD EV RECEPTACLE 51
STANDARD ADA EV CHARGING STATION 1
VAN ACCESSIBLE ADA EV CHARGING STATION 1
TOTAL 126
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP

EVCSEVCS EVCSEVCSEVCS EVCS

COMPACT

COMPACT
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
APN: 225-0070-128

JACK/MARY MEISSNER

FAMILY REVOCABLE TRUST
PARCEL 4, 178 PM 1
APN: 225-0070-127

JACK/MARY MEISSNER

FAMILY REVOCABLE TRUST
PARCEL 3, 178 PM 1
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
2290 DEL PASO RD
APN: 225-2990-001
22,927 SF / 0.526 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 1 PER
233 PM 9
2280 DEL PASO RD
APN: 225-2990-002
10,616 SF / 0.244 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2 PER
233 PM 9
2260 DEL PASO RD
APN: 225-2990-003
10,457 SF / 0.240 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 3 PER 233 PM 9
2250 DEL PASO RD
APN: 225-3000-001
10,492 SF / 0.241 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 1 PER
233 PM 10
APN: 225-3000-005

CENTERPOINTE AT NATOMAS
CROSSING PHASE 1 LLC
PARCEL 1, 178 PM 1
2230 DEL PASO RD
APN: 225-3000-002
10,627 SF / 0.244 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2 PER
233 PM 10
2200 DEL PASO RD
APN: 225-3000-003
6,757 SF / 0.155 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 3 PER
233 PM 10
2210 DEL PASO RD
APN: 225-3000-004
17,621 SF / 0.405 AC

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 4 PER
233 PM 10

PACIFIC BELL
4752 TRUXEL RD.

APN: 225-0070-053

MSP DEL LLC
2211 TERRACINA DR.

APN: 225-0070-105

MSP DEL LLC
2211 TERRACINA DR.

APN:
225-0070-105

DEL PASO ROAD

TRUXEL ROAD

ACCESS POINT
(RIGHT IN / RIGHT-OUT) ACCESS POINT
(FULL TRAFFIC SIGNAL)
(P) WOODSPRING SUITES HOTEL

PEDESTRIAN ACCESS TO THE EAST
(FUTURE DEVELOPMENT)

PEDESTRIAN ACCESS TO THE NORTH
(CONCEPTUAL ONLY). EXACT PATH TO BE
DETERMINED. CURRENT PLANS FOR

UNDEVELOPED AREA BETWEEN WOODSPRING

SUITES AND THE EXISTING PARKING LOT TO
THE NORTH ARE UNKNOWN.
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C2
8 Know what's below.

Call before you dig.
or (800) 642-2444

OVERALL SITE PLAN
2 TRUXEL ROAD
APN: 225-0070-053

PACIFIC BELL
APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
APN: 225-0070-127

CENTERPOINTE AT NATOMAS

CROSSING PHASES III & IV, LLC
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C3
8 Know what's below.

Call before you dig.
or (800) 642-2444

EXISTING CONDITIONS
3 GENERAL NOTES:

1. SEE SHEET C1 FOR BENCHMARK, BASIS OF BEARING INFORMATION, LEGEND AND ABBREVIATIONS.

2. EXISTING CONDITIONS ARE BASED ON A FIELD SURVEY REFERENCED ON SHEET C1

3. THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. RFE ENGINEERING MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR

FURTHER DOES NOT GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES

4. PRIOR TO THE START OF ANY CIVIL WORK, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE HORIZONTAL AND VERTICAL LOCATIONS OF ALL

EXISTING UTILITIES BY POTHOLING AT ALL POINTS OF POTENTIAL CONFLICT WITH PROPOSED UTILITIES OR PROPOSED POINTS OF CONNECTION WITH EXISTING UTILITIES. IF THE ACTUAL LOCATIONS OF THE EXISTING UTILITIES FOUND IN THE FIELD ARE DIFFERENT FROM WHAT IS SHOWN ON THESE PLANS, THE CONTRACTOR SHALL CONTACT RFE ENGINEERING IMMEDIATELY AND PROVIDE THE ACTUAL LOCATION INFORMATION. RFE ENGINEERING WILL VERIFY IF THERE ARE ANY CONFLICTS WITH THE IMPROVEMENTS AND WILL PROVIDE MODIFICATIONS TO THE DESIGN TO MITIGATE THE CONFLICTS IF ANY CONFLICTS EXIST.

5. EXISTING PARCEL BOUNDARY TO BE ADJUSTED TO NEW PARCEL CONFIGURATION THROUGH SEPARATE BOUNDARY LINE ADJUSTMENT APPLICATION.

TRUXEL ROAD

TRUXEL ROAD
APN: 225-0070-053

PACIFIC BELL
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
APN: 225-0070-127

CENTERPOINTE AT NATOMAS

CROSSING PHASES III & IV, LLC
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C4
8 Know what's below.

Call before you dig.
or (800) 642-2444

DEMOLITION PLAN
4 LEGEND:

DEMOLISH AND REMOVE
DEMOLITION PLAN NOTES:

1. SAWCUT AND REMOVE EXISTING ASPHALT PAVEMENT AND PORTLAND CEMENT CONCRETE SIDEWALKS AND CURB AND GUTTERS WITHIN THE LIMITS OF DEMOLITION. ENGINEER SHALL VERIFY LIMITS OF DEMOLITION. PROTECT EXISTING PAVEMENTS AND IMPROVEMENTS TO REMAIN.

2. THE DISPOSAL OF ALL DEBRIS IS THE RESPONSIBILITY OF THE CONTRACTOR AND IT SHALL BE

DISPOSED OF OFF-SITE IN ACCORDANCE WITH ALL APPLICABLE CITY, COUNTY, STATE AND FEDERAL REGULATIONS. ANY PERMITS REQUIRED FOR SUCH DISPOSAL ARE THE RESPONSIBILITY OF THE CONTRACTOR.

3. SAWCUT ASPHALT 2' MIN FROM (E) CURB, (P) CURB OR AS OTHERWISE SHOWN ON PLANS.

4. ALL EXISTING STRIPING AND MARKINGS TO BE REMOVED SHALL BE REMOVED BY WET SANDBLASTING OR GRINDING. PAVEMENT LEGENDS AND ARROWS THAT ARE REMOVED SHALL BE REMOVED IN A BLOCK PATTERN. ALL STRIPING AND MARKING REMOVAL AREAS SHALL BE TREATED WITH AN APPROVED PAVEMENT SEALER.

5. REMOVE EXISTING VEGETATION, MULCH, IRRIGATION, AND OTHER AS REQUIRED IN AREA OF PROJECT IMPROVEMENTS. CAP AND RELOCATE IRRIGATION AS NEEDED. SEE LANDSCAPE PLANS.

6. EXISTING FACILITIES (e.g. IRRIGATION, ELECTRICAL) TO REMAIN SHALL BE PROTECTED DURING CONSTRUCTION. SEE APPLICABLE LANDSCAPE, ELECTRICAL AND ARCHITECTURAL PLANS.

7. REMOVE EXISTING PCC TO LIMITS SHOWN. SAWCUT AT EXISTING SCORE AND/OR EXPANSION JOINTS WHEN POSSIBLE.

8. ANY WORK IN THE CITY ROW SHALL REQUIRE A TRAFFIC CONTROL PLAN PRIOR TO THE ISSUANCE OF ANY PERMIT.

9. ANY PAVEMENT CUT AND REPAIR WITHIN THE CITY ROW SHALL BE REPAIRED PER CITY STANDARDS.

10. THE CONTRACTOR SHALL COMPLY WITH PROVISIONS OF THE SAFETY AND HEALTH REGULATION FOR CONSTRUCTION, PROMULGATED BY THE SECRETARY OF LABOR UNDER SECTION 107 OF THE CONTRACT WORK HOURS AND SAFETY STANDARDS ACT (40 USC 327 ET SEQ.) AS SET FORTH IN TITLE 29, C.F.R., CAL/OSHA, AND THE REGULATIONS ISSUED THEREUNDER.

COMPLIANCE SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY.

11. THE CONTRACTOR SHALL COMPLY WITH CURRENT CALIFORNIA FIRE CODE (CFC), CALIFORNIA CODE OF REGULATIONS, (CCR) TITLE 24, PART9, ARTICLE 87 - FIRE SAFETY DURING CONSTRUCTION ALTERATION OR DEMOLITION OF A BUILDING, SECTION 8706 - FIRE SAFETY DURING DEMOLITION.

12. CONTRACTOR SHALL PREPARE A DEMOLITION PLAN SCHEDULE TO IDENTIFY THE SEQUENCE OF

SUCH WORK AND SUPPORTING DOCUMENTATION INCLUDING A RECYCLING PLAN, ANTICIPATED

HAZARDOUS MATERIALS AND ABATEMENT PROCEDURES, NAME AND CERTIFICATION FOR THE INTENDED DISPOSAL AND/OR RECYCLING FACILITIES, AND DEMOLITION SAFETY PLAN.

CONTRACTOR SHALL SCHEDULE ALL WORK TO COINCIDE WITH NEW CONSTRUCTION, MOVING AND FACILITY OCCUPANCY. DEMOLITION PLAN SHALL BE ACCEPTED BY THE OWNER PRIOR TO COMMENCING DEMOLITION WORK OF EXISTING STRUCTURES.

13. THE CONTRACTOR SHALL PROVIDE 72 HOUR NOTICE TO THE OWNER AND ANY AFFECTED UTILITY COMPANIES PRIOR TO COMMENCEMENT OF ANY DEMOLITION ACTIVITIES.

14. EXISTING UTILITIES: LOCATE, IDENTIFY, DISCONNECT AND SEAL OR CAP OFF INDICATED UTILITIES TO BE DEMOLISHED.

15. PROTECT EXISTING LANDSCAPING MATERIALS, APPURTENANCES, AND STRUCTURES WHICH ARE NOT TO BE DEMOLISHED. PROVIDE TEMPORARY IRRIGATION WHEN IRRIGATION SUPPLY TO BE DISRUPTED.

16. CONTRACTOR SHALL BE RESPONSIBLE FOR PREVENTING MOVEMENT OR SETTLEMENT OF ADJACENT STRUCTURES, AND PROTECTION OF ADJACENT UNDERGROUND UTILITIES.

CONTRACTOR SHALL PROVIDE BRACING AND SHORING WHEN REQUIRED.

17. EXISTING UTILITIES TO BE REMOVED: DEMOLISH AND REMOVE EXISTING BELOW GRADE UTILITIES UNLESS OTHERWISE NOTED.

18. REMOVE MATERIALS TO BE RE-INSTALLED OR RETAINED IN MANNER TO PREVENT DAMAGE.

STORE AND PROTECT.

19. BACKFILL OPEN PITS AND HOLES CAUSED AS A RESULT OF DEMOLITION WITH EXCESS SOIL ON SITE PER RECOMMENDATIONS CONTAINED IN THE SOILS REPORT FOR BACKFILL MATERIAL.

20. UNIFORMLY ROUGH GRADE AND COMPACT AREAS AFFECTED BY DEMOLITION TO MAINTAIN SITE GRADES AND CONTOURS.

21. CONTRACTOR SHALL BE RESPONSIBLE FOR SECURITY OF CONSTRUCTION AREA AND PROTECTION OF PUBLIC SAFETY DURING ALL TIMES DURING DEMOLITION WORK.

22. HAZARDOUS MATERIALS:

A. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS, PROCEDURES, AND ABATEMENT SPECIFICATIONS FOR THE SAFE REMOVAL OF HAZARDOUS WASTE MATERIALS.

B. IF MATERIALS SUSPECTED OF CONTAINING HAZARDOUS MATERIALS ARE ENCOUNTERED, DO NOT DISTURB. NOTIFY ENGINEER & ARCHITECT.

C. CONFORM TO APPLICABLE REGULATORY PROCEDURES WHEN DISCOVERING HAZARDOUS OR CONTAMINATED MATERIALS.

23. PROTECT (E) IRRIGATION AND MAINTAIN TO ALL LANDSCAPE AREAS NOT DISTURBED BY THE PROJECT DURING CONSTRUCTION.

PACIFIC BELL4752 TRUXEL RD.APN:225-0070-053
4 2
1 4
1 1
1 1
1 1
4 1
44 4
6 1
5 2
4 D3
D3D1
D3
2 2
1 1
D1
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP

EVCSEVCS EVCSEVCSEVCS EVCS

COMPACT

COMPACT
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
4 APN: 225-0070-053

PACIFIC BELL
APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1

TRUXEL ROAD
APN: 225-0070-127

CENTERPOINTE AT NATOMAS

CROSSING PHASES III & IV, LLC
(P) 4-STORY HOTEL
50,922 SF
3 D1
2 2
2 2
6 D4 D4
D4
D5
D5
D5
D2
D2
D2
1 1
1 1
7 7
7 1
8 1
3 3
6 2
6 2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C5
8 Know what's below.

Call before you dig.
or (800) 642-2444

PRELIMINARY GRADING
& DRAINAGE PLAN
5 STORM DRAIN CONSTRUCTION KEYNOTES:

PLACE 24"X24" DRAINAGE INLET W/ OPEN GRATE & ADS FLEXSTORM PURE INLET FILTERS (FULL TRASH CAPTURE).

PLACE 12" DRAINAGE BASIN OVERFLOW STRUCTURE W/ DOME GRATE

CONNECT TO EXISTING STORM DRAIN

PLACE CONCRETE FLUME FOR DRAINAGE

CONSTRUCT BIORETENTION PLANTER
GRADING CONSTRUCTION KEYNOTES:

PLACE CONCRETE CURB

PLACE CONCRETE CURB & GUTTER

PLACE CONCRETE SIDEWALK

PLACE MONOLITHIC CONCRETE CURB & SIDEWALK

PLACE TRASH ENCLOSURE W/ CONCRETE APRON PER ARCHITECTURAL PLANS

PLACE ADA RAMP
PLACE 2' CURB CUT

INSTALL SHORT-TERM BICYCLE PARKING
1 2
3 4
5 6
7 8

HEAVY DUTY AC

LIGHT DUTY AC

HEAVY DUTY PCC

OVERLAND RELEASE
LEGEND:

PEDESTRIAN PCC

ENHANCED PAVING

LANDSCAPING

BIORETENTION

PLANTER
D1
D2
D3
D4
D5
W1
W2
W8W9
W3
W4
W6
W7
W1
W2
S2

PACIFIC BELL
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EVCS
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP

EVCSEVCS EVCSEVCSEVCS EVCS

COMPACT

COMPACT
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
EV
RECEP
S1
W8
APN: 225-0070-053

PACIFIC BELL
APN: 225-0070-105

MSP DEL LLC
APN: 225-2990-004

CENTERPOINTE AT

NATOMAS CROSSING
PARCEL 2, 178 PM 1
APN: 225-0070-127

CENTERPOINTE AT NATOMAS

CROSSING PHASES III & IV, LLC

TRUXEL ROAD
(P) 4-STORY HOTEL
50,922 SF
S3
S4
W5
2260 Douglas Blvd, Suite 160, Roseville, CA 95661
Ph: 916-772-7800 | www.RFEengineering.com |
www.cwecorp.com
7/19/2024
6 WOODSPRING SUITES

DEL PASO ROAD
SACRAMENTO, CA 95834

NOT FOR CONSTRUCTION

WS CALIFORNIA

DEVELOPER, LLC
7200 W 132ND ST
OVERLAND PARK , KS 66213
PH: 913-526-6156
C6
8 Know what's below.

Call before you dig.
or (800) 642-2444

PRELIMINARY WATER
& SEWER PLAN
UTILITY GENERAL NOTES:

1. CONTRACTOR TO VERIFY LOCATIONS OF UTILITY POINTS OF

CONNECTION AT BUILDING WITH THE BUILDING PLANS PRIOR TO CONSTRUCTION.

2. ALL SEWER MATERIALS AND INSTALLATION OF PUBLIC SEWER FACILITIES SHALL BE IN ACCORDANCE WITH SASD STANDARDS.

3. THE CONTRACTOR SHALL POTHOLE AND VERIFY THE DEPTH OF ALL

EXISTING UTILITIES PRIOR TO THE INSTALLATION OF PROPOSED UTILITIES. ANY UNANTICIPATED CONFLICTS SHALL BE REDESIGNED PRIOR TO BEGINNING WORK.

4. ALL TRENCHING FOR WATER AND SEWER UTILITIES SHALL COMPLY WITH CITY & SASD. TRENCH RESTORATION CONSTRUCTED PER CITY & SASD SPECIFICATIONS.

5. WATERLINES TO BE INSTALLED WITH 36" MIN. COVER.

6. ALL SEWER MAINS SHALL BE CONSTRUCTED WITH SDR-35 PVC PIPE.

7. WATERLINES TO CROSS ABOVE SANITARY SEWER OR STORM DRAIN PIPES WITH MIN. 12" CLEAR FROM OUTER DIAMETER OF PIPE.

8. ALL WATER MATERIALS AND INSTALLATION OF PUBLIC WATER FACILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS. 6 WATER CONSTRUCTION KEYNOTES:

INSTALL 8" TAP INTO EXISTING 10" WATER MAIN PER CITY OF SACRAMENTO STANDARDS. PLACE 8" TEE & 8" GATE VALVE.

INSTALL FIRE HYDRANT PER CITY OF SACRAMENTO STANDARD
DETAIL W-201.

INSTALL 6" DOUBLE CHECK ASSEMBLY PER CITY OF SACRAMENTO STANDARD DETAIL W-510.

INSTALL FIRE DEPARTMENT CONNECTION.

INSTALL DOMESTIC WATER SERVICE TAP AND METER / BFP PER CITY.

DOMESTIC WATER SERVICE POINT OF CONNECTION.

FIRE RISER LOCATION.

INSTALL 6" TAP AND VALVE FOR FIRE HYDRANT.

INSTALL TAP AND VALVE FOR FIRE SERVICE.

W1
W2
W3
W4
W5
W6
W7
W8
W9

SANITARY SEWER CONSTRUCTION
KEYNOTES:

SANITARY SEWER POINT OF CONNECTION TO BUILDING. INSTALL CLEANOUT.

CONNECT INTO EXISTING SEWER. INSTALL NEW CLEANOUT.

INSTALL COMBINATION WYE & 1
8 BEND.

INSTALL SEWER DRAIN.

S1
S2
S3
S4
LEGEND:

R=25'
R=50'

FIRE TURNING RADII
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WOODSPRINGS SUITES HOTEL

DRAFT CONCEPT LANDSCAPE PLAN
SCALE: 1" =
0 10 20 40
20'
07/19/2024

PRELIMINARY PLANT SCHEDULE

SYMBOL BOTANICAL NAME COMMON NAME SIZE WATER
USE

PARKING LOT TREES

PERIMETER SCREEN TREES

ACCENT TREES

ACCENT SHRUBS

GRASSES AND GRASS-LIKE PLANTS

GROUNDCOVERS

MEDIUM HEIGHT SHRUBS

SCREEN SHRUBS / HEDGES

BIORETENTION PLANTINGS

LANDSCAPE AREA CALCULATIONS

REQUIRED TREE PRESERVATION MEASURES FOR CITY AND PRIVATE PROTECTED TREES LEGEND
1 2
3 4
¾
5 6

PRELIMINARY IRRIGATED LANDSCAPE WATER EFFICIENCY TABLE

WATER BUDGET CALCULATIONS

MAXIMUM APPLIED WATER ALLOWANCE
MAWA TOTAL=

ESTIMATED TOTAL WATER USE
ETWU TOTAL=

HYDROZONE INFORMATION TABLE

LANDSCAPE AREAS

TRUXEL ROAD
7 8
41423

EVERGREEN AND DECIDUOUS TREE

TREE CONTAINER SIZE TABLE

SHRUB CONTAINER SIZE TABLE
9 PROJECT IRRIGATION NOTES
10 11

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WOODSPRINGS SUITES HOTEL

DRAFT CONCEPT PARKING LOT SHADE PLAN
SCALE: 1" =
0 10 20 40
20'
07/19/2024

SURFACE PARKING AREA SHADE REQUIREMENTS

TRUXEL ROAD
41423

FEASIBILITY STUDY
Proposed Natomas Woodspring
Suites
2280 DEL PASO ROAD

SACRAMENTO, CALIFORNIA

SUBMITTED TO: PR OPOSED
Mr. Chad Cook
HMC Development
7200 West 132nd Street, Suite 220
Overland Park, Kansas 66213

+1 (913) 526-6156
PREPARED BY:

HVS Consulting & Valuation
Division of TS Worldwide, LLC
10058 South Beetdigger Boulevard, Suite 301
Sandy, Utah 84070

+1 (517) 920-3506

January-2024

March 28, 2024

Mr. Chad Cook
HMC Development
7200 West 132nd Street, Suite 220
Overland Park, Kansas 66213

Re: Proposed Natomas Woodspring Suites
Sacramento, California
HVS Reference: 2023021707

Dear Mr. Cook:

Pursuant to your request, we herewith submit our feasibility study pertaining to the above-captioned property. We have inspected the real estate and analyzed the hotel market conditions in the Sacramento, California, area. We have studied the proposed project, and the results of our fieldwork and analysis are presented in this report. We have also reviewed the proposed improvements for this site. This report is not an appraisal but has been prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP), as provided by the Appraisal Foundation and as applicable for this consulting assignment.

We hereby certify that we have no undisclosed interest in the property, and our employment and compensation are not contingent upon our findings. This study is subject to the comments made throughout this report and to all assumptions and limiting conditions set forth herein.

Sincerely,
TS Worldwide, LLC

Lauren Reynolds, Director
[email protected], +1 (517) 920-3506

HVS SALT LAKE CITY
10058 South Beetdigger Boulevard,
Suite 301
Sandy, Utah 84070
+1 (517) 920-3506
+1 (415) 896-0516 FAX
www.hvs.com

Superior results through unrivaled
hospitality intelligence. Everywhere.

Table of Contents

SECTION TITLE PAGE

1. Executive Summary 4

2. Description of the Site and Neighborhood 17

3. Market Area Analysis 24

4. Supply and Demand Analysis 41

5. Description of the Proposed Improvements 60

6. Projection of Occupancy and Average Rate 66

7. Projection of Income and Expense 71

8. Feasibility Analysis 81

9. Statement of Assumptions and Limiting Conditions 87

Addenda

Qualifications
Copy of Engagement Letter

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 4

1. Executive Summary
The subject of the feasibility study is a site measuring 91,040 square feet ( 2.09 acres) that is planned to be improved with a n extended-stay lodging facility; the hotel is anticipated to be associated with the WoodSpring Suites brand. The property, which is expected to open on November 1, 2025, will feature 122 rooms, a fitness room, a guest laundry room, and a vending area. The hotel will also contain the appropriate parking capacity and all necessary back-of-the-house space.

RENDERING OF PROJECT

In the extended -stay segment, the Natomas lodging market currently offers economy, upper -midscale, and upscale brands such as Extended Stay America, TownePlace Suites by Marriott, Homewood Suites by Hilton, and Residence Inn by Marriott. The growing North Natomas market is noticeably lacking an economy or midscale, extended -stay hotel. The subject property's modern interior -corridor design, facilities, and amenities will be a positive addition to the area. The hotel will be located within the Center Pointe Business Park, which currently comprises six single-story office buildings. The hotel is planned to be constructed alongside two three-story apartment buildings, as well as two additional office buildings. The subject site’s location is 2280 Del Paso Road, Sacramento, California 95834.

Subject of the
Feasibility Study

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 5

The effective date of the report is January 30, 2024. The subject site was inspected by Brandon Conner on December 14, 2023. In addition to the inspection, Brandon Conner participated in the research for this assignment and assisted in the report’s preparation. Lauren Reynolds participated in the analysis and reviewed the findings but did not personally inspect the property.

The hospitality industry has been, and continues to be, affected by a variety of external factors that influence both the lodging and the investment markets. The following paragraphs outline the global factors that are the most impactful to the lodging industry as of the effective date of this report.

