Title
The Enclave at Airport Road (P25-010) [Noticed on 02/13/2026; 02/18/2026; Passed for Publication 02/10/2026; Published 02/13/2026; 02/20/2026]
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FileID
File ID: 2026-00502
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Location
Location: 3600 Airport Road, APN: 225-0150-055-0000, District 3
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Recommendation
Recommendation: Conduct a public hearing and upon conclusion, adopt: 1) a Resolution determining the project is exempt from review under California Environmental Quality Act (CEQA) Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning); 2) an Ordinance approving the Enclave at Airport Road Development Agreement between the City of Sacramento and Next Generation Capital, LLC (the “landowner”); 3) an Ordinance rezoning 2.03-acres from the Single-Unit or Duplex Dwelling (R-1A) zone to the Single-Unit or Duplex Dwelling zone and the Natomas Crossing Area 2 Planned Unit Development (R-1A-PUD); 4) a Resolution for Planned Unit Development (PUD) amendments to the Natomas Crossing Area 2 PUD Schematic Plan and Guidelines to add the project site into the Natomas Crossing Area 2 PUD boundary and amend development standards for residential development; and 5) a Resolution adopting findings of fact and conditions of approval for: a) a Tentative Subdivision Map to subdivide 2.03-acres into 32 residential lots and eight common lots including one pedestrian access lot, five landscaped lots, and two private roads; and b) Site Plan and Design Review of the Tentative Subdivision Map layout, the demolition of an existing single-unit dwelling and accessory structures, and the construction of 32 single-unit dwellings and associated site improvements.
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Contact
Contact: Deja Harris, Associate Planner, (916) 808-5853, dnharris@cityofsacramento.org; Zachary Dahla, Senior Planner, (916) 808-5584, zdahla@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: Andrew MacDonald, Cartwright Nor Cal, Inc., 3010 Lava Ridge Court, Suite 160, Roseville, CA 95661
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Property Owner
Property Owner: Next Generation Capital, LLC., 2935 Gold Meadow Way, Suite 205, Gold River, CA 95670
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Attachments
Attachments:
1-Description/Analysis
2-Background
3-Resolution: Environmental Exemption
4-Ordinance: Development Agreement
5-Exhibit A: Development Agreement
6-Ordinance: Rezone
7-Exhibit A: Rezone Exhibit
8-Resolution: Natomas Crossing PUD Guidelines and Schematic Plan Amendment
9-Exhibit A: Natomas Crossing PUD Schematic
10-Exhibit B: Natomas Crossing PUD Guidelines
11-Resolution: Findings of Facts and Conditions of Approval for Tentative Subdivision Map, and Site Plan and Design Review
12-Exhibit A: Project Plans
13-Community Comments
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Description/Analysis
IssueDetail
Issue Detail: The applicant is requesting to construct a compact, small-lot residential subdivision consisting of 32 detached single-unit residences and associated site improvements on a 2.03 gross acre site in North Natomas. The project site is currently zoned Single-Unit or Duplex Dwelling (R-1A) and is not located within a Planned Unit Development (PUD) or covered by an active Development Agreement for North Natomas Financing Plan implementation. As part of this project, the applicant is requesting to annex into the adjacent Natomas Crossing Area 2 Planned Unit Development. Developing within the PUD would require the applicant to amend the PUD to incorporate development standards for a "compact small-lot residential development type" which is currently not included in the PUD. Annexing the site into the PUD would also require a procedural rezone, with no change to the base zone, to identify the site’s inclusion in the PUD. Given the R-1A zoning designation, the project is required to comply with the development standards of the Missing Middle Housing ordinance that are not superseded by the Natomas Crossing Area 2 PUD development guidelines. This project requires the following entitlements:
1. Development Agreement between the City of Sacramento and the landowner.
2. Rezone of 2.03-acres from the Single-Unit or Duplex Dwelling (R-1A) zone to the Single-Unit or Duplex Dwelling (R-1A-PUD) zone and Natomas Crossing Area 2 Planned Unit Development.
3. PUD Schematic Plan Amendment to amend the Natomas Crossing Area 2 PUD to amend the PUD boundary to include the project site and designate the site for residential.
4. PUD Guidelines Amendment to the Natomas Crossing Area 2 PUD to amend the development standards related to residential developments to include standards specific to compact, small-lot residential developments.
5. Tentative Subdivision Map to subdivide 2.03-acres into 32 residential lots and 8 commons lots, including 1 pedestrian access lot, 5 landscaped lots, and 2 private roads.
