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DIRECTOR REPORT
STAFF RECOMMENDATION
Staff recommends the Zoning Administrator approve with conditions a Conditional Use Permit and recommends the Design Director approve with conditions Site Plan and Design Review for the project known as Z20-091. Draft Findings of Fact and Conditions of Approval for the project are included below.
REQUESTED ENTITLEMENTS
1. Conditional Use Permit to re-establish a non-conforming drive-through restaurant in the Shopping Center (SC-PUD) zone within the Del Verde Planned Unit Development (PUD).
2. Site Plan and Design Review of changes to the exterior of the building. PROJECT INFORMATION
Location: 3291 Truxel Road
Parcel Number: 225-1030-004-0000
Council District: 3 (Councilmember Jeff Harris) Applicant: Dave Smith, DG Smith Enterprises
5435 Madison Avenue, Sacramento, CA 95841
Property Owner: Teghvir Toor, GH Property Holding LLC 3014 Sparrow Drive,
Sacramento, CA 95833
Project Planner: Jose Quintanilla, Assistant Planner, (916) 808-5879
Hearing Date: February 11, 2021
Land Use Information
General Plan Designation: Suburban Center (SCNT) Community Plan Area: South Natomas
Specific Plan: N/A
Zoning: SC-PUD (Shopping Center)
Special Planning District: N/A Planned Unit Development: Del Verde Design Review Area: Citywide Parking District: Suburban Historic District: N/A
Surrounding Zoning and Land Uses
North: SC-PUD; R-2B-PUD Retail; Multi-Unit Residential South: SC-PUD; R-1A-PUD Retail; Single-Unit Residential
East: R-2B-R-PUD Multi-Unit Residential
West: R-2B-PUD Multi-Unit Residential
Site Characteristics
Existing Property Area: 19,602 square feet / 0.45 acres
Topography: Flat
Street Improvements: Existing
Utilities: Existing
Other Information
Previous Files: P86-352
ATTACHMENTS
Attachment 1: Project Plans BACKGROUND
The project site consists of a 0.45-acre parcel located within a larger 9.64-acre shopping center in the Shopping Center (SC) zone within the Del Verde Planned Unit Development (PUD), at the southwest corner of Truxel Road and San Juan Road in South Natomas. The site is located within a quarter mile from the proposed light rail station at San Juan Road and Truxel Road. In the SC zone, drive-through restaurants are prohibited within a quarter mile from a proposed light rail station. There is currently no projected timeline for the development of this station. The provision prohibiting drive-through restaurants within a quarter mile of a proposed light rail station was enacted in December 2018 by Ordinance No. 2018-0055 which amended various sections of Title 17 of the City Code relating to Transit-Oriented Development.
A Special Permit for a drive-through restaurant was approved by the City Planning Commission in 1986 (P86-352). The existing 3,383 square-foot building, constructed in 1987, has been vacant since 2018. Per City Code section 17.232.100.A, if a nonconforming use is discontinued for a continuous period exceeding one year the permit expires for discontinuance of use.
The applicant is requesting a Conditional Use Permit (CUP) to re-establish a non-conforming drive-through restaurant at a vacant building previously used as a drive-drive-through restaurant. The proposed use is considered non-conforming due to its proximity to a proposed light rail station. The building has been vacant continuously from the time the nonconforming use was discontinued.
During this time, the property owner stated that they have engaged in talks with various national and local brands in search of a new tenant for the space. In late 2019, while in talks with a national brand, lease negotiations ended, and the vendor walked away due to conflicts over the proposed design. The overall shopping center is governed by Covenants, Conditions, and Restrictions (CC&Rs) which stipulate that all property owners must agree with any proposed tenants or changes to the exterior of the buildings. Negotiations with local brands were fruitless as offers proposing to purchase the property were rejected as the property owner wishes to retain ownership of the site and other offers were not competitive with the offers made by national retailers. Ultimately, the property owner settled on the current proposal (Taco Bell) as they believe a national tenant would make the shopping center more attractive as a commercial destination. The proposed Taco Bell is not a new location, rather the relocation of a franchise with no drive-through located approximately 0.9 miles south at 1580 W El
Camino Avenue (at Truxel Road).
The property owners have also reached out to non-fast food uses for the site but were unable to secure a tenant as the market would not support such use. Additionally, the property owners prefer to bring in a national drive-through restaurant to help make the center more attractive to other potential tenants to fill vacant storefronts and revitalize the shopping center.
PROPOSED PROJECT AND ANALYSIS
This project proposes the re-establishment of a 3,101-square foot drive-through restaurant at the site of a vacant 3,383 square-foot drive-through restaurant. The proposed project will occupy 3,101 square feet of the existing 3,383 square-foot building and will remove a section of the interior of the restaurant at the south and replace it with sidewalk and landscaping, adding additional pedestrian pathways and an outdoor seating area. No other changes are proposed to the site.
The re-establishment of a prior nonconforming use after the nonconforming use expires for discontinuance of use requires a Zoning Administrator Conditional Use Permit. Per City Code section 17.232.110, the use may be re-established only if the building, structure, or lot used for the prior nonconforming use has been vacant continuously from the time the nonconforming use was discontinued until the time the use is re-established under the conditional use permit. The subject site has been vacant since 2018 when the operations of the drive-through was discontinued.
Reestablishment of this use requires approval of a Conditional Use Permit and the modifications to the exterior of the building requires a Site Plan and Design Review.
Conditional Use Permit
The subject site is located in the Shopping Center (SC-PUD) zone. The approval of a Conditional Use Permit (CUP) is required to re-establish a non-conforming use. The CUP process is designed to evaluate a project’s potential impact on a site and the surrounding area.
