CITY COUNCIL
Kevin McCarty, Mayor
Lisa Kaplan, District 1
Roger Dickinson, District 2
Karina Talamantes, Vice Mayor, District 3
Phil Pluckebaum, District 4
Caity Maple, District 5
Eric Guerra, Mayor Pro Tem, District 6
Rick Jennings, II, District 7
Mai Vang, District 8
CHARTER OFFICERS
Mindy Cuppy, City Clerk
Susana Alcala Wood, City Attorney
Farishta Ahrary, City Auditor
Leyne Milstein, Interim City Manager
John Colville, City Treasurer
City Council
Financing Authority
Housing Authority
Public Financing Authority
Redevelopment Agency Successor Agency
City Hall Complex
915 I Street, Sacramento, CA 95814
Published by the Office of the City Clerk
(916) 808-7200
SUPPLEMENTAL MATERIAL
Description: Attached is supplemental material received after publishing the agenda for Item 20, Attachment 15 - Letter from Jeffer Mangels Butler & Mitchel LLP Re: Crocker Village Residential
Development – Multi-Parcel (P24-028) Proposed Addition of Junior ADUs to Each Detached Unit.
For the Meeting of: Tuesday , September 9, 2025, at 5:00 p.m.
Agenda Item: Public Hearing Item 20
8. A
ppeal: Crocker Village Residential Development (P24-028) [Noticed 08/01/2025; Published 08/01/2025]
Fi
le ID: 2025-01456
Locat
ion: 2325 10th Avenue and 2341 Omaha Beach Avenue, APN(s): 013- 0010-046-0000 & 013-0490-110-0000, District 7
R
ecommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution finding the proposal for the 2.40-acre Flex Parcel project is consistent with the Environmental Impact Report for Curtis Park Village Project (State Clearing House # 2004082020); 2) a Resolution approving the Tentative Subdivision Map to subdivide the 2.49-acre Flex Parcel into 31 residential parcels and three common parcels, the Conditional Use Permit to develop single-unit dwellings within the Shopping Center (SC-PUD) Zone and Curtis Park Village Planned Unit Development, and Site Plan and Design Review to construct 31 single-unit dwellings on the ±2.49-acre Flex Parcel site located in the Shopping Center (SC-PUD) Zone and Curtis Park Village Planned Unit Development; and:
3) a Resolution denying an amendment the Curtis Park Village Planned Unit Development Schematic Plan and Guidelines to permit single-unit dwelling development on the Multi-Family Housing designated site, a Tentative Subdivision Map to subdivide the 2.37-acre Multi Parcel into 30 residential parcels for single-unit development and five common parcels, and Site Plan and Design Review for construction of 30 single-unit dwellings on a ±2.37-acre parcel within the Multi Parcel site located in the Multi-Unit Dwelling (R-4A-PUD) Zone and Curtis Park Village Planned Unit Development.
Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected]; Marcus Adams, Senior Planner, (916) 808-5044, [email protected]; Department of Community Development
City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2025-01456 9/9/2025
Appeal: Crocker Village Residential Development (P24-028) [Noticed 08/01/2025; Published 08/01/2025]
File ID: 2025-01456
Location: 2325 10th Avenue and 2341 Omaha Beach Avenue, APN(s): 013-0010-046-0000 & 013- 0490-110-0000, District 7
Recommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution finding the proposal for the 2.40-acre Flex Parcel project is consistent with the Environmental Impact Report for Curtis Park Village Project (State Clearing House # 2004082020); 2) a Resolution approving the Tentative Subdivision Map to subdivide the 2.49-acre Flex Parcel into 31 residential parcels and three common parcels, the Conditional Use Permit to develop single-unit dwellings within the Shopping Center (SC-PUD) Zone and Curtis Park Village Planned Unit Development, and Site Plan and Design Review to construct 31 single-unit dwellings on the ±2.49-acre Flex Parcel site located in the Shopping Center (SC-PUD) Zone and Curtis Park Village Planned Unit Development; and: 3) a Resolution denying an amendment the Curtis Park Village Planned Unit Development Schematic Plan and Guidelines to permit single-unit dwelling development on the Multi-Family Housing designated site, a Tentative Subdivision Map to subdivide the 2.37-acre Multi Parcel into 30 residential parcels for single-unit development and five common parcels, and Site Plan and Design Review for construction of 30 single-unit dwellings on a ±2.37-acre parcel within the Multi Parcel site located in the Multi-Unit Dwelling (R-4A-PUD) Zone and Curtis Park Village Planned Unit Development.
Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected]; Marcus Adams, Senior Planner, (916) 808-5044, [email protected]; Department of Community Development
Presenter: Danny Abbes, Associate Planner, (916) 808-5873, [email protected], Department of Community Development
Applicant: Paul Petrovich, 3680 Crocker Drive Suite 160, Sacramento, CA 95818 Property Owner: Paul Petrovich, 3680 Crocker Drive Suite 160, Sacramento, CA 95818
File ID: 2025-01456 9/9/2025
Attachments:
1-Description/Analysis
2-Background
3-Resolution: Finding Project Consistent with Curtis Park Village Project (P04-109) Environmental Impact Report and Mitigation Monitoring Plan
3A-Exhibit A City Council Resolutions: 2010-174 and 2010-572 3B-Exhibit B Mitigation Monitoring Program
4-Resolution: Approval of Flex-Parcel Entitlements
5-Resolution: Denial of Multi-Parcel Entitlements
6-Applicant Narrative and Proposed Resolution Amending the Curtis Park Village PUD Schematic Plan and Guidelines
7-Proposed Project Plans
8A-Public Comments
8B-Public Comments
8C-Public Comments
9-Original, Current, and Proposed Curtis Park Village PUD Schematic Plan land uses 10-Mitigation Monitoring Plan
11-Applicant Appeal Letter
12-Staff Response to Appeal Letter
13-Applicant Letter Claiming Housing Accountability Act Violation 14-California Housing and Community Development Letter Stating City Accordance with Housing Accountability Act
15-Letter from Jeffer Mangels Butler & Mitchel LLP Re: Crocker Village Residential Development - Multi-Parcel (P24-028) Proposed Addition of Junior ADUs to Each Detached Unit Description/Analysis
Issue Detail: The applicant is proposing to develop two vacant parcels (“Flex Parcel” and “Multi Parcel”) totaling 4.86 acres with a combined total of 61 single-unit dwellings within the Curtis Park Village Planned Unit Development (PUD). The required entitlements for the proposed development of the Flex Parcel site include a Conditional Use Permit to construct single-unit dwellings within the Shopping Center (SC-PUD) zone, a Tentative Subdivision Map to create 31 residential parcels, and Site Plan and Design Review to review the subdivision layout, housing design, and improvements.
The required entitlements for the proposed development of the Multi Parcel site include a Resolution amending the PUD Schematic Plan and Guidelines to permit single-unit dwelling development within the Multi-Family Housing designation, a Tentative Subdivision Map to create 30 residential parcels, and Site Plan and Design Review to review the subdivision layout, housing design, and improvements.
Staff recommends that the City Council approve entitlements associated with the “Flex Zone” property (2325 10th Avenue) and deny the requested entitlements associated with the “Multi Parcel” (2341 Omaha Beach Avenue).
File ID: 2025-01456 9/9/2025
In addition, since filing the appeal, the applicant has submitted a revised proposal for the Multi Site.
The revised proposal adds two junior accessory dwelling units to each single unit homes. Staff has reviewed the revised proposal and the revised proposal does not meet the PUD. Accordingly, the recommendation to deny remains unchanged.
Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to community organizations including Civic Thread, Sacramento Area Bicycle Advocates, Preservation Sacramento, Sacramento Metropolitan Air Quality Management District, Sacramento Housing Alliance, Environmental Council of Sacramento, and the Sierra Curtis Neighborhood Association.
Notification of this hearing was also sent to property owners and occupants within a 500-foot radius of the site, and the site was posted with contact information for project questions, as well as the date, time, and participation details for the project hearing.
