CADA Board of Directors MAY 18, 2018 Board Meeting AGENDA ITEM 5 SITE 21 DEVELOPMENT PROPOSAL (SW CORNER OF 14 TH AND N STREETS)

Transcription

1 May 9, 28 TO: SUBJECT: CONTACT: CADA Board of Directors MAY 18, 28 Board Meeting AGENDA ITEM 5 SITE 21 DEVELOPMENT PROPOSAL (SW CORNER OF 14 TH AND N STREETS) Tom Kigar, Special Projects Director Wendy Saunders, Executive Director RECOMMENDED ACTION: Staff recommends that the Board adopt a resolution that approves the project design and building program for Site 21 in concept, as proposed by Cresleigh Homes. BACKGROUND On April 21, 27, the CADA Board selected Cresleigh Homes to develop CADA Site 21 and directed the Executive Director to enter into negotiations with Cresleigh on terms and conditions of the draft Exclusive Negotiating Agreement (ENA) presented at the meeting. At its June 23, 27 meeting, the Board authorized the Executive Director to enter into an ENA with Cresleigh for the period of June 23, 27 to June 22, 28. In accordance with the ENA, Cresleigh Homes is required to submit a Development Proposal that, among other things, includes the proposed project design and building program. Other elements of the Development Proposal, including a project proforma, project economic structure and development schedule, will be presented for Board approval as a part of the Disposition and Development Agreement (DDA) in June. At the October 27 Board meeting, Cresleigh presented its initial design and building program for review and comment. At that time, the project included a total of 93 units consisting of 56 (60%) 1 bedroom, 29 (31%) 2 bedroom and 8 (9%) 3 bedroom units. Following the October meeting Cresleigh, HKS Architects and CADA staff presented the design and building program to the various stakeholders for review and comment. The development team has refined its program in both in response to those comments and in light of market, cost and design considerations. This report requests Board conceptual approval of the refined design and building program. A summary of stakeholder comments and presentation of the preliminary economic structure are also presented.

2 ANALYSIS A. DESIGN AND BUILDING PROGRAM Cresleigh and HKS Architects will present the revised Design Program included as Attachment 1 at this Board meeting. 1. Design Concept The proposed project is a nine-story mixed-use development located at the southwest corner of 14 th and N Streets. The building is rectangular-shaped and includes one level of parking, below grade and a half level of parking at-grade. The residential entrance/lobby and retail space are oriented along N Street. The public right of way, the second floor terrace and the eighth floor terrace are landscaped. HKS Architects describes the design as follows: The proposed design draws inspiration from the site and the city. The overall building massing is broken down into smaller discreet elements to match the existing street wall along N Street. The corner of the building at 14 th and N takes advantage of its northeast solar orientation and views to the park by employing punched windows in solid wall articulated with a layer of finely detailed powder-coated aluminum extrusions. This recalls the fine-grain detail and intricate light/shadow play found on the fenestration of historic buildings in Old Sacramento, the State Capitol, and other structures built during the city s halcyon days. The remainder of the design is clad in fiber-cement panels reminiscent of the white and gray granite found on the Capitol Building ( Ambassador Black and Sierra White, quarried locally from Rocklin and Folsom), with the entry of the building highlighted in wood. Windows recall sizes and proportions of the neighboring historic residential building and the Senator Hotel across from the park. The landscape elements of the Project draw from the rich context of the Capitol Mall, using compatible tree species and drawing from lessons offered by the Native Plant garden, while the two landscaped roof decks provide a shaded perch for residents to take in views of the site and city-at-large. Cresleigh intends to construct the building to meet the environmental sustainability requirement set forth in CADA s Request for Proposals, which states that the project must meet or exceed the LEED Gold standard. HKS will conduct a charrette on May 9, 28 to include sustainable design technical professionals who will recommend the sustainability features to be included in the building. HKS will report on the charrette at this Board meeting. 2. Unit Mix/Size/Price and Building Layout The project unit mix has been modified slightly since the October 27 presentation. The number of 1 bedroom units as been reduced by six, the number of 2 bedroom units has increased by 12 and the number of 3 bedroom units has been reduced by six. The unit distribution is shown in Table 1. Parking spaces have been reduced from 70 to 67, which includes three electric vehicle charging stations, two car-share spaces, and three ADA-accessible spaces. Anticipated sales prices are also included.

