Sacramento, CA 95811 Help Line: 916-264-5011 CityofSacramento.org/cdd
DIRECTOR REPORT
STAFF RECOMMENDATION
Staff recommends the Zoning Administrator approve, with conditions, a Tentative Map, and the Preservation Director approve, with conditions, Preservation Site Plan and Design Review
of the tentative map with deviations for lot depth and lot coverage, demolition of a detached accessory structure, and construction of duplex and two accessory dwelling units, for the project known as Z20-094. Draft Conditions of Approval and Findings of Fact for the project
are included below.
REQUESTED ENTITLEMENTS
1. Tentative Map to subdivide a ±0.18-acre parcel into one ±0.08-acre lot and one ±0.10-acre lot within the Multi-Unit Dwelling (R-3A-SPD) zone, Central City Special Planning District (SPD), and the Old Washington School Historic District.
2. Preservation Site Plan & Design Review of the Tentative Map with deviations for lot depth and lot coverage, demolition of a detached accessory structure, and construction of a duplex and two accessory dwelling units within the Multi-Unit Dwelling (R-3A-SPD) zone, Central City Special Planning District (SPD), and the Old Washington School Historic District.
PROJECT INFORMATION
Location: 11317 D Street Parcel Number: 002-0084-008-0000 Council District: 4
Applicant / Property Owner: Bryan Buchert 1007 D Street
Sacramento, CA 95814
Project Planner: Sean de Courcy, Associate Planner, (916) 808-2796 Land Use Information
General Plan: Traditional Neighborhood Medium Density (TNMD) Community Plan Area: Central City
Specific Plan: Central City
Zoning: Multi-Unit Dwelling (R-3A-SPD) Special Planning District: Central City
Planned Unit Development: n/a
Design Review Area: Central City Parking District: Traditional Existing Land Use of Site: Residential
Surrounding Land Use and Zoning
North: R-3A-SPD Residential
South: R-3A-SPD Residential
East: R-3A-SPD Residential
West: R-3A-SPD Residential
Site Characteristics
Existing Property Area: 8,084 square feet / 0.18 acres Topography: Flat
Street Improvements: Existing Utilities: Existing
Existing Building: 2,545 square-foot duplex (historic landmark) Other Information
Concurrent Files: IR20-273 Previous Files: PB18-008
ATTACHMENTS
Attachment 1: Project Plans
Table 1: R-3A-SPD Development Standards
Required Lot 1 Lot 2
Proposed Deviation Proposed Deviation
Lot Size (sq. ft.) 1,600 4,319 No 3,764 No
Lot Width (ft.) 20 50.2 No 50.2 No
Lot Depth Range (ft.) 80 – 160 85.9 No 74.9 Yes
Front Setback (ft.) 3 Existing n/a 4 No
Rear-Yard Setback (ft.) 15 15 No 15 No
Interior Side-Yard Setback (ft.) 3 Existing n/a 4.1 / 6.0 No
Height (ft.) 35 Existing n/a 25.4 No
Lot Coverage (%) 60 33% No 64.3 Yes
Density (du/ac) 36 (max) 22
Parking none none (existing) 2
PROPOSED PROJECT AND ANALYSIS
Background
The proposed project involves developing a 50’x160’ parcel within the interior of the block bounded by 13th Street, 14th Street, D Street, and Chinatown Alley within the Central City. The
parcel at 1317 D Street is located within the Multi-Dwelling Unit (R-3A-SPD) zone and the Central City Special Planning District. There are two existing buildings on the parcel: a detached accessory structure located in the center of parcel, and a duplex, which is identified as a
landmark/contributing resource to the Old Washington School Historic District, which faces D Street. The landmark building was constructed in 1900 according to the Sacramento County Assessor.
Project Details
The applicant is proposing to demolish the detached accessory structure and subdivide the existing lot into two lots (proposed Parcel One and Two). The existing landmark building would be retained on Proposed Parcel One. Proposed Parcel Two would be developed with a new duplex building that would include two ±1,124 square-foot dwelling units, two attached ±577 square foot accessory dwelling units (ADUs), and two attached ±353-366 square foot garages.
The subdivision of the project site requires review of a Tentative Map at a public hearing with the Zoning Administrator and Site Plan and Design Review (SPDR) with the Preservation Director. Demolition of structures on a property with a landmark, the construction of new structures within a historic district, and deviations from development standards also requires SPDR at a public hearing with the Preservation Director.
The ADUs are being reviewed under a separate ministerial application, File No. IR20-273.