Staff received responses from community groups and individuals that opposed single-unit dwelling development on the Multi Parcel, that opposed single-unit dwelling on both the Multi Parcel and the Flex Parcel, and that supported single-unit dwelling development on both the Multi Parcel and Flex Parcel. Some comment letters refer to a 100-foot-tall building to be constructed on the Multi Parcel site. There is no proposal by staff or anyone else to construct such a building. Staff does not propose development projects. All response letters and public e-comments can be found within Attachment 8 of this report.
Policy Considerations: The General Plan designation for the Flex Parcel site (2325 10th Avenue) is Residential Mixed Use (RMU). The RMU designation is intended to foster vibrant, walkable areas with a high-intensity mix of residential, commercial, office, and public uses, where daily errands can be accomplished on foot, by bicycle, or by transit.
The General Plan designation for the Multi Parcel site (2341 Omaha Beach Avenue) is Neighborhood (N). The N designation applies throughout Sacramento’s established residential neighborhoods and in newly annexed areas in the north of the city where primarily residential development is planned.
The N designation is intended to maintain and enhance livability and sense of place. The N designation is primarily comprised of residential uses, with some complementary neighborhood- serving commercial and public uses.
The following General Plan goal and policies support the development of residential units on both the Flex Zone site and the Multi Parcel site:
Goal LUP-1: A compact urban footprint and sustainable development pattern with infrastructure that supports efficient delivery of public services while protecting surrounding open space lands.
File ID: 2025-01456 9/9/2025
Policy LUP-1.1: Compact Urban Footprint. The City shall promote a land and resource- efficient development pattern and the placement of infrastructure to support efficient delivery of public services and conserve open space, reduce vehicle miles traveled, and improve air quality.
Policy LUP-1.8: Jobs-Housing Balance. The City shall encourage a balance between job type, the workforce, and housing development to reduce the negative impacts of long commutes and provide a range of employment opportunities for all city residents.
Staff Response: This urban infill development project makes efficient use of city land and infrastructure by utilizing existing street and utility networks, and by being positioned within walking distance to supportive commercial services, retail uses, and employment opportunities.
While residential construction on both the Flex Parcel and the Multi Parcel are consistent with General Plan Policies LUD-1.1 and LU-1.8, the project proposes single-unit homes, which are inconsistent with the Curtis Park Village Planned Unit Development Schematic Plan and Guidelines.
As a result, the project requests an amendment of the PUD to allow the development of single-unit dwellings in the Multi-Family Housing schematic plan designation. This amendment is inconsistent with the following 2040 General Plan policies:
Policy LUP-2.4 Development Intensity Linked to Transit. The City shall plan for higher development intensities around current and planned transit to optimize public investments and support an accessible, convenient network.
Staff Response: The “Multi Parcel” site is within an approximately 0.3-mile walking distance (1,730 feet) of a current light rail transit station. The request to decrease development intensity by redesignating the site from “multi-family” to “single-family” is inconsistent with 2040 General Plan LUP-2.4.
On September 28, 2010, Sacramento City Council approved the Curtis Park Village Planned Unit Development (PUD) Schematic Plan and Development Guidelines. The Curtis Park Village Schematic Plan was established to ensure development would be in conformance with the land uses, density, architectural guidelines, and development goals and purpose of the PUD.
The PUD clearly distinguishes between the commercial land uses (generally in the southern portion of the project), single family housing (in the northern portion of the project), and multi-family, in the center. The multi-family site, identified as 2341 Omaha Beach Avenue, is designated on the PUD Schematic Plan as Multi-Family. The Schematic Plan multi-family designation was recommended and adopted by the City Council with the expectation that the site’s higher development intensity would take advantage of proximity to the adjacent public transit investment.
File ID: 2025-01456 9/9/2025
Policy LUP-4.1 Transit-Supportive Development. The City shall encourage increased residential and commercial development intensity within ½-mile of existing high-frequency bus stops and existing and planned light rail stations, bus rapid transit stations, and commuter rail stations to support more frequent, reliable transit service and vibrant, walkable neighborhoods.