The proposed through service facility is subject to the following development standards for drive-through restaurants pursuant to Planning and Development Code Section 17.228.109(B):
1. A minimum stacking distance of 180 feet shall be provided to each pick-up window or automated machine.
2. A drive-through restaurant service facility with a separate ordering point and pick-up window shall provide stacking space for at least four vehicles in advance of each ordering point and stacking space for at least four vehicles between each ordering point and pick-up window. 3. Entrances to drive-through lanes shall be at least 25 feet from driveways entering a public or
private street or alley.
4. A drive-through restaurant service facility shall not be considered as justification for reducing the number of required parking spaces.
5. The minimum width of each drive-through lane is 11 feet. The entrance to the lane and the direction of traffic flow shall be clearly designated by signs and pavement marking or raised curbs.
6. Operation of the drive-through restaurant service facility is restricted to the hours between 7:00 a.m. and 10:00 p.m. when the site is contiguous to residentially zoned or used property, unless the decision-maker approves different hours of operation as a condition of approval of the conditional use permit.
In evaluating the project, staff found the potential impacts generated by the project to be minimal, as it is an existing building with drive-through lanes and functioned as a drive-through restaurant from 1987 until 2018 and the applicant is proposing no changes to the operations of the site. Additionally, the building is located at the interior of the existing shopping center, 70 feet from the right of way, which allows customers’ vehicles to queue along the perimeter of the building without spilling into the right-of-way and without affecting the operations of adjacent businesses.
Planning and Public Works staff have reviewed the proposed project and confirmed the projects compatibility with the above standards. The subject property is not contiguous to residential uses and therefore operation of the drive-through would not be limited to 7:00 a.m. to 10:00 p.m. operating hours. The Zoning Administrator is required to make two additional findings for drive-through facilities in addition to the typical CUP findings.
1. The design and location of the drive-through restaurant service facility will not contribute to increased congestion on public or private streets adjacent to the subject property.
The proposed project has been evaluated by the Traffic Engineering Division of the Department of Public Works to ensure the drive-through will not create any congestion on adjacent public roadways.
2. The design and location of the drive-through restaurant service facility will not impede access to
or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement properties.
The restaurant and its associated features including the drive-through lane and location of ordering point and pick-up window were evaluated as approved in 1986 when the special permit for the drive-through restaurant was approved by the Planning Commission. While the existing facility does not provide a stacking distance of at least four vehicles between the ordering point and pick-up window as required by City Code 17.228.109.B, the site’s design allows for vehicles to queue around the perimeter of the building without impeding on the operations of adjacent businesses and away from the shopping center’s ingress and egress points. Additionally, changes to the exterior of the building will allow for the addition of pedestrian access points at the south of the building, adding additional pedestrian pathways within the shopping center.
Site Plan and Design Review
Site Plan and Design Review is required for the project to ensure compliance with applicable development standards and design guidelines. The project is in the Shopping Center (SC-PUD) zone and within the Del Verde Planned Unit Development. There are no standards applicable to drive-through uses located within the Del Verde PUD. The proposed project complies with all applicable development standards of the SC zone.
Table 2: Applicable Development Standards (Shopping Center (SC) zone / Del Verde PUD)
Standard Required Provided Deviation?
Height 35’ 21’ N
Front Setback 20’ minimum 73’ N
Interior Setback None 25’ N
Rear-Yard Setback None 13’ N
Floor Area Ratio (FAR) SCNT: 0.15-2.0 0.16 N
Pedestrian Access and Outdoor Seating
While the project proposes to reuse the existing building’s footprint, including existing menu boards and drive-through lanes, there are minor changes to the exterior: 1) the removal of a portion of the southern section of the building; and 2) the addition of an outdoor seating area.
The removal of a portion of the building allows for the addition of a pedestrian walkway and new landscaping in its place. This addition creates new points of access not just for the circulation of the restaurant but creates a new accessible path of travel from the parking area to the building’s points of ingress/egress. The addition of the outdoor seating area allows for the activation of the building and the shopping center as a whole.
Access, Circulation, and Parking
The site is located on Truxel Road. The proposed project is consistent with the Neighborhood Commercial Corridor Design Principles in that balanced circulation routes for both pedestrians and vehicles have been provided. Vehicular traffic has access to the drive-through restaurant via various driveways along Truxel Road and shares access with other developments on site via San Juan Road. This project adds an additional pedestrian route with the removal of a portion of the building along the south elevation.
This project does not propose any modification to the parking area or number of parking spaces provided. The project meets the Citywide parking standards in chapter 17.608. The Del Verde PUD does not provide parking standards.
Architectural Analysis
There are no architectural standards or guidelines within the Del Verde PUD that are applicable to this project, therefore, this project must comply with standards listed within the Citywide Commercial Design Guidelines. These guidelines seek to ensure that the design of buildings complement the community setting and character and also contributes to the public realm. These design elements should promote buildings that are visually welcoming from the pedestrian realm, are similar in mass and scale to other commercial buildings in the area and are constructed of high-quality materials.
The design of the project is consistent with the goals and policies of the Citywide Commercial Design Guidelines in that the proposed building design is similar in scale to surrounding commercial uses as it reuses and reduces the existing building’s footprint. Further, the design retains and refreshes the existing wainscotting and window treatments while adding new elements such as siding, and metal canopies, that will allow the use to differentiate itself as a unique destination while remaining consistent with the larger shopping center.
