City of Sacramento
City Council - 2PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2025-01448 8/12/2025
[Pass for Publication] Independence in Natomas Rezoning (P22-047) File ID: 2025-01448
Location: NE Corner of North Park Drive and Kankakee Drive, APN: 225-1780-003-0000 & 201- 0300-145-0000, District 1
Recommendation: 1) Review: a) a Resolution adopting an Addendum to the adopted Mitigated Negative Declaration; b) an Ordinance rezoning 10.8-acres from Single-Unit or Duplex Dwelling and Creekside Planned Unit Development (R-1A-PUD) zone to Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone; c) a Resolution adopting findings of fact and conditions of approval for: a) a Tentative Parcel Map for Condominium Purposes for 170 residential units; b) a Tentative Parcel Map Design Deviation for non-standard street section; and c) Site Plan and Design Review for the construction of a 170-unit residential development comprised of 85 duplex buildings and associated improvements on 10.8-acres with deviations to rear-yard setback and accessory height requirements of the Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone; and 2) pass for publication the ordinance titles per City Charter section 32(c) to be considered August 26, 2025.
Contact: Deja Harris, Associate Planner, (916) 808-5853, [email protected]; Stacia Cosgrove, Principal Planner, (916) 808-7110, [email protected]; Community Development Department
Presenter: Deja Harris, Associate Planner, (916) 808-5853, [email protected], Community Development Department
Applicant: Rob White, Lewis Land Developers LLC, 1156 North Mountain Avenue, Upland, CA 91785
Property Owner: Independence in Natomas, LP, P.O. Box 670, Upland, CA 91785 Attachments:
1-Description/Analysis
2-Background
3-Resolution: Addendum to adopted Mitigated Negative Declaration 4-Exhibit A: Mitigation Monitoring Plan
File ID: 2025-01448 8/12/2025
5-Ordinance: Rezone
6-Exhibit A: Rezone Exhibit
7-Resolution: Findings of Facts and Conditions of Approval for Tentative Parcel Map for Condominium Purposes, Tentative Parcel Map Design Deviation, and Site Plan and Design Review 8-Exhibit A: Project Plans
9-Exhibit B: Tentative Parcel Map Design Deviation Justification 10-Community Comments
Description/Analysis
Issue Detail: The applicant is requesting entitlements to allow for the construction of a 170-unit residential development, comprised of 85 duplex buildings, with associated site improvements on a vacant 10.8-gross acre site located within the Creekside Planned Unit Development (PUD).
This project requires the following entitlements:
1. Rezone of 10.8-acres from the Single-Unit or Duplex Dwelling (R-1A-PUD) zone to the Multi-Unit Dwelling (R-2A-PUD) zone to allow for multiple units on a single parcel.
2. Tentative Parcel Map for condominium purposes to create 170 air space residential units with a Tentative Map Design Deviation for a non-standard street section along Kankakee Drive.
3. Site Plan and Design Review for the construction of 170 residential units, common buildings and amenities, and associated site improvements with deviations to rear-yard setback and accessory building height requirements.
The project requires a recommendation from the Planning and Design Commission and final decision by the City Council because of the rezone.
Public/Neighborhood Outreach and Comments: As part of the application review process, the proposed project was routed to North Natomas Community Association, Natomas Community Association, North Natomas Community Coalition, Natomas Park Master Association, Natomas Chamber of Commerce, Creekside Natomas Neighborhood Association, Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, and Region Builders, House Sac, and Sacramento Housing Alliance.
Staff received comments from nearby residents, Jibe, North Natomas Community Coalition and Civic Thread. All comments received are included in Attachment 10 and are summarized below.
Public Comments:
File ID: 2025-01448 8/12/2025
1. Staff received two emails from nearby residents opposed to the residential development.
One resident expressed concerns about limited on-street parking resulting in congested cross streets and safety hazards.
Staff Response: The Fire Department and Department of Public Works have reviewed the plans to confirm compliance with City Code for adequate site circulation, roadway design, and emergency vehicle access. The streets along Kankakee Drive and North Park Drive will be developed to City Standard and will accommodate on street parking. Additionally, 419 parking spaces are provided within the development including 63 guest parking spaces which is roughly 2.8 spaces per unit.
2. Staff received a comment letter from Jibe and the North Natomas Community Coalition (NNCC) expressing their support for the infill development, specifically the increased residential density and completion of the bike trail on the eastern boundary. Jibe and NNCC expressed the following concerns and recommendations regarding the proposed development:
· Lack of shade trees within the development.
Staff Response: This project is not required to comply with the City’s requirements for parking lot shading, which require that after 15 years, 50% of the parking lot, where vehicles will maneuver and park, is shaded by tree canopy. Pursuant to Sacramento City Code section 17.612.040, single unit and duplex dwelling parking areas are exempt from the tree shading requirement. Since the units are comprised of 85 duplex style buildings, parking lot tree shading is not required.
· Lack of pedestrian and bike paths within the development. The bike path east of the property line should be relocated to conclude at the intersection of Broadwater Drive with a new crosswalk to facilitate a safer crossing.
Staff Response: Pedestrian pathways are included within the project area and enhanced paving is utilized to differentiate the path of travel. This also includes a pedestrian connection to the north to connect the new residences directly to Wild Rose Park. The realignment of the bike trail would result in an encroachment onto the existing Sacramento Area Sewer District easement and could result in taking of the landowners property. To ensure a safer crossing to the bike path south of North Park Drive, the applicant has agreed to provide traffic calming devices including a raised crosswalk and speed table along North Park Drive to facilitate safer connection to the bike/ped path to the north. · The 6-foot-tall block wall adjacent to Wild Rose Park limits views of open space amenities, transparent fencing should be used.
File ID: 2025-01448 8/12/2025
Staff Response: The applicant has agreed to provide a 4-foot-tall block wall, with 2 feet of transparent tubular steel fencing above. This fencing configuration will still provide visibility to Wild Rose Park while also maintaining some privacy for the rear yards of the units. · Homes on North Park Drive should face the street to provide “eyes on the street”.
Staff Response: The project provides a side-on condition along North Park Drive that includes transparent fence openings adjacent to dwelling entryways and solid block walls on the alley portions that are perpendicular to North Park Drive. This fencing configuration screens the alley and garages from the street but provides for see through fencing to the front entries of the units. A fencing plan exhibit can be found within the project plans in Attachment 8.
· The site only includes one trash enclosure, for use by all residents.
Staff Response: The project has been reviewed by the City’s Solid Waste Division of the Department of Public Works and will provide a concierge service that will bring each unit’s trash to a common trash enclosure. More detail about the proposed trash collection is described in the Background section of the report.
· Artificial turf used within the dog park may be difficult to maintain and there is a lack of shade trees within the dog park.
Staff Response: The project amenities will be managed and maintained by the Lewis Group of Companies. The artificial turf can be replaced with sod if determined necessary by the ownership group.
3. Staff received a comment letter from Civic Thread expressing support for the rezone, and the pedestrian connection to Wild Rose Park to the north with the recommendation of including additional shade trees.
Staff posted the site with an early notice at time of planning application submittal. Staff also mailed hearing notices to all property owners and residents within 500 feet of the project site and posted the site 10 days prior to the public hearing. At the time of writing this report, staff has not received any comments, aside from those mentioned above.
Policy Considerations:
2040 General Plan
File ID: 2025-01448 8/12/2025
The 2040 General Plan designation for the project site is Neighborhood (N). The General Plan recognizes that Neighborhood designated areas are intended to maintain and enhance livability and sense of place. The Neighborhood designation is primarily comprised of residential uses, with some complementary neighborhood-serving commercial and public uses. Staff also finds that the project is consistent with the following General Plan goals and policies:
Goal LUP-2. Balanced and connected community with thriving neighborhoods and centers and development intensities linked to transit.
Policy LUP-2.5 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.
When feasible, grid patterns should be utilized to facilitate multiple routes.
The project is improving bicycle and pedestrian connectivity with the completion of the Class I bike trail along the eastern property line. Additionally, the project provides enhanced pedestrian pavement with direct access to Wild Rose Park to the north.
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-4.7 Visual and Physical Character. Using development standards and design standards/guidelines, the City shall promote development patterns and streetscape improvements that transform the visual and physical character of automobile-oriented corridors to create a positive impact on the human and natural systems that interact with them.
Policy LUP-4.8 Buildings that Engage the Street. The City shall require buildings to be oriented to and actively engage and complete the public realm through such features as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking.
The buildings have been designed to incorporate materials that are consistent with existing residential development in the area. The façade incorporates planar changes to create visual interest and variation of massing. The proposed building design positively engages the street with a façade that incorporates variation in material, arched entryways, windows and trim, and vibrant tile to further accentuate building design. Additionally, several pedestrian entrances are located along Kankakee Drive. With the buildings and their active spaces facing the street, new natural surveillance with “eyes on the street” are provided along both Kankakee Drive and North Park Drive.
File ID: 2025-01448 8/12/2025
Goal LUP-6. A city of healthy, livable, “complete neighborhoods” that provide for residents’ daily needs within easy walking or biking distance from home.
Policy LUP-6.2 Range of Residential Development Intensities. The City shall allow for a range of residential development intensities throughout the community to cultivate a mix of housing types at varying sales price points and rental rates, provide options for residents of all income levels, and protect existing residents from displacement.
Policy LUP-6.7 Architectural Variations. The City should encourage building placement variations, roofline variations, architectural projections, and other embellishments to enhance the visual interest along residential streets.
The proposed development utilizes duplex style buildings, with units ranging from 1,175 to 1,829 sqft, designed to meet market trends while providing architectural style that is compatible with the existing neighborhood. With the condominium map, the applicant will have flexibility to rent or offer the units for sale.
North Natomas Community Plan
The project site is located within the North Natomas Community Plan Area of the 2040 General Plan.
The vision of the Community Plan Area is to exemplify a culturally diverse, healthy, and friendly place to live, with safe neighborhoods, walkable and bikeable streets, vibrant and unique public spaces and attractions, and high-quality new development.
This project is consistent with the vision of the community plan area in that the project promotes infill development on an underutilized parcel and is sensitive to the surrounding context in its form and massing. The development is compatible with and completes infrastructure within the immediate vicinity to create a cohesive neighborhood. The North Natomas Community Plan does not have any applicable goals or policies that specifically address the project or site.
Creekside Planned Unit Development
The project site is located within the Creekside Planned Unit Development, which was originally adopted in 2000. While the PUD does not contain specific goals or policies exclusive to residential development, the project is consistent with the goal of unifying the neighborhood visually and functionally in that it provides direct pedestrian access to Wild Rose Park to the north. In addition, the residential development is consistent with the allowed use of the site as shown in the PUD Schematic Plan.
Environmental Considerations: The Community Development Department, Environmental Planning Services has reviewed the project and has prepared an Addendum to the previously
File ID: 2025-01448 8/12/2025
adopted Creekside PUD Project (P99-128) Mitigated Negative Declaration in accordance with CEQA Guidelines Section 15164. On June 8, 2000, the City Planning Commission reviewed the Creekside PUD Project and recommended approval of all entitlements and approved the Tentative Master Parcel Map, Tentative Subdivision Map, ratified the Negative Declaration and adopted the Mitigation Monitoring Plan.
On August 15, 2000, the City Council approved the legislative entitlements including Development Agreement, Community Plan Amendment, Rezone, and PUD. The Creekside PUD Project area includes the site of the proposed project, Creekside Parcel 3, consisting of approximately 10.8 gross acres located at the northeast corner of North Park Drive and Kankakee Drive. On April 13, 2006, the City Planning Commission adopted the Addendum to the previously approved negative declaration, and adopted the mitigation monitoring plan for the Creekside Parcel 3 (P05-182) Project. On May 23, 2006, the City Council adopted the following resolutions to subdivide the proposed project site into 148 lots, including 123 buildable lots for cluster homes (a 123-unit cluster housing development), 20 common area lots for utilities, and access, and three common area lots for the Creekside Parcel 3 Project (P05-182).
• Resolution No. 2006-360: Approving the Addendum to the previous Negative Declaration and approving the Mitigation Monitoring Plan for the Creekside Parcel 3 Project.
• Resolution No. 2006-361: Amending the General Plan Land Use Map to re-designate
7.7 acres of the project site from Public/Quasi-Public Miscellaneous to Low Density residential 4-15 dwelling units/net acre.
• Resolution No. 2006-362: Amending the NNCP Land Use Map to re-designate 7.7 acres of the project site from General Public Facilities to Medium Density Residential 7- 21 dwelling units/net acre.
• Resolution No. 2006-363: Amending the Creekside PUD Schematic Plan to re- designate 7.7 acres of the project site from School to Residential.
The current project consists of a request to construct a multi-unit development consisting of 170 units, comprised of 85 duplex buildings, with associated site improvements on a vacant 10.8-gross acre site located within the Creekside Planned Unit Development.
Staff has reviewed the proposed project and on the basis of the whole record before it, has determined that there is no substantial evidence that the proposed project would have a significant effect on the environment beyond that which was evaluated in the Creekside PUD Project (P99-128) Mitigated Negative Declaration that was adopted. There has been no change in circumstances or other conditions that would require additional environmental review pursuant to CEQA Guidelines
File ID: 2025-01448 8/12/2025
section 15162. An addendum has been prepared. The mitigation monitoring program would continue to apply to the project.
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 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. 2043-0311 on October 22, 2024.
No Net Loss Findings (Gov. Code, § 65863): This project is located on a site listed in the 2021- 2029 Regional Housing Need Allocation (RHNA) Housing Element Sites Inventory, which anticipates 119 units of above moderate income housing. This project proposes 170 units of moderate income housing. As of April 18, 2025, the above moderate income capacity on remaining sites identified in the Housing Element is a deficit of 11,182 units, however, per the City’s adopted Housing Element, surplus sites in the moderate-income category may carry over to cover for to the above moderate- income category. The City has a surplus of 12,404 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: Not applicable.
Commission/Committee Action: On July 28, 2025, the Planning and Design Commission voted unanimously to forward a motion to approve the proposed project.
Rationale for Recommendation: Staff recommends the City Council approve the project based on the findings and subject to the conditions listed within Attachments 3-10. The proposal complies with the goals and policies of the 2040 General Plan in that it activates an underdeveloped infill site with dense development that maximizes existing infrastructure in close proximity to schools and parks,
File ID: 2025-01448 8/12/2025
provides plentiful community open space, and is well-designed with a quality network of pedestrian connections. Planning Staff supports the new development as the project creates additional rental and homeownership opportunities and integrates well with its surrounding environment as it is appropriately scaled in height and massing and provides a quality architectural design, that is compatible with the adjacent residential development.
Financial Considerations: Not applicable.
Local Business Enterprise (LBE): Not applicable.
Figure 1: Vicinity Map
Background Information
Site History
On August 15, 2000, the Sacramento City Council approved entitlements for the development of the Creekside PUD, a 231-acre community of residential, commercial, and open space in North Natomas (P99-128). On May 23, 2006, the City Council approved the Creekside 3 project at the subject site, which included a General Plan Amendment, North Natomas Community Plan Amendment, and a PUD Schematic Plan Amendment to facilitate the construction of 123 single-unit dwellings (P05-182).
Previously the PUD had designated the site for a school; a joint middle and elementary school was constructed by Natomas Unified further west on North Park Drive and therefore this site was no longer needed. The single-unit subdivision was never developed and has remained vacant since, with no other recent entitlement history. The applicant is now requesting to rezone the 10.8-acre site and construct a 170-unit development comprised of 85 duplex buildings.
Table 1: Site and Project Information
General Plan Designation: Neighborhood (N)
Community Plan Area: North Natomas
Planned Unit Development (PUD): Creekside PUD
Existing Zoning of Site: Single-Unit or Duplex Dwelling (R-1A-PUD) Proposed Zoning of Site: Multi-Unit Dwelling (R-2A-PUD) Total Parcel Area: 10.8 gross acres, 9.99 net acres
Existing Use of Site: Vacant
Proposed Use of Site: Duplex Development (170 units)
Density (Average 14 dwelling
units/net acre per PUD): 17 dwelling units/net acre
Parking District: Suburban
Design Review District: Citywide
Neighborhood Context
The project site is surrounded by existing single-unit residential development to the west, south, and east. The site is also proximate to parks and open space. The project is immediately adjacent to Wild Rose Park to the north, Redbud Park to the east, and Creekside Parkway and North Natomas Regional Park further south. The site is located within ½ mile of a proposed light rail station at East Commerce Way and North Park Drive.
Table 2: Surrounding Zoning and Uses
Direction: Zoning: Use:
North Single-Unit or Duplex Dwelling (R-
1A-PUD) & Agricultural (A-OS-PUD) Park
South Single-Unit or Duplex Dwelling (R-
1A-PUD)
Residential
East
Single Unit Dwelling (R-1-PUD) Residential
West Single-Unit or Duplex Dwelling (R-
1A-PUD) & Multi-Unit Dwelling (R-
2B-PUD)
Residential
Entitlement Review
The applicant is requesting to construct a 170-unit residential development comprised of 85 buildings. In order to develop this project, the following entitlements are required:
Rezone, Tentative Parcel Map for Condominium Purposes, Tentative Parcel Map Design Deviation, and Site Plan and Design Review. Pursuant to Sacramento City Code (SCC) 17.808.230.B.2, the Planning and Design Commission will consider and make a recommendation to the City Council on the requested entitlements. The recommendations of the Planning and Design Commission will be forwarded to the City Council for final action.
Rezone
The applicant requests to rezone two parcels totaling 10.8-aces in the Single-Unit or Duplex Dwelling (R-1A-PUD) and Creekside Planned Unit Development to the Multi- Unit Dwelling (R-2A-PUD) and Creekside Planned Unit Development. The requested rezone would allow for multiple units on a single parcel with development standards that are more favorable to the proposed project design. SCC section 17.808.230.C.1.d requires the following findings be made to approve a rezone:
1) the rezone is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, or other provisions of the general plan; and any applicable specific plan; and
2) the amendment promotes the public health, safety, convenience, and welfare of the City.
The proposed rezone is consistent with the Neighborhood land use designation, which encourages the development of residential uses, neighborhood support uses and neighborhood-serving commercial uses. The proposed rezone to the R-2A zoning designation is an appropriate pairing with the Neighborhood general plan designation and the Creekside Planned Unit Development in that the designation and PUD allow a density of 17 dwelling units per net acre.
The rezone further promotes the public, health, safety, convenience, and welfare of the City by providing diverse housing types in an established residential neighborhood. The proposed development will provide for housing variety from the traditional detached single-unit dwellings or 2-3 story apartments. In addition, the project provides pedestrian amenities that conveniently connect the higher density residential development to nearby parks and neighborhoods, enhances the existing bike path adjacent to the project, and addresses the community vision for a diversity in housing types, consistent with 2040 General Plan policies.
Tentative Parcel Map for Condominium Purposes
The requested entitlements for the project include a tentative parcel map for condominium purposes. A condominium map will allow the property owner to file the map with the Bureau of Real Estate to subdivide the dwellings into airspace units, allowing for individual ownership of each unit. The applicant may choose to initially rent the units instead of offering them for sale, however the condominium map must be recorded prior to any of the units being rented so that a condominium conversion conditional use permit is not required in the future.
On May 7, 2025, the Subdivision Review Committee (SRC) reviewed the proposed map and recommended approval to the Planning and Design Commission based on the conditions of approval attached to this report.
Tentative Parcel Map Design Deviation
The tentative parcel map for condominium purposes includes a design deviation for a non-standard street section along Kankakee Drive. The proposed street section deviates from the required 70-foot right-of way by providing a 5-foot-wide attached sidewalk omitting the required 6.5-foot street planter. The applicant submitted justifications for this deviation that has been reviewed by the city’s Traffic Engineering Division of the Public Works Department and are included as Attachment 9 of this report. Public Works does not object to the deviation as proposed. The sidewalk will line up with the attached sidewalk that is existing along Wild Rose Park to the north and trees will be planted along the sidewalk frontage to provide shade for pedestrians. The North Park Drive frontage will also include an attached sidewalk, but this frontage does not require a deviation because this street section was predetermined with the approval of the PUD in 2000. Street trees will also be provided along the North Park Drive frontage.
Site Plan and Design Review
Site Plan and Design Review is required for the project to ensure compliance with applicable development standards and design guidelines as they apply to residential developments in the R-2A zone, Creekside PUD, and Citywide Multi-Unit Dwelling Design Guidelines. All standards that are not listed in the PUD guidelines are regulated by the R-2A zone in the Planning and Development Code (City Code, title 17). Table 3 below illustrates project compliance with applicable development standards for duplex dwellings including setback and lot coverage requirements. As illustrated in Table 3 and Table 4, the project does not comply with rear-yard setback and accessory structure height requirements of the R-2A zone and the Planning and Development Code.
*Pursuant to Sacramento City Code section 17.624.020, a detached accessory structure means an accessory structure that is not attached to the main building or use of the land. The fitness building, maintenance building, and mail building are all detached from a main structure (i.e. residential unit or clubhouse). The maximum wall height of a detached accessory structure is 10 feet. The wall height is the vertical dimension measured from the average elevation of the finished lot grade at the front of the building to the plate line, where the roof meets the wall. All proposed accessory structures exceed the maximum wall height. The maximum overall height of a detached accessory structure is 18 feet to the highest point on the roof. The proposed fitness building exceeds the maximum overall height.
The proposed residential development complies with applicable development standards except for rear-yard setbacks on the northern property line adjacent to Wild Rose Park and height regulations for three detached accessory structures.
Staff supports the proposed rear-yard setback deviation and finds that the project is consistent with the purpose and intent of the applicable development standard in that:
1) the proposed rear setback deviation is a minor encroachment into the required setback; and
Table 3: Applicable R-2A Development Standards
Standard Type Required Proposed Deviation Required?
Front Setback (North
Park Dr)
10’-25’ 12’6” No
Street-Side Setback
(Kankakee Dr)
10’-25’ 12’6” No
Interior-Side Setback
(East)
0’ 5’ No
Rear Setback (North) 15’ Minimum 5’ Yes
Lot Coverage 50% 43% No
Floor Area Ratio (FAR) 2.0 Maximum 0.72 No
Table 4: Applicable Height Standards
Standard
Type
Building
Type
Required Proposed Deviation
Required?
Height Residential
Unit
35’ 26’8” No
Accessory
Structure*
10’ Wall Height;
18’ Overall Height
Fitness Building:
Maintenance Building:
Mail Building:
12’1”; 19’0”
10’1”; 15’6”
13’1”; 17’8”
Yes
Yes
Yes
2) the encroachment does not significantly impact the privacy of the adjacent neighbors, or hamper access to light and air.
Staff supports the proposed detached accessory structure height deviation s and finds that the project is consistent with the purpose and intent of t he applicable development standard in that:
1) the proposed structures utilize the same scale and form of the residential units; 2) the proposed structures are placed in a location that minimize its visibility from the street;
3) and the proposed structures are compatible with the character and materials of the residential units in terms of siding, roofing, trim, and window materials.
Solid Waste and Recycling Management Plan
This development will provide valet trash collection services to all residents for waste, recycling, and organics. Under this program, each resident is provided with small, individual receptacles for waste, recycling, and organics. The receptacles are kept within each unit, and when ready for collection, residents place these small receptacles on their front porch. The program will collect each of the bins up to five nights a week on an as-needed basis. Valet Living (the concierge provider) collects the waste, recycling, and/or organics from each unit’s receptacles, placing the materials into larger containers within the trash enclosure. Once emptied, each resident’s receptacle(s) are returned to the resident’s porch, to be brought back into their residence. Residents will not need access to the trash enclosure to ensure that the three streams are appropriately separated since this will be handled by the concierge provider.
Site Access, Circulation, and Parking
The site is bounded by two public roadways, Kankakee Drive at the west and North Park Drive at the south. Ingress and egress into the site will be at an entry driveway located on North Park Drive, with an additional exit only driveway on Kankakee Drive.
The proposed project also includes off-site improvements to Kankakee Drive and North Park Drive. The street frontage improvements along Kankakee and North Park include the installation of curb and gutter, a 4-foot-wide-bike lane, and 5-foot-wide sidewalks.
Additionally, the project is conditioned to complete the Class I bike trail along the eastern property line of the subject site.
The site will provide pedestrian connectivity, with enhanced paving, throughout the site from both street frontages to promote walkability and provide ease of access.
Pedestrian access gates are available at various locations along the perimeter of the project site: one gate along the rear of the subject site adjacent to Wild Rose Park, one gate near the egress driveway along Kankakee Drive, and two gates at the project entrance.
Parking for this site is located away from the public roadway with spaces located at the interior of the site and screened from public view by the buildings. The project provides 419 vehicle spaces providing sufficient parking for both residents and guests. Parking is provided through 67 private assigned spaces, 103 attached two-car garages and 67 attached one-car garages, and 63 open (unassigned) parking spaces.
Pursuant to Sacramento City Code section 17.608.030.C, no bicycle spaces, long-term or short-term are required for duplex dwellings. However, the applicant is proposing to install 9 short-term bicycle spaces.
Open Space
Section 17.600.135 of the City Code requires a combination of private and common open spaces at a ratio of 100 square feet (SF) of open space per dwelling unit for multi- unit dwellings. At 170 units, this project, if evaluated as a multi-unit dwelling project, would requires 17,000 square feet of open space. However, because the units within the project are in duplex dwellings (two units within a structure), the City Code does not have a minimum open space requirement. Although there is no minimum requirement, the project will exceed the open space requirements for a multi-unit dwelling project through the provision of common open space amenities available to residents-only, including an enclosed dog park, pool, outdoor seating area, fitness space, and a shaded outdoor lounge with an outdoor kitchen and fireplace. Open space amenities are conveniently located in a centralized location for use by all residents. Private open space will be provided with separate rear yard space.
