REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING August 25, 2016 To: Members of the Planning and Design Commission Subject: Fruitridge 7-Eleven (P16-030). A request to construct a 2,800 square foot convenience market on 0.66 acres with fuel and beer and wine sales in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone. A. Environmental Determination: Exempt per CEQA Infill Development Projects. B. Conditional Use Permit for fuel sales in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone. C. Conditional Use Permit for the sale of beer and wine for off-premise consumption in the General Commercial Executive Airport Overflight 2 (C-2-EA-2). D. Site Plan and Design Review with deviations to front and street side yard setback requirements to construct a 2,800± square foot convenience market on 0.66 acres in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone. Location/Council District 2401 Fruitridge Road, Sacramento, CA Assessor s Parcel Numbers: Council District: 5 Recommendation: Staff recommends the Planning and Design Commission approve the project based on the findings of fact and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A through D above, and its decision is appealable to City Council. 1

2 Figure 1: Land Use Map 2

3 Staff Contact: Garrett Norman, Assistant Planner, (916) Antonio Ablog, Senior Planner, (916) Applicant: Owner: Jesse Kent Smith Development and Construction Company 7803 Madison Avenue #700C Citrus Heights, CA Ramon P. Santos Trustees of the Ramon P. and Arselia Stantos Revocable Trust 1426 Carrousel Lane Sacramento, CA Summary and Background Information The applicant is proposing to construct a 2,800 square foot 7-Eleven convenience market with four (4) fuel islands for a total of eight (8) fuel pumps. The applicant is also requesting to sell beer and wine for off-premise consumption. The subject property has a vacant 1,777 square foot building on the site that was once utilized as an auto service and repair use. In 2007, a zoning application was made to the City for a major modification to a special permit to rehabilitate the existing structure and legalize the auto service and repair business. This application was withdrawn and therefore never processed. The subject site is located at the northeast corner of Fruitridge Road and 24 th Street. The site is located in a commercial setting with a variety of commercial services on each corner of the intersection. Directly north of the site is an upholstery business. To the east is an auto service and repair business. To the south is a Chevron fuel station with adjoining convenience market. To the west and southwest are commercial strip malls that provide a variety of local services, such as a hair salon, dentistry, restaurants, and retail stores. This commercial corridor is predominantly surrounded by single-family residential. Public/Neighborhood Outreach and Comments As part of the application review process, the proposal was routed to the Hollywood Park Neighborhood Association, Brentwood South Neighborhood Association, WALKSacramento, and Sacramento Area Bicycle Advocates. Staff also mailed notices to all property owners within 300 feet of the site prior to the public hearing. The applicant had a series of community outreach efforts which included presentations to the Hollywood Park Neighborhood Association and to the administration staff of Leonardo Da Vinci Middle School. Staff has received one comment letter from the Hollywood Park Neighborhood Association (Attachment 3) who supports the overall development proposal, but provides recommendations on the following site improvements: Provide additional bicycle parking 3

4 o Per Planning and Development Code, the project is required to provide two short-term and two long-term bicycle parking spaces. The project as proposed complies with this code requirement. Marked Pedestrian and Bicycle access from 24 th Street and Fruitridge Road o Staff and the applicant analyzed a pedestrian connection from Fruitridge Road, but were unable to arrive at a solution that did not interfere with the loading zone and eastern landscape planter. However, an enhanced pedestrian connection will be provided from 24 th Street. Reduce stormwater runoff o The existing site condition is nearly 100-percent paved with impervious surfaces. The proposed project reduces the amount of existing pavement and provides landscaped planters around the perimeter of the site and within the parking lot helping reduce the amount of stormwater runoff. The project will comply with the City stormwater requirements. Environmental Considerations California Environmental Quality Act (CEQA): The Community Development Department, Environmental Planning Services has reviewed the project and has determined the project is exempt from the provisions of CEQA, pursuant to Categorical Exemption 15332, Infill Development. This project qualifies for this exemption because: The project is consistent with the provisions of the 2035 General Plan and the zoning designation of C-2-EA-2. The project site is located in City limits on a site of less than five acres that is substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species as the entire site is completely covered with hardscape. The project would have no significant effect on traffic, noise, or water quality. The site is adequately served by utilities and public services. 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter 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 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 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 on June 21,

5 Policy and Land Use Considerations Table 1: Project Information General Plan designation: Suburban Corridor (FAR ) Existing zoning of site: General Commercial Executive Airport Overflight 2 (C-2-EA-2) Existing use of site: Vacant Commercial building Property area: 0.6± acres General Plan: The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The General Plan designation for the subject site is Suburban Corridor. Sacramento s Suburban Corridors are envisioned as auto-oriented, moderate-density retail, office, and residential corridors that support surrounding suburban neighborhoods. The urban design is supported by low-rise buildings that line auto-oriented corridors with streetscape improvements that support and enhance shopping and retail activities. The 2035 General Plan has identified goals and policies under the Land Use and Urban Design Element that relate to this project, including the following: Goal LU 1.1: Growth and Change. Support sustainable growth and change through orderly and well-planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure. Policy LU 1.1.5: Infill Development. The City shall promote and provide incentives (e.g., focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and community facilities, support increased transit use, promote pedestrian- and bicycle-friendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability. Goal LU 2.1: City of Neighborhoods. Maintain a city of diverse, distinct, and wellstructured neighborhoods that meet the community s needs for complete, sustainable, and high-quality living environments, from the historic downtown core to well-integrated new growth areas. Policy LU 2.1.7: Good Neighbors. The City shall encourage businesses located within and adjacent to residential developments to conduct their business in a courteous manner by limiting disturbances and nuisances from operations and patrons, and to act as members of the community by making themselves available to respond to complaints and by participating in neighborhood/community meetings. 5

6 Policy LU 2.1.8: Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute positively (e.g., architectural design) to existing neighborhoods and surrounding areas. Goal LU 2.7. City Form and Structure. Require excellence in the design of the city s form and structure through development standards and clear design direction. Policy: LU 2.7.1: Development Regulations. The City shall promote design excellence by ensuring City development regulations clearly express intended rather than prohibited outcomes and reinforce rather than inhibit quality design. Policy: LU 2.7.2: Design Review. The City shall require design review that focuses on achieving appropriate form and function for new and reuse and reinvestment projects to promote creativity, innovation, and design quality. Policy: LU 2.7.4: Public Safety and Community Design. The City shall promote design of neighborhoods, centers, streets, and public spaces that enhances public safety and discourages crime by providing street-fronting uses ( eyes on the street ), adequate lighting and sight lines, and features that cultivate a sense of community ownership. The Fruitridge 7-Eleven project is consistent with the goals and policies of the 2035 General Plan because it brings a supportive commercial use to the area and is an infill development project that maximizes existing City infrastructure while enhancing the existing suburban corridor through neighborhood enhancement and preservation. The development implements a quality architectural design that provides large window glazing at the storefront in addition to variation in material and color pallet. Furthermore, the project will enhance the existing streetscape by providing trees along the Fruitridge Road and 24 th Street frontages. The following key urban form characteristics envisioned for Suburban Corridors positively address the subject project (page 2-88 of the Land Use and Urban Design Element): A development pattern with moderate lot coverage, moderate side yard setbacks, and buildings sited near the corridor to create a varied but consistent street wall Building heights generally ranging from one to four stories Lot coverage generally not exceeding 50 percent Attractive streetscape with sidewalks designed to accommodate pedestrian traffic that includes appropriate landscaping, lighting, and pedestrian amenities/facilities An architectural analysis that highlights these characteristics is discussed in detail in the Site Plan and Design Review section. 6

7 The minimum FAR in the Suburban Corridor designation is 0.15 and, pursuant to footnote 2 in Table LU-1 on page 2-39 in the General Plan, small commercial (less than 1 acre), where permitted by the land use designation, shall be exempt from the minimum FAR requirement. Therefore, this project is exempt from meeting the minimum FAR requirement. The proposal has a FAR of Land Park Community Plan: The project is part of the Land Park Community Plan, which outlines specific opportunities at the neighborhood level. The subject site s opportunity area has been identified as a corridor; however, no community policies have been identified at this time. Future policies will be developed and key potential infill and redevelopment areas will become better defined in the Land Park Community Plan as the area begins to see more redevelopment. Goal LU 6.1: Corridors. Support the development of major circulation corridors that balance their vehicular function with a vibrant mix of uses that contribute to meeting local and citywide needs for retail, services, and housing and provide pedestrian-friendly environments that serve as gathering places for adjacent neighborhoods. Policy: LU 6.1.2: Transformed Corridors. The City shall facilitate the transformation of major thoroughfares dominated by auto-oriented strip commercial uses to include a broader mix of uses that provides opportunities for medium- and higher-density housing, while also addressing local and citywide demand for retail and services and complete streets. LU 6.1.4: Corridor Uses. The City shall encourage residential, mixed-use, retail, service commercial, and other pedestrian-oriented development along mixed-use corridors to orient to the front of properties with entries and stoops fronting the street. LU 6.1.5: Higher Intensity Nodes. The City shall generally direct higherintensity land uses and taller buildings to major intersections along arterial roads to facilitate access, enhance transit service, and promote physical differentiation along the corridor. Policy: LU 6.1.9: Enhanced Pedestrian Environment. The City shall require that sidewalks along mixed-use corridors are wide enough to accommodate significant pedestrian traffic and promote the transformation of existing automobile dominated corridors into boulevards that are attractive, comfortable, and safe for pedestrians by incorporating the following: o On-street parking between sidewalk and travel lanes o Few curb cuts and driveways o Enhanced pedestrian street crossings o Building entrances oriented to the street o Transparent ground floor frontages o Street trees o Streetscape furnishings 7

8 o Pedestrian-scaled lighting and signage The proposed convenience market with fuel service is within a quarter mile radius of the Fruitridge Light Rail Station (1,100± feet). Though the project s location is nearby the station, staff finds the subject parcel size of 0.6 acres constrains redevelopment to a more substantial transit-supportive development. General Plan Policy LU discourages low-intensity and auto oriented uses around transit stations in Suburban, Traditional, and Urban Centers. This policy is generally implemented by the Transit Overlay (TO) zone that prohibits gas station and auto service/sales and requires a minimum FAR of 0.4 in addition to a density of 15 units per net acres. The subject site is not within a Suburban, Traditional, or Urban Center and is not within the TO zone. Therefore, a gas station is allowed with the issuance of a Conditional Use Permit. Even though the General Plan does discourage auto-oriented uses around transit stations, staff believes that the proposed site improvements encourage alternative modes of transportation. For example, the project has been conditioned to provide an enhanced paved pedestrian crosswalk from the sidewalk on 24 th Street into the store front, establishing a clear delineation of pedestrian access. Additionally, the project will provide a 5-foot bicycle lane on Fruitridge Road and a 6-foot bicycle lane on 24 th Street, which helps to fill in the bicycle lane gaps, creating a more interconnected multi-modal transit system. Furthermore, the proposed development would not preclude additional redevelopment opportunities for those parcels immediately adjacent to the light rail station. Staff finds the proposed project redevelops the site consistent with the aforementioned General Plan policies and the zoning requirements prescribed in the Planning and Development Code. Entitlement Review Conditional Use Permit The subject site is located in the General Commercial Executive Airport Overflight 2 (C- 2-EA-2) zone. The approval of two Conditional Use Permits (CUP) is required for this project: One is to establish a fuel station and the second is to sell alcohol (beer and wine). The CUP process is designed to evaluate a project s potential impact on a site and the surrounding area. In evaluation of the proposed project, staff found the potential impacts generated by the project to be minimal as it is surrounded by similar commercial uses. Alcohol CUP: Planning and Development Code section A.2(a) requires the Planning and Design Commission to consider whether alcoholic beverage sales for off-premises consumption will detrimentally affect nearby residentially zoned areas by giving consideration to the distance of the proposed use from residential buildings, churches (and faith congregations), schools, hospitals, parks and playgrounds, childcare centers, social services, and other similar uses. 8