PUBLIC/NEIGHBORHOOD OUTREACH AND COMMENTS
This project was routed to Preservation Sacramento, WALKSacramento, Sacramento Area Bicycle Advocates, Region Builders, Gardenland/Northgate Neighborhood Association, Natomas Community Association, Natomas Chamber of Commerce, South Natomas Improvement Association, and South Natomas United. Staff has not received any correspondence expressing support, concern, or opposition to the project. However, staff from the District 3 Council office informed Planning staff that they received an email from the Gardenland/Northgate Neighborhood Association. This comment expressed concerns to having two Taco Bell locations within one mile of one another, that the community does not have enough healthy food options and adding fast food such as Taco Bell would have a negative impact on the minority populations in the area.
The existing Taco Bell restaurant located at the southeast corner of West El Camino Avenue and Truxel Road does not have a drive-through component and will relocate to the proposed site if this project is approved. The proposed site is located in a shopping center that includes a grocery store and other restaurants, all of which provide a variety of food options.
The applicant has reached out to all neighborhood groups in the area, including the Gardenland/Northgate Neighborhood Association, but has not received any response as of the writing of this report.
All property owners and residents within 500 feet of the subject site, as well as the neighborhood association, were mailed a public hearing notification. The site was posted with project information after submittal and prior to the public hearing. At the time of the writing of this report, staff did not receive any additional comments.
ENVIRONMENTAL DETERMINATION
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 15301, Existing Facilities (Categorical Exemption – Class 1). 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.
Conditions of Approval – Conditional Use Permit Planning
1. Development shall comply with the Site Plan and Design Review conditions of approval. 2. Any modification(s) to drive-through operations shall be reviewed by Planning staff and may
be subject to additional entitlements.
3. Menu board/speaker design and location shall be located per the approved plans. Any modification shall be reviewed by Planning staff and may be subject to additional entitlements. 4. The site shall be properly maintained free of debris and weeds.
5. The operator is responsible for ensuring customers do not amplify sound. Public Address speakers shall be designed and located such that noise shall not unreasonably impact adjacent properties.
6. The following “Good Neighbor” measures shall be implemented by the applicant and any operator:
a. Establish a process for neighbors to communicate directly with the management staff of the restaurant should there be any problems or issues.
b. Provide signage at the building storefront that includes a 24-hour emergency contact person and phone numbers on-site that is located in a clearly identified place and kept up to date.
Public Works
7. The applicant shall enforce drive-thru vehicle queueing to wrap around the west and north side of the building as shown on the site plan to the satisfaction of the Department of Public Works.
8. The applicant shall monitor the operations of the drive-through to ensure that no vehicle will spill back onto the adjacent public right-of-way as a result of this project’s on-site maneuvering to the satisfaction of the Department of Public Works.
9. Garbage pick-up and truck delivery services shall be prohibited within the hours of 7am to 9am and 4pm to 6pm.
10. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.
Police Department
11. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 80 or higher and a light loss factor of .95 or better. When choosing lamps, the applicant shall look for efficiency of 110 lumens per watt or better. All existing exterior fixtures shall be replaced with fixtures that meet this requirement.
12. Light poles, if applicable, shall be no higher than 16’.
13. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.
14. Entry drives, drive aisles, parking and bicycle parking shall be illuminated to a maintained minimum of 1.5 foot candles per square foot of parking area at a 6:1 average to minimum ratio.
15. Exterior walkways, alcoves and passageways shall be illuminated to a maintained minimum of 1/3 foot candles per square foot of surface area at a 6:1 average to minimum ratio.
16. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit.
17. Exterior lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading.
18. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.
Landscaping:
19. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.
20. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs.
Security:
21. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.
22. Business shall be equipped with and maintain a security system with
• An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classification of Burglar and Holdup Alarm), Extent Number 4
• a Video Assessment and Surveillance System (VASS) 23. Holdup alarm system shall be employed near the:
• all points of sale • safe(s)
24. Security system shall be equipped with at least 24 hours of continued operation time in case of power failure.
25. Security system shall be equipped with cellular back-up in case of phone line disruption. 26. A log shall be maintained that shows when the alarm system was armed and disarmed, and
by whom.
27. VASS storage shall be kept off-site or in a secured area accessible only to management. 28. Manager with access to VASS storage shall be able to respond to any activation within one
hour.
29. Cameras shall be day/night capable with a resolution of no less than two (2) megapixels and a minimum frame rate of 12 frames per second.
30. Each driveway entrance and exit and each building entrance and exit and drive-through shall be covered by a camera set at 100 pixels per foot or higher to capture license plates and faces.
31. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for third party viewing.
32. VASS shall be capable of storing no less than 30 days’ worth of activity. 33. VASS shall provide comprehensive coverage of:
• all points of sale • safe(s)
• areas of ingress and egress • parking lot
• trash enclosure
• coverage of all four (4) exterior sides of the building • adjacent public rights of way
• at least one camera shall be positioned to get a front face shot (e.g. height strip camera) • drive thru area to capture license plates and faces
34. The name of the business shall be printed on all receipts.
35. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else. All advertising, signs, and shelving shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code.
36. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures shall be slatted to allow partial visual surveillance of the interior.
37. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
38. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied.
39. Property management shall be responsible for the daily removal of all litter from the site. 40. Applicant shall install a law enforcement “Knox Box” for police access to the business after
hours.
During Construction:
41. 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.
42. The location shall be monitored by security after normal construction hours during all phases of construction.
43. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
SMUD
44. SMUD has existing underground 12kV facilities along Truxel Road that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 128 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.
45. 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.
46. 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.
47. 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. 48. 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.).
49. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD.
50. 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.
51. 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. 52. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that
are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.
SASD
53. Prior to the APPROVAL OF IMPROVEMENT PLANS: SASD requires each building on each lot with a sewage source to have a separate connection to SASD’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel must have a separate connection to a private onsite sewer line or a separate connection to the SASD public sewer line. These improvements must be shown on the plans.
54. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if sewer impact fees are due. Fees are to be paid prior to the issuance of building permits.
Regional Sanitation
55. Developing this property may 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 by email at [email protected]. Advisory Notes:
56. Police: City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.
57. SASD:ONGOING: The existing building is currently connected to public sewer. Any required construction and/or modification to the public sewer system must be to the satisfaction of SASD prior to the approval of improvement plans. SASD Design Standards and Specifications apply to any onsite and offsite public sewer construction.
58. SASD:ONGOING: Construction of a grease trap or a sand oil separator may be required. The applicant must verify with the applicable jurisdiction’s building department.
59. SASD: ONGOING: If the proposed garbage enclosure will contain a drain to the sewer, it must be covered.
time of construction and are required to implement our Basic Construction Emission
Control Practices (BCECP). Please visit our website to find a list of the most common
rules that apply at the construction phase of projects, and a copy of our BCECP.
61. SMAQMD: Due to the health risks posed by public exposure to asbestos, demolition
and/or renovation of existing buildings is subject to Rule 902, to limit asbestos exposure
during these activities. Sac Metro Air District staff is available to review notifications and
answer asbestos related questions, either by emailing [email protected], or calling
916-874-4800.
62. Regional Sanitation: The Sacramento Area Sewer District (SASD) 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 SASD collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SASD will respond via separate correspondence.
Conditions of Approval – Site Plan and Design Review Planning and Design Review
1. Development of this site shall be in compliance with the approved plans. Any modification to the project shall be subject to additional planning review and may require subsequent entitlements prior to the issuance of building permits.
2. This approval is for the development of a 3,101-square-foot drive-through restaurant. 3. The building elevations shall have a consistency of detail and quality as indicated on the
plans. If there are any discrepancies between the exhibits and the conditions, the conditions will take precedence. All notes and drawings on the included plans as submitted by the applicant are deemed conditions of approval. Any work that differs from the final set of plans approved by Planning staff shall be subject to review and approval prior to the issuance of a building permit or work undertaken.
4. The applicant shall obtain all necessary building and encroachment permits prior to commencement of construction.
5. Pedestrian crossings shall utilize alternative paving. Alternative paving may include a change in grade, texture, material, color, or finish of paved areas. Final design to be reviewed by Planning and Design Review staff.
6. Location and number of short- and long-term bicycle parking shall be provided as indicated on the approved plans. This project requires a minimum of 2 long-term and 2 short-term bicycle spaces. Bicycle rack design shall meet the City Bike Rack and Design Placement Standards.
7. All proposed signage is subject to a separate sign permit and shall conform to all applicable Sacramento City Code and Del Verde PUD Guidelines requirements.
8. Mechanical equipment shall be screened from all street views. Final plans indicating size and location of units shall be reviewed and approved by planning staff prior to issuance of
building permits to ensure full compliance of requirement to fully screen all mechanical equipment.
9. Project lighting shall comply with all applicable Sacramento City Code requirements. Fixtures shall be unobtrusive and complementary to the architectural design of the site. Wall pack and shoe box lighting are not permitted. Lighting shall be designed to not produce hazardous and annoying glare to motorists and building occupants, adjacent residents, or the general public. All fixtures should be placed in a manner that avoids glare when observed from the street or other public areas.
10. Trash enclosures shall meet all requirements of Sacramento City Code section 17.616, including, but not limited to, perimeter landscaping, masonry walls, solid metal gate, concrete apron, overhead clearance, and signs.
11. Menu board/speaker design and location shall be located per the approved plans. Any modification shall be reviewed by Planning staff and may be subject to additional entitlements.
12. This project shall provide an outdoor seating area (at a minimum size of 300 square feet) as shown on the approved plans. Outdoor seating area shall be shaded with trees and
structures to protect patrons from the western sun.
13. Provide the following design elements at all elevations as shown on the approved plans: a. Concrete Block Wainscot
b. Wainscot Cap c. Metal Canopy d. Siding e. Metal Door f. Corner Tower g. Reveal Panels
h. Hardie (or equivalent) Trim
i. Hardie (or equivalent) Reveal Panel j. Awnings
Public Works
14. Construct standard public improvements as noted in these conditions pursuant to Title 17 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 17.502.130 of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the
Department of Public Works.
15. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works.
16. Reciprocal access easements are required for shared use of the driveways w/ the adjacent parcel, if not already in place.
17. This project will require the installation of streetlights on all public streets fronting this
property to the satisfaction of Public Works. The number and locations of these lights will be determined when development plans are submitted for review.
18. The site plan shall conform to the parking requirements set forth in City Code 17.608.040 (Development standards for off-street parking facilities, Zoning Ordinance).
19. The design of walls fences and signage near intersections and driveways shall allow
stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works.
Department of Utilities
20. Per City Code Section, 13.04.070, multiple water service to a single lot or parcel may be allowed if approved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be
abandoned to the satisfaction of the DOU. (Note: City records indicate that there is an existing one, two (2)-inch tap, verify that this is the case.)
21. City records indicates that there is an existing 8-inch City water main that runs north to south along the eastern property line. Prior to design the applicant shall field verify the exact location of all City water and show this utility with dimensions from the property line on the construction plans. The DOU Field Services will assist the applicant in field verifying the location of City Utilities. The applicant should call the following for assistance: Customer Service at (916) 808-5454.
22. Per City Code 13.04.230, no permanent structure (including without limitation garages, patios, concrete slabs, tool shed and similar structures) shall be constructed on top of water main or anywhere within the associated utility easement, unless approved by the director upon execution of a hold harmless agreement approved by the city attorney.