Landscaping and Fencing
Site landscaping includes enhanced tree coverage along Kankakee Drive and North Park Drive frontage, planter strips, and additional trees, shrubs and grass. The proposed landscaping is designed to achieve optimal pedestrian maneuverability throughout the project site and to improve the aesthetic appearance of public and common spaces connected to the development.
The project is conditioned to provide various fencing styles surrounding the development. Site perimeter fencing includes:
Northern property line (Wild Rose Park) and eastern property line: 4-foot-tall CMU wall with 2-foot-tall tubular steel fencing above.
Western property line (Kankakee Drive): courtyard fencing with stucco walls, tubular steel, decorative tile walls, and decorative pedestrian gates. Southern property line (North Park Drive): a combination of 6-foot-tall CMU and 6-foot-tall tubular steel with a 2-foot-tall decorative tile wall.
Additionally, privacy fences of six feet in height are provided in between units. Fencing styles on Kankakee Drive and North Park Drive are shown in Figure 3 and Figure 4 below:
Figure 2: Kankakee Drive: Courtyard Fencing
Figure 3: North Park Drive: Combo Fencing
Building Layout and Architectural Analysis
The applicant is proposing to construct a 170-unit residential development, three common buildings, and associated site improvements on the vacant 10.8-acre site.
There are six different house plans, each with different façade designs that vary by exterior materials, colors, and design elements such as roofing pitch, window framing and accents, and entryway decoration. The development includes 67 two-bedroom, two-bath units, 95 three-bedroom, two and half-bath units, and 8 three-bedroom, three- bath units, each with private attached garages. The units range in size from 1,175 square feet to 1,829 square feet.
The proposed building designs are inspired by Mediterranean architecture. As designed, the buildings create a style that is unique to the area while complementing the surrounding neighborhood. The designs feature vibrant tile work, tile roofing, arched doorways, and stucco exteriors. The color palette for the project is generally earth toned and neutral, with warm-toned accents. Variations of the design palette across buildings are provided so that it appears as a duplex development, with a neighborhood feel, rather than giving the impression of a large multi-unit complex.
Figure 4: Interior Streetscape
RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
August 26, 2025
ADOPTING THE ADDENDUM TO THE MITIGATED NEGATIVE
DECLARATION FOR THE INDEPENDENCE IN NATOMAS PROJECT (P22- 047)
BACKGROUND
A. On July 28, 2025, the City Planning and Design Commission conducted a public hearing on the Independence in Natomas project (P22-047) and forwarded to the City Council a recommendation to approve the project with conditions.
B. On August 26, 2025, the City Council conducted a public hearing, for which notice was given pursuant Sacramento City Code section
17.812.010.A.2.a and b, and received and considered evidence concerning the Independence in Natomas project (P22-047).
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:
Section 1. The City Council finds as follows:
A. On June 8, 2000, pursuant to the California Environmental Quality Act (Public Resources Code, §21000 et seq. (“CEQA”), the CEQA Guidelines (14 California Code of Regulations, §15000 et seq.), and the City of Sacramento environmental guidelines, the City Planning Commission took action and ratified a mitigated negative declaration (MND) and, having reviewed and considered the information contained in the MND, adopted the findings of fact and a mitigation monitoring program (MMP), and approved the Creekside PUD (P99-128) project (Project). On August 15, 2000, City Council took action utilizing the MND, adopting the MMP, and approving associated legislative entitlements for the Creekside PUD (Resolution Nos. 2000-488, 2000-489, 2000-490, and 2000-491 and Ordinance Nos. 2000-033 and 2000-034).
B. On April 13, 2006, the City Planning Commission approved an addendum to the Creekside PUD MND. Then on May 23, 2006, the City Council approved the addendum for the Creekside Parcel 3 Project (P05-182) which is within the Creekside PUD (P99-128) Project site (Resolution No. 2006-360). The addendum evaluated amending the General Plan land use of the subject site from Public/Quasi-Public Miscellaneous to Low Density
residential (Resolution No. 2006-361); amending the North Natomas Community Plan land use from General Public Facilities to Medium Density Residential (Resolution No. 2006-362); and amending the Creekside PUD Schematic Plan from School to Residential.
C. The Independence in Natomas project (Project Modification) proposes to modify the previously approved 123 single-family dwellings project as follows: to rezone 10.8 acres from Single-Unit or Duplex Dwelling (R-1A- PUD) zone and Creekside Planned Unit Development (PUD) to Multi-Unit Dwelling (R-2A-PUD) zone and developing 170 units within 85 duplex buildings with associated site improvements;
D. The initial study on the Project Modification determined that the proposed changes to the Project did not require the preparation of a subsequent environmental impact report or negative declaration. An addendum to the previously adopted MND was then prepared to address the modification to the Project.
Section 2. The City Council has reviewed and considered the information contained in the previously adopted MND for the Project, the previously adopted findings of fact, the addendum, and all oral and documentary evidence received during the hearing on the Project Modification. The City Council has determined that the previously adopted MND and the addendum constitute an adequate, accurate, objective, and complete review of the proposed Project Modification and finds that no additional environmental review is required based on the reasons set forth below:
a. No substantial changes are proposed by the Project Modification that will require major revisions of the previously adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
b. No substantial changes have occurred with respect to the circumstances under which the Project Modification will be undertaken which will require major revisions to the previously adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
c. No new information of substantial importance has been found that shows any of the following:
i) The Project Modification will have one or more significant effects not discussed in the previously adopted MND;
ii) Significant effects previously examined will be substantially more severe than shown in the previously adopted MND;
iii) Mitigation measures previously found to be infeasible would in fact be feasible and would substantially reduce one or more significant effects of the Project Modification; or
iv) Mitigation measures which are considerably different from those analyzed in the previously adopted MND would substantially reduce one or more significant effects on the environment.
Section 3. Based on its review of the previously adopted MND for the Project, the previously adopted findings of fact and the addendum, and all oral and documentary evidence received during the hearing on the Project Modification, the City Council finds that the MND and addendum reflect the City Council’s independent judgment and analysis, the adopted MND and the addendum for the Project Modification, and readopts the findings of fact.
Section 4. The mitigation monitoring program for the Project, which is attached as exhibit A, is adopted for the Project Modification, and the mitigation measures shall be implemented and monitored as set forth in the program, based on the following findings of fact:
1. The mitigation monitoring program has been adopted and implemented as part of the Project;
2. The addendum to the MND does not include any new mitigation measures, and has not eliminated or modified any of the mitigation measures included in the mitigation monitoring program; and
3. The mitigation monitoring program meets the requirements of CEQA section 21081.6 and CEQA Guidelines section 15091.
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 Clearinghouse in the 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. 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.
Table of Contents:
Exhibit A: Mitigation Monitoring Plan is a part of this resolution
Adopted by the City of Sacramento City Council on August 26, 2025, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
1 MITIGATION MONITORING PLAN
This Mitigation Monitoring Plan (MMP) has been required by and prepared for the City of Sacramento, Community Development Department, Planning Division, 300 Richards Boulevard, Sacramento, California 95811.
The MMP includes mitigation for air quality, biological resources, and cultural resources. The intent of the MMP is to prescribe and enforce a means for properly and successfully implementing the mitigation measures as identified within the environmental checklist for Independence in Natomas Project (project). Unless otherwise noted, the cost of implementing the mitigation measures as prescribed by the MMP shall be funded by the owner/developer of the project. The MMP is designed to aid the City of Sacramento in its implementation and monitoring of mitigation measures adopted for the project.
The MMP describes the actions that must take place to implement each mitigation measure. The timing of those actions, and the entities responsible for implementing and monitoring the actions. The developer will be responsible for fully understanding and effectively implementing the mitigation measures contained in the MMP.
The City of Sacramento will be responsible for ensuring compliance.
2 Mitigation Monitoring Plan
Mitigation Measures Implementation
Responsibility Monitoring Responsibility Compliance Standards Timing Verification of
Compliance
(Initials/Date)
Air Quality
Mitigation Measure #1 (taken from the 2000 Negative
Declaration, P99-128)
Comply with the NNCP's requirement to prepare an Air
Quality Mitigation Strategy that reduces ROG emissions by 20 percent for residential uses and 50 percent for non - residential uses.
Applicant City of Sacramento and
Sacramento Metropolitan
Air Quality Management
District (SMAQMD)
The applicant shall hire an air
quality consultant to prepare an
Air Quality Mitigation Strategy.
Prior to
construction
Mitigation Measure #2 (taken from the 2000 Negative
Declaration, P99-128)
Comply with the following grading-related measures:
A. Enclose, cover or water all soil piles twice daily.
B. Water all exposed soil twice daily.
C. Water all haul roads twice daily.
D. Maintain at least two feet of freeboard in hauling trucks.
Applicant and
construction crew
City of Sacramento and
SMAQMD
The applicant shall include the
listed measures on all grading
plans.
During
construction
Mitigation Measure #3 (taken from the 2000 Negative
Declaration, P99-128)
Properly tune and maintain mobile equipment (vehicles) in good working order.
Applicant and
construction crew
City of Sacramento and
SMAQMD
The applicant shall include the
listed measure on all grading
plans.
During
construction
Biological Resources
Mitigation Measure #5 (taken from the 2000 Negative
Declaration, P99-128)
The applicant shall comply with the following short term construction mitigation:
1. All sites shall be graded such that the new topography makes a smooth transition to existing adjacent
topography.
2. Dust and soil erosion control measures shall be
implemented during the construction phases of all
projects. These measures are intended to minimize soil
erosion and fugitive dust emissions. Suggested
measures include:
a. watering exposed soils;
b. covering exposed soils with straw or other materials; c. adopting measures to prevent construction vehicles
from tracking mud onto adjacent roadways;
Applicant and
construction crew
City of Sacramento Mitigation measures should be
included in the Construction
Specification.
During
construction
3 Mitigation Measures Implementation
Responsibility Monitoring Responsibility Compliance Standards Timing Verification of
Compliance
(Initials/Date)
d. covering trucks containing loose and dry soil; and
e. providing interim drainage measures during the
construction period.
3. In non-pavement areas, any vegetation covered or
removed during grading or construction (including slope protection) should be replanted following the
construction activities.
Mitigation Measure #B-1 (taken from the 2006
Addendum, P05-182)
The project applicant/developer shall: (i) comply with all requirements of the 2003 Natomas Basin Habitat
Conservation Plan (NBHCP), together with any additional requirements specified in the North Natomas Community
Plan EIR; (ii) comply with any additional mitigation measures identified in the NBHCP EIR/EIS; and (iii) comply with all conditions in the Incidental Take Permits (ITPs) issued by the United States Fish and Wildlife Service (USFWS) and California Department of Fish and Game (CDFG).
Applicant City of Sacramento Mitigation measures should be included in the Construction
Specification.
Applicant shall provide the City
with written verification of
consultation, agreement, and
implementation as appropriate.
Prior to and
during
construction
Mitigation Measure BIO -1 (Revised Mitigation Measure
#7 of the 2000 Negative Declaration, P99 -128)
A pre-construction survey shall be conducted by a qualified biologist just prior to construction to determine the presence or absence of active Swainson’s hawk and white-tailed kite nests. This survey shall be conducted during the active raptor nesting season, February 1 through September 15. In the event an active Swainson’s hawk nest is identified, the nest site shall be avoided and no construction activities shall take place within 1/4-mile of the nest site (NBHCP, 1997). If active white-tailed kite nests are identified, the nest sites shall be avoided and non-disturbance buffers shall be
established at a distance sufficient to minimize disturbance based on the nest/roost location, topography, cover and species’ tolerance to disturbance.
Applicant and
qualified biologist
City of Sacramento A qualified biologist conducts a
pre-construction survey.
Implement avoidance and
minimization measures if active
Swainson’s hawk and white-
tailed kite nest are identified.
Prior to and
during
construction
4 Mitigation Measures Implementation
Responsibility Monitoring Responsibility Compliance Standards Timing Verification of
Compliance
(Initials/Date)
Cultural Resources
Mitigation Measure #14 (taken from the 2000 Negative
Declaration, P99-128)
If subsurface archaeological or historical remains (including unusual amounts of bones, stones, or shells) are discovered during excavation or construction of the site, the applicant shall stop work immediately and a qualified archaeologist and a representative of the Native American Heritage
Commission shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant level before construction continues.
Applicant,
construction crew,
and qualified
archaeologist
City of Sacramento Construction crew shall stop
work in case of an
archaeological discovery.
A qualified archaeologist and a
representative of the Native
American Heritage Commission
shall be consulted.
Implement additional measures
to reduce impact to the
discovered archaeological
resource if necessary.
During
construction
ORDINANCE NO. 2025-
Adopted by the Sacramento City Council
August 26, 2025
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING 10.8± GROSS ACRES FROM THE SINGLE-UNIT DWELLING OR DUPLEX DWELLING (R-1A-PUD) ZONE AND CREEKSIDE PLANNED UNIT DEVELOPMENT TO THE MULTI-UNIT DWELLING (R-2A-PUD) ZONE AND CREEKSIDE PLANNED
UNIT DEVELOPMENT AT THE NORTHEAST CORNER OF NORTH PARK DRIVE AND KANKAKEE DRIVE (APN: 225-1780-003-0000 & 201-0300-145-0000) (P22-047)
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 two (2) APNs.
SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning 10.8± gross acres from the Single-Unit or Duplex Dwelling (R-1A- PUD) zone to the Multi-Unit Dwelling (R-2A-PUD) zone, as shown on Exhibit A.
SECTION 3
As required by section 17.808.230.C.1.d of the Planning and Development Code, the City Council finds that the rezoning of the property by this ordinance is consistent with the applicable general plan land use designation, use, and development standards; and the goals, policies, and other provisions of the general plan, in that the proposed project addresses the community vision for diversity in housing types, consistent with 2040 General Plan policies. The proposed rezone to the R-2A zoning designation is an appropriate pairing with the Neighborhood general plan designation and the Creekside Planned Unit Development in that the designation and PUD allow a density of 17 dwelling units per net acre. Furthermore, the amendment promotes the public health, safety, convenience, and welfare of the City by developing an underutilized vacant site in an established residential neighborhood and providing onsite and offsite improvements such as enhancements to the existing bike path adjacent to the project and pedestrian amenities that conveniently connect the higher density residential development to nearby parks and neighborhoods.
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 August 26, 2025, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
NORTH PARK DRIVE
DIORITE
KANKAKEE DRIVE
WAY
BROADWATER
DRIVE
NORTH PARK DRIVE
DIORITE
KANKAKEE DRIVE
WAY
BROADWATER
DRIVE
INDEPENDENCE IN NATOMAS
NORTH PARK DRIVE
INDEPENDENCE IN NATOMAS
NORTH PARK DRIVE
DECEMBER, 2022
CURRENT ZONING
N
PROPOSED ZONING
ZONE INDEX:
SINGLE-UNIT OR DUPLEX DWELLING ZONE
R-1A-PUD
R-2A-PUD MULTI-UNIT DWELLING ZONE
A-OS-PUD
R-1A-PUD
R-1A-PUD
A-OS-PUD
N
VICINITY MAP
R-1A-PUDR-2A-PUD
R-1A-PUD
R-2B-PUD
R-1A-PUD
R-1A-PUD
R-1A-PUD
R-2B-PUD
R-1A-PUD
R-2A-PUD
A-OS-PUD
A-OS-PUD
RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
August 26, 2025
Adopting Findings of Fact and Conditions of Approval for the Independence in Natomas Project (P22-047) (APN: 225-1780-003-0000 & 201-0300-126-0000) Background
A. On July 28, 2025, the City Planning and Design Commission conducted a public hearing on the Independence in Natomas Project (P22-047) and forwarded to the City Council a recommendation to approve the project with conditions.
B. On August 26, 2025, the City Council conducted a public hearing, for which notice was given pursuant to Sacramento City Code Section 17.812.010.A.2.a and b, and received and considered evidence concerning the Independence in Natomas Project (P22-047).
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 Independence in Natomas 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.
A. Tentative Parcel Map for condominium purposes for the creation of 170 air space units is approved based on the following findings:
1. None of the conditions described in Government Code section 66474 exist with respect to the proposed subdivision as follows:
a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code.
b. The design and improvement of the proposed subdivision is consistent with the General Plan, and all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code.
c. The site is physically suitable for the type of development. d. The site is physically suitable for the proposed density of development.
e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.
g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code (Gov. Code, § 66473.5).
3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code, § 66474.6).
4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code, § 66473.1).
5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code, § 66412.3).
B. Tentative Parcel Map Design Deviation for a non-standard street section is approved based on the following findings:
1. The property to be divided is of such size or shape, or is affected by such topographic conditions, or that there are special circumstances or conditions affecting the property that is impossible, impractical, or undesirable in the particular case to conform to the strict application of these regulations.
2. The cost to the subdivider of strict or literal compliance with the regulation is not the sole reason for granting the deviation.
3. The deviation will not be detrimental to the public health, safety, or welfare or be injurious to other properties in the vicinity.
4. That granting the deviation is in accord with the intent and purposes of these regulations and is consistent with the general plan and with all other applicable specific plans of the city.
C. Site Plan and Design Review for the construction of a 170-unit residential development comprised of 85 duplex buildings and associate site improvements on
10.8-acres with deviations to rear-yard setback and accessory height requirements of the Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone is approved based on the following findings:
1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan. The project is consistent with the goals and policies of the general plan land use designation of Neighborhood because it develops an underutilized property and improves existing bicycle and pedestrian connectivity. Lastly, the project is consistent with the general plan in that this designation allows for multi-unit development at the proposed density of 17 dwelling units per net acre. The project area is not within a 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 or, if deviations from the development standards are approved, the proposed development is consistent with the purpose and intent of those standards. This project is requesting deviations to rear-yard setbacks and accessory structure height requirements and is consistent with the purpose and intent of the Planning and Development Code in that: 1) the reduced setback does not disturb neighborly privacy or hamper access to light and air and has the same setback condition along the eastern property line; 2) the proposed accessory structures are compatible with the character and materials of the residential units and do not exceed the height allowed of the residential units; 3) the project otherwise meets applicable development standards within the R-2A-PUD zone including front, street, and side-yard setbacks, and lot coverage; and 4) the project meets applicable Multi-Unit Design Guidelines including provisions for arched doorways with attractive entry features, a variety of exterior materials and colors, and design elements are included providing visual interest with garages placed away from the perimeter of the development.
3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards in that the parking facilities, driveways, and adequate utility infrastructure will be provided.
4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that the proposed project contains materials that are complementary to the visual appearance of other structures in the surrounding area.
5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged in that the project will utilize existing road and utility networks and positions residences within walking distance of open space amenities. Additionally, the buildings will be required to comply with the California Energy Code and applicant intends to construct with all electric appliances and utilities.
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 buildings and their active spaces are oriented toward the street, public and common open spaces, creating natural “eyes on the street” safety surveillance.
Furthermore, the proposed use provides adequate pedestrian and bike pathways and integrates well with the existing neighborhood through appropriate scale, access and parcel orientation.
D. 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).
E. No Net Loss Findings (Gov. Code, § 65863)
1. This project is located on a site listed in the 2021-2029 Regional Housing
Need Allocation (RHNA) Housing Element Sites Inventory, which anticipates 119 units of above moderate income housing. This project proposes 170 units of moderate income housing. As of April 18, 2025, the above moderate income capacity on remaining sites identified in the Housing Element is a deficit of 11,182 units, however, per the City’s adopted Housing Element, surplus sites in the moderate-income category may carry over to cover for to the above moderate-income category. The City has a surplus of 12,404 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. Tentative Parcel Map for condominium purposes for the creation of 170 air space units with a tentative parcel map design deviation is approved with the following conditions:
NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map or any contradictory provisions in the PUD guidelines approved for this project (P22-047). The design of any improvement not covered by these conditions or the PUD Guidelines shall be to City standard.
The applicant shall satisfy each of the following conditions prior to filing the Final Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works.
The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to City Planning and Design Commission approval. The improvements required of a Tentative Map can be costly and are completely dependent upon the condition of the existing improvements. Careful evaluation of the potential cost of the improvements required by the City will enable the applicant to ask questions of the City prior to project approval and will result in a smoother plan check process after project approval:
General
A1. Meet all conditions of the development agreement. (Development Agreements)
A2. Form a Homeowner's Association. CC&R's shall be approved by the City and recorded assuring maintenance of private roadway(s), shared driveways,
common walls and fences, common areas, lights, landscaping, sewers, drains and water systems, etc.
Public Works
A3. Pay off existing assessments or file the necessary segregation requests and fees to segregate existing assessments.
A4. Comply with requirements included in the Mitigation Monitoring Plan developed by, and kept on file in, the Planning Division Office (P22-047).
A5. Comply with the North Natomas Development Guideline and the PUD guidelines and all subsequent PUD Guideline Amendments approved for the Creekside PUD (P22-047) unless the condition is superseded by a Tentative Map condition.
A6. The applicant shall participate in the North Natomas Financing Plan, adopted Resolution No. 94-495 on August 9, 1994, and updated by Resolution No.2002-373 on June 11, 2002, and shall execute any and all agreements, which may be required in order to implement this condition.
A7. Show all continuing and proposed/required easements on the Parcel Map.
A8. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map 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.
A9. The applicant shall dedicate sufficient additional right-of-way and construct full frontage improvements along Kankakee Drive adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. Improvements along Kankakee Drive adjacent to the subject property shall include:
a. 23-ft of paving (measured from street centerline to face of curb) for a travel lane, bike lane and parking lane
b. City standard vertical curb and gutter
c. 5-ft wide sidewalk (measured from the back of curb)
A10. The applicant shall dedicate sufficient additional right-of-way and construct full frontage improvements along North Park Drive adjacent to the subject
property per City standards to the satisfaction of the Department of Public Works. Improvements along North Park Drive adjacent to the subject property shall include:
a. 23-ft of paving (measured from street centerline to face of curb) for a travel lane, bike lane and parking lane
b. City standard vertical curb and gutter
c. 5-ft wide sidewalk (measured from the back of curb)
A11. The applicant shall dedicate additional right-of-way and construct a bulb-out at the intersection of North Park Drive and Kankakee Drive adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
Note: All other proposed bulb-outs adjacent to Kankakee Drive and North Park Drive shall be reviewed by the Department of Public Works at Plan Check. If allowed, the bulb-out design shall be to the satisfaction of the Department of Public Works.
A12. The applicant shall remove the existing stop signs along North Park Drive at the intersection with Broadwater Street per City standards to the satisfaction of the Department of Public Works.
A13. The applicant shall install all-way stop signs at the intersection of North Park Drive and Kankakee Drive per City standards to the satisfaction of the Department of Public Works.
A14. The applicant shall install a raised crosswalk and a speed table along North Park Drive and install all necessary drainage features per City standards to the satisfaction of the Department of Public Works and the Department of Utilities.
A15. The applicant shall construct the bike trail east of the subject property per City standards to the satisfaction of the Department of Public Works. The construction of the bike trail shall include:
a. 12-ft asphalt paving
b. 2-ft decomposed granite shoulder
c. City standard bike trail entrance adjacent to North Park Drive d. Any additional necessary signs and markings
A16. 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.
A17. 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.
A18. 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.
Electrical
A19. This project will require the installation of streetlights on all public streets to the satisfaction of Public Works. This will require the electrical design plans to be prepared and stamped by a registered civil or electrical engineer submitted with the major encroachment permit application. The Developer will determine the quantity and locations of streetlights based upon the City Lighting Standards. In general, the City Lighting Standard for illumination is the following: the illumination levels are 0.10 footcandles minimum for residential applications and 0.20 footcandles minimum for non-residential.
The illumination levels for crosswalks and signalized intersections shall meet the American National Standard Institute (ANSI)/Illuminating Engineering Society (IES) RP-8 guidelines. A photometric analysis is required for the first Cycle submission. Residential lighting shall be the City Standard ornamental streetlights. A metered service pedestal with SMUD service point is required for the installation of new streetlights.
SMUD
A20. 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.
A21. 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.
A22. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.
A23. 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.
A24. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
A25. 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.
A26. The Applicant shall dedicate any private drive, ingress and/or egress easement, (and 10-feet adjacent thereto) as a public utility easement for (overhead and) underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.
A27. 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.
Sacramento Area Sewer District
A28. 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 or a separate connection to the SacSewer public sewer line. These improvements must be shown on the plans.
A29. Prior to the APPROVAL OF IMPROVEMENT PLANS: Lower Laterals must not directly connect to main lines more than 19 feet deep / directly to trunk lines (lines with flow greater than 1 MGD). Connection to the interceptor running north and south in the easement will not be allowed.
A30. 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.
A31. Prior to the APPROVAL OF IMPROVEMENT PLANS: All manholes not within public right of way must be accessible with an all-weather access roads.
A32. 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.
A33. Prior to DISTRICT SIGN-OFF ON THE TENTATIVE PARCEL MAP: the existing and/or proposed sewer lines must be shown on a utility plan or the improvement plans.
Regional Sanitation
A34. Pursuant to Regional San’s easement rights for the 48-inch Natomas Interceptor (Regional San operating system N32):
a. Any improvement or proposed use, including landscaping, that restricts Regional San access to its existing easements for the purpose of constructing, operating, maintaining, and repairing its facilities will not be permitted.
b. Permanent structures, walls, signs and footings will not be permitted within the existing Regional San easement areas. c. Construction staging and stockpiling within the existing Regional San easement areas will not be permitted. A note to this effect is be placed on any plans issued for construction activities. d. Deep rooted trees, trees with mature growth of more than five feet, oak trees, and other environmentally protected species will not be permitted within Regional San’s existing easement area. e. Any proposed tree plantings and landscaping shall be placed in a manner as such that mature roots will not infiltrate manholes or other Regional San structures. A geotextile fabric root protection barrier system may be required.
A35. An approved Access Permit will be required to be obtained from Regional San for any access to Regional San facilities. A note to this effect is to be placed on any plans issued for construction activities.
A36. An approved Access Permit will be required to be obtained from Regional San for any access to Regional San facilities. A note to this effect is to be placed on any plans issued for construction activities.