Site Plan
The applicant is proposing to subdivide the existing lot into two lots as shown on the attached tentative map. Proposed Parcel One would be the southern lot on D Street and proposed Parcel Two would front Chinatown Alley to the north. Both lots would front a public street for the
purposes of the Subdivision Map Act. Table 1 outlines the development standards of the R-3A zone and demonstrates compliance with those standards, with the exemption of the requested deviations, which are discussed in more detail below.
The proposed lot configuration and the design of the project are consistent with the General Plan, the Central City Specific Plan, Sacramento City Code (SCC) Title 17, and the Historic District Plan. While the project does propose to deviate from the lot coverage and lot width standard established by Title 17, the deviation is justified (see discussion below) by the design of the new building and meets the purpose and intent of the provision and is therefore
consistent. The flat site is suitable for this type of infill development in that the new lot would be served by a public alley with all necessary utility infrastructure. No substantial environmental damage or serious public health problems would occur since this site is in an urban area surrounded by similar development. Finally, the subdivision does not conflict with any public easements. Therefore, the proposed subdivision is consistent with the requirements of SCC section 17.828.090.
As described above, the proposed tentative map and the design of the project are consistent with the General Plan, the Central City Specific Plan, the Historic District Plan, and Title 17 of the City Code. The project is located in the combined sewer system and any discharge in excess of the retention features shown on the project plans, would be discharged into that system and treated at the city water treatment plant prior to discharge. The design of the buildings incorporates overhang and covered patio which maximize natural heating and cooling
opportunities. The new duplex will add two new units, along with two new ADUs for a potential net of four additional units to the region’s housing supply, which can be accommodated by the public service needs of future residents, and available fiscal and environmental resources in the city.
Deviation
Proposed Parcel Two would not conform to the lot dimension standards of the R-3A zone. The R-3A zone requires a minimum lot depth of 80 feet. Proposed Parcel Two would have a lot depth of 73 feet, resulting in the deviation shown in the Table 1. Proposed Parcel Two would not conform to the lot coverage. The R-3A zone establishes a maximum lot coverage of 60% and Proposed Parcel Two would have a lot coverage of 64.3%.
The purpose of the lot depth minimum of 80-feet in the R-3A zone is to ensure lots of adequate size for high-quality, multi-unit dwellings that are consistent with the density range established by the General Plan. In this case the proposed project meets the purpose and intent of the lot depth standard because the new duplex with two attached accessory dwelling units provides a total of four high-quality units within a dense urban neighborhood. Therefore, even with the deviation for lot depth, the proposed project would meet the purpose and intent of the standard.
The purpose of the lot coverage deviation is to ensure building occupants have access to private outdoor space with views of the sky. In this case, while the new development may technically exceed the maximum lot coverage percentage by 4.3 percentage points, the building provides the primary units with balconies facing north that will be useable, even during the hot summer months, and the accessory dwelling units with covered patios. In addition, all four units are provided with a 10’ x 50’ rear yard that can be shared by all building occupants with
unobstructed views of the southern sky. Therefore, despite the deviation to exceed the lot coverage standard, the project meets the purpose and intent of the lot coverage requirement in the R-3A zone.
Building Design
The new buildings have a modern design, with materials and features that complement the high quality of materials found in the Old Washington School Historic District (Figure 1). The design of the duplex is architecturally tied to the contributing resource through the horizontal orientation of balconies, wood siding, and the flat roof, but with a high-quality modern design accented by metal and masonry.
The Historic District Plan (HDP) for the Old Washington School Historic District includes a design principle that requires projects to preserve and maintain the existing historic character of the Old Washington School Historic District, while encouraging compatible new development that enhances this character and improves the historic district’s connection to surrounding neighborhoods. The block that surrounds the development consist primarily of two- and three-story historic buildings. While to the north of the proposed project, a large modern townhome development is currently being constructed. The design of the new duplex would bridge this design context by incorporating horizontal siding, wood, metal, and masonry accents, and usable porches and patios, within a modern design. The low profile (two-story) massing is consistent with the historic design setting in which the project is proposed and the building is supportive of the landmark building facing D Street.
After review of the neighborhood’s historic context, and historic Sanborn Maps, staff has determined the proposed project’s features and characteristics, including proportions, massing, design, and height are compatible with the surrounding urban neighborhood and the Old Washington School Historic District’s character defining features. For these reasons, staff determined the project is consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties (Standards) and the HDP for the Old Washington School Historic District (which is based on the Standards) as these standards relate to infill development in historic settings.
Parking
The proposed project meets all onsite parking requirements. The site is located within the Traditional parking district, which requires a minimum of one onsite parking space per dwelling unit for duplex dwellings. However, for lots equal to or less than 3,200 square feet within the Central City, there is no minimum parking requirement. An ADU does not require any onsite parking. The project does not propose to add any additional onsite parking to Proposed Parcel One but would continue to have space sufficient for two spaces along its D Street frontage which is over 50-feet wide. The new duplex on Proposed Parcel Two would add two additional onsite parking spaces within private garages. This exceeds the parking requirement since no parking is required on lots of this size. No bicycle parking is required for duplex dwellings.
