Sacramento City Council
June 24, 2025

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2025-01255 6/24/2025
Cotton Lane Apartments Rezone (P24-022) [Noticed 06/13/2025; Passed for Publication 06/17/2025; Published 06/13/2025, 06/20/2025]
File ID: 2025-01255
Location: Cotton Lane, APN: 117-0182-009-0000, District 8 Recommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution adopting the Mitigated Negative Declaration and Mitigation Monitoring Plan; 2) an Ordinance rezoning ±1.63 acres from the Single-Unit Dwelling or Duplex Dwelling (R-1A) zone to the Multi-Unit Dwelling (R-3A) zone; and 3) a Resolution adopting findings of fact and conditions of approval for a Site Plan and Design Review entitlement to construct a 54-unit apartment complex and associated improvements.

Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected]; Marcus Adams, Senior Planner, (916) 808-5044, [email protected]; Community Development Department
Presenter: Danny Abbes, Associate Planner, (916) 808-5873, [email protected], Community Development Department
Applicant/Property Owner: RK Properties and Development c/o Akashdeep Grewal, 641 Barcelona Court, Roseville, CA, 95747
Attachments:
1-Description/Analysis
2-Background
3A-Resolution: Mitigated Negative Declaration and Mitigation Monitoring Plan 3B-Cotton Lane Apartments Mitigation Monitoring Plan
4-Draft Ordinance - Rezone
5-Draft Resolution adopting Findings of Fact and Conditions of Approval 6-Project Plans
7-Public Comment
Description/Analysis
Issue Detail: The applicant is requesting approval of entitlements including a Rezone of a vacant

1.63-acre site on Cotton Lane from the R-1A zone to the R-3A zone, and Site Plan and Design

File ID: 2025-01255 6/24/2025
Review to construct a 54-unit apartment complex. Staff recommend that the City Council approve the project based on proposed findings and conditions within Attachments 4 and 5 of this report.

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to community organizations including Civic Thread, Sacramento Area Bicycle Advocates, Preservation Sacramento, Sacramento Metropolitan Air Quality Management District, Sacramento Housing Alliance, Environmental Council of Sacramento, House Sac, North Laguna Creek Neighborhood Association, and North Laguna Creek Valley Hi Community Association.

Sacramento Metropolitan Air Quality Management District provided a comment letter that “commends this kind of walkable compact infill housing development, with good pedestrian access, near neighborhood amenities and Sacramento Regional Transit stops,” noting that “[it] is associated with reduced motor vehicle miles traveled and resulting polluting emissions,” and “supports state and regional plans to reduce polluting motor vehicle emissions.” The letter made recommendations including better tree shading along Cotton Lane and a pedestrian gate to the multi-use trail north of the site. Final proposed plans incorporate additional tree shading along Cotton Lane and a pedestrian access gate to the multi-use trail.

On January 23
rd, 2025, city staff hosted a community meeting regarding the proposed project at the Valley Hi-North Laguna Library with six attendees, each of whom reside on Cotton Lane. The attendees generally expressed opposition or neutrality and shared concerns including vehicle parking, traffic, flooding, and rezoning to a higher density residential zone.

Staff also received correspondence and a letter of opposition from a community member (included as Attachment 6 of this report) with concerns including parking, flooding, building height, and lack of access to the park, library, college, and light rail.

Below are staff responses to individual concerns listed above:

Parking and traffic: The development does not require a minimum number of vehicle parking spaces.

Fifty-four vehicle parking spaces are provided on-site (one per unit). The leasing price of apartment units and parking spaces are unbundled, meaning a lessee of an apartment unit would also opt in or out of a separately priced designated parking space. The location of the site, which is walkable to routine necessities and amenities, allows for residents who don’t own or choose not to own a vehicle.

Initially, the applicants were interested in a project design that improved the full street section of Cotton Lane and that would incorporate a standard driveway. A resident on the south side of Cotton Lane west of the site owns the southern section of Cotton Lane from their residence to West Stockton Boulevard. The resident was not interested in selling this portion of their property or granting improvements to it; therefore, only the northern section of Cotton Lane will be improved, and it will not include standard driveway access. Cotton Lane will be restricted from vehicle parking on the

File ID: 2025-01255 6/24/2025
north side of the street to allow for emergency vehicle access.

Flooding/drainage project impact: Site improvements incorporate on-site greenspace, bio-retention treatment ponds, grassy swales, and a curb and gutter system. The project was reviewed and conditioned by the Department of Utilities to ensure functional stormwater management.

Building height: The proposed three-story building has a height of 33 feet. Both the existing R-1A zone and the proposed R-3A zone allow for building heights up to 35 feet.

Access to college, light rail, park and library: In 2008, the Copperstone Village Apartments dedicated an easement to the city for public use of the bicycle and pedestrian trail immediately north of the subject site. Residents will have direct access to travel on it westward toward the college, light rail, park, library, and commercial services. A Department of Public Works improvement project, anticipated to be constructed this summer of 2025, will connect Kastanis Way with a paved bike and pedestrian path through city property, providing easy access south down to Shasta Community Park and north up to the commercial center. Residents can also walk west through the park to the Imagination Parkway sidewalk and access the library, and then cross Bruceville Road to arrive at the college and light rail station.

Rezoning to allow higher density
: The site is currently zoned Single-Unit or Duplex Dwelling (R-1A) which does not permit multi-unit dwellings. To accommodate an apartment complex, the applicant is proposing to rezone the subject site to the Multi Unit Dwelling (R-3A) zone. Staff reviewed the request and found it consistent with the stated purpose of the R-3A zone, the site’s Residential Mixed Use general plan designation, several general plan Land Use and Placemaking (LUP) goals and policies, and the South Area Community Plan.

The stated purpose of the R-3A zone within Sacramento City Code section 17.208.400 includes accommodating higher density development “in areas near major institutions and public transit facilities.” The site is near both Cosumnes River College and the Cosumnes River College light rail station.

The rezoning is consistent with the Residential Mixed Use general plan designation in that it allows for high intensity residential development that fosters a walkable neighborhood where daily errands can be accomplished on foot, by bicycle, or by transit. A college, library, park, light rail transit station, and commercial services are all within walking or biking distance.

The rezoning is consistent with general plan Land Use and Placemaking (LUP) goals and policies listed in the following section including LUP Goals 1, 2, and 4, and LUP Policies 1.1, 2.2, 2.4, 2.5,

4.1, and 4.3 which promote a compact urban footprint, development intensity linked to transit, and housing near colleges.

File ID: 2025-01255 6/24/2025
The rezoning also addresses community issues/opportunities within the South Area Community Plan in the following section, including by allowing multi-unit dwelling development, which offers more housing variety and choice within an area in close proximity to light rail transit and predominantly comprised of single-unit dwellings.

Notification of this hearing was sent to property owners and occupants within a 500-foot radius of the site, and the site was posted with contact information for project questions, as well as the date, time, and participation details for the hearing.

Policy Considerations: The General Plan designation for the subject site is Residential Mixed Use (RMU). The RMU designation is intended to foster vibrant, walkable areas with a high-intensity mix of residential, commercial, office, and public uses, where daily errands can be accomplished on foot, by bicycle, or by transit. The General Plan goals and policies below support the proposed project.

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-1.1: Compact Urban Footprint. The City shall promote a land and resource- efficient development pattern and the placement of infrastructure to support efficient delivery of public services and conserve open space, reduce vehicle miles traveled, and improve air quality.

Staff response: The proposed urban infill apartments make efficient use of existing resources by positioning people within convenient walking distance to Cosumnes River College, the Cosumnes River College light rail station, Shasta Community Park, the Valley Hi-North Laguna Library, commercial/retail services, and employment opportunities.

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

Policy LUP-2.2 Interconnected City. The City should establish a network of interconnected activity centers, corridors, parks, and neighborhoods that promotes walking, bicycling, and mass transit use as viable alternatives to private vehicles.

Staff response: The project’s proximity to many potentially frequent destinations such as the college, light rail, park, library and commercial uses promotes walking, bicycling, and transit use.

Policy LUP-2.4 Development Intensity Linked to Transit. The City shall plan for higher development intensities around current and planned transit to optimize public investments and support an accessible, convenient network.

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Staff response: This project provides higher residential development intensity within half a mile of the Cosumnes River College light rail station.

Policy LUP-2.5 Design for Connectivity. The City shall require that all new development maximizes existing and new connections with surroundings and with centers, corridors, parks, and neighborhoods to enhance efficient and direct pedestrian, bicycle, and vehicle movement.

Staff response: Apartment residents will be able to access a bike and pedestrian trail immediately north of the site through a pedestrian gate and travel west toward Imagination Parkway to the park, library, college, and light rail station.

Goal LUP-4 Walkable, transit-oriented centers and corridors that concentrate new jobs, housing, and entertainment opportunities to support frequent, reliable transit service and foster connected, accessible neighborhoods.

Policy LUP-4.1 Transit-Supportive Development. The City shall encourage increased residential and commercial development intensity within ½-mile of existing high-frequency bus stops and existing and planned light rail stations, bus rapid transit stations, and commuter rail stations to support more frequent, reliable transit service and vibrant, walkable neighborhoods.

Staff response: This project provides increased residential development intensity within half a mile of the Cosumnes River College light rail station.

Policy LUP-4.3 Anchor Institutions. With respect to anchor institutions (colleges, medical centers, and public agencies), the City shall encourage the integration of uses and amenities in and around these campuses that increase economic opportunity, neighborhood vitality, and quality of life. Such uses and amenities may include the following:
· Housing,
· Retail,
· Neighborhood services,
· Arts/culture venues, athletic facilities,
· Parks,
· Improved pedestrian/bikeway connections,
· “Green” infrastructure, or
· Other publicly accessible facilities.

Staff response: The project increases housing opportunities near Cosumnes River College, an institution with over 13,000 enrolled students.

File ID: 2025-01255 6/24/2025
Policy LUP-8.9 People-Friendly Design. The city shall require people-friendly design to be incorporated into buildings and spaces, including elements and features such as the following:
· Human scale, tree-shaded pedestrian passageways;
· Resting areas;
· Seating;
· Gathering places; and
· Other measures with demonstrated benefits for health and quality of life.

Staff response: The project design provides open space that includes tables, chairs, benches, grills, and landscaping for resting and gathering. Trees will shade sidewalks along both West Stockton Boulevard and Cotton Lane.

South Area Community Plan
The project site is within the boundaries of the South Area Community Plan. This plan contains identified community issues and opportunities, associated with General Plan policies, expected to be considered and addressed with future area development. The project addresses the following community issues/opportunities and land use policy:

Community Issue/Opportunity - Housing: About 77 percent of the South Area’s housing stock is single-unit detached homes, higher than the citywide average. While median home sales and rental rates are lower than the citywide averages, many community members are significantly housing burdened, meaning that they spend more than 50 percent of their income on housing. Many residents in the South Area are also worried about gentrification or displacement. Promoting a greater variety of housing types within the South Area will help to provide more housing choices for people at all stages of life and at different income levels.

Staff response: This project provides apartment rental opportunities within the south area, adding potential housing options for students and people of all ages and various income levels.

Community Issue/Opportunity - High Frequency Transit Access: The recent expansion of the Blue Line to Cosumnes River College could be complemented by the potential for a Bus Rapid Transit (BRT) line on Florin Road. Intensifying residential, mixed-use, and office mixed- use development around stations supporting walking connections to and from stations can help to promote higher transit use and reduce local congestion and air pollution.

Staff response: The project provides intensified residential development near a transit station, promoting higher transit use and reduced air pollution.

Community Issue/Opportunity - Infill Development: While most of the South Area is fully

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built out in established neighborhoods and commercial areas, vacant lots near Cosumnes River College, along commercial corridors such as Mack Road, and in the Delta Shores development, and at the City-owned 102-acre parcel, as well as underutilized lots, such as those along Florin Road, represent opportunities for infill development that can help realize the community vision. Development in these areas can support existing community-serving businesses like grocery stores and mercados, helping new ones to establish and creating new jobs for residents by building on the area’s strength as a healthcare and education center.

Many of these vacant or underutilized parcels have excellent access to light rail, providing direct access to Downtown.

Staff response: The project infills a vacant lot near Cosumnes River College with an apartment complex with residents that can help support local businesses and take advantage of access to light rail and downtown.

Community Issue/Opportunity - Connectivity: Many community members are interested in having access to better, more connected walking and biking infrastructure, including a more complete sidewalk network, tree shading, more separated bikeways and shared-use paths, and crosswalks to make it more convenient and comfortable for residents to get around without a car.