A37. The applicant shall provide Regional San with continuous, unimpeded access to its facilities at all times.
A38. Any proposed utility crossings of a Regional San interceptor shall be a maximum of 45-degrees from the line that is perpendicular to the centerline of the interceptor.
A39. Any proposed utility crossing of the Regional San interceptor shall have a minimum vertical clearance of five (5) feet.
A40. Parallel utilities (water, drain, electrical, etc.) will not be permitted within the existing Regional San easement area.
A41. Sewer service laterals will not be permitted to connect directly to the Regional San interceptor system.
A42. The applicant shall submit for Regional San review and approval all landscaping, utility, and improvement plans that directly affect Regional San easements and facilities.
Department of Utilities
A43. Applicant shall participate in the North Natomas Fee District Finance Plan and pay all required fees.
A44. All existing easements and all existing right-of-ways shall be shown on the Final Map, except for all abandoned easements and right-of-ways.
A45. Dedicate all necessary easements, IOD easements right-of-way, fee title property, or IOD in fee title property on the final map as required to implement the approved drainage, water and sewer studies, per each approving agency requirements.
A46. The proposed project is located in a Special Flood Hazard Area (SFHA), designated as A99 zone by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). As of July 1, 2024, new regulations to this area apply as contained in the current Comprehensive Flood Management Plan (CFMP). Any new construction of and/or substantial improvement to any structure must have the lowest floor, including the basement, elevated at least 12-inches above the highest adjacent 100-year event HGL of the City’s drainage system and at least 18- inches above the Controlling Overland Release Point in the public right-of- way. Also, a Hold Harmless Agreement, and an Elevation or Floodproofing Certificate or both (commercial properties have the option of floodproofing if elevation is not feasible) will be required.
Fire
A47. 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
A48. Maintenance agreements shall be provided for the interior roadways of the proposed complex and for the fire protection systems. The agreement shall be record with the Public Recorders Office having jurisdiction and shall provide for the following:
a. Provisions for the necessary repair and maintenance of the roadway surface
b. Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13’6”) and/or width of twenty feet (20’)
c. Provisions for the maintenance, repair, and/or replacement of NO PARKING-FIRE LANE signage or striping
d. Provisions for the necessary repair and maintenance of vehicle and pedestrian access gates and opening systems
e. Unrestricted use of and access to the roadways covered by the agreements.
f. Provisions for the control of vehicle parking in prohibited areas and a mechanism for the removal of vehicles illegally parked. g. Maintenance and timely repair of all fire protection systems, including but not limited to hydrants, fire alarm systems and fire sprinklers.
Parks
A49. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter
17.512 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC §§17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under 17.512.020 and not satisfied by dedication. (See Advisory Note)
A50. 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]).
A51. Private Recreation Facilities Credit: City Code Chapter 17.512, Sections
17.512.90 through 100 address granting of private recreation facility credits.
The city may grant credits for privately owned and maintained open space or
local recreation facilities, or both, in planned developments as defined in Section 11003 of the Business and Professions Code, condominiums as defined in Section 783 of the Civil Code, and other common interest developments. Such credit, if granted in acres, or comparable in lieu fees, shall not exceed twenty-five (25) percent of the dedication or fees, or both, otherwise required under this chapter and no more than five percent per category of open space or recreational facilities described in this Chapter under 17.512.90.
Should the applicant request City consideration of private recreational facilities, a separate agreement must be approved by the City Council prior to recordation of the first subdivision map for the project. Refer to section
17.512.90 for a list of qualifying facilities. Critical timing outlined in this Section includes:
a. At the time of the hearing on the tentative subdivision map, the planning commission shall recommend to the city council whether a credit is to be given for private recreation facilities, unique natural and special features, or for any other reason provided in Section
17.512.100 of this chapter.
b. Open space covenants for private park or recreational facilities shall be submitted to the city council prior to approval of the final subdivision map or parcel map and shall be recorded
contemporaneously with the final subdivision map. (City Code §
17.512.100)
c. The qualifying facilities for credit for this proposed project will account for five percent each for a total of 20 percent of the Quimby in lieu fees. The remaining Quimby in lieu fees will be payable at final map. (City Code 17.512.090(B))
1. Other recreational amenities - enclosed dog park which includes the artificial turf, dog drinking fountain, and benches
2. Swimming pools, including deck and surrounding turf area - Pool
3. Picnic area (facilities containing benches, at least three tables, barbecue pits and trash receptacles) that comply with current city standards - shaded entertainment lounge – 566 square foot of BBQ lounge, outdoor kitchen, and
fireplace
4. Community rooms, recreation buildings or rooms, or spas - fitness building of 1,043 square foot fitness building
Advisory Notes:
The following advisory notes are informational in nature and are not a requirement of this Tentative Map:
ADV1. If unusual amounts of bone, stone, or artifacts are uncovered, work, in the area within the distance required by federal and state regulations, will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition.
Solid Waste
ADV2. Project must meet the requirements outlined in City Code Chapter 13.10. https://codelibrary.amlegal.com/codes/sacramentoca/latest/sacramento_c a/0-0-0-26469#JD_Chapter13.10
Department of Utilities
ADV3. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.
ADV4. Many projects within the City of Sacramento require on-site booster pumps for fire suppression and domestic water systems. Prior to design of the subject project, the DOU suggests that the applicant request a water supply test to determine what pressure and flows the surrounding public water distribution system can provide to the site. This information can then be used to assist the engineers in the design of the on-site fire suppression system.
ADV5. Water meters shall be located at the point of service, which is back of curb for separated sidewalks, back of walk for connected sidewalks or at the inside edge of the right-of-way for public alleys.
ADV6. Water meter boxes located in driveways shall be traffic rated per the requirements of the City Standard Specifications.
ADV7. As of January 1, 2018, all new multi-family residential construction will require sub-metering of each residential unit pursuant to all requirements found in California Senate Bill 7 (SB7). These requirements at a minimum include installing sub meters, billing for water based on the sub meters, and long-term calibration and maintenance of the sub meter. The SB7 requirements are the responsibility of the property owner.
ADV8. On October 24, 2023, and November 14, 2023, City Council adopted Resolutions 2023-0338 and 2023-0368, respectively, to adjust the Water System, Sewer, and Combined Sewer Development Fees, as well as, establish the Storm Drainage Development Fee to align with updated Nexus Studies. These resolutions provide for an effective date for the new Utility Development Fees as of January 22, 2024.
ADV9. This development project is covered by a valid SB 330 application that was submitted prior to January 22, 2024, and therefore may not be subject to the adjusted fee amounts for five years after January 22, 2024.
Sacramento Area Sewer District
ADV10. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact the Regional San Permit Services Unit at
[email protected] or by phone at (916) 876-6100 to determine if sewer impact fees are due. Fees are to be paid prior to the issuance of building permits.
ADV11. ONGOING: Public lower laterals must not be smaller than the upper laterals, sized according the California Plumbing Code requirements.
ADV12. ONGOING: If the proposed garbage enclosure will contain a drain to the sewer, it must be covered.
Regional Sanitation
ADV13. The Sacramento Area Sewer District (SacSewer) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SacSewer collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SacSewer will respond via separate correspondence.
SMUD
ADV14. 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.
ADV15. 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.).
ADV16. 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. Applicant shall coordinate individual service panel location placement with SMUD Design Department.
Planning
ADV17. Final the condominium map prior to occupancy of the residential development. Condominium conversions are subject to approval of a Conditional Use Permit pursuant to Sacramento City Code section
17.716.050.
Parks
ADV18. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $600,780. This is based on the creation of 170 new units at an average land value of $310,000 per acre for the North Natomas Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. The fee is due at the time of the final map.
b. Community Facilities District 2002-02, Neighborhood Park Maintenance CFD Annexation.
c. Disclosure to future residents about adjacent park with associated ballfield and skate park uses and potential for intermediate noise events and recreation equipment (i.e. balls) crossing property lines.
d. Any offsite improvements to Wild Rose Park adjacent to the project site shall be constructed by the applicant and is subject to review and approval by Youth, Parks, and Community Enrichment
Department.
e. Any changes or improvements to landscaping plans for the off- street bike trail by the applicant is subject to review and approval by the Youth, Parks, & Community Enrichment and Public Works Departments, prior to plan review and construction.
f. Any requests for lighting and/or lighting plans by the applicant are
subject to review and approval by the Youth, Parks, & Community Enrichment Department.
B. Site Plan and Design Review for the construction of a 170-unit residential development comprised of 85 duplex buildings and associated site improvements on 10.8-acres with deviations to rear-yard setback and accessory height requirements of the Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone is approved with the following conditions:
Planning
B1. Development of the site shall be in compliance with the approved plans and these conditions of approval. Any modification(s) to the project shall be subject to review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits.
B2. This project is within the Natomas Basin Habitat Conservation Plan area.
The project applicant/developer shall complete the pre-construction surveys for potential special-status species not less than 30 days or more than 6 months prior to construction activities in accordance with the 2003 NBHCP.
The preconstruction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy.
B3. The applicant shall comply with the originally approved Mitigation Monitoring Plans (P99-128) on file at the Planning Division.
B4. The applicant shall obtain all necessary building and encroachment permits prior to the commencement of construction.
B5. The project is approved per final approved plans and these conditions of approval.
B6. The building elevations shall have a consistency of detail and quality as indicated on the plans. If there are any discrepancies between the exhibits and the conditions, the conditions will take precedence. All notes and drawings on the included plans as submitted by the applicant are deemed conditions of approval. Any work that differs from the final set of plans approved by Planning staff shall be subject to review and approval prior to the issuance of a building permit or work undertaken.
B7. All newly installed ground-mounted and roof-mounted mechanical equipment must be completely concealed from all adjacent and approaching right-of- way views. Construction documents shall clearly illustrate compliance.
Placement of all exterior mechanical equipment, along with any necessary
screening and details, must be shown on site plans, roof plans, and exterior elevations. Permanently supported solid, slatted, or louvered metal panel material only may be used. Openings in slatted material shall be less than 10%. Louvered material shall be positioned so spacing does not align with line of sight views. All material shall be painted to match elements of building exterior finish.
B8. All newly installed exterior wall-mounted and ground-mounted electrical service equipment, excluding transformers, must be completely concealed from all adjacent and approaching right-of-way views. Construction documents shall clearly illustrate compliance. Placement of all exterior electrical equipment, along with any necessary screening and details, must be shown on site plans, floor plans, and exterior elevations, while maintaining all service clearance requirements. Permanently supported solid, slatted, or louvered metal panel material only may be used. Openings in slatted material shall be less than 10%. All material shall be painted to match elements of building exterior finish.
B9. Pedestrian crossings shall utilize alternative paving. Alternative paving may include a change in grade, texture, material, color, or finish of paved areas.
Final design to be reviewed by Planning and Design Review staff.
B10. Project lighting shall comply with all applicable Sacramento City Code lighting regulations. Fixtures shall be unobtrusive and complementary to the architectural design of the building. Obtrusive industrial wall pack and shoe box lighting are not permitted. Lighting shall be designed to not produce hazardous and annoying glare to motorists and building occupants, adjacent residents, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas.
B11. All signage is subject to a separate review and approval process.
B12. Building height, setbacks, and massing shall be consistent with the approved plans.
B13. All building elevations shall have a form and design consistent with the final approved plans.
B14. Provide the following design elements as shown on the approved plans:
a. Stucco.
b. Stucco trim.
c. Painted trim.
d. Garage doors in various styles.
e. Corbels.
f. Vinyl windows.
g. S tile roofing.
h. Metal eyebrow roof.
i. Recessed stucco grill.
j. Decorative gable vent.
k. Decorative ceramic tile.
l. Composite shutters.
m. Composite doors.
n. Louvered doors.
o. Decorative perforated metal panels
B15. All gutters and downspouts shall be painted to match building color scheme.
B16. Provide outdoor recreational amenities for residents as shown on the approved plans.
B17. Landscaping shall be provided as indicated on the approved plans, including, ornamental trees, shrubs, and grass as shown on the landscape plan.
B18. All landscaping and planting shall conform to City standards for sight line requirements at intersections and driveways.
B19. No lighting shall be directed towards Wild Rose Park, without approval of Youth, Parks, and Community Enrichment Department.
B20. All site perimeter ornamental fencing shall be constructed as follows:
a. Northern property line (Wild Rose Park): Decorative 4-foot-tall CMU wall with 2-foot-tall tubular steel fencing above, as shown on the approved plans.
b. Eastern property line: Decorative 4-foot-tall CMU wall with 2-foot- tall tubular steel fencing above, as shown on the approved plans. c. Western property line (Kankakee Drive): Decorative courtyard fencing with stucco walls, tubular steel, decorative tile walls, and decorative gates, as shown on the approved plans.
d. Southern property line (North Park Drive): A combination of decorative 6-foot-tall CMU and 6-foot-tall tubular steel with a 2- foot-tall decorative tile wall, as shown on the approved plans.
B21. Interior fencing, if provided, shall be vinyl privacy fencing (or equivalent) between units as indicated on the approved plans, not to exceed 6-feet in height.
B22. Provide 9 short-term bicycle parking as indicated on the approved plans. All bicycle parking facilities shall comply with the City’s Bike Rack Design & Placement Design Standards.
B23. Until the condominium map is recorded, a manager shall reside on-site pursuant to Sacramento City Code 17.228.117B(1).
B24. Parking lot layout shall be consistent with approved plans; parking stalls and drive aisle shall comply with Title 17 development standards.
B25. This project is within the Natomas Basin Habitat Conservation Plan area.
The project applicant/developer shall complete the pre-construction surveys for potential special-status species not less than 30 days or more than 6 months prior to construction activities in accordance with the 2003 NBHCP.
The preconstruction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy.
Public Works
B26. 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.
B27. The applicant shall dedicate sufficient additional right-of-way and construct full frontage improvements along Kankakee Drive adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. Improvements along Kankakee Drive adjacent to the subject property shall include:
a. 23-ft of paving (measured from street centerline to face of curb) for a travel lane, bike lane and parking lane
b. City standard vertical curb and gutter
c. 5-ft wide sidewalk (measured from the back of curb)
B28. The applicant shall dedicate sufficient additional right-of-way and construct full frontage improvements along North Park Drive adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. Improvements along North Park Drive adjacent to the subject property shall include:
a. 23-ft of paving (measured from street centerline to face of curb) for a travel lane, bike lane and parking lane
b. City standard vertical curb and gutter
c. 5-ft wide sidewalk (measured from the back of curb)
B29. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.
Note: The egress-only driveway along Kankakee Drive has received a driveway variance permit to allow the driveway to be located within 10-ft of the side property line (DRV25-0008).
B30. The proposed egress-only driveway along Kankakee Drive shall be designed with an automatic sliding gate and onsite pressure pad to ensure that the gate will remain closed unless accessed by exiting vehicles. “Do Not Enter” signs and markings facing Kankakee Drive shall be installed.
B31. The applicant shall monitor the operations of all driveway gates to ensure that no vehicle queueing will spill over into the public right-of-way as a result of the driveway gates’ operation.
B32. The applicant shall dedicate additional right-of-way and construct a bulb-out at the intersection of North Park Drive and Kankakee Drive adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
Note: All other proposed bulb-outs adjacent to Kankakee Drive and North Park Drive shall be reviewed by the Department of Public Works at Plan Check. If allowed, the bulb-out design shall be to the satisfaction of the Department of Public Works.
B33. The applicant shall remove the existing stop signs along North Park Drive at the intersection with Broadwater Street per City standards to the satisfaction of the Department of Public Works.
B34. The applicant shall install all-way stop signs at the intersection of North Park Drive and Kankakee Drive per City standards to the satisfaction of the Department of Public Works.
B35. The applicant shall install a raised crosswalk and a speed table along North Park Drive and install all necessary drainage features per City standards to the satisfaction of the Department of Public Works and the Department of Utilities.
B36. The applicant shall construct the bike trail east of the subject property per City standards to the satisfaction of the Department of Public Works.
Construction of the bike trail shall include:
a. 12-ft asphalt paving
b. 2-ft decomposed granite shoulder
c. City standard bike trail entrance adjacent to North Park Drive d. Any additional necessary signs and markings
B37. 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.
B38. This project will require the installation of streetlights on all public streets to the satisfaction of Public Works. This will require the electrical design plans to be prepared and stamped by a registered civil or electrical engineer submitted with the major encroachment permit application. The Developer will determine the quantity and locations of streetlights based upon the City Lighting Standards. In general, the City Lighting Standard for illumination is the following: the illumination levels are 0.10 footcandles minimum for residential applications and 0.20 footcandles minimum for non-residential.
The illumination levels for crosswalks and signalized intersections shall meet the American National Standard Institute (ANSI)/Illuminating Engineering Society (IES) RP-8 guidelines. A photometric analysis is required for the first Cycle submission. Residential lighting shall be the City Standard ornamental streetlights. A metered service pedestal with SMUD service point is required for the installation of new streetlights.
B39. 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.
B40. 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.
B41. The site plan shall conform to the parking requirements set forth in the City Code 17.608.040 (Development standards for off-street parking facilities, Zoning Ordinance).
B42. Comply with requirements included in the Mitigation Monitoring Plan developed by, and kept on file in the Planning Division Office (P22-047).
B43. Comply with the North Natomas Development Guideline and the PUD guidelines and all subsequent PUD Guideline Amendments approved for the
Creekside PUD (P22-047) unless the condition is superseded by a Tentative Map condition.
B44. The applicant shall participate in the North Natomas Financing Plan, adopted Resolution No. 94-495 on August 9, 1994, and updated by Resolution No.2002-373 on June 11, 2002, and shall execute any and all agreements which may be required in order to implement this condition.
Department of Utilities
B45. 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.
B46. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study or water master plan for review and approval by the DOU. The water system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.
B47. Common area landscaping shall have a separate street tap for a metered irrigation service.
B48. Prior to or concurrent with the submittal of the building permit application, the applicant shall prepare a project specific drainage study meeting the criteria specified in the current Onsite Design Manual and/or the Design and Procedures Manual, for review and approval by the DOU. Per the current DOU Onsite Design Manual, either a static or dynamic analysis for mitigating sizing and drainage system design may be used. Using the static analysis and per the DOU onsite project storage method, an estimated 10,600 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to an estimated 0.10 cfs/acre. The drainage study shall be consistent with the latest basin City Basin 62 drainage model for the project area. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any drainage
related requirements. Failure to submit the drainage study may delay review and approval. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.)
B49. All on-site drainage systems shall be designed to the standards specified in the DOU onsite design manual.
B50. Finished floor elevations shall be a minimum of 6-inches above the 100-year HGL or 1-foot above the overland flow release elevation, whichever is higher or as approved by the DOU.
B51. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk. If the area is larger than 6,000 square feet, then an on-site surface drainage system is required and shall be connected to the street drainage system by means of a storm drain service tap. All on-site systems shall be designed to the standard specified in the DOU onsite manual.
B52. 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.
B53. No grading is allowed on the adjacent drainage ditch to the east.
B54. 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.
B55. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than one-acre of new or modified impervious area, therefore, Low Impact Development (LID) and certified full capture trash control devices will be required. Improvement plans must include the measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” Chapter 4 for appropriate source control measures and chapter 5 for appropriate LID measures. (Note: A maintenance agreement is required for all on-site water quality measures.) B56. The onsite water, sewer, and storm drain systems shall be private systems operated and maintained by an ownership association or other approved entity. Prior to the initiation of any water, sanitary sewer, or storm drainage services to the project, C.C. & R.s approved by the City shall be recorded that authorize and require the association to: (1) operate, maintain, and
repair the onsite sanitary sewer, water, and storm drainage facilities within the project; and (2) obtain and pay for water, sewer or drainage service on behalf of all owners within the project in accordance with all applicable provisions of Title 13 of the Sacramento City Code. The CC&Rs must provide that the City-approved provisions regarding water, sewer and surface and subsurface storm drainage facilities may not be revised without City consent.
B57. The proposed project is located in a Special Flood Hazard Area (SFHA), designated as A99 zone by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). As of July 1, 2024, new regulations to this area apply as contained in the current Comprehensive Flood Management Plan (CFMP). Any new construction of and/or substantial improvement to any structure must have the lowest floor, including the basement, elevated at least 12-inches above the highest adjacent 100-year event HGL of the City’s drainage system and at least 18- inches above the Controlling Overland Release Point in the public right-of- way. Also, a Hold Harmless Agreement, and an Elevation or Floodproofing Certificate or both (commercial properties have the option of floodproofing if elevation is not feasible) will be required.
Fire
B58. 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 B59. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side.
B60. 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 B61. 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
B62. Provide appropriate Knox access for site. California Fire Code Section 506 B63. Per the most recently adopted California Residential Code, all new residential construction including 1 and 2 family dwellings and townhouses shall be provided with an approved NFPA 13 D sprinkler system.
B64. Automatic gates shall have AC power and be provided with Key override switch (Knox) and Radio operated controller (Click2Enter). For gates that do
not fail safe in the open position upon loss of AC power or are provided with battery back-up power, an approved pedestrian gate shall be installed within 10 feet of all vehicle gates. An approved key box (Knox) shall be installed at least 48 inches above grade on the outside of the gate. It shall be provided with a key to open the pedestrian gate.
Solid Waste
B65. Project must meet the requirements outlined in City Code Chapter 13.10.
B66. Per Sacramento City Coe Chapter 13.10.220 and 13.10.320, the minimum level of service is 32-gallons per unit for garbage and 32-gallons for recycling.
B67. The proposed trash enclosure must have sufficient space to accommodate bins for trash, recycling, and organics
B68. On-site staff will be required to stage bins outside of enclosure on pick up day(s).
B69. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the containers safely. Containers must be placed along the curb closest to the property for collection.
Urban Forestry
B70. Urban Forestry recognizes that the trees called out as “Street trees” on the landscape plans, Sheet L1, are to be planted on private property and not within the City right-of-way. These trees will be maintained by the private property owner.
Police Department
Lighting:
B71. 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.
B72. Light poles, if applicable, shall be no higher than 16’.
B73. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.
B74. 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.
B75. 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.
B76. 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.
B77. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.
Landscaping:
B78. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.
B79. 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:
B80. A Video Assessment and Surveillance System (VASS) shall be installed at the community areas, including the recreation area, leasing, fitness, mail, main vehicle entrance (capture license plates) etc.
B81. Manager with access to VASS storage shall be able to respond to any activation within two hours.
B82. 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.
B83. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.
B84. 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.
B85. VASS shall be capable of storing no less than 30 days’ worth of activity.
B86. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures should be slatted to allow visual surveillance of the interior.
B87. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
B88. 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.
B89. Property management shall be responsible for the daily removal of all litter from the site.
B90. Applicant shall install a law enforcement “Knox Box” for police access to common areas on the premises, including, but not limited to the main vehicle entrance.
B91. Applicant, HOA, or designee shall employ uniformed security to respond to on-site disturbances 24/7. Security shall conduct no less than three (3) daily site inspections, remaining on the premises no less than 30 minutes each inspection. 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:
B92. 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.
B93. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.
B94. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
SMUD
B95. 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.
B96. 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.
B97. 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.
B98. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.
B99. 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.).
B100. 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.
B101. 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.
B102. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
B103. 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.
B104. The Applicant shall dedicate any private drive, ingress and/or egress easement and 10-feet adjacent thereto as a public utility easement for overhead and underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads.
B105. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.
Regional Sanitation
B106. Pursuant to regional San’s easement rights for the 48-inch Natomas Interceptor (Regional San operating system N32):
a. Any improvement or proposed use, including landscaping, that restricts Regional San access to its existing easements for the purpose of constructing, operating, maintaining, and repairing its facilities will not be permitted.
b. Permanent structures, walls, signs and footings will not be permitted within the existing Regional San easement areas. c. Construction staging and stockpiling within the existing Regional San easement areas will not be permitted. A note to this effect is be placed on any plans issued for construction activities. d. Deep rooted trees, trees with mature growth of more than five feet, oak trees, and other environmentally protected species will not be permitted within Regional San’s existing easement area. e. Any proposed tree plantings and landscaping shall be placed in a manner as such that mature roots will not infiltrate manholes or other Regional San structures. A geotextile fabric root protection barrier system may be required.
B107. An approved Access Permit will be required to be obtained from Regional San for any access to Regional San facilities. A note to this effect is to be placed on any plans issued for construction activities.
B108. Improvements shall not be installed in such manner that will impede vehicular access by Regional San for maintenance purposes.
B109. The applicant shall provide Regional San with continuous, unimpeded access to its facilities at all times.
B110. Any proposed utility crossings of a Regional San interceptor shall be a maximum of 45-degrees from the line that is perpendicular to the centerline of the interceptor.
B111. Any proposed utility crossing of the Regional San interceptor shall have a minimum vertical clearance of five (5) feet.
B112. Parallel utilities (water, drain, electrical, etc.) will not be permitted within the existing Regional San easement area.
B113. Sewer service laterals will not be permitted to connect directly to the Regional San interceptor system.
B114. The applicant shall submit for Regional San review and approval all landscaping, utility, and improvement plans that directly affect Regional San easements and facilities.
B115. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876- 6100 or email [email protected].
Sacramento Area Sewer District
B116. 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 or a separate connection to the SacSewer public sewer line. These improvements must be shown on the plans.
B117. Prior to the APPROVAL OF IMPROVEMENT PLANS: Lower Laterals must not directly connect to main lines more than 19 feet deep / directly to trunk lines (lines with flow greater than 1 MGD). Connection to the interceptor running north and south in the easement will not be allowed.
B118. 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.
B119. Prior to APPROVAL OF IMPROVEMENT PLANS: All manholes not within public right of way must be accessible with an all-weather access roads.
B120. 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.
B121. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if Regional San or SacSewer impact fees are due.
Fees are to be paid prior to the issuance of building permits.
