Title
Independence in Natomas (P22-047) [Noticed on 08/15/2025; Passed for Publication 08/12/2025; Published 08/15/2025]
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FileID
File ID: 2025-01523
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Location
Location: NE Corner of North Park Drive and Kankakee Drive, APN: 225-1780-003-0000 & 201-0300-145-0000, District 1
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Recommendation
Recommendation: Conduct a public hearing and upon conclusion, adopt:1) a Resolution adopting an Addendum to the adopted Mitigated Negative Declaration; 2) an Ordinance rezoning 10.8-acres from Single-Unit or Duplex Dwelling and Creekside Planned Unit Development (R-1A-PUD) zone to Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone; 3) a Resolution adopting findings of fact and conditions of approval for: a) a Tentative Parcel Map for Condominium Purposes for 170 residential units; b) a Tentative Parcel Map Design Deviation for non-standard street section; and c) Site Plan and Design Review for the construction of a 170-unit residential development comprised of 85 duplex buildings and associated improvements on 10.8-acres with deviations to rear-yard setback and accessory height requirements of the Multi-Unit Dwelling and Creekside Planned Unit Development (R-2A-PUD) zone.
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Contact
Contact: Deja Harris, Associate Planner, (916) 808-5853, dnharris@cityofsacramento.org; Stacia Cosgrove, Principal Planner, (916) 808-7110, scosgrove@cityofsacramento.org; Community Development Department
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Presenter
Presenter: Deja Harris, Associate Planner, (916) 808-5853, dnharris@cityofsacramento.org, Community Development Department
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Applicant
Applicant: Rob White, Lewis Land Developers LLC, 1156 North Mountain Avenue, Upland, CA 91785
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Property Owner
Property Owner: Independence in Natomas, LP, P.O. Box 670, Upland, CA 91785
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Attachments
Attachments:
1-Description/Analysis
2-Background
3-Resolution: Addendum to adopted Mitigated Negative Declaration
4-Exhibit A: Mitigation Monitoring Plan
5-Ordinance: Rezone
6-Exhibit A: Rezone Exhibit
7-Resolution: Findings of Facts and Conditions of Approval for Tentative Parcel Map for Condominium Purposes, Tentative Parcel Map Design Deviation, and Site Plan and Design Review
8-Exhibit A: Project Plans
9-Exhibit B: Tentative Parcel Map Design Deviation Justification
10-Community Comments
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Description/Analysis
IssueDetail
Issue Detail: The applicant is requesting entitlements to allow for the construction of a 170-unit residential development, comprised of 85 duplex buildings, with associated site improvements on a vacant 10.8-gross acre site located within the Creekside Planned Unit Development (PUD).
This project requires the following entitlements:
1. Rezone of 10.8-acres from the Single-Unit or Duplex Dwelling (R-1A-PUD) zone to the Multi-Unit Dwelling (R-2A-PUD) zone to allow for multiple units on a single parcel.
2. Tentative Parcel Map for condominium purposes to create 170 air space residential units with a Tentative Map Design Deviation for a non-standard street section along Kankakee Drive.
3. Site Plan and Design Review for the construction of 170 residential units, common buildings and amenities, and associated site improvements with deviations to rear-yard setback and accessory building height requirements.
The project requires a recommendation from the Planning and Design Commission and final decision by the City Council because of the rezone.
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Public/NeighborhoodOutreachComments
Public/Neighborhood Outreach and Comments: As part of the application review process, the proposed project was routed to North Natomas Community Association, Natomas Community Association, North Natomas Community Coalition, Natomas Park Master Association, Natomas Chamber of Commerce, Creekside Natomas Neighborhood Association, Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, and Region Builders, House Sac, and Sacramento Housing Alliance.
Staff received comments from nearby residents, Jibe, North Natomas Community Coalition and Civic Thread. All comments received are included in Attachment 10 and are summarized below.
Public Comments:
1. Staff received two emails from nearby residents opposed to the residential development. One resident expressed concerns about limited on-street parking resulting in congested cross streets and safety hazards.