23. If there is a deviation to the current drainage flow pattern and/or more than 500 square feet of increased impervious area, then the applicant is required to prepare a project specific drainage study meeting the criteria specified in the current Design and Procedures Manual for review and approval by the DOU. The applicant is advised to contact the City of
Sacramento Utilities Department Development Review Section (916-808-7890) at the early planning stages to address any drainage related requirements. (Note: A maintenance agreement may be required for detention and Low Impact Development (LID) features. 24. The onsite water and storm drainage systems shall be privately maintained by the owner,
business association or other approved entity.
25. Per City Code, the applicant may not develop the project in any way that obstructs, impedes, or interferes with the natural flow of existing off-site drainage that crosses the property. The project shall construct the required public and/or private infrastructure to handle off-site runoff to the satisfaction of the DOU. If private infrastructure is constructed to handle off-site runoff, the applicant shall dedicate the required private easements, and/or, at the discretion
of the DOU, the applicant shall enter into and record an Agreement for Maintenance of Drainage with the City, in a form acceptable to the City Attorney.
26. If the project disturbs more than one acre of land, the project will be required to comply with the State’s “Construction General Permit”. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State’s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits.
27. 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.
28. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of runoff pollution caused by the development of the area. The project is an area not served by an existing regional water quality control facility, however, since the project has less than one-acre of new or modified impervious area, only source control measures will be required. Refer to “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” Chapter 4 for appropriate source control measures.
29. If this project modifies the existing onsite drainage system, then the project will be required to incorporate certified full capture trash control devices, please refer to Appendix H in the “Stormwater Quality Design Manual for the Sacramento Region (July 2018)” for more details. (Note: A maintenance agreement is required for on-site full capture trash control systems. Contact DOU for a list of accepted proprietary devices if considered for full capture trash control. Construction drawings must include all proposed source controls and on-site full capture trash control features and devices selected for the site. Refer to the latest edition of the “Stormwater Quality Design Manual for the Sacramento Region” for appropriate
measures.) Police Department
30. Exterior lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be between 2700K and 4100K with a color rendering index of 80 or higher and a light loss factor of .95 or better. When choosing lamps, the applicant shall look for efficiency of 110 lumens per watt or better. All existing exterior fixtures shall be replaced with fixtures that meet this requirement.
31. Light poles, if applicable, shall be no higher than 16’.
32. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted.
33. Entry drives, drive aisles, parking and bicycle parking shall be illuminated to a maintained minimum of 1.5 foot candles per square foot of parking area at a 6:1 average to minimum ratio.
34. Exterior walkways, alcoves and passageways shall be illuminated to a maintained minimum of 1/3 foot candles per square foot of surface area at a 6:1 average to minimum ratio.
35. Exterior lighting distribution and fixtures shall be approved by the Sacramento Police Department CPTED Sergeant (or designee) prior to issuance of a building permit. 36. Exterior lighting shall be designed in coordination with the landscaping plan to minimize
interference between the light standards and required illumination and the landscape trees and required shading.
37. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties.
Landscaping:
38. All mature landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance, eliminates hiding areas within the landscape, and provides for tenants and users a safer environment.
39. Tree canopies shall not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs.
Security:
40. Fencing, if applicable, shall be of decorative tubular steel, no climb type and a minimum of 6’ in height.
41. Business shall be equipped with and maintain a security system with
• An alarm system with a valid UL Certificate in accordance with ANSI/UL Standard 681-2014 (Standard for Installation and Classification of Burglar and Holdup Alarm), Extent Number 4
• a Video Assessment and Surveillance System (VASS) 42. Holdup alarm system shall be employed near the:
• all points of sale • safe(s)
43. Security system shall be equipped with at least 24 hours of continued operation time in case of power failure.
44. Security system shall be equipped with cellular back-up in case of phone line disruption. 45. A log shall be maintained that shows when the alarm system was armed and disarmed, and
by whom.
46. VASS storage shall be kept off-site or in a secured area accessible only to management. 47. Manager with access to VASS storage shall be able to respond to any activation within one
48. Cameras shall be day/night capable with a resolution of no less than two (2) megapixels and a minimum frame rate of 12 frames per second.
49. Each driveway entrance and exit and each building entrance and exit and drive-through shall be covered by a camera set at 100 pixels per foot or higher to capture license plates and faces.
50. VASS shall be capable of exporting footage to common media in a standard viewing format and shall not require proprietary software for third party viewing.
51. VASS shall be capable of storing no less than 30 days’ worth of activity. 52. VASS shall provide comprehensive coverage of:
• all points of sale • safe(s)
• areas of ingress and egress • parking lot
• trash enclosure
• coverage of all four (4) exterior sides of the building • adjacent public rights of way
• at least one camera shall be positioned to get a front face shot (e.g. height strip camera) • drive thru area to capture license plates and faces
53. The name of the business shall be printed on all receipts.
54. No more than 10 percent of the square footage of windows and clear doors for retail purposes shall be blocked by advertising, signs, shelves or anything else. All advertising, signs, and shelving shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code.
55. All dumpsters shall be kept locked or in locked enclosures. Gating for dumpster enclosures shall be slatted to allow partial visual surveillance of the interior.
56. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin.
57. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the applicant shall be removed or painted over with matching paint within 72 hours of being applied.
58. Property management shall be responsible for the daily removal of all litter from the site. 59. Applicant shall install a law enforcement “Knox Box” for police access to the business after
During Construction:
60. 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.
61. The location shall be monitored by security after normal construction hours during all phases of construction.
62. Adequate security lighting shall be provided to illuminate vulnerable equipment and materials. Lighting shall be white light with full cut off fixtures.