B122. Prior to DISTRICT SIGN-OFF ON THE TETATIVE PARCEL PLANS: the existing and/or proposed sewer lines must be shown on a utility plan or the improvement plans.
Advisory Notes:
Planning
ADV1. Applicant will be required to merge the two existing parcels prior to issuance of building permits.
ADV2. Final the condominium map prior to occupancy of the residential development. Condominium conversions are subject to approval of a Conditional Use Permit pursuant to Sacramento City Code section
17.716.050.
Department of Utilities
ADV3. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.
ADV4. Many projects within the City of Sacramento require on-site booster pumps for fire suppression and domestic water systems. Prior to design of the subject project, the DOU suggests that the applicant request a water supply test to determine what pressure and flows the surrounding public water distribution system can provide to the site. This information can then be used to assist the engineers in the design of the on-site fire suppression system.
ADV5. Water meters shall be located at the point of service, which is back of curb for separated sidewalks, back of walk for connected sidewalks or at the inside edge of the right-of-way for public alleys.
ADV6. Water meter boxes located in driveways shall be traffic rated per the requirements of the City Standard Specifications. As of January 1, 2018, all new multi-family residential construction will require sub-metering of each residential unit pursuant to all requirements found in California Senate Bill 7 (SB7). These requirements at a minimum include installing sub meters, billing for water based on the sub meters, and long-term calibration and maintenance of the sub meter. The SB7 requirements are the responsibility of the property owner.
ADV7. On October 24, 2023, and November 14, 2023, City Council adopted Resolutions 2023-0338 and 2023-0368, respectively, to adjust the Water System, Sewer, and Combined Sewer Development Fees, as well as, establish the Storm Drainage Development Fee to align with updated Nexus Studies. These resolutions provide for an effective date for the new Utility Development Fees as of January 22, 2024.
ADV8. This development project is covered by a valid SB 330 application that was submitted prior to January 22, 2024, and therefore may not be subject to the adjusted fee amounts for five years after January 22, 2024.
Police Department
ADV9. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.
Regional Sanitation
ADV10. The Sacramento Area Sewer District (SacSewer) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SacSewer collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SacSewer will respond via separate correspondence.
Sacramento Area Sewer District
ADV11. ONGOING: Public lower laterals must not be smaller than the upper laterals, sized according the California Plumbing Code requirements.
ADV12. ONGOING: If the proposed garbage enclosure will contain a drain to the sewer, it must be covered.
Sacramento Metro Air District
Construction:
ADV13. All projects are subject to Sac Metro Air District rules and regulations in effect at the time of construction. Please visit our website to find a list of the most common rules that apply at the construction phase of projects.
All projects undergoing CEQA review must implement Sac Metro Air District Basic Construction Emission Control Practices, also available on our website, in order to use our non-zero particulate matter CEQA thresholds of significance.
Adopted by the City of Sacramento City Council on August 26, 2025, by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
PROJECT INFO: VICINITY MAP:
LANDSCAPE:
L1 PRELIMINARY LANDSCAPE PLAN
L2 TYPICAL CLUSTER ENLARGEMENT PLAN
L3 FENCE AND WALL PLAN
L4 FENCE AND WALL DETAILS
L5 PARKING LOT SHADE STUDY
T-1
TITLE SHEET
CIVIL:
C1.1COVER SHEET
C2.1TOPOGRAPHIC AND DEMOLITION PLAN
C3.1DIMENSION AND PAVING PLAN
C3.2CORNER SIGHT DISTANCE
C4.1GRADING AND DRAINAGE PLAN
C5.1COMPOSITE UTILITY PLAN
C6.1STORM WATER QUALITY PLAN
C6.2STORM WATER QUALITY PLAN
C7.1STREET CROSS SECTIONS
APPLICANT:
LEWIS LAND DEVELOPERS, LLC
9216 KIEFER BLVD.
SACRAMENTO, CA 95826
CONTACT: ROB WHITE
[email protected]
(916) 403-1718
ARCHITECT:
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR.
SANTA ANA, CA 92705
CONTACT: CHRISTINE LY
[email protected]
(714) 285-1888
CIVIL ENGINEER:
NORTHSTAR ENGINEERING GROUP, INC.
620 12 TH STREET
MODESTO, CA 95354
CONTACT: CASEY WALKER
[email protected]
(209) 524-3525 x111
LANDSCAPE ARCHITECT:
SITESCAPES
3190 B-2 AIRPORT LOOP DRIVE
COSTA MESA, CA 92626
CONTACT: RICK POLHAMUS
[email protected]
(949) 644-9370
A2.1UNIT PLAN 1 - FLOOR PLANS
A2.2UNIT PLAN 1Y - FLOOR PLANS
A2.3UNIT PLAN 3 - FLOOR PLANS
A2.4UNIT PLAN 3X - FLOOR PLANS
A2.5UNIT PLAN 3Y - FLOOR PLANS
A2.6UNIT PLAN 5 - FLOOR PLANS
A2.7BUILDING PLANS 1, 1Y & 1X
A2.8BUILDING PLANS 3, 3X & 3Y & 5
A3.1BUILDING 1- ELEVATIONS 1A
A3.2BUILDING 1Y- ELVATION 1YA
A3.3BUILDING 1- ELEVATIONS 1C
A3.4 BUILDING 1YE- ELEVATIONS 1YC ENHANCED
A3.5BUILDING 1X- ELEVATIONS 1XA
A3.6BUILDING 3- ELEVATIONS 3A
A3.7BUILDING 3Y- ELEVATIONS 3YA
A3.8BUILDING 3- ELEVATIONS 3C
A3.9BUILDING 3Y- ELEVATIONS 3YC
A3.10BUILDING 3X- ELEVATIONS 3XA
A3.11BUILDING 3X- ELEVATIONS 3XB
A3.12BUILDING 3X- ELEVATIONS 3XC
A3.13 BUILDING 3XE- ELEVATIONS 3XC ENHANCED
A3.14BUILDING 5- ELEVATIONS 5A
A4.1FITNESS BUILDING - PLAN & ELEVATIONS
A4.2POOL & MAIL BUILDING- PLAN & ELEVATIONS
A4.3MAINTENANCE BUILDING - PLAN & ELEVATIONS
A4.4TRASH BUILDING - PLAN & ELEVATIONS
CM5.1 COLOR AND MATERIAL BOARDS
SHEET INDEX:
T-1TITLE SHEET
A.1.0SITE PLAN
A.1.01 FIRE ACCESS PLAN
A.1.1 PERSPECTIVE VIEW 1
A.1.2 PERSPECTIVE VIEW 2
A.1.3 PERSPECTIVE VIEW 3
A.1.4 PERSPECTIVE VIEW 4
A.1.5 PERSPECTIVE VIEW 5
A.1.6 PERSPECTIVE VIEW 6
A.1.7 PERSPECTIVE VIEW 7
A.1.8 PERSPECTIVE VIGNETTES
A.1.9STREET SCENES 1
A.1.10STREET SCENES 2
PROJECT BOUNDARY
12.5' P.U.E.
45'
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
100' FOR DRAINAGE
12.5' P.U.E.
KANKAKEE DRIVE
WILD ROSE PARK
N PARK DRIVE
DIORITEWAY
HARBOR COVE
WAY
MM
M M
15B1
16B1X
17 B3
18B1
19B5
20B3
21 B1
22 B3
23B1
24B3X
25B3X
26B1
27 B3
28 B1
30 B1X
31 B3
32B1
33 B3X
34B3X
35 B1
36B3
37B1X
38 B1
39B1
29 B1
68B5
67 B3X
69B3Y
70B1Y71
B3Y
72 B1Y
73B3Y
74B1Y
75 B3Y
76 B1Y
77 B3Y78
B1Y
79 B3Y
80B3X
81 B5
82 B5
83B3X
84 B3X
85 B3X1
B1
2B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11B1
12 B3
13 B1
14B5
40 B3
41B1
42 B3X43
B3X
44B1
45 B3
46 B1
47 B3
48B1
49 B3
50B1
51 B5
52B3X
53 B3
54 B3
55 B3
56 B1
57B3
58 B1
59B3X
60B3X
61 B1
62 B3
63B1
64B1
65 B3
66B1X
POOL
MAINT.
LEASING
N O P A R K I N G
STOP
STOP
STOP
STOP
INSTALL STOP SIGNS AND CROSSWALKSFOR ALL-WAY STOP INTERSECTION
INSTALL RAISED PEDESTRIAN/BIKECROSSING AT BIKE PATH
RECREATION AREA:
FITNESS BLDG,
MAIL/POOL BLDG,
MAINTENANCE BLDG
PROJECT ENTRY DUPLEXES, TYP.
EGRESS ONLY
15B1
16B1X
17 B3
18B1
19B5
20B3
21 B1
22 B3
23B1
24B3X
25B3X
26B1
27 B3
28 B1
30 B1X
31 B3
32B1
33 B3X
34B3X
35 B1
36B3
37B1X
38 B1
39B1
29 B1
68B5
67 B3X
69B3Y
70B1Y71
B3Y
72 B1Y
73B3Y
74B1Y
75 B3Y
76 B1Y
77 B3Y78
B1Y
79 B3Y
80B3X
81 B5
82 B5
83B3X
84 B3X
85 B3X1
B1
2B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11B1
12 B3
13 B1
14B5
40 B3
41B1
42 B3X43
B3X
44B1
45 B3
46 B1
47 B3
48B1
49 B3
50B1
51 B5
52B3X
53 B3
54 B3
55 B3
56 B1
57B3
58 B1
59B3X
60B3X
61 B1
62 B3
63B1
64B1
65 B3
66B1X
POOL
MAINT.
LEASING
N O P A R K I N G
STOP
STOP
STOP
STOP
INSTALL STOP SIGNS AND CROSSWALKSFOR ALL-WAY STOP INTERSECTION
INSTALL RAISED PEDESTRIAN/BIKECROSSING AT BIKE PATH
26'-0"
26'-0"
5'-0"
5'-0"
26'-0"26'-0"26'-0"
26'-0"18'-0"
26'-0"18'-0"
26'-0"
18'-0"
24'-0"
26'-0"
24'-0"
26'-0"
26'-0"
24'-0"
SETBACK
SETBACK
9'-0"
22'-0"
8'-0"
6'-11"
26'-0"
9'-0"
12'-6"
5'-0" MIN
.
SETBACK
SETBACK
5'-0" MIN.
12'-6"
SETBACK
12'-6"
SETBACK
5'-6"
5'-6"
135'-5"
114'-0"
5'-6"
5'-0"
5'-0"
24'-0"
134'-5"
26'-0"
26'-0"
18'-0"
9'-0"
R31'-6"63'-0"
10'-0"20'-0" 20'-0"
155
.75'
1 1
7 7
7 7
2 3
4 4
1 2
1 3
BIKE TRAIL
4 1
4 4 4
26' W.
VEHICULAR
GATE
111
26' W.
VEHICULAR
GATE
TRASH
FITNESSBBQ
MAINTENANCE
MAIL
SPA
POOL
1 8
9' X 16' + 2'
TYP.
CALL
BOX
0 25'
50'
100'
200'
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
57PLAN 1 -1,175 SF, 2 BED, 2 BA
10PLAN 1Y -1,175 SF, 2 BED, 2 BA
67PLAN 3 - 1,611 SF, 3 BED, 2.5 BA
12PLAN 3Y - 1,611 SF, 3 BED, 2.5 BA
16PLAN 3X - 1,627 SF, 3 BED, 2.5 BA
8PLAN 5 - 1,829 SF, 3 BED, 3 BA
170TOTAL
APARTMENTS NET RENTABLE AREA- INCLUDES WALL THICKNESS
OF EXTERIOR WALLS & EXTENDING FROM UNIT-TO-UNIT
DEMISING WALL CENTERLINE
A.1.0
SITE PLAN
LEGEND
RESIDENTS' PEDESTRIAN ROUTE
VEHICULAR CIRCULATION PATTERN
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"26'-0"26'-0"
26'-0"
26'-0"
26'-0"
24'-0"24'-0"
24'-0"
26'-0"
KANKAKEE
DRIVE
NORTH PARK DRIVE
HARBOR
COVE WAY
DIORITE
WAY
20'-0"
10'-0" 20'-0"20'-0"
64'-0" 84'-6"
26'-0"
26'-0"
PROJECT BOUNDARY
12.5' P.U.E.
45'
27.5'SANITARY SEWER
EASEMENT
PER20110114 O.R. 0776
75'S.C.R.S.D. SEWERINTERCEPTOR RESERVATION
PER165 P.M. 02
100' FOR DRAINAGE
12.5' P.U.E.
M M
M M
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
29 B1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X 1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
STOP
STOP
STOP
STOP
INSTALL STOP SIGNS AND CROSSWALKS
FOR ALL-WAY STOP INTERSECTION
INSTALL RAISED PEDESTRIAN/BIKE
CROSSING AT BIKE PATH
RECREATION AREA:
FITNESS BLDG,
MAIL/POOL BLDG,
MAINTENANCE BLDG
PROJECT ENTRYDUPLEXES, TYP.
EGRESS ONLY
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
29 B1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X 1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
STOP
STOP
STOP
STOP
INSTALL STOP SIGNS AND CROSSWALKS
FOR ALL-WAY STOP INTERSECTION
INSTALL RAISED PEDESTRIAN/BIKE
CROSSING AT BIKE PATH
135'-5"
134'-5"
114'-0"
148'
121'
66'
R35'-0"
R55'-0"
R55'-0"R35'-0"
R55'-0"R35'-0"
R35'-0"R55'-0"
1 1
7 7
77 2
3 4
4 1
2 1
3 BIKE TRAIL
4 1
4 44
26' W.
VEHICULAR
GATE
1 1 1
26' W.
VEHICULAR
GATE
TRASH
FITNESSBBQ
MAINTENANCE
MAIL
SPA
POOL
1 8
9' X 16' + 2'
TYP.
CALL
BOX
79' 88' 79'88'
TYPICAL FIRE ACCESS TO DUPLEX REAR YARDS
FIRE LANE
1R 1 3R 3 1 1R6'-6"
6'-6"
5'-0"
6'-6"
5'-0"
ALL BUILDINGS HEIGHTS ARE LESS THAN 30'-0"
0 25'
50'
100'
200'
PHONE: PHONE: JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.0.1
FIRE ACCESS PLAN
FIRE LANE
FIRE HOSE PULL & LENGTH
FRONT DOOR LOCATION
LEGEND:
100'
NOTE:
ALL BUILDINGS IN PROJECT ARE LESS THAN
30'-0" HIGH.
FIRE LANE TURN RADII:
35'-0" INSIDE, 55'-0" OUTSIDER=35'
R=55'
FIRE HYDRANT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.1
PERSPECTIVE VIEW 1
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.2
PERSPECTIVE VIEW 2
1 2
VIEW 1
VIEW 2
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.3
PERSPECTIVE VIEW 3
RICK'S SKETCHUP VIEW - FRONT YARDS
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.4
PERSPECTIVE VIEW 4
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.5
PERSPECTIVE VIEW 5
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.6
PERSPECTIVE VIEW 6
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.7
PERSPECTIVE VIEW 7
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.8
VIGNETTES
BUILDING 3AX
ENHANCED FEATURES: METAL AWNINGS
BUILDING 3CY
ENHANCED FEATURES: STANDING SEAM METAL AWNINGS
BUILDING 3CX
ENHANCED FEATURES: TILED ARCH SURROUND, LARGE CLAY POTS BUILDING 3BX
ENHANCED FEATURES: TILED SURROUND, LARGE CLAY POTS
BUILDINGS 3CY AND 1CY
ENHANCED FEATURES: STANDING SEAM
METAL AWNINGS, SHUTTERS,
FREE-STANDING POTTED PLANTS
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.9
2D STREET SCENES
BUILDING 3AX BUILDING 3CY
BUILDING 1AXBUILDING 5A
BUILDING 3BXBUILDING 3CX
BUILDING 2AZBUILDING 1A
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A.1.10
2D STREET SCENES
BUILDING 3CY BUILDING 1AY
BUILDING 1CYBUILDING 3AY
BUILDING 3CYBUILDING 3AY
BUILDING 3CYBUILDING 1AY
KANKAKEE DRIVE STREET SCENE (PART 1 OF 2)
KANKAKEE DRIVE STREET SCENE (PART 2 OF 2)
BUILDING 3AY
BUILDING 1CYBUILDING 1CY
MATCH
LINE
PART 1
MATCH
LINE
PART 2
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
PLAN 1
1,175 SF RENTABLE AREA
2 BED, 2 BA
SECOND FLOORFIRST FLOOR
16'-41
2"
48'-0"
10'x20' MIN.
COUNTRY
KITCHEN
LIVING
BACKYARD
BEDRM 2
PRIM. BEDRM
BA 2
LAU
PRIM. BA
DN
UP
ENTRY
10'-1" x 13'-3"
15'-7" x 11'-6"11'-7" x 8'-4"
15'-5" x 13'-10"
7'-0" x 13'-4"
PRIM. CLT
AC
GARAGE
16'-41
2"
48'-0"
PARKING
STALL
19'-81
2"
13'-21
4"
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 1 A.2.1
FLOOR PLANS
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
16'-41
2"
48'-0"
FRONT YARD
7'-3" x 20'-4"
PRIM. CLT
16'-41
2"
48'-0"
19'-81
2"
8'-4"
PLAN 1Y
1,175 SF RENTABLE AREA
2 BED, 2 BA
SECOND FLOORFIRST FLOOR
10'x20' MIN.
COUNTRY
KITCHEN
LIVING
BEDRM 2
PRIM. BEDRM
BA 2
LAU
PRIM. BA
DN
ENTRY
10'-1" x 13'-3"
15'-7" x 11'-6"11'-7" x 8'-4"
15'-5" x 13'-10"
GARAGE
12'-0"
AC
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 1Y A.2.2
FLOOR PLANS
PLAN 3
1,611 SF RENTABLE AREA
3 BED, 2.5 BA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA
SECOND FLOORFIRST FLOOR
48'-0"
25'-41
2"
DNUP
ENTRY
LIVING
DINING
KITCHEN
PWD
PRIM. BEDRM PRIM. BA
BEDRM 2
BA 2
BEDRM 3
LAU
GARAGE
AC
LOWER
ROOF
10'-7" x 10'-10"
12'-6" x 11'-8"
13'-10" x 14'-4"
14'-9" x 8'-6"
16'-0" x 12'-10"
9'-8" x 14'-6"
BACKYARD
11'-10" x 13'-4"
PRIM. CLT
20'X20' MIN.
49'-0"
25'-41
2"
5'-0"
28'-81
2"
13'-21
2"
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 3 A.2.3
FLOOR PLANS
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA PLAN 3X
1,627 SF RENTABLE AREA
3 BED, 2.5 BA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
DNUP
ENTRY
BACKYARD
KITCHEN
PWD
PRIM. BEDRM
PRIM. BA.
BEDRM 2
BA 2
BEDRM 3
LAU
GARAGE
LIVING
DINING
SECOND FLOORFIRST FLOOR
10'-7" x 10'-10"
12'-6" x 11'-8"
13'-10" x 14'-4"
14'-9" x 8'-6"
16'-0" x 12'-10"
9'-8" x 14'-6"
9'-11" x 13'-4"
PRIM. CLT
AC
48'-0"
25'-41
2"
50'-0"
25'-41
2"
20'X20' MIN.
5'-0"
26'-93
4"
13'-21
4"
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 3X A.2.4
FLOOR PLANS
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
PLAN 3Y
1,611 SF RENTABLE AREA
3 BED, 2.5 BA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA
SECOND FLOORFIRST FLOOR
48'-0"
25'-41
2"
FRONT YARD
11'-10" x 20'-4"
49'-0"
25'-41
2"
12'-0"
DNUP
ENTRY
LIVING
DINING
KITCHEN
PWD
PRIM. BEDRM PRIM. BA
BEDRM 2
BA 2
BEDRM 3
LAU
GARAGE
LOWER
ROOF
10'-7" x 10'-10"
12'-6" x 11'-8"
13'-10" x 14'-4"
14'-9" x 8'-6"
16'-0" x 12'-10"
9'-8" x 14'-6"
PRIM. CLT
20'X20' MIN.
28'-71
2"
AC
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 3Y A.2.5
FLOOR PLANS
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
49'-0"
26'-1"
SECOND FLOORFIRST FLOOR
BACKYARD
9'-11" x 13'-4"
AC
26'-93
4"
10'-53
4"
47'-9"
26'-1"
5'-0"
PLAN 5
1,829 SF RENTABLE AREA
3 BED, 3 BA, LOFT
DN
UP
ENTRY
KITCHEN
BEDRM 2
BA 2
LAU
GARAGE
14'-5" x 13'-0"
12'-9" x 9'-10"
CLT
20'X20' MIN.
DINING
10'-10" x 10'-0"
LIVING
12'-10" x 11'-0"
BEDRM 3
12'-0" x 10'-6"
BA 3
LOFT
13'-8" x 14'-4"
PRIM. BEDRM
14'-6" x 14'-4"
PRIM. BA.
PRIM. CLT
PORCH
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
UNIT PLAN 5 A.2.6
FLOOR PLANS
UNIT 1A UNIT 1B-R
16'-41
2"16'-41
2" 2"
48'-0"
32'-11"
5'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
32'-11"
48'-0"
16'-41
2"16'-41
2" 2"
UNIT 1AY UNIT 1BY-R
48'-0"
32'-11"
12'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
32'-11"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 37'-71
2"
48'-0"
41'-11"
UNIT 1A UNIT 3A-R
25'-41
2"16'-41
2" 2"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
41'-11"
5'-0"
UNIT 1A UNIT 3A-R
25'-41
2"16'-41
2" 2"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
FIRST FLOOR PLAN
BUILDING 1Y
FIRST FLOOR PLAN
BUILDING 1
SECOND FLOOR PLAN
BUILDING PLANS A.2.7
BUILDINGS 1, 1Y & 1X
FIRST FLOOR PLAN
BUILDING 1X
SECOND FLOOR PLAN SECOND FLOOR PLAN
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"30'-0" 2"
UNIT 5A UNIT 3B-R
48'-0" 5'-0"
56'-61
2"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 47'-4"
49'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 42'-4"
49'-0"48'-0"
50'-11"
12'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"25'-41
2" 2"
UNIT 3AY UNIT 3AY-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 42'-4"
49'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"28'-41
2" 2"
UNIT 3AX UNIT 3A-R
48'-0"
53'-11"
5'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"25'-41
2" 2"
UNIT 3A UNIT 3A-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
48'-0"
50'-11"
5'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 42'-4"
49'-0"
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
FIRST FLOOR PLAN
BUILDING 5
SECOND FLOOR PLAN
BUILDING PLANS A.2.8
BUILDINGS 3, 3X, 3Y & 5
FIRST FLOOR PLAN
BUILDING 3Y
SECOND FLOOR PLAN
FIRST FLOOR PLAN
BUILDING 3X
SECOND FLOOR PLAN
FIRST FLOOR PLAN
BUILDING 3
SECOND FLOOR PLAN
9'-1"
±26'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
FRONT
RIGHT LEFT
REAR
STUCCO WRAPPED FOAM HOOD
REAR
A - 'S' TILE CONCRETE ROOF
LEGEND
L - STUCCO WRAPPED FOAM HOOD
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILE
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I ID IJK H E J
0 1'
2'
4'
8'
16'
BUILDING 1 A.3.1
ELEVATIONS 1A
OF
LM
C X X
9'-1"
±26'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
REAR
REAR
RIGHTLEFT
FRONT
A - 'S' TILE CONCRETE ROOF
LEGEND
L - STUCCO WRAPPED FOAM HOOD
M - STUCCO WRAPPED POT SHELF
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILER - WOOD KICKER
S - METAL GATE
T - PAVER CAPT - PAVER CAP
U - METAL FENCING
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I ID IJK H E CJ
0 1'
2'
4'
8'
16'
BUILDING 1Y A.3.2
ELEVATIONS 1YA
LMF
C
F SUTP
X
9'-1"
±26'-8"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND
L - STUCCO WRAPPED FOAM HOOD
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
X- METAL GUTTER & DOWNSPOUT
FRONT
RIGHT LEFT
REAR
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I ID IJ H E BJ
0 1'
2'
4'
8'
16'
BUILDING 1 A.3.3
ELEVATIONS 1C
K
LFX
XJ I
9'-1"
±26'-8"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
REAR
REAR
RIGHTLEFT
FRONT
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILER - WOOD KICKER
S - METAL GATE
T - PAVER CAP
U - METAL FENCING
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I ID IJ H E BJ
0 1'
2'
4'
8'
16'
BUILDING 1Y A.3.4
ELEVATIONS 1YC ENHANCED
F K F SUTXP
X
G
ENHANCED
FEATURE
9'-1"
±26'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
RIGHT LEFT
FRONT
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILER - WOOD KICKER
S - METAL GATE
T - PAVER CAP
U - METAL FENCING
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
BUILDING 1X A.3.5
ELEVATIONS 1XA
AI ID IJ H E CJ
K M L
X F
J OX
9'-1"
±27'-0"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTL - STUCCO WRAPPED FOAM HOOD
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOFX- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I I E HC M
0 1'
2'
4'
8'
16'
DJ
BUILDING 3 A.3.6
ELEVATIONS 3A
F KX X
9'-1"
±27'-0"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
RIGHTLEFT
FRONT
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
REAR
A - 'S' TILE CONCRETE ROOF
LEGEND
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTL - STUCCO WRAPPED FOAM HOOD
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOF
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILER - WOOD KICKER
S - METAL GATE
T - PAVER CAPT - PAVER CAP
U - METAL FENCING
V - DECORATIVE METAL GRILLX- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I I E HC M
0 1'
2'
4'
8'
16'
D
BUILDING 3Y A.3.7
ELEVATIONS 3YA
K F SUTP
X
O
ENHANCED
FEATURE
9'-1"
±27'-9"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND
B - 7" FOAM EAVEC - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTX- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I I E H
0 1'
2'
4'
8'
16'
DF
BUILDING 3 A.3.8
ELEVATIONS 3C
B
J
X
9'-1"
±27'-9"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
RIGHTLEFT
FRONT
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
C - WOOD RAFTER TAILS
LEGEND
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBELL - STUCCO WRAPPED FOAM HOOD
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILER - WOOD KICKER
S - METAL GATE
T - PAVER CAPT - PAVER CAP
U - METAL FENCING
V - DECORATIVE METAL GRILLX- METAL GUTTER & DOWNSPOUT
Y- RECESSED STUCCO GRILL
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A I I E H B
0 1'
2'
4'
8'
16'
D
BUILDING 3Y A.3.9
ELEVATIONS 3YC
M F
J
SUTP X
X
O
ENHANCED
FEATURE
Y
ENHANCED
FEATURE
9'-1"
PL
±27'-0"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOORF - COMPOSITE ENTRY DOOR
G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A E I J CK
0 1'
2'
4'
8'
16'
DI G
BUILDING 3X A.3.10
ELEVATIONS 3XA
FJ HX
9'-1"
PL
±27'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
C - WOOD RAFTER TAILS
LEGEND
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTO - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILE
4:12
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
AE I P
0 1'
2'
4'
8'
16'
I K
BUILDING 3X A.3.11
ELEVATIONS 3XB
FBHID J XX
9'-1"
PL
±27'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
LEGEND
G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTP - DECORATIVE CERAMIC TILE
Q - WOOD BEAM
R - WOOD KICKER
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A KQ
0 1'
2'
4'
8'
16'
I JB XC
BUILDING 3X A.3.12
ELEVATIONS 3XC
FHR IE
9'-1"
PL
±27'-6"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOOR
LEGEND
G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENTO - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILE
Q - WOOD BEAM
R - WOOD KICKER
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
A KQ
0 1'
2'
4'
8'
16'
I JB XC
BUILDING 3X A.3.13
ELEVATIONS 3XC ENHANCED
FHR IP
ENHANCED
FEATURE
E
9'-1"
±28'-3"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.