9 The subject site is located on the northeast corner of 24 th Street and Fruitridge Road. The site is directly adjacent to commercial development to the north, and east. Additional commercial development is located across the streets to the west and south. Figure 2 provides a representation of sensitive uses near the subject site. The map provides a 500- and 1,000-foot buffer radius to better illustrate the proximity of these uses to the subject site. As illustrated, there are three religious facilities near the site. Figure 2: Sensitive Use Map Figure 3 provides a representation of the active ABC licenses for offpremises consumption within a quarter mile of the project location. As illustrated, there are three ABC licenses within the quarter mile radial buffer. The ABC licenses are current as of July Planning staff, in conjunction with the City Police Department has reviewed the request to sell alcohol and finds the subject site would not have detrimental effect on the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood, because the project has been conditioned to limit the quantity and volume of containers to be sold, the location where alcohol can be sold, and to provide a Good Neighbor Policy. Additionally, as part of this evaluation, the Police Department has concluded the Public Convenience or Necessity will be served, for Alcohol Beverage Control (ABC) purposes. Staff, in agreement with the applicant, is proposing the following conditions on the Alcohol CUP to alleviate potential impacts: Prior to issuance of building permit, the business owner(s) shall propose and submit for review and approval by the Planning Director a Good Neighbor Policy including, but not limited to, the following: 9

10 Figure 3: Off-Premise ABC License Map o Establish a process for neighbors to communicate directly with the management staff should there by any problems or issues; o Provide a 24-hour emergency contact person and phone number on-site, in a clearly identified place. Sales of beer and malt beverages shall be in quantities of not less than a six-pack. Wine coolers or similar, where made for wine or malt products, shall not be sold in quantities of less than factor pack of four. Sales of wine shall be in containers of at least 750 ml. No distilled spirits shall be sold. The applicant is responsible for reasonably controlling the conduct of persons on the site and shall immediately disperse loiterers. 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. The operator shall be responsible for the daily removal of all litter from the site. Fuel Sales CUP: The subject site is located on the northeast corner of two arterial roads, Fruitridge Road and 24 th Street and is surrounded by commercial development. The nearest residential development if approximately 150 feet to the north. It is not unusual to find multiple fuel stations at major intersections throughout the city. Where the proposed fuel sales to have the potential to impact nearby properties, staff, in agreement with the applicant, is proposing the following conditions: 10

11 Trash receptacles shall be placed at the fuel islands for use by customers. No mechanical auto repair or auto body repair shall take place on the premises. Any modification to the project shall be subject to review and approval by Planning staff prior to the issuance of building permits. Any significant modification to the project may require additional planning entitlements. No outdoor unscreened storage is allowed. The applicant shall obtain all applicable permits for the sale of fuel. The conditions of the requested CUP for this site would apply to any new subsequent business with the same operations, as long as the previous business did not cease or discontinue their operation for more than two years; therefore, this CUP could be transferred to a different business, but the same conditions of approval listed in Attachment 1 would still apply. Any modifications to the site layout and design shall require additional review and may require modification to the terms of the requested use. Per Section of the Planning and Development Code, a request for a CUP may be granted based on the following findings: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan. The proposed project is consistent with General Plan policy related to Suburban Corridors by providing a supportive commercial use to the community, while providing a transparent ground floor and improving bicycle connectivity by adding bicycle lanes on the adjoining roadways. The project has been conditioned to ensure a long-term successful development project. 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code. The proposed use is consistent with the C-2 zoning district and Executive Airport Overflight 2 zone because it is a retail commercial use that complies with the 50 persons per acre requirement prescribed in the EA-2 overlay zone. Furthermore, the project is conditioned to comply with the relative development standards related to landscaping, waste management, and bicycle facilities. 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 services and utilities. 11

12 Staff finds that the building and fuel canopy locations and associated site improvements adequately address the site in terms of setbacks, landscaping, and fencing. The project will have vehicular access from 24 th Street and Fruitridge Road. The site will be adequately served by the necessary public and private utilities to ensure a property long-term 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 project has been conditioned to ensure a long-lasting operation that will function harmoniously with the existing area and surrounding uses. Specifically, one condition is to provide a Good Neighbor Policy which establishes a mechanism for neighbors to communicate directly with the management staff of the facility. For uses that include alcohol sales, additional findings under Planning and Development Code section A.1 must be met: 5. The proposed alcoholic beverage sales will not adversely affect the peace or general welfare of the surrounding neighborhood. The proposed use is consistent with the Suburban Corridors vision as autooriented, moderate-density retail type uses. The project provides a supportive commercial use to the area in which the sale of beer and wine expands the type of retail commodities sold. 6. The proposed alcoholic beverage sales will not result in undue concentration of establishments dispensing alcoholic beverages. The sale of alcohol will not result in undue concentration, based on the determination by the Police Department and review of the project and site visit, as the Police Department has submitted a letter to ABC stating that public convenience or necessity will be served by the proposed business. 7. The proposed alcoholic beverage sales will not enlarge or encourage the development of a skid row or blighted area. The Police Department conditioned the project to ensure Crime Prevention Through Environmental Design principles are met, such as video surveillance systems and owner responsibility to disperse loiterers, in addition to the restriction of the sale of singles and prohibited sale of distilled spirits. 8. The proposed alcoholic beverage sales will not be contrary to or adversely affect any program of redevelopment or neighborhood conservation. 12

13 The proposed use will not be contrary to the General Plan, which designates the site as Suburban Corridor and allows retail uses. Site Plan and Design Review Site Plan and Design Review is required for the project to confirm compliance with applicable development standards and design guidelines. The project is within the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone. Table 2 below outlines the project s compliance with the relative development standards. Table 2: Development Standards Standard Type C-2-EA-2 Requirement Proposed Deviation Required? Setbacks Front (Fruitridge Rd) 25 maximum 30 Yes Street Side (24 th St) 25 maximum 44.2 Yes Interior Side (east) No Minimum 4 No Rear (north) No minimum 1 No Maximum Height No Bicycle Parking No Short-Term Long-Term 1/2,000 s.f. = 2 1/10,000 s.f. = Vehicle Parking 1/500 s.f. = 6 10 No Front Yard and Street Side Yard Setback: A deviation is needed to the required maximum 25-foot front yard and street side yard setbacks. The front and street side yard setbacks are measured from property line to the edge of the fuel canopy. A deviation is needed to these setback requirements in order for the site to provide adequate maneuvering distance for fuel truck deliveries. Staff supports this deviation because it is consistent with the purpose and intent of the applicable design guidelines and development standards to provide a consistent street wall and to ensure a safe and functional site layout while protecting the health, safety, convenience, and general welfare of the public. Executive Airport Overflight 2 (EA-2) The purpose of the Executive Airport Overlay zone is to help protect the health, safety, and general welfare of people in the vicinity of the Sacramento Executive Airport and to improve air navigation safety. More specifically, this code section is intended to provide for the sensible growth and maintenance of the airport environs, and to effectuate the policies reflected in the Airport Land Use Commission Law in California and the Executive Airport Comprehensive Land Use Plan (CLUP). The subject project is classified as an auto and truck service station within the CLUP and as defined by the Standard Industrial Classification Code (554). Uses categorized 13

14 under this definition and that are within the Approach Departure Zone 1 (EA-2) are permitted uses, subject to compliance with concentration of persons per acre standards, as defined in Planning and Development Code section The standards of concentration of persons per acre are intended to protect public health, safety, and welfare by ensuring that large concentrations of people are not allowed in areas exposed to safety hazards within areas around airports. The subject site is limited to not exceed 50 persons per acre at any time. The Sacramento Area Council of Governments (SACOG) oversees the CLUP and reviews projects within the Executive Airport Overlay to ensure compliance with the CLUP. The applicant has provided an analysis of the 50 persons per acre and finds the project meets this requirement. SACOG has reviewed the applicant s concentration analysis and finds the project meets this requirement. A copy of this evaluation is provided in Attachment 2. Circulation: The subject site will be accessed by vehicles from two curb cuts on 24 th Street and Fruitridge Road. Both vehicular access point will be right turn in and out only. The project will also provide for the dedication and striping of on-street bicycles lanes on Fruitridge Road and 24 th Street. Enhanced paving will be provided on the site from the 24 th Street sidewalk to the entrance of the store to delineate pedestrian access. Site Layout: The building adequately addresses the site in terms of setbacks and relationship to the adjoining roadways. 1. Street Wall/Setback: The proposed project generally responds to the adjacent street frontages by locating the buildings in a consistent setback line from the property line and includes a landscaped streetscape adjacent to the sidewalk. Additionally, the building s placement at the northeast corner of the site addresses Police concerns that buildings for convenience type uses be sited to reduce areas of low visibility to the rear of the building. Figure 4: Rendering of Storefront 14

15 2. Site Improvements: The site complies with the 50-percent shade requirement in addition to providing a variety of soft scape materials, creating well vegetated site with visual interest. Architectural Analysis: The building design creates a clean, simple aesthetic that introduces a new design to the area, while complementing the surrounding structures. 1. Design and Materials: The proposed building design is well articulated by providing variation with areas of interest to the façades. The storefront entrance faces the corner of Fruitrdige Road and 24 th Street, creating a visual interest from all corners of the intersection. The storefront integrates vertical windows with gridded trim. Components of the building are popped out creating a depth interest, in addition to utilizing a variety of colors and materials to better denote the spatial differentiation. The building s exteriors are softened with a variation of landscaping which creates additional depth and interest when viewed at ground level. 2. Building Heights and Context: The project has a maximum height of 20± feet. This height is allowed by code and is consistent with the surrounding buildings. The building establishes a variation in parapet height and cornice treatment, creating visual attention. The rooflines provide a consistent. Figure 4 shows a rendering of the storefront. 3. Cohesive Design: The project incorporates a consistent design theme for the entire site. For example, the stone utilized at the base of the building is integrated into the base of the trash enclosure, the column supports of the fuel station canopy, and at the base of the proposed monument sign. The fuel station canopy also incorporates matching colors and cornice treatment at the top of the column supports. The overall site layout and building design adequately address the site in terms of setbacks, height, and circulation. The project redevelops an underutilized, fully hardscaped parcel with a project that integrates quality architecture and landscaping improvements to help enhance the streetscape at the intersection. Furthermore, the proposed monument sign will be located at the corner and is designed at a more pedestrian appropriate scale as opposed to the several pole signs in the area. Per Section of the Planning and Development Code, approval of the Site Plan and Design Review shall be based on the following findings: 1. 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 project is consistent with General Plan policy related to Suburban Corridors by providing a supportive commercial use to the community, while providing a transparent ground floor, and improving bicycle connectivity by 15

16 adding bicycle lanes on the adjoining roadways. Additionally, the project implements quality urban design in the form of architecture and streetscape improvements. Lastly, the project has been conditioned to ensure a long-term successful development project. 2. 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. The project as proposed complies with the relative development standards of the C-2-EA-2 zoning district with exception to the maximum front and street side yard setbacks. Staff finds the deviations are justifiable in order for the site to provide adequate maneuvering distance for fuel truck deliveries. Staff supports this deviation because it is consistent with the purpose and intent of the applicable design guidelines and development standards to provide a consistent street wall and to ensure a safe and functional site layout while protecting the health, safety, convenience, and general welfare of the public. 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. The proposed project is conditioned to provide the adequate onsite and offsite improvements to sufficiently serve the project and its users by providing adequate parking facilities for vehicles and bicycles, the necessary public and private utility infrastructure, and landscaping improvements. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. The surrounding neighborhood is a mix of commercial and residential uses. The properties immediately adjacent to the subject site are commercial servicing uses that do not have a coherent design them. The proposed project visually stimulates the area by enhancing the property with a new, clean aesthetic architecture, while providing setbacks and building placements that are functionally compatible with the surrounding properties. Ultimately, this project helps better define the area as redevelopment occurs. 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 16

