Planning and Design Commission Report

Transcription

1 Planning and Design Commission Report 915 I Street, 1 st Floor Sacramento, CA File ID: March 22, 2018 Public Hearing Item 08 CADA Site 21 (New Mixed-Use Building) File ID: Location: Southwest Corner of 14 th and N Street, APNs: through -007, District 4 Recommendation: Staff recommends the Planning and Design Commission review and comment on the proposed construction of a new mixed-use building with ground floor commercial and office spaces and 93 residential dwelling units on a 0.44-acres in the High Rise Residential (R-5) zone Contact: Angel Anguiano, Junior Planner, , aanguiano@cityofsacramento.org; Evan Compton, Principal Planner, , Ecompton@cityofsacramento.org Presenter: Angel Anguiano, Junior Planner, , aanguiano@cityofsacramento.org Applicant: Deana Ellis, Cresleigh Homes, 3001 Douglas Boulevard, Roseville, CA Property Owner: Tom Kigar, Capital Area Development Authority (CADA), th Street, Sacramento, CA Attachments: 1-Description/Analysis 2-Background 3-Advisory Conditions 4-Plans 5-Public Comment Letters City of Sacramento March 22, 2018 powered by Legistar Page 1 of 61

2 File ID: Public Hearing Item 08 Description/Analysis Issue Detail: The development consists of a nine-story mixed-use building on 0.44-acres in the High Rise Residential (R-5) zone at the southwest corner of 14 th and N Streets. This project includes demolishing an existing building and parking lot. The proposal includes 93 residential units and approximately 2,600 square feet of ground floor retail and office space. Prior to consideration by the CADA Board of Directors, CADA is required to obtain advisory input from the City Planning and Design Commission. Pursuant to the Joint Powers Agreement (City and State), CADA projects are not required to obtain planning entitlements from the City of Sacramento. Were this other than a CADA project, necessary entitlements would include a Tentative Map to subdivide the parcel for condominium purposes, Site Plan and Design Review for the new mixed-use building construction with deviations for setbacks and lot coverage, and Tree Permits for removal and pruning. Policy Considerations: The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The 2035 General Plan designation of the subject site is Central Business District. This designation provides for high density housing and neighborhood-supporting uses. Some of the goals and policies supported by this project are as follows: City of Sacramento March 22, 2018 powered by Legistar Page 2 of 61

3 File ID: Public Hearing Item 08 LU Distinctive Urban Skyline. The City shall encourage the development of a distinctive urban skyline that reflects the vision of Sacramento with a prominent central core that contains the city s tallest buildings, complemented by smaller urban centers with lower-scale mid-and high-rise development. LU2.6.6 Heat Island Effect. The City shall reduce the heat island effect by promoting and requiring, where appropriate, such features as reflective roofing, green roofs, lightcolored pavement, and urban shade trees and by reducing the unshaded extent of parking lots. LU Transitions in Scale. The City shall require that the scale and massing of new development in higher-density centers and corridors provide appropriate transitions in building height and bulk that are sensitive to the physical and visual character of adjoining neighborhoods that have lower development intensities and building heights. LU Buildings that Engage the Street. The City shall require buildings to be oriented to and actively engage and complete the public realm through such features as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking. LU Mixed-Use Downtown Development. The City shall support a mixed use, vibrant Central Business District by encouraging innovative mixed-use development resulting in development consistent with Sacramento s commitment to environmental sustainability Environmental Considerations: The proposed project includes the construction of a nine-story.44-acre parcel at the corner of 14 th and N Street. The site has an existing parking lot and apartment complex that will be removed to make way for the new building. Review and Comment is not a project under the California Environmental Quality Act (CEQA), Guidelines section The City does not have permitting authority over this project and is not making an approval decision within the meaning of Guidelines section No CEQA review is required. Demolition of Existing Apartment Building: The western portion of the project site includes an apartment building which is over 50 years of age and would be demolished as part of the project scope. The Preservation Director reviewed the building and has made a preliminary determination that the building would not be eligible for historic resource consideration as an individual resource. City of Sacramento March 22, 2018 powered by Legistar Page 3 of 61

4 File ID: Public Hearing Item 08 Public/Neighborhood Outreach and Comments: The project was routed to several community groups including Sacramento Area Bicycle Advocates (SABA), Walk Sacramento, Preservation Sacramento, and the Capital Area R Street Association (CARSA). The site has been posted and all the property owners within a 300-foot radius of the subject site were notified of the hearing. At the time of writing this report, staff has not received any phone calls, letters, or s in opposition to the project proposal. Staff received a letter of support including some suggested project revisions from Walk Sacramento and SABA. (See Attachment 5) Rationale for Recommendation: Staff recommends that the Planning and Design Commission provide the attached advisory conditions of approval for consideration by the CADA Board and the developer because the project: a) is consistent with the Central Business District designation in the General Plan and the Central City Community Plan; b) is consistent with the High Rise Residential (R-5) zone; c) provides strong street walls and pedestrian amenities to engage the public streets along the project frontage; d) integrates structured vehicle parking within the building and accessed by the public alley; and e) increases the housing stock within the Central City. City of Sacramento March 22, 2018 powered by Legistar Page 4 of 61

5 Summary: The project site is located on the southwest corner of 14 th and N Streets and within the Central Business District (CBD). On the north side of N Street is the California State Capitol. The immediate surroundings include a mixture of multi-unit dwellings and commercial uses. The Westminster Presbyterian Church is located two parcels to the west. As the most intensely developed area of Sacramento, the area has a variety of architectural styles, heights, and uses. Figure 1: Project Site Aerial The Capital Area Development Authority (CADA) is exempt from Planning and Design Review entitlements from the City of Sacramento, and instead requests review and comment in the form of Advisory Conditions of Approval. Table 1: Project Information General Plan Designation: Central Business District (CBD) (F.A.R ) Existing Zoning of Site: High Rise Residential (R-5) Parking District: Central Business District (CBD) Design Review Area: Central Core Community Plan Area: Central City Property Area: ±0.44 acre / ±19,334 square-feet Gross Square Footage: 161,024-square feet (Residential/Amenity Space: 120,197-square feet, Office/retail: 1,283-square feet, Retail: 1,359-square feet and Parking Area: 23,578-square feet) Proposed Height: 96-0 (roof), (overall) Floors: 11 levels (8 residential, 1 retail and parking, 1 parking, 1 mechanical penthouse) Proposed Floor Area Ratio 6.95 (F.A.R.): Parking Spaces Vehicles 67 spaces Parking Spaces Bicycles 60 spaces (long-term) 30 spaces (short-term) Page 5 of 61