T.O.SLAB
T.O.PL.
T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT
RIGHT LEFT
REAR
A - 'S' TILE CONCRETE ROOF
LEGEND
C - WOOD RAFTER TAILS
D - STUCCO
E - VINYL WINDOW
F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR
I - STUCCO WRAPPED FOAM TRIM
J - STUCCO WRAPPED FOAM CORBEL
K - DECORATIVE GABLE VENT
M - STUCCO WRAPPED POT SHELF
O - METAL EYEBROW ROOF
P - DECORATIVE CERAMIC TILE
S - METAL GATE
T - PAVER CAP
5 :12
V - DECORATIVE METAL GRILL
X- METAL GUTTER & DOWNSPOUT
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
AIC V FM T OH J K
BUILDING 5 A.3.14
ELEVATIONS 5A
JDE I XX
RESTROOM
ELEC
ENTRY
FITNESS
1,043 SF CONDITIONED + 566 SF BBQ LOUNGE
64'-0"
25'-6"
FIRE
BBQ LOUNGE
A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE
C - STUCCO
D - COMPOSITE LOUVER DOOR
E - COMPOSITE ENTRY DOOR
F - COMPOSITE LOUVER VENT
LEGEND
T.O.PL.
T.O.SLAB
T.O.SHTG
10'-1"
19'-0"
12'-1"
T.O.PL.
F - COMPOSITE LOUVER VENT
G - DECORATIVE GABLE VENTI - PANELED SECTIONAL GAR. DOOR
J- STUCCO WRAPPED FOAM HOOD
K- DECORATIVE STUCCO GRILL
L- TERRA COTTA PAVER
O- STUCCO WRAPPED FOAM CORBELO- STUCCO WRAPPED FOAM CORBEL
P- STUCCO WRAPPED FOAM TRIM
Q- DECORATIVE SHUTTER
T.O.PL.
T.O.SLAB
10'-6"
12'-1"
T.O.PL.
ZA- DECOR. PERFORATED METAL PANELS
T- DECORATIVE W I GRILL
U- METAL GUTTER & DOWNSPOUT
V- METAL/GLASS FENCE AND GATE
U- METAL GUTTER & DOWNSPOUT
V- METAL/GLASS FENCE AND GATE
W- FIREPLACE
X- CONCRETE BLOCK WALL
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
0 1'
2'
4'
8'
16'
FITNESS BUILDING A.4.1
PLAN & ELEVATIONS
FLOOR PLAN
ROOF PLAN
FRONT ELEVATION LEFT ELEVATION
REAR ELEVATION RIGHT ELEVATION
A C G JB WV OE
K
UP
D
ZA L
19'-8"
42'-6"
836 SF
POOL EQUIPMAIL ROOM
WOMEN'S
MEN'S
T.O.PL.
T.O.SLAB
T.O.SHTG
8'-1"
17'-8"
A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE
C - STUCCO
D - COMPOSITE LOUVER DOOR
LEGEND
R- METAL FENCING AND GATE
T- DECORATIVE W I GRILL
E - COMPOSITE ENTRY DOOR
F - COMPOSITE LOUVER VENT
G - DECORATIVE GABLE VENT
P- STUCCO WRAPPED FOAM TRIM
U- METAL GUTTER & DOWNSPOUT
T.O.PL.
T.O.SLAB
T.O.SHTG
13'-1"
17'-8"
J- STUCCO WRAPPED FOAM HOOD
K- DECORATIVE STUCCO GRILL
L- TERRA COTTA PAVER
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
POOL & MAIL BUILDING A.4.2
PLAN & ELEVATIONS
FLOOR PLAN
ROOF PLAN
FRONT ELEVATION LEFT ELEVATION
REAR ELEVATION RIGHT ELEVATION
A C GB FR UDCK
18'-2"
39'-6"
CART
STOR.
ELEC
ENTRY
MAINTENANCE
WORK
AREA
627 SF
POOL
SHOWERS
A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE
C - STUCCO
D - COMPOSITE LOUVER DOOR
E - COMPOSITE ENTRY DOOR
LEGEND
H - CERAMIC TILE OR SIMILAR
I - PANELED SECTIONAL GAR. DOORI - PANELED SECTIONAL GAR. DOOR
J- STUCCO WRAPPED FOAM HOODM- METAL AWNING WITH BRACKETS
O- STUCCO WRAPPED FOAM CORBEL
U- METAL GUTTER & DOWNSPOUT
T.O.PL.
T.O.SLAB
T.O.SHTG
10'-1"
15'-6"
K- DECORATIVE STUCCO GRILL
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
MAINTENANCE BUILDING A.4.3
PLAN & ELEVATIONS
FLOOR PLAN
ROOF PLAN
FRONT ELEVATION LEFT ELEVATION
REAR ELEVATION RIGHT ELEVATION
A DB EIU CK O
H
A - 'S' TILE CONCRETE ROOF
LEGEND
O
64 G
R
4 CY
R
4 CY
T
4 CY
T
4 CY
T
4 CY
T
4 CY
T
4 CY
T
4 CY
O
64 G
O
64 G
O
64 G
FLOOR PLAN
24'-0"
23'-4"
544 SF
8'-1" 1'-6"
9'-7"
J
J
SOUTH - FRONT ELEVATION NORTH - REAR ELEVATION
WEST - LEFT ELEVATION EAST - RIGHT ELEVATION
R- METAL FENCING AND GATE
X- CONCRETE BLOCK WALL
Y- CORRUGATED METAL ROOF
Z- METAL BEAM
ZA- DECOR. PERFORATED METAL PANELS
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
0 1'
2'
4'
8'
16'
TRASH BUILDING A.4.4
PLAN & ELEVATIONS
RX Y Z
PHONE:PHONE:JOB:
INDEPENDENCE IN NATOMASSACRAMENTO, CA
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR. SANTA ANA, CA 92705
(714) 285-1888
05.23.25 2122
CM.5.1
COLOR & MATERIAL BOARDS
KANKAKEE DRIVE
WILD ROSE PARK
N PARK DRIVE
DIORITE
WAY
HARBOR COVE
WAY
M M
M M
N O P A R K I N G
1 B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
29 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
68 B5
67 B3X
64 B1
65 B3
66 B1X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X
STOP
STOP
STOP
STOP
INDEPENDENCE IN NATOMAS SACRAMENTO, CA
JOB# 22-043
05-23-2025
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
NORTH
1"=40'-0"
40' 80'0 20'
FENCE AND WALL PLAN L3
FENCE & WALL LEGEND
6' HT. TUBULAR STEEL FENCE
6' PRIVACY VINYL FENCE (WHITE)
6' HT. SPLIT-FACE BLOCK WALL (TAN)
W/ 4" WIDE CMU CAP (TERRA COTTA
COLOR)
TUBULAR STEEL GATE ACCESS
30" HT. DECORATIVE TILE WALL
6' HT. DOG PARK FENCE
COURTYARD COMBO WALL
24" SQ. STUCCO PILASTER
ENTRY MONUMENT SIGNAGE
ENTRY SPECIALTY PILASTER
W/ TELESCOPIC VEHICULAR GATE
PIERCED WALL
(FENCE & WALL DETAILS - SEE SHEET L4)
4' HT. SPLIT-FACE BLOCK WALL (TAN)
W/ 2' HT. TUBULAR STEEL FENCE
PROVIDE DOWN LIGHT ON EVERY
OTHER PILASTER
(FACING PARK SIDE ONLY)
6' OR 6'-8" HT. STUCCO FINISH WALL
W/ TERRA COTTA CAP
0000 0000
INDEPENDENCE
IN NATOMAS
FENCE AND WALL DETAILS L4
6' PRIVACY VINYL FENCE 6' HT. TUBULAR STEEL FENCE6' HT. SPLIT-FACE BLOCK WALL 6' HT. DOG PARK FENCE 24" SQ. STUCCO PILASTER
6' OR 6'-8" HT. STUCCO FINISH WALL
INDEPENDENCE IN NATOMAS SACRAMENTO, CA
JOB# 22-043
05-23-2025
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
ENTRY SPECIALTY PILASTER W/ TELESCOPIC VEHICULAR GATE
COURTYARD COMBO WALL ELEVATION 30" HT. DECORATIVE TILE WALL PIERCED WALL AT N. PARK DRIVE
ENTRY MONUMENT SIGNAGE
4' HT. SPLIT-FACE BLOCK WALL (TAN)
W/ 2' HT. TUBULAR STEEL FENCE
KANKAKEE DRIVE
WILD ROSE PARK
N PARK DRIVE
DIORITE
WAY
HARBOR COVE
WAY
M M
M
M
N O P A R K I N G
1 B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
29 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
68 B5
67 B3X
64 B1
65 B3
66 B1X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X
STOP
STOP
STOP
T2
T2
T2
T2
T2
T2
T2
T2
T2 T2
T2
T1
T1
T1
T1
T1
T1
T1 T1
T1
T1 T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1T1
T1
T1
T1
T2
T2
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T1
T2
T2
T1
T1
T1
T1
T1 T1
T1
T1T1
T1
T1
T1
T1
INDEPENDENCE IN NATOMAS SACRAMENTO, CA
JOB# 22-043
05-23-2025
LEWIS LAND DEVELOPERS, LLC
1156 N. MOUNTAIN AVENUE, UPLAND CA 91786
(909) 985-0971
NORTH
1"=40'-0"
40' 80'0 20'
PARKING LOT SHADE STUDY L5
Covered Parking Lot by Building
Structure overhead cover
DIORITE
WAY
WILD ROSE PARK
HARBOR COVE
WAY
20.0 20.0
20.0 20.0
19.0 18.017.016.015.0
14.0 13.0
12.0 11.0
10.0 9.0
8.0 7.0
6.06.0 7.0
8.09.0 10.0
11.0 12.013.014.0
15.016.0
17.018.0
19.0 7.0
6.0 6.0
7.0 8.0
9.0 10.0
11.0 12.0
13.0 14.0
15.0 16.0
17.0 18.0
19.0 6.0
7.0 8.0
9.0 10.0
11.012.0
13.0 14.0
15.016.017.018.0
19.020.0
21.0 22.0
23.0 24.024.0
24.024.0
22.0 25.025.0
24.0 23.0
24.0 23.0
23.0 23.0
23.0 24.0
24.0 25.0
22.0 22.0
21.0 23.0
22.023.0 22.022.0
21.022.0 23.022.021.023.024.023.023.0
22.021.0
21.0 22.0
22.0 22.0
21.0 21.0
20.0 21.0
21.0 21.0
21.0 21.0
21.0 21.0
18.0 19.0
20.0 19.0
21.0 21.0
19.0 18.0
18.0 18.0
19.0 19.019.0
20.020.0
19.0 19.0
20.0 21.0
22.0 19.0
APN 201-1250-002
N PARK DRIVE
EXISTING PROPERTY LINE
KANKAKEE DRIVE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
APN 225-1780-003
APN 201-0300-145
PARCEL 2
PARCEL 1
745.33'
12.5' P.U.E. PER
P.M. 165-02
45'
27'I.O.D.PERP.M.165-02
27'I.O.D.
28'
I.O.D.
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
100' EASEMENT FOR DRAINAGEFACILITIES PER P.M. 165-02
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
45'
27' I.O.D PERP.M. 191-13
30'
75'
CSD-1 EASEMENT PER20060104 O.R. 1145
I.O.D TO CITY OFSACRAMENTO PER20031010 o.r. 2210
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
68.38'
R=653.69'
Δ=12°59'17" L=148.18'
72.33'
R=493.69' Δ=24°15'24" L=209.01'
195.91'
717.33'
267.42'
216.50'
50.92'
129.72'
129.72'
338.61'
437.54'
28' I.O.D. PER
P.M. 165-02
12.5' P.U.E. PER
P.M. 165-02
12.5' P.U.E PER
P.M. 191-13
EXISTING 27' I.O.D.
30.60'
R=2025.50'
Δ=0°36'33"
L=21.54'
R=653.69'
Δ=2°19'06"
L=26.45'
R=2000.00'
Δ=0°24'33"
L=14.28'
R=493.69'
Δ=2°23'25"
L=20.60'
R=900.00'
Δ=5°22'04"
L=84.32'
R=928.00' Δ=5°22'04" L=86.94'
R=900.00' Δ=5°46'02" L=90.59'
R=872.00' Δ=5°46'02" L=87.77'
107.51'
57.85'
R=2972.00'Δ=2°21'13"L=122.09'
R=3000.00'
Δ=3°17'27" L=172.31'
R=20.50'
Δ=90°39'14"
L=32.44'
1.00'
EXISTING PROPERTY
LINE TO BE REMOVED
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
BENCHMARK
ELEVATION: 14.92
SURVEY CONTROL POINT MTCO 227. LOCATED ATOP A 12”
WIDE, 47’ LONG NORTHSOUTH CONCRETE HEADWALL
OUTFALL STRUCTURE ALONG THE WEST SIDE OF THE EAST
DRAINAGE CANAL, EAST OF A STORM DRAIN PUMP FACILITY,
±300’ SOUTHEASTERLY OF THE INTERSECTION OF
NATOMAS BOULEVARD AND NORTH PARK DRIVE.
BM
SHEET INDEX
GENERAL INFORMATION
1. C1.1 COVER SHEET
SITE PLANS
2. C2.1 TOPOGRAPHIC AND DEMOLITION PLAN
3. C3.1 DIMENSION AND PAVING PLAN
4. C3.2 CORNER SIGHT DISTANCE
5. C4.1 GRADING AND DRAINAGE PLAN
6. C5.1 COMPOSITE UTILITY PLAN
7. C6.1 STORM WATER QUALITY PLAN
8. C6.2 STORM WATER QUALITY PLAN
9. C7.1 STREET CROSS SECTIONS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
INDEPENDENCE IN
NATOMAS
SACRAMENTO,CALIFORNIA
0 1" =
40 2040
40'
VICINITY MAP
CONTACTS
PROPOSED EXISTING
LEGEND
3232
106.82
BOUNDARY LINE
CENTERLINE
RIGHT-OF-WAY
PARCEL LINE
MONUMENT
SAWCUT
CURB, GUTTER AND SIDEWALK
EDGE OF PAVEMENT
CONCRETE VALLEY GUTTER
DRAINAGE SWALE
FIRE HYDRANT
FINISH FLOOR ELEVATION (PROPOSED)
ORIGINAL GROUND
DIRECTION OF FLOW
CONTOURS
WALL (SEE ARCHITECTURAL PLANS)
FENCE (CHAINLINK OR VINYL)
FENCE (WOOD OR WROUGHT IRON)
TREE OR SHRUB
TREE STUMP
SIGN
N/A
N/A
N/A
N/A
N/A
N/A
N/A
FF=0000.00
3.0%
3.0%
ABBREVIATIONS
PLUS OR MINUS (NOT EXACT)
AT
AGGREGATE BASE
ASPHALT CONCRETE
ACCESSIBLE
AVERAGE DAILY TRUCK TRAFFIC
ATRIUM GRATE
ALTERNATE
ASSESSORS PARCEL NUMBER
AUTOMATIC SPRINKLER RISER
AVENUE
BEGIN CURVE
BOUNDARY
BACK FLOW PREVENTOR
BOOK
BENCH MARK
BACK OF WALK
BUILDING SETBACK LINE
BEGIN VERTICAL CURVE
CURB AND GUTTER
CATCH BASIN
CONTINUOUS DEFLECTION
SEPARATORS
CAST IRON PIPE
CENTER LINE
CORRUGATED METAL PIPE
CLEAN OUT
COMPACTION
CONCRETE
CONTINUOUS
CITY OF SACRAMENTO
CURB RETURN
COURT
CHECK VALVE
DOUBLE DETECTOR CHECK VALVE
DRAIN INLET
DIAMETER
DUCTILE IRON PIPE
±
@
AB
AC
ACC
ADTT
AG
ALT
APN
ASR
AVE
BC
BDRY
BFP
BK
BM
BW
BSL
BVC
C&G OR C.G.
CB
CDS
CIP
℄ OR CL
CMP
CO
COMP.
CONC OR CC
CONT
COS OR C.O.S.
CR
CT.
CV
DDCV
DI
DIA
DIP
MAXIMUM
MAINTENANCE HOLE
MINIMUM
NORTH
NDS INC. (MANUFACTURER)
NOT INCLUDED
NORTHSTAR ENGINEERING
NOT TO SCALE
ON CENTER
OFFSET
ORIGINAL GROUND / GRADE
OVER HEAD ELECTRIC
PAVEMENT
POINT OF COMPOUND CURVE OR
PORTLAND CEMENT CONCRETE
PLANTING EASEMENT
PAGE
PACIFIC GAS AND ELECTRIC
PRESSURE INDICATOR VALVE
PROPERTY LINE
PARCEL MAP
POINT OF CONNECTION
POWER POLE
POINT OF REVERSE CURVATURE
PROFILE
POINT
PRESSURE TREATED DOUGLAS FIR
PUBLIC UTILITY EASEMENT
POLYVINYL CHLORIDE PIPE
RECLAIMED WATER
RIGHT-OF-WAY
RADIUS
RELATIVE COMPACTION
REINFORCED CONCRETE PIPE
RELATIVE DENSITY
ROAD
RETURN
RESISTANCE VALUE
MAX
MH
MIN
N
NDS
NIC
NSE
NTS
OC
OF
OG
OHE
P OR PAV
PCC
P.E.
PG
PG&E
PIV
PL
PM
POC
PP
PRC
PROF
PT
PTDF
PUE
PVC
RW
R/W
R
RC
RCP
R.D.
RD
RET
RV
(DOM)
DR
DW
E
EC
ELC
ELEV
EP
ER
ESMT OR EASE
EX OR EXIST
FDC
FES
FF
FG
FH
FL
FM
FS
FSR
GALV
GB
GR
GS
GS@W
GV
HORIZ
HP
HT
ID
INV
I.O.D.
IRR
LF
LN
LP
JT
DOMESTIC
DRIVE
DRIVEWAY
EAST
END OF CURVE
ELECTROLIER
ELEVATION
EDGE OF PAVEMENT
END OF RETURN
EASEMENT
EXISTING
FIRE DEPARTMENT CONNECTION
FLARED END SECTION
FINISH FLOOR
FINISH GRADE
FIRE HYDRANT
FLOW LINE
FORCE MAIN
FIRE SERVICE
FIRE SPRINKLER RISER
GALVANIZED
GRADE BREAK
GRATE, GRADE, OR GROUND
GROUND SHOT ELEVATION
GROUND SHOT AT WALL
GATE VALVE
HORIZONTAL
HIGH POINT
HEIGHT
INSIDE DIAMETER
INVERT
IRREVOCABLE OFFER OF
DEDICATION
IRRIGATION
LINEAL FEET OR LINEAR FEET
LANE
LOW POINT
JOINT TRENCH
RP
RW
BP
S
SBL
SC
SD
SG
SHT
SIM
SNS
SRCSD
SS
ST
STL
STA
STD
S/W OR SW
TBC
TC
TD
TDC
TEMP
TG
THRU
TI
TW
TPE
TVC
TYP
UON
VERT
VCP
W
WM
WS
WY
W/
REDUCED PRESSURE
RECYCLED WATER
BACKFLOW PREVENTER
SLOPE OR SOUTH
SETBACK LINE
SACRAMENTO COUNTY
STORM DRAIN
SUB-GRADE
SHEET
SIMILAR
STREET NAME SIGN
REGIONAL SAN
SANITARY SEWER
STREET
STEEL
STATION
STANDARD
SIDEWALK
TOP BACK OF CURB
TOP OF CURB
TRENCH DRAIN
TOP OF DRIVE OVER CURB
TEMPORARY
TOP OF GRATE
THROUGH
TRAFFIC INDEX
TOP OF WALL
TREE PLANTING EASEMENT
TOP OF VERTICAL CURB
TYPICAL
UNLESS OTHERWISE NOTED
VERTICAL
VITRIFIED CLAY PIPE
WATER OR WEST
WATER METER
WATER SERVICE
WAY
WITH
A. REGULATORY AGENCY:CITY OF SACRAMENTO
COMMUNITY DEVELOPMENT DEPARTMENT
300 RICHARDS BOULEVARD, 3RD FLOOR
SACRAMENTO, CA 95811
T: (916) 808-4756
B. OWNER/DEVELOPER:LEWIS MANAGEMENT CORPORATION
1156 NORTH MOUNTAIN AVENUE
UPLAND, CA. 91786
T: (909) 579-1209
D. ENGINEER:NORTHSTAR ENGINEERING GROUP, INC.
620 12TH STREET
MODESTO, CA. 95354
T: (209) 524-3525
F: (209) 524-3526
CONTACT: CASEY WALKER
E. ARCHITECT:ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DRIVE,
SANTA ANA, CA
T: (714) 285-1888
CONTACT: CHRISTINE LY
F. LANDSCAPE ARCHITECT:SITESCAPES
3190 B-2 AIPORT LOOP DRIVE
COSTA MESA, CA 92626
T: (949) 644-9370
CONTACT: RICK POLHAMUS
COVER SHEET
AS SHOWN
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:49 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C1.1 CVR.dwg C1.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
EAST COMMERCE WAY
5 PROJECTLOCATION
NORTH PARK DRIVE
NEW MARKET DR
NATOMAS BOULEVARD
BM
PROJECT LOCATION
SITE ADDRESS
KANKAKEE DRIVE & NORTH PARK DRIVE
SACRAMENTO, CA 95835
PREPARED FOR
CLIENT:
LEWIS MANAGEMENT CORPORATION
1156 NORTH MOUNTAIN AVENUE
UPLAND, CA. 91786
T: (909) 579-1209
CONTACT:
ROB WHITE
FLOOD INFORMATION
THE SUBJECT PROPERTY IS DESIGNATED AS
ZONE A99
SACRAMENTO COUNTY, CALIFORNIA AND
INCORPORATED AREAS, MAP NO. 06067C0045J,
PANEL 45 OF 705, COMMUNITY NUMBER 060266,
PANEL 0045, MAP EFFECTIVE DATE JUNE 16, 2015
EXISTING AREA SUMMARY
PARCEL 1: 3.704 ACRES (GROSS)
3.570 ACRES (NET)
PARCEL 2: 7.093 ACRES (GROSS)
6.423 ACRES (NET)
PROPOSED AREA SUMMARY
PARCEL 1: 9.978 ACRES (NET)
10.797 ACRES (GROSS)
EXISTING ZONING
201-0300-145 R-1A-PUD (SINGLE UNIT or DUPLEX DWELLING)
225-1780-003 R-1A-PUD (SINGLE UNIT or DUPLEX DWELLING)
EXISTING GENERAL PLAN
SUBURBAN NEIGHBORHOOD MEDIUM DENSITY
PARCEL 1
1. NOT SURVEY RELATED.
2. NOT SURVEY RELATED.
3.NOT SURVEY RELATED.
4.NOT SURVEY RELATED.
5.NOT SURVEY RELATED.
6. NOT SURVEY RELATED.
7. NOT SURVEY RELATED.
8. NOT SURVEY RELATED.
9. RIGHTS OF THE PUBLIC TO ANY PORTION OF THE LAND LYING WITHIN THE AREA COMMONLY KNOWN AS KANKANKEE ROAD.
10. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED:NORTH NATOMAS DEVELOPMENT AGREEMENT
DATED:SEPTEMBER 28, 1999
EXECUTED BY: CITY OF SACRAMENTO, A MUNICIPAL CORPORATION AND KERN SCHUMACHER ET AL.