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19 Findings of Fact Attachment 1 Proposed Findings of Fact and Conditions of Approval Fruitridge 7-Eleven (P16-030) 2401 Fruitridge Road, Sacramento, CA A. Environmental Determination: Exempt 1. The Planning and Design Commission of the City of Sacramento finds as follows: 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 project is exempt from review under Section 15332, Infill Development Project, of the California Environmental Quality Act, as follows: The project is consistent with the provisions of the 2035 General Plan and the zoning designation of C-2-EA-2. The project site is located in City limits on a site of less than five acres that is substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species as the entire site is completely covered with hardscape. The project would have no significant effect on traffic, noise, or water quality. The site is adequately served by utilities and public services. B. Conditional Use Permit for fuel sales in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone is approved based on the following findings: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan. The proposed project is consistent with General Plan policy related to Suburban Corridors by providing a supportive commercial use to the community, while providing a transparent ground floor and improving bicycle connectivity by adding bicycle lanes on the adjoining roadways. The project has been conditioned to ensure a long-term successful development project. 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code. The proposed use is consistent with the C-2 zoning district and Executive Airport Overflight 2 zone because it is a retail commercial use that complies with the 50 persons per acre requirement prescribed in the EA-2 overlay zone. Furthermore, the project is conditioned to comply with the 19

20 relative development standards related to landscaping, waste management, and bicycle facilities. 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 services and utilities. Staff finds that the building and fuel canopy locations and associated site improvements adequately address the site in terms of setbacks, landscaping, and fencing. The project will have vehicular access from 24 th Street and Fruitridge Road. The site will be adequately served by the necessary public and private utilities to ensure a property long-term 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 project has been conditioned to ensure a long-lasting operation that will function harmoniously with the existing area and surrounding uses. Specifically, one condition is to provide a Good Neighbor Policy which establishes a mechanism for neighbors to communicate directly with the management staff of the facility. C. Conditional Use Permit for the sale of beer and wine for off-premise consumption in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) is approved based on the following findings: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan. The proposed project is consistent with General Plan policy related to Suburban Corridors by providing a supportive commercial use to the community, while providing a transparent ground floor and improving bicycle connectivity by adding bicycle lanes on the adjoining roadways. The project has been conditioned to ensure a long-term successful development project. 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code. The proposed use is consistent with the C-2 zoning district and Executive Airport Overflight 2 zone because it is a retail commercial use that complies with the 50 persons per acre requirement prescribed in the EA-2 overlay zone. Furthermore, the project is conditioned to comply with the relative development standards related to landscaping, waste management, and bicycle facilities. 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 20

21 served by public services and utilities. Staff finds that the building and fuel canopy locations and associated site improvements adequately address the site in terms of setbacks, landscaping, and fencing. The project will have vehicular access from 24 th Street and Fruitridge Road. The site will be adequately served by the necessary public and private utilities to ensure a property long-term 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 project has been conditioned to ensure a long-lasting operation that will function harmoniously with the existing area and surrounding uses. Specifically, one condition is to provide a Good Neighbor Policy which establishes a mechanism for neighbors to communicate directly with the management staff of the facility. 5. The proposed alcoholic beverage sales will not adversely affect the peace or general welfare of the surrounding neighborhood. The proposed use is consistent with the Suburban Corridors vision as auto-oriented, moderatedensity retail type uses. The project provides a supportive commercial use to the area in which the sale of beer and wine expands the type of retail commodities sold. 6. The proposed alcoholic beverage sales will not result in undue concentration of establishments dispensing alcoholic beverages. The sale of alcohol will not result in undue concentration, based on the determination by the Police Department and review of the project and site visit, as the Police Department has submitted a letter to ABC stating that public convenience or necessity will be served by the proposed business. 7. The proposed alcoholic beverage sales will not enlarge or encourage the development of a skid row or blighted area. The Police Department conditioned the project to ensure Crime Prevention Through Environmental Design principles are met, such as video surveillance systems and owner responsibility to disperse loiterers, in addition to the restriction of the sale of singles and prohibited sale of distilled spirits. 8. The proposed alcoholic beverage sales will not be contrary to or adversely affect any program of redevelopment or neighborhood conservation. The proposed use will not be contrary to the General Plan, which designates the site as Suburban Corridor and allows retail uses. D. Site Plan and Design Review with deviations to front and street side yard setback requirements to construct a 2,800± square foot convenience market on 0.66 acres in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone is approved based on the following findings: 21

22 1. 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 project is consistent with General Plan policy related to Suburban Corridors by providing a supportive commercial use to the community, while providing a transparent ground floor, and improving bicycle connectivity by adding bicycle lanes on the adjoining roadways. Additionally, the project implements quality urban design in the form of architecture and streetscape improvements. Lastly, the project has been conditioned to ensure a long-term successful development project. 2. 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. The project as proposed complies with the relative development standards of the C-2-EA-2 zoning district with exception to the maximum front and street side yard setbacks. Staff finds the deviations are justifiable in order for the site to provide adequate maneuvering distance for fuel truck deliveries. Staff supports this deviation because it is consistent with the purpose and intent of the applicable design guidelines and development standards to provide a consistent street wall and to ensure a safe and functional site layout while protecting the health, safety, convenience, and general welfare of the public. 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. The proposed project is conditioned to provide the adequate onsite and offsite improvements to sufficiently serve the project and its users by providing adequate parking facilities for vehicles and bicycles, the necessary public and private utility infrastructure, and landscaping improvements. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. The surrounding neighborhood is a mix of commercial and residential uses. The properties immediately adjacent to the subject site are commercial servicing uses that do not have a coherent design them. The proposed project visually stimulates the area by enhancing the property with a new, clean aesthetic architecture, while providing setbacks and building placements that are functionally compatible with the surrounding properties. Ultimately, this project helps better define the area as redevelopment occurs. 22

23 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. The project s building placement, design, and site improvements will be a good contribution to the area, while being sensitive to neighboring properties by providing an ample setback to the property to the south. Furthermore, the project has been conditioned to ensure a long-lasting operation that will function harmoniously with the existing area and surrounding uses. E. 200-Year Flood Protection Finding Consistent with State Law (SB 5) and Planning and Development Code Section : 1. The project site is within an area for which the local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by 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 accepted by City Council Resolution No on June 21, Conditions of Approval B. Conditional Use Permit for fuel sales in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone is approved based on the following conditions: PLANNING B1. Development shall comply with the Site Plan and Design Review conditions of approval. B2. Trash receptacles shall be placed at the fuel islands for use by customers. B3. No mechanical auto repair or auto body repair shall take place on the premises. 23

24 B4. Any modification to the project shall be subject to review and approval by Planning staff prior to the issuance of building permits. Any significant modification to the project may require additional planning entitlements. B5. No outdoor unscreened storage is allowed. B6. The applicant shall obtain all applicable permits for the sale of fuel. C. Conditional Use Permit for the sale of beer and wine for off-premise consumption in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) is approved based on the following conditions: PLANNING C1. Development shall comply with the Site Plan and Design Review conditions of approval. C2. Prior to issuance of building permit, the business owner(s) shall propose and submit for review and approval by the Planning Director a Good Neighbor Policy including, but not limited to, the following: a. Establish a process for neighbors to communicate directly with the management staff should there by any problems or issues; b. Provide a 24-hour emergency contact person and phone number on-site, in a clearly identified place. C3. The areas devoted to the sale of alcohol shall be as indicated on the approved plans shown on Exhibit C. C4. Any modification to the attached plans shall be subject to review and approval by Planning staff. POLICE C5. Sales of beer and malt beverages shall be in quantities of not less than a six-pack. C6. Sales of wine shall be in containers of at least 750 ml. C7. Wine coolers or similar, whether made for wine or malt products, shall not be sold in quantities of less than factory packs of four. C8. No distilled spirits shall be sold. C9. Electronic point of sale age verification system is required, including: a. scans and authenticates ID 24

25 b. identifies fake IDs c. records dates and times of entry d. has the ability to create a banned patron list C10. Business owner/s, management, and employees will refuse admittance to customers who appear to be under the influence of alcohol and/or drugs. Business owner/s, management, and employees will immediately remove from the premises any and all persons who appear to be under the influence of alcohol and/or drugs. C11. Business owner/s, management, and employees will immediately cause to be removed from the premises any and all persons who are so obviously intoxicated that they exhibit one or more of the following behaviors: incoherent or slurred speech, poor muscular coordination, a staggering or unsteady walk, loss of balance, argumentative conduct, vomiting, or unconsciousness. C12. Applicant must comply with all laws and regulations related to the distribution of alcoholic beverages, including not selling, furnishing, giving or causing to be sold, furnished of given away, any alcoholic beverages to any habitual drunkard, or to any obviously intoxicated person. C13. All employees shall attend ABC LEAD Training prior to selling alcoholic beverages and at least once every 5 years. C14. No more than 33 percent of the square footage of the windows and clear doors 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, including the area in which the cash registers are maintained, from the exterior public sidewalk or entrance to the premises. All signs shall comply with the City Code. C15. The name of the store shall be printed on all receipts. C16. No public pay phones/telephones shall be allowed on the premises. C17. No coin operated games or video machines shall be allowed on the premises. C18. The applicant shall post the property No Trespassing and No Loitering. No trespassing signs shall cite 602K PC and SCC. C19. The applicant is responsible for reasonably controlling the conduct of persons on the site and shall immediately disperse loiterers. 25

26 C20. 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. C21. The operator shall be responsible for the daily removal of all litter from the site and along the street curb/gutter along store property. D. Site Plan and Design Review with deviations to front and street side yard setback requirements to construct a 2,800± square foot convenience market on 0.66 acres in the General Commercial Executive Airport Overflight 2 (C-2-EA-2) zone is approved based on the following conditions: PLANNING D1. Development of the site shall be in compliance with the approved plans. Any modification(s) to the project shall be subject to additional planning review and may require subsequent entitlements prior to issuance of building permits. D2. The applicant shall obtain all necessary building and encroachment permits prior to commencement of construction. D3. The project shall comply with applicable recycling and solid waste disposal regulations as prescribed in Planning and Development Code section D4. All proposed signage is subject to a separate sign permit and shall conform to all applicable Sacramento City Code requirements. a. All signage shall be provided as indicated on the signage plans in Exhibit E. D5. 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. D6. 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. D7. Enhanced paving shall be provided at the ADA crosswalk from 24 th Street to the entrance of the building. The crosswalk paving material and 26

27 connection/alignment into the sidewalk along 24 th Street shall be reviewed and approved by Planning staff prior to issuance of building permits. D8. Stone shall be provided on the building as indicated on the approved plans. D9. The project shall comply with Planning and Development Code Section related to bicycle parking. D10. All stucco used for exterior finishes shall be of a medium sand finish or equivalent. D11. The applicant shall paint electrical meters/cabinet, telephone connection boxes and other utility appurtenances to match the building to which they are attached. D12. The building shall vary in color and material application as shown on the approved plans. D13. Storefront glazing and window trim shall be provided as indicated on the approved plans. All glazing that includes any tinting for UV and heat reflection shall be subject to City staff approval. Dark glazing is prohibited. D14. Rooftop trim/cornices shall be provided as indicated on the approved plans. POLICE D15. 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. D16. Broken or damaged exterior lighting shall be repaired or replaced within 48 hours of being noted. D17. Parking and bicycle parking shall be illuminated to a maintained minimum of 1.5 foot candles per square foot of parking area at a 10:1 maximum to minimum ratio during business hours. D18. Exterior walkways, alcoves and passageways shall be illuminated to a maintained minimum of ¼ foot candles per square foot of surface area at a 2 foot candle minimum average and a 4:1 average to minimum ratio from one-half hour before dusk to one-half hour after dawn. 27