Staff Response: The Fire Department and Department of Public Works have reviewed the plans to confirm compliance with City Code for adequate site circulation, roadway design, and emergency vehicle access. The streets along Kankakee Drive and North Park Drive will be developed to City Standard and will accommodate on street parking. Additionally, 419 parking spaces are provided within the development including 63 guest parking spaces which is roughly 2.8 spaces per unit.
2. Staff received a comment letter from Jibe and the North Natomas Community Coalition (NNCC) expressing their support for the infill development, specifically the increased residential density and completion of the bike trail on the eastern boundary. Jibe and NNCC expressed the following concerns and recommendations regarding the proposed development:
• Lack of shade trees within the development.
Staff Response: This project is not required to comply with the City’s requirements for parking lot shading, which require that after 15 years, 50% of the parking lot, where vehicles will maneuver and park, is shaded by tree canopy. Pursuant to Sacramento City Code section 17.612.040, single unit and duplex dwelling parking areas are exempt from the tree shading requirement. Since the units are comprised of 85 duplex style buildings, parking lot tree shading is not required.
• Lack of pedestrian and bike paths within the development. The bike path east of the property line should be relocated to conclude at the intersection of Broadwater Drive with a new crosswalk to facilitate a safer crossing.
Staff Response: Pedestrian pathways are included within the project area and enhanced paving is utilized to differentiate the path of travel. This also includes a pedestrian connection to the north to connect the new residences directly to Wild Rose Park. The realignment of the bike trail would result in an encroachment onto the existing Sacramento Area Sewer District easement and could result in taking of the landowners property. To ensure a safer crossing to the bike path south of North Park Drive, the applicant has agreed to provide traffic calming devices including a raised crosswalk and speed table along North Park Drive to facilitate safer connection to the bike/ped path to the north.
• The 6-foot-tall block wall adjacent to Wild Rose Park limits views of open space amenities, transparent fencing should be used.
Staff Response: The applicant has agreed to provide a 4-foot-tall block wall, with 2 feet of transparent tubular steel fencing above. This fencing configuration will still provide visibility to Wild Rose Park while also maintaining some privacy for the rear yards of the units.
• Homes on North Park Drive should face the street to provide “eyes on the street”.
Staff Response: The project provides a side-on condition along North Park Drive that includes transparent fence openings adjacent to dwelling entryways and solid block walls on the alley portions that are perpendicular to North Park Drive. This fencing configuration screens the alley and garages from the street but provides for see through fencing to the front entries of the units. A fencing plan exhibit can be found within the project plans in Attachment 8.
• The site only includes one trash enclosure, for use by all residents.
Staff Response: The project has been reviewed by the City’s Solid Waste Division of the Department of Public Works and will provide a concierge service that will bring each unit’s trash to a common trash enclosure. More detail about the proposed trash collection is described in the Background section of the report.
• Artificial turf used within the dog park may be difficult to maintain and there is a lack of shade trees within the dog park.
Staff Response: The project amenities will be managed and maintained by the Lewis Group of Companies. The artificial turf can be replaced with sod if determined necessary by the ownership group.
3. Staff received a comment letter from Civic Thread expressing support for the rezone, and the pedestrian connection to Wild Rose Park to the north with the recommendation of including additional shade trees.
Staff posted the site with an early notice at time of planning application submittal. Staff also mailed hearing notices to all property owners and residents within 500 feet of the project site and posted the site 10 days prior to the public hearing. At the time of writing this report, staff has not received any comments, aside from those mentioned above.
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PolicyConsiderations
Policy Considerations:
2040 General Plan
The 2040 General Plan designation for the project site is Neighborhood (N). The General Plan recognizes that Neighborhood designated areas are intended to maintain and enhance livability and sense of place. The Neighborhood designation is primarily comprised of residential uses, with some complementary neighborhood-serving commercial and public uses. Staff also finds that the project is consistent with the following General Plan goals and policies:
Goal LUP-2. Balanced and connected community with thriving neighborhoods and centers and development intensities linked to transit.