6 Site Plan and Design Review Site Layout: The applicant is proposing to construct a nine-story mixed-use building on 0.44± acres in the R- 5 zone. The building will include 93 for-sale residential units and approximately 1,359 square feet of retail space and 1,283-square feet of office/retail on the ground floor. Outdoor terraces will be provided on the second and eighth floors. These spaces provide a continuity of the pedestrian realm while also activating the street and alley. The main entrance to the building will be located on N Street and an additional entrance along 14 th Street. There will be two levels of parking integrated into the building for a total of 67 vehicle parking stalls. Access for vehicles will be along Neighbors Alley. As part of the first floor, two rooms will be provided for 60 long-term bicycle parking spots. Access the bike storage rooms will be along 14 th Street to provide an efficient pedestrian flow and prevent conflicts along the main lobby entrance. The project will also include sustainability components to meet a minimum LEED Gold rating standard. The project has been designed to provide a strong street wall along the alley and lots of windows for transparency along 14 th and N Streets. Figure 2: Overall Site View Development Standards The project site is within the High Rise Residential (R-5) zone and Central Core Design Review Area. As shown in the plans, the site will include lot coverage and setback deviations, described in the table below. Although deviations from the code are shown, the project s urban form Page 6 of 61

7 remains consistent with the policies and intent of the Central Business District General Plan designation and Central Core design guidelines. Table 2: Proposed High Rise Residential (R-5) Development Standards (17.208) Development Standards Required Proposed Dimensions Deviation? Height (plate height)* 96 feet 96 feet No Height (overall)** 115 feet 111 feet No Lot Coverage 80% 94% Yes Floor Area Ratio No Front and Street Side- 5 feet 2 feet Yes Yard Setback (minimum) Rear Setback (minimum) 5 feet 0 feet Yes Interior Side Setback 0 feet 6 No (minimum) *Consistent with the Capitol View Protection Area standards, the building steps down to a plate height of 80 feet on the west portion of the project site. **The Planning and Development Code (Section ) allows a building to have parapets, penthouses, a pitched roof, and other mechanical appurtenances exceeding the maximum height of the zone by 20% by right. Figure 3 Building Section Page 7 of 61

8 Open Space A combination of private and common open space will be provided for the new multi-unit dwelling units at a ratio of 100 square feet per dwelling unit. The proposed project exceeds the minimum required open space as shown in Table 3. Table 3: Open Space ( ) Number of Open Space Open Space Provided Deviation? Dwelling Units Required 93 9,300 square feet 9,561 square feet No Open space is provided through a roof and external terrace balconies on the second and eighth floors. Private open space is provided through private balconies on floors two through nine, which aggregate for a total of 347 square feet per floor. The common outdoor gardens are proposed as shared open space for residents. The project meets the residential open space requirement. Access, Circulation, and Parking The project site fronts on two public streets including N Street and 14 th Street. A 20-foot wide public alley (Neighbors Alley) runs along the south of the project site and provides access to the structured parking garage, building services, and trash room. The site has pedestrian access from all sides and provides sidewalks and planters along the public streets. The Central Business District requires no minimum vehicle parking spaces and the project provides a total of 67 vehicle parking spaces on two levels and therefore complies with the code. Figure 4 First Floor Parking and Layout Figure 5 Below Grade Parking Page 8 of 61

9 Table 4 below also shows the minimum bicycle requirements for new projects in the Central Business District. Per B, the project would exceed the minimum bicycle requirements which requires 49 long-term facilities and 11 short-term facilities. The applicant is proposing 60 indoor bike parking spaces (long-term) within two rooms on the ground floor, and 30 outdoor bike parking spaces (short-term) on the north side of the building. Table 4: Parking and Bicycle Facilities Type Required Proposed Deviation? Vehicle Residential 0 Basement Level: 43 No Vehicle Retail Vehicle - Office 0 0 First Floor: 24 Total: 67 Bicycles Residential Bicycle Commercial Long Term: 47 Short Term: 9 Long Term: 2 Short Term: 2 Long Term: 60 Short Term: 30 Total: 90 No Tree Removal The project proposes to remove seven, onsite private trees and prune six city street trees. Urban Forestry staff has included advisory conditions including items such as no decomposed granite be used within the city street tree planter and adequate Tree Protection Zones be provided per city standards to protect city street trees during construction. Page 9 of 61

10 Attachment 3 City Planning and Design Commission Proposed Advisory Conditions of Approval CADA - Site 21 Southwest Corner of 14 th and N Streets At the regular meeting of March 22, 2018, the City Planning and Design Commission heard and considered evidence in the above titled manner. Based on verbal and documentary evidence at the hearing, the Planning and Design Commission took the following action for the location listed above: Provided Review and Comment on a Capitol Area Development Authority (CADA) project, for the construction of a new mixed-use building with ground floor commercial and 93 dwelling units on a 0.44± acre site in the High Rise Residential (R-5) zone and forwarded to the CADA Board the following Advisory Conditions of Approval: Planning and Design Review Site Design 1) Secure building permits prior to construction. 2) Obtain a parcel merger or record a condo map to consolidate the parcels. 3) The building entrances for pedestrians and vehicles shall be sited as shown on the exhibits. 4) The project shall have a landscape design as shown on the exhibits. 5) The project shall provide vehicle and bicycle parking as indicated on the plans. The design and location of the bicycle parking facilities for long-term and short-term parking shall be provided as shown on the plans. 6) The trash enclosures shall be located on the interior of the building as shown on the plans. Building Design 7) Building facades shall vary in material application and color as shown on the plans. 8) Each building elevation shall have a consistency of detail, material quality, and articulation as indicated on the plans. 9) The final building height and massing shall be consistent as shown on the attached exhibits. General: 10) The applicant shall obtain all necessary building, sign, and/or encroachment permits prior to construction. Page 10 of 61

11 Attachment 3 Department of Public Works: 11) 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 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 along N and 14 th Streets per City standards and to the satisfaction of the Department of Public Works. 12) The applicant shall repair or replace/reconstruct (in concrete) any deteriorated portion of the existing alley adjacent to the subject property per City standards and to the satisfaction of the Department of Public Works. The limit of work along the alley shall be from the parcel s western boundary to 14 th Street including the alley entrance from 14 th Street. 13) A revocable encroachment permit will be needed to allow for any awnings, signage, bike racks and any proposed café seating to encroach onto the public right of way and are subject to the requirements of such permit. Any permanent encroachment by the building will not be allowed. 14) The applicant shall attach mirrors at the entrance to the parking areas along the alley to improve sight distance for vehicles exiting the building to the satisfaction of the Department of Public Works. 15) With the anticipated increase of pedestrian activity at N Street and 14 th Street intersection due to the construction of the project, the project applicant shall enhance the existing pedestrian crossing with any needed signage, markings of the existing crosswalk, and ADA ramp improvements. 16) Bulb outs/curb extensions are required where there is on-street parking in the central City area or as directed by the Department of Public Works. Locations of bulb outs must be reviewed and approved by the City Traffic Engineer. The applicant may be required to construct bulb-outs/ curb extension at the following locations to the satisfaction of Public Works: a. South-West Corner of 14 th and N Street intersection. 17) The South-West corner of 14 th and N Street intersection has an existing red curb on N Street and existing angled parking along the 14 th Street frontage. A design of the proposed bulb-out must be submitted to the City for review taking into consideration the existing conditions. 18) The site plan shall conform to A.D.A. requirements in all respects. This shall include the replacement of any curb ramp that does not meet current A.D.A. standards at the South-West corner of the intersection of 14 th and N streets. 19) The design of walls fences and signage near intersections and driveways shall allow stopping Page 11 of 61