Staff response: The site location and proposed development provide proximity to amenities and destinations (park, library, college, transit), direct access to a bike and pedestrian path, and sidewalk infrastructure with tree shading.

Community Issue/Opportunity - Tree Canopy (Excerpt) “…Elsewhere in the South Area, especially in southern parts, lower tree canopies make residents, many of whom live in disadvantaged communities, more vulnerable to extreme heat. Planting more trees and providing cooling centers can help to address these issues as climate change exacerbates extreme heat in Sacramento.”
Staff response: General Plan Map ERC-4 (Urban Heat Priority Intervention Areas) indicates that the subject site is located within a low tree canopy and prioritized heat island area. The project will plant many large canopy trees on a tree-barren site which can help combat area heat gain.

SA-LUP-1 Development Around South Line Light Rail Stations. The City shall work with SacRT to support higher density, transit-oriented uses that include a mix of retail, residential, and office around light rail stations, supporting convenient walking access to stations.

Staff response: The project provides higher residential density within convenient walking distance to a light rail station.

File ID: 2025-01255 6/24/2025
Environmental Considerations: The City of Sacramento prepared an ISMND (Initial Study/Mitigated Negative Declaration) for the Cotton Lane Apartments Project (P24-022). In accordance with the California Environmental Quality Act (CEQA), the MND was circulated for a 30- day public review period which ended on January 6, 2025. The comment period was also advertised in a newspaper of general circulation. A notice of availability / notice of intent to adopt an MND was posted in the County Clerk’s Office and was sent to applicable regulatory agencies, neighborhood associations and stakeholders in the project area.

The City received 6 letters/emails during the public comment period. The comment letters and responses are included as an attachment to this staff report and on the City’s CDD EIR webpage under the Cotton Lane Apartments Project (P24-022) heading (webpage listed below). Each of the comments addressed the project site and conditions as they relate to the particular areas of concern of the respective commenting agency, company, organization or stakeholder. The comments from Caltrans, the Central Valley Regional Water Quality Control Board, the Sacramento Metropolitan Air Quality Management District and two community members are acknowledged by the City and have been considered as part of the project planning and its implementation. The comments are acknowledged by the City and have been considered as part of the project planning and its implementation. The comments received did not identify any new significant effect, increase in severity of an impact identified in the Mitigated Negative Declaration, or provide significant new information. In response Staff has made clarifications and minor modifications to the MND and Errata, Comments and Responses do not create any circumstances identified in CEQA Guidelines Section 15073.5 that would require recirculation.

The Environmental Services Manager has determined that adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan are appropriate actions under the CEQA. The initial study/MND for the project, and the MND revisions, comments, and responses, are available at the Community Development Department’s office at 300 Richards Blvd., 3rd Floor, Sacramento, CA 95811, and webpage located at the following:
<https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports> 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project.

Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate

File ID: 2025-01255 6/24/2025
progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016, and the SAFCA 2024 Adequate Progress Annual Report accepted by City Council Resolution No. 2024-0311 on October 22, 2024.

Housing Element Site [No net loss findings (Gov. Code, § 65863)]: This project is located on a consolidated site listed in the 2021-2029 Regional Housing Need Allocation (RHNA) Housing Element Sites Inventory, which anticipates 25 units of above moderate income housing. This project proposes 52 units of moderate income housing. As of April 18, 2024, the above moderate income capacity on remaining sites identified in the Housing Element is 5,883 which is adequate to meet the jurisdictions remaining low income RHNA of 17,065 for the 2021-2029 planning period. Although the above moderate-income capacity is lower than the Remaining RHNA, per the City’s adopted Housing Element, surplus sites in the moderate-income category carry over to the above moderate-income category. There are 12,404 moderate income surplus sites, and this project adds more moderate income units than the anticipated number of above moderate income units. As the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the regional housing need pursuant to Section 65584, this project is consistent with the Housing Element.

Economic Impacts: Not applicable.

Sustainability: The proposed project places residents within convenient distance of destinations, amenities, and transit, encouraging walking and bicycling rather than automobile transportation which produces greenhouse gases.

Commission/Committee Action: On May 22, 2025, the Planning and Design Commission voted unanimously to forward a motion to recommend City Council approve the proposed project.

Rationale for Recommendation: Staff recommend the City Council approve the project based on the findings of fact and conditions of approval within Attachments 4 and 5. Staff support the proposed Rezone ordinance and Site Plan and Design Review entitlement to construct apartments at the well- located urban infill site since it will allow convenient walking access for more people to Cosumnes River College, light rail transit, Shasta Community Park, Valley Hi-North Laguna Library, commercial services, and employment opportunities while also enhancing local retail viability.

Financial Considerations: Not applicable.

Local Business Enterprise (LBE): Not applicable.

Background Information and Surrounding Land Use Context T
he subject site consists of one vacant ±1.63-acre parcel located at the northwest corner of West Stockton Boulevard and Cotton Lane, surrounded to the north by the Copperstone Village Apartments, the south and west by single-unit dwellings, and the east by Highway 99. The area includes Cosumnes River College (CRC), the CRC light rail station, Valley Hi-North Laguna Library, Shasta Community Park, restaurants, a grocery store, and commercial services. Since expanded enrollment at CRC, the opening of the park and library (2009), and CRC light rail extension (2015), historic aerial imagery shows increased housing development on vacant sites in the vicinity.

Staff have recently received SB330 housing applications for several of the remaining undeveloped area parcels and approved a Site Plan and Design Review entitlement for the construction of a 12-unit development at 7809 Cotton Lane (Z24-058) in April 2025.

Figure 1: Aerial view of subject site and surroundings via Google Earth (North at top) Table 1: Project Information
Project Area: ±1.63 acres
Existing Zoning/Use: Single-Unit or Duplex Dwelling (R-1A) / vacant Proposed Zoning/Use: Multi-Unit Dwelling (R-3A) / 54-unit apartment complex General Plan
Designation:

Mixed-Use Residential (Minimum 15 dwelling units per
acre)
R-3A Zone Density: Maximum of 36 dwelling units per net acre Proposed Density: 33 dwelling units per net acre
Unit Mix/Count: 33 one-bedroom / 21 two-bedroom (54 total units) Entitlement Review

Rezone

The site is currently zoned Single-Unit or Duplex Dwelling (R-1A) which does not permit multi-unit dwellings. In order to accommodate a 54-unit apartment complex on 1.36 acres, the applicant is proposing to rezone the subject site to the Multi Unit Dwelling (R- 3A) zone, which allows multi-unit dwellings and a density of up to 36 dwelling units per net acre.

The purpose of the R-3A zone is to accommodate higher density development in the central city, along major commercial corridors, and in areas near major institutions and public transit facilities. The R-3A zone suits the subject site as it is near both a major institution (Cosumnes River College) and a public transit facility (Cosumnes River College Light Rail Station).

To approve a rezone, the City Council must make the following findings:

1. The rezoning 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, convenience, and welfare of the city.

Staff notes that there is no applicable specific plan and finds that the proposed rezoning from the R-1A zone to the R-3A zone to permit multi-unit dwellings is consistent with the Residential Mixed Use general plan designation, proposed use, development standards, and the goals, policies, and provisions of the general plan:

• The rezone is consistent with the Residential Mixed Use general plan designation, in that the proposed project includes a high intensity residential development that fosters a walkable neighborhood where daily errands can be accomplished on foot, by bicycle, or by transit. A college, library, park, light rail transit station, and commercial services are all within walking or biking distance.

• The proposed multi-unit dwellings are an allowed use within the R-3A zone.

• The project complies with applicable development standards including building setback distances, lot coverage, building height, and vehicle and bicycle parking.

• The rezone is consistent with general plan Land Use and Placemaking (LUP) goals and policies including LUP Goals 1, 2, and 4, and LUP Policies 1.1, 2.2,

2.4, 2.5, 4.1, and 4.3 which promote a compact urban footprint, development intensity linked to transit, and housing near colleges. Furthermore, the rezoning addresses community issues/opportunities within the South Area Community Plan, including by allowing the multi-unit dwelling housing type, which offers more housing variety and choice within an area that is predominantly comprised of single-unit dwellings.

The rezone promotes the public health, safety, convenience, and welfare of the city by allowing denser development of an urban infill site that will position more citizens within a convenient and safe-route walking distance of educational, recreational, and transportation resources and amenities including Cosumnes River College, the Valley Hi-North Laguna Library, Shasta Community Park, the Cosumnes River College light rail station, and commercial services.

Site Plan and Design Review
The purpose and intent of the Site Plan and Design Review entitlement is to ensure the project proposal complies with the relevant development standards of the (proposed) underlying zone, the R-3A zone, in addition to making sure the horizontal and vertical design of the development is compatible and complementary to surrounding development and consistent with design guidelines. The applicable design guidelines are the Multi-Unit Dwelling design guidelines.

The applicant is proposing to construct a 54-unit apartment complex and associated site improvements on the vacant 1.63-acre site.

Table 2 below illustrates project compliance with applicable development standards of the Multi-Unit Dwelling (R-3A) zone including setback, lot coverage, height, and parking.

The proposed development complies with applicable development standards. There are no proposed deviations.

Table 2: R-3A Zone Applicable Development Standards
Standard Type Requirement Proposed Deviation Required?
Front Setback Minimum 3 feet ±25 feet No
Street-Side Setback Minimum 3 feet ±12.5 feet No
Interior-Side Setback Minimum 3 feet ±8 feet No
Rear Setback Minimum 15 feet ±15 feet No
Lot Coverage Maximum 60% ±25% No
Maximum Height Maximum 35 feet ±33 feet No
Vehicle Parking None 54 spaces No
Bicycle Parking 3 short-term
27 long-term
4 short-term
27 long-term
No
Open Space 5,200 square feet 5,200 square feet No
Figure 2: Proposed Site Plan

Vehicle Access and Circulation

Vehicles will enter and exit the site via West Stockton Boulevard. An emergency vehicle access (EVA) driveway on Cotton Lane allows fire trucks to maneuver in and out of the site in the event of an emergency. The EVA driveway on Cotton Lane is otherwise equipped with bollards that prevent standard vehicle access.

Pedestrian Access and Circulation

An interior sidewalk system and crosswalk connect the two buildings to each other, the north-adjacent multi-use trail, and exterior sidewalk system. The project will provide a new detached sidewalk along West Stockton Boulevard and a new attached sidewalk on Cotton Lane. The sidewalks grant continued access from the site to the commercial center less than a half mile away on the southeast corner of Bruceville Road and Cosumnes River Boulevard. A pedestrian gate at the north of the property connects the project to a multi-use trail with direct and convenient access to the park, library, college, and light rail station.

Vehicle Parking

Per General Plan Land Use and Placemaking policy LUP-4.14, no vehicle parking is required for new development; however, 54 vehicle parking spaces are provided on-site (one per unit). The leasing price of apartment units and parking spaces are unbundled, incentivizing residents to choose to be without a vehicle. The location of the project is walkable to Cosumnes River College, transit, and routine necessities and amenities.

Bicycle Parking

The project site is within the Suburban Parking District which requires one long-term bike parking space per two dwelling units and one short-term bike parking space per 20 dwelling units. This applies a minimum of 3 short-term and 27 long-term bike parking spaces to the 54-unit project. Four short-term spaces are located in front of Building 1 near the sidewalk of West Stockton Boulevard, and 27 long-term vertical bike racks are dispersed behind stairwells (16 within Building 1 and 11 within Building 2).

Figure 3: Rendering of Apartments from West Stockton Boulevard

Apartment Design and Design Guidelines Consistency

The two-building, three-story complex contains 33 one-bedroom/one-bathroom units (±740 square feet) and 21 two-bedroom/two-bathroom units (±1,100 square feet). Each unit has an open living and kitchen space area.

The facades are articulated with exterior materials including wood-grained cement board siding and cement plaster, complementary color patterns, porches, balconies, windows and awnings. Building parapets screen rooftop equipment and vary the roof form with angular elements, providing interest and relief from rectangular building forms.

Staff find that the project design complies with the Multi-Unit Dwelling Design Guidelines including the following principles related to site planning, building orientation and relationship to the street, pedestrian circulation, landscaping, and drainage:

• Arrange residential buildings to provide functional public and private outdoor spaces and locate structures to create continuity of desirable characteristics along the street face.

Staff response: The site and building design of outdoor spaces is thoughtfully arranged and oriented to include porches and balconies that face two streets and on-site open space, but not along the west side of Building 2, which faces an undeveloped R-1A residential lot.

