2025-01940 [Pass for Publication] Bee Shine Carwash and New Multi-Unit Dwellings Rezone — Sacramento City Council, December 2, 2025

City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2025-01940 12/2/2025
[Pass for Publication] Bee Shine Carwash and New Multi-Unit Dwellings Rezone File ID: 2025-01940
Location: Four parcels near the southeast corner of Dias Ave. and Stockton Blvd., APN(s): 038-0191 -001-0000, 038-0191-002-0000, 038-0191-003-0000, 038-0191-0025-0000; District 6 Recommendation: 1) Review a) a resolution adopting the Mitigated Negative Declaration and Mitigation Monitoring Plan; b) an ordinance rezoning ±0.36 acres from the Limited Commercial (C-1) Zone to the General Commercial (C-2) Zone; c) a resolution adopting findings of fact and conditions of approval for project entitlements to construct a car wash and oil change facility, 48-unit apartment complex, and associated improvements; and 2) pass for publication the ordinance title as required by Sacramento Charter section 32(c) for consideration on December 9, 2025.

Contact: Danny Abbes, Associate Planner, (916) 808-5873, [email protected]; Marcus Adams, Senior Planner, (916) 808-5044, [email protected]; Community Development Department
Presenter: None
Applicant: Milestone Associates c/o Julio Tinajero, 1000 Lincoln Road, Suite H202, Yuba City, CA 95991
Property Owner: Jesse Angeles, 9441 Eagle Spring Court, Roseville, CA 95747 Attachments:
1-Description/Analysis
2-Background
3-Draft Resolution: Mitigated Negative Declaration and Mitigation Monitoring Plan 4-Draft Ordinance: Rezoning ±0.36 acres from the Limited Commercial (C-1) Zone to the General Commercial (C-2) Zone
5-Draft Resolution: Findings of Fact and Conditions of Approval for Project Entitlements 6-Arborist Report
7-Proposed Project Plans
8-Public Comment

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File ID: 2025-01940 12/2/2025
Description/Analysis
Issue Detail: The applicant is requesting approval of entitlements including a Rezone of a portion of the site (±0.36 acres) from the Limited Commercial (C-1) Zone to the General Commercial (C-2) Zone, a Conditional Use Permit to enlarge a legal nonconforming car wash and oil change facility and relocate it within the site, Site Plan and Design Review for the construction of the car wash and oil change facility, 48 multi-unit dwellings, and associated site improvements, and a Tree Permit to remove one private protected tree.

Public/Neighborhood Outreach and Comments: As part of the application review process, the proposal was routed to Civic Thread, Sacramento Area Bicycle Advocates, Preservation Sacramento, Sacramento Regional Transit District (SacRT), and the Sacramento Metropolitan Air Quality Management District (SMAQMD). Notification of this hearing was sent to property owners and occupants within a 500-foot radius of the subject site, and the subject 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 SacRT and SMAQMD which can be found within Attachment 8 of the report. Both letters discourage auto-oriented uses at the site since Stockton Boulevard is a frequent bus service corridor that is identified within a high-capacity bus study. Additionally, SMAQMD requested direct paths between the sidewalk and building entrances, and tree shade along sidewalks.

Staff response: The car wash and oil change facility is an existing use at the location that is proposed to be modernized. Since the letters from SacRT and SMAQMD were submitted, a new 48-unit apartment complex has been added to the project scope and provides an ideal use at the site to complement frequent transit. An updated site plan provides direct connections from the sidewalks to the building entrances, and shade trees have been added along both Stockton Boulevard and Dias Avenue.

Policy Considerations:
2040 General Plan
The 2040 General Plan designation for the subject site is Residential Mixed Use (RMU). This 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 RMU designation applies principally in Sacramento’s Central City and commercial corridors.

Allowable uses include the following:

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File ID: 2025-01940 12/2/2025
· A full range of residential, retail, employment, entertainment, cultural, and personal service uses serving a communitywide market, such as restaurants, apparel stores, specialty shops, theaters, bookstores, hotels and motels, and research and development facilities
· General offices and community institutional uses, such as banks, financial institutions, care facilities, and medical and professional offices
· Assembly facilities
· Compatible public and quasi-public uses
The proposed project provides residential, employment, and service uses which are allowed within the RMU designation.

Staff find that the proposed project is consistent with the following 2040 General Plan Land Use Element Goals and policies:

Goal LUP-1 A compact urban footprint and sustainable development pattern with infrastructure that supports efficient delivery of public services while protecting surrounding open space lands.

Policy LUP-1.1 Compact Urban Footprint. The City shall promote a land-and resourceefficient 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: The project aligns with Goal LUP-1 and Policies LUP-1.1 and 1.8 by improving a partially vacant and underutilized infill site connected to existing road and utility infrastructure, and by providing both housing and employment opportunities within an established neighborhood.

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

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

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File ID: 2025-01940 12/2/2025
Policy LUP-2.3 Diverse Centers and Corridors. The City shall encourage the development of centers and corridors that address diverse community needs, support local market opportunities, are well-served by transit, and are well-integrated with the surrounding neighborhoods.

Staff Response: The project aligns with Goal LUP-2 and Policies LUP-2.1 and 2.3 by providing housing and a modernized employment/service use that contributes to the overall balance of uses within the neighborhood. Additionally, it will include improvements to landscaping, lighting, sidewalks, and tree shading. The proposed 48 housing units will be well-served by transit.

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

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

Policy LUP-4.5 Efficient Parcel Utilization. The City shall promote the aggregation of small and irregular shaped parcels along high-quality transit corridors into larger development sites to facilitate their reuse as transit-oriented, higher-intensity residential, mixed-use developments.

Staff Response: The project aligns with Goal LUP-4 and Policies LUP-4.1 and 4.8 by combining a small and irregularly shaped parcel into a larger development site that provides 48 units of new housing and increased employment opportunities near high-frequency bus service. Relocating the auto-service use to the corner will require the applicant to construct street improvements on Dias Avenue, which will improve walkability, lighting, and tree shading in the area.

Fruitridge/Broadway Community Plan Area
The subject property is located within the Fruitridge/Broadway Community Plan Area of the General Plan. The Fruitridge/Broadway Community Plan Area encompasses 28 square miles southeast of the central city and envisions Stockton Boulevard as a vibrant, mixed-use corridor that is exciting both to visit and live in.

The following Community Issue/Opportunity within the plan addresses the project site:

Community Issue and Opportunity - Transit-Oriented Infill Development. The

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File ID: 2025-01940 12/2/2025
Fruitridge/Broadway area has many well-established residential neighborhoods, but vacant and underutilized commercial properties along several key commercial corridors-Broadway, Stockton Boulevard, and Fruitridge Road-present opportunities for infill development. These corridors are already important transit routes, and promoting a more intense mix of housing, jobs, and commercial uses along them can support more frequent, reliable transit service, help foster walkable environments, and reduce the need for driving. Residents also cited Depot Park, New Brighton, Power Inn, 59th Street Station, and the 34th Street and Broadway intersection as other potential opportunities for transit-oriented redevelopment.

Staff Response: The proposed project will improve an underutilized infill site with 48 new housing units that can help support more frequent transit service. The relocation of the auto-service use to the corner of the property will result in site improvements that improve walkability, lighting, and tree shading for the surrounding area.

Broadway-Stockton Special Planning District (SPD)
The Broadway-Stockton Special Planning District is intended to govern development and improve the image and competitiveness of the properties located along the east and west sides of Broadway, from Highway 99 on the west to Martin Luther King Boulevard on the east; along the north and south sides of Broadway, from Martin Luther King Boulevard on the west to Stockton Boulevard on the east; and along the east and west sides of Stockton Boulevard, between 2nd Avenue on the north and 65th Street on the south.

Prohibited uses include auto-service and repair; however, the current car wash and oil change facility is considered a legal, non-conforming use and is permitted to continue operation. The nonconforming use is permitted to request a Conditional Use Permit to expand operation and relocate to another portion of the site. (City Code section 17.232.050)
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 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 facilities of the State Plan of Flood Control or other flood management facilities protect the project to the urban level of flood protection. This is based on the SAFCA Urban Level of Flood Protection Engineer’s Reports accepted by the City Council on October 21, 2025 (Resolution No. 2025-0283).

Housing Element Sites Inventory - No net loss findings (Gov. Code, § 65863)

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File ID: 2025-01940 12/2/2025
This project is located on a consolidated site listed in the 2021-2029 Regional Housing Needs Assessment (RHNA) Housing Element Sites Inventory, which anticipates 2 total units of lower income housing. As of April 18, 2025, the lower income capacity on remaining sites identified in the Housing Element is 15,888 units, which is adequate to meet the jurisdictions’ remaining low income RHNA of 13,406 for the 2021-2029 planning period. 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: None.

Environmental Considerations: A Mitigated Negative Declaration (MND) has been prepared pursuant to the California Environmental Quality Act (CEQA)(Public Resources Code Sections 21000 et seq.), CEQA Guidelines (Title 14, Sections 15000 et seq. of the California Code of Regulations), and the Sacramento Local Environmental Regulations (Resolution 91-892) adopted by the City of Sacramento, and the Sacramento City Code.

In accordance with the CEQA, the MND was circulated for a 30-day public review period which ended on May 22, 2025. The availability of the draft MND and comment period was also advertised in a newspaper of general circulation. A notice of availability / notice of intent to adopt an MND was posted in the County Clerk’s Office and was sent to applicable regulatory agencies, neighborhood associations and stakeholders in the project area. The MND was also circulated through the California Governor’s Office of Land Use & Climate Innovation’s State Clearinghouse (CEQAnet) and received the State Clearinghouse Number: 2025050127.

The City received 3 letters/emails during the public comment period from agencies including:

Caltrans; the California Department of Toxic Substances Control (DTSC); and the Sacramento Metropolitan Air Quality Management District (SMAQMD). The variety of comments received consist of having no comments; describing the agency’s regulatory authority and oversight along with permit requirements; providing or seeking minor clarifications/corrections of text in the document; and providing direction for follow-up actions based on the analysis provided. Copies of the comment letters and a response to comment memo are included with the MND on the City’s EIR webpage at the link below. The comments received did not identify any new significant effects, increase in severity of an impact identified in the Mitigated Negative Declaration, or provide significant new information.

The Environmental Services Manager has determined that adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan are appropriate actions under CEQA. The initial study/MND for the project, and the comments, and responses, are available on the Community Development Department EIR webpage located at the following:
https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports Sustainability: The proposed project would add 48 new housing units near frequent bus transit

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File ID: 2025-01940 12/2/2025
service which aligns with General Plan principles and policies that encourage transit-supportive land uses near service locations.

Commission/Committee Action: On November 13, 2025, The Planning and Design Commission held a public hearing and voted to forward a recommendation of project approval to City Council.

Rationale for Recommendation: Staff recommend the City Council approve the project proposal based on the findings of fact and subject to conditions of approval listed within Attachment 5. Staff find the proposed project to be consistent with goals and policies of the 2040 General Plan that encourage a compact urban footprint, jobs-housing balance, and increased housing and employment near transit service.

Financial Considerations: Not applicable.

Local Business Enterprise (LBE): Not applicable.

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Background Information and Surrounding Land Use Context In 2021, the Zoning Administrator granted a Conditional Use Permit Major Modification to demolish We Do It Car Wash, Detail & Oil Change, located at 6325 Stockton Blvd, and rebuild the existing car wash fully within the parameters of its existing lot (Z21-006), which is located within the green area within Figure 1. This entitlement approval has expired. Subsequently, the applicant is requesting an expanded project, including housing, consisting of four parcels totaling ±3 acres located southeast of the Stockton Boulevard and Dias Avenue intersection. It is surrounded by a mix of uses including commercial, industrial service, and residential. The larger site contains a vacant commercial building at the corner, a vacant house, and the car wash/oil change facility that has operated at the 6325 Stockton Boulevard site since 1967. The request involves removing existing buildings, reconstructing the car wash and oil change facility on the corner, and constructing 48 apartment units on the southern, interior portion of the site.

Figure 1: Aerial view of subject site via Google (North at top) Table 1: Project Information
General Plan designation Residential Mixed Use
Existing Zoning General Commercial (C-2) and Limited Commercial (C-1) Proposed Zoning General Commercial (C-2)
Property Area ±3 acres
Current Use Car wash /oil change facility, vacant commercial building, vacant house Proposed Use Relocated/expanded car wash/oil change facility, and 48 new multi-unit dwellings
Proposed auto use hours: Car wash – 10 to 10pm; oil change facility – 8am to 6pm Anticipated employees: 15 to 30
Residential Unit Mix 48 total units including 24 one-bedroom and 24 two-bedroom units Entitlement Review
Rezone
The applicant is requesting to rezone a 0.36-acre portion of the site from the Limited Commercial (C-1) zone to the General Commercial (C-2) zone so that the site has a consistent zoning designation. The C-1 portion of the lot has an irregular shape with space that is difficult to maximize development upon, so the proposal to rezone it and merge it with the adjacent C-2 lots allows development to be maximized. It facilitates redevelopment of the site by providing space for the car wash and oil change facilities, the 48-unit apartment complex, and total site circulation.

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

1. The rezoning is consistent with the applicable general plan designation, use, and development standards; the goals, policies, or other provisions of the general plan; and any applicable specific plan.

2. The amendment promotes the public health, safety, convenience, and welfare of the city.
2040 General Plan
Staff notes that there is no specific plan applicable to the 0.36-acre lot and finds that the proposal to rezone the east portion of the site from C-1 to C-2 in order to permit the relocated and expanded car wash and oil change facility is consistent with the Residential Mixed Use general plan designation, proposed use, development standards, and the goals, policies, and provisions of the general plan:
 The rezoning is consistent with the Residential Mixed Use general plan designation in that it helps to facilitate the development of a mixed-use project that provides housing in addition to the improved nonconforming car wash and oil change facility.
 The proposed car wash and oil change facility is consistent with the purpose of the C-2 zone which includes providing for the sale of goods and the performance of services. The land use is consistent with the C-2 zone’s purpose in that auto services would be provided at the site.
 The project complies with applicable development standards including building setback distances, lot coverage, building height, and vehicle and bicycle parking.  The rezoning is consistent with general plan Land Use and Placemaking (LUP) goals and policies including LUP Goals 1 and 4, and LUP Policies 1.1 and 4.5 which promote a compact urban footprint and efficient parcel utilization. The rezoning allows for a functional site that includes an enhanced car wash and oil change facility and new 48-unit apartment complex.