28 D19. 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. D20. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties. D21. 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 and eliminates hiding areas within the landscape. D22. If landscaping for screening is desired, this should be accomplished by hostile vegetation such as, but not limited to, holly, bougainvillia, or barberry. D23. UL listed central station silent robbery alarm system shall be employed at all points of sale, the manager s office, and near the safe(s). Cellular backup is recommended. Alarm shall be equipped with battery back-up with at least one hour of stand-by time in case of power failure. D24. All solid core exterior doors shall be equipped with a 180 degree viewing device to screen persons before allowing entry, and shall remain locked at all times except for emergencies and deliveries. D25. Height markers are required on the interior doorway. D26. Fences shall be of decorative tubular metal, no climb type. D27. A 4 decorative tubular metal fence, or other functionally similar landscaping feature approved by City staff (e.g. planter boxes or decorative half wall), shall be added along the north and east borders of the property in order to direct all pedestrians to enter the property on either the 24 th St side or the Fruitridge Road side via the sidewalks. D28. All fences shall be maintained in good condition. D29. Recorded Video Assessment and Surveillance System (VASS) shall be employed. D30. Cameras and VASS storage shall be digital high definition or better. D31. VASS storage shall be kept off-site or in a secured area accessible only to management. D32. VASS shall be equipped with a battery back-up with at least one hour of stand-by time in case of power failure. 28

29 D33. VASS shall support standard MPEG formats. D34. VASS shall be capable of storing no less than 30 days worth of activity. D35. Manager with access to VASS storage shall be able to respond within 30 minutes during business hours. D36. Manager shall have the ability to transfer recorded data to another medium (e.g. DVD, thumb drive, etc.). D37. Cameras shall be equipped with low light capability, auto iris and auto focus. D38. VASS shall provide comprehensive coverage of: a. all points of sale b. safe c. manager s office d. areas of ingress and egress (doors, driveways) e. alcohol placement areas f. parking lot and bicycle parking g. gas pumps h. coverage of all four (4) exterior sides of the property i. adjacent public rights of way (Fruitridge Road and 24 th Street) j. transformer and trash enclosure area (northwest corner) k. at least one camera shall be positioned to get a front face shot (e.g. height strip camera) D39. All dumpsters shall be kept locked. D40. Exterior trash receptacles shall be of a design to prevent unauthorized removal of articles from the trash bin. SMUD D41. Dedicate a 12.5 foot public utility easement for underground facilities and appurtenances adjacent to all public street rights of ways. D42. Dedicate any private drive, ingress and egress easement, or Irrevocable Offer of Dedication and 10 feet adjacent thereto as a public utility easement for underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads. D43. Any necessary future SMUD facilities located on the customer s property will require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the customer s property. 29

30 D44. Existing SMUD facilities are located on the customer s property. If the facilities need to be relocated or removed the developer will need to work with SMUD and this would be billable to the customer. D45. Developer to comply with SMUD requirements; i.e. panel size/location, clearances from SMUD equipment, transformer location and service conductors. D46. Structural setbacks of less than 14 feet may create clearance issues. The developer shall meet with all utilities to ensure adequate setbacks are maintained. D47. To maintain adequate trench integrity, building foundations must have a minimum horizontal clearance of 5 feet from any SMUD trench. Developer to verify with other utilities (Gas, Telephone, etc.) for their specific clearance requirements. D48. SMUD equipment shall be accessible to a 26,000 pound service vehicle in all weather. SMUD equipment shall be no further than 15 feet from a drivable surface. The drivable surface shall have a minimum width of 20 feet. D49. Developer to contact SMUD new services SMUD (7683) for any new services. UTILITIES D50. Per City Code Section, , multiple water services to a single lot or parcel may be allowed if appropriate DOU Development Review and Field staff have reviewed the proposed number of taps and associated location and have no issues or concerns. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU. (Note: No tapping allowed to the 36-inch transmission main in 24 th Street.) D51. The finished floor shall be above the 100-yr HGL or 1.5-feet above the local controlling overland flow release elevation, whichever is higher or as approved by the DOU. D52. No more than 6,000 square feet is allowed to sheet drain over a public sidewalk. If the area is larger than 6,000 square feet then an on-site surface drainage system is required and shall be connected to the street drainage system by means of a storm drain service tap. All on-site systems shall be designed to the standard for private storm drainage systems (per the latest edition of: Frontage and On-Site Improvement Procedures Manual). 30

31 D53. A grading plan showing existing and proposed elevations is required. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU. D54. The parcel shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU. D55. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to prepare erosion and sediment control plans for both during and after construction of the proposed project, prepare preliminary and final grading plans, and prepare plans to control urban runoff pollution from the project site during construction. D56. The applicant is required to implement source control measures to prevent pollutants from contacting site runoff, leaving the site and entering the City s storm drainage system or local waterways. Refer to Stormwater Quality Design Manual for the Sacramento and South Placer Regions (May 2007) Chapter 4 for appropriate source control measures. ELECTRICAL D57. This project requires street lighting on Fruitridge Road and 24th Street in accordance to City standards. The number of ornamental lights and their placements shall be determined when civil plans are in plan review. The City may assist in determining the number and placement if requested. PUBLIC WORKS D58. Construct standard public improvements as noted in these conditions pursuant to Title 18 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section 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 along Fruitridge Road and 24th Street per City standards to the satisfaction of the Department of Public Works. 31

32 D59. The applicant shall dedicate 5-feet along Fruitridge Road and stripe in a bike lane as shown on the site plan as part of the public improvements to the satisfaction of the Department of Public Works. D60. The applicant shall dedicate 6-feet along 24th street and stripe in a bike lane as shown on the site plan as part of the public improvements to the satisfaction of the Department of Public Works. D61. The applicant shall transition the new sidewalk along 24th street with the existing sidewalk to the satisfaction of the Department of Public Works. The sidewalk transition shall occur within the north boundary of this property. D62. All right-of-way and street improvement transitions that result from changing the right-of-way of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned. D63. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. D64. The applicant shall remove any existing driveways not proposed for use with the proposed project and reconstruct the frontage improvements per City standards and to the satisfaction of the Department of Public Works. D65. The site plan shall conform to A.D.A. requirements in all respects. This shall include the replacement of any curb ramp that does not meet current A.D.A. standards at the north-east corner of the intersection of Fruitridge Road and 24th Street to the satisfaction of the Department of Public Works. D66. The site plan shall conform to the parking requirements set forth in City Code (Development standards for off-street parking facilities, Zoning Ordinance). D67. 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 (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. REGIONAL SAN D68. Developing this property will require the payment of Regional San sewer impact fees. Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San 32

33 SASD sewer impact fees, please contact the Sewer Fee Quote Desk at (916) D69. The existing building is connected to public sewer. Re-connection to the SASD sewer system shall be required to the satisfaction of SASD. SASD Design Standards apply to any on and off-site sewer construction. D70. Each lot and each building with a sewage source shall have an independent connection to the 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 shall have a separate connection to a private on-site sewer line or SASD public sewer line. D71. Developing this property will require payment of sewer impact fees to both SASD and Regional San, in accordance with each District s Ordinances. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. URBAN FORESTRY D72. Applicant will submit a landscape plan to CDD for Chapter 17 compliance review, (City of Sacramento Parking Lot Shade Ordinance). ADVISORY NOTES: PARKS AND RECREATION UTILITIES 1. The applicant shall be responsible for payment of a Park Development Impact Fee (PIF) prior to issuance of a building permit for the convenience store. The Park Development Impact Fee is estimate to be $487, based on a 2,800 square foot commercial retail use at $0.42 per square foot; (this includes an offset for the previous 1,640 commercial services use). The fee will be determined at the time of submittal for a building permit and will be based upon the plans submitted at that time. The applicant may be eligible for a fee offset in the fee due to the previous use of the property and the demolished structure. 2. The proposed project is located in a shaded Zone X, on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs) dated August 16th, 2012, defined as areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas 33

34 REGIONAL SAN protected by levees from 1% annual chance flood. Accordingly, the project site lies in an area with no requirements to elevate or flood proof. 3. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City s collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). URBAN FORESTRY 4. Received packet shows no tree impacts associated w/ the proposed project. Fire 5. Aerial image of site confirms that the project should not negatively impact any city or private trees. 6. Provide a water flow test. (Make arrangements at the Permit Center walkin counter: 300 Richards Blvd) Attachments: Exhibit A: Site Plan Exhibit B: Landscape Plan Exhibit C: Floor Plan Exhibit D: Elevations Exhibit E: Proposed Sign Package 34

35 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 Exhibit A: Site Plan DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 2401 FRUITRIDGE ROAD, SACRAMENTO, CA '-0" r 35'-0" 5'-0" 5'-0" 11'-0" 24" Concrete Curb (E) TRAVEL LANE (N) LIGHT POLE 2401 FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA te an Pl 24'-0" 5'-4" (N) BIKE LANE 10'-2" Ramp 37'-0" C (N) BIKE LANE (N) TRAVEL LANE FRUITRIDGE RD (E) DRIVEWAY SDP REVISION No. Description: OWNER PUBLIC RIGHT-OF-WAY - ASPHALT PAVEMENT Date: SDP REVIEW '-0" Fruitridge Road (N)PROPANE MERCHANDISER UNLOADING ONLY 38'-0" PROPOSED PUMP AREA (4 PUMPS) (N) LANDSCAPE BUFFER (E)SIDEWALK 31'-4" ~ Asphalt Pavement ~ ~ Asphalt Pavement ~ 8'-0" 36'-9" 28'-8" (N) LANDSCAPE BUFFER (N) TRAVEL LANE 49'-8" (N) TRAVEL LANE 6' Chain Link Fence/ 1' Barbed Wire 9'-0" SACRAMENTO, CA STORE # '-0" NO PARKING 25'-4" 38'-3" 9'-0" 6 (N) HEALY CLEAN AIR SYSTEM 5'-11" 19'-0" 38'-1" 20'-9" (N)RAMP WITH FLARES 4'-0" 4'-6" 36'-9" 24TH STREET 6" Concrete Curb 24" Concrete Curb WALK (E) DRIVEWAY 3'-0" Planter (Typ) (N) RAMP (N) CROSS 8'-6" 49'-9" Concrete Wall 4 (N) CONCRETE APRON 4'-0" 7-ELEVEN CONVENIENCE STORE 2810 sqft (N) SIDEWALK 26'-6" 23'-3" 70'-2" (N) SWITCHGEAR, PTD. TO MATCH BUILDING 41'-3" 48'-8" 24'-0" 8'-4" 41'-2" Public Right-of-Way - Asphalt Pavement 24th Street 30'-0" Site Sign, Pylon & Frame 16' High (N) AIR/WATER 45'-0" (N) BICYCLE RACK(2) 4' Block Wall ARCHITECTURE CIVIL ENGINEERING MEP ENGINEERING PLANNING (N) BICYCLE LOCKER(2) ~ Asphalt Pavement ~ (N) TRAVEL LANE (E) TURN LANE Public Right-of-Way - Asphalt Pavement 11'-0" 3'-53'-0" " 1'-0" (N) LANDSCAPE BUFFER 5600 S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com (N) YELLOW 6" SLEEVE OVER PROTECTIVE BOLLARDS 10'-2" 2'-9" Chain Link Fence on Concrete Wall 6' Chain Link Fence/1' Barbed Wire Public Right-of-Way - Asphalt Pavement ~ Asphalt Pavement ~ ~ Asphalt Pavement ~ 01 Concrete Driveway Adjoiner's Building 6' Chain Link Fence/1' Barbed Wire 24th Street CONSTRUCTION C O M PA N Y Median Median SMITH 6" Concrete Curb 6" Concrete Curb 01 REVISION REVISION (N) TURN LANE Median Median 6" Concrete Curb EXISTING SITE PLAN (SURVEY) 1/16" = 1'-0" PLAN NORTH ARCHITECTURAL SITE PLAN ARCHITECTURAL SITE PLAN 1/16" = 1'-0" PLAN NORTH DR0.1

