REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

38 Pages·2013·7.26 MB·English

REPORT TO 3

PLANNING AND DESIGN

COMMISSION

City of Sacramento

915 I Street, Sacramento, CA 95814-2671
www. CityofSacramento.org
PUBLIC HEARING
November 7, 2013
To: Members of the Planning and Design Commission

Subject: Alhambra and I Street Townhomes (P13-016)
A request to develop nine (9) townhome-style dwellings on 0.29 acres in the General
Commercial zone within the Alhambra Corridor Special Planning District (C-2-SPD).
A. Environmental Determination: Exempt per CEQA Guidelines Section
15332 (Infill Development Projects);
B. Tentative Subdivision Map to subdivide two (2) lots into nine (9) lots in
the C-2-SPD zone; and
C. Site Plan and Design Review for nine (9) single-unit dwelling units in the
Alhambra Corridor Special Planning District, Design Review District.
Location/Council District:
3024 I Street and 900 Alhambra Boulevard, Sacramento, CA 95816
Assessor’s Parcel Numbers: 007-0052-009-0000 and 007-0052-023-0000
Council District 3
Recommendation: Staff recommends the Commission approve the request based on
the findings and subject to the conditions listed in Attachment 1. The Commission has
final approval authority over items A-C above, and its decision is appealable to City
Council. At the time of the writing of this report, there were no outstanding issues or
concerns regarding this project. The project is considered to be non-controversial.
Contact: Arwen Wacht, Associate Planner, 916-808-1964; Stacia Cosgrove, Senior
Planner, 916-808-7110; and Luis R. Sanchez, AIA, LEED AP, Senior Architect, 916-
808-5957

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Applicant: John Mansfield, Craftsman 2010 LLC, 2400 Sierra Boulevard #68,
Sacramento, CA 95825, 916-591-8235, [email protected] – The LLC also involves
the following parties: Wes Keusder, 3194-C2 Airport Loop Drive, Costa Mesa, CA
92626

Owner: John Seller c/o Steve Robinson, SRR Trading LLC, 3 Donald Place, Moraga,
CA 94556, 925-376-7014

Architect: Ed Carlson, Edward Xavier Carlson Architecture & Planning, 17 Brownson
Drive, Shelton, CT, 06484, 303-520-8192, [email protected]

Engineer: Frank Walker, JTS Engineering Consultants, Inc., 1808 J Street,
Sacramento, CA 95814, 916-441-6708

Summary: The applicant is requesting the approval of entitlements to allow the
development of nine (9) townhouse-type units in the General Commercial zone within
the Alhambra Corridor Special Planning District (C-2-SPD). The requested entitlements
are a tentative subdivision map to subdivide approximately 0.29 acres into nine (9) lots
and a site plan and design review to develop a total of nine (9) single-unit dwelling units
on these proposed lots. The proposal consists of two groupings of buildings that will
front onto I Street and Alhambra Boulevard. Each unit will be located on its’ own parcel
but have at least one shared wall with at least one of the other proposed units. The
units will be three stories with a rooftop deck, range in size from 1,897-1,969 square
feet, with two bedrooms plus study configurations, as well as balconies. The property is
located within the Alhambra Corridor SPD Design Review District.

Project Site: The project site is located at the southwest corner of the intersection of
Alhambra Boulevard and I Street. Surrounding land uses include single family
residences that have been converted into office uses to the west and north, Sutter
Middle School to the east across Alhambra Boulevard, retail / commercial / office uses
across the alley to the south, and also a single family residential use to the north.

Table 1: Project Information
2030 General Plan designation: Urban Corridor Low (20-110 dwelling units per net
acre); minimum 0.30 FAR; maximum 3.00 FAR
Existing zoning of site: C-2-SPD (General Commercial zone within the Alhambra
Corridor Special Planning District)
Existing use of site: gravel parking lot and garage
Property area: 0.29 acres

Background Information: The property at 3024 I Street previously housed a single-
family residence that was previously demolished, and the property is currently vacant.
The property at 900 Alhambra Boulevard currently houses a commercial structure that
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has been used for vehicle repair. There were several other commercial buildings on
this property that were demolished in the 1970’s. There is no record of any previous
planning applications affecting this property.

Originally the applicant proposed a townhome-style design that was not consist with the
Alhambra Corridor SPD Design Review District. Staff encouraged the applicant to tour
the Alhambra Corridor area and review the Sacramento Central City Neighborhood
Design Guidelines (specifically the section for the Alhambra Corridor) to modify the
design to incorporate typical architecture consistent with the Alhambra Corridor. The
applicant revised their proposal to provide more Mission/Mediterranean style
architecture, which is can typically be found in the Alhambra Corridor area.

