# Onsite Observer > Sacramento-region development news: construction projects, permits, commercial real estate, and the local business trends behind them. Public Ghost content for AI and LLM tooling. This file includes a bounded export of public pages first, then recent public posts. Append `.md` to any post or page URL to get the content in Markdown (for example, `/example-post.md`). ## Pages ### About Us URL: https://www.onsiteobserver.com/about/ Last updated: 2026-02-26T07:53:55.000Z Onsite Observer is a Sacramento-based media outlet covering real estate developments, construction updates, and business trends that shape the future of the region. We offer a front-row seat with high-quality visuals, exclusive on-the-ground coverage, and in-depth research, making complex real estate projects and market shifts clear, engaging, and insightful. Our mission is to keep you informed and engaged with the future of our region—one story at a time. Subscribe to Onsite Observer to gain full access to exclusive articles, early project updates, premium visuals, and deeper insights you won’t find on social media alone. By subscribing, you’re not just supporting independent local reporting—you’re joining a community that cares about how the Sacramento region grows and evolves. [Subscribe](https://www.onsiteobserver.com/#/portal/signup) ## Contact Us 5750 Sunrise Blvd STE 210-I, Citrus Heights, CA 95610 **Phone:** (916) 619-3028 **Email:** news@onsiteobserver.com ### PRIVACY POLICY URL: https://www.onsiteobserver.com/privacy-policy/ Last updated: 2026-07-18T06:48:49.000Z **Last updated July 17, 2026** This Privacy Notice for Moskalenko LLC (doing business as Onsite Observer) ("**we**," "**us**," or "**our**"), describes how and why we might access, collect, store, use, and/or share ("**process**") your personal information when you use our services ("**Services**"), including when you: - Visit our website at [https://www.onsiteobserver.com](https://www.onsiteobserver.com/) or any website of ours that links to this Privacy Notice - Engage with us in other related ways, including any marketing or events **Questions or concerns?** Reading this Privacy Notice will help you understand your privacy rights and choices. We are responsible for making decisions about how your personal information is processed. If you do not agree with our policies and practices, please do not use our Services. If you still have any questions or concerns, please contact us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). ### SUMMARY OF KEY POINTS ***This summary provides key points from our Privacy Notice, but you can find out more details about any of these topics by clicking the link following each key point or by using our*** [***table of contents***](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#toc) ***below to find the section you are looking for.*** **What personal information do we process?** When you visit, use, or navigate our Services, we may process personal information depending on how you interact with us and the Services, the choices you make, and the products and features you use. Learn more about [personal information you disclose to us](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#personalinfo). **Do we process any sensitive personal information?** Some of the information may be considered "special" or "sensitive" in certain jurisdictions, for example your racial or ethnic origins, sexual orientation, and religious beliefs. We do not process sensitive personal information. **Do we collect any information from third parties?** We do not collect any information from third parties. **How do we process your information?** We process your information to provide, improve, and administer our Services, communicate with you, for security and fraud prevention, and to comply with law. We may also process your information for other purposes with your consent. We process your information only when we have a valid legal reason to do so. Learn more about [how we process your information](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infouse). **In what situations and with which parties do we share personal information?** We may share information in specific situations and with specific third parties. Learn more about [when and with whom we share your personal information](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#whoshare). **How do we keep your information safe?** We have adequate organizational and technical processes and procedures in place to protect your personal information. However, no electronic transmission over the internet or information storage technology can be guaranteed to be 100% secure, so we cannot promise or guarantee that hackers, cybercriminals, or other unauthorized third parties will not be able to defeat our security and improperly collect, access, steal, or modify your information. Learn more about [how we keep your information safe](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infosafe). **What are your rights?** Depending on where you are located geographically, the applicable privacy law may mean you have certain rights regarding your personal information. Learn more about [your privacy rights](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#privacyrights). **How do you exercise your rights?** The easiest way to exercise your rights is by submitting a [data subject access request](https://app.termly.io/dsar/ae83f51b-5993-4c44-b423-1c7c9a405dc9?ref=onsiteobserver.com), or by contacting us. We will consider and act upon any request in accordance with applicable data protection laws.Want to learn more about what we do with any information we collect? [Review the Privacy Notice in full](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#toc). ### TABLE OF CONTENTS [1\. WHAT INFORMATION DO WE COLLECT?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infocollect)[2\. HOW DO WE PROCESS YOUR INFORMATION?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infouse)[3\. WHEN AND WITH WHOM DO WE SHARE YOUR PERSONAL INFORMATION?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#whoshare)[4\. WHAT IS OUR STANCE ON THIRD-PARTY WEBSITES?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#3pwebsites)[5\. DO WE USE COOKIES AND OTHER TRACKING TECHNOLOGIES?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#cookies)[6\. HOW LONG DO WE KEEP YOUR INFORMATION?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#inforetain)[7\. HOW DO WE KEEP YOUR INFORMATION SAFE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infosafe)[8\. DO WE COLLECT INFORMATION FROM MINORS?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infominors)[9\. WHAT ARE YOUR PRIVACY RIGHTS?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#privacyrights)[10\. CONTROLS FOR DO-NOT-TRACK FEATURES](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#DNT)[11\. DO UNITED STATES RESIDENTS HAVE SPECIFIC PRIVACY RIGHTS?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#uslaws)[12\. DO WE MAKE UPDATES TO THIS NOTICE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#policyupdates)[13\. HOW CAN YOU CONTACT US ABOUT THIS NOTICE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#contact)[14\. HOW CAN YOU REVIEW, UPDATE, OR DELETE THE DATA WE COLLECT FROM YOU?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#request) ### 1\. WHAT INFORMATION DO WE COLLECT? ### Personal information you disclose to us **In Short:* We collect personal information that you provide to us.* We collect personal information that you voluntarily provide to us when you register on the Services, express an interest in obtaining information about us or our products and Services, when you participate in activities on the Services, or otherwise when you contact us. **Personal Information Provided by You.** The personal information that we collect depends on the context of your interactions with us and the Services, the choices you make, and the products and features you use. The personal information we collect may include the following: - names - email addresses - passwords - billing addresses - debit/credit card numbers **Sensitive Information.** We do not process sensitive information. **Payment Data.** We may collect data necessary to process your payment if you choose to make purchases, such as your payment instrument number, and the security code associated with your payment instrument. All payment data is handled and stored by Stripe . You may find their privacy notice link(s) here: [https://stripe.com/privacy](https://stripe.com/privacy?ref=onsiteobserver.com). All personal information that you provide to us must be true, complete, and accurate, and you must notify us of any changes to such personal information. ### Information automatically collected **In Short:* Some information — such as your Internet Protocol (IP) address and/or browser and device characteristics — is collected automatically when you visit our Services.* We automatically collect certain information when you visit, use, or navigate the Services. This information does not reveal your specific identity (like your name or contact information) but may include device and usage information, such as your IP address, browser and device characteristics, operating system, language preferences, referring URLs, device name, country, location, information about how and when you use our Services, and other technical information. This information is primarily needed to maintain the security and operation of our Services, and for our internal analytics and reporting purposes. Like many businesses, we also collect information through cookies and similar technologies.The information we collect includes: - *Log and Usage Data.* Log and usage data is service-related, diagnostic, usage, and performance information our servers automatically collect when you access or use our Services and which we record in log files. Depending on how you interact with us, this log data may include your IP address, device information, browser type, and settings and information about your activity in the Services (such as the date/time stamps associated with your usage, pages and files viewed, searches, and other actions you take such as which features you use), device event information (such as system activity, error reports (sometimes called "crash dumps"), and hardware settings). ### Google API Our use of information received from Google APIs will adhere to [Google API Services User Data Policy](https://developers.google.com/terms/api-services-user-data-policy?ref=onsiteobserver.com), including the [Limited Use requirements](https://developers.google.com/terms/api-services-user-data-policy?ref=onsiteobserver.com#limited-use). ### 2\. HOW DO WE PROCESS YOUR INFORMATION? **In Short:* We process your information to provide, improve, and administer our Services, communicate with you, for security and fraud prevention, and to comply with law. We may also process your information for other purposes with your consent.* **We process your personal information for a variety of reasons, depending on how you interact with our Services, including:** - **To facilitate account creation and authentication and otherwise manage user accounts.** We may process your information so you can create and log in to your account, as well as keep your account in working order. - **To deliver and facilitate delivery of services to the user.** We may process your information to provide you with the requested service. - **To fulfill and manage your orders.** We may process your information to fulfill and manage your orders, payments, returns, and exchanges made through the Services. - **To enable user-to-user communications.** We may process your information if you choose to use any of our offerings that allow for communication with another user. - **To send you marketing and promotional communications.** We may process the personal information you send to us for our marketing purposes, if this is in accordance with your marketing preferences. You can opt out of our marketing emails at any time. For more information, see "[WHAT ARE YOUR PRIVACY RIGHTS?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#privacyrights)" below. - **To deliver targeted advertising to you.** We may process your information to develop and display personalized content and advertising tailored to your interests, location, and more. - **To protect our Services.** We may process your information as part of our efforts to keep our Services safe and secure, including fraud monitoring and prevention. - **To evaluate and improve our Services, products, marketing, and your experience.** We may process your information when we believe it is necessary to identify usage trends, determine the effectiveness of our promotional campaigns, and to evaluate and improve our Services, products, marketing, and your experience. - **To identify usage trends.** We may process information about how you use our Services to better understand how they are being used so we can improve them. - **To determine the effectiveness of our marketing and promotional campaigns.** We may process your information to better understand how to provide marketing and promotional campaigns that are most relevant to you. - **To comply with our legal obligations.** We may process your information to comply with our legal obligations, respond to legal requests, and exercise, establish, or defend our legal rights. ### 3\. WHEN AND WITH WHOM DO WE SHARE YOUR PERSONAL INFORMATION? **In Short:* We may share information in specific situations described in this section and/or with the following third parties.*We may need to share your personal information in the following situations: - **Business Transfers.** We may share or transfer your information in connection with, or during negotiations of, any merger, sale of company assets, financing, or acquisition of all or a portion of our business to another company. - **When we use Google Maps Platform APIs.** We may share your information with certain Google Maps Platform APIs (e.g., Google Maps API, Places API). Google Maps uses GPS, Wi-Fi, and cell towers to estimate your location. GPS is accurate to about 20 meters, while Wi-Fi and cell towers help improve accuracy when GPS signals are weak, like indoors. This data helps Google Maps provide directions, but it is not always perfectly precise. - **Other Users.** When you share personal information (for example, by posting comments, contributions, or other content to the Services) or otherwise interact with public areas of the Services, such personal information may be viewed by all users and may be publicly made available outside the Services in perpetuity. Similarly, other users will be able to view descriptions of your activity, communicate with you within our Services, and view your profile. ### 4\. WHAT IS OUR STANCE ON THIRD-PARTY WEBSITES? **In Short:* We are not responsible for the safety of any information that you share with third parties that we may link to or who advertise on our Services, but are not affiliated with, our Services.* The Services may link to third-party websites, online services, or mobile applications and/or contain advertisements from third parties that are not affiliated with us and which may link to other websites, services, or applications. Accordingly, we do not make any guarantee regarding any such third parties, and we will not be liable for any loss or damage caused by the use of such third-party websites, services, or applications. The inclusion of a link towards a third-party website, service, or application does not imply an endorsement by us. We cannot guarantee the safety and privacy of data you provide to any third-party websites. Any data collected by third parties is not covered by this Privacy Notice. We are not responsible for the content or privacy and security practices and policies of any third parties, including other websites, services, or applications that may be linked to or from the Services. You should review the policies of such third parties and contact them directly to respond to your questions. ### 5\. DO WE USE COOKIES AND OTHER TRACKING TECHNOLOGIES? **In Short:* We may use cookies and other tracking technologies to collect and store your information.*We may use cookies and similar tracking technologies (like web beacons and pixels) to gather information when you interact with our Services. Some online tracking technologies help us maintain the security of our Services and your account, prevent crashes, fix bugs, save your preferences, and assist with basic site functions. We also permit third parties and service providers to use online tracking technologies on our Services for analytics and advertising, including to help manage and display advertisements or to tailor advertisements to your interests. The third parties and service providers use their technology to provide advertising about products and services tailored to your interests which may appear either on our Services or on other websites. To the extent these online tracking technologies are deemed to be a "sale"/"sharing" (which includes targeted advertising, as defined under the applicable laws) under applicable US state laws, you can opt out of these online tracking technologies by submitting a request as described below under section "[DO UNITED STATES RESIDENTS HAVE SPECIFIC PRIVACY RIGHTS?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#uslaws)" Specific information about how we use such technologies and how you can refuse certain cookies is set out in our Cookie Notice. ### Google Analytics We may share your information with Google Analytics to track and analyze the use of the Services. The Google Analytics Advertising Features that we may use include: Google Display Network Impressions Reporting. To opt out of being tracked by Google Analytics across the Services, visit [https://tools.google.com/dlpage/gaoptout](https://tools.google.com/dlpage/gaoptout?ref=onsiteobserver.com). You can opt out of Google Analytics Advertising Features through [Ads Settings](https://adssettings.google.com/?ref=onsiteobserver.com) and Ad Settings for mobile apps. Other opt out means include [http://optout.networkadvertising.org/](http://optout.networkadvertising.org/?ref=onsiteobserver.com) and [http://www.networkadvertising.org/mobile-choice](http://www.networkadvertising.org/mobile-choice?ref=onsiteobserver.com). For more information on the privacy practices of Google, please visit the [Google Privacy & Terms page](https://policies.google.com/privacy?ref=onsiteobserver.com). ### 6\. HOW LONG DO WE KEEP YOUR INFORMATION? **In Short:* We keep your information for as long as necessary to fulfill the purposes outlined in this Privacy Notice unless otherwise required by law.* We will only keep your personal information for as long as it is necessary for the purposes set out in this Privacy Notice, unless a longer retention period is required or permitted by law (such as tax, accounting, or other legal requirements). No purpose in this notice will require us keeping your personal information for longer than the period of time in which users have an account with us.When we have no ongoing legitimate business need to process your personal information, we will either delete or anonymize such information, or, if this is not possible (for example, because your personal information has been stored in backup archives), then we will securely store your personal information and isolate it from any further processing until deletion is possible. ### 7\. HOW DO WE KEEP YOUR INFORMATION SAFE? **In Short:* We aim to protect your personal information through a system of organizational and technical security measures.* We have implemented appropriate and reasonable technical and organizational security measures designed to protect the security of any personal information we process. However, despite our safeguards and efforts to secure your information, no electronic transmission over the Internet or information storage technology can be guaranteed to be 100% secure, so we cannot promise or guarantee that hackers, cybercriminals, or other unauthorized third parties will not be able to defeat our security and improperly collect, access, steal, or modify your information. Although we will do our best to protect your personal information, transmission of personal information to and from our Services is at your own risk. You should only access the Services within a secure environment. ### 8\. DO WE COLLECT INFORMATION FROM MINORS? **In Short:* We do not knowingly collect data from or market to children under 18 years of age.* We do not knowingly collect, solicit data from, or market to children under 18 years of age, nor do we knowingly sell such personal information. By using the Services, you represent that you are at least 18 or that you are the parent or guardian of such a minor and consent to such minor dependent’s use of the Services. If we learn that personal information from users less than 18 years of age has been collected, we will deactivate the account and take reasonable measures to promptly delete such data from our records. If you become aware of any data we may have collected from children under age 18, please contact us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). ### 9\. WHAT ARE YOUR PRIVACY RIGHTS? **In Short:* You may review, change, or terminate your account at any time, depending on your country, province, or state of residence.* **Withdrawing your consent:** If we are relying on your consent to process your personal information, which may be express and/or implied consent depending on the applicable law, you have the right to withdraw your consent at any time. You can withdraw your consent at any time by contacting us by using the contact details provided in the section "[HOW CAN YOU CONTACT US ABOUT THIS NOTICE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#contact)" below. However, please note that this will not affect the lawfulness of the processing before its withdrawal nor, when applicable law allows, will it affect the processing of your personal information conducted in reliance on lawful processing grounds other than consent. **Opting out of marketing and promotional communications:** You can unsubscribe from our marketing and promotional communications at any time by clicking on the unsubscribe link in the emails that we send, or by contacting us using the details provided in the section "[HOW CAN YOU CONTACT US ABOUT THIS NOTICE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#contact)" below. You will then be removed from the marketing lists. However, we may still communicate with you — for example, to send you service-related messages that are necessary for the administration and use of your account, to respond to service requests, or for other non-marketing purposes. ### Account Information If you would at any time like to review or change the information in your account or terminate your account, you can: - Log in to your account settings and update your user account. Upon your request to terminate your account, we will deactivate or delete your account and information from our active databases. However, we may retain some information in our files to prevent fraud, troubleshoot problems, assist with any investigations, enforce our legal terms and/or comply with applicable legal requirements. **Cookies and similar technologies:** Most Web browsers are set to accept cookies by default. If you prefer, you can usually choose to set your browser to remove cookies and to reject cookies. If you choose to remove cookies or reject cookies, this could affect certain features or services of our Services. You may also [opt out of interest-based advertising by advertisers](http://www.aboutads.info/choices/?ref=onsiteobserver.com) on our Services.If you have questions or comments about your privacy rights, you may email us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). ### 10\. CONTROLS FOR DO-NOT-TRACK FEATURES Most web browsers and some mobile operating systems and mobile applications include a Do-Not-Track ("DNT") feature or setting you can activate to signal your privacy preference not to have data about your online browsing activities monitored and collected. At this stage, no uniform technology standard for recognizing and implementing DNT signals has been finalized. As such, we do not currently respond to DNT browser signals or any other mechanism that automatically communicates your choice not to be tracked online. If a standard for online tracking is adopted that we must follow in the future, we will inform you about that practice in a revised version of this Privacy Notice. California law requires us to let you know how we respond to web browser DNT signals. Because there currently is not an industry or legal standard for recognizing or honoring DNT signals, we do not respond to them at this time. ### 11\. DO UNITED STATES RESIDENTS HAVE SPECIFIC PRIVACY RIGHTS? **In Short:* If you are a resident of California, Colorado, Connecticut, Delaware, Florida, Indiana, Iowa, Kentucky, Maryland, Minnesota, Montana, Nebraska, New Hampshire, New Jersey, Oregon, Rhode Island, Tennessee, Texas, Utah, or Virginia, you may have the right to request access to and receive details about the personal information we maintain about you and how we have processed it, correct inaccuracies, get a copy of, or delete your personal information. You may also have the right to withdraw your consent to our processing of your personal information. These rights may be limited in some circumstances by applicable law. More information is provided below.* ### Categories of Personal Information We Collect The table below shows the categories of personal information we have collected in the past twelve (12) months. The table includes illustrative examples of each category and does not reflect the personal information we collect from you. For a comprehensive inventory of all personal information we process, please refer to the section "[WHAT INFORMATION DO WE COLLECT?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infocollect)" | **Category** | **Examples** | **Collected** | | -------------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ------------- | | A. Identifiers | Contact details, such as real name, alias, postal address, telephone or mobile contact number, unique personal identifier, online identifier, Internet Protocol address, email address, and account name | YES | | B. Personal information as defined in the California Customer Records statute | Name, contact information, education, employment, employment history, and financial information | YES | | ----------------------------------------------------------------------------- | ----------------------------------------------------------------------------------------------- | --- | | C. Protected classification characteristics under state or federal law | Gender, age, date of birth, race and ethnicity, national origin, marital status, and other demographic data | NO | | ---------------------------------------------------------------------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | --- | | D. Commercial information | Transaction information, purchase history, financial details, and payment information | NO | | E. Biometric information | Fingerprints and voiceprints | NO | | F. Internet or other similar network activity | Browsing history, search history, online behavior, interest data, and interactions with our and other websites, applications, systems, and advertisements | YES | | G. Geolocation data | Device location | NO | | H. Audio, electronic, sensory, or similar information | Images and audio, video or call recordings created in connection with our business activities | NO | | I. Professional or employment-related information | Business contact details in order to provide you our Services at a business level or job title, work history, and professional qualifications if you apply for a job with us | NO | | J. Education Information | Student records and directory information | NO | | K. Inferences drawn from collected personal information | Inferences drawn from any of the collected personal information listed above to create a profile or summary about, for example, an individual’s preferences and characteristics | NO | | L. Sensitive personal Information | NO | | We may also collect other personal information outside of these categories through instances where you interact with us in person, online, or by phone or mail in the context of: - Receiving help through our customer support channels; - Participation in customer surveys or contests; and - Facilitation in the delivery of our Services and to respond to your inquiries. We will use and retain the collected personal information as needed to provide the Services or for: - Category A - As long as the user has an account with us - Category B - As long as the user has an account with us - Category F - As long as the user has an account with us ### Sources of Personal Information Learn more about the sources of personal information we collect in "[WHAT INFORMATION DO WE COLLECT?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infocollect)" ### How We Use and Share Personal Information Learn more about how we use your personal information in the section, "[HOW DO WE PROCESS YOUR INFORMATION?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#infouse)" **Will your information be shared with anyone else?**We may disclose your personal information with our service providers pursuant to a written contract between us and each service provider. Learn more about how we disclose personal information to in the section, "[WHEN AND WITH WHOM DO WE SHARE YOUR PERSONAL INFORMATION?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#whoshare)" We may use your personal information for our own business purposes, such as for undertaking internal research for technological development and demonstration. This is not considered to be "selling" of your personal information. We have not disclosed, sold, or shared any personal information to third parties for a business or commercial purpose in the preceding twelve (12) months. We will not sell or share personal information in the future belonging to website visitors, users, and other consumers. ### Your Rights You have rights under certain US state data protection laws. However, these rights are not absolute, and in certain cases, we may decline your request as permitted by law. These rights include: - **Right to know** whether or not we are processing your personal data - **Right to access** your personal data - **Right to correct** inaccuracies in your personal data - **Right to request** the deletion of your personal data - **Right to obtain a copy** of the personal data you previously shared with us - **Right to non-discrimination** for exercising your rights - **Right to opt out** of the processing of your personal data if it is used for targeted advertising (or sharing as defined under California’s privacy law), the sale of personal data, or profiling in furtherance of decisions that produce legal or similarly significant effects ("profiling") Depending upon the state where you live, you may also have the following rights: - Right to access the categories of personal data being processed (as permitted by applicable law, including the privacy law in Minnesota) - Right to obtain a list of the categories of third parties to which we have disclosed personal data (as permitted by applicable law, including the privacy law in California, Delaware, and Maryland) - Right to obtain a list of specific third parties to which we have disclosed personal data (as permitted by applicable law, including the privacy law in Minnesota and Oregon) - Right to obtain a list of third parties to which we have sold personal data (as permitted by applicable law, including the privacy law in Connecticut) - Right to review, understand, question, and depending on where you live, correct how personal data has been profiled (as permitted by applicable law, including the privacy law in Connecticut and Minnesota) - Right to limit use and disclosure of sensitive personal data (as permitted by applicable law, including the privacy law in California) - Right to opt out of the collection of sensitive data and personal data collected through the operation of a voice or facial recognition feature (as permitted by applicable law, including the privacy law in Florida) ### How to Exercise Your Rights To exercise these rights, you can contact us by submitting a [data subject access request](https://app.termly.io/dsar/ae83f51b-5993-4c44-b423-1c7c9a405dc9?ref=onsiteobserver.com), by emailing us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com), or by referring to the contact details at the bottom of this document.Under certain US state data protection laws, you can designate an authorized agent to make a request on your behalf. We may deny a request from an authorized agent that does not submit proof that they have been validly authorized to act on your behalf in accordance with applicable laws. ### Request Verification Upon receiving your request, we will need to verify your identity to determine you are the same person about whom we have the information in our system. We will only use personal information provided in your request to verify your identity or authority to make the request. However, if we cannot verify your identity from the information already maintained by us, we may request that you provide additional information for the purposes of verifying your identity and for security or fraud-prevention purposes.If you submit the request through an authorized agent, we may need to collect additional information to verify your identity before processing your request and the agent will need to provide a written and signed permission from you to submit such request on your behalf. ### Appeals Under certain US state data protection laws, if we decline to take action regarding your request, you may appeal our decision by emailing us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). We will inform you in writing of any action taken or not taken in response to the appeal, including a written explanation of the reasons for the decisions. If your appeal is denied, you may submit a complaint to your state attorney general. ### California "Shine The Light" Law California Civil Code Section 1798.83, also known as the "Shine The Light" law, permits our users who are California residents to request and obtain from us, once a year and free of charge, information about categories of personal information (if any) we disclosed to third parties for direct marketing purposes and the names and addresses of all third parties with which we shared personal information in the immediately preceding calendar year. If you are a California resident and would like to make such a request, please submit your request in writing to us by using the contact details provided in the section "[HOW CAN YOU CONTACT US ABOUT THIS NOTICE?](https://app.termly.io/policy-viewer/policy.html?policyUUID=ae83f51b-5993-4c44-b423-1c7c9a405dc9&ref=onsiteobserver.com#contact)" ### 12\. DO WE MAKE UPDATES TO THIS NOTICE? **In Short:* Yes, we will update this notice as necessary to stay compliant with relevant laws.* We may update this Privacy Notice from time to time. The updated version will be indicated by an updated "Revised" date at the top of this Privacy Notice. If we make material changes to this Privacy Notice, we may notify you either by prominently posting a notice of such changes or by directly sending you a notification. We encourage you to review this Privacy Notice frequently to be informed of how we are protecting your information. ### 13\. HOW CAN YOU CONTACT US ABOUT THIS NOTICE? If you have questions or comments about this notice, you may email us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com) or contact us by post at:Moskalenko LLC5750 Sunrise Blvd STE 210-ICitrus Heights, CA 95610United States ### 14\. HOW CAN YOU REVIEW, UPDATE, OR DELETE THE DATA WE COLLECT FROM YOU? Based on the applicable laws of your country or state of residence in the US, you may have the right to request access to the personal information we collect from you, details about how we have processed it, correct inaccuracies, or delete your personal information. You may also have the right to withdraw your consent to our processing of your personal information. These rights may be limited in some circumstances by applicable law. To request to review, update, or delete your personal information, please fill out and submit a [data subject access request](https://app.termly.io/dsar/ae83f51b-5993-4c44-b423-1c7c9a405dc9?ref=onsiteobserver.com). ### TERMS OF USE URL: https://www.onsiteobserver.com/terms/ Last updated: 2026-07-18T06:44:37.000Z **Last updated July 5, 2026** ### AGREEMENT TO OUR LEGAL TERMS We are Moskalenko LLC, doing business as Onsite Observer ("Company," "we," "us," or "our"), a company registered in California, United States, at 5750 Sunrise Blvd STE 210-I, Citrus Heights, CA 95610. We operate the website [https://www.onsiteobserver.com](https://www.onsiteobserver.com/) (the "Site"), our newsletters, and related services (collectively, the "Services"). Onsite Observer publishes news and analysis about development and business in the Sacramento region. These Legal Terms constitute a legally binding agreement between you ("you") and Moskalenko LLC concerning your access to and use of the Services. By accessing the Services, you agree to be bound by these Legal Terms. **If you do not agree with all of these Legal Terms, you must discontinue use of the Services immediately.** We recommend that you print or save a copy of these Legal Terms for your records. Questions: [**admin@onsiteobserver.com**](mailto:admin@onsiteobserver.com). ### TABLE OF CONTENTS 1. OUR SERVICES 2. USER ACCOUNTS 3. SUBSCRIPTIONS, BILLING, AND CANCELLATION 4. INTELLECTUAL PROPERTY RIGHTS AND YOUR LICENSE 5. PROHIBITED ACTIVITIES 6. COMMENTS AND READER SUBMISSIONS 7. NEWS TIPS 8. SPONSORSHIPS AND ADVERTISING 9. ACCURACY, CORRECTIONS, AND NO PROFESSIONAL ADVICE 10. THIRD-PARTY WEBSITES AND CONTENT 11. SERVICES MANAGEMENT AND TERMINATION 12. MODIFICATIONS AND INTERRUPTIONS 13. GOVERNING LAW AND DISPUTE RESOLUTION 14. DISCLAIMER 15. LIMITATIONS OF LIABILITY 16. INDEMNIFICATION 17. ELECTRONIC COMMUNICATIONS 18. MISCELLANEOUS 19. CONTACT US ### 1\. OUR SERVICES **In Short:** We publish local journalism. Some of it is free, some requires a free account, and some requires a paid subscription. Onsite Observer provides news coverage, analysis, photography, video, and newsletters focused on development and business in the Sacramento region. Access levels vary by content: some content is public; some requires a free registered account; and some requires a paid subscription. We may change, add, or remove content, features, or access levels at any time. The Services are intended for users who are at least 18 years old. ### 2\. USER ACCOUNTS **In Short:** Keep your account information accurate, keep your access secure, and don't share paid access. You agree to provide true, accurate, and current information when creating an account and to keep it updated. Sign-in occurs via secure links sent to your email address; you are responsible for maintaining the security of that email account. Accounts are personal. Paid access may not be shared, resold, or made available to others outside your household. If your office or team wants access, contact us about group subscriptions at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). We reserve the right to suspend or terminate accounts that violate these Legal Terms. ### 3\. SUBSCRIPTIONS, BILLING, AND CANCELLATION **In Short:** Subscriptions renew automatically. Cancel anytime and keep access through the period you paid for. Payments are non-refundable except where the law says otherwise. **Billing.** Paid subscriptions are billed in advance on a monthly or annual basis through our payment processor, Stripe, and renew automatically until cancelled. By subscribing, you authorize recurring charges to your payment method. **Cancellation.** You may cancel at any time from your account settings. Cancellation stops future renewals; you retain access through the end of your current billing period. **Refunds.** Except where required by law, payments are non-refundable, including for partially used billing periods. If you believe you were billed in error, contact us within 30 days at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com) and we will make it right. **Price changes.** We may change subscription prices. Existing subscribers will be notified by email at least 30 days before a new price takes effect, and changes apply from your next renewal — you may cancel before then if you do not accept the new price. **Failed payments.** If a renewal payment fails, we (or tooling operating on our behalf) may retry the charge and contact you to update your payment method before suspending paid access. ### 4\. INTELLECTUAL PROPERTY RIGHTS AND YOUR LICENSE **In Short:** We own our content. You may read it, share links to it, and quote briefly with attribution. You may not republish it, scrape it, or use it to train AI systems. **Our intellectual property.** All content in the Services — articles, photographs, video, graphics, logos, and data compilations (the "Content") — is owned or licensed by Moskalenko LLC and protected by copyright, trademark, and other intellectual property laws in the United States and elsewhere. **Your license.** We grant you a limited, personal, non-commercial, non-transferable, revocable license to access and view the Content you are entitled to under your access level. **What you may do:** share links to our Content freely (please do); quote brief excerpts with attribution and a link to the original. **What you may not do without our prior written permission:** republish, reproduce, distribute, or publicly display Content; systematically scrape, crawl, download, or archive Content; use Content, in whole or in part, for the training, fine-tuning, or grounding of machine-learning or artificial-intelligence systems; or remove any copyright or proprietary notices. **Paywalled Content** is for authorized subscribers only. Circumventing the paywall, or redistributing paywalled Content beyond brief attributed quotes, is a violation of these Legal Terms and may result in termination of your account. For permissions and licensing requests: [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com). ### 5\. PROHIBITED ACTIVITIES **In Short:** Use the Services as a reader, not as a means to harm the Services or others. You agree not to: access the Services through automated means (bots, scrapers) except standard search-engine indexing of public pages; attempt to bypass access controls or paywalls; interfere with the security or operation of the Services; upload malicious code; harvest information about other users; impersonate us or others; use the Services to send spam or unsolicited commercial messages; frame or mirror the Services; or use the Services for any unlawful purpose. ### 6\. COMMENTS AND READER SUBMISSIONS **In Short:** You own what you write; you give us the right to display and moderate it. Be civil and lawful. Paid subscribers may comment on articles. You retain ownership of your comments, and you grant us a perpetual, worldwide, royalty-free license to use, display, reproduce, and moderate them within the Services. You agree that your comments will not: be unlawful, defamatory, harassing, threatening, or hateful; invade anyone's privacy; infringe any third party's rights; contain spam or commercial solicitation; or impersonate another person. We may remove any comment and revoke commenting privileges at our sole discretion, without notice. Comments reflect the views of their authors, not of Onsite Observer. ### 7\. NEWS TIPS **In Short:** We welcome tips. By sending one, you confirm you have the right to share it. Information and materials submitted to our tip line or reporters may inform our reporting. By submitting a tip, you represent that you have the right to share the information and materials you send, and you grant us the right to use them in our journalism. We do not pay for tips. Source confidentiality is addressed in our Privacy Policy. ### 8\. SPONSORSHIPS AND ADVERTISING **In Short:** Sponsored content is always labeled, and sponsors don't influence coverage. The Services may include sponsor messages and advertising, which are always clearly labeled. Sponsors and advertisers have no influence over our editorial coverage, and sponsorship does not constitute endorsement by us. Your dealings with any sponsor or advertiser are solely between you and them. ### 9\. ACCURACY, CORRECTIONS, AND NO PROFESSIONAL ADVICE **In Short:** Our reporting is journalism, not investment, legal, or real-estate advice. We work to get things right and correct errors transparently in accordance with our corrections policy. However, Content is provided for general informational purposes only. It does not constitute investment, financial, legal, tax, or real-estate advice, and you should not act or refrain from acting on the basis of Content without seeking advice from a qualified professional. Development projects, permits, and plans we report on change frequently and may not proceed as described. We may update or correct Content at any time without notice. ### 10\. THIRD-PARTY WEBSITES AND CONTENT The Services may contain links to third-party websites and embedded third-party content (such as hosted video). Such websites and content are not investigated, monitored, or checked for accuracy or completeness by us, and we are not responsible for them. Inclusion of a link does not imply our endorsement. Your use of third-party websites is at your own risk and subject to their terms and policies. ### 11\. SERVICES MANAGEMENT AND TERMINATION We reserve the right to: monitor the Services for violations of these Legal Terms; take appropriate legal action against violators; restrict, suspend, or terminate your access (including paid access) for violation of these Legal Terms; and otherwise manage the Services to protect our rights and their proper functioning. You may stop using the Services and delete your account at any time. If we terminate a paid account without cause, we will refund the unused portion of your current billing period. If we terminate your account for violation of these Legal Terms, you are not entitled to a refund, and you may not create a new account without our permission. ### 12\. MODIFICATIONS AND INTERRUPTIONS We may change, suspend, or discontinue any part of the Services at any time. We do not guarantee the Services will be available at all times; we may experience hardware, software, or other problems, or need to perform maintenance, resulting in interruptions. We will not be liable for any loss caused by your inability to access the Services during any downtime. ### 13\. GOVERNING LAW AND DISPUTE RESOLUTION These Legal Terms are governed by the laws of the State of California, without regard to its conflict-of-law principles. Any dispute arising from these Legal Terms or the Services will be resolved in the state or federal courts located in Sacramento County, California, and you consent to the personal jurisdiction of those courts. Both parties waive any right to a jury trial to the fullest extent permitted by law. Any claim must be brought within one (1) year after it arises, or it is permanently barred. *(Optional: consider an arbitration or small-claims clause — consult your attorney.)