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How to Plan and Construct Your Housing Project

Step-by-Step Guide to Planning Your Housing Project

cropped colorful houses open_in_full

This is a step-by-step guide to planning and understanding the development process of developing a housing project. After these 4 steps, you can move to the construction and inspection step-by-step guide.

Each step provides a description of the step and action items to complete that step.

Step 1: Determine what types of housing are allowed

Land uses (the types of activities allowed or prohibited for each property) are easy to determine as long as you are looking in the right place. Visit the Land Information Lookup App, enter the address (or click on the map), and follow the steps below:

1) Find the zoning of your property

  • The city is divided into multiple zones that dictate the type of housing projects that are allowed. In most commercial zones, multi-unit dwelling projects are permitted by-right in addition to single-unit dwellings and duplexes. First, find your zone(s) by visiting the Land Information Lookup App.
  • Some properties are also regulated by Planned Unit Development (PUD) guidelines, Overlay zones, or Special Planning Districts (SPD) that may include additional regulations to how the property can be developed. If your property is in one of these areas, the base zone will include a hyphened acronym such as C-2-PUD, C-2-SPD, or C-2-TO. Here are links where you can find more information about these additional regulations: Overlays Zones and PUD guidelines and SPD. You can also email planning@cityofsacramento.org if you have questions about the specific regulations.
  • Planning for Missing Middle Housing: The City of Sacramento has adopted a Missing Middle Housing (MMH) Interim Ordinance to encourage the development of small-scale, multi-unit housing types in residential neighborhoods. The ordinance expands the range of housing types permitted by right within the single-unit dwelling zones (R-1, R-1A, R-1B, and R-2). These include duplexes, fourplexes, cottage courts, and small apartment buildings that are compatible in scale with single-family homes. If your project includes 2 or more primary units and meets the eligibility criteria, it may qualify for the MMH entitlement pathway, which allows for:
    - Form-based zoning standards instead of traditional density limits
    - A Sliding Floor Area Ratio (FAR) scale based on lot size
    - By-rite Site Plan and Design Review (SPDR)
    - To learn more about eligibility, design standards, and how to apply visit the Missing Middle Housing page

2) Find your General Plan Land Use Designation

  • Once you know your zone, find your General Plan designation. Like zoning districts, each property also includes a General Plan designation that determines minimum residential-densities, and minimum and maximum floor area ratios (FAR). You can also find your general plan designation on the Land Information Lookup App. Once you find your General Plan designation, refer to the General Plan Land Use and Placemaking Element for density and FAR requirements.

3) Find your Design Review Districts

  • Properties are also categorized into design review districts that provide guidelines for building placement, design, massing, and other unique architectural features. You can find your design review district in the Land Information Lookup App. 

4) Determine if your property is in a Historic District

 

 

Step 2: Determine physical dimensions

The type and scale of housing on a property is determined by the size of the property and its zoning and general plan designations. This step will help you note important property dimensions that will be useful as you proceed through this step-by-step guide.

  1. Visit Sacramento County Assessor Parcel Viewer to find information about your property.
  2. Determine size of property
  3. Determine property dimensions
  4. Identify any property constraints

Step 3: Determine development regulations

There are several development and design regulations that apply to every property. By using the information gathered in Step 1, you can begin to sort through the various development regulations to understand the build-out potential of your property.

  1. Determine type of housing allowed - i.e. single-unit dwelling, duplex (2 units), multi-unit dwellings (3 units) by visiting the Land Information Lookup App and following the links.
  2. If property is located within R-1, R-1A, R-1B, or R-2 zones, andis not located within specified zones as described in the Missing Middle Housing (MMH) Interim Ordinance (ORD2024-0027), and meets specified criteria, applicants can elect to apply the MMH ordinance. Visit MMH Interim Ordinance page to find more information about the ordinance.
  3. Determine density minimum and floor area minimum or maximums.
  4. Determine setback standards
  5. Determine maximum height
  6. Determine maximum lot coverage
  7. Determine design guidelines
  8. Other applicable requirements

Step 4: Planning application submittal

Once you have completed steps 1 through 3 you are almost ready to submit a planning application. It is highly recommended that you speak with a planner before submitting your project to verify your zoning analysis and ensure you have everything you need before submitting an application.

  1. Schedule a pre-application meeting by contacting planning@cityofsacramento.org (highly recommended for larger projects).
  2. Determine appropriate Planning Application and complete accordingly. (Find a list of Planning Application forms.)
  3. Submit completed Planning Application and pay review fees. (Learn how to submit your application online.)
  4. Once you have summitted a complete Planning Application, you will be assigned a project planner. Review with assigned project planner and determine approval process.
  5. Receive decision on planning application.

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