The COVID -19 pandemic began in early 2020 and had a significant impact throughout the world. The onset of the pandemic resulted in decreased business activity, causing widespread economic hardships, including higher levels of unemployment. The hospitality industry was severely affected, as travel declined sharply and as restrictions on group sizes resulted in the cancellations of meetings, conventions, and events. The depth and duration of this impact was influenced by the course of the pandemic and the nat ure and extent of restrictions on business and travel activity; the period of greatest impact was 2020. With the availability of vaccines and lifting of restrictions, conditions generally improved in 2021, although the Omicron variant slowed the recovery i n the latter part of the year. The peak impact of the pandemic on the travel industry is well behind us. While group meetings and events have resumed, business travel remains below pre -pandemic levels given that office occupancy and work -related travel hav e been affected by more widespread hybrid work options; furthermore, travel patterns have shifted to include a leisure element, anticipated to comprise a greater proportion of lodging demand in the future. While ADR and RevPAR have surpassed 2019 levels in most markets, our research reflects a general expectation that lagging occupancy levels will continue to improve over the next two years; the timing and pace of recovery for individual markets will vary based on market -specific characteristics and conditions.

Exacerbated by rising oil and gas prices in the wake of the Russia -Ukraine war, the inflationary trends that first emerged during the pandemic continued through 2022 and early 2023. Driven by supply-chain disruptions and pent-up consumer demand during the pandemic, prices for most goods and services increased substantially.

The Federal Reserve has addressed inflation through successive interest-rate hikes (seven in 2022, and another four in 2023), and the pace of inflation has decelerated.

As of the fourth quarter of 2023, inflation levels are anticipated to moderate downward to more normalized levels. However, as a result of increased interest rates and lender caution, financing is now both more expensive and less available than in recent years, causing a notable slowing in transaction activity. These market forces have put downward pressure on real estate values.

Pertinent Dates
Global Considerations

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 6

The recent, successive increases in GDP, as well as continued strong job growth, paint a positive picture of the U.S. economy, but the continuing Russia-Ukraine war and events in the Middle East have resulted in a lack of overall clarity. Moreover, the specter of a recession remains. Within the hospitality industry, concerns related to tightening corporate travel budgets and rising expenses, particularly related to labor costs, are creating some headwinds.

In preparing this report, we have considered the impact of these factors on the lodging and investment markets to the best of our ability. However, our analysis only considers what is known at the time of the effective date of the report, and there is a high degree of uncertainty currently influencing the market and the economy.

The developer of the proposed subject hotel is WS California Developer, LLC. The subject site was last sold in 2002 as part of a larger parcel; CenterPointe at Natomas Crossing Phases III & IV, LLC has owned the site since that time, having purchased it from an undisclosed party for a reported price of $2,800,000. The portion of the parcel that makes up the subject site is now under contract for a purchase price of $2,276,010; the site was not listed for sale, the developer was made aware of the opportunity by another market participant.

Details pertaining to management terms were not yet determined at the time of this report; however, the proposed subject hotel will reportedly be managed by Hotel Management and Consulting, Inc. According to the developer, the terms of this agreement will call for a base management fee of 4.0% of total revenues. Our projections reflect a total management fee of 4.0% of total revenues.

The proposed subject hotel will reportedly operate under a franchise agreement with Choice Hotels International, Inc. as a WoodSpring Suites; the agreement is anticipated to span 20 years. Although no agreement has been executed, based on our review of the expected terms, our forecast reflects a royalty fee of 5.0% of rooms revenue in years one through five and 6.0% thereafter. A marketing assessment fee of 2.5% of rooms revenue is forecast throughout the duration of the agreement.

During the illustrated historical period, both occupancy and ADR generally strengthened through 2017. This improvement was driven largely by the removal of a seven-year federal moratorium on development. Following Hurricane Katrina in 2005, the Federal Eme rgency Management Agency (FEMA) raised standards on levees nationwide. The Natomas region's levees were classified as substandard in 2008, and building was halted in the area. In 2014, demand increased significantly as levee repairs neared completion. In 2 015, repairs to the levees were completed and development was cleared to resume. Following a peak in 2017, occupancy dipped in 2018 (attributed to ADR growth at that time) and remained stable in 2019.

In 2020, the COVID-19 pandemic affected the local market, similar to the rest of the Ownership of the
Subject Site
Management and
Franchise Assumptions
Summary of Hotel
Market Trends

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 7

nation, resulting in stay -at-home orders, group cancelations, and decreased business travel; thus, occupancy and ADR declined significantly in 2020. By year - end 2021, occupancy and ADR had regained a substantial portion of their losses. We note that occupied room nights exceeded previous market highs in 2021; however, additions to room supply outpaced increases in demand. Year -end 2022 and year- to-date 2023 data illustrate continuing demand growth, with increases in occupied room nights; however, we note that 2023 occupancy declined modestly due to new supply outpacing increases in demand. The overall outlook is optimistic given the dynamics of this market, the return to office operations, and the increase in group demand.

The following table provides a historical perspective on the supply and demand trends for a selected set of hotels, as provided by STR.

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 8

FIGURE 1-1 HISTORICAL SUPPLY AND DEMAND TRENDS
Year
Average Daily
Room Count
Available
Room Nights Change
Occupied
Room Nights Change Occupancy
Average
Rate Change RevPAR Change
2010 967 352,955 — 251,583 — 71.3 % $84.34 — $60.12 —
2011 967 352,955 0.0 % 250,309 (0.5) % 70.9 87.65 3.9 % 62.16 3.4 % 2012 967 352,955 0.0 255,629 2.1 72.4 87.84 0.2 63.62 2.3 2013 967 352,955 0.0 259,532 1.5 73.5 94.27 7.3 69.32 9.0 2014 967 352,955 0.0 275,547 6.2 78.1 100.96 7.1 78.82 13.7 2015 967 352,955 0.0 297,001 7.8 84.1 106.35 5.3 89.49 13.5 2016 967 352,955 0.0 304,096 2.4 86.2 109.63 3.1 94.45 5.5 2017 967 352,955 0.0 305,587 0.5 86.6 116.51 6.3 100.87 6.8 2018 967 352,955 0.0 298,752 (2.2) 84.6 122.33 5.0 103.55 2.7 2019 967 352,955 0.0 298,619 (0.0) 84.6 125.70 2.8 106.35 2.7 2020 1,082 394,784 11.9 247,891 (17.0) 62.8 96.93 (22.9) 60.86 (42.8) 2021 1,194 435,810 10.4 326,432 31.7 74.9 112.67 16.2 84.39 38.7 2022 1,194 435,810 0.0 326,182 (0.1) 74.8 129.89 15.3 97.21 15.2 Year-to-Date Through October
2019 967 293,968 — 255,181 — 86.8 % $127.47 — $110.65 — 2020 1,059 321,950 9.5 % 201,580 (21.0) % 62.6 98.26 (22.9) % 61.52 (44.4) % 2021 1,194 362,976 12.7 274,930 36.4 75.7 111.09 13.1 84.15 36.8 2022 1,194 362,976 0.0 276,676 0.6 76.2 131.19 18.1 100.00 18.8 2023 1,232 374,415 3.2 278,863 0.8 74.5 142.38 8.5 106.04 6.0 Average Annual Compounded Change:
2010 – 2019 0.0 % 1.9 % 4.5 % 6.5 %
2010 – 2022 1.8 2.2 3.7 4.1
2019 – 2022 7.3 % 3.0 % 1.1 % (3.0) %
2021 – 2022 0.0 (0.1) 15.3 15.2
Competitive
Hotels Included in Sample Class Status
Studio 6 Sacramento Natomas Economy Class Primary 66 Oct 2021 Nov 1986 Residence Inn Sacramento Airport Natomas Upscale Class Secondary 126 Jun 1992 Jun 1992 Extended Stay America Sacramento Northgate Midscale Class Primary 120 Mar 1997 Mar 1997 Extended Stay America Sacramento - South Natomas Midscale Class Primary 144 May 2013 Nov 1998 SpringHill Suites by Marriott Sacramento Natomas Upscale Class Secondary 96 Apr 2005 Apr 2005 Fairfield Inn & Suites Sacramento Airport Natomas Upper Midscale Class Secondary 93 Sep 2005 Sep 2005 Hampton by Hilton Inn Sacramento-North-Natomas Upper Midscale Class Secondary 100 May 2006 May 2006 Holiday Inn Express & Suites Sacramento Airport Natomas Upper Midscale Class Secondary 100 Nov 2006 Nov 2006 Homewood Suites by Hilton Sacramento Airport Natomas Upscale Class Secondary 123 Nov 2008 Nov 2008 element Sacramento Airport Upscale Class Secondary 107 Jul 2020 Jul 2020 TownePlace Suites Sacramento Airport Natomas Upper Midscale Class Secondary 119 Jul 2020 Jul 2020 Hyatt House Sacramento Airport / Natomas Upscale Class Secondary 93 Jul 2023 Jul 2023 Total 1,287
Affiliated
Source: STR
Number
of Rooms
Year Year
Opened

The following tables reflect our estimates of operating data for hotels on an individual basis. These trends are presented in detail in the Supply and Demand Analysis chapter of this report.

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 9

FIGURE 1-2 PRIMARY COMPETITORS – OPERATING PERFORMANCE
Est. Segmentation Estimated 2022 Estimated 2023
Property Occ. RevPAR RevPAR
Occupancy
Penetration
Yield
Penetration
Studio 6 Sacramento CA Natomas 66 35 % 45 % 15 % 5 % 66 75 - 80 % $70 - $75 $55 - $60 66 75 - 80 % $70 - $75 $55 - $60 100 - 110 % 55 - 60 % Extended Stay America Sacramento Northgate 120 35 45 15 5 120 80 - 85 70 - 75 55 - 60 120 80 - 85 75 - 80 60 - 65 100 - 110 60 - 65 Extended Stay America Sacramento - South Natomas 144 25 45 25 5 144 85 - 90 75 - 80 65 - 70 144 85 - 90 75 - 80 65 - 70 110 - 120 65 - 70 Sub-Totals/Averages 330 30 % 45 % 20 % 5 % 330 83.7 % $74.35 $62.20 330 83.2 % $76.34 $64 110 % 65.8 % Secondary Competitors 957 45 % 24 % 26 % 5 % 486 72.1 % $155.78 $112.31 509 70.9 % $166.47 $118 94 % 122.2 % Totals/Averages 1,287 39 % 33 % 23 % 5 % 816 76.8 % $119.88 $92.04 839 75.7 % $127.52 $97 100 % 100.0 % * Specific occupancy and average rate data were utilized in our analysis, but are presented in ranges in the above table for the purposes of confidentiality.

Weighted
Annual
Room
Count
Number of
Rooms Average Rate Occ.

Weighted
Annual
Room
Count Average RateComme rci alE xtende d- St ayLe is ure Group

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 10

FIGURE 1-3 SECONDARY COMPETITORS – OPERATING PERFORMANCE Est. Segmentation Estimated 2022 Estimated 2023

Property
Number of
Rooms Occ. Average Rate RevPAR Occ. Average Rate RevPAR Fairfield by Marriott Sacramento Airport Natomas 93 60 % 0 % 35 % 5 % 50 % 47 70 - 75 % $140 - $150 $95 - $100 47 65 - 70 % $150 - $160 $105 - $110 SpringHill Suites by Marriott Sacramento Airport Natomas 96 50 5 40 5 75 72 70 - 75 150 - 160 110 - 115 72 70 - 75 160 - 170 115 - 120 Hampton by Hilton Sacramento Airport Natomas 100 60 0 35 5 50 50 70 - 75 160 - 170 120 - 125 50 70 - 75 170 - 180 125 - 130 Holiday Inn Express Sacramento Airport Natomas 100 60 0 35 5 50 50 65 - 70 150 - 160 100 - 105 50 65 - 70 160 - 170 110 - 115 Element by Westin Sacramento Airport 107 45 20 30 5 50 54 70 - 75 170 - 180 120 - 125 54 65 - 70 180 - 190 125 - 130 Hyatt House Sacramento Airport Natomas 93 35 40 20 5 50 23 50 - 55 170 - 180 90 - 95 TownePlace Suites by Marriott Sacramento Airport Natomas 119 35 45 15 5 75 89 75 - 80 150 - 160 115 - 120 89 70 - 75 160 - 170 120 - 125 Homewood Suites by Hilton Sacramento Airport Natomas 123 25 50 20 5 50 62 65 - 70 160 - 170 115 - 120 62 70 - 75 170 - 180 125 - 130 Residence Inn by Marriott Sacramento Airport Natomas 126 40 45 10 5 50 63 65 - 70 150 - 160 100 - 105 63 65 - 70 160 - 170 115 - 120 Totals/Averages 957 45 % 24 % 26 % 5 % 56 % 486 72.1 % $155.78 $112.31 509 70.9 % $166.47 $117.95 * Specific occupancy and average rate data was utilized in our analysis, but is presented in ranges in the above table for the purposes of confidentiality.

Group
Total
Competitive
Level
Weighted
Annual
Room
Count
Weighted
Annual
Room
Count
Opened 2023
Le is ureComme rci alE xtende d- St ay

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 11

Based on our analysis presented in the Projection of Occupancy and Average Rate chapter, we have chosen to use a stabilized occupancy level of 83% and a base-year rate position of $90.00 for the proposed subject hotel, with occupancy and average daily rate (ADR) projections summarized below.

FIGURE 1-4 FORECAST OF OCCUPANCY AND AVERAGE RATE
Year
2025/26 78 % $97.87 0.0 % $97.87
2026/27 82 100.80 0.0 100.80
2027/28 83 103.83 0.0 103.83
2028/29 83 106.94 0.0 106.94
Occupancy Average Rate Discount
Average Rate
After Discount

Our positioning of each revenue and expense level is supported by comparable operations or trends specific to this market. Our forecast of income and expense is presented in the following table.

Summary of Forecast
Occupancy and
Average Rate
Summary of Forecast
Income and Expense
Statement

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 12

FIGURE 1-5 DETAILED FORECAST OF INCOME AND EXPENSE

2025/26 Begins November 2026/27 2027/28 Stabilized 2029/30 Number of Rooms: 122 122 122 122 122
Occupancy: 78% 82% 83% 83% 83%
Average Rate: $97.87 $100.80 $103.83 $106.94 $110.15
RevPAR: $76.34 $82.66 $86.18 $88.76 $91.42
Days Open: 365 365 365 365 365
Occupied Rooms: 34,733 %Gross PAR POR 36,515 %Gross PAR POR 36,960 %Gross PAR POR 36,960 %Gross PAR POR 36,960 %Gross PAR POR

OPERATING REVENUE
Rooms $3,399 97.7 % $27,861 $97.86 $3,681 97.8 % $30,172 $100.81 $3,837 97.8 % $31,451 $103.82 $3,953 97.8 % $32,402 $106.95 $4,071 97.8 % $33,369 $110.15 Other Operated Departments 30 0.9 244 0.86 31 0.8 255 0.85 32 0.8 263 0.87 33 0.8 271 0.90 34 0.8 279 0.92 Miscellaneous Income 50 1.4 406 1.43 52 1.4 425 1.42 54 1.4 439 1.45 55 1.4 452 1.49 57 1.4 466 1.54 Total Operating Revenues 3,478 100.0 28,511 100.14 3,764 100.0 30,852 103.08 3,923 100.0 32,153 106.13 4,041 100.0 33,125 109.34 4,162 100.0 34,114 112.61 DEPARTMENTAL EXPENSES *
Rooms 503 14.8 4,123 14.48 528 14.4 4,331 14.47 547 14.3 4,482 14.80 563 14.2 4,617 15.24 580 14.3 4,755 15.70 Other Operated Departments 15 50.6 123 0.43 16 50.1 128 0.43 16 50.0 132 0.43 17 50.0 136 0.45 17 50.0 140 0.46 Total Expenses 518 14.9 4,247 14.92 544 14.5 4,458 14.90 563 14.3 4,614 15.23 580 14.3 4,752 15.69 597 14.3 4,895 16.16 DEPARTMENTAL INCOME 2,960 85.1 24,264 85.23 3,220 85.5 26,393 88.18 3,360 85.7 27,539 90.90 3,461 85.7 28,373 93.65 3,565 85.7 29,219 96.45

UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 210 6.0 1,722 6.05 219 5.8 1,795 6.00 226 5.8 1,855 6.12 233 5.8 1,910 6.31 240 5.8 1,968 6.49 Info & Telecom Systems 39 1.1 323 1.13 41 1.1 337 1.12 42 1.1 348 1.15 44 1.1 358 1.18 45 1.1 369 1.22 Marketing 66 1.9 538 1.89 68 1.8 561 1.87 71 1.8 580 1.91 73 1.8 597 1.97 75 1.8 615 2.03 Franchise Fee 255 7.3 2,090 7.34 276 7.3 2,263 7.56 288 7.3 2,359 7.79 296 7.3 2,430 8.02 305 7.3 2,503 8.26 Prop. Operations & Maint. 105 3.0 861 3.02 130 3.5 1,066 3.56 141 3.6 1,159 3.83 146 3.6 1,194 3.94 150 3.6 1,230 4.06 Utilities 171 4.9 1,399 4.92 178 4.7 1,459 4.87 184 4.7 1,507 4.97 189 4.7 1,552 5.12 195 4.7 1,599 5.28 Total Expenses 846 24.2 6,933 24.35 913 24.2 7,481 24.99 952 24.3 7,807 25.77 981 24.3 8,042 26.55 1,010 24.3 8,283 27.34 GROSS OPERATING PROFIT 2,114 60.8 17,331 60.87 2,307 61.3 18,912 63.19 2,407 61.4 19,732 65.13 2,480 61.4 20,331 67.11 2,554 61.4 20,937 69.11 Management Fee 139 4.0 1,140 4.01 151 4.0 1,234 4.12 157 4.0 1,286 4.25 162 4.0 1,325 4.37 166 4.0 1,365 4.50 INCOME BEFORE NON-OPR. INC. & EXP. 1,975 56.8 16,190 56.87 2,157 57.3 17,678 59.07 2,250 57.4 18,446 60.89 2,319 57.4 19,006 62.74 2,388 57.4 19,572 64.60

NON-OPERATING INCOME & EXPENSE
Property Taxes 230 6.6 1,889 6.63 235 6.2 1,926 6.44 240 6.1 1,965 6.49 245 6.1 2,004 6.62 249 6.0 2,044 6.75 Insurance 53 1.5 437 1.54 55 1.5 450 1.50 57 1.4 464 1.53 58 1.4 478 1.58 60 1.4 492 1.62 Total Expenses 284 8.1 2,326 8.17 290 7.7 2,377 7.94 296 7.5 2,429 8.02 303 7.5 2,482 8.19 309 7.4 2,536 8.37 EBITDA 1,691 48.7 13,865 48.70 1,867 49.6 15,302 51.13 1,954 49.9 16,018 52.87 2,016 49.9 16,524 54.54 2,078 50.0 17,036 56.23 Reserve for Replacement 70 2.0 570 2.00 113 3.0 926 3.09 157 4.0 1,286 4.25 162 4.0 1,325 4.37 166 4.0 1,365 4.50 EBITDA LESS RESERVE $1,622 46.6 % $13,294 $46.70 $1,754 46.6 % $14,376 $48.03 $1,797 45.8 % $14,732 $48.63 $1,854 45.9 % $15,199 $50.17 $1,912 45.9 % $15,671 $51.73 *Departmental expenses are expressed as a percentage of departmental revenues.

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 13

FIGURE 1-6 TEN-YEAR FORECAST OF INCOME AND EXPENSE
2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 Number of Rooms: 122 122 122 122 122 122 122 122 122 122 Occupied Rooms: 34,733 36,515 36,960 36,960 36,960 36,960 36,960 36,960 36,960 36,960 Occupancy: 78% 82% 83% 83% 83% 83% 83% 83% 83% 83%
Average Rate: $97.87 % of $100.80 % of $103.83 % of $106.94 % of $110.15 % of $113.45 % of $116.86 % of $120.36 % of $123.97 % of $127.69 RevPAR: $76.34 Gross $82.66 Gross $86.18 Gross $88.76 Gross $91.42 Gross $94.17 Gross $96.99 Gross $99.90 Gross $102.90 Gross $105.99

OPERATING REVENUE
Rooms $3,399 97.7 % $3,681 97.8 % $3,837 97.8 % $3,953 97.8 % $4,071 97.8 % $4,193 97.8 % $4,319 97.8 % $4,449 97.8 % $4,582 97.8 % $4,720 97.8 % Other Operated Departments 30 0.9 31 0.8 32 0.8 33 0.8 34 0.8 35 0.8 36 0.8 37 0.8 38 0.8 40 0.8 Miscellaneous Income 50 1.4 52 1.4 54 1.4 55 1.4 57 1.4 59 1.4 60 1.4 62 1.4 64 1.4 66 1.4 Total Operating Revenues 3,478 100.0 3,764 100.0 3,923 100.0 4,041 100.0 4,162 100.0 4,287 100.0 4,415 100.0 4,548 100.0 4,684 100.0 4,825 100.0 DEPARTMENTAL EXPENSES *
Rooms 503 14.8 528 14.4 547 14.3 563 14.2 580 14.3 598 14.3 615 14.3 634 14.2 653 14.3 673 14.2 Other Operated Departments 15 50.6 16 50.1 16 50.0 17 50.0 17 50.0 18 50.0 18 50.0 19 50.0 19 50.0 20 50.0 Total Expenses 518 14.9 544 14.5 563 14.3 580 14.3 597 14.3 615 14.3 634 14.3 653 14.3 672 14.3 692 14.3 DEPARTMENTAL INCOME 2,960 85.1 3,220 85.5 3,360 85.7 3,461 85.7 3,565 85.7 3,672 85.7 3,782 85.7 3,896 85.7 4,012 85.7 4,133 85.7

UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 210 6.0 219 5.8 226 5.8 233 5.8 240 5.8 247 5.8 255 5.8 262 5.8 270 5.8 278 5.8 Info & Telecom Systems 39 1.1 41 1.1 42 1.1 44 1.1 45 1.1 46 1.1 48 1.1 49 1.1 51 1.1 52 1.1 Marketing 66 1.9 68 1.8 71 1.8 73 1.8 75 1.8 77 1.8 80 1.8 82 1.8 84 1.8 87 1.8 Franchise Fee 255 7.3 276 7.3 288 7.3 296 7.3 305 7.3 356 8.3 367 8.3 378 8.3 389 8.3 401 8.3 Prop. Operations & Maint. 105 3.0 130 3.5 141 3.6 146 3.6 150 3.6 155 3.6 159 3.6 164 3.6 169 3.6 174 3.6 Utilities 171 4.9 178 4.7 184 4.7 189 4.7 195 4.7 201 4.7 207 4.7 213 4.7 220 4.7 226 4.7 Total Expenses 846 24.2 913 24.2 952 24.3 981 24.3 1,010 24.3 1,083 25.3 1,115 25.3 1,149 25.3 1,183 25.3 1,219 25.3 GROSS OPERATING PROFIT 2,114 60.8 2,307 61.3 2,407 61.4 2,480 61.4 2,554 61.4 2,589 60.4 2,667 60.4 2,747 60.4 2,829 60.4 2,914 60.4 Management Fee 139 4.0 151 4.0 157 4.0 162 4.0 166 4.0 171 4.0 177 4.0 182 4.0 187 4.0 193 4.0 INCOME BEFORE NON-OPR. INC. & EXP. 1,975 56.8 2,157 57.3 2,250 57.4 2,319 57.4 2,388 57.4 2,417 56.4 2,490 56.4 2,565 56.4 2,642 56.4 2,721 56.4

NON-OPERATING INCOME & EXPENSE
Property Taxes 230 6.6 235 6.2 240 6.1 245 6.1 249 6.0 254 5.9 259 5.9 265 5.8 270 5.8 275 5.7 Insurance 53 1.5 55 1.5 57 1.4 58 1.4 60 1.4 62 1.4 64 1.4 66 1.4 68 1.4 70 1.4 Total Expenses 284 8.1 290 7.7 296 7.5 303 7.5 309 7.4 316 7.3 323 7.3 330 7.2 338 7.2 345 7.1 EBITDA 1,691 48.7 1,867 49.6 1,954 49.9 2,016 49.9 2,078 50.0 2,101 49.1 2,167 49.1 2,235 49.2 2,304 49.2 2,376 49.3 Reserve for Replacement 70 2.0 113 3.0 157 4.0 162 4.0 166 4.0 171 4.0 177 4.0 182 4.0 187 4.0 193 4.0 EBITDA LESS RESERVE $1,622 46.6 % $1,754 46.6 % $1,797 45.8 % $1,854 45.9 % $1,912 45.9 % $1,930 45.0 % $1,990 45.1 % $2,053 45.1 % $2,117 45.2 % $2,183 45.2 % 0 0 0 0 0 0 0 0 0 0
% of
Gross

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 14

As illustrated, the hotel is expected to stabilize at a profitable level. Please refer to the Forecast of Income and Expense chapter of our report for a detailed explanation of the methodology used in deriving this forecast.