6. Site Plan and Design Review to review the Tentative Subdivision Map layout, the demolition of the existing structures, and the construction of the 32 single-unit dwelling subdivision and associated site improvements in R-1A-PUD zone.
Development Agreements and Rezones require approval from the City Council. In accordance with Sacramento City Code section 17.808.310, all entitlements associated with a single development proposal are reviewed and decided at the highest level required for the project. Thus, the project requires a recommendation from the Planning and Design Commission to forward to the City Council for final decision.
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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 Chamber of Commerce, Preservation Sacramento, Civic Thread, Sacramento Area Bicycle Advocates, and Region Builders, House Sac, and Sacramento Housing Alliance.
Staff received a comment letter from North Natomas Community Coalition (NNCC) expressing their support for the infill development, specifically the connection to the future pedestrian pathway along Airport Road.
Staff received one email from a nearby resident opposed to the residential development. The resident expressed concerns related to traffic, limited on-street parking and safety.
Staff Response: The proposed project has been evaluated by the Fire Department and Department of Public Works to confirm compliance with City Code for adequate site circulation, roadway design, emergency vehicle access and to ensure the use will not create any congestion on adjacent public roadways. The street along Tanzanite Avenue will accommodate on-street parking. Additionally, 76 parking spaces are provided within the development including 12 guest parking spaces.
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. The proposed single-unit subdivision is consistent with the N designation in that it redevelops an underutilized site in close proximity to schools, parks, and existing residential subdivisions with a compatible, denser residential use that fosters complete neighborhoods through enhanced pedestrian connections and buildings that engage the street.
In addition to the project’s consistency with the N designation, 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-2.1 Overall Balance of Uses. The City should encourage a balance and a mix of employment, residential, commercial, cultural, and tourism-related uses, as well as a full range of amenities and services necessary to support a thriving city.
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.
Staff Response: The proposed project is consistent with the above goal and policies in that it facilitates a compact Missing Middle housing type that diversifies the housing stock and homeownership opportunities near educational and recreational amenities, such as the adjacent Tanzanite Community Park and the future multi-modal pedestrian pathway along Airport Road. The proposed project achieves a higher density to reflect current market demand for compact, for-sale residential developments through an efficient grid layout that maximizes land use by incorporating elements such alley access, small lots, and reduced curb cuts while taking design cues from the adjacent neighborhoods. Furthermore, the project has been designed to consider the recreational amenities in its proximity to create synergy between a denser residential development and pedestrian/recreational amenities available to future residents. This is highlighted by the provided pedestrian access easement connecting to Airport Road and the enhanced building elevations along Tanzanite, providing new natural surveillance with "eyes on the street" near the park.
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 enhance the public realm through techniques such as building orientation, build-to and setback lines, façade articulation, ground-floor transparency, and location of parking.
Policy LUP-4.10 Multi-Modal Access. The City shall require that new development provide bicycle, pedestrian, and transit access where appropriate to reduce the need for onsite parking and to improve the pedestrian experience within corridors and centers with street trees and landscaping.
Staff Response: The project is consistent with the goal and policies above in that the residential development has been designed to incorporate materials that are consistent with existing residential subdivisions in the area. The project provides a side-on condition along Tanzanite Avenue that includes enhanced tree coverage, shrubs and grass. The development will provide a continuation of the existing building line to the east, along Tanzanite Avenue, making the design appearance feel intended and “complete”. The project proposes enhanced pedestrian and bikeway connections between the development and the future multi-modal pedestrian pathway along Airport Road via a private access easement for residents. The house façades incorporate planar changes to create visual interest and variation of massing. Additionally, the homes have been designed to minimize a garage forward design with forward facing architectural elements, such as roof eaves, and porches.
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-6.5 Established Neighborhoods. The City should encourage new development to respect the pedestrian-scale, pre-automobile form, and lush urban forest that typifies established neighborhoods and contributes to their sense of place.
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.
Staff Response: The project is consistent with the goal and policies above in that the proposed development utilizes small-lot sizes (average of 1,871 sq. ft.) designed to meet market trends while providing architectural style that is compatible and integrated well with the existing neighborhood. The homes will be affordable by design, providing diversity in housing type, scale, and income point. Each floor plan includes designated office space to accommodate growing telecommuting trends.