The rezoning promotes the public health, safety, convenience, and welfare of the city by allowing efficient development of an urban infill site that will provide housing opportunities near transit.

Conditional Use Permit (CUP) for a Nonconforming Use:

The car wash and oil change facility was established on the site at 6325 Stockton Boulevard in 1967. Because the “auto-service, repair” land use was existing and operating at the time the Broadway-Stockton Special Planning District was amended to prohibit this land use in 2019, the use is considered “legal, nonconforming,” and may operate until it is discontinued.

A Conditional Use Permit is required to enlarge a nonconforming nonresidential use to occupy a greater portion of the lot on which it is located, or to relocate the use to another location on the same lot. The CUP process is designed to assess a specific proposed use and evaluate its potential impact on a site and surrounding area.

As proposed, the four parcels will merge, and a lot line adjustment will result in one parcel for the auto-service use on the corner and a second parcel for the housing development. The totality of the properties constitutes one development site and the legal, nonconforming auto-service use may request to relocate to another portion of the property.

In evaluating the proposed relocated/enlarged car wash and oil change facility, staff did not find adverse impacts caused by the use. The site operations are overall improved because the project reduces the number of driveways on Stockton Boulevard from three to one, constructs a new sidewalk along the Dias Avenue street-frontage, constructs solid masonry walls along shared property lines, and provides many trees on a site where there currently are few. Furthermore, project conditions of approval serve to limit any potential disturbances to the surrounding area. These conditions include site security measures, limited hours of operation, shielded lighting, and “good neighbor” conditions such as the requirement to remove litter from the site daily and to provide current contact information to coordinate the resolution of any community concerns in a timely manner.

Site Plan and Design Review:

The purpose and intent of the Site Plan and Design Review entitlement is to ensure the project complies with the relevant development standards of the underlying zone, the C2 zone, in addition to making sure the design of the development is compatible and complementary to surrounding development. The project meets applicable C-2 zone development standards including building setback, building height, vehicle parking, and tree shading requirements. There are no deviations proposed.

Access, Circulation, and Parking
A two-way road along the interior of the site connected to driveways on both Stockton Boulevard and Dias Avenue allows for residents and emergency vehicles to access the apartment buildings. Two driveways on Dias Avenue provide direct access to the car wash and oil change buildings.

The Stockton Boulevard street frontage has an existing attached sidewalk which will remain. A new detached sidewalk will be constructed on the Dias Avenue frontage and trees will be added along both streets to shade the sidewalks. Pedestrian paths connect the sidewalks directly to building entrances.

Neither the car wash and oil change facility nor the apartments are required by the City Code to provide vehicle parking; however, forty-three (43) spaces are provided for the residential component, and forty-five (45) spaces are provided for commercial component. Twenty-four (24) of the 45 are car vacuum stalls.

Two long-term and two short-term bicycle parking facilities are provided near the entrance and walking path of the car wash building. Twenty-four long-term and three short-term bicycle parking facilities are provided between the proposed apartment buildings along the connecting pedestrian pathway.

Figure 2: Proposed Site Plan
Figure 3: Proposed Car Wash Elevation
Figure 4: Proposed Apartment Elevation
Commercial and Multi-Unit Dwelling Design Guidelines
Staff find the proposed design to be compatible with the area and consistent with the principles of the Commercial and the Multi-Unit Dwelling Design Guidelines. Below are some applicable guidelines accompanied by staff’s analysis of how the project responds to these guidelines.
 Building Location/Site Organization: Site planning and building location must address context of the urban environment, consistency of the public streetscape, and potential impacts on existing and planned adjacent uses. Site planning must address potential traffic, transit access, parking, circulation and safety issues, light and glare, noise, odors, dust control and security. o Locate structures to create continuity of frontage along the street face by matching or reducing front and side setbacks. Orient buildings toward the primary nearby street.

Staff response: The car wash and apartment buildings are located toward the primary street frontage (Stockton Boulevard) and have direct pathways that connect building entrances to the exterior sidewalk system. Site planning also considers potential noise, glare, and other potential impacts to adjacent uses by separating commercial and residential uses with a solid wall.  Vehicle Circulation/Parking: Parking should be located at the rear or interior of the complex, where feasible. Parking lots that face the street or are on the side of multi-unit housing should be minimized.

Staff response: Vehicle parking is located at the rear and sides of the site.  Equipment/Services: Service elements and infrastructure such as trash enclosures, loading docks, storage, and mechanical equipment must be screened from street views and integrated into the design to make it as unobtrusive as possible
o Consider the access route to the trash enclosure in the site design. Position large enclosures so service trucks can approach them straight on.

Staff response: Trash enclosures are located at the rear of the site and positioned for straight-on service access.
 Streetscape/Pedestrian Edges: Incorporate design elements that soften the edges between the street and individual properties, to provide a people-oriented scale and character.
o Landscaping: Provide a variety of trees along street frontages and in roadway medians. Landscaping is one of the most important elements in creating a streetscape and pedestrian edge.

Staff response: New street trees along Stockton Boulevard and Dias Avenue soften the edges of the development and provide sidewalk shade to pedestrians.

Tree Permit
Pursuant to Sacramento City Code (SCC) chapter 12.56, the removal of private protected trees requires a Tree Permit. This project proposes to remove one (1) private protected tree, Tree #1, a 13-in diameter Coast Live Oak, according to the Arborist report by Focal Point Arboriculture Consulting dated 8/8/2024. The tree is proposed for removal because it conflicts with the most reasonable placement of the proposed parking area. The tree also has an arborist rating of “very poor” based on its health and condition. The applicant has provided a replacement plan that provides for the planting of seven (7) 24-inch box Oak trees. This satisfies the requirements of SCC 12.56.060.

DRAFT
RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
December 9, 2025

ADOPTING THE MITIGATED NEGATIVE DECLARATION AND MITIGATION

MONITORING PLAN FOR THE BEE SHINE CARWASH AND NEW MULTI-UNIT DWELLINGS (P23-014) PROJECT (APNs: 038-0191-001-0000, 038-0191-002-0000, 038-0191-003-0000, 038-0191-0025-0000)

BACKGROUND
A. On November 13, 2025, the City Planning and Design Commission conducted a public hearing on the Bee Shine Carwash and New Multi-Unit Dwellings (P23-014) Project and forwarded a recommendation of approval of the Project to City Council.

B. On December 9, 2025, the City Council conducted a public hearing, for which notice was given pursuant Sacramento City Code, and received and considered evidence concerning the Bee Shine Carwash and New Multi-Unit Dwellings (P23- 014) Project.

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

Section 1. The City Council finds as follows:

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

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

C. Mitigated Negative Declaration (MND) for the Bee Shine Carwash and New Multi-Unit Dwellings (6325 Stockton Boulevard Project) (P23-014) Project was then completed, noticed and circulated in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the Sacramento Local Environmental Procedures as follows:
i. May 2, 2025, a Notice of Intent to Adopt the MND (NOI) dated April 30, 2025, was circulated for public comments for 30 days. The NOI was sent to those public agencies that have jurisdiction by law with respect to the proposed project and to other interested parties and agencies, including property owners within 500 feet of the boundaries of the proposed project and occupants within and adjacent to the project site. The comments of such persons and agencies were sought.
ii. On May 2, 2025, the NOA/I was published in the Sacramento Bulletin, a newspaper of general circulation, and the NOA/I was posted in the office of the Sacramento County Clerk.
iii. On May 2, 2025, the MND was posted with the California Governor’s Office of Land Use and Climate Innovation’s State Clearinghouse (CEQAnet) and received the State Clearinghouse Number 2025050127. iv. Based upon the comments received there are no significant modifications required to the MND. The revisions, pursuant to CEQA Guidelines Section 15073.5 to the MND consist of clarifications and insignificant modifications and do not require recirculation.

SECTION 2.

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

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

SECTION 3.

Based on its review of the MND and on the basis of the whole record, the City Council finds that the MND reflects the City Council’s independent judgment and analysis and that there is no substantial evidence that the Project will have a significant effect on the environment.

SECTION 4.

The City Council adopts the MND for the Project.

SECTION 5.

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

SECTION 6
Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the State EIR Guidelines adopted pursuant thereto.

SECTION 7.

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

EXHIBIT A: Mitigation Monitoring Plan
Adopted by the City of Sacramento City Council on December 9, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

MITIGATION MONITORING PLAN
1 6325 Stockton Boulevard Mixed-Use Project
Mitigation Monitoring Plan
In January 1989, Assembly Bill (AB) 3180 went into effect requiring the City to monitor all mitigation measures applicable to this project and included in the Mitigated Negative Declaration. For this project, mitigation reporting will be performed by the City of Sacramento in accordance with the monitoring and reporting program developed by the City to implement AB 3180.

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

Project Name: 6325 Stockton Boulevard Mixed-Use Project Project Location: The approximately 2.99-acre project site includes 6325 Stockton Boulevard, 6303 Stockton Boulevard, and 600 Dias Avenue in the City of Sacramento, CA 95824. The project site is identified by Assessor’s Parcel Numbers (APNs) 038-0191-001 to -003, and -025.

Project Description: The 6325 Stockton Boulevard Mixed-Use Project (proposed project) would include the removal of all on-site structures and trees, and the development of two, three-story residential buildings with 24 units in each for a total of 48 apartment units, a car wash station, an oil change facility, and a playground/greenspace area for resident use. The proposed project would include 86 parking spaces throughout the project site. Site access would be provided by three new driveways, two connections to Dias Avenue north of the site and one to Stockton Boulevard in the southwest corner of the site.

The proposed project would require the approval of a Conditional Use Permit, Rezone and Lot Merger, as well as Site Plan and Design Review. 6325 STOCKTON BOULEVARD MIXED-USE PROJECT

MITIGATION MONITORING PLAN
2 MITIGATION MONITORING PLAN
6325 Stockton Boulevard Mixed-Use Project
Mitigation Measure
Reporting
Milestone
Reporting /
Responsible
Party
Verification of
Compliance
Initials Date
Air Quality
III-1. Prior to the initiation of any ground-disturbing activities, the project applicant shall show on project improvement plans by way of notation that the following Basic Construction Emission Control Practices/BMPs shall be implemented during all construction activities associated with the proposed project:
• Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to soil piles, graded areas, unpaved parking areas, staging areas, and access roads;
• Cover or maintain at least two feet of free board space on haul trucks transporting soil, sand, or other loose material on the site. Any haul trucks that would be traveling along freeways or major roadways should be covered;
• Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day.

Use of dry power sweeping is prohibited;
• Limit vehicle speeds on unpaved roads to 15 miles per hour (mph); • All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used;
• Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes [CCR, Title 13, sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site;
• Provide current certificate(s) of compliance for the CARB’s In-Use Off-Road Diesel-Fueled Fleets Regulation (CCR, Title 13, Sections 2449 and 2449.1). For more information contact CARB at 877-593- 6677, [email protected], or
www.arb.ca.gov/doors/compliance_cert1.html; and
• Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determined to be running in proper condition before it is operated.

Prior to the initiation
of any ground
disturbing activities
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

MITIGATION MONITORING PLAN
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Proof of compliance with this measure shall be submitted to the City of Sacramento for review and approval.

III-2 Prior to the initiation of ground disturbance, the project applicant shall show on project improvement plans via notation that the contractor shall ensure that all construction equipment greater than 50 horsepower to be used in the construction of the proposed project, including owned, leased, and subcontractor vehicles, shall be Tier 4 final off-road construction equipment.

In addition, all off-road equipment operating at the construction site must be maintained in proper working condition according to manufacturer’s specifications.

Idling shall be limited to five minutes or less in accordance with the In-Use Off-Road Diesel Vehicle Regulation as required by CARB. Clear signage regarding idling restrictions shall be placed at the entrances to the construction site.

Portable equipment over 50 horsepower must have either a valid SMAQMD Permit to Operate (PTO) or a valid statewide Portable Equipment Registration Program (PERP) placard and sticker issued by CARB.

The aforementioned requirements shall be noted on grading plans and submitted for review and approval by the City of Sacramento Public Works Department.

Prior to initiation of
ground disturbance
City of
Sacramento
Public Works
Department
Biological Resources
Burrowing Owl
IV-1. If construction activities commence between February 1 and August 31, a pre-construction survey for nesting burrowing owls within the project site and a 500 feet buffer surrounding the site shall be conducted within 15 days of project construction. The pre-construction survey shall be conducted by a qualified biologist consistent with the CDFW 2012 Staff Report on Burrowing Owl Mitigation. Survey results shall only be valid for the breeding season in which the survey was conducted. If a lapse in project-related work of 15 calendar days or longer occurs, an additional survey shall be required prior to reinitiation. A written summary of the survey results shall be submitted to the City of Sacramento Community Development Department before any construction permits are issued. If nesting burrowing owls are not found, then further mitigation measures are not necessary.

Prior to issuance of
any construction
permits
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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If an active burrow (i.e., a burrow occupied by more than one adult burrowing owl, and/or if juvenile owls are observed) is found, the project applicant shall implement the following measures:
a. Avoid all nest sites that could be disturbed by project construction during the remainder of the breeding season or while the nest is occupied by adults or young (including individuals or family groups foraging on or near the site following fledging); and
b. Establish a minimum 500-foot non-disturbance buffer zone around nests, unless otherwise approved by the City in consultation with CDFW. The buffer zone shall be flagged or otherwise clearly marked to prevent project-related activities from occurring within the buffer zone. Should construction activities cause the nesting bird to vocalize, make defensive flights at intruders, or otherwise display agitated behavior, then the exclusionary buffer shall be increased such that project construction activities occur far enough from the nest that the bird(s) cease displaying such agitated behavior.

Construction shall only occur within the 500-foot buffer zone during the breeding season if a qualified biologist monitors the nest and determines that the proposed activities would not disturb nesting behavior; that the birds have not begun egg-laying and incubation; or that the juveniles from the occupied burrows have fledged and moved off-site. Any modifications to the aforementioned buffer shall be approved by the City in consultation with CDFW. The buffer reduction request shall include relevant information and/or propose new measures to justify the buffer reduction.