12 Attachment 3 sight distance per Caltrans standards and comply with City Code Section (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. Urban Forestry: 12) In addition to any other required permits, a tree permit from Urban Forestry is required to perform regulated work on city trees such as pruning or excavation within the dripline of a city tree. Urban Forestry does not support non-standard pruning that substantially alters the natural shape of a city tree or extensive excavation or paving within the dripline of city trees. Several design features shown in the current plans may not be able to be constructed as designed. Given the nature of the site it is entirely possible to modify the onsite plans to avoid unnecessary conflicts with city trees. 13) 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 damages will by 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. 14) All offsite plans within the public right of way or revisions to onsite plans that have the potential to impact city trees will need to be reviewed by Urban Forestry. Utilities: 15) Per City Code Section, , 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. 16) 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 distribution 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 Water Planning Section ( ) at the early planning stages to address any water related requirements. Page 12 of 61

13 Attachment 3 17) This project is served by the Combined Sewer System (CSS). Therefore, the developer/property owner will be required to pay the Combined Sewer System Development Fee prior to the issuance of building permit. The fee will be used for improvements to the CSS. The applicant is recommended to contact the Department of Utilities Development Services at for a CSS fee estimate. (Note: Payment of CSS fees are made at the time of the onsite building permit.) 18) All increases in sewer flow shall be mitigated. The proposed project is contributing increased sewer flows to the CSS and shall evaluate the available capacity of existing CSS mains from the project s point of service to the nearest 18-inch main. If any portion of the City mains to the nearest 18-inch main is determined to have insufficient capacity to accommodate the increased sewer flow, the development shall be required to improve the undersized mains to the nearest 18-inch main. The applicant is advised to contact the City of Sacramento Utilities Department Sewer Planning Section ( ) at the early planning stages to address any drainage related requirements. 19) If the development of this site increases imperviousness, the site will be required to comply with the current drainage design standards. To meet this requirement 7,600 cubic feet of detention must be provided per each additional acre of impervious area. The maximum discharge rate must be limited to 0.18 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 Drainage Planning Section ( ) at the early planning stages to address any drainage related requirements. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features.) 20) The onsite water, sewer, and storm drain systems shall be private systems maintained by the owner or other approved entity. (Note: Onsite sewer and drainage facilities shall be separated systems.) 21) 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. 22) 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. Page 13 of 61

14 Attachment 3 23) 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. 24) Foundation or basement dewatering discharges to the CSS will not be allowed. The CSS does not have adequate capacity to allow for dewatering discharges for foundations or basements. Foundations and basements shall be designed without the need for dewatering. 25) 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. 26) Currently, two types of groundwater discharges are recognized by the DOU; limited term) discharges and long-term discharges. These types of discharges are described as follows: a) "limited discharges" are short groundwater discharges of 30-daysduration or less. Limited discharges must be approved through the DOU by an approval letter. b) "long-term discharges" are groundwater discharges of greater duration than 30- days. Long-term discharge must be approved through the DOU and the City Manager through a Memorandum of Understanding (MOU) process. 27) All groundwater discharges to the Combined or Separated Sewer and/or drainage systems must be regulated and monitored by the DOU (City Council Resolution #92-439). Groundwater discharges to the City's sewer system are defined as follows: a) Construction dewatering discharges b) Treated or untreated contaminated groundwater cleanup discharges c) Uncontaminated groundwater discharges d) Discharges associated with soil remediation projects Police Department 28) Exterior lighting should be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature should be between 2700K and 4100K with a color rendering index of 75 or better and a light loss factor of.95 or better. When choosing lamps, the applicant should look for efficiency of 110 lumens per watt or better. 29) Entry drives, drive aisles, parking and bicycle parking should 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. Page 14 of 61

15 Attachment 3 30) Walkways, alcoves and passageways should 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. 31) Exterior lighting should be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties. 32) All mature landscaping should follow the two-foot, six-foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance and eliminates hiding areas within the landscape. 33) Tree canopies should not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan should allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs. 34) Pedestrian paths should be a minimum of 6 wide. 35) Applicant should install a Knox Box for police access to the common areas of the property after hours. 36) Both sets of stairwells should be painted and decorated. Stair 2 should have windows installed to promote natural surveillance. Fire Department 37) 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. CFC ) Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C105. a) Note: Appendix C, Table C105.1 has been amended by the City of Sacramento so that the required number of hydrants is based on the required GPM of Table B105.1 before any allowed fire sprinkler reduction with modified spacing distances between hydrants. 39) 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. CFC ) Provide a water flow test. (Make arrangements at the Permit Center walk-in counter: 300 Richards Blvd, Sacramento, CA 95814). CFC Page 15 of 61

16 Attachment 3 41) Provide appropriate Knox access for site. CFC Section ) Locate and identify Fire Department Connections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant and not more than 30 feet from a paved roadway. 43) 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 and 200 square feet when a fire pump is present. CFC Amendments ) Minimum gate width shall provide 20 feet clear access. Gate shall have AC power and be provided with Key override switch (Knox) and Radio operated controller (Click2Enter). For gates that do not fail safe in the open position upon loss of AC power or are provided with battery back-up power, an approved pedestrian gate shall be installed within 10 feet of all vehicle gates. An approved key box (Knox) shall be installed at least 48 inches above grade on the outside of the gate. It shall be provided with a key to open the pedestrian gate. 45) Please review the City of Sacramento s High-Rise Code for requirements that may exceed those of the standard California Building and Fire Codes. Parks 46) Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district), or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Planning Department, Special Districts, Project Manager. In assessment districts, the cost of neighborhood park maintenance is equitably spread on the basis of special benefit. In special tax districts, the cost of neighborhood park maintenance is spread based upon the hearing report, which specifies the tax rate and method of apportionment.) 47) As per City Code, the applicant will be responsible to meet his/her obligations regarding: a) Community Facilities District , Neighborhood Park Maintenance CFD Annexation. Page 16 of 61