The conclusion of this analysis indicates that the property would generate a 15.4% return on an initial investment of $16,960,000. The investor surveys indicate discount rates ranging from 7.5% to 20.0%; the averages of the surveys range from

10.0% to 12.5%. Based on these parameters, the calculated return of 13.4% on the project is consistent with the range of returns. Return requirements vary based on an individual investor’s circumstances, inclu ding the cost and availability of both debt and equity capital. This analysis is intended to provide information to assist the developer in evaluating the feasibility of the proposed project.

Per USPAP, an “Extraordinary Assumption” is defined as follows:

An assignment -specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions. Comment: Uncertain information might include physical, legal, or economic characteristics of the subject property; or conditions external to the property, such as market conditions or trends; or the integrity of data used in an analysis.1 The analysis is based on the extraordinary assumption that the described improvements have been completed as of the stated date of opening. The reader should understand that the completed subject property does not yet exist as of the date of this report. Our feasibility study does not address unforeseeable events that could alter the proposed project, and/or the market conditions reflected in the analyses; we assume that no significant changes, other than those anticipated and explained in this report, shall take place between the date of inspection and stated date of opening. The use of this extraordinary assumption may have affected the assignment results. We have made no other extraordinary assumptions specific to this feasibility study. However, several important general assumptions have been made that apply to this feasibility study and our studies of proposed hotels in general. These aspects are set forth in the Assumptions and Limiting Conditions chapter of this report.

This feasibility report is being prepared for use in the development of the proposed subject hotel.

1 The Appraisal Foundation, Uniform Standards of Professional Appraisal Practice, 2020–2021 ed.

Feasibility Conclusion
Assignment Conditions
Intended Use of the
Feasibility Study

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 15

The client for this engagement is HMC Development. This report is intended for the addressee firm and may not be distributed to or relied upon by other persons or entities.

The methodology used to develop this study is based on the market research and valuation techniques set forth in the textbooks authored by Hospitality Valuation Services for the American Institute of Real Estate Appraisers and the Appraisal Institute, entitled The Valuation of Hotels and Motels,2 Hotels, Motels and Restaurants:

Valuations and Market Studies, 3 The Computerized Income Approach to Hotel/Motel Market Studies and Valuations, 4 Hotels and Motels: A Guide to Market Analysis, Investment Analysis, and Valuations,5 and Hotels and Motels – Valuations and Market Studies.6

1. All information was collected and analyzed by the staff of TS Worldwide, LLC. Information was supplied by the client and/or the property’s development team.

2. The subject site has been evaluated from the viewpoint of its physical utility for the future operation of a hotel, as well as access, visibility, and other relevant factors.

3. The subject property's proposed improvements have been reviewed for their expected quality of construction, design, and layout efficiency.

4. The surrounding economic environment, on both an area and neighborhood level, has been reviewed to identify specific hostelry -related economic and demographic trends that may have an impact on future demand for hotels.

5. Dividing the market for hotel accommodations into individual segments defines specific market characteristics for the types of travelers expected to utilize the area's hotels. The factors investigated include purpose of visit, average length of stay, facil ities and amenities required, seasonality, daily demand fluctuations, and price sensitivity.

2 Stephen Rushmore, The Valuation of Hotels and Motels . (Chicago: American Institute of Real Estate Appraisers, 1978).
3 Stephen Rushmore, Hotels, Motels and Restaurants: Valuations and Market Studies . (Chicago: American Institute of Real Estate Appraisers, 1983). 4 Stephen Rushmore, The Computerized Income Approach to Hotel/Motel Market Studies and Valuations. (Chicago: American Institute of Real Estate Appraisers, 1990). 5 Stephen Rushmore, Hotels and Motels: A Guide to Market Analysis, Investment Analysis, and Valuations (Chicago: Appraisal Institute, 1992).
6 Stephen Rushmore and Erich Baum, Hotels and Motels – Valuations and Market Studies. (Chicago: Appraisal Institute, 2001).

Identification of the
Client and Intended
User(s)
Scope of Work

January-2024 Executive Summary
Proposed Natomas Woodspring Suites – Sacramento, California 16

6. An analysis of existing and proposed competition provides an indication of the current accommodated demand, along with market penetration and the degree of competitiveness. Unless noted otherwise, we have inspected the primary competitive lodging facilities summarized in this report.

7. Documentation for an occupancy and ADR projection is derived utilizing the build-up approach based on an analysis of lodging activity.

8. A detailed projection of income and expense made in accordance with the Uniform System of Accounts for the Lodging Industry (USALI) sets forth the anticipated economic benefits of the proposed subject property.

9. A feasibility analysis is performed, in which the total property yield that the project would generate is compared to the total property yields indicated by market surveys.

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 17

2. Description of the Site and Neighborhood
The suitability of the land for the operation of a lodging facility is an important consideration affecting the economic viability of a property and its ultimate marketability. Factors such as size, topography, access, visibility, and the availability of utilities have a direct impact on the desirability of a particular site.

This site is in the city of Sacramento, California.

The subject site measures approximately 2.09 acres, or 91,040 square feet . The parcel's adjacent uses are set forth in the following table.

FIGURE 2-1 SUBJECT PARCEL'S ADJACENT USES
Direction Boundary
North Property Line Commercial Business Park
South Property Line AT&T Offices
East Property Line Apartments
West Del Paso Road Vacant Land
Adjacent Use

The topography of the site is generally flat and its shape should permit efficient use of the site for the building and other improvements, as well as ingress and egress.

Upon completion of construction, the subject site will not contain any significant portion of undeveloped land that could be sold, entitled, and developed for alternate use. It is expected that the site will be developed fully with building and site improvements, thus contributing to the overall profitability of the hotel.

Physical Characteristics
Topography and
Site Utility

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 18

VIEW OF SUBJECT SITE

AERIAL PHOTOGRAPH

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 19

VIEW FROM SITE TO THE NORTH

VIEW FROM SITE TO THE SOUTH

VIEW FROM SITE TO THE EAST

VIEW FROM SITE TO THE WEST

It is important to analyze the site with respect to regional and local transportation routes and demand generators, including ease of access. The subject site is readily accessible to a variety of local and county roads, as well as state and interstate highways.

Access and Visibility

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 20

MAP OF REGIONAL ACCESS ROUTES

This market is served by a variety of major routes, including interstates and highways, as illustrated on the map. Regional access to/from the city of Natomas and the subject site, in particular, is considered excellent.

Primary vehicular access to the subject site is provided by Del Paso Road. The subject site is located at a busy intersection and is relatively simple to locate from Interstate 5, which is the closest major thoroughfare. The proposed subject hotel is anticipated to have adequate signage at the street, as well as on its façade. Overall, the subject site benefits from very good accessibility, and the proposed hotel is expected to enjoy excellent visibility from within its local neighborhood.

The proposed subject hotel will be served by the Sacramento International Airport, which is located approximately five miles to the west of the subject site.

Airport Access

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Proposed Natomas Woodspring Suites – Sacramento, California 21

The neighborhood surrounding a lodging facility often has an impact on a hotel's status, image, class, style of operation, and sometimes its ability to attract and properly serve a particular market segment. This section of the report investigates the subject neighborhood and evaluates any pertinent location factors that could affect its future occupancy, average rate, and overall profitability.

The neighborhood that surrounds the subject site is generally defined by Elkhorn Boulevard to the north, Steelhead Creek to the east, Interstate 80 to the south, and Interstate 5/State Highway 99 to the west. The neighborhood is characterized by restaurants, office buildings, and retail shopping centers along the primary thoroughfares, with residential areas located along the secondary roadways. Some specific businesses and entities in the area include American River College Natomas Center, Consulate Genera l of Mexico, and Arena Corporate Center; nearby hotels include the Wyndham Garden, TownePlace Suites by Marriott, and Hilton Garden Inn. Restaurants located near the subject site include Pete's Restaurant & Brewhouse, Taqueria Rincon Alteno, and Oyster Bar Sacramento. In general, this neighborhood is in the growth stage of its life cycle. The former Sleep Train Arena is being demolished and is planned to be redeveloped as a California Northstate University Medical Campus; the redevelopment will also include a 72-acre mixed- use residential and retail component, as well as a 25-acre lab space and office park.

Construction on the medical hospital is anticipated to begin in 2024 and take three years to complete; the mixed-use campus is projected to be completed in 2034. An Aloft hotel is under construction and is expected to be open in March 2024. Overall, the proposed subject hotel's opening should be a positive influence on the area, and the property is expected to be in character with and to complement surroun ding land uses.

Neighborhood

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 22

MAP OF NEIGHBORHOOD

The subject site will reportedly be served by all necessary utilities.

The property is not located within an identified earthquake fault zone, liquefaction zone, landslide zone, or seismic zone; however, the state of California is considered to be seismically active. This condition is consistent with the surrounding real estate and does not affect the subject site's utility or marketability. Geological and soil reports were not provided to us or made available for our review during the preparation of this report. We are not qualified to evaluate soil conditions other than by a visual inspection of the surface; no extraordinary conditions were apparent.

We were not informed of any site-specific nuisances or hazards, and there were no visible signs of toxic ground contaminants at the time of our inspection. Because we are not experts in this field, we do not warrant the absence of hazardous waste and urge the reader to obtain an independent analysis of these factors.

Utilities
Seismicity, Soil and
Subsoil Conditions
Nuisances
and Hazards

January-2024 Description of the Site and Neighborhood
Proposed Natomas Woodspring Suites – Sacramento, California 23

According to the Federal Emergency Management Agency, the subject site is located in flood zone Zone A99. The flood zone definition for the Zone A99 designation is as follows: the flood insurance rate zone that corresponds to areas of the 100 -year floodplains that will be protected by a Federal flood protection system where construction has reached specified statutory milestones. No Base Flood Elevations or depths are shown within this zone. Mandatory f lood insurance purchase requirements apply.

According to the local planning office, the subject property is zoned as follows: EC- 50-PUD - Employment Center 50 Employee . Additional details pertaining to the proposed subject property’s zoning regulations are summarized in the following table.

FIGURE 2-2 ZONING
Municipality Governing Zoning City of Natomas
Current Zoning Employment Center 50 Employee
Current Use Vacant Land
Is Current Use Permitted? Not Applicable
Is Change in Zoning Likely? Yes
Permitted Uses Hotel, Office, Retail
Hotel Allowed Yes
Legally Non-Conforming Not Applicable

We assume that all necessary permits and approvals will be secured and that the subject property will be constructed in accordance with local zoning ordinances, building codes, and all other applicable regulations. Our zoning analysis should be verified before any physical changes are made to the site.

We are not aware of any easements attached to the property that would significantly affect the utility of the site or marketability of this project.

We have analyzed the issues of size, topography, access, visibility, and the availability of utilities. In general, the site should be well suited for future hotel use, with acceptable access, visibility, and topography for an effective operation.

Flood Zone
Zoning
Easements and
Encroachments
Conclusion

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 24

3. Market Area Analysis
The economic vitality of the market area and neighborhood surrounding the subject site is an important consideration in forecasting lodging demand and future income potential. Economic and demographic trends that reflect the amount of visitation provide a basis from which to project lodging demand. The purpose of the market area analysis is to review available economic and demographic data to determine whether the local market will undergo economic growth, stabilize, or decline. In addition to predicting th e direction of the economy, the rate of change must be quantified. These trends are then correlated based on their propensity to reflect variations in lodging demand, with the objective of forecasting the amount of growth or decline in visitation by indivi dual market segment (e.g., commercial, meeting and group, and leisure).

The market area for a lodging facility is the geographical region where the sources of demand and the competitive supply are located. The subject site is located in the city of Sacramento, the county of Sacramento, and the state of California.

The subject property’s market area can be defined by its Combined Statistical Area (CSA): Sacramento-Roseville, CA . The CSA represents adjacent metropolitan and micropolitan statistical areas that have a moderate degree of employment interchange. Micropolitan statistical areas represent urban areas in the United States based around a core city or town with a populatio n of 10,000 to 49,999; the MSA requires the presence of a core city of at least 50,000 people and a total population of at least 100,000 (75,000 in New England). The following exhibit illustrates the market area.

Market Area Definition

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 25

MAP OF MARKET AREA

A primary source of economic and demographic statistics used in this analysis is the Complete Economic and Demographic Data Source published by Woods & Poole Economics, Inc. —a well -regarded forecasting service based in Washington, D .C.

Using a database containing more than 900 variables for each county in the nation, Woods & Poole employs a sophisticated regional model to forecast economic and demographic trends. Historical statistics are based on census data and information published by the Bureau of Econo mic Analysis. Projections are formulated by Woods & Poole, and all dollar amounts have been adjusted for inflation, thus reflecting real change.

These data are summarized in the following table.

Economic and
Demographic Review

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Proposed Natomas Woodspring Suites – Sacramento, California 26

FIGURE 3-1 ECONOMIC AND DEMOGRAPHIC DATA SUMMARY
Avg. Annual Compounded Chg.
2010 2020 2022 2027 2010-20 2010-22 2022-27
Resident Population (Thousands)
Sacramento County 1,421.4 1,586.2 1,603.3 1,673.7 1.1 % 1.0 % 0.9 % Sacramento-Roseville-Folsom, CA MSA 2,153.6 2,399.4 2,436.1 2,558.3 1.1 1.0 1.0 Sacramento-Roseville, CA CSA 2,419.5 2,683.0 2,723.9 2,855.4 1.0 1.0 0.9 State of California 37,319.6 39,499.7 39,522.0 40,906.1 0.6 0.5 0.7 United States 309,327.1 331,501.1 334,193.8 345,453.9 0.7 0.6 0.7 Per-Capita Personal Income*
Sacramento County $40,089 $51,527 $50,226 $53,457 2.5 1.9 1.3 Sacramento-Roseville-Folsom, CA MSA 42,678 55,039 54,133 57,727 2.6 2.0 1.3 Sacramento-Roseville, CA CSA 42,306 54,271 53,304 56,904 2.5 1.9 1.3 State of California 45,170 62,897 62,867 67,878 3.4 2.8 1.5 United States 42,497 53,178 53,658 58,274 2.3 2.0 1.7
W&P Wealth Index
Sacramento County 92.8 93.3 90.9 89.3 0.1 (0.2) (0.4)
Sacramento-Roseville-Folsom, CA MSA 99.3 100.5 98.6 97.1 0.1 (0.1) (0.3) Sacramento-Roseville, CA CSA 98.4 99.2 97.2 95.8 0.1 (0.1) (0.3) State of California 106.2 115.2 115.2 114.6 0.8 0.7 (0.1) United States 100.0 100.0 100.0 100.0 0.0 0.0 0.0
Food and Beverage Sales (Millions)*
Sacramento County $1,965 $2,592 $3,440 $3,858 2.8 4.8 2.3 Sacramento-Roseville-Folsom, CA MSA 3,071 4,107 5,466 6,180 2.9 4.9 2.5 Sacramento-Roseville, CA CSA 3,335 4,428 5,895 6,655 2.9 4.9 2.5 State of California 61,647 78,196 104,140 116,226 2.4 4.5 2.2 United States 475,345 571,525 755,072 840,450 1.9 3.9 2.2 Total Retail Sales (Millions)*
Sacramento County $16,586 $21,908 $25,126 $26,340 2.8 3.5 0.9 Sacramento-Roseville-Folsom, CA MSA 27,091 35,947 41,412 43,773 2.9 3.6 1.1 Sacramento-Roseville, CA CSA 29,760 39,158 45,086 47,580 2.8 3.5 1.1 State of California 510,170 664,076 762,872 792,069 2.7 3.4 0.8 United States 4,385,184 5,481,467 6,257,974 6,489,951 2.3 3.0 0.7 * Inflation Adjusted
Source: Woods & Poole Economics, Inc.

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 27

The U.S. population grew at an average annual compounded rate of 0.6% from 2010 through 2022. The county’s population has increased at a quicker pace than the nation’s population; the average annual growth rate of 1.0% between 2010 and 2022 reflects a gradually expanding area. Per-capita personal income increased slowly, at 1.9% on average annually for the county between 2010 and 2022. Local wealth indexes have remained stable in recent years, registering a modest 90.9 level for the county in 2022.

Food and beverage sales totaled $3,440 million in the county in 2022, versus $1,965 million in 2010. This reflects a 4.8% average annual change. The pace of growth is anticipated to be 2.3% through 2027. The retail sales sector demonstrated an annual increase of 3.5% from 2010 to 2022. An increase of 0.9% average annual change is expected in county retail sales through 2027.

The characteristics of an area's workforce provide an indication of the type and amount of transient visitation likely to be generated by local businesses. Sectors such as finance, insurance, and real estate (FIRE); wholesale trade; and services produce a considerable number of visitors who are not particularly rate sensitive.

The government sector often generates transient room nights, but per -diem reimbursement allowances often limit the accommodations selection to budget and mid-priced lodging facilities . Contributions from manufacturing, construction, transportation, communications, and public utilities (TCPU) employers can also be important, depending on the company type.

The following table sets forth the county workforce distribution by business sector in 2010, 2020, and 2022, as well as a forecast for 2027.

Workforce
Characteristics

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Proposed Natomas Woodspring Suites – Sacramento, California 28

FIGURE 3-2 HISTORICAL AND PROJECTED EMPLOYMENT (000S)
Avg. Annual Compounded Chg.

Percent Percent Percent Percent
Industry 2010 of Total 2020 of Total 2022 of Total 2027 of Total Farm 2.7 0.4 % 2.5 0.3 % 2.5 0.3 % 2.5 0.2 % (0.7) % (1.2) % (0.2) % Forestry, Fishing, Related Activities And Other 1.4 0.2 1.3 0.1 1.5 0.2 1.6 0.2 (0.4) 7.1 1.0 Mining 0.7 0.1 0.4 0.0 0.6 0.1 0.6 0.1 (6.0) 19.9 2.3
Utilities 0.9 0.1 2.3 0.3 2.4 0.3 2.7 0.3 9.5 1.7 2.3
Construction 35.7 4.7 55.8 6.4 56.5 6.0 58.1 5.8 4.6 0.7 0.6 Manufacturing 21.5 2.9 24.1 2.8 23.6 2.5 22.8 2.3 1.2 (1.1) (0.7) Total Trade 87.7 11.7 92.9 10.6 96.5 10.3 99.4 10.0 0.6 2.0 0.6 Wholesale Trade 17.5 2.3 19.3 2.2 19.7 2.1 19.8 2.0 1.0 1.0 0.1 Retail Trade 70.2 9.3 73.6 8.4 76.8 8.2 79.7 8.0 0.5 2.2 0.7 Transportation And Warehousing 19.5 2.6 48.1 5.5 52.5 5.6 60.7 6.1 9.5 4.4 3.0 Information 13.5 1.8 8.9 1.0 9.4 1.0 9.2 0.9 (4.1) 2.6 (0.4) Finance And Insurance 40.5 5.4 43.2 4.9 44.1 4.7 46.8 4.7 0.6 1.1 1.2 Real Estate And Rental And Lease 31.0 4.1 33.1 3.8 36.1 3.9 38.6 3.9 0.6 4.5 1.3 Total Services 308.5 41.0 383.2 43.7 427.1 45.7 472.0 47.4 2.2 5.6 2.0 Professional And Technical Services 60.2 8.0 65.3 7.5 69.8 7.5 75.8 7.6 0.8 3.3 1.7 Management Of Companies And Enterprises 9.8 1.3 10.6 1.2 10.8 1.2 11.0 1.1 0.9 0.6 0.5 Administrative And Waste Services 47.2 6.3 62.0 7.1 65.2 7.0 69.1 6.9 2.8 2.6 1.2 Educational Services 15.2 2.0 16.3 1.9 19.1 2.0 22.0 2.2 0.7 8.3 2.9 Health Care And Social As sistance 73.7 9.8 117.6 13.4 127.4 13.6 143.7 14.4 4.8 4.1 2.4 Arts, Entertainment, And Recreation 14.2 1.9 12.5 1.4 17.3 1.8 20.1 2.0 (1.3) 17.7 3.1 Accommodation And Food Services 45.7 6.1 50.3 5.7 63.8 6.8 72.9 7.3 1.0 12.6 2.7 Other Services, Except Public Administration 42.6 5.7 48.6 5.5 53.9 5.8 57.4 5.8 1.3 5.3 1.3 Total Government 189.1 25.1 181.0 20.6 182.3 19.5 181.9 18.2 (0.4) 0.4 (0.0) Federal Civilian Government 9.3 1.2 10.1 1.2 9.7 1.0 9.6 1.0 0.9 (2.2) (0.3) Federal Military 3.1 0.4 3.1 0.4 3.1 0.3 3.1 0.3 (0.2) 0.0 0.0 State And Local Government 176.7 23.5 167.8 19.1 169.5 18.1 169.2 17.0 (0.5) 0.5 (0.0) TOTAL 752.6 100.0 % 876.8 100.0 % 935.1 100.0 % 996.9 100.0 % 1.5 % 3.3 % 1.3 % MSA 1,136.6 — 1,336.3 — 1,432.7 — 1,535.7 — 1.6 % 3.5 % 1.4 % U.S. 172,901.7 — 190,776.8 — 207,048.4 — 223,733.2 — 1.0 4.2 1.6 Source: Woods & Poole Economics, Inc.
2010-2020 2020-2022 2022-2027

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 29

The preceding data illustrate the long -term employment trends in this market, including the recent impact of the pandemic and the subsequent recovery. Forecasts developed by Woods & Poole Economics, Inc. anticipate that total employment in the county will change by 1.3% on average annually through 2027. The trend is below the forecast rate of change for the United States as a whole during the same period.

The following table illustrates historical and projected employment, households, population, and average household income data, as provided by REIS for the overall Sacramento market.

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Proposed Natomas Woodspring Suites – Sacramento, California 30

FIGURE 3-3 HISTORICAL & PROJECTED EMPLOYMENT, HOUSEHOLDS, POPULATION, AND HOUSEHOLD INCOME STATISTICS Year
2010 829,730 — 289,242 — 66,560 — 790,970 — 2,162,680 — $113,375 — 2011 834,630 0.6 % 289,404 0.1 % 68,797 3.4 % 798,890 1.0 % 2,179,210 0.8 % 116,205 2.5 % 2012 853,730 2.3 295,949 2.3 69,710 1.3 806,210 0.9 2,196,910 0.8 125,213 7.8 2013 876,700 2.7 301,664 1.9 70,616 1.3 813,810 0.9 2,218,050 1.0 125,514 0.2 2014 898,600 2.5 308,522 2.3 71,797 1.7 819,720 0.7 2,241,600 1.1 132,351 5.4 2015 932,270 3.7 316,934 2.7 73,647 2.6 826,900 0.9 2,268,750 1.2 138,412 4.6 2016 958,970 2.9 326,429 3.0 74,095 0.6 836,080 1.1 2,299,350 1.3 143,194 3.5 2017 983,870 2.6 332,304 1.8 76,440 3.2 843,410 0.9 2,328,500 1.3 148,040 3.4 2018 1,010,370 2.7 337,786 1.6 78,758 3.0 854,610 1.3 2,355,810 1.2 153,829 3.9 2019 1,030,670 2.0 341,636 1.1 80,137 1.8 868,100 1.6 2,387,090 1.3 160,564 4.4 2020 977,970 (5.1) 329,528 (3.5) 74,098 (7.5) 868,270 0.0 2,403,830 0.7 172,051 7.2 2021 1,039,100 6.3 344,872 4.7 79,652 7.5 877,620 1.1 2,391,360 (0.5) 178,952 4.0 2022 1,074,300 3.4 355,611 3.1 84,017 5.5 881,800 0.5 2,397,380 0.3 186,184 4.0 Forecasts
2023 1,097,780 2.2 % 362,468 1.9 % 85,249 1.5 % 887,360 0.6 % 2,402,310 0.2 % 191,821 3.0 % 2024 1,105,540 0.7 364,121 0.5 86,331 1.3 892,880 0.6 2,403,920 0.1 198,957 3.7 2025 1,113,680 0.7 366,617 0.7 87,073 0.9 898,180 0.6 2,403,990 0.0 206,030 3.6 2026 1,117,570 0.3 369,016 0.7 87,199 0.1 902,720 0.5 2,403,890 (0.0) 213,512 3.6 2027 1,121,380 0.3 371,681 0.7 87,240 0.0 906,900 0.5 2,403,500 (0.0) 221,415 3.7 Average Annual Compound Change
2010 - 2022 2.2 % 1.7 % 2.0 % 0.9 % 0.9 % 4.2 %
Forecast 2023 - 2027 0.5 % 0.6 % 0.6 % 0.5 % 0.0 % 3.7 % % Chg% Chg
Office
Employment
Total
Employment % Chg
Household
Avg. Income % Chg
Source: REIS Report, 3rd Quarter, 2023
Households % Chg Population
Industrial
Employment % Chg

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 31

For the Sacramento market, of the roughly 1,100,000 persons employed, 33.0% are categorized as office employees, while 8.0% are categorized as industrial employees. Total employment is expected to expand by 2.2% in 2023, while office employment is forecast to expand by 1.9% in 2023.