AGENCY COMMENTS
The proposed project has been reviewed by the City’s Public Works Department (Public Works), the Utilities Department (DOU), the Youth, Parks, & Community Enrichment Department
(Parks), and the Fire Department (Fire), as well as the Building Division (Building) of the Community Development Department (CDD). Additionally, the Sacramento Municipal Utility
District (SMUD), the Sacramento Area Regional Sanitation District (SRCSD), and the
Sacramento Area Sewer District (SASD) have reviewed the project. The comments that have been received pertaining to the project have been included as conditions of approval.
SUBDIVISION REVIEW COMMITTEE
The proposed map was heard at the Subdivision Review Committee on January 20, 2021. During the meeting, the proposed conditions of approval specific to the map were accepted by the applicant and forwarded by the Committee with a recommendation of approval with
conditions. The conditions are listed below.
PUBLIC / NEIGHBORHOOD OUTREACH AND COMMENTS
This project was routed to the Alkali Mansion Flat Neighborhood Association, Boulevard Park Neighborhood Association, and to Preservation Sacramento. On November 11, 2020, an early notice of the project was mailed to the neighborhood groups in the area and all property owners and residents within 500-feet of the project site. Two comments were emailed in response to the early notice of the project. These comments cited issues related to the design of the project as it related to the historic district and surrounding design context. The commenters took issue with the materials and features proposed on the new building. These comments were combined with planning and preservation staff design review comments and forwarded to the applicant. This feedback resulted in a significant re-design of the proposed project, with particular attention paid to the materials and color choices, as well as revising some of the elements, such as canopies and doors. The site plan and tentative map were also modified slightly. The revised plans were provided to the members of the public that commented on the project on January 27, 2021.
Staff also received a general inquiry from the Boulevard Park Neighborhood Association noting some inconsistencies with the planning application and the site plan for the project. Staff has addressed these with the applicant and received a revised application and a revised site plan to resolve these inconsistencies. These revised documents were provided to the Boulevard Park Neighborhood Association for their review. At the time of the writing of this staff report, no additional comments have been received by staff.
On January 30, 2021, the site was posted for the hearing scheduled for February 11, 2021, and all property owners and residents within 500 feet of the subject site, as well as the neighborhood associations noted above, were mailed a public hearing notification.
ENVIRONMENTAL CONSIDERATIONS
Environmental Planning Services of the Community Development Department has reviewed this project and determined that it is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15332, Infill Development Projects (Categorical Exemption – Class 32).
FLOOD HAZARD ZONE
State Law (SB 5) and Planning and Development Code chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA’s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood
management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer’s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016 and the SAFCA 2020 Adequate Progress Annual Report accepted by City Council Resolution No. 2020-0326 on October 13, 2020.
CONCLUSION AND RECOMMENDATION
The project conforms to the City’s 2035 General Plan and SCC Title 17. The design of the proposed new duplex is compatible with the design character of the Old Washington School Historic District and it conforms to the Historic District Plan and the Central City Design
Guidelines. Each lot has public street or public alley access. The project conforms to the parking requirements. The proposed project conforms to applicable development requirements of SCC Title 17, except for deviations for lot depth and lot coverage; however, even with the proposed deviation the project complies with the purpose and intent of the zoning standard.
For these reasons staff recommends the Zoning Administrator approve the Tentative Map, and the Preservation Director approve Preservation SPDR with the conditions of approval listed below.
CONDITIONS OF APPROVAL
Tentative Map
NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map approved for this project (Z20-094). The design of any improvement not covered by these conditions shall be to City standard.
The applicant shall satisfy each of the following conditions prior to filing the Parcel Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works.
The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to Zoning Administration approval. The improvements required of a Tentative Map can be costly and are completely
dependent upon the condition of the existing improvements. Careful evaluation of the potential cost of the improvements required by the City will enable the applicant to ask questions of the City prior to project approval and will result in a smoother plan check process after project approval:
General
1. Pay off existing assessments or file the necessary segregation requests and fees to segregate existing assessments.
2. Show all continuing and proposed/required easements on the Parcel Map.
Public Works
3. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 of the City Code. All improvements shall be designed and
constructed to the satisfaction of the Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements
required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include the repair or
replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works.
4. The applicant shall construct the portion of the alley adjacent to the subject property (from the subject property’s westerly property line to the subject property’s easterly property line) per City standards to the satisfaction of the Department of Public Works.