17 Attachment 3 Regional Sanitation 48) The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). 49) Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) SMAQMD 50) Energy Use- The District applauds the project s sustainability goal of achieving LEED Gold equivalent. The District notes that studies have found that Green buildings can produced 50% less GHGs due to water consumption than baseline buildings, 48% less due to solid waste management, and 5% less due to transportation. 51) Transportation Demand Management (TDM) Incentives for new residents: Travel behavior choices in individuals can be difficult to change once habits and routines set in. Given this projects location in the Central City and proximity to public transit; there is great potential for future residents to minimize the use of personal motor vehicles for many trips. To encourage the use of sustainable transportation, the District recommends new residents receive a TDM welcome package. The package might include a transit pass or Connect card, Bike-Share membership, Car-share membership, or other incentives to encourage the use of sustainable modes of transportation. The package could also include information on available transit service, and information on other transportation resources such regional ride-matching services. 52) Bicycle Parking- The District applauds the inclusion of short-term bicycle parking for visitors and the inclusion of a Bike room to provide secure, long-term Bicycle storage for future residents. This is consistent with the City of Sacramento s 2035 General Plan Policy M : Encourage Bicycle Use. The District encourages the City and CADA to build a facility that can accommodate a variety of bicycle shapes and sizes, and provides electrical service to allow for the charging of e-bicycles. All projects are subject to SMAQMD rules at the time of construction. Specific rules that may relate to construction activities are attached. A complete listing of current rules is available at or by calling Page 17 of 61

18 Attachment 3 SMUD 53) SMUD has existing 21kV overhead facilities along 14th Street and Neighbors Alley. 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 relocating existing SMUD facilities. 54) 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. 55) 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. 56) 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.). 57) 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: Services 58) 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. 59) Additional transformer space may be required. This additional space will vary and the amount will depend on specific service requirements, including service size, voltage and other requirements. Furthermore, the location of this space will be site-dependent and could include subsurface (vaulted) or in-building space if pad-mounted and/or alcove space is unavailable or insufficient. Please reference Electric Service in Downtown Sacramento, Solutions-and-Rebates/dcs/dcs-Electric-Service-in-Downtown-Sacramento, for additional information on equipment spacing requirements. Page 18 of 61

19 CADA SITE 21 PLANNING REVIEW Page 19 of 61

20 PROJECT TEAM INDEX OF DRAWINGS VICINITY MAP PROJECT DESCRIPTION OWNER ARCHITECT LANDSCAPE CRESLEIGH HOMES CORP Douglas Blvd., Suite 110 Roseville, CA Contact: Rober Walter Senior Vice President P: W: E: HKS ARCHITECTS, INC. 539 Bryant Street, Suite 100 San Francisco, CA Contact: Brendan Dunnigan - Principal in Charge P: W: E: bdunnigan@hksinc.com ATLAS LAB INC st Street, Sacramento, CA Contact: Kimberly Garza Founder / Director P: W: E kimberly@atlaslab.net GENERAL A0.00 COVER SHEET A0.01 PROJECT INFORMATION A0.02 DESIGN NARRATIVE A0.03 SUSTAINABILITY NARRATIVE & AGENDA A0.04 PROJECT TABULATIONS A0.05 PROJECT TABULATION PLANS A0.06 PROJECT TABULATION PLANS A0.07 PROJECT TABULATION PLANS A0.08 ZONING ANALYSIS A0.09 SITE PHOTOS A0.10 SITE PHOTOS A0.11 SITE PHOTOS A0.12 SITE PHOTOS LANDSCAPE L1 EXISTING GROUND PLANE L2 PROPOSED SITE L3 PROPOSED ROOF TERRACE L4 ROOF TERRACE DESIGN ARCHITECTURAL A1.00 EXISTING SITE PLAN A1.01 SITE PLAN A2.01 LEVEL B1 - BASEMENT FLOOR PLAN A2.02 LEVEL 01 - GROUND FLOOR PLAN A2.03 LEVEL 02 - FLOOR PLAN A2.05 LEVELS TYPICAL FLOOR PLAN A2.08 LEVEL 08 - FLOOR PLAN A2.09 LEVEL 09 - FLOOR PLAN A2.10 LEVEL 10 - ROOF PLAN A2.50 TYPICAL 1BR UNIT PLAN A2.60 TYPICAL 2BR UNIT PLAN A2.70 TYPICAL 3BR UNIT PLAN A5.01 SOUTH EXTERIOR ELEVATION A5.02 EAST EXTERIOR ELEVATION A5.03 NORTH EXTERIOR ELEVATION A5.04 WEST EXTERIOR ELEVATION A5.10 STREET-LEVEL PERSPECTIVE A5.15 AERIAL PERSPECTIVE 10TH ST N STREET 11TH ST 12TH ST O STREET P STREET ASSESSOR'S PARCEL MAP CAPITOL PARK 13TH ST SITE 14TH ST L STREET 15TH ST SITE PARCEL AREA = SF CAPITOL AVE 16TH ST THIS MIXED-USE DEVELOPMENT AT 14TH & N STREETS CONSISTS OF A NEW NINE STORY BUILDING CONTAINING APPROXIMATELY 1,500 SQUARE FEET OF RETAIL, 86 UNITS AND 70 PARKING STALLS. THE PROJECT IS LOCATED WITHIN THE CENTRAL CORE DESIGN GUIDELINE AREA BUILDING / PLANNING ZONING: R-5 MULTI-FAMILY RESIDENTIAL ZONE OCCUPANCY: R-2, A-3, S-2, M TYPE OF CONSTRUCTION: 1-A NO. OF STORIES: 9 NO. OF UNITS: 93 NO. OF BEDROOMS: 138 TOTAL FLOOR AREA (GSF): 156,366 FLOOR AREA RATIO: 8.05 SITE DENSITY (DU/ACRE): 210 SITE AREA (SF): 19,334 PROJECT INFORMATION PROJECT NAME: CADA SITE 21 PARCEL NO.: , , , , ADDRESS: OWNER-CONTACT PERSON: ROBERT WALTER - CRESLEIGH HOMES CODES AND STANDARDS A6.01 BUILDING SECTION CALIFORNIA BUILDING CODE (CBC) - TITLE 24 PART CALIFORNIA MECHANICAL CODE - TITLE 24 PART CALIFORNIA PLUMBING CODE - TITLE 24 PART CALIFORNIA ELECTRICAL CODE - TITLE 24 PART CALIFORNIA FIRE CODE - TITLE 24 PART CALIFORNIA ENERGY CODE - TITLE 24 PART CALIFORNIA GREEN BUILDING STANDARDS - TITLE 24 PART SACRAMENTO CITY CODE SACRAMENTO CENTRAL CITY URBAN DESIGN GUIDELINES CAPITOL AREA PLAN PLANNING PRINCIPLES FAIR HOUSING AMENDMENTS ACT FAIR HOUSING ACT DESIGN MANUAL AMERICAN WITH DISABILITIES ACT (ADA) ADA ACCESSIBILITY GUIDELINES (ADAAG) 2/23/2018 3:10:58 PM CADA SITE 21 - PLANNING REVIEW P0.01 PROJECT INFORMATION 02/22/ Page 20 of 61

21 DESIGN NARRATIVE 2/23/2018 9:58:19 AM CADA SITE 21 - PLANNING REVIEW P0.02 DESIGN NARRATIVE 02/22/ Page 21 of 61

22 SUSTAINABILITY AGENDA SUSTAINABILITY NARRATIVE 2/23/2018 9:58:20 AM CADA SITE 21 - PLANNING REVIEW SUSTAINABILITY NARRATIVE & AGENDA P /22/ Page 22 of 61