3 Table 1 - Unit Mix/Size/Price and Building Layout Residential units Unit Count and % Square Feet Average Unit Price 1 Bedroom 50 (54%) sf $612K 2 Bedroom 41 (44%) 1,182 1,458 sf $920K 3 Bedroom 2 (2%) 1,631 sf $1.560M Total # of Residential units 93 (100%) 1,754 sf (avg.) $768K (avg.) Number of parking spaces 67 incl. 20 tandem (1 level below and 1 level at grade) NE corner Retail space 1,454 sf NW corner Retail/Office space 1,344 sf Residential Lobby 1,176 sf in center of building on N Street Bicycle storage 483 sf 30 bikes (short term) 1,000 sf - 60 bikes (long term) Podium Garden - 2 nd floor 3,160 sf (Access limited to 2 nd floor unit owners) Community Roof Garden - 8 th 3,452 sf floor 3. Stakeholder Recommendations Cresleigh, HKS Architects and staff have completed outreach to the stakeholders identified below. Overall, the stakeholders responded very positively to the design and its compatibility with the buildings along N Street. The stakeholder input and Cresleigh s responses are summarized below. a. Chester Widom, State Architect Mr. Widom was the State-appointed representative on the Selection Committee that chose Cresleigh. Under the purchase agreement between CADA and DGS, CADA is required to seek his review and input on the design as it is refined during the design development process. 1. Floor plan layouts should be efficient and have more initial impact views: Cresleigh Response: HKS will present the revised unit plans shown in Attachment 1 and point out the changes made in response to Mr. Widom s comments. 2. Dynamic and engaging lobby: Other than the building exterior, the lobby creates the first impression and it is important that it is welcoming, upscale and functional. Cresleigh Response: The finishes and furniture in the lobby will be influenced by hospitality design, high-quality nature and designed in keeping with the aesthetic of the building. A concierge desk is located in the lobby to allow for monitoring all street-level traffic. 3. Various railing materials: There was some concern about the transparent nature of the railings, and potential for a cluttered appearance due to residents storing a variety of furnishings on the balconies. Cresleigh Response: Cresleigh will create the Covenants, Conditions and Restrictions (CC&Rs) in the HOA that will limit the type of furnishings residents can place on the exterior balconies.

4 4. Coordination of projections from the building with City Departments: The plans currently show balconies on the 2 nd, 3 rd and 8 th floors projecting over the property line by 3, as well as a canopy at N street that projects over the building entry. Twenty-two of the units have projected balconies (occupiable space beyond the face of the building) and 54 have Juliette Balconies (no occupiable space). Cresleigh Response: HKS Architects have confirmed with the Department of Public Works that the canopy will require a revocable (minor) encroachment permit. HKS will be pursuing this further once the arborist report confirms how the balconies might be able to work with the existing trees and canopies. The balconies that project over the public right of way will require further discussion with City departments to resolve the issue of permitted projections. 5. Importance of N Street elevation: The 120 width of the site is a significant opening on N Street and provides the building a significant opportunity to create dignity across from the Capitol Building. Cresleigh Response: The building entry, which is located on N Street, is defined by a canopy, storefront and landscape through planting and hardscape. The N Street elevation is the most open and most engaging elevation and the most prominent one with the most glass, park views and the one with most public activity. The building base is of stone cladding, inspired by the Sierra white granite on the Capitol Building. The design of the windows and fenestration, particularly on the N Street elevation, have been influenced by the Citizen Hotel at J & 10 th, Senator Hotel at L & 12 th and The Dean at 14 th & N. 6. Healthy indoor environmental quality: Ensure the building contributes to the good health of its future unit owners by way of the quality of lighting, good ventilation and use of non-volatile construction materials. Cresleigh Response: The HKS team will discuss healthy indoor environmental quality, materials, and building features at the sustainability charrette. The plans show all units will have access to natural light as well as operable windows. 7. Proposed sustainability strategies: Define a path to LED Gold Equivalency and specific sustainability targets along with potential synergies between building systems. Cresleigh Response: The following energy reducing and sustainability features have been incorporated in the plans: The largest glass area is open to the northeast while punched openings with smaller windows are located on the south and west with greater solar exposure. The window wall elements of the building have been reduced by approximately 30%, and replaced with smaller punched windows in a solid wall to create energy savings, thermal comfort and economy of design. There are a total of three EV parking spaces. 8. Preservation of existing street trees: Take extra care to retain the street trees by trimming the canopies in acknowledgement of the sacredness of trees in our city Cresleigh Response: Local arborist Ed Stirtz will be working with the City Arborist to make sure the trees are properly pruned. b. Midtown Association, Downtown Sacramento Partnership, R Street Partnership The proposed project was received very positively by these stakeholders who complimented the proposed design and its compatibility with other buildings on N Street. Stakeholders also