5. With the proposed development along the alley, the applicant shall install alley name signs at both alley entrances when required by either the Building, Police and/or Fire Departments. In the event the alley name signs are required, the applicant shall
coordinate with the Department of Public Works on the location of the alley name signs at alley entrances. The installation of the alley name signs shall be to the satisfaction of the Department of Public Works.
6. The design and placement of walls, fences, signs and Landscaping 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. The area of exclusion shall be determined by the Department of Public Works.
Planning
Proposed Parcel 2 shall be fully demolished.
SMUD
8. SMUD has existing overhead 21kV facilities along Chinatown Alley 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.
9. 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.
10. 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.
11. 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.
12. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
13. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.
14. The Applicant shall dedicate the North 5-feet of Parcel 2 and the East 5-feet of Parcel 2 as a public utility easement for overhead and underground facilities and
appurtenances (dry utilites only).
SASD
NONE
SRCSD
NONE
DOU
15. The applicant shall grant and reserve easements, as needed, for water, drainage and sanitary sewer facilities, and for surface storm drainage, at no cost at or before the time
of sale or other conveyance of any parcel or lot. A note stating the following shall be placed on the Parcel Map: “Reciprocal easements for utilities, drainage, water and sanitary sewer facilities, and surface storm drainage shall be granted and reserved, as necessary and at no cost, at or before the time of sale or conveyance of any parcel shown in this map.”
FIRE: King Tunson (916) 808-1358
NONE
Parks: Brianna Moland (916) 808-6188
16. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter 17.512 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC§§17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under17.512.020 and not satisfied by dedication. (See Advisory Note)
Tentative Map Advisory Notes
The following advisory notes are informational in nature and are not a requirement of this Tentative Map:
17. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 meters of the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition.
18. House plans shall comply with City Code Chapter 17.508 Driveways which includes: 17.508.070.D.3 Garages off alleys shall be set back at least 4-feet away from the alley right-of-way.
19. 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.
20. Utility records indicate that the existing water and sanitary sewer services for Parcel 1 will go through Parcel 2 from Chinatown Alley. City maintenance responsibilities of the services are to the point of service within the alley right of way. The property owner is responsible for the maintenance and repair of the services on their property. (Note: The applicant should relocate existing services from under any proposed future building or reconstruct the existing services within a pipe sleeve for protection and ease of future repair and replacement of the services.)
21. Water meters shall be located at the point of service, which is at the inside edge of the right-of- way for public alleys
22. The existing overhead service to 1317 D Street is in conflict with the proposed
structure. The Applicant is responsible for installing all underground facilities associated with the relocation of the service and coordinating relocation with SMUD prior to
construction.
23. 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.).
24. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors).
Information regarding SMUD siting requirements can be found at:
https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction- Services
25. Structural setbacks less than 14-feet shall require the Applicant to conduct a pre- engineering meeting with all utilities to ensure property clearances are maintained.
26. The project site is located within the Central City Impact Fee boundaries and will be subject to the applicable impact fees with future development and/or change of land use of the site, during the building permit process. Contact Public Improvement Finance and Special Districts (916- 808-1440) with any questions on the Central City Impact Fee.
27. Buildings with 3 or more dwelling units are Group R-2 occupancies and are subject to the requirements of the California Building Code (CBC).
28. Exterior walls less than 10’ from property lines shall have a 1 hour fire resistance rating as per CBC Table 602.
29. Openings in exterior walls shall be limited to the percentages allowed by CBC Table 705.8.
30. Ground floor units in buildings with 3 or more dwelling units shall be accessible to persons with disabilities including garages and common use areas within the site as per the applicable requirements of CBC Chapter 11A.
31. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or email
32. 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).
33. As per City Code, the applicant will be responsible to meet his/her obligations regarding:
a. Title 17, 17.512 Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $1,771. This is based on the creation of 1 new duplex at an average land value of $360,000 per acre for the Central City Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment.
b. Title 18, 18.56 Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee for this project is estimated at $4,069. The Park Development Impact Fee due for this project is based on the Central City Incentive Zone Rate of $1.81 per square foot for residential projects, with a minimum rate of $1,354 for units under 750 square feet and a maximum of $3,612 for units over 2,000 square feet. Under Senate Bill 13, Accessory Dwelling Units under 750 square feet are exempt from any impact fees. Note that the Park Development Impact Fee increased on July 1, 2020. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit.
Site Plan and Design Review
Planning and Preservation
34. The new duplex building with attached garages and accessory dwelling units (reviewed under File No. IR20-273) shall be constructed per approved plans and these conditions of approval.
35. Provide exterior smooth cement plaster in the color and location as shown on approved plans.
36. Fiber cement board shall have a smooth finish with color, location, and dimensions as shown on approved plans.
37. Provide new windows with frame size and color to match the approved plans. Submit manufacturer’s literature for new windows to Planning staff for review and approval prior to procurement.