The number of households is forecast to expand by 0.5% on average annually between 2023 and 2027. Population is forecast to remain stable through the same period. Household average income is forecast to grow by 3.7% on average annually from 2023 through 2027.

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 32

The following table reflects radial demographic trends for our market area measured by three points of distance from the subject site.

FIGURE 3-4 DEMOGRAPHICS BY RADIUS
Population
2028 Projection 17,618 114,591 223,809
2023 Estimate 16,534 108,825 214,966
2020 Census 15,931 105,835 210,440
Percent Change: 2023 to 2028 6.6% 5.3% 4.1%
Percent Change: 2020 to 2023 3.8% 2.8% 2.2%
Households
2028 Projection 6,536 39,865 74,504
2023 Estimate 6,113 37,877 71,520
2020 Census 5,879 36,902 70,080
Percent Change: 2023 to 2028 6.9% 5.3% 4.2%
Percent Change: 2020 to 2023 4.0% 2.6% 2.1%
Income
2023 Est. Average Household Income $122,595 $117,749 $102,876 2023 Est. Median Household Income 98,028 94,926 77,202
2023 Est. Civ. Employed Pop 16+ by Occupation
Architecture/Engineering 220 1,163 1,732
Arts/Design/Entertainment/Sports/Media 67 875 1,339
Building/Grounds Cleaning/Maintenance 208 1,574 4,055
Business/Financial Operations 683 3,936 5,776
Community/Social Services 150 1,114 1,908
Computer/Mathematical 801 3,748 5,152
Construction/Extraction 267 2,287 5,620
Education/Training/Library 506 2,622 4,496
Farming/Fishing/Forestry 13 246 592
Food Preparation/Serving Related 414 2,449 5,052
Healthcare Practitioner/Technician 444 3,145 4,736
Healthcare Support 284 2,297 4,980
Installation/Maintenance/Repair 125 1,373 3,223
Legal 162 759 1,301
Life/Physical/Social Science 141 810 1,262
Management 1,155 5,937 9,235
Office/Administrative Support 1,079 7,178 13,024
Production 151 1,287 3,157
Protective Services 166 1,290 2,287
Sales/Related 897 4,870 9,294
Personal Care/Service 232 1,447 2,470
Transportation/Material Moving 591 4,581 10,085

0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles
Source: Environics Analytics

This source reports a population of 214,966 and 71,520 households within a five- mile radius of the subject site. The a verage household income within this radius is reported at $102,876, while the median is $77,202.

Radial Demographic
Snapshot

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 33

The following table presents historical unemployment rates for the proposed subject hotel’s market area.

FIGURE 3-5 UNEMPLOYMENT STATISTICS
Year
2013 8.9 % 8.7 % 8.9 % 7.4 %
2014 7.3 7.1 7.5 6.2
2015 6.0 5.9 6.2 5.3
2016 5.4 5.3 5.5 4.9
2017 4.7 4.5 4.8 4.4
2018 3.9 3.8 4.3 3.9
2019 3.7 3.6 4.0 3.7
2020 9.5 8.9 10.1 8.1
2021 6.9 6.4 7.3 5.4
2022 3.9 3.7 4.2 3.6
Recent Month - Aug
2022 3.9 % 3.7 % 4.1 % 3.7 %
2023 4.7 4.5 5.1 3.8
U.S.County MSA State
Source: U.S. Bureau of Labor Statis tics

Prior to the pandemic, U.S. unemployment levels were firmly below the 4.6% level recorded in 2006 and 2007, the peak years of the economic cycle prior to the Great Recession. The unemployment rate for February 2020 was 3.5%. The unemployment rate had remai ned in the 3.5% to 3.7% range since April 2019, reflecting a trend of stability and strength. However, in April 2020, unemployment rose to 14.7%, and employment dropped by 20.7 million because of the COVID -19 pandemic. Steady gains in employment have been registered since that time; most recently, the national unemployment rate was 3.7% in November 2023. A 262,000- , 150,000-, and 199,000 -person rise in employment was registered in September, October, and November, respectively. In November, the most significant gains were reported in health care, government, and manufacturing.

Locally, the unemployment rate was 3.9% in 2022; for this same area in 2023, the most recent month’s unemployment rate was registered at 4.7%, versus 3.9% for the same month in 2022. As illustrated in the foregoing table, unemployment declined through 2019. Economic development officials noted that local employment last decade was largely supported by the government and healthcare sectors. However, unemployment data from 2020 illustrat e a sharp increase given Unemployment
Statistics

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 34

the effects of the COVID -19 pandemic and related global economic crisis, which included massive furloughs/layoffs. Unemployment declined in 2021 as the economy began to rebound. This positive trend continued through 2022 with unemployment reaching near historical lows. The most recent comparative period shows where the local market stood in 2023 relative to the same month of 2022, reflecting worsening economic conditions. Companies face increased costs resulting from rapid onset inflation and have instituted layoffs as a control measure.

Providing additional context for understanding the nature of the regional economy, the following table presents a list of the major employers in the proposed subject property's market.

FIGURE 3-6 MAJOR EMPLOYERS
Number of
Rank Employer Employees
1 State of California 107,876
2 UC Davis Health 16,075
3 Sacramento County 13,252
4 Kais er Permanente 10,934
5 U.S. Government 10,507
6 Sutter Health 9,350
7 Dignity Health 7,353
8 Intel 5,000
9 San Juan Unified School Dis trict 4,801
10 Los Rios Community College Dis trict 3,049
Source: Sacramento Bus ines s Journal, June 2023

As the capital of California, Sacramento's economy is anchored by the government sector. State, county, city, and federal government entities generate the majority of the economic activity in the region. Virtually every local government agency has a presence in Sacramento, including California Employment Development Department, California Department of Child Support Services, Sacramento County Office of Education, and California Air National Guard. In addition, healthcare plays a vital role in the economy, with Kaiser Permanente, UC Davis Health, Sutter Health, and Dignity Health all having a large presence. Intel Corporation represents the largest private employer outside of healthcare. Furthermore, the Golden 1 Center, home stadium of the NBA's Sacramento Kings, is a significant demand driver in Downtown Sacramento. Additionally, the Sacramento Convention Center underwent a $245-million renovation and expansion that was completed in 2021.

Major Business and
Industry

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Proposed Natomas Woodspring Suites – Sacramento, California 35

We note that many employers in the market temporarily shut down operations, and several developers paused or canceled projects, in response to the COVID -19 pandemic in March 2020; however, economic activity has increased since that time.

Most notably, cons truction is underway on a mixed -use redevelopment of the Sacramento Railyard north of Downtown; the project includes housing, office space, a proposed $250 -million MLS stadium, and a $1.5 -billion Kaiser Permanente Hospital. The stability of the government and healthcare sectors, as well as ongoing development, is expected to continue to benefit the market and lodging demand.

Trends in occupied office space are typically among the most reliable indicators of lodging demand, as firms that occupy office space often exhibit a strong propensity to attract commercial visitors. Thus, trends that cause changes in vacancy rates or occupied office space may have a proportional impact on commercial lodging demand and a less direct effect on meeting demand. The following table details office space statistics for the pertinent market area.

FIGURE 3-7 OFFICE SPACE STATISTICS – MARKET OVERVIEW
Submarket
1 Carmichael/Fair Oaks/Citrus Heights 112 3,362,000 2,738,000 18.6 % $25.72 2 Central Northeast 159 5,717,000 4,622,000 19.2 24.01
3 Downtown/Midtown 159 11,027,000 8,954,000 18.8 37.45
4 El Dorado County 44 714,000 537,000 24.8 21.46
5 North/South Natomas 96 6,699,000 5,147,000 23.2 28.17 6 Roseville/Rocklin 186 6,602,000 5,302,000 19.7 26.35
7 Route 50 Corridor 168 8,555,000 6,448,000 24.6 22.60
8 West & South Sacramento 87 2,874,000 2,544,000 11.5 23.38 Totals and Averages 1,011 45,550,000 36,292,000 20.3 % $28.00 Inventory Occupied Office
Space
Vacancy
Rate
Average Asking
Lease RateBuildings Square Feet
Source: REIS Report, 3rd Quarter, 2023

The greater Sacramento market comprises a total of 45.6 million square feet of office space. For the 3rd Quarter of 2023, the market reported a vacancy rate of

20.3% and an average asking rent of $28.00. The subject property is located in the North/South Natomas submarket, which houses 6,699,000 square feet of office space. The submarket's vacancy rate of 23.2% is above the overall market average.

The average asking lease rate of $28.17 is on par with the average for the broader market.

The following table illustrates a trend of office space statistics for the overall Sacramento market and the North/South Natomas submarket.

Office Space Statistics

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Proposed Natomas Woodspring Suites – Sacramento, California 36

FIGURE 3-8 HISTORICAL AND PROJECTED OFFICE SPACE STATISTICS – GREATER MARKET VS. SUBMARKET Year
2010 44,447,000 — 35,460,000 — 20.2 % $23.62 — 6,020,000 — 4,858,000 — 19.3 % $24.65 — 2011 44,667,000 0.5 % 35,445,000 (0.0) % 20.6 23.66 0.2 % 6,020,000 0.0 % 4,960,000 2.1 % 17.6 24.56 (0.4) % 2012 44,727,000 0.1 35,332,000 (0.3) 21.0 23.71 0.2 6,020,000 0.0 4,912,000 (1.0) 18.4 24.42 (0.6) 2013 44,794,000 0.1 35,398,000 0.2 21.0 23.69 (0.1) 6,020,000 0.0 4,930,000 0.4 18.1 24.66 1.0 2014 44,473,000 (0.7) 34,958,000 (1.2) 21.4 23.82 0.5 6,020,000 0.0 4,912,000 (0.4) 18.4 25.07 1.7 2015 44,479,000 0.0 35,670,000 2.0 19.8 24.42 2.5 6,020,000 0.0 5,111,000 4.1 15.1 25.55 1.9 2016 44,434,000 (0.1) 35,940,000 0.8 19.1 24.94 2.1 6,020,000 0.0 5,111,000 0.0 15.1 26.12 2.2 2017 44,518,000 0.2 35,950,000 0.0 19.2 25.42 1.9 6,020,000 0.0 5,051,000 (1.2) 16.1 26.78 2.5 2018 44,871,000 0.8 36,239,000 0.8 19.2 26.27 3.3 6,020,000 0.0 4,979,000 (1.4) 17.3 27.19 1.5 2019 44,931,000 0.1 36,591,000 1.0 18.6 27.02 2.9 6,080,000 1.0 5,016,000 0.7 17.5 27.67 1.8 2020 45,018,000 0.2 36,545,000 (0.1) 18.8 27.19 0.6 6,167,000 1.4 5,023,000 0.1 18.6 27.78 0.4 2021 45,530,000 1.1 37,161,000 1.7 18.4 27.69 1.8 6,679,000 8.3 5,534,000 10.2 17.1 28.63 3.1 2022 45,530,000 0.0 36,402,000 (2.0) 20.0 27.88 0.7 6,679,000 0.0 5,448,000 (1.6) 18.4 28.10 (1.9) Forecasts
2023 45,711,000 0.4 % 36,454,000 0.1 % 20.2 % 28.10 0.8 % 6,699,000 0.3 % 5,184,000 (4.8) % 22.6 % 28.30 0.7 % 2024 45,722,000 0.0 36,287,000 (0.5) 20.6 28.55 1.6 6,699,000 0.0 5,224,000 0.8 22.0 28.54 0.8 2025 45,749,000 0.1 36,310,000 0.1 20.6 29.06 1.8 6,699,000 0.0 5,218,000 (0.1) 22.1 28.80 0.9 2026 45,819,000 0.2 36,398,000 0.2 20.6 29.62 1.9 6,709,000 0.1 5,190,000 (0.5) 22.6 29.06 0.9 2027 45,999,000 0.4 36,549,000 0.4 20.5 30.19 1.9 6,725,000 0.2 5,139,000 (1.0) 23.6 29.30 0.8 Average Annual Compound Change
2010 - 2022 0.2 % 0.2 % 1.4 % 0.9 % 1.0 % 1.1 %
Forecast 2023 - 2027 0.2 % 0.1 % 1.8 % 0.1 % (0.2) % 0.9 % Sacramento Market North/South Natomas Submarket
Available
Office Space % Chg
Occupied
Office Space
Asking
Lease Rate % Chg
Available
Office Space % Chg
Occupied
Office Space
Asking
Lease Rate % Chg
Vacancy
Rate% Chg
Source: REIS Report, 3rd Quarter, 2023
% Chg
Vacancy
Rate

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 37

The level of occupied office space is forecast to decline in this Sacramento market, to roughly 5,200,000 square feet in 2023. Occupied office space is projected to be 5,200,000 in 2027. According to REIS, the North/South Natomas market commands the second-highest average lease rate of all the submarkets shown. Construction of office space has been very limited since the recession; only 659,000 square feet of office space entered this subm arket between 2009 and 2022, primarily attributed to a building moratorium in the area from December 2008 to June 2015. Per REIS, as a result of the COVID -19 pandemic, negative absorption rates are expected through 2027 within the North/South Natomas subma rket, with a moderate improvement expected in 2024. However, asking lease rates are projected to grow through 2027 following the decline registered in 2022.

Airport passenger counts are important indicators of lodging demand. Depending on the type of service provided by a particular airfield, a sizable percentage of arriving passengers may require hotel accommodations. Trends showing changes in passenger counts also reflect local business activity and the overal l economic health of the area.

Sacramento International Airport (SMF) is the gateway to Northern California and serves the greater Sacramento region, including Stockton, Chico, and Napa. This four-runway facility services multiple international and national carriers, offering nonstop fl ights to 47 destinations in two countries. In 2018, Sacramento County approved an incentive package that temporarily waives landing and facility fees in an effort to attract service to/from Europe; airport officials have reportedly held discussions with European carriers such as Norwegian Air Shuttle ASA and Condor Flugdienst GmbH. Southwest Airlines began nonstop service to/from Kona, Hawaii, and Palm Springs, California, in 2021. In February 2023, officials at SMF announced a $1.3 -billion expansion projec t, which will include a $140 -million pedestrian walkway connecting Terminal B with Concourse B, expansions to both Terminal A and Terminal B, and a new parking garage, as well as the relocation of rental -car facilities to within walking distance of the terminals. The project is anticipated to be completed in phases from 2024 through 2027.

The following table illustrates recent operating statistics for the Sacramento International Airport , which is the primary airport facility serving the proposed subject hotel’s submarket.

Airport Traffic

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Proposed Natomas Woodspring Suites – Sacramento, California 38

FIGURE 3-9 AIRPORT STATISTICS - SACRAMENTO INTERNATIONAL AIRPORT Year
2013 8,685,368 — —
2014 8,972,756 3.3 % 3.3 %
2015 9,609,880 7.1 5.2
2016 10,118,794 5.3 5.2
2017 10,912,080 7.8 5.9
2018 12,050,763 10.4 6.8
2019 13,172,840 9.3 7.2
2020 5,583,052 (57.6) (6.1)
2021 9,702,030 73.8 1.4
2022 12,313,370 26.9 4.0
Year-to-date, Oct
2022 10,250,096 — —
2023 10,804,821 5.4 % —
*Annual average compounded percentage change from the previous year **Annual average compounded percentage change from first year of data Change**
Passenger
Change*Traffic
Percent Percent
Source: Sacramento International Airport

This facility recorded 12,313,370 passengers in 2022. The change in passenger traffic between 2021 and 2022 was 26.9%. The average annual change during the period shown was 4.0%. Data from 2020 illustrate a significant decline given the impact of the COVID -19 pandemic and the travel restrictions that were implemented. Data from 2021 and 2022 show a notable rebound, and this positive trend continued through most of 2023, per the latest statistics. The curren t trend indicates that a full recovery of passenger levels will occur by year-end 2023.

The subject market benefits from a variety of tourism and leisure attractions in the area. Leisure demand generators include the Capitol Park, the Crocker Art Museum, and Sutter's Fort; special events also play a role during key weekends, such as events at the Golden 1 Center and the SAFE Credit Union Convention Center. While entertainment venues were temporarily closed (and events were postponed or canceled) in 2020 and early 2021 because of the pandemic, all area attractions are now open, and events are taking place on a normal schedule.

This section discussed a wide variety of economic indicators for the pertinent market area. The local market area benefits from a strengthening economy that is primarily led by the healthcare and government sectors. Additionally, tourism has Tourist Attractions
Conclusion

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Proposed Natomas Woodspring Suites – Sacramento, California 39

rebounded in the last couple of years, with key attractions such as events at the Golden 1 Center and the California State Capitol Museum being primary draws.

Thus, the near-term market outlook is overall positive.

Our analysis of the outlook for this specific market also considers the broader context of the national economy. For the eight quarters leading up to 2020, GDP quarterly growth ranged between 0.9% and 3.8%, reflecting moderate economic expansion. The impac t of the pandemic was considerable in 2020. As shutdowns halted major components of the U.S. economy from mid -March through May, the GDP contracted by an annualized rate of 31.2% in the second quarter of 2020, the largest such decline in U.S. history. While shocking, this GDP decline was offset by a significant rebound in economic activity in the third quarter of 2020, greatly moderating the overall impact for the year. The U.S. economy grew by 33.8% on an annualized basis in the third quarter, followed by more modest gains in the five quarters that followed through the end of 2021, with GDP having surpassed the pre- pandemic peak by the first quarter of 2021). A pullback during the first half of 2022 was driven by the trade deficit and decreases in governmen t spending and inventory investment, although the decline was offset by gains during the second half of the year.

FIGURE 3-10 UNITED STATES GDP GROWTH RATE

3.8 2.7 1.9 0.9 2.4 3.2 2.8 1.9
-5.1
-31.2

33.8 4.5 6.3 6.7 2.3 6.9
-1.6 -0.6

3.2 2.6 2.2 2.1 4.9
$18
$19
$20
$21
$22
$23
$24
$25
$26
$27
$28
-40
-30
-20
-10
0 10
20 30
40 2018 2019 2020 2021 2022 2023
GDP (Trillions)
Annualized % Change
Sources: tradingeconomics.com, Bureau of Economic Analysis Annualized % Change GDP (Trillions)

While the positive trend continued during the first and second quarters of 2023, the GDP gain waned, reflecting 2.2% and 2.1% increases, respectively. The third estimate for third-quarter 2023 GDP growth was released on December 21, 2023, at a higher -than-expected 4.9%. According to the report from the Bureau of Economic Analysis, "Compared to the second quarter, the acceleration in real GDP

January-2024 Market Area Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 40

in the third quarter reflected accelerations in consumer spending, private inventory investment, and federal government spending and upturns in exports and residential fixed investment. These movements were partly offset by a downturn in nonresidential fixed investment and a deceleration in state and local government spending. Imports turned up." Despite this favorable economic news, transaction activity has been curtailed by high borrowing costs and stricter lending requirements. While the possibility of a market downturn in the near term remains a concern, the long-term outlook for the industry is optimistic.

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 41

4. Supply and Demand Analysis
In the lodging industry, price varies directly, but not proportionately, with demand and inversely, but not proportionately, with supply. Supply is measured by the number of guestrooms available, and demand is measured by the number of rooms occupied; the net effect of supply and demand toward equilibrium results in a prevailing price, or average daily rate (ADR). The purpose of this section is to investigate current supply and demand trends, as indicated by the current competitive market, and to set forth a basis for the projection of future supply and demand growth.

A hotel’s local lodging market is most directly affected by the supply and demand trends within the immediate area. However, individual markets are also influenced by conditions in the national lodging market. We have reviewed national lodging trends to provide a context for the for ecast of the supply and demand for the proposed subject hotel’s competitive set.

STR is an independent research firm that compiles data on the lodging industry, and this information is routinely used by typical hotel buyers. The following STR diagram presents annual hotel occupancy, ADR, and rooms revenue per available room (RevPAR) data since 1989. RevPAR is calculated by multiplying occupancy by ADR and provides an indication of how well rooms revenue is being maximized.

Definition of Subject
Hotel Market
National Trends
Overview

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 42

FIGURE 4-1 NATIONAL OCCUPANCY, ADR, AND REVPAR TRENDS

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%
$0
$20
$40
$60
$80
$100
$120
$140
$160
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Source: STR
RevPAR Average Rate Occupancy

The preceding chart illustrates the impact of the recessions of the early 1990s, 2000s, the financial crisis of 2008/09, and the recent pandemic on the U.S. lodging industry. In each case, the downturn caused lodging demand to drop, resulting in an occupancy decline. The aggregate ADR also fell, as hoteliers used price as a marketing tool to attract demand and support occupancy levels. As occupancy recovered, ADR growth resumed, although the ADR recovery lagged somewhat behind occupancy levels, as price dis counts contributed to the initial recovery of demand. Following the financial crisis of the Great Recession, occupancy fell by over eight points, and ADR declined by 5.9%, resulting in an 18.3% decrease in RevPAR.

The market recovered steadily thereafter, with occupancy surpassing the 65.0% mark in 2015, and ADR also consistently growing, albeit at a decelerating pace.