Staff Response: The subject site’s location, approximately 0.3-mile (1,730 foot) walking distance from the City College light rail station, is intended to support urban in fi
ll “smart growth” planning principles.
The placement of an intended multi-family residential development at the 2341 Omaha Beach Avenue site (Multi Parcel) was instrumental in the project securing transit-oriented development infrastructure funding, including the pedestrian/bike bridge connecting Crocker Village to the City College light rail station.
The importance of the anticipated synergy between a multi-family project at the subject site, as designated by the Schematic Plan, and adjacent public transit and retail/commercial goods and services, is evident in the language of the PUD’s four primary goals established by the PUD in 2010 and as they still read today:
1. “Create a visually interesting, pedestrian friendly mixed-use neighborhood that promotes smart growth principles.”
2. “Provide a vibrant and successful neighborhood retail center.”
3. “Provide various housing choices including single-family and cluster, affordable senior, and market-rate multi-family residences.”
4. “Maximize opportunities for efficient transit provided by the public transportation and roadway corridors serving the site of the PUD.”
Abandoning market rate multi-family development at the Multi Parcel site, in favor of more single- family development, is inconsistent with the PUD and 2040 General Plan vision, goals, and polices.
Policy LUP-5.3 Mixed-Use Neighborhood Centers. The City shall promote the development of strategically located mixed-use neighborhood centers that accommodate local-serving commercial, employment, entertainment, and cultural uses; provide diverse housing opportunities; are within walking distance of surrounding residents; and are efficiently served by transit.
Staff Response: The Multi Parcel site is strategically located within ¼ mile of “local-serving commercial, employment, entertainment,” and less than a ½ mile from transit. The Multi Parcel site is speci
fi
cally distinguished from the single-family designated neighborhoods, not only by its location,
File ID: 2025-01456 9/9/2025
but also by its purpose and attributes, as described on page 13 of the PUD Guidelines (emphasis added):
“Market-Rate Multi-Family Housing:
A. Provides additional pedestrian links through Curtis Park Village B. Acts as a buffer between Curtis Park Village single family residential and Curtis Park Village commercial areas
C. Provides an alternative type of housing for the neighborhood D.
Neighborhood Park will provide shared recreational, open space, and tot lot facilities E.
Provide parking per city code
F.
Achieve variety in exterior architectural forms through the use of various building materials and colors
G.
Shared common open space may be substituted for private patios and balconies” The PUD Guidelines make clear that the Schematic Plan’s multi-family designation intended the Multi Parcel site be developed with a housing product that not only distinguishes it from the PUD’s single- family product physically and aesthetically but also functionally due to its strategic location.
Replicating the adjacent single-family detached housing type would result in an inconsistency with the PUD’s vision and purpose for the site.
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.
Staff Response: Within the Curtis Park Village PUD Guidelines, one of the goals and objectives of the PUD is to create housing choices. The Guidelines describe the Multi Family Housing Area as an area that allows “for the development of apartments and condominium multi-family housing.” Taken in context with the dominant single-family detached housing type and one senior affordable apartment project, the purpose for the multi-family designated site is to diversify the PUD housing mix to include residences for those with incomes that would otherwise leave them unable to live in the community.
Such individuals could include City College staff, students, Crocker Village commercial/retail employees, and adjacent neighborhood young adults, looking to start living on their own, but within
File ID: 2025-01456 9/9/2025
short distance of family and friends. Failure to provide the expected multi-family housing would be inconsistent with the Curtis Park Village Vision, as described on page 4 of the PUD:
“The vision for Curtis Park Village is of a vibrant mixed-use neighborhood developed at a pedestrian scale. Uses of the site include: detached brownstones, cluster-housing (cottages), single-family detached homes, affordable seniors and
market-rate multi-family housing, a
community shopping and retail/commercial development area, and a neighborhood park.