38. Provide doors in the style and location as shown on approved plans. Submit
manufacturer’s literature for new doors (including garage doors) to Planning staff for review and approval prior to procurement.
39. Provide new metal awnings on second floor, south elevation, per approved plans. Submit manufacturer’s literature for new awnings to planning staff for review and
approval prior to procurement.
40. Provide new smooth finish wood screening and metal gate adjacent to trash enclosure per approved plans. Metal gates shall be equipped with panic hardware.
41. Final plans shall show metal gate with panic hardware on east elevation to match the metal gate adjacent to the trash enclosure.
42. Any new HVAC units shall be attic or ground mounted and shall be screened from street view. No roof mounted HVAC units are allowed without review and approval by planning staff.
43. Any changes to the density of the approved project will require additional review and approval by planning staff, including additional entitlements.
44. The project shall have building setbacks and all other dimensions as indicated on the attached approved exhibits.
45. All recycling, greenwaste, and solid waste disposal containers and including dumpsters shall comply with City Code and they shall be placed in a storage location within, adjacent to, or behind a structure, building, fence, landscaping, or other barrier which substantially screens the view of the containers from the street or public right-of-way. (Except when containers are placed for collection service). As shown on approved plans.
46. Prior to final building inspection, applicant shall contact Design Review staff and provide adequate photographs to verify compliance with conditions of approval.
47. The applicant shall obtain all necessary building permits prior to commencing building construction. No permits shall be issued within the seven-day reconsideration period.
48. All other notes and drawings on the final plans as submitted by the applicant are deemed conditions of approval. Any work that differs from the final set of plans
approved by the Planning staff shall be subject to review and approval prior to issuance of a building permit or work undertaken.
49. Any modification to the project shall be subject to the review and approval of planning staff (and may require additional entitlements).
50. This approval shall expire in three (3) years from the approval date.
Building Division
51. Buildings with three or more dwelling units are Group R-2 occupancies and are subject to the requirements of the California Building Code (CBC).
rating as per CBC Table 602.
53. Openings in exterior walls shall be limited to the percentages allowed by CBC Table 705.8.
54. Ground floor units in buildings with three or more dwelling units shall be accessible to persons with disabilities including garages and common use areas within the site as per the applicable requirements of CBC Chapter 11A.
Fire
55. Per the most recently adopted California Residential Code, all new residential
construction including one- and two-family dwellings and townhouses shall be provided with an approved NFPA 13 D sprinkler system.
Parks
56. Pursuant to Sacramento City Code (SCC) chapter 17.512 (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC sections 17.512.030 and 17.512.040 equal to the value of land prescribed for dedication under section 17.512.020 and not satisfied by dedication.
Police
57. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
58. 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.
59. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
Regional San
60. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Permit Services Unit at (916) 876-6100 or email
SMUD
61. Structural setbacks less than 14-feet shall require the Applicant to conduct a pre- engineering meeting with all utilities to ensure property clearances are maintained.
62. The Applicant shall not place any building foundations within five-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.).
63. The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at: https://www.smud.org/en/Business-Solutions-and-Rebates/Design-and- Construction-Services
64. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.
65. The existing overhead service to 1317 D Street is in conflict with the proposed
structure. The Applicant is responsible for installing all underground facilities associated with the relocation of the service and coordinating relocation with SMUD prior to
construction.
Urban Forestry
66. The following tree protection measures shall appear on all future onsite and offsite plans:
a. All existing sidewalks and driveways adjacent to City trees shall be retained throughout construction as an additional measure of tree protection for City trees. If required, demolition and replacement shall occur after construction is complete.
b. Six-foot high chain link fencing shall surround the entire right-of-way planter on all sides to serve as tree and soil protection for City trees except for designated access driveways. Access driveways shall have a six-inch layer of wood chips covered by ¾-inch plywood or trench plates to protect the soil from compaction within the dripline of City trees. No other material shall be placed on the ground within the dripline of City trees.
c. Any Regulated Work1 work within the Tree Protection Zone of a City Tree shall be separately permitted prior to the start of construction and supervised by a Qualified Arborist who shall make recommendations to minimize the impact of approved work on the trees. 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.
d. Protection measures shall remain in place throughout the duration of the project, including landscape installation.
e. Excavation, grading or trenching within the TPZ of a City tree shall employ one of the following methods: Hydro-excavation, pneumatic excavation or hand digging.
f. All trees shall be watered regularly throughout the construction process per the project arborist’s recommendations.
g. The contractor 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 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.
Utilities
67. 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 916-808-1400 for a CSS fee estimate.