5 commented on the need for home ownership opportunities in the central city, as will be provided by the project. c. City Planning Commission The Commission acknowledged Site 21 as being the most desirable housing site downtown and stressed how important it is for Cresleigh to create a design worthy of the site. They were supportive of the proposed design and found it to be consistent with the 2035 General Plan Update and supportive of the goals of the Central Business District. The input provided and the Cresleigh responses are as follows: 1. Because of having less than 1:1 parking there needs to some accommodation for parking of car-share vehicles. Cresleigh Response: Two car-share spaces are shown in the basement, increased from one. 2. The NE corner retail should provide an opportunity for increased activity at the corner and potential for an inviting seating area. Cresleigh Response: The retail space at the corner has been set back from the property line to allow for an increase in the effective width of the sidewalk at the corner. 3. Activation of N Street: There is an opportunity to bring activity to N Street beyond the hours of 8 to 5 with the right tenant. Cresleigh Response: Cresleigh will endeavor to select the best local retail broker possible, with a focus on attracting a tenant that will operate during the day and evening, and create activity inside and on the sidewalk/bulbout. 4. Ensure that exterior signage is incorporated in the design Cresleigh Response: HKS Architects has prepared an exhibit that shows various signage scenarios for the building, which is included as Attachment 2. d. Sacramento Area Bicycle Advocates (SABA) and WALKSacramento 1. There is not adequate storage for bicyclists. Cresleigh Response: Thirty short term spaces were added to the original 60 long-term bike spaces along with additional space for larger bicycles 2. Provide a larger access door to the bicycle storage areas. Cresleigh Response: The width of the door to the short-term bike storage has been increased to 3-6 e. Invited Neighbors, Friends of Fremont Park and Westminster Church Cresleigh, HKS Architects and CADA staff will be conducting outreach to the Friends of Fremont Park and other neighbors on May 17 and then to Westminster Church on July 15.