Public/Neighborhood Outreach and Comments: The project was routed to the East
Sacramento Improvement Association, East Sacramento Chamber of Commerce, East
Sacramento Preservation, McKinley East Sacramento Neighborhood Association, and
McKinley Elvas Neighborhood Association. In addition, the project site was posted and
all property owners within a 500’ radius of the property were sent a notice of the public
hearing. Staff received comments on the original proposal from McKinley Elvas
Neighborhood Association and East Sacramento Preservation with concerns about the
following issues: The architecture does not conform with the Alhambra Corridor
guidelines; the proposed height does not conform with the guidelines or the height of
existing and proposed developments in the area; concerns about the color palette; that
access to the parking area through the alley may have noise impacts to the adjacent
residences; and that two-car garages for an infill project in the Alhambra Corridor would
be excessive and that reducing them down to one-car garages may reduce the height
and bulk of the townhomes. The applicant has since revised their proposal to address
architecture, height, and the bulk of the proposal and these revisions were routed out to
the same neighborhood associations in August. As of today’s date, staff has not
received any additional / revised comments from the neighborhood associations.

Environmental Considerations: The Community Development Department,
Environmental Planning Services Division has reviewed this project and determined that
it is exempt from the provisions of the California Environmental Quality Act (CEQA)
under Class 32, Section 15332, which consists of projects characterized as in-fill
development.

To qualify for exemption under Class 32, Section 15332, a project must be consistent
with the General Plan as well as with the applicable zoning regulations, and be located
within the City limits on a site that is not more than five (5) acres in size and
substantially surrounded by urban uses. The project site must have no habitat value for
endangered, rare or threatened species, and be adequately served by utilities and
public services. In addition, the project shall not have significant effects relating to
traffic, noise, air quality, or water quality. The proposed project complies with these
criteria.

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Policy Considerations:
General Plan: The subject site is designated Urban Corridor Low on the General Plan
Land Use and Urban Form Diagram. The proposal is considered consistent with the
following General Plan policies:

Urban Corridor Low (Page 2-88): Urban Corridor Low includes street corridors that have
multistory structures and more-intense uses at major intersections, lower-intensity uses
adjacent to neighborhoods, and access to transit service throughout. At major
intersections, nodes of intense mixed-use development are bordered by lower-intensity
single-use residential, retail, service, and office uses. Street-level frontage of mixed-use
projects is developed with pedestrian-oriented uses. The streetscape is appointed with
landscaping, lighting, public art, and other pedestrian amenities.

Urban Form Guidelines:
• A development pattern with moderate lot coverage, limited side yard
setbacks, and buildings sited up to the corridor to create a consistent street
wall.
• Building heights generally ranging from two to six stories.
• Lot coverage generally not exceeding 70 percent.
• Building facades and entrances directly addressing the street.
• Parking located to the side or behind buildings, or accommodated in parking
structures.
• Limited number of curb cuts along arterial streets, with shared and/or rear
alley access to parking and service functions.
• Attractive pedestrian streetscape, with sidewalks designed to accommodate
pedestrian traffic.

Development Standards:
• Minimum Density: 20.0 Units/Net Acre
• Maximum Density: 110.0 Units/Net Acres
• Minimum FAR: 0.30 FAR
• Maximum FAR: 3.00 FAR

With a proposed density of 31 units/net acre, an FAR of 1.5, and lot coverage of 63%,
the proposal is consistent with the minimum and maximum density, FAR, and lot
coverage for the Urban Low Corridor. The proposed residential uses, with their
orientation to the street, are expected to contribute to the vitality of Alhambra Boulevard
and I Street. Overall, the proposal is consistent with the intent of the Urban Corridor
Low designation and land use policies.
Alhambra Corridor Special Planning District (SPD): The goals of the Alhambra
Corridor SPD are to:

A. Maintain and improve the character, quality, and vitality of individual
neighborhoods;
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B. Maintain the diverse character and housing opportunities provided in these urban
neighborhoods; and
C. Provide the opportunity for a balanced mixture of uses in neighborhoods adjacent
to transit facilities and transportation corridors.

Staff believes that the project is consistent with the goals of the mixed use Alhambra
Corridor SPD. The proposed project will add diversity to the neighborhood and enhance
the type of housing available to residents in the area. The project contributes to a
balanced mixture of uses adjacent to transportation corridors.