36 August 25, 2016 Subject: Fruitridge 7-Eleven (P16-030) Exhibit B: Landscape Plan DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 2401 FRUITRIDGE ROAD, SACRAMENTO, CA SMITH ARCHITECTURE CIVIL ENGINEERING MEP ENGINEERING PLANNING 2401 FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA SACRAMENTO, CA STORE #37620 IMPERVIOUS SURFACES: 28,525 SQFT 5600 S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com CONSTRUCTION C O M PA N Y C SDP REVISION No Description: Date: OWNER SDP REVIEW PLAN NORTH 01 SITE LANDSCAPE PLAN N.T.S. 01 REVISION REVISION PRELIMINARY LANDSCAPE PLAN & INFORMATION DR0.2

37 Subject: Fruitridge 7-Eleven (P16-030) ARE SIGNS STRATEGICALLY LOCATED TO ALLOW FOR MAXIMUM VISIBILITY? YES. ARE SIGNS WELL MAINTAINED? YES. ARE MAPS PROVIDED IN LARGE AREAS SUCH AS UNDERPASSES, PARKS, ETC.? N/A. ARE SIGNS DISPLAYING HOURS OF OPERATION? YES. ALL DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR MASONRY FINISH UNLESS NOTED OTHERWISE. INTERIOR "CLEAR" DIMENSIONS ARE FINISH DIMENSIONS, "HOLD" DIMENSIONS ARE TO FACE OF STUDS. 2. SECURITY SYSTEMS ARE TO BE PROVIDED AND INSTALLED BY OTHERS. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH OWNER'S SECURITY SYSTEMS CONTRACTOR. 3. ALL INTERIOR PARTITIONS ARE TO BE CONSTRUCTED PER WALL TYPES AS SHOWN U.N.O. 4. CONSTRUCT RATED PARTITIONS IN ACCORDANCE WITH REQUIREMENTS OF NOTED FIRE RATED DESIGN ASSEMBLIES. 5. SET FLOOR TRACK ON CONTINUOUS BEADS OF ACOUSTICAL SEALANT ON BOTH SIDES. 6. PROVIDE INSULATION IN WALLS AS INDICATED ON WALL TYPES. 7. ALL GYPSUM BOARD TO BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. GYPSUM BOARD SHALL BE TAPED AND BEDDED. PROVIDE FIRE TAPE AT FIRE RATED PARTITIONS. SEE SPECIFICATIONS. 8. PROVIDE WOOD BLOCKING IN PARTITIONS AS REQUIRED. COORDINATE WITH THE OWNER ON ITEMS/FIXTURES AND EQUIPMENT INSTALLED BY THE OWNER THAT MAY REQUIRE BLOCKING. 9. WALL SURFACES MUST BE CLEANED & DUST FREE PRIOR TO CAULKING. 10. ELECT. BOXES SHALL NOT BE MOUNTED BACK TO BACK. BOXES SHALL BE SEALED TO GYP. BD. W/ RESILIENT CAULK. ICED COFFEE FRESH FOOD COFFEE MUGS PREMIUM BEER 711 WINE/ CRAFT/ IMPORT BEERS 709 COFFEE ISLAND SS BEEER 708 BAKERY CASES FRESH BAKERY CASE FRESH BAKERY CASE PKGD BAKERY/ BREAD-1 CHIPS 1 CHIPS 2 PKGD BAKERY/ BREAD-2 TH CHIPS 6' BREAKFAST/ NUTRITIONAL BARS HISPANIC SNACKS 6' BREAKFAST/ NUTRITIONAL BARS BACK ROOM RTE SODA/ TEA 705 CANDY4 PEGGED CANDY COOKIE/ CRACKER-2 HISPANIC CANDY CO " CANDY3 COOKIE/ CRACKER-1-0 CANDY2 OTHER SNACKS 120 4' " -0 CANDY1 MEAT SNACKS NUTS SEEDS WINE 3' PREMIUM SNACKS 7'-5" 3'-5" 3'-11" MERCHANDISE MONSTER POWERWING 4'-2" ISOTONIC 704 RED BULL POWERWING 3'-8" MIN. WATER 703 BATTERY/ WIRELESS ACCESSORIES TOY/ SCHOOL & OFFICE SUPPLIES PMU HBC 1 PMU " HBC 2 HBC 3 HBC 4 SEASONAL NON-FOODS PET/ AUTO PAPER/ SOAP CLEANING MEN'S COFFEE/ JUICE 702 GIFT BAGS & TISSUE PAPER POWERWING C WINE FEE 3' -5 SDP REVISION 4'-1" DAIRY 701 9'-8" No. " " ATM 0" FLOOR SPINNER: SUNGLASSES GLOVES UMBRELLAS SM HOUSEHOLDS POWERWING -0 WOMEN'S 5'-0" 5'-9" 6' Date: SDP REVIEW '-3" " 3'-8" MIN. -0 Description: OWNER 3'-8 2' CO WINE ACCESSORIES POWERWING 01 REVISION REVISION TH BEVERAGE " -0 2' OWNERSHIP, MAINTENANCE & MANAGEMENT DOES THE DESIGN PROVIDE TERRITORIAL REINFORCEMENT THROUGH DESIGN FEATURES? YES. ALL FEATURES OF THE SITE ILLUSTRATE 7-ELEVEN OWNERSHIP. DOES THE DESIGN ALLOW FOR EASY MAINTENANCE? YES. MAINTENANCE AREAS ARE EASILY ACCESSIBLE. ARE THERE SIGNS AND INFORMATION TO GUIDE PEOPLE ON HOW TO REPORT MAINTENANCE? YES. DOES THE MANAGEMENT OF SPACE PROVIDE MAINTENANCE PRIORITIES E.G. REMOVAL OF OFFENSIVE GRAFFITI? YES. " -5 3' SIGNS AND INFORMATION ARE SIGNS VISIBLE AND LEGIBLE? YES. ARE SIGNS CONVEYING MESSAGES CLEARLY? YES. IS INFORMATION ADEQUATE? YES. ENERGY 707 4'-7" SODA 706 '-1 7. COOLER VAULT TH BEER 5'-0" GROCERY 3'-8" 42'-0" 7'-5" EVERYDAY NON-FOODS ACTIVITY GENERATORS CAN COMPLEMENTARY USES THAT PROMOTE NATURAL SURVEILLANCE BE PROVIDED? NO. DOES DESIGN PROVIDE FOR COMPLEMENTARY USERS? NO. DOES DESIGN REINFORCE ACTIVITY? NO. IS THE AREA PROGRAMMED FOR VARIOUS EVENTS OR ACTIVITIES? NO. CAN A CLUSTERING OF USES BE USED TO SUPPORT THE INTENDED ACTIVITY? NO. ARE GROUND LEVEL ACTIVITIES INCORPORATED IN DESIGN? YES. FUELING & PEDESTRIAN USES. RE: A0.0, A0.1, A0.2, A1.0. CAN AREAS BE PROGRAMMED TO FACILITATE INCREASED ACTIVITY? NO. 3'-6" NOVELTY ROLLER GRILLS UNDER COUNTER CANDY SALES 8'-8" OVERHEAD SHELVES 7'-5" PREMIUM BEER 710 4'-9" 3'-11" ROLLER GRILLS 3'-0" MIN. OFFICE ELECTRICAL BUDGET BEER 712 SANDWICH CASE AS SEEN ON TV POWERWING 7. ICE TH ICE CREAM SACRAMENTO, CA STORE #37620 GUEST M/W " -9 3' LOW TEMP FROZEN FOOD 2401 FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA POST MIX 34'-6" CHILI CHEESE & NACHOS ICED TEA 3'-8" MIN. 3'9" 4'-3" SLURPEES BREW STATION ISOLATION DOES DESIGN INCORPORATE NATURAL SURVEILLANCE? YES. FUELING CANOPY AND MAJORITY OF PARKING IS VISIBLE FROM WITHIN STORE. DO AREAS OF CONCERN SUCH AS ISOLATED ROUTES AND PARKING AREAS PROVIDE NATURAL SURVEILLANCE? YES. FUELING CANOPY AND MAJORITY OF PARKING IS VISIBLE FROM WITHIN STORE. IF PROVIDING NATURAL SURVEILLANCE IS NOT POSSIBLE, ARE EMERGENCY TELEPHONES, PANIC ALARM AND ATTENDANTS PROVIDED? N/A. ATTENDANTS ARE ALSO PROVIDED. CAN COMPATIBLE LAND USES BE PROVIDED TO INCREASE ACTIVITY? NO. LAND USE MIX ARE DIFFERENT LAND USES COMPATIBLE? NO. CAN LAND USES THAT RAISE SECURITY CONCERNS E.G. BARS AND PUBS, BE LOCATED WHERE THEIR IMPACT IS MINIMIZED? N/A. CONDIMENTS TH BEVERAGE 4'-1" 3'-8" 71'-0" CIGARETTES 6. SMITH CONSTRUCTION C O M PA N Y OTP 5. GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 2401 FRUITRIDGE ROAD, SACRAMENTO, CA CONCEALED OR ISOLATED ROUTES CAN CONCEALED AND ISOLATED ROUTES SUCH AS STAIRCASES, PASSAGEWAYS OR TUNNELS BE ELIMINATED? N/A. NO SUCH ROUTES EXIST. ARE THERE ENTRAPMENT AREAS WITHIN METRES AT THE END OF A CONCEALED OR ISOLATED ROUTE? NO. IS THERE AN ALTERNATE ROUTE? YES. RE: DR0.0, DR0.1, DR0.2, DR1.0. IF A PEDESTRIAN CANNOT SEE THE END OF A CONCEALED OR ISOLATED ROUTE, CAN VISIBILITY BE ENHANCED BY LIGHTING OR IMPROVING NATURAL SURVEILLANCE? N/A. NO SUCH ROUTE EXISTS. ARE CONCEALED OR ISOLATED ROUTES UNIFORMLY LIT? N/A. NO SUCH ROUTE EXISTS. IS THERE NATURAL SURVEILLANCE BY PEOPLE OR ACTIVITIES THROUGH VARIOUS LAND USES? NO. ONLY PEDESTRIAN & VEHICULAR CIRCULATION. IS THERE FORMAL SURVEILLANCE? YES. SURVEILLANCE CAMERAS ARE USED ON EXTERIOR OF BUILDING. IS ACCESS TO HELP E.G. SECURITY ALARM, EMERGENCY TELEPHONES, SIGNAGE AND INFORMATION AVAILABLE? YES. WAYFINDING PLACARDS ARE AVAILABLE THROUGHOUT STORE. ENTRAPMENT AREAS IS THERE AN ENTRAPMENT AREA AND CAN IT BE ELIMINATED? NO. RE: DR1.0. CAN IT BE CLOSED DURING OFF HOURS? N/A. IS THE ENTRAPMENT AREA VISIBLE THROUGH NATURAL OR FORMAL SURVEILLANCE? N/A. DOES DESIGN PROVIDE FOR ESCAPE ROUTES? N/A. DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO FLOOR PLAN NOTES UNDER COUNTER CHIP RACKS 4. OVERALL DESIGN DO QUALITY AND AESTHETICALLY PLEASING BUILT ENVIRONMENTS COMPROMISE SECURITY CONCERNS? NO. IS THE SCALE OF DEVELOPMENT CONSISTENT WITH NEIGHBORS TO AVOID LARGE GAPS ON STREETS? YES. IS DESIGN OF THE BUILT ENVIRONMENT SIMPLE AND EASY TO UNDERSTAND? YES. IS THERE SPACE THAT CAN BECOME DEAD SPACE? NO. HOW IS THE BUILT ENVIRONMENT USED AT NIGHT TIME? UNCHANGED. MOTOR VEHICLE FUELING & MERCANTILE. ARE CONSTRUCTION MATERIALS USED TO ENHANCE SAFETY AND SECURITY? YES. 3'-5" 3. LIGHTING IS THERE A NEED FOR LIGHTING TO BE PROVIDED IF THE PATHS OR SPACES ARE NOT USED AT NIGHT? YES. PATHS AND SPACES ARE USED 24 HOURS A DAY. IS LIGHTING ADEQUATELY PROVIDED SUCH THAT A PERSON CAN RECOGNIZE A FACE FROM ABOUT 10 METERS? YES. FUELING CANOPY, EXTERIOR OF BUILDING & EDGES OF PROPERTY WILL BE LIT. DOES LIGHTING PROVIDE UNIFORM SPREAD AND REDUCE CONTRAST BETWEEN SHADOW AND ILLUMINATED AREAS? YES. LIGHT SOURCES ARE EVENLY DISTRIBUTED. IS LIGHTING PROVIDED TOO GLARING? NO. ARE LIGHT FIXTURES PROVIDED FOR AREAS THAT REQUIRE GOOD VISIBILITY SUCH AS PEDESTRIAN ROUTES AND ENTRAPMENT AREAS? YES. ARE LIGHT FIXTURES PROTECTED AGAINST VANDALISM OR MADE OF VANDAL RESISTANT MATERIALS? NO. IS LIGHTING AT AREAS USED DURING NIGHT TIME E.G. CAR PARKS, SPACE AROUND BUILDINGS ADEQUATELY PROVIDED? YES. IS BACK LANE LIGHTING REQUIRED? NO '-1" 2. SIGHT LINES: CAN SHARP CORNERS OR SUDDEN CHANGES IN GRADES THAT REDUCE SIGHT LINES BE AVOIDED OR MODIFIED? EXISTING SITE DOES NOT HAVE ANY SUDDEN CHANGES IN GRADE. RE: DR0.1. DOES DESIGN ALLOW CLEAR SIGHT LINES AND VISIBILITY AT THOSE AREAS WHERE THEY ARE DESIRED? YES. CLEAR SIGHT LINES EXIST THROUGHOUT ENTIRE SIGHT. RE: DR1.0. DO AREAS OF CONCERN SUCH AS STAIRWELLS, LOBBIES OF HIGH-RISE BUILDINGS HAVE CLEAR SIGHT LINES? N/A. NO STAIRWELLS OR LOBBIES EXIST. RE: DR1.0. IF SIGHT LINES ARE BLOCKED, CAN IT BE MADE VISIBLE BY USING GLASS OR CAN OTHER ENHANCEMENTS SUCH AS MIRRORS OR SECURITY CAMERAS BE PROVIDED? YES. GLAZING REVEALS MOST OF THE SITE, SECURITY CAMERAS USED ON OUTSIDE OF BUILDING TO RECORD PARKING AND FUELING AREAS. DOES DESIGN ALLOW FOR FUTURE SIGHT LINE IMPEDIMENTS SUCH AS LANDSCAPING IN MATURITY? NO. LANDSCAPING LIMITED TO PERIPHERALS OF PROPERTY. RE: DR0.2. DOES ACCESS TO HIDDEN AREAS SUCH AS UNDERPASSES OR PARKING AREAS HAVE CLEAR SIGHT LINES? YES. ALL PARKING IS OPEN. RE: DR S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com THE DESIGN GUIDE IS SUMMARISED IN THE FORM OF A CHECKLIST. THE QUESTIONS HELP YOU TO GO THROUGH THE SECURITY ASPECTS OF A PROJECT. THE CHECKLIST WILL PROVIDE AN INITIAL CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN REVIEW FOR THE PROJECT: 1. Exhibit C: Floor Plan CPTED STANDARDS CHECKLIST CONTINUED 24'-0" CPTED STANDARDS CHECKLIST August 25, '-5" 24'-0" 3'-0" 7'-4" 3'-4" 15'-0" 4'-0" 60'-1" OCCUPANCY CALCULATION 01 MERCHANDISE SALES STORAGE/ BACK ROOM OFFICE RESTROOM FLOOR PLAN 1/4" = 1'-0" 1540 SF/ SF/ SF/ SF/ SF/N/A = 51 PEOPLE = 2 PEOPLE = 1 PERSON = 1 PERSON = 0 PEOPLE TOTAL = 55 PEOPLE PLAN NORTH PROPOSED ARCHITECTURAL FLOOR PLAN DR1.0