These elements will combine into a truly vibrant mixed-use neighborhood. Curtis Park Village incorporates values of new urbanism and smart growth, including walkable neighborhoods with tree-lined streets, pedestrian-scaled architecture, and effective connections to surrounding communities.”
(Emphasis added.)
The site within the PUD identified for market-rate multi-family housing is the Multi Parcel site at 2341 Omaha Beach Avenue. If this site is not developed as market-rate multi-family housing, the PUD area will be built out without meeting the PUD requirement for this housing type.
Policy LUP-6.6 New Growth Neighborhoods. The City shall ensure that new residential growth areas include neighborhoods with a mix of residential types, sizes, and densities, such as single-, duplex-, and multi-unit dwellings.
Staff Response: As a relatively “new growth neighborhood” nearing its complete build-out, Curtis Park Village is a treasured community asset which receives local and regional praise for its “smart growth” attributes, walkability to shopping and commercial services, and easy access to transit. The 2341 Omaha Beach Avenue multi-family designated site is a key component of completing the vision for a “vibrant mixed-use neighborhood,” helping establish an inclusive, diverse community.
Replacing the market rate multi-family designation with a detached, single-unit housing type would be an inconsistent action, contrary to the Curtis Park Village PUD, the City’s 2040 General Plan, State housing goals, and fundamental “smart growth” Planning principles.
Greater Land Park Community Plan
The project site is within the boundaries of the Greater Land Park Community Plan. This plan contains identified community issues and opportunities, associated with General Plan policies, expected to be considered and addressed with future area development. Staff finds the requested amendment to the Curtis Park Village Planned Unit Development Schematic Plan and Guidelines to develop single-unit dwellings in the Multi-Family Housing designation to be inconsistent with the following community issues/opportunities identified within the Greater Land Park Community Plan:
Community Issue/Opportunity - Housing: Approximately 83 percent of the housing stock in Greater Land Park is single-unit residential, and average housing sales prices
File ID: 2025-01456 9/9/2025
are higher than in most other areas. Residents expressed interest in seeing a wider variety of housing types in Greater Land Park, particularly smaller homes that can be affordable by design and allow younger Sacramentans to stay in the area. Many community members wanted to see higher density housing allowed near transit routes and walkable neighborhood centers, including additional student housing in the Carleton Tract neighborhood, close to Sacramento City College. Addressing homelessness is another priority for Greater Land Park community members; some residents advocated for more shelter and permanent housing options and additional support services for people experiencing homelessness. (Greater Land Park Community Plan 11-LP-4.) Staff Response: The proposal to allow more single-unit residential development at a site designated for multi-unit development worsens the identified community issue of housing type imbalance and housing cost and opposes the opportunity for smaller units that can be affordable by design and allow younger Sacramentans to stay in the area. It also foregoes planned opportunity for higher density housing near transit.
Community Issue/Opportunity - Infill Development: Infill development along Greater Land Park’s corridors - including Freeport Boulevard, Franklin Boulevard, Sutterville Road, and some areas south of Broadway - could connect existing local businesses and enhance Greater Land Park’s sense of community. Capitalizing on proximity to light rail and to Downtown with greater development intensity along corridors would support the City’s goals to reduce GHG emissions by encouraging walking, bicycling, and transit use. Infill redevelopment could also open up new opportunities for living in Greater Land Park and further support the vitality of local businesses. Many residents see the Tower District and Broadway corridor as the creative “fringe” of the Central City and would like to see it enhanced as a multicultural live/work arts destination.
Staff response: The Multi Parcel site, designated by the Curtis Park Village PUD as a more intense Multi-Family Housing development site, is situated along the Blue Line light rail corridor. A decision to allow less intense single-unit development instead of higher intensity multi-unit development would not capitalize on proximity to light rail and to Downtown and would fail to best support the City’s goals to reduce GHG emissions by encouraging walking, bicycling, and transit use.
Environmental Considerations: On April 1, 2010, the City Council certified an Environmental Impact Report (EIR) (Resolution 2010-174) and on September 28, 2010, adopted Findings of Fact and Statement of Overriding Considerations and a Mitigation Monitoring Plan (Resolution 2010-572) for the Curtis Park Village Project (P04-109) (Original Project).