68. The development of this site must 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/ac. The applicant is advised to contact the City of Sacramento Utilities
Department Development Review Section (916-808-1400) 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.)
69. The onsite water, sewer and storm drain systems shall be private systems maintained by the property owner. (Note: Onsite sewer and drainage facilities shall be separated systems.)
70. 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.
71. The lot shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated.
72. 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.
Site Plan and Design Review Advisory Notes
73. FINANCE DEPARTMENT: The project site is located within the Central City Impact Fee boundaries and will be subject to the applicable impact fees with future development and/or change of land use of the site, during the building permit process. Contact Public
Improvement Finance and Special Districts (916- 808-1440) with any questions on the Central City Impact Fee.
74. PLANNING: This is the first alley development on this block. Alley signage will need to be installed prior to building permit final.
75. REGIONAL SAN: 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).
76. SASD: The subject property is outside the boundaries of SASD but within the Urban Service Boundary and Sacramento Regional County Sanitation District (Regional San) boundaries. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department’s approval will be required for local sewage service.
77. URBAN FORESTRY: The following definitions apply to Urban Forestry conditions of approval:
a. Regulated Work - means any act that could adversely impact the health of a city tree or private protected tree such as pruning branches or roots larger than two inches in diameter, affixing signs, lights, or hardware, grading, clearing, excavating, adding fill soil, trenching, boring, compacting, or paving within the protection zone, placing or storing construction equipment or material, of the application of any harmful substance or planting a city tree.
b. Tree Protection Zone – a full and regular circle around the tree with a radius the length of the longest horizonal branch or as set forth in a tree protection plan.
c. City Tree - means any tree the trunk of which, when measured four and one-half feet above ground, is partially or completely located in a city park, on real property the city owns in fee, or on a public right-of-way, including any street, road, sidewalk, park strip, mow strip, or alley.
d. Qualified Arborist - means a person who is certified as an arborist by the International Society of Arboriculture (ISA) with an active ISA certification number, a person who is a registered consulting arborist with the American Society of Consulting Arborists, or a person who has five or more years of demonstrable professional experience as an arborist and who agrees in writing to perform all work in compliance with ANSI A300 standards.
78. UTILITIES: 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.
79. UTILITIES: Utility records indicate that the existing water and sanitary sewer services for Parcel 1 will go through Parcel 2 from Chinatown Alley. City maintenance
responsibilities of the services are to the point of service within the alley right of way. The property owner is responsible for the maintenance and repair of the services on their property. (Note: The applicant should relocate existing services from under any proposed future building or reconstruct the existing services within a pipe sleeve for protection and ease of future repair and replacement of the services.)
80. UTILITIES: Water meters shall be located at the point of service, which is at the inside edge of the right-of- way for public alleys.
FINDINGS OF FACT
Environmental
1. Based on the determination and recommendation of the City’s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Zoning Administrator and Preservation Director finds that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15332, Infill Projects (Categorical Exemption – Class 32).
Tentative Map
2. The project is consistent with the requirements in SCC section 17.828.090 and Government Code section 66474 with respect to the proposed Tentative Map. The proposed tentative map and the design of the project are consistent with the General Plan, the Central City Specific Plan, SCC Titley 17, and the Historic District Plan. While the project does propose to deviate from the lot coverage and lot width standard established by Title 17, the deviation is justified by the design of the new building and meets the purpose and intent of the provision and is therefore consistent. The flat site is suitable for this type of infill development in that the new lot would be served by a public alley with all necessary utility infrastructure. No substantial environmental damage or serious public health problems would occur since this site is in an urban area surrounded by similar development. The subdivision does not conflict with any public easements. The project is located in the combined sewer system and any discharge in excess of the retention features shown on the project plans, would be discharged into that system and treated at the city water treatment plant prior to discharge. The design of the buildings incorporates overhang and covered patio which maximize natural heating and cooling opportunities. The new duplex will add two new units, along with two new accessory dwelling units for a potential net of four additional units to the region’s housing supply, which can be accommodated by the public service needs of future residents, and available fiscal and environmental resources in the city.
3. None of the conditions described in SCC section 17.828.090 and Government Code section 66474 exist with respect to the proposed subdivision as follows:
a. The proposed map is consistent with the General Plan, all applicable community and specific plans, SCC Title 17, and all other applicable provisions of the City Code;
b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, SCC Title 17, and all other applicable provisions of the City Code as conditioned;
c. The site is physically suitable for the type of development;
d. The site is physically suitable for the proposed density of development;
e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems;
g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision.
4. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, SCC Title 17, and all other applicable provisions of the City Code (Gov. Code §66473.5);
5. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code §66474.6);
6. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code §66473.1); and
7. The Zoning Administrator has considered the effect of the approval of this Tentative Map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code §66412.3).