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 use provides a high-quality new development and improves existing bicycle and pedestrian connectivity. Staff also finds that the project is also consistent with the following North Natomas Community Plan (NNCP) policy:
Policy NN-LUP 3: Financing Plan. The City shall require all property owners in the Plan area to: 1) participate equitably in the financing mechanisms necessary to finance the design, engineering, and construction of all library, fire, police, street, traffic, water, sewer, drainage improvements and all monitoring programs provided for in this Plan, and 2) pay an equitable share of all the costs incurred in the process of development of the Financing Plan. Guarantees for this shall be via development agreements or other means acceptable to the City staff. All property owners in North Natomas will be required to reimburse the City in an equitable manner for all planning expenses incurred in developing this Community Plan and related documents. The costs will be divided equally by each acre receiving urban land use designations by this Plan. Payment of this cost will be a condition of the development agreements.
Staff Response: The project is required to enter into a Development Agreement with the City of Sacramento, which is the binding mechanism that requires the landowner to participate in the North Natomas Financing Plan. The North Natomas Finance Plan identifies and sources dollars to key infrastructure improvements within the Plan Area.
Natomas Crossing Area 2 Planned Unit Development
The subject site is annexing into Area 2 of the Natomas Crossing PUD, which was originally adopted in 1997. While the PUD does not contain specific goals or policies exclusive to residential developments, it establishes standards and guidelines that apply to residential development, within the designated development area. These guidelines focus on ensuring compatibility with the surrounding context and achieving high-quality site planning and architectural design. Key standards that apply to the proposed residential development include:
• Building Design and Materials: Variation in building facades should be achieved, in part, by using a variety of materials along each street, including, but not limited to, stucco, wood siding, stone and brick. Street elevations should be broken with porches, reveals, recesses, trim elements and other architectural features to provide visual interest.
• Circulation and Parking: Pedestrian walkways that connect residential neighborhoods to the surrounding community are encouraged. Surface parking lots for medium and high density units shall be located away from the adjacent roadways, to the rear of the buildings.
Staff Response: This project includes a landscaped pedestrian connection to the west, to connect the new residences directly to the future multi-use path at Airport Road. Parking for this site is located away from the public roadway with spaces located at the interior of the site and screened from public view by the buildings. The proposed residential development is consistent with these standards and guidelines, ensuring compatibility with the surrounding development and contributing to the overall vision for Area 2 of the Natomas Crossing PUD. The project utilizes a mix of materials along with push/pull elements and porches along highly visible facades to create an enhanced, pedestrian-friendly development that aligns with the intended character of the area.
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EnvironmentalConsiderations
Environmental Considerations: On February 27, 2024, the City of Sacramento adopted the 2040 General Plan, which became effective on March 28, 2024. The City of Sacramento also certified a Master Environmental Impact Report (MEIR) associated with the 2040 General Plan on February 27, 2024. The General Plan MEIR is a master EIR, prepared pursuant to Section 15169 of the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.). The General Plan MEIR analyzed full implementation of the General Plan and identified measures to mitigate the significant adverse impacts associated with the General Plan to the maximum extent feasible.
Pursuant to Section 15183 of the CEQA Guidelines, where a project is consistent with the development density established for a property under an existing general plan or zoning ordinance for which the City already certified an EIR, additional environmental review is not required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.”
The City prepared a Modified Initial Study/15183 Checklist that supports the conclusion that the proposed project would not result in any significant impacts that: 1) were peculiar to the project or the project site; 2) were not identified as a significant effect in the General Plan MEIR; 3) were potentially significant off-site impacts and cumulative impacts which were not discussed in the prior MEIR prepared for the General Plan; or 4) were previously identified significant effects, and which as a result of substantial new information that was not known at the time that the General Plan MEIR was certified, were determined to have a more severe adverse impact than discussed in the General Plan MEIR.
The Environmental Services Manager has, based upon the analysis and conclusions of the Modified Initial Study/15183 Checklist, the project is exempt from further review. The Initial Study/15183 Checklist is available on the City’s EIR webpage at:
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 project site is within a flood hazard zone and is an area covered by Sacramento Area Flood Control Agency (SAFCA) 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 facilities of the State Plan of Flood Control or other flood management facilities protect the project to the urban level of flood protection. This is based on the SAFCA Urban Level of Flood Protection Engineer’s Reports accepted by the City Council on October 21, 2025 (Resolution No. 2025-0283).
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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 3-11. 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. Planning Staff supports the new development as the project creates additional homeownership opportunities and integrates well with its surrounding environment, 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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EconomicImpacts
Economic Impacts: Not applicable.
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Sustainability
Sustainability: Not applicable.
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Commission/Committee Action
Commission/Committee Action: On January 22, 2026, the Planning and Design Commission voted unanimously to pass a motion recommending that the City council approve the proposed project.
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