Staff’s recommended project decision consists of approving 31 housing units on the 2.3-acre Flex Parcel site and the analysis of impacts and mitigation in the EIR is adequate for the scope of this development. CEQA Guidelines provides that a lead agency shall not prepare a subsequent or
File ID: 2025-01456 9/9/2025
supplemental EIR unless one or more of the conditions set forth in CEQA Guidelines Section 15162 is present. Following staff review, it was determined that the project did not result in any of the circumstances identified in CEQA Guidelines Section 15162. No further environmental review is required.
The EIR can be found at:
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. 2024-0311 on October 22, 2024.
Economic Impacts: Not applicable.
Sustainability: The 2040 General Plan was designed to promote sustainable land use by prioritizing infill development and higher-density development within convenient walking distance of public transit. Multi-unit dwellings located within proximity of a light rail station will help to improve transit ridership and encourage alternative modes of transportation.
Commission/Committee Action: On June 24, 2024, the Planning and Design Commission conducted a public hearing and approved entitlements associated with the Flex Parcel site to construct 31 single-unit dwellings in the Shopping Center (SC-PUD) zone and denied entitlements associated with the Multi Parcel site to construct 30 single-unit dwellings within the Multi-Unit Dwelling (R-4A-PUD) zone and Curtis Park Village Planned Unit Development Multi-Family Housing designation.
Rationale for Recommendation: Staff recommends that the City Council approve entitlements associated with the “Flex Zone” property (2325 10th Avenue), subject to the conditions of approval within Attachment 4.
Staff recommends that the City Council deny entitlements associated with the “Multi Parcel” site
File ID: 2025-01456 9/9/2025
(2341 Omaha Beach Avenue). Staff finds the proposal to construct single-unit dwellings on the Multi- Family Housing site to be inconsistent with the Curtis Park Village PUD Schematic Plan and Guidelines, City of Sacramento 2040 General Plan land use policies, and the Greater Land Park Community Plan.
Financial Considerations: Not applicable.
Local Business Enterprise (LBE): Not applicable.
A Limited Liability Law Partnership Including Corporations / Los Angeles • San Francisco • Orange County Matthew Hinks
[email protected]
Daniel Freedman
[email protected]
1900 Avenue of the Stars, 7th Floor
Los Angeles, California 90067-4308
(310) 203-8080 (310) 203-0567 Fax
www.jmbm.com
73488697v1
July 21, 2025
VIA E-MAIL ([email protected])
Danny Abbes, Associate Planner
Community Development Department
City of Sacramento
915 I Street
Sacramento, CA 95814
Re: Crocker Village Residential Development – Multi-Parcel (P24-028) Proposed Addition of Junior ADUs to Each Detached Unit
Dear Mr. Abbes:
For your review—and without waiving any arguments raised in our pending appeal—we respectfully submit this letter and an accompanying conceptual revision to the 30 residential units proposed on the Multi Parcel component of the Crocker Village Residential Development project. We respectfully request the Community Development Department's ("Department") guidance on whether this revised layout addresses the Department’s stated concerns regarding consistency with the PUD and applicable zoning standards.
As you may recall, the Department has taken the position that the 30 detached single-family homes proposed for the Multi Parcel is not consistent with the PUD's "multi-family" zoning. This conclusion is based on the Sacramento Municipal Code definition of “dwelling, multi- unit” as “a dwelling containing three or more dwelling units.” While we do not agree that this definition—or the term “multi-unit dwelling” more broadly—is synonymous with the PUD’s reference to “multi-family housing,” our client submits this revised layout in an effort to bridge this interpretive gap and move the project forward. As shown in the attached plans, the concept proposes to add two Junior Accessory Dwelling Units (JADUs) to each of the 30 proposed homes.
This revised configuration creates three dwelling units per structure, which should satisfy the City’s definition of “multi-unit dwelling.” We respectfully request the Department confirm this understanding so that this proposal may be formally offered in advance of the August 12, 2025 appeal hearing.