Site Plan and Design Review
8. The proposed project is consistent with Secretary of the Interior’s Standards, the goals
and policies of SCC Title 17, and the General Plan, including General Plan policy HCR 2.1.11, Compatibility with Historic Context, with appropriate scale, massing, and relationship of the proposed new development to surrounding historic resources, and the purpose and intent of the Central City Neighborhood Design Guidelines and development
standards and would maintain the existing character and quality of the Old Washington School Historic District described in the Historic District Plan for the district.
9. The deviation to reduce the lot depth from 80-feet is approved since the project, even with the deviation, continues to meet the purpose and intent of the lot depth deviation. Specifically, the purpose of the lot depth minimum of 80-feet in the R-3A zone is to ensure lots of adequate size for high-quality multi-dwelling units that are consistent with the density range established by the General Plan. In this case, the proposed project meets the purpose and intent of the lot depth development standard because the new duplex with two attached accessory dwelling units provides a total of four high-quality units to a dense urban neighborhood. Therefore, even with the deviation for lot depth, the proposed project would meet the purpose and intent of the standard.
10. The deviation to exceed the maximum lot coverage in the R-3A zone by 4.3 percentage points since the project event with the deviation continues to meet the purpose and intent of the lot coverage standards. Specifically, the purpose of the lot coverage deviation is to ensure building occupants have access to private outdoor space with views of the sky. In this case, while the new development may technically exceed the maximum lot coverage of 60%, but the building provides the primary units with balconies facing north that will be useable even during the hot summer months, and the accessory dwelling units covered patios with a 15’ x 50’ rear yard that can be shared by all building occupants with unobstructed views of the southern sky. Therefore, despite the deviation from the lot coverage requirement, the project meets the purpose and intent of the lot coverage standard in the R-3A zone.
200-Year Flood Protection
11. The project site is within an area for which the local flood-management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood-protection system that, for the area intended to be protected by the system, will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood-hazard zone, as demonstrated by the SAFCA Urban Level of Flood Protection Plan and Adequate Progress Baseline Report and the SAFCA Adequate Progress Toward an Urban Level of Flood Protection Engineer’s Report, each accepted by the City Council on June 21, 2016 (Resolution No. 2016-0226), and the SAFCA 2020 Adequate Progress Annual Report accepted by the City Council on October 13, 2020 (Resolution No. 2020-0326).
Respectfully Submitted: Sean de Courcy Associate Planner Approved: Karlo Felix Senior Planner
The decision of both the Zoning Administrator and Preservation Director may be appealed to the Planning and Design Commission. An appeal must be filed within 10 days of the hearing. If an appeal is not filed, the action of the Zoning Administrator and Preservation Director is final.
Note 1: The applicant will need to contact the Public Works Department (Jerry Lovato, 916-808-7918) after the appeal period is over to submit for a Final Map.
Note 2: A discretionary permit expires and is thereafter void if the use or development project for which the discretionary permit has been granted is not established within the applicable time period. The applicable time period is either three years from the effective date of approval of the discretionary permit; or the time specified by the decision-maker, if so stated in a condition of approval of the discretionary permit. A use or development project that requires a building permit is established when the building permit is secured for the entire development project and construction is physically commenced.
Azimuth Legend North South 0 45 90 135 180 225 270 315 UP
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Drainage
Drainage
Drainage Drainage D ra in a g e Dra in a g e*
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Drainage
Drainage DrainageREMODELED SINGLE FAMILY DWELLING
REMODELED SINGLE FAMILY DWELLING
PROPOSED ADDITION
COVERED PORCH
PROPOSED ACCESSORY DWELLING
PROPOSED FESCUE GRASS
PROPOSED AGGREGATE
SITE PLAN LEGEND:
CONCRETE P a th o f T ra v e l P a th o f T ra v e l D ra in a g e D ra in a g e D ra in a g e Drain age Dra inage D rain age Dra inag e D ra in a g e D ra in a g e
6'
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20'
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(N) Driveway
Covered Porch
Single Family Dwelling
See
A-Fescue Grass
Aggregate
(N) Entry Path
(E) Sidewalk
(N) Gas line from main
(E) 100 AMP main breaker
see electrical plan.
(E) Compressor Unit
Roof Eave
(E) Gas Meter
(w/shut-off valve)
(N) Electrical Drop
(E) Utility Pole
(N) Driveway / approach per city guidelines
Any damaged frontage improvements shall
be removed and replaced per city standard
details and specifications.