• Provide easy pedestrian access to public bicycle/pedestrian ways, neighborhood centers, and transit stops.

Staff response: The project includes a pedestrian gate with immediate access to a bicycle/pedestrian way that grants a convenient path to the nearby transit station and neighborhood shopping center.

• Street-facing elevations should have landscaping adjacent to their foundation or along the edge of a porch.

Staff response: A variety of large canopy trees are planned along street frontages and will add a natural and soft element to the edge of the development.

• New multi-unit development shall incorporate design features which provide for on-site source and treatment of urban runoff.

Staff response: The development incorporates bio retention ponds, grassy swales, open space, and a curb and gutter system to treat and manage runoff.

Open Space

Each residential unit contains a 40-square-foot private patio or balcony and has access to a shared on-site ±3,000-square-foot outdoor landscaped open space north of Building 1 that includes tables, chairs, benches, and grills. Shasta Community Park, within a few minutes’ walk, additionally offers residents sports courts and fields, a playground, more shaded social gathering space, and further recreational activity area.

Landscaping
Site landscaping includes consistent tree coverage along West Stockton Boulevard, along Cotton Lane, within the common outdoor area, within the western setback space behind Building 2, and adjacent to the multi-use trail. The landscape plan will improve both the aesthetic appearance and function of the apartment complex and adjoining public sidewalks and trail.

Walls, Fences, and Gates
Sacramento City Code section 17.620.110 requires that a 6-foot masonry wall be constructed on the west side of the property between the project and the neighboring vacant R-1A residential parcel. An existing 6-foot open-view wrought-iron fence between the property and multi-use trial to the north will remain and a pedestrian access gate controlled by the apartment property will be installed. The site will be open along both West Stockton Boulevard and Cotton Lane.

DRAFT
RESOLUTION NO. 2025-

Adopted by the Sacramento City Council
June 24, 2025

ADOPTING THE MITIGATED NEGATIVE DECLERATION AND MITIGATION MONITORING PLAN FOR THE COTON LANE APARTMENTS PROJECT (P24-022) (APN: 117-0182-009-0000)

BACKGROUND

A. On May 22, 2025, the City Planning and Design Commission conducted a public hearing on the Cotton Lane Apartments Project (P24-022) and forwarded a recommendation of approval of the Project to City Council.

B. On June 24, 2025, the City Council conducted a public hearing, for which notice was given pursuant Sacramento City Code, and received and considered evidence concerning the Cotton Lane Apartments Project (P24-022).

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

Section 1. The City Council finds as follows:

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

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

C. Mitigated Negative Declaration (MND) for the Cotton Lane Apartments (P24-022) was then completed, noticed and circulated in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the Sacramento Local Environmental Procedures as follows:

i. On December 5, 2024, a Notice of Intent to Adopt the MND (NOI) dated December 2, 2024, was circulated for public comments for 30 days. The

NOI was sent to those public agencies that have jurisdiction by law with respect to the proposed project and to other interested p arties and agencies, including property owners within 500 feet of the boundaries of the proposed project and occupants within and adjacent to the project site. The comments of such persons and agencies were sought.

ii. On December 5, 202 4, the NOA/I was publ ished in the Sacramento Bulletin, a newspaper of general circulation, and the NOA/I was posted in the office of the Sacramento County Clerk.

iii. Based upon the comments received there are no significant modifications required to the MND. The revisions, pursu ant to CEQA Guidelines section 15073.5 to the MND consist of clarifications and insignificant modifications and do not require recirculation.

SECTION 2.

The City Council has reviewed and considered the information contained in the MND, including the initial study, revisions, and conditions incorporated into the Project, the comments received during the public review process and the hearing on the Project, and all oral and documentary evidence received during the hearing on the Current Project.

The City Council has determined that the MND constitute an adequate, accurate, objective, and complete review of the proposed project.

SECTION 3.

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

SECTION 4.

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

SECTION 5.

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

SECTION 6.

Pursuant to 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 June 24, 2025 by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

1 Cotton Lane Apartments Project (P24-022)
Mitigation Monitoring Plan

In January 1989, Assembly Bill (AB) 3180 went into effect requiring the City to monitor all mitigation measures applicable to this project and included in the Mitigated Negative Declaration. For this project, mitigation reporting will be per formed by the City of Sacramento in accordance with the monitoring and reporting program developed by the City to implement AB 3180.

This Mitigation Monitoring Plan is being prepared for the City of Sacramento Community Development Department, Environmental Planning Services, 300 Richards Boulevard, 3 rd Floor, Sacramento, CA 95811,
pursuant to the California Environmental Quality Act Guidelines, California Public Resources Code 21081.

Project Name (number): Cotton Lane Apartments Project (P24-022)

Project Location: The project site consists of one vacant parcel totaling approximately 1.63 acres generally located south and west of West Stockton Boulevard, north of Cotton Lane, and east of Bruceville Road in the City of Sacramento, California. (APN: 117-0182-009-0000)

Project Description: The proposed project consists of a request of a Rezone from the Single-Unit Dwelling or Duplex Dwelling (R- 1A) zone to the Multi -Unit Dwelling (R-3A) zone and to construct a 54-unit apartment complex in the single-unit dwelling or duplex dwelling (R-1A) zone on approximately 1.63-acres.

COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

2 MITIGATION MONITORING PLAN
Cotton Lane Apartments Project (P24-022)
Mitigation Measure
Reporting
Milestone
Reporting /
Responsible
Party
Verification of
Compliance
Initials Date

1. Air Quality
AQ-1: The project shall implement the following required best management practices to control fugitive dust from project construction activities. · Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to, soil piles, graded areas, unpaved parking 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 shall be covered. · Use wet power vacuum street sweepers to remove any visible track-out 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. · All roadways, driveways, sidewalks, parking lots to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used. · Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes [required by California Code of Regulations, Title 13, sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site.
· 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. · Maintain equipment inspection and maintenance programs to ensure work and fuel efficiencies.

The following list identifies the BMPs for operational PM emissions for land use development projects:

AQ-2: In accordance with the SMAQMD’s CEQA Guidance, all projects undergoing environmental review should implement the Tier 1 BMPs – even if they do not exceed the operational screening table in Chapter 4 of the CEQA guide.
• BMP 1 – Projects shall be designed and constructed without natural gas infrastructure. For the area of the building with cooking Prior to ground
disturbing activities

During construction
SMAQMD

City of
Sacramento
Community
Development
Department

COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

3 MITIGATION MONITORING PLAN
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equipment, the building official shall grant the exemption only for fuel gas piping, fixtures, or infrastructure necessary for cooking equipment within the designated food service area.

If project greenhouse gas emissions are over the 1,100 metric tons CO2e/year after the project applied Tier 1 BMPs, Tier 2 BMPs should be implemented.
• BMP 2 – Projects shall meet the current CalGreen Tier 2 standards, except all electric vehicle capable spaces shall instead be electric vehicle nearby.

2. Cultural Resources
CUL-1: In the Event that Cultural Resources are Discovered During Construction, Implement Procedures to Evaluate Cultural Resources and Implement Avoidance and Minimization Measures to Avoid Significant Impact

If cultural resources (such as structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered at the project site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the project’s City representative. Avoidance and preservation in place is the preferred manner of mitigating impacts to cultural resources. This will be accomplished, if feasible, by several alternative means, including:

• Planning construction to avoid archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent conservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.

• Recommendations for avoidance of cultural resources will be reviewed by the City representative and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid cultural resources, modification of the design to Prior to the initiation
of ground
disturbance
And during
construction

If cultural resources
are encountered at
the project site
during construction

City of
Sacramento
Community
Development
Department

COTTON LANE APTS (P24-022

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4 MITIGATION MONITORING PLAN
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eliminate or reduce impacts to cultural resources or modification or realignment to avoid highly significant features within a cultural resource.

• If the discovered cultural resource can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes.

• The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an “Environmentally Sensitive Area”. 40 If a cultural resource cannot be avoided, the following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of cultural resources: Each resource will be evaluated for California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria (California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable. If a cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City.

As part of the site investigation and resource assessment, the City and the archaeologist shall assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant. A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These recommendations will be documented in the project record.

COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

5 MITIGATION MONITORING PLAN
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CUL-2 Implement Procedures in the Event of the Inadvertent Discovery of Human Remains

If an inadvertent discovery of human remains is made at any time during project related construction activities or project planning, the City the following performance standards shall be met prior to implementing or continuing actions such as construction, which may result in damage to or destruction of human remains. In accordance with the California Health and Safety Code (HSC), if human remains are encountered during ground-disturbing activities, the City shall immediately halt potentially damaging excavation in the area of the remains and notify the Sacramento County Coroner and a professional archaeologist to determine the nature of the remains. The Coroner is required to examine all discoveries of human remains within 48 hours of receiving notice of a discovery on private or State lands (HSC Section 7050.5[b]). If the human remains are of historic age and are determined to be not of Native American origin, the City will follow the provisions of the HSC Section 7000 (et seq.) regarding the disinterment and removal of non-Native American human remains. If the Coroner determines that the remains are those of a Native American, he or she must contact the Native American Heritage Commission (NAHC) by phone within 24 hours of making that determination (HSC Section 7050[c]). After the Coroner’s findings have been made, the archaeologist and the NAHC-designated Most Likely Descendant (MLD), in consultation with the landowner, shall determine the ultimate treatment and disposition of the remains. The responsibilities of the City for acting upon notification of a discovery of Native American human remains are identified in California PRC Section 5097.9 et seq.

3. Tribal Cultural Resources
TCR-1a In the Event that Cultural Resources or Tribal Cultural Resources are Discovered During Construction, Implement Procedures to Evaluate Tribal Cultural Resources and
Implement Avoidance and Minimization Measures to Avoid
Significant Impact and Procedures to Evaluate Resources.

If cultural resources or tribal cultural resources (such as structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered During construction City of
Sacramento
Community
Development
Department

COTTON LANE APTS (P24-022

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6 MITIGATION MONITORING PLAN
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at the project site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the project’s City representative.

Avoidance a nd preservation in place is the preferred manner of mitigating impacts to cultural resources and tribal cultural resources. This will be accomplished, if feasible, by several alternative means, including:
• Planning construction to avoid tribal cultural resources, archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent conservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.
• Recommendations for avoidance of cultural resources and tribal cultural resources will be reviewed by the City representative, interested culturally affiliated Native American tribes and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid cultural resources or tribal cultural resources, modification of the design to eliminate or reduce impacts to cultural resources or tribal cultural resources or modification or realignment to avoid highly significant features within a cultural resource or tribal cultural resource. • Native American representatives from interested culturally affiliated Native American tribes will be invited to review and comment on these analyses and shall have the opportunity to meet with the City representative and its representatives who have technical expertise to identify and recommend feasible avoidance and design alternatives, so that appropriate and feasible avoidance and design alternatives can be identified. • If the discovered cultural resource or tribal cultural resource can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts. The boundary of a cultural resource or a tribal cultural resource will be determined in consultation with interested COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

7 MITIGATION MONITORING PLAN
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culturally affiliated Native American tribes and tribes will be invited to monitor the installation of fencing. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes.
• The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an “Environmentally Sensitive Area”.
•

If a cultural resource or a tribal cultural resource cannot be avoided, the following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of cultural resources or tribal cultural resources:
• Each resource will be evaluated for California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria (California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable.

If a tribal cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City and with interested culturally affiliated Native American tribes that respond to the City’s invitation. As part of the site investigation and resource assessment, the City and the archaeologist shall consult with interested culturally affiliated Native American tribes to assess the significance of the find, make recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant. A written report detailing the site
assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These COTTON LANE APTS (P24-022

MITIGATION MONITORING PLAN

8 MITIGATION MONITORING PLAN
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recommendations will be documented in the project record. For any recommendations made by interested culturally affiliated Native American tribes that are not implemented, a justification for why the recommendation was not followed will be provided in the project record.

Native American representatives from interested culturally affiliated Native American Tribes and the City representative will also consult to develop measures for long-term management of any discovered tribal cultural resources.

Consultation will be limited to actions consistent with the jurisdiction of the City and taking into account ownership of the subject property. To the extent that the City has jurisdiction, routine operation and maintenance within tribal cultural resources retaining tribal cultural integrity shall be consistent with the avoidance and minimization standards identified in this mitigation measure.