Mitigation for the permanent loss of burrowing owl foraging habitat (all areas of suitable habitat within 250 feet of an active burrow) shall be preserved at a 3:1 ratio. The mitigation lands may require habitat enhancements including enhancement or expansion of burrows for breeding, shelter and dispersal opportunity, and removal or control of population stressors. In addition, the mitigation provided shall be consistent with recommendations in the CDFW Staff Report on Burrowing Owl Mitigation.
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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Burrowing Owl
IV-2. If project construction commences during the non-nesting season (September 1 through January 31), a pre-construction survey for burrows or debris that represent suitable nesting habitat for burrowing owls shall be conducted within areas of proposed ground disturbance, as well as the areas directly adjacent. If burrowing owls are not found, then further mitigation measures are not necessary. If overwintering owls are located, the project applicant shall establish a minimum 160-foot (50-meter) buffer zone around active burrows. The buffer zone shall be flagged or otherwise clearly marked.

CDFW-approved measures, such as visual screens, may be used to further reduce the buffer, provided a qualified biologist confirms that such measures would not cause agitated behavior.. A written summary of the survey results shall be submitted to the City of Sacramento Community Development Department before any construction permits are issued.

Burrow exclusion shall only be conducted during the non-breeding season for active burrows located within the project site boundaries, and in limited instances within a buffer zone around the project site, as determined by the City in consultation with CDFW after all avoidance and minimization measures have been exhausted. The project applicant shall acquire an Incidental Take Permit (ITP) from CDFW prior to exclusion. Following the ITP, any exclusion and burrow collapse activities shall be conducted in accordance with the CDFW Staff Report on Burrowing Owl Mitigation. The foregoing guidance requires a Burrowing Owl Exclusion Plan to be developed and approved by a qualified biologist in consultation with CDFW for the City’s review and approval prior to burrow exclusion and/or closure.

Prior to issuance of
any construction
permits, if project
construction
commences during
the non-nesting
season (September
1 through January
31)
City of
Sacramento
Community
Development
Department
Nesting Raptors and Other Migratory Birds
IV-3. Not more than seven days prior to commencement of project construction activities, including removal of any trees, a pre-construction nesting bird survey shall be conducted by a qualified biologist within the project site and within a 500-foot radius of the site. If there is a break in construction activity of more than seven days, then subsequent surveys shall be conducted. A written summary of all survey results shall be submitted to the City of Sacramento Community Development Department before any construction commences.

If nesting raptors and other migratory birds are not found, then further Within seven days
prior to
commencement of
project construction
activities
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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mitigation measures are not necessary. If active raptor nests are found, construction activities shall not occur within 500 feet of the nest until the young have fledged, as determined by a qualified biologist. If active songbird nests are found, a 100-foot non-disturbance buffer shall be established. The foregoing disturbance buffers may be reduced if a smaller buffer is proposed by the qualified biologist and approved by the City, which must consider the natural history of the nesting bird species, the proposed activity level adjacent to the nest, habituation to existing or ongoing activity, and nest concealment. A qualified biologist shall visit the nest as needed to determine when the young have fledged the nest and are independent of the site, or the nest can be left undisturbed until the end of the nesting season.

IV-4. Prior to issuance of any grading permit and commencement of grounddisturbing activities, the project applicant shall obtain a Tree Permit from the City of Sacramento Community Development Department and comply with the permit requirements in effect at the time of project grading for removal, pruning, or soil disturbance within the canopy dripline of a Private Protected Tree.

Prior to issuance of
any grading permit
and commencement
of ground-disturbing
activities
City of
Sacramento
Community
Development
Department
Cultural Resources
V-1. Avoidance and Preservation Procedures in the Event of the Inadvertent Discovery of Cultural Resources
If cultural resources (such as structural features, unusual amounts of bone or shell, artifacts, or human remains) are encountered at the Project site during construction, work shall be suspended within 100 feet of the find (based on the apparent distribution of cultural materials), and the construction contractor shall immediately notify the Project’s City representative.

Avoidance and preservation in place is the preferred manner of mitigating impacts to cultural resources. This will be accomplished, if feasible, by several alternative means, including:
• Planning construction to avoid archaeological sites and/or other cultural resources; incorporating cultural resources within parks, green-space or other open space; covering archaeological resources; deeding a cultural resource to a permanent conservation easement; or other preservation and protection methods agreeable to consulting parties and regulatory authorities with jurisdiction over the activity.

If cultural resources
are encountered at
the project site
during construction
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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• Recommendations for avoidance of cultural resources will be reviewed by the City representative and other appropriate agencies, in light of factors such as costs, logistics, feasibility, design, technology and social, cultural and environmental considerations, and the extent to which avoidance is consistent with project objectives. Avoidance and design alternatives may include realignment within the project site to avoid cultural resources, modification of the design to eliminate or reduce impacts to cultural resources or modification or realignment to avoid highly significant features within a cultural resource.
• If the discovered cultural resource can be avoided, the construction contractor(s), will install protective fencing outside the site boundary, including a 100-foot buffer area, before construction restarts. Use of temporary and permanent forms of protective fencing will be determined in consultation with Native American representatives from interested culturally affiliated Native American tribes. • The construction contractor(s) will maintain the protective fencing throughout construction to avoid the site during all remaining phases of construction. The area will be demarcated as an “Environmentally Sensitive Area”.

If a cultural resource cannot be avoided, the following performance standard shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of cultural resources:
• Each resource will be evaluated for California Register of Historical Resources- (CRHR) eligibility through application of established eligibility criteria (California Code of Regulations 15064.636), in consultation with consulting Native American Tribes, as applicable. • If a cultural resource is determined to be eligible for listing in the CRHR, the City will avoid damaging effects to the resource in accordance with California PRC Section 21084.3, if feasible. The City shall coordinate the investigation of the find with a qualified archaeologist (meeting the Secretary of the Interior’s Professional Qualifications Standards for Archeology) approved by the City. As part of the site investigation and resource assessment, the City and the archaeologist shall c assess the significance of the find, make 6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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recommendations for further evaluation and treatment as necessary and provide proper management recommendations should potential impacts to the resources be determined by the City to be significant.

A written report detailing the site assessment, coordination activities, and management recommendations shall be provided to the City representative by the qualified archaeologist. These
recommendations will be documented in the Project record.

V-2. Implement Procedures in the Event of the Inadvertent Discovery of Human Remains.

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

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

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

If an inadvertent
discovery of human
remains is made at
any time during
project-related
construction
activities or project
planning
City of
Sacramento
Community
Development
Department
Sacramento
County Coroner
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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Geology and Soils
VII-1. Prior to approval of any grading permits, a design-level Geotechnical Analysis shall be conducted by a California Registered Civil Engineer or Geotechnical Engineer to characterize the subsurface conditions of the project site. The report shall address and make recommendations on the following:
• Road, pavement, and parking area design;
• Structural foundations, including retaining wall design (if applicable); • Grading practices;
• Erosion/winterization;
• Special problems discovered on-site, (i.e., groundwater, expansive/unstable soils, etc.);
• Subsidence and settlement potential; and
• Slope stability.

All grading and foundation plans for the development shall be designed by a Civil and Structural Engineer and reviewed and approved by the Director of Public Works/City Engineer, Chief Building Official, and a qualified Geotechnical Engineer prior to issuance of grading and building permits to ensure that all geotechnical recommendations specified in the Geotechnical Analysis are properly incorporated and utilized in the project design. The design-level Geotechnical Analysis shall be submitted to the City of Sacramento Community Development Department.

Prior to approval of
any grading permits
City of
Sacramento
Community
Development
Department
Director of Public
Works/City
Engineer
Chief Building
Official
VII-2. In the event that a paleontological resource is inadvertently discovered during project-related work, regardless of the depth of excavation or location, work shall be halted within 50 feet (15 meters) of the find and a qualified paleontologist (Society of Vertebrate Paleontology [SVP] 2010) and the City of Sacramento Community Development Department shall be notified. The resources shall be examined by the qualified paleontologist at the developer’s expense, for the purpose of recording, protecting, or curating the discovery as appropriate. Construction activities could continue in other areas.

If the find is determined to be significant under SVP criteria, the find shall be left in place without further disturbance, or if avoidance is not feasible, then additional work, such as fossil recovery excavation (salvage) and curation at In the event that a
paleontological
resource is
inadvertently
discovered during
project-related work
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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a certified repository, such as the University of California Museum of Paleontology (UCMP), may be warranted and would be discussed in consultation with the City of Sacramento Community Development Department, and any other relevant regulatory agency, as appropriate. The qualified paleontologist shall submit to the City of Sacramento Community Development Department for review and approval a report of the findings and method of curation or protection of the resources.

Hazards and Hazardous Materials
IX-1. Prior to issuance of a demolition permit, the project applicant shall consult with certified Asbestos and/or Lead Risk Assessors to complete and submit for review to the Building Department an asbestos and lead survey. If asbestos-containing materials or lead-containing materials are not discovered during the survey, further mitigation related to asbestoscontaining materials or lead-containing materials shall not be required. If asbestos-containing materials and/or lead-containing materials are discovered by the survey, the project applicant shall prepare a work plan to demonstrate how the on-site asbestos-containing materials and/or leadcontaining materials shall be removed in accordance with current California Occupational Health and Safety (Cal-OSHA) Administration regulations and disposed of in accordance with all CalEPA regulations, prior to the demolition and/or removal of the on-site structures. The plan shall include the requirement that work shall be conducted by a Cal-OSHA registered asbestos and lead abatement contractor in accordance with Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls, and certifications. The applicant shall submit the work plan to the City of Sacramento for review and approval. The City has the right to defer the work plan to the Sacramento County Environmental Health Division for additional review. Materials containing more than one (1) percent asbestos that is friable are also subject to SMAQMD regulations. Removal of materials containing asbestos shall be completed in accordance with SMAQMD Rule 1403 and SMAQMD Rule 902.

Prior to issuance of
a demolition permit
City of
Sacramento
Building
Department
Hydrology and Water Quality
X-1. Prior to issuance of any grading permits, the contractor shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the Central Valley RWQCB. The contractor shall file the Notice of Intent (NOI) and associated fee to the SWRCB. The SWPPP shall serve as the framework for identification, assignment, and implementation of BMPs. The Prior to issuance of
any grading permits
Central Valley
Regional Water
Quality Control
Board
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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contractor shall implement BMPs to reduce pollutants in stormwater discharges to the maximum extent practicable. Construction (temporary) BMPs for the project may include, but are not limited to: fiber rolls, straw bale barrier, straw wattles, storm drain inlet protection, velocity dissipation devices, silt fences, wind erosion control, stabilized construction entrance, hydroseeding, revegetation techniques, and dust control measures. The SWPPP shall be submitted to both the City Director of Public Works, and the City Engineer for review and approval and shall remain on the project site during all phases of construction. Following implementation of the SWPPP, the contractor shall subsequently demonstrate the SWPPP’s effectiveness and provide for necessary and appropriate revisions, modifications, and improvements to reduce pollutants in stormwater discharges to the maximum extent practicable.

City Director of
Public Works
City Engineer
Noise
XIII-1. Prior to approval of grading permits, the City shall establish the following as conditions of approval for any permit that results in the use of construction equipment:
• The proposed project shall incorporate the use of eight-foot-tall temporary sound barriers at the locations shown in Figure 15. The sound barrier fencing shall consist of half-inch plywood or minimum STC 27 sound curtains placed to shield nearby sensitive receptors.

The plywood barrier shall be free from gaps, openings, or penetrations to ensure maximum performance.
• Construction shall be limited to 7:00 AM and 6:00 PM, on Monday, Tuesday, Wednesday, Thursday, Friday and Saturday, and between 9:00 AM and 6:00 PM on Sundays;
• All construction equipment powered by internal combustion engines shall be properly muffled and maintained;
• Quiet construction equipment, particularly air compressors, shall be selected whenever possible;
• All stationary noise-generating construction equipment, such as generators or air compressors, shall be located as far as is practical from existing residences. In addition, such stationary construction equipment shall be placed so that noise is directed away from the sensitive receptors nearest to the project site;
• Unnecessary idling of internal combustion engines shall be Prior to approval of
grading permits
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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prohibited; and
• The construction contractor shall, to the maximum extent practical, locate on-site equipment staging areas to maximize the distance between construction-related noise sources and noise-sensitive receptors nearest the project site during project construction.

Proof of compliance with the above measures shall be submitted to the City of Sacramento Community Development Department for review.

XIII-2. Any compaction required within 26 feet of existing structures adjacent to the project site shall be accomplished by using static drum rollers, rather than vibratory compactors/rollers, which use weight instead of vibrations to achieve soil compaction. As an alternative, preconstruction crack documentation and construction vibration monitoring could be conducted to ensure that construction vibrations do not cause damage to any adjacent structures. The above requirements shall be included via notation on any future improvement plans approved for the proposed project to the satisfaction of the City’s Community Development Department.

Any compaction
required within 26
feet of existing
structures adjacent
to the project site
City of
Sacramento
Community
Development
Department
Tribal Cultural Resources
XVIII-1. In the Event that Tribal Cultural Resources are Discovered During Construction, Implement Procedures to Evaluate Tribal Cultural Resources and Implement Avoidance and Minimization Measures to Avoid Significant Impact.

If archaeological resources, or tribal cultural resources, are encountered in the project area during construction, the following performance standards shall be met prior to continuance of construction and associated activities that may result in damage to or destruction of tribal cultural resources:
• Each resource shall be evaluated for California Register of Historical Resources eligibility through application of established eligibility criteria (California Code of Regulations Section 15064.636), in consultation with consulting Native American tribes.

If a tribal cultural resource is determined to be eligible for listing on the California Register of Historical Resources, the City shall avoid damaging effects to the resource in accordance with PRC Section 21084.3, if feasible.

If the City determines that the project may cause a significant impact to a If archaeological
resources, or tribal
cultural resources,
are encountered in
the project area
during construction
City of
Sacramento
Community
Development
Department
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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

XVIII-2. Implement Procedures in the Event of the Inadvertent Discovery of Native American Human Remains.