6 B. ECONOMIC STRUCTURE Cresleigh s estimated Sources and Uses budget is shown below: Table 2 - Estimated Project Sources and Uses of Funds Sources Uses Construction Financing $38,874,025 Land and Closing Costs $2,025,000 Developer Equity 25,916,7 Construction Soft Costs 6,099,031 Construction Hard Costs 55,323,200 Financing Costs 1,342,811 Total Sources of Capital $64,790,042 Total Construction Cost $64,790,042 Staff has reviewed a detailed breakdown of the proposed Uses of Funds budget and, based on review of current costs, the budget appears to be accurate and to include all of the cost line items required for a building of this type. Cresleigh prepared its construction budget in consultation with Swinerton Construction, which built The Sawyer Hotel and Condominiums. This lends credibility to the budget as, like this building, the Sawyer is a steel-reinforced concrete frame (Type I) building, so the costs would be similar. Under the terms of the ENA, the developer must invest no less than 5% cash equity into the project. Cresleigh s proposal exceeds this requirement. The DDA will include a Sources and Uses budget as well as a project proforma. The budget is presented at this time for information only. POLICY ISSUES Staff is presenting the design and building program components of the Development Proposal for conceptual approval at this time. Staff anticipates that Cresleigh may make minor refinements to these components prior to their final approval as a part of the DDA, and thus, staff is requesting conceptual approval to acknowledge possible minor changes may occur. The proposed Design Program is consistent with the 1997 Capitol Area Plan, which designates the site for residential development. Providing an exceptionally well-designed ownership housing project at Site 21 supports CADA s goal of creating a quality neighborhood and quality infill projects. STRATEGIC PLAN The Development Proposal addresses the several CADA Strategic Plan goals including 1) overcoming the complexities of developing high quality infill projects, 2) exhibiting leadership in urban development, 3) implementing environmentally sustainable practices, and 4) focusing on quality in design. FINANCIAL IMPACTS In accordance with CADA policy, as described in the Site 21 RFP, the selected development team s Negotiation Fee of $30,000 has been deposited and will only be refunded if CADA fails to negotiate in good faith during the ENA Period or during the DDA period. ENVIRONMENTAL REVIEW No environmental review is required for the proposed action.

7 Staff previously determined that development of a project consistent with the Site 21 RFP is categorically exempt from the California Environmental Quality Act (PRC , 2 CCR 15183). CONTRACT AWARD CONSIDERATIONS The proposed action is not subject to the provisions of the CADA Contract Policy. Attachments: 1. Revised Design Program dated 4/23/18 2. Proposed exterior signage scenarios

8 Attachment 1

9 DESIGN NARRATIVE 3/28/28 4:57:55 PM P0.02 DESIGN NARRATIVE 04/23/

10 4/4/28 3:53:51 PM STREET-LEVEL PERSPECTIVE P /23/

11 4/4/28 3:53:52 PM AERIAL PERSPECTIVE P /23/

12 SUSTAINABILITY AGENDA SUSTAINABILITY NARRATIVE 3/28/28 4:57:55 PM SUSTAINABILITY NARRATIVE & AGENDA P /23/

13 14TH & N STREET ZONING DIAGRAM 14TH & NEIGHBORS ALLEY ZONING DIAGRAM 3/28/28 4:58: PM P0.08 ZONING ANALYSIS 04/23/

14 PROPERTY LINE EXISTING TREES, TYP. EXISTING CURB LOCATIONS EXISTING BUILDING TO BE REMOVED EXISTING PARKING LOT TO BE REMOVED PROPERTY LINE 3/28/28 4:58:05 PM FT EXISTING SITE PLAN P /23/

15 APPROX. 3' - 0" ADJACENT FRONT SETBACK N STREET 120' - 7" LOT DIMENSION A5.02/02 P5.03/ 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/ 195' - 11" 115' - 7" A5.02/ P5.02/ NEIGHBORS ALLEY PROPERTY LINE A5.02/03 P5./ 100' - 0" 14TH STREET 3/28/28 4:58:08 PM FT P1. 04/23/ SITE PLAN

16

17

18

19

20 P6. TYPE PARKING SCHEDULE - LEVEL 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 PROPERTY LINE FIRE PUMP ROOM HATCH 24' - 0" 156' - 0" OVERALL BUILDING 14% RAMP DN MEP P5.04/ PACKAGE HOLD BIKE AND RESIDENT STORAGE AMAZON MAIL ROOM OFFICE / RETAIL FCC 7" SETBACK 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden ST DN RESIDENTIAL VEHICULAR ENTRY 24' - 0" TRASH UP ELEV LOBBY CONCIERGE/ SECURITY RESIDENTIAL LOBBY MAIN RESIDENTIAL LOBBY ENTRY 24' - 4" P5./ ST 02 TRANSFORMER VAULT BIKE STORAGE RETAIL 119' - 0" OVERALL BUILDING N STREET P5.03/ 5' - 4" SETBACK 0" SETBACK RESIDENTIAL CYCLIST ENTRY RETAIL PEDESTRIAN ENTRY 4/24/28 5:34:52 PM 14TH STREET P5.02/ LEVEL - GROUND LEVEL FLOOR PLAN LEVEL - GROUND FLOOR PLAN FT P /23/