Project Design:
Land Use: Residential uses are allowed in the General Commercial (C-2) zone. Each
of the residential units will be individually owned residences with a homeowner’s
association to address shared common facilities.
Access, Circulation and Parking: Vehicular access to the project site is currently
provided through driveways on Alhambra Boulevard (east) and I Street (north), and from
the existing alley (south). With this proposal, vehicular access will be provided from the
alley (south) for lots 1, 2 and 5 through 9 through a common driveway providing access
to the garages, and through a shared driveway on I Street (north) for garages on Lots 3
and 4. Pedestrian access is provided through the existing sidewalks along Alhambra
Boulevard (east) and I Street (north).

Table 2: Parking
Use Required Parking Proposed Parking Difference
Nine (9) 0 parking spaces 8 parking spaces + 8 parking spaces
Single-Unit
Dwellings

In the Urban Parking District, single-unit dwelling units require one (1) space per
dwelling unit, except on lots equal to or less than 3,200 square feet in the Central City,
where there is no minimum requirement. Each of the proposed lots is less than 3,200
square feet; therefore this proposal is not required to provide any on-site parking
spaces.

This proposal includes either a one to two-car garage for each unit. The minimum
dimensions for a garage for a single-unit dwelling is ten (10) feet wide and twenty (20)
feet deep. Based on these dimensions, all of the lots except for Lot 2 (19’-10” x 16’-9”
garage dimensions) have one (1) interior parking space, for a total of eight (8) parking
spaces on-site. Staff supports the parking as proposed.
Bicycle Parking: No long-term or short-term bicycle parking spaces are required for
single-unit dwellings in the Urban Parking District.
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As indicated above, the project meets parking requirements.
Building Design: The main exterior materials for the proposed buildings are smooth
stucco with precast concrete trim. Wrought iron quatrefoils and railings, and tile are
proposed as accents. The windows will be wood casement or fixed windows with
precast concrete sills and aprons. All of the entry doors will have divided lights. The
roofing will be tile and the gutters will be half round with the color to match the proposed
window frames. The color of the colored concrete steps will complement the tile roof.
Precast trim will also be provided at the stairs, doors, and corbels to match precast at
the windows sills. Metal, standing seam overhead sectional garage doors with divided
lights will be provided for the garages.

The proposed townhomes are separated into two groups with five of the units grouped
together to front onto Alhambra Boulevard and four of the units grouped together to
front onto I Street. Along I Street, the end units side onto the residence to the west and
Alhambra Boulevard to the east. Along Alhambra Boulevard, the end units side onto
the alley to the south and to the rear of the proposed units to the north.

The ground floor contains a garage, study, bathroom, closet space, and interior stair
access to the second floor of the unit. The second floor contains the living, dining,
kitchen, Juliet balconies (for units along I Street), laundry (for units along Alhambra
Boulevard), and powder room. The third floor contains the master bedroom, a second
bedroom, laundry (for units on I Street), bathrooms, balconies (for units along Alhambra
Boulevard) and interior stairs access to the roof. The roof deck / penthouse area
contains the penthouse structure (stair access to roof), roof deck and mechanical area
for each unit (except for Lot 4). The roof decks areas area approximately 360 to 432
square feet. No roof deck or penthouse structure is being provided on Lot 4, to
minimize impacts on this corner elevation. Mechanical equipment will be placed directly
on the roof and will be conditioned to not to be visible above the proposed roof parapet.

The front entry for each unit faces either Alhambra Boulevard or I Street. For Lots 5
through 9, direct exterior access to the ground floor study is also provided on Alhambra
Boulevard. On Lots 3 and 4, direct exterior access to the ground floor study is provided
at the rear of the units, facing Lot 5.

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Height, Bulk and Setbacks:

Table 4: Height and area standards
Standard Required Proposed Deviation?
Height 35’-0” 33’-8” no
Front setback 0’-0” (minimum) 3’-0” minimum no
25’-0” (maximum) 12’-3” maximum no
Interior side setback 5’-0)’ (Adjacent to R- 5’-0” no
zoned property)

0’-0” (Adjacent to
non R-zoned 0’-0” – 5’-0” no
property)
Street side setback 0’-0” (minimum) 5’-3” minimum no
25’-0” (maximum) 5’-4” maximum no
Rear setback 15’-0” (next to R- 28’-0” no
zoned property)

0’-0” (next to non R-
zoned property) 7’-6” no
Lot coverage n/a 63% no
Density 20-110 d.u./n.a. 31.03 d.u./n.a. no

As indicated above, the project meets or exceeds all applicable height and area
requirements for the Planning and Development Code, Alhambra Corridor Special
Planning District, and the Sacramento Central City Neighborhood Design Guidelines.