RECORDING DATE: FEBRUARY 23, 2000
RECORDING NO: BOOK 20000223, PAGE 0364, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
ASSIGNMENT AND ASSUMPTION AGREEMENT RECORDED SEPTEMBER 12, 2003, IN BOOK 20030912, PAGE 0679, OF OFFICIAL RECORDS
ASSIGNMENT AND ASSUMPTION AGREEMENT, RECORDED NOVEMBER 3, 2009, IN BOOK 20091103, PAGE 0711,OF OFFICIAL RECORDS
11. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON
OR AS OFFERED FOR DEDICATION ON
MAP/PLAT:MASTER PARCEL MAP OF CREEKSIDE
RECORDING DATE: MARCH 13, 2002
RECORDING NO: BOOK 165 OF PARCEL MAPS, AT PAGE 2
PURPOSE:SEWER INTERCEPTOR RESERVATION
AFFECTS:THE EASTERLY 75 FEET
12. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO:COUNTY OF SANITATION DISTRICT NO. 1 OF SACRAMENTO COUNTY PURPOSE:SEWER PURPOSES
RECORDING DATE: JANUARY 04, 2006
RECORDING NO: BOOK 20060104, PAGE 1145, OF OFFICIAL RECORDS
13.EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS DELINEATED OR AS OFFERED FOR DEDICATION, ON THE MAP OF SAID TRACT/PLAT; PURPOSE:PUBLIC UTILITIES
AFFECTS:AS SHOWN ON MAP
RECORDING NO: MAY 19, 2006, IN BOOK 191 OF PARCEL MAPS, AT PAGE 13.
PURPOSE:I.O.D. FOR ROADS
AFFECTS:THE WESTERLY 27 FEET
14. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED:MEMORANDUM OF AGREEMENT
DATED:SEPTEMBER 27, 2021
EXECUTED BY: NATOMAS TOWNE CENTER, LLC AND LEWIS INVESTMENT COMPANY, LLC RECORDING DATE: SEPTEMBER 28, 2021
RECORDING NO: DOCUMENT NO. 202109281760 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
15. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE PUBLIC RECORDS.
16. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS.
THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY UNRECORDED
AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL SUPPLEMENTS,
ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE.
THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS.
17. NOT SURVEY RELATED.
18. NOT SURVEY RELATED.
19. NOT SURVEY RELATED.
20. NOT SURVEY RELATED..
21. NOT SURVEY RELATED.
LEGAL DESCRIPTION
TITLE REPORT EXCEPTIONS
PARCEL 1:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SACRAMENTO, IN THE COUNTY OF SACRAMENTO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL 1, AS SHOWN ON THAT CERTAIN “MASTER PARCEL MAP OF SCHUMACHER PROPERTY PHASE 5”, RECORDED ON MAY 19, 2006, AT BOOK 191 OF PARCEL MAPS, PAGE 13, IN THE OFFICIAL RECORDS OF THE SACRAMENTO COUNTY RECORDER.
APN: 201-0300-145-0000
PARCEL 2:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SACRAMENTO, IN THE COUNTY OF SACRAMENTO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL 3, AS SHOWN ON THE “MASTER PARCEL MAP OF CREEKSIDE-SUBDIVISION NO. P99-128”, FILED IN THE OFFICE OF THE RECORDER OF SACRAMENTO COUNTY ON MARCH 13, 2002 IN BOOK 165 OF PARCEL MAPS, PAGE NO. 2
APN: 225-1780-003PARCEL 2
1. NOT SURVEY RELATED.
2. NOT SURVEY RELATED.
3. NOT SURVEY RELATED.
4. NOT SURVEY RELATED.
5. NOT SURVEY RELATED.
6. NOT SURVEY RELATED.
7. NOT SURVEY RELATED.
8. NOT SURVEY RELATED.
9. NOT SURVEY RELATED.
10. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED:NORTH NATOMAS DEVELOPMENT AGREEMENT, KNOWN AS CREEKSIDE PROJECT DATED: AUGUST 28, 2000
EXECUTED BY: CITY OF SACRAMENTO, A MUNICIPAL CORPORATION AND
LPOP COUGAR LLC, A DELAWARE LIMITED LIABILITY COMPANY AND
LEWIS INVESTMENT COMPANY LLC,
A CALIFORNIA LIMITED LIABILITY COMPANY
RECORDING DATE: AUGUST 30, 2000
RECORDING NO: BOOK 20000830, PAGE 0363, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
11.MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED: AGREEMENT FOR CONSTRUCTION OF DRAINAGE IMPROVEMENTS DATED: FEBRUARY 26, 2002
EXECUTED BY: CITY OF SACRAMENTO, A MUNICIPAL CORPORATION AND
LPOP COUGAR LLC, A DELAWARE LIMITED LIABILITY COMPANY AND
LEWIS INVESTMENT COMPANY LLC,
A CALIFORNIA LIMITED LIABILITY COMPANY
RECORDING DATE: MARCH 01, 2002
RECORDING NO: BOOK 20020301, PAGE 0369, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
12. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS DELINEATED OR AS OFFERED FOR DEDICATION, ON THE MAP OF SAID TRACT/PLAT; PURPOSE:PUBLIC UTILITIES AND MAINTAINING TREES
AFFECTS:THE WESTERLY AND SOUTHERLY 12.5 FEET
RECORDING NO: MARCH 13, 2002, IN BOOK 165 OF PARCEL MAPS, AT PAGE 2 PURPOSE:IRREVOCABLE OFFER OF DEDICATION FOR ROAD AND PUBLIC UTILITIES AFFECTS:THE WESTERLY AND SOUTHERLY 27 FEET
SAID OFFER WAS ACCEPTED BY RESOLUTION, A CERTIFIED COPY OF WHICH WAS RECORDED JULY 06, 2009, BOOK 20090706, PAGE 112, OF OFFICIAL RECORDS.
PURPOSE:SEWER INTERCEPTOR RESERVATION FOR THE SACRAMENTO COUNTY
REGIONAL SANITATION DISTRICT
AFFECTS:THE EASTERLY 45 FEET
13. NOTES, RECITALS, LEGENDS AND/OR CONDITIONS AS CONTAINED ON THE HEREIN MENTION MAP
14. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO:SACRAMENTO REGIONAL COUNTY SANITATION DISTRICT PURPOSE:SEWER PURPOSES
RECORDING DATE: JANUARY 14, 2011
RECORDING NO: BOOK 20110114, PAGE 0776, OF OFFICIAL RECORDS AFFECTS:THE EASTERLY 27.5 FEET
15. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS.
THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY UNRECORDED
AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL SUPPLEMENTS,
ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE.
THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS.
16. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY
OTHER MATTERS WHICH A CORRECT SURVEY WOULD DISCLOSE AND WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS.
17.WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE PUBLIC RECORDS.
18. NOT SURVEY RELATED.
19. NOT SURVEY RELATED.
20. NOT SURVEY RELATED.
21. NOT SURVEY RELATED.
TITLE REPORT EXCEPTIONS
2X 2" PVC RISER
4" PVC RISER
5" PVC RISER
2X 2" PVC RISER
TELEPHONE
RISER
VALLEY
GUTTER
DIORITE
WAY
BROAD WATER
DRIVE
HEADWALL
±6.20FL(84")
EX-SSMH
±21.9RIM
±10.2FL(8")S
EX-SSMH
±19.7RIM
±2.7FL(8")N
±2.4FL(12")W,E
EX-SSMH
±18.4RIM
±2.5FL(8")N
±1.8FL(12")W,E
EX-SSMH
±19.9RIM
±0.7FL(12")W,SE
EX-SSMH
±19.9RIM
±-1.1FL(12")W
±-2.1FL(42")NE,SW
SSMH
BOLTED
EX-SDMH
±22.0RIM
±16.3FL(12")E
±16.1FL(5")W,S
EX-SDMH
±19.4RIM
±14.5FL(12")E
±14.1FL(12")W
±14.1FL(15")N
±10.8FL(15")S
EX-SDMH
±19.7RIM
±11.6FL(12")S
±10.3FL(12")N
±7.5FL("60)W
±7.5FL(66")E
EX-SDMH
±18.5RIM
±11.7FL(12")S
±9.8FL(12")N
±7.1FL(66")W,E
EX-SDMH
±19.41RIM
±11.27FL(12")S
±9.77FL(12")N
±7.14FL(66")W,E
SDDI
±20.9RIM
±17.3FL(12")S
SDDI
±20.9RIM
±17.3FL(12")N
SDDI
±20.6RIM
±17.3FL(12")W
SDDI
±18.8RIM
±15.4FL(12")E
SDDI
±18.3RIM
±15.0FL(12")W
SDDI
±17.2RIM
±12.9FL(12")S
SDDI
±17.7RIM
±13.1FL(12")N
4" PVC RISER
ELECTRIC VAULT
EX-SSMH
±21.8RIM
±10.9FL(8")W
±10.9FL(8")S,N
EX-SSMH
±22.6RIM
±14.2FL(8")W
±14.2FL(8")N
EX-SDMH
±21.1RIM
±14.1FL(12")S
±13.9FL(12")N
±13.8FL(24")W
±13.8FL(36")E
EX-SDMH
±21.7RIM
±13.6FL(18")E
±13.6FL(36")W,N
EX-SDMH
±21.2RIM
±14.4FL(12")E
±14.0FL(12")W
±13.5FL(36")S,N
EX-SSMH
±21.7RIM
±9.8FL(8")W
±9.8FL(8")S,N
SDDI
±20.7RIM
±15.9FL(12")S
SDDI
±20.7RIM
±17.0FL(12")N
SDDI
±20.4RIM
±15.5'FL(18")W
WILD ROSE PARK
HARBOR COVE
WAY
20.0 20.0
20.0 20.0
19.0 18.017.016.015.0
14.0 13.0
12.0 11.0
10.0 9.0
8.0 7.0
6.06.0 7.0
8.09.0 10.0
11.0 12.013.014.0
15.016.0
17.018.0
19.0 18.0
17.0 16.0
15.014.0
13.0 12.0
11.0 10.09.08.0
7.0 6.0
6.0 7.0
8.0 9.0
10.0 11.0
12.0 13.0
14.0 15.0
16.0 17.0
18.0 19.0
20.0 19.0
18.0 17.0
16.0 15.0
14.0 13.0
12.0 11.010.09.08.0
7.0 6.0
7.0 8.0
9.0 10.0
11.012.0
13.0 14.0
15.016.017.018.0
19.020.0
21.0 22.0
23.0 24.024.0
24.024.0
22.0 25.025.0
24.0 23.0
24.0 23.0
23.0 23.0
23.0 24.0
24.0 25.0
22.0 22.0
21.0 23.0
22.023.0 22.022.0
21.022.0 23.022.021.023.024.023.023.0
22.021.0
21.0 22.0
22.0 22.0
21.0 21.0
20.0 21.0
21.0 21.0
21.0 21.0
21.0 21.0
18.0 19.0
20.0 19.0
21.0 21.0
19.0 18.0
18.0 18.0
19.0 19.019.0
20.020.0
19.0 19.0
20.0 21.0
22.0 19.0
Ex8"SS
Ex8"SS
Ex8"SS
Ex8"SS
Ex8"SSEx12"SS
Ex8"SS
Ex8"SS
Ex12"SS
Ex8"SS
Ex42"SS
Ex42"SS
Ex42"SS
Ex12"SS
WM
WV
WV
WV
WV
WM
WM
WM WM
WM
WM EX-SDMH
±21.3RIM
±16.3FL(12")N
±16.3FL(12")S
±16.3FL(15")W,S
Ex66"SD
Ex66"SD
Ex12"SD
Ex12"SD
Ex66"SD
Ex36"SD Ex36"SD
Ex60"SD
Ex24"SD Ex18"SD
Ex18"SD
Ex15"SD
Ex36"SD
TEL
SLB
ELB
SLB
SLB
SLB
SLB
ELB
TEL
TEL
TEL
TEL
TP
N PARK DRIVE
EXISTING PROPERTY LINE
Ex8"W
Ex8"WEx12"W
Ex12"W
Ex12"W
Ex12"W
Ex8"W
Ex8"W
Ex8"W
Ex8"W
WVWV
Ex18"SD
WV
KANKAKEE DRIVE
WV
WV
BO
WV
WVWV
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
APN 225-1780-003
APN 201-0300-145
PARCEL 2
PARCEL 1
REMOVE EXISTING STOP SIGN
REMOVE EXISTING STOP SIGN
12.5' P.U.E. PER
P.M. 165-02
45'
27'I.O.D.PERP.M.165-02
27'I.O.D.
28'
I.O.D.
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
100' EASEMENT FOR DRAINAGEFACILITIES PER P.M. 165-02
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
45'
27' I.O.D PERP.M. 191-13
30'
75'
CSD-1 EASEMENT PER20060104 O.R. 1145
I.O.D TO CITY OFSACRAMENTO PER20031010 o.r. 2210
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
28' I.O.D. PER
P.M. 165-02
12.5' P.U.E. PER
P.M. 165-02
12.5' P.U.E PER
P.M. 191-13
EXISTING 27' I.O.D.
EXISTING PROPERTY
LINE TO BE REMOVED
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
EXISTING PAVEMENT
HATCH LEGEND
EXISTING CONCRETE
TOPOGRAPHIC AND DEMOLITION PLAN
AS SHOWN
0 1" =
40 2040
40'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:50 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C2.1 TOPO.dwg C2.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
29 B1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
9' (TYP)
12.28'
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP) 9' (TYP)
9' (TYP)9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
9' (TYP)
8'
20'
20'
10' 73'
9' (TYP)
26'
26'
24'
24'
20'
22.02'
26'
26'
24'
26'
24'
26'
26'
26'
26'
26'
26'
26'
29.63'
9' (TYP)
23' (TYP)
8' (TYP)
16' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP) 18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP)
18' (TYP) 9' (TYP)
9' (TYP)
12'
4'
12.5'
12'4'
7'
5.5'
12'
4'
7'5.5'
12'
4'
7'
10'6'12'
7'
16'
5'
5'
5'
5'
5'
5'
5'
4.77'
4.81'
5'
16.33'16.33'17.08'
16.85'
18.02'
12.67'
19.17'
5'
9' (TYP)
156.09'
12.84'
12.68'
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
STOP
STOP
STOP
STOP
INSTALL STOP SIGNS AND CROSSWALKS
FOR ALL-WAY STOP INTERSECTION
INSTALL RAISED PEDESTRIAN/BIKE
CROSSING AT BIKE PATH
5.5'
5.5'
2X 2" PVC RISER
VALLEY
GUTTER
DIORITE
WAY
BROAD WATER
DRIVE
WILD ROSE PARK
HARBOR COVE
WAY
N PARK DRIVE
EXISTING PROPERTY LINE
KANKAKEE DRIVE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
45'
27'I.O.D.PERP.M.165-02
27'I.O.D.
28'
I.O.D.
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
100' EASEMENT FOR DRAINAGEFACILITIES PER P.M. 165-02
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
45'
27' I.O.D PERP.M. 191-13
30'
75'
CSD-1 EASEMENT PER20060104 O.R. 1145
I.O.D TO CITY OFSACRAMENTO PER20031010 o.r. 2210
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
28' I.O.D. PER
P.M. 165-02
EXISTING 27' I.O.D.
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
HATCH LEGEND
EXISTING PAVEMENTEXISTING CONCRETE
PROPOSED PAVEMENTPROPOSED CONCRETE
PROPOSED STAMPEDPROPOSED DECORATIVE
PAVEMENT CONCRETE PAVERS
DIMENSION AND PAVING PLAN
AS SHOWN
0 1" =
40 2040
40'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:50 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C3.1 DIM.dwg C3.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
WILD ROSE PARK
HARBOR COVE
WAY
KANKAKEE DRIVE
385.88'
41.2'
29.2'
334.43'
25'
25'
25'
25'
3'
3' 3'
CALTRANS CORNER SIGHT DISTANCE
PER HIGHWAY DESIGN MANUAL
SECTION 405.1(2)(a)
25' SIGHT TRIANGLE PER CITY
CODE SECTION 12.28.010
3' OFFSET OF CALTRANS
CORNER SIGHT DISTANCE
CALTRANS CORNER SIGHT DISTANCE
PER HIGHWAY DESIGN MANUAL
SECTION 405.1(2)(a)
F-150 REGULAR CAB
4X4 8' BOX
25' SIGHT TRIANGLE PER CITY
CODE SECTION 12.28.010
3' OFFSET OF CALTRANS
CORNER SIGHT DISTANCE
CALTRANS CORNER SIGHT DISTANCE
PER HIGHWAY DESIGN MANUAL
SECTION 405.1(2)(a)
12.5' PROPOSED PUE
25'
25'
25'
25'
25' SIGHT TRIANGLE PER CITY
CODE SECTION 12.28.010 25' SIGHT TRIANGLE PER CITY
CODE SECTION 12.28.010
3'
3'
3'
3'
3' OFFSET OF CALTRANS
CORNER SIGHT DISTANCE
3' OFFSET OF CALTRANS
CORNER SIGHT DISTANCE
CALTRANS CORNER SIGHT DISTANCE
PER HIGHWAY DESIGN MANUAL
SECTION 405.1(2)(a)
CALTRANS CORNER SIGHT DISTANCE
PER HIGHWAY DESIGN MANUAL
SECTION 405.1(2)(a)
F-150 REGULAR CAB
4X4 8' BOX
NORTH PARK DRIVE
29.75'
41.09'
334.43'
385.88'
CORNER SIGHT DISTANCE
AS SHOWN
0 1" =
10 510
10'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:50 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C3.2 COR.dwg C3.2
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
NORTH PARK DRIVE CORNER SIGHT DISTANCE
KANKAKEE DRIVE CORNER SIGHT DISTANCE
0 1" =
10 510
10'
12.5' PROPOSED PUE
3' OFFSET OF CALTRANSCORNER SIGHT DISTANCE25' SIGHT TRIANGLE PER CITYCODE SECTION 12.28.010 25' SIGHT TRIANGLE PER CITYCODE SECTION 12.28.0103' OFFSET OF CALTRANSCORNER SIGHT DISTANCECALTRANS CORNER SIGHT DISTANCEPER HIGHWAY DESIGN MANUALSECTION 405.1(2)(a) CALTRANS CORNER SIGHT DISTANCEPER HIGHWAY DESIGN MANUALSECTION 405.1(2)(a) CALTRANS CORNER SIGHT DISTANCEPER HIGHWAY DESIGN MANUALSECTION 405.1(2)(a)PROPOSED DO NOT ENTER SIGNFACING HARBOR COVE WAYPROPOSED GATE PROPOSED STOP SIGN.WARNING SIGNS ARE ALLOWEDIN SIGHT TRIANGLE PER CITYCODE SECTION 12.28.020 20'
TYPE 1 DIRECTIONAL ARROWPER CALIFORNIA MUTCDPROPOSED STOP BARHARBOR COVE WAY KANKAKEE DRIVE27' I.O.D PERP.M. 191-131.5' PROPOSED I.O.D.12.5' P.U.E PERP.M. 191-13 PLOTTED: 5/16/2025 9:46 AM PLOTTED BY: JwheelerDWGNAME: F:\23-3349 Independence In Natomas\Planning\Exhibits\2025_05-15 Exit Gate Detail\Front Gate.dwg COPYRIGHT © 2024 NORTHSTAR ENGINEERING GROUP, INC
01" = 1051010'
KANKAKEE DRIVEWAY DETAIL FORINDEPENDENCE INNATOMASSACRAMENTO,CALIFORNIA
HATCH LEGENDEXISTING PAVEMENTEXISTING CONCRETEPROPOSED PAVEMENTPROPOSED CONCRETEPROPOSED STAMPEDPROPOSED DECORATIVEPAVEMENT CONCRETE PAVERS
DIORITE
WAY
BROAD WATER
DRIVE
WILD ROSE PARK
HARBOR COVE
WAY
20.0 20.0
20.0 20.0
19.0 18.017.016.015.0
14.0 13.0
12.0 11.0
10.0 9.0
8.0 7.0
6.06.0 7.0
8.09.0 10.0
11.0 12.013.0
14.0 15.016.0
17.018.0
19.0 18.0
17.0 16.0
15.014.0
13.0 12.0
11.0 10.09.08.0
7.0 6.0
6.0 7.0
8.0 9.0
10.0 11.0
12.0 13.0
14.0 15.0
16.0 17.0
18.0 19.0
20.0 19.0
18.0 17.0
16.0 15.0
14.0 13.0
12.0 11.010.09.08.0
7.0 6.0
7.0 8.0
9.0 10.011.0
12.0 13.0
14.0 15.016.017.018.0
19.020.0
21.0 22.0
23.0 24.024.0
24.024.0
22.0 25.025.0
24.0 23.0
24.0 23.0
23.0 23.0
23.0 24.0
24.0 25.0
22.0 22.0
21.0 23.0
22.023.0 22.022.0
21.022.0 23.022.021.023.024.023.023.0
22.021.0
21.0 22.0
22.0 22.0
21.0 21.0
20.0 21.0
21.0 21.0
21.0 21.0
21.0 21.0
18.0 19.0
20.0 19.0
21.0 21.0
19.0 18.0
18.0 18.0
19.0 19.019.0
20.020.0
19.0 19.0
20.0 21.0
22.0 19.0
N PARK DRIVE
EXISTING PROPERTY LINE
KANKAKEE DRIVE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
FF=22.50
PAD = 21.67
FF=22.85
PAD = 22.02
FF=22.90
PAD = 22.07
FF=22.65
PAD = 21.82
FF=23.35
PAD = 22.52
FF=23.60
PAD = 22.77
FF=23.85
PAD = 23.02
FF=24.10
PAD = 23.27
FF=24.30
PAD = 23.47
FF=24.55
PAD = 23.72
FF=24.80
PAD = 23.97
FF=24.55
PAD = 23.72
FF=24.40
PAD = 23.57
FF=24.65
PAD = 23.82
FF=24.00
PAD = 23.17
FF=24.15
PAD = 23.32
FF=24.40
PAD = 23.57
FF=24.65
PAD = 23.82
FF=24.90
PAD = 24.07
FF=24.75
PAD = 23.92
FF=24.50
PAD = 23.67
FF=24.25
PAD = 23.42
FF=23.95
PAD = 23.12
FF=23.70
PAD = 22.87
FF=24.00
PAD = 23.17
FF=24.25
PAD = 23.42
FF=24.50
PAD = 23.67
FF=24.75
PAD = 23.92FF=24.85
PAD = 24.02
FF=24.65
PAD = 23.82
FF=24.40
PAD = 23.57
FF=24.15
PAD = 23.32
FF=23.90
PAD = 23.07
FF=24.40
PAD = 23.57
FF=24.15
PAD = 23.32
FF=24.25
PAD = 23.42
FF=24.50
PAD = 23.67
FF=24.75
PAD = 23.92
FF=24.55
PAD = 23.72
FF=24.30
PAD = 23.47
FF=24.30
PAD = 23.47
FF=24.55
PAD = 23.72
FF=24.45
PAD = 23.62
FF=24.20
PAD = 23.37
FF=24.25
PAD = 23.42
FF=24.50
PAD = 23.67
FF=24.60
PAD = 23.77
FF=24.35
PAD = 23.52
FF=24.10
PAD = 23.27
FF=24.10
PAD = 23.27
FF=24.35
PAD = 23.52
FF=24.35
PAD = 23.52
FF=24.50
PAD = 23.67
FF=24.75
PAD = 23.92
FF=25.00
PAD = 24.17
FF=25.00
PAD = 24.17
FF=24.75
PAD = 23.92
FF=24.50
PAD = 23.67
FF=24.25
PAD = 23.42
FF=24.10
PAD = 23.27
FF=24.35
PAD = 23.52
FF=24.60
PAD = 23.77
FF=24.85
PAD = 24.02
FF=24.70
PAD = 23.87
FF=24.45
PAD = 23.62
FF=24.20
PAD = 23.37
FF=22.70
PAD = 21.87
FF=23.00
PAD = 22.17
FF=22.25
PAD = 21.42
FF=22.30
PAD = 21.47 FF=22.20
PAD = 21.37
FF=22.05
PAD = 21.22 FF=22.00
PAD = 21.17
FF=21.60
PAD = 20.77
FF=23.10
PAD = 22.27
FF=23.20
PAD = 22.37
FF=23.45
PAD = 22.62
FF=23.30
PAD = 22.47
FF=23.00
PAD = 22.17
FF=22.85
PAD = 22.02
FF=22.50
PAD = 21.67
FF=22.00
PAD = 21.17
FF=21.55
PAD = 20.72
FF=20.95
PAD = 20.12
FF=20.75
PAD = 19.92
GB
HP
GB
GB
GB
GB
GB
HP
GB
GB
HP
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
HP
HP HP
HP
HP
HP
HP
HP
GB
HP
HP
HP
HP
1.5%
1.5%
3.3%
1.5%
1.5%
0.5%1.5%
1.5%
0.5%
4.0%
1.5%
0.7%
1.5%
1.5%
1.5%
0.5%
4.0%
3.8%
1.5%
0.5%
1.5%
1.5%
1.5%
1.5%
1.5%
0.5%
4.0% 1.5%
2.0%
1.5%
1.5%
1.5%
1.5%1.5%1.5%
D
C6.1
29 B1
B
C6.1
A
C6.1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
0.5%
0.5%
0.5%
1.0%
0.5%
0.5%
0.5%
0.5%
0.6%
1.1%
0.5%
0.5%
2.7%
0.5%0.9%0.5%
3.7%
0.5%0.5%
0.5%
1.1%
0.8%
GB
0.5%
0.5%0.5%
1.5%
0.5%
1.5%
1.5%
3.3%
3.4%
1.0%
0.5%
0.5%
4.0%
GB
0.5%
0.5%
GB GB
G
C6.1
GC6.1
H
C4.1
H
C4.1
H
C4.1
H
C4.1
J
C4.1
J
C4.1
J
C4.1
E
C4.1
F
C4.1
F
C4.1
J
C4.1
E
C4.1
E
C4.1
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
STOP
STOP
STOP
STOP
GB
GB
1.5%
C
C6.1
45'
27'I.O.D.PERP.M.165-02
27'I.O.D.
28'
I.O.D.