23 2/23/2018 3:08:08 PM CADA SITE 21 -PLANNING REVIEW P0.04 PROJECT TABULATIONS 02/22/ Page 23 of 61

24 TABULATION PLAN GENERAL NOTES / COLOR LEGEND 1. STANDARD METHODS OF AREA MEASUREMENT ARE PER ANSI/BOMA Z : MULTI-UNIT RESIDENTIAL BUILDINGS STANDARDS UNIT GROSS AREA LIMITED COMMON AREA COMMON AREA CORRIDOR COMMON AREA RETAIL MEP STRUCTURED PARKING COMMON AREA SUPPORT MAJOR VERTICAL PENETRATION STORAGE SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF COMMON AREA CORRIDOR 901 SF COMMON AREA CORRIDOR 229 SF UNIT GROSS AREA 1395 SF UNIT GROSS AREA 1452 SF UNIT GROSS AREA 880 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 747 SF UNIT GROSS AREA 743 SF UNIT GROSS AREA 878 SF UNIT GROSS AREA 1781 SF UNIT GROSS AREA 1318 SF UNIT GROSS AREA 861 SF UNIT GROSS AREA 853 SF COMMON AREA SUPPORT 52 SF MAJOR VERTICAL PENETRATION 356 SF MAJOR VERTICAL PENETRATION 487 SF LIMITED COMMON AREA 3160 SF LIMITED COMMON AREA 36 SF LIMITED COMMON AREA 610 SF LIMITED COMMON AREA 52 SF UNIT GROSS AREA 853 SF MEP 185 SF SF 2/23/ :32:10 AM SF SF SF SF SF SF SF SF SF SF SF SF SF CADA SITE 21 -PLANNING REVIEW SF SF SF SF SF SF LEVEL 02 -AREA TABULATION PLAN SF SF SF B SF B SF LEVEL 01 -AREA TABULATION PLAN 02 B SF B SF B SF B SF B SF LEVEL B1 -AREA TABULATION PLAN COMMON AREA 1178 SF COMMON AREA 1344 SF COMMON AREA 351 SF COMMON AREA 228 SF RETAIL 1454 SF STORAGE 1000 SF COMMON AREA SUPPORT 222 SF COMMON AREA CORRIDOR 333 SF MAJOR VERTICAL PENETRATION 239 SF MAJOR VERTICAL PENETRATION 328 SF STRUCTURED PARKING 6912 SF COMMON AREA SUPPORT 2015 SF MEP 120 SF COMMON AREA CORRIDOR 166 SF COMMON AREA SUPPORT 810 SF COMMON AREA SUPPORT 325 SF COMMON AREA CORRIDOR 210 SF COMMON AREA CORRIDOR 340 SF MEP 327 SF SF COMMON AREA SUPPORT 279 SF B1-01 STRUCTURED PARKING SF B1-02 COMMON AREA SUPPORT 932 SF B1-03 COMMON AREA CORRIDOR 333 SF B1-04 MAJOR VERTICAL PENETRATION 328 SF B1-05 MAJOR VERTICAL PENETRATION 365 SF B1-06 MAJOR VERTICAL PENETRATION 239 SF B1-07 COMMON AREA SUPPORT 182 SF SF PROJECT TABULATION PLANS FT P /22/ Page 24 of 61

25 TABULATION PLAN GENERAL NOTES / COLOR LEGEND 1. STANDARD METHODS OF AREA MEASUREMENT ARE PER ANSI/BOMA Z : MULTI-UNIT RESIDENTIAL BUILDINGS STANDARDS UNIT GROSS AREA LIMITED COMMON AREA COMMON AREA CORRIDOR COMMON AREA RETAIL MEP STRUCTURED PARKING COMMON AREA SUPPORT MAJOR VERTICAL PENETRATION STORAGE Calculating SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF GROSS BUILDING AREA - LEVEL 08 NUMBER NAME AREA COMMON AREA CORRIDOR 950 SF COMMON AREA CORRIDOR 333 SF UNIT GROSS AREA 1378 SF UNIT GROSS AREA 1430 SF UNIT GROSS AREA 1338 SF UNIT GROSS AREA 1763 SF UNIT GROSS AREA 1183 SF UNIT GROSS AREA 1284 SF UNIT GROSS AREA 1284 SF COMMON AREA SUPPORT 65 SF MAJOR VERTICAL PENETRATION 347 SF MAJOR VERTICAL PENETRATION 583 SF COMMON AREA 3420 SF COMMON AREA 236 SF LIMITED COMMON AREA 908 SF SF LEVEL 08 -AREA TABULATION PLAN SF GROSS BUILDING AREA - LEVELS /23/2018 9:58:23 AM CADA SITE 21 - PLANNING REVIEW SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF LEVELS AREA TABULATION PLAN 01 NUMBER NAME AREA MEP 142 SF COMMON AREA CORRIDOR 897 SF COMMON AREA CORRIDOR 222 SF UNIT GROSS AREA 1376 SF UNIT GROSS AREA 1468 SF UNIT GROSS AREA 882 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 866 SF UNIT GROSS AREA 750 SF UNIT GROSS AREA 751 SF UNIT GROSS AREA 878 SF UNIT GROSS AREA 1775 SF UNIT GROSS AREA 1323 SF UNIT GROSS AREA 861 SF UNIT GROSS AREA 854 SF COMMON AREA SUPPORT 52 SF MAJOR VERTICAL PENETRATION 360 SF MAJOR VERTICAL PENETRATION 480 SF LIMITED COMMON AREA 39 SF UNIT GROSS AREA 852 SF SF PROJECT TABULATION PLANS FT P /22/ Page 25 of 61

26 TABULATION PLAN GENERAL NOTES / COLOR LEGEND 1. STANDARD METHODS OF AREA MEASUREMENT ARE PER ANSI/BOMA Z : MULTI-UNIT RESIDENTIAL BUILDINGS STANDARDS SF SF UNIT GROSS AREA LIMITED COMMON AREA COMMON AREA CORRIDOR COMMON AREA RETAIL MEP STRUCTURED PARKING COMMON AREA SUPPORT MAJOR VERTICAL PENETRATION STORAGE Calculating... GROSS BUILDING AREA - LEVEL 10 NUMBER NAME AREA COMMON AREA CORRIDOR 203 SF COMMON AREA SUPPORT 1137 SF MAJOR VERTICAL PENETRATION 511 SF 1851 SF LEVEL 10 -AREA TABULATION PLAN SF SF 882 SF 1443 SF SF SF SF SF SF SF SF SF SF SF SF GROSS BUILDING AREA - LEVEL 09 NUMBER NAME AREA MEP 130 SF COMMON AREA CORRIDOR 788 SF COMMON AREA CORRIDOR 284 SF UNIT GROSS AREA 1443 SF UNIT GROSS AREA 882 SF UNIT GROSS AREA 1744 SF UNIT GROSS AREA 1183 SF UNIT GROSS AREA 1284 SF UNIT GROSS AREA 1284 SF UNIT GROSS AREA 1381 SF COMMON AREA SUPPORT 63 SF MAJOR VERTICAL PENETRATION 361 SF MAJOR VERTICAL PENETRATION 504 SF LIMITED COMMON AREA 95 SF UNIT GROSS AREA 879 SF LIMITED COMMON AREA 305 SF SF 2/23/2018 9:58:24 AM CADA SITE 21 - PLANNING REVIEW LEVEL 09 -AREA TABULATION PLAN 01 PROJECT TABULATION PLANS FT P /22/ Page 26 of 61