If an inadvertent discovery of human remains is made at any time during project-related construction activities or project planning, the following performance standards shall be met prior to implementing or continuing actions such as construction, which may result in damage to or destruction of human remains. In accordance with the California Health and Safety Code (HSC), if human remains are encountered during ground-disturbing activities, the City shall immediately halt potentially damaging excavation in the area of the remains and notify the Sacramento County Coroner and a professional If an inadvertent
discovery of human
remains is made at
any time during
project-related
construction
activities or project
planning
City of
Sacramento
Community
Development
Department
Sacramento
County Coroner
Native American
6325 STOCKTON BOULEVARD MIXED-USE PROJECT

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archaeologist to determine the nature of the remains. The Coroner is required to examine all discoveries of human remains within 48 hours of receiving notice of a discovery on private or State lands (HSC Section 7050.5[b]).

Heritage
Commission
ORDINANCE NO. 2025-
Adopted by the Sacramento City Council
December 2, 2025
ORDINANCE AMENDING TITLE 17 OF THE SACRAMENTO CITY CODE BY REZONING ±0.36 GROSS ACRES FROM THE LIMITED COMMERCIAL (C-1) ZONE TO THE GENERAL COMMERCIAL (C-2) ZONE AT 6000 DIAS AVENUE. (APN: 038- 0191-003-0000)
BE IT ENACTED BY THE COUNCIL OF THE CITY OF SACRAMENTO:

SECTION 1
As used in this ordinance, “Property” means the real property depicted in attached and incorporated in Exhibit A and contains one (1) APN.

SECTION 2
Title 17 of the Sacramento City Code (“Planning and Development Code”) is hereby amended by rezoning ±0.36 gross acres from the Limited Commercial (C-1) Zone to the General Commercial (C-2) Zone, as shown on Exhibit A.

SECTION 3
As required by section 17.808.230.C.1.d of the Planning and Development Code, the City Council finds that the rezoning of the property is consistent with the applicable general plan designation, use, and development standards, and goals and policies of the general plan in that:
• The rezoning is consistent with the Residential Mixed Use general plan designation in that it helps to facilitate the development of a mixed-use project that provides housing in addition to the existing nonconforming auto use. • The proposed car wash and oil change facility is consistent with the purpose of the C-2 zone which includes providing for the sale of goods and the performance of services. The land use is allowed within the zone with the approval of a Conditional Use Permit. Multi-unit dwellings are allowed by-right. • The project complies with applicable development standards including building setback distances, lot coverage, building height, and vehicle and bicycle parking. • The rezoning is consistent with general plan Land Use and Placemaking (LUP) goals and policies including LUP Goals 1 and 4, and LUP Policies 1.1 and 4.5 which promote a compact urban footprint and efficient parcel utilization. The rezoning allows for a functional site that includes an enhanced car wash and oil change facility and new 48-unit apartment complex.

City Council also finds that the rezoning promotes the public health, safety, convenience, and welfare of the city by allowing efficient development of an urban infill site that will provide housing opportunities near transit.

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 December 2, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

RESOLUTION NO. 2025-
Adopted by the Sacramento City Council
December 9, 2025
Adopting Findings of Fact and Conditions of Approval to Approve the Bee Shine Carwash and New Multi-Unit Dwellings Project (P23-014) (APNs: 038-0191-001-0000, 038-0191-002-0000, 038-0191-003-0000, 038-0191-0025-0000) Background
A. On November 13, 2025, the City Planning and Design Commission conducted a public hearing on, and forwarded to the City Council, a recommendation to approve the Bee Shine Carwash and New Multi-Unit Dwellings Project.

B. On December 9, 2025, the City Council conducted a public hearing, for which notice was given under Sacramento City Code Section 17.812.010(2)(b).

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

Section 1. Based on the verbal and documentary evidence received at the hearing on the Bee Shine Carwash and New Multi-Unit Dwellings (Project), the City Council approves the Project entitlements based on the findings of fact and subject to the conditions of approval as set forth below.

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

A. Conditional Use Permit to relocate and expand a non-conforming car wash and oil change facility is approved based on the following findings:

1. The proposed use and its operating characteristics are consistent with the general plan in that the Residential Mixed-Use designation allows for new residential development. The car wash and oil change facility is an auto-service use that is nonconforming and allowed to continue operation at the location.

Furthermore, the proposed project is consistent with General Plan land use policies including LUP-1.1, 1.8, 2.1, 2.3, 4.1, and 4.5 by combining parcels to create a functional urban site with increased utilization and by adding housing to an area with frequent transit service. There is no applicable transit village plan. It is also consistent with the Stockton Blvd. Plan in that the project provision of a residential development addresses Community Planning Priority H-2, “Provide all Types of Housing to Serve the Diverse Needs of Residents.”

2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code, in that the non-conforming car wash and oil change facility is allowed to relocate to another location on the same lot and be enlarged with the issuance of a use permit. The use will be reconstructed on the site and meet all currently applicable development standards and requirements of the C-2 zone.

3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the use will be accessible via driveways on Dias Avenue and missing street frontage improvements will be installed. The Departments of Public Works and Utilities have reviewed and conditioned the project to ensure adequate service and utilities.

4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that the proposed project will provide new sidewalk on Dias Avenue, consolidate from three driveways to one on Stockton Boulevard, and add many new trees. The use permit has conditions of approval including site security, limited hours of operation, and shielded lighting to assure the use will be compatible with the surrounding area.

B. Site Plan and Design Review to construct a car wash and oil change facility, a 48- unit apartment complex, and associated site improvements is approved based on the following findings:

1. The design, layout, and physical characteristics of the proposed development are consistent with the Residential Mixed Use general plan land use designation, in that the nonconforming auto service use with added housing units support a mix of land uses on the Stockton Boulevard corridor to support community needs. The new sidewalks, reduced number of driveways, tree shading, and lighting will support a more walkable neighborhood adjacent to transit, in support of General Plan goals. There is no applicable transit village plan.

2. The design, layout, and physical characteristics of proposed development are consistent with applicable design guidelines and with all applicable development standards in that: 1) the project meets applicable C-2 zone development standards including building setbacks, building height, parking, and tree shading, and 2) the project meets applicable principles of the Commercial and Multi-Unit Dwelling design guidelines including by locating vehicle parking at the sides and rear and positioning buildings toward the adjacent boulevard.

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.

Stockton Boulevard and Dias Avenue provide access to the site. The proposed development has been analyzed by City Departments of Public Works and Utilities and it is determined that all streets and public access ways and facilities, parking facilities, and utility infrastructure proposed and required to be constructed with this approval are adequate to serve the development and comply with applicable standards.

4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. New trees along Stockton Boulevard and Dias Avenue frontages will provide an improved aesthetic outward appearance. New sidewalk infrastructure on Dias Avenue and a reduced number of driveways on Stockton Boulevard will enhance pedestrian safety. A solid wall will be constructed between the new development and the adjacent residential uses, reducing any potential conflict between commercial and residential uses.

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 newly constructed auto-service use will meet current building code and utility requirements. The project increases the intensity of an urban infill site connected to existing road and utility networks with 48 new residential units, positioning residents within walking distance to commercial services and transit.

6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that the project provides a new sidewalk on Dias Avenue, consolidates three driveways to one on Stockton Boulevard, adds many new trees, and separates the site from adjacent properties with a 6-foot-high solid wall.

C. Tree Permit to remove one private protected tree is approved based on the following findings:

1. The location of the private protected tree conflicts with the feasible placement of proposed parking facilities.

2. The replacement plan is consistent with the standards set forth in section

12.56.060 of the Tree Planting, Maintenance and Conservation Ordinance.

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 facilities of the State Plan of Flood Control or other flood management facilities protect the project to the urban level of flood protection, as demonstrated by the SAFCA Urban Level of Flood Protection Engineer’s Reports accepted by the City Council on October 21, 2025 (Resolution No. 2025-0283).

E. Housing Element Site [No net loss findings (Gov. Code, § 65863)]:

1. This project is located on a consolidated site listed in the 2021-2029 Regional Housing Needs Assessment (RHNA) Housing Element Sites Inventory, which anticipates 2 total units of lower income housing. As of April 18, 2025, the lower income capacity on remaining sites identified in the Housing Element is 15,888, which is adequate to meet the jurisdictions’ remaining low income RHNA of 13,406 for the 2021-2029 planning period. 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. Conditional Use Permit to relocate and expand a non-conforming car wash and oil change facility is approved subject to the following conditions of approval:

A1. The site shall be inspected and maintained daily to be clear of litter.

A2. Provide signage in a visible location at the car wash and oil change building storefronts that includes a 24-hour emergency contact person and phone number(s). The contact information shall be kept current.

A3. Hours of operation for the car wash and oil change facility shall not extend beyond the hours of 8am and 10pm daily.

A4. Site lighting shall be directed downward and use full cut-off fixtures to reduce glare and shield light from spilling onto adjacent properties.

A5. Any modification to the project proposed, or additional commercial uses or future replacement commercial uses, shall be subject to review and approval by Planning staff and may require additional entitlements.

B. Site Plan and Design Review to construct a car wash and oil change facility, a 48- unit apartment complex, and associated site improvements is approved subject to the following conditions of approval:

Planning
B1. Provide a minimum 6-foot solid wall between the project site and adjacent privately-owned properties consistent with Sacramento City Code section

17.620.120.

B2. Provide the following building materials on the apartment buildings as indicated per approved plans:
 Painted cement plaster exterior
 Painted horizontal wood or fiber cement siding
 Metal balconies and railings
 Stone veneer at building base
 Dimensional composition shingle roofing
B3. Provide the following building materials on the commercial buildings as indicated per approved plans:
 Painted cement plaster
 Standing seam metal roofing
 Brick wainscoting
 Metal canopies
 Anodized aluminum commercial storefront window and door system B4. The applicant shall comply with each mitigation measure adopted for the project, as identified in the environmental document prepared pursuant to the California Environmental Quality Act (CEQA) and/or Mitigation Monitoring Plan. If there is an error or omission in the Mitigation Monitoring Plan, the mitigation measure as set forth in the environmental document shall control.

B5. Signs were not reviewed as part of the review and approval of the proposed project. All signs shall require review and approval by Design Review and shall conform to the sign ordinance and require sign permit issuance.

B6. Provide a minimum of 3 short-term bicycle parking spaces and 24 long-term bicycle storage spaces for the residential component of the project and provide a minimum of 2 short-term bicycle parking spaces and 2 long-term bicycle storage spaces for the commercial component. Bicycle parking shall comply with the City’s Bicycle Rack Design and Placement Design Standards.

B7. Construct landscape improvements including all required irrigation, ground coverings, shrubs, and trees as shown on the final approved landscape plan exhibit.

Public Works
B8. 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.

B9. The applicant shall dedicate sufficient additional right-of-way and construct an expanded intersection along Stockton Boulevard adjacent to the subject property as shown on the site plan per City standards (DPM Plate 15-11) to the satisfaction of the Department of Public Works.

B10. The applicant shall construct Dias Avenue to a local commercial street section per City standards to the satisfaction of the Department of Public Works.

Note: There is currently 60-ft of available right-of-way along Dias Avenue.

The local commercial street section is 59-ft wide. The extra 0.5-ft of right-ofway shall be added into the planter width.

B11. The applicant shall relocate all existing utility poles, streetlights, traffic signal poles, street signs, hydrants, etc., that are in conflict with any of the required frontage improvements per City standards to the satisfaction of the Department of Public Works and other concerned agencies.

B12. The applicant shall submit a signal design concept report to the Department of Public Works for review and approval prior to the submittal of any improvement plans involving traffic signal work.

B13. 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.

B14. The applicant shall dedicate sufficient additional right-of-way at the southeast corner of the intersection of Stockton Blvd and Dias Avenue adjacent to the subject property so that the entire sidewalk and curb ramp at the southeast corner of the intersection is within the public right-of-way easement area.

B15. On-street Parking shall be prohibited along Dias Avenue adjacent to the subject property for the first 50-ft in length measured from the curb return.

B16. This project will require the installation of streetlights on all public streets fronting this property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.

B17. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.

B18. The applicant shall remove all existing site driveways that are not planned for use with this project per City standards to the satisfaction of the Department of Public Works.

B19. The minimum throat distance for site driveways along Stockton Boulevard and Dias Avenue shall be 50-ft and 25-ft respectively (throat distance is that distance a vehicle can move from the public right-of-way into a given site before encountering a conflict with parking stalls, aisles, etc).

B20. The site plan shall conform to the parking requirements set forth in City Code

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

B21. 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 subject property is within the South Stockton Vision Zero study area. The applicant may be required to install additional street signage and markings in compliance with the Vision Zero study recommendations. The striping plans shall be to the satisfaction of the Department of Public Works.

B22. The applicant shall monitor the operations of the drive-through to ensure that no vehicle will spill back onto the adjacent public right-of-way as a result of this project’s on-site maneuvering to the satisfaction of the Department of Public Works.

B23. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.

Department of Utilities (DOU)
B24. 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.

B25. Prior to or concurrent with the submittal of improvement plans, prepare a project specific water study for review and approval by the DOU. The water system shall be designed to satisfy the more critical of the two following conditions: (1) at maximum day peak hour demand, the operating or "residual" pressure at all water service connections shall be at least 30 pounds per square inch, (2) at average maximum day demand plus fire flow, the operating or "residual" pressure in the area of the fire shall not be less than 20 pounds per square inch. The water study shall determine if the existing and proposed water distribution system is adequate to supply fire flow demands for the project. A water supply test may be required for this project. The applicant is advised to contact the City of Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any water related requirements. Failure to submit the water study may delay review and approval.

B26. Common area landscaping shall have a separate street tap for a metered irrigation service.

B27. The existing City drainage system that fronts this project is severely undersized with a history of localized street flooding. Therefore, the development of this site must comply with the current drainage design standards. To meet this requirement 10,600 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to 0.1 cfs/acre. The required detention volume can be partially or fully mitigated by implementing Low Impact Development (LID) features such as Stormwater planters and porous pavement, provided these features conform to the DOU’s Hydromodification Management Plan (HMP) requirements. Designer shall utilize the latest edition of the Sacramento Area Hydrology Model (SAHM) when using LID features. 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 features.)
B28. 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.

B29. The onsite water and storm drainage systems shall be private and separate systems maintained by the owner, or other approved entity.

B30. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney.

B31. 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.

B32. 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.

B33. 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.

B34. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the construction drawings.