If the City determines that the project may cause a significant impact to a tribal cultural resource, and measures are not otherwise identified in the consultation process, the following are examples of mitigation capable of avoiding or substantially lessening potential significant impacts to a tribal cultural resource or alternatives that would avoid significant impacts to the resource. These measures may be considered to avoid or minimize significant adverse impacts and constitute the standard by which an impact conclusion of less -than significant may be reached:
• Avoid and preserve resources in place, including, but not limited to, planning construction to avoid the resources and protect the cultural and natural context, or planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria.
• Treat the resource with culturally appropriate dignity taking into account the Tribal cultural values and meaning of the resource, including, but not limited to, the following:
• Protect the cultural character and integrity of the resource. • Protect the traditional use of the resource.
• Protect the confidentiality of the resource.

COTTON LANE APTS (P24-022

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• Establish permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or using the resources or places.
• Protect the resource.

TCR-1c Implement Procedures in the Event of the Inadvertent Discovery of Human Remains.

If an inadvertent discovery of human remains is made at any time during project-related construction activities or project planning, the City the following performance standards shall be met prior to implementing or continuing actions such as construction, which may result in damage to, or destruction, of human remains. In accordance with the California Health and Safety Code (HSC), if human remains are encountered during ground-disturbing activities, the City shall immediately halt potentially damaging excavation in the area of the remains and notify the Sacramento County Coroner and a professional archaeologist to determine the nature of the remains. The Coroner is required to examine all discoveries of human remains within 48 hours of receiving notice of a discovery on private or State lands (HSC Section 7050.5[b]).

If the human remains are of historic age and are determined to be not of Native American origin, the City will follow the provisions of the HSC Section 7000 (et seq.) regarding the disinterment and removal of non-Native American human remains.

If the Coroner determines that the remains are those of a Native American, he or she must contact the Native American Heritage Commission (NAHC) by phone within 24 hours of making that determination (HSC Section 7050[c]). After the Coroner’s findings have been made, the archaeologist and the NAHC -designated Most Likely Descendant (MLD), in consultation with the landowner, shall determine the ultimate treatment and disposition of the remains. The responsibilities of the City for acting upon notification of a discovery of Native American human remains are identified in California PRC Section 5097.9 et seq.

During construction City of
Sacramento
Community
Development
Department

Sacramento
County Coroner

Native American
Heritage
Commission

ORDINANCE NO. 2025-
Adopted by the Sacramento City Council
June 24, 2025
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING 1.63± GROSS ACRES FROM THE SINGLE-UNIT DWELLING OR DUPLEX DWELLING (R-1A) ZONE TO THE MULTI-UNIT DWELLING (R-3A) ZONE AT COTTON LANE. (APN: 117-0182-009-0000)

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 1.63± gross acres from the Single-Unit Dwelling or Duplex Dwelling (R-1A) zone to the Multi-Unit Dwelling (R-3A) 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 applicable general plan designation, use, and development standards, and goals and policies of the general plan in that:

 The rezone is consistent with the Residential Mixed Use general plan designation in that the proposed project includes a high intensity residential development that fosters a walkable neighborhood where daily errands can be accomplished on foot, by bicycle, or by transit. There is a college, library, park, light rail transit station, and commercial services all within walking or biking distance.  The proposed multi-unit dwellings are an allowed use within the R-3A zone.  The project complies with applicable development standards including building setback distances, lot coverage, building height, and vehicle and bicycle parking.  The rezone is consistent with general plan Land Use and Placemaking (LUP) goals and policies including LUP Goals 1, 2, and 4, and LUP Policies 1.1, 2.2, 2.4,

2.5, 4.1, and 4.3 which promote a compact urban footprint, development intensity linked to transit, and housing near colleges. Furthermore, the rezoning addresses community issues/opportunities within the South Area Community Plan, including by allowing the multi-unit dwelling housing type, which offers more housing variety and choice within an area that is predominantly comprised of single-unit dwellings.

City Council also finds that the rezoning amendment promotes the public health, safety, convenience, and welfare of the city in that the project allows denser development of an urban infill site that will position more citizens within a convenient and safe-route walking distance of educational, recreational, and transportation resources and amenities including Cosumnes River College, the Valley Hi-North Laguna Library, Shasta Community Park, the Cosumnes River College light rail station, and commercial services.

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 Map (1 Page) is part of this ordinance.

Adopted by the City of Sacramento City Council on June 24, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
June 24, 2025
Adopting Findings of Fact and Conditions of Approval to Approve the Cotton Lane Apartments Project (P24-022) (APN: 117-0182-009-0000)
Background
A. On May 22, 2025, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve the Cotton Lane Apartments Project.

B. On June 24, 2025, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).

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

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

Section 2. The City Council approves the Project entitlements based on the following findings of fact:

A. Site Plan and Design Review to construct a 54-unit apartment complex and associated site improvements is approved based on the following findings:

1. The design, layout, and physical characteristics of the proposed development are consistent with the Residential Mixed Use general plan land use designation in that the designation allows for multi-unit dwelling development. There is no applicable specific plan or transit village plan.

2. The design, layout, and physical characteristics of proposed development are consistent with applicable design guidelines and with all applicable development standards in that: 1) the project meets applicable development standards within the R-3A zone including height, lot coverage, and setbacks, and 2) the project meets applicable principles of the Multi-Unit Dwelling design guidelines including by providing convenient access to bicycle and pedestrian ways, neighborhood centers, and transit stops, by providing landscaping between streets and buildings, by providing well-articulated and attractive street-facing building facades, and by providing on-site source and treatment of urban runoff.

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

West Stockton Boulevard, the public street/access way, complies with standards. The project has been analyzed by City Departments of Public Works and Utilities and it is determined that all streets and public access ways and facilities, parking facilities, and utility infrastructure proposed and required to be constructed with this approval are adequate to serve the development.

4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that 1) trees and landscaping along West Stockton Boulevard and Cotton Lane frontages provide an aesthetic appearance, and 2) street-facing building facades are well-articulated with windows, porches, balconies, color blocking, and parapet heights, 3) sidewalk infrastructure is provided to connect to West Stockton Boulevard and the greater public sidewalk system, and 4) a pedestrian gate is provided to allow residents easy access to the northern multi-use trail and nearby needs and amenities.

5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged in that the project will position residences within walking distance of routine destinations such as a college, park, transit, and commercial services.

6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the design includes landscaped building setbacks, pedestrian infrastructure, and on-site treatment and management of urban runoff.

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

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

Engineer’s Report, each accepted by the City Council on June 21, 2016 (Resolution No. 2016-0226), and the SAFCA 2024 Adequate Progress Annual Report accepted by the City Council on October 22, 2024 (Resolution No. 2024- 0311).

C. Housing Element Site [No net loss findings (Gov. Code, § 65863)]: This project is located on a consolidated site listed in the 2021-2029 Regional Housing Need Allocation (RHNA) Housing Element Sites Inventory, which anticipates 25 units of above moderate income housing. This project proposes 52 units of moderate income housing. As of April 18, 2024, the above moderate income capacity on remaining sites identified in the Housing Element is 5,883 which is adequate to meet the jurisdictions remaining low income RHNA of 17,065 for the 2021-2029 planning period. Although the above moderate-income capacity is lower than the Remaining RHNA, per the City’s adopted Housing Element, surplus sites in the moderate-income category carry over to the above moderate-income category.

There are 12,404 moderate income surplus sites, and this project adds more moderate income units than the anticipated number of above moderate income units. As the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the regional housing need pursuant to Section 65584, this project is consistent with the Housing Element.

Conditions of Approval
A. Site Plan and Design Review to construct a 54-unit apartment complex and associated improvements on a vacant 1.63-acre parcel is approved subject to the following conditions of approval:

Planning
A1. Provide 6-foot masonry block wall at western property line as indicated by site plan.

A2. Provide the following building materials on the apartment buildings as indicated per approved plans:

• Painted cement plaster exterior
• Wood-grained cement board siding
• Metal balconies, railings, and awnings
A3. Provide pedestrian gate at north property line as indicated per approved site plan. The gate shall swing inward toward the subject property and not out onto the trail. The gate shall be controlled via code by the HOA, and a sign shall be placed on it indicating that it is property of the HOA and access is for

residents only.

A4. The applicant shall comply with each mitigation measure adopted for the project, as identified in the environmental document prepared pursuant to the California Environmental Quality Act (CEQA) and/or Mitigation Monitoring Plan. If there is an error or omission in the Mitigation Monitoring Plan, the mitigation measure as set forth in the environmental document shall control.

A5. Signs were not reviewed as part of the review and approval of the proposed project. All signs shall require review and approval by Design Review and shall conform to the sign ordinance and require sign permit issuance.

A6. Provide the required 3 short-term bicycle spaces and 27 long-term bicycle storage spaces as shown on the approved plans in accordance with Municipal Code section 17.608.040N.1 and 17.608.040N.2. Bicycle parking shall comply with the City’s Bicycle Rack Design and Placement Design Standards.

A7. Construct landscape improvements including all required irrigation, ground coverings, shrubs, and trees as shown on the final approved landscape plan exhibit.

Public Works
A8. The Applicant shall participate in the JCPA Financing Plan.

A9. Comply with all requirements listed in the Cosumnes Annexation Agreement to the satisfaction of the Infrastructure Financing Section of the Sacramento County Public Works Department.

A10. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.

A11. The applicant shall dedicate 32.67-ft of right-of-way along Cotton Lane adjacent to the subject property as shown on the site plan for future public roadway in the form of an Irrevocable Offer of Dedication (I.O.D.) per City standards to the satisfaction of the Department of Public Works.

A12. The applicant shall construct Cotton Lane adjacent to the subject property to include a 5-ft sidewalk, standard vertical curb and gutter and paving between the gutter along the north side of Cotton Lane to the existing ditch along the South side of Cotton Lane to the satisfaction of the Department of Public Works.

A13. The applicant shall dedicate sufficient additional right-of-way (if needed) and construct full frontage improvements along West Stockton Boulevard adjacent to the subject property to match existing improvements to the north per City standards to the satisfaction of the Department of Public Works.

A14. The applicant shall dedicate sufficient additional right-of-way and construct an ADA compliant ramp at the intersection of West Stockton Boulevard and Cotton Lane adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.

A15. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned.

A16. The applicant shall install “No Parking” signs and markings along Cotton Lane adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.

A17. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.

A18. The driveway along Cotton Lane shall be constructed as an Emergency Vehicle Access (E.V.A.) only driveway and shall be equipped with removable bollards and “Do Not Enter” signs facing Cotton Lane to the satisfaction of the Department of Public Works and the Fire Department.

A19. The emergency vehicle access only driveway along Cotton Lane shall be no more than 35-ft in width.

A20. This project will require the installation of streetlights along West Stockton Boulevard and Cotton Lane adjacent to the subject property to the satisfaction of the Department of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.

A21. The applicant shall coordinate with the Department of Public Works for any proposed pedestrian connection to the existing bike trail north of the subject property.

A22. The site plan shall conform to the parking requirements set forth in City Code

17.608.040 (Development standards for off-street parking facilities, Zoning Ordinance).

A23. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works.

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

Department of Utilities (DOU)
A25. Applicant shall participate in the Jacinto Creek Planning Area (JCPA) Finance Plan and pay all required fees. Improvement plans shall be consistent with the JCPA Infrastructure and Utilities Plan and the JCPA Drainage Basin G269 Master Plan that will provide the ultimate development of the JCPA.

A26. Per City Code Section, 13.04.070, multiple water service to a single lot or parcel may be allowed if approved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU.

A27. The proposed improvements along W Stockton Blvd are currently encroaching over the City’s water main. Per City Code 13.04.230, no permanent structure (including without limitation garages, patios, concrete slabs, tool shed and similar structures) shall be constructed on top of water pipelines. The property owner/developer shall relocate the City water main within the asphalt section of W Stockton Blvd to the satisfaction of the DOU. (Note: The proposed fire hydrant along W Stockton Blvd will either be required to be private or re-located to be at the back of curb to be public.) A28. Twelve-inch dead end public water mains are not allowed in public residential streets (refer to DPM 13.3.3). (Note: There is an existing public water main to the West of the project that the project can extend and connect to valve 510 ZZ22.)

A29. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.

A30. Common area landscaping shall have a separate street tap for a metered irrigation service.

A31. The proposed development is not contiguous to an existing public drainage main. The property owner/developer may be required to construct off-site drainage main extensions in W Stockton Blvd and/or Cotton Lane as determined by the DOU.