Sacramento Central City Neighborhood Design Guidelines (including the
Alhambra Corridor Special Planning District): The Sacramento Central City
Neighborhood Design Guidelines established the design principles and guidelines to be
utilized by the Planning and Design Commission, Preservation Commission, and staff
when reviewing proposed buildings, alternations, or public improvements within the
Central City Design Review District neighborhoods and mixed use corridors. The
primary purposes for these neighborhood design guidelines are to: 1) Provide design
guidelines for public and private projects in Central City Neighborhoods; 2) Promote
places where people can safely live and interact with each other; 3) Ensure that building
design is compatible with its surroundings in terms of scale, mass, building patterns and
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details; and 4) Incorporate preferred elements of prevailing neighborhood architectural
styles.

Staff discusses the proposal’s consistency with the Sacramento Central City
Neighborhood Design Guidelines below:

1. Doors that face the street are used to provide transition between varying levels
of public accessibility and privacy and a visual barrier is not provided.
2. Entrances are provided as frequent as possible along all street frontages.
3. The proposed garage entries are primarily accessed from the alley access.
Only two of the garage entrances are not located off the alley entrance.
Instead, their vehicular access is provided off of a shared driveway on I Street.
4. The proposal includes the preservation of existing street trees along I Street
and Alhambra Boulevard and a condition to install an additional tree well / tree
on Alhambra Boulevard.
5. The proposal provides a coherent design concept appropriate in scale,
consistent with the palette of materials, textures, and colors, and achieves
continuity on all faces.
6. Relationship to Surroundings (3.C.2.): The proposal reinforces the importance
and continuity of public spaces (streets) by harmonizing with other neighboring
structures.
7. The scale and level of detail that is typical of well-designed buildings in the
surrounding area, is provided with this proposal.
8. The proposal incorporates complementary materials of the highest quality, with
material textures and colors selected to further articulate the building design.
9. The applicant was unable to incorporate the mechanical equipment for the
residences within the existing building; therefore they are proposing to place
the mechanical equipment within a rooftop enclosure or located it behind the
roof parapet for each unit to screen it from view.
10. With arches above windows, recessed doors and windows, eaves with little or
no overhang, casement windows, red tile roofing, stucco wall surface, vertical
wooden doors, and modest/uncovered porches, the proposal is consistent with
the Mediterranean / Spanish Eclectic Style found in the Central City and the
Alhambra Corridor area.
11. The exterior wall finishes and roofing materials are similar to those used in
adjacent residential neighborhoods.

Staff believes the single-unit dwellings are consistent with the policies and intent of the
Sacramento Central City Neighborhood Design Guidelines. Design Review staff is
supportive of the design of the project and recommends the Commission approve the
project with conditions.

In evaluating site plan and design review proposals of this type, the Commission is
required to make the following findings:

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A. The design, layout, and physical characteristics of the proposed development are
consistent with the general plan and any applicable specific plan or transit village
plan;

The proposed subdivision and dwellings are consistent with the Urban Corridor Low
designation and the related land use policies and intent of the 2030 general plan and
the goals of the Alhambra Corridor SPD.

B. The design, layout, and physical characteristics of proposed development are
consistent with all applicable design guidelines and with all applicable
development standards or, if deviations from design guidelines or development
standards are approved, the proposed development is consistent with the
purpose and intent of the applicable design guidelines and development
standards;

Specific to design, the proposed development is consistent with the Sacramento Central
City Neighborhood Design Guidelines and the Alhambra Corridor SPD design
guidelines. The primary entrances of the units face the street, parking is located to the
rear, and the units add to the diverse character and housing opportunities in the
Alhambra area. Specific to development standards, the proposed development is
consistent with applicable development standards of the Planning and Development
Code.

C. 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;

The project has been analyzed by City departments and it has been determined that 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.

D. The design, layout, and physical characteristics of the proposed development are
visually and functionally compatible with the surrounding neighborhood.

The proposed project offers finishing materials that are compatible with the surrounding
residential and commercial structures. The existing residences in the area are one and
two stories and several have similar exterior materials, treatments and front setbacks.
The existing commercial buildings in the area are two and three stories with similar
exterior materials, treatments, massing, and front setbacks.

E. The design, layout, and physical characteristics of the proposed development
ensure energy consumption is minimized and use of renewable energy sources
is encouraged.

The design of the proposed subdivision and development provides, to the extent
feasible, for future passive or natural heating and cooling opportunities. The
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