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

B35. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. The project is an area not served by an existing regional water quality control facility and/or the project has more than one-acre of new or modified impervious area, therefore, Low Impact Development (LID), Hydromodification Management Plan (HMP), and on-site treatment control measures will be required. The on-site storm water treatment control measures required may affect site design and site configuration and should be considered during early planning stages.

B36. This project is required to incorporate certified full capture trash control devices, please refer to Appendix H in the “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” for more details.

B37. A maintenance agreement is required for all on-site treatment and full capture trash control measures. Contact DOU for a list of accepted proprietary devices if considered for treatment and/or full capture trash control. Construction drawings must include all proposed source controls and on-site water quality measures selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate measures.

SMUD
B38. SMUD has existing overhead Secondary facilities near the north east corner of the lot and on the west side of the parcel that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

B39. 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.

B40. 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.

B41. 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.

B42. 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.).

B43. 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.

B44. 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/Designand-Construction-Services.

B45. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all onsite electrical utility infrastructure that feeds existing services. If necessary, any existing onsite electrical infrastructure that serves existing facilities shall be relocated to the satisfaction of SMUD.

B46. The Applicant shall dedicate any private drive and/or ingress and 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.

B47. 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.

B48. The indicated transformer space as shown on the plans must be verified as sufficient and satisfactory to SMUD's design and construction standards. The amount of space and required clearances will be dictated by service size, service requirements and other system needs and requirements (e.g., if a switch is necessary, etc.). Additional transformer space may also be required. This additional space will vary and the amount will depend on specific service requirements, including service size, voltage and other requirements. Furthermore, the location of this space will be site-dependent.

Please contact SMUD Line Design for additional information.

Recycling and Solid Waste
B49. Project must meet the requirements outlined in City Code Chapter 13.10,

13.24, and 17.616.

B50. Solid waste trucks must be able to safely move about the project, with minimum backing, and able to empty the bins and cans safely.

Fire Department
B51. 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 B52. The farthest projection of the exterior wall of a building shall be accessible from within 150 ft of an approved water supply as measured by an unobstructed route around the exterior of the building. (California Fire Code Sections 503.1.1 & 507.5.1) At minimum, an additional on-site fire hydrant will be required.

B53. 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.

B54. All turning radii for fire access shall be designed as 35’ inside and 55’ outside. California Fire Code Section 503.2.4
B55. 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 B56. 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
B57. Locate and identify Fire Department Connections (FDCs) on address side of building no farther than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway.

B58. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet for rooms without a fire pump. California Fire Code as Amended by the Sacramento City Code Section 901.4.7 If an independent fire control room is not provided. It must be shown that the other uses are compatible with the purposes of the fire control room and sufficient separation is provided.

Police Department
Lighting:

B59. 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.

B60. Light poles, if applicable, shall be no higher than 20’.

B61. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.

B62. 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.

B63. 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.

B64. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.

B65. 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.

B66. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.

Landscaping:

B67. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.

B68. 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:

B69. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.

B70. Business shall be equipped with and maintain a security system with:
 An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classification of Burglar and Holdup Alarm), Extent Number 4
 a Video Assessment and Surveillance System (VASS)
B71. Holdup alarm system shall be employed near all points of sales and all safes.

B72. A Video Assessment and Surveillance System (VASS) shall be installed at the site and maintained by a property management company, security company, or designee.

B73. Manager with access to VASS storage shall be able to respond to any activation within two hours.

B74. 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.

B75. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

B76. 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.

B77. Each driveway entrance and each building entrance shall be covered by a camera set at 100 pixels per foot or higher.

B78. 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.

B79. VASS shall be placed in drive-thru areas so as to capture driver faces and vehicle license plates.

B80. VASS shall be capable of storing no less than 30 days’ worth of activity.

B81. VASS shall provide comprehensive coverage of:
 all points of sale
 safe(s)
 manager’s office
 areas of ingress and egress (doors, driveways)
 alcohol placement areas
 parking lot
 repair shop
 adjacent public rights of way
 trash enclosure(s)
 areas not clearly visible from public streets
 coverage of all four (4) exterior sides of the building(s)  at least one camera shall be positioned to get a front face shot (e.g. height strip camera)
B82. Height markers are required on the interior doorways of the commercial buildings.

B83. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else. All advertising, signs, and shelving shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code.

B84. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures should be slatted to allow visual surveillance of the interior.

B85. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.

B86. Sales registers should be designed so as to allow employees visual surveillance of the main store entrance.

B87. 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.

During Construction:

B88. 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.

B89. The location shall be monitored by security after normal construction hours during all phases of construction. This can be done via remote camera monitoring.

B90. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.

Sacramento Area Sewer District (SASD)
B91. Prior to the approval of Building permit improvement plans: To obtain sewer service, construction of SacSewer sewer infrastructure will be required.

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

B92. Prior to the approval of Building permit improvement plans: Installation of a public cleanout is required at the right-of-way. These improvements must be shown on the plans.

B93. Prior to the approval of Building permit improvement plans: The proposed onsite sewer crossing parcel boundaries is prohibited.

B94. Prior to the approval of Building permit improvement plans: SacSewer requires each building on each lot with a sewage source to have a separate connection to SacSewer’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel must have a separate connection to a private onsite sewer line upstream of any connection to the SacSewer sewer. These improvements must be shown on the plans.

B95. Prior to the approval of Building permit improvement plans: SacSewer Design Standards and Specifications require minimum 6-inch lower laterals for commercial and industrial buildings. Construction of a manhole on Stockton Blvd. and Dias Ave. are required to connect the public lower laterals to the 6-inch main line.

B96. Prior to the submittal of Building permit improvement plans: All onsite sewer plans and offsite sewer plans must be submitted separately to SacSewer for review and approval.

B97. Prior to the approval of Building permit improvement plans. If any proposed garbage enclosure will contain a drain to the sewer, the enclosure must have a roof.

B98. 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.

B99. Prior to district sign-off of the tentative parcel map: the existing and/or proposed sewer lines must be shown on a utility plan or the improvement plans.

Advisory Notes:

B100. City of Sacramento permits must be obtained for private patrol, alarms, and camera systems. (Police)
B101. City of Sacramento records indicate the following: a) 6000 Dias Avenue is being served by a 1-inch domestic service tap and meter b) 6305 Stockton Boulevard is being served by a 2-inch domestic service tap and meter c) 6325 Stockton Boulevard is being served by a 1.5-inch domestic service tap and meter, and a 1-inch irrigation service tap and meter. The property owner is subject to paying the monthly flat and usage rate for all existing water services serving the resultant parcel. (DOU)
B102. Future water services will only be authorized in certain situations, see Section 13.3.5.2 of the DPM for the specific requirements. (DOU) B103. Water meters shall be located at the point of service, which is back of curb for separated sidewalks or back of walk for connected sidewalks. (DOU) B104. City of Sacramento indicate there is an existing public 8” City water main and a public 36” City drainage main in Dias Avenue. A public 6” City water main and a public 12” City drainage main in Stockton Boulevard. (DOU) B105. The applicant may request DOU Field Service Staff to verify location DOU facilities. City of Sacramento Operator may be reached at 311 in the City or (916) 264-5011 outside the City. (DOU)
B106. The subject area is served by the Sacramento Area Sewer District (SASD).

Contact the SASD and satisfy their requirements. (DOU)
B107. The proposed project is located in a Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs).

Accordingly, the project site lies in an area with no requirements to elevate or flood proof. (DOU)
B108. ONGOING: Contact Regional San’s Wastewater Source Control Section to determine if a wastewater discharge permit is needed at [email protected]/(916) 875-6470 (Sac Sewer)
B109. ONGOING: Public lower laterals must not be smaller than the upper laterals, sized according the California Plumbing Code requirements. (Sac Sewer) B110. ONGOING: The existing building is currently connected to public sewer. Any required construction and/or modification to the public sewer system must be to the satisfaction of SacSewer prior to the approval of improvement plans.

SacSewer Design Standards and Specifications apply to any onsite and offsite public sewer construction. (Sac Sewer)
B111. ONGOING: Construction of a grease trap or a sand oil separator may be required. The applicant must verify with the applicable jurisdiction’s building department. (Sac Sewer)
C. Tree Permit to remove one private protected tree is subject to the following conditions of approval:

C1. General Tree Protection – The applicant shall include the following Tree Preservation Measures in the General Notes, Grading Plans, Utility Plans, Demolition Plan, Landscape Plan and the offsite plans if the trees will be impacted by work proposed on each sheet:

Required Tree Preservation Measures for City and Private Protected Trees

1. This project shall contract with a project arborist experienced with tree protection and construction that is required to:
a. Attend the preconstruction meetings to approve of and inform contractors of all tree protection measures.
b. Visit the site before and after demolition, grading and landscaping as well as at least twice each month during construction to ensure that tree protection measures are implemented and maintained.
c. Be responsible for correcting any site conditions that may negatively impact the trees and revisit the site to ensure that corrective action was properly implemented.
d. The project arborist shall report in writing to Urban Forestry all violations and tree protection failures along with corrective action taken and expected outcomes.

2. All concrete sidewalks and driveways shall be retained throughout construction to protect the roots and soil from the impacts of construction activities. a. Existing driveways shall be used as the sole access to the site. Where there are no existing driveways, access shall be limited to a one or two locations outside the dripline of protected trees that have protection from soil compaction with the use of one or more of the following: A 6-inch layer of hardwood chips covered by ¾-inch plywood or trench plates, geotextile fabric covered by a 6-inch layer of hardwood chips or an alternative that is approved by the City Arborist.

3. Right-of-way planters and City trees shall be separated from the construction site with a six-foot-high chain link fence that shall remain throughout the duration of the project to protect trees and to prevent construction traffic from compacting the soil in the planters.

4. Construction trailers and port-a-potties shall be placed on existing hardscape or bridged over the tree protection zone or planter so as not to compact soil.

5. Any Regulated Work within the dripline or Tree Protection Zone of a protected tree shall be separately permitted prior to the start of construction and supervised by a Qualified Arborist. Submit a tree permit application and a tree protection plan created by a Qualified Arborist to [email protected] and refer to the planning project number or off-site project number.

6. All excavation, grading or trenching within the dripline of a protected tree for the purpose of utility installation, constructing foundations, footings, sidewalks, curbs, gutters, or any other reason shall employ one of the following methods: Hydroexcavation, pneumatic excavation or hand digging and shall be directly supervised by a qualified arborist.

7. There shall be no excavation deeper than the existing excavation for sidewalks within the dripline of protected trees.

8. There shall be no grade changes within the dripline of protected trees. All grade changes shall be accommodated onsite.

9. There shall be no soil compaction within the dripline of protected trees.

10.There shall be no non-native soil, non-organic matter or structural soil added to the right-of-way planter.

11.The following is a list of activities that require a tree permit if they are to occur or be used within the right-of-way planter and/or within the tree protection zone of protected trees: any regulated work as defined in SCC 12.56, excavation, grade changes, trenches, root or canopy pruning or boring.

12.The following is a list of activities that are prohibited within the right-of-way planter and/or tree protection zone of protected trees: pedestrian and equipment traffic that could compact the soil or physically damage roots, parking vehicles, equipment and/or port-a-potties, storing of soil, construction materials, petroleum products, water or building refuse, disposing of wash water, paint, cement, fuel or other potentially damaging liquids and any other activities that may have negative impacts on the trees and soil.

13.All trees shall be watered regularly according to the recommendation of the project arborist.

14.The applicant shall be financially responsible for any damage to the city trees associated with the project. Accidental or negligent actions that damage city trees may result in a penalty. The monetary value of any such damage will be appraised by the City Urban Forester or his authorized representative and shall be expressed as the monetary equivalent of all labor and materials required to bring the tree in question to a state of comparable utility with regards to its condition and function prior to the beginning of the project.

Attached Exhibits: Project Plans
Adopted by the City of Sacramento City Council on December 9, 2025, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

Attest:

Nicole Harrison • ISA Certified Arborist #WE-6500AM • (530) 305-0165 Arborists Report and Tree Inventory
For the Project
Bee Shine Express
6325 Stockton Blvd
City of Sacramento, CA
Parcel #038-0191-025-0000, 038-0191-001-0000
038-0191-002-0000, 038-0191-003-0000
Prepared on
August 8, 2024
Prepared For: Jesse Angeles
VIA Email: [email protected]
℅ Brian Holloway, [email protected]
Prepared by: Nicole Harrison, Consulting Arborist
ASCA Registered Consulting Arborist #719
ISA Certified Arborist WE-6500AM, TRAQ
[email protected] (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Table of Contents
Findings Summary...................................................................................................................2 Table 1 - Summary of Tree Data...........................................................................................2 Assignment.............................................................................................................................. 3 Assignment Limitations.......................................................................................................... 3 Methods.................................................................................................................................... 3 Terms.........................................................................................................................................3 Development Impacts..............................................................................................................5 Observations............................................................................................................................ 6 Table 3 - Tree Information Data............................................................................................ 7 Conclusion and Arborists Recommendations for Site Planning...................................... 10 Appendix 1 - Tree Location Map........................................................................................... 11 Appendix 2 - Disclosure, Assumptions and Disclaimer.....................................................12 Focal Point Arboriculture Consulting 1 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Findings Summary
Brian Holloway, on behalf of Jesse Angeles, contacted Focal Point Arboriculture Consulting to evaluate the trees on the site in the proposed project area and to produce an arborist report for planning the development of the area.

Nicole Harrison, ISA Certified Arborist #WE-6500AM, visited the site on July 30th, 2024. All trees 3” diameter or greater were included in the inventory. The trees were given virtual numbers but not field tagged.

The site is two commercial lots and one small residential lot and contains a car wash structure, a rundown residential structure, and shipping containers, trailers, and debris.