38 August 25, 2016 Subject: Fruitridge 7-Eleven (P16-030) Exhibit D: Elevations DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 2401 FRUITRIDGE ROAD, SACRAMENTO, CA SMITH +20'-4" T.O. PARAPET CONSTRUCTION C O M PA N Y MATERIALS +17'-8" EXIT ONLY 2401 S-1 EL REY - 3 COAT STUCCO COLONIAL WHITE 100(76) S-2 TBD - LEDGESTONE S-3 EL REY - 3 COAT STUCCO BUCKSKIN T020L (45) M-1 TBD - PREFORMED EPS CORNICE ST-1 STOREFRONT SYSTEM - PAINTED TO MATCH OTHER METAL ARCHITECTURE CIVIL ENGINEERING MEP ENGINEERING PLANNING M-1 S-1 S-1 ST-1 S-2 S-2 ACM-1 ALUMINUM COMPOSITE MATERIAL 1/4" = 1'-0" TOTAL 1,665 sqft FENESTRATION: TOTAL 411 sqft GLAZING 411 sqft DOORS 154 sqft (INCLUDED IN GLAZING) COLONIAL WHITE STUCCO 723 sqft T.O. ENCLOSURE FRAMING 7'-4" T.O. ENCLOSURE FRAMING 7'-4" SACRAMENTO, CA STORE #37620 SOUTH ELEVATION CALCULATIONS T.O. ENCLOSURE FRAMING 7'-4" S-1 S-1 LEDGESTONE 335 sqft PRECAST STONE SILL 16 sqft S-2 S-2 DUMPSTER ENCL. SLAB REF. CIVIL 02 DUMPSTER ENCL. SLAB REF. CIVIL 03 DUMPSTER ENCLOSURE (FRONT VIEW) 1/4" = 1'-0" DUMPSTER ENCL. SLAB REF. CIVIL WEST DUMPSTER ENCLOSURE (SIDE VIEW) 1/4" = 1'-0" 04 EAST DUMPSTER ENCLOSURE (SIDE VIEW) 1/4" = 1'-0" +20'-4" T.O. PARAPET M-1 +17'-8" +17'-6" M-1 ACM FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA 01 SOUTH (FRONT) ELEVATION 5600 S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com M-1 C '-6" S-1 WEST ELEVATION CALCULATIONS S-1 ST-1 1,140.5 sqft FENESTRATION: TOTAL 134 sqft GLAZING 134 sqft DOORS 96 sqft (INCLUDED IN GLAZING) COLONIAL WHITE STUCCO 520 sqft LEDGESTONE 167 sqft PRECAST STONE SILL 3 sqft ST-1 S-1 S-2 TOTAL S-2 SDP REVISION No. Description: S-1 S-2 Date: OWNER S SDP REVIEW REVISION REVISION S-2 +0'-0" F.F.L. 06 WEST (SIDE) CANOPY ELEVATION 1/4" = 1'-0" 05 SOUTH/NORTH (FRONT/REAR) CANOPY ELEVATION 1/4" = 1'-0" COLORED BUILDING & CANOPY ELEVATIONS DR2.2

39 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 2401 FRUITRIDGE ROAD, SACRAMENTO, CA SMITH +20'-4" T.O. PARAPET S-1 CONSTRUCTION C O M PA N Y MATERIALS +17'-8" EL REY - 3 COAT STUCCO COLONIAL WHITE 100(76) 7'-2" NORTH ELEVATION CALCULATIONS 11'-3" S-1 S-3 S-1 17'-1" S-1 S-3 S-1 S-1 S-3 TOTAL 1,665 sqft FENESTRATION: TOTAL 411 sqft S-2 TBD - LEDGESTONE GLAZING 411 sqft S-3 DOORS 154 sqft (INCLUDED IN GLAZING) EL REY - 3 COAT STUCCO BUCKSKIN T020L (45) COLONIAL WHITE STUCCO 723 sqft M-1 TBD - PREFORMED EPS CORNICE LEDGESTONE 335 sqft ST-1 PRECAST STONE SILL 16 sqft STOREFRONT SYSTEM - PAINTED TO MATCH OTHER METAL 11'-3" 17'-1" S-1 S-3 S-1 S-2 10'-0" TO 4" EPS EXTRUSION S-1 S-1 ACM-1 ALUMINUM COMPOSITE MATERIAL +0'-0" F.F.L. NORTH (REAR) ELEVATION +17'-6" +17'-8" 2401 FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA 1/4" = 1'-0" SACRAMENTO, CA STORE # ARCHITECTURE CIVIL ENGINEERING MEP ENGINEERING PLANNING S S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com M-1 M-1 C ACM-1 EAST ELEVATION CALCULATIONS S-1 TOTAL 1,140.5 sqft FENESTRATION: TOTAL 134 sqft GLAZING 134 sqft DOORS 96 sqft (INCLUDED IN GLAZING) COLONIAL WHITE STUCCO 520 sqft LEDGESTONE 167 sqft PRECAST STONE SILL 3 sqft +14'-6" SDP REVISION No Description: Date: OWNER SDP REVIEW REVISION REVISION S-1 S-2 S-2 +0'-0" F.F.L. 02 EAST (SIDE) ELEVATION 1/4" = 1'-0" 03 EAST/WEST (SIDE) CANOPY ELEVATION 1/4" = 1'-0" COLORED BUILDING & CANOPY ELEVATIONS DR2.3

40 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 DEVELOPMENT DESIGN REVIEW - CITY OF SACRAMENTO GROUND-UP NON- PROTOTYPE CONVENIENCE STORE W/ MOTOR VEHICLE FUELING 7150 FRANKLIN BOULEVARD, SACRAMENTO, CA SMITH ARCHITECTURE CIVIL ENGINEERING MEP ENGINEERING PLANNING 02 RENDERING - RED WIRE FRAME NTS 2401 FRUITRIDGE ROAD SACARMENTO, CALIFORNIA GROUND UP C-STORE W/ FUELING CITY OF SACRAMENTO SACRAMENTO COUNTY STATE OF CALIFORNIA NTS SACRAMENTO, CA STORE # RENDERING - EXISTING SITE 5600 S. QUEBEC STREET GREENWOOD VILLAGE, STE. 310B, CO O: dimensiongrp.com CONSTRUCTION C O M PA N Y C SDP REVISION No Description: Date: OWNER SDP REVIEW RENDERING - PROPOSED SITE, & C-STORE NTS 04 RENDERING - PROPOSED SITE, C-STORE & CANOPY 01 REVISION REVISION RENDERINGS NTS DR3.0