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 43

FIGURE 4-2 NATIONAL OCCUPANCY AND ADR TRENDS: 2019 THROUGH 2023 United States 66.0 % 44.0 % 57.5 % 62.7 % 10.3 % $131.23 $103.25 $124.96 $148.83 20.9 % $86.64 $45.48 $71.88 $93.27 33.4 % 2.2 % 12.7 % Region
New England 64.7 % 38.8 % 55.5 % 64.1 % 15.4 % $161.08 $123.17 $155.80 $187.71 20.5 % $104.25 $47.77 $86.54 $120.35 39.1 % 1.5 % 17.2 % Middle Atlantic 69.0 41.3 55.2 63.0 14.1 166.27 115.26 144.08 183.31 27.2 114.81 47.65 79.56 115.51 45.2 5.4 20.3 South Atlantic 67.5 45.7 59.8 64.9 8.6 128.41 107.99 130.45 150.81 15.6 86.68 49.40 77.95 97.88 25.6 2.0 10.8 E. North Central 61.1 39.1 52.3 57.6 10.1 112.64 86.72 105.25 123.86 17.7 68.82 33.93 55.09 71.36 29.5 1.6 11.8 E. South Central 62.4 45.7 59.5 61.7 3.7 103.58 85.74 104.70 120.01 14.6 64.61 39.18 62.30 74.05 18.9 1.5 5.2 W. North Central 58.3 39.1 51.0 55.7 9.1 99.28 83.65 97.34 109.45 12.4 57.88 32.72 49.68 60.92 22.6 0.2 9.2 W. South Central 62.6 44.9 58.1 60.5 4.2 101.84 82.88 95.75 111.96 16.9 63.77 37.25 55.64 67.79 21.8 1.0 5.2 Mountain 66.9 46.7 59.3 64.0 7.9 121.89 105.70 125.74 146.97 16.9 81.54 49.39 74.59 94.06 26.1 0.6 8.6 Pacific 73.6 47.1 60.2 67.1 11.5 171.40 129.57 157.79 191.94 21.6 126.16 61.01 95.00 128.86 35.6 2.6 14.4 Class
Luxury 70.9 % 36.8 % 52.5 % 63.1 % 20.2 % $304.11 $285.78 $322.00 $360.61 12.0 % $215.73 $105.29 $168.95 $227.41 34.6 % 4.8 % 26.0 % Upper-Upscale 72.6 34.8 50.0 63.3 26.6 188.24 159.14 175.05 207.68 18.6 136.67 55.30 87.49 131.40 50.2 5.5 33.6 Upscale 71.5 42.8 59.3 66.6 12.5 143.60 117.80 132.34 157.15 18.7 102.68 50.45 78.42 104.73 33.5 3.1 16.0 Upper-Midscale 67.5 45.3 61.2 65.4 6.8 115.91 98.80 114.14 129.93 13.8 78.20 44.72 69.83 84.93 21.6 2.1 9.1 Midscale 59.5 44.4 56.8 58.6 3.3 95.82 84.47 98.83 110.22 11.5 57.03 37.52 56.10 64.61 15.2 (0.3) 3.0 Economy 59.4 49.2 58.7 58.5 (0.5) 75.50 65.45 76.14 84.32 10.7 44.83 32.30 44.72 49.29 10.2 (1.1) (1.6) Location
Urban 73.2 % 37.9 % 51.8 % 63.3 % 22.2 % $183.20 $127.80 $152.81 $198.52 29.9 % $134.12 $48.47 $79.12 $125.60 58.7 % 6.5 % 30.2 % Suburban 66.7 46.4 59.9 64.0 6.8 111.26 88.81 104.93 123.56 17.8 74.24 41.24 62.90 79.13 25.8 0.9 7.8 Airport 73.7 44.5 60.3 68.4 13.5 119.22 93.71 104.82 127.57 21.7 87.85 41.72 63.18 87.29 38.2 1.4 15.0 Interstate 57.9 44.8 57.8 58.9 1.9 87.86 79.05 92.22 101.67 10.3 50.85 35.39 53.31 59.88 12.3 0.3 2.2 Resort 70.0 42.9 57.7 65.7 13.8 182.74 170.36 209.77 233.86 11.5 127.85 73.13 121.06 153.53 26.8 2.8 17.0 Small Town 57.8 44.4 56.7 57.9 2.1 107.26 96.95 116.96 128.52 9.9 61.98 43.07 66.34 74.44 12.2 2.4 2.4 Chain Scale
Luxury 73.8 % 32.0 % 48.0 % 63.3 % 31.9 % $343.02 $329.54 $383.48 $425.63 11.0 % $253.17 $105.40 $184.12 $269.56 46.4 % 5.6 % 39.3 % Upper-Upscale 73.9 33.4 48.7 63.7 30.6 189.25 158.86 176.66 211.17 19.5 139.80 53.10 86.11 134.48 56.2 6.0 38.5 Upscale 72.6 43.0 59.6 67.3 13.0 142.38 115.11 128.62 153.93 19.7 103.32 49.52 76.68 103.65 35.2 3.6 17.0 Upper-Midscale 67.5 45.4 61.6 65.8 6.8 112.80 96.04 111.14 126.39 13.7 76.14 43.61 68.47 83.15 21.4 2.8 9.7 Midscale 58.1 44.2 56.5 57.7 2.1 86.61 77.29 89.48 98.93 10.6 50.30 34.19 50.59 57.08 12.8 (0.3) 1.8 Economy 58.7 50.9 59.7 58.9 (1.3) 63.70 58.21 66.88 72.62 8.6 37.36 29.64 39.90 42.78 7.2 (2.4) (3.6) Independents 63.5 44.8 56.9 60.3 6.0 133.08 110.74 137.44 159.13 15.8 84.44 49.56 78.24 96.01 22.7 0.9 6.9 Source: Year-End STR Lodging Reviews
RevPAR
'21 to '22 %
Change
Rms.

Avail.

Rms.

Sold
Percent Change
2019 2021 2022
'21 to '22
% Change
Occupancy Average Rate
2022
'21 to '22 %
Change202120192019 202220212020 2020 2020

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 44

FIGURE 4-3 RECENT NATIONAL OCCUPANCY AND ADR TRENDS
United States 63.4 % 63.9 % 0.8 % $149.33 $155.99 4.5 % $94.69 $99.72 5.3 % 0.5 % 1.3 % Region
New England 64.5 % 64.7 % 0.4 % $181.91 $191.42 5.2 % $117.25 $123.90 5.7 % (0.2) % 0.3 % Middle Atlantic 63.0 65.5 4.0 177.15 189.19 6.8 111.58 123.98 11.1 0.0 4.0 South Atlantic 65.4 65.3 0.0 152.62 156.59 2.6 99.74 102.32 2.6 0.6 0.6 E. North Central 58.3 58.8 0.8 124.24 130.09 4.7 72.43 76.45 5.6 0.7 1.5 E. South Central 62.0 62.2 0.3 120.32 126.71 5.3 74.57 78.75 5.6 0.6 0.8 W. North Central 56.4 57.4 1.7 109.56 115.63 5.5 61.78 66.33 7.4 0.3 2.0 W. South Central 60.6 61.0 0.6 112.57 116.67 3.6 68.24 71.17 4.3 0.8 1.5 Mountain 67.1 68.3 1.7 153.46 165.67 7.9 103.05 113.06 9.7 0.1 1.8 Pacific 67.8 67.6 (0.4) 191.22 196.98 3.0 129.69 133.13 2.6 0.6 0.3 Class
Luxury 65.9 % 67.8 % 2.8 % $374.14 $375.95 0.5 % $246.63 $254.72 3.3 % 1.9 % 4.8 % Upper-Upscale 64.2 67.7 5.5 214.26 221.27 3.3 137.48 149.82 9.0 1.5 7.0 Upscale 67.7 69.5 2.7 156.68 164.45 5.0 106.00 114.31 7.8 1.0 3.7 Upper-Midscale 66.6 67.1 0.7 129.10 133.96 3.8 86.04 89.90 4.5 0.9 1.7 Midscale 60.7 59.8 (1.4) 100.71 102.55 1.8 61.14 61.37 0.4 (0.3) (1.7) Economy 57.2 55.0 (3.9) 77.98 79.10 1.4 44.61 43.49 (2.5) (1.0) (4.8) Location
Urban 64.1 % 67.4 % 5.2 % $195.96 $206.37 5.3 % $125.53 $139.05 10.8 % 1.6 % 6.8 % Suburban 64.6 65.0 0.6 126.72 132.84 4.8 81.88 86.37 5.5 0.1 0.7 Airport 68.5 69.3 1.2 127.03 133.87 5.4 86.99 92.80 6.7 0.6 1.8 Interstate 59.5 58.5 (1.8) 101.37 105.23 3.8 60.33 61.52 2.0 0.3 (1.5) Resort 67.4 67.9 0.7 235.51 238.32 1.2 158.73 161.70 1.9 0.2 0.9 Small Town 58.6 57.6 (1.7) 125.59 129.85 3.4 73.63 74.85 1.7 0.5 (1.2) Chain Scale
Luxury 64.5 % 67.3 % 4.4 % $416.57 $412.24 (1.0) % $268.53 $277.33 3.3 % 2.5 % 7.0 % Upper-Upscale 64.7 68.7 6.2 216.16 223.66 3.5 139.75 153.61 9.9 1.2 7.5 Upscale 68.2 70.3 3.0 155.66 162.98 4.7 106.20 114.50 7.8 1.7 4.7 Upper-Midscale 66.7 67.3 0.8 128.20 133.02 3.8 85.57 89.49 4.6 1.4 2.2 Midscale 61.1 60.2 (1.4) 95.74 97.23 1.6 58.45 58.51 0.1 0.0 (1.5) Economy 58.0 55.8 (3.8) 72.59 73.30 1.0 42.11 40.91 (2.9) (1.8) (5.5) Independents 60.7 60.0 (1.1) 155.16 161.78 4.3 94.12 97.05 3.1 (0.2) (1.3)

2022 20232023
%
Change
%
Change
%
Change
Occupancy - YTD November Average Rate - YTD November RevPAR - YTD November Percent Change 20222022 2023
Source: STR - November 2023 Lodging Review
Rms.

Avail.

Rms.

Sold

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 45

The following graph illustrates the performance of the U.S. lodging industry from 2019 through 2023, expressed as a percentage of 2019 levels of occupancy, ADR and RevPAR, demonstrating the pace and pattern of the recovery.

FIGURE 4-4 NATIONAL PERFORMANCE COMPARED TO 2019 LEVELS 0%
20%
40%
60%
80%
100%
120%
140%
US Occ US ADR US RevPAR
2019 2020 2021 2022 2023

A lodging market’s performance is influenced by changes in supply and demand levels. The following graph illustrates the percentage change in these two metrics for the U.S. lodging industry as a whole since 2003, as reported by STR.

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 46

FIGURE 4-5 HISTORICAL CHANGES IN SUPPLY AND DEMAND – U.S. LODGING INDUSTRY -40%
-30%
-20%
-10%
0%
10%
20%
30%
40%
50%
% Change in Supply % Change in Demand
Average Demand Growth: 2003-2023: 1.8%
Average Supply Growth 2003-2023: 1.3%

Source: STR
Hotels that traditionally derive a significant component of their demand from the larger group and convention subsegment were the hardest hit by the pandemic, followed by properties in markets with a high proportion of business and international travel. Fo r this reason, the major metropolitan areas reported deep RevPAR declines through the first half of 2021. Hotels in locations that depend primarily on automobile traffic fared better (including drive -to leisure destinations), and the extended -stay category also outperformed the national average, fueling the illustrated 2021 recovery. Gaining traction in the summer of 2021, group demand began to show signs of recovery, albeit at a slower pace.

Accordingly, by the end of 2021, nationwide occupancy had rebound ed to nearly

58.0%, with ADR reaching roughly $125, representing a RevPAR gain of 58.0% (rounded).

The recovery continued and accelerated in 2022, as corporations and institutions began to return to offices, at least in some capacity, while group travel recovered at an accelerating pace, as participants became more comfortable gathering in larger numbers. Leisure demand, which led the recovery in many markets, remained strong, with ADRs in most destinations surpassing historical levels. By year -end

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 47

2022, nationwide occupancy had gained five additional points, reaching 62.7%, and ADR had increased by nearly 21.0% to roughly $149. The pace of the recovery slowed in 2023. Job growth and employment levels remain strong, although it is increasingly clear that hybrid work patterns will result in office occupancy levels and business travel levels below historical norms. Leisure demand remains strong, particularly as inbound international travel increases, and group activity continues to improve. Taken togeth er, the outlook for the hospitality industry is positive.

However, the fear of a potential recession and concerns related to ongoing international conflicts may undermine consumer confidence and spending levels, which would impact the degree of continued growth in the near term.

STR is an independent research firm that compiles and publishes data on the lodging industry, routinely used by typical hotel buyers. HVS has ordered and analyzed an STR Trend Report of historical supply and demand data for a group of hotels considered applicable to this analysis for the proposed subject hotels. This information is presented in the following table, along with the market -wide occupancy, ADR, and RevPAR.

In response to the travel restrictions and the decline in demand associated with the COVID-19 pandemic, numerous hotels in markets across the nation temporarily suspended operations. During these suspensions, hotels were typically closed to the public, wit h the majority of staff furloughed; however, key management and maintenance staff were retained to preserve the property and prepare for reopening. No hotels in the competitive subject market suspended operations because of the COVID -19 pandemic. Our analy sis considers the full supply of competitive rooms, including any hotels that may have temporarily suspended operations.

The second chart presents the monthly data for 2016, 2017, 2018, 2019, 2020, 2021, 2022, and 2023, illustrating the fluctuations in occupancy and ADR; the impact of the pandemic and the timing and pace of the subsequent recovery are reflected in the data.

Historical Supply and
Demand Data

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 48

FIGURE 4-6 HISTORICAL SUPPLY AND DEMAND TRENDS
Year
Average Daily
Room Count
Available
Room Nights Change
Occupied
Room Nights Change Occupancy
Average
Rate Change RevPAR Change
2010 967 352,955 — 251,583 — 71.3 % $84.34 — $60.12 —
2011 967 352,955 0.0 % 250,309 (0.5) % 70.9 87.65 3.9 % 62.16 3.4 % 2012 967 352,955 0.0 255,629 2.1 72.4 87.84 0.2 63.62 2.3 2013 967 352,955 0.0 259,532 1.5 73.5 94.27 7.3 69.32 9.0 2014 967 352,955 0.0 275,547 6.2 78.1 100.96 7.1 78.82 13.7 2015 967 352,955 0.0 297,001 7.8 84.1 106.35 5.3 89.49 13.5 2016 967 352,955 0.0 304,096 2.4 86.2 109.63 3.1 94.45 5.5 2017 967 352,955 0.0 305,587 0.5 86.6 116.51 6.3 100.87 6.8 2018 967 352,955 0.0 298,752 (2.2) 84.6 122.33 5.0 103.55 2.7 2019 967 352,955 0.0 298,619 (0.0) 84.6 125.70 2.8 106.35 2.7 2020 1,082 394,784 11.9 247,891 (17.0) 62.8 96.93 (22.9) 60.86 (42.8) 2021 1,194 435,810 10.4 326,432 31.7 74.9 112.67 16.2 84.39 38.7 2022 1,194 435,810 0.0 326,182 (0.1) 74.8 129.89 15.3 97.21 15.2 Year-to-Date Through October
2019 967 293,968 — 255,181 — 86.8 % $127.47 — $110.65 — 2020 1,059 321,950 9.5 % 201,580 (21.0) % 62.6 98.26 (22.9) % 61.52 (44.4) % 2021 1,194 362,976 12.7 274,930 36.4 75.7 111.09 13.1 84.15 36.8 2022 1,194 362,976 0.0 276,676 0.6 76.2 131.19 18.1 100.00 18.8 2023 1,232 374,415 3.2 278,863 0.8 74.5 142.38 8.5 106.04 6.0 Average Annual Compounded Change:
2010 – 2019 0.0 % 1.9 % 4.5 % 6.5 %
2010 – 2022 1.8 2.2 3.7 4.1
2019 – 2022 7.3 % 3.0 % 1.1 % (3.0) %
2021 – 2022 0.0 (0.1) 15.3 15.2
Competitive
Hotels Included in Sample Class Status
Studio 6 Sacramento Natomas Economy Class Primary 66 Oct 2021 Nov 1986 Residence Inn Sacramento Airport Natomas Upscale Class Secondary 126 Jun 1992 Jun 1992 Extended Stay America Sacramento Northgate Midscale Class Primary 120 Mar 1997 Mar 1997 Extended Stay America Sacramento - South Natomas Midscale Class Primary 144 May 2013 Nov 1998 SpringHill Suites by Marriott Sacramento Natomas Upscale Class Secondary 96 Apr 2005 Apr 2005 Fairfield Inn & Suites Sacramento Airport Natomas Upper Midscale Class Secondary 93 Sep 2005 Sep 2005 Hampton by Hilton Inn Sacramento-North-Natomas Upper Midscale Class Secondary 100 May 2006 May 2006 Holiday Inn Express & Suites Sacramento Airport Natomas Upper Midscale Class Secondary 100 Nov 2006 Nov 2006 Homewood Suites by Hilton Sacramento Airport Natomas Upscale Class Secondary 123 Nov 2008 Nov 2008 element Sacramento Airport Upscale Class Secondary 107 Jul 2020 Jul 2020 TownePlace Suites Sacramento Airport Natomas Upper Midscale Class Secondary 119 Jul 2020 Jul 2020 Hyatt House Sacramento Airport / Natomas Upscale Class Secondary 93 Jul 2023 Jul 2023 Total 1,287
Affiliated
Source: STR
Number
of Rooms
Year Year
Opened

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 49

FIGURE 4-7 HISTORICAL SUPPLY AND DEMAND TRENDS (MONTHLY) Month
January 79.7 % $106.42 78.7 % $108.63 73.0 % $119.74 79.6 % $129.79 69.6 % $115.95 65.5 % $89.84 68.4 % $116.98 70.2 % $124.46 February 86.4 110.16 88.7 112.16 83.0 118.75 87.1 126.90 77.1 124.49 70.8 92.04 75.5 118.55 78.8 132.03 March 87.3 110.74 91.0 119.43 85.3 122.20 89.4 128.10 56.7 105.31 76.6 96.39 79.8 127.24 81.5 142.71 April 88.5 108.53 87.4 115.17 83.8 125.33 88.2 128.29 39.3 76.11 77.9 98.58 77.6 127.35 75.6 141.16 May 91.3 110.08 91.5 120.91 86.3 126.53 87.5 133.78 52.3 79.26 74.6 105.92 79.1 131.65 78.2 149.37 June 90.2 110.70 94.7 119.88 89.8 124.21 88.2 127.53 62.8 84.34 76.0 116.73 78.5 133.09 79.2 142.98 July 91.4 113.59 90.4 114.09 87.8 119.70 88.9 126.15 57.1 89.85 76.0 121.66 76.8 136.15 70.0 141.10 August 83.4 109.03 90.3 116.02 87.5 120.90 85.4 119.51 64.9 95.44 78.3 121.79 74.8 132.93 67.3 138.56 September 88.1 110.13 89.0 115.91 86.9 119.73 85.6 121.04 71.7 98.82 80.7 124.32 75.4 134.20 69.2 142.47 October 89.0 114.07 88.2 127.38 87.2 131.08 88.2 133.18 72.2 98.23 80.9 135.54 76.4 151.18 76.4 164.63 November 81.8 108.55 77.9 116.13 85.1 120.58 78.1 115.99 65.5 93.56 71.1 123.49 70.2 125.84 — — December 76.9 101.94 71.5 109.37 80.1 118.08 69.3 114.62 61.7 88.58 70.4 118.72 65.8 119.25 — — Annual Averages 86.2 % $109.63 86.6 % $116.51 84.6 % $122.33 84.6 % $125.70 62.8 % $96.93 74.9 % $112.67 74.8 % $129.89 — — Year-to-Date 87.5 % $110.41 89.0 % $117.13 85.1 % $122.92 86.8 % $127.47 62.6 % $98.26 75.7 % $111.09 76.2 % $131.19 74.5 % $142.38 January 7.4 % 3.7 78.7 pts 36.3 % -5.7 pts 10.2 % 6.5 pts 8.4 -9.9 pts -10.7 -4.2 pts -22.5 2.9 pts 30.2 1.9 pts 6.4 % February 4.3 5.4 88.7 29.7 -5.7 5.9 4.1 6.9 -10.1 -1.9 -6.3 -26.1 4.7 28.8 3.2 11.4 March 1.7 2.1 91.0 36.9 -5.7 2.3 4.1 4.8 -32.8 -17.8 19.9 -8.5 3.2 32.0 1.7 12.2 April 3.0 0.3 87.4 30.1 -3.6 8.8 4.4 2.4 -48.9 -40.7 38.6 29.5 -0.3 29.2 -2.0 10.8 May 6.2 3.1 91.5 32.4 -5.2 4.6 1.2 5.7 -35.3 -40.8 22.4 33.6 4.4 24.3 -0.9 13.5 June 2.0 1.3 94.7 33.0 -4.9 3.6 -1.6 2.7 -25.4 -33.9 13.2 38.4 2.5 14.0 0.7 7.4 July 2.1 7.2 90.4 24.9 -2.6 4.9 1.1 5.4 -31.9 -28.8 18.9 35.4 0.8 11.9 -6.8 3.6 August -1.8 2.6 90.3 39.1 -2.9 4.2 -2.1 -1.2 -20.5 -20.1 13.4 27.6 -3.4 9.1 -7.5 4.2 September 0.9 3.5 89.0 31.5 -2.1 3.3 -1.3 1.1 -13.9 -18.4 9.0 25.8 -5.3 7.9 -6.2 6.2 October 0.7 5.3 88.2 43.0 -1.0 2.9 1.0 1.6 -16.0 -26.2 8.7 38.0 -4.5 11.5 0.1 8.9 November 2.1 2.7 77.9 42.1 7.3 3.8 -7.0 -3.8 -12.6 -19.3 5.6 32.0 -0.9 1.9 — — December 1.0 -0.4 71.5 42.2 8.6 8.0 -10.8 -2.9 -7.6 -22.7 8.6 34.0 -4.5 0.4 — — Annual Change 2.4 % 3.1 % 86.6 pts 35.2 % -1.9 pts 5.0 % 0.0 pts 2.8 -21.8 pts -22.9 12.1 pts 16.2 -0.1 pts 15.3 — — Year-to-Date 87.5 29.3 % 89.0 33.8 % -3.9 4.9 % 1.7 3.7 -24.2 -22.9 13.1 13.1 0.5 18.1 -1.7 pts 8.5 % 20182017Change from
Prior Year
2019 2020 2021 2022
ADR Occupancy ADR Occupancy ADR Occupancy ADR
Source: STR
2021 2022 2023
ADR Occupancy ADR Occupancy ADR Occupancy ADR
2019 2020
OccupancyOccupancy ADR Occupancy ADR Occupancy ADR Occupancy ADR Occupancy ADR Occupancy ADR OccupancyOccupancy ADR Occupancy ADR 2016
2016 2017 2018
2023

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 50

FIGURE 4-8 HISTORICAL SUPPLY AND DEMAND TRENDS (STR)

0.0 10.0

20.0 30.0

40.0 50.0

60.0 70.0

80.0 90.0
100.0
0 50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
500,000
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Occupancy (%)
Room Nights
Available Room Nights Occupied Room Nights Occupancy

It is important to note some limitations of the STR data. Hotels are occasionally added to or removed from the sample; furthermore, not every property reports data in a consistent and timely manner. These factors can influence the overall quality of the information by skewing the results, and these inconsi stencies may also cause the STR data to differ from the results of our competitive survey. Nonetheless, STR data provide the best indication of aggregate growth or decline in existing supply and demand; thus, these trends have been considered in our analysis. Opening dates, as available, are presented for each reporting hotel on the previous table.

The STR data for the competitive set reflect a market-wide occupancy level of 2022 in 74.8%, which compares to 74.9% for 2021. The STR data for the competitive set reflect a market-wide ADR level of $129.89 in 2022, which compares to $112.67 for 2021. These occupancy and ADR trends resulted in a RevPAR level of $97.21 in 2022.

During the illustrated historical period, both occupancy and ADR generally strengthened through 2017. This improvement was driven largely by the removal

January-2024 Supply and Demand Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 51

of a seven-year federal moratorium on development. Following Hurricane Katrina in 2005, the Federal Emergency Management Agency (FEMA) raised standards on levees nationwide. The Natomas region's levees were classified as substandard in 2008, and building was halted in the area. In 2014, demand increased significantly as levee repairs neared completion. In 2015, repairs to the levees were completed and development was cleared to resume. Following a peak in 2017, occupancy dipped in 2018 (attributed to ADR growth at that time) and remained stable in 2019.

In 2020, the COVID-19 pandemic affected the local market, similar to the rest of the nation, resulting in stay -at-home orders, group cancelations, and decreased business travel; thus, occupancy and ADR declin ed significantly in 2020. By year - end 2021, occupancy and ADR had regained a substantial portion of their losses. We note that occupied room nights exceeded previous market highs in 2021; however, additions to room supply outpaced increases in demand. Year -end 2022 and year- to-date 2023 data illustrate continuing demand growth, with increases in occupied room nights; however, we note that 2023 occupancy declined modestly due to new supply outpacing increases in demand. The overall outlook is optimistic give n the dynamics of this market, the return to office operations, and the increase in group demand.

The following table illustrates the monthly occupancy, ADR, and RevPAR for the competitive set measured as a percentage of 2019 levels.