SMUD
63. SMUD has existing underground 12kV facilities along Truxel Road that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 128 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.
64. 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.
65. 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.
66. 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. 67. 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.).
68. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 12.5-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City’s IOD. 69. 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.
70. 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. 71. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles
and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.
SASD
72. Prior to the APPROVAL OF IMPROVEMENT PLANS: SASD requires each building on each lot with a sewage source to have a separate connection to SASD’s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel must have a separate connection to a private onsite sewer line or a separate connection to the SASD public sewer line. These improvements must be shown on the plans.
73. Prior to the ISSUANCE OF A BUILDING PERMIT: The owner must contact Permit Services Unit at [email protected] or by phone at (916) 876-6100 to determine if sewer impact fees are due. Fees are to be paid prior to the issuance of building permits.
Regional Sanitation
74. Developing this property may 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 by email at
[email protected]. Advisories:
75. Utilities: Water meters shall be located at the point of service, which is back of curb for separated sidewalks or just inside the easement boundary.
76. Utilities: The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements.
77. Utilities: The proposed project is located in the Special Flood Hazard Area (SFHA),
designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter 15.104 Floodplain Management Regulations require that any new
construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property.
78. Police: City of Sacramento permits must be obtained for private patrol, alarms, and camera systems.
79. SASD:ONGOING: The existing building is currently connected to public sewer. Any required construction and/or modification to the public sewer system must be to the satisfaction of SASD prior to the approval of improvement plans. SASD Design Standards and
Specifications apply to any onsite and offsite public sewer construction.
80. SASD:ONGOING: Construction of a grease trap or a sand oil separator may be required. The applicant must verify with the applicable jurisdiction’s building department.
81. SASD: ONGOING: If the proposed garbage enclosure will contain a drain to the sewer, it must be covered.
82. SMAQMD: All projects are subject to Sac Metro Air District rules and regulations at the time of construction and are required to implement our Basic Construction Emission
Control Practices (BCECP). Please visit our website to find a list of the most common
rules that apply at the construction phase of projects, and a copy of our BCECP.
83. SMAQMD: Due to the health risks posed by public exposure to asbestos, demolition
and/or renovation of existing buildings is subject to Rule 902, to limit asbestos exposure
during these activities. Sac Metro Air District staff is available to review notifications and
answer asbestos related questions, either by emailing [email protected], or
calling 916-874-4800.
84. Regional Sanitation: The Sacramento Area Sewer District (SASD) 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 SASD collection system to the Sacramento Regional Wastewater Treatment Plant
(SRWTP). SASD will respond via separate correspondence. Findings of Fact – Environmental Determination: Exempt
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 Planning and Design Commission finds that:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
e. The site can be adequately served by all required utilities and public services. Findings of Fact – Conditional Use Permit
1. The proposed use and its operating characteristics are consistent with the general plan. The proposed project is consistent with the General Plan Land Use Designation of Suburban Center and its Goals and Policies because it develops an underutilized parcel within the City limits with a commercial use that will support nearby residential, public, and employment-generating services. Furthermore, the proposed project is consistent with General Plan policy related to suburban centers for low-intensity commercial uses with transparent facades and attractive streetscapes and convenient pedestrian connections. There is no specific plan or transit village plan associated with this project.
2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning districts in which it is located, and of all other provisions of this title and this code. The project as proposed complies with the development standards of Shopping Center (SC) zoning districts and the Del Verde Planned Unit Development. Staff finds that the buildings adequately address setbacks, lot coverage, landscaping, and pedestrian and vehicular connectivity.
3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public and private services and utilities, in that the project will have vehicular ingress/egress from Truxel Road and San Juan Road. The project will manage its stormwater through appropriate grading and paving and will be served by the required public and private utilities needed to ensure proper operation of the use.
4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. The design, building placement, and site improvements will provide a positive contribution to the area by re-activating Truxel Road. Lastly, the project has been conditioned to ensure a long-lasting operation that will function harmoniously with the surrounding uses, including the requirement to keep the site premises free of litter and debris.
5. The design and location of the drive-through restaurant service facility will not contribute to increased congestion on public or private streets adjacent to the subject property in that the proposed project has been evaluated by the Traffic Engineering Division of the Department of Public Works to ensure the drive-throughs will not create any congestion on adjacent public roadways or the operations of other businesses.
6. The design and location of the drive-through restaurant service facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement properties in that the site has been designed to accommodate pedestrians and bicyclists and to ensure that internal circulation is unimpeded, especially during peak service periods.
Findings of Fact – Site Plan and Design Review
1. The proposed use and its operating characteristics are consistent with the general plan. The proposed project is consistent with the General Plan Land Use Designation of Suburban Center and its Goals and Policies because it develops an underutilized parcel within the City limits with a commercial use that will support nearby residential, public, and employment-generating services. Furthermore, the proposed project is consistent with General Plan policy related to suburban centers for low-intensity commercial uses with transparent facades and attractive streetscapes and convenient pedestrian connections. There is no specific plan or transit village plan associated with this project.
2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning districts in which it is located, and of all other provisions of this title and this code. The project as proposed complies with the development standards of Shopping Center (SC) zoning districts and the Del Verde Planned Unit Development. Staff finds that the buildings adequately address setbacks, lot coverage, landscaping, and pedestrian and vehicular connectivity.
3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards in that the proposed project provides onsite and offsite improvements to sufficiently serve the project and its users through appropriate stormwater management, extension of necessary public and private utility infrastructure, and parking and landscaping improvements.