41 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 Exhibit E: Proposed Sign Package D E C D B 6'-9" D F 10 '-0 " F A F A M25 Pylon Sign B 24 Tateyama Wall Sign (5-Pack) C ATM Interior Sign D Window Graphics E 24 Tateyama Wall Sign (5-Pack) F 3X3 Canopy Signage Site Plan 1 = Eleven # FRUIT RIDGE RD SACRAMENTO, CA SHAD ROAD, JACKSONVILLE, FL SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT Salesperson: rg PM: mn Designer: gh Page: : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) customer approval date: THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

42 Subject: Fruitridge 7-Eleven (P16-030) August 25, OVERALL WIDTH /4 CABINETS COMBINED 5-1 3/8 CABINET /4 CUT SIZE 4-9 V.O /4 PAN 1-6 DETPTH 5-1 3/8 CABINET /4 CUT SIZE 4-9 V.O. 4-6 PAN CASH 1-6 DETPTH 8 2 PAN 8 2 PAN 2 PAN RAIN CAP/COVER HINGE 2 INSET RETAINER POWER SUPPLY CREDIT/DEBIT 2 PAN RAIN CAP/COVER HINGE 2 INSET RETAINER EXHAUST FAN REGULAR UNLEADED GASOLINE 7-6 FROM GRADE (OAH) 4-10 ½ CABINET 4-9 CUT SIZE 4-6 1/8 V.O /8 PAN POWER SUPPLY WHITE LEDS WHITE LEDS PANNED 3/16 ACRYLIC FACE PANNED 3/16 ACRYLIC FACE 1/4 EMBOSS LED GAS PRICE MODULE PREMIUM UNLEADED GASOLINE VERTICAL STEEL (BY INSTALLER) DIESEL #2 EMBOSS 3/4 EMBOSS /2 BASE 2 2 PERFORATED ALUM. VERTICAL STEEL (BY INSTALLER) 2 ALUM. PERFORATED PANEL STONE BASE (BY INSTALLER) STONE BASE (BY INSTALLER) INTAKE FAN 2 ALUM. PERFORATED PANEL STONE BASE (BY INSTALLER) MANUFACTURE & SHIP ONE (1) M25 ( ) D/F INTERNALLY ILLUMINATED MAIN ID SIGN CABINET. 3/16 THICK PAN FORMED & EMBOSSED WHITE POLYCARBONATE FACES W/ TRANSLUCENT VINYL GRAPHICS APPLIED FIRST SURFACE. 8 DEEP EXTRUDED ALUM. CABINET W/ 2 INSET HINGED RETAINERS TO BE PAINTED DURANODIC BRONZE. CABINET TO BE INTERNALLY ILLUMINATED W/ WHITE LEDS. 2 INSET RETAINERS TO BE HINGED ON ONE SIDE OF CABINET. MANUFACTURE & SHIP ONE (1) L25 G6D-CA D/F CASH/CREDIT DIESEL INTERNALLY ILLUMINATED SIGN CABINET W/ GREEN & RED LED DIGITS. CABINET TO BE INTERNALLY ILLUMINATED W/ WHITE LEDS. 3/16 THICK PAN FORMED CLEAR POLYCARBONATE FACES BACK SPRAYED PMS 485 RED THEN PMS WHITE W/ 3M GREEN TRANSLUCENT VINYL & 3M BLACK VINYL TRIM AROUND LED WINDOW APPLIED SECOND SURFACE. 8 DEEP EXTRUDED ALUM. CABINET W/ 2 INSET HINGED RETAINERS TO BE PAINTED DURANODIC BRONZE. 2 INSET RETAINERS TO BE HINGED ON ONE SIDE OF CABINET. PROVIDE CUSTOMER W/ 6 DIGIT RED LED MODULES. PROVIDE CUSTOMER W/ 6 DIGIT GREEN LED MODULES. 7-ELEVEN LOGO DIMENSIONS: OAH: 47 OAL: 42 15/16 7-ELEVEN PAINT SPECS: PMS 485 RED & PMS WHITE 7-ELEVEN VINYL SPECS: 3M GREEN & 3M BLACK PROVIDE CUSTOMER W/ CONTINUOUS 2 PERFORATED ALUM. PANEL W/ FRAMING FOR PROPER VENTILATION, PAINTED DURANODIC BRONZE. BOTTOM MONUMENT TRIM TO BE FABRICATED ALUM. & PAINTED TO MATCH TAN COLOR OF BUILDING ON SITE (PROVIDED BY HARBINGER). LED UNIT SIZE: LED UNIT V.O: LED CHARACTER SIZE: CASH/CREDIT COPY GASOLINE COPY: PRODUCT COPY: DIESEL COPY FONT: 7-ELEVEN VINYL SPECS: 3M ORANGE, 3M RED, 3M GREEN, 3M BLACK 7-ELEVEN PAINT SPECS: PMS 485 RED & PMS WHITE NOTE: PER CODE, MONUMENT SIGN MUST BE MAXIMUM 7-6 FEET OAH, BASED ON THE SETBACK & SQUARE FOOTAGE. NOTE: VERTICAL STEEL & FOOTING PROVIDED & SPECIFIED BY INSTALLER NOTE: MONUMENT SIGN TO HAVE A 2 PERFORATED PANEL BELOW CABINETS FOR GAS PRICE SIGNAGE VENTILATION. NOTE: STONE BASE TO MATCH BUILDING ELEVATION ARCHITECTURE, PROVIDED BY OTHERS. NOTE: COLOR SPECS OF BUILDING PAINT MUST BE PROVIDED FOR THE PAINTED ALUM. ON BOTTOM BASE OF MONUMENT X X UNIVERS BOLD Face & Side Detail - M25 & L25G6D-CA Monument Sign - Sign A 1/2 = 1-0 Display Square Footage (Cabinets Combined): Eleven # FRUIT RIDGE RD SACRAMENTO, CA SHAD ROAD, JACKSONVILLE, FL SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT Salesperson: rg PM: mn Designer: gh Page: : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) customer approval date: THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

43 Subject: Fruitridge 7-Eleven (P16-030) August 25, CABINET /16 (OAL) CABINET CABINET LAGS BOLT CABINET CABINET /4 OAH W/ RAIN CAP 24 CABINET 6.3 PANNED & EMBOSSED FACE BUILDING WALL/FASCIA ON OFF ONE (1) SET OF 24 S/F INTERNALLY ILLUMINATED WALL SIGNS (SEJ 1300 SERIES). ELECTRICAL NOTE: EXPOSED EXTERIOR 20 AMP WEATHERPROOF ELECTRICAL DISCONNECT REQUIRED WITHIN VISUAL RANGE OF SIGN REQUIRED FOR EVERY 16 AMPS OF SIGNAGE. ACTUAL NUMBER OF CIRCUITS TO BE DETERMINED BY A LICENSED ELECTRICAL CONTRACTOR. ACTUAL LOCATION OF BOX MAY VARY. CIRCUITS AND SWITCH TO BE PROVIDED BY OTHERS. INPUT VOLTAGE - 120V ALL SIGNAGE WILL BE (MET) LISTED,(U.L.) 48STD COMPLIANT AND CARRY (MET) LABELS. NOTE: FOR COMPLETE INSTALL INSTRUCTIONS, REFER TO ENCLOSED MANUFACTURES DOCUMENTS. Front Elevation - SEJ Wall Sign Cabinets - Sign B ½ = Display Square Footage(Cabinets): Side Mounting Detail - Sign B NTS 70'-2" ON OFF 5 PROPOSED SIGNAGE: 44.5 SQ. FT. ALLOWED SIGNAGE: 192 SQ. FT. Photo Overlay South Elevation - Signs B, C & D 1/8 = Eleven # FRUIT RIDGE RD SACRAMENTO, CA SHAD ROAD, JACKSONVILLE, FL SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT Salesperson: rg PM: mn Designer: gh Page: : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) customer approval date: THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

44 GRAPHIC AS REQUIRED 3-3/4 CABINET 3 -½ CUT SIZE /4 V.O. 5 1/8 EYE BOLT 7 1/4 1 -½ CABINET 1-1/4 CUT SIZE 10 ½ V.O. FLUORESCENT LAMP 1 RETAINER FLAT 3/16 ACRYLIC FACE 3-2 FROM GRADE INSTALL ONE (1) STANDARD INTERNALLY ILLUMINATED S/F WINDOW SIGN. 3/16 THICK FLAT WHITE ACRYLIC FACE W/TRANSLUCENT VINYL GRAPHICS APPLIED FIRST SURFACE. CABINET TO BE INTERNALLY ILLUMINATED W/ T-8 H.O. FLUORESCENT LAMPS. 5 1/8 DEEP ALUM. CABINET & 1 RETAINERS ALL PAINTED BLACK. SIGN TO HANG INSIDE THE STORE BEHIND GLASS AS INDICATED IN PHOTO OVERLAY WITH EYE BOLTS. VINYL SPECS: 3M GREEN NOTE: ATM SIGN TO BE FABRICATED & PROVIDED BY OTHERS FROSTING UNDER THE STRIPES ONLY TO HIDE EQUIPMENT AT THE SALES COUNTER AREA WHEN DESIRED. (DETERMINED BY OTHERS) WINDOW VINYL GRAPHICS. VINYL GRAPHICS TO BE APPLIED SECOND SURFACE ONTO DESIGNATED STORE WINDOWS. Front Elevation & Side Mounting Detail - Standard Interior ATM S/F Window Sign - Sign C 6 1 = 1-0 Display Square Footage: 3.2 Front Elevation - Typical Window Vinyl Graphics - Sign D 7 3/8 = 1'-0" THE VERY FIRST WINDOWS ON EITHER SIDE OF THE DOOR WILL GET THE STRIPE WITH THE LOGO. ALL OF THE REMAINING WINDOWS WILL GET STRIPES WITHOUT THE LOGO. NOTE: WINDOW GRAPHICS KITS TO BE PROVIDED AND INSTALLED BY OTHERS. NOT PART OF HARBINGERS SCOPE OF WORK. NOTE: FOR FULL INSTALLATION INSTRUCTIONS, REFER TO 7-ELEVEN SIGNAGE MANUAL SHAD ROAD, JACKSONVILLE, FL Eleven # FRUIT RIDGE RD SACRAMENTO, CA SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) Salesperson: rg PM: mn Designer: gh Page: 4 customer approval THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. date: THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

45 Subject: Fruitridge 7-Eleven (P16-030) August 25, LAGS BOLT /16 (OAL) CABINET CABINET CABINET CABINET /4 OAH W/ RAIN CAP 24 CABINET CABINET PANNED & EMBOSSED FACE BUILDING WALL/FASCIA ON OFF ONE (1) SET OF 24 S/F INTERNALLY ILLUMINATED WALL SIGNS (SEJ 1300 SERIES). ELECTRICAL NOTE: EXPOSED EXTERIOR 20 AMP WEATHERPROOF ELECTRICAL DISCONNECT REQUIRED WITHIN VISUAL RANGE OF SIGN REQUIRED FOR EVERY 16 AMPS OF SIGNAGE. ACTUAL NUMBER OF CIRCUITS TO BE DETERMINED BY A LICENSED ELECTRICAL CONTRACTOR. ACTUAL LOCATION OF BOX MAY VARY. CIRCUITS AND SWITCH TO BE PROVIDED BY OTHERS. INPUT VOLTAGE - 120V ALL SIGNAGE WILL BE (MET) LISTED,(U.L.) 48STD COMPLIANT AND CARRY (MET) LABELS. 8 NOTE: FOR COMPLETE INSTALL INSTRUCTIONS, REFER TO ENCLOSED MANUFACTURES DOCUMENTS. Front Elevation - SEJ Wall Sign Cabinets - Sign E ½ = 1-0 Display Square Footage(Cabinets): Side Mounting Detail - Sign E NTS '-2" ON 20'-4" OFF 10 PROPOSED SIGNAGE: 44.5 SQ. FT. ALLOWED SIGNAGE: SQ. FT. Photo Overlay East Elevation - Signs D & E 1/8 = Eleven # FRUIT RIDGE RD SACRAMENTO, CA SHAD ROAD, JACKSONVILLE, FL SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT Salesperson: rg PM: mn Designer: gh Page: : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) customer approval date: THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