There is one (1) Coast live oak tree which would meet the requirement for protection according to the City of Sacramento municipal code, however, this tree is in poor structural condition and is not recommended for retention. This tree is proposed for removal with a waiver of fees. All the other trees on the site are either landscape trees which were cut to the ground and are now resprouting or fruit tree species (fruiting and ornamental). See Appendix 4 - Site Photographs Table 1 - Summary of Tree Data
Tree Species
Trees
Inventoried
Trees located
on the Parcel
1 Protected
Trees
Total Protected
Trees for Removal
Impacted Trees
Coast Live Oak,
Quercus agrifolia
2 2 1 1 0
Prunus & Pyrus sp. 6 6 0 0 0
Pecan, Carrya
illinoisis
1 1 0 0 0
Ash, Fraxinus sp. 2 2 0 0 0
Mimosa, Albizia
julibrisson
2 2 0 0 0
Citrus sp 2 2 0 0 0
Other 4 4 0 0 0
Total 19 19 1 1 0
Space intentionally Left Blank
1 Focal Point is not a licensed land surveyor. Tree ownership was not determined. Conclusions within this report are based on existing fences or other landmarks which may not represent the actual property boundary.

Focal Point Arboriculture Consulting 2 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Assignment
Evaluate and document the protected trees at the project location. Provide submittal documentation according to the requirements of the City of Sacramento for the initial development permit application in accordance with the current plans.

Assignment Limitations
The site visit occurred during the dormant season. Data collected was by a visual ground inspection of the trees without exploratory techniques such as digging, sounding, etc. Data was collected during a rain event.

Methods
Tree Location: The GPS location of each tree was collected using the ESRI’s ArcGIS collector application on an Apple iPhone or Samsung. The data was then processed in ESRI’s ArcMap by Nicole Harrison or Julie McNamara to produce the tree location map. The map doesn’t not always accurately depict the tree location on the aerial background, a surveyor's topographic map, or on the developers plans. The tree location map included with the arborist report is for reference and additional work may be required to match the actual tree locations as surveyed by a professional surveyor.

Unless otherwise indicated, A Basic Visual Assessment (level 2 in Tree Risk Assessment) was performed in accordance with the International Society of Arboriculture’s best management practices.

This assessment level is limited to the observation of conditions and defects which are readily visible.

Additional limiting factors, such as blackberries, poison oak, and/or debris piled at the base of a tree can inhibit the visual assessment and should be noted in the data. Although we do our best to evaluate trees visually, sounding of the trunk and excavation around the base of the tree to determine the presence of decay is not included in the visual assessment and could dramatically change the arborist rating of the tree. In the event that a visual clue indicates this further testing may be necessary, the recommendation of that tree will be to re-evaluate.

Terms
The following terms are used in the Tree Data table (Table 3).

ID Tag # The pre-stamped tree number on the tag which is installed at approximately 6 feet above ground level on the north side of the tree. Series 100 tags are virtual – no physical tag was placed on the tree.

Species The species of a tree is listed by our local and correct common name and botanical name by genus (capitalized) and species (lower case). Oaks frequently cross-pollinate and hybridize, but the identification is towards the strongest characteristics.

DSH ‘Diameter at Standard Height' is normally measured at 4’6” (above the average ground height for urban forestry), but if that varies then the location where it is Focal Point Arboriculture Consulting 3 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 measured is noted in the next column “measured at” . (1) For a tree that branches at or below 4.5 feet, DSH means the diameter at the narrowest point between the grade and the branching point; and (2) For a tree with a common root system that branches at the ground, DSH means the sum of the diameter of the largest trunk and ½ the sum of all the other trunks.

Critical
Root Zone
The radius of the critical root zone is a circle equal to the trunk diameter inches converted to feet and factored by tree age, condition and health pursuant to the industry standard. Best Management Practices: Managing Trees During Construction, the companion publication to the Approved American National Standard, provides guidance regarding minimum tree root protection zones for long term survival. In instances where a tree is multi-stemmed the protected root zone is equal to the extrapolated diameter (sum of the area of each stem converted to a single stem) factored by tree age, condition and health.

Arborist
Rating
Subjective to condition and is based on both the health and structure of the tree. All of the trees were rated for condition, per the recognized national standard as set up by the Council of Tree and Landscape Appraisers and the International Society of Arboriculture (ISA) on a numeric scale of 5 (being the highest) to 0 (the worst condition, dead) as in Chart A. The rating was done in the field at the time of the measuring and inspection.

No problem(s) 5 Excellent
No apparent
problem(s)
4 Good
Minor problem(s) 3 Fair
Major problem(s) 2 Poor
Extreme problem(s) 1 Very Poor
Dead 0 Dead
Rating #0: This indicates a tree that has no significant sign of life.

Rating #1: The problems are extreme. This rating is assigned to a tree that has structural and/or health problems that no amount of work or effort can change. The issues may or may not be considered a dangerous situation.

Rating #2: The tree has major problems. If the option is taken to preserve the tree, its condition could be improved with correct arboricultural work including, but not limited to: pruning, cabling, bracing, bolting, guying, spraying, mistletoe removal, vertical mulching, fertilization, etc. If the recommended actions are completed correctly, hazard can be reduced and the rating can be elevated to a 3. If no action is taken the tree is considered a liability and should be removed.

Focal Point Arboriculture Consulting 4 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Rating #3: The tree is in fair condition. There are some minor structural or health problems that pose no immediate danger. When the recommended actions in an arborist report are completed correctly the defect(s) can be minimized or eliminated.

Rating #4: The tree is in good condition and there are no apparent problems that a Certified Arborist can see from a visual ground inspection. If potential structural or health problems are tended to at this stage future hazard can be reduced and more serious health problems can be averted.

Rating #5: No problems found from a visual ground inspection. Structurally, these trees have properly spaced branches and near perfect characteristics for the species. Highly rated trees are not common in natural or developed landscapes. No tree is ever perfect especially with the unpredictability of nature, but with this highest rating, the condition should be considered excellent.

Notes Provide notable details about each tree which are factors considered in the determination of the tree rating including: (a) condition of root crown and/or roots; (b) condition of trunk; © condition of limb and structure; (d) growth history and twig condition; (e) leaf appearance; and (f) dripline environment. Notes also indicate if the standard tree evaluation procedure was not followed (for example - why DSH may have been measured at a location other than the standard 54”). Additionally, notes will list any evaluation limiting factors such as debris at the base of a tree.

Development Impacts
Projected development impacts are based on tree condition, species tolerance, distance relationships between the tree location and proposed grading, and the arborists previous experience and judgment. Field inspections and findings during the development project at the time of grading and trenching can change relative impacts. Closely followed guidelines and requirements can result in a higher chance of survival, while requirements that are overlooked can result in a dramatically lower chance of survival. Impacts are measured as follows:

Impact Term: Long Term Result of Impact:

Negligible Tree is unlikely to show any symptoms. Chance of survival post development is excellent. Impacts to the
Critical Root Zone are less than 10% and no changes to
the normal flow of water within the surrounding
topography are proposed.

Minor Tree is likely to show minor symptoms. Chance of
survival post development is good. Impacts to the
Critical Root Zone are less than 15% and species
tolerance is good.

Focal Point Arboriculture Consulting 5 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Moderate Tree is likely to show moderate symptoms. Chance of survival post development is fair. Impacts to the
Protected Root Zone are less than 35% and species
tolerance is good or moderate.

Severe Tree is likely to show moderate symptoms annually and a pattern of decline. Chance of long term survival post development is low. Impacts to the Protected Root Zone
are up to 50% and species tolerance is moderate to
poor.

Critical Tree is likely to show moderate to severe symptoms annually and a pattern of decline. Chance of long term
survival post development is negligible. Impacts to the Protected Root Zone are up to 80%.

Observations
The site is two commercial lots and one small residential lot and contains a car wash structure, a rundown residential structure, and shipping containers, trailers, and debris. Homeless people appear to be living on the parcels and trash covered the ground around many of the trees.

Space intentionally left blank - See next page
Focal Point Arboriculture Consulting 6 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Table 3 - Tree Information Data
Tree
#
Species DSH DBH at Hei
ght
Cano
py
Dripline Environment Notes Structur
e Rating
Health
Rating
Arborist
Rating
1 Coast live
oak,
Quercus
agrifolia
13 13 54 18 15 asphalt up to base,
trash on other side
embedded fence wire low
sprouting topped at 10 feet
multiple Reg gross stems with
poor connections
Poor Good 1 - Very Poor
2 citrus, Citrus
sp.
9 6, 3, 4 18 8 5 asphalt up to base measurement represents grafted portion. Many more
stems of trifoliate orange.

Fair Fair
3 pear, Pyrus
sp.
13 13 0 0 15 asphalt up to base canopy declined from drought stress, root sprouting
Fair Fair
4 Coast live
oak,
Quercus
agrifolia
4 4 0 0 0 asphalt up to base
growing from same
location as next
Fair Fair
5 privet,
Ligustrum
sp.
5 5 12 0 6 asphalt up to base
growing from same
location as next
main stem died three sprouts
from below, showing signs of
drought stress
Poor Fair
6 pear, Pyrus
sp.
6 6 18 0 6 asphalt nearly to base
on one side outside
fence
CDL at 3 feet, severe drought
stress
Poor Poor
7 Pecan,
Carya
illinoisis
0 0 0 0 stump sprouts
Focal Point Arboriculture Consulting 7 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Tree
#
Species DSH DBH at Hei
ght
Cano
py
Dripline Environment Notes Structur
e Rating
Health
Rating
Arborist
Rating
8 ash,
Fraxinus sp.
14 14 12 0 10 surrounded by asphalt Topped at 2 feet some sprouts from below codominant above
into (5) 3 inch stems
Poor Fair
9 ash,
Fraxinus sp.
14 14 12 0 10 surrounded by asphalt Topped at 2 feet only sprouts, too dense for evaluation
Poor Fair
10 Undetermine
d
0 0 0 0 Wedged between
fence and container.

Not evaluated
stump sprouts Poor Fair
11 Undetermine
d
0 0 0 0 Wedged between
fence and container.

Not evaluated
stump sprouts Poor Fair
12 mimosa,
Albizia
julibrisson
0 0 0 0 stump sprouts Poor Fair
13 mimosa,
Albizia
julibrisson
0 0 0 0 stump sprouts Poor Fair
14 pear, Pyrus
sp.
4 4 0 0 0 Surrounded by trash Decline in canopy Poor Fair 15 apricot,
Prunus sp.
8 8 0 0 0 Surrounded by trash Fair Fair
16 Undetermine
d
11 11 0 0 0 Surrounded by trash Fair Fair
17 Grapefruit,
Citrus sp.
11 11 0 0 15 drought stress, fruiting Fair Fair
Focal Point Arboriculture Consulting 8 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Tree
#
Species DSH DBH at Hei
ght
Cano
py
Dripline Environment Notes Structur
e Rating
Health
Rating
Arborist
Rating
18 plum,
Prunus sp.
14 11, 6 18 0 10 Surrounded by trash CDL at 2 feet, severe drought stress
Fair Fair
19 pear, Pyrus
sp.
11 (5) 3, 4 18 0 12 Surrounded by trash CDL at 2 feet, many multi-stem, homeless under tree - not
measured, drought stress
Fair Poor
Focal Point Arboriculture Consulting 9 (530) 305-0165
Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Conclusion and Arborists Recommendations for Site Planning No Trees are proposed for retention on the site.

Project Arborist:

Nicole Harrison
Registered Consulting Arborist #719
ISA Certified Arborist and Municipal Specialist #WE-6500AM ISA Qualified Tree Risk Assessor
Appendix 1 - Tree Location Map
Appendix 2 - Disclosure
Focal Point Arboriculture Consulting 10 (530) 305-0165

Bee Shine Express, 6325 Stockton Blvd., City of Sacramento August 8, 2024 Appendix 2 - Disclosure, Assumptions and Disclaimer

1. I, Nicole Harrison, ISA Certified Arborist WE-6500AM, with “Focal Point Arboriculture Consulting”, did personally inspect the site and investigate the tree(s) as mentioned in this and I performed all aspects of this report unless noted otherwise in the report.

2. I have neither financial interest in the tree work that may or may not be done, nor financial interest in the property where the tree(s) is (are) located unless noted within the report.

3. All opinions and recommendations expressed herein this report are solely mine. I have used my specialized education, knowledge, training and experience to examine the tree(s) and to make my opinions and recommendations to enhance the beauty, health and longevity, with an attempt to reduce the risk of who and/or what is near these trees. I cannot guarantee or warranty that a tree will be healthy or safe under all circumstances, nor for a specific period of time or that problems may not arise in the future.

4. My report with its opinions and recommendations are limited to the tree(s) inspected.

5. I attempt to be cognizant of the whole scope of a project, but many matters are beyond the scope of my professional consulting arborist services such as: exact property boundaries, property ownership, site lines, easements, codes, covenants & restrictions (CC&Rs), disputed between neighbors, and other issues.

6. I rely on the information disclosed to me and assume the information to be complete, true, and accurate.

7. The inspection is limited to visual examination of accessible items of the tree(s), from the ground unless otherwise noted, without excavation, probing, boring, or dissection, unless noted otherwise. Only information covered in this report was examined, and reflects the condition of those inspected items at that specific time.

8. Clients may choose to accept or disregard these opinions and recommendations of the arborist or to seek additional advice.

9. This report is copyrighted. Any modification or partial use shall nullify the whole report. Do not copy without written permission. This report is for the client and the client’s assignees.

10. Sketches, diagrams, graphs, drawings, and photographs within this report are intended as visual aids and are not necessarily to scale, and should not be construed as engineering or architectural detail, reports or surveys.

11. I shall not attend or give a deposition and/or attend court by reason of this report unless fees are contracted for in advance, according to my standard fee schedule, adjusted yearly, for such services as described.

Signed: __________________________________________
Focal Point Arboriculture Consulting 12 (530) 305-0165

Designer
D. WHITLOCKDate11/29/2022Revision Number4Revision Date08/04/2025Drawing No.

PT1
DisclaimerPhotometric analyses performed by CJS Lighting are intended or informational and/or estimation purposesonly. Using industry-recognized software, calculations correspond to the information provided to CJSLighting, and are subject to the limitations of the software. Assumptions may be made for information thatis not provided or available. It is the responsibility of the client to verify that the input data is consistentwith actual field conditions.Due to the above considerations, CJS Lighting does not guarantee that actual light levels measured in thefield will match initial calculations, and recommend that drawings be submitted to a certified electricalengineer for verification.