A32. 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. The drainage study shall be consistent with the JCPA Drainage Master Plan. The proposed development is located within Watershed 1 of the JCPA Drainage Master Plan. 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: Per the JCPA Drainage Master Plan, this site is allocated 60% impervious area, therefore drainage mitigation will be required if the impervious area exceeds this allocation. A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
A33. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the

discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney. (Note: The revised street layout plan dated January 2025 shows existing offsite flows from the existing south-western ditch along W Stockton Blvd. Any offsite flows from the South that comes onto this site and/or existing ditch in Cotton Lane shall not be obstructed.) A34. This project is in Drainage Basin G269 which is subject to the new Drainage Gravity Impact Fee per City Council Resolution 2023-0368.

A35. The onsite water and storm drain systems shall be private systems maintained by the owner or other approved entity.

A36. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5–feet above the overland flow release elevation, whichever is higher or as approved by the DOU.

A37. 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. All on-site systems shall be designed to the standard specified in the DOU onsite manual.

A38. 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.

A39. This project will disturb more than one acre of land; therefore, the project is required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.

A40. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings.

These plans shall also show the methods to control urban runoff pollution from the project site during construction.

A41. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project

has more than one-acre of new or modified impervious area, therefore Low Impact Development (LID), Hydromodification Management Plan (HMP), certified full capture trash control devices and on-site treatment control measures will be required. The on-site storm water treatment control measures required may affect site design and site configuration and should be considered during early planning stages. (Note: On-site storm water treatment control will be required regardless of the area of the new or modified impervious surface. The proposed stormwater quality features within the public right-of-way will be required to be maintained by the owner.) A42. A maintenance agreement may be required for both on-site treatment control measures and full capture control devices. Contact DOU for a list of accepted proprietary devices considered for treatment control and full capture trash control. Construction drawings must include all proposed source controls and on-site water quality measures selected for the site.

Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures.

SMUD
A43. SMUD has existing overhead 12kV and low voltage/secondary facilities along Cotton Lane (south side of Cotton Lane); as well as 69kV, 12kV, and low voltage/secondary along W Stockton Blvd that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 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.

A44. 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.

A45. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant’s property.

A46. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal.

A47. 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 damage to the developed property within said easement that

unreasonably interferes with those needs.

A48. 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.).

A49. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.

A50. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at: https://www.smud.org/en/Business-Solutions-and-Rebates/Design- and-Construction-Services.

A51. The Applicant shall dedicate a 12.5-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights-of-ways.

A52. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15 feet from the drivable surface.

A53. The amount of transformer space shown will need to be reviewed and verified as sufficient. The amount of transformer space needed will be dependent on the requested service sizes, requested service voltages, and the possible need for additional pad-mounted equipment to support the requested services.

A54. Additional transformer space may be required. This additional space will vary and the amount will depend on specific service requirements, including service size, voltage and other requirements. Furthermore, the location of this space will be site-dependent and could include subsurface (vaulted) or in-building space if pad-mounted and/or alcove space is unavailable or insufficient. Please reference “Electric Service in Downtown Sacramento”, https://www.smud.org/-/media/Documents/Business-Solutions-and- Rebates/dcs/dcs-Electric-Service-in-Downtown-Sacramento, for additional information on equipment spacing requirements.

Recycling and Solid Waste
A55. Project must meet the requirements outlined in City Code Chapter 13.10,

13.24, and 17.616.

A56. The trash enclosure must each have sufficient space to accommodate bins for trash, recycling, and organics. Smaller containers may be used with an increase in collection frequency. Service level minimums for recycling and organics can be found in Chapter 13.24.600.

A57. Applicant must provide a statement of how trash, recycling and organics will be organized and collected after project is complete, per City Code Chapter

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

A58. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the bins and cans safely.

A59. 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.

Fire Department
A60. Roads used for Fire Department access that are less 36 feet in width shall be marked "No Parking Fire Lane" on one side. One side of Cotton Lane (preferably the south side) will have restrictions for street parking.

A61. 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 A62. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. California Fire Code Section 503.2.3 A63. 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
A64. Provide appropriate Knox access for site. California Fire Code Section 506 A65. Provide a Site Safety Plan in compliance with Section 3303 of the California

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

Police Department
Lighting:

A66. 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.

A67. Light poles, if applicable, shall be no higher than 16’.

A68. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

A69. 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.

A70. 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.

A71. Exterior lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading.

A72. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.

Landscaping:

A73. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.

A74. 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:

A75. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.

A76. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

A77. Manager with access to VASS storage shall be able to respond to any activation within two hours.

A78. 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.

A79. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

A80. 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.

A81. VASS shall be capable of storing no less than 30 days’ worth of activity.

A82. VASS shall provide comprehensive coverage of:
• areas of ingress and egress
• parking lots
• coverage of all four (4) exterior sides of the property • adjacent public rights of way
• main entrance to the building
• common areas
• hallways
• elevators (if applicable)
• bike storage
A83. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures should be slatted to allow visual surveillance of the interior.

A84. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

A85. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied.

A86. If community laundry rooms are provided, machines shall only operate on pre-loaded debit cards issued by management.

A87. Exterior benches shall be constructed so as to deter skateboarding (e.g., center armrest partitions).

A88. Property management shall be responsible for the daily removal of all litter from the site.

A89. Applicant shall install a law enforcement “Knox Box” for police access to common areas on the premises, including, but not limited to the main entrance for EACH building, main entrance gate, etc. If elevators can only be operated via electronic access card, management shall ensure a card is placed in the exterior knox box.

A90. Applicant shall employ uniformed security to respond to on-site disturbances 24/7. The contracted security company shall be registered and in good

standing with the Bureau of Security and Investigative Services (BSIS).

Applicant may request a modification of this condition at any time. Any request for modification shall be in writing and submitted to the Sergeant of the Sacramento Police Department’s CPTED unit, or designee, and specify the desired modification(s). The Sacramento Police Department will evaluate the modification request and will respond within 30 days of receipt of the request.

During Construction:

A91. 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.

A92. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.

A93. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

Sacramento Area Sewer District (SASD)
A94. 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.

A95. Prior to the APPROVAL OF IMPROVEMENT PLANS: Each owner is responsible for installing collector sized sewer pipeline and appurtenances across the parcel frontage as a condition of approval. These improvements must be shown on the plans.

A96. Prior to the APPROVAL OF IMPROVEMENT PLANS: The minimum size for public sewer mainlines is 8-inch diameter. Public sewer must be located within the right-of-way or a sewer easement. These improvements must be shown on the plans.

A97. 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. These improvements must be shown on the plans. Field modifications to new or existing precast manhole bases are not allowed.

A98. Prior to the APPROVAL OF IMPROVEMENT PLANS: SacSewer requires

each building on each lot with a sewage source to have a separate connection to SacSewer’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel must have a separate connection to a private onsite sewer line upstream of any connection to the SacSewer sewer. These improvements must be shown on the plans.

A99. Prior to the APPROVAL OF IMPROVEMENT PLANS: SacSewer Design Standards and Specifications require minimum 6-inch lower laterals for apartment complex.

A100. Prior to the APPROVAL OF IMPROVEMENT PLANS: Construction of sewer mainlines are prohibited within 100-year flood plains. The location of the 100- year flood plain must be shown on the improvement plan.

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

A102. Prior to the APPROVAL OF IMPROVEMENT PLANS: Alignment of all main lines and structures must provide a minimum of 1 foot vertical clearance and 5 feet horizontal clearance from all other utilities and improvements. Sewer is to be located a minimum of 10 feet (measured horizontally) from any structure or footing. Show public sanitary sewer and water supply facilities in accordance with the Health and Safety Code.

A103. 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.

A104. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if SacSewer impact fees are due. Fees are to be paid prior to the issuance of building permits.

A105. Prior to the SUBMITTAL OF IMPROVEMENT PLANS: For this project, SacSewer requires a sewer study prior to the submittal of improvement plans for plan check to SacSewer. The sewer study shall demonstrate the quantity of discharge 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.

Parks Development Services
A106. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district) or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Infrastructure Finance, Brent Mueller, (916)808-5715, [email protected]).

Advisory Notes:

A107. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems. (Police)
A108. Public lower laterals must not be smaller than the upper laterals, sized according to the California Plumbing Code requirements. (SASD) A109. Construction of a grease trap or a sand oil separator may be required. The applicant must verify with the applicable jurisdiction’s building department. (SASD)
A110. If the proposed trash enclosure will contain a drain to the sewer, it must be covered. (SASD)
A111. As per City Code, the applicant will be responsible for meeting their 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 $161,974. The Park Development Impact Fee due for this project is based on the Remainder of City Rate of $3.47 per square foot for residential projects, with a minimum rate of $2,604 for units under 750 square feet and a maximum of $6,947 for units over 2,000 square feet.

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. (Parks Development Services)
b) Community Facilities District 2002-02, Neighborhood Park Maintenance CFD Annexation.

A112. The proposed development is located within the Sacramento Area Sewer District (SacSewer). Satisfy all SacSewer requirements. (DOU) A113. The proposed project is located in a Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs).

Accordingly, the project site lies in an area with no requirements to elevate or flood proof. (DOU)
A114. The applicant is responsible for obtaining all necessary permits, easements, and approvals from federal, state, and local agencies for the construction of this project. (DOU)
A115. On October 24, 2023, and November 14, 2023, City Council adopted Resolutions 2023-0338 and 2023-0368, respectively, to adjust the Water System Development Fees, as well as, establish the Storm Drainage Development Fee to align with updated Nexus Studies. These resolutions provide for an effective date for the new Utility Development Fees as of January 22, 2024. (DOU)

Adopted by the City of Sacramento City Council on June 24, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 3:04:00 PM 1 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
PERSPECTIVE FROM W. STOCKON BLVD.
04/14/2025
PROJECT NAME:

PROJECT LOCATION:

ASSESSORS PARCEL #:

LOT SIZE:

ZONING:

GENERAL PLAN:

OCCUPANCY / USE:

PARKING DIMENSIONS:
(CITY OF SACRAMENTO)

COTTON LANE APARTMENTS
90 DEGREE STANDARD
SPACE WIDTH: 8.5 FT
SPACE DEPTH: 18 FT
LANDSCAPE SETBACKS:

PARKING LOT SHADING:

PARKING FOOT-CANDLES:

PEDESTRIAN WALKWAY FOOT-CANDLES:

SITE LIGHTING SHIELDING REQUIREMENTS:

FEMA FLOOD ZONE:
90 DEGREE COMPACT*
SPACE WIDTH: 8 FT
SPACE DEPTH: 15 FT
TWO-WAY MANEUVERING WIDTH: 24 FT
COTTON LANE, ELK GROVE, CA 95758
117-0182-009-0000
71,003 SQ FT / 1.63 ACRES
R-1A REQUEST TO REZONE TO R-3A MULTI-UNIT DWELLING

SUBURBAN NEIGHBORHOOD MEDIUM DENSITY
50%
1 1/2 FOOT-CANDLES PER SQ FT OF PARKING AREA
1/4 FT CANDLES PER SQ FT OF WALKWAYS

EXTERIOR LIGHTING SHALL BE SHIELDED TO AVOID SPILL- OVER ILLUMINATION A99, X
R-2 / APARTMENTS
7 FT LANDSCAPE REQUIRED ADJACENT TO PARKING LOTS
MAX 35 FT
ZONING REQUIREMENT: PROVIDED:
32' -6"
MEETING CODE:

YES
LONG TERM: 1 SPACE PER 2 DWELLING UNITS
OPEN SPACE:

PARKING
REQUIREMENT:

RESIDENTIAL
BIKE PARKING:

FAR:

SHORT TERM: 1 SPACE PER 20 DWELLING UNITS
BUILDING HEIGHT:

FRONT SETBACK:

STREET SIDE:

INTERIOR SIDE SETBACK:
12' -6"
12' -6"
8' -7"
15' -0"

0.75 5,200 SF
54 27
3 YES
YES
YES
YES
YES
MIN 5 FT, MAX 25 FT (STOCKTON)
MIN 5 FT, MAX 25 FT (COTTON)

NO REQUIREMENT (NORTH)
MIN 15 FT (WEST)
MAX 1.0
REAR SETBACK:

MIN. 100 SF PER UNIT (52 x 100 sf = 5,200 SF REQUIRED)

NO REQUIREMENTS
DENSITY: 33 U/A YES MAX. 36 DWELLING UNITS PER NET ACRE (36 x 1.63 = 58 UNITS) LOT COVERAGE: 25% MAX 60%
YES
YES
YES
YES
YES
*COMPACT CAR SPACES. UP TO 50 %.