21 P6. 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 FIRE WATER STORAGE 14% RAMP UP CAR SHARE STALL CAR SHARE STALL 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden ST UP ELEV LOBBY ACCESSIBLE PATH ST 02 MAIN ELECTRICAL ROOM PARKING 119' - 0" OVERALL BUILDING TELE/DATA 4/24/28 5:34:52 PM LEVEL B1 - PARKING FLOOR PLAN LEVEL B1 - BASEMENT FLOOR PLAN FT P2. 04/23/

22 P6. OVERALL BUILDING 172' - 6" P5.04/ PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: 1BR: 8 UNITS 2BR: 5 UNITS 3BR: 0 UNIT 1BR: 0 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT PODIUM TERRACE 1BR-B 1BR-A 1BR-B 2BR-A VIEW OF CA STATE CAPITOL BUILDING 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 2BR-C 1BR-A 1BR-A ST UP RESIDENTIAL LOBBY CANOPY ELEV LOBBY 2BR-A P5./ TRASH CORRIDOR ST 02 2BR-B 1BR-A 1BR-A 1BR-A 2BR-B 118' - 0" OVERALL BUILDING P5.03/ 4' - 0" 4/24/28 5:34:52 PM P5.02/ LEVEL 02 - FLOOR PLAN LEVEL 02 - FLOOR PLAN FT P /23/

23 P6. OVERALL BUILDING P5.04/ PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: 1BR: 8 UNITS 2BR: 5 UNITS 3BR: 0 UNIT 1BR: 0 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT PODIUM GARDEN BELOW 1BR-B 1BR-A 1BR-B 2BR-A VIEW OF CA STATE CAPITOL BUILDING 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 2BR-C 1BR-A 1BR-A ST DN UP ELEV LOBBY 2BR-A OVERALL BUILDING P5./ ST 02 P5.03/ 2BR-B 1BR-A 1BR-A 1BR-A 2BR-B 4/24/28 5:34:53 PM P5.02/ LEVELS FLOOR PLAN LEVELS TYPICAL FLOOR PLAN FT P /23/

24 P6. OVERALL BUILDING P5.04/ PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: 1BR: 8 UNITS 2BR: 5 UNITS 3BR: 0 UNIT 1BR: 0 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT ROOF GARDEN VIEW OF CA STATE CAPITOL BUILDING 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 2BR-C TRASH 2BR-A M STORAGE W ST UP ELEV LOBBY 3BR-A OVERALL BUILDING P5./ ST 02 CORRIDOR P5.03/ 2BR-B 2BR-A 2BR-A 2BR-B 4' - 0" 4/24/28 5:34:53 PM P5.02/ LEVEL 08 - FLOOR PLAN LEVEL 08 - FLOOR PLAN FT P /23/

25 OVERALL BUILDING P6. P5.04/ PROPERTY LINE UNIT COUNT LEVEL 02-07: LEVEL 08: LEVEL 09: 1BR: 8 UNITS 2BR: 5 UNITS 3BR: 0 UNIT 1BR: 0 UNITS 2BR: 6 UNITS 3BR: 1 UNIT 1BR: 2 UNITS 2BR: 5 UNITS 3BR: 1 UNIT ROOF GARDEN BELOW VIEW OF CA STATE CAPITOL BUILDING CANOPY ABOVE 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden TOTALS 1BR=50 UNITS 2BR=41 UNITS 3BR=2 UNITS 93 UNITS TOTAL 2BR-C 1BR 1BR ST DN UP 3BR-A ELEV LOBBY P5./ ST 02 TRASH CORRIDOR 76' - 0" OVERALL BUILDING P5.03/ 2BR-B 2BR-A 2BR-A 2BR-B 2' - 0" 4/24/28 5:34:54 PM P5.02/ LEVEL 09 - FLOOR PLAN LEVEL 09 - FLOOR PLAN FT P /23/