27 14TH & N STREET ZONING DIAGRAM 14TH & NEIGHBORS ALLEY ZONING DIAGRAM 2/23/2018 9:58:25 AM CADA SITE 21 - PLANNING REVIEW P0.08 ZONING ANALYSIS 02/22/ Page 27 of 61

28 2/23/2018 9:58:26 AM CADA SITE 21 - PLANNING REVIEW P /22/2018 SITE PHOTOS Page 28 of 61

29 2/23/2018 9:58:26 AM CADA SITE 21 - PLANNING REVIEW SITE PHOTOS FT P /22/ Page 29 of 61

30 2/23/2018 9:58:27 AM CADA SITE 21 - PLANNING REVIEW SITE PHOTOS FT P /22/ Page 30 of 61

31 2/23/2018 9:58:28 AM CADA SITE 21 - PLANNING REVIEW SITE PHOTOS FT P /22/ Page 31 of 61

32 N STREET NEIGHBORS ALLEY 14TH STREET - EXISTING CONDITIONS 14TH AND N STREET PEDESTRIAN CROSSING - EXISTING CONDITIONS 14TH STREET ATLAS LAB LANDSCAPE ARCHITECTURE AND PUBLIC ART EXISTING SITE - OVERALL VIEW SCALE: 1 = N STREET - EXISTING CONDITIONS Page 32 of 61

33 ENHANCE STREET CHARACTER THROUGH PAVING + BIKE PARKING N STREET NEIGHBORS ALLEY SPECIALTY PAVING AT BLDG. ENTRY PLANTERS + ON-STREET BIKE PARKING ACTIVATE STREET THROUGH DESIGNATED CAFE/SEATING AREA CURB BULB-OUT TO INCREASE PED. CROSSING + PLANTING AREA NOTE: PROPOSED N STREET IMPROVEMENTS WILL BE CONGRUENT WITH DOWNTOWN SPECIFIC PLAN (GRID 3.0) SEATING AREA FOR POTENTIAL CAFE USE DG AT EXISTING PLANTING AREA SIDEWALK LIGHTING AT BLDG. FACADE 14TH STREET ATLAS LAB LANDSCAPE ARCHITECTURE AND PUBLIC ART PROPOSED SITE - OVERALL VIEW SCALE: 1 = INCREASE PEDESTRIAN SAFETY WITH SIDEWALK BULB OUT Page 33 of 61

34 FIRE PIT AND SEATING AREAS OUTDOOR KITCHEN + COMMUNITY TABLE SHADE STRUCTURE RAILING + COCKTAIL SHELF 2ND FLOOR TERRACE 8TH FLOOR TERRACE CUSTOM PLANTERS W/ DROUGHT TOLERATE PLANTINGS WALL W/ BUILT-IN TV PEDESTAL PAVERS NATIVE PLANTINGS W/ BUILT IN SEATING 1 CUSTOM PLANTERS + SEATING AREAS ATLAS LAB LANDSCAPE ARCHITECTURE AND PUBLIC ART OUTDOOR KITCHEN + SHADE FABRIC SYSTEM PROPOSED ROOF TERRACES [Drawing Title] Scale: 1" = 10 ft LOUNGE AREAS + FIRE PITS DINING AREA SCALE: 1 = Page 34 of 61

35 ROOF TERRACE DESIGN PROPOSED 8TH FLOOR TERRACE - CONCEPT VIEW ATLAS LAB LANDSCAPE ARCHITECTURE AND PUBLIC ART Page 35 of 61

36 PROPERTY LINE N STREET EXISTING CURB LOCATIONS EXISTING BUILDING TO BE REMOVED EXISTING LOT TO BE REMOVED SD/SS 14TH STREET NEIGHBORS ALLEY PROPERTY LINE 2/23/2018 9:58:28 AM CADA SITE 21 - PLANNING REVIEW EXISTING SITE PLAN FT P /22/ Page 36 of 61

37 APPROX. 3' - 0" ADJACENT FRONT SETBACK N STREET 120' - 7" LOT DIMENSION P5.03/01 A5.02/02 LOBBY CANOPY 100' - 0" SEE LANDSCAPE DRAWINGS FOR PROPOSED BUMP-OUT EXISTING RESIDENTIAL BUILDING 210' - 11" 174' - 7" CANOPY 160' - 3 1/2" LOT DIMENSION A5.02/04 P5.04/01 195' - 11" 115' - 7" A5.02/01 P5.02/01 NEIGHBORS ALLEY PROPERTY LINE A5.02/03 P5.01/01 100' - 0" 14TH STREET 2/23/2018 9:58:30 AM CADA SITE 21 - PLANNING REVIEW SITE PLAN FT P /22/ Page 37 of 61

38 01 P6.01 PARKING SCHEDULE - LEVEL B1 159' - 0" OVERALL BUILDING TYPE NUMBER OF SPACES STALL LENGTH STALL WIDTH PROPERTY LINE COMPACT 17 15' -0" 8' -0" EVCS 2 18' -0" 9' -0" EVCS VAN ADA 1 18' - 0" 9' - 0" STANDARD 12 18' -0" 8' -6" TANDEM 10 18' -0" 8' -6" VAN ADA 1 18' - 0" 9' - 0" GRAND TOTAL 43 FIRE PUMP ROOM 241 SF FIRE WATER STORAGE 1998 SF 14% RAMP UP 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... ST SF UP ELEV LOBBY 297 SF ACCESSIBLE PATH ST SF MAIN ELECTRICAL ROOM 845 SF PARKING SF CAR SHARE STALL 119' - 0" OVERALL BUILDING TELE/DATA 144 SF 2/23/2018 9:58:30 AM CADA SITE 21 - PLANNING REVIEW LEVEL B1 -PARKING FLOOR PLAN 01 LEVEL B1 - BASEMENT FLOOR PLAN FT P /22/ Page 38 of 61