Policy LUP-2.5 Design for Connectivity. The City shall require that all new development maximizes existing and new connections with surroundings and with centers, corridors, parks, and neighborhoods to enhance efficient and direct pedestrian, bicycle, and vehicle movement. When feasible, grid patterns should be utilized to facilitate multiple routes.
The project is improving bicycle and pedestrian connectivity with the completion of the Class I bike trail along the eastern property line. Additionally, the project provides enhanced pedestrian pavement with direct access to Wild Rose Park to the north.
Goal LUP-4. Walkable, transit-oriented centers and corridors that concentrate new jobs, housing, and entertainment opportunities to support frequent, reliable transit service and foster connected, accessible neighborhoods.
Policy LUP-4.7 Visual and Physical Character. Using development standards and design standards/guidelines, the City shall promote development patterns and streetscape improvements that transform the visual and physical character of automobile-oriented corridors to create a positive impact on the human and natural systems that interact with them.
Policy LUP-4.8 Buildings that Engage the Street. The City shall require buildings to be oriented to and actively engage and complete the public realm through such features as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking.
The buildings have been designed to incorporate materials that are consistent with existing residential development in the area. The façade incorporates planar changes to create visual interest and variation of massing. The proposed building design positively engages the street with a façade that incorporates variation in material, arched entryways, windows and trim, and vibrant tile to further accentuate building design. Additionally, several pedestrian entrances are located along Kankakee Drive. With the buildings and their active spaces facing the street, new natural surveillance with “eyes on the street” are provided along both Kankakee Drive and North Park Drive.
Goal LUP-6. A city of healthy, livable, “complete neighborhoods” that provide for residents’ daily needs within easy walking or biking distance from home.
Policy LUP-6.2 Range of Residential Development Intensities. The City shall allow for a range of residential development intensities throughout the community to cultivate a mix of housing types at varying sales price points and rental rates, provide options for residents of all income levels, and protect existing residents from displacement.
Policy LUP-6.7 Architectural Variations. The City should encourage building placement variations, roofline variations, architectural projections, and other embellishments to enhance the visual interest along residential streets.
The proposed development utilizes duplex style buildings, with units ranging from 1,175 to 1,829 sqft, designed to meet market trends while providing architectural style that is compatible with the existing neighborhood. With the condominium map, the applicant will have flexibility to rent or offer the units for sale.
North Natomas Community Plan
The project site is located within the North Natomas Community Plan Area of the 2040 General Plan. The vision of the Community Plan Area is to exemplify a culturally diverse, healthy, and friendly place to live, with safe neighborhoods, walkable and bikeable streets, vibrant and unique public spaces and attractions, and high-quality new development.
This project is consistent with the vision of the community plan area in that the project promotes infill development on an underutilized parcel and is sensitive to the surrounding context in its form and massing. The development is compatible with and completes infrastructure within the immediate vicinity to create a cohesive neighborhood. The North Natomas Community Plan does not have any applicable goals or policies that specifically address the project or site.
Creekside Planned Unit Development
The project site is located within the Creekside Planned Unit Development, which was originally adopted in 2000. While the PUD does not contain specific goals or policies exclusive to residential development, the project is consistent with the goal of unifying the neighborhood visually and functionally in that it provides direct pedestrian access to Wild Rose Park to the north. In addition, the residential development is consistent with the allowed use of the site as shown in the PUD Schematic Plan.
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EnvironmentalConsiderations
Environmental Considerations: The Community Development Department, Environmental Planning Services has reviewed the project and has prepared an Addendum to the previously adopted Creekside PUD Project (P99-128) Mitigated Negative Declaration in accordance with CEQA Guidelines Section 15164. On June 8, 2000, the City Planning Commission reviewed the Creekside PUD Project and recommended approval of all entitlements and approved the Tentative Master Parcel Map, Tentative Subdivision Map, ratified the Negative Declaration and adopted the Mitigation Monitoring Plan.