26 P6. 160' - 0" OVERALL BUILDING P5.04/ PROPERTY LINE 1BR 2BR 3BR Amenity Lobby Retail Parking BOH Outdoor Garden ST DN BOILER PENTHOUSE P5./ HEAT PUMPS ELEV CONTROL ROOM 76' - 0" OVERALL BUILDING P5.03/ 4/24/28 5:34:54 PM P5.02/ LEVEL 10 - ROOF PLAN LEVEL 10 - ROOF PLAN FT P /23/

27 23' - 4 1/2" KITCHEN W/D P BATHROOM DINING 35' - 7" CLOSET BEDROOM LIVING BALCONY 4/24/28 5:20:40 PM P2.50 1BR-A UNIT PLAN /23/

28 19' - 1" 8' - 0" 12' - 2 1/2" CLOSET BATHROOM BEDROOM 38' - 6 1/2" P W/D KITCHEN 18' - 4 1/2" LIVING DINING 4/24/28 5:20:40 PM P2.51 1BR-B UNIT PLAN /23/

29 35' - 2" 6' - 6 1/2" W/D KITCHEN BATHROOM 9' - 7 1/2" BATHROOM 5' - 4" CLOSET DINING CLOSET 34' - 10" BEDROOM LIVING BEDROOM 13' - 4" 10' - 4" 13' - 4 1/2" 10' - 6 1/2" 4/24/28 5:20:40 PM P2.60 2BR-A UNIT PLAN /23/

30 44' - 4" 15' - 1 1/2" CLOSET 18' - 3" BATHROOM KITCHEN BEDROOM CLOSET LIVING W/D 13' - 10" BATHROOM BEDROOM 4/24/28 5:20:41 PM 11' - 3 1/2" 11' - 2 1/2" 20' - 11" P2.61 2BR-B UNIT PLAN /23/

31 37' - 1" DINING 18' - 3 1/2" 20' - 11" CLOSET LIVING KITCHEN W/D BATHROOM BEDROOM 37' - 1" MASTER BEDROOM MASTER BATH 4/24/28 5:20:42 PM 15' - 0 1/2" 11' - 9" 10' - 3 1/2" P2.62 2BR-C UNIT PLAN /23/

32 47' - 6" 10' - 3" MASTER BATH KITCHEN W/D BATHROOM BATHROOM 11' - 8" CLOSET DINING CLOSET 36' - 1" LIVING MASTER BEDROOM BEDROOM 11' - 5" BEDROOM BALCONY 11' - 0" 14' - 2" 10' - 5" 10' /2" 4/24/28 5:20:42 PM P2.70 3BR-A UNIT PLAN /23/

33 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 100' - 0" LEVEL B1 88' - 0" GLASS / ALUMINUM OVERHEAD DOOR 3/28/28 4:58:28 PM SOUTH EXTERIOR ELEVATION SOUTH EXTERIOR ELEVATION FT P5. 04/23/

34 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 100' - 0" LEVEL B1 88' - 0" GLASS GUARDRAIL & JULIETTE BALCONY 06 WOOD / ALUMINUM CANOPY 07 TRANSLUCENT GLASS COMPOSITE WOOD PANEL 3/28/28 4:58:30 PM EAST EXTERIOR ELEVATION EAST EXTERIOR ELEVATION FT P /23/

35 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 100' - 0" LEVEL B1 88' - 0" COMPOSITE WOOD PANEL 3/28/28 4:58:32 PM NORTH EXTERIOR ELEVATION NORTH EXTERIOR ELEVATION FT P /23/

36 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 100' - 0" LEVEL B1 88' - 0" WOOD / ALUMINUM CANOPY 3/28/28 4:58:34 PM WEST EXTERIOR ELEVATION WEST EXTERIOR ELEVATION FT P /23/

37 04/23/28

38 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 LEVEL 100' - 0" MEP PARKING 12' - 0" LEVEL B1 88' - 0" 3/28/28 4:58:39 PM BUILDING SECTION BUILDING SECTION FT P6. 04/23/