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9.1 FFF
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F F F F F F F F F F FF F

F F F F F F F F F F FF F
S2
Plan View
Scale - 1" = 25ft
Schedule
Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage Polar Plot F
29 FEM L96 9000LM IMACD
WD XX 40K 80CRI
FEM L96 9000LM IMACD WD XX 40K 80CRI 1 8824 0.9 64.03
S1
2 DSX0 LED P5 40K 80CRI
TFTM
D-Series Size 0 Area Luminaire P5Performance Package 4000K CCT 80 CRIForward Throw 1 11337 0.9 90.12
S2
12 DSX0 LED P5 40K 80CRI

TFTM HS
D-Series Size 0 Area Luminaire P5Performance Package 4000K CCT 80 CRIForward Throw Houseside Shield 1 9507 0.9 90.12
S4
2 DSX0 LED P5 40K 80CRI
T5W
D-Series Size 0 Area Luminaire P5Performance Package 4000K CCT 80 CRIType 5 Wide 1 11772 0.9 180.24
W1
29 WDGE1 LED P2 40K
80CRI VW
WDGE1 LED WITH P2 - PERFORMANCEPACKAGE, 4000K, 80CRI, VISUALCOMFORT WIDE OPTIC 1 1982 0.9 15.0178
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
CAR WASH ENTRANCE / EXIT 3.0 fc 16.1 fc 1.1 fc 14.6:1 2.7:1CAR WASH SIDEWALKS 5.2 fc 16.7 fc 1.3 fc 12.8:1 4.0:1DRIVE / PARKING 2.1 fc 7.0 fc 1.1 fc 6.4:1 1.9:1OIL CHANGE SIDEWALKS 4.0 fc 9.1 fc 1.1 fc 8.3:1 3.6:1OILCHANGE DRIVE / PARKING 2.4 fc 9.7 fc 1.1 fc 8.8:1 2.2:1UNDER VACUUM CARPORTS 14.3 fc 22.9 fc 11.3 fc 2.0:1 1.3:1VACUUM AREA DRIVE 3.8 fc 7.2 fc 1.6 fc 4.5:1 2.4:1 Luminaire Locations
Label MH
F 9.00
S1 16.00S2 16.00S4 16.00
W1 10.00
South East View

INSTALL (N) TRENCH DRAIN

PER CARWASH PLANS (BY OTHERS)
INSTALL (N) U.G. RECLAIM TANKS PER CARWASH PLANS (BY OTHERS) INSTALL (N) "CONTECH" SAND-OIL INTERCEPTOR

PER MANUFACTURER'S SPECIFICATIONS PROPOSED EXPRESS CARWASH

PROPOSED OIL

CHANGE FACILITY
155 LF x 24' 2,175 SF
FUTURE

APARTMENT BUILDING
PAD
FUTURE

APARTMENT BUILDING
PAD 1 5 4 7 3 6 2 M
Milestone
Associates
I m a g i n e e r i n g
a C a l i f o r n i a C o r p o r a t i o n M

WEST ELEVATION

EAST ELEVATION

NORTH ELEVATION

SOUTH ELEVATION

ASDF
12'-10" 12'-3 1/2" 10'-6 1/2" 11'-11" 11'-11" 10'-6 1/2" 12'-3 1/2" 12'-10" 35'-8" 9'-0" 46'-7" 9'-0" 35'-8" 19'-4" 6'-5" 6'-5" 19'-4" 70'-0" 135'-11"
11'-4 1/2" 11'-4 1/2"
6'-5" 24'-0 1/2" 5'-3" 16'-6" 13'-6 1/2" 4'-7" 5'-2 1/2" 5'-3 1/2" 6'-5" 6'-5" 9'-3" 9'-3" 10'-6" 10'-6" 19'-4" 5'-5" 5'-5" 19'-4" 70'-0" 10'-3" 10'-3" 10'-6" 10'-6" 12'-10" 12'-3 1/2" 10'-6 1/2" 11'-11" 11'-11" 10'-6 1/2" 12'-3 1/2" 12'-10" 35'-8" 9'-0" 46'-7" 9'-0" 35'-8"
135'-11"
11'-4 1/2" 11'-4 1/2"
6'-5" 24'-0 1/2" 5'-3" 16'-6" 13'-6 1/2" 4'-7" 5'-2 1/2" 5'-3 1/2" 6'-5" 6'-5" 3'-7 1/2"
4'-0"
1'-1"
4'-0"
1'-1"

WALKWAY
MECH
UP
ELEC
1 A
2 3 4 5 6 7 8 9 10 11
B
C
A
B
C
1 2 3 4 5 6 7 8 9 10 11

1.3 1.3

WALKWAY
FIRE
RISER
STOR
UNIT B.1A

MIRRORED
UNIT B.1A

MIRRORED
UNIT B.1A
UNIT B.1A
UNIT A.1A
UNIT A.1A
UNIT A.1A

MIRRORED
UNIT A.1A

MIRRORED
UP
UP UP
M
Milestone
Associates
I m a g i n e e r i n g
a C a l i f o r n i a C o r p o r a t i o n
M
BUILDING 1 & 2 - 1ST FLOOR PLAN - BUILDING DATA
# OF UNITS TOTAL SF
SQ. FT. PER FLOOR PER FLOOR
1 BEDROOM UNIT 801 SF 4 3,204 SF
2 BEDROOM UNIT 1,186 SF 4 4,744 SF
ASDF
12'-10" 12'-3 1/2" 10'-6 1/2" 11'-11" 11'-11" 10'-6 1/2" 12'-3 1/2" 12'-10" 35'-8" 9'-0" 46'-7" 9'-0" 35'-8" 19'-4" 6'-5" 6'-5" 19'-4" 70'-0" 135'-11"
11'-4 1/2" 11'-4 1/2"
6'-5" 24'-0 1/2" 5'-3" 16'-6" 13'-6 1/2" 4'-7" 5'-2 1/2" 5'-3 1/2" 6'-5" 6'-5" 9'-3" 9'-3" 10'-6" 10'-6" 19'-4" 5'-5" 5'-5" 19'-4" 70'-0" 10'-3" 10'-3" 10'-6" 10'-6" 12'-10" 12'-3 1/2" 10'-6 1/2" 11'-11" 11'-11" 10'-6 1/2" 12'-3 1/2" 12'-10" 35'-8" 9'-0" 46'-7" 9'-0" 35'-8"
135'-11"
11'-4 1/2" 11'-4 1/2"
6'-5" 24'-0 1/2" 5'-3" 16'-6" 13'-6 1/2" 4'-7" 5'-2 1/2" 5'-3 1/2" 6'-5" 6'-5" 3'-7 1/2"
4'-0"
1'-1"
4'-0"
1'-1"
DN
1 A
2 3 4 5 6 7 8 9 10 11
B
C
A
B
C
1 2 3 4 5 6 7 8 9 10 11

1.3 1.3

WALKWAY WALKWAY
UNIT A.1B
UNIT A.1B
UNIT A.1B

MIRRORED
UNIT A.1B

MIRRORED
UNIT B.1B
UNIT B.1B
UNIT B.1B

MIRRORED
UNIT B.1B

MIRRORED MIRRORED
DN
DN DN 4'-0"
A
B
B B
B
M
Milestone
Associates
I m a g i n e e r i n g
a C a l i f o r n i a C o r p o r a t i o n
M
BUILDING 1 & 2 - 2ND & 3RD FLOOR PLAN - BUILDING DATA
# OF UNITS TOTAL SF
SQ. FT. PER FLOOR PER FLOOR
1 BEDROOM UNIT 801 SF 4 3,204 SF
2 BEDROOM UNIT 1,186 SF 4 4,744 SF

6" SS S T O C K T O N B O U L E V A R D
SD 6" SS 4" SS 4" SS
6" SS 4" SS 4" SS 4" SS
4" SS
4" SS
4" SS
4" SS
4" SS
4" SS 2" W 2" W 2" W 2" W 6" FS
6" FS
4" SS
1" W4" SS 6" SS
6" SS 6" SS 6" SS 2" W
6" SS
2" W PROPOSED EXPRESS CARWASH PROPOSED OIL CHANGE FACILITY 155 LF x 24' 2,175 SF

54.66' NEW R/W 4.66' NEW R/W
NEW 30' DWY SD SD

SD SD SD
SD FUTURE APARTMENT BUILDING PAD SD SD SD SD FUTURE APARTMENT BUILDING PAD 100 100 100 50 50 50 50 50 50 50 50 50 50 50 50 100 100 100 100 50 50 50 50 50 50 50 50 5050 50 50 50 75 75 7575 50 50 100100 100 100 50 50 50 50 DD8.1 PRELIMINARY

PRELIMINARY

LANDSCAPE PLAN N PRELIMINARY NOT FOR CONSTRUCTION

STOCKTON BOULEVARD DIAS AVENUE PROJECT BOUNDARY

PROJECT BOUNDARY
PROJECT BOUNDARY PROJECT INFORMATION: ETo RATE: CITY OF SACRAMENTO, CA = 51.9 WUCOLS REGION: #2 / SUSNET CLIMATE ZONE 14. CITY OF SACRAMENTO ZONING CODE TOTAL PROJECT AREA: 66,604 SF TOTAL LANDSCAPE AREA: 11,134 SF / 18.4% OF TOTAL PROJECT AREA

PROPERTY LINE
ERIK WATKINS, RLA CA #5753 WATKINS PLANNING & LANDSCAPE ARCHITECTURE [email protected] (707) 628-5326 WPLA Associates Milestone M I m a g i n e e r i n g PROJECT BOUNDARY PROJECT BOUNDARY TREE NOTES: CITY OF SACRAMENTO §12.56.060(C)(2) AND PURSUANT TO THE ARBORIST REPORT OF FOCAL POINT ARBORICULTURE CONSULTING DATED AUGUST 8, 2024. REPORT NOTED 1 PROTECTED COAST LIVE OAK OF 13" DSH. *PLAN PROVIDES FOR 14" DSH COAST LIVE OAK TREES - REPLACEMENT.

COMMON NAME COAST LIVE OAK VALLEY OAK FRUITLESS CHINESE PISTACHE FRUITLESS WILSON OLIVE TREE AMUR MAPLE RED CRAPE MYRTLE QUERCUS AGRIFOLIA QUERCUS LOBATA PISTACIA CHINENSIS 'KEITH DAVEY' OLEA EUROPAEA 'WILSONII' ACER GINNALA FLAME (STD.) LAGERSTROEMIA INDICA 'CHEROKEE' CAR WASH / OIL CHANGE PROPOSED TREE & VINE PLANTING SYM TREE SPECIESBOTANICAL NAME 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 15 GAL V.LOW LOW LOWV.LOW MED LOW WATER SIZE QTY USAGE 7*6103119 LAVENDER TRUMPET VINE (EVERGREEN) COMMON NAME VINE SPECIESCLYTOSTOMA CALLISTEGIOIDES SYM. BOTANICAL NAME 1 GAL SIZE MED WATER USAGE COMMON NAME VALLEY OAK FRUITLESS CHINESE PISTACHE FRUITLESS WILSON OLIVE TREE AMUR MAPLE RED CRAPE MYRTLE QUERCUS LOBATA PISTACIA CHINENSIS 'KEITH DAVEY' OLEA EUROPAEA 'WILSONII' ACER GINNALA FLAME (STD.) LAGERSTROEMIA INDICA 'CHEROKEE' APARTMENT (FUTURE) PROPOSED TREE & VINE PLANTING SYM TREE SPECIESBOTANICAL NAME 24" BOX 24" BOX 24" BOX 24" BOX 15 GAL LOW LOWV.LOW MED LOW WATER SIZE QTY USAGE 94447 LAVENDER TRUMPET VINE (EVERGREEN) COMMON NAME VINE SPECIESCLYTOSTOMA CALLISTEGIOIDES SYM. BOTANICAL NAME 1 GAL SIZE MED WATER USAGE LOW GROWING MANZANITA PINEAPPLE GUAVA ROSEMARY GREVILLEA RED YUCCA SPANISH LAVENDER DEER GRASS DWARF HEAVENLY BAMBOO DWARF OLIVE WHITE INDIAN HAWTORN DWARF ROSEMARY COMMON NAME ARCTOSTAPHYLOS 'JOHN DOURLEY' FEIJOA SELLOWIANA GREVILLEA ROSMARINIFOLIA HESPERALOE PARVIFLORA LAVANDULA S. 'OTTO QUAST' MUHLENBERGIA RIGENS NANDINA D. 'NANA' OLEA EUROPAEA 'PETITE OLIVE' RHAPHIOLEPIS I. 'CLARA' ROSMARINUS OFFICINALIS 'COLLINGWOOD INGRAM' SHRUB SPECIES AJFSGRHPLSMRNDOERCRO ABRV. BOTANICAL NAME 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL 5 GAL SIZE LOWLOW LOW LOW LOW LOW LOW LOWLOW LOW WATER USAGE PROPOSED SHRUB PLANTING QUERCUS LOBATA SHADE CALCULATIONS - CAR WASH & OIL CHANGE PHASE PISTACIA CHINENSIS 'KEITH DAVEY' %SF QTY 3 2 4 0 961 721 481 240 100% 75% 50% 25% MATURE SHADE TOTAL: 6,247 SF %SF QTY 1 0 9 0 706 530 353 177 3,883 SF TOTAL PARKING AREA: REQUIRED SHADE AREA 50%: SHADE PROVIDED: PERCENTAGE: 41,614 SF 20,807 SF 20,895 SF 50.2% 100% 75% 50% 25% MATURE SHADE TOTAL: ACER GINNALA FLAME (STD.) %SF QTY 0 0 11 0 314 235 157 79 1,727 SF 100% 75% 50% 25% MATURE SHADE TOTAL: CANOPY SHADE PROVIDED: 6,526 SF %SF QTY 3 2 3 0 314 235 157 79 2,041 SF 100% 75% 50% 25% MATURE SHADE TOTAL: %SF QTY 0 0 3 0 314 235 157 79 471 SF 100% 75% 50% 25% MATURE SHADE TOTAL: OLEA EUROPA 'WILSONII' LAGERSTROEMIA INDICA HIGHWAY 99 47th AVE STOCKTON BLVD DIAS AVE NOT TO SCALE VICINITY MAP N DD8.2 PRELIMINARY