39 01 P6.01 TYPE PARKING SCHEDULE - LEVEL 01 NUMBER OF SPACES STALL LENGTH STALL WIDTH ADA 1 18' - 0" 9' - 0" COMPACT 17 15' -0" 8' -0" TANDEM 6 18' -0" 8' -6" GRAND TOTAL 24 NEIGHBORS ALLEY RESIDENTIAL VEHICULAR ENTRY GAS METER ROOM 91 SF PROPERTY LINE FIRE PUMP ROOM HATCH 24' - 0" 156' - 0" OVERALL BUILDING 14% RAMP DN MEP 299 SF P5.04/01 PACKAGE HOLD 216 SF BIKE AND RESIDENT STORAGE 984 SF AMAZON MAIL ROOM 336 SF OFFICE / RETAIL 1283 SF FCC 207 SF 7" SETBACK 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... RESIDENTIAL VEHICULAR ENTRY 24' - 0" TRASH 153 SF ST SF DN UP ELEV LOBBY 165 SF CONCIERGE/ SECURITY RESIDENTIAL LOBBY 1127 SF MAIN RESIDENTIAL LOBBY ENTRY 24' - 4" P5.01/01 ST SF TRANSFORMER VAULT 837 SF BIKE STORAGE 301 SF RETAIL 1359 SF 5' - 4" SETBACK 119' - 0" OVERALL BUILDING N STREET P5.03/01 0" SETBACK RESIDENTIAL CYCLIST ENTRY RETAIL PEDESTRIAN ENTRY 2/23/2018 9:58:31 AM 14TH STREET CADA SITE 21 - PLANNING REVIEW P5.02/01 LEVEL 01 -GROUND LEVEL FLOOR PLAN 01 LEVEL 01 - GROUND FLOOR PLAN FT P /22/ Page 39 of 61

40 01 P6.01 OVERALL BUILDING 172' - 6" P5.04/01 PROPERTY LINE PODIUM TERRACE 3042 SF 1BR-B 737 SF 1BR-A 845 SF 1BR-B 737 SF 1BR-A 839 SF VIEW OF CA STATE CAPITOL BUILDING 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... ST SF UP 2BR-C 1348 SF 1BR-A 805 SF 1BR-A 796 SF ELEV LOBBY 149 SF 3BR-A 1673 SF RESIDENTIAL LOBBY CANOPY P5.01/01 ST SF 2BR-B 1229 SF TRASH 40 SF 1BR-A 779 SF 1BR-A 779 SF CORRIDOR 910 SF 1BR-A 787 SF 2BR-B 1220 SF 118' - 0" OVERALL BUILDING P5.03/01 4' - 0" 2/23/2018 9:58:32 AM CADA SITE 21 - PLANNING REVIEW P5.02/01 LEVEL 02 -FLOOR PLAN 01 LEVEL 02 -FLOOR PLAN FT P /22/ Page 40 of 61

41 01 P6.01 OVERALL BUILDING P5.04/01 PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 1BR: 8 UNITS 2BR: 5 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT 2BR-C 1358 SF PODIUM GARDEN BELOW 1BR-A 818 SF 1BR-A 806 SF 1BR-B 751 SF 1BR-A 845 SF ST SF DN UP ELEV LOBBY 149 SF 1BR-B 753 SF 1BR-A 855 SF 3BR-A 1709 SF VIEW OF CA STATE CAPITOL BUILDING OVERALL BUILDING 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... P5.01/01 ST SF P5.03/01 2BR-B 1299 SF 1BR-A 804 SF 1BR-A 793 SF 1BR-A 802 SF 2BR-B 1231 SF 2/23/2018 9:58:33 AM P5.02/01 LEVELS FLOOR PLAN 01 CADA SITE 21 - PLANNING REVIEW LEVELS TYPICAL FLOOR PLAN FT P /22/ Page 41 of 61

42 01 P ' - 0" OVERALL BUILDING P5.04/01 PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 1BR: 8 UNITS 2BR: 5 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT P5.01/01 2BR-C 1296 SF ST SF TRASH 42 SF 2BR-A 1226 SF M 81 SF STORAGE 47 SF W 62 SF CORRIDOR 924 SF ST SF ROOF GARDEN 3250 SF UP ELEV LOBBY 149 SF 3BR-A 1631 SF 118' - 6" VIEW OF CA STATE CAPITOL BUILDING OVERALL BUILDING P5.03/01 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... 2BR-B 1242 SF 2BR-A 1176 SF 2BR-A 1176 SF 2BR-B 1109 SF 4' - 0" 2/23/2018 9:58:33 AM CADA SITE 21 - PLANNING REVIEW P5.02/01 LEVEL 08 -FLOOR PLAN 01 LEVEL 08 -FLOOR PLAN FT P /22/ Page 42 of 61

43 160' - 0" 01 OVERALL BUILDING P6.01 P5.04/01 PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 1BR: 8 UNITS 2BR: 5 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT ST SF DN UP ROOF GARDEN BELOW VIEW OF CA STATE CAPITOL BUILDING CANOPY ABOVE 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... P5.01/01 2BR-C 1313 SF ST SF TRASH 44 SF 1BR 807 SF 1BR 814 SF ELEV LOBBY 149 SF CORRIDOR 768 SF 3BR-A 1631 SF 76' - 0" OVERALL BUILDING P5.03/01 2BR-B 1243 SF 2BR-A 1192 SF 2BR-A 1192 SF 2BR-B 1075 SF 2' - 0" 2/23/2018 9:58:34 AM CADA SITE 21 - PLANNING REVIEW P5.02/01 LEVEL 09 -FLOOR PLAN 01 LEVEL 09 -FLOOR PLAN FT P /22/ Page 43 of 61

44 01 P ' - 0" OVERALL BUILDING P5.04/01 PROPERTY LINE 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... ST SF DN P5.01/01 HEAT PUMPS ELEV CONTROL ROOM 297 SF BOILER PENTHOUSE 1107 SF 76' - 0" OVERALL BUILDING P5.03/01 2/23/2018 9:58:35 AM CADA SITE 21 - PLANNING REVIEW P5.02/01 LEVEL 10 -ROOF PLAN 01 LEVEL 10 -ROOF PLAN FT P /22/ Page 44 of 61

45 22' - 5 1/2" KITCHEN W/D P BATHROOM DINING 35' - 7" 895 GSF CLOSET LIVING BEDROOM BALCONY 2/23/2018 9:58:35 AM CADA SITE 21 - PLANNING REVIEW P2.50 1BR-A UNIT PLAN /22/ Page 45 of 61

46 2BR-A 1,176 SF 2/23/2018 9:58:36 AM CADA SITE 21 - PLANNING REVIEW P2.60 2BR-A UNIT PLAN /22/ Page 46 of 61

47 47' - 6" MASTER BATH KITCHEN BATHROOM W/D BATHROOM 11' - 8" CLOSET 1,750 GSF DINING CLOSET 9' - 4 1/2" MASTER BEDROOM LIVING 12' - 1" BEDROOM BEDROOM 14' - 6" BALCONY 2/23/2018 9:58:38 AM CADA SITE 21 - PLANNING REVIEW 11' - 0" 13' - 41/2" 10' - 0" 11' - 0" P2.70 3BR-A UNIT PLAN /22/ Page 47 of 61