(N) Cleanout Attach to new 4" PVC sewer lateral
(E) Sewer Line
(N) 1.5" water meter and tap
new water line per city specification
(E) Autumn tree
(Remove all)
Proposed Addition
See
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200'-0"
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Existing Residence
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Chinatown Alley
D Street
Garage #1
353 Sq. Ft.
Garage #2
366 Sq. Ft.
ADU #1
577 Sq. Ft.
ADU #2
577 Sq. Ft.
Entrance
Hallway / storage / stair
318 Sq. Ft.
P a th o f T ra v e l(N) Gate
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(N) Property line
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Building footprint - 2,423 Sq. Ft.
Concrete - 1,047 Sq. Ft.
Lot - 3,764 Sq. Ft.
(2,423+1,047)/3,764 = 86.03% Impervious
Overhang Above
235 Sq. Ft.
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(N) Property line
50.25'
Site Plan
General Site Plan Notes:
1. On ground immediately adjacent to the foundation
shall be sloped away from building at a slope of
not less than 6” (5 percent slope) in the first 10
feet measured perpendicular to the face of the
wall. Impervious surfaces within 10 feet of building
shall be sloped a minimum of 2 percent away from
building. R401.3
Front left
Back Left
Back Right
Front Right
0'
1"
10'-0
REVISION TABLE # DATE DESCRIPTIONS
H
E
E
T
:
Plot Date:
As Noted
Owner
Scale
Design:
Drawn:
Checked:
Draftsman
Checker
1/13/2021
A1
New Duplex & Double ADU Development:
- New exterior walls
- New interior walls
- New windows
- New electrical (AFI, Switches, Recessed lighting) (See electrical plan)
- New HVAC
- New ducts
- New cool roof
- New electrical panels (See electrical plan)
- New garage (2 parking spaces)
- New address
- New lot split
This site is located in the R-3A zone, within the Central City SPD.
As proposed the project will require a Design Director Hearing and
additional fee for the following deviations:
- Minimum parcel depth: 80 feet; Proposed West 74.85 feet, East 74.94'
- Maximum lot coverage: 60%; Proposed: 64.37% (2,423/3,764) (Includes
cantilever)
SQ. FT. TABULATIONS
Cover Sheet Site Plan
-Concept Views
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OWNER:
Scobry LLC
Mailing address: 1007 D St
Sacramento, CA 95814
Applicant info: Bryan Buchert
Phone: 949-307-3779
Email: [email protected]
500 Capitol Mall, Suite 2350
Sacramento, CA 95814
www.AEDrafting.com
Dream. Design. Draft.
Address:
-STAMPS / COMMENTS:LEGAL DESCRIPTION:
SATELLITE VIEWVICINITY MAPS:
MAP VIEWA1
Views
A2
Proposed Floor Plan
A3
Elevations
A4
Elevations
A5
Roof Plan
TPM1
Tentative Parcel Map
1317 D Street
Sacramento, CA 95814
1317 D Street
Sacramento, CA 95814
1
1
Scale: 1" = 10'
Omissions:
To the best of our knowledge these plans
are drawn to comply with owner's and/ or
builder's specifications and any changes
made on them after prints are made will be
done at the owner's and / or builder's
expense and responsibility. The contractor
(or owner builder) shall verify all dimensions
and enclosed drawings. Amber Edge
Drafting LLC is not liable for errors prior to
or once construction has begun. While
every effort has been made in the
preparation of this plan to avoid mistakes,
the maker can not guarantee against human
error. The contractor (or owner builder) of
the job must check all dimensions, details,
structural details, structural sizing, grade,
local/state building codes and everything
contained in the plans prior to construction
and be solely responsible thereafter.
Person responsible to sign all plan sheets:
___________________________________
Owner or Contractor
Courtney Striplin
Owner Amber Edge Drafting LLC
BUILDINGS SHALL COMPLY WITH LOCAL AND STATE CODE REGULATIONS PER LOCAL / COUNTY ORDINANCES AS LISTED: 2019 California Building Code (CBC)
2019 California Mechanical Code (CMC) 2019 California Plumbing Code (CPC) 2019 California Electrical Code (CEC)
2019 California Green Building Standards Code (CGBSC) 2019 California Energy Efficiency Standards (CEES) 2019 California Fire Code (CFC)
PROJECT SHALL COMPLY WITH THE 2019 CBC, CRC, CMC, CPC, CEC, CGBSC, CEES, AND 2019 T-24 ENERGY CONSERVATIONS.
BUILDING CODE DATA LEGEND:
1317 D Street
Sacramento, CA 95814
Parcel: 00200840080000
Zoning : R-3A-SPD (Multi Family Residential) Type of construction: VB
Occupancy: R2 Fire Sprinklers: Yes Wild-Urban Interface: No Deferred Submittals (if applicable):
Duct design by installer Manual J Load by installer
Fire sprinklers by installer