FIGURE 4-9 OCCUPANCY, ADR, AND REVPAR AS A PERCENTAGE OF 2019 LEVELS January 87.5 % 89.3 % 78.2 % 82.3 % 69.2 % 56.9 % 85.9 % 90.1 % 77.4 % 88.3 % 95.9 % 84.7 % February 88.5 98.1 86.8 81.3 72.5 58.9 86.7 93.4 81.0 90.4 104.0 94.0 March 63.4 82.2 52.1 85.7 75.2 64.5 89.2 99.3 88.6 91.1 111.4 101.5 April 44.6 59.3 26.4 88.3 76.8 67.9 88.0 99.3 87.4 85.8 110.0 94.4 May 59.7 59.2 35.4 85.2 79.2 67.5 90.3 98.4 88.9 89.3 111.7 99.7 June 71.2 66.1 47.1 86.2 91.5 78.9 89.0 104.4 92.8 89.8 112.1 100.6 July 64.1 71.2 45.7 85.4 96.4 82.4 86.3 107.9 93.2 78.7 111.8 88.1 August 76.0 79.9 60.7 91.7 101.9 93.4 87.7 111.2 97.5 78.8 115.9 91.4 September 83.8 81.6 68.4 94.2 102.7 96.8 88.0 110.9 97.6 80.8 117.7 95.1 October 81.9 73.8 60.4 91.7 101.8 93.4 86.6 113.5 98.4 86.7 123.6 107.2 November 83.8 80.7 67.6 91.0 106.5 96.8 89.8 108.5 97.5 — — — December 89.1 77.3 68.9 101.5 103.6 105.2 95.0 104.0 98.8 — — — Annual Averages 74.2 % 77.1 % 57.2 % 88.5 % 89.6 % 79.4 % 88.5 % 103.3 % 91.4 % — — — Year-to-Date 72.1 77.1 55.6 87.3 87.2 76.0 87.8 102.9 90.4 85.8 % 111.7 % 95.8 % Source: STR
2021 2022 2023
Occupancy ADR RevPAR Occupancy ADR RevPAR Occupancy ADR RevPAR 2020
Occupancy ADR RevPAR

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Proposed Natomas Woodspring Suites – Sacramento, California 52

The following table summarizes the important operating characteristics of the primary competitors . This information was compiled from personal interviews, inspections, online resources, and our in -house database of operating and hotel facility data. The room count of each secondary competitor has been weighted based on its assumed degree of competitiveness with the Proposed Natomas Woodspring Suites.

In cases where exact operating data for an individual property (or properties) were not available, we have used these resources, as well as the STR data, to estimate positioning within the market.

SUPPLY

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FIGURE 4-10 PRIMARY COMPETITORS – OPERATING PERFORMANCE Est. Segmentation Estimated 2022 Estimated 2023
Property Occ. RevPAR RevPAR
Occupancy
Penetration
Yield
Penetration
Studio 6 Sacramento CA Natomas 66 35 % 45 % 15 % 5 % 66 75 - 80 % $70 - $75 $55 - $60 66 75 - 80 % $70 - $75 $55 - $60 100 - 110 % 55 - 60 % Extended Stay America Sacramento Northgate 120 35 45 15 5 120 80 - 85 70 - 75 55 - 60 120 80 - 85 75 - 80 60 - 65 100 - 110 60 - 65 Extended Stay America Sacramento - South Natomas 144 25 45 25 5 144 85 - 90 75 - 80 65 - 70 144 85 - 90 75 - 80 65 - 70 110 - 120 65 - 70 Sub-Totals/Averages 330 30 % 45 % 20 % 5 % 330 83.7 % $74.35 $62.20 330 83.2 % $76.34 $64 110 % 65.8 % Secondary Competitors 957 45 % 24 % 26 % 5 % 486 72.1 % $155.78 $112.31 509 70.9 % $166.47 $118 94 % 122.2 % Totals/Averages 1,287 39 % 33 % 23 % 5 % 816 76.8 % $119.88 $92.04 839 75.7 % $127.52 $97 100 % 100.0 % * Specific occupancy and average rate data were utilized in our analysis, but are presented in ranges in the above table for the purposes of confidentiality.

Weighted
Annual
Room
Count
Number of
Rooms Average Rate Occ.

Weighted
Annual
Room
Count Average RateComme rci alE xtende d- St ayLe is ure Group

FIGURE 4-11 PRIMARY COMPETITORS – FACILITY PROFILES
Property
Number of
Rooms
Year
Opened
Last Major
Renovation(s)
Approx. Miles
To Subject
Property Facilities & Amenities
Studio 6 Sacramento CA Natomas 66 1986 2021 2.2
3796 Northgate Boulevard (a)
Extended Stay America Sacramento Northgate 120 1997 2017 2.2 Guest Laundry Area; Coffee Station 3825 Rosin Court
Extended Stay America Sacramento - South Natomas 144 1998 2014 2.4 2810 Gateway Oaks Drive
Guest Laundry Area; Coffee Station; Vending Areas
Guest Laundry Area; Coffee Station; Vending Area

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Proposed Natomas Woodspring Suites – Sacramento, California 54

FIGURE 4-12 SECONDARY COMPETITORS – OPERATING PERFORMANCE Est. Segmentation Estimated 2022 Estimated 2023

Group
Total
Competitive
Level
Weighted
Annual
Room
Count
Weighted
Annual
Room
Count
Opened 2023
Le is ureComme rci alE xtende d- St ay

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Proposed Natomas Woodspring Suites – Sacramento, California 55

The following map illustrates the locations of the proposed subject hotel and its future competitors.

MAP OF COMPETITION

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It is important to consider any new hotels that may have an impact on the proposed subject hotel’s operating performance. The hotels that have recently opened, are under construction, or that may be in the early development stages in the Sacramento market are noted below. T he list is categorized by the principal submarkets within the city.

FIGURE 4-13 AREA DEVELOPMENT ACTIVITY
Natomas
Aloft Sacramento North Natomas 113 Upscale Under Construction Q1 '24 3041 Advantage Way, Sacramento, CA 95834 Fairfield Inn & Suites by Marriott Sacramento Airport North Natomas 111 Upper-Midscale On Hold TBD 3041 Advantage Way, Sacramento, CA 95834 Home2 Suites by Hilton Natomas 133 Upper-Midscale Application Pending TBD 4580 Duckhorn Boulevard, Sacramento, CA 95834 Metro Air Park Master Plan
Tru by Hilton 98 Midscale Application Pending TBD 4750 West Elkhorn Boulevard, Sacramento, CA 95837 Candlewood Suites 97 Midscale Application Pending TBD 4750 West Elkhorn Boulevard, Sacramento, CA 95837 SpringHill Suites by Marriott 112 Upscale Application Pending TBD 4750 West Elkhorn Boulevard, Sacramento, CA 95837 Future Hotel #4 102 TBD Application Pending TBD 4750 West Elkhorn Boulevard, Sacramento, CA 95837

An Aloft hotel is under construction approximately two miles from the subject site; however, this hotel is expected to open at a much higher price point and target a different customer base, so it has only been considered qualitatively. A number of other hotels have been proposed for development throughout the market; however, given the speculative nature of these projects, they have only been considered qualitatively in our analysis.

While we have taken reasonable steps to investigate proposed hotel projects and their status, due to the nature of real estate development, it is impossible to determine with certainty every hotel that will be opened in the future or what its marketing strategy and effect on the market will be . Depending on the outcome of current and future projects, the operating potential of the proposed subject hotel may be affected . Future improvement in market conditions will raise the risk of increased competition. Our forthcoming forecast of stabilized occupancy and ADR is intended to reflect such risk.

We have identified various properties that are expected to be competitive to some degree with the proposed subject hotel . We have also investigated potential increases in competitive supply in this Sacramento submarket. The Proposed Natomas Woodspring Suites should enter a dynamic market of varying product types and price points. Next, we will present our forecast for demand change, using the historical supply data presented as a starting point.

The following table presents the most recent trends for the subject hotel market as tracked by HVS. These data pertain to the competitors discussed previously in this section; performance results are estimated, rounded for the competition, and weighted if there are secondary competitors present . In this respect, the Supply Changes
Supply Conclusion
DEMAND

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information in the table differs from the previously presented STR data and is consistent with the supply-and-demand analysis developed for this report.

FIGURE 4-14 HISTORICAL MARKET TRENDS
Year
Est. 2019 201,307 — 245,371 — 82.0 % $113.09 — $92.78 — Est. 2020 143,998 (28.5) % 271,911 10.8 % 62.8 96.93 (14.3) % 60.86 (34.4) % Est. 2021 228,392 58.6 297,749 9.5 76.7 102.62 5.9 78.72 29.3 Est. 2022 228,594 0.1 297,749 0.0 76.8 119.88 16.8 92.04 16.9 Est. 2023 231,917 1.5 306,305 2.9 75.7 127.52 6.4 96.55 4.9 Avg. Annual Compounded
Chg., Est. 2018-Est. 2023: 2.9 % 4.5 % 2.4 % 0.8 %
% Change
Market
Occupancy Market ADR% Change
Room Nights
Available % Change % Change
Market
RevPAR
Accommodated
Room Nights

For the purpose of demand analysis, the overall market is divided into individual segments based on the nature of travel. Based on our fieldwork, area analysis, and knowledge of the local lodging market, we estimate the 2023 distribution of accommodated-room-night demand as follows.

FIGURE 4-15 BASE-YEAR ACCOMMODATED-ROOM-NIGHT DEMAND
Market Segment
Commercial 89,389 39 %
Extended-Stay 77,001 33
Leis ure 53,932 23
Group 11,596 5
Total 231,917 100 %
2023 Marketwide
Accommodated
Demand
Percentage
of Total

In the base year, the market’s demand mix comprised commercial demand, with this segment representing roughly 39% of the accommodated room nights in this Sacramento submarket. The extended-stay comprises 33% of the total, with the final portions leisure and group in nature (23% and 5%, respectively).

The purpose of segmenting the lodging market is to define each major type of demand, identify customer characteristics, and estimate future growth trends .

Starting with an analysis of the local area, four segments were defined as representing the proposed subject hotel ’s lodging market . Various types of Demand Analysis
Using Market
Segmentation

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economic and demographic data were then evaluated to determine their propensity to reflect changes in hotel demand . Based on this procedure, we forecast the following average annual compounded market-segment growth rates.

FIGURE 4-16 AVERAGE ANNUAL COMPOUNDED MARKET-SEGMENT GROWTH RATES Annual Growth Rate
Market Segment
Commercial 6.0 % 3.0 % 10.0 % 3.0 % 1.0 %
Extended-Stay 10.0 3.0 8.0 2.0 1.0
Leisure 3.0 3.0 5.0 2.0 1.0
Group 5.0 3.0 2.0 1.0 1.0
Base Demand Growth 6.6 % 3.0 % 7.8 % 2.3 % 1.0 %
2024 2025 2026 2027 2028

Based upon a review of the market dynamics in the proposed subject hotel ’s competitive environment, we have forecast growth rates for each market segment.

Using the calculated potential demand for the market, we have determined market- wide accommodated demand based on the inherent limitations of demand fluctuations and other factors in the market area.

The following table details our projection of lodging demand growth for the subject market, including the total number of occupied room nights.

Accommodated
Demand and Market-
wide Occupancy

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Proposed Natomas Woodspring Suites – Sacramento, California 59

FIGURE 4-17 FORECAST OF MARKET OCCUPANCY
70,457 89,389 94,753 97,595 107,355 110,575 111,681 111,681 Growth Rate 26.9 % 6.0 % 3.0 % 10.0 % 3.0 % 1.0 % 0.0 % 60,392 77,001 84,701 87,242 94,221 96,106 97,067 97,067

27.5 % 10.0 % 3.0 % 8.0 % 2.0 % 1.0 % 0.0 %
60,392 53,932 55,549 57,216 60,077 61,278 61,891 61,891 (10.7) % 3.0 % 3.0 % 5.0 % 2.0 % 1.0 % 0.0 %
Total Demand 10,065 11,596 12,176 12,541 12,792 12,920 13,049 13,049 Growth Rate 15.2 % 5.0 % 3.0 % 2.0 % 1.0 % 1.0 % 0.0 %
Base Demand 201,307 231,917 247,179 254,594 274,444 280,879 283,688 283,688 Total Demand 201,307 231,917 247,179 254,594 274,444 280,879 283,688 283,688 Overall Demand Growth — 1.5 % 6.6 % 3.0 % 7.8 % 2.3 % 1.0 % 0.0 % Market Mix

35.0 % 38.5 % 38.3 % 38.3 % 39.1 % 39.4 % 39.4 % 39.4 %

30.0 33.2 34.3 34.3 34.3 34.2 34.2 34.2

30.0 23.3 22.5 22.5 21.9 21.8 21.8 21.8
Group 5.0 5.0 4.9 4.9 4.7 4.6 4.6 4.6
745 839 862 862 862 862 862 862
Proposed Natomas Woodspring Suites 1 20 122 122 122 122 Available Room Nights per Year 271,911 306,305 314,721 322,163 359,251 359,251 359,251 359,251 Nights per Year 365 365 365 365 365 365 365 365
Total Supply 745 839 862 883 984 984 984 984
Rooms Supply Growth 2.7 % 2.4 % 11.5 % 0.0 % 0.0 % 0.0 % Marketwide Occupancy 74.0 % 75.7 % 78.5 % 79.0 % 76.4 % 78.2 % 79.0 % 79.0 % 1 Opening in November 2025 of the 100% competitive, 122-room Proposed Natomas Woodspring Suites Leisure
Existing Hotel Supply
Proposed Hotels
Totals
Commercial
Extended-Stay
Total Demand
Growth Rate
Leisure
Total Demand
Growth Rate
Group
2029
Total Demand
Extended-Stay
Commercial
2023 2024 2025 2026 2027 20282019

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Proposed Natomas Woodspring Suites – Sacramento, California 60

5. Description of the Proposed Improvements
The quality of a lodging facility's physical improvements has a direct influence on marketability, attainable occupancy, and average room rate . The design and functionality of the structure can also affect operating efficiency and overall profitability. This section investigates the subject property's proposed physical improvements and personal property in an effort to determine how they are expected to contribute to attainable cash flows.

The Proposed Natomas Woodspring Suites will be an extended-stay lodging facility containing 122 rentable units. The four-story property is planned to open on November 1, 2025 . In the extended -stay segment, the Natomas lodging market currently offers economy, upper -midscale, and upscale brands such as Extended Stay America, TownePlace Suites by Marriott, Homewood Suites by Hilton, and Residence Inn by Marriott. The growing North Natomas market is noticeably lacking an economy or midscale, extended -stay hotel. The subject property's modern interior-corridor design, facilities, and amenities will be a positive addition to the area. The hotel will be located within the Center Pointe Business Park, which currently comprises six single -story office buildings. The hotel is planned to be constructed alongside two three -story apartment buildings, as well as two additional office buildings.

TYPICAL WOODSPRING SUITES EXTERIOR

Project Overview

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Proposed Natomas Woodspring Suites – Sacramento, California 61

Based on information provided by the proposed subject hotel’s development representatives, the following table summarizes the facilities that are expected to be available at the proposed subject hotel.

FIGURE 5-1 PROPOSED FACILITIES SUMMARY
Guestroom Configuration
Queen/Queen Suite 69
Queen Suite 35
King Deluxe 10
Queen Accessible 5
Queen/Queen Accessible 2
King Accessible 1
Total 122
Amenities & Services
Fitness Room
Coffee Station
Guest Laundry Area
Vending Area
Infrastructure
Parking Spaces 142 Surface
Number of Units

Per the plans and renderings provided, the proposed hotel will occupy one four - story building. Surface parking will be located around the building. Other site improvements should include freestanding signage, located at the main entrance to the site, as well as landscaping and sidewalks. Additional signage will be placed on the exterior of the building. The hotel's main entrance will lead directly into the lobby, and the first (ground) floor will house the public areas and the back -of-the- house space. Guest rooms are planned to be located on all floors. The site and building components appear to be normal for a hotel of this type and should meet the standards for this suburban market.

The hotel is planned to offer a fitness room as a recreational facility. Other amenities are anticipated to include a guest laundry room and a vending area on the ground floor. The hotel will feature suite-style guestroom configurations and the typical in- room amenities associated with the WoodSpring Suites brand. Guestroom bathrooms will be of a standard size, with a shower -in-tub or shower stall, a commode, and a single sink with vanity area. Overall, the hotel's guestrooms and facilities should be appropriate for a property of this type, and we assume that they will meet brand standards.

Summary of the
Facilities

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Proposed Natomas Woodspring Suites – Sacramento, California 62

The hotel will be served by the necessary back-of-the-house space, including an in- house laundry facility and administrative offices. These spaces should be adequate for a hotel of this type and should allow for the efficient operation of the property under competent management.

TYPICAL WOODSPRING SUITES LOBBY

TYPICAL WOODSPRING SUITES GUESTROOM

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Proposed Natomas Woodspring Suites – Sacramento, California 63

FIRST-FLOOR (MAIN LEVEL) PLAN

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Proposed Natomas Woodspring Suites – Sacramento, California 64

GUESTROOM FLOOR PLAN

We assume that the property will be built according to all pertinent codes and brand standards. Moreover, we assume its construction will not create any environmental hazards (such as mold) and that the property will fully comply with the Americans with Disabilities Act.

Our analysis assumes that the hotel will require ongoing upgrades and periodic renovations after its opening in order to maintain its competitive level in this market and to remain compliant with brand standards. These costs should be adequately funded by the forecasted reserve for replacement, as long as hotel staff employs a successful, ongoing preventive-maintenance program.

The construction budget for the 122-room subject hotel, as provided by the project developer, is illustrated in the following table.

ADA and
Environmental
Capital Expenditures
Construction Budget

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Proposed Natomas Woodspring Suites – Sacramento, California 65

FIGURE 5-2 SUBJECT PROPERTY CONSTRUCTION BUDGET
Component
Hard Costs & Site Improvements
Hard Costs & Site Improvements $9,950,000 $81,557
Subtotal Hard Cost & Site Improvements $9,950,000 $81,557 FF&E
FF&E $1,065,000 $8,730
Subtotal FF&E 1,065,000 $8,730
Pre-Opening Costs and Working Capital
Pre-Opening Costs and Working Capital $100,000 $820
Subtotal Pre-Opening and Working Capital $100,000 $820
Soft Costs
Soft Costs $2,461,000 $20,172
Subtotal Soft Costs $2,461,000 $20,172
Subtotal (without Land and Developer's Fee) $13,576,000 $111,279 Site Cost $2,276,010 $18,656
Subtotal (without Developer's Fee) $15,852,010 $129,935 Developer's Fee $300,000 $2,459
Total $16,152,010 $132,394
Cost Cost per Room

Overall, the proposed subject property should offer a well -designed, functional layout of support areas and guestrooms. All typical and market -appropriate features and amenities are expected to be included in the hotel's design. We assume that the building will be fully open and operational on the stipulated opening date and will meet all local building codes and brand standards. Furthermore, we assume that the hotel staff will be adequately trained to allow for a successful opening and that pre-marketing efforts will have introduced the product to major local accounts at least six months in advance of the opening date.

Conclusion

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Proposed Natomas Woodspring Suites – Sacramento, California 66

6. Projection of Occupancy and Average Rate
Along with ADR results, the occupancy levels achieved by a hotel are the foundation of the property's financial performance and market value. Most of a lodging facility's other revenue sources (such as food and beverage, other operated departments, and miscellaneous income) are driven by the number of guests, and many expense levels vary with occupancy. To a certain degree, occupancy attainment can be manipulated by management. For example, hotel operators may choose to lower rates in an effort to maximize occupancy. Our forecasts reflect an operating strategy that we believe would be implemented by a typical, professional hotel management team to achieve an optimal mix of occupancy and average rate.

The proposed subject hotel's occupancy forecast is set forth as follows, with the adjusted projected penetration rates used as a basis for calculating the amount of captured market demand.

Forecast of Subject
Property’s Occupancy

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Proposed Natomas Woodspring Suites – Sacramento, California 67

FIGURE 6-1 FORECAST OF SUBJECT PROPERTY'S OCCUPANCY
Market Segment
Commercial
Demand 97,595 107,355 110,575 111,681 111,681
Market Share 1.9 % 11.5 % 11.8 % 11.8 % 11.8 %
Capture 1,808 12,340 13,076 13,206 13,206
Penetration 80 % 93 % 95 % 95 % 95 %
Extended-Stay
Demand 87,242 94,221 96,106 97,067 97,067
Market Share 3.1 % 16.8 % 17.2 % 17.2 % 17.2 %
Capture 2,721 15,876 16,571 16,736 16,736
Penetration 135 % 136 % 139 % 139 % 139 %
Leisure
Demand 57,216 60,077 61,278 61,891 61,891
Market Share 1.6 % 9.5 % 9.7 % 9.7 % 9.7 %
Capture 930 5,687 5,943 6,002 6,002
Penetration 70 % 76 % 78 % 78 % 78 %
Group
Demand 12,541 12,792 12,920 13,049 13,049
Market Share 1.4 % 8.8 % 9.1 % 9.1 % 9.1 %
Capture 176 1,124 1,181 1,193 1,193
Penetration 61 % 71 % 74 % 74 % 74 %
Total Room Nights Captured 5,635 35,027 36,770 37,138 37,138 Available Room Nights 7,442 44,530 44,530 44,530 44,530 Subject Occupancy 76 % 79 % 83 % 83 % 83 %
Market-wide Available Room Nights 322,163 359,251 359,251 359,251 359,251 Fair Share 2 % 12 % 12 % 12 % 12 %
Market-wide Occupied Room Nights 254,594 274,444 280,879 283,688 283,688 Market Share 2 % 13 % 13 % 13 % 13 %
Market-wide Occupancy 79 % 76 % 78 % 79 % 79 %
Total Penetration 96 % 103 % 106 % 106 % 106 %
2025 2026 2027 2028 2029

Within the commercial segment, the proposed subject hotel’s occupancy penetration is positioned appropriately within the range of existing competitors, supported by the demand that is expected to be generated by the ongoing construction in the market. The proposed subject hotel's occupancy penetration in the extended-stay segment is positioned above the market -average level given the proposed hotel's extended -stay product type. Within the leisure segment, the proposed subject hotel's occupancy penetration i s positioned below the market - average level of existing competitors, largely attributed to hotel's lack of facilities and amenities that appeal to leisure travelers. Within the group segment, the proposed subject hotel's occupancy penetration is positioned below the range of existing competitors, largely attributed to hotel's lack of meeting space.

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Proposed Natomas Woodspring Suites – Sacramento, California 68

These positioned segment penetration rates result in the following market segmentation forecast.

FIGURE 6-2 MARKET SEGMENTATION FORECAST – SUBJECT PROPERTY Commercial 32 % 35 % 36 % 36 % 36 %
Extended-Stay 48 45 45 45 45
Leisure 17 16 16 16 16
Group 3 3 3 3 3
Total 100 % 100 % 100 % 100 % 100 %
2025 2026 2027 2028 2029

Based on our analysis of the proposed subject hotel and market area, we have selected a stabilized occupancy level of 83%. The stabilized occupancy is intended to reflect the anticipated results of the property over its remaining economic life given all changes in the life cycle of the hotel. Thus, the stabilized occupancy excludes from consideration any abnormal relationship between supply and demand, as well as any nonrecurring conditions that may result in unusually high or low occupancies. Although the proposed subject hotel may operate at occupancies above thi s stabilized level, we believe it equally possible for new competition and temporary economic downturns to force the occupancy below this selected point of stability.

Although the ADR analysis presented here follows the occupancy projection, these two statistics are highly correlated; in reality, one cannot project occupancy without making specific assumptions regarding ADR. This relationship is best illustrated by revenue per available room (RevPAR), which reflects a property's ability to maximize rooms revenue. The following table summarizes the historical ADR and RevPAR levels of the proposed subject hotel’s future primary competitors.

Average Rate Analysis

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Proposed Natomas Woodspring Suites – Sacramento, California 69

FIGURE 6-3 BASE-YEAR ADR AND REVPAR OF THE COMPETITORS
Property
Studio 6 Sacramento CA Natomas $70 - $75 57.2 % 75 - 80 % 100 - 110 % $55 - $60 55 - 60 % Extended Stay America Sacramento
Northgate 75 - 80 59.6 80 - 85 100 - 110 60 - 65 60 - 65 Extended Stay America Sacramento -
South Natomas 75 - 80 61.2 85 - 90 110 - 120 65 - 70 65 - 70 Average - Primary Competitors $76.34 59.9 % 83.2 % 109.9 % $63.53 65.8 % Average - Secondary Competitors 166.47 130.5 70.9 93.6 117.95 122.2 Overall Average $127.52 100.0 % 75.7 % 100.0 % $96.55 100.0 % .