PRELIMINARY
LANDSCAPE PLAN GENERAL NOTES: PROJECT PROVIDES LANDSCAPING AND WILL BE DESIGNED IN COMPLIANCE WITH THE WATER EFFICIENT LANDSCAPE REQUIREMENTS OF THE TITLE. PLANTER AREAS SHALL BE SEPARATED FROM VEHICULAR AREAS BY A 6" RAISED CONCRETE CURBING. PLANT MATERIAL WILL BE SELECTED AND LOCATED BASED ON SIMILAR WATER USE WHERE POSSIBLE. PLANTS WILL BE SELECTED AND PLANTED APPROPRIATELY BASED UPON THEIR ADAPTABILITY TO CLIMATIC, GEOLOGIC, AND TOPOGRAPHICAL CONDITIONS OF THE PROJECT SITE. PLANT SELECTIONS WILL CONSIDER THE FOLLOWING SOURCES: SUNSET WESTERN CLIMATE ZONE SYSTEM; HORTICULTURAL ATTRIBUTES; AND SOLAR ORIENTATION AMONG OTHERS. THE SOIL WILL BE PROPERLY PREPARED AND MULCH APPLIED IN A MINIMUM OF 3" ON ALL EXPOSED SOIL SURFACES. IRRIGATION WILL INCLUDE WATER METERS, AUTOMATIC IRRIGATION CONTROLLERS, RAIN/FREEZE/WIND SENSORS, FLOW SENSORS, MASTER SHUT-OFF VALVES. TREES AND SHRUBS WILL BE IRRIGATED ON SEPARATE SYSTEMS. IRRIGATION SCHEDULES WILL BE PROGRAMMED TO RUN BETWEEN 8P.M. AND 10 A.M. PROPERTY LINE DISCLOSURE: THE PROPERTY LINES SHOWN ON THESE PLANS WERE PROVIDED BY MILESTONE AND ARE FOR REFERENCE PURPOSES ONLY AND DO NOT REPRESENT THE ACTUAL PROPERTY LINES. THE ACTUAL PROPERTY LINES CAN ONLY BE ESTABLISHED WITH A BOUNDARY SURVEY. NOTICE IS HEREBY GIVEN THAT THE DEVELOPER/CONTRACTOR AND/OR HIS SUBCONTRACTORS SHALL ACCEPT FULL RESPONSIBILITY FOR THE LAYOUT OF THE PROJECT. WATKINS PLANNING & LANDSCAPE ARCHITECTURE, INC. WILL NOT ACCEPT LIABILITY FOR ANY OF THE FACILITIES CONSTRUCTED OUTSIDE OF PROPERTY BY OTHERS, BASED UPON THE INFORMATION CONTAINED HEREIN. NOTES & DESIGN GUIDELINE NOTES: SACRAMENTO CITY MUNICIPAL CODE: TREE SHADING REQUIREMENT - §17.612.040 ET SEQ. (B) TREES SHALL BE PLANTED AND MAINTAINED THROUGHOUT THE SURFACE PARKING FACILITY TO ENSURE THAT, WITHIN 15 YEARS AFTER ESTABLISHMENT OF THE PARKING FACILITY, AT LEAST 50% OF THE PARKING FACILITY WILL BE SHADED. (D) SHADING IS CALCULATED BY USING THE EXPECTED DIAMETER OF THE TREE CROWN AT 15 YEARS. EACH PLANTING AREA SHALL BE OF ADEQUATE SIZE FOR THE LANDSCAPING APPROVED AND SHALL HAVE ADEQUATE IRRIGATION FOR THE LANDSCAPING. THE PLANNING DIRECTOR HAS DISCRETION TO MODIFY TREE SHADING REQUIREMENTS UNDER POWER LINES AND OTHER OBSTRUCTIONS THAT PROHIBIT STRICT COMPLIANCE WITH SHADING REQUIREMENTS AND TO GIVE SHADING CREDIT FOR PHOTOVOLTAIC ARRAYS, OFF-SITE TREES AND STRUCTURES, SIDEWALK CANOPIES, AND OTHER STRUCTURES, WHERE APPROPRIATE. (F) ALL TREES AND ASSOCIATED LANDSCAPING, SUCH AS SHRUBS AND TURF, PLANTED OR INSTALLED PURSUANT TO THIS SECTION SHALL BE PROPERLY MAINTAINED FOR THE LIFE OF THE FACILITY PURSUANT TO THE SURFACE PARKING FACILITY TREE SHADING DESIGN AND MAINTENANCE GUIDELINES ESTABLISHED BY RESOLUTION OF THE CITY COUNCIL. ANY REQUIRED TREES THAT DIE SHALL BE REPLACED WITH HEALTHY SPECIMENS OF SIMILAR SPECIES AND SIZE, PROVIDED REPLACEMENT TREES SHALL NOT EXCEED 48 INCH BOX SIZE. ALL LANDSCAPED AREAS SHALL BE SERVED BY LOW VOLUME AUTOMATIC IRRIGATION SYSTEMS. COMPLIANCE WITH LANDSCAPE DOCUMENTATION PACKAGE: PRIOR TO CONSTRUCTION, PROJECT APPLICANT SHALL SUBMIT A LANDSCAPE DOCUMENTATION PACKAGE TO THE DIRECTOR. PROJECT INFORMATION TO BE PROVIDED: DATE, PROJECT APPLICANT, PROJECT ADDRESS, TOTAL LANDSCAPE AREA, PROJECT TYPE, WATER SUPPLY, AND PROJECT CONTACTS. A WATER EFFICIENT LANDSCAPE WORKSHEET WITH WATER BUDGET CALCULATIONS, INCLUDING MAWA AND ETWU. WATER EFFICIENT LANDSCAPE WORKSHEET: A WORKSHEET WILL BE SUPPLIED SHOWING CALCULATIONS USING THE ETAF, AND EXPRESSED AS ANNUAL GALLONS REQUIRED. ETo VALUES ARE USED FROM THE REFERENCE EVAPOTRANSPIRATION IN THE MWELO 2015 MANUAL. PROJECT LOCATION STATE N.T.S. PRELIMINARY NOT FOR CONSTRUCTION ERIK WATKINS, RLA CA #5753 WATKINS PLANNING & LANDSCAPE ARCHITECTURE [email protected] (707) 628-5326 WPLA Associates Milestone M I m a g i n e e r i n g PROJECT INFORMATION: ETo RATE: CITY OF SACRAMENTO, CA = 51.9 WUCOLS REGION: #2 / SUSNET CLIMATE ZONE 14. CITY OF SACRAMENTO ZONING CODE TOTAL PROJECT AREA: 66,604 SF TOTAL LANDSCAPE AREA: 11,134 SF / 18.4% OF TOTAL PROJECT AREA TREE NOTES: CITY OF SACRAMENTO §12.56.060(C)(2) AND PURSUANT TO THE ARBORIST REPORT OF FOCAL POINT ARBORICULTURE CONSULTING DATED AUGUST 8, 2024. REPORT NOTED 1 PROTECTED COAST LIVE OAK OF 13" DSH. *PLAN PROVIDES FOR 14" DSH COAST LIVE OAK TREES - REPLACEMENT.

September 26, 2023
Danny Abbes
City of Sacramento
Community Development Department
300 Richard Boulevard, Third Floor
Sacramento, CA 95811
NAME OF DEVELOPMENT: Bee Shine Carwash & Oil Change Facility TYPE OF DOCUMENTS: Site Plan and Design Review
Sacramento Regional Transit District (SacRT) appreciates the opportunity to review the Bee Shine Carwash & Oil Change Facility project, which proposes the construction of a new car wash and oil change facility at Stockton Boulevard and Dias Avenue on a three-acre site consisting of four parcels within the South Sacramento community. SacRT has a genuine interest in the development of parcels along Stockton Boulevard, as the corridor is being planned for bus rapid transit (BRT) service. As such, SacRT has concerns about auto-oriented uses along this corridor.

Bus Route 51 runs along this segment of Stockton Boulevard and is SacRT’s highest ridership bus route.

Route 51 operates seven days a week, at 15-minute headways, and serves several bus stops within proximity to the Bee Shine Carwash project site. The northbound bus stop is approximately 150 feet from the project site, and the southbound bus stop is directly across the street from the site. Both stops experience a decent amount of use, with an average of 15 boardings and alightings per day. Additionally, these bus stops provide connectivity to downtown Sacramento and the Florin Towne Centre transit center, where riders can transfer to other SacRT bus routes and light rail service.

Stockton Boulevard is a major north-south corridor and is identified in SacRT’s High-Capacity Bus Study, and the City’s Stockton Boulevard Corridor Plan as a BRT corridor, which translates into high frequency, high capacity, and high-quality transit service that uses transit priority measures to speed up travel times.

Staff believe that new developments should be consistent with the transit-supportive vision that is a big part of these plans and studies. SacRT stresses the importance of appropriate land use and transit compatibility to the vitality of the transit system; therefore, staff feels that auto oriented land uses should be discouraged in this location.

Thank you again for providing the Bee Shine Carwash & Oil Change Facility project information for SacRT’s review. Please feel free to contact me with any questions or concerns at [email protected].

Sincerely,
Sarah Poe
Planner, SacRT
777 12th Street, Ste. 300 • Sacramento, CA 95814
Tel: 279-207-1122 • Toll Free: 800-880-9025
AirQuality.org
September 28, 2023
Danny Abbes, Associate Planner
City of Sacramento Community Development Department
300 Richards Boulevard, 3rd Floor, Sacramento, CA 95811

Subject: Bee Shine Car Wash & Oil Change Facility (P23-014) Dear Danny Abbes:

Thank you for providing the Sacramento Metropolitan Air Quality Management District (Sac Metro Air District) with the opportunity to review the Bee Shine Car Wash & Oil Change Facility project, a request to construct a new carwash and oil change facility at Stockton Boulevard and Dias Avenue. We offer the comments below to benefit air quality and public health, and to reduce greenhouse gases.

Stockton Boulevard Transit
This project is located within the Stockton Boulevard Plan area. Stockton Boulevard is a major Sacramento Regional Transit (SacRT) corridor, and SacRT is assessing opportunities for High Capacity Bus Service there. Transit-supportive uses along major transit corridors are key to implementing state and regional plans to reduce polluting motor vehicle emissions, including the Sacramento region’s Metropolitan Transportation Plan and Sac Metro Air District’s Sacramento Regional Ozone Attainment Plan and other plans for meeting federal and state air quality standards.

Automobile-oriented uses, such as the proposed use, do not support transit use. They are not sources of transit ridership. Because automobile-oriented uses are designed for automobile access, they can impact pedestrian environments by placing expanses of asphalt near the public sidewalk (see section on “Urban Heat Island Effect” below) and impeding pedestrian travel with frequent automobile ingress and egress. Pedestrian access to transit stops is critical to transit success. Ideally, this automobile-oriented use would not be located along a transit corridor. However, if a Conditional Use Permit is granted for this use, Sac Metro Air District recommends pedestrian amenities to minimize the project’s impact on the pedestrian environment along Stockton Boulevard, as follows:
 Ensure direct, clearly marked pedestrian and wheelchair accessible paths between the proposed retail uses and the public sidewalk. Please consider locating the retail uses so that they are on the corner of Stockton Boulevard and Dias Avenue and placing the automobile-oriented use to the east and south of the site, for more direct sidewalk access to the retail uses. This move would also distance the automobile-oriented use’s impacts from the sidewalk frontage.  Implement the improvements listed in the section on “Urban Heat Island Effect,” below.

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Bee Shine Car Wash & Oil Change Facility
Urban Heat Island Effect
The urban heat island effect already presents a serious public health risk for the Sacramento region.

Developed areas in Sacramento range 3 to 9 degrees Fahrenheit warmer than surrounding areas, which results in decreased air quality and associated public health impacts. Higher ambient temperatures increase formation of ozone, a respiratory system irritant. Extreme heat and extended heat waves can lead to health effects such as heat stress, heat stroke, and even heat mortality. The urban heat island results from the conversion of undeveloped land to developed land.

Reducing urban heat island impacts is critical to promoting public health in the Sacramento region, and is particularly important to create a healthy, hospitable pedestrian environment. Studies have correlated neighborhood tree shade to increased use of active transportation such as walking.

To help reduce this project’s impacts on the Stockton Boulevard pedestrian environment, Sac Metro Air District recommends the measures listed below, to help reduce temperatures in the immediate vicinity of the project, in addition to contributing regionally to a reduction in the urban heat island effect.  Provide continuous tree shade to the full extent feasible along the project’s public sidewalk frontage and on all internal walkways, in addition to meeting the City’s commendable parking lot shade requirements. Tree species slated along the project’s public sidewalk frontage in project plans have relatively small canopy widths. For example, Crepe Myrtles are associated with canopy widths of no more than 25 feet. We recommend lining the Stockton Boulevard sidewalk frontage with tree species of sufficient canopy width to provide maximum feasible sidewalk shade, spaced to allow continuous sidewalk shade to the full extent feasible. We recommend using air quality supportive tree species selected from the Sacramento Tree Foundation’s Shady 80 Guide, a directory of trees recommended for the Sacramento region with information for each species on shade canopy, necessary distance between plantings, and more.  Utilize certified cool roofs, consistent with criteria for solar reflectance and thermal emittance in the California Building Energy Efficiency Standards Table 170.2-A for the Sacramento Climate Zone (Zone 12), as applicable. The Cool Roof Rating Council provides a product directory of roofs.

Asbestos
Due to the health risks posed by public exposure to asbestos, demolition and renovation of existing buildings is subject to Sac Metro Air District Rule 902, to limit asbestos exposure during these activities. Sac Metro Air District staff is available to review notifications and answer asbestos related questions, either by emailing [email protected] or calling 279-207-1122.

Construction
All projects are subject to Sac Metro Air District rules and regulations in effect at the time of construction. Please visit our website to find a list of the most common rules that apply at the construction phase of projects. Projects undergoing any environmental review must implement Sac Metro Air District Basic Construction Emission Control Practices, also available on our website, to help avoid significant construction-related air quality impacts.

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Bee Shine Car Wash & Oil Change Facility
Conclusion
Thank you for your attention to our comments. If you have questions about them, please contact me at [email protected] or 279-207-1157.

Sincerely,
Molly Wright, AICP
Air Quality Planner / Analyst
cc: Paul Philley, AICP, CEQA and Land Use Program Supervisor Kevin Schroder, Senior Planner, SacRT

Sacramento City CouncilDecember 2, 2025

Sacramento City Council
December 2, 2025