In considering this proposal, we also want to bring to the Department's attention that the PUD does in fact define the allowable "multi-family housing types," with a direct reference to the 2030 General Plan. More specifically, it references the allowable uses in the Traditional Neighborhood High Density designation, which includes small-lot detached single-family residences and duplexes. While we continue to believe the original proposal is consistent with the
July 21, 2025
73488697v1
PUD and all applicable law, we are submitting this revised proposal in good faith to address the City’s stated concern and advance a path forward to deliver more housing for the community.
We appreciate your attention to this matter and look forward to your response.
Please let us know if a meeting or discussion would be helpful to clarify or refine this proposal.
Very truly yours,
MATTHEW HINKS and
DANIEL FREEDMAN of
Jeffer Mangels Butler & Mitchell LLP
DFF
CC: Hon. City Attorney Susana Alcala Wood – [email protected] Leslie Walker, Senior Deputy City Attorney – [email protected] Clerk of the Planning and Design Commission – [email protected]
July 21, 2025
73488697v1
EXHIBIT
2 CarGarage
KitchenPwdr
PFamilyDining
PorchEntry
Pantry
Owner'sBathW.I.C.
Bath 2
Owner'sSuite
Bedroom 2Bedroom 3Laundry
W.I.C.W.I.C.
L.
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1620Main Floor PlanFLOORING LEGEND Upper Floor Plan
300 SF
JADU
Counter top
Microwave
300 SF
JADU
Counter top
Microwave
Sink
Sink
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1620 Spanish MissionElevation "A"
French CottageElevation "B"
English CountryElevation "C"
2 CarGarage
KitchenP
FamilyDining
PwdrO.E.
CoveredPorchEntry
Pantry
CoveredPorch
Owner'sBathW.I.C.Owner'sSuite
Bedroom 2Bath 2Bedroom 3LaundryL.
W.I.C.W.I.C.
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1913Main Floor PlanFLOORING LEGEND Upper Floor Plan
Counter top
Microwave
365 SF
JADU
365 SF
JADU
Counter top
Microwave
Sink
Sink
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1913 Spanish MissionElevation "A"
French CottageElevation "B"
English CountryElevation "C"
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1913 Elevation "A" - EnhancedSpanish Mission
French CottageElevation "B" - Enhanced
English CountryElevation "C" - Enhanced
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 1913 Elevation "A" - Alt. EnhancedSpanish Mission
2 CarGarageKitchenPPwdr
FamilyDiningO.E.
CoveredPorch
Pantry
W.I.C.
Owner'sSuiteOwner'sBathLaundryBedroom 2Bedroom 3Bath 2W.I.C.W.I.C.
Loft Bedroom 4
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 2045Main Floor PlanFLOORING LEGEND Upper Floor PlanPartial Floor PlanOpt. Bedroom 4 I.L.O Loft 385 SF
JADU
380 SF
JADU
Counter top
Microwave
Counter top
Microwave
Sink
Sink
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 2045 Spanish MissionElevation "A"
French CottageElevation "B"
English CountryElevation "C"
2 CarGarage
LivingKitchenPNookDenPwdr
Pantry
Bath 2
LaundryW.I.C.Bedroom 2Bedroom 3W.I.C.Owner'sSuiteOwner'sBathLoft W.I.C.
LivingBedroom 4KitchenPBath 3
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 2060Main Floor PlanFLOORING LEGEND Upper Floor Plan
Partial Main Floor PlanOpt. Bedroom 4 I.L.O Den
225 SF
JADU
300 SF
JADU
Counter top
Microwave
Counter top
Microwave
Sink
Sink
Crocker Village - Court LotsSacramento, CaliforniaMay 14, 2021 | SF170225.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. 8880 Cal Center Drive, Suite 350Sacramento, CA 95826916.497.0900 - www.blackpinecommunities.comPlan 2060 Spanish MissionElevation "A"
French CottageElevation "B"
English CountryElevation "C"