Subject As If Stabilized (In 2023 Dollars) $90.00 70.6 % 80.0 % 105.6 % $71.97 74.5 % Estimated 2023
Average Room
Rate
Average Room
Rate Penetration
Rooms Revenue
Per Available
Room (RevPAR)
RevPAR
PenetrationOccupancy
Occupancy
Penetration

We have selected the rate position of $90.00, in base -year dollars ( 2023), for the proposed subject hotel. We have positioned the proposed subject hotel's stabilized ADR in the 2023 base year in consideration of its new facility, asset class, and market competition. Average rates for this competitive market are anticipated to continue the strong growth trend that was realized in 2021, 2022, and 2023 through the first half of 2024; thereafter, the pace of ADR growth is expected to moderate somewhat.

The following table presents the ADR forecast for the market and the proposed subject hotel on a calendar-year basis, as well as the resulting ADR penetration level.

The proposed subject hotel’s projected ADR (as if stabilized) is then fiscalized to correspond with the hotel’s anticipated date of opening for each forecast year . No discount has been applied to the stabilized room rates projected for the first two years of operation, as would be expected for a new property of this type as it builds its reputation and becomes established in the market.

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Proposed Natomas Woodspring Suites – Sacramento, California 70

FIGURE 6-4 ADR FORECAST – MARKET AND PROPOSED SUBJECT PROPERTY Calendar Year 2019 2023 2024 2025 2026 2027 2028 2029 2030 2031 Market ADR $102.62 $127.52 $131.34 $135.28 $139.34 $143.52 $147.83 $152.26 $156.83 $161.53 Projected Market ADR Growth Rate — 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% Proposed Subject Property ADR (As -If Stabilized) $90.00 $92.70 $95.48 $98.35 $101.30 $104.33 $107.46 $110.69 $114.01 ADR Growth Rate 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% Proposed Subject Stabilized ADR Penetration 71% 71% 71% 71% 71% 71% 71% 71% 71% Fiscal Year 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 Proposed Subject Property Average Rate $97.87 $100.80 $103.83 $106.94 $110.15 $113.45 $116.86 Average Rate $97.87 $100.80 $103.83 $106.94 $110.15 $113.45 $116.86 Real Average Rate Growth — 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% Market ADR $134.62 $138.66 $142.82 $147.11 $151.52 $156.07 $160.75 $165.57 Proposed Subject ADR Penetration (After Discount) 71% 71% 71% 71% 71% 71% 71% ADR Expressed in Base-Year Dollars Deflated @ Inflation Rate $89.57 $89.57 $89.57 $89.57 $89.57 $89.57 $89.57 Historical

The proposed subject hotel’s ADR penetration level is forecast to reach 71% by the stabilized period, consistent with our stabilized ADR positioning. The following occupancies and average rates will be used to project the proposed subject hotel’s rooms revenue; this forecast reflects years beginning on November 1, 2025, which correspond with our financial projections.

FIGURE 6-5 FORECASTS OF OCCUPANCY AND ADR
Year
2025/26 78 % $97.87
2026/27 82 100.80
2027/28 83 103.83
2028/29 83 106.94
Occupancy Average Rate

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Proposed Natomas Woodspring Suites – Sacramento, California 71

7. Projection of Income and Expense
In this chapter of our report, we have compiled a forecast of income and expense for the proposed subject hotel. This forecast is based on the facilities program set forth previously, as well as the occupancy and average rate forecast discussed previously.

In order to project future income and expense for the proposed subject hotel , we have included a sample of individual comparable operating statements from our database of hotel statistics . All financial data are presented according to the three most common measures of industry performance: ratio to sales (RTS), amounts per available room (PAR), and amounts per occupied room night (POR). These historical income and expense statements will be used as benchmarks in our forthcoming forecast of income and expense. The proposed subject hotel’s stabilized statement of income and expense, deflated to 2023 dollars, is also presented.

Comparable Operating
Statements

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Proposed Natomas Woodspring Suites – Sacramento, California 72

FIGURE 7-1 COMPARABLE OPERATING STATEMENTS: RATIO TO SALES Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Subject
Year: 2019 2019 2019 2019 2019 2023
Number of Rooms: 70 to 100 80 to 110 90 to 120 100 to 140 80 to 110 122 Days Open: 365 365 365 365 365 365
Occupancy: 92% 88% 84% 88% 82% 83%
Average Rate: $81 $81 $82 $73 $91 $90
RevPAR: $74 $71 $69 $65 $75 $74

REVENUE
Rooms 98.3 % 97.8 % 98.3 % 97.5 % 97.7 % 97.8 %
Other Operated Departments 1.0 0.0 0.0 0.0 0.0 0.8
Miscellaneous Income 0.7 2.2 1.7 2.5 2.3 1.4
Total 100.0 100.0 100.0 100.0 100.0 100.0
DEPARTMENTAL EXPENSES*
Rooms 16.1 15.9 14.2 16.0 18.9 14.3
Other Operated Departments 61.3 0.0 0.0 0.0 0.0 0.0
Total 16.4 15.5 14.0 15.6 18.5 14.3
DEPARTMENTAL INCOME 83.6 84.5 86.0 84.4 81.5 85.7

UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 6.4 5.6 6.2 5.5 6.2 5.8
Info. and Telecom. Systems 1.2 0.0 0.0 0.0 0.0 1.1
Marketing 2.6 0.0 0.0 0.0 0.0 1.8
Franchise Fee 10.4 7.6 6.0 6.2 6.9 7.3
Property Operations & Maintenance 4.4 4.1 5.7 3.2 5.7 3.6 Utilities 2.5 4.6 4.8 6.8 4.5 4.7
Total 27.4 22.0 22.7 21.8 23.3 24.3
GROSS OPERATING PROFIT 56.2 62.5 63.3 62.6 58.2 61.4
Management Fee 4.9 0.0 0.0 0.0 0.0 4.0
INCOME BEFORE NON-OPER. INC. & EXP. 51.3 62.5 63.4 62.6 58.2 57.4 EBITDA LESS RESERVE 49.2 % 57.7 % 59.1 % 58.1 % 53.6 % 45.9 % * Departmental expense ratios are expressed as a percentage of departmental revenues Stabilized $

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Proposed Natomas Woodspring Suites – Sacramento, California 73

FIGURE 7-2 COMPARABLE OPERATING STATEMENTS: AMOUNTS PER AVAILABLE ROOM Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Subject
Year: 2019 2019 2019 2019 2019 2023
Number of Rooms: 70 to 100 80 to 110 90 to 120 100 to 140 80 to 110 122 Days Open: 365 365 365 365 365 365
Occupancy: 92% 88% 84% 88% 82% 83%
Average Rate: $81 $81 $82 $73 $91 $90
RevPAR: $74 $71 $69 $65 $75 $74

REVENUE
Rooms $27,038 $26,024 $25,173 $23,681 $27,313 $27,135
Other Operated Departments 278 0 0 0 0 227
Miscellaneous Income 190 597 430 600 634 379
Total 27,506 26,621 25,603 24,281 27,947 27,741

DEPARTMENTAL EXPENSES
Rooms 4,342 4,139 3,572 3,787 5,161 3,867
Other Operated Departments 170 0 0 0 0 114
Total 4,513 4,139 3,572 3,787 5,161 3,980
DEPARTMENTAL INCOME 22,993 22,482 22,032 20,494 22,787 23,761

UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 1,755 1,492 1,586 1,330 1,736 1,600 Info. and Telecom. Systems 334 0 0 0 0 300
Marketing 703 0 0 0 1,924 500
Franchise Fee 2,849 2,033 1,524 1,516 0 2,035
Property Operations & Maintenance 1,213 1,093 1,462 785 1,606 1,000 Utilities 691 1,231 1,227 1,651 1,245 1,300
Total 7,544 5,849 5,800 5,283 6,512 6,735
GROSS OPERATING PROFIT 15,449 16,633 16,232 15,211 16,275 17,025 Management Fee 1,352 0 0 0 0 1,110
INCOME BEFORE NON-OPER. INC. & EXP. 14,097 16,633 16,232 15,211 16,275 15,915 EBITDA LESS RESERVE $13,508 $15,367 $15,128 $14,123 $14,996 $12,727 Stabilized $

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Proposed Natomas Woodspring Suites – Sacramento, California 74

FIGURE 7-3 COMPARABLE OPERATING STATEMENTS: AMOUNTS PER OCCUPIED ROOM Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Subject
Year: 2019 2019 2019 2019 2019 2023
Number of Rooms: 70 to 100 80 to 110 90 to 120 100 to 140 80 to 110 122 Days Open: 365 365 365 365 365 365
Occupancy: 92% 88% 84% 88% 82% 83%
Average Rate: $81 $81 $82 $73 $91 $90
RevPAR: $74 $71 $69 $65 $75 $74

REVENUE
Rooms $80.78 $80.61 $81.82 $73.33 $90.88 $89.57
Other Operated Departments 0.83 0.00 0.00 0.00 0.00 0.75 Miscellaneous Income 0.57 1.85 1.40 1.86 2.11 1.25
Total 82.18 82.46 83.22 75.18 92.99 91.57

DEPARTMENTAL EXPENSES
Rooms 12.97 12.82 11.61 11.73 17.17 12.76
Other Operated Departments 0.51 0.00 0.00 0.00 0.00 0.38 Total 13.48 12.82 11.61 11.73 17.17 13.14
DEPARTMENTAL INCOME 68.70 69.64 71.61 63.46 75.82 78.43

UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 5.24 4.62 5.16 4.12 5.78 5.28
Info. and Telecom. Systems 1.00 0.00 0.00 0.00 0.00 0.99 Marketing 2.10 0.00 0.00 0.00 6.40 1.65
Franchise Fee 8.51 6.30 4.96 4.70 0.00 6.72
Property Operations & Maintenance 3.62 3.39 4.75 2.43 5.34 3.30 Utilities 2.06 3.81 3.99 5.11 4.14 4.29
Total 22.54 18.12 18.85 16.36 21.67 22.23
GROSS OPERATING PROFIT 46.16 51.52 52.76 47.10 54.15 56.20 Management Fee 4.04 0.00 0.00 0.00 0.00 3.66
INCOME BEFORE NON-OPER. INC. & EXP. 42.12 51.52 52.76 47.10 54.15 52.53 EBITDA LESS RESERVE $40.36 $47.60 $49.17 $43.73 $49.89 $42.01 Stabilized $

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Proposed Natomas Woodspring Suites – Sacramento, California 75

The comparable statements’ departmental income ranged from 81.5% to 86.0% of total revenue. The comparable properties achieved a gross operating profit ranging from 56.2% to 63.3% of total revenue.

In consideration of the trends in the Consumer Price Index (CPI), inflation factors that directly influence lodging properties, projections set forth by economists surveyed, and the Federal Reserve’s target inflation rate, we have applied the underlying inflation rates as reflected in the following table.

FIGURE 7-4 INFLATION ASSUMPTIONS
2023 to 2024 3.5 %
2024 to 2025 3.0
2025 to 2026 3.0
2026 to 2027 3.0
2027 to 2028 3.0
Rate of Inflation
AssumedTimeframe

Beyond the illustrated year, we have applied a 3.0% annual rate of growth to income and expenses to reflect the longer-term expectation of asset appreciation by typical investors. This position is based on interviews with numerous market participants indicating a distinction in the expectations of near -term cost inflation (i.e., related to labor and supplies) versus long -term income growth that drives appreciation.

Any exceptions to the application of the assumed underlying inflation and EBITDA Less Replacement Reserve growth rates are discussed in our write-up of individual income and expense items.

Based on an analysis that will be detailed throughout this section, we have formulated a revenue -and-expense forecast through the fifth projection year, including amounts per available room and per occupied room, as illustrated in the following table . The second table illustrates our ten-year forecast of income and expense, presented with a lesser degree of detail. The forecasts pertain to years that begin on November 1, 2025, expressed in inflated dollars for each year.

Inflation and
Appreciation
Assumptions
Forecast of Revenue
and Expense

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Proposed Natomas Woodspring Suites – Sacramento, California 76

FIGURE 7-5 DETAILED FORECAST OF INCOME AND EXPENSE

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Proposed Natomas Woodspring Suites – Sacramento, California 77

FIGURE 7-6 TEN-YEAR FORECAST OF INCOME AND EXPENSE
2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 Number of Rooms: 122 122 122 122 122 122 122 122 122 122 Occupied Rooms: 34,733 36,515 36,960 36,960 36,960 36,960 36,960 36,960 36,960 36,960 Occupancy: 78% 82% 83% 83% 83% 83% 83% 83% 83% 83%
Average Rate: $97.87 % of $100.80 % of $103.83 % of $106.94 % of $110.15 % of $113.45 % of $116.86 % of $120.36 % of $123.97 % of $127.69 RevPAR: $76.34 Gross $82.66 Gross $86.18 Gross $88.76 Gross $91.42 Gross $94.17 Gross $96.99 Gross $99.90 Gross $102.90 Gross $105.99

January-2024 Projection of Income and Expense
Proposed Natomas Woodspring Suites – Sacramento, California 78

We anticipate that it will take four years for the proposed subject hotel to reach a stabilized level of operation . Each revenue and expense item has been forecast based upon our review of the proposed subject hotel 's operating budget and comparable income and expense statements. The forecast is based upon fiscal years beginning November 1, 2025, expressed in inflated dollars for each year.

Revenues associated with the proposed subject hotel's other operated departments and its miscellaneous income category have been forecast to reflect the hotel's planned facilities and amenities, including the vending area and guest laundry room.

Expense le vels should fall within a range of reasonableness given the provided comparable operating statements; furthermore, franchise and management fees are set forth in accordance with our assumptions provided earlier in our report.

Real estate in the state of California is assessed at 100% of market value upon the sale, expansion, or new construction of a property. Once established, the assessed value of a property can increase by no more than 2.0% per year, according to state law. A reassessment is triggered by the sale, expansion, or improvement of a property. Because this analysis is predicated upon a hypothetical sale, we have calculated the first year’s property tax burden based on the estimated fee -simple market value of the subject property determined by our analysis. Real and personal property are taxed at the same rate. Property taxes are “stepped up” upon the assumed sale of the hotel at the end of the tenth year by loading the terminal capitalization rate with the tax rate.

FIGURE 7-7 HISTORICAL PROPERTY TAX BURDEN (BASE YEAR)
Year Land
2022 $723,725 —
2023 738,199 2.0 %
Source: Sacramento County As s es s or
Percent
Change
Real Property

In most states, the comparison of a hotel’s assessed value with that of comparable hotels in the same taxing jurisdiction can provide insight into whether or not the property is fairly assessed. The assessed value of the land and improvements is divided by the hotel’s number of rooms to provide a unit of comparison with other hotels. This is a useful tool in most states, where properties are periodically reassessed to market value. However, in California, the comparison of assessed values is generally irrel evant due to Proposition 13, enacted in 1978, which Property Taxes

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Proposed Natomas Woodspring Suites – Sacramento, California 79

removed the relationship between a property’s assessed value and its market value.

Under Proposition 13, a property is reassessed upon sale to market value, which is generally presumed to be the sales price; thereafter, the assessed value is increased at a maximum of 2% per year. Trends in appreciation and depreciation caused by market fluctuations are not reflected in a property’s assessed value in California, unless there is a sales transaction. Thus, comparable hotels in California can have markedly different assessed values, depending upon when the last sales transaction occurred. For this reason, we have not researched the assessed values of comparable hotels to assess the reasonableness of the subject property’s assessed value. The following table details the subject property's assessment history.

Tax rates are based on the city and county budgets, which c hange annually. The most recent tax rate in this jurisdiction was reported at 1.1752%. The following table shows changes in the tax rate during the last two years.

FIGURE 7-8 COUNTY TAX RATES
Real Property
Year
2022 1.1753 1.1753
2023 1.1752 1.1752
Source: Sacramento County As sessor
Tax Rate Tax Rate
Personal Property

Based on state law and the current tax rate, the proposed subject property’s projected property tax expense levels are calculated as follows.

FIGURE 7-9 SUBJECT PROPERTY TAX CALCULATION
$19,600,000 x $230,339
Estimated Market Value of Tax Rate First Year's

1.18%

Tax payments are due twice yearly. We estimate that property taxes for the Proposed Natomas Woodspring Suites will equal approximately $230,339 in the first forecast year of our projection period, increasing by 2.0% annually thereafter, the maximum allowed by state law.

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Proposed Natomas Woodspring Suites – Sacramento, California 80

In conclusion, our analysis reflects a profitable operation, with net income expected to total 45.9% of total revenue by the stabilized year . The stabilized total revenue comprises primarily rooms and food and beverage revenue, with a secondary portion derived from other income sources. On the cost side, departmental expenses total 14.3% of revenue by the stabilized year, while undistributed operating expenses total 24.3% of total revenues; this assumes that the property will be operated competently by a well -known hotel operator . After a 4.0% of total revenues management fee, and 7.4% of total revenues in fixed expenses, a net income ratio of 45.9% is forecast by the stabilized year.

Conclusion

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Proposed Natomas Woodspring Suites – Sacramento, California 81

8. Feasibility Analysis
Return on investment (ROI) can be defined as the future benefits of an income - producing property relative to its acquisition or construction cost. The first step in performing an ROI analysis is to determine the amount to be initially invested. For a proposed property, this amount is most likely to be the development cost of the hotel. Based on the total development cost, the investor will utilize an ROI analysis to determine if the future cash flow from a current cash outlay meets their own investment criteria and at what level above or below this amount such an outlay exceeds or fails to meet these criteria.

Because the proposed subject property will be a hotel, we have reviewed the development budget for the proposed subject hotel in performing a cost analysis.

The detailed budget is presented in the Description of the Proposed Improvements chapter and reflec ts a total construction cost of $16,152,010, including site costs, hard and soft costs, and pre-opening and working capital, as well as any developers fee.

The development cost estimate for the proposed subject property includes allowances for the contractor's overhead and profit but does not include an entrepreneurial incentive. The entrepreneurial incentive is “the amount an entrepreneur expects to receive for his or her contribution to a project…. The amount of entrepreneurial incentive required for a project represents the economic reward sufficient to motivate an entrepreneur to accept the risk of the project and to invest the time and money necessary in seeing the project to completion.”7 Entrepreneurial incentive is different than entrepreneurial profit, which cannot be measured until it is achieved. Entrepreneurial profit can be achieved through profit on a sale (i.e., the sales price less the development cost) or additional returns on an investment in an operating property. Whether the entrepreneur ultimately realizes a profit depends on how successful they have been in selecting the site, constructing the improvements, positioning the property appropriately in the market, and establishing and stabilizing business operations.

Based on the development budget, we have estimated an entrepreneurial incentive equal to 5.0% of the development budget, which equates to $807,601. The total development cost has been calculated as shown in the following table.

7 Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th Edition, 2015 Development Cost
Estimate

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FIGURE 8-1 TOTAL DEVELOPMENT COST
Development Budget $16,152,010
Entrepreneurial Incentive (%) 5.0%
Entrepreneurial Incentive $807,601
Total Development Cost $16,959,611
(say) $16,960,000

As an individual or company considering investment in hotel real estate, the decision to use one’s own cash, an equity partner's capital, or lender financing will be an internal one. Because hotels typically require a substantial investment, only the largest investors and hotel companies generally have the means to purchase properties with all cash. We would anticipate the involvement of some financing by a third party for the typical investor or for those who may be entering the market for hotel acquisitio ns at this time. In leveraged acquisitions and developments where investors typically purchase or build upon real estate with a small amount of equity cash (20.0% to 50.0%) and a large amount of mortgage financing (50.0% to

80.0%), it is important for equity investors to acknowledge the return requirements of the debt participant (mortgagee), as well as their own return requirements.

Therefore, we will begin our rate -of-return analysis by reviewing the debt requirements of typical hotel mortgagees.

Hotel financing is available for most tiers of the lodging industry from a variety of lender types. While many lenders remain active, underwriting standards are more stringent than the pre -pandemic market, and loan -to-value ratios remain in the

50.0% to 70.0% range, depending on the actual in -place operating cash flows and debt-service-coverage ratio requirements, among other things. Lenders continue to be attracted to the lodging industry because of the higher yields generated by hotel financing relative t o other commercial real estate. Commercial banks, mortgage REITs, private -debt investors, insurance companies, and CMBS and mezzanine lenders continue to pursue deals. At present, we find that lenders that are active in the market are using loan-to-value ratios of 50.0% to 70.0%, and amortization periods of 20 to 30 years.

Over the course of the last decade, the federal funds rate remained relatively low, peaking at 2.25% to 2.5% in late 2018 through mid -year 2019. Subsequently, concern about the trade war and a slowing economy led the Federal Reserve (Fed) to reduce rates three times to a target rate of 1.5% to 1.75%. The rate remained at this level until mid-March 2020, at which point the Fed cut the target rate twice to zero. Furthermore, on March 23, 2020, the Fed pledged to maintain liquidity in debt markets by purchasin g as many government and corporate -backed bonds, as necessary. In 2022, the Fed began raising the federal funds rate to combat Investment
Components
Mortgage Component

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Proposed Natomas Woodspring Suites – Sacramento, California 83

heightened inflation. By July 2023, eleven increases had brought the rate to a range of 5.25% to 5.50%. Lenders have been adjusting their interest-rate levels to reflect these market conditions. Current interest -rate levels for most typical assets are primarily in the 7.0% to 9.5% range.

Based on our analysis of the current lodging industry mortgage market and adjustments for specific factors, such as the subject site, proposed facility, and conditions in the Sacramento hotel market, we have assumed a mortgage at a loan- to-cost ratio of 65% with an interest rate of 5.50% and an amortization period of 25 years. The following table summarizes the mortgage component.

FIGURE 8-2 MORTGAGE COMPONENT
Initial Cos t $16,960,000
Loan to cos t 65.0%
Mortgage Amount $11,024,000
As s umed interes t rate 5.50%
As s umed Amortization 25 years
Debt Service Cons tant 0.07369
Annual Debt Service $812,000
Mortgage paid off over 10 years 24.84%
Balance at end of 10 years $8,285,000

The remaining capital required for the development of the proposed subject property would be the equity investment. This is the balance of the total development cost less the assumed mortgage amount, as illustrated in the table that follows.

FIGURE 8-3 CALCULATION OF EQUITY COMPONENT
Initial Cost $16,960,000
Mortgage 11,024,000
Equity Investment $5,936,000

The return on the development cost is derived from both the annual cash flow and the expectation of a sale of the property at the end of the holding period. For the purposes of this feasibility analysis, we have assumed that the developer would elect to hold the property for ten years. The estimated reversionary sales price as of that date is calculated by capitalizing the projected eleventh-year net income by an overall terminal capitalization rate. An allocation for the selling expenses is deducted from t his sales price, and the net proceeds to the equity interest (also Equity Component
Reversion

January-2024 Feasibility Analysis
Proposed Natomas Woodspring Suites – Sacramento, California 84

known as the equity residual) are calculated by deducting the outstanding mortgage balance from the reversion.

We have reviewed several recent investor surveys. The following chart summarizes the averages presented for terminal capitalization rates in various investor surveys during the past decade.

FIGURE 8-4 TERMINAL CAPITALIZATION RATES DERIVED FROM INVESTOR SURVEYS Source Data Point Range Average Data Point Range Average HVS Brokers Survey
Select-Service Hotels 7.5% - 12.0% 8.8% 6.0% - 10.5% 8.6% Limited-Service & Economy Hotels 7.5% - 12.0% 9.5% 6.5% - 11.0% 9.1% PWC Real Estate Investor Survey
Select-Service Hotels 7.0% - 10.0% 8.4% 7.0% - 11.5% 9.3% Limited-Service Hotels 7.75% - 12.0% 9.3% 9.0% - 12.5% 10.9% USRC Hotel Investment Survey
Limited-Service Hotels 6.5% - 9.3% 8.6% 8.0% - 11.5% 9.0% Situs RERC Real Estate Report
Second Tier Hotels 7.3% - 11.5% 9.1% 8.5% - 12.0% 10.2% Third Tier Hotels 8.0% - 12.0% 10.2% 8.5% - 13.0% 11.0% Pre-COVID Current
1st Quarter 2020 Survey 4th Quarter 2023 Survey
Fall 2019 Survey Fall 2023 Survey
Winter 2020 Survey Mid-Year 2023 Survey
1st Quarter 2020 Report 3rd Quarter 2023 Report

For purposes of this analysis, we have applied a terminal capitalization rate of

9.00%.