48 LEVEL ' -11" 05 15' - 0" INSULATED COMPOSITE PANEL 02 GLASS WALL WITH TINT 03 SIERRA WHITE GRANITE EXISTING RESIDENTIAL BUILDING 14TH STREET 15' - 7" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 10' - 8" 10' - 8" 10' - 8" 110' - 11" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" GLASS GUARDRAIL & JULIETTE BALCONY 06 WOOD / ALUMINUM CANOPY 04 12' - 0" LEVEL ' -0" LEVEL B1 88' -0" GLASS / ALUMINUM OVERHEAD DOOR 2/23/2018 9:58:40 AM CADA SITE 21 - PLANNING REVIEW SOUTH EXTERIOR ELEVATION 01 SOUTH EXTERIOR ELEVATION FT P /22/ Page 48 of 61

49 P LEVEL ' -11" 05 15' - 0" INSULATED COMPOSITE PANEL 02 GLASS WALL WITH TINT 03 SIERRA WHITE GRANITE 04 NEIGHBORS ALLEY N STREET 12' - 0" 15' - 7" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 10' - 8" 10' - 8" 10' - 8" 110' - 11" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -0" LEVEL B1 88' -0" GLASS GUARDRAIL & JULIETTE BALCONY 06 WOOD / ALUMINUM CANOPY 07 TRANSLUCENT GLASS COMPOSITE WOOD PANEL 2/23/2018 9:58:41 AM CADA SITE 21 - PLANNING REVIEW EAST EXTERIOR ELEVATION 01 EAST EXTERIOR ELEVATION FT P /22/ Page 49 of 61

50 LEVEL ' -11" 05 15' - 0" INSULATED COMPOSITE PANEL 02 GLASS WALL WITH TINT 03 SIERRA WHITE GRANITE 14TH STREET EXISTING RESIDENTIAL BUILDING 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 10' - 8" 10' - 8" 10' - 8" 110' - 11" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" GLASS GUARDRAIL & JULIETTE BALCONY 06 WOOD / ALUMINUM CANOPY 15' - 7" 04 12' - 0" LEVEL ' -0" LEVEL B1 88' -0" COMPOSITE WOOD PANEL 2/23/2018 9:58:42 AM CADA SITE 21 - PLANNING REVIEW NORTH EXTERIOR ELEVATION 01 NORTH EXTERIOR ELEVATION FT P /22/ Page 50 of 61

51 01 01 P LEVEL ' -11" 15' - 0" INSULATED COMPOSITE PANEL 02 GLASS WALL WITH TINT 03 SIERRA WHITE GRANITE N STREET NEIGHBORS ALLEY 15' - 7" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 10' - 8" 10' - 8" 10' - 8" 110' - 11" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" GLASS GUARDRAIL & JULIETTE BALCONY 04 12' - 0" LEVEL ' -0" LEVEL B1 88' -0" WOOD / ALUMINUM CANOPY 2/23/2018 9:58:44 AM CADA SITE 21 - PLANNING REVIEW WEST EXTERIOR ELEVATION 01 WEST EXTERIOR ELEVATION FT P /22/ Page 51 of 61

52 2/23/2018 9:58:45 AM CADA SITE 21 - PLANNING REVIEW STREET-LEVEL PERSPECTIVE P /22/ Page 52 of 61

53 2/23/2018 9:58:46 AM CADA SITE 21 - PLANNING REVIEW P5.15 AERIAL PERSPECTIVE 02/22/ Page 53 of 61

54 PROPERTY LINE *MAX ALLOWED PER 1992 CAPITOL VIEW PROTECION ACT AS SHOWN IN THE 1997 CAPITOL AREA PLAN AND AS DEFINED IN SACRAMENTO CITY CODE "B" DEFINITIONS IS 96'-0" FOR LOTS 4-7 AND 80'-0" FOR LOT 3 FROM THE AVERAGE FINISH GRADE AT THE BUILDING ENTRANCE TO THE ROOF PLATE LINE LOT 3 LOTS 4-7 PROPERTY LINE LEVEL ' -11" EXISTING RESIDENTIAL BUILDING MECHANICAL PENTHOUSE (20% HEIGHT EXCEPTION PER SACRAMENTO CITY CODE ) STOR ROOF GARDEN PODIUM GARDEN PARKING (ROOF PLATE LINE) 14TH STREET 15' - 7" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 10' - 8" 10' - 8" 10' - 8" 15' - 0" 18' - 0" 95' - 11" * LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" LEVEL ' -11" LEVEL ' -3" LEVEL ' -7" 1BR 2BR 3BR Amenity Lobby Retail Parking MEP BOH Outdoor Garden Calculating... LEVEL ' -0" MEP PARKING 12' - 0" LEVEL B1 88' -0" 2/23/2018 9:58:46 AM CADA SITE 21 - PLANNING REVIEW BUILDING SECTION 01 BUILDING SECTION FT P /22/ Page 54 of 61

55 11/29/2017 VIA Angel Anguiano City of Sacramento Community Development Department 300 Richards Boulevard, 3 rd Floor Sacramento, CA RE: CADA Site 21 (DR17-365) Dear Mr. Anguiano: WALKSacramento has reviewed the routing for CADA Site 21 (DR17-365). The project consists of a mixeduse high rise building comprising of nine stories, 1,500 sf ground floor retail, 86 for-sale residential units, 70 tenant parking stalls on two levels accessible from Neighbor s Alley, and 60 long-term bike parking stalls within the High Rise Residential (R-5) zone. The project will require demolition of one existing apartment building. CADA Site 21 is proposed for 1320 N Street at the southwest corner of 14 th and N Streets. The site location is close to many walkable destinations including the 40-acre California State Capital Park and an adjacent church. It is the last undeveloped parcel directly on Capital Mall. WALKSacramento recommends incorporating the following to improve the walking and biking-supportive elements of CADA Site 21: Provide illumination on Neighbor s Alley and N Street for safe nighttime walking. Provide a bike ramp onto the sidewalk and repurpose the parking spot next to the corner curb extension for a more direct route to the Residential Cyclist Entry door. This will improve bicycle access, reduce pedestrian conflicts, and eliminate auto movement next to the proposed outdoor seating. Use extra-wide or double doors at the Residential Cyclist Entry and the garage entrance to the Resident/Bike Storage Room to allow for bikes to more easily access the bike storage room. Widen the alcove at the Residential Cyclist Entry door to improve pedestrian and bicyclist sightlines. New development that facilitates and motivates people to walk and bike, combined with streets that are walkable and bikeable, is needed to improve the health of our residents. Many people don t achieve the recommended minimal amount of daily physical activity, often due to the obstacles to walking and biking created by the built environment in which they live. CADA Site 21 will be in a prime location, but there are a few elements of the site and building design that will not achieve the same level of support for daily physical activity. These elements involve lighting and bicycle parking access th Street, Suite 203 Sacramento, CA Page 55 of 61