39 4/4/28 3:53:51 PM STREET-LEVEL PERSPECTIVE P /23/

40 4/27/28 3:11:48 PM P0.04 PROJECT TABULATIONS 04/23/

41 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 896 SF SF SF SF SF GROSS BUILDING AREA - LEVEL COMMON AREA CORRIDOR 907 SF COMMON AREA CORRIDOR 229 SF UNIT GROSS AREA 1,382 SF UNIT GROSS AREA 1,464 SF UNIT GROSS AREA 878 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 747 SF UNIT GROSS AREA 743 SF UNIT GROSS AREA 1,319 SF UNIT GROSS AREA 1,326 SF UNIT GROSS AREA 1,332 SF UNIT GROSS AREA 861 SF UNIT GROSS AREA 853 SF COMMON AREA SUPPORT 52 SF MAJOR VERTICAL PENETRATION 353 SF MAJOR VERTICAL PENETRATION 491 SF UNIT GROSS AREA 853 SF MEP 181 SF 15,702 SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF B SF LEVEL - AREA TABULATION PLAN 02 B SF GROSS BUILDING AREA - LEVEL - COMMON AREA 1,176 SF -02 COMMON AREA 1,344 SF -03 COMMON AREA 351 SF -04 COMMON AREA 228 SF -05 RETAIL 1,454 SF -06 STORAGE 1,000 SF -07 COMMON AREA SUPPORT 222 SF -08 COMMON AREA CORRIDOR 409 SF -09 MAJOR VERTICAL PENETRATION 491 SF -11 STRUCTURED PARKING 6,840 SF -16 COMMON AREA SUPPORT 2,5 SF -17 MEP 120 SF -18 COMMON AREA SUPPORT 166 SF -19 COMMON AREA SUPPORT 896 SF COMMON AREA SUPPORT 483 SF COMMON AREA CORRIDOR 224 SF MAJOR VERTICAL PENETRATION 363 SF MEP 327 SF 18,108 SF 4/24/28 5:20:36 PM SF SF SF SF SF SF SF SF SF LEVEL 02 - AREA TABULATION PLAN SF B SF B SF B SF LEVEL B1 - AREA TABULATION PLAN B SF GROSS BUILDING AREA - LEVEL B COMMON AREA SUPPORT 279 SF B1- STRUCTURED PARKING 16,252 SF B1-02 COMMON AREA SUPPORT 932 SF B1-03 COMMON AREA CORRIDOR 410 SF B1-04 MAJOR VERTICAL PENETRATION 490 SF B1-05 MAJOR VERTICAL PENETRATION 376 SF B1-07 COMMON AREA SUPPORT 182 SF 18,921 SF PROJECT TABULATION PLANS FT P /23/

42 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 SF GROSS BUILDING AREA - LEVEL 08 NUMBER NAME AREA MEP 181 SF 08- COMMON AREA CORRIDOR 949 SF COMMON AREA CORRIDOR 229 SF UNIT GROSS AREA 1,378 SF UNIT GROSS AREA 1,430 SF UNIT GROSS AREA 1,338 SF UNIT GROSS AREA 1,763 SF UNIT GROSS AREA 1,182 SF UNIT GROSS AREA 1,285 SF UNIT GROSS AREA 1,284 SF COMMON AREA SUPPORT 57 SF MAJOR VERTICAL PENETRATION 357 SF MAJOR VERTICAL PENETRATION 505 SF COMMON AREA 236 SF 12,173 SF LEVEL 08 - AREA TABULATION PLAN SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF GROSS BUILDING AREA - LEVELS NUMBER NAME AREA MEP 181 SF 05- COMMON AREA CORRIDOR 909 SF COMMON AREA CORRIDOR 229 SF UNIT GROSS AREA 1,376 SF UNIT GROSS AREA 1,458 SF UNIT GROSS AREA 878 SF UNIT GROSS AREA 865 SF UNIT GROSS AREA 866 SF UNIT GROSS AREA 750 SF UNIT GROSS AREA 751 SF UNIT GROSS AREA 1,319 SF UNIT GROSS AREA 1,339 SF UNIT GROSS AREA 1,320 SF UNIT GROSS AREA 861 SF UNIT GROSS AREA 854 SF COMMON AREA SUPPORT 52 SF MAJOR VERTICAL PENETRATION 361 SF MAJOR VERTICAL PENETRATION 490 SF UNIT GROSS AREA 852 SF 15,710 SF 4/24/28 5:20:36 PM LEVELS AREA TABULATION PLAN PROJECT TABULATION PLANS FT P /23/