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
100' EASEMENT FOR DRAINAGEFACILITIES PER P.M. 165-02
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
45'
27' I.O.D PERP.M. 191-13
30'
75'
CSD-1 EASEMENT PER20060104 O.R. 1145
I.O.D TO CITY OFSACRAMENTO PER20031010 o.r. 2210
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
28' I.O.D. PER
P.M. 165-02
EXISTING 27' I.O.D.
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
HATCH LEGEND
EXISTING PAVEMENTEXISTING CONCRETE
PROPOSED PAVEMENTPROPOSED CONCRETE
PROPOSED STAMPEDPROPOSED DECORATIVE
PAVEMENT CONCRETE PAVERS
GRADING AND DRAINAGE PLAN
AS SHOWN
0 1" =
40 2040
40'
ENTS
PERIMETER RETAINING WALL
LANDSCAPE/GARDEN WALL
WITH 10' MAX RETAINING
VARIES PER PLAN
VARIES PER PLAN
PROPOSED
BUILDING
EXISTING
PROPERTY
LINE
FNTS
MASONRY WALL
VARIES PER PLAN
VARIES PER PLAN
PROPOSED
BUILDING
EXISTING
PROPERTY
LINE
PERIMETER MASONRY WALL
STREET SECTION 26'
NTS
GARAGE
26' VARIES
VARIES
PROPOSED PAVEMENT SECTION
NOTE:
1. SUBGRADE PREPARATION PER GEOTECHNICAL REPORT AND CITY OF SACRAMENTO STANDARDS AND
SPECIFICATIONS
2. 2.BUILDING SLAB STRUCTURAL SECTION IS ASSUMED TO BE 5" P.C.C/1" PEA GRAVEL/4" A.B."; SECTION MAY CHANGE BASED ON STRUCTURAL ENGINEER'S RECOMMENDATION.
3. PAVEMENT SLOPES RANGE FROM 1.5% MIN TO 4% MAX.
GARAGE FC FCVARIES
SUBGRADE
PAD GRADE
STREET SECTION 24'HNTS
GARAGE
24' VARIES
VARIES
PROPOSED PAVEMENT SECTION
NOTE:
1. SUBGRADE PREPARATION PER GEOTECHNICAL REPORT AND CITY OF SACRAMENTO STANDARDS AND
SPECIFICATIONS
2. BUILDING SLAB STRUCTURAL SECTION IS ASSUMED TO BE 5" P.C.C/1" PEA GRAVEL/4" A.B."; SECTION MAY CHANGE BASED ON STRUCTURAL ENGINEER'S RECOMMENDATION.
3. PAVEMENT SLOPES RANGE FROM 1.5% MIN TO 4% MAX.
GARAGE FC FCVARIES
SUBGRADE
PAD GRADE
J
TYPICAL CURB-TYPE BIORETENTION SECTIONBNTS
VARIES1.5'VARIES
PONDING ZONE
3:1
VARIES 1.5'
3:1
TYPICAL SLOPED SIDE BIORETENTION SECTIONANTS
18" 6"-12"
VARIES
PROPOSED
CURB AND
GUTTER
PROPOSED
SIDEWALK
NTS
BIORETENTION PROFILE VIEWC
PONDING ZONE
1' 1'
18" 6"-12"12"
VARIES
4" SUB-SURFACE PERFORATED DRAIN PIPE
PROPOSED
CURB
PROPOSED
PAVEMENT
VARIES1.5'
3:1
2'
12"
4" SUB-SURFACE PERFORATED DRAIN PIPE
4" SUB-SURFACE PERFORATED DRAIN PIPE
9"
9"
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
NON-WOVEN GEOTEXTILE MEMBRANE
NON-WOVEN GEOTEXTILE MEMBRANE
NON-WOVEN GEOTEXTILE MEMBRANE
PROPOSED
WALL/FENCE
PROPOSED
WALL
FILTER FABRIC
18" 6"-12"12" 9"
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
DETENTION/FILTRATION ZONE
VARIES .5'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:51 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C4.1 GRD.dwg C4.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
NTS
BIORETENTION PROFILE VIEWD
18" 6"-12"12"
VARIES
4" SUB-SURFACE PERFORATED DRAIN PIPE
PROPOSED
CURB
PROPOSED
SIDEWALK
VARIES1.5'
3:1
9"
NON-WOVEN GEOTEXTILE MEMBRANE
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
DETENTION/FILTRATION ZONE
VARIES .5' VARIES
PROPOSED
BUILDING
VEGETATED SWALE
15'
GNTS
VARIES PER PLAN
PROPOSED
BUILDING
PERIMETER MASONRY WALL
2'4.5'4.5'VARIES
3:1
3:1
GRADE TO MATCH EXISTING
0.5'
2'
EXISTING GROUND
WATER LEVEL DURING
WATER QUALITY EVENT
GRASS HEIGHT 4" TO 6"
6" SANDY LOAM TOP SOIL
SOD FORMING VEGETATION PER SACRAMENTO REGION
STORM WATER QUALITY DESIGN MANUAL
TELEPHONE
RISER
DIORITE
WAY
BROAD WATER
DRIVE
ELECTRIC VAULTWILD ROSE PARK
HARBOR COVE
WAY
Ex8"SS
Ex8"SS
Ex8"SS
Ex8"SS
Ex8"SSEx12"SS
Ex8"SS
Ex8"SS
Ex12"SS
Ex8"SS
Ex42"SS
Ex42"SS
Ex42"SS
Ex12"SS
WM
WV
WV
WV
WV
WM
WM
WM WM
WM
WM
Ex66"SD
Ex66"SD
Ex12"SD
Ex12"SD
Ex66"SD
Ex36"SD Ex36"SD
Ex60"SD
Ex24"SD Ex18"SD
Ex18"SD
Ex15"SD
Ex36"SD
TEL
SLB
ELB
SLB
SLB
SLB
SLB
ELB
TEL
TEL
TEL
TEL
TP
N PARK DRIVE
Ex8"W
Ex8"WEx12"W
Ex12"W
Ex12"W
Ex12"W
Ex8"W
Ex8"W
Ex8"W
Ex8"W
WVWV
Ex18"SD
WV
KANKAKEE DRIVE
WV
WV
BO
WV
WVWV
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
SD
SS
W
SD
SD
SD SD
SD
SD
SD
SD
SD SD
SD
SS
SS
SS
SSSS
SS
SSSS
SS
SS SS
SS
SS
W
W
W
W W
W
W
W
W
W W W
W
W
WW
W
29 B1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
STOP
STOP
STOP
STOP
45'
27'I.O.D.PERP.M.165-02
27'I.O.D.
28'
I.O.D.
27.5'
SANITARY SEWER
EASEMENT
PER
20110114 O.R. 0776
100' EASEMENT FOR DRAINAGEFACILITIES PER P.M. 165-02
75'S.C.R.S.D. SEWER
INTERCEPTOR RESERVATION
PER
165 P.M. 02
45'
27' I.O.D PERP.M. 191-13
30'
75'
CSD-1 EASEMENT PER20060104 O.R. 1145
I.O.D TO CITY OFSACRAMENTO PER20031010 o.r. 2210
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
28' I.O.D. PER
P.M. 165-02
EXISTING 27' I.O.D.
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
LEGEND
PROJECT BOUNDARY
EXISTING SANITARY SEWER
PROPOSED SANITARY SEWER
EXISTING STORM DRAIN
PROPOSED STORM DRAIN
EXISTING WATER
PROPOSED WATER (COMBINED FIRE + DOMESTIC)
PROPOSED SEWER MANHOLE
PROPOSED SEWER CLEANOUT
PROPOSED STORM DRAIN CURB INLET
PROPOSED STORM DRAIN CATCH BASIN
PROPOSED STORM DRAIN MANHOLE
PROPOSED PEAK DIVERSION STORMFILTER
PROPOSED WATER METER
PROPOSED REDUCED PRESSURE BACKFLOW
PREVENTER
PROPOSED WATER VALVE
PROPOSED FIRE HYDRANT
WM
BFP
WV
PROPOSED
BIORETENTION / VEGETATED SWALE
HATCH LEGEND
PER THE CITY OF SACRAMENTO ONSITE DRAINAGE MANUAL, DRAINAGE MITIGATION
IS CURRENTLY PROVIDED FOR THE SITE ASSUMING AN IMPERVIOUS COVERAGE OF 50% OF THE PROPERTY AREA. ANY IMPERVIOUS AREAS BEYOND THE 50%
THRESHOLD WILL BE MITIGATED AT THE RATES IDENTIFIED IN THE ONSITE DRAINAGE MANUAL.
STORM DRAINAGE MITIGATION
COMPOSITE UTILITY PLAN
AS SHOWN
0 1" =
40 2040
40'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:51 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C5.1 UTIL.dwg C5.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
LEGEND
PROJECT BOUNDARY
BIORETENTION TOP
BIORETENTION BOTTOM
EXISTING STORM DRAIN
PROPOSED STORM DRAIN
PROPOSED STORM DRAIN CURB INLET
PROPOSED STORM DRAIN MANHOLE
A-7
1.36 0.90
AREA ID
ACREAGE
IMPERVIOUS RATIO (%)
PROPOSED
BIORETENTION / VEGETATED SWALE
HATCH LEGEND
DIORITE
WAY
BROAD WATER
DRIVE
WILD ROSE PARK
HARBOR COVE
WAY
Ex66"SD
Ex66"SD
Ex12"SD
Ex12"SD
Ex66"SD
Ex36"SD Ex36"SD
Ex60"SD
Ex24"SD Ex18"SD
Ex18"SD
Ex15"SD
Ex36"SD
TEL
SLB
ELB
SLB
SLB
SLB
SLB
ELB
TEL
TEL
TEL
TEL
TP
N PARK DRIVE
EXISTING PROPERTY LINE
Ex18"SDKANKAKEE DRIVE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
A-1
1.90 0.60
A-2
0.24 0.85
A-5
0.17 0.85
A-4
0.33 0.85
A-3
0.20 0.85
A-6
3.50 0.85 A-7
3.63 0.85
D
C6.1
29 B1
B
C6.1
A
C6.1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
SDSF-2
SDSF-1
IMP-5
IMP-4
IMP-3
IMP-2IMP-1
N O P A R K I N G
G
C6.1
GC6.1
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
STOP
STOP
STOP
STOP
C
C6.1
STORM WATER QUALITY PLAN
AS SHOWN
0 1" =
40 2040
40'
REQUIRED TREATMENT AREA CALCULATION (PER SWQ MANUAL FOR THE SACRAMENTO REGION JULY 2018)
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:50 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C6.1 SWQ.dwg C6.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
TYPICAL CURB-TYPE BIORETENTION SECTIONBNTS
VARIES1.5'VARIES
PONDING ZONE
3:1
VARIES 1.5'
3:1
TYPICAL SLOPED SIDE BIORETENTION SECTIONANTS
18" 6"-12"
VARIES
PROPOSED
CURB AND
GUTTER
PROPOSED
SIDEWALK
NTS
BIORETENTION PROFILE VIEWC
PONDING ZONE
1' 1'
18" 6"-12"9"
VARIES
4" SUB-SURFACE PERFORATED DRAIN PIPE
PROPOSED
CURB
PROPOSED
PAVEMENT
VARIES1.5'
3:1
2'
9"
4" SUB-SURFACE PERFORATED DRAIN PIPE
4" SUB-SURFACE PERFORATED DRAIN PIPE
9"
9"
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
NON-WOVEN GEOTEXTILE MEMBRANE
NON-WOVEN GEOTEXTILE MEMBRANE
NON-WOVEN GEOTEXTILE MEMBRANE
PROPOSED
WALL
PROPOSED
WALL
FILTER FABRIC
18"9" 9"
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
DETENTION/FILTRATION ZONE
VARIES .5'
DMAArea (ft2)Imperviousness RatioDrains ToRunoff CoefficientP0 (in)WQV (ft3)Average Surcharge Depth (in) Required Surface Area (ft2)Provided Surface Area (ft2)Treatment TypeTreated Impervious Area (ft2)LID Credits 182,71060%IMP-10.41N/AN/AN/A12,40712,798Mulched Vegetated Swale49,62626.9 210,66185%IMP-20.660.4842412424425Bioretention9,0624.9
38,52785%IMP-30.660.48 33912339343Bioretention7,2483.9
414,52085%IMP-40.660.48 57712577635Bioretention12,3426.7 57,40785%IMP-50.660.48 29512295388Bioretention6,2963.4
6152,65485%SDSF-10.66N/AN/AN/AN/AN/AContech Stormfilter129,7560.0 7158,13885%SDSF-20.66N/AN/AN/AN/AN/AContech Stormfilter134,4170.0 Totals:434,61714,589214,33045.8
Total Area
Treated by LID
Measures:
123,825ft2
Total
Impervious
Area Treated
by LID
Measures:
84,574ft2
Total Average
Bioretention
Surcharge
Depth:
12.0in
NTS
BIORETENTION PROFILE VIEWD
18" 6"-12"9"
VARIES
4" SUB-SURFACE PERFORATED DRAIN PIPE
PROPOSED
CURB
PROPOSED
SIDEWALK
VARIES1.5'
3:1
9"
NON-WOVEN GEOTEXTILE MEMBRANE
PONDING ZONE
GRAVEL LAYER
(1"-2.5" DIAMETER STONE)
BIORETENTION SOIL MEDIA LAYER
SANDY LOAM LAYER
FILTER FABRIC
DETENTION/FILTRATION ZONE
VARIES .5' VARIES
PROPOSED
BUILDING
VEGETATED SWALE
15'
GNTS
VARIES PER PLAN
PROPOSED
BUILDING
PERIMETER MASONRY WALL
2'
6"-12"
4.5'4.5'VARIES
3:1
3:1
GRADE TO MATCH EXISTING
0.5'
2'
EXISTING GROUND
WATER LEVEL DURING
WATER QUALITY EVENT
GRASS HEIGHT 4" TO 6"
6" SANDY LOAM TOP SOIL
SOD FORMING VEGETATION PER SACRAMENTO REGION
STORM WATER QUALITY DESIGN MANUAL
STORM WATER QUALITY PLAN
AS SHOWN
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:51 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C6.2 SWQ.dwg C6.2
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
DIORITE
WAY
BROAD WATER
DRIVE
WILD ROSE PARK
HARBOR COVE
WAY
20.0 20.0
20.0 20.0
19.0 18.017.016.015.0
14.0 13.0
12.0 11.0
10.0 9.0
8.0 7.0
6.06.0 7.0
8.09.0 10.0
11.0 12.013.014.0
15.016.0
17.018.0
19.0 11.0
10.09.08.0 7.0
6.0 6.0
7.0 8.0
9.0 10.0
11.0 12.0
13.0 14.0
15.0 16.0
17.0 18.0
19.0 7.0
6.0 7.0
8.0 9.0
10.0 11.012.0
13.0 14.0
15.016.017.018.0
19.020.0
21.0 22.0
23.0 24.024.0
24.024.0
22.0 25.025.0
24.0 23.0
24.0 23.0
23.0 23.0
23.0 24.0
24.0 25.0
22.0 22.0
21.0 23.0
22.023.0 22.022.0
21.022.0 23.022.021.023.024.023.023.0
22.021.0
21.0 22.0
22.0 22.0
21.0 21.0
20.0 21.0
21.0 21.0
21.0 21.0
21.0 21.0
18.0 19.0
20.0 19.0
21.0 21.0
19.0 18.0
18.0 18.0
19.0 19.019.0
20.020.0
19.0 19.0
20.0 21.0
22.0 19.0
N PARK DRIVE
EXISTING PROPERTY LINE
KANKAKEE DRIVE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
EXISTING PROPERTY LINE
15 B1
16 B1X
17 B3
18 B1
19 B5
20 B3
21 B1
22 B3
23 B1
24 B3X
25 B3X
26 B1
27 B3
28 B1
30 B1X
31 B3
32 B1
33 B3X
34 B3X
35 B1
36 B3
37 B1X
38 B1
39 B1
29 B1
68 B5
67 B3X
69 B3Y
70 B1Y
71 B3Y
72 B1Y
73 B3Y
74 B1Y
75 B3Y
76 B1Y
77 B3Y
78 B1Y
79 B3Y
80 B3X
81 B5
82 B5
83 B3X
84 B3X
85 B3X1
B1
2 B3X
3 B3X
4 B5
5 B5
6 B1
7 B3
8 B1
9 B1X
10 B3
11 B1
12 B3
13 B1
14 B5
40 B3
41 B1
42 B3X
43 B3X
44 B1
45 B3
46 B1
47 B3
48 B1
49 B3
50 B1
51 B5
52 B3X
53 B3
54 B3
55 B3
56 B1
57 B3
58 B1
59 B3X
60 B3X
61 B1
62 B3
63 B1
64 B1
65 B3
66 B1X
POOL
MAINT.
LEASING
N O P A R K I N G
H
C7.1
AC7.1B
C7.1
CC7.1
D
C7.1
E
C7.1
F
C7.1
G
C7.1
12.5' PROPOSED PUE
12.5' PROPOSED PUE
12.5' PROPOSED PUE
STOP
STOP
STOP
STOP
1.5' I.O.D. BY THIS MAP
1.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
0.5' I.O.D. BY THIS MAP
HATCH LEGEND
EXISTING PAVEMENTEXISTING CONCRETE
PROPOSED PAVEMENTPROPOSED CONCRETE
PROPOSED STAMPEDPROPOSED DECORATIVE
PAVEMENT CONCRETE PAVERS
STREET CROSS SECTIONS
AS SHOWN
0 1" =
40 2040
40'
APPROVED
SHEET
NUMBER
DATEDESCRIPTIONS
REVISIONS
NO.
JOB #:
DATE:
SCALE:
DRAWN:
DESIGN:
CHK'D:
PLOTTED: 05/21/2025 13:51 PLOTTED BY: Jmcdermott
DWGNAME: F:\23-3349 Independence In Natomas\Planning\Planning Plans\C7.1 STR.dwg C7.1
COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC
CALIFORNIA
23-3349
CRW
CRW
JPM
05/23/2025
SACRAMENTO, INDEPENDENCE IN NATOMAS
TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES
KANKAKEE DRIVE CROSS SECTION'
NTS A
KANKAKEE DRIVE CROSS SECTION'
NTS B
KANKAKEE DRIVE CROSS SECTION'
NTS C
NORTH PARK DRIVE CROSS SECTION
NTS D
NORTH PARK DRIVE CROSS SECTION
NTS E
NORTH PARK DRIVE CROSS SECTION
NTS FNORTH PARK DRIVE CROSS SECTION
NTS GNORTH PARK DRIVE CROSS SECTION
NTS H
SUBGRADE
SAWCUT
SAWCUT
SAWCUT
SAWCUT
SAWCUT
SAWCUTSAWCUT
SUBGRADE
SUBGRADE
SUBGRADE
SUBGRADE
SUBGRADESUBGRADESUBGRADE
PROPOSED PAVEMENT EXISTING PAVEMENT
EXISTING PAVEMENT
PROPOSED BIKE PATH
EXISTING CURB AND GUTTER
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
EXISTING SIDEWALK
PROPOSED SIDEWALK PROPOSED CURB AND GUTTER
EXISTING SIDEWALK
EXISTING CURB AND GUTTER
FC FC
FCFC
±25'±7'
±40'
±5.5' ±13'7'4'
±5.5'±5.5'
61.5'
25.5'PROPERTY LINE25.5'
1.5'
PROPOSED R/W
EXISTING R/W EXISTING R/W
PROPOSED WALL
30.75'PROPERTY LINE30.75'
10.9'
51'
EXISTING R/W
EXISTING R/W
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEPROPERTY LINE
EXISTING R/W
EXISTING R/W
EXISTING R/W
EXISTING R/WEXISTING R/W
±5.5'
±5.5'
±5'
±5'
±5'±5'5.5'2.7' ±33'13'
PROPOSED WALL
EXISTING R/W
28'
56'
28'
EXISTING PAVEMENT
PROPOSED PAVEMENT EXISTING CURB AND GUTTERPROPOSED CURB AND GUTTER
EXISTING SIDEWALK
PROPOSED SIDEWALK
10' 8' ±33'
28'
56'
EXISTING R/W
28'
EXISTING PAVEMENT
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
PROPOSED PAVEMENT
PROPOSED DRIVEWAY
FC FC FC
±6'
±6'
±6'
5.5'4.25' ±33'13'
28'
56'
EXISTING R/W
PROPOSED WALL
PROPOSED WALL
28'
PROPOSED PAVEMENT
EXISTING PAVEMENT
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
PROPOSED CURB AND GUTTER
PROPOSED SIDEWALK
FCFC
28'
56'
±27'8'3' VARIES
28'
EXISTING R/W
PROPOSED R/W
PROPOSED PAVEMENT
PROPOSED CURB AND GUTTER
PROPOSED SIDEWALK
FC FC
EXISTING PAVEMENT
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
EXISTING R/W
34.5'
61.5'
61.5'
±32'
±32'
27'
5' 1.5'
EXISTING R/W
PROPOSED R/W
34.5'27'
5' 1.5'
EXISTING R/W
PROPOSED R/W
FC
FC14'
14'4' FC
4' FC
PROPOSED PAVEMENT
PROPOSED CURB AND GUTTER
PROPOSED SIDEWALK
EXISTING PAVEMENT
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
PROPOSED PAVEMENT
PROPOSED CURB AND GUTTER
PROPOSED SIDEWALK
EXISTING PAVEMENT
EXISTING CURB AND GUTTER
EXISTING SIDEWALK
PROPOSED WALL
PROPOSED WALL
3'
PROPOSED FENCE
PROPOSED R/W PROPOSED R/W
PROPOSED R/W
0.5'
5.5'
NorthStar Engineering Group, Inc.
620 12th Street, Modesto, CA
(209) 524-3525
June 6, 2025
City of Sacramento
Attn: Community Development Department
300 Richards Boulevard
Third Floor
Sacramento, CA 95811
RE: Deviation request for Non-Standard Street Section
To whom it may concern,
NorthStar Engineering Group, Inc. (“NorthStar”) has been requested to prepare a letter supporting the deviation from the street section for Kankakee Drive along the frontage of Independence in Natomas, a 170-unit duplex rental community. We are requesting a deviation from the street section provided by the City of Sacramento to Lewis Management Corporation (Lewis). The city-requested section is included as an attachment to this letter.
The proposed section deviates from the City’s requested section in the placement of sidewalk and planter locations. The proposed deviation features an attached 5-foot wide sidewalk (measured from back of curb), with planter areas behind the sidewalk and in front of the proposed wall. We have attached NorthStar’s proposed deviation detail for the frontage along Kankakee drive, as well as a rendering of the frontage planters prepared by Angeleno Associates.
NorthStar has also reviewed the attached letter, prepared by Lewis Management Corporation, in which they describe the reasoning behind this deviation request. We find Lewis Management Corporation’s reasoning acceptable from an engineering standpoint.
The proposed street section will implement the following goals and policies of the general plan:
• Policy LU 1.1.5
o Infill Development: The City shall promote and provide incentives (e.g. focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability.
• Policy LU 2.1.1
o Neighborhoods as a Basic Unit: Recognizing that Sacramento’s neighborhoods are the basic living environments that make up the city’s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their
NorthStar Engineering Group, Inc.
620 12th Street, Modesto, CA
(209) 524-3525
distinctiveness, identity, and livability from the downtown core to well- integrated new growth areas.
• Policy LU 2.1.2
o Protect Established Neighborhoods: The City shall preserve, protect, and enhance established neighborhoods by providing sensitive transitions between these neighborhoods and adjoining areas, and by requiring new development, both private and public, to respect and respond to those existing physical characteristics, buildings, streetscapes, open spaces, and urban form that contribute to the overall character and livability of the neighborhood. • Policy LU 4.1.7
o Neighborhood Transitions: The City shall provide for appropriate transitions between different land use and urban form designations along the alignment of alleys or rear lot lines and along street centerlines, in order to maintain consistent scale, form, and character on both sides of public streetscapes. • Policy H-2.2.1
o Quality Infill Development: The City shall promote quality residential infill development by maintaining and implementing flexible development standards. • Goal M 2.1
o Integrated Pedestrian System: Design, construct, and maintain a universally accessible, safe, convenient, integrated and well-connected pedestrian system that promotes walking.
The proposed street section adheres to the required findings below:
• The proposed street section is not expected to cost less to construct than a standard major collector street section. Therefore, this request is not made based on the cost to the developer.
• The requested design deviation will not impact the health, safety and welfare of the public, as it does not create a hazardous condition.
• The requested deviation is in accordance with the intent and purposes of City of Sacramento Municipal Code and is consistent with the City of Sacramento General Plan as discussed above.
Please let us know if this deviation is acceptable. If you have any questions or comments regarding this letter, please do not hesitate to contact me at (209) 524-3525 or [email protected].
Sincerely,
Casey Walker, PE
NorthStar Engineering Group
NorthStar Engineering Group, Inc.
620 12th Street, Modesto, CA
(209) 524-3525
Attachments
1. Justification Letter from Lewis Management Corporation
2. Deviation Exhibit prepared by NorthStar Engineering Group
3. Landscape Rendering prepared by Angeleno Associates
LEWIS LAND DEVELOPERS, LLC.
9216 Kiefer Blvd. Suite 4 ♦ Sacramento, California 95826 Tel.: (916) 403 - 1706 ♦ email: [email protected] City of Sacramento
Planning Application – P22_047
June 23, 2023
City of Sacramento
Attn: Community Development Department
300 Richards Boulevard
Third Floor
Sacramento, CA 95811
Re: Independence in Natomas – Request for Frontage Improvements that Maintain Surrounding Conditions
Over the past twelve months, Lewis Land Developers, LLC (“Lewis”) has been working with staff on refining the project proposal for Independence in Natomas, located at “0” North Park Drive (APNs 225- 1780-003 and 201-0300-145).