4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that the surrounding neighborhood is a mix of multi- and single-unit residential and commercial uses. The proposed design utilizes materials compatible with Citywide Commercial design guidelines that seek to ensure that the design of buildings complement the community setting and character and also contributes to the public realm. The design of the project is consistent with the goals and policies of the Citywide Commercial Design Guidelines in that the proposed building design is similar in scale to surrounding commercial uses as it reuses and reduces the existing building’s footprint. Further, the design retains and refreshes the existing wainscotting and window treatments while adding new elements such as siding, and metal canopies, that will allow the use to differentiate itself as a unique destination while remaining consistent with the larger shopping center.
5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged. The project meets the 50-percent shade requirement which helps shade the buildings and heat absorbent surfaces such as asphalt, ultimately reducing the urban heat island effect, which translates to reduced energy consumption needed to condition or cool the interior of the building.
6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the project provides local workers and residents with a convenient place to purchase food at a location previously utilized for the same use.
___________________________________ Jose Quintanilla Assistant Planner ___________________________________ Teresa Haenggi Senior Planner
The decision of the Zoning Administrator and Design Director may be appealed to the Planning Commission. An appeal must be filed within 10 days of the Zoning Administrator’s hearing. If an appeal is not filed, the action of the Zoning Administrator and Design Director is final.
Note: The applicant will need to contact the Public Works Department after the appeal period is over to submit for a Final Map. 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.
Jose R Quintanilla (Feb 2, 2021 14:45 PST)
Teresa Haenggi (Feb 3, 2021 14:00 PST)
TRUXEL ROAD
EXISTING SAN
JUAN VILLAGE
COMMERCIAL
NO PARKING PARKING F.H. 156.95' 156.95' 125.00' 125.00' 125.00'A
SITE PLAN
1" = 20'-0" 0 8' 16' 32'N
NORTH REF.E
VICINITY MAP
D
PROJECT INFORMATION
SHEET INDEXDD0.0 SITE PLAN, PROJECT INFORMATION, VICINITY MAP, SHEET INDEX
PROPOSED SOUTH ELEVATION DD4.0
DD4.1
NORTH
B
SITE PLAN KEY NOTES
SITE
PROPOSED NORTH, WEST AND EAST ELEVATIONS
#
SITE INFO: SACRAMENTO COUNTY ADDRESS: 3291 TRUXEL ROAD
ZONE: SC - PUD - SHOPPING CENTER PLANNED UNIT DEVELOPMENT
APN#: 225-1030-004-0000 LOT NUMBER: 4
PROPERTY SIZE - 0,45 AC (19,608 SF)
BUILDING INFO: 3,101 SF (EXTERIOR FACE OF STUD OF HABITABLE SPACE) BUILDING PERCENTAGE (3,101 SF) = 15.8%
LANDSCAPE PERCENTAGE (3,162 SF) = 16.1 % TRASH ENCLOSURE (240 SF) = 1.2%
HARDSCAPE (13,105) = 66.9%
BUILDING EXISTING: 3,383 SF
PARKING INFO: 1 PARKING SPACE PER 500 SF OF BUILDING = 3,101 / 500 = 7
KEY NOTES SYMBOL ON SITE PLAN
1. (E) BUILDING FOOTPRINT.
2. (E) SHOPPING CENTER SIGN TO REMAIN.
3. (E) ADA RAMP.
4. (E) LED LOT LIGHTS.
5. RELOCATE (E) GAS METER.
6. (E) FIRE HYDRANT TO REMAIN.
7. REUSE (E) CENTER TRASH ENCLOSURE BEHIND BUILDING.
8. (N) LANDSCAPE AREA.
9. (E) CONCRETE CURB TO REMAIN.
10. (E) LANDSCAPE.
11. (E) CONCRETE DRIVEWAY CUTS TO REMAIN.
12. (E) TOW AWAY SIGN PER ADA REQT'S.
13. (E) ADA LOADING ZONE STRIPPING PARKING SYMBOLS AND "NO PARKING"
14. (E) ADA PARKING. LESS THAN 2% SLOPE IN ANY DIRECTION. G.C. TO RE-GRADE AND EXTEND CONCRETE SURFACE TO ATTAIN
COMPLIANCE AS NECESSARY.
15. (E) PARKING LOT ASPHALT AREA.
16. RE- PAINT 4" WIDE PARKING STALL LINES, TYP.
17. LEVEL LANDING AT ENTRY/EXITS, TYPICAL PER ADA REQUIREMENTS.
18. (N) TACO BELL MONUMENT SIGN.
19. (N) MENU BOARD.
20. (N) SPEAKER / OCB PEDESTAL.
21. (N) 6" STEEL, CONCRETE FILLED BOLLARD.
22. (E) ELECTRICAL TRANSFORMER.
23. (N) WHITE TRAFFIC ARROWS TYPICAL. USE EPOXY TRAFFIC PAINT.
24. (E) 6" STEEL, CONCRETE FILLED BOLLARD.
25. (N) BIKE RACK.
26. (N) 12" HIGH LETTERS IN TRAFFIC EPOXY PAINT.
27. NOT USED.
28. (N) CONCRETE ADA PATH OF TRAVEL MAX 4.5% SLOPE IN DIRECTION OF TRAVEL AND MAX 1.5% CROSS SLOPE. MIN 5' WIDE.
29. (N) CLEARANCE BAR. SEE DETAIL.
30. (E) CITY SIDEWALKS TO REMAIN.
31. EXISTING CURB TO BE REMOVED.
32. REMOVE (E) GREENHOUSE DINING AREA.
33. (N) SIDEWALK TO ALIGN WITH EXISTING.