43 TABULATION PLAN GENERAL NOTES / COLOR LEGEND 1. STANDARD METHODS OF AREA MEASUREMENT ARE PER ANSI/BOMA Z : MULTI-UNIT RESIDENTIAL BUILDINGS STANDARDS SF 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 SF GROSS BUILDING AREA - LEVEL 10 NUMBER NAME AREA COMMON AREA CORRIDOR 197 SF COMMON AREA SUPPORT 435 SF 10- COMMON AREA SUPPORT 1,228 SF MAJOR VERTICAL PENETRATION 511 SF 2,371 SF LEVEL 10 - AREA TABULATION PLAN SF SF 880 SF 1456 SF SF SF SF SF SF SF SF SF SF SF SF SF GROSS BUILDING AREA - LEVEL 09 NUMBER NAME AREA MEP 181 SF 09- COMMON AREA CORRIDOR 786 SF COMMON AREA CORRIDOR 229 SF UNIT GROSS AREA 1,456 SF UNIT GROSS AREA 880 SF UNIT GROSS AREA 1,744 SF UNIT GROSS AREA 1,183 SF UNIT GROSS AREA 1,284 SF UNIT GROSS AREA 1,284 SF UNIT GROSS AREA 1,377 SF COMMON AREA SUPPORT 54 SF MAJOR VERTICAL PENETRATION 361 SF MAJOR VERTICAL PENETRATION 505 SF UNIT GROSS AREA 883 SF 12,206 SF 4/24/28 5:20:36 PM LEVEL 09 - AREA TABULATION PLAN PROJECT TABULATION PLANS FT P /23/

44 Attachment 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 100' - 0" LEVEL B1 88' - 0" GLASS GUARDRAIL & JULIETTE BALCONY 06 WOOD / ALUMINUM CANOPY 07 TRANSLUCENT GLASS COMPOSITE WOOD PANEL 3/28/28 4:58:30 PM EAST EXTERIOR ELEVATION EAST EXTERIOR ELEVATION FT P /28/

45 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 100' - 0" LEVEL B1 88' - 0" COMPOSITE WOOD PANEL 3/28/28 4:58:32 PM NORTH EXTERIOR ELEVATION NORTH EXTERIOR ELEVATION FT P /28/

46 RESOLUTION NO May 18, 28 Adopted by the Capitol Area Development Authority RESOLUTION CONCEPTUALLY APPROVING THE DEVELOPMENT PROPOSAL FOR CADA SITE 21 (SW CORNER OF 14 th AND N STREETS) WHEREAS, CADA issued a Request for Proposals (RFP) on December 5, 26, soliciting development proposals for CADA s Residential Site 21; and WHEREAS, on April 21, 27, the Board selected Cresleigh Homes as developer of Site 21 and directed the Executive Director to enter into an Exclusive Negotiating Agreement (ENA) with Cresleigh Homes; and WHEREAS, on October 27, 27 in accordance with the schedule of performance in the ENA, Cresleigh Homes presented the initial Design Program to the Board; and WHEREAS, on March 20, 28 the City of Sacramento Design Commission made various recommendations regarding the Design Program in its review and comment action. NOW THEREFORE BE IT RESOLVED, by the Capitol Area Development Authority that the Board of Directors hereby conceptually approves the design and building program for Site 21 as proposed by Cresleigh Homes. ATTEST: Ann Bailey, Chair Rachel Mercurio Secretary to the Board of Directors