On August 15, 2000, the City Council approved the legislative entitlements including Development Agreement, Community Plan Amendment, Rezone, and PUD. The Creekside PUD Project area includes the site of the proposed project, Creekside Parcel 3, consisting of approximately 10.8 gross acres located at the northeast corner of North Park Drive and Kankakee Drive. On April 13, 2006, the City Planning Commission adopted the Addendum to the previously approved negative declaration, and adopted the mitigation monitoring plan for the Creekside Parcel 3 (P05-182) Project. On May 23, 2006, the City Council adopted the following resolutions to subdivide the proposed project site into 148 lots, including 123 buildable lots for cluster homes (a 123-unit cluster housing development), 20 common area lots for utilities, and access, and three common area lots for the Creekside Parcel 3 Project (P05-182).
• Resolution No. 2006-360: Approving the Addendum to the previous Negative Declaration and approving the Mitigation Monitoring Plan for the Creekside Parcel 3 Project.
• Resolution No. 2006-361: Amending the General Plan Land Use Map to re-designate 7.7 acres of the project site from Public/Quasi-Public Miscellaneous to Low Density residential 4-15 dwelling units/net acre.
• Resolution No. 2006-362: Amending the NNCP Land Use Map to re-designate 7.7 acres of the project site from General Public Facilities to Medium Density Residential 7-21 dwelling units/net acre.
• Resolution No. 2006-363: Amending the Creekside PUD Schematic Plan to re-designate 7.7 acres of the project site from School to Residential.
The current project consists of a request to construct a multi-unit development consisting of 170 units, comprised of 85 duplex buildings, with associated site improvements on a vacant 10.8-gross acre site located within the Creekside Planned Unit Development.
Staff has reviewed the proposed project and on the basis of the whole record before it, has determined that there is no substantial evidence that the proposed project would have a significant effect on the environment beyond that which was evaluated in the Creekside PUD Project (P99-128) Mitigated Negative Declaration that was adopted. There has been no change in circumstances or other conditions that would require additional environmental review pursuant to CEQA Guidelines section 15162. An addendum has been prepared. The mitigation monitoring program would continue to apply to the project.
https://www.cityofsacramento.gov/community-development/planning/environmental/impact-reports
200-Year Flood Protection: 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 2024 Adequate Progress Annual Report accepted by City Council Resolution No. 2043-0311 on October 22, 2024.
No Net Loss Findings (Gov. Code, § 65863): This project is located on a site listed in the 2021-2029 Regional Housing Need Allocation (RHNA) Housing Element Sites Inventory, which anticipates 119 units of above moderate income housing. This project proposes 170 units of moderate income housing. As of April 18, 2025, the above moderate income capacity on remaining sites identified in the Housing Element is a deficit of 11,182 units, however, per the City’s adopted Housing Element, surplus sites in the moderate-income category may carry over to cover for to the above moderate-income category. The City has a surplus of 12,404 moderate income units. As the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the regional housing need pursuant to Section 65584, this project is consistent with the Housing Element.
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EconomicImpacts
Economic Impacts: Not applicable.
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Sustainability
Sustainability: Not applicable.
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Commission/Committee Action
Commission/Committee Action: On July 28, 2025, the Planning and Design Commission voted unanimously to forward a motion to approve the proposed project.
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RationaleforRecommendation
Rationale for Recommendation: Staff recommends the City Council approve the project based on the findings and subject to the conditions listed within Attachments 3-10. The proposal complies with the goals and policies of the 2040 General Plan in that it activates an underdeveloped infill site with dense development that maximizes existing infrastructure in close proximity to schools and parks, provides plentiful community open space, and is well-designed with a quality network of pedestrian connections. Planning Staff supports the new development as the project creates additional rental and homeownership opportunities and integrates well with its surrounding environment as it is appropriately scaled in height and massing and provides a quality architectural design, that is compatible with the adjacent residential development.
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FinancialConsiderations
Financial Considerations: Not applicable.
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LocalBusinessEnterprise(LBE)
Local Business Enterprise (LBE): Not applicable.
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