34. (N) OUTDOOR SEATING. #
SAN JUAN ROAD
MILL OAK WAY SAGINAW CIR. ROCKHAMPTON DR. TERALBA WY. 1 3 3 3 3 4 4 4 4 5 9 9 TYP. 9 TYP. 9 TYP. 9 TYP. 9 TYP. 9 TYP. 9 TYP. 9 TYP. 10 TYP. 10 TYP. 10 TYP. 10 TYP. 10 TYP. 10 TYP. 10 TYP. 10 TYP. 10 10 TYP. 10 TYP. 12 14 13 15 15 15 15 15 15 15 15 16 16 16 16 16 17 17 18 19 20 30 30 29 25 24 24 22 23 TYP. 23 TYP. 23 TYP. 23 TYP. 23 TYP. 26 TYP. 26 TYP. 28 TYP. 28 TYP. 28 TYP.
DD1.0 NEW FLOOR PLAN DEMO ELEVATIONS DD3.0
EXISTING ARBY'S
PROPOSED TACO BELL
2 11 11 14 10 6 9 32 8 33
PH-1 STREET VIEW PHOTOS OF EXISTING SITE.
7 34 TYP. TYP. 9 9 TYP. 31 17 17 34
DD0-0
NEW
SITE PLAN
REVISIONS
1 10-19-20 REVISED REAR OF BUILDING
ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED BY THIS DRAWING ARE OWNED BY, AND THE PROPERTY OF THIS OFFICE AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PROJECT ARCHITECT. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALE DIMENSIONS: CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR, ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATION FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION ON ITEMS SO NOTED.
637 5th Avenue San Rafael, CA 94901 415-451-2500 415-451-2595 fax
www.vmiarchitecture.com
Design ~ Planning ~ Interiors
W:\Data\Smith Enterprises\20039_Smith_Sacramento_Truxel_314680\02_dd\_current\000_20039_DD0-0.dwg
By:
PMOSS
Saved on:
12/14/2020 4:25:05 PM
RECORD DATES
DD SUBMITTAL BLDG. SUBMITTAL BID SET CONTRACT SET 10-9-2020-VMI JOB NUMBER
20039
HU
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SED ARCHIT
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REN. 10/31/21No. C17928
CLIENT
D.G. SMITH ENTRPRISES
5435 MADISON AVE. SACRAMENTO, CA 95841 916.338.7770 [email protected] STORE #28109PROJECT
TACO BELL REMODEL
3291 Truxel Road
SACRAMENTO, CA 95833
APN #225-1030-001
"T" CUSTOM
1
NEW FLOOR PLAN
1/4" = 1'-0"A
KEYNOTES
REF.
NORTH
DINING
52 SEATS
SERVICE
UNISEX-2
OFFICE
FREEZER
COOLER
KITCHEN
PICK-UP
BREAK ROOM
ENTRY
ENTRY
UNISEX-1
STORAGE
ALCOVE
COOK
PREP
1. NEW DINING ROOM DECOR. TYP..
2. SAFE TO BE TEMPORARILY RELOCATED FOR THE DURATION OF CONSTRUCTION AND
REMAIN OPERATIONAL. COORDINATE TEMPORARY LOCATION WITH OWNER.
3. PATCH CONCRETE SLAB AND CORE HOLES AS NEEDED WHERE TILE WAS REMOVED
PRIOR LAYING NEW FLOOR FINISHES.
4. (E) INTERIOR SUBSTRATE TO BE REMOVED BELOW EXISTING WINDOWS TO INSPECT
FRAMING FOR DAMAGE. REPLACE IF REQUIRED. TYP..
5. (E) POS REGISTERS TO BE REINSTALLED TO NETWORK WHEN TECHNICIAN IS PRESENT.
6. NEW P.O.S. COUNTER.
7. NEW DIGITAL MENU BOARD.
8. (E) STOREFRONT WINDOWS & FRAMES TO REMAIN. PROTECT DURING CONSTRUCTION.
TYP..
9. NEW ALL-GENDER RESTROOMS.
10. NEW INTERIOR FINISHES. 11. NEW INTERIOR WALLS. 12. NEW DRIVE-THRU WINDOW.
13. REPAIR AND REPAINT (E) REAR DOOR AND HARDWARE. 14. NEW COOLER/ FREEZER TO BE INSTALLED BY G.C.
15. PATCH AND REPAIR (E) MENUBOARD BULKHEAD WHERE NEEDED.
16. G.C. TO VERIFY STOREFRONT DOOR AND THRESHOLD COMPLIES WITH ADA REQUIREMENTS. REPLACE IF NECESSARY.
17. NEW DOOR AND FRAME.
18. NEW TOWERS. SEE EXTERIOR COLOR ELEVATIONS. 19. EXISTING WALLS AND SHEATHING TO REMAIN. 20. NEW KITCHEN EQUIPMENT TYP.
21. (E) EDGE OF DRIVE THRU LANE CURB.
B
NOT USED
1 # 2 3 4 4 4 5 5 6 7 21 8 8 8 8 8 8 9 9 10 10 10 10 10 10 11 11 11 12 13 15 16 16 16 17 17 17 18 19 19 19 19 20 3 14 3 10 20 3 10 20 3 4 4 21DD1.0
NEW
FLOOR PLAN
REVISIONS
ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED BY THIS DRAWING ARE OWNED BY, AND THE PROPERTY OF THIS OFFICE AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PROJECT ARCHITECT. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALE DIMENSIONS: CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR, ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATION FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION ON ITEMS SO NOTED.
637 5th Avenue San Rafael, CA 94901 415-451-2500 415-451-2595 fax
www.vmiarchitecture.com
Design ~ Planning ~ Interiors