In April 2022, and then again in January 2023, staff met virtually with Lewis to discuss the planned activities for the project as it relates to frontage improvements, including the use of monolithic sidewalks versus separated sidewalks with landscape strips. In addition to other City staff, Zarah Lacson, Assistant Civil Engineer, Transportation Division, Public Works Department was included in the April 2023 discussion. Lewis is also in receipt of written comments from Public Works, as provided by Zarah Lacson on December 23, 2022.
Frontage Improvements
For Independence in Natomas, a 166-unit duplex rental community, Lewis has reviewed the City’s frontage improvement requirements and is proposing the following:
• North Park Drive – proposed street section incudes (north from centerline) 12-feet drive aisle, 4- feet bike lane, 7-feet on-street parking, 5-feet monolithic (joined) sidewalk. • Kankakee Drive – proposed street section incudes (east from centerline) 12-feet drive aisle, 4- feet bike lane, 7-feet on-street parking, 5-feet monolithic (joined) sidewalk.
Further discussion on Lewis’ proposal for each of these street sections is provided below.
North Park Drive Discussion
As depicted on the attached Sidewalk Comparison Map, North Park Drive is comprised primarily of monolithic (attached) sidewalks in front of residential uses, extending 0.4-miles west to East Commerce City of Sacramento – Waste Management
June 23, 2023
Way and 0.9-miles east to Natomas Boulevard. The one exception to this condition is from East Commerce Way to the Hampton Village community entrance, where a landscape strip is provided between the sidewalk and the bike land, but no street parking is provided.
To match the existing conditions along North Park Drive, Lewis is requesting that the northern street section be constructed similar to the street section to the east and west of the project. This will ensure a unified neighborhood look and feel, still provide on-street parking, and allow for trees and landscaping behind the walk.
Kankakee Drive Discussion
The majority of Kankakee Drive is comprised primarily of monolithic (attached) sidewalks. Although there are separated sidewalks to the west (across the street), the condition of the planted/landscaped areas has proven difficult to maintain. There is a lack of trees and the majority of vegetation has been converted to grass, which is water intensive and requires substantial maintenance. Additionally, these landscape strips pose a trip/fall hazard for passengers exiting a vehicle into the vegetated areas.
Lewis is requesting that the eastern half of the Kankakee Drive street section be constructed similar to that along Wild Rose Park, north of the project. This will create a unified neighborhood look and feel with existing sidewalk along the eastern half of Kankakee Drive, while still provide on-street parking and allowing for trees and landscaping behind the walk.
Landscape Strips Discussion
Though Lewis understands the City’s desire for a built environment that is both pleasant and inviting, we are proposing that the landscaping for each street section be behind the monolithic (attached) sidewalk.
Typically, landscape strips are difficult to maintain and are prone to liability concerns for passengers as they exit the vehicle and step into uneven landscaping (instead of solid footing on hardscape). They require considerable resources to maintain the vegetation due to foot traffic from exiting passengers and are not conservation friendly as they use considerable water resources to keep a small area of landscaping green. A quick review of landscaping strips that have been included in some of the surrounding neighborhoods indicates that these areas are often devoid of the original vegetation, have mostly been converted to grass or rock, and are prone to lack of maintenance. A few examples from the surrounding neighborhoods are depicted below.
City of Sacramento – Waste Management
June 23, 2023
Thank you for your consideration of this request.
Sincerely,
LEWIS LAND DEVELOPERS, LLC.,
a Delaware limited liability company
By: Lewis Management Corp.
a Delaware corporation, Its Manager
By:__________________________
Rob White
VP Planned Communities
cc: Ricki Blevis – Project Lead
N O P A R K I N G
STOPSTOPSTOPSTOP
PLOTTED: 6/6/2025 3:15 PM PLOTTED BY: CwalkerDWGNAME: F:\23-3349 Independence In Natomas\Planning\Calcs and Reports\Driveway Variance Package\Kankakee Exhibit.dwgCOPYRIGHT ©2025NORTHSTAR ENGINEERING GROUP, INCPROPOSED KANKAKEE DRIVE EASTERN STREET SECTIONNTS
SUBGRADE
PROPERTY LINE27'5'1.5'EXISTING R/WPROPOSED R/W
4'FC PROPOSED CURB AND GUTTERPROPOSED SIDEWALKPROPOSED WALL INDEPENDENCEIN NATOMASDESIGN DEVIATIONNON-STANDARD STREET SECTIONLOCATION MAP1" = 150' CITY-REQUESTED KANKAKEE DRIVE EASTERN STREET SECTIONNTS
SUBGRADE
FCCURB AND GUTTERPROPOSED WALL
12' TRAVEL LANE4' BIKE LANE7' PARKING LANE6.5' PLANTER5' SIDEWALK ℄ 12' TRAVEL LANE4' BIKE LANE7' PARKING LANELOCATION OF DEVIATIONREQUEST PHONE:PHONE:JOB: INDEPENDENCE IN NATOMASSACRAMENTO, CALEWIS LAND DEVELOPERS, LLC1156 N. MOUNTAIN AVENUE, UPLAND CA 91786(909) 985-0971ANGELENO ASSOCIATES, INC.147 E. CITY PLACE DR. SANTA ANA, CA 92705(714) 285-188809.17.242122A.1.3PERSPECTIVE VIEW 3
RICK'S SKETCHUP VIEW - FRONT YARDS
December 29, 2022
Deja Harris
North Area Planning Division Community Development Department City of Sacramento
Subject: P22-047 Independence in Natomas at North Park Drive Dear Ms. Harris,
I am writing on behalf of North Natomas Community Coalition (NNCC) to comment on P22-047 Independence in Natomas at North Park Drive.
NNCC is a community-based group consisting of residents from many HOAs and Community Associations in the North Natomas Area. Our goal is to analyze any new projects in our area and determine how they may or may not benefit our area. NNCC supports the request to rezone this property from R-1A to R-2B to allow for higher density. In reviewing the project, our members had the following comments for consideration by the developer and the Planning Department.
This development is bordered by Wild Rose Park to the north and a drainage canal open area on the east. The project shows 6-foot block walls on both of these sides of the development, isolating it visually from the surrounding open space. Tubular steel fence is shown for the western side, facing the adjoining neighborhood.
All sides could utilize this fencing, to open the community to the surrounding area.
NNCC supports this project’s completion of the adjoining Red Bud Bike Trail from the park to North Park Drive.
However, ending the trail at a busy street, without an intersection to slow traffic is hazardous. Perhaps the bike trail could move west as it nears North Park Drive and cross at Broadwater Drive. This would require the dog park to move somewhat, perhaps north of the pedestrian path to it. Also, pedestrian and bike paths from the development to the bike path are desirable. One possible location is between buildings 8 and 9, which have a wider space.
The lack of shade-producing trees internally in this development is concerning. There isn’t enough room to accommodate trees between the buildings.
The dog park is shown using artificial turf. This may prove difficult to maintain, especially for removing the odor of urine, unless it is frequently watered down. The dog park is not shaded in any way, and the turf will become very hot during the summer, potentially harming dogs’ feet and making it undesirable for the owners.
If trash collection is to be done only at the one collection bin on the eastern side of the development, that is concerning for residents who will have to carry their garbage across several streets to get there in all types of weather. Additionally, the three types of collection bins (waste, recycling and organic) do not appear to be provided for in the drawing.
There don’t seem to be any internal bicycle or pedestrian paths.
Thank you for your consideration.
Lisa Pray, President
NNCC
1 Deja Harris
From: ProjectReview <[email protected]>
Sent: Monday, December 19, 2022 11:36 AM
To: Deja Harris
Cc: ProjectReview
Subject: Re: P22-047, Independence in Natomas at North Park Drive Hello Deja,
Thank you for routing the Independence in Natomas at North Park Drive to Civic Thread. Our comments are minimal and therefore conveyed here rather than a formal letter:
1. We fully support the rezoning from Single‐Unit or Duplex Dwelling to Multi‐Unit Dwelling.
2. The project's inclusion of direct pedestrian connections through the center of the development, connecting residents to the open space immediately north is appreciated.
3. The plans indicate that shade is provided for 55% of the total parking area. This does not include streets or sidewalk which contribute to a significant amount impervious surface left unshaded and contributing to the Urban Heat Island (UHI) effect.
a. We recommend the provision of more trees and shade, particularly along pedestrian paths that will reduce the UHI effect and help create a more comfortable walking, biking, or rolling experience for residents.
Thank you Deja, and if you have any questions, please feel free to reach out.
Best,
David Moore
Project Coordinator, Civic Thread
From: Deja Harris <[email protected]>
Sent: Tuesday, November 29, 2022 7:08 PM
To: Deja Harris <[email protected]>
Subject: P22‐047, Independence in Natomas at North Park Drive
Hello,
The Planning Division has received a new development application. Please see the information below about project file number P22‐047. The application materials can
be accessed from the ATTACHMENTS link below.
Please send your written comments to me by 12/29/2022. Do not hesitate to contact me if you have any questions about the project or issues accessing the application materials.
PROJECT INFORMATION
Project Name: Independence in Natomas at North Park Drive Project Summary: A request for: 1) Rezone of 2 vacant parcels located at the corner of Kankakee Drive and North Park Drive of approximately 10.8 acres from Single‐Unit or Duplex Dwelling (R‐1A‐PUD) to Multi‐Unit Dwelling (R‐2B‐PUD) ; 2) Tentative Map for Condominium Purposes and 3) Site Plan and Design Review for the construction of 83 duplex dwellings (166 units) within the Creekside Planned Unit Development. 1 Deja Harris
From: Munish Verma <[email protected]>
Sent: Saturday, December 31, 2022 11:24 AM
To: Deja Harris
Subject: P22-047
Hello,
My name is Munish Verma and I live on Diorite Way. I object on the planning of building condos on this lot because there is too much congestion in the cross streets. It will be a safety hazard and cause much more accidents in the area.
The parking on street
is not sufficient and will cause safety problems in the area.
If you need more information, you can contact me. Thank you
Sincerely,
Munish Verma
1 Deja Harris
From: Janine Olsen <[email protected]>
Sent: Saturday, December 17, 2022 6:46 AM
To: Deja Harris
Subject: Project P22-047
Hello,
I'm a concerned current community member. Where can the community protest the development of this project? Is a petition needed?
Sent from Yahoo Mail on Android
1 Deja Harris
From: Patricia Pfautch <[email protected]>
Sent: Wednesday, June 18, 2025 3:16 PM
To: clerk
Cc: Deja Harris
Subject: 06/26/25 CDD public hearing - comments
Good Afternoon,
I attempted to access the City of Sacramento's official website for public hearings. I did not see that the 6/26 Community Development Department Hearing (5:30pm) listed under the upcoming hearings. Next, I called the office of the City Clerk at 916-808-7200 during normal business hours and was routed to 311 where I spoke with someone that suggested that I contact the City Clerk via email to find out when the information would be available. Hence the reason for this email, as well as the ability to voice my concerns. Reading further into the notice of public hearing, it appears that this may become a moot point as long as the hearing agenda, eComments and Addendum (mitigated negative declaration) become available as stated by COB on Friday, June 20, 2025.
As I will not be able to attend in person due to my work schedule, I wanted to provide written comments online relative to "Independence in Natomas (P22-047)" for rezoning of single/duplex dwellings (R-1A- PUD) and Creekside PUD to Multi-unit Dwelling (R-2A-PUD) zoning. I live within the area that is likely to be impacted (on Bannock Glen Place), so more than a year ago I called the developer and gave them some of my concerns relative to traffic congestion, parking, traffic within the neighborhoods and school zone (Harbour Cove Way, North Park Drive, East Commerce Way which is currently a single lane from Ottumwa Drive to North Park Drive). I would like to see the Environmental addendum that was adopted to "mitigate negative declaration" to confirm that my concerns have been addressed. Note: if the "counters" on Harbour Cove Way are to gather true usage data, then this should have been done during the school year when the traffic is heavier as well as getting information from the section on East Commerce Way that is a single lane and can often cause backups of 15-20 cars at the stop sign at Ottumwa Drive. I know that when I was commuting during the school year, I would avoid that area and the school, driving through the Creekside neighborhoods in an attempt to miss the high volume of traffic.
Also, I'm concerned about parking (residents or guests) that may spill out onto the side streets of Kankakee Drive and Harbour Cove Way. With parking on both sides of the street on Harbour Cove Way, there isn't enough room for two cars to pass one another easily or safely.
I apologize for the lengthy list of concerns within the paragraph above, however, I wanted to make sure that I was able to state my concerns as I am not sure that I will be able to view the hearing and have the ability to review the agenda and to add eComments based upon the timing of this information being made available. Thank you.
Patricia Pfautch
916-798-8959
8 Bannock Glen Pl.
Sacramento, CA 95835
Agenda Item: eComments for 4. Independence in Natomas (P22-047) [Published 06/06/2025] File ID: 2025-00918 Overall Sentiment
Jaswinder Saini
Location:
Submitted At: 9:12pm 06-26-25
The natomas community is highly saturated with apartment complex, smaller home, which are densly packed. If we compare other suburbs or area for housing square footage, natomas will be on top. The roads are less wider as compared to other newly developed area and traffic on north park drive and around this identified location is very bad.Just to get from this location to freeway in the morning take more than15 minutes now. More.housing will just add to the traffic congestion.
I strongly recommend my council member Karina to oppose this.
Preetinder Singh
Location:
Submitted At: 7:59pm 06-26-25
I am writing to express concern regarding the government’s plan to build new housing for senior citizens in our neighborhood. While I understand the need for such projects, this development could unintentionally increase local traffic, strain public services, and lead to a rise in loitering or property-related crimes. It may also reduce the overall appeal and property values of nearby homes.
I urge the planning committee to reconsider the location or implement stronger community safeguards before moving forward.
Shokt Mhd
Location:
Submitted At: 3:42pm 06-26-25
I oppose this project because crime rates will be high, our houses values go down no body like to rent or buy a house in such over populated area. There is also car parking problem too much traffic problems because this area already very congested due to schools and small houses and narrow roads and streets. I request to the planners to rethink their proposal. Thanks
Lia M
Location:
Submitted At: 3:23pm 06-26-25
I strongly oppose the proposed construction of additional houses and apartment buildings in our neighborhood.
This project poses serious concerns for our existing residential community. The area is already densely populated, and the addition of high-density housing will only worsen traffic congestion, parking shortages, and noise levels. There is a school nearby that already contributes to daily overcrowding during drop-off and pick-up hours, adding more residents will intensify these issues and potentially impact student safety. Furthermore, the increased demand on local infrastructure, including roads, utilities, and public services, could reduce the quality of life for current residents and change the quiet, family-friendly character of our neighborhood. I respectfully urge planners to reconsider the location and scope of this development in light of these community-wide concerns.
Zach Sabac
Location:
Submitted At: 3:17pm 06-26-25
Rezoning for multi unit dwelling would not benefit the community and the location with that structure does not seem to fit the spacing well. There’s a walking path and park along with condos and single home nearby. A structure like a multi unit building will stick out from what is already built. A suggestion is to leave the space alone, build additional single home, or build a community sports court. Something that can be utilized for the already established community. Additional multi unit dwelling would cause bottlenecks in the neighborhood even further where the school is down the road. I oppose the revision.
Anonymous Young
Location:
Submitted At: 3:12pm 06-26-25
There should be no further housing developments in this area until after the number of lanes on E Commerce are increased and the 4 way stop sign by the park on e commerce is changed to a traffic light. It currently takes up to 20 minutes to go from artisan square on e commerce to the del paso light during the morning school rush. Adding more housing to this area is going to significantly make this issue worst.
Jhermaine DeMayo
Location:
Submitted At: 8:41am 06-26-25
This residential area is already impacted by the increase traffic from the nearby school and this multi dwelling complex would make it so much worse. Congestion issues and safety issues will definitely arise if this rezoning is approved.
This area is a residential community and a complex of this size would change the whole environment of the neighborhood and reason of why we chose this area to purchase a house to live in. We do not want to live next to an apartment complex and do not want the character of our neighborhood to change.
Denise Whitaker
Location:
Submitted At: 10:56pm 06-25-25
I oppose this rezoning for this development.
Traffic at the nearby intersection is already an issue, especially when school is in session, and the additional vehicles from a multi-unit dwelling will worsen congestion, increase safety risks, and disrupt traffic flow for residents.
The rezoning will also fundamentally change the neighborhood’s character, which is defined by its welcoming, community-oriented atmosphere. A high-density development will disrupt this balance and diminish the neighborhood’s appeal.
Lastly, our schools are already significantly overcrowded. Adding more residents will further overwhelm our neighborhood schools and staff, negatively affecting our children's education.
I urge decision-makers to reconsider this rezoning and pursue alternatives that better align with the community’s needs and character.
Mari Luna
Location:
Submitted At: 8:33pm 06-25-25
I oppose this plan. We need more infrastructure and schools are getting overcrowded as is. North Park Rd already has heavy traffic in the mornings from two schools.
Terri Meyer
Location:
Submitted At: 7:51pm 06-25-25
Please do not build a multi family units. We need single family homes with double garages and additional parking spaces. We need schools, hospitals, a post office and a police station. Let's build what is really needed.
Sego Cook
Location:
Submitted At: 7:44pm 06-25-25
Building an appartement complex on this lot is far from a good idea. Traffic is already very bad on this section of north park drive especially when school is in. Session. There are no ways to expand roads to accommodate more traffic that will be brought by such an infrastructure. North Natomas is already having many many developments, along i5, by the Walmart, by Costco etc. This is not the spot for such a complex, people enjoy open land, the community feel so please no rezoning, think about residents interest, not real estate companies/developers for once.
Sam Pa
Location:
Submitted At: 7:14pm 06-25-25
I am opposed to this. Please don't build more there. Traffic will be bad Jack Vaj
Location:
Submitted At: 6:47pm 06-25-25
I am opposed to this. Please don't build more there. Traffic will be bad and will cause accidents and maybe even death. The safety for this community comes first. Lots of pedestrian walk that way. Please don't do this. Please don't.
Meghan Starr
Location:
Submitted At: 6:42pm 06-25-25
I strongly oppose this rezoning. Traffic is already horrible in this area and this will just cause it to only get worse.
This will decrease property values and increase the density and change character of our neighborhood for the worse. There is already an increase in petty crimes with zero increase in police patrols. Allowing building height requirements to increase would drastically change not only the neighborhood but the city park right behind it and the community garden.
Please oppose this rezoning request so we can keep the integrity of our neighborhood and local park.
Ramandeep Singh
Location:
Submitted At: 3:09pm 06-25-25
I dont agree with this . I strongly appose because it will increase traffic and crime in this area. There is already lot of bad things going on in this area. Furthermore, the proximity of a school raises additional safety considerations.
Addressing speeding issues will be crucial if this development moves forward.
CAROLYN CANETE
Location:
Submitted At: 1:10pm 06-24-25
Regarding the proposed rezoning of the 10.8-acre land from the Single-Unit or Duplex Dwelling (R-1A-PUD) zone and Creekside Planned Unit Development (PUD) to Multi-Unit Dwelling (R-2A-PUD) zone, the tentative parcel map request for 170 residential units of 85 buildings with a deviation for non-standard street section, and deviations to rear-yard setback and accessory height requirements:
We, Carolyn Canete and Raymond Canete, who live one very short block away from the proposed rezoning and requested deviations, are adamantly against the rezoning and requested deviations for the following reasons:
1. Introducing a multi-unit development will negatively impact property values in our area, particularly those who, like us, live in close proximity to the project.
2. Increased density will strain infrastructure such as roads (North Park is already a highly traveled road, especially before and after school hours), schools (leading to overcrowding), and water and sewage systems since they were built with the expectation of single or duplex dwellings.
3. Noise pollution will increase due to increased traffic and the density of multi-unity dwellings. We already suffer from the planes flying overhead to and from the Sacramento International Airport.
4. Our neighborhood character will be altered, including the loss of the sense of community single-family homes provide.
5. Greenspace will be reduced both by the construction of the multi-unit dwellings and by the rear-yard deviation, which will increase urban heat and affect air quality, negatively impacting our community, the Wild Rose Community Garden just north of the proposed project, and walkers/bikers on the trail on the east side of the project.
6. Any deviation from accessory height requirements will impact the character and vibe of our community.
In summary, the negative impacts of the construction and use of 170 residential units in 85 buildings far outweigh any perceived advantage. We implore you to keep the zoning as it currently is, and not to consider allowing any deviations.
Gurtej Singh
Location:
Submitted At: 9:50am 06-24-25
I am writing to express my strong opposition to the proposed multi unit dwelling in our neighborhood. I believe that this project would have a detrimental impact on our community. This will increase traffic congestion, noise pollution. which could negatively impact the safety of pedestrians, particularly children near the school.
Furthermore, the proximity of a school raises additional safety considerations. Addressing speeding issues will be crucial if this development moves forward.
Sandeep Kaur
Location:
Submitted At: 8:58pm 06-23-25
I don't agree with multi-unit development because it will increase traffic, which could negatively impact the safety of pedestrians, particularly children near the school. Furthermore, the proximity of a school raises additional safety considerations. Addressing speeding issues will be crucial if this development moves forward. Already people drive recklessly on streets. We need something which can help the community.
Vernice Jackson
Location:
Submitted At: 5:05pm 06-22-25
We do not need any multi unit dwelling in this neighborhood, Ive been a resident of Creekside once it developed we were originally told that the vacant lot proposed for a skate park in the area which was built further down Kankakee Drive. NE Corner of North Park and Kankakee Drive is a disaster already let me give you example when school is in session H Allen Elementary I have a video camera that does 10,000 clips a month not set on animals but traffic as well as people walking. When school is not in session it is 8000 clips a month which both go over the clip amount.
NE Corner of North Park Drive and Kankakee needs a stop light not a stop sign!! There are so many homeless up and down North Park Drive in cars dropping trash on corners it's ridiculous Ive have called 311 so many times.
We need a fire department and more officers driving up and down the community. The value of house will deplit that's why we choose here but over the years it's getting worse. I like the parks available which is very nice, but I don't have my grandmother cross this street she loves walking. People fly up and down both streets like it a freeway all times of day. In the morning when I leave or my husband leaves it's so hard to get out the driveway because traffic is backed up!!! Go back to drawing board of this corner been vacant over 20 years, this proposal is nightmare.
Christina Ts
Location:
Submitted At: 11:38pm 06-21-25
The request for a rezone of a Multi-Unit Dwelling zone is not favorable. I currently live in the surrounding neighborhoods and recently purchased a home a few years ago. I enjoy the parks and the community that is built in the area. This proposal is new to me and feel that the revision would cause more issues for the neighborhood community. The revision will cause higher traffic flow. The single street on North Park Drive that leads to H. Allen Elementary School already has high bottleneck traffic during the school year. The design of a Multi-Unit Dwelling is not favorable as it will potentially impact our property values in the neighborhood negatively. The idea of having a Multi- Unit Dwelling does not fit our community needs and will stand out in the community of single homes. I oppose this revision and suggest additional suburban homes with an appropriate rear-yards or an active community center for locals. Please reconsider the revision.
Mark Rodriguez
Location:
Submitted At: 11:18am 06-21-25
Please do not go to Sun Spa, located at 6804 Fruitridge Rd #A Sacramento, CA, 95820, They will claim that they are too busy for you.
Saphire Xiong
Location:
Submitted At: 8:24am 06-20-25
e-Comment received by the City Clerk's office.
1 Saphire Xiong
From: [email protected]
Subject: FW: 06/26/25 CDD public hearing - comments
From: Patricia Pfautch <[email protected]>
Sent: Wednesday, June 18, 2025 3:16 PM
To: clerk <[email protected]>
Cc: Deja Harris <[email protected]>
Subject: 06/26/25 CDD public hearing - comments
Good Afternoon,
I attempted to access the City of Sacramento's official website for public hearings. I did not see that the 6/26 Community Development Department Hearing (5:30pm) listed under the upcoming hearings. Next, I called the office of the City Clerk at 916-808-7200 during normal business hours and was routed to 311 where I spoke with someone that suggested that I contact the City Clerk via email to find out when the information would be available. Hence the reason for this email, as well as the ability to voice my concerns. Reading further into the notice of public hearing, it appears that this may become a moot point as long as the hearing agenda, eComments and Addendum (mitigated negative declaration) become available as stated by COB on Friday, June 20, 2025.
As I will not be able to attend in person due to my work schedule, I wanted to provide written comments online relative to "Independence in Natomas (P22-047)" for rezoning of single/duplex dwellings (R-1A- PUD) and Creekside PUD to Multi-unit Dwelling (R-2A-PUD) zoning. I live within the area that is likely to be impacted (on Bannock Glen Place), so more than a year ago I called the developer and gave them some of my concerns relative to traffic congestion, parking, traffic within the neighborhoods and school zone (Harbour Cove Way, North Park Drive, East Commerce Way which is currently a single lane from Ottumwa Drive to North Park Drive). I would like to see the Environmental addendum that was adopted to "mitigate negative declaration" to confirm that my concerns have been addressed. Note: if the "counters" on Harbour Cove Way are to gather true usage data, then this should have been done during the school year when the traffic is heavier as well as getting information from the section on East Commerce Way that is a single lane and can often cause backups of 15-20 cars at the stop sign at Ottumwa Drive. I know that when I was commuting during the school year, I would avoid that area and the school, driving through the Creekside neighborhoods in an attempt to miss the high volume of traffic.
Also, I'm concerned about parking (residents or guests) that may spill out onto the side streets of Kankakee Drive and Harbour Cove Way. With parking on both sides of the street on Harbour Cove Way, there isn't enough room for two cars to pass one another easily or safely.
I apologize for the lengthy list of concerns within the paragraph above, however, I wanted to make sure that I was able to state my concerns as I am not sure that I will be able to view the hearing and have the ability to review the agenda and to add eComments based upon the timing of this information being made available. Thank you.
Patricia Pfautch
916-798-8959
8 Bannock Glen Pl.
2 Sacramento, CA 95835