ONE BED TWO BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
BUILDING 1 SUMMARY:

TOTAL
LEVEL
LEVEL 1

GROSS AREA
28,200 SF
7 3 10

NUMBER OF UNIT TYPES
-
UNITS
ONE BED 33

UNIT TYPE
UNIT SUMMARY:

TOTAL 54*

PERCENT
TWO BED 21
SIZE
100 %
9,400 SF
STALLS
LEVEL 1 52
LEVEL
PARKING SUMMARY:

TOTAL 52

RATIO TO UNITS
52/54= 96%
-
30 21

TYPE REQUIRED
EV PARKING REQUIREMENTS:

CODE REQUREMENT PROVIDED

EV READY

EV CHARGERS (EVCS)
CAL GREEN 4.106.4.2.2 - 40% OF TOTAL SPACES
CAL GREEN 4.106.4.2.2 - 10% OF TOTAL SPACES
21 5
NOTE:
- EV READY: TOTAL NUMBER OF PARKING SPACES SHALL BE EQUIPPED WITH LOW POWER LEVEL 2 EV CHARGING

RECEPTACLES
- EV CHARGERS: TOTAL NUMBER OF PARKING SPACES SHALL BE EQUIPPED WITH LEVEL 2 EV CHARGERS. AT LEAST 50% OF THE REQUIRED EV CHARGERS SHALL BE EQUIPPED WITH J1772 CONNECTORS ACCESSIBLE EV PARKING REQUIREMENTS:

VAN STANDARD CODE REQUIREMENT

REQUIRED PROVIDED
ACCESSIBLE PARKING REQUIREMENTS:

CODE REQUIREMENT

REQUIRED PROVIDED
21 5
CAL GREEN 4.106.4.2.2.1.2 - 1 IN EVERY 25 EVCS
SPACES, BUT NOT LESS THAN 1 1 -1
2 2CBC CODE 1109A - MIN 2 % OF TOTAL PARKING SPACES
+/ - 740 SF
+/ - 1,110 SF
59%
41%

ONE BED TWO BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
TOTAL
LEVEL
LEVEL 1

GROSS AREA
25,200 SF
4 4 8

NUMBER OF UNIT TYPES
-
8,400 SF
24 12 12
BUILDING 2 SUMMARY:
7 7
3 3
9 10
10 4 4 8
4 4 8
*52 UNITS ARE PROVIDED PLUS 2 ADUS FOR A TOTAL OF 54 UNITS. 8,400 SF
8,400 SF
9,400 SF
9,400 SF
W
. STOCKTON BLVD.

COTTON LANE
19 TRASH
52 STALLS

R/W EASEMENT
24' - 0"
FREEW
AY 99
1 BED 1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
1 BED
1 BED
1 BED
1 BED
2 BED
2 BED
14 7
12 2 BED
2 BED
2 BED
2 BED

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY

EV READY
TRANS
FIRE
FIRE

ELEC PANELS
(3) SHORT TERM

BIKE PARKING
(10) LONG TERM BIKE PARKING
PATIO
PATIO

PATIO PATIO PATIO PATIO
PATIO

PATIO PATIO
PATIO
PATIO
PATIO
PA
TIO
PA
TIO

ELEC PANELS
BLDG 1
30 UNITS
BLDG 2
24 UNITS
(11) LONG TERM

BIKE PARKING
6 1
COMMON

OUTDOOR SPACE
BLDG. SETBACK
15' - 0"

DEDICATED R/W TO BE
SETBACK 5FT BLDG
(6) LONG TERM

BIKE PARKING

SETBACK
5FT BLDG
C
EVCS
C
C
C
C
C
C
C

BIO-RETENTION
26' - 0"
P.U.E

12.50 '
P.U.E

12.50'
R/W
8 .6 7 '
1 BED
PATIO
8' - 6"
GRASSY
SWALE
CABLE

PEDESTAL
(E) METAL FENCE
GRASSY
SWALE
C
M
U W
ALL
(N) 6'-0" HIG
H

POWERLINE

OVERHEAD

POWERLINE
32' - 0"
0 40 60 80 20

GRAPHIC SCALE
389' - 4"
8' - 0"
18' - 0" 26' - 0" 18' - 0"
26' - 0"
8' - 6"
18' - 0"
8' - 0"
18' - 0"
205' - 0"

MONUMENT SIGN
VACANT

ADJACENT

PROPERTY

ADJACENT

PROPERTY
(MULTI -FAMILY)
(E) BUILDING
(E)

BUILDING

ADJACENT

PROPERTY
(SINGLE FAMILY) (E) BUILDING

ADJACENT

PROPERTY
(SINGLE FAMILY)

ADJACENT

PROPERTY
(SINGLE FAMILY)

SITE LIGHTING, TYP

SITE LIGHTING, TYP
EVCS
EVCS
EVCS
EVCS
8' - 0"

C C C C

EVA ONLY

REMOVABLE

BOLLARDS

BIO-RETENTION
(N) GATE
W

STOCKTO
N BLVD

COTTON LANE
HW
Y 99
SITE

SHASTA AVE
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 4/24/2025 4:35:43 PM 2 04/14/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025

ZONING INFORMATION
RESIDENTIAL PROGRAM DATA 1" = 20'-0" 1SITE PLAN

VICINITY MAP
UP UP
UP
DN DN
DN

3.2 1

3.2 2

3.2 3
3 3.3
2 3.3
1 3.3
10 LONG TERM

BIKE PARKING
5 1
5 5
5 4
PATIO
PATIO
PATIO

PATIO PATIO PATIO PATIO

PATIO PATIO PATIO
1 BED 1 BED 1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
2 BED
2 BED
FIRE

ELEC PANELS
5 3
5 6
PATIO
PATIO
PATIO

PATIO PATIO PATIO PATIO

PATIO PATIO PATIO
1 BED 1 BED 1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
(ADU)
2 BED
2 BED
152' - 5"
67' - 6 1/2"
158' - 2"
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:15:40 PM

3.0 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 1BLDG 1 - LEVEL 1
3/32" = 1'-0" 2BLDG 1 - LEVEL 2
BLDG - 1
04/14/2025
DN DN
DN
PATIO
PATIO
PATIO

PATIO PATIO PATIO PATIO

PATIO PATIO PATIO
1 BED 1 BED 1 BED
1 BED 1 BED
1 BED
1 BED 2 BED
2 BED
2 BED
3 3.3
2 3.3
1 3.3
158' - 2"
67' - 6 1/2"
151' - 5"

CEMENT PLASTER

TPO ROOF SYSTEM ROOF HATCH

W/ RETRACTABLE

SCISSOR STAIR
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:28:28 PM

3.1 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 1BLDG 1 - LEVEL 3
3/32" = 1'-0" 2BLDG 1 - ROOF PLAN
BLDG - 1
04/14/2025
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
10' - 6" 10' - 6" 9' - 0" 6' - 0"
2 3.3
1 3.3
CEMENT PLASTER - 3
CEMENT PLASTER - 2

VINYL WINDOW

CEMENT BOARD SIDING

CEMENT BOARD

SIDING FENCE
40' - 0"
CEMENT PLASTER - 1
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
6' - 0" 9' - 0" 10' - 6" 10' - 6"
3 3.3 CEMENT BOARD SIDING

VINYL WINDOW
CEMENT PLASTER - 2 CEMENT PLASTER - 3

CEMENT BOARD

SIDING FENCE
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
6' - 0" 9' - 0" 10' - 6" 10' - 6"
3 3.3 CEMENT PLASTER - 1
CEMENT PLASTER - 2

VINYL WINDOW
CEMENT PLASTER - 3

CEMENT BOARD SIDING

CEMENT BOARD

SIDING FENCE
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
6' - 0" 9' - 0" 10' - 6" 10' - 6"
2 3.3
1 3.3 CEMENT BOARD SIDING CEMENT PLASTER - 2

VINYL WINDOW
40' - 1"
CEMENT PLASTER - 3

CEMENT BOARD

SIDING FENCE
CEMENT PLASTER - 1
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:29:44 PM

3.2 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 3BLDG 1 - NORTH ELEVATION
3/32" = 1'-0" 1BLDG 1 - EAST ELEVATION 3/32" = 1'-0" 2BLDG 1 - WEST ELEVATION BLDG - 1
3/32" = 1'-0" 4BLDG 1 - SOUTH ELEVATION
04/14/2025
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
6' - 0" 9' - 0" 10' - 6" 10' - 6"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
2 3.3
1 3.3
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
3 3.3
6' - 0" 9' - 0" 10' - 6" 10' - 6"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
3 3.3
6' - 0" 9' - 0" 10' - 6" 10' - 6" FIRE

CORRIDOR

CORRIDOR

CORRIDOR
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:31:51 PM

3.3 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
BLDG - 1
3/32" = 1'-0" 3BLDG 1 - SECTION 3
3/32" = 1'-0" 2BLDG 1 - SECTION 2 3/32" = 1'-0" 1BLDG 1 - SECTION 1 04/14/2025
UP
UP
UP
UP
PATIO
PATIO

PATIO PATIO PATIO
2 BED
1 BED 1 BED
1 BED 1 BED
2 BED
2 BED 2 BED

4.2 3 4.2 4

4.2 1

4.2 2
3 4.3
2 4.3
1 4.3
11 LONG TERM

BIKE PARKING

ELEC PANELS
FIRE
5 2

PATIO PATIO
PATIO

PATIO PATIO PATIO
2 BED
1 BED 1 BED
1 BED
1 BED
(MANAGER'S UNIT)
2 BED
2 BED 2 BED
141' - 8"
61' - 7"
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:32:27 PM

4.0 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 1BLDG 2 - LEVEL 1 3/32" = 1'-0" 2BLDG 2 - LEVEL 2 BLDG - 2
04/14/2025
DN
DN

4.2 3 4.2 4

4.2 2
3 4.3
2 4.3
1 4.3

PATIO PATIO
PATIO

PATIO PATIO PATIO
2 BED
(ADU)
1 BED 1 BED
1 BED 1 BED
2 BED
2 BED 2 BED
141' - 8"
61' - 7"

CEMENT PLASTER

TPO ROOF SYSTEM

ROOF HATCH

W/ RETRACTABLE

SCISSOR STAIR
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:32:51 PM

4.1 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 1BLDG 2 -LEVEL 3 3/32" = 1'-0" 2BLDG 2 -ROOF PLAN BLDG - 2
04/14/2025
LEVEL 1
0"
LEVEL 2
10' -6"
LEVEL 3
21' -0"
B.O. TRUSS
30' -0"
T.O.P
36' -0"
6' - 0"9' - 0"10' - 6"10' - 6"
CEMENT PLASTER - 1

CEMENT BOARD SIDING

VINYL WINDOW
LEVEL 1
0"
LEVEL 2
10' -6"
LEVEL 3
21' -0"
B.O. TRUSS
30' -0"
T.O.P
36' -0"
6' - 0"9' - 0"10' - 6"10' - 6"
3 4.3
CEMENT PLASTER - 3
CEMENT PLASTER - 1

VINYL WINDOW
CEMENT PLASTER - 2
LEVEL 1
0"
LEVEL 2
10' -6"
LEVEL 3
21' -0"
B.O. TRUSS
30' -0"
T.O.P
36' -0"
6' - 0"9' - 0"10' - 6"10' - 6"
2 4.3
1 4.3
CEMENT PLASTER - 3

CEMENT BOARD SIDING

VINYL WINDOW
CEMENT PLASTER - 1
CEMENT PLASTER - 2

CEMENT BOARD SIDING
40' - 5"
LEVEL 1
0"
LEVEL 2
10' -6"
LEVEL 3
21' -0"
B.O. TRUSS
30' -0"
T.O.P
36' -0"
6' - 0"9' - 0"10' - 6"10' - 6"
2 4.3
1 4.3

CEMENT BOARD SIDING
CEMENT PLASTER - 3CEMENT PLASTER - 2

VINYL WINDOW CEMENT BOARD

SIDING FENCE
CEMENT PLASTER - 1
40' - 7 1/2"
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:34:34 PM

4.2 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/32" = 1'-0" 1BLDG 2 -NORTH ELEVATION 3/32" = 1'-0" 2BLDG 2 -SOUTH ELEVATION 3/32" = 1'-0" 4BLDG 2 -EAST ELEVATION
3/32" = 1'-0" 3BLDG 2 -WEST ELEVATION
BLDG - 2
04/14/2025
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
3 4.3
6' - 0" 9' - 0" 10' - 6" 10' - 6"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
3 4.3
6' - 0" 9' - 0" 10' - 6" 10' - 6"