46 Subject: Fruitridge 7-Eleven (P16-030) 3-0 CABINET 2-11 ½ CUT SIZE 2-9 ½ V.O. 2-7 ½ PAN August 25, PAN POWER SUPPLY ON/OFF TOGGLE SWITCH 3-0 CABINET 2-11 ½ CUT SIZE 2-9 ½ V.O. 2-7 ½ PAN PANNED 3/16 ACRYLIC FACE WHITE LED 3/4 EMBOSS EMBOSS 1/4 EMBOSS.040 ALUM. BACK VARIES 1 1/4 RETAINER 2-0 LAG BOLTS W/ SHIELDS BUILDING FASCIA MANUFACTURE & SHIP THREE (3) W9 ( ) S/F INTERNALLY ILLUMINATED WALL SIGN CABINETS. 3/16 THICK PAN FORMED & EMBOSSED WHITE ACRYLIC FACE W/ TRANSLUCENT VINYL GRAPHICS APPLIED FIRST SURFACE. 4 DEEP EXTRUDED ALUM. CABINET W/ 1 1/4 RETAINERS TO BE PAINTED WHITE. CABINET TO BE INTERNALLY ILLUMINATED W/ WHITE LEDS. 4-1/4" VARIES 4-3/16" 6-3/4" 4-3/16" 7-ELEVEN VINYL SPECS: 3M ORANGE, 3M RED, 3M GREEN 4-1/4" NOTE: SIGN TO BE INSTALLED 2-0 FROM LEFT EDGE OF GAS CANOPY. NOTE: ACCOMPANYING TRI-STRIPE GRAPHICS (BY OTHERS) TO BEGIN 2-0 FROM CABINET. 11 Front Elevation & Side Mounting Detail - W9 ( ) Canopy Sign Cabinet - Sign Type F Display Square Footage(Cabinet): 9.0 Each ½ = 1-0" Front Elevation & Side Detail - Typical Canopy Sign & Graphic Layout - Sign Type F ⅜ = 1-0 NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION Canopy Elevations - Sign Type F 3/32 = Eleven # FRUIT RIDGE RD SACRAMENTO, CA SHAD ROAD, JACKSONVILLE, FL SVE4144-R6 F:\Customers\7 Eleven\Art \SVE4144-R6 #27620 ( ).cdr : ORIGINAL CONCEPT Salesperson: rg PM: mn Designer: gh Page: : R1 - VS (New Site Plan, Canopy Size Changed) : R2 - gh (New elevations) : R3 - gh (freestanding location, 6 product cabinet) : R4 - bw (Updated Site Plan) : R5 - gh (10 from ROW, rotate sign, monument sign instead of pylon ) : R6 - bw (Updated Monument Sign with brick base design) customer approval date: THIS DESIGN IS FOR THE SOLE PURPOSE OF ILLUSTRATION & CONCEPT DESIGN. THIS FILE IS NOT TO BE USED FOR PRODUCTION AND/OR FABRICATION. THIS DESIGN IS THE SOLE PROPERTY OF HARBINGER AND MAY NOT BE USED OR DUPLICATED IN ANY FORM WITHOUT THE EXPRESS WRITTEN PERMISSION OF HARBINGER. THE SIGNS ON THESE PAGES HAVE BEEN DESIGNED TO MEET OR EXCEED ALL APPLICABLE CODES OR REQUIREMENTS OF THE NEC-2011 AND OR THE 2010 FBC AND OR THE 2007 SFBC

47 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 Attachment 2: Persons Per Acre Concentration Analysis OCCUPANCY CONCENTRATION RATE ANALYSIS 7-ELEVEN FUEL CONVENIENCE STORE AND FUELING STATION 2401 FRUITRIDGE ROAD, SACRAMENTO, CA JUNE 26, 2015 PURPOSE The purpose of this study is to determine the anticipated occupancy concentration rate for the proposed 7-Eleven Convenience Store and Fueling Station located at the northeast corner of Fruitridge Road and 24th Street in Sacramento, California and to confirm conformance to the standards outlined in the Sacramento Executive Airport Comprehensive Land Use Plan (CLUP). The 7-Eleven Convenience Store and Fueling Station is proposed to be located within the Approach-Departure Zone 2 safety area. While a convenience store and fueling station are listed as compatible uses for the Approach-Departure Zone 2, it must be determined that these uses do not result in concentrations of people greater than 50 persons per acre at any one time. The following analysis was conducted in order to confirm that the 7Eleven Convenience Store and Fueling Station project will not exceed the customer concentration restrictions set forth in the Sacramento Executive Airport CLUP. MAXIMUM OCCUPANCY RATE The means of calculating the anticipated maximum number of persons per acre associated with a particular use is outlined in the Sacramento Executive Airport CLUP. For those zones restricted to 50 persons per acre: a. b. c. Determine size, in gross acres, of the development proposal or project, using a parcel specific development plan map. If acres are not known, divide project size in square feet by 43,560 to obtain size in acres; Determine highest number of persons expected in the proposal or project area at any one time during a typical 24-hour period ending at midnight; and Divide highest number of persons expected at any one time during 24-hour period by size of proposal or project in acres to determine highest number of persons per acre at any time. The proposed 7-Eleven Convenience Store will be developed on approximately acres of land within the Approach-Departure Zone 2. By multiplying 50 (persons per acre) by (of land), it is determined that the 7-Eleven Convenience Store and Fueling Station cannot generate more than 33 persons at any one time in order to comply with the regulations set forth in the Sacramento Executive Airport CLUP.

48 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 PEAK CUSTOMER HOUR In order to determine the peak customer hour for the proposed new development, customer counts for existing locations were gathered from internal metrics using 7-Eleven s Heartbeat sales software. Heartbeat performs customer counts through sales transactions. It should be noted that visitors who do not make a purchase will not be counted, but it is believed due to the nature of convenience retail, other than pedestrian bathroom visits, this rarely occurs. Data from two stores were analyzed for this study: 7-Eleven # Auburn Boulevard in Sacramento, CA 7-Eleven # rd Avenue in Sacramento, CA The store at 5501 Auburn Boulevard was selected because it is one of the few 7-Eleven Convenience Stores which also has a 7-Eleven-branded fueling station in the greater Sacramento Area. In addition, the acreage of the developed property (0.68 acres) is similar to the project at 2401 Fruitridge Road. The reason for selecting the store located at rd Avenue is that this store is located in a vehicular traffic area (determined by city-conducted traffic counts) comparable to the Fruitridge Road 24th Street intersection. Days & Duration of Counts The customer counts collected for the two stores (Store #33315 and Store #14107) covers the same period of time: March 1-15, This time period has been selected because it covers a normal sales time of year, i.e. school is in session, no major holidays, no inclement weather, and no special sales promotions (such as July 11, a promotional day for free Slurpees). Store #33315, 5501 Auburn Boulevard, Sacramento, California

49 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 The greatest number of visitors to the 5501 Auburn Boulevard was from 5:00 p.m. to 6:00 p.m., which is typically considered to be the peak hour for most U.S. convenience stores. The total visitors from March 1-March 15 was 705 guests, with an average customer count of 47 for that business hour. Store #14107, rd Avenue, Sacramento, California Again, the greatest number of visitors to the rd Avenue store for the studied time frame, a total of 994 visitors and averaging 66.3 per day, was during the 5:00 p.m. to 6:00 p.m. hour. Since this study is concerned with the greatest concentration of visitors to a similar store to the one proposed for 2401 Fruitridge Road, we will discard the data for the less visited Store #3315 (5501 Auburn Blvd.). It can be reasonably assumed from the data above that the busiest time of day for a proposed 7-Eleven Convenience and Gas Station would be from 5 p.m. to 6 p.m. However, while the store at rd Avenue is the closest geographic store location to the 2401 Fruitridge development site, the store is approximately 400 square feet smaller than the proposed 2,810 square foot store, more dated, and does not feature fuel. It should be concluded that the customer visits to the new development would be significantly more than the 66.3 customer visits to the 43rd Avenue location during the p.m. peak hour. PROJECTED CUSTOMER VISITS The projected number of customer visits at 2401 Fruitridge Road store was arrived at by analyzing a city-conducted traffic analysis of the Fruitridge and 24 intersection and using capture rates (specifically Convenience Market with Gasoline Pumps-853) as established by the Institute of Transportation Engineers, Trip Generation, 8th Edition, published Average weighted vehicle trip ends from adjacent streets during a peak p.m. hour based on a 2,800 sq. ft. convenience store with fuel is 167 vehicles. Using an hour as the measured time for the customer analysis, it is clear that 167 vehicles far exceeds the allowable 33

50 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 persons on site at one time. The nature of the commercial use in question, however, encourages swift transactions. It is estimated by 7-Eleven that a customer on-site visit averages five minutes. Reducing the given time from one hour to a five-minute increment is a truer snapshot of estimating the number of customers on-site at one given time. By dividing 167 vehicles by 12 (the number of five-minute units in an hour) one arrives at 14 vehicles. This analysis is not concerned with vehicles but rather the occupants of those vehicles. It is presumed that the majority of vehicles during the p.m. rush hour contain single drivers returning home from work. Conservatively, if we estimate two occupants per vehicle (28) and two employees (2) working during the p.m. peak hour, the total per unit of time is still below the 33-customer threshold (30). CONCLUSION Based on the analysis provided, the proposed 7-Eleven Convenience Store and Fueling Station located at the northeast corner of Fruitridge Road and 24th Street will generate a maximum occupancy of less than 33 people at any one time. Therefore, the proposed project located on acres of land can be deemed compatible with the regulations for the Approach-Departure Zone 2 safety area of the Sacramento Executive Airport Comprehensive Land Use Plan.

51 Subject: Fruitridge 7-Eleven (P16-030) August 25, 2016 Attachment 3: Hollywood Park Neighborhood Association Comment Letter P.O. Box Sacramento CA HollywoodPark95822.org August 15, 2016 Submitted via e mail Garrett Norman Assistant Planner City of Sacramento Community Development Department gnorman@cityofsacramento.org RE: Fruitridge Road 7 Eleven (P16 030) Mr. Norman, The Hollywood Park Neighborhood Association (HPNA) appreciates the opportunity to comment on the proposed Fruitridge Road 7 Eleven at 2401 Fruitridge Road. HPNA supports the proposed development and has recommendations that we hope will be considered by both the City of Sacramento and 7 Eleven. Our support is based on the potential of the proposed development to improve the property and surrounding neighborhood compared to the current condition of the property, which is vacant, with environmental concerns, and contributing to blight on the commercial corridor of 24th Street and Fruitridge Road. Representatives from 7 Eleven attended HPNA meetings, and have stated that the intended goal of the new development is neighborhood serving retail. HPNA is of the opinion that Hollywood Park residents that may use the retail location will access it either by walking or cycling from the adjacent neighborhood. HPNA s recommendations are concerned with adding an additional focus on pedestrian and cyclist safety and alerting vehicle traffic on the property to the presence and safety of foot and cycle traffic. In addition, HPNA has recommendations for storm water and landscape elements that will deliver environmental benefits while maintaining an attractive, manageable landscape. Page 1 of 3