The reversion to the mortgage and equity components is calculated below.

FIGURE 8-5 REVERSION TO MORTGAGE AND EQUITY COMPONENTS
Reversion
Year 11 NOI 2,533,000
Terminal Cap Rate 9.00%
Estimated Sales Proceeds $28,144,000
Less: Transaction Costs @ 3.0% $844,000
Net Sales Proceeds $27,300,000
Less: Mortgage Component $8,285,000
Equity Reversion $19,015,000

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Proposed Natomas Woodspring Suites – Sacramento, California 85

Using the aforementioned investment components, the internal rate of return (IRR) indicated by the EBITDA forecast and the assumed reversionary sales proceeds are calculated, as presented in the following table.

FIGURE 8-6 IRR TO THE TOTAL PROPERTY AND MORTGAGE AND EQUITY COMPONENTS Year Total EBITDA Debt Service NOI to Equity
Initial Investment ($16,960,000) ($11,024,000) ($5,936,000) 2025/26 $1,852,000 10.9 % $812,000 7.4 % $1,040,000 17.5 % 2026/27 1,989,000 11.7 812,000 7.4 1,177,000 19.8
2027/28 2,037,000 12.0 812,000 7.4 1,225,000 20.6
2028/29 2,099,000 12.4 812,000 7.4 1,287,000 21.7
2029/30 2,161,000 12.7 812,000 7.4 1,349,000 22.7
2030/31 2,184,000 12.9 812,000 7.4 1,372,000 23.1
2031/32 2,250,000 13.3 812,000 7.4 1,438,000 24.2
2032/33 2,318,000 13.7 812,000 7.4 1,506,000 25.4
2033/34 2,387,000 14.1 812,000 7.4 1,575,000 26.5
2034/35 2,459,000 14.5 812,000 7.4 1,647,000 27.7
Reversion 27,300,000 161.0 8,285,000 75.2 19,015,000 320.3 Ten Year IRR 15.4 % 5.4 % 27.0 %
Total Project Mortgage Component Equity Component
Annual Cash on
Cash Return
Annual Cash on
Cash Return
Annual Cash on
Cash Return

Based on our forecast of EBITDA and the development cost, including an entrepreneurial incentive, the total project would yield an internal rate of return of

15.4%. Based on the mortgage assumptions, the equity component’s initial investment of $5,936,000 would achieve an internal rate of return of 27.0% over a ten-year holding period.

To evaluate the indicated IRR to the total property, we have reviewed several recent investor surveys, including the HVS Broker Survey, PWC Real Estate Investor Survey, USRC Hotel Investment Survey, and Situs RERC Real Estate Report. The following table summarizes the range of discount rates and average IRRs indicated by the investor surveys for hotels similar in class to the proposed subject property.

Internal Rate-of-Return
Analysis

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FIGURE 8-7 RESULTS OF RECENT INVESTMENT SURVEYS – DISCOUNT RATES, HOTELS Source Data Point Range Average Data Point Range Average HVS Hotel Sales - Full-Service & Luxury 7.6% - 12.5% 10.1% 7.6% - 11.9% 9.9% HVS Hotel Sales - Select-Service & Extended-Stay 8.3% - 12.7% 10.6% 9.4% - 12.3% 10.7% HVS Hotel Sales - Limited-Service 10% - 13.9% 11.6% 10.6% - 13.6% 12.0% HVS Brokers Survey
Select-Service Hotels 8.0% - 18.0% 10.8% 8.0% - 12.5% 10.8% Limited-Service & Economy Hotels 9.0% - 20.0% 11.6% 8.0% - 13.0% 11.2% PWC Real Estate Investor Survey
Select-Service Hotels 8.0% - 12.0% 10.0% 9.0% - 15.0% 11.7% Limited-Service Hotels 7.5% - 12.0% 10.0% 11.0% - 15.0% 12.5% USRC Hotel Investment Survey
Limited-Service Hotels 7.5% - 11.0% 10.5% 10.0% - 15.5% 11.4% Situs RERC Real Estate Report
Second Tier Hotels 6.5% - 13.5% 10.1% 9.0% - 13.5% 11.0% Third Tier Hotels 9.5% - 13.5% 11.0% 9.5% - 14.0% 11.9% Winter 2020 Survey Mid-Year 2023 Survey
1st Quarter 2020 Survey 4th Quarter 2023 Survey
Fall 2019 Survey Fall 2023 Survey
Pre-COVID Current
1st Quarter 2020 Report 3rd Quarter 2023 Report

As discussed, based on our forecast of EBITDA and the development cost, including entrepreneurial incentive, the total project would yield a n IRR of 15.4%. The investor surveys indicate discount rates ranging from 7.5% to 20.0%; the averages of the surveys range from 10.0% to 12.5%. Based on these parameters, the calculated return of 13.4% on the project is consistent with the range of returns.

Return require ments vary based on an individual investor’s circumstances, including the cost and availability of both debt and equity capital. This analysis is intended to provide information to assist the developer in evaluating the feasibility of the proposed project..

In determining the potential feasibility of the Proposed Natomas Woodspring Suites, we analyzed the lodging market, researched the area’s economics, reviewed the estimated development cost, and prepared a ten -year forecast of income and expense, which was based on our review of the current and historical market conditions, as well as comparable income and expense statements.

The conclusion of this analysis indicates that the property would generate a return of 15.4% on an initial investment of $16,960,000 . Based on the previously present mortgage loan assumptions, the equity component would receive a return of 27.0% on the initial investment. Return requirements vary based on an individual investor’s circumstances, including the cost and availability of both debt and equity capital. This analysis is intended to provide i nformation to assist the developer in evaluating the feasibility of the proposed project.

Conclusion

January-2024 Statement of Assumptions and Limiting Conditions Proposed Natomas Woodspring Suites – Sacramento, California 87

9. Statement of Assumptions and Limiting Conditions

1. This report is set forth as a feasibility study of the proposed subject property; this is not an appraisal report.

2. This report is to be used in whole and not in part.

3. No responsibility is assumed for matters of a legal nature, nor do we render any opinion as to title, which is assumed marketable and free of any deed restrictions and easements ; t he property is evaluated as free and clear unless otherwise stated.

4. We assume that there are no hidden or unapparent conditions of the sub - soil or structures, such as underground storage tanks, that would affect the property’s development potential. No responsibility is assumed for these conditions or for any engineering that may be required to discover them.

5. We have not considered the presence of potentially hazardous materials or any form of toxic waste on the project site. We are not qualified to detect hazardous substances and urge the client to retain an expert in this field if desired.

6. The Americans with Disabilities Act (ADA) became effective on January 26, 1992. We have assumed the proposed hotel would be designed and constructed to be in full compliance with the ADA.

7. We have made no survey of the site, and we assume no responsibility in connection with such matters. Sketches, photographs, maps, and other exhibits are included to assist the reader in visualizing the property. It is assumed that the use of the described real estate will be within the boundaries of the property described, and that no encroachment will exist.

8. All information, financial operating statements, estimates, and opinions obtained from parties not employed by TS Worldwide, LLC , are assumed true and correct. We can assume no liability resulting from misinformation.

9. Unless noted, we assume that there are no encroachments, zoning violations, or building violations encumbering the subject site.

10. The property is assumed to be in full compliance with all applicable federal, state, local, and private codes, laws, consents, licenses, and regulations (including the appropriate liquor license if applicable), and that all licenses, permits, certificates, franchises, and so forth can be freely renewed or transferred to a purchaser.

January-2024 Statement of Assumptions and Limiting Conditions Proposed Natomas Woodspring Suites – Sacramento, California 88

11. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless specified otherwise.

12. None of this material may be reproduced in any form without our written permission, and the report cannot be disseminated to the public through advertising, public relations, news, sales, or other media.

13. We are not required to give testimony or attendance in court because of this analysis without previous arrangements and shall do so only when our standard per -diem fees and travel costs have been paid prior to the appearance.

14. If the reader is making a fiduciary or individual investment decision and has any questions concerning the material presented in this report, it is recommended that the reader contact us.

15. We take no responsibility for any events or circumstances that take place subsequent to the date of our field inspection.

16. The quality of a lodging facility's onsite management has a direct effect on a property's economic viability. The financial forecasts presented in this analysis assume responsible ownership and competent management. Any departure from this assumption may h ave a significant impact on the projected operating results.

17. The financial analysis presented in this report is based upon assumptions, estimates, and evaluations of the market conditions in the local and national economy, which may be subject to sharp rises and declines. Over the projection period considered in our analysis, wages and other operating expenses may increase or decrease because of market volatility and economic forces outside the control of the hotel’s management. We assume that the price of hotel rooms, food, beverages, and other sources of revenue to the hotel will be adjusted to offset any increases or decreases in related costs. We do not guarantee that our estimates will be attained, but they have been developed based upon information obtained during the course of our market research and are intended to reflect the expectations of a typical hotel investor as of the stated date of the report.

18. This analysis assumes continuation of all Internal Revenue Service tax code provisions as stated or interpreted on either the date this analysis or the date of our field inspection, whichever occurs first.

19. Many of the figures presented in this report were generated using sophisticated computer models that make calculations based on numbers carried out internally to many decimal places. In the interest of simplicity, most numbers have been rounded to the nearest tenth of a percent; thus, these figures may be subject to small rounding errors.

January-2024 Statement of Assumptions and Limiting Conditions Proposed Natomas Woodspring Suites – Sacramento, California 89

20. It is agreed that our liability to the client is limited to the amount of the fee paid as liquidated damages. Our responsibility is limited to the client ; the use of this report by third parties shall be solely at the risk of the client and/or third parties. The use of this report is also subject to the terms and conditions set forth in our engagement letter with the client.

21. Evaluating and comprising financial forecasts for hotels is both a science and an art. Although this analysis employs various mathematical calculations to provide projections, the final forecasts are subjective and may be influenced by our experience and other factors not specifically set forth in this report.

22. This study was prepared by TS Worldwide, LLC . All opinions, recommendations, and conclusions expressed during the course of this assignment are rendered by our staff as company employees, rather than as individuals.

HVS, Salt Lake City, Utah Qualifications of Lauren Reynolds 1 Lauren Reynolds

HVS CONSULTING AND VALUATION SERVICES
Salt Lake City, Utah

HVS CONSULTING AND VALUATION SERVICES
Portland, Oregon

Internship – HVS CONSULTING AND VALUATION SERVICES
Portland, Oregon

HYATT AT OLIVE 8 CORPORATE ROOMS INTERN
Seattle, Washington

MICHIGAN STATE UNIVERSITY
East Lansing, Michigan

BS – The School of Hospitality Business, Michigan State University Specialization in Real Estate Investment Management

Smith Travel Research (STR) Certification in Hotel Industry Analytics (CHIA)

Other Specialized Training Classes Completed:

MAI - Advanced Income Capitalization
Uniform Standards of Professional Appraisal Practice
Basic Appraisal Principles
Basic Appraisal Procedures
General Appraiser Income Approach (Parts I and II)
General Appraiser Market Analysis and HBU
General Appraiser Site Valuation and Cost Approach
Real Estate Finance, Statistics, and Valuation Modeling General Appraiser Report Writing and Case Studies
General Appraiser Sales Comparison Approach
Expert Witness for Commercial Appraisers
Commercial Appraisal Review
Small Hotel Valuation
Biennial USPAP Updates

Arizona, California, Colorado, Idaho, Montana, Utah, Washington, Wyoming

EMPLOYMENT
February 2023 to present
January 2019–February
2023
June 2018–August 2018
May 2017–August 2017
2014–2018

EDUCATION AND OTHER

TRAINING

STATE CERTIFICATION

HVS, Salt Lake City, Utah Qualifications of Lauren Reynolds 2 “Utah’s Stunning Horizon,” pp. 42–45

“Boise’s Rise: Small Big City in the Convention Landscape ,” co-authored with Eileen Bosworth, April 2023

“Southwestern Utah is Booming, Attracting National Investor Interest,” January 2023

“Salt Lake City Development Spurs Additional Investor Interest in This Emerging Hotel Market”, co-authored with Ryan Mark, December 2022

“Lodging Market Overview: Bend, Oregon,” co-authored with HVS Portland, December 2021

“COVID-19’s Impact on the Portland Lodging Market,” co -authored with HVS Portland, February 2021

“COVID-19’s Impact on the Seattle Lodging Market,” co -authored with HVS Portland, December 2020

“HVS Market Pulse: Wyoming & Montana,” co-authored with Katy Black, December 2020

“HVS Market Pulse: Kalispell and Whitefish, Montana,” January 2020

“HVS Market Pulse: Interstate 5 Corridor Tourism Destinations in Oregon,” co-authored with Breanna S. Smith, November 2019

PUBLISHED ARTICLES

AND PRESS COVERAGE
Utah Business – NAIOP
2023
HVS Journal
HVS Journal
HVS Journal
HVS Journal
HVS Journal
HVS Journal
HVS Journal
HVS Journal
HVS Journal

HVS, Salt Lake City, Utah Qualifications of Lauren Reynolds

3 SAMPLE LIST OF PROPERTIES

APPRAISED OR EVALUATED

ARKANSAS
Hot Springs Treehouses, Hot Springs
Hot Springs Treehouses Land
Appraisal, Hot Springs
Hotel Hot Springs, Hot Springs
Motel 6, Little Rock

ARIZONA
Grand Canyon Inn & Motel, Williams
Proposed Resort, Marble Canyon
Proposed Holiday Inn, Page
La Quinta Inn & Suites by Wyndham,
Holbrook
Hampton by Hilton, Carefree
Gila Bend Lodge, Gila Bend
Motel 6, Tempe
Best Western Plus, Tucson
Motel 6, Tempe
Gila Bend Lodge, Gila Bend

CALIFORNIA
Proposed Outbound Hotel Yosemite,
Oakhurst
Proposed Hotel Yosemite, Oakhurst
Proposed Terra Vi Resort Yosemite,
Groveland
Sierra Nevada Resort & Spa, Mammoth
Lakes
Proposed Hotel Mammoth Village,
Mammoth Lakes
Proposed Hyatt Caption, Mammoth
Lakes
Jeffrey Hotel, South Lake Tahoe
Firelite Lodge, Tahoe Vista
Black Bear Lodge, Big Bear Lake
Creekside Lodge, Markleeville
Proposed Glamping Resort, Malibu
Proposed Hotel Downtown Lodi, Lodi
Baymont Inn & Suites, Anderson
Embassy Suites Arcadia Pasadena,
Arcadia
Best Western, Auburn
Best Western Plus, El Cajon
Quality Inn & Suites, El Cajon
Fairfield Inn by Marriott, Elk Grove
University Inn, Fresno
Fullerton Lodge, Fullerton
Lompoc Inn, Lompoc
Residence Inn by Marriott, Manhattan
Beach
Ayres Inn, Ontario
Motel 6, Ontario
Proposed Oroville Hotel, Oroville
Proposed Sanctity Hotel, Rancho
Cucamonga
Orange Show Inn, San Bernardino
Proposed Home2 Suites by Hilton, San
Bernardino
Mark Twain/Tilden Hotel, San
Francisco
Marriott San Diego Mission Valley, San
Diego
Embassy Suites by Hilton, Temecula
Fairfield Inn by Marriott, Tulare
Proposed Avid Hotel Victorville,
Victorville
Proposed Fairfield Inn by Marriott,
Victorville
Quality Inn & Suites, Weed
Holiday Inn Express, Westley
Hilton Garden Inn, Bakersfield
Hilton Garden Inn, East Lake Forest
Hampton by Hilton East Lake Forest

COLORADO
Holiday Inn Express, Cortez

IDAHO
Hotel 43, Boise
The Grove Hotel, Boise
Anniversary Inn, Boise
Courtyard by Marriott Boise
Downtown, Boise
Ashley Inn, Cascade
Proposed Staybridge Suites, Idaho
Falls
Proposed Everhome Suites, Nampa
Lava Hot Springs Inn, Lava Hot Springs

ILLINOIS
Westin Northwest, Chicago

MONTANA
Cedar Creek Lodge, Columbia Falls
Proposed Terra Vi Resort, Columbia
Falls
Wonderstone Hotel, Columbia Falls
Under Canvas Glacier, Coram
Holiday Inn Express, Kalispell
Motel 6, Kalispell
Izaak Walton Inn Conversion to LOGE
Hotel, Essex
Proposed Whitefish Hotel, Whitefish
Under Canvas Yellowstone, West
Yellowstone
Dreamcatcher Tipi Hotel, Gardiner
Roosevelt Hotel, Gardiner
Proposed AC by Marriott, Bozeman
Proposed Everhome Suites, Bozeman
Quality Inn & Suites, Bozeman
Proposed Four Corners Hotel, Four
Corners
Proposed Four Corners Hotel, Four
Corners
Proposed Glamping Resort, Gallatin
Gateway
Proposed Camp Satori Glamping
Resort, Silver Star
Proposed Hotel, Missoula
Hilton Garden Inn Missoula, Missoula
Tamarack Inn, Missoula
Proposed Greystone Inn, an Ascend
Collection Hotel, Great Falls
Days Inn by Wyndham, Helena
Holiday Inn Express, Helena

NEVADA
Hampton by Hilton Las Vegas Airport,
Las Vegas
Holiday Inn Express & Suites, Ely

NEW MEXICO
Proposed Baymont Inn & Suites by
Wyndham, Carlsbad

HVS, Salt Lake City, Utah Qualifications of Lauren Reynolds

4 OHIO
Hampton by Hilton, Akron

OREGON
Sunriver Resort, Sunriver
Fairfield Inn by Marriott, Klamath Falls
Best Western Plus Olympic Inn,
Klamath Falls
Proposed Home2 Suites by Hilton,
Klamath Falls
Plaza Inn & Suites at Ashland Creek,
Ashland
SunView Motel & Resort, Terrebonne
Home2 Suites by Hilton, Bend
Hampton by Hilton, Redmond
Proposed Hampton by Hilton
Redmond, Redmond
Columbia Gorge Resort and Spa, Hood
River
Columbia Gorge Resort and Spa
Expansion, Hood River
Proposed Gilbert Block Hotel, Seaside
Proposed Cave Junction Hotel, Cave
Junction
Home2 Suites by Hilton, Eugene
Proposed Takelma Lodge, Grants Pass
Proposed Hotel, Boardman
Proposed MyPlace, Boardman
Bed & Breakfast, Independence
Best Western, Lakeview
Inn at Wecoma, Lincoln City
McMinnville Airbnb, McMinnville
Clarion Inn & Suites, Medford
Proposed SpringHill Suites by
Marriott, Medford
Best Western, Oakridge
Surf & Sand Inn, Pacific City
Country Inn & Suites by Radisson,
Portland
Hilton Portland Downtown, Portland
Comfort Suites, Springfield
Hampton by Hilton, Sherwood
Shady Oaks Motel, Roseburg
Oregon Motor Motel, The Dalles

PENNSYLVANIA
Proposed Split Rock Resort & Golf Club
Glamping Expansion, Lake Harmony

SOUTH DAKOTA
Under Canvas Mount Rushmore,
Keystone
Proposed Hyatt Place Rapid City,
Rapid City

TENNESSEE
Under Canvas Great Smoky Mountains,
Pigeon Forge
Proposed Yonder Resort Great Smokey
Mountains, Townsend

UTAH
Red Mountain Resort, Ivins
LaFave Expansion, Springdale
Proposed Camp Kaia, an Outdoor
Citizen Resort, Kanab
Proposed Elderberry Resort,
Orderville, UT
Proposed Hot Springs Resort, La
Verkin
Goulding's Lodge, Monument Valley
Proposed Gateway Lodge Zion, Mount
Carmel
Proposed East Gate Lodge Zion,
Orderville
Proposed Luxury Hotel at Highground
Zion, Orderville
Proposed Candlewood Suites, St.

George
Proposed Avid Hotel, St. George
Proposed Homewood Suites by Hilton,
Bryce Canyon City
Proposed Hampton by Hilton, Bryce
Canyon City
Best Western Canyonlands, Moab
Virginian Motel, Moab
Moab Market Studies, Moab
Proposed Pendry Park City, Park City
Sheraton, Park City
Fairfield by Marriott, Richfield
Strawberry Bay Marina Expansion,
Heber City
Hampton by Hilton, Tremonton
Holiday Inn Express, Price
Best Western Holiday Hills, Coalville
Proposed Dual-Brand Hotel, Draper
Proposed Everhome Suites, Draper
Proposed Hotel, Herriman
Proposed Everhome Suites,
Farmington
Beaver Creek Lodge, Garden City
Oquirrh Mountain Inn, Lake Point
Proposed Fairfield by Marriott,
Fillmore
Proposed WoodSpring Suites, Lindon
Proposed WoodSpring Suites, Saratoga
Springs
Holiday Inn Express, Vernal
Proposed WoodSpring Suites, West
Jordan
Proposed WoodSpring Suites, West
Valley City
Proposed Cobblestone Inn & Suites,
Ephraim

VERMONT
Purchase Price Allocation Town &
Country, Stowe

WASHINGTON
Alta Crystal Resort Mount Rainier,
Enumclaw
Nisqually Lodge Mount Rainier,
Ashford
Cowlitz River Lodge Mount Rainier,
Packwood
Proposed Dual-Brand Hotel,
Leavenworth
River Run Inn & Cabins North
Cascades, Winthrop
Cascade Mountain Lodge North
Cascades, Concrete
Bellis Inn, Bellingham
Days Inn by Wyndham Bellingham,
Bellingham
Morning Glory Inn, Bellingham

HVS, Salt Lake City, Utah Qualifications of Lauren Reynolds

5 Motel 6, Bellingham
Sterling Motor Inn, Burlington
Sequim Bay Lodge, Sequim
Proposed Marina Hotel, Des Moines
Proposed Home2 Suites Ellensburg,
Ellensburg
Red Lion, Wenatchee
Red Lion, Wenatchee
Proposed Paine Field Hotel, Everett
Proposed Hotel, Federal Way
Ocean Crest Resort, Moclips
Old Alcohol Plant Hotel, Port Hadlock
Hilton Garden Inn, Redmond
Courtyard by Marriott Downtown
Seattle, Seattle
Proposed Little Creek Casino Resort
Expansion, Shelton
DoubleTree by Hilton Spokane City
Center, Spokane
Holiday Inn Express, Auburn
Camas Hotel, Camas
Comfort Inn Colville, Colville
Best Western Liberty Inn, DuPont
Mill Village Motel, Eatonville
GuestHouse Hotel, Enumclaw
Best Western, Ephrata
New Horizon Motel, Federal Way
Hampton by Hilton, Kennewick
Red Lion, Kennewick
Comfort Inn, Lacey
Proposed Hilton Garden Inn
Lynnwood, Lynnwood
Crest Trail Lodge, Randle
Courtyard by Marriott, Richland
Holiday Inn Express, Spokane
Quality Inn SeaTac Airport, SeaTac
SureStay Plus SeaTac Airport, SeaTac
Motel 6 Seattle Airport, Seattle
Seattle Airport Marriott, Seattle
Proposed Stanwood Hotel, Stanwood
Hampton by Hilton Seattle
Southcenter, Tukwila
Proposed La Quinta Inn & Suites,
Yakima
Red Roof Inn, Yakima

WYOMING
Amangani Resort, Jackson
Cloudveil, an Autograph Collection
Hotel, Jackson
Homewood Suites by Hilton, Jackson
Mountain Modern Hotel, Jackson
Spring Creek Ranch, Jackson
SpringHill Suites by Marriott, Jackson
Buffalo Inn, Buffalo

Sacramento City CouncilMarch 18, 2025

Sacramento City Council
March 18, 2025