CORRIDOR

CORRIDOR

CORRIDOR
LEVEL 1
0"
LEVEL 2
10' - 6"
LEVEL 3
21' - 0"
B.O. TRUSS
30' - 0"
T.O.P
36' - 0"
2 4.3
1 4.3
6' - 0" 9' - 0" 10' - 6" 10' - 6"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:35:47 PM

4.3 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
BLDG - 2
3/32" = 1'-0" 2BLDG 2 - SECTION 2 3/32" = 1'-0" 1BLDG 2 - SECTION 1 3/32" = 1'-0" 3BLDG 2 - SECTION 3
04/14/2025
PATIO
2 BED -A
PATIO
1 BED -A
PATIO
2 BED -C
PATIO
2 BED -B
PATIO
1 BED -B
PATIO
2 BED -D
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:37:13 PM 5 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/16" = 1'-0" 32 BED -A3/16" = 1'-0" 51 BED -A 3/16" = 1'-0" 12 BED -C 3/16" = 1'-0" 42 BED -B
RENTABLE UNIT AREA: 740 SF RENTABLE UNIT AREA: 1,125 SF 3/16" = 1'-0" 61 BED -B
RENTABLE UNIT AREA: 1,090 SF RENTABLE UNIT AREA: 675 SF RENTABLE UNIT AREA: 1,065 SF
3/16" = 1'-0" 22 BED -D
RENTABLE UNIT AREA: 1,125 SF
04/14/2025

PARKING SPACE
6 5
6 6
67 6
8 CONCRETE APRON
6" CURB

OUTLINE OF ROOF ABOVE

GARBAGE
4YD BIN
20' - 0"

HOSE BIB

GARBAGE
4YD BIN

RECYCLE
1YD BIN

ORGANIC
96 GAL
2 6

LANDSCAPE
3" BOLLARD FILL W/ CONC.
3' ABOVE FINISH GRADE,
2' BELOW GRADE

LANDSCAPE
6 3
17' - 1"
15' - 9"
TYP.
11 3/4"
CORRUGATED MTL. ROOFING

PRE -FINISHED - COLOR

TO BE SELECTED BY ARCH

HSS BEAM

HSS COLUMN
3" BOLLARD FILL W/
CONC. 3' ABOVE
FINISH GRADE, 2'

BELOW GRADE

STEEL ANGLE

FRAME W/ WELDED

WIRE MESH INFILL
HINGES
STEEL

STEEL POST
6' - 0" 4' - 0"
1' - 6"
4"
CONC. FOOTING
2 1/2" X 1/4" STEEL

ANGLE GATE

PAINTED

CORRUGATED METAL ROOF

STEEL COLUMN

STEEL ANGLE FRAME W/ WELDED

WIRE MESH INFILL
6' - 0" CMU WALL
9' - 0" MIN.

SPLIT FACE CMU
2 6

CORRUGATED METAL ROOF

STEEL COLUMN

STEEL ANGLE FRAME W/ WELDED

WIRE MESH INFILL

SPLIT FACE CMU

CORRUGATED METAL ROOF

STEEL COLUMN

STEEL ANGLE FRAME W/ WELDED

WIRE MESH INFILL

SPLIT FACE CMU
2 6

STEEL COLUMN

HEAVY GAUGE

METAL GATE

CORRUGATED METAL ROOF

STEEL ANGLE FRAME W/ WELDED

WIRE MESH INFILL

SPLIT FACE CMU
CEMENT PLASTER - 2
ALUMINUM CAP, COLOR - 1
CEMENT PLASTER - 1
10' - 6" 4"
5' - 6"
3' - 0" 2' - 6"

DIRECTIONAL LANDSCAPE

LIGHTING
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:38:23 PM 6 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
1/4" = 1'-0" 1FLOOR PLAN 1/4" = 1'-0" 2SECTION 3/8" = 1'-0" 3TRASH GATE ELEVATION 1/4" = 1'-0" 5ELEVATION 1/4" = 1'-0" 6ELEVATION 1/4" = 1'-0" 7ELEVATION 1/4" = 1'-0" 8ELEVATION 1/2" = 1'-0" 4MONUMENT SIGN
04/14/2025
W

STOCKTON BLVD

COTTON LANE
HW
Y 99 SITE
1 2
3 4
5 2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:38:54 PM 7 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025

SITE CONTEXT
1 - SOUTHWEST CORNER VIEW FROM COTTON LANE 2 - NORTH VIEW FROM COTTON LANE 4 - EAST VIEW FROM STOCKTON BLVD 5 - NORTHEAST VIEW FROM STOCKTON BLVD
3 - SOUTHEAST CORNER FROM COTTON LANE AND

STOCKTON BLVD
1/2" = 1'-0" 1SITE MAP
04/14/2025
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:39:19 PM 8 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025

MATERIAL BOARD
CEMENT PLASTER - 1

OFF-WHITE

CEMENT BOARD SIDING
CEMENT PLASTER - 2
BROWN

LONG-TERM VERTICAL BIKE RACK SHORT-TERM BIKE RACK
CEMENT PLASTER - 3

BLUE GREY
04/14/2025
OPEN SPACE SUMMARY:

LEVEL COMMON OPEN SPACE PRIVATE OPEN SPACE
LEVEL 1
LEVEL 2
LEVEL 3

SUB TOTAL
995 SF 2,875 SF
-
-
TOTAL OPEN SPACE PROVIDED = 5,200 SF
665 SF

UNIT PATIO/BALCONIES
2,325 SF 2,875 SF
665 SF
REQUIRED: 100SF PER UNIT
(52 UNITS X 100SF)= 5,200 SF
TOTAL 5,200 SF

PRIVATE OPEN SPACE

COMMON OPEN SPACE
LEGEND:

TRASH
OUTDOOR SPACE 2,875 SF
PATIO 70 SF

ELEC PANELS
PATIOS
50 SF EACH
PATIO 96 SF
PATIO 48 SF
PATIO 45 SF PATIO 55 SF PATIO 60 SF
PATIO 92 SF
PATIO 83 SF
PATIO 40 SF
PATIO 50 SF
PATIO 74 SF
SETBACK 5FT BLDG

SETBACK
5FT BLDG
P.U.E

12.50 '
P.U.E

12.50'
PATIO 88 SF PATIO 94 SF

DEDICATED R/W TO BE
TRANS
PATIOS 40 SF EACH, TYP.

PATIOS 40 SF EACH, TYP.
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 4/15/2025 8:08:24 AM 9 04/14/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
3/64" = 1'-0" 1LEVEL 1
3/64" = 1'-0" 2LEVEL 2 & 3
R-1A R-3A
R-1A
R-3A -PUD R-3-PUD R-3A -PUD
R-4-PUD
C-2-PUD
R-4-PUD

1.63 +/-AC. 1.63 +/-AC.

R-1A
R-3A -PUD R-3-PUD R-3A -PUD
R-4-PUD
C-2-PUD R-4-PUD
R-1A R-1A
NORTH

NOT TO SCALE
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:43:24 PM 10 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025

PROPOSED REZONE

COTTON LANE
APN: 117-0182-009-0000

EXISTING ZONING PROPOSED ZONING
EXHIBIT A : REZONE MAP
04/14/2025

TRANSFORMER

PATIO PATIO PATIO PATIO
P.U.E

12.50 '
PATIO
1 2
3 6 5
4 4
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993 -4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All cop yrig hts reserved © 2016. C:\Users\mwoltering\Documents\24025_Cotton Lane Apts_Central_2023_mwolteringWF3GZ.rvt 2/11/2025 4:43:58 PM 11 02/11/2025

COTTON LANE APARTMENTS
W STOCKTON BLVD, ELK GROVE, CA 95823
24025
1/8" = 1'-0" 1AMENITY PLAN

SITE AMENITIES
6 -DOG WASTE STATION 5 -BIKE RACK 1 -STEEL TRASH BIN 3 -PEDESTAL GRILL 2 -STEEL BENCH 4 -TABLE AND CHAIRS 04/14/2025
COTTON LANE APARTMENTS6C1
COTTON LANE APARTMENTS6C2
A
BC
COTTON LANE APARTMENTS6C3
COTTON LANE APARTMENTS6C4
COTTON LANE APARTMENTS6C5
COTTON LANE APARTMENTS6C6

777 12th Street, Ste. 300 • Sacramento, CA 95814
Tel: 279-207-1122 • Toll Free: 800-880-9025
AirQuality.org

September 5, 2024

Angel Anguiano, Associate Planner
City of Sacramento Community Development Department
300 Richards Boulevard, 3rd Floor, Sacramento, CA 95811

Subject: Cotton Lane Apartments (P24-022)

Dear Angel Anguiano:

Thank you for providing the Sacramento Metropolitan Air Quality Management District (Sac Metro Air District) with the opportunity to review the Cotton Lane Apartments project, a request to construct a 54-unit apartment complex on approximately 1.63- acres at the northwest corner of Cotton Lane and West Stockton Boulevard.

This project is located in Sacramento’s AB 617 Community Air Protection Program community. Pursuant to AB 617, the California Air Resources Board has identified this community area as disproportionally impacted by air pollution and has selected it for the development and implementation of an air monitoring plan. The public health related recommendations below support AB 617 purpose and implementation.

Multi-Modal Transportation
Sac Metro Air District commends this kind of walkable compact infill housing development, with good pedestrian access, near neighborhood amenities and Sacramento Regional Transit stops. This type of development is associated with reduced motor vehicle miles traveled and resulting polluting emissions.

It supports state and regional plans to reduce polluting motor vehicle emissions, including the Sacramento region’s Metropolitan Transportation Plan and Sac Metro Air District’s Sacramento Regional Ozone Attainment Plan and other plans for meeting federal and state air quality standards. We applaud the applicant’s receptivity to feedback on the pedestrian orientation of the buildings.

The project’s pedestrian supportive design, and location within ½ mile of neighborhood amenities such as a public park and library and within a mile of amenities at Cosumnes River College and public schools, also provides an excellent opportunity for non-polluting, healthy active transportation such as bicycling and walking.

 Sac Metro Air District recommends that public sidewalks be tree-shaded to the full extent feasible, consistent with recommendations in the section on “Urban Heat Island” below. For example, we recommend more consistent tree shading along Cotton Lane. Tree shade along sidewalks creates healthy, comfortable pedestrian conditions. Greater neighborhood tree canopy has been correlated to improvement of overall human health and supports healthy pedestrian and other active transportation.

Cotton Lane Apartments
 Sac Metro Air District recommends pedestrian access (e.g. a gate) leading to the multi-use trail along the north of the site, from the walkway adjacent to Building 2’s east frontage. This trail is an important connection to neighborhood destinations and amenities to the west, including the light rail station, and provides added mobility options to future residents, as discussed at the April 2024 Active Transportation Commission meeting.

Mobile Source Air Toxics
This project’s location near a high-volume roadway, Highway 99, can pose increased health risk to its future residents. Sac Metro Air District’s Mobile Source Air Toxics Protocol mapping tool shows an increased cancer risk of approximately 127 in a million at the project site, which is in addition to the existing background risk, resulting from exposure to vehicle Toxic Air Contaminant (TAC) emissions from nearby mobile TAC sources, such as motor vehicles traveling on Highway 99.

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

Sac Metro Air District’s Landscaping Guidance for Improving Air Quality Near Roadways (Landscaping Guidance) provides specific recommendations on using vegetation to reduce public health impacts from motor vehicle emissions, including the selection, placement, planting, and care of tree and shrub species on project sites. The Landscaping Guidance includes a list of vegetation species that can help reduce public health impacts from motor vehicle emissions.

 Sac Metro Air District recommends that project landscaping incorporate tree and shrub species from our Landscaping Guidance vegetation species list into project landscaping to the full extent feasible, particularly along the eastern project boundary. For example, the five trees depicted on project plans along that boundary could be trees from the Landscaping Guidance species list, and the landscaped area could be supplemented with shrub species from that list.

Urban Heat Island Effect
According to the Capital Region Transportation Sector Urban Heat Island Mitigation Project (UHI Project), the urban heat island effect presents a serious challenge for our region. Developed areas in Sacramento range 3 to 9 degrees Fahrenheit warmer than surrounding areas, which results in decreased air quality and associated public health impacts. The urban heat island results from the conversion of undeveloped land to developed land. Recommendations are listed below, on strategies to reduce urban heat island effect impacts, that are consistent with policies in the City Climate Action & Adaptation Plan associated with Goal A-2 to reduce the urban heat island effect, and with the UHI Project report.

 For all new residential structures and additions, Sac Metro Air District recommends ensuring that roofing materials are certified “cool” as defined in the 2022 California Green Building Standards Code Title 24, Part 11 items A4.106.5 and A4.106.6. The Cool Roof Rating Council provides a product directory of roofs.

