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City of SacramentoApproaches to Medium Density Housing
SACOG Monthly Planners CommitteeFebruary 23, 2005
Increasing Density
Urban infillExamples and Issues
Suburban new developmentExamples and Issues
Market for medium density housing is becoming more established
Infill
Traditionally multi-familyIntroduced higher density detached single family in 1999-2001
Metro Square
Metro Square
18 units/acre3 foot side yard setbacks45 unitsSingle car garagesRequired numerous zoning variances
Others Followed
Capitol Park Homes16 units/acre1 foot sideyards64 unitsCADA project
13th and F
Small attached projects
Twin Palms Townhomes, 4th and T
1628 Q Street
2 halfplexes on 40 x 80 lot
Citywalk Condominiums
11 units, 10th and T Streets
Current Infill Trends
Central City land values now require substantially increased densityMulti-family and mixed use at 40 to 50 units per acreHigh rise condominium proposalsMedium density proposed in surrounding areas (e.g., Oak Park)
Infill more costly to develop
ParkingEconomies of scaleStagingLand costs are higherMarket uncertaintyConstruction Defect LiabilityPrevailing wage requirements
North Natomas
Plan adopted 1994Began development in 1999Low density development boomedHigh density development boomedNo development at medium densities
Medium Density Designation
7 to 21 dwelling units/net acreCommon to see proposals for single family development at 7 units/acreResistance to development at medium densities
New Regulations
New Housing Element policy required meeting target of 12 units/acre in Medium Density designationFinance plan requirementsAdopted inclusionary housing requirementsHousing prices escalated
North Natomas examplesSmall lot detached single family and halfplexes with and without alleys
Lot sizes: 31x73, 45x7510-12 units acre
Cluster housing13-17 units per acre
Condominiums18-22 units per acre
Single family detached
Rear alley
Halfplexes
10 units per acre
Cluster Housing
Cluster Housing
Cluster Housing
Several hundred units12 to 14 units per acre
Cluster Housing
Pulte Homes14 units per acre124 units
Cluster Housing
Condominiums
Westlake Villas
Condominiums
Westlake Villas Opened in 2002285 units23 units/net acre
Condominiums
Syrah at Natomas
Condominiums
Syrah at Natomas17 units/acre245 units
Currently proposed subdivision
537 single family lotsAttached townhomes30x70 lots40x80 lots
Net density of 16 units per acre
IssuesDensity is more challenging on both private and public side
Infill CoordinatorProcess Managers
Construction defect liability is a huge issue for attached housing and condominiumsTraffic standards – localized vs regional impactsPark standards
Zoning RequirementsInfill areas
Special Permit for Alternative Ownership Housing (townhouses, row houses, condominiums, cluster housing) accompanies Tentative Map
North NatomasPUD Guidelines to address zoningSpecial Permit requirement for all new housing