 Incorporate trees to shade new and existing pavements and structures to the full extent feasible. In addition to meeting the City’s commendable parking lot shade requirements, we

Cotton Lane Apartments
recommend that the landscaping plan provide for continuous tree shading to the full extent feasible along public sidewalks and internal walkways. Sacramento Tree Foundation’s Shady 80 guide provides a list of trees best suited to the Sacramento region, with accompanying information such as canopy width, water usage, air quality support, and more.

Carbon-Free Energy
Policies in the City Climate Action & Adaptation Plan call for transitioning buildings to all carbon-free energy such as renewable electricity, and away from energy such as natural gas. Further, buildings without natural gas provide substantial public health benefits. Using a gas stove and oven for just an hour generates indoor air pollutant levels that exceed California-based ambient air quality thresholds in 90% of modeled scenarios. High indoor air pollutant levels can cause respiratory effects. For example, in homes with gas stoves, children are at increased risk of having asthma by 42%.

 To develop a healthier project and ensure that the project is consistent with measure E-2 of the City’s adopted Climate Action & Adaptation Plan, Sac Metro Air District recommends that it be designed and constructed without natural gas infrastructure.

Construction
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.

Conclusion
Thank you for your attention to our comments. If you have questions about them, please contact me at [email protected] or (279) 207-1157.

Sincerely,

Molly Wright, AICP
Air Quality Planner / Analyst

c: Paul Philley, AICP, Program Supervisor, Sac Metro Air District

From: Angel Anguiano
Sent: Friday, January 24, 2025 11:31 AM
To: Charlene
Cc: Susan Khang; Marcus Adams
Subject: RE: : Cotton Ln. Neighborhood Meeting

Understood. You’re saying that if you pay for a parking spot you should have a designated space.

Property management companies typically have those arrangements and I don’t believe the applicant plans on doing anything different.

Angel Anguiano (He/Him)
Associate Planner | South District | Planning Division
E-mail correspondence with the City of Sacramento (and attachments, if any) may be subject to the California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.

From: Charlene <[email protected]>
Sent: Friday, January 24, 2025 11:00 AM
To: Angel Anguiano <[email protected]>
Cc: Susan Khang <[email protected]>; Marcus Adams <[email protected]> Subject: Re: : Cotton Ln. Neighborhood Meeting

Thank you for your response. As I read this law, it is saying something totally different than what you’re thinking:

property, they shall unbundle parking from the price of rent.

Unbundled parking means you do not get a free parking spot at an apartment complex, you would choose pay extra, and you would have a right to refuse a parking spot. Because if I was a pregnant female with a baby due, I would not be wanting to search for parking in the dark. The unfortunate part is some people might not be able to afford the parking spot, but they would need it because they’re handicapped.

Charlene

On Jan 24, 2025, at 10:24 AM, Angel Anguiano <[email protected]> wrote:

Hi Charlene,

Thank you for organizing and attending last nights neighborhood meeting for Cotton Lane Apartments.

Regarding your comment, AB1317 requires that vehicle parking be unbundled. Also, Citywide, we can’t require a minimum amount of vehicle parking. If you have any questions or comments please feel free to reach out.

Best,
Angel Anguiano (He/Him)
Associate Planner | South District | Planning Division
E-mail correspondence with the City of Sacramento (and attachments, if any) may be subject to the California Public Records Act, and as such may therefore be subject to public disclosure unless otherwise exempt under the Act.

From: Charlene Crabb <[email protected]>
Sent: Thursday, January 23, 2025 8:36 PM
To: Marcus Adams <[email protected]>; Angel Anguiano <[email protected]>; Susan Khang <[email protected]> Subject: : Cotton Ln. Neighborhood Meeting

Thank you for letting us voice, our concerns. It’s very encouraging, knowing that the developers are willing to work so hard for us with improvements.

Please don’t let anybody change the parking to “1st come first serve”. I would hate to be the new mom with a brand new baby who comes home late from daycare and can’t find a place to park!

Charlene

Begin forwarded message:

From: Marcus Adams <[email protected]>
Date: January 22, 2025 at 12:57:53 PM PST
To: Charlene <[email protected]>, "Cc: Jeff Sharma" <[email protected]>, Jenny Lam <[email protected]>, PAVAN Bob’s Property <[email protected]>, Tommy Crabb <[email protected]>, "Jaime R. Cervantes" <[email protected]>, Susan Khang <[email protected]>, Ron Bess <[email protected]> Subject: Cotton Ln. Neighborhood Meeting

FYI

<mime-attachment.ics>
<CottonLn.Apts.NghbrhdMtng.1.23.25Agenda.pdf>

From: Marcus Adams <[email protected]>
Sent: Tuesday, January 7, 2025 1:16 PM
To: Charlene <[email protected]>
Cc: Jeff Sharma <[email protected]>; Jenny Lam <[email protected]>; Bob’s Property PAVAN <[email protected]>; Tommy Crabb <[email protected]>; Angel Anguiano <[email protected]>; Jaime R. Cervantes <[email protected]> Subject: RE: Cotton Lane Drainage/Courtyards @ Cotton Lane Apts.

You’re welcome Charlene.

This meeting will be a neighborhood affair, i.e., Cotton Lane property owners, as the agenda will target how Cotton Lane will be impacted by the project.

When we advertise the project with our standard posting/mailings, based on community responses, we may have a follow-up community meeting, which would focus not on Cotton Lane specifically, but on the project generally and its impacts/questions for the community at-large.

Marcus

A G E N D A
Cotton Lane Neighborhood Meeting
Thursday, January 23,2025
5:30-7:00 p.m.

Valley Hi – North Laguna Library
7400 Imagination Pkwy, Sacramento, CA 95823

TOPIC:

Proposed Development Project
*Cotton Lane Apartments, P24-022

I. WELCOME
i. Introductions: City Staff, Developer Representatives ii. Meeting Purpose: Marcus Adams, Senior Planner

II. PROJECT OVERVIEW
i. Project Scope/Entitlement Process: Angel Anguiano, Project Planner

III. PRESENTATION
i. Project Details/On-Site/Off Site Anticipated-Potential Impacts:

a. Development Team
b. Utilities
c. Planning

IV. FEEDBACK
i. Audience Question and Answer Dialogue

V. CLOSING REMARKS
i. Next Steps: Angel Anguiano, Project Planner

*The “Cotton Lane Apartments” name does not necessarily represent what will be the final name of the project.

From: Charlene <[email protected]>
Sent: Monday, January 6, 2025 9:20 PM
To: Marcus Adams <[email protected]>
Cc: Jeff Sharma <[email protected]>; Jenny Lam <[email protected]>; Bob’s Property PAVAN <[email protected]>; Tommy Crabb <[email protected]>; Angel Anguiano <[email protected]>; Jaime R. Cervantes <[email protected]> Subject: Re: Cotton Lane Drainage/Courtyards @ Cotton Lane Apts.

Thank you, Marcus, those two weeks work well for me. I’m assuming for a typical community meeting you will be contacting the community by mail for those within the designated perimeter of the project.

Charlene Crabb

On Jan 6, 2025, at 6:26 PM, Marcus Adams <[email protected]> wrote:

Hello Charlene,

Thanks for the update from Friday night’s meeting. I will now coordinate with city staff and the applicant’s team to get a neighborhood meeting scheduled for this month, aiming for the week of the 20
th or 27th. Since there is no support, based on your meeting summary, for full right-of-way Cotton Ln. improvements, the meeting will focus on the entitlement process for the project, project attributes, and the four questions/topics highlighted below. Regarding meeting location, I’m thinking the Valley Hi-North Laguna Library if it’s available. If you have a different preferred location, please feel free to let me know and I’ll look into it.

Marcus

Marcus Adams, AICP
Senior Planner | South Area | Planning Division

300 Richards Boulevard, 3rd Floor
Sacramento, CA 95811-0218

From: Charlene Crabb <[email protected]>
Sent: Saturday, January 4, 2025 5:07 PM
To: Marcus Adams <[email protected]>
Cc: Jeff Sharma <[email protected]>; Jenny Lam <[email protected]>; PAVAN Bob’s Property <[email protected]>; Tommy Crabb <[email protected]>; Angel Anguiano <[email protected]>; Jaime R. Cervantes <[email protected]> Subject: Cotton Lane Drainage/Courtyards @ Cotton Lane Apts.

Hi Marcus, we had our NW meeting last night and weighed all the pros and cons we could think of for any projects on Cotton Lane. Unfortunately, we came up with more cons than pros. And I’ve sent pictures to validate our concerns in a separate email.

First and foremost, having a street with sidewalks, gutters and drains is not going to alleviate the flooding problem on the property of at least four of the houses, probably all. The second major concern (which the photos show) is the amount of property loss and expense (fencing) that the homeowners on the south side of Cotton Lane would incur. Even if we use the assumption that there would be no sidewalk on the south side of Cotton Lane, it’s still a very heavy impact for those homeowners. We personally would lose our RV pad.

So besides all the other disadvantages that we came up with, we definitely are not in favor of having the road, paved or extended all the way through.

As a rural neighborhood, we are still opposed to a rezoning. We all have acreage, and it still has a rural feel (characteristics of countryside rather than town), even if it isn’t technically. We still don’t have clarity as to how a road designated as private, and not maintained by the city, can be taken possession of by a developer. How far does the developers parcel property line come into Cotton Lane. We don’t see anything in the document of where the sewer would connect (we believe, typically it would go down the middle of the street). Again, the parking is severely inadequate for the project, which, based on our past experience, will impact Cotton Lane. The developer would probably be able to answer most of our questions at a community meeting.

Respectfully submitted,

Charlene Crabb
Neighborhood Watch Captain

From: Charlene <[email protected]>
Date: January 3, 2025 at 12:49:49 PM PST
To: Marcus Adams <[email protected]>
Subject: Re: Cotton Lane Drainage/Courtyards @ Cotton Lane Apts.

Hi Marcus, just to let you know we’re gonna have our Neighborhood Watch meeting this evening.

A couple questions that might come up:

1. The city/county of Sacramento has money available and are willing to spend it on a short section of Cotton Lane because a developer is willing to develop half of that road.

2. Are you aware that there are telephone poles in that easement section of the property?

3. Is there any possibility that the land owners would be required to give up part of their front yard property due to required setbacks, etc.?

4. Are street lights and speed bumps an option?

5. What are the potential costs to the land owners for this road development.

6. If the paving developments end at the developers property line, what will be done to keep traffic from continuing down the dirt road?

From: Charlene Crabb <[email protected]>
Sent: Saturday, January 4, 2025 5:16 PM
To: Marcus Adams <[email protected]>
Cc: Jeff Sharma <[email protected]>; Jenny Lam <[email protected]>; PAVAN Bob’s Property <[email protected]>
Subject: Photos for Cotton Lane concerns

8 Photos for Cotton lane concerns:

Charlene Crabb

Thanks,

Charlene

On Jan 2, 2025, at 9:17 AM, Marcus Adams <[email protected]> wrote:

Good Morning Charlene,

The attachment are the plans, which are too large to send as an attachment. Here is a link for you to see them on-line: https://sacramento.agencycounter.com/?tab=map

This site/platform, Agency Counter, is a way for the public to track current (and some past) project developments. I’m happy to walk you through it on our call if you have any difficulty prior to then, as it’s a little clunky for some. The project number is Z24-058, the site address is: 7809 Cotton Lane.

I’ve attached a screenshot of what the webpage look like. There is a hyperlink titled: “Open Documents Pane” that will take you to the project plans and other information. I believe the environmental document, which you have commented on, also had links to the plans. Talk to you soon.

Marcus

From: Charlene <[email protected]>
Sent: Tuesday, December 31, 2024 3:41 PM
To: Marcus Adams <[email protected]>
Subject: Re: Cotton Lane Drainage/Courtyards @ Cotton Lane Apts.

Hi Marcus, I got your request for a meeting and I have been trying to open the attachment on my laptop. My laptop is no longer functioning correctly, even though I was able to respond and accept your meeting request for Thursday. I only have an iPhone and a new iPad, but I’m still not used to.

Could you please send the link to me as an attachment? Thank you.

Charlene

On Dec 31, 2024, at 2:01 PM, Marcus Adams <[email protected]> wrote:

Discussion regarding rezone/apartment project at 7809 Cotton Ln., Cotton Lane drainage/flooding impacts. Link to the plans below.

C:\Users\madams\OneDrive - City of Sacramento\Desktop\Z24-058_PLANS-REV- CottonLnApts.pdf
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