* ### 14\. DISCLAIMER THE SERVICES ARE PROVIDED ON AN "AS-IS" AND "AS-AVAILABLE" BASIS. YOUR USE OF THE SERVICES IS AT YOUR SOLE RISK. TO THE FULLEST EXTENT PERMITTED BY LAW, WE DISCLAIM ALL WARRANTIES, EXPRESS OR IMPLIED, IN CONNECTION WITH THE SERVICES AND YOUR USE THEREOF, INCLUDING THE IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, ACCURACY, AND NON-INFRINGEMENT. WE MAKE NO WARRANTIES ABOUT THE ACCURACY OR COMPLETENESS OF THE SERVICES' CONTENT OR THE CONTENT OF ANY LINKED WEBSITES. ### 15\. LIMITATIONS OF LIABILITY TO THE FULLEST EXTENT PERMITTED BY LAW, IN NO EVENT WILL MOSKALENKO LLC OR ITS MEMBERS, OFFICERS, EMPLOYEES, OR AGENTS BE LIABLE TO YOU OR ANY THIRD PARTY FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, EXEMPLARY, OR PUNITIVE DAMAGES, INCLUDING LOST PROFIT, LOST REVENUE, OR LOSS OF DATA, ARISING FROM YOUR USE OF THE SERVICES. OUR TOTAL LIABILITY TO YOU FOR ANY CAUSE WHATSOEVER WILL AT ALL TIMES BE LIMITED TO THE AMOUNT PAID, IF ANY, BY YOU TO US DURING THE TWELVE (12) MONTHS PRIOR TO THE CLAIM ARISING, OR $50 IF YOU HAVE PAID NOTHING. SOME LAWS DO NOT ALLOW CERTAIN LIMITATIONS, SO SOME OR ALL OF THESE LIMITATIONS MAY NOT APPLY TO YOU. ### 16\. INDEMNIFICATION You agree to defend, indemnify, and hold us harmless from and against any loss, damage, liability, claim, or demand, including reasonable attorneys' fees, made by any third party due to or arising out of: your comments or submissions; your use of the Services; your breach of these Legal Terms; or your violation of the rights of a third party. ### 17\. ELECTRONIC COMMUNICATIONS Visiting the Services, sending us emails, and completing online forms constitute electronic communications. You consent to receive electronic communications from us, and you agree that all agreements, notices, and disclosures we provide electronically satisfy any legal requirement that such communication be in writing. ### 18\. MISCELLANEOUS These Legal Terms and any policies posted on the Services constitute the entire agreement between you and us. Our failure to enforce any provision is not a waiver. If any provision is held unenforceable, the remainder remains in effect. We may assign our rights and obligations; you may not assign yours without our consent. Nothing in these Legal Terms creates any partnership, employment, or agency relationship between you and us. We may update these Legal Terms from time to time. Material changes will be indicated by the "Last updated" date above and, where appropriate, noted on the Services or by email. Continued use after changes take effect constitutes acceptance. ### 19\. CONTACT US To resolve a complaint regarding the Services or to receive further information regarding their use, contact us at: [**admin@onsiteobserver.com**](mailto:admin@onsiteobserver.com) Moskalenko LLC (d/b/a Onsite Observer) 5750 Sunrise Blvd STE 210-I Citrus Heights, CA 95610 United States ### COOKIE POLICY URL: https://www.onsiteobserver.com/cookie-policy/ Last updated: 2026-07-18T07:21:27.000Z **Last updated July 18, 2026** This Cookie Policy explains how Moskalenko LLC ("**Company**," "**we**," "**us**," and "**our**") uses cookies and similar technologies to recognize you when you visit our website at [https://www.onsiteobserver.com](https://www.onsiteobserver.com/) ("**Website**"). It explains what these technologies are and why we use them, as well as your rights to control our use of them.In some cases we may use cookies to collect personal information, or that becomes personal information if we combine it with other information. ### What are cookies? Cookies are small data files that are placed on your computer or mobile device when you visit a website. Cookies are widely used by website owners in order to make their websites work, or to work more efficiently, as well as to provide reporting information.Cookies set by the website owner (in this case, Moskalenko LLC) are called "first-party cookies." Cookies set by parties other than the website owner are called "third-party cookies." Third-party cookies enable third-party features or functionality to be provided on or through the website (e.g., advertising, interactive content, and analytics). The parties that set these third-party cookies can recognize your computer both when it visits the website in question and also when it visits certain other websites. ### Why do we use cookies? We use first- and third-party cookies for several reasons. Some cookies are required for technical reasons in order for our Website to operate, and we refer to these as "essential" or "strictly necessary" cookies. Other cookies also enable us to track and target the interests of our users to enhance the experience on our Online Properties. Third parties serve cookies through our Website for advertising, analytics, and other purposes. This is described in more detail below. ### How can I control cookies? You have the right to decide whether to accept or reject cookies. You can exercise your cookie rights by setting your preferences in the Cookie Preference Center. The Cookie Preference Center allows you to select which categories of cookies you accept or reject. Essential cookies cannot be rejected as they are strictly necessary to provide you with services. The Cookie Preference Center can be found in the notification banner and on our Website. If you choose to reject cookies, you may still use our Website though your access to some functionality and areas of our Website may be restricted. You may also set or amend your web browser controls to accept or refuse cookies. The specific types of first- and third-party cookies served through our Website and the purposes they perform are described in the table below (please note that the specific cookies served may vary depending on the specific Online Properties you visit): ### Essential website cookies: These cookies are strictly necessary to provide you with services available through our Website and to use some of its features, such as access to secure areas. | Name: | m | | ----------- | --------------------------------------------------------------------------------------- | | Purpose: | Tracks the user's session for Stripe | | Provider: | m.stripe.com | | Service: | Stripe [View Service Privacy Policy](https://stripe.com/privacy?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 1 year 11 months 29 days | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hs-banner.com | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_stripe\_sid | | ----------- | --------------------------------------------------------------------------------------------- | | Purpose: | Fraud prevention and detection | | Provider: | .www.onsiteobserver.com | | Service: | Stripe [View Service Privacy Policy](https://stripe.com/en-nl/privacy?ref=onsiteobserver.com) | | Type: | http\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hsforms.com | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hs-scripts.com | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .usemessages.com | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hscollectedforms.net | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_stripe\_mid | | ----------- | --------------------------------------------------------------------------------------------- | | Purpose: | Fraud prevention and detection | | Provider: | .www.onsiteobserver.com | | Service: | Stripe [View Service Privacy Policy](https://stripe.com/en-nl/privacy?ref=onsiteobserver.com) | | Type: | http\_cookie | | Expires in: | 11 months 30 days | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hubspot.com | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hubspotusercontent-na1.net | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hsappstatic.net | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | | Name: | \_\_cf\_bm | | ----------- | -------------------------------------------------------------------------------------------------------------------------- | | Purpose: | Cloudflare places the cookie on end-user devices that access customer sites protected by Bot Management or Bot Fight Mode. | | Provider: | .hs-analytics.net | | Service: | CloudFlare [View Service Privacy Policy](https://www.cloudflare.com/privacypolicy/?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 30 minutes | ### Performance and functionality cookies: These cookies are used to enhance the performance and functionality of our Website but are non-essential to their use. However, without these cookies, certain functionality (like videos) may become unavailable. | Name: | ytidb::LAST\_RESULT\_ENTRY\_KEY | | ----------- | ----------------------------------------------------------------------------------------------------- | | Purpose: | Stores the last result entry key used by YouTube | | Provider: | www.youtube.com | | Service: | YouTube [View Service Privacy Policy](https://business.safety.google/privacy/?ref=onsiteobserver.com) | | Type: | html\_local\_storage | | Expires in: | Persistent | | Name: | \_\_Secure-ROLLOUT\_TOKEN | | ----------- | ------------------------------------------------------------------------------------------------- | | Purpose: | is used by YouTube to manage the phased rollout of new features and updates | | Provider: | .youtube.com | | Service: | Youtube [View Service Privacy Policy](https://policies.google.com/privacy?ref=onsiteobserver.com) | | Type: | server\_cookie | | Expires in: | 5 months 27 days | | Name: | rc::h | | ----------- | --------------------------------------- | | Provider: | www.google.com | | Service: | https://business.safety.google/privacy/ | | Type: | html\_local\_storage | | Expires in: | Persistent | | Name: | messagesUtk | | ----------- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | | Purpose: | This cookie is used to recognize visitors who chat with you via the chatflows tool. 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If you have any questions about our use of cookies or other technologies, please email us at [admin@onsiteobserver.com](mailto:admin@onsiteobserver.com) or by post to: Moskalenko LLC | 5750 Sunrise Blvd STE 210-I, Citrus Heights, CA 95610 | Phone: 916-619-3028 [Consent Preferences](#) ## Posts ### Environmental groups sue Sacramento County over 9,356-home Upper Westside approval URL: https://www.onsiteobserver.com/environmental-groups-sue-sacramento-county-over-9-356-home-upper-westside-approval/ Last updated: 2026-07-17T19:25:55.000Z Environmental and neighborhood groups sued Sacramento County on Thursday over its approval of a 9,356-home community west of North Natomas, opening a legal fight over whether the region’s housing needs justify expanding urban development onto farmland in the Natomas Basin. The Environmental Council of Sacramento, Friends of Swainson’s Hawk and the Garden Highway Community Association allege county supervisors violated California environmental law and the county’s General Plan when they unanimously approved the [Upper Westside Specific Plan on June 16](https://www.onsiteobserver.com/sacramento-county-approves-9-356-home-upper-westside-plan-west-of-north-natomas/). The lawsuit asks Sacramento County Superior Court to overturn the approval and block activity that could physically alter the property while the case proceeds. [![CTA Image](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/07/Subscribe-to-Onsite-Observer.jpg)](https://www.onsiteobserver.com/#/portal/signup) Stay ahead of what’s being built with unlimited access to local project updates, in-depth reporting and subscriber-only insights. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) Upper Westside covers roughly 2,066 acres north of Interstate 80, between the city of Sacramento and the Sacramento River. The plan includes a 1,524-acre development area and an approximately 542-acre agricultural buffer near Garden Highway. The county’s approval established a framework for 9,356 homes, more than 3 million square feet of commercial uses, four school sites, parks, trails and a mixed-use town center organized around a proposed canal. Supporters say the project is a response to the Sacramento region’s housing shortage and an opportunity to build a large community near downtown, North Natomas and major employment centers. Opponents have raised concerns about farmland conversion, wildlife habitat, traffic, water supply and the costs of public services. County supervisors certified the project’s environmental impact report and concluded that its housing, economic and land-use benefits outweighed significant and unavoidable environmental effects. The lawsuit makes two primary claims. The groups allege the environmental review failed to adequately disclose and analyze the project’s effects, and they contend the county violated its own growth policies by expanding the Urban Service Boundary and Urban Policy Area. The petition says the environmental report relied on a project description and phasing plan that could change over time. It also alleges the county used project objectives that unfairly excluded potentially feasible alternatives, including development at other locations. The groups contend the county failed to adequately evaluate effects involving farmland, wildlife, air quality, greenhouse-gas emissions, water supply, noise and transportation. They also allege some mitigation measures were vague, unenforceable or postponed until later stages of development. The lawsuit also focuses on the Natomas Basin Habitat Conservation Plan, which has guided development and habitat protection in the basin for more than two decades. The petition says the Upper Westside property supports the conservation strategy for 22 special-status species, including the Swainson’s hawk and giant garter snake. Because the property is outside the habitat plan’s permit area, the groups argue that urban development could undermine assumptions used to support the regional conservation program. The challengers cite a 2005 federal court decision that upheld the habitat plan while noting that it assumed development in the basin would be limited to 17,500 acres and that remaining land would stay in agricultural production. The lawsuit also targets General Plan Policy LU-127, which restricts expansion of the county’s Urban Service Boundary. The policy generally bars expansion into prime farmland or areas that could interfere with an adopted habitat conservation plan, though supervisors may approve an expansion by a four-fifths vote after finding extraordinary environmental, social or economic benefits. The petition alleges the project would convert about 940 acres of prime farmland and that the county’s findings supporting the expansion weren’t backed by substantial evidence. The lawsuit follows years of opposition from the organizations that filed it. Environmental Council of Sacramento President Heather Fargo, a former Sacramento mayor, urged supervisors to reject the plan in June, calling it “a huge rezone of farmland to development.” Fargo signed the petition’s verification on behalf of the organization. Development of Upper Westside is expected to occur over roughly 20 years. Approval of the specific plan doesn’t allow construction to begin immediately. Individual projects would still require subdivision maps, rezones, design reviews, infrastructure plans and permits from county, state and federal agencies. The lawsuit was assigned to Judge Jennifer K. Rockwell. No hearing date was listed. Filing the lawsuit doesn’t automatically stop the project. The groups are seeking a stay or injunction, but the court documents reviewed don’t show that either has been granted. ### Folsom Heights moves closer to homebuilding as streets are paved URL: https://www.onsiteobserver.com/folsom-heights-moves-closer-to-homebuilding-as-streets-are-paved/ Last updated: 2026-07-14T23:45:24.000Z _This post is for paying subscribers only._ ### Sacramento’s I-5 toll lane proposal draws hundreds of critical comments online URL: https://www.onsiteobserver.com/sacramentos-i-5-toll-lane-proposal-draws-hundreds-of-critical-comments-online/ Last updated: 2026-07-13T22:51:54.000Z No one from the public addressed the Sacramento Transportation Authority board when it voted on June 18 to advance a $450 million to $500 million [managed-lane project](https://www.onsiteobserver.com/sacramento-advances-500-million-i-5-toll-lane-project/) on Interstate 5. The public response came online. After Onsite Observer published a June 22 article about the proposal and shared it across social media, the coverage generated over 779 comments and more than 208,000 views across its platforms as of July 13\. Instagram alone drew more than 570 comments, along with additional replies. > [ View this post on Instagram ](https://www.instagram.com/p/DZ6G7gfmMPx/?utm%5Fsource=ig%5Fembed&utm%5Fcampaign=loading) > > [A post shared by Onsite Observer (@onsiteobserver)](https://www.instagram.com/p/DZ6G7gfmMPx/?utm%5Fsource=ig%5Fembed&utm%5Fcampaign=loading) The reaction was overwhelmingly critical, with commenters questioning why drivers could eventually be charged to use a project supported by public funds, calling for expanded public transportation and expressing frustration over the prospect of another prolonged freeway construction project. The social media response is not an official survey of Sacramento County residents. Still, the volume and consistency of the comments provide a window into the concerns transportation officials may face as the proposal moves through environmental review and the tolling approval process. The project would add one new high-occupancy toll lane in each direction between the I-5/US 50 interchange and the Sacramento River Bridge at the Yolo County line. Existing general-purpose lanes would remain free. Buses and vehicles carrying at least three people could use the new lanes without paying, while vehicles with one or two occupants could pay for access. The June vote did not establish toll rates or authorize toll collection. ## Sign up to be Onsite Development and business news from across the Sacramento region and beyond. Join readers who hear it here first. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The most common objection was the perception that residents would help fund the project through taxes and then be charged again to use the new lanes. “Spend our money to build it, then charge us for it,” one Instagram commenter wrote. The response received more than 1,000 likes. Another wrote, “Gas tax, smog checks, registration. Now FasTrak,” drawing more than 750 likes. But the most-liked comment focused on what the project would not build. “Another lane, yet no light rail from downtown to SMF,” the commenter wrote, referring to Sacramento International Airport. The comment received more than 1,100 likes. Calls for light rail or train service to the airport appeared repeatedly throughout the discussion. Many commenters argued the region should invest in transportation that removes vehicles from the freeway rather than adding capacity for motorists willing to pay. “Could have put a light rail line right there,” one commenter wrote. “For the love of God, just build a train,” another said. Construction fatigue was another recurring concern. The proposal comes as major freeway projects remain underway across the Sacramento region, and commenters frequently mentioned work on Highway 50, the Yolo Causeway and other corridors. “Yay more construction for the next 10 years,” one of the most popular comments read, receiving more than 700 likes. Others asked officials to complete existing projects, repair deteriorated pavement and address potholes before beginning another freeway expansion. “They can’t even finish all lanes they started years ago,” one commenter wrote. Some readers also raised questions about equity, arguing that a paid lane could allow higher-income drivers to bypass congestion while motorists unable or unwilling to pay remain in slower traffic. Others worried the lane could be underused, pointing to the new managed lanes on Interstate 80 near Fairfield. A smaller number of commenters defended the proposal or noted that the managed lanes would be new and optional, rather than converted from existing free lanes. One commenter said drivers who did not want to pay could continue using the freeway much as they do now, while the additional lane could potentially reduce congestion. That distinction did little to quiet the wider opposition. Caltrans is expected to release a draft environmental document in fall 2026, with environmental clearance and tolling authorization potentially completed in spring 2027\. Construction would likely occur in phases, beginning with a southbound managed lane, although a construction start date has not been established. As the project advances, commenters are seeking answers about how construction would be funded, how toll prices would be determined, where the revenue would go and why alternatives such as airport rail are not being prioritized. The June 18 board meeting drew no public speakers. The discussion that followed online was anything but silent. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Steel rises at Dignity Health’s Folsom Ranch medical project URL: https://www.onsiteobserver.com/steel-rises-at-dignity-healths-folsom-ranch-medical-project/ Last updated: 2026-07-12T22:25:45.000Z _This post is for paying subscribers only._ ### Rancho Cordova prepares to begin Mills Crossing infrastructure work this summer URL: https://www.onsiteobserver.com/rancho-cordova-prepares-to-begin-mills-crossing-infrastructure-work-this-summer/ Last updated: 2026-07-03T19:33:53.000Z _This post is for paying subscribers only._ ### Sutter County approves pools, theater and concert plaza for Latitude Margaritaville URL: https://www.onsiteobserver.com/sutter-county-approves-pools-theater-and-concert-plaza-for-latitude-margaritaville/ Last updated: 2026-07-12T22:58:50.000Z _This post is for paying subscribers only._ ### Facing widening deficit, Lincoln asks voters to approve one-cent sales tax URL: https://www.onsiteobserver.com/facing-widening-deficit-lincoln-asks-voters-to-approve-one-cent-sales-tax/ Last updated: 2026-07-12T04:43:14.000Z _This post is for paying subscribers only._ ### Lincoln Planning Commission backs 165-home Windsor Cove subdivision URL: https://www.onsiteobserver.com/lincoln-planning-commission-backs-165-home-windsor-cove-subdivision/ Last updated: 2026-07-12T04:43:35.000Z _This post is for paying subscribers only._ ### Sacramento advances $500 million I-5 toll lane project URL: https://www.onsiteobserver.com/sacramento-advances-500-million-i-5-toll-lane-project/ Last updated: 2026-07-12T04:45:00.000Z The Sacramento Transportation Authority has approved a series of agreements and funding actions to advance a proposed $450 million to $500 million managed-lane project on Interstate 5 toward environmental clearance, tolling authorization, and construction funding. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The project would add one new high-occupancy toll lane in each direction between the I-5/US 50 interchange and the Sacramento River Bridge at the Yolo County line. The route would pass through downtown Sacramento, cross the American River, and continue through the I-80 interchange toward Sacramento International Airport. ![A map highlights the proposed I-5 managed lanes corridor between downtown Sacramento and the Yolo County line near Sacramento International Airport. Image: STA.](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/SACRAMENfTO_TRANSPORTATION_AUTHORITY_10491_Agenda_Packet_6_18_2026_1_30_00_PM.jpg) A map highlights the proposed I-5 managed lanes corridor between downtown Sacramento and the Yolo County line near Sacramento International Airport. Image: STA. Existing general-purpose lanes would remain free. Buses and vehicles carrying at least three people would be allowed to use the new lanes without paying, while vehicles with one or two occupants could pay a toll for access. “The existing lanes remain free,” STA Executive Director Kevin Bewsey told the board on June 18\. “There’s no cost to those.” The board approved the package with Vice Chair Patrick Hume and Sacramento City Councilmember Caity Maple abstaining. No members of the public spoke on the proposal during the meeting. Caltrans is leading the environmental review and would oversee construction. Agency staff anticipates releasing a draft environmental document in fall of 2026, identifying the addition of one toll lane in each direction as the preferred alternative. Environmental clearance and tolling authorization could be completed around spring 2027, Bewsey said. If the project is successful in upcoming grant competitions, awards could follow in summer 2027. Because of the project’s size and limited available funding, construction is expected to occur in phases. The first phase would likely add a southbound managed lane. ![A Sacramento Transportation Authority graphic shows the proposed addition of one managed lane in each direction on I-5. Image: STA.](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/I-5-Toll-Lanes-Sacramento.jpg) A Sacramento Transportation Authority graphic shows the proposed addition of one managed lane in each direction on I-5\. Image: STA. The project is the remaining piece of a regional bus and carpool lane network included in the county’s voter-approved Measure A transportation program. Measure A has previously helped fund carpool lanes on I-80, I-5 between Elk Grove and downtown Sacramento, and Highway 50 between downtown and Sunrise Boulevard. “There are four projects in our expenditure plan,” Bewsey said. “Three of those are constructed. This will be the last one.” The board’s action authorizes an agreement providing the [Capital Area Regional Tolling Authority](https://carta.ca.gov/?ref=onsiteobserver.com) with up to $880,000 for traffic and revenue studies, technical review, and an application to the California Transportation Commission for authority to operate toll lanes on the corridor. It also approves a separate contract of up to $400,000 with [Drago Vantage LLC](https://www.dragovantage.com/?ref=onsiteobserver.com) to coordinate the project and prepare state and federal grant applications through 2028\. The authority plans to pursue funding through programs including California’s SB 1 Trade Corridor Enhancement Program and the federal Infrastructure for Rebuilding America program. The June vote does not establish toll rates or authorize toll collection. Those decisions would require future action by the regional tolling authority’s board. Sacramento City Councilmember Karina Talamantes, who serves as a nonvoting member of the tolling authority, cautioned that the agencies will need to clearly explain how the lanes operate. She said comments posted online about the project included a recurring question: “We pay for these roads, so why do we have to pay again to use them?” Talamantes said she recently found toll-lane signs and prices on Interstate 80 near Fairfield “super confusing.” “As we navigate this, it’s front and center of what the average driver will feel like when they step onto the freeway,” she said. Bewsey said toll revenue would first cover operation and maintenance of the lanes. Any remaining revenue would be required to stay within the I-5 corridor and could support transit service, interchange improvements, or other transportation projects, although he said officials do not expect the lanes to produce a large surplus. A construction start date has not been established. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Folsom approves major Kaiser expansion with 24-hour urgent care near Palladio URL: https://www.onsiteobserver.com/folsom-approves-major-kaiser-expansion-with-24-hour-urgent-care-near-palladio/ Last updated: 2026-07-12T04:45:26.000Z _This post is for paying subscribers only._ ### Woodland voters to decide 1-cent sales tax as city faces widening deficits URL: https://www.onsiteobserver.com/woodland-voters-to-decide-1-cent-sales-tax-as-city-faces-widening-deficits/ Last updated: 2026-07-12T04:48:14.000Z _This post is for paying subscribers only._ ### Sacramento County approves 9,356-home Upper Westside plan west of North Natomas URL: https://www.onsiteobserver.com/sacramento-county-approves-9-356-home-upper-westside-plan-west-of-north-natomas/ Last updated: 2026-07-12T19:56:59.000Z The Sacramento County Board of Supervisors on Tuesday approved the Upper Westside Specific Plan, establishing a framework for more than 9,300 homes, commercial development, schools, parks, and public infrastructure on largely agricultural land west of North Natomas. The decision followed more than four hours of presentations, public testimony, and board deliberations. Seventy-six people were signed up to speak, with supporters describing the project as a response to the region’s housing shortage and opponents raising concerns about traffic, farmland conversion, habitat, flooding, and the cost of public services. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Upper Westside encompasses approximately 2,066 acres between Interstate 80, Garden Highway, Fisherman’s Lake Slough, and the West Drainage Canal, about 3.5 miles from downtown Sacramento. The approval places a 1,524-acre development area inside the county’s Urban Policy Area and Urban Services Boundary, while a 542-acre agricultural buffer along the western edge would remain outside those boundaries. “This is the right project at the right time when solutions are needed to address our region’s critical housing shortage,” said Nick Avdis, an attorney representing Upper Westside LLC and the participating landowners. The plan allows 9,356 homes across a range of densities. The allocation includes 2,149 low-density homes, 1,079 low-medium-density homes, 743 medium-density homes, 910 high-density homes, 791 very-high-density homes, and 168 very-low-density homes. Another 300 units are reserved for “missing middle” housing, while as many as 3,216 homes could be built within commercial mixed-use areas. ![The Upper Westside land-use map. Image: Wood Rodgers.](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/Upper-Westside-Land-Use-.jpg) The Upper Westside land-use map. Image: Wood Rodgers. At buildout, Upper Westside would also include 83.6 acres of commercial mixed-use development, 52.9 acres of employment and highway-commercial uses, 124.2 acres for schools, and approximately 327.7 acres of parks and open space. The applicant estimates the plan could support about 3.5 million square feet of commercial development and more than 8,000 permanent jobs. The community’s centerpiece would be a higher-density town center built around the Westside Canal, a proposed one-mile waterway that would also function as part of the project’s stormwater system. Plans call for an approximately 80-foot-wide water surface, bicycle and pedestrian promenades along both sides, and three public boat-launch areas for kayaks, paddleboards, and small electric boats. Approximately 4,500 homes would be concentrated in and around the town center, according to the applicant’s presentation. The district would also include mixed-use buildings, shops, restaurants, offices, and a median park along West El Camino Avenue that could accommodate farmers' markets, festivals, and other events. The overall plan includes 10 public parks totaling approximately 76.5 acres of active recreation space. More than 90% of the planned homes would be within a quarter-mile walk of a park. The transportation network includes approximately 14 miles of separated Class I bicycle and pedestrian trails and more than 36 miles of buffered Class II bicycle lanes. About 90% of homes would be within a half-mile of a proposed transit stop, with 15-minute service planned during the morning and evening peak periods. Supervisor Phil Serna, whose district includes the project, described the property as “this large infill opportunity on a different scale,” pointing to its proximity to downtown, North Natomas, the Sacramento Railyards, Metro Air Park, and the region’s freeway system. “I also believe firmly that this plan has not been rushed,” Serna said. “As a Natomas resident for almost a quarter century, I see this as an opportunity that, quite frankly, probably should have been considered years ago.” Serna’s motion included several changes intended to address concerns raised during the review process. The board selected an alternative circulation plan that would prevent Radio Road from becoming a regular vehicle connection to Garden Highway. The connection would instead be retained for emergency access, with traffic-calming measures required on surrounding roads. County analysis found that eliminating the connection could reduce projected traffic on Garden Highway by approximately 2,900 vehicles per day. About 2,000 of those trips would shift to El Centro Road, resulting in a net reduction of roughly 800 daily trips across the five primary routes serving the plan area. The change would improve projected traffic conditions on Garden Highway and Power Line Road, but El Centro Road between Arena Boulevard and Radio Road is expected to deteriorate from level of service E to F. The approval also requires a roadway safety audit and traffic-management measures before roadway connections to Garden Highway are constructed. The project would make a fair-share contribution toward paved shoulders between San Juan Road and Power Line Road and would fund required turn lanes at project intersections. *Video of the Upper Westside plan area, captured in June 2025* A $500,000 public art endowment was also added to the development agreement. The project is separately obligated to pay $1,000 per home into the county’s infill fee program, with supervisors discussing whether that money could eventually be directed toward completing the town center. Supervisor Pat Hume said the county must pursue traditional infill development while also approving carefully planned new communities capable of producing different types of housing. “We have neighborhoods in Sacramento County that have traditionally been affordable for young families, for blue-collar workers, for people who are just struggling to get by, and they’re being priced out of their neighborhoods because there’s not enough new product coming online,” Hume said. Hume said that if the canal and town center are constructed as presented, the district could become “one of the most desirable micro neighborhoods in Sacramento County.” Board Chair Rosario Rodriguez said the housing would serve several income levels, expand opportunities for homeownership, and broaden the county’s property and sales tax base. “I think this is the kind of project that really will be a game changer for the Sacramento region,” Rodriguez said. The project’s planning-level financing program identifies approximately $907.4 million in backbone infrastructure and public facility costs. Development is expected to occur over about 20 years, beginning with a proposed 295-acre first phase, although the sequence could change in response to the housing market and infrastructure availability. A county fiscal analysis projected that Upper Westside would generate an annual General Fund surplus of approximately $8.9 million at buildout. It also projected a $2.3 million annual deficit for road maintenance, which would be covered through a community facilities district paid for by property owners within the development. The county’s affordable housing calculation gives the full plan an obligation valued at approximately $75.4 million. That requirement could be met through the construction of 852 affordable homes, the dedication of 42.6 acres of land, or another county-approved combination. The participating landowners in the first phase have proposed dedicating 4.96 acres to the Sacramento Housing and Redevelopment Agency. Within the town center, developers would be required to build 302 affordable homes or dedicate approximately 9.15 acres for affordable housing. The plan reserves land for three K-8 schools and one high school. Natomas Unified School District already owns a roughly 64-acre high school property south of Radio Road. Los Rios Community College District has also expressed interest in an approximately 11-acre vocational campus that could focus on agricultural or technology programs. The school district has not reached a financing agreement with the applicant, however, and warned that statutory developer fees and possible state funding may not cover the future cost of building campuses. “While we appreciate the progress made in working with county staff, we continue to have significant concerns about the escalating costs of building schools due to the uncertainty surrounding construction costs and the project’s development timeline,” district representative Heather Brown told supervisors. Brown said state construction money and other financing sources “are neither guaranteed nor sufficient to fully fund the facilities needed to serve future students.” Water was another central issue during the meeting. Upper Westside is expected to require approximately 4,000 acre-feet of water annually at buildout. The city of Sacramento previously determined that it has enough wholesale surface water to serve the development, but the city has opposed the broader project. The county consequently approved an alternative that could use raw water supplied by Natomas Central Mutual Water Company and treated at a new facility within Upper Westside. The Sacramento County Water Agency is expected to operate the retail water system under either arrangement. Opponents argued that the county should not urbanize the property while concerns remain about habitat, regional planning, and the capacity of nearby roads. “This is a huge rezone of farmland to development,” former Sacramento Mayor Heather Fargo said. She pointed to opposition from the city of Sacramento, Sutter County, the Environmental Council of Sacramento, and the Natomas Basin Conservancy. “You should not take that opposition lightly,” Fargo said. Kevin McCray, a longtime Garden Highway resident and former Natomas Basin Conservancy board member, urged the county to consider stronger transit connections before expanding the urban boundary. “I don’t think you’ve fully explained yourself how you’re going to account for all the traffic connecting onto the freeway,” he said. The environmental impact report identified significant and unavoidable effects involving farmland conversion, air quality, noise, transportation, population growth, tribal cultural resources, and changes to the existing rural landscape. Supervisors adopted findings that the project’s housing, economic, environmental, and land-use benefits outweighed the remaining impacts. Approval of the specific plan does not allow construction to begin immediately. Individual developers will still need rezones, subdivision maps, design reviews, infrastructure plans, and permits from county, state, and federal agencies, including wildlife approvals for impacts involving the giant garter snake and Swainson’s hawk. County Planning Director Todd Smith told supervisors that development of a specific plan of this size would take multiple decades and require years of additional technical and regulatory work before the first homes could be built. ### Upper Westside project location ### Rancho Cordova considers hotel assessment to help finance DOVA arena, infrastructure URL: https://www.onsiteobserver.com/rancho-cordova-considers-hotel-assessment-to-help-finance-dova-arena-infrastructure/ Last updated: 2026-07-12T04:48:58.000Z _This post is for paying subscribers only._ ### Regulations now account for $131,734 of a new home’s price, builders group says URL: https://www.onsiteobserver.com/regulations-now-account-for-131-734-of-a-new-homes-price-builders-group-says/ Last updated: 2026-07-12T04:49:20.000Z Government regulations now account for more than a quarter of the price of a new single-family home, according to a newly released study from the National Association of Home Builders, adding another data point to the debate over why new housing remains so expensive to build. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. [The June 8 study ](https://www.nahb.org/news-and-economics/press-releases/2026/06/regulatory-costs-jump-40-in-five-years-add-131734-to-new-home-prices?ref=onsiteobserver.com)estimates that regulations imposed by federal, state, and local governments account for 26.4% of the final price of an average new single-family home built for sale. Based on an average new-home price of $499,500, NAHB said that equals $131,734 per home. That figure is up sharply from the group’s previous estimates: $93,870 in 2021, $84,671 in 2016, and $65,224 in 2011\. In dollar terms, the latest estimate represents a 40% increase since the last survey and roughly double the cost reported 15 years ago. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/Average-Cost-of-Regulation.png) The chart shows NAHB’s estimate of regulatory costs in the price of an average new home rising from $65,224 in 2011 to $131,734 in 2026\. Image: NAHB. The findings come as builders, cities, and housing advocates continue to grapple with a shortage of homes and a worsening affordability gap. NAHB, a Washington-based trade association representing home builders, estimates the country has a structural housing deficit of 1.2 million units. The study does not argue that all regulations should be eliminated. Instead, NAHB said it is attempting to measure the aggregate cost of regulation across the development and construction process, from zoning approvals and land dedications to building codes, permit fees, and regulatory delays. Of the $131,734 in estimated regulatory costs, $46,795 is tied to development of the lot, according to the study. The remaining $84,939 is attributed to regulation during the construction of the home itself. The largest single category was changes to building codes over the past 10 years, which NAHB estimated added $40,288 to the price of the average new home. Nearly all builders surveyed — 97.4% — said code changes over that period added to their costs. Fees paid by builders after purchasing a finished lot accounted for another $20,154, while architectural design standards beyond ordinary practice added an estimated $16,117 per home. Those standards can include requirements for siding materials, windows, landscaping, garage orientation, or other design elements that go beyond basic building code compliance. On the development side, the highest cost came from land that must be dedicated to the government or otherwise left unbuilt, such as for parks or open space. NAHB estimated that the requirement added $13,593 to the final price of a home. Other development-stage costs included $10,755 for compliance costs such as fees and required studies, $10,583 for development standards such as setbacks or landscaping requirements, and $7,007 for zoning approval. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/Cost-of-Regulation-in-the-Price-of-New-Home.png) The chart breaks down NAHB’s estimate that government regulations account for $131,734 of the price of an average new single-family home. Image: NAHB Delays also carry a price, the study found. NAHB said 94.2% of developers reported that regulation caused delays during the development process, averaging about seven months when delays occurred. Among builders, 93.4% said regulation caused delays during construction, averaging a little more than six weeks. The report is based on two surveys conducted in March. One survey was sent to NAHB members with experience developing single-family lots and selling them to builders, with 54 complete and usable responses. A second set of questions was included in the March 2026 [NAHB/Wells Fargo Housing Market Index](https://www.nahb.org/news-and-economics/housing-economics/indices/housing-market-index?ref=onsiteobserver.com) survey of single-family builders, with 337 complete and usable responses. NAHB said the surveys were designed to capture costs that builders and developers could reasonably estimate. The report does not break the costs down by federal, state or local government because the group said that is often difficult for builders to determine. Building codes, for example, may be adopted and enforced locally, influenced by state rules and based on national model codes shaped in part by federal agencies. The study also does not attempt to capture every policy that may affect housing costs. NAHB said broader issues, such as tariffs and immigration policy, can influence prices but are difficult for individual builders to quantify on a project-by-project basis. The findings are likely to add fuel to ongoing policy fights over how much regulation should be trimmed to make housing easier and cheaper to build. For builders, the study frames regulation as one of several major cost pressures, alongside financing, energy, and materials. For local governments, many of the same rules are tied to infrastructure, safety, environmental review, design standards, and public services needed to support growth. The size of the estimate underscores how much of the final price of a new home is shaped before a buyer ever signs a contract. ### Roseville seeks $6.4 million to help build next phase of Dry Creek Greenway trail URL: https://www.onsiteobserver.com/roseville-seeks-6-4-million-to-help-build-next-phase-of-dry-creek-greenway-trail/ Last updated: 2026-07-12T04:49:47.000Z _This post is for paying subscribers only._ ### Proposed federal transportation bill could help close I Street Bridge funding gap URL: https://www.onsiteobserver.com/proposed-federal-transportation-bill-could-help-close-i-street-bridge-funding-gap/ Last updated: 2026-07-12T23:07:26.000Z A proposed five-year federal transportation bill advancing in Congress could offer Sacramento’s stalled I Street Bridge replacement project a funding lifeline after bids for the long-planned river crossing came in nearly $100 million over budget. [The BUILD America 250 Act](https://www.congress.gov/bill/119th-congress/house-bill/8870/all-actions?ref=onsiteobserver.com), a five-year federal transportation bill released by the House Transportation and Infrastructure Committee, would authorize about $580 billion for highways, bridges, transit, rail, and safety programs through fiscal 2031\. It would succeed the Infrastructure Investment and Jobs Act, also known as the Bipartisan Infrastructure Law, which expires Sept. 30, 2026. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. For the Sacramento region, one of the most important parts of the bill may be a proposed bridge completion program that would provide federal funding for large bridge projects ready for construction but still facing funding gaps. The proposal would direct roughly $9 billion a year to states through a federal bridge formula program, which helps pay for bridge repair and replacement projects. It would also create a new Bridge Completion Program authorized at $2 billion a year. The program would award competitive grants to large, high-cost bridge projects on the National Highway System. Unlike the formula money, which is distributed to states under a set formula, funding for the Bridge Completion Program would still require annual approval from Congress through the appropriations process. [Derek Minnema](https://derekminnema.com/?ref=onsiteobserver.com), a civil engineer and president of the Transportation Officials Division of the [American Road & Transportation Builders Association](https://www.artba.org/?ref=onsiteobserver.com), said the measure could help address the project’s funding gap after the latest setback. “The bill essentially is a major reauthorization for bridges,” Minnema said in an interview. “It will put $9 billion a year into bridges in the United States. And there’s an additional $2 billion that is discretionary and can be appropriated by Congress. So, total, you could look at $11 billion a year.” The existing I Street Bridge, built in 1911, still carries vehicles over the Sacramento River between Sacramento and West Sacramento, while its lower deck continues to serve rail traffic. But the upper deck was built for another era. Its lanes are about 9 feet wide, too narrow to serve buses safely, and the bridge lacks dedicated bike lanes. The sidewalks also do not meet modern accessibility standards. *Video of the I Street Bridge, captured May 22, 2026.* “This is exactly the type of bridge that needs to be replaced,” Minnema said. “It is 100 years old. It is not functional for today’s needs. There’s no question about it. This absolutely needs to be upgraded to modern day.” The replacement project would build a new movable bridge upstream of the existing crossing, linking Sacramento’s Railyards district with West Sacramento’s Washington neighborhood. The new span is planned to serve vehicles, transit, bicyclists, and pedestrians, with wider travel lanes and 12-foot shared-use paths. The existing bridge would remain for rail service on the lower deck, while the upper deck is being studied for a future bicycle and pedestrian crossing. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/isb_deck_0064_day_2020-02-19a_lf.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/isb_aerial_south_c_night_2020-02-19a_04-city.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/06/isb_aerial_north_0016_day_up_2020-02-19a.jpg) Renderings show the proposed I Street Bridge replacement as a modern lift bridge over the Sacramento River. Image: City of Sacramento. Until recently, the project appeared close to construction. Sacramento officials had estimated construction of the new bridge at about $300 million. But when bids were opened in April, the city received three proposals ranging from about $398 million to $517 million. That forced city officials to reassess costs and next steps. Construction is no longer expected to begin this summer, and a potential start date has been pushed into 2027. Minnema said the size and spread of the bids showed more than routine inflation. “Costs have gone up on everything, especially post-COVID,” he said. “A lot of that’s driven by supply chain challenges. A lot of it’s driven by inflation. Especially in road building, everything is tied to oil, diesel fuel, and those hard commodities.” But he also pointed to the project's design and complexity. “The I Street Bridge is a complicated movable structure,” Minnema said. “They designed a very expensive, very complicated bridge.” He said the large gap between the bids should prompt another look at the project’s engineering, design assumptions, and potential cost-saving measures. “When you have a big spread of bids, that means the contractors have a very different perspective as to the complication of what they’re building,” Minnema said. “To have a big spread in cost, to me, is a signal to maybe spend some time to reevaluate the engineering, the type selection, and see what really happened there.” The BUILD America 250 Act would not guarantee money for the I Street Bridge. The bill still needs approval from the House and Senate and must be signed by the president. Even then, the new Bridge Completion Program would have to be funded through the annual appropriations process. Minnema said he is optimistic and that the bill appears tailored to the kind of problem Sacramento now faces. “It may take a couple of years for that funding to come down, to get signed and for California to allocate those funds... a project like the I Street Bridge is absolutely positioned to benefit,” he said. “This bill is a step in the right direction.” Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Toll Brothers’ 1,424-home Alder Creek project moves to Folsom City Council URL: https://www.onsiteobserver.com/toll-brothers-1-424-home-alder-creek-project-moves-to-folsom-city-council/ Last updated: 2026-07-12T04:50:39.000Z _This post is for paying subscribers only._ ### Long-planned I-80/SR 65 interchange fix faces $800M funding challenge URL: https://www.onsiteobserver.com/long-planned-i-80-sr-65-interchange-fix-faces-800m-funding-challenge/ Last updated: 2026-07-12T23:08:19.000Z Transportation officials in Placer County are looking at breaking up the long-planned I-80/SR 65 interchange improvement project into smaller, more fundable pieces as the full buildout remains far beyond currently available funding. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Placer County Transportation Planning Agency (PCTPA) held a two-day value engineering workshop on March 2 and 3 to look at what could be done at the interchange for far less than the full project cost. At the agency’s March 25 board meeting, Executive Director Matt Click said the project now has an estimated cost of $800 million and that the agency does not have that amount available. The workshop brought together local jurisdictions and consultants, including Caltrans, Mark Thomas, and Jacobs Engineering. Participants were asked to think about how improvements could be broken into roughly $50 million to $75 million phases that line up with realistic grant opportunities and construction packages. The group came up with more than 20 ideas, ranging from about $25 million to $80 million. A consultant team is now analyzing those concepts, with a more detailed presentation expected this summer. The agency expects the resulting package of projects to be folded into its three-year plan for pursuing state and federal grants. Funding is expected to come from a mix of grants and impact fees. Placer County is not a “self-help” county, meaning it does not have a voter-approved local transportation sales tax that could provide a dedicated local match for major road projects. The I-80/SR 65 interchange is one of South Placer County’s most important freeway connections, but it has become a persistent bottleneck as the county has grown. Originally designed in the mid-1980s for a county population of roughly 136,000, the junction handled nearly 210,000 vehicles daily as of 2020\. Today, Placer County’s population is about 442,000, according to the U.S. Census Bureau’s July 2025 estimate. Interstate 80 alone carries an estimated $4.7 million in goods movement every hour, according to earlier project materials. Federal and state environmental approvals were secured in September 2016 for three phases of improvements. The first phase added a third northbound lane on Highway 65 from I-80 to Pleasant Grove Boulevard and included improvements to the Galleria Boulevard/Stanford Ranch Road interchange. That $50 million phase was funded in 2017, began construction in April 2018, and marked completion with a ribbon cutting in September 2019. However, the remaining phases were left without funding. At the time, the agency said it lacked money to design or construct phases 2 and 3, which then had a combined estimated cost of $580 million. Those later improvements were expected to include a new three-lane direct flyover from eastbound I-80 to northbound Highway 65, connector lane improvements, I-80 widening, replacement of the Taylor Road bridge, and widening Taylor Road between Roseville Parkway and Pacific Street. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/05/I-80-SR65-Improvment-Project.jpg) A project map shows proposed I-80/SR 65 interchange improvements. Image: Placer County. PCTPA’s previous project benefits materials stated that without improvements, the average evening commute from I-80 at Riverside Avenue/Auburn Boulevard to SR 65 at Blue Oaks Boulevard was expected to more than triple, from 9 minutes to 35 minutes, within eight years. With the full project completed, that same trip was projected to take about 7 minutes. Today, PCTPA is continuing separate work on SR 65, including a third southbound lane from Blue Oaks Boulevard to Galleria Boulevard, a southbound auxiliary lane from Pleasant Grove Boulevard to Galleria Boulevard, and widening the Galleria Boulevard southbound off-ramp to two lanes. The agency is working to secure regulatory approvals and permits by the end of 2026, with construction expected to begin in early 2027\. Environmental revalidation is also ongoing for future SR 65 express toll lane work, though future phases depend on grant funding. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Rancho Cordova considers $5 million loan for Asteria Flats affordable housing project URL: https://www.onsiteobserver.com/rancho-cordova-considers-5-million-loan-for-asteria-flats-affordable-housing-project/ Last updated: 2026-07-12T23:08:40.000Z _This post is for paying subscribers only._ ### Long-vacant North Natomas site being prepared for 378 apartments URL: https://www.onsiteobserver.com/long-vacant-north-natomas-site-being-prepared-for-378-apartments/ Last updated: 2026-07-12T23:09:25.000Z _This post is for paying subscribers only._ ### Woodland issued fewer housing permits last year. Here’s what’s driving the slowdown URL: https://www.onsiteobserver.com/woodland-issued-fewer-housing-permits-last-year-heres-whats-driving-the-slowdown/ Last updated: 2026-07-12T04:52:29.000Z _This post is for paying subscribers only._ ### Rio Linda apartment proposal revives old zoning fight over for-sale housing URL: https://www.onsiteobserver.com/rio-linda-apartment-proposal-revives-old-zoning-fight-over-for-sale-housing/ Last updated: 2026-07-12T23:10:27.000Z _This post is for paying subscribers only._ ### West Sacramento loan to help fund Yolo 80 toll lanes before toll revenue begins URL: https://www.onsiteobserver.com/west-sacramento-loan-to-help-fund-yolo-80-toll-lanes-before-toll-revenue-begins/ Last updated: 2026-07-12T04:53:25.000Z The Capital Area Regional Tolling Authority ([CARTA](https://carta.ca.gov/?ref=onsiteobserver.com)) approved a loan agreement on April 29 with the city of West Sacramento for up to $14 million, providing the new tolling agency with a funding source to cover operating and administrative costs before the planned 2028 launch of toll lanes on Interstate 80. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The loan allows the agency to draw funds in phases through July 2029\. The debt carries a fixed 8% annual interest rate and uses a staggered, graduated repayment schedule intended to give the project time to begin collecting toll revenue. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/05/Repayment-Schedule-.jpg) A CARTA presentation slide shows a projected repayment schedule for the West Sacramento loan, with total debt service estimated at nearly $26 million if the full $14 million is borrowed and no early repayment is made. Image: CARTA. Since its formation, CARTA has relied on $2.6 million in startup loans from the Sacramento Area Council of Governments (SACOG). The West Sacramento loan is expected to help fund the authority’s operations, toll system work, and back-office customer service planning before the [Yolo 80 managed lanes](https://www.onsiteobserver.com/sacramento-region-on-the-fast-track-to-toll-lanes/) begin revenue service. “We are entering into the really heavy work period for Yolo delivery,” said Erik Johnson, representing SACOG. “We don’t want to be in a position where we’re worried about whether we are going to pay the bills. This starts to build an operating cushion for the board.” Following the loan approval, the board amended its fiscal year 2025-26 budget to add $1 million in revenue from the West Sacramento loan. The amendment also removes previous placeholder costs for funding, financing, and audit work, while adding money for on-call services, a new website, and legal work tied to Yolo 80 agreements and procurement. The loan is expected to be repaid from future toll revenue generated by the I-80 toll facility in Yolo County, after repayment of SACOG’s earlier loans. Traffic and revenue studies project that the Yolo 80 lanes could generate between $14 million and $25 million in opening-year gross revenue, with revenue expected to grow over time. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/05/Yolo-80-Toll-Revenue-1.jpg) A CARTA presentation slide shows projected Yolo 80 toll revenue rising over time, with opening-year estimates ranging from about $15 million to $25 million and reaching roughly $36 million to $44 million by fiscal year 2041\. Image: CARTA. In a closed session on Wednesday, the board also voted unanimously to appoint a permanent executive director, subject to pre-employment activities, a background check, and successful negotiation of an employment agreement. The candidate’s name has not been released, and the employment agreement is expected to return to the board for approval at a future public meeting. Meanwhile, heavy civil construction on the Yolo 80 managed lanes project has resumed after a winter pause. Caltrans representative Gurtej Bhattal said crews recently lifted the winter suspension and are continuing work that includes toll reader poles, sign pedestals, fiber splicing, drainage work, and electrical infrastructure. Civil roadway construction remains on track for completion in November 2026, though CARTA officials clarified that additional toll system installation and testing will still be needed afterward. CARTA’s program timeline shows toll system installation and testing beginning in 2027, with testing completed and Yolo 80 opening to traffic in spring 2028. As the Yolo 80 project moves toward toll system procurement and installation, CARTA is also beginning early work on its next potential corridor. Interim Executive Director Chadi Chazbek’s report says CARTA, the Sacramento Transportation Authority, and Caltrans District 3 are developing a request for proposals for a Level II traffic and revenue study for managed lanes on Interstate 5\. According to CARTA’s broader timeline, I-5 managed lanes could begin operating in 2032. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Placer County approves final extension for 38-home Alpenglow subdivision near Alpine Meadows URL: https://www.onsiteobserver.com/placer-county-approves-final-extension-for-38-home-alpenglow-subdivision-near-alpine-meadows/ Last updated: 2026-07-12T23:12:10.000Z _This post is for paying subscribers only._ ### Sacramento region homeownership reaches highest rate in nearly 45 years URL: https://www.onsiteobserver.com/sacramento-region-homeownership-reaches-highest-rate-in-nearly-45-years/ Last updated: 2026-07-12T04:54:22.000Z Homeownership in the six-county Sacramento region has climbed to its highest level in over four decades, even as high prices, elevated mortgage rates, and weak affordability continue to keep many local households out of the market. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. A[ new analysis](https://www.sacog.org/Home/Components/News/News/259/16?ref=onsiteobserver.com) by the Sacramento Area Council of Governments (SACOG) found that nearly 64% of occupied households in the region were owner-occupied in 2024, the highest rate in SACOG’s data series dating back to 1980\. The figure is based on U.S. Census Bureau American Community Survey data and includes households that own their homes outright and those still paying a mortgage. ![Household Homeownership Race in SACOG Region.](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/04/Household-Homeownership-Rate-in-SACOG-Region.jpg) Unlike California and the nation as a whole, where homeownership rates have mostly stalled since 2021, the Sacramento region has continued to move upward, according to SACOG. Regional officials attribute the sustained uptick to consecutive years of leading housing production and an influx of relatively high-income migrants fleeing expensive coastal markets. Adjusted for population size, the Sacramento region has led the state in housing production for eight consecutive years. "We are sort of a relative affordability safe haven," Dov Kadin, SACOG senior planner, said in an interview. "As some of these coastal markets have become untenable for a lot of households, people are leaving because it's not very affordable." Kadin said that while California historically exported its lower-income households due to displacement, recent trends show a sizable increase in higher-income households leaving coastal areas. A recent [California Policy Lab](https://capolicylab.org/priced-out-relocation-amidst-californias-affordability-crisis/?ref=onsiteobserver.com) report found that the share of Californians leaving the state from higher-income communities increased by 6.4 percentage points between pre-pandemic and post-pandemic periods. While the report focused on people leaving California for other states, Kadin said the same underlying pressure helps explain why the Sacramento region remains attractive to households leaving more expensive parts of California. Garett Ballard-Rosa, a principal data analyst at SACOG, said Bay Area migration into the Sacramento region peaked during the pandemic and has since slowed. But SACOG’s recent migration analysis suggests the households still arriving from the Bay Area may be more affluent than earlier waves of movers, giving them more buying power in the Sacramento market. “I don’t think there’s necessarily more Bay Area people moving in,” Ballard-Rosa said. “But those moving in are a bit more affluent than they have been in the past, and they are really able to translate that income into homeownership potential here in our region.” Despite the gains in homeownership rate, the region continues to grapple with severe affordability and equity challenges. Recent data from the [National Association of Home Builders](https://www.onsiteobserver.com/more-than-70-of-sacramento-households-cant-afford-a-new-home/) found that more than 70% of households in the Sacramento region are priced out of the new-home market. [SACOG’s own data](https://experience.arcgis.com/experience/37547feca64546dbbd0a4030dd84bb42/page/Housing-Cost/?block%5Fid=layout%5F950%5Fblock%5F18&ref=onsiteobserver.com) indicates that well over a third of households in the region are housing-cost burdened, meaning they spend at least 30% of gross monthly income on housing. Renters are under the most pressure, with more than half spending above that threshold. The average monthly rent across the region is $2,210. Homeownership also remains uneven across the region. The highest rates are concentrated in more affluent, suburban, and rural areas. Unincorporated Placer County had an 84.2% homeownership rate, followed by Lincoln at 83.9%, unincorporated El Dorado County at 82.7%, Galt at 77%, and Elk Grove at 73.8%, according to SACOG’s analysis of five-year census data. Those areas also have housing stocks dominated by single-family detached homes. In Lincoln, 91.5% of the housing stock is single-family detached. In unincorporated El Dorado County, the figure is 92%. The regional average is 72%. The mix of homes being built helps determine who can buy. Large single-family homes on traditional lots remain expensive to deliver, especially after land, infrastructure, fees, and construction costs are factored in. Smaller homes, townhomes, condos, and other ownership options could give more first-time buyers a way into the market, SACOG officials said. “The only way that you deliver more affordable homeownership opportunities is you have smaller homes on smaller lots, or a condo,” Kadin said. But building those products has been difficult. Kadin said roughly 90% of multifamily housing in California is built as rental housing, not for-sale housing, in part because of construction-defect liability rules. Those rules can expose builders to lawsuits over alleged defects years after a condo project is completed, with some claims allowed for up to 10 years after substantial completion. That can raise insurance costs and make ownership projects riskier to finance and build. Ballard-Rosa said moving more renters into ownership will require both regional work and state-level changes that make it easier to build missing middle housing, condos, and other smaller ownership products. “It’s continuing that momentum of housing product type options,” Ballard-Rosa said. “Without that piece, that’s going to be really hard to break into homeownership.” SACOG’s analysis also shows deep-rooted disparities by race and ethnicity continue to persist. While homeownership among Asian American households has risen over the last 25 years, the gap for Black and African American households may have widened. White households maintain homeownership rates near 70%, while rates for Black and African American households remain significantly lower at roughly 40%. Hispanic or Latino household homeownership sits slightly above 50%, and Asian American homeownership tracks closer to 65%. ![Homeownership Rate SACOG Region by Race/Ethnicity](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/04/Homeownership-Rate-in-SACOG-Region-by-Race-Ethnicity.jpg) To increase affordable ownership opportunities, local leaders have pushed to diversify the housing stock. The region’s [Green Means Go](https://www.sacog.org/funding/regional-funding-programs/green-means-go?ref=onsiteobserver.com) program, which supports housing and infrastructure planning in designated growth areas, has helped cities and counties prepare for more infill and transit-oriented development. Kadin said annual housing permits in those green zones have increased 300% since the program was created about five years ago, with much of that growth driven by multifamily projects. “You have 26 of the 28 jurisdictions that have adopted those green zones, which is phenomenal,” Ballard-Rosa said. “And you have the work through Green Means Go of helping fund those planning efforts.” Kadin said the region is not trying to eliminate suburban housing choices, but to create more options for different types of households. "It is really important to have the options. If we do not have options for people, they will bid up the price of the other housing units, and that's bad for everybody." ### Rocklin Planning Commission advances controversial Sierra Wilds affordable housing project URL: https://www.onsiteobserver.com/rocklin-planning-commission-advances-controversial-sierra-wilds-affordable-housing-project/ Last updated: 2026-07-12T23:13:41.000Z _This post is for paying subscribers only._ ### New aerials show progress at Westacre Park and Heritage Oaks Park in West Sacramento URL: https://www.onsiteobserver.com/new-aerials-show-progress-at-westacre-park-and-heritage-oaks-park-in-west-sacramento/ Last updated: 2026-07-12T23:13:56.000Z Drivers passing by [Westacre Park](https://www.cityofwestsacramento.org/government/departments/parks-recreation/projects/westacrepark?ref=onsiteobserver.com) or [Heritage Oaks Park](https://www.cityofwestsacramento.org/government/departments/parks-recreation/projects/heritage-oaks-park-master-plan-project?ref=onsiteobserver.com) in West Sacramento lately have likely noticed the construction fencing, heavy machinery, and steady construction activity. New aerials captured April 20 offer a closer look at how work is progressing at both sites. Summer is looking promising for residents near Westacre Park. The 12-acre site, formerly part of the Westacre Elementary School, closed for construction in March last year. Today, the park is on track for its grand opening this spring. The project is bringing a long list of new amenities to the site, including a skate park and pump track. Eager skaters, however, will have to wait a bit longer. The city has explicitly asked the public to stay outside the fences as crews work through the final touches. The park also features a playground, futsal and pickleball courts, a restroom building, and reflexology and meditation paths. The project has been fully funded with $7.8 million from Proposition 68’s Statewide Park Program. *Video of Westacre Park captured April 20, 2026* Three miles to the south, the $7.8 million Heritage Oaks Park along Lake Washington Boulevard is still in the early stages, but progress has been steady since breaking ground in August last year. The city website shows the park is scheduled to open to visitors in the fall of this year. Design plans for the 9-acre site balance active recreation with natural preservation, threading new walking paths and fitness stations through the site's preserved grove of heritage oaks. The park will feature a nature-themed play area, an interactive water feature, a bike-focused riding area, along with a new plaza, picnic spaces, a restroom building, and expanded parking. While much of Heritage Oaks remains under construction, [Emile’s Cafe](https://emilescafe.com/?ref=onsiteobserver.com) is already open near the park entrance and serving during construction. Operated by the family behind [Whitey’s Jolly Kone](https://whiteysjollykone.com/?ref=onsiteobserver.com), the cafe offers coffee and espresso drinks, breakfast and lunch items, sandwiches, and soft-serve ice cream, with plans to eventually add beer and wine in the evening. Imagecon Inc. received the construction contract at just over $4.1 million. The project also includes a $3.1 million federal grant from the Land and Water Conservation Fund, along with support from the city’s Park Impact Fund. *Video of Heritage Oaks Park captured April 20, 2026* ### Lincoln Planning Commission backs Starbucks, Circle K project URL: https://www.onsiteobserver.com/lincoln-planning-commission-backs-starbucks-circle-k-project/ Last updated: 2026-07-12T23:22:01.000Z _This post is for paying subscribers only._ ### Sutter Health’s $145 million Folsom care complex reaches full height URL: https://www.onsiteobserver.com/sutter-healths-145-million-folsom-care-complex-reaches-full-height/ Last updated: 2026-07-12T23:23:35.000Z _This post is for paying subscribers only._ ### Sacramento voters could decide on half-cent transportation tax this November URL: https://www.onsiteobserver.com/sacramento-voters-could-decide-on-half-cent-transportation-tax-this-november/ Last updated: 2026-07-12T04:56:26.000Z A citizens’ group affiliated with [Sacramento Advocates for Rail and Transit](https://www.sactosmart.org/?ref=onsiteobserver.com) and the [Sacramento Area Bicycle Advocates](https://sacbike.org/?ref=onsiteobserver.com) is pushing to place a half-cent sales tax on the November 2026 ballot that would generate about $75 million a year for transportation improvements within Sacramento city limits. The proposal, officially titled the Sacramento Safe Streets and Affordable Transit Measure of 2026, was presented to the Sacramento Transportation Authority (STA) governing board on April 9\. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Steve Cohn, representing Sacramento Advocates for Rail and Transit and acting as co-chair of the Safer Sac Streets campaign, told the board that the initiative targets severe infrastructure deficits currently plaguing the city. During his presentation, Cohn said Sacramento is the “second worst California city for car crashes,” worse than Los Angeles on a per-capita basis and close to it in absolute numbers. He also said the city’s pavement quality would be graded at D-minus and argued Sacramento lags cities such as Los Angeles, San Francisco, Portland, and San Diego in transit investment. According to the STA agenda packet, the measure would impose a 0.5% transactions and use tax on taxable sales within the City of Sacramento. The city’s current sales and use tax rate is 8.75%, and the increase would raise it to 9.25%. STA staff said that, as a citizens’ initiative, the measure would require a simple majority voter approval. Revenue from the tax would be split nearly evenly between roads and transit operations. According to the proposed ordinance, 48% of the funds would be allocated to street repair, maintenance, safety improvements, and active transportation upgrades. Another 48% is earmarked for the Sacramento Regional Transit District to improve the frequency, affordability, and condition of service for bus and light rail services. The remaining funds are dedicated to transit-oriented housing development infrastructure (3%) and independent taxpayer audits and oversight (1%). To qualify for the November 2026 ballot, the campaign must collect and submit 29,000 valid signatures from registered city voters by mid-June. Cohn expressed optimism about the campaign's chances, citing recent polling showing roughly 60% support among city residents. The city-only proposal comes after plans for a broader countywide transportation tax failed to gain enough support. Polling last fall indicated only 50% support across Sacramento County, leading the Sacramento Transportation Authority to shelve a broader measure until at least 2028. STA staff warned that if Sacramento voters approve the city measure in November 2026, the agency would no longer be able to include the City of Sacramento in a future countywide transportation sales tax measure. Sacramento County’s effective local transactions and use tax ceiling is generally 9.25%, which would be reached if the city adopts the proposed half-cent increase. ### Placer County approves $61.6 million contract to begin Placer Parkway construction URL: https://www.onsiteobserver.com/placer-county-approves-61-6-million-contract-to-begin-placer-parkway-construction/ Last updated: 2026-07-12T23:24:43.000Z More than two decades after planners first mapped out a new expressway for south Placer County, the project is finally set to break ground. The Placer County Board of Supervisors unanimously awarded a $61.6 million construction contract on Tuesday, formally launching the first phase of the Placer Parkway. The bid went to Roseville-based [A. Teichert & Son Inc.](https://teichert.com/?ref=onsiteobserver.com), with construction scheduled to begin this summer. The project is planned to become a 15-mile, high-speed expressway linking Highway 65 and Highway 99, giving western Placer another east-west route as traffic worsens on I-80 and S.R. 65, and growth continues to push outward. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/04/placer-parkway-alignment--3-.jpg) Map showing the planned Placer Parkway corridor, which would run east-west between SR 65 in western Placer County and the SR 70/99 corridor in south Sutter County. Image: Placer County The first phase includes a 1.5-mile segment that will bridge the gap between the Whitney Ranch Parkway interchange and N. Foothills Boulevard. During Tuesday's meeting, Supervisor Bonnie Gore noted that the sheer technical difficulty of this relatively short stretch came as a surprise, pointing out that she had previously had little idea why the initial phase carried such a heavy price tag. Because the surrounding terrain is entirely flat, crews must import 400,000 cubic yards of soil to raise the new four-lane roadway 30 feet above ground. That elevation is required to construct a 300-foot-long bridge carrying traffic safely over Industrial Avenue and the Union Pacific Railroad tracks. The project also includes widening the existing Whitney Ranch Parkway overcrossing to six lanes and adding new ramps to create full freeway access. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) Tucked beneath the pavement is another major infrastructure upgrade. The Placer County Water Agency is utilizing the project to run a 42-inch steel waterline across the highway network, establishing a vital utility link for future development in western Placer County. Because the massive pipe cannot fit intact through the newly designed bridge structures, engineers will split the flow into three 24-inch lines at each crossing before merging them back together on the other side. While the total estimated cost for the first phase sits at $90 million, local taxpayers are actually getting a steep discount on the physical construction, according to county officials. Prior to the bidding process, county engineers used standard state transportation metrics to estimate that the build would cost $106 million. But a regional drought of major infrastructure projects left heavy construction firms eager for the work. "These contractors were really hungry, and we got really good prices," Engineering Manager Kevin Ordway told the board. Teichert ultimately secured the job with a base bid of roughly $59.6 million, and the county tacked on a $2 million contingency fund to cover inevitable design tweaks and material changes. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/04/Bid-Results-Placer-Parkway.jpg) Slide from the April 7 Placer County board presentation showing bid results for Phase 1 of Placer Parkway. Image: Placer County. Getting the bulldozers moving now required orchestrating a complicated financial web. Placer Parkway is designed to be paid for entirely by development fees, specifically Sparta Tier 2 fees levied on new residential and commercial growth. Because the current balance in that account sits at just under $9.6 million, the county is fronting $30.7 million from its general fund reserves. Those funds will eventually be repaid as developers continue to build out the region. The United Auburn Indian Community is also a major backer, contributing $9 million in non-reimbursable funds and another $21.7 million in fair-share and reimbursable cash, while the water agency is covering $7.7 million for its pipeline infrastructure. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/04/Board-of-Supervisors-approves-first-phase-of-long-anticipated-Placer-Parkway-project.jpg) Rendering of the future SR 65/Whitney Ranch Parkway interchange area, showing how Phase 1 of Placer Parkway would extend west from Rocklin toward Foothills Boulevard. Image: Placer County. To oversee the two-year build, the board also approved a $9.8 million contract with [Psomas](https://psomas.com/?ref=onsiteobserver.com) to handle construction management and materials testing. For the public works staff who have guided the parkway through decades of environmental reviews and design hurdles, Tuesday’s vote was a career-defining moment. Deputy Director of Public Works Rich Moorehead, who began working on the parkway in 2000, noted that during the project's early planning stages, residents were still bracing for the Y2K computer bug, and large swaths of Roseville remained undeveloped. After watching the presentation, Supervisor Suzanne Jones offered a lighthearted but firm directive to the engineering team: none of them is allowed to retire until the road is finished. *Drone footage of SR 65/Whitney Ranch Parkway.* ### Sacramento weighs zoning changes to allow more small multi-unit homes across the city URL: https://www.onsiteobserver.com/sacramento-weighs-zoning-changes-to-allow-more-small-multi-unit-homes-across-the-city/ Last updated: 2026-07-12T23:25:18.000Z Sacramento city planners and design commissioners are weighing a zoning overhaul that could trade neighborhood “character” for the “missing middle” housing density needed to curb a regional housing shortage. At a March 26 workshop, the [Sacramento Planning and Design Commission ](https://www.youtube.com/watch?v=0%5FSLpLnGLiY&ref=onsiteobserver.com)reviewed proposed changes to the city’s zoning code as Sacramento moves to bring the code into compliance with the 2040 General Plan, adopted in 2024. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The proposed zoning would replace conventional unit-per-acre density limits with floor area ratio, or FAR, a formula that determines how much building area can be placed on a site relative to lot size. For neighborhoods traditionally zoned for single-family use, this change would effectively dissolve the “one lot, one house” rule. Under a unit-per-acre cap, property owners are restricted by the number of households allowed on a property. Under the FAR model, they are restricted only by the building’s total mass. In practice, a developer could choose to build a single 4,000-square-foot luxury home or a four-unit multiplex made up of 1,000-square-foot apartments on the same lot, provided the total square footage stays within the FAR limit. FAR is calculated by dividing the total square footage of a building by the square footage of the lot, so a 5,000-square-foot building on a 5,000-square-foot parcel would equal an FAR of 1.0\. Under the new zoning ordinance, the city would allow an FAR of 1.0 citywide, with intensities climbing as high as 15.0 near major transit areas. During the workshop, much of the discussion focused on missing middle housing, meaning duplexes, triplexes, and fourplexes designed to fit into single-family neighborhoods. They are often called “missing middle” because they fill the gap between single-family homes and larger apartment buildings, and because they can offer a lower-cost path to homeownership or renting in neighborhoods where detached houses are often out of reach. City staff proposed a moderate approach to implementing the new ordinance, one that would balance the general plan’s mandate for density with the need to recognize the scale and development patterns of existing neighborhoods. That would mean staff-level approval for projects that meet the city’s development standards, while projects that exceed those standards would still have to go through a director-level public hearing. For housing advocates representing [House Sacramento,](https://www.housesac.org/?ref=onsiteobserver.com) a local “Yes In My Backyard” (YIMBY) organization, the staff's moderate recommendation did not go far enough. Speakers including the group's president, Michael Turgeon, and members Ben Raderstorf, and Nolan Gray, argued that Sacramento’s reliance on bulk controls is a primary reason missing middle projects fail to pencil out financially. Raderstorf explicitly urged the commission to get rid of bulk control, describing it as a tool used to protect the status quo at the expense of those currently living on the streets. Speakers said the rules often force builders into awkward designs that mimic the shape of detached houses instead of allowing more efficient multi-unit construction. “I think we just need to sometimes make it legal to build a box,” Vice Chair Kaden said, arguing that Sacramento should allow simpler rectangular three-story buildings instead of forcing small projects into more expensive house-like forms with pitched roofs, dormers, and gables. He said that a year and a half into the [interim ordinance](https://www.onsiteobserver.com/sacramento-embraces-missing-middle-housing-to-alleviate-crisis/), the city still had not seen the kind of three- to 10-unit projects it was meant to encourage. “Based on the conversations that I’ve had with small developers, the biggest constraint in the interim ordinance that they identified were rules like bulk control that make three-story construction more expensive,” he said. Urban Design Manager Bruce Monighan acknowledged the surprise at the low application numbers, attributing the stagnation to the high cost of moving from residential to commercial building codes once a project exceeds three units. As of Feb. 26, city staff reported that 32 missing middle applications had been submitted, including 19 approvals, nine in progress, four withdrawals, and no denials. The approved building types shown in the staff presentation were dominated by single-unit dwellings, duplex dwellings, and larger multi-unit dwellings of 20 or more units. The city is also preparing for the July 1 implementation of [Senate Bill 79](https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill%5Fid=202520260SB79&ref=onsiteobserver.com), a new state law that establishes statewide zoning standards for housing near transit. In some cases, SB 79 allowances would exceed the city’s General Plan, permitting heights of up to 85 feet for parcels within 200 feet of major transit stops. Staff recommended codifying those height standards directly into the city’s commercial and high-intensity residential zones to prioritize development along major corridors. The commission also reviewed a framework for “Cottages on Wheels,” or COWs — towable, factory-built homes between 150 and 400 square feet. Unlike temporary shelters, they are intended as permanent housing, registered with the DMV and connected to city utilities. “This is the fastest, least expensive way to build housing,” Monighan said, estimating that these units could be built for half the cost of a traditional accessory dwelling unit, or ADU. During public comment, Maximilian Rosa, director of sustainability at Sierra Service Project, stated his organization builds the cottages for an average of $30,000 each. Robin, a primary COW dweller from West Sacramento, testified that her own unit was purchased for $40,000, offering a rare entry point into homeownership. Advocates urged the city to allow COWs as primary residences on vacant lots. Commissioner Yeung noted the potential for COWs to serve as a low-cost transitional housing strategy if permitted. The city will continue its analysis through the spring, with a workshop scheduled for the City Council on April 14\. Community engagement will follow in the summer, with final adoption of the updated zoning ordinance anticipated by winter 2026. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Rocklin works toward federal funding for long-planned I-80/Rocklin Road interchange project URL: https://www.onsiteobserver.com/rocklin-works-toward-federal-funding-for-long-planned-i-80-rocklin-road-interchange-project/ Last updated: 2026-07-12T04:57:46.000Z _This post is for paying subscribers only._ ### Tower Broadway nears completion as apartments begin leasing and restaurant lineup comes into focus URL: https://www.onsiteobserver.com/tower-broadway-nears-completion-as-apartments-begin-leasing-and-restaurant-lineup-comes-into-focus/ Last updated: 2026-07-12T04:58:11.000Z A project years in the making at one of Sacramento’s most recognizable corners is nearing the finish line. Tower Broadway, the five-story mixed-use development rising at 1600 Broadway on the former Tower Records site, appeared largely complete from the outside during a site visit Tuesday. The building’s exterior signage is up, leasing banners are posted at street level, and the long-vacant corner has been transformed into a finished urban infill project facing the Tower Theatre. *Video of Tower Broadway on March 25, 2026.* The development was previously marketed as a 60,152-square-foot project with 68 apartments above 8,772 square feet of retail and restaurant space. A recent social media post from [Scott Kingston](https://www.instagram.com/p/DWFXjMHASXn/?utm%5Fsource=ig%5Fweb%5Fcopy%5Flink&igsh=MzRlODBiNWFlZA==), senior vice president of Turton Commercial Real Estate, said Tower Broadway is expected to be substantially complete in the coming weeks, with residential move-ins just around the corner. In the same post, Kingston said chef [Chris Barnum-Dann](https://chrisbarnumdann.com/?ref=onsiteobserver.com) is planning three concepts at the project: Sacasta, described as a tapas and pintxos bar inspired by the Basque region; Giadanno’s, a European-style market; and 4B Wine Cellar, a bottle shop and wine-focused concept. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Tower Broadway occupies the former home of one of Tower Records’ early Sacramento locations. Construction on the new [building began in 2024](https://www.onsiteobserver.com/work-on-broadway-nears-competition-with-two-new-developments-set-to-transform-the-area/), after the earlier structure, later occupied by Dimple Records, was demolished in 2019. The new building does not ignore the history of the corner. It draws from it. Out front, a circular sign designed to resemble a record player stands as a tribute to the site’s past life in Sacramento’s music culture. The reference continues inside where floor plans carry names such as The Vinyl, The Aretha, The Jazz Room, The Cassette, The 8 Track, Mixed Tape, and The Vibe. Apartment leasing is now underway. According to the project’s [official website](https://www.towerbroadway.com/apartments/ca/sacramento/floor-plans?ref=onsiteobserver.com#/), Tower Broadway is offering studio, one-bedroom, and two-bedroom apartments. Floor plans posted on the site show units ranging from 473 square feet to 846 square feet. Base rents range from $1,775 for some studio layouts to $2,869 for a two-bedroom unit. The project website also lists amenities, including a fitness center, community room, gated electronic entry, bike storage, on-site management, and in-unit washers and dryers. As the latest major development to rise along Broadway, Tower Broadway adds real weight to the corridor’s long-running push toward renewal. The project brings housing, storefronts, and new activity to a part of the city that has been struggling to build momentum. ### West Sacramento approves $48M Bryte Park overhaul URL: https://www.onsiteobserver.com/west-sacramento-approves-48m-bryte-park-overhaul/ Last updated: 2026-07-12T23:26:34.000Z West Sacramento has approved a nearly $48.1 million construction contract to move forward with a sweeping remake of Bryte Park, one of the city’s busiest recreation sites. The City Council voted March 18 to award the contract to [Robert A. Bothman Construction](https://www.bothman.com/?ref=onsiteobserver.com), advancing the long-planned Bryte Park Master Plan Implementation Project. Construction is anticipated to begin in June 2026, according to the city, though the overall completion date has not yet been determined. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The park, in the northern part of the city, is owned by the Washington Unified School District and maintained by West Sacramento through a joint-use agreement. City staff describes it as the city’s most heavily used and programmed park. The overhaul would bring a long list of new amenities to the site. According to recently filed documents, the project covers 24.01 acres and includes a lighted all-weather soccer field, five natural turf soccer fields, an aquatics facility with a pool and locker rooms, a splash pad, picnic areas, dog parks, a new basketball court, walking paths, exercise stations, an amphitheater, parking, restrooms, and landscaping throughout the park. The plan also calls for renovating existing basketball and tennis courts and expanding the parking lot. The project is partly backed by $15 million in grant funding through the National Park Service’s Outdoor Recreation Legacy Partnership program, which the city said it was awarded in September 2024. The council report states that the city adopted the Bryte Park Master Plan in 2013 following a community process involving more than 200 residents and stakeholders. Some improvements have already been completed over the years, including a playground built in partnership with KaBOOM! and the Walt Disney Co., as well as parking, lighting, landscaping, restrooms, shade structures, and improvements to roadway crossings. Even so, the report says major portions of the plan remained unfinished. The project is also tied to long-delayed accessibility work. Before the master plan was adopted, a draft ADA transition plan identified 36 accessibility barriers at Bryte Park that the city said needed to be corrected by 2025\. Staff says the current project gives the city a chance to address those deficiencies while adding new recreational features. Bidding closed Feb. 4, and three firms submitted proposals. Robert A. Bothman Construction submitted the lowest base bid at $48,076,000, ahead of [Roebbelen Contracting](https://roebbelen.com/?ref=onsiteobserver.com) at $50,409,467 and [McGuire and Hester](https://mcguireandhester.com/?ref=onsiteobserver.com) at $54,425,950\. Staff said they found Bothman to be the lowest responsive and responsible bidder. The approved contract allows for change orders and amendments of up to 20%, or about $9.6 million, subject to city authorization. Environmental review for the project had already been completed. City staff said the work was analyzed under a mitigated negative declaration approved in 2016, along with a CEQA addendum filed this month. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Bryte Park, site location ### Sacramento permitted 2,737 housing units in 2025, still short of state target URL: https://www.onsiteobserver.com/sacramento-permitted-2-737-housing-units-in-2025-still-short-of-state-target/ Last updated: 2026-07-12T04:59:00.000Z _This post is for paying subscribers only._ ### Citrus Heights approves deal to move Sunrise sports complex proposal forward URL: https://www.onsiteobserver.com/citrus-heights-approves-deal-to-move-sunrise-sports-complex-proposal-forward/ Last updated: 2026-07-12T04:59:23.000Z The Citrus Heights City Council took the first step Wednesday toward redeveloping the aging Sunrise Mall site, hearing a proposal that could transform part of the property into a large regional sports complex. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The council authorized City Manager Ashley Feeney to enter into an Economic Development and Participation Agreement with [The Mettle Shop](https://www.sunrisesportscenter.com/?ref=onsiteobserver.com), a Sacramento-based developer, to construct the Sunrise Sports Center. The proposal envisions a year-round complex on approximately 13.75 acres of the 100-acre mall site, featuring a 160,000-square-foot multi-sport arena and two covered turf fields. "This opportunity truly is one that is transformational for the city of Citrus Heights," Feeney said during the meeting. He noted the mall’s long-term economic decline and described the sports center as the "catalyst project" necessary to unlock the rest of the Sunrise Tomorrow Specific Plan, which includes housing, retail, and hotels. *Footage of Sunrise Mall, captured on Oct. 14, 2024.* The proposed arena would include two NHL-sized ice sheets and a seating bowl accommodating up to 4,000 spectators. The arena is designed to host hockey and figure skating while also allowing conversion for other sports and events, including basketball, volleyball, tennis, futsal, arena soccer, and box lacrosse. An adjacent 126,000-square-foot covered turf field is planned for soccer, football, and lacrosse, as well as for outdoor concerts with a capacity of 10,000\. A second, smaller covered turf field is also proposed. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/03/Sunrise-Sports-Complex-withing-Sunrise-Tomorrow.jpg) A concept plan shows the proposed Sunrise Sports Center overlaid on the broader Sunrise Tomorrow vision, illustrating how the sports complex would fit into the larger redevelopment of Sunrise Mall. Image: The Mettle Shop Joe Wagner, chief executive of The Mettle Shop, told the council that the Sacramento region remains underserved when it comes to ice facilities. He said the region has only two sheets of ice when a market of its size would typically support nine, and he said California has led the nation in hockey participation growth for seven consecutive years. The project carries an estimated price tag of $120 million. Under the agreement, the developer will raise $60 million in private equity, while the city will facilitate up to $60 million in public bond financing. Feeney clarified that, unlike typical municipal bonds, these would be repaid through the project’s own revenues rather than general fund tax dollars. To protect the public interest, the city will hold a first-priority deed of trust on the site and its improvements as collateral. An economic impact analysis by SportsEconomics projected the facility would attract 1.29 million annual visits, with 75% of those coming from outside Citrus Heights. This influx is expected to generate $26.2 million in total annual economic output for the city and support 352 full-time equivalent jobs. The city's general fund is projected to see an annual fiscal benefit of approximately $788,000 from sales, lodging, and property taxes. The meeting drew heavy public participation, including more than 50 written comments. While the majority of speakers expressed enthusiasm for the "wow factor" the project brings to the city, a large contingent voiced concern for Royal Stage Performing Arts, a nonprofit theater currently located in the mall. Theater supporters urged the council to ensure the organization is not displaced by the new construction. City officials noted that the sports center's current footprint does not overlap with the theater's space. Local residents also raised concerns regarding traffic and noise, particularly on Macy Plaza Drive. Feeney and the development team committed to conducting comprehensive traffic and noise studies as the project moves into the entitlement phase. The vote drew an emotional reaction from both city staff and council members. Vice Mayor Porsche Middleton recalled the council’s [previous ](https://www.onsiteobserver.com/citrus-heights-rejects-conrads-sunrise-mall-redevelopment-amendment/)refusal to settle for lower-intensity developments like big-box retail or storage facilities on the site. "Never in a million years would I have thought that this is what would come to our table," she said. Approval of the participation agreement is the first hurdle in a multi-step process. The developer must now complete due diligence and submit a formal entitlement application, which will undergo environmental review under the California Environmental Quality Act. City officials expressed hope that the final project approvals could be completed by the end of 2026. ### Sunrise Mall Location Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### New 59-home neighborhood approved near Lighthouse Drive in West Sacramento URL: https://www.onsiteobserver.com/new-59-home-neighborhood-approved-near-lighthouse-drive-in-west-sacramento/ Last updated: 2026-07-12T04:59:47.000Z _This post is for paying subscribers only._ ### Proposed delta trail linking West Sacramento to Clarksburg sparks debate with farmers URL: https://www.onsiteobserver.com/proposed-delta-trail-linking-west-sacramento-to-clarksburg-sparks-debate-with-farmers/ Last updated: 2026-07-12T23:33:00.000Z _This post is for paying subscribers only._ ### More than 70% of Sacramento households can’t afford a new home URL: https://www.onsiteobserver.com/more-than-70-of-sacramento-households-cant-afford-a-new-home/ Last updated: 2026-07-12T23:33:22.000Z For many households in the Sacramento region, the path to homeownership has become increasingly difficult as home prices rise faster than incomes. According to the [National Association of Home Builders](https://www.nahb.org/-/media/NAHB/news-and-economics/docs/housing-economics/priced-out/msa-2026.pdf?rev=c723178e962b4118a7b207b2073e4566&hash=9CA5C4486F8AB9986EEC1164AB02FF66&ref=onsiteobserver.com) (NAHB), the median price for a newly built home in the Sacramento-Roseville-Folsom metro area has reached approximately $568,517\. Under standard lending assumptions, a household now requires an annual income of roughly $161,702 to qualify for a mortgage at that price point. That barrier is proving insurmountable for the vast majority of the local workforce. With the region’s median household income hovering at $94,992, about 70.6% of local households are currently priced out of the new-home market. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The affordability gap has widened in recent years. In 2022, [the qualifying income](https://assets.canarymedia.com/content/uploads/enn/2023-06-NAHB-New-Home-Prices-2022-special-study-households-priced-out-by-higher-house-prices-and-interest-rates-2202.pdf?ref=onsiteobserver.com) for a median-priced home in the region was approximately $126,259\. While home prices have grown modestly since then, the income required to carry a mortgage has surged by nearly 28%, a spike driven largely by higher borrowing costs. The volatility of the market means that even marginal price fluctuations carry heavy consequences for aspiring homeowners. Analysts at the NAHB estimate that for every $1,000 increase in a home's price, another 575 Sacramento-area households are pushed below the qualifying threshold. The upward pressure on prices is driven by more than just high demand or interest rates. Homebuilders are facing record-high input costs that prevent them from bringing lower-priced inventory to market. A 2024 [construction cost survey](https://www.nahb.org//-/media/NAHB/news-and-economics/docs/housing-economics-plus/special-studies/2025/special-study-cost-of-constructing-a-home-2024-january-2025.pdf?ref=onsiteobserver.com) conducted by the National Association of Home Builders, based on responses from homebuilders across the United States, breaks down the cost. The survey found that construction costs account for 64.4% of a home’s final sale price, up from 60.8% in 2022\. The average new single-family home now costs about $428,215 to build, the highest level in the survey’s history. After accounting for finished lots, which represent 13.7% of the price, and builder's profit margin of roughly 11%, there is little room for price concessions. Builders have attempted to respond to affordability challenges by gradually shrinking home sizes. However, these attempts at "attainability" are often neutralized by rising labor, land, and regulatory costs. The average new home in the survey measured about 2,647 square feet. While Sacramento’s home prices remain lower than those in coastal metros, the region’s affordability struggle is now more acute than the state average. Across California, the median price of a new home is approximately $545,892, requiring an estimated household income of $153,471 to qualify for a mortgage. Roughly 65.6% of households statewide cannot afford a median-priced new home. In the San Francisco-Oakland-Fremont metro area, where the median new home price exceeds $1 million, approximately 69% of households are priced out. Despite these hurdles, the region’s population continues to swell. According to the [California Department of Finance](https://dof.ca.gov/media/docs/forecasting/Demographics/estimates/July2025%5FPopulation%5FEstimates%5FFeb26%5Frelease.pdf?ref=onsiteobserver.com), Sacramento County alone added 11,803 residents between July 2024 and July 2025, the largest numeric increase of any county in California. Nearby Placer and Yolo counties added a combined 6,764 residents in the same period, driven largely by Californians migrating inland. [The Sacramento Area Council of Governments](https://www.onsiteobserver.com/sacramento-region-plans-for-surge-in-population-580-000-more-by-2050/), which oversees regional planning, projects the region will add 580,000 residents and 278,000 homes by 2050\. To accommodate this influx, planners say the region must find ways to expand the housing supply across a broader range of types and price points. Without a structural shift in how housing is produced, the region risks losing the very affordability that has long fueled its economic growth. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) ### Lincoln Planning Commission approves 148 new homes for Liberty at Lincoln URL: https://www.onsiteobserver.com/lincoln-planning-commission-approves-148-new-homes-for-liberty-at-lincoln/ Last updated: 2026-07-12T23:34:14.000Z Two new neighborhoods within the Liberty at Lincoln master-planned community are moving ahead after the Planning Commission approved production home designs for 148 single-family homes. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) The approvals clear the way for The New Home Company to build those homes, joining [Meritage Homes](https://www.meritagehomes.com/state/ca/sacramento/legacy-at-liberty?ref=onsiteobserver.com), [Woodside Homes](https://www.woodsidehomes.com/findmyhome/northern-california/lincoln/freedom-at-liberty?ref=onsiteobserver.com), and [Richmond American Homes](https://www.richmondamerican.com/california/sacramento-new-homes/lincoln/noble-at-liberty-at-lincoln/?ref=onsiteobserver.com), who have already been active in the community for months. Both neighborhoods introduce a mix of single- and two-story homes, with floor plans ranging from about 2,173 to 3,653 square feet. When Onsite Observer visited the site last year, the area was mostly newly finished streets with nothing yet rising from the pads. Today, those same streets are lined with completed homes, and early construction is underway across multiple lots as crews frame new sections of the community. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/02/Liberty-at-Lincoln--Feb-2025-1.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/02/Liberty-at-Lincoln-Feb--2026-1.jpg) Aerial images taken one year apart show Liberty at Lincoln’s shift from newly paved streets to active home construction. Image: Onsite Observer. Meritage is building larger two-story homes in the mid-2,000 to low-3,000 square-foot range, with prices generally in the mid-$600,000s to low-$700,000s. Woodside is offering homes around 1,900 to 2,150 square feet starting in the mid-$550,000s. Richmond American sits closer to the middle, with plans from about 2,500 to just over 3,000 square feet, typically priced from the mid-$600,000s to the low-$700,000s. *Video footage captured Feb. 22, 2026, shows the latest construction progress at Liberty at Lincoln* During our visit last year, the community’s clubhouse was only in its early construction stages. It is now fully completed, with a grand opening set for February 28\. The amenity area includes two pools, a spa, cabanas, shaded seating, an event lawn, and indoor facilities, including a fitness room, business center, and multipurpose room. Recreational features such as pickleball courts, a basketball half-court, play areas, and a dog park sit adjacent to the building. Liberty at Lincoln is located south of Ferrari Ranch Road and west of the Lincoln Crossing community. The project is part of a larger plan called Village 7, a roughly 703-acre expansion area identified by the city for long-term growth on Lincoln’s southwest edge. At full buildout, the Village 7 is expected to deliver about 3,200 homes across a mix of neighborhood types, along with parks, open space, trails, and schools. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/02/Liberty-at-Lincoln-Community.jpg) Satellite map of the Village 7 Specific Plan, highlighting Liberty at Lincoln in red. ### Liberty at Lincoln project location ### Beazer Homes secures design approval for 302 homes in Lincoln URL: https://www.onsiteobserver.com/beazer-homes-secures-design-approval-for-302-homes-in-lincoln/ Last updated: 2026-07-12T23:34:37.000Z _This post is for paying subscribers only._ ### Construction progresses at R21 townhomes on former Sacramento Bee site URL: https://www.onsiteobserver.com/construction-progresses-at-r21-townhomes-on-former-sacramento-bee-site/ Last updated: 2026-07-12T23:34:58.000Z In Midtown Sacramento, another piece of underused commercial land is being repurposed for housing. [Beazer Homes](https://www.beazer.com/sacramento-CA/sacramento/r21?ref=onsiteobserver.com), an Atlanta-based homebuilder, is redeveloping a former 3.5-acre Sacramento Bee parking lot at 1803 21st Street into a 48-unit luxury townhome community. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Onsite Observer visited the site last week to capture the latest progress. One of the eight three-story buildings along 21st Street appeared finished, with exterior work complete and model homes open for touring as Beazer Homes prepares to host its model grand opening on Feb. 21. *Video captured Feb. 12, 2026, shows the latest progress at R21 Midtown.* The community, now branded R21, offers four distinct floor plans featuring two-car tuck-under garages and three levels of living space. The homes range from about 2,046 to 2,385 square feet and include three- and four-bedroom layouts with 3.5 bathrooms. Each unit features open-concept living areas that connect the kitchen, dining, and living spaces, as well as private balcony access. Pricing currently starts around $880,000 for the smaller models and reaches roughly $990,000 for the larger ones. Behind the completed building, Beazer Homes is working on a second structure that appears fully enclosed and ready for exterior finishes. Nearby, foundation forms for a third building are already in place. The community sits immediately south of the light rail tracks and within walking distance of the [R Street Corridor](https://www.rstreetcorridor.com/?ref=onsiteobserver.com), an area that has seen steady infill housing and mixed-use development over the past decade. Lacy Kayhan, a sales counselor at Beazer Homes, said R21 represents “one of the only new construction ownership opportunities in Midtown.” She added that interest has been driven by buyers seeking a walkable lifestyle near restaurants and entertainment, as well as convenient access to employment. Shopoff Realty Investments, which acquired the Sacramento Bee campus in 2017, secured entitlements for the former parking lot and later sold the parcel to Beazer Homes for $9.8 million in January 2025\. Groundbreaking followed in June, with R21 joining earlier redevelopment on the site, including the [Press at Midtown](https://livethepress.com/?ref=onsiteobserver.com). ### R21 Midtown Project Site Location ### 124-room hotel approved near Roseville’s medical corridor URL: https://www.onsiteobserver.com/124-room-hotel-approved-near-rosevilles-medical-corridor/ Last updated: 2026-07-12T05:01:41.000Z _This post is for paying subscribers only._ ### 241-unit Monarch affordable housing project nears full height on Sacramento’s R Street URL: https://www.onsiteobserver.com/241-unit-monarch-affordable-housing-project-nears-full-height-on-sacramentos-r-street/ Last updated: 2026-07-12T23:35:50.000Z One of the largest[ affordable housing ](https://www.onsiteobserver.com/warehouse-demolished-for-affordable-housing-on-r-street/)projects under construction in Sacramento’s R Street Corridor is now close to reaching its full height. When we visited the site this week, the five-story structure was largely framed, with crews working on the upper floors as materials were lifted into place by a tower crane. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The project, known as [Monarch](https://www.hcd.ca.gov/about-hcd/newsroom/monarch-breaks-ground-sacramento?ref=onsiteobserver.com), is rising on what was once a state-owned storage warehouse site, part of the state’s effort to build housing on excess public land. The structure is approximately 197,934 square feet, and will deliver 241 affordable housing units and 3,428 square feet of ground-floor commercial space. The unit mix includes 82 studios, 136 one-bedroom units, 22 two-bedroom units, and one three-bedroom unit. Rents will be restricted for households earning between 30% and 70% of the area median income. Twenty units will be set aside for people transitioning out of homelessness or struggling to stay housed. *Aerial video showing the latest construction progress at Monarch, captured Feb. 12, 2026.* The building occupies nearly the entire half-block site between the 8th and 9th streets, with framing wrapping around what will become interior courtyards and outdoor amenity areas. The building includes 16,369 square feet of private and public outdoor space, featuring a resident courtyard, event courtyard, corner plaza, and patio decks for street-level live/work units. The project also provides 36 vehicle parking spaces accessed from Quill Alley, along with up to 264 long-term secured bicycle parking spaces and 40 short-term racks. Monarch is a partnership between [Mutual Housing California](https://www.mutualhousing.com/?ref=onsiteobserver.com) and the [Capitol Area Community Development Corporation](https://www.cadanet.org/?ref=onsiteobserver.com). Mutual Housing California is serving as the developer and will manage the property upon completion. The estimated total development cost is approximately $120 million and includes tax-exempt bond financing and federal and state tax credits. Construction is scheduled to wrap up in spring 2027\. With framing now largely built out, Monarch is the latest addition to the [R Street Corridor’s](https://www.rstreetcorridor.com/?ref=onsiteobserver.com) transformation from an industrial warehouse district into a mix of housing, retail, and creative space. Like several neighboring buildings that were once storage or manufacturing sites, the property is being repurposed for residential use while maintaining the corridor’s industrial character. ### The Monarch Project Location ### Sacramento County approves Bar None Auctions project in Vineyard URL: https://www.onsiteobserver.com/sacramento-county-approves-bar-none-auctions-project-in-vineyard/ Last updated: 2026-07-12T23:36:11.000Z _This post is for paying subscribers only._ ### Site visit shows new roads and graded pads at East Ridge Village in El Dorado Hills URL: https://www.onsiteobserver.com/site-visit-shows-new-roads-and-graded-pads-at-east-ridge-village-in-el-dorado-hills/ Last updated: 2026-07-12T05:02:57.000Z _This post is for paying subscribers only._ ### Ritz-Carlton Lake Tahoe chalet project wins final approval URL: https://www.onsiteobserver.com/ritz-carlton-lake-tahoe-chalet-project-wins-final-approval/ Last updated: 2026-07-12T23:36:56.000Z _This post is for paying subscribers only._ ### Mosquito Bridge project in El Dorado County targets June–July 2026 opening URL: https://www.onsiteobserver.com/mosquito-bridge-project-in-el-dorado-county-targets-june-july-2026-opening/ Last updated: 2026-07-12T05:03:50.000Z Construction on the [Mosquito Road Bridge](https://www.onsiteobserver.com/construction-progresses-on-mosquito-bridge-in-el-dorado-county-now-87-complete/) in El Dorado County continues above the South Fork of the American River. Crews are now working toward the final connections that will link the bridge into a single, continuous span. The project replaces the narrow, historic Mosquito Road Bridge with a new two-lane structure that will reduce a 1.3-mile winding canyon route to a 0.3-mile direct crossing between the Mosquito and Swansboro communities. The bridge spans more than 1,100 feet and rises about 400 feet above the river. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) The project is being built by [Shimmick Construction](https://www.shimmick.com/?ref=onsiteobserver.com), working under contract with El Dorado County Department of Transportation. Work over the past months has focused on building the bridge outward from its two main concrete piers in the canyon, using a segmental method in which sections are cast sequentially from the supports toward the center of the span. *Video captured Jan. 31 shows latest bridge construction progress.* Crews have also completed major concrete work near both ends of the bridge, preparing the structure to tie into Mosquito Road on the north and south sides of the canyon. In a presentation delivered during a December town hall meeting, El Dorado County outlined that the bridge is expected to open to the public in June or July 2026\. Officials said construction has moved forward steadily despite the challenges posed by the site’s height and terrain. Work in the coming months will focus on closing the remaining gaps in the bridge, followed by installation of the driving surface, safety barriers, and railings, according to the county’s website. Roadway connections and final inspections are expected to follow before the bridge opens to traffic. Once the new bridge opens, the existing Mosquito Road Bridge is expected to remain in place and be converted for bicycle and pedestrian use under a separate project. ### Mosquito Road Bridge Map ### Rancho Cordova planners approve design for Rio Del Oro Business Park URL: https://www.onsiteobserver.com/rancho-cordova-planners-approve-design-for-rio-del-oro-business-park/ Last updated: 2026-07-12T23:38:20.000Z _This post is for paying subscribers only._ ### Meta commits $50 million for early work tied to proposed Sacramento State Capitol Mall campus URL: https://www.onsiteobserver.com/meta-commits-50-million-for-early-work-tied-to-proposed-sacramento-state-capitol-mall-campus/ Last updated: 2026-07-12T05:04:47.000Z A long-stalled effort to redevelop state-owned buildings along Capitol Mall took a step toward early planning this week. The shift follows a $50 million commitment from Meta to support predevelopment work tied to a proposed Sacramento State expansion downtown. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. [Sacramento State](https://www.csus.edu/experience/capital-campus/?ref=onsiteobserver.com) announced the investment, saying the funding will support entitlement work, environmental review, abatement, and demolition for three underutilized state buildings in the Capitol Mall corridor. The buildings include the former Employment Development Department headquarters at 800 Capitol Mall, the EDD Solar Building at 751 N Street, and the State Personnel Board Building at 801 Capitol Mall. All three properties are owned by the state and have been identified as surplus or underused facilities. *Video showing the three state-owned buildings along Capitol Mall.* The California Department of General Services and Sacramento State University are operating under an exclusive negotiating agreement that allows the university to evaluate a mixed-use redevelopment concept for the site. State officials said Meta’s funding will not finance construction but will instead cover predevelopment costs, including demolition and site preparation, required before redevelopment options can proceed. Proposed uses under consideration include affordable and market-rate housing, a new School of Public Affairs, a performing arts venue, an artificial intelligence center tied to a new academic program, and a boutique hotel serving university-related visitors and downtown guests. According to a Sacramento State social media post announcing the funding, the university described the concept as a 2 million to 5 million square foot mixed-use downtown development that could form a new Sacramento State capital campus. The post did not provide a breakdown of uses, unit counts, or a construction timeline, and the university has not released a finalized program or site plan. The project falls under a statewide initiative launched by Newsom to repurpose excess state property for housing. The Capitol Mall buildings were previously targeted for residential conversion. In 2023, the state awarded a contract to redevelop the sites into housing, but that effort stalled after the selected developer withdrew following a dispute over predevelopment funding, leaving the future of the properties unresolved. Next steps for the Capitol Mall sites include design development, site testing, and environmental review under the California Environmental Quality Act. Any redevelopment would require additional approvals before construction could begin. ### SACOG adopts 2025 Blueprint outlining growth through 2050 URL: https://www.onsiteobserver.com/sacog-adopts-2025-blueprint-outlining-growth-through-2050/ Last updated: 2026-07-12T05:05:12.000Z Local elected officials and regional planners gathered Tuesday to celebrate the adoption of the Sacramento region’s 2025 [Blueprint](https://www.onsiteobserver.com/sacramento-region-plans-for-surge-in-population-580-000-more-by-2050/), a long-range plan that guides how the region will grow and invest in transportation through 2050. The event followed Sacramento Area Council of Governments’ adoption of the plan late last year and served as a public moment for elected leaders and agency staff to reflect on what comes next. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The Blueprint, formerly known as the Metropolitan Transportation Plan and Sustainable Communities Strategy, is SACOG’s federally required regional plan, updated every 4 years. The newly adopted version projects the region will add roughly 580,000 residents, 278,000 homes, and 263,000 jobs by midcentury, growth that officials say will require different development patterns than those of past decades. Unlike zoning ordinances or general plans, the Blueprint does not mandate what cities build or where they build it. Local leaders said that because cities were involved in creating the plan, they expect it to be carried out. “It was built by the participants,” Sacramento Mayor Pro Tem Eric Guerra said. “Regional leaders held community meetings in their own cities to talk about how to move forward.” Elk Grove Vice Mayor Darren Suen, who has served on the SACOG board since 2016, said the Blueprint gives local governments flexibility. “I think that’s the beauty of the plan, because it’s not prescriptive,” Suen said. “It allows local governments like mine to be flexible and implement things that are consistent with the plan, but also meet the unique needs of our communities.” Much of the future housing described in the Blueprint is planned for already developed areas. SACOG estimates that more than 65 percent of new homes over the next 25 years will be built within existing communities, rather than on the region’s outer edges. James Corless, SACOG Executive Director, noted this shift is already happening. “In 2024, we built more than 3,000 units of infill housing in these green zones,” Corless said. “We have to build on that momentum.” The Blueprint also anticipates shifts in household size and demographics, projecting an older population and smaller households over time. As a result, the plan forecasts a gradual move toward smaller homes. By 2050, SACOG expects 33% of new housing to come from duplexes, triplexes, townhomes, and mid-sized apartment buildings, often referred to as the “missing middle.” Another 32% would come from small-lot single-family homes. Corless described the change as a reflection of existing regional trends. “We think it’s organic demand, but it’s also demographic and market-driven,” Corless said. “Household sizes are shrinking, people are living longer, and the cost of housing and land means people are looking for smaller footprints.” The Blueprint’s transportation vision includes a "fix-it-first" approach, prioritizing the repair of existing roads over expansion. However, as revenue from gas taxes shrinks, the plan also includes nearly 200 miles of managed toll lanes to reduce congestion. "We are never going to grant-fund all of the highway projects in the region," Corless explained. "But if we can do tolling, that’s a way that we can begin to self-finance the next generation of multimodal corridors". Tolling remains a debated issue across the region, but Suen said the revenue could be a lifeline. "Those monies can be used for transit programs, to incentivize more building in urban areas to get people closer to where their jobs are". With the Blueprint now adopted, Corless said implementation will require teamwork across the region, noting that progress will not come county by county but through coordination among all six counties. ### Folsom commission approves 295-home Folsom Heights project URL: https://www.onsiteobserver.com/folsom-commission-approves-295-home-folsom-heights-project/ Last updated: 2026-07-12T05:05:53.000Z _This post is for paying subscribers only._ ### Construction continues at Sacramento International Airport as major projects advance URL: https://www.onsiteobserver.com/construction-continues-at-sacramento-international-airport-as-major-projects-advance/ Last updated: 2026-07-12T05:06:12.000Z As upgrades to Sacramento International Airport reach a major milestone, travelers will soon experience the improvements firsthand. From a wider range of restaurant options to more convenient parking, as well as enhanced connectivity and baggage handling, SMF is undergoing changes to accommodate passenger demand that has reached record levels. The airport served about 13.8 million passengers in fiscal year 2025, with nearly 1.3 million passengers recorded in June alone — the busiest month in the airport’s history. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. In response to rising demand, the Sacramento County Department of Airports in 2023 announced SMF Forward, a $1.3 billion multi-year improvement plan. Several projects under the plan are now under construction, with some scheduled for completion this year. During a visit this week, much of the noise around Terminal B came from construction rather than air traffic. Crews worked on two of the most visible SMF Forward projects: the pedestrian walkway linking Terminal B and Concourse B, and the new Terminal B parking garage. *Video shows the latest construction progress at the Terminal B parking garage and pedestrian walkway, captured Jan. 20, 2026* The parking garage, which broke ground in 2024, is now nearing its full structural height. Multiple concrete levels are in place, and the structure is hard to miss from surrounding roadways. Once complete, the garage will add roughly 5,500 close-in parking spaces, replacing a surface lot that previously held about 1,000 spaces. The project is being delivered by Sacramento-based [Otto Construction](https://www.ottoconstruction.com/?ref=onsiteobserver.com) under a $229 million design-build contract. The new parking garage is expected to open in fall 2026. Nearby, construction on the elevated pedestrian walkway has moved into a later phase. The steel-framed corridor now spans airport roadways, connecting Terminal B to Concourse B. Most of the structure appears to be nearly fully enclosed, with scaffolding still in place as crews continue work on remaining exterior panels. The quarter-mile walkway will provide passengers with a direct, enclosed route between the terminal and concourse, reducing reliance on the Automated People Mover during peak periods. Once complete, the structure will include four moving walkways, four escalators and three elevators. The project is being delivered by [Balfour Beatty](https://www.balfourbeattyus.com/?ref=onsiteobserver.com) under a construction manager at-risk contract and is scheduled for completion in spring 2026. Beyond construction outside the terminals, travelers will soon begin to see changes inside as well. Several new food and beverage options are scheduled to open this year as part of a broader overhaul of concessions across the airport. In Terminal A, new dining options include Magpie and New Helvetia Brewing. Terminal B will see a similar mix, including Temple Coffee, Bawk by Urban Roots, Nixtaco, and Wendy’s. Many of the new concepts will replace long-running concessions as the airport reconfigures terminal space to handle higher passenger volumes. More changes are still ahead as the SMF Forward program continues through the rest of the decade. Among the projects next in line is a ground transportation center planned to centralize taxis, ride-hailing services and shuttle pickup into a single, walkable hub serving both terminals, with construction expected to begin in 2026 and finish by mid-2027. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/01/24-smf-3880_smforward_map_v2_horizontal.jpg) A site map shows how SMF Forward projects will reshape Sacramento International Airport. Image courtesy of SMF Forward. A new Terminal A exit road to improve traffic flow is slated for completion in 2027\. Expansion of Concourse B to add additional gates and support future air service is also on the schedule, with work expected to begin in 2026 and continue into 2028. Future plans also include a consolidated rental car facility south of the terminals, which would replace the airport’s current shuttle-based rental system. Once built, the multi-level facility would house all rental car companies in a single location within walking distance of both terminals, allowing passengers to pick up and return vehicles without boarding a bus. While progress on the current projects has been steady since construction began, additional improvements remain ahead that are expected to further simplify how travelers move through SMF. ### Costco distribution depot takes shape near Sacramento International Airport URL: https://www.onsiteobserver.com/costco-distribution-depot-takes-shape-near-sacramento-international-airport/ Last updated: 2026-07-12T05:06:33.000Z _This post is for paying subscribers only._ ### Vertical construction is now underway on Kaiser’s new Railyards hospital URL: https://www.onsiteobserver.com/vertical-construction-is-now-underway-on-kaisers-new-railyards-hospital/ Last updated: 2026-07-12T05:07:34.000Z _This post is for paying subscribers only._ ### What’s going on with the Woodland Research & Technology Park? What we know so far URL: https://www.onsiteobserver.com/whats-going-on-with-the-woodland-research-technology-park-what-we-know-so-far/ Last updated: 2026-07-12T05:08:02.000Z After years of anticipation and periodic public updates, work on the Woodland Research & Technology Park is ongoing, though much of the recent activity has been happening behind the scenes. In an email to Onsite Observer, Woodland City Manager Ken Hiatt said the project remains active, with the development team currently focused on detailed planning for what the city describes as the project’s “backbone” infrastructure. That work includes major utilities, internal circulation, and other systems that must be resolved before construction can begin. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) Hiatt said the current technical review is expected to wrap up over the coming months. Once completed, any minor refinements to the project’s Specific Plan would be reviewed to confirm consistency with the project’s long-term vision. The Woodland Research & Technology Park, commonly known as WRTP, is planned for a 350-acre site on the city’s southern edge. The land has long been used for agriculture and remained outside Woodland’s developed area for decades before being identified in the city’s 2035 General Plan as a future growth site. *Video showing the WRTP project site, recorded Jan. 13, 2026* The land spans along Highway 113 and lies directly south of the Spring Lake Specific Plan area. At full buildout, the plan allows for up to about 2.2 million square feet of employment space, roughly 5,000 jobs, and approximately 1,600 housing units. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/01/Ch-2-Land-U4se-Framework-DRAFT.jpg) A draft land use map outlines the proposed mix of research and technology, residential, commercial, and open space areas within the Woodland Research & Technology Park. Image courtesy of City of Woodland. Planning documents describe the park as well-positioned to benefit from its proximity to UC Davis, about 7 miles away. The site is intended to support research, technology, and agricultural innovation firms seeking to locate near one of the world’s leading research universities and draw from its talent and partnerships. Alongside site planning, Hiatt said the city is coordinating with Caltrans on future upgrades to the Highway 113 and County Road 25A interchange, which would serve as a primary access point for the development. In December, engineering firm[ Mark Thomas](https://www.markthomas.com/?ref=onsiteobserver.com) announced in a [social media post ](https://www.linkedin.com/posts/mark-thomas-and-company%5Fmultimodal-interchange-wearemarkthomas-activity-7403914198671376385-qgb1?utm%5Fsource=share&utm%5Fmedium=member%5Fdesktop&rcm=ACoAACouC0YBcix5-YewVUMAzFFAj7t51sgple8)that it had been selected to provide final design services for the interchange modification project. The work includes ramp realignments, roundabouts at ramp intersections, and improved pedestrian and bicycle connections intended to support multimodal access and future growth. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2026/01/Mark-Thomas-LinkedIn-Update.jpg) A conceptual plan shows proposed improvements to the State Route 113 and County Road 25A interchange in Woodland. Image courtesy of City of Woodland. City council records show the city moved away from temporary interchange fixes it had previously considered and instead planned a more permanent solution to accommodate anticipated growth tied to WRTP. Current cost estimates put the project at roughly $13.7 million, with most of the funding expected to come from development fees generated by the research park rather than the city’s general fund. No construction start date has been finalized for WRTP. Hiatt said the work underway now is focused on preparing the site for infrastructure installation, which could begin as early as 2027\. He also said the ownership team is actively evaluating potential development partners and pursuing an anchor tenant for the project’s first phase. ### Location of the WRTP project site ### Natomas Panhandle area is filling in with new homes. Here’s what they’re selling for URL: https://www.onsiteobserver.com/natomas-panhandle-area-is-filling-in-with-new-homes-heres-what-theyre-selling-for/ Last updated: 2026-07-12T05:08:47.000Z _This post is for paying subscribers only._ ### Rancho Cordova to consider waiving up to $940,000 in city fees to support proposed 7,500-seat arena project URL: https://www.onsiteobserver.com/rancho-cordova-to-consider-waiving-up-to-940-000-in-city-fees-to-support-proposed-7-500-seat-arena-project/ Last updated: 2026-07-12T05:09:18.000Z _This post is for paying subscribers only._ ### Sacramento region wins $154 million for affordable housing and transit upgrades URL: https://www.onsiteobserver.com/sacramento-region-wins-154-million-for-affordable-housing-and-transit-upgrades/ Last updated: 2026-07-12T05:09:43.000Z Sacramento’s push to build more affordable housing while also cutting car dependency just got a major boost. The Sacramento region landed $154 million in state funding through [California’s Affordable Housing and Sustainable Communities program](https://sgc.ca.gov/grant-programs/ahsc/?ref=onsiteobserver.com), money that will help build new affordable housing and fund transportation improvements. The Sacramento Area Council of Governments ([SACOG](https://www.sacog.org/Home/Components/News/News/239/16?ref=onsiteobserver.com)) says the region captured 18% of all funding awarded statewide in this round, the largest share the region has ever secured. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The funding comes from the state’s [Cap-and-Trade program ](https://ww2.arb.ca.gov/our-work/programs/cap-and-trade-program/about?ref=onsiteobserver.com)and supports projects that reduce driving by building affordable housing near transit, while investing in walking, biking, and public transportation access. According to SACOG, Sacramento’s I Street Apartments will receive $33.2million to help fund an 84-unit affordable housing development and transportation improvements. The grant will help fund protected bike lanes, signal upgrades, and sidewalk repairs to improve access to the Sacramento Valley Station area. In South Sacramento, Clover Apartments will receive $49.3 million, supporting a 348-unit community paired with bikeway improvements, ADA upgrades, safer walking routes, and even funding for two new light rail vehicles on SacRT’s Blue Line to improve service reliability. Across the river in West Sacramento, $43.3 million is going to MOSA Apartment Homes at Gateway, a 114-unit affordable development in the city’s Grand Gateway district. That funding also supports electric transit vehicles, station improvements, bike connections, and upgraded bus shelters as part of a long-term effort to link housing and transportation in one coordinated system. Woodland will receive $27.9 million for the Tupelo Family Apartments, a 73-unit development that includes 12 zero-emission buses for YoloTD, long-term transit passes for residents, and new sidewalk and bicycle improvements to better connect neighborhoods to downtown. For the Sacramento region, SACOG said the latest awards show that coordinated regional planning and stronger partnerships between cities, transit agencies, and housing developers are producing results and helping the region compete at a higher level. ### Yolo 80 express lanes one step closer as toll policies move ahead URL: https://www.onsiteobserver.com/yolo-80-express-lanes-one-step-closer-as-toll-policies-move-ahead/ Last updated: 2026-07-12T05:10:03.000Z The Capital Area Regional Tolling Authority ([CARTA](https://carta.ca.gov/?ref=onsiteobserver.com)) closed out its final meeting of 2025 with two decisions that move the Yolo 80 express lanes another step toward operation. Directors finalized how the lanes will function and gave the go-ahead to launch a key contract needed to run the tolling system. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) After multiple workshops and board discussions throughout the year, the board unanimously approved a comprehensive Toll Policy Resolution. This document sets the rules for how express lanes will operate in the region, beginning with the [Yolo 80 project](https://yolotd.org/planning-projects/freeway-roads/?ref=onsiteobserver.com), which will add one managed lane in each direction from near West El Camino Avenue in Sacramento to the Kidwell Road area in Dixon, as well as from the I-80/US-50 interchange to I-5 near downtown. *Map showing where tolling will apply on the Sacramento region’s first express lanes.* Under the approved policy, the lanes will be managed around the clock, toll rates will adjust in real time to help keep traffic flowing faster than the general lanes, and drivers will be required to use FasTrak to pay. Carpools with three or more people and motorcycles will pay no toll. Before voting, CARTA went through a public review process to give people a chance to comment on the toll rules before they became official. The agency posted the draft policies online, emailed them to more than 800 people on its interest list, and kept comments open through December 8\. Staff then gathered the feedback and brought it back to the board so directors could see how the public felt before making their final decision. The goal, they said, was not just to meet a procedural requirement, but to make sure the public had a chance to react to how the region’s first managed lanes would function before rules were locked in. In the end, 15 people submitted written comments. That’s fewer than CARTA expected. Most people pushed the agency to let two-person carpools ride free instead of requiring three people. Despite that feedback, CARTA did not change course. Staff explained that the project was environmentally cleared as HOV 3+, and shifting to HOV 2+ would reduce lane performance and weaken revenue needed to operate the system. *Video of* [*Yolo 80 Corridor Improvements Project*](https://dot.ca.gov/caltrans-near-me/district-3/d3-projects/d3-i80-corridor-improvements?ref=onsiteobserver.com)*, captured on September 9, 2025.* To run the toll lanes, CARTA needs three main parts: the civil roadway infrastructure (now under construction), the back-office toll account system (now moving forward with [TCA](https://thetollroads.com/?ref=onsiteobserver.com)), and the Toll System Integrator (TSI), which is the contractor that installs and operates the roadside tolling equipment and monitors lane operations. At this meeting, the board authorized staff to immediately release the Toll System Integrator Request for Proposals, selecting an option that lets the procurement process start now, while the board will still need to approve the final contract later. The plan is to receive proposals in early 2026, approve the contract around June 2026, and start the contract in July 2026. Staff said it is important to keep the TSI schedule in sync with the ongoing freeway construction so both systems work together smoothly when the lanes open. The board also reviewed how CARTA will fund operating costs before toll revenue begins. Staff outlined plans for up to $14 million in partner loans, largely from Yolo County agencies, to fund the early years of administration, oversight, and system preparation. These loans would be repaid after toll collection begins, which is currently projected for mid-2028\. The loans are separate from construction costs, which are being funded through Caltrans. The agency’s next meeting is scheduled for Feb. 18, 2026\. Those interested in following updates or participating can find more information at carta.ca.gov/board-meetings. ### Sutter Pointe, Sutter County’s future city, begins to take shape URL: https://www.onsiteobserver.com/sutter-pointe-sutter-countys-future-city-begins-to-take-shape/ Last updated: 2026-07-12T05:10:39.000Z _This post is for paying subscribers only._ ### SMUD solar and battery project advances in Placer County URL: https://www.onsiteobserver.com/smud-solar-and-battery-project-advances-in-placer-county/ Last updated: 2026-07-12T05:11:24.000Z Construction activity is now clearly visible across the Country Acres Solar Project site in western Placer County. New aerials show major progress on one of [SMUD’s](http://smud.org/Corporate/Environmental-Leadership/Power-Sources/Country-Acres-Clean-Power-project?ref=onsiteobserver.com) largest renewable energy developments. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) The project, located west of Roseville on roughly 1,100 acres, is a joint venture between the Sacramento Municipal Utility District and [Clēnera](https://www.clenera.com/?ref=onsiteobserver.com), a Boise, Idaho-based renewable energy developer. When completed, the facility is expected to generate 344 megawatts of alternating current solar power and include 172 megawatts of battery storage, allowing energy to be stored and delivered when demand on the grid is highest. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/Country-Acres-Clean-Power-project.jpg) A site map shows the full footprint of the Country Acres Clean Power Project. Image courtesy of SMUD/Clēnera. According to project documents, the Country Acres Solar Project is expected to generate enough zero-carbon electricity to power more than 80,000 homes each year, an output that SMUD equates to removing more than 25,000 cars from the road annually. Recent drone footage shows that large portions of the site have moved beyond grading and into active infrastructure installation. Near the southern portion of the site, work is concentrated around the electrical infrastructure, where substation and switchyard components are taking shape. Adjacent work zones appear dedicated to the battery energy storage system. A crane, earthmoving equipment, and utility vehicles are spread throughout the site’s footprint. Once operational, the Country Acres project will supply clean electricity directly to SMUD under a power purchase agreement. The site will continue to support limited agricultural uses, including sheep grazing for vegetation management, with native grasses, clover, and pollinator-friendly plants planted beneath and around the solar panels, according to project documents. [McCarthy Building Companies](https://www.mccarthy.com/?ref=onsiteobserver.com) and [Dashiell](https://www.dashiell.com/?ref=onsiteobserver.com) are serving as engineering, procurement, and construction contractors for the project. Environmental review for the project was finalized in April 2023, and Placer County approved the project’s entitlements in February 2024 following a multi-year review process led by SMUD. Construction began in fall 2024 and is scheduled to continue through late 2026, with commercial operation targeted for that year. ### South Natomas hotel project wins unanimous approval URL: https://www.onsiteobserver.com/south-natomas-hotel-project-wins-unanimous-approval/ Last updated: 2026-07-12T23:46:20.000Z _This post is for paying subscribers only._ ### Sacramento eyes updates to housing fee system as affordable housing results fall short URL: https://www.onsiteobserver.com/sacramento-eyes-updates-to-housing-fee-system-as-affordable-housing-results-fall-short/ Last updated: 2026-07-12T05:12:31.000Z Sacramento officials are considering targeted changes to the city’s [Mixed Income Housing Ordinance](https://www.shra.org/wp-content/uploads/2017/12/Mixed-Income-Housing-Ordinance.pdf?ref=onsiteobserver.com) after new data showed the program is delivering fewer affordable units than originally hoped. During a council workshop on December 9, staff walked through the 2015 ordinance, its performance to date, and a suite of proposed adjustments that would increase revenue for affordable housing and strengthen requirements for large master-planned projects. The city’s impact-fee model, which replaced the former inclusionary system in 2015, requires most market-rate developments to pay $3.56 per square foot into a housing fund managed by the [Sacramento Housing and Redevelopment Agency.](https://www.shra.org/?ref=onsiteobserver.com) In certain areas, the fee drops to $1.54, and for high-density housing, it falls to zero. Large projects of 100 acres or more must also prepare a Mixed Income Housing Strategy that may include land dedication, on-site affordable units, or other measures to offset the impacts of new growth. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) From 2016 to 2024, the city collected $11.6 million in Housing Impact Fees. That money helped support the construction of 721 affordable homes. But the fee itself only paid for 55 of those homes. The rest were mainly funded by other programs, and the fee was just a small piece of the overall financing. During the same period, another 407 affordable homes were built in large master-planned communities like Northlake and the Railyards because developers had to include affordable housing as part of their project plans. Altogether, the city has been producing around 125 affordable homes per year under the current ordinance. That’s about the same pace Sacramento was producing under the older system that existed before 2015\. Because the production rate hasn’t improved — even after switching systems — staff said it’s time to make small adjustments so the ordinance can generate more affordable housing without slowing down regular construction. Staff said right now, some projects pay a lower housing fee, and very dense apartment buildings pay no fee at all. Because of these discounts, about 800 new homes every year avoid paying anything into the city’s affordable housing fund. Between 2016 and 2023, the city missed out on $9.8 million in revenue due to these exemptions. Staff is recommending that the city remove these discounts. If the city does that, it would collect about $1 million more per year, which could be used to help build more affordable housing. The city is also proposing changes to how large master-planned projects handle affordable housing. Today, only developments of 100 acres or more are required to prepare a Mixed Income Housing Strategy, which outlines how the project will incorporate homes for a range of income levels. Staff is recommending lowering the threshold to 50 acres, which would bring more major development sites under this requirement. Under this change, any project of 50 acres or more would be required to include at least 10% affordable homes priced for households earning 80 percent or less of the area median income. Staff said this would ensure that big new neighborhoods always include some affordable housing, rather than leaving it optional. A new study using 2025 data was presented to explain why the city is recommending these changes. The study found that builders can still make most for-sale housing pencil out financially, but areas like North Sacramento and South Natomas are tighter and harder to build in. The biggest problem is rental housing. The study shows that apartment projects are not financially workable right now, even without any new requirements from the city. This means developers are already struggling to build rentals because construction costs and interest rates are too high. The study also found that the price gap between market-rate and affordable homes has narrowed compared to earlier years. Affordable rents and home prices have gone up enough that they’re now closer to market levels. Because of that, requiring a developer to include a few affordable units doesn’t cost as much as it used to. Staff said this updated information gives the city clearer data to decide how much to adjust the ordinance without unintentionally stopping new construction. The documents also show how Sacramento compares to other cities. In many places, developers must actually build affordable units within their projects—usually around 10 to 20 percent of the homes—or pay a large fee to avoid doing so. Sacramento doesn’t require that. Instead, Sacramento charges a smaller per-square-foot fee, which is easier for developers to pay but doesn’t produce as many affordable units as those stricter systems. Staff told the council that Sacramento’s overall housing construction tends to rise and fall with the broader state economy, not because of this ordinance. Because of that, they believe the city can tighten the rules a little without stopping developers from building. Under Sacramento’s long-range housing policies, the city must periodically evaluate whether this ordinance is effectively supporting affordable housing without impeding market-rate development. Staff said the recommended updates would help meet those objectives by boosting fee revenues and securing on-site affordable units in larger projects. If the council authorizes the next steps, staff will conduct outreach at the start of 2026, prepare a final draft in the spring, and return for consideration of adoption in summer 2026. ### Sacramento County approves Gerber South housing development with 370 new homes URL: https://www.onsiteobserver.com/sacramento-county-approves-gerber-south-housing-development-with-370-new-homes/ Last updated: 2026-07-12T23:47:01.000Z _This post is for paying subscribers only._ ### UC Davis Health’s California Tower project continues to rise on the Sacramento campus URL: https://www.onsiteobserver.com/uc-davis-healths-california-tower-project-continues-to-rise-on-the-sacramento-campus/ Last updated: 2026-07-12T05:13:19.000Z Drive past UC Davis Medical Center today, and it feels like the campus has entered a new era almost overnight. A pair of cranes swing across the sky above X Street, lifting steel into place for a building that didn’t exist a year ago but already dominates the skyline. Support our work and unlock all articles, project updates, and subscriber-only insights by subscribing to Onsite Observer. [Subscribe ](https://www.onsiteobserver.com/#/portal/signup) The structure rising is the California Tower, a 14-story project that will replace UC Davis Health’s aging East Wing and lay the foundation for the campus’s next decade of growth.The university formally approved the tower in January 2022\. Groundwork followed, and by the summer of 2025, the steel frame began rising. Onsite Observer’s new aerial footage shows the structure pushing upward floor by floor, now visible well beyond the campus boundary. When it’s finished, the tower will add roughly 900,000 square feet of new hospital space, including 334 private patient rooms, hybrid operating suites, expanded emergency capacity, and two helipads stacked on the roof. It will stand 237 feet at the roofline and 267 feet at its uppermost point, making it one of the tallest structures in this stretch of Sacramento. Connected to the tower is a five-story companion building that will serve as the hospital’s front door, with a lobby, family waiting areas, clinical support rooms, and a rooftop garden. The shorter wing is designed to handle the flow of patients and visitors, while the tower carries the bulk of the acute-care functions. [McCarthy Building Companies](https://www.mccarthy.com/?ref=onsiteobserver.com) is leading construction with [SmithGroup](https://www.smithgroup.com/?ref=onsiteobserver.com) as the design partner. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/UCDH-2022-1108-Dusk-X-Street.jpg.webp) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/California-Tower-Rendering.webp) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/California-Tower-Construction-Update-February-2023.webp) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/AAN-Cam-2-brighter.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/NL-Cam-6-Update-2_wp_brighter-copy--1-.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/NL-Cam-8_wp-brighter--1-.png) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/12/UCDH_California-Tower_West-Lobby_1modified.png) Renderings illustrate the completed vision for UC Davis Health’s California Tower, including exterior views, lobby spaces, and upgraded patient care rooms. Courtesy of SmithGroup and UC Davis Health. The tower is being built to replace the seismically outdated East Wing, which cannot meet California’s hospital safety law requiring facilities to remain standing and usable after a major earthquake. The mandate dates back to 1994, when lawmakers approved [SB 1953](https://hcai.ca.gov/facilities/building-safety/seismic-compliance-and-safety/?ref=onsiteobserver.com) following the Northridge quake, and it set a firm deadline: by Jan. 1, 2030, any hospital building used for acute care must be able to function during and after a serious seismic event. Buildings that can’t meet that bar have to be taken out of service. With the East Wing falling into that category, UC Davis Health plans to demolish it once the new tower opens. Though the California Tower is a major undertaking on its own, it represents only one piece of a broader expansion plan. [UC Davis’ 2030 Vision](https://health.ucdavis.edu/facilities/projects/vision-2030?ref=onsiteobserver.com) outlines a buildout that will nearly double the campus footprint, expanding from roughly 3.6 million square feet to more than 7 million by the end of the decade. Several projects already completed or in progress contribute to that trajectory, including[ Aggie Square](https://www.onsiteobserver.com/aggie-square-welcomes-first-tenants-ahead-of-may-ribbon-cutting/), which opened its first phase this spring. The $1 billion development brings more than 600,000 square feet of research and innovation space to the Stockton Boulevard edge of the campus, along with a 190-unit residential building and a parking structure with roughly 1,500 stalls. The buildings are now occupied by UC Davis programs, industry tenants, and community organizations — the first time the vision for an “innovation district” at this site has fully taken shape. **Aggie Square before its official opening, filmed March 11, 2025.** The California Tower remains the largest piece of the projected growth. Once finished, it will connect to the existing Surgery and Emergency Services Pavilion through more than 60,000 square feet of interior renovation required to maintain uninterrupted emergency and surgical operations. UC Davis Health continues to project a 2030 opening for the tower, aligning with California’s seismic compliance deadlines. ### UC Davis Medical Center, California Tower project site. ### Luxury chalet development near Ritz-Carlton Lake Tahoe clears key county hurdle URL: https://www.onsiteobserver.com/luxury-chalet-development-near-ritz-carlton-lake-tahoe-clears-key-county-hurdle/ Last updated: 2026-07-12T23:47:40.000Z _This post is for paying subscribers only._ ### 447-acre industrial project near Sacramento airport wins city approval URL: https://www.onsiteobserver.com/447-acre-industrial-project-near-sacramento-airport-wins-city-approval/ Last updated: 2026-07-12T23:47:55.000Z _This post is for paying subscribers only._ ### Drive-through Dunkin’ and Baskin-Robbins gets green light in Rocklin URL: https://www.onsiteobserver.com/drive-through-dunkin-and-baskin-robbins-gets-green-light-in-rocklin/ Last updated: 2026-07-12T23:48:18.000Z _This post is for paying subscribers only._ ### 39-acre retail project proposed west of Lincoln URL: https://www.onsiteobserver.com/39-acre-retail-project-proposed-west-of-lincoln/ Last updated: 2026-07-12T23:48:35.000Z _This post is for paying subscribers only._ ### Folsom moves toward new fee structure for affordable housing. URL: https://www.onsiteobserver.com/folsom-moves-toward-new-fee-structure-for-affordable-housing/ Last updated: 2026-07-12T05:16:54.000Z _This post is for paying subscribers only._ ### 447-acre Airport South Industrial proposal moves to December vote after first council review. URL: https://www.onsiteobserver.com/447-acre-airport-south-industrial-proposal-moves-to-december-vote-after-first-council-review/ Last updated: 2026-07-12T05:17:30.000Z _This post is for paying subscribers only._ ### New tenants confirmed as construction advances at Whitney Ranch Retail Center in Rocklin. URL: https://www.onsiteobserver.com/new-tenants-confirmed-as-construction-advances-at-whitney-ranch-retail-center-in-rocklin/ Last updated: 2026-07-12T23:50:13.000Z Construction at the future Whitney Ranch Retail Center in Rocklin has reached a new stage — not just on the ground, but on paper. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. In a message to Onsite Observer, Callie Huff, entitlements and design manager at [Engstrom Properties](https://engstromproperties.com/?ref=onsiteobserver.com), said [Cole Partners Development Company](https://colepartners.com/?ref=onsiteobserver.com) has signed leases with Jack’s Urban Eats, Poppy Bank and Great Clips — the first round of retail announcements beyond Nugget Market. Aerial footage captured this week shows steady progress across the site. The Nugget building is nearly enclosed, and framing is underway on two pads at the southwest corner of Whitney Ranch Parkway and University Avenue. Three additional pads along University Avenue have been poured, outlining where the next phase of construction is set to rise. The City of Rocklin approved the project in April 2024\. Groundbreaking followed in October, starting mass grading and utility work across the 18-acre site. Whitney Ranch Retail is being developed by Cole Partners Development Company in collaboration with Engstrom Properties. City filings show the first phase includes 10 buildings totaling about 94,500 square feet, ranging from shop spaces of roughly 3,000 square feet to larger pads exceeding 14,000 square feet. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/11/Whitney-Ranch-Site-MAp.jpg) Site plan of the Whitney Ranch Retail Center in Rocklin, showing the 44,000-square-foot Nugget Market anchor and surrounding pad buildings arranged along Whitney Ranch Parkway and University Avenue. Courtesy of Cole Partners Development Company. Nugget Market will occupy a 44,000-square-foot anchor space on the eastern side of the center, with retail shops flanking it. The western half has been designed for highway-oriented uses — banks, fast food, drive-thru and gas station pads. Nugget Market now lists summer 2026 as its expected opening on its official website. Once completed, the retail center is expected to serve a large share of the Whitney Ranch community, which has grown steadily over the past two decades and now stretches into the hills west of Rocklin. Much of the residential buildout has occurred without a nearby commercial core, leaving residents to drive farther for grocery and dining options. The retail center is intended to fill that gap and give the neighborhood a daily-service hub for the first time. ### Whitney Ranch Retail Center Location. ### Commission overrides staff recommendation, keeps Raising Cane’s project alive in North Natomas. URL: https://www.onsiteobserver.com/commission-overrides-staff-recommendation-keeps-raising-canes-project-alive-in-north-natomas/ Last updated: 2026-07-12T23:51:03.000Z _This post is for paying subscribers only._ ### Placer One’s first neighborhoods rise along the newly extended Sunset Boulevard. URL: https://www.onsiteobserver.com/placer-ones-first-neighborhoods-rise-along-the-newly-extended-sunset-boulevard/ Last updated: 2026-07-12T05:18:59.000Z Less than a year after homebuilders began securing lots at the 2,200-acre Placer One project, the site has entered a new phase — homes are now rising from the ground. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. During the Onsite Observer’s visit this week, multiple residential villages were visibly under construction, marking the first signs of a community taking shape. The newly opened extension of Sunset Boulevard now carries traffic west from Foothills Boulevard to Fiddyment Road, threading through the heart of the project and giving the public its first glimpse inside the future community. *Video shows the latest construction progress at Placer One, filmed on November 11, 2025.* Among the builders active on site, JMC Homes and KB Home have made the most visible progress. [JMC’s Glenfield](https://www.jmchomes.com/communities/roseville/glenfield-at-placer-one?ref=onsiteobserver.com) neighborhood features one-story entry-level homes starting at $499,990, ranging from 1,249 to 1,251 square feet with two to three bedrooms and two bathrooms. Homes are already listed for sale, and vertical construction is well underway. Nearby, [Bridgefield by JMC Homes](https://www.jmchomes.com/communities/roseville/bridgefield-at-placer-one?ref=onsiteobserver.com) offers larger residences between 2,503 and 3,822 square feet with four to six bedrooms and three to five bathrooms, including private guest suites and some layouts with a second primary suite. Three homes are currently under construction. KB Home has also begun building its first neighborhoods. [Canterbury at Placer One](https://www.kbhome.com/new-homes-sacramento/canterbury-at-placer-one?ref=onsiteobserver.com#homesiteOptions) includes homes from the mid-$500,000s, ranging between 1,708 and 2,240 square feet with three to four bedrooms and two to three bathrooms. Vertical construction has started, though no listings appear yet on the builder’s website. [Brighton at Placer One](https://www.kbhome.com/new-homes-sacramento/brighton-at-placer-one?ref=onsiteobserver.com) is also under construction, featuring plans between 1,751 and 2,541 square feet with three to four bedrooms and two to three bathrooms. Pricing has not yet been disclosed. Other builders, including [Taylor Morrison ](https://www.taylormorrison.com/ca/sacramento/placer-one-community-group-page?ref=onsiteobserver.com)and[ Pulte Homes](https://www.pulte.com/homes/california/sacramento/roseville/rose-at-placer-one-211506?ref=onsiteobserver.com), have announced future plans within Placer One but have not yet started vertical construction. Located within the broader Sunset Area Plan, Placer One was approved in 2019 and is planned to deliver 5,636 homes, a 300-acre Sacramento State–Sierra College campus, and roughly 5 million square feet of commercial space. The development broke ground in 2022 and is led by [Taylor Builders](https://taylor-builders.com/?ref=onsiteobserver.com), a Roseville-based land development and investment company. ### Placer One site location. ### 763 homes, 14 acres of parks, and years in the making — Creekside Village goes before the county. URL: https://www.onsiteobserver.com/763-homes-14-acres-of-parks-and-years-in-the-making-creekside-village-goes-before-the-county/ Last updated: 2026-07-12T05:19:24.000Z _This post is for paying subscribers only._ ### California’s billion-dollar Capitol Annex project pushes forward amid rising costs and scrutiny. URL: https://www.onsiteobserver.com/californias-billion-dollar-capitol-annex-project-pushes-forward-amid-rising-costs-and-scrutiny/ Last updated: 2026-07-12T05:20:12.000Z The transformation of California’s State Capitol building is now impossible to ignore. Behind the white dome, cranes tower above steel framing where the new Capitol Annex is rising — a billion-dollar rebuild reshaping one of the state’s most recognizable landmarks. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The six-story structure is replacing the 1950s office wing that once housed lawmakers, staff, and the governor’s suite. That building was demolished in 2022 after years of debate over its safety, accessibility, and outdated systems. In its place, a modern, glass-clad building is taking shape, designed to bring the Capitol into compliance with today’s structural and accessibility standards. When complete, the new complex will total approximately 525,000 square feet, featuring upgraded hearing rooms, legislative offices, and mechanical systems that meet the state’s strict requirements for seismic safety, energy performance, and ADA compliance. *Video footage shows the latest construction progress on California’s Capitol Annex project.* When the Legislature first approved funding in 2016 under Senate Bill 836, the project was intended as a modernization of the existing structure. But by 2018, lawmakers had approved a full rebuild, estimated at the time to cost between $500 million and $750 million. State officials argued that replacing the structure entirely would be more cost-effective and efficient than attempting a retrofit. As with so many state projects, the execution has proven more complicated than the concept. By 2025, the project’s cost had surpassed $1.1 billion, according to internal estimates and investigative reporting, placing it among the most expensive public construction efforts in California history. The project’s story runs deeper than its architectural ambition. Since its approval, the Capitol Annex rebuild has been shadowed by questions about transparency and accountability. The demolition of the old building and the removal of mature trees from Capitol Park fueled lawsuits and public opposition. Environmental groups and preservationists warned that Sacramento was losing more than an office wing — it was losing a piece of its history. Most recently, attention has turned to how the project is being funded and managed behind closed doors. [KCRA’s](https://www.kcra.com/article/gavin-newsom-california-capitol-annex-project/69182055?ref=onsiteobserver.com) investigations revealed that despite the billion-dollar price tag, lawmakers have provided no comprehensive breakdown of expenditures and have not held a public briefing on total costs since construction began. Nearly every contractor and consultant involved has signed a nondisclosure agreement barring them from discussing details of the project’s scope, cost, or internal decision-making — a practice state officials defend as necessary for security but which critics say undermines public trust. Despite ongoing scrutiny over transparency, construction progress continues. Today, steel framing has reached its full height, and the skeletal outline of the new Annex shows its full scale. The building is now transitioning toward enclosure as crews prepare to install exterior glass panels. According to the Department of General Services, the project is expected to reach structural completion in 2026, with full occupancy targeted for 2027\. Once finished, the new facility will connect directly to the historic west wing through a below-ground corridor, integrating the entire Capitol complex. ### Capitol Annex project site location. ### The Auburn at Foothill Farms would add nearly 400 apartments to aging retail site. URL: https://www.onsiteobserver.com/the-auburn-at-foothill-farms-would-add-nearly-400-apartments-to-aging-retail-site/ Last updated: 2026-07-12T23:52:52.000Z _This post is for paying subscribers only._ ### Micro-flex business park approved in El Dorado Hills. URL: https://www.onsiteobserver.com/micro-flex-business-park-approved-in-el-dorado-hills/ Last updated: 2026-07-12T23:53:14.000Z _This post is for paying subscribers only._ ### Braden moves into market phase with 585 residential lots listed for sale. URL: https://www.onsiteobserver.com/braden-moves-into-market-phase-with-585-residential-lots-listed-for-sale/ Last updated: 2026-07-12T05:21:50.000Z _This post is for paying subscribers only._ ### New Sacramento ordinance could speed up approval for 10-unit infill developments. URL: https://www.onsiteobserver.com/new-sacramento-ordinance-could-speed-up-approval-for-10-unit-infill-developments/ Last updated: 2026-07-12T05:22:25.000Z Sacramento may soon make it much faster and easier to build small housing projects — like townhomes, duplexes, and cottage-style infill — across the city. On Thursday, the city’s Planning and Design Commission voted to recommend a new ordinance that would let builders get approval for projects with up to ten homes in just 60 days, without going through the usual public hearings or lengthy review process. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The change comes from a new state law known as Senate Bill 684, which took effect last year. The city’s ordinance brings local rules in line with the state while giving Sacramento some flexibility to shape how the process works here. “This bill creates a new statewide pathway for small-lot subdivisions and housing developments,” said city planner Jamie Mosler, who presented the ordinance. Right now, a small builder trying to split a parcel and build a few townhomes can wait months for approval — and often needs to go through public hearings. Under the new rules, qualifying projects could be approved administratively, meaning staff can issue permits directly if the plans meet city standards. Projects must be on urban lots already zoned for housing and can’t be on farmland, wetlands, or other sensitive sites. Developers can build up to ten homes on lots up to five acres — or 1.5 acres in certain residential zones. The law also allows for small parcels, as little as 600 square feet in most areas, paving the way for compact townhomes or courtyard-style housing. Accessory Dwelling Units (ADUs) will also be allowed and won’t count toward the ten-home limit. Commissioners and staff described the change as a tool to create more attainable homeownership options, especially for small builders who struggle with long entitlement timelines. “This is about trying to create more affordable homeownership opportunities,” said Commissioner Dov Kadin, who praised staff for being responsive to feedback. The ordinance also removes older restrictions that made financing small projects nearly impossible. Developers will now be able to sell or finance new parcels once a project has planning approval, instead of waiting until after construction begins. The city included several safeguards to ensure projects meet quality and safety standards. Each project must still follow local building codes, setback rules, and design standards — but the city can’t require design changes that make projects less dense or harder to build. The ordinance limits the average home size to 1,750 square feet, sets four-foot side and rear setbacks, and removes parking minimums to make more space for housing. Staff also added a safeguard for any leftover land, called a “remainder parcel.” If a developer decides to sell it later, the city will review it to make sure the parcel boundaries are clear and legal before the sale. The ordinance now heads to the City Council’s Law and Legislation Committee in November, with full council review expected in December. If adopted, it could take effect early next year — giving Sacramento a much faster route for small-scale housing. For small builders and homeowners alike, it means that backyard cottage clusters, townhomes, and missing-middle infill projects could soon face far fewer bureaucratic delays. ### Foothill Farms church expansion to bring 117 new homes and community facilities. URL: https://www.onsiteobserver.com/foothill-farms-church-expansion-to-bring-117-new-homes-and-community-facilities/ Last updated: 2026-07-12T23:54:57.000Z _This post is for paying subscribers only._ ### Construction reaches full height at Pierside in West Sacramento. URL: https://www.onsiteobserver.com/construction-reaches-full-height-at-pierside-in-west-sacramento/ Last updated: 2026-07-12T05:23:37.000Z The Pierside project in West Sacramento has reached its full height, adding two new riverfront buildings that now rise side by side along Riverfront Street. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Onsite Observer visited the site this week to see how far construction has come. Just south of The Barn at 995 Riverfront Street, the residential structure is wrapped in scaffolding from top to bottom as crews work across multiple levels installing exterior materials. The commercial building already carries a more finished look. Its glass façade is now in place on all sides, reflecting the river and the downtown Sacramento skyline. *Video showing the latest construction progress at Pierside in the Bridge District.* Pierside is one of the largest mixed-use developments underway in the Bridge District, spanning roughly 396,000 square feet across two main structures. The residential building will include 260 apartments and 21 live/work townhomes built over a two-level concrete podium containing parking and leasing space. Residents will have access to a 15,000-square-foot pool deck and a large interior courtyard. Next to it is a five-story office and amenity building totaling about 59,000 square feet. The building will soon house the new headquarters for both [Brown Construction](https://www.brown-construction.com/?ref=onsiteobserver.com) and [Fulcrum Property](https://www.fulcrumproperty.com/?ref=onsiteobserver.com), the project’s developer. Plans call for ground-floor retail, a fitness center, and upper levels dedicated to private offices and collaborative space. Construction began in 2024 and remains on pace for completion in 2026\. [PGAL ](https://www.pgal.com/?ref=onsiteobserver.com)is serving as design architect, with [Kuchman Architects](https://kuchman.com/?ref=onsiteobserver.com) leading work on the residential portion. Once complete, the project will not only bring new housing and office space to the district but will also house the very team that built it. Standing on the riverbank today, the Bridge District looks nothing like it did a decade ago. The area keeps evolving with each new project, slowly turning what was once a stretch of warehouses and empty riverfront into a lived-in part of the city. With Pierside, the district moves closer to West Sacramento’s long-term vision of a connected waterfront — a place defined less by its industrial past and more by its walkability, housing, and public life. ### Pierside, Bridge District, Site Location. ### California Forever files plan to expand Suisun City for massive new community east of town. URL: https://www.onsiteobserver.com/california-forever-files-plan-to-expand-suisun-city-for-massive-new-community-east-of-town/ Last updated: 2026-07-12T05:24:02.000Z [California Forever](https://californiaforever.com/?ref=onsiteobserver.com), the company seeking to build a new city in Solano County, has formally submitted its first complete proposal to Suisun City — the first tangible step toward turning its ambitious vision into a formal planning process. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The application, filed October 3, 2025, asks Suisun City to expand its boundaries eastward to include approximately 22,900 acres of farmland and open space where the company envisions a dense, walkable community with jobs, housing, and its own infrastructure. If approved, the expansion would add what’s called the Suisun Expansion Area to the city’s General Plan and zoning map — effectively folding the area into Suisun’s long-term growth boundary and giving California Forever a pathway to develop within city limits. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Suisun-Expansion.jpg) A regional map shows where California Forever’s proposed 22,900-acre community would extend Suisun City’s limits east toward Rio Vista. Courtesy of California Forever. Documents submitted with the application outline a long-term build-out of up to 174,000 homes, 147 million square feet of nonresidential development, and 225,000 jobs, supported by new roadways, utilities, and causeways across marshland east of Suisun. The plans detail new zoning districts for mixed-use neighborhoods, industrial campuses, and research facilities, along with a framework for open space and civic areas. California Forever also proposes its own water, sewer, and storm-drain systems, separate from the city’s existing networks — suggesting the project would function as a self-contained extension of Suisun rather than a traditional subdivision. Announcing the filing on social media, CEO Jan Sramek described the proposal as part of a larger effort to rekindle California’s capacity to imagine and build again. “California used to do big things,” Sramek wrote. “From rockets in the Mojave to chips in Silicon Valley, California dreamed. California designed. California built. But then we stopped. To lead again, we need a place that can capture the imagination of the nation. Solano can be that place.” The Specific Plan divides the project into six primary areas — Downtown, Solano Foundry, Maker Districts East and West, District Centers North and East, and Central Park — each intended to create a walkable mix of housing, employment, and public amenities. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Community-Districts-California-Forever.jpg) A detailed framework map illustrates the layout of California Forever’s proposed community showing the Downtown core, Solano Foundry, Maker Districts, and mixed-use neighborhoods. Courtesy of California Forever. The Downtown core would rise to about eight stories, anchored by two regional transit lines, while Solano Foundry spans roughly 2,200 acres as an advanced manufacturing and innovation hub for aerospace, energy, and defense industries. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/California-Forever-Solano-Foundry.jpg) Rendering shows the proposed Solano Foundry district within California Forever’s new community — envisioned as a 2,200-acre hub for advanced manufacturing, research, and innovation. Courtesy of California Forever. The Maker Districts would blend light industrial space with arts, nightlife, and housing, and the three-mile-long Central Park would trace “The Big Ditch,” a natural drainage channel running north through the site. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/California-Forever-Central-PArk-and-Open-Space.jpg) A map from the Suisun Expansion Specific Plan highlights the community’s open-space network — featuring Central Park, interconnected greenbelts, and neighborhood parks. Courtesy of California Forever. The application also includes a sweeping Travis Protection Zone of about 5,700 acres to protect military flight operations and a 1,410-acre Lambie Industrial Park, whose uses would remain as currently permitted by Solano County. To accommodate the plan, the company is asking the city to approve amendments to Suisun’s General Plan, Zoning Code, and Municipal Code. The proposal introduces new zoning designations — including Industry & Technology, Maker & Manufacturing, and Neighborhood Mixed Use — and formally adds the Suisun Expansion Area Plan and Specific Plan as governing land-use documents. It also calls for updates to city law that would allow the project to manage its own utilities and classifies State Route 12 as a freeway/expressway corridor through the expansion area. Suisun City Manager Bret Prebula confirmed that the city has deemed California Forever’s application complete and described early collaboration with the company as positive. “They have really listened,” Prebula said in a city announcement. “We’ve been having high-level conversations about jobs, housing, transportation, and open space, and they’ve been responsive to our needs and concerns for the region. We expect that dialogue to continue as the project evolves.” Prebula said a public scoping meeting for the environmental review is expected within 30 to 45 days, followed by technical studies and a draft Environmental Impact Report for public comment. The city’s next community conversation on the project is scheduled for October 27 at The Vault in downtown Suisun. Given the site’s location and scale, the application includes a Fire Protection Plan and local Fire Code amendments tailored to the area. The plan calls for dual access routes for large structures, buffer zones between wildlands and development, and new fire-station sites distributed across the community — and confirms that the core development area lies outside California’s Very High Fire Hazard Severity Zone. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/California-Forever-Illustrative-Plan-for-Fire-Stations.jpg) A fire protection map from the Suisun Expansion Specific Plan shows 14 planned stations across four battalions. Courtesy of California Forever. California Forever first surfaced publicly in 2023 after acquiring more than 50,000 acres of farmland between Fairfield and Rio Vista. The company had initially planned to introduce its project through a countywide ballot measure but withdrew the initiative before it reached voters, citing timing and procedural challenges. Now, the company is pursuing a conventional route through city government. The Suisun City filing marks its first attempt to formalize that ambition through local planning law. If the city approves the expansion framework, the proposal would then move to the Solano Local Agency Formation Commission — the state-mandated body that must sign off on any boundary change or annexation. The LAFCO review typically includes environmental analysis, public hearings, and a possible protest vote among affected landowners before annexation can become official. ### Donner Field Senior Apartments moves forward in Oak Park, construction to begin this fall. URL: https://www.onsiteobserver.com/donner-field-senior-apartments-moves-forward-in-oak-park-construction-to-begin-this-fall/ Last updated: 2026-07-12T23:56:02.000Z _This post is for paying subscribers only._ ### Placer Parkway’s first phase set to break ground in 2026. URL: https://www.onsiteobserver.com/placer-parkways-first-phase-set-to-break-ground-in-2026/ Last updated: 2026-07-12T23:56:44.000Z Placer County supervisors have officially cleared the way for construction to begin on Phase I of the Placer Parkway, a long-planned regional expressway that will connect State Route 65 in Rocklin to Highways 70/99 in Sutter County. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The Board of Supervisors approved three key actions during its October 7 meeting — including final project plans, a cooperative agreement with the Placer County Water Agency, and an updated utility relocation deal with PG&E — marking the most tangible progress the corridor has seen since it was first envisioned more than two decades ago. Placer Parkway has been on regional transportation maps since the early 2000s, conceived as a 15-mile limited-access expressway designed to ease congestion on SR-65 and Interstate 80 while linking Placer County’s fast-growing communities with Sacramento International Airport and the I-5 corridor. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/placer-parkway-alignment--3-.jpg) Map showing the full Placer Parkway corridor. Courtesy of Placer County. Phase I will stretch from the Whitney Ranch Parkway interchange on SR-65 to North Foothills Boulevard, creating the first operational section of the new expressway. The project will upgrade the existing interchange with new loop on- and off-ramps and a six-lane bridge over SR-65, then extend a four-lane roadway west to North Foothills Boulevard. It will also include a grade-separated overcrossing of the Union Pacific Railroad tracks to eliminate traffic conflicts and improve safety. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Mitigated-Negative-Declaration-and-Initial-Study-for-Placer-Parkway-Phase-I-Improvements--PDF-.jpg) Engineering layout of the planned Placer Parkway Phase 1 and Whitney Ranch Parkway interchange. Courtesy of Mark Thomas and Company, Inc. Public Works engineer Jeff Apps told supervisors that design, right-of-way acquisition, and environmental clearances are complete, allowing the county to begin advertising for bids later this year. Construction is expected to start by spring or summer 2026 and will take several years to complete. To support future growth in western Placer, the board also approved a cooperative reimbursement agreement with the Placer County Water Agency (PCWA) to install a new waterline alongside the parkway. The waterline, estimated to cost about $14 million, will be funded and reimbursed by PCWA once bids are awarded. A second action authorized an amendment to the PG&E utility relocation agreement, raising the cost ceiling to approximately $3.3 million due to higher material costs and additional relocation work around the Rio Bravo Power Plant. The changes will ensure power lines are moved underground and out of the future right-of-way. The total cost for Phase I of Placer Parkway is estimated at about $160 million. Roughly $106 million will go toward construction, with the rest covering design, engineering, right-of-way acquisition, and environmental work. Funding will come from a mix of South Placer Regional Transportation Authority Tier 2 development fees, contributions from the United Auburn Indian Community, and Placer County Water Agency infrastructure funds. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Board-of-Supervisors-approves-first-phase-of-long-anticipated-Placer-Parkway-project.jpg) Rendering of the planned Placer Parkway interchange at Whitney Ranch Parkway in Rocklin, showing how the first phase will connect State Route 65 to future extensions west toward Lincoln and Sutter County. Courtesy of Placer County. With the board’s approval, the county can now advertise for construction bids and finalize the reimbursement and utility agreements. Once a contractor is selected, crews will begin site preparation and early grading along the SR-65 corridor — the first visible step in what planners hope will eventually become a continuous east-west expressway linking Rocklin, Lincoln, and South Sutter County. ***Drone footage of SR 65/Whitney Ranch Parkway.*** ### Recent site visit shows Amazon’s Rancho Cordova warehouse close to opening. URL: https://www.onsiteobserver.com/recent-site-visit-shows-amazons-rancho-cordova-warehouse-close-to-opening/ Last updated: 2026-07-12T05:25:20.000Z _This post is for paying subscribers only._ ### A decade later, Rancho Cordova’s long-promised Highway 50 interchange is finally moving forward. URL: https://www.onsiteobserver.com/a-decade-later-rancho-cordovas-long-promised-highway-50-interchange-is-finally-moving-forward/ Last updated: 2026-07-12T05:26:01.000Z A decade after Gold River residents packed City Hall to protest it, the long-planned U.S. 50/Rancho Cordova Parkway Interchange is finally moving forward — this time with renewed funding, final design work underway, and a city that looks very different from when the project was first approved. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Back in March 2015, Rancho Cordova’s City Council voted 5–0 to certify the project’s environmental report and select a “south-only” interchange connecting U.S. 50 to a new four-lane roadway extending toward White Rock Road. The approval followed nearly three hours of public testimony, most of it in opposition. Residents of nearby Gold River worried about pollution, noise, and the project’s proximity to their neighborhood. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Rancho-Cordova-PArkway-Interchange-City-of-Rancho-Cordova.jpg) A project map shows the planned Rancho Cordova Parkway Interchange at Highway 50, connecting the new four-lane parkway between Sunrise Boulevard and Hazel Avenue to White Rock Road in the city’s southern growth area. Courtesy of City of Rancho Cordova. City officials argued the interchange was essential — not just for easing gridlock on Sunrise Boulevard and Hazel Avenue, but for accommodating the thousands of homes and jobs planned south of the freeway. The project’s environmental review acknowledged short-term air-quality and noise impacts but concluded that the long-term benefits outweighed them. The council adopted a Statement of Overriding Considerations, allowing construction to move forward despite unresolved impacts. The final design calls for a tight-diamond interchange with auxiliary lanes in both directions of U.S. 50, an overcrossing spanning Folsom Boulevard and the light-rail tracks, and an eight-foot sound wall along the ramps. A planned bike and pedestrian connection to Gold River was ultimately dropped after community pushback. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/US-50--Rancho-Cordova-Interchange.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Rancho-Cordova-PArkway-Interchange_US-50-.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Rancho-Corodva-Parkway-Interchange.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Rancho-Cordova-Parkway-Enhanced-SR.jpg) Renderings show the planned U.S. 50/Rancho Cordova Parkway Interchange. Courtesy of City of Rancho Cordova. Now, ten years later, the project is back in motion. On October 6, 2025, the City Council approved a resolution authorizing a new public-road connection at Rancho Cordova Parkway to U.S. 50 — a step required by the California Transportation Commission before construction can proceed. According to the staff report, engineers have been finalizing design and environmental re-validation work since 2022\. Right-of-way certification is expected by summer 2026, with final plans completed by year’s end. Staff will return to the council with subsequent freeway, access-control, and maintenance agreements once the design is finalized in late 2026\. The construction schedule will be developed as final design advances and funding is finalized. The project is now valued at about $117 million, funded through a mix of traffic-impact fees, community-facility districts, and federal grants — with no cost to the city’s general fund. When complete, the Rancho Cordova Parkway Interchange will serve as a new gateway into the city’s southern corridor — connecting the Sunrise-Douglas/Sunridge Specific Plan area and the Westborough development, while providing long-awaited relief for drivers along the Highway 50 corridor between Sunrise and Hazel. ### Yuba City Planning Commission advances two residential projects totaling nearly 200 new homes. URL: https://www.onsiteobserver.com/yuba-city-planning-commission-advances-two-residential-projects-totaling-nearly-200-new-homes/ Last updated: 2025-10-06T23:01:00.000Z _This post is for paying subscribers only._ ### Hope Way Apartments proposal in Penryn sparks community pushback. URL: https://www.onsiteobserver.com/hope-way-apartments-proposal-in-penryn-sparks-community-pushback/ Last updated: 2026-07-12T23:58:17.000Z A proposal to build 240 affordable apartments in Penryn has sparked some of the strongest community opposition seen in rural Placer County in years, with residents arguing the scale of the project could fundamentally alter the character of their small town. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Roseville-based [USA Properties Fund](https://usapropfund.com/?ref=onsiteobserver.com), in partnership with [Housing Trust Placer](https://www.housingtrustplacer.org/?ref=onsiteobserver.com), has filed plans for the Hope Way Apartments — a 240-unit, fully affordable rental community proposed on an 11.4-acre site at 3130 Penryn Road, just south of Hope Way and near the Interstate 80 interchange. The project calls for twelve three-story buildings with a mix of one- to four-bedroom units, along with two single-story clubhouses, recreation areas, and outdoor amenities. Nearly all units would be income-restricted for households earning between 30% and 70% of the area median income, with affordability guaranteed for 55 years. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/Hope-Way-Apartments-Site-Plan.png) The site plan for the proposed Hope Way Apartments in Penryn shows 12 residential buildings, two community centers, parking areas, and access points along Hope Way near the I-80 interchange. Courtesy of USA Properties Fund/TSD Engineering. According to county filings, the apartments could house about 750 residents — nearly doubling Penryn’s current population of roughly 1,000. Placer County is under significant pressure from the state to add affordable housing. By some estimates, the county is short at least 1,200 units required under state mandates. Supporters of Hope Way argue the site is already zoned for multifamily housing, strategically located near jobs in Roseville and Rocklin, and one of the few parcels in unincorporated Placer specifically identified for affordable housing. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/10/4.-Hope-Way---Plan-Set-090525_1.jpg) A street-level rendering shows the proposed Hope Way Apartments in Penryn as seen from Penryn Road. Courtesy of USA Properties Fund/TSD Engineering. But for many in Penryn, the issue is not housing need — it’s scale. At an April 2025 public meeting, residents warned the project would overwhelm schools, roads, and emergency services. By the time the Planning Commission met on September 25, frustrations had escalated. Several speakers urged the county to delay its review, citing the release of more than 1,000 pages of technical studies just weeks before the hearing. “After two years of preparation between the county and the developer, why has the public been given only a couple of weeks to digest this volume of complex technical information?” said Donna Delma, a 25-year Penryn resident. The Planning Commission is scheduled to take up the project again at a formal hearing on October 16, a date many residents have asked to postpone to allow more time for the community to review the studies. Others raised traffic concerns, arguing the project undermines the long-planned Penryn Parkway vision — a landscaped four-lane entry route to I-80\. “This project will throw all of that under the bus,” said resident Patty Nifer, warning that exemptions for roundabouts and road narrowing would create new bottlenecks. Those concerns were on full display at an October 1 community-led town hall at Del Oro High School, which drew a large crowd of residents. The developer defended the project as the best-located site in South Placer for affordable housing, citing proximity to transit and available utilities. The Hope Way Apartments remain under county review, and the October 16 Planning Commission hearing will likely be the next test of the project’s future. County officials have acknowledged residents’ concerns but point to state housing law, which limits their ability to reject projects solely based on local opposition. ### Hope Way Apartments Site Location. ### 312 homes, park, and school site proposed in next phase of Amoruso Ranch in Roseville. URL: https://www.onsiteobserver.com/312-homes-park-and-school-site-proposed-in-next-phase-of-amoruso-ranch-in-roseville/ Last updated: 2026-07-12T23:58:33.000Z _This post is for paying subscribers only._ ### Roseville Design Committee approves M2 Motorsports auto storage complex. URL: https://www.onsiteobserver.com/roseville-design-committee-approves-m2-motorsports-auto-storage-complex/ Last updated: 2026-07-12T23:58:59.000Z _This post is for paying subscribers only._ ### Construction advances on Marysville’s long-anticipated B Street project. URL: https://www.onsiteobserver.com/construction-advances-on-marysvilles-long-anticipated-b-street-project/ Last updated: 2026-07-12T05:28:51.000Z _This post is for paying subscribers only._ ### Rancho Cordova City Council to consider 7,500-seat arena, hotels, and housing at Kilgore Road. URL: https://www.onsiteobserver.com/rancho-cordova-city-council-to-consider-7-500-seat-arena-hotels-and-housing-at-kilgore-road/ Last updated: 2026-07-12T05:29:14.000Z Rancho Cordova could soon join the ranks of cities that use sports as the cornerstone for a new downtown identity. This afternoon, the City Council will consider an Economic Development and Participation Agreement for Downtown Dova, a 28-acre sports-anchored entertainment district at Kilgore Road. The plan calls for a mid-size arena, hotels, housing, retail, and a public plaza. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The city owns roughly 13 acres at 2875 Kilgore Road, which it is preparing to contribute to the project. The balance of the 28-acre site consists of adjacent parcels that KozPure Development, LLC either owns outright or is under contract to acquire. Together with partner Alpha One Sports and Entertainment Group, the developers say they aim to transform the area into a regional destination under the Downtown Dova brand. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/document--7--map.jpg) Image highlights the location of the proposed Downtown Dova entertainment district, with the yellow parcels representing the city-owned land. At the center of the proposal is a 7,500-seat indoor arena designed to host both a Major Arena Soccer League team and the Sacramento region’s first women’s professional soccer franchise. Market research cited by the staff report notes that Sacramento is the only major U.S. metro area in the top 25 without a venue in the 6,000–10,000 seat range, a gap the developers say Downtown Dova is well-positioned to fill. Surrounding the arena, plans call for two or more hotels with at least 800 rooms combined, including one rated at four stars, alongside a movie theater, potential cardroom, and a retail and dining district covering nearly 145,000 square feet. At least 640 residential units are also part of the mix, bringing housing into the development to extend activity beyond game nights and concerts. A public plaza and roughly 3,660 parking stalls would serve as supporting infrastructure. Developers have already drawn interest from well-known operators. The Ernesto Delgado Hospitality Group has expressed intent to open one of its restaurants within the district, while [Midnite Events](https://midniteevents.com/?ref=onsiteobserver.com) has pledged to bring its annual Give Thanks Festival, which draws more than 10,000 attendees per day, to the new venue. The entertainment promoter has also outlined plans for about 40 concerts each year at the site. The agreement before the council envisions a sports-anchored entertainment district, a model that has gained traction nationally as a way to spur urban revitalization by clustering hotels, nightlife, retail, and housing around an arena. The staff report describes Downtown Dova as an opportunity to establish a city center with a mix of uses that sustain activity throughout the day and week, rather than relying on retail alone. If approved, Downtown Dova would be one of the most ambitious public-private ventures in Rancho Cordova’s history. According to the staff report, the district could generate thousands of construction jobs during buildout and hundreds of permanent positions once complete, spanning hospitality, food service, retail, and arena operations. The report also points to long-term gains in the city’s tax base through hotel occupancy taxes, property taxes, and event-driven sales revenue. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/Downtown-Dova-Economic-Impact.png) Slide illustrates the projected economic impact of Downtown Dova over 12 years. ### Elk Grove planning commission approves Maverik fueling station after heated debate. URL: https://www.onsiteobserver.com/elk-grove-planning-commission-approves-maverik-fueling-station-after-heated-debate/ Last updated: 2026-07-13T00:00:11.000Z _This post is for paying subscribers only._ ### Elk Grove seeks public feedback on Blue Line extension. URL: https://www.onsiteobserver.com/elk-grove-seeks-public-feedback-on-blue-line-extension/ Last updated: 2026-07-12T05:30:07.000Z Elk Grove is weighing how to move people more efficiently as the city grows south. The question is whether to extend light rail from Cosumnes River College further down Bruceville Road and Big Horn Boulevard or to build a bus rapid transit system that could cover the same corridor with just as much frequency at a lower cost. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The study area runs from the Blue Line’s current terminus at Cosumnes River College to the area around Kammerer Road and Highway 99, covering nearly seven miles of streets that already carry thousands of commuters each day. One scenario would bring the train 3.6 miles farther, adding three new stations and stopping at District56, where a rapid bus would continue the trip south. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/new-alignment-1.png) Map 1 – Proposed Elk Grove Blue Line light rail extension to District56 with a rapid bus connection south to Kammerer Road. Image courtesy of SacRT/Elk Grove Another option stretches the rail line a full 6.4 miles, creating seven new stations that would extend service all the way to Kammerer Road. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/new-alignment-2.png) Map 2 – Proposed Elk Grove Blue Line light rail extension continuing 6.4 miles to Kammerer Road with seven new stations. Image courtesy of SacRT/Elk Grove. A third alternative drops the rail entirely in favor of 7.4 miles of bus rapid transit, with buses running in dedicated or center lanes along Bruceville and Big Horn before turning near Sky River Casino. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/new-alignment-3.png) Map 3 – Proposed 7.4-mile Elk Grove bus rapid transit alignment with twelve new stations running from Cosumnes River College to Sky River Casino. Image courtesy of SacRT/Elk Grove. The last choice is a hybrid: light rail running the same 6.4-mile distance to Kammerer but sharing mixed-traffic lanes for a stretch along Big Horn Boulevard before shifting back to its own alignment. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/09/new-alignment-4.png) Map 4 – Alternative Blue Line extension to Kammerer Road with a segment operating in mixed traffic along Big Horn Boulevard. Image courtesy of SacRT/Elk Grove. Each alignment ties directly into Elk Grove’s existing and future neighborhoods. The rail extensions would hug the west side of Bruceville south of the college, shift to the center of the street, and then follow Big Horn down past Laguna and Whitelock before reaching new growth areas near Bilby and Kammerer. The bus rapid transit line would take a similar path, with twelve stations positioned across the corridor, including stops near major intersections like Red Elk Drive and Lotz Parkway. City officials say this project is about more than moving people. They point to broader goals of cutting congestion and emissions, improving access for seniors and people with disabilities, and encouraging development around future stations. After more than two decades of study, and with Elk Grove’s population still climbing, the state-funded feasibility work is pushing toward a final recommendation in 2026. The city is asking residents to weigh in. The second round of public engagement is underway, focusing on design alternatives, station vision plans, and a cost-benefit comparison of traffic and ridership impacts. An online survey is open at [bit.ly/ElkGrove-BRT-LRT-plan](https://bit.ly/ElkGrove-BRT-LRT-plan?ref=onsiteobserver.com) ### Folsom Heights moves into construction, expanding Folsom Ranch’s footprint. URL: https://www.onsiteobserver.com/folsom-heights-moves-into-construction-expanding-folsom-ranchs-footprint/ Last updated: 2026-07-12T05:30:43.000Z _This post is for paying subscribers only._ ### Merriment Village apartments faces funding hurdles but moves forward with revised plan. URL: https://www.onsiteobserver.com/merriment-village-apartments-faces-funding-hurdles-but-moves-forward-with-revised-plan/ Last updated: 2026-07-13T00:01:19.000Z _This post is for paying subscribers only._ ### Sacramento’s first express lanes are coming to I-80 and U.S. 50. Here’s who won’t have to pay. URL: https://www.onsiteobserver.com/sacramentos-first-express-lanes-are-coming-to-i-80-and-u-s-50-heres-who-wont-have-to-pay/ Last updated: 2026-07-12T05:31:55.000Z Sacramento’s new regional toll authority is still years away from collecting its first dollar, but the debate over who pays—and who doesn’t—has already begun. On September 5, the[ Capital Area Regional Tolling Authority](https://www.captollauthority.org/?ref=onsiteobserver.com) (CARTA) voted to make express lanes free for carpools of three or more passengers and for motorcycles. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The high-occupancy vehicle (HOV) 3+ exemption — allowing cars with three or more passengers to use the lane for free — was already cleared in the environmental review for the Yolo 80 corridor, where the region’s first express lanes are under construction. That left the board little choice but to formalize it. Staff emphasized, however, that if the lanes don’t perform as expected, CARTA could revisit the occupancy threshold. Any adjustment would require a new environmental review. They also noted that future corridors aren’t locked into HOV 3+: the board could adopt a different standard — such as HOV 2+ or even HOV 5+ — depending on local needs. *Video of* [*Yolo 80 Corridor Improvements Project*](https://dot.ca.gov/caltrans-near-me/district-3/d3-projects/d3-i80-corridor-improvements?ref=onsiteobserver.com)*, captured on September 9, 2025.* Allowing carpools to ride free presents an obvious challenge: how do you know how many people are in a moving car? Passenger counts at highway speeds have long been one of the toughest parts of HOV enforcement. Most systems depend on drivers self-reporting with a FasTrak transponder switch—a method that’s easy to cheat and difficult to police. CARTA officials acknowledged that misreporting is common and can erode both revenue and public trust. To address it, the board directed staff to explore new vehicle-occupancy detection technology. The goal is to develop tools that can verify carpool status accurately without relying on frequent police stops, which are disruptive and unsafe in express lanes. Motorcycles, meanwhile, will ride free not only for policy consistency but also for practical reasons. Because California law allows lane splitting, it is difficult for tolling systems to reliably detect motorcycles without mistakenly charging vehicles in the next lane. Charging them would require expensive, high-precision systems that are impractical to install, making free passage the simpler choice. The board also discussed toll discounts for low-income drivers but held off on adopting a program. Instead, CARTA will begin a Regional Toll Equity Study funded through a Caltrans grant awarded in June. The study is expected to launch in November, with a consultant under contract by spring 2026\. It will run through December 2027—well before the Yolo 80 lanes are scheduled to begin tolling in summer 2028\. Outreach will include focus groups and partnerships with community-based organizations to better understand barriers low-income drivers face when using express lanes. The exemption vote comes as construction advances on the region’s first express lanes along I-80 and U.S. 50\. Caltrans began work in August 2024 and is currently resurfacing the corridor with new concrete, repairing ramps and bridges, widening medians at two bridge locations, and upgrading guardrails and barriers. When complete, the managed lanes will cover roughly 20.8 miles—stretching from near Kidwell Road in Dixon east to West El Camino Avenue in Sacramento. On U.S. 50, the project continues from the I-80/US-50 split to I-5 near downtown. ### Proposed Tolling Map for Yolo 80 Express Lanes. ### Sacramento Region sees strongest homebuilding year since 2005. URL: https://www.onsiteobserver.com/sacramento-region-sees-strongest-homebuilding-year-since-2005/ Last updated: 2026-07-12T05:32:30.000Z Homebuilding across the Sacramento region is gaining momentum, with recent numbers pointing to the strongest year in nearly two decades. Builders completed 12,538 homes in 2024, according to new figures from the [Sacramento Area Council of Governments](https://experience.arcgis.com/experience/37547feca64546dbbd0a4030dd84bb42/page/Housing-Production?ref=onsiteobserver.com) (SACOG) and the state Department of Finance. That’s more than double the 2,664 units built during the 2011 recession low and the highest annual total since before the housing crash, though still shy of the 22,343 units built in 2004, the peak of the early 2000s boom. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Since 2001, the region has added nearly 240,000 homes while its population grew by nearly 650,000 people. Looking ahead, SACOG expects housing production between 2020 and 2035 to average 10,406 homes per year. ### Single-Family Still Leads, But Multifamily is Rising Single-family homes remain the majority of new construction, though their share has gradually declined. In 2004, more than 80% of new housing was single-family (18,617 homes). By 2024, that share had dropped to 67%, or 8,424 units, with 3,557 of those in small-lot subdivisions. Multifamily construction has climbed steadily. Developers built 4,114 multifamily units in 2024 — about one-third of the total — compared with 1,249 units in 2018\. Most of those were in large complexes with five or more units (3,962 units), while 152 were in duplexes, triplexes, or four-plexes. Accessory dwelling units (ADUs) have also seen rapid growth. Just 50 were built in 2018; by 2024, the number had climbed to 758, representing about 6% of new homes. ### How Production Stacks Up Against Population State housing officials assume that the average household in California has about 2.5 people. Put another way, for every 2.5 new residents, the region should add one new home. That works out to about 0.4 housing units for each new resident. Using that benchmark, Sacramento’s performance has swung up and down over the years: - **2004:** 22,343 homes — covering 125% of demand from 44,541 new residents. - **2011:** 2,664 homes — covering 31% of demand for 21,426 residents. - **2024:** 12,538 homes — covering 106% of demand for 29,623 residents. The Department of Finance estimates Sacramento produced 3.7 units per 1,000 residents in 2024, above the statewide average of 2.93 but below the 10.47 per 1,000 seen in 2004\. By comparison, San Diego built 3.1 per 1,000 residents, the Bay Area 2.8, and Los Angeles 3.0. ### How Sacramento Compares In statewide context, the Sacramento region’s 2024 output sits in the middle: - **Southern California:** 55,827 homes - **Bay Area:** 21,313 homes - **San Diego:** 10,331 homes - **Central Valley (excluding Sacramento):** 10,453 homes - **Statewide total:** 115,551 homes Sacramento’s 67% single-family share is higher than the Bay Area (36%) and Southern California (54%), showing the region’s slower shift toward density. SACOG notes that some smaller jurisdictions — including Isleton, Marysville, Wheatland, Colfax, Winters, and Live Oak — have not consistently reported data since 2018, meaning the totals may be slightly understated. The next Housing Permit Inventory update, expected in 2026, will include full 2025 numbers. *Data for this report comes from the Sacramento Area Council of Governments’ Housing Permit Inventory and Department of Finance population estimates. The full dataset is available at* [*SACOG*](https://experience.arcgis.com/experience/37547feca64546dbbd0a4030dd84bb42/page/Housing-Production?ref=onsiteobserver.com)*.* ### Demolition done, drive-thru on deck for former Marie Callender’s site in Citrus Heights. URL: https://www.onsiteobserver.com/demolition-done-drive-thru-on-deck-for-former-marie-callenders-site-in-citrus-heights/ Last updated: 2026-07-13T00:02:09.000Z _This post is for paying subscribers only._ ### South Natomas Topgolf wins city approval, clears path to construction. URL: https://www.onsiteobserver.com/south-natomas-topgolf-wins-city-approval-clears-path-to-construction/ Last updated: 2026-07-12T05:33:32.000Z Sacramento’s Planning and Design Commission voted August 28 to approve entitlements for a [Topgolf](https://topgolf.com/us/?ref=onsiteobserver.com) facility in South Natomas, clearing the way for a major new entertainment venue along Interstate 5. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The two-story, 45,000-square-foot complex will feature an 80-bay driving range, full-service restaurant, bar, and event spaces on a vacant 14.5-acre site off Venture Oaks Way. Safety netting up to 156 feet tall will enclose the outfield, and the venue plans to operate until midnight on weeknights and 2 a.m. on weekends. The project will also include 350 parking spaces. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Topgolf-in-South-Natomas--Sacramento.jpg) A site plan illustrates the layout of the approved Topgolf in South Natomas. Courtesy of Topgolf. Associate Planner Zach Dahla told commissioners the property has sat empty for decades, despite multiple PUD amendments. “The project is located northeast of Venture Oaks Way at a vacant 14.5-acre parcel adjacent to Interstate 5 and surrounded by a variety of office, hotel, and supportive commercial uses,” he said. “Residential subdivisions are also located 600 feet to the west, past Gateway Oaks Drive.” The proposal required amendments to the Gateway Centre Planned Unit Development, a conditional use permit, design review, and a tree permit for the removal of eight protected trees. Community feedback was divided. Dahla reported receiving three e-comments and ten letters of support, including letters from the Natomas Chamber of Commerce and the Sacramento Hispanic Chamber of Commerce, but also nine letters and four e-comments in opposition from local residents that highlight concerns with light pollution, noise, and traffic and safety impacts. *Topgolf Site Video* City staff, however, concluded the impacts were limited. “Lighting associated with the outdoor driving range will be mounted at the building edge and pointed towards the playing field, away from the neighboring residential and commercial uses,” Dahla said. He added that traffic studies showed only minor one- to two-second delays at adjacent intersections, with one to two car lengths of additional queuing. Topgolf’s representatives argued the project will transform a dormant parcel into a regional draw. “This site has sat vacant for all that time,” said Ryan Hooper, an attorney for the company. He reminded commissioners that a 12-story office tower once approved here never materialized. By comparison, Hooper said, the Topgolf plan is modest: “Some of you may be familiar with the Roseville location. This is indeed smaller. That Roseville location is three stories and 102 bays. So this is a little bit more compact version.” ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Togolf-SOuth-Natomas-1-1.jpg) An interior view from a Topgolf bay shows dining tables, golf stations, and the illuminated outfield. Courtesy of Topgolf. He also highlighted jobs and revenue: “They are going to bring 300 new jobs to Sacramento to operate this facility. It’s expected that this project will generate between $150 million and $250 million of economic benefit to the area, not including tax revenue to the city.” In the end, commissioners agreed with staff that the project fits the city’s 2040 General Plan, which supports more entertainment and cultural options in areas outside downtown. Now that the project is approved, Topgolf can move forward with building permit review before construction. Once open, the South Natomas location will be the second Topgolf in the Sacramento area, joining the one in Roseville. ### Topgolf Site Location. ### Roseville’s Baseline Marketplace moves forward with Target, Home Depot, and Raising Cane’s. URL: https://www.onsiteobserver.com/rosevilles-baseline-marketplace-moves-forward-with-target-home-depot-and-raising-canes/ Last updated: 2026-07-13T00:03:28.000Z After years of delays, Baseline Marketplace in Roseville is moving ahead. On August 28, 2025, the Planning Commission unanimously approved changes to the site plan, design rules, and subdivision map for the 79-acre shopping center at 5000 Baseline Road. The decision allows Target, Home Depot, and Raising Cane’s to begin construction next to Costco. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Baseline-Marketplace-Roseville.png) This site plan shows the updated layout of Baseline Marketplace, with Costco already approved and under construction, major anchors Home Depot and Target highlighted on the east side. Courtesy of Covenant Real Estate Group. The project was first entitled in 2014 but sat idle for nearly a decade. Senior planner Derek Ogden reminded commissioners that the retail hub was originally anticipated in the Sierra Vista Plan back in 2010 and survived only through repeated extensions until Costco secured its approval in 2023\. That warehouse, along with its fueling station, is already under construction. “The current request,” Ogden said, “is for a modification to facilitate the rest of the marketplace.” The revised plan reduces the overall size of the center to about 560,000 square feet—roughly 185,000 less than the original blueprint. Most of the reduction comes from Costco’s reconfiguration, which eliminated several big-box pads. Three parcels west of the warehouse remain open for future tenants. The plan also adds more drive-thru restaurants. Instead of four, there will now be seven, plus a new drive-thru car wash. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Figure-2.-Site-Plan-2014--above--and-2025--below-.-Drive-thru-restaurants-shown-with-a-star.png) The image compares the 2014 (top) and 2025 (bottom) site plans for Baseline Marketplace, showing Costco excluded from the project area and highlighting the increase in drive-thru restaurant pads (marked with stars) along Baseline Road and surrounding streets. Courtesy of Covenant Real Estate Group. The shift reflects a post-pandemic retail reality, said project representative Don Webb of Covenant Real Estate Group. “Ever since COVID, the drive-thru restaurants have been everybody’s focus because it seems to be what people want,” he told commissioners. Fueling capacity, meanwhile, has been pared back. The original approval included three fueling stations . “With Costco’s 48 pumps we didn’t really feel there was going to be a need for more than just one station,” Webb said. The Commission also approved Stage 2 architecture for the first tenants. The new design guidelines replace the earth-tone look of the 2014 plan with modern whites, grays, and blacks, stone bases, and clean lines. “These buildings provide cohesive, modern forms,” Ogden said, while still leaving room for tenants to use their own brand colors. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Webb emphasized the project’s economic upside. The center is expected to support “over 1,000 new jobs” and generate “near a half-billion dollars a year” in sales. Grading could begin in May 2026, with big-box construction starting in July. “The first businesses hopefully could open…the first part of ’27,” he said. Commissioners briefly raised questions about traffic impacts, noting the higher number of fast-food drive-thrus. City engineer Marc Stout explained no new vehicle-miles-traveled analysis was required. “All the existing parcels were grandfathered into VMT,” he said. “Even though they may have changed the type of businesses…within that same land use, it didn’t trigger VMT.” The city also prepared a 14th Addendum to the Sierra Vista Specific Plan environmental report, concluding that the changes do not trigger a new environmental review. The Commission approved the Stage 1 and Stage 2 permit modifications, each with five conditions, and the subdivision map, which carries 61 conditions. “The motion is approved,” Chair Haggenjos declared after the roll call vote. For nearby residents long awaiting commercial amenities, the vote means Roseville’s northwest corner will soon see the long-promised retail hub begin to take shape, bringing national anchors and a wave of drive-thru dining to a part of the city that has long lacked commercial options. ### Baseline Marketplace site location. ### $165 million cash-flow gap prompts line of credit for I Street Bridge. URL: https://www.onsiteobserver.com/165-million-cash-flow-gap-prompts-line-of-credit-for-i-street-bridge/ Last updated: 2026-07-12T05:34:29.000Z At its August 14 meeting, the Sacramento Transportation Authority discussed funding for the $300 million I Street Bridge Replacement Project connecting Sacramento’s Railyards to West Sacramento. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The meeting’s main goal was to guide solutions for a projected short-term funding gap, estimated at up to $165 million, without delaying construction. The new I Street Bridge will feature 12-foot shared-use paths for pedestrians and cyclists, and wider lanes for buses and emergency vehicles. The design improves trail access and travel between regional destinations. After the new bridge opens, the 1911-built I Street Bridge will remain for pedestrians and cyclists on its upper deck, enhancing non-motorized connections. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/isb_freeway_west_6676_day_2020-02-19a.jpg) A rendering of the new I Street Bridge highlights wide pedestrian walkways, bike lanes, and lift towers. Courtesy of TYLin International. Most of the project’s funding comes from state and federal grants, with more than $250 million from the State’s Highway Bridge Program. These grants cover the full cost, but the City only gets reimbursed after paying expenses up front. This means construction costs will often be higher than the funds coming in during the building phase. Construction is set to start in 2026 and finish in 2030, but the City may keep receiving reimbursements until 2038\. This creates a gap between when the City pays for work and when it gets the money back. To address this timing issue, STA and its advisor, PFM, proposed a revolving line of credit. This allows the city to draw funds as needed and repay them when grant money is received, enabling construction to continue without delay. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Project-Cashflow-Gap.png) A chart illustrates the I Street Bridge project’s construction costs outpacing grant reimbursements between 2026 and 2029, creating a peak funding shortfall of over $160 million before repayments gradually reduce the gap through 2032\. Courtesy of PFM. PFM’s Peter Shellenberger explained to the board that the project does not face a long-term funding shortfall, but there is an urgent need for short-term financing to cover costs before reimbursements arrive. When asked if his financial risk analysis included possible future increases in construction costs, he said it did not. This raised concerns among board members, since large projects often end up costing more than initially estimated. Currently, the interest cost for the line of credit is expected to be about $40.6 million, based on a 3.93% rate for borrowed money and 0.35% for unused credit. If rates fall to the five-year average, the cost could be closer to $27.5 million. The City of Sacramento will cover these costs, and West Sacramento has agreed to pay half of the interest and fees. To secure the line of credit, STA would use the strength of its Measure A sales tax revenue, which has a AAA credit rating. However, to shield other jurisdictions from financial risk, the repayment guarantee would be limited to the City of Sacramento’s share of Measure A’s City Street and County Road Maintenance Program. Several board members raised questions about risk exposure, including the possibility that the line of credit might be used and grant funds might not arrive for repayment. In response, PFM conducted an extreme-case risk assessment, assuming that no grant funds would be received. Even in this scenario, the City of Sacramento would have sufficient Measure A funding allocated through 2038 to cover all principal, interest, and fees. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Item_113_PPT_I-Street_Bridge_Financing_STA_Board_Presentation_8-1-25.jpg) A funding table shows Sacramento’s future Measure A allocations through 2038 compared against interest, fees, and principal payments on the I Street Bridge line of credit, confirming the city has sufficient capacity each year to cover all obligations. Courtesy of PFM. The next steps are to draft an agreement between STA and the City of Sacramento, finish the legal and financing paperwork, and ask banks to submit proposals to provide the line of credit. Construction bidding should happen this winter, and the Sacramento City Council plans to award the contract in spring 2026. For now, the board did not take a final vote but told staff to keep working on the financing agreements. The final terms will come back for approval later, and the process will include public transparency. ### Placer County’s Roadmap to 2050: A $5.5 Billion Transportation Plan. URL: https://www.onsiteobserver.com/placer-countys-roadmap-to-2050-a-5-5-billion-transportation-plan/ Last updated: 2026-07-12T05:35:08.000Z ### What the RTP is and why it matters Every five years, the Placer County Transportation Planning Agency updates its [Regional Transportation Plan](https://www.pctpa.net/rtp-2050?ref=onsiteobserver.com#docaccess-2c26ac9801fb4d623e5d4c7dc196b9da57a848d865dffd8e33edd24bc04852cf), a state-mandated document that lays out every major transportation investment the county expects to make through 2050\. Known as the RTP, it is more than a list of projects. It sets the county’s mobility goals, objectives, and policies; balances available revenues against the cost of construction; and ensures that local priorities line up with state and federal rules on greenhouse gas reduction and equity. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. According to the report, without an adopted RTP, Placer County projects would not be eligible for key funding streams. The draft plan now out for review is fiscally constrained to about $5.5 billion in today’s dollars (or $8.5 billion when adjusted for year-of-expenditure costs). That is the amount of revenue PCTPA expects to collect through local impact fees, state programs like SB 1, federal highway dollars, and other sources. ### Where Placer County stands today The report notes that Placer County has become one of the fastest-growing parts of California. Over 412,000 people now live in the county, with Roseville alone accounting for 37 percent of the population, followed by Rocklin and Lincoln. Since 2010, the county has grown by nearly 25 percent, compared to just 5.8 percent statewide. Even during the COVID-19 years, when California’s population slipped, Placer added more than 7 percent. Growth has reshaped the county’s demographics. The report highlights that residents over 65 now make up 21 percent of the population, compared to 15 percent in 2010, while the share of children under 18 has slightly declined. The suburban character is reflected in housing: there are more than 155,000 households, with an average size of 2.62 people, and homeownership at 73 percent. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/CURRENT-DEMOGRAPHICS-AND-ECONOMIC-SETTING.jpg) Infographic highlighting Placer County’s current demographics. Courtesy of PCTPA. The county is also a major job center. In 2024, Placer supported about 196,000 jobs, the second highest total in the region after Sacramento County. Health care and education lead the employment base, accounting for nearly a quarter of all jobs, while wholesale trade, retail, and business services follow. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/PLACER-COUNTY-S-EMPLOYMENT-DISTRIBUTION-BY-SECTOR.jpg) This chart shows Placer County’s employment distribution by sector, with educational services, healthcare, and social assistance making up the largest share at 24.1%, followed by construction, retail, and professional services. Courtesy of PCTPA. According to the report, commutes remain car-dominated: more than 70 percent of workers drive alone, about 7 percent carpool, less than 1 percent ride transit, and 19 percent telework. ### Where the county plans to be in 2050 The RTP forecasts that Placer’s population will top 500,000 by 2050, a 30 percent increase. That growth will require more than 54,000 new housing units and is expected to bring another 63,000 jobs, with major expansion around Lincoln, Roseville, and the unincorporated Placer One development area. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/POPULATION-PROJECTIONS-BY-JURISDICTION-2020-2050.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/EMPLOYMENT-PROJECTIONS-BY-JURISDICTION-2020-2050.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/HOUSING-UNIT-PROJECTIONS-BY-JURISDICTION-2020-2050.jpg) The transportation plan matches this growth with investments. About 80 percent of the $8.5 billion (year-of-expenditure costs) will go to roadways, including the I-80/Highway 65 interchange, Highway 65 lane expansions, and the first phases of Placer Parkway, which, according to the report, is expected to begin construction in early 2026. Transit will see about $593.4 million (year-of-expenditure costs), enough to increase weekday ridership by 96 percent by 2050\. The report projects that bus service in Roseville and unincorporated areas will expand significantly, while Capitol Corridor passenger rail could increase ridership by about 184,400 passengers if additional tracks and service are added. In 2024, about 40,000 riders used Placer stations; with ten daily trains, ridership could climb to over 220,000 annually, with Roseville capturing most of that growth. Active transportation is also part of the plan. The report identifies about $400 million for new trails and safer pedestrian infrastructure. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/FISCALLY-CONSTRAINED-PROJECT-LIST-BY-CATEGORY--IN-MILLIONS-.jpg) By 2050, vehicle miles traveled are expected to increase by 20 percent, but because of population growth and multimodal investment, driving per person is projected to fall by 8 percent. Transit ridership per capita is expected to outpace population growth, suggesting a gradual shift toward alternatives to driving. ### How residents can shape the plan The draft RTP and its Supplemental Environmental Impact Report are now available for public review. A hearing is scheduled for 9 a.m. on Wednesday, August 27, 2025, at the Placer County Board of Supervisors chambers in Auburn. Written comments are accepted until September 25, 2025 by email at [cpeterson@pctpa.net](mailto:cpeterson@pctpa.net) or by mail to PCTPA’s Roseville office. Adoption of the final plan is expected in December. For residents frustrated with gridlock, worried about climate impacts, or simply interested in where billions of dollars will flow over the next quarter-century, this is the moment to weigh in. The 2050 RTP sets the foundation not just for big infrastructure projects, but for how communities across Placer County are built, connected, and sustained in the decades ahead. ### 65-acre Mill Creek subdivision heads to Placer County supervisors. URL: https://www.onsiteobserver.com/65-acre-mill-creek-subdivision-heads-to-placer-county-supervisors/ Last updated: 2026-07-12T05:35:28.000Z _This post is for paying subscribers only._ ### Placer County advances 12-acre wellness business park near Auburn Airport. URL: https://www.onsiteobserver.com/placer-county-advances-12-acre-wellness-business-park-near-auburn-airport/ Last updated: 2026-07-13T00:04:56.000Z _This post is for paying subscribers only._ ### Aerials reveal latest progress on Placer County’s massive commerce center. URL: https://www.onsiteobserver.com/aerials-reveal-latest-progress-on-placer-countys-massive-commerce-center/ Last updated: 2026-07-12T05:37:34.000Z _This post is for paying subscribers only._ ### Sacramento City Council opposes County’s Upper Westside plan ahead of key vote. URL: https://www.onsiteobserver.com/sacramento-city-council-opposes-countys-upper-westside-plan-ahead-of-key-vote/ Last updated: 2026-07-13T00:06:10.000Z The Sacramento City Council has voted 8–1 to formally oppose Sacramento County’s Upper Westside Specific Plan, a 2,066-acre development proposal in the unincorporated Natomas Basin. City staff say the project violates long-standing agreements and could disrupt the balance between growth and habitat conservation. The vote comes just a week before the County Board of Supervisors will decide whether to approve the plan. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Known locally as “the Boot,” Upper Westside would bring 9,356 homes, 3.1 million square feet of commercial space, schools, and parks for an estimated 25,000 residents. It also includes a 10-acre urban farm and 542 acres of open space and agricultural buffers along Garden Highway and the Sacramento River. The site is surrounded on three sides by the city and has been in agricultural use for decades under regional conservation agreements. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Planningdocument-1.jpg) A detailed land use map of the proposed Upper Westside Specific Plan in the Natomas Basin, showing designated areas for residential, commercial, mixed-use, parks, schools, and open space integrated into the project’s street and infrastructure layout. Courtesy of Upper Westside LLC City leaders say the project conflicts with a 2002 memorandum of understanding between the city and county—part of the “Natomas Joint Vision”—which gives the city primary responsibility for planning new growth in Natomas, while the county focuses on preserving open space and rural land. In 2005, when the city did not advance any additional Natomas urbanization, the county, at the request of Natomas landowners, took a more active role in urbanization discussions. “Contrary to the MOU, the County has assumed the role of approving urban development in the Natomas Basin instead of the role it agreed to,” Principal Planner Cheryle Hodge told the council. Officials also argue the plan undermines the Natomas Basin Habitat Conservation Plan (NBHCP), which caps development in the basin at 17,500 acres to protect 22 threatened and endangered species. They say the project would add 1,524 acres of new urbanization outside that limit and shrink the required one-mile Swainson’s hawk habitat buffer to as little as 700 feet in some areas. *Upper Westside Plan Area Video.* In a 2024 comment letter to the county, city staff flagged additional concerns. They say the proposal assumes Sacramento will provide drinking water through the Sacramento County Water Agency, even though no agreement exists and city policy requires annexation before extending services. They also question the plan’s reliance on “fair share” contributions for major road upgrades inside city limits—such as I-5 and I-80 ramps—without full funding commitments. Other points of contention include providing only the state minimum of three acres of parkland per 1,000 residents, counting some land that lacks recreation amenities, and depending on city fire services under contract with the Natomas Fire Protection District without additional revenue. The county, in its June 2025 Planning Commission staff report, concluded the project meets its growth management policies—primarily Land Use-119 and -120, which support expansions under LU-127—by offering a high-quality, mixed-use design paired with habitat preservation. LU-127 prohibits Urban Services Boundary expansions unless there is inadequate land within the existing boundary for 25-year urban demand and a master water plan is satisfied, or the proposal provides 'extraordinary environmental, social or economic benefits and opportunities to the County.' County planners say Upper Westside meets that standard with a range of housing types, including higher-density and affordable units, along with jobs, schools, and public amenities. The plan features a central Town Center, connected bikeways and trails, and compact neighborhoods where 90 percent of residents would live within a 10-minute walk of schools, parks, or services. It would dedicate land for affordable housing, set aside sites for schools and a community college, and invest more than $900 million in backbone infrastructure through fees, assessments, and developer contributions. A fiscal analysis projects an $8.9 million annual surplus for the county’s General Fund at buildout, with dedicated funding for road maintenance. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Upper-Westside-Proposed-Land-Use-1-1.png) Detailed land use map for the Upper Westside Specific Plan, illustrating the arrangement of residential densities, parks, schools, mixed-use zones, and preserved agricultural buffers within the 2,066-acre project area. Courtesy of Upper Westside LLC Public reaction at the council meeting was split. Supporters emphasized the region’s housing shortage. “My family owns land in the Boot,” one resident said. “There are some groups out there that will try to tell you this area is prime farmland, but in real life, it is not. We literally lose money every year.” Council Member Phil Pluckebaum cast the lone dissenting vote against the opposition letter. “We’ve all heard lots of reasons to object to this project,” he said. “But there is one fundamental reason to support projects, and that is—we are vastly undersupplied for exactly this type of product.” The County Planning Commission unanimously recommended approval of Upper Westside on June 23, 2025, after finding it met performance-based growth criteria. The Board of Supervisors is scheduled to vote on August 20. If approved, Upper Westside would join two other pending proposals—GrandPark Southwest and GrandPark Trails—that together could push total urbanized acreage in the basin above the NBHCP development cap, an issue that could invite legal challenges. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/2025-01386_SUPPLEMENTAL_MATERIAL_County_Development_Project_Upper_Westside_Specific_Plan_Updated_08112025__316_PM.jpg) A map of the Natomas Basin showing proposed and approved development areas, including the Upper Westside Specific Plan The council’s vote authorizes the mayor to send a formal opposition letter before next week’s hearing, though whether it will influence the county’s decision remains uncertain. ### Upper Westside Plan Location. ### Vertical construction underway at The Crawford in West Roseville. URL: https://www.onsiteobserver.com/vertical-construction-underway-at-the-crawford-in-west-roseville/ Last updated: 2026-07-12T05:38:31.000Z Construction at The Crawford apartment community in west Roseville is well into its early stages, with vertical construction already underway on the first four buildings. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Aerial footage taken this week shows four building pads fully poured, while two more are prepped for their concrete foundations. The 10.8-acre site at Fiddyment Road and Harvey Way is transitioning from groundwork to structural buildout. The Crawford, developed by Roseville-based USA Properties Fund, will bring 265 affordable apartments to the fast-growing West Roseville neighborhood. The project broke ground in early 2025 and is expected to begin leasing units in fall 2026, with full completion projected by spring 2027. The community will feature 11 three-story buildings, offering a mix of one-, two-, and three-bedroom apartments. Of the 265 total units, 262 will be income-restricted for residents earning between 30% and 70% of the area median income, including eight HUD Section 8 project-based voucher units. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/The-Crawford-Apartments-Site-Plan--West-Roseville.jpg) Site plan of The Crawford Apartments in west Roseville. Rendering courtesy of USA Properties Fund. Apartments will range in size from 600 to 1,113 square feet, with rents anticipated to range from about $607 for a one-bedroom unit to just over $2,000 for a three-bedroom at the upper income threshold — though that range will likely change slightly before the first units become available in fall 2026\. All apartments will include energy-efficient appliances and water-conserving fixtures. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/USAP-The-Crawford-2-scaled.webp) Rendering of The Crawford Apartments highlights the project’s design. Courtesy of USA Properties Fund. Amenities at The Crawford will include a clubhouse, fitness center, pool, dog park, and multiple outdoor gathering spaces, as well as access to social services provided by LifeSTEPS. A loop road and two driveways off Harvey Way will serve the site, which is planned to include 435 parking spaces, electric vehicle infrastructure, and bike parking. The location puts residents within walking distance of retail like Raley’s O-N-E Market and minutes from top-rated schools, parks, the future Placer Valley Soccer Complex, and major shopping destinations like the Westfield Galleria. Costco and Safeway are also in development nearby. USA Properties Fund, one of the region’s largest affordable housing developers, is leading the project in partnership with Riverside Charitable Corporation. Citi is the bond purchaser, Bank of America is the tax credit investor, and the City of Roseville has committed eight project-based vouchers to support deeply affordable units. The total development cost is estimated at more than $115 million. ### The Crawford Apartments site location. ### Allen Ranch medical buildings redesign clears Elk Grove vote. URL: https://www.onsiteobserver.com/allen-ranch-medical-buildings-redesign-clears-elk-grove-vote/ Last updated: 2026-07-12T05:39:03.000Z _This post is for paying subscribers only._ ### Early site work finishes at Stone Beetland in South Sacramento. URL: https://www.onsiteobserver.com/early-site-work-finishes-at-stone-beetland-in-south-sacramento/ Last updated: 2026-07-12T05:39:34.000Z Sacramento’s next major transit-oriented development is beginning to take visible shape just north of Cosumnes River Boulevard. A recent site visit by Onsite Observer captured aerial footage showing that early grading is now complete on the 140-acre Stone Beetland project. *Stone Beetland site footage captured on August 5, 2025.* The development is a planned residential community situated directly east of the Delta Shores master-planned area and adjacent to the newly opened Morrison Creek light rail station. At full buildout, Stone Beetland is set to bring 1,163 homes to South Sacramento. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The project was acquired last year by Roseville-based [Taylor Builders LLC](https://taylor-builders.com/?ref=onsiteobserver.com), which purchased the site for $11.25 million. That acquisition came shortly before the firm also assumed control of Delta Shores, the large-scale planned community located just to the south. In that deal, Taylor Builders took over more than 1,200 future home lots and several multifamily sites. With both projects now under the same umbrella, they are being planned and engineered in tandem—sharing infrastructure and technical systems that allow for a more coordinated buildout. Stone Beetland will include four residential villages designed around a network of parks, trails, and bike facilities. The easternmost edge, known as the Transit Village, will include 711 high-density housing units and a 6.1-acre commercial zone near the light rail station. The Central Village will add 262 medium-density homes in formats ranging from courtyard homes to compact single-family lots. The North and West Villages will contain another 190 low-density homes, buffered by open space and greenways. Altogether, the site will deliver 1,163 homes with a net residential density of over 20 units per acre—qualifying it as a Transit Priority Project under California law. Taylor Builders has committed to reserving 20 percent of those units, or roughly 220 homes, as affordable housing. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Stone-Beetland-SCEA_Public-Review-Draft--with-Appendices-.jpg) Site plan of the Stone Beetland project showing the layout of four residential villages, parks, commercial zones, and connections to the Morrison Creek light rail station. Courtesy of CBG. Following grading, infrastructure work is planned to begin soon, connecting Stone Beetland to the Delta Shores water and sewer systems, which were originally designed with this expansion in mind. A new Class I multi-use trail will link the villages to the Morrison Creek light rail station and continue west toward the future 24th Street corridor, offering residents a car-free option for commuting and daily errands. With grading now complete and utility installation on the horizon, Stone Beetland is slowly taking shape as one of the city’s more consequential infill developments. How quickly vertical construction follows will depend on infrastructure timelines and broader market conditions. ### Stone Beetland Project Site Map ### Russell at Truxel scales back density, adds for-sale homes in revised South Natomas plan. URL: https://www.onsiteobserver.com/russell-at-truxel-scales-back-density-adds-for-sale-homes-in-revised-south-natomas-plan/ Last updated: 2026-07-12T05:40:02.000Z Plans for Russell at Truxel have shifted since the project was first proposed. What began in 2022 as a high-density rental community with 384 apartments is being reshaped into a mixed-tenure neighborhood—fewer homes overall, but with a larger share reserved as income-restricted rentals and a new for-sale component. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The 17.4-acre site at 3625 Fong Ranch Road, near Truxel Road and I-80, was offered by the City of Sacramento under the Surplus Land Act for housing in 2021 and redesignated to Residential Mixed Use as part of the 2040 General Plan EIR certified in January 2024\. In April 2025, the City and the developer, Anton Fong Ranch Owners, LLC, amended their purchase agreement to reduce total homes and split the project between ownership and rental housing. Under the revision, the plan now totals 219 homes: 100 for-sale, small-lot single-family houses and 119 apartments on the affordable-housing side. Of those apartments, 118 are income-restricted, plus one on-site manager’s unit—about 54 percent of the entire project. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Russell-at-Truxel-Project.jpg) Site plan of the revised Russell at Truxel project showing 100 single-family homes surrounding a central affordable housing complex with two multifamily buildings. Courtesy of Anton Dev Co. The for-sale homes are detached units sized roughly 1,850 to 2,300 square feet on lots of about 2,660 to 4,351 square feet. A builder for this portion has not been named. The affordable rental component consists of two four-story buildings and a 7,039-square-foot community building. Apartments will range from about 686 to 1,203 square feet in one-, two-, and three-bedroom layouts. Amenities cluster active uses—playgrounds, outdoor dining areas, and a splash pad—around the community center, with quieter pockets such as a pet area and shaded seating distributed throughout. Off-street parking for the affordable buildings exceeds city minimums, with 214 spaces provided versus 179 required, and 72 bicycle spaces (64 long-term and 8 short-term). *Russell at Truxel Site Video* Circulation has been reworked with two new public streets, sound walls along sensitive edges, and a shared-use trail at the perimeter that will connect to the planned Fong Ranch Park and the broader city trail network. The site plan places the apartments at the southeast corner, closer to Discovery High School and Natomas High School, while the single-family homes line the northern, western, and eastern edges to match surrounding neighborhoods. The changes mark a departure from the 2022 concept, which called for 384 market-rate and affordable apartments across a dozen three-story buildings arrayed around a central clubhouse with a pool, fitness center, and coworking lounge. Common and private open space in that version totaled 195,150 square feet—about 4.5 acres. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/08/Russell-at-Truxel-Project-2022-plan-.png) Rendering and site plan of the original 2022 Russell at Truxel proposal. Courtesy of Anton Dev Co. Anton will retain the affordable-housing portion; the single-family homes are expected to be delivered by a separate builder. The project is set up to be mapped and built in phases, though no construction schedule has been announced. ### Russell at Truxel Site Location. ### 13‑acre North Natomas site slated for 378 apartments. URL: https://www.onsiteobserver.com/13-acre-north-natomas-site-slated-for-378-apartments/ Last updated: 2026-07-12T05:40:26.000Z _This post is for paying subscribers only._ ### Folsom planning commission OKs Lennar’s revised condo plan for Russell Ranch. URL: https://www.onsiteobserver.com/folsom-planning-commission-oks-lennars-revised-condo-plan-for-russell-ranch/ Last updated: 2026-07-12T05:40:57.000Z _This post is for paying subscribers only._ ### Housing project restarts as Isleton works to recover from fiscal crisis. URL: https://www.onsiteobserver.com/housing-project-restarts-as-isleton-works-to-recover-from-fiscal-crisis/ Last updated: 2026-07-12T05:41:41.000Z Tucked between levees and farmland along the Sacramento River, Isleton is easy to miss. With just over 800 residents and a two-block main street lined with weathered brick buildings and faded neon signs, it is the smallest incorporated city in Sacramento County by both land and population. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Known for its Chinese and Japanese commercial districts—remnants of its early 20th-century immigrant labor roots—the city today feels like a relic: quiet, isolated, and hollowed out. Tourists passing through may stop for crawfish or a photo of the century-old Bing Kong Tong building, but most drive on, unaware of the fiscal cliff the city has been dancing along for years. For Isleton, the problem hasn’t been growth—it’s been the lack of it. The city’s population has steadily declined since the 1990s, while rising costs and management failures have gutted its budget and staff. By early 2025, City Hall was open only one day a week. The police department had been dissolved. The public works team consisted of two people responsible for everything from sewer line repairs to leaf pickup. Then, in June, the Sacramento County Grand Jury issued a blistering report: “On the Brink of Bankruptcy.” It chronicled the city’s failure to adopt timely budgets, its inability to complete audits, and the mismanagement of restricted funds—some of which appear to have vanished entirely. The city council, the report said, failed to govern. It was a damning verdict on a city that had run out of excuses, and nearly out of road. "The city has been in a financial crisis for some time now," Mayor Iva Walton wrote in an email to Onsite Observer. "Though recently, the depth of it has come to light. The former bloated staff is now at a minimum and the focus for several months has been paying the bills." But amid the dysfunction, a long-dormant project is coming back to life. The Village on the Delta, a 331-home subdivision originally approved nearly 20 years ago, may now be the best hope Isleton has to reverse its decline. And it’s being led by a developer who sees not just the risk—but the potential. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Village-on-the-Delta-Isleton.jpg) Site plan for Village on the Delta, a 51.7-acre residential subdivision in Isleton, California, featuring a mix of over 330 housing units across various lot sizes. Courtesy of Lucas Homes. “This could be my final project,” said Anthony Garcia during a sit-down interview, founder and CEO of [Lucas Homes](https://lucas-homes.com/?ref=onsiteobserver.com), the Sacramento-based firm that now controls the subdivision. “I could live out here, and just keep churning out houses.” Village on the Delta was meant to transform Isleton. It was planned at a time when the housing market was booming and the town hoped to ride the Delta’s rustic charm into a second act. The 50-acre site is just east of downtown, perched above the floodplain and laid out with sidewalks and narrow lots meant to evoke Craftsman-era neighborhoods. But only 18 homes were partially built before the 2008 financial crisis hit. A legal fight over sewer capacity followed. The developer defaulted, and the lots sat vacant for years. For over a decade, the subdivision has been a ghost neighborhood—homes half-framed or vandalized, sidewalks leading nowhere. It was not until 2018 that the first set of homes was fully completed—more than a decade after the original plans were approved. Today, Garcia is in the process of building three new homes, with foundation work already underway and financing in its final stages. The goal is to have all three homes on the market next year. An additional 45 lots are ready for construction, while another two dozen await completion of utility work. With Lucas Homes now at the helm, the project is moving forward cautiously, with the first round of homes treated as a proof of concept. “The gamble that we’re taking right now is when I build these three houses, am I going to be able to sell them?” Garcia said. “If I can get the prices up to $600,000 or more, then my loans will cover the cost to build.” The most recent highest sale in the subdivision fetched $505,000 back in 2022. *Village on the Delta project site, Isleton — filmed July 16, 2025* The houses themselves are compact two-story models ranging from 2,000 to 2,200 square feet, with 3 to 4 bedrooms, open-concept kitchens, and two-car garages. Lot sizes range from 2,000 square feet to 10,000 square feet. While Garcia considered switching to a more contemporary design, he ultimately leaned back toward the original aesthetic to match the existing homes already built. Garcia’s optimism comes not just from Isleton’s scenery, but its location. The city lies just 20 miles from the Antioch BART station—near enough, he believes, to appeal to Bay Area workers who’ve been priced out of homeownership but still need to travel to their jobs in the city. For them, Isleton offers a rare combination: a short drive to Antioch, a train ride to Oakland or San Francisco, and the chance to own a home for a fraction of what it would cost closer to the Bay. As Isleton’s budget teeters and options dwindle, even a modest wave of new homeowners could change the equation. “The development could help the town out tremendously,” said Mayor Walton. “Hopefully in the near future staff and council can work together to encourage future growth in Isleton.” According to city records and recent public meeting agendas, Isleton faces more than $4 million in long-term debt—a staggering burden for a community of just over 800 residents. In that context, the Village on the Delta is more than just a housing project—it’s one of the few viable paths to solvency. New homes mean new property tax revenue, developer fees, utility hook-ups, and long-term ratepayers to support water and sewer infrastructure. If the project is built out as planned—with more than 300 homes—it could help close the city’s deficit. The development could also more than double Isleton’s current population—an unprecedented growth for the quiet Delta town. Garcia estimates that full buildout could take more than 20 years, depending on demand, financing, and infrastructure readiness—but the long-term fiscal impact could be transformative for Isleton. Many obstacles still lie ahead. The city’s wastewater system is one of them. The Grand Jury report raised serious concerns about how Isleton has handled its utility finances, and Garcia isn’t convinced the infrastructure can support anything beyond what’s already planned. “I’ve been told it has capacity for this \[development\], but I don’t think it has capacity for any more,” he said. At City Hall, though, things have been less fraught. Garcia says his dealings with the current council have been productive—more so than with previous administrations. “I’ve always felt that working with the city works better than working against the city. So far, the current council has been good,” he said. “The city wants to see this get built. And honestly, so do I.” Three new houses won’t change Isleton overnight. But they could mark the start of something bigger. If the Village on the Delta succeeds, it could offer Isleton something it hasn’t had in a long time: momentum. While the development offers hope, it won’t be enough on its own—Isleton still faces a long road to course-correct a local government that has struggled with inefficiency for years. Garcia is betting that the quiet river town still has a future. One that starts with rooftops—and maybe ends with a city reborn. ### Village on the Delta Project Site ### Sacramento region plans for surge in population, 580,000 more by 2050. URL: https://www.onsiteobserver.com/sacramento-region-plans-for-surge-in-population-580-000-more-by-2050/ Last updated: 2026-07-12T05:42:13.000Z Last month, the Sacramento Area Council of Governments released its draft[ 2025 Blueprint](https://www.sacog.org/planning/2025-blueprint/draft-2025-blueprint-plan?ref=onsiteobserver.com), outlining how the six-county region plans to manage rapid growth over the next 25 years. Home to 2.6 million people today, the region—which includes Sacramento, Yolo, Placer, El Dorado, Sutter, and Yuba counties—is projected to grow by another 580,000 residents by 2050\. That’s roughly equivalent to adding an entire new Sacramento. Total population would top 3.1 million. The central question facing regional leaders isn’t whether growth will happen—but how to manage it. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The 2025 Blueprint is SACOG’s long-range plan for accommodating that growth while reducing greenhouse gas emissions, improving public health, and curbing sprawl. The plan, updated every four years as required by state and federal law, lays out how the region will add 279,000 homes and 263,000 jobs by midcentury. SACOG, a joint powers authority governed by elected officials from 28 cities and counties, serves as the federally designated Metropolitan Planning Organization for the region. Its responsibilities include aligning transportation planning with land use goals in ways that meet air quality targets, fulfill housing obligations, and remain fiscally feasible. The latest Blueprint takes a sharper turn inward. Rather than pushing new development toward the edges of the region—into farmland or high-risk wildfire zones—it concentrates housing and job growth in existing urban areas and infrastructure-ready corridors. Between 2020 and 2050, SACOG projects that 67% of new housing and 80% of new jobs will be built within cities, suburbs, and infill zones. The rest will occur in newly developing communities. The approach focuses on rehabilitating aging commercial corridors, building in designated “Green Zones” where utilities already exist, and reducing commute times by placing homes closer to jobs. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Sacramento-Region-Land-Use-Forcast.jpg) Bar chart and map illustrating how the 2025 Blueprint shifts more housing growth into centers and corridors (40%) and established communities (27%) compared to recent trends from 2020–2023, which saw lower infill development and more growth on the urban edge. Courtesy of SACOG. The region’s changing demographics add another layer to the challenge. Households are getting smaller, the population is aging, and racial and economic diversity is increasing. Single-person or roommate households now account for 37% of all households. By 2050, one in five residents is expected to be over age 65. That shift requires a broader mix of housing types. The region’s reliance on traditional single-family homes—61% of new construction between 2001 and 2007—has dropped to 37% today. By 2050, SACOG expects 33% of new housing to come from duplexes, triplexes, townhomes, and mid-sized apartment buildings, often referred to as the “missing middle.” Another 32% would come from small-lot single-family homes. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Sacramento-Region-Completed-Permits-by-Product-Type.jpg) Table showing the shift in housing construction across the Sacramento region, with large-lot single-family homes declining from 61% of permits in 2001–2007 to 37% in 2020–2023, while small-lot and attached housing types have steadily increased. Courtesy of SACOG. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/LAND-USE-FORECAST-HOUSING-PRODUCT-TYPES.jpg) Table showing how the mix of housing types in the Sacramento region is projected to change by 2050\. While large-lot and small-lot single-family homes remain common, most new housing from 2020 to 2050 is expected to be attached units. Courtesy of SACOG. To keep pace, the region would need to build about 9,300 new homes annually—roughly 10% more than the historical average over the past two decades. On the jobs front, employment has grown by an average of 11,700 jobs per year since 2000, a figure roughly in line with the plan’s projection of 10,000 new jobs annually between 2020 and 2035\. But SACOG warns that economic volatility, including the 2008 recession and the COVID-19 pandemic, makes long-term forecasting uncertain. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/COMPARISON-OF-ANNUAL-AVERAGE-HOUSING-UNITS-AND-JOBS-CREATED-VS.-PROJECTED.jpg) Table comparing past and projected annual averages for housing and job growth in the Sacramento region, showing a projected need for 9,300 new homes and 8,800 jobs per year through 2050 to keep pace with expected population increases. Courtesy of SACOG. Though government remains a major employer in the capital region, the plan points to growth in “tradable sectors”—industries that export goods or services, such as ag-tech, precision manufacturing, research and development, and business services. These sectors tend to offer higher wages and greater economic mobility. Currently, 38% of residents live in households that don’t earn enough to meet basic living needs. On transportation, the Blueprint calls for investments to lower emissions and ease congestion, even as more people move into the region. Per capita vehicle miles traveled are projected to fall from 17.1 miles in 2020 to 15.8 miles in 2050\. But congestion is still expected to worsen without changes to how roads are used and funded. In 2023, Sacramento-area drivers lost more than 12 hours annually to traffic delays—more than in most comparable cities. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Sacramento-Region-Traffic-Congestion.jpg) Bar chart comparing 2023 traffic congestion across major U.S. metro areas, showing Sacramento drivers experienced over 12 hours of excessive delay per capita—higher than most peer cities. Courtesy of SACOG. At the same time, the region has seen a rise in serious traffic injuries and fatalities since 2010, particularly in communities with high shares of low-income residents, people of color, and older adults. SACOG reports that serious collisions now exceed the statewide average by nearly 25%. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Collisions-state-vs-Sacramento-Region.jpg) Line graph comparing fatal collisions from 2006 to 2023 in California (black line) and the Sacramento region (pink line), showing a sharp rise in regional fatalities after 2015—with recent years consistently above state trends and peaking around 2021\. Courtesy of SACOG. The Blueprint estimates $41 billion in total transportation investment through 2050, though not all of that funding is secured. Cities and counties nominated nearly $14 billion in road and highway expansion projects, but current revenue forecasts cover only about half that. Local agencies are also falling behind by $400 million to $500 million per year on road maintenance. Bridge conditions are deteriorating as well. About 60% of the region’s bridge deck area is in poor or fair condition. Without intervention, SACOG estimates the cost to rehabilitate those bridges will climb from $270 million to $341 million over the next decade, with more than 80% of structures likely to degrade further. Rather than proposing new freeways, the plan prioritizes upkeep. It earmarks $13 billion to maintain roads and expand options like bike paths, pedestrian networks, and public transit. One major initiative: adding nearly 200 miles of toll-managed lanes on I-5, I-80, and other urban corridors. SACOG projects that pricing those lanes could save users—particularly carpoolers and transit riders—an average of 12 minutes per trip by 2050. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Managed-Lane-Network-Sacramento-Region.jpg) Map of the Sacramento region illustrating SACOG’s proposed managed lane network through 2050, highlighting dual and single high-occupancy toll lanes (HOT) and HOV lanes on key corridors like I-5, I-80, and U.S. 50, with phased implementation targets for 2035 and 2050\. Courtesy of SACOG. To offset declining gas tax revenue, the Blueprint also explores a mileage-based user fee, though that idea remains in the early stages. Access to frequent transit service—defined as running every 15 minutes—will more than double by 2040\. That shift could connect homes to over 300% more jobs via transit. Still, outreach conducted by SACOG found that most residents rely on driving, with more than half reporting that transit is either unavailable or inconvenient. Among those who drive, 38% said they’d consider switching to transit if stops were closer, 26% cited travel time, and 21% wanted longer hours and more frequent service. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Sacramwento-Regoin-Transportation-.jpg) Table showing projected improvements in transportation access across the Sacramento region, with homes near high-frequency transit expected to grow 426% by 2050 and jobs reachable by a 30-minute transit ride increasing 340%. Courtesy of SACOG. Despite its aims, the plan’s environmental report flags several unavoidable impacts: the loss of farmland, increased exposure to wildfires, air pollution tied to traffic, and pressure on water supplies and public services. SACOG does not have authority to enforce environmental mitigation. That responsibility falls to cities and counties, which decide whether and how to implement the plan. Public input is still underway. SACOG has conducted focus groups in all six counties, surveyed residents, and visited each city council and board of supervisors to gather feedback. Residents can comment on the Blueprint and its environmental impact report through Aug. 8\. Comments may be sent to blueprint@sacog.org or eircomments@sacog.org. The next public hearing is scheduled for July 31 in Roseville, with full documents available at sacog.org. What happens next will hinge on that input. The Blueprint offers a vision, but it’s up to local governments, developers, and residents to decide whether the region follows through. ### Fix coming for unused Del Rio Trail bridge as city, contractor reach deal. URL: https://www.onsiteobserver.com/fix-coming-for-unused-del-rio-trail-bridge-as-city-contractor-reach-deal/ Last updated: 2026-07-12T05:42:33.000Z Work is expected to begin in the coming weeks on replacing a pedestrian and bicycle bridge over Interstate 5 that was deemed structurally unsound before it ever opened to the public, Sacramento city officials announced. The Del Rio Trail bridge, meant to link a new 4.8-mile path through south Sacramento neighborhoods to the Sacramento River Bike Trail, has sat unused since the trail debuted in May 2024\. Inspectors discovered the problems shortly after, prompting the city to reject the structure outright and demand a full replacement from contractor Mountain Methods Inc. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. A letter from a senior city engineer to the contractor last year detailed the defects: the bridge widening at Land Park Underpass deviated from approved plans, specs, and concrete mix designs. Core samples showed the lightweight concrete and rebar fell short of standards, making the bridge unsafe and prone to potential collapse if used. These issues emerged during post-construction checks in summer 2024\. Though the $23 million Del Rio Trail — running from Riverside Boulevard to the Bill Conlin Youth Sports Complex — opened on time, the bridge stayed barricaded, and by September 2024, officials confirmed the need for demolition. *Footage of existing Del Rio Trail Bridge.* Negotiations with Mountain Methods dragged on, with the contractor granted extensions to respond. To sidestep lawsuits and further holdups, both sides agreed on a fix, allowing work to begin this month. Councilmember Rick Jennings, representing the district, voiced relief at the deal. "Seeking a resolution that allows repair work on this bridge as quickly as possible was my priority," he said. "I want to acknowledge the community's frustration with this process, and I share in this frustration." Jennings credited staff for spotting the flaws before the opening and negotiating the outcome. Replacement involves removing the faulty overhang and installing a compliant one, coordinated with Caltrans and California State Parks. Nighttime I-5 lane closures and temporary Riverside Boulevard shutdowns — daytime ones outside rush hours with detours — are planned. The bridge stays off-limits. Completion is slated for year's end, restoring full trail access for cyclists and pedestrians in an area long needing safer routes. ### Del Rio Trail Location. ### West Sacramento reviews 60-acre housing project in Southport. URL: https://www.onsiteobserver.com/west-sacramento-reviews-60-acre-housing-project-in-southport/ Last updated: 2026-07-13T00:11:40.000Z _This post is for paying subscribers only._ ### Suisun City becomes center stage in California Forever’s city plan. URL: https://www.onsiteobserver.com/suisun-city-becomes-center-stage-in-california-forevers-city-plan/ Last updated: 2026-07-12T05:43:24.000Z When [California Forever](https://californiaforever.com/?ref=onsiteobserver.com) pulled its ambitious East Solano Plan from the November 2024 ballot, many assumed the tech-funded vision for a brand-new city in Solano County was dead—at least for now. The politics were too toxic, the details too murky, and the opposition too organized. But the company didn't retreat. It regrouped. Now, a year later, California Forever is advancing its city-building ambitions not through the voters of Solano County, but through Suisun City Hall. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. In a letter sent [April 1 ](https://californiaforever.com/responses-to-invitations-to-discuss-annexation/?ref=onsiteobserver.com)to Suisun's development director, CEO Jan Sramek confirmed the company's willingness to explore annexation into Suisun City—a town of just 4.1 square miles that now finds itself in talks to expand its footprint tenfold. This isn't a scaled-down version of the plan. It's the same sweeping vision—tens of thousands of homes, jobs, and residents—just rerouted through the standard bureaucratic machinery of California development. California Forever is a Silicon Valley-backed venture with an audacious goal: build a new city from scratch in southeastern Solano County. Originally operating under the name Flannery Associates, the company purchased more than 50,000 acres of farmland before going public in 2023 with its "East Solano Plan." The idea was to create a walkable, mid-density city—complete with housing for up to 400,000 people, light manufacturing zones, renewable energy infrastructure, and more than 4,000 acres of parks and open space. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View09_Rendering-Aerial_IMAGE-CREDIT_-Designed-by-SITELAB-urban-studio_CMG.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View02_Rendering-Neighborhood-Aerial_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG--updated-24_03_01-.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View16_Rendering-Plaza-Market_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View17_Rendering-BRT_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View01_Rendering-Downtown_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View07_Rendering-SteelConstruction_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View05_Rendering-Landscape-and-Trail_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/View06_Rendering-Open-Landscape_IMAGE-CREDIT_-Designed-by-SITELAB-urbanstudio_CMG.jpg) California Forever renderings illustrate the vision for the proposed new city. The project wasn't just about urban design—it was a response to deep structural issues in the region. Solano County, as the company notes, has some of the highest rates of outbound commuting in the Bay Area, with nearly half of its workforce driving to other counties for work each day. The county's median household income is below the regional average, and a third of its residents spend over 30% of their income on housing costs. California Forever framed its plan as a direct counter to these trends: build housing where it's needed, attract jobs where they're missing, and reverse decades of uneven growth. According to the company's economic forecasts presented by[ Blue Sky Consulting](https://californiaforever.com/economic-impact/?ref=onsiteobserver.com), the new city could generate $16.1 billion in annual economic activity by 2040 and create 53,000 permanent jobs, while contributing a net fiscal surplus of $41 million annually to local government coffers. The plan came packaged with promises of affordability, good-paying jobs, and a cleaner, more sustainable urban model. It was pitched as an alternative to both California's housing paralysis and its car-centric sprawl. Supporters called it visionary. Critics called it vague and premature. A 2024 ballot initiative to approve the project without a full environmental review was met with stiff resistance. Solano County's own fiscal analysis projected massive budget deficits and raised alarms about the lack of enforceable guarantees. Faced with growing opposition, California Forever withdrew the initiative in July 2024 and pledged to pursue a more conventional path. That pivot is now underway. Suisun City and California Forever have inked a formal reimbursement agreement to begin studying the feasibility of annexing 22,873 acres of unincorporated land into the city. The package includes a proposed new residential zone (15,737 acres), an industrial park (1,410 acres), and a "Travis Protection Zone" (5,726 acres) that would serve as a development buffer around the air base. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Suisun-Expansion.jpg) Map of the proposed Suisun Expansion Plan showing a detailed land use layout east of Suisun City. In exchange for Suisun's cooperation in studying the project, California Forever has agreed to front the cost: an initial $400,000 deposit, a commitment to reimburse all city expenses related to environmental and legal review, and up to $10 million in early public benefits tied to specific milestones—$3.5 million upon EIR certification and a signed development agreement, and $6.5 million following LAFCO annexation approval. According to the agreement, the money would go toward infrastructure improvements, public safety, park development, and downtown revitalization. In a city with nearly $2 million funding gap between current revenue and long-term needs, the offer is tempting. Not everyone is thrilled. Solano County officials, caught off guard by the speed and scale of the Suisun agreement, have urged a pause. In a presentation to the Board of Supervisors on June 24, county staff raised concerns that the annexation proposal could sidestep the county’s General Plan update process. The area under consideration is not currently in Suisun City's sphere of influence and is overwhelmingly zoned for agriculture. Much of it is protected under the Williamson Act or lies within the Travis Reserve Area, intended to safeguard air operations at Travis Air Force Base. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/07/Suisun-City-Annexation-Plan.jpg) The map shows the boundaries of the Williamson Act contracts across southeastern Solano County, overlaid with the proposed annexation area (outlined in red) The Board reaffirmed its position: Suisun City should defer any annexation efforts until the county's General Plan update process has fully considered the implications of such a large-scale development. The supervisors emphasized that any decision of this magnitude—one that could fundamentally reshape the county's land use and infrastructure planning—must be vetted through a regional lens. County officials argue that a project of this scale—potentially increasing Suisun's footprint tenfold and adding up to 150,000 residents by 2048—requires regional scrutiny, not a side deal between a small city and a private developer. At the June 10 city council meeting, the public got its first real chance to weigh in—and opinions were all over the map. Some residents expressed deep skepticism, concerned that one-time cash payments could mask long-term costs. "I don't hear the right discussions," one speaker said bluntly. "We're selling property for one-time money, and we still don't know how we're closing our revenue gap." Others saw opportunity. One longtime resident recalled Suisun's post-industrial decline and said the city had a chance now to "bring back the skills we lost when we lost Mare Island"—a nod to the possibility of new industrial jobs and economic revitalization. City officials, for their part, have tried to strike a careful tone. The agreement gives them full discretion to approve—or reject—the project at any step. The city will lead the state-mandated environmental review process, and nothing is guaranteed. The company's pivot away from the ballot was a strategic move. In a joint statement last year, Solano County Supervisor Mitch Mashburn acknowledged that advancing the initiative without a completed Environmental Impact Report had "politicized the entire project" and undermined trust. California Forever CEO Jan Sramek, meanwhile, reaffirmed his commitment to moving quickly. "Delays are not just a statistic," he said. "They have a human cost." Now, the political theater has been swapped for planning maps. There are no campaign flyers or 10-point pledges. Just traffic studies, legal memos, and a city of 30,000 residents suddenly at the center of a $33 billion idea. If this process moves forward, Suisun could become the administrative foothold for one of the most ambitious new city projects attempted in California in decades. If not, it will have cashed a few checks, hosted a few hearings, and walked away. Either way, what happens here will be studied, cited, and remembered. ### Sacramento planning commission backs 447-acre industrial annexation near airport. URL: https://www.onsiteobserver.com/sacramento-planning-commission-backs-447-acre-industrial-annexation-near-airport/ Last updated: 2026-07-13T00:11:59.000Z _This post is for paying subscribers only._ ### Braden project moves to next phase after site prep wraps. URL: https://www.onsiteobserver.com/braden-project-moves-to-next-phase-after-site-prep-wraps/ Last updated: 2026-07-13T00:12:44.000Z _This post is for paying subscribers only._ ### Newsom signs SB 131 and AB 130, reshaping housing law in California. URL: https://www.onsiteobserver.com/newsom-signs-sb-131-and-ab-130-reshaping-housing-law-in-california/ Last updated: 2026-07-12T05:45:13.000Z California just took a political sledgehammer to one of its most sacred cows—its own environmental regulations. In a rare moment of bipartisan cooperation, the Legislature passed and Governor Gavin Newsom signed two bills, SB 131 and AB 130, that together amount to the most sweeping housing reform in the state in a generation. The aim? To untangle a decades-old thicket of rules that critics say have choked housing construction, worsened homelessness, and driven people out of the state. At the heart of this reform is a fundamental shift in how the California Environmental Quality Act—better known as CEQA—is applied. Once hailed as a progressive milestone when Ronald Reagan signed it into law in 1970, CEQA has since morphed into a procedural labyrinth. Developers have long accused it of being a tool weaponized not just by environmentalists, but by NIMBY neighbors, labor unions, and even rival businesses—anyone with the incentive to stop a project in its tracks. Now, California is rolling back many of CEQA’s most burdensome requirements for housing. And it’s doing so not through a standalone environmental bill, but through two budget trailer bills that were tied directly to this year’s spending plan—making the legislation essentially a must-pass. In short, lawmakers were faced with a binary choice: pass the housing reforms, or risk stalling the entire state budget. The new laws do a lot—and quickly. SB 131 narrows the scope of CEQA review for a broad category of development projects, especially those in urbanized areas. Most infill housing is now exempt from CEQA entirely. Local governments implementing their housing element plans through rezoning can now do so without triggering new environmental review. And a wide range of infrastructure and public-benefit projects—such as broadband deployment, wildfire prevention work, utilities, water infrastructure, and clean-energy facilities—are now shielded from CEQA lawsuits. Non-residential uses were included too. Health clinics, food banks, child-care centers, and even some forms of advanced manufacturing will no longer have to conduct full-scale environmental impact reports, even if built near sensitive areas. The law also establishes a new CEQA Vehicle Miles Traveled (VMT) Mitigation Bank, allowing developers to contribute to affordable housing or transit-oriented projects instead of conducting costly traffic mitigation studies. AB 130 complements this overhaul with an equally aggressive streamlining of how cities process and approve housing. Among its most controversial changes: cities can no longer hold more than five public hearings on a housing project before making a decision, regardless of the volume of local opposition. The bill also locks in the zoning and land-use regulations in place at the time a housing application is submitted—eliminating a tactic used by some jurisdictions to alter zoning mid-process and stall development. In a major shift, the California Coastal Commission must now adhere to faster timelines when reviewing housing proposals in the Coastal Zone. Historically, the Commission has been a powerful barrier to building new homes in coastal areas—often requiring years of studies and reviews that left many projects dead on arrival. The new law forces quicker decision-making, aligning the Coastal Commission’s process more closely with the streamlined timelines set in state housing law. The reform package also includes measures to stabilize costs. Until 2031, local governments cannot impose new building code requirements on housing projects—such as those related to electrification or rooftop solar—unless those changes are directly tied to fire safety, emergencies, or environmental conservation. The goal is to prevent jurisdictions from layering on surprise mandates that drive up construction costs midstream. The enforcement side is beefed up too. Cities and counties are now required to conduct annual inspections of homeless shelters, report their findings to the state, and meet basic compliance standards. Jurisdictions that fail to do so risk losing state housing and homelessness funding. Both the Department of Housing and Community Development and private citizens now have standing to sue cities that violate state housing laws. To help finance new projects, the state is establishing a revolving equity fund to reinvest surplus value from existing affordable housing developments into new ones. In addition, AB 130 temporarily doubles the renters tax credit—raising it to $500 for eligible Californians, pending future appropriations. The political mechanics behind the bill’s passage were unusually aggressive. The governor tied the housing package directly to the state budget, leaving lawmakers little room to delay or negotiate. The move pushed the package through despite concerns from environmental groups, some progressive lawmakers, and labor unions. Supporters of the new laws argue that California is finally aligning its lofty housing goals with its actual permitting system. The state has committed to producing 2.5 million homes over the next eight years, but until now, CEQA litigation, local resistance, and procedural gridlock have made that target feel more like a talking point than a real policy objective. The new laws shift that balance—reducing discretionary barriers and pushing local governments to either approve housing or explain, in detail, why they legally cannot. Still, big questions remain. CEQA has been a roadblock, but it’s far from the only one. Construction costs remain among the highest in the country. Interest rates are steep. Labor shortages persist. And even with faster approvals, it’s unclear whether developers will build in expensive, high-barrier cities like San Francisco and Santa Monica without deeper financial incentives. But the short-term signal is loud and clear. Developers across the state are already preparing to revive stalled projects, confident that they’re no longer one traffic study away from a three-year legal battle. Cities that have dragged their feet on upzoning or housing approvals now face real consequences for noncompliance. The new laws begin a structural shift in how California regulates housing, planning, and environmental review—but the real test will be measured not in legislation, but in the foundations poured, the permits issued, and the homes that actually get built. ### Elk Grove’s Project Elevate moves from concept to contract. URL: https://www.onsiteobserver.com/elk-groves-project-elevate-moves-from-concept-to-contract/ Last updated: 2026-07-13T00:13:29.000Z After years of delays and a failed partnership with a national developer, the City of Elk Grove is officially moving forward with a new vision for Project Elevate—a long-planned, high-profile development on city-owned land next to District56. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. On June 25, the City Council voted to approve a new Purchase and Sale Agreement with [CenterCal](https://centercal.com/?ref=onsiteobserver.com) Acquisitions, LLC, a Southern California–based developer known for upscale, experience-driven retail centers. The deal allows CenterCal to acquire 17 buildable acres for $4 million and develop a walkable district featuring ground-floor retail, restaurants, a boutique hotel, and a public “village lawn” space. Though the project may eventually include housing, it’s no longer a guaranteed component. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Project-Elevate-Elk-Grove-Rendering.jpg) Rendering of Elk Grove’s Project Elevate, showing the proposed retail district, village lawn gathering space, and boutique hotel. Image courtesy of CenterCal. “This project has had a long and winding road,” said Darrell Doan, Elk Grove’s economic development director, during his presentation to the council. “But I believe this is ten times better than anything else we have in the city right now, and that’s why we should do it.” Project Elevate has been in motion since 2016, when the city first began exploring options to develop the site—a 20.45-acre parcel it acquired for free as part of the Laguna Ridge Specific Plan. Originally imagined as a lifestyle center with fountains and boutique retail akin to Palladio in Folsom, the vision evolved in 2019 into a denser, mixed-use district. The goal: a vibrant, vertical urban hub that complements District56 and offers locals a place to “dwell, dine, and be entertained.” ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Project-Elevate-Renderings.jpg) Rendering of Project Elevate’s central village lawn, with surrounding retail, dining, and a boutique hotel in the background. Image courtesy of CenterCal. Elk Grove initially struck a deal with Houston-based Hines Interests in 2022, envisioning a project with hundreds of apartment units, office space, retail, and a hotel. But after months of negotiations, the city and Hines parted ways. “We worked with Hines for a good six months. We could not come to an agreement on terms of development and timeline,” Doan explained. Enter CenterCal. Known for properties like [The Village at Totem Lake](https://www.thevillageattotemlake.com/?ref=onsiteobserver.com) in Washington and [2nd & PCH](https://2ndandpch.com/?ref=onsiteobserver.com) in Long Beach, CenterCal was selected after the city re-opened its search for a development partner. The centerpiece of the new plan includes 100,000 square feet of retail, a 100-room hotel, and roughly 10,000 square feet of second-floor flexible space. While early versions of Project Elevate were heavy on housing, the residential component is now optional—something the market will have to prove viable. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Project-Elevate-Conceptual-Plan.jpg) Conceptual site plan for Project Elevate showing the layout of proposed buildings, parking, the central village lawn. Image courtesy of CenterCal. “The type of residential that this project deserves is a dense urban vertical product that you find in downtown areas,” said Doan. “We believe strongly that by building this project, we will create the market that brings the residential to the site.” Under the agreement, CenterCal will place a refundable $200,000 deposit and has up to 28 months to secure permits and entitlements. If successful, escrow will close within 30 days, and construction must begin within one year of the closing date. To allow flexibility, the deal includes up to five one-year extensions, with option payments rising each year. The city retains the right to repurchase the land if construction doesn’t commence within the timeline or if major components—like the retail core or hotel—aren’t built by 2029. “It may seem like a long time,” Doan said of the 2029 target, “but for a project of this scope and scale, that is fast.” Mayor Bobbie Singh-Allen and the council appeared optimistic, emphasizing the project’s potential to create a regional draw. In the end, while Project Elevate may not fully realize the lofty aspirations first imagined in 2020, city leaders see it as a strategic step toward reshaping Elk Grove’s urban identity. As Doan summed it up: “This is not run-of-the-mill. This is not basic retail shopping.” ### Project Elevate Site Location ### Planning commission recommends approval of Upper Westside Specific Plan. URL: https://www.onsiteobserver.com/planning-commission-recommends-approval-of-upper-westside-specific-plan/ Last updated: 2026-07-12T05:46:01.000Z The Sacramento County Planning Commission voted Monday night to recommend approval of the Upper Westside Specific Plan, advancing a project that could reshape a large swath of Natomas farmland into a dense, mixed-use community along the edge of the Sacramento River. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The 2,066-acre proposal—which includes 9,356 homes, a town center, trails, schools, and preserved agricultural buffers—has been in motion for more than two decades. The vote followed a four-hour public hearing and more than 11,000 pages of environmental, planning, and financial documentation. Commissioners forwarded the project to the Board of Supervisors with a recommendation for full approval, including certification of the Final Environmental Impact Report, several General Plan amendments, a development agreement, and key supporting documents such as the affordable housing strategy, water supply assessment, and urban services plan. “This project has been in the making for over two decades,” said Emma Patten, the senior planner presenting the plan. “Planning efforts began in 2002 with the Natomas Joint Vision Memorandum of Understanding between the County and the City of Sacramento, aimed at guiding future growth, revenue sharing, and open space preservation in Natomas.” Though the Joint Vision originally envisioned the City of Sacramento taking the lead on urbanization, the city’s decision not to pursue additional development in the area prompted Sacramento County to assume responsibility, particularly as private landowners began pushing for action. A series of community workshops and long-range land use studies followed, and in 2018, the county formally initiated the Upper Westside planning process. The project site lies just 3.5 miles from downtown Sacramento, bounded by I-80 to the south, Garden Highway to the west, Fisherman’s Lake Slough to the north, and the West Drainage Canal to the east. Much of the land is currently agricultural, with scattered rural homes and limited commercial development near El Centro Road and West El Camino Avenue. According to Patten, access to the site will primarily come via I-80, as well as El Centro and San Juan Road. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Upper-Westside-Plan-Area-2.jpg) Map overlay showing the proposed Upper Westside Specific Plan in relation to surrounding Sacramento neighborhoods The vision for the area includes a network of greenbelts, a linear canal system running through the town center, and an “educational node” in the plan’s northern portion. While the full plan area spans 2,066 acres, only 1,524 acres are designated for development. The remaining 542 acres—mostly along the western edge—will remain as an agricultural buffer and are not proposed for urban zoning or annexation into the county’s Urban Policy Area. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Upper-Westside-Proposed-Land-Use-1-1.png) Detailed land use map for the Upper Westside Specific Plan, illustrating the arrangement of residential densities, parks, schools, mixed-use zones, and preserved agricultural buffers within the 2,066-acre project area. Throughout the evening, commissioners raised questions about the plan’s technical aspects, including affordable housing obligations, habitat mitigation, transportation infrastructure, and the sequencing of development phases. Commissioner Devlin asked about long-term traffic impacts on Garden Highway. County transportation staff confirmed that projected traffic volumes would exceed 6,000 daily trips at buildout by 2040, triggering the need for shoulder widening and upgrades to meet county collector road standards. “It wouldn’t be done in the existing plus project condition,” said Gary Gaspar from the Department of Transportation. “The mitigation would be more of a cumulative impact… seen at buildout in the year 2040.” Patten also outlined the affordable housing strategy. “The property owners who collectively control about 20% of the planned area would fulfill their affordable housing obligation through land application,” she said. “Per county ordinance, they are required to dedicate 4.96 acres, but their strategy exceeds this requirement by offering a 6.9-acre site.” Commissioner Sabeniano asked how many affordable units that might yield. Patten responded that the minimum density for the site would be 20 units per acre, with potential for up to 30 depending on the layout. The housing itself would not be built by the applicants but rather by a third party. “The site would be dedicated to SHRA,” she said, referring to the Sacramento Housing and Redevelopment Agency. Several commissioners also asked about when the rest of the project might be built. While the current application only includes the "phase one" property owners—who control roughly 20% of the development area—future phases would be brought forward by other landowners over time. “Not necessarily \[right away\],” Patten said. “But the applicants may be able to speak more to the phasing of the plan and the ultimate timing of development.” The environmental review process, which began in 2020, concluded with the publication of a Final Environmental Impact Report. That document identified significant and unavoidable impacts in areas such as air quality, aesthetics, agricultural resources, noise, transportation, and tribal cultural resources. In order to comply with the county’s 2024 Climate Action Plan, the project will be required to purchase verified carbon offsets in addition to implementing on-site mitigation. Despite the environmental trade-offs, planning staff said the project meets all the performance criteria required under the county’s growth management policies—scoring a full 24 out of 24 points on factors such as housing variety, transit access, minimum density, and proximity to jobs. In closing, Patten highlighted the project’s strategic location and its potential to deliver on the county’s long-term smart growth goals. “The site is just four miles from the State Capitol and regional job centers, making it a prime location for large-scale, mixed-use community,” she said. “The plan includes over 9,300 homes ranging from very low to very high density… and the project is expected to support nearly 14,000 jobs, resulting in a strong 0.95 to 1 job-to-housing ratio.” The commission ultimately voted to recommend approval, but not without reflecting on the complexity and the years of effort behind the plan. “11,000 pages of documents—it’s no joke,” said Vice Chair Borja. “I appreciate the effort that was put in by the team, the consultants, the applicants, and also the hundreds and thousands of pages of comment letters.” The project now heads to the Sacramento County Board of Supervisors, which is expected to consider final approval later this summer. ### Upper Westside Plan Area Video ### El Dorado Hills project wants to reinvent how Californians age — but will it get built? URL: https://www.onsiteobserver.com/el-dorado-hills-project-wants-to-reinvent-how-californians-age-but-will-it-get-built/ Last updated: 2026-07-13T00:13:53.000Z _This post is for paying subscribers only._ ### The rare moment Sacramento gets to redesign itself—and it’s happening now. URL: https://www.onsiteobserver.com/the-rare-moment-sacramento-gets-to-redesign-itself-and-its-happening-now/ Last updated: 2026-07-12T05:47:54.000Z For decades, the [Railyards](https://railyards.com/?ref=onsiteobserver.com), the [River District](https://riverdistrict.net/?ref=onsiteobserver.com), and West Sacramento's [Bridge District](https://www.thebridgedistrict.com/?ref=onsiteobserver.com) were the kinds of places you passed by without thinking twice. If you noticed them at all, it was probably from the freeway—rusting warehouses, dirt lots, forgotten silos. These were the leftovers of Sacramento's industrial past, frozen in time while the city sprawled outward. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. But stand in any one of these neighborhoods today, and something feels different. Cranes cut across the skyline. Housing rises from old rail beds. Riverside trails wind through places once lined with barbed wire. What's happening isn't just redevelopment—it's something much more rare. Sacramento is actively rewriting parts of its DNA. These three districts—tucked around the edges of downtown and the riverfront—are being transformed into dense, walkable neighborhoods with housing, transit, green space, and culture all baked in. And for a city that's often struggled to define what comes after "government town," this moment might finally offer an answer. ### The Railyards ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Railyards-photo-1862.webp) An image of the Southern Pacific Central Shops during their expansion into the largest industrial complex in the West. Courtesy of the California State Railroad Museum (via Center for Sacramento History) The Railyards was never just another brownfield. At one point in the early 20th century, the site employed about a third of the city's workforce. It was the engine room of Sacramento, the western terminus of the transcontinental railroad, and the largest industrial complex of its kind west of the Rockies. That identity collapsed in stages. The rail industry declined, the buildings decayed, and by the 1990s, the 244-acre site just north of downtown was fenced off and left behind. For years, the biggest hurdle wasn't what to build—it was whether building was even possible. The yard's operations left behind a range of pollutants and required years of environmental cleanup—soil and groundwater laced with petroleum, solvents, and metals had to be cleaned under intense state supervision before anyone could break ground. Now, signs of change are finally visible. The [Wong Center](https://www.wongcentermutualhousing.com/?ref=onsiteobserver.com), offering 150 affordable senior units, opened in 2024\. [The A.J.](https://liveattheaj.com/?ref=onsiteobserver.com), a 345-unit apartment building, welcomed its first tenants in April 2025\. The site also features a new state courthouse and ongoing work on a $1.5 billion [Kaiser Permanente ](https://www.onsiteobserver.com/kaiser-permanente-breaks-ground-on-new-sacramento-railyards-medical-center/)medical campus. Soon, a 12,000-seat stadium for[ Sacramento Republic FC ](https://www.onsiteobserver.com/formal-review-begins-for-republic-fcs-proposed-stadium-in-sacramentos-railyards/)will follow, with construction expected to begin this year. Not everything is moving quickly, but unlike earlier cycles of hype, this time the projects are tangible. They're visible. And they're happening. ### The Railyards today ### The River District ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/--McKesson-and-Robbins-Drug-Factory.jpg) The McKesson and Robbins warehouse, pictured shortly after completion in 1952, stood at the corner of Richards Boulevard and Seventh Street. Courtesy of Sacramento Public Library, Sacramento Room. Just north of the Railyards, another forgotten zone is being slowly reshaped. The River District, once known as the Richards Boulevard industrial corridor, used to be where Sacramento tucked away things it didn't want to think about: warehouses, public housing, a state printing plant. But it's also one of the most strategically located areas in the city—sitting right between the American River, the Sacramento River, and the downtown core. Now, the area is being rebuilt. Township 9 is leading the way with new residential buildings and open space along the American River. Ten buildings are up so far as part of [The Hayley](https://www.thehayleysacramento.com/?ref=onsiteobserver.com), a modern apartment complex with a pool and clubhouse. Full plans for the 65-acre area call for over 2,000 homes and a mix of offices, retail, and a hotel. [Mirasol Village](https://mirasolvillage.net/?ref=onsiteobserver.com), located a few blocks away, replaced the city's old Twin Rivers 218-unit public housing complex with a 427-unit mixed-income apartment community. It's one of the largest public housing transformations Sacramento has seen in decades. Transit is leveling up too. In 2024, construction began on [Dos Rios Station](https://www.sacrt.com/dosrios/?ref=onsiteobserver.com), a $43 million Blue Line light rail stop funded through a mix of federal, state, and climate equity grants. When it opens in 2026, it will tie Mirasol Village—and the broader River District—directly into the regional network. There's also a new civic presence in the River District. The May Lee State Office Complex opened in April 2024\. Four interconnected, all-electric buildings spanning 1.25 million square feet replaced the old printing plant. The office complex will house 5,000 state workers. The campus includes childcare, cafés, and plazas and is the largest zero-carbon office complex in the country. The River District still feels transitional. It's a mix of new and old, empty and active. But the city's intentions are clear: this isn't an industrial edge anymore. It's part of the city core. ### The River District today ### The Bridge District ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/west_sac_80s--2-.png) An aerial view of the Tower Bridge and the industrial waterfront in West Sacramento now known as the Bridge District. Courtesy of Center for Sacramento History. Across the river in West Sacramento, the Bridge District has taken a similar path. Once home to rice mills and empty warehouses, this 188-acre stretch was reimagined starting in the early 2000s. West Sacramento embraced LEED-certified building standards before it was trendy, built walkable streets from scratch, and pushed for a public realm that felt intentional. Public space came early. [The Barn](https://drinkdrakes.com/places/the-barn/?ref=onsiteobserver.com), a large wooden pavilion that now serves as a beer garden and music venue, was one of the first landmarks to open. Adjacent to the venue is a community garden that hosts regular planting and harvesting nights led by local growers. Hundreds of homes have already been built—ranging from apartments and townhomes to live-work lofts—and thousands more are in the pipeline. New projects continue to fill in the gaps, following the bones of a plan laid out more than two decades ago. The River Walk trail ties it all together. It runs along the water's edge, connecting residential buildings with parks and public art, and offering uninterrupted views of Sacramento's skyline. On warm evenings, the Bridge District feels less like a new development and more like a neighborhood finally settling into itself. ### The Bridge District today ### Why this matters now There's no promise that any of these districts will unfold exactly as planned. Housing markets shift. Projects stall. Transit plans change. And communities don't grow just because someone poured concrete. But right now, Sacramento is standing on unusually fertile ground. Few cities get this much room to rethink themselves so close to their center. These districts, once overlooked, are now blank pages within walking distance of the Capitol. What's written there next could change how the city functions for decades. If the city gets this right, the next generation won't remember the Railyards, River District, or Bridge District for what they used to be. They'll know them simply as parts of the city. ### After decades of stalled dreams, Sacramento approves Railyards revival. URL: https://www.onsiteobserver.com/after-decades-of-stalled-dreams-sacramento-approves-railyards-revival/ Last updated: 2026-07-12T05:47:08.000Z For more than 40 years, the [Railyards ](https://railyards.com/?ref=onsiteobserver.com)sat dormant just north of downtown Sacramento—a vast industrial skeleton, too big to ignore and too costly to fix. This week, the city finally moved to break that cycle. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. On Tuesday, the Sacramento City Council unanimously approved a sweeping development deal that will bring a privately funded [soccer stadium](https://www.onsiteobserver.com/formal-review-begins-for-republic-fcs-proposed-stadium-in-sacramentos-railyards/), a restored Central Shops district, and hundreds of millions of dollars in new infrastructure to the long-vacant site. It was the culmination of years of political groundwork, environmental remediation, and hard bargaining—what Sacramento’s Interim City Manager Leyne Milstein described as a “marathon” passed through generations of local leadership. “We, staff, Council, and various development partners over time have been running a marathon, passing the baton for over 45 years to get to this point,” Milstein told the council. “It takes persistence, creativity, and flexibility to get hard things done.” At the heart of the deal is a new stadium for Sacramento Republic FC, now backed by the Wilton Rancheria tribe through its ownership of Indomitable Ventures. The 12,000-seat venue will be built on 14 acres east of 7th Street and is expected to host not only Republic matches but concerts and community events. It comes with a $220 million price tag—entirely covered by private investors. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Railyards-Stadium-Rendering-2021---2-.webp) Rendering by MANICA showcasing Sacramento Republic FC’s stadium at full buildout. But the stadium is just the spark. The broader agreement sets in motion long-promised features of the 2016 Railyards Specific Plan: adaptive reuse of the Central Shops buildings, new housing, retail, open space, and expanded transportation access. The city also approved the purchase of two key parcels near Sacramento Valley Station to accelerate the buildout of the region’s primary transit hub. Major development has already begun. Kaiser Permanente’s new hospital is under construction, expected to open by 2026\. The Tani Cantil-Sakauye Courthouse is nearing completion. The AJ, a mixed-use housing project, is underway, and the senior affordable Wong Center is complete. These projects, combined with Tuesday’s approvals, are helping to turn what was once an environmental liability into a high-density economic engine. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Railyards-Terrm-Sheet-11_12_24.jpg) Illustrative master plan of the Sacramento Railyards highlighting proposed land uses To finance what remains—an estimated $200 million in roads, sewers, parks, and public space—the council expanded the Railyards Enhanced Infrastructure Financing District (EIFD). The tool allows the city to reinvest a portion of future property tax growth from new development directly back into the area, replacing the defunct redevelopment model. “In the absence of redevelopment agencies, the Railyards is exactly the type of catalytic project the state envisioned for use of an EIFD,” Milstein said. “Some may call it a textbook case.” The full economic impact of the Railyards redevelopment is enormous. A recent analysis by Stantec and Economic Planning Systems projects over 13,500 on-site jobs and more than 23,000 total jobs across Sacramento County when indirect effects are included. Total economic output is expected to exceed $4.4 billion annually, with more than $2.1 billion in wages. The stadium construction alone will support more than 1,100 jobs and draw over a million visitors each year—driving activity in hotels, restaurants, and retail throughout downtown. The Central Shops, once the largest railroad maintenance complex west of the Mississippi, are slated for adaptive reuse. The first project, the Paintshop, will become a 3,600-capacity entertainment venue. The goal, city leaders say, is to honor the industrial legacy while shaping a new cultural and commercial district. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Railyards-View06-Aerial-001.webp) Architectural rendering illustrates the reimagined Central Shops at Sacramento’s Railyards. “This is just such a big day for the city,” said Marco Gonzalez, senior development project manager. “I’m a Sacramentan born and raised, and I love the Railyards.” Not everyone focused on the stadium. Mayor Pro Tem Eric Guerra reminded attendees that the project has broader meaning: “Today’s meeting is not about soccer,” he said. “It is about how we grow, with the original people of this land, in their own ancestral tribal lands.” Developers will front the cost of infrastructure and be reimbursed over time through revenue generated by the EIFD. The city also expects to recover its $14 million purchase of two parcels near Sacramento Valley Station. Officials noted that the stadium agreement includes a 45-year non-relocation clause and nearly $16 million in community benefits, including youth programs, field upgrades, and public access to open space. Construction on both the stadium and the Central Shops venue is expected to begin later this year, with openings targeted for 2027\. For many at City Hall, the vote marked more than a development milestone—it was a turning point in Sacramento’s long effort to reclaim the Railyards and integrate it into the life of the city. ### Railyards Video ### $600 Million Bet on Wastewater: Sacramento’s boldest water project yet. URL: https://www.onsiteobserver.com/600-million-bet-on-wastewater-sacramentos-boldest-water-project-yet/ Last updated: 2026-07-12T05:48:21.000Z In the fields south of Elk Grove, where groundwater pumps have long been lifelines for farmers, a new kind of water is coming — not from wells or rivers, but from the region's sewers. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Along Franklin Boulevard, excavators claw through dirt, traffic detours snake past trenching zones, and the clang of pipeline construction has replaced the hum of daily commuting. Beneath it all, workers are installing the backbone of what will become California's largest agricultural water recycling system. It's called the [Harvest Water Program](https://www.sacsewer.com/harvest-water-construction-updates/?ref=onsiteobserver.com), a nearly $600 million infrastructure project designed to deliver treated wastewater from Sacramento's sewer system to more than 16,000 acres of farmland and habitat in the county's southernmost area. Up to 50,000 acre-feet of recycled water will move through the system each year — roughly 16 billion gallons, or enough to fill 24,000 Olympic swimming pools. That's also about the annual water use of every home in Elk Grove, multiplied by three. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/HW-Delivery-Area-Map_Sep-2024.png) Map showing the planned recycled water delivery area for the Harvest Water Project. Provided by SacSewer. Construction on the Harvest Water pipeline began in early 2024 and is on track to be operational in 2027\. As of late May, more than 67% of the pipelines have already been installed, according to the [Sacramento Area Sewer District](https://www.sacsewer.com/?ref=onsiteobserver.com), which is leading the project. "The Harvest Water system is expected to begin delivering recycled water to agricultural users in 2027," SacSewer said in a written statement. "The rollout of water deliveries is planned to occur in phases, ensuring a smooth transition and allowing for adjustments based on user feedback and system performance." Already, residents and commuters in Elk Grove and the surrounding rural communities are feeling the impact. Twin Cities Road east of Bruceville Road will remain closed from early June through late July, while Franklin Boulevard between Point Pleasant and Core Roads is expected to stay shut through early June. In Elk Grove, all lanes on the east side of Franklin Boulevard between Laguna and Elk Grove boulevards are closed, with two-way traffic redirected to the west side — a detour expected to last through the end of 2025. Meanwhile, greenbelt areas near Ehrhardt Channel have become active construction zones, staging heavy equipment and pipe segments. Residents have also been warned of seasonal noise disruptions like pile driving and sheet pile removal, which are expected to continue into the warmer months. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/06/Harvest-Water-Active-Construction-Updated-05.29.2025-1-1588x2048.png) Map of active construction as of June 1, 2025\. Provided by SacSewer. The project is funded through a combination of state, federal, and local sources. More than $290 million is coming from Proposition 1, California's statewide water storage investment program. An additional $30 million is backed by the U.S. Bureau of Reclamation's Title XVI reuse initiative. The rest is supported by regional partners and loans. Project leaders say the purpose is straightforward: take highly treated wastewater that would otherwise be discharged into the Sacramento River and instead use it to irrigate crops, recharge groundwater, and support fragile wildlife habitats that depend on water year-round. The stakes are high. Southern Sacramento County has seen steady groundwater depletion in recent decades, and a state law requiring local agencies to manage and replenish aquifers — the Sustainable Groundwater Management Act — is looming. The project could eventually help recharge up to 370,000 acre-feet of groundwater—about one-third the capacity of Folsom Lake. According to the Sacramento Area Sewer District, the recycled water will also support more than 5,000 acres of habitat, including roosting grounds for Sandhill cranes and nesting areas for Swainson's hawks and other protected species. It's a rare example of a large-scale water project that appears to serve both agriculture and the environment — without forcing a choice between them. While recycled water has long been used in places like San Diego and the Bay Area, this scale of delivery — into open rural land — is relatively new for the Sacramento region. "We're actively engaging with local growers through workshops, field visits, and one-on-one outreach to build confidence in the use of recycled water and address questions related to water cost, reliability, and quality," the agency said. "Recycled water must meet stringent regulations designed to protect public health and the environment." If all goes as planned, by 2027, Sacramento's wastewater will no longer end its journey at the river's edge. Instead, it will head south — under farm fields, past country roads, and into a system built not to discard it, but to use it again. ### Harvest Water Project Construction Video. ### CARTA approves dynamic pricing model for Sacramento Region’s first toll lanes. URL: https://www.onsiteobserver.com/carta-approves-dynamic-pricing-model-for-sacramento-regions-first-toll-lanes/ Last updated: 2026-07-12T05:48:48.000Z _This post is for paying subscribers only._ ### The Capital SouthEast Connector: A partial revival of Sacramento’s forgotten beltway. URL: https://www.onsiteobserver.com/the-capital-southeast-connector-a-partial-revival-of-sacramentos-forgotten-beltway/ Last updated: 2026-07-13T00:16:54.000Z In the decades following World War II, Sacramento's future appeared destined to unfold along an ambitious web of highways. City planners and state engineers envisioned a comprehensive network of beltways, bypasses, and expressways designed to accommodate the capital's postwar growth and transform it into a well-connected modern metropolis. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. By the early 1990s, however, many of these grand plans had been scrapped, defunded, or erased from state maps. Freeway proposals such as State Routes 143, 148, 244, and 102 faded into obscurity, leaving behind only fragments—short highway stubs, outdated interchanges, and phantom rights-of-way. Today, one project stands as a partial revival of that forgotten vision: the[ Capital SouthEast Connector.](https://connectorjpa.com/?ref=onsiteobserver.com) In the late 1950s and early 1960s, planners envisioned a full outer loop around Sacramento, mirroring the beltways of other major American cities. This loop was intended to relieve downtown congestion and guide suburban expansion. Among the proposed routes: State Route 65 would run north-south along the eastern edge, connecting Roseville to Bakersfield; Route 148 would arc east of the city from Elk Grove to Folsom; Route 102 would stretch northeast toward Auburn; and Route 143 would connect Franklin Boulevard to Highway 50 near Rancho Cordova. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/The_Sacramento_Bee_1972_10_04_28.jpg) Map featured in a 1972 Sacramento Bee article illustrating Sacramento’s unbuilt freeway network, including proposed Routes 102, 143, 148, 244, and 65\. Dotted lines show planned alignments that were never completed or adopted into the state highway system. According to archival Sacramento Bee reports from the late 1950s through the 1980s, state and local agencies actively studied, mapped, and acquired rights-of-way for several of these corridors. Some early construction began—such as segments of Routes 244 and 143—but mounting public opposition, budget shortfalls, environmental concerns, and shifting political winds ultimately stalled progress. The energy crisis of the 1970s and the anti-growth sentiment of the 1980s led regional policymakers to move away from freeway expansion. Even as the city's footprint continued to sprawl, the highway framework meant to support it never materialized. Suburban growth pushed east and south into areas left underserved by freeways. Surface streets like Sunrise, Hazel, and Florin—never designed to handle regional traffic volumes—became de facto arteries, straining under increasing demand. Fast forward to the 21st century, and a piece of the original beltway concept is finally materializing. The [Capital SouthEast Connector ](https://www.onsiteobserver.com/derek-minnema-discusses-the-34-mile-southeast-connector-linking-elk-grove-rancho-folsom/)is a planned 34-mile expressway linking Interstate 5 near Elk Grove to Highway 50 in El Dorado Hills. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/SouthEast-Connector.png) Map showing the Capital SouthEast Connector alignment along Kammerer Road, Grant Line Road, and White Rock Road. Led by the Connector Joint Powers Authority—a coalition of Sacramento County, El Dorado County, Elk Grove, Rancho Cordova, and Folsom—the project aims to bypass downtown congestion while connecting suburban communities, freight corridors, and future growth areas. Today, it is recognized as the southern leg of the beltway envisioned more than half a century ago. The project gained early traction thanks to strong public support. In 2004, Sacramento County voters approved Measure A, a half-cent sales tax for transportation improvements. The Connector was the only road project named in the ballot language, signaling its prominence. Despite this mandate, the project has received only a small share of the funding. Of the $2 billion raised by Measure A, less than 2 percent—approximately $43 million—has gone toward the Connector. Planners have relied on leveraging these limited funds to attract state and federal grants. To date, approximately eleven miles of the expressway have been completed, including significant upgrades to Kammerer Road and White Rock Road, a new interchange at Highway 99, and rail grade separations. An additional nine miles are in final design, with openings anticipated by 2030. Still, the project's future is uncertain. In 2016, the Sacramento Area Council of Governments (SACOG) removed a key segment from its regional transportation plan, jeopardizing eligibility for future funding. The decision reflected a broader shift in planning priorities toward infill development, public transit, and walkable urban spaces. Yet supporters argue that the Connector aligns with these modern values. It incorporates multimodal features, preserves open space, and enhances safety for freight and commuter traffic alike. The project has garnered bipartisan backing from elected officials, tribal nations, business coalitions, and public safety agencies. Its economic impact is also compelling, providing critical links between job centers, industrial zones, and growing residential areas in the region's southeastern corridor. While Sacramento's original freeway plans may belong to a bygone era of mid-century optimism, the Capital SouthEast Connector offers a glimpse into what might have been—and what could still be achieved with coordinated leadership and regional investment. In an era of resurging interest in infrastructure, the Connector is a rare attempt to fulfill a vision more than 60 years in the making. While it won't complete the entire beltway once planned around the city, it revives part of that legacy. ### SouthEast Connector Map ### Twelve Bridges retail project in Lincoln moves forward, groundbreaking targeted for 2026. URL: https://www.onsiteobserver.com/twelve-bridges-retail-project-in-lincoln-moves-forward-groundbreaking-targeted-for-2026/ Last updated: 2026-07-12T05:49:45.000Z _This post is for paying subscribers only._ ### Formal review begins for Republic FC’s proposed stadium in Sacramento’s Railyards. URL: https://www.onsiteobserver.com/formal-review-begins-for-republic-fcs-proposed-stadium-in-sacramentos-railyards/ Last updated: 2026-07-12T05:50:22.000Z _This post is for paying subscribers only._ ### High-rise plans in doubt for Sacramento’s Lot X. URL: https://www.onsiteobserver.com/high-rise-plans-in-doubt-for-sacramentos-lot-x/ Last updated: 2026-07-13T00:17:59.000Z It was supposed to be a skyline-defining moment for Sacramento — a pair of gleaming towers rising above Capitol Mall, bringing hundreds of homes and a bold new future to a long-empty lot. But nearly four years later, Lot X remains what it’s always been: a parking lot with potential. The developer has now scrapped the plan and put the land back on the market. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. [Southern Land Company](https://southernland.com/?ref=onsiteobserver.com), the Tennessee-based firm that bought the site from the Sacramento Kings in 2021 for $16.75 million, has listed the property for sale — signaling a clear abandonment of its high-rise project. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/201_N-ST_PLANSkjk.jpg) Rendering provided by Southern Land Company featuring proposed mixed-use development at 201 N Street, Sacramento, CA 95814. The company had pitched an ambitious two-tower development with approximately 430 rental units, ground-floor retail, and a parking structure — what would have been the city’s first high-rise apartment complex. But those plans never made it past the entitlement phase. By mid-2024, the City of Sacramento had paused its review of the project due to inactivity. Last week, it was officially announced that the 2.6-acre parcel at 201 N Street is back on the market, listed for $19.95 million by [Turton Commercial Real Estate](https://my.rcm1.com/handler/modern.aspx?pv=tkQDhayo%5FVuEokb4%5FmoPc8MTBFFAEhSJoYa48WjmBjk&ref=onsiteobserver.com#%5Ftop). The search is once again on for a developer with both the vision and financial backing to succeed where two previous efforts have fallen short. Lot X has long been considered one of downtown Sacramento’s most valuable blank canvases. Tucked between the Tower Bridge and the Capitol, and flanked by Crocker Park and the city’s civic district, it’s been touted as a natural anchor for urban revitalization. City leaders once called it the “gateway to downtown.” Despite the prime location and permissive zoning — with no height limits and potential for high-density development — no project has come to fruition. Lot X was once part of the grand redevelopment strategy tied to the Golden 1 Center and Downtown Commons. The Kings themselves held it for years, branding it “Lot X” and floating their own vague ideas before selling it off. Southern Land’s initial 2021 proposal included a 32-story residential tower and an 80,000-square-foot office building. In 2022, the plan was revised to feature a 26-story glass tower, a 14-story mass timber building, and a row of townhomes facing Crocker Park. Renderings showed rooftop terraces, ground-floor cafés, and the beginnings of a more vertical Sacramento. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/201_N-ST_PLANS.jpg) Rendering provided by Southern Land Company featuring proposed mixed-use development at 201 N Street, Sacramento, CA 95814. But in the end, the project became a casualty of shifting market conditions — rising interest rates, higher construction costs, and a cooling investor appetite for luxury rentals outside the nation’s top-tier downtowns. Southern Land never broke ground. Now, the site is left where it started — with a surface lot, a set of architectural drawings, and a familiar sense of uncertainty about downtown’s evolution. ### Lot X Location ### Gibson Drive Apartments rise along Highway 65 in Roseville. URL: https://www.onsiteobserver.com/gibson-drive-apartments-rise-along-highway-65-in-roseville-2/ Last updated: 2026-07-12T05:51:12.000Z Travelers driving along Highway 65 near the Galleria Boulevard exit in Roseville can now catch a clear view of multi-story apartment buildings taking shape just west of the freeway. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Known as the Gibson Drive Apartments, the project is the largest affordable housing development in Roseville. It broke ground in June of last year and has been steadily progressing toward its goal of delivering 356 new units for families earning between 30% and 80% of the area median income. Located at 540, 556, 564, 572, and 580 Gibson Drive, the development is spearheaded by Roseville Affordable Developer, LLC—a joint venture involving [Pacific Housing Inc](https://pacifichousing.org/?ref=onsiteobserver.com). and[ Shea Properties](https://sheaproperties.com/?ref=onsiteobserver.com). Once complete, Gibson Drive Apartments will feature 18 residential buildings on 19.5 acres, with units consisting of one-, two-, and three-bedroom layouts ranging from 650 to 1,150 square feet. Amenities will include a community pool, fitness center, outdoor communal spaces, and 622 parking spaces. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/Gibson-Dr-Apartments.jpg) Gibson Drive Apartments site map provided by TLA Engineering and Planning. Prior to construction, the project required an extensive set of approvals, including a General Plan Amendment, a Specific Plan Amendment to the North Central Roseville Specific Plan, a rezoning of the site from Business Professional to High-Density Residential, and a Development Agreement with the city. The Development Agreement outlined two financing options: a fully affordable project or a self-financed project with a minimum of 20% of the units designated for lower-income households. The project received over $70 million in tax credit bond allocations from the State of California, allowing it to proceed as a fully affordable housing initiative. The project site sits adjacent to the Shea Center office complex and is just north of the Galleria Mall and Interstate 80, placing it in one of Roseville’s most accessible corridors. Construction is expected to continue through 2025, with the first units anticipated to be available for occupancy in early 2026. ### Gibson Drive Apartments Video ### Warehouse demolished for affordable housing on R Street. URL: https://www.onsiteobserver.com/warehouse-demolished-for-affordable-housing-on-r-street/ Last updated: 2026-07-12T05:51:38.000Z _This post is for paying subscribers only._ ### Southbound deck teardown begins on Business 80’s American River Bridge overhaul. URL: https://www.onsiteobserver.com/southbound-deck-teardown-begins-on-business-80s-american-river-bridge-overhaul/ Last updated: 2026-07-12T05:52:07.000Z The American River Bridge deck replacement project is now in its third and final stage, with crews currently demolishing the existing concrete deck on the southbound lanes. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Construction on the $216 million project began in early 2022\. The first stage involved building a new substructure to support widening the bridge by approximately 54 feet to the east and adding a 14-foot-wide bike trail linking to existing trails. This widening allowed traffic to continue flowing smoothly, maintaining three lanes in each direction throughout construction. The project is a collaboration between [Caltrans](https://dot.ca.gov/?ref=onsiteobserver.com) and [American River Constructors](https://www.graniteconstruction.com/?ref=onsiteobserver.com)—a joint venture of Granite Construction and California Engineering Contractors. After completing stage one, the newly built section opened to traffic. Crews then began stage two by closing the three middle lanes for construction. Stage two wrapped up earlier this year, and those lanes have since reopened to traffic. Crews have now shifted to the final stage, which focuses on the remaining three southbound lanes and construction of the new bike path connection on the south side. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/Business-80-American-River-Bridge-Project.png) Aerial view of the Business 80 American River Bridge during southbound deck demolition, alongside Caltrans staging diagrams showing each construction phase and the bridge’s final configuration. The bridge spans the American River along State Route 51, between the Union Pacific Railroad underpass near B Street and Exposition Boulevard, and carries more than 90,000 vehicles daily. Originally constructed in 1954 and widened in 1965, the structure has since developed severe cracks running across its width and along its length, prompting a full replacement of the deck. The new deck will be approximately 1.25 inches thicker than the existing one. Once completed, the bridge will feature three lanes in each direction with wider inside and outside shoulders, along with a dedicated bike and pedestrian path. Caltrans expects construction to be completed by early 2026. ### American River Bridge Project Video ### Whitney Ranch retail center in Rocklin enters vertical construction phase. URL: https://www.onsiteobserver.com/whitney-ranch-retail-center-in-rocklin-enters-vertical-construction-phase/ Last updated: 2026-07-12T05:52:26.000Z _This post is for paying subscribers only._ ### Construction progresses on Mosquito Bridge in El Dorado County, now 87% complete. URL: https://www.onsiteobserver.com/construction-progresses-on-mosquito-bridge-in-el-dorado-county-now-87-complete/ Last updated: 2026-07-12T05:52:53.000Z **Editor’s Note (May 2, 2025 ):* Following publication, Brian Franklin, El Dorado County’s senior civil engineer, clarified that while the project is approximately 87% complete in terms of working days, it is around 70% complete in terms of budget. The project remains fully funded through the federal Highway Bridge Program.* --- Construction on the Mosquito Bridge replacement project continues to advance as crews and contractors reach a major milestone this spring, according to the April 2025 construction update from El Dorado County. Now nearly 87% complete in terms of working days, the project has moved into a critical new phase: building the bridge's superstructure segments.. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Since breaking ground in July 2022, the new 1,200-foot-long span has steadily taken shape over the South Fork of the American River, replacing the aging and narrow timber suspension bridge built in 1939\. The $93 million project, funded through the federal Highway Bridge Program, was awarded to [Shimmick Construction.](https://shimmick.com/?ref=onsiteobserver.com) Recent work through March and April of this year has focused on installing and pouring the upper stem and diaphragm concrete at both Pier 2 and Pier 3—massive vertical supports rising from the steep canyon walls. These pours follow months of intricate formwork, rebar installation, thermal control preparation, and falsework dismantling. On April 23, Pier 3’s upper diaphragm concrete was successfully placed, with Pier 2 scheduled for final placement on May 2\. With these pier table components nearly complete, crews are now preparing to assemble the bridge’s form travelers—movable scaffolding that allows builders to construct the bridge segment by segment outward from the piers. This method, known as balanced cantilever construction, is essential for spanning such a deep and rugged gorge. ### Mosquito Bridge Construction Video To support the next phase of construction and ensure public safety, El Dorado County has announced a 10-week road closure on Mosquito Road at the project gates from May 27 to August 3, 2025\. During this time, crews will perform drainage work, monthly crane inspections, and multiple concrete pours for the bridge’s north superstructure segments. Traffic will be rerouted via Rock Creek Road, as intermittent closures and equipment staging are expected throughout the summer. Initially expected in late 2025, the bridge is now projected for completion in March 2026, according to the latest county update. Once open, it will provide a modern, two-lane crossing with full load capacity—critical for residents in the Mosquito and Swansboro communities who have long relied on the one-lane wooden bridge with its 5-ton weight limit. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/05/mosquito-rd-old-to-new_1200xx3072-2304-512-0.jpg) Rendering by El Dorado County showcasing the new bridge alongside the existing structure connecting the Mosquito and Swansboro communities. El Dorado County plans to preserve the historic bridge for pedestrian and bicycle access after the new span opens, maintaining a physical link to the region’s Gold Rush–era infrastructure. ### Mosquito Bridge Location ### CaliBunga Water Park at Cal Expo faces new timeline, pushed to 2027. URL: https://www.onsiteobserver.com/calibunga-project-at-cal-expo-faces-new-timeline-pushed-to-2027/ Last updated: 2026-07-12T05:53:15.000Z _This post is for paying subscribers only._ ### Citrus Heights rejects Conrad's Sunrise Mall redevelopment amendment. URL: https://www.onsiteobserver.com/citrus-heights-rejects-conrads-sunrise-mall-redevelopment-amendment/ Last updated: 2026-07-13T00:22:14.000Z Months after unveiling a revised plan for Sunrise Mall, [Ethan Conrad Properties](https://ethanconradprop.com/?ref=onsiteobserver.com) appeared before the Citrus Heights City Council to present its official vision for reviving the long-neglected and now nearly abandoned retail center. What followed was an intense and, at times, combative meeting that felt more like stepping into a lion’s den than a standard planning session, as councilmembers and residents alike voiced strong opinions on the mall’s future. Ethan Conrad Properties, which currently owns 25 acres of the Sunrise Mall site and is in escrow to acquire an additional 50 acres, introduced a [redevelopment proposal](https://www.onsiteobserver.com/ethan-conrad-properties-unveils-fresh-vision-for-sunrise-mall-in-citrus-heights/) last year that envisions dividing the property into distinct, functional zones while preserving and renovating the existing structure. The plan outlines space for big-box retailers like Home Depot and national chains such as In-N-Out Burger and Chick-fil-A. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Sunrise-Tomorrow-Presentation-2025-02-24-low-res--1-.jpg) Site plan by Ethan Conrad Properties outlining the proposed amendment known as Sunrise Tomorrow Evolution. The vision contrasts sharply with the city’s official redevelopment plan, known as the Sunrise Tomorrow Specific Plan, which was adopted in 2021\. The city’s plan calls for a complete reimagining of the 100-acre mall site into a mixed-use urban village anchored by a walkable main street. The proposal allows for up to 2,200 residential units, 480 hotel rooms, nearly one million square feet of commercial space, and 320,000 square feet of retail. It has an estimated cost of $818 million and is expected to take at least 20 years to complete. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Sunrise-Tomorrow-Plan.jpg) An illustrative rendering of the city's proposed Sunrise Tomorrow Plan. Although Wednesday night’s meeting was not a formal project hearing, it served as an informal review of Ethan Conrad Properties’ preliminary application. By the end of the session, the City Council faced three options: allow the applicant to proceed with a formal Specific Plan Amendment as proposed, reject the idea entirely, or request a revised version. After nearly five hours of discussion and public input, the Council ultimately decided it was not interested in moving forward with a formal amendment to the Sunrise Tomorrow plan. Much of the public comment reflected strong community support for sticking with the original vision. Residents praised the city’s comprehensive outreach process and urged councilmembers not to abandon the ambitious mixed-use plan developed through years of engagement. “What’s missing is a place to gather. We don’t have that same place to gather as we once did,” one speaker said during the meeting. Ethan Conrad, however, emphasized his track record in successful commercial redevelopment and argued that his proposal is grounded in economic reality. “I don’t control tenant demand,” he said, noting that the market for traditional office or medical space has dropped significantly. He described Home Depot as a necessary anchor tenant and called the drive-thrus and retail mix a pragmatic response to what the market can support today. “What we want to do with the Sunrise Tomorrow property is improve it,” said Conrad, “to make it a better property that’s economically viable, which would then benefit the city of Citrus Heights—not only as a benefit to residents, but also in terms of tax revenue.” Representatives from In-N-Out Burger, Home Depot, and Judy’s Cleaners also attended the meeting, voicing support for the plan and citing its potential to generate jobs and attract long-term investment. Still, councilmembers raised concerns about whether the proposed uses aligned with the city’s long-term goals. “We have a responsibility to get as close to that vision as possible,” Councilmember Middleton said, referring to the original plan. “We deserve a project that matches the unique determination and grit of this community.” Given the Council’s decision, it’s unclear what next steps Ethan Conrad Properties plans to take. When Councilmember Nelson asked Conrad whether he would still proceed with purchasing the remaining 50 acres if the amendment was denied, Conrad responded candidly: “If the specific plan amendment was not approved, I would not buy the 50 acres.” ### Sunrise Mall Video ### Placer County looks to federal grant and tolling strategy for Highway 65 expansion. URL: https://www.onsiteobserver.com/placer-county-looks-to-federal-grant-and-tolling-strategy-for-highway-65-expansion/ Last updated: 2026-07-12T05:54:04.000Z After the narrow defeat of [Measure B](https://www.roseville.ca.us/government/2024%5Fsouth%5Fplacer%5Ftraffic%5Frelief%5Fmeasure%5Fb?ref=onsiteobserver.com) in November 2024, Placer County officials are actively pursuing alternative funding avenues to address critical transportation infrastructure needs in the region. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Measure B was a proposed half-cent sales tax intended to generate approximately $1.58 billion over the following 30 years for improvements to roads and highways in Roseville, Rocklin, and Lincoln. Although it received nearly 64% support from voters, it did not achieve the two-thirds majority needed for approval.​ Measure B's primary objective was to reduce traffic congestion and improve transportation infrastructure in the rapidly growing South Placer area. It focused on widening Highway 65, improving the I-80/65 interchange, and building Placer Parkway to connect Highway 65 to Highway 99\. The financing plan also included widening Baseline Road, repairing local streets in Roseville, Rocklin, and Lincoln, and expanding public transit, bike lanes, and pedestrian infrastructure to support future growth. Following the failure of the sales tax measure, the [Placer County Transportation Planning Agency](https://www.pctpa.net/?ref=onsiteobserver.com) has signaled that some road improvement projects may be paused indefinitely, while others will need to be reimagined. During a [February board meeting](https://youtu.be/v0ckNhsYhSM?t=3584&ref=onsiteobserver.com), Matt Click, the executive director of the Placer County Transportation Planning Agency, announced that an application had been submitted for a federal grant known as the [BUILD Grant Program](https://www.transportation.gov/BUILDgrants?ref=onsiteobserver.com), seeking $22 million. If approved, the funding will help finance Phase 1 of the Highway 65 widening project, which aims to add a third lane through the most congested part of southbound Highway 65 between Blue Oaks Blvd and Galleria Blvd, and also add an auxiliary lane between Pleasant Grove Blvd and Galleria Blvd. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Placer-County-Meeting.jpg) Image from the Executive Director's Report at the PCTPA Board Meeting, showing Phase 1 of the Highway 65 widening project, which could benefit from a BUILD Grant. The full scope of the widening project stretches from Galleria Boulevard to Twelve Bridges Drive in Lincoln and includes multiple auxiliary lanes, general-purpose lanes, and high-occupancy vehicle lanes. But without Measure B funding, Click said during the meeting that future phases of the project may be scrapped altogether. Click urged the board to embrace a reimagined approach to tackling congestion on Highway 65\. "We've got to move on, we've got to pivot, and we have to talk about what we can afford," he said. He also emphasized that even if the sales tax measure had passed, it wouldn't have fully funded the widening project. Instead, the tax revenue would have served as a dedicated local source to "match" state and federal funds—a requirement to unlock additional transportation dollars. During a [March board meeting](https://youtu.be/ttjgV0jbVpM?t=4521&ref=onsiteobserver.com), Click stated that the agency is actively working with Caltrans District 3 through a series of workshops to discuss the future of Highway 65\. He noted that the Placer County Transportation Planning Agency is preparing a Project Initiation Document (PID) to evaluate the addition of toll express lanes in the highway's median as part of a reimagined strategy to address congestion. "The big question is, what do we do moving forward when we want to expand from four general-purpose lanes to six—pushing the corridor inward? What we'd like to evaluate with the PID is the potential for the two inner lanes between Galleria and Lincoln to operate as tolled express lanes," said Click during the meeting. The announcement of toll express lanes comes as no surprise, given that Matt Click serves on the board of the newly established Capital Area Regional Tolling Authority ([CARTA](https://www.captollauthority.org/?ref=onsiteobserver.com)), representing the Placer County Transportation Planning Agency. Formed in 2024, CARTA is a joint powers authority created to oversee tolling infrastructure across the region. CARTA, in partnership with Caltrans District 3 and the Yolo Transportation District, is currently advancing a [17-mile project](https://www.onsiteobserver.com/sacramento-region-on-the-fast-track-to-toll-lanes/) between Dixon and Sacramento that will introduce the region's first toll lanes. The project will widen Interstate 80 from six to eight lanes, aiming to alleviate congestion along one of Northern California's busiest commuter corridors. The reimagined approach for Highway 65 appears to mirror this model—shifting from traditional freeway widening to a managed lanes strategy that relies on dynamic tolling to maintain traffic flow. "There's absolutely no more time to wait, and that's why we are going to move forward with a PID to look at express lanes," said Click during the March meeting. The PID is expected to be completed by fall of this year. ### Construction underway in Natomas Panhandle as first homes take shape. URL: https://www.onsiteobserver.com/construction-underway-in-natomas-panhandle-as-first-homes-take-shape/ Last updated: 2026-07-12T05:54:22.000Z _This post is for paying subscribers only._ ### Sacramento Region on the fast track to toll lanes. URL: https://www.onsiteobserver.com/sacramento-region-on-the-fast-track-to-toll-lanes/ Last updated: 2026-07-12T05:54:47.000Z For residents living in the Sacramento region, the question of whether toll lanes will be implemented is no longer a matter of if, but when. Construction is expected to begin this month on the [Yolo 80 Corridor Improvements Project](https://dot.ca.gov/caltrans-near-me/district-3/d3-projects/d3-i80-corridor-improvements?ref=onsiteobserver.com), which will widen Interstate 80 from six to eight lanes between Kidwell Road in Dixon and West El Camino Avenue in Sacramento. The 17-mile project marks the introduction of the region’s first toll lanes and includes additional express lanes on U.S. Highway 50 between the I-80/US-50 split in West Sacramento and the I-5/US-50 interchange in Sacramento. ### Yolo 80 Corridor Improvements Project Map These express lanes will be free for carpools with three or more people and for buses, while solo drivers will have to pay a toll using a FasTrak transponder. The California Transportation Commission approved $105 million for Phase 1 of the project in May 2024\. Another $86 million in federal funds was secured in 2021 to support construction. The total project cost is estimated at $465 million. Alongside state funding, the project’s environmental documentation was certified last year, and the [Capital Area Regional Tolling Authority](https://www.captollauthority.org/?ref=onsiteobserver.com) (CARTA) was officially granted authority to charge tolls in the new lanes. CARTA is a joint powers authority formed in 2024 to oversee tolling infrastructure in the region. It was created by the [Sacramento Area Council of Governments](https://www.sacog.org/home?ref=onsiteobserver.com), the [Yolo Transportation District](https://yolotd.org/planning-projects/freeway-roads/?ref=onsiteobserver.com), and Caltrans District 3\. The CARTA Board includes five voting directors—two from SACOG, two from YoloTD, and one from Caltrans District 3—as well as three non-voting members from other regional transportation agencies. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. With CARTA’s structure now in place, regional officials are moving quickly to finalize tolling operations. In late 2024, YoloTD awarded a $1.77 million contract to [Silicon Transportation Consultants](https://www.silicontc.com/?ref=onsiteobserver.com) for tolling advance planning, with work underway on key elements like technical system design, procurement planning, traffic modeling, and equity assessments. A formal bid to build the toll system is expected to go out this summer. CARTA is now developing the operational framework for the new system and plans to finalize its full tolling policy later this year. According to the latest CARTA board meetings, one challenging part of the project is the Yolo Causeway—the raised stretch of I-80 over wetlands between Davis and Sacramento. It’s known for being a traffic bottleneck and presents structural challenges for installing tolling infrastructure. The current open-access design lacks intermediate toll read points, making enforcement nearly impossible over that span and raising fears of revenue leakage and increased toll violations. Officials estimate revenue leakage on the Causeway could reach 10% to 15% without toll readers or better enforcement. To address that, planners are considering different options, such as using plastic pylons, painted stripes, or even concrete barriers to prevent drivers from switching lanes to dodge tolls. However, adding those features could increase costs and would require design approval. *I-80/Yolo Bypass Video (taken on 6/18/2024)* Outside the Causeway, the plan includes 14 tolling points—eight eastbound and six westbound—along the 17-mile corridor. The system is being designed with dynamic pricing in mind, adjusting tolls based on demand to maintain consistent travel times. The traffic and revenue analysis now underway will help shape those pricing models and forecast how much revenue the project might generate. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Yolo-80-Proposed-Configuration.png) Illustration by YoloTD showing the 14 tolling points along the 17-mile Yolo 80 Corridor Improvements Project. If this project proves successful, it could lead to more toll lanes in the Sacramento region. Another project, known as “[Sac 5](https://dot.ca.gov/caltrans-near-me/district-3/d3-projects/d3-sac-5-managed-lanes?ref=onsiteobserver.com),” is being planned for Interstate 5 from downtown Sacramento to the Natomas area near the airport. That project is still in the early design phase, with construction planned for 2028. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Job4645webcollagev3.jpg) Image by Caltrans showcasing the map of the Sac 5 project, which proposes adding one managed lane in each direction on I-5 from downtown Sacramento to the Natomas area near the airport. The Yolo 80 Corridor Improvements Project is being pitched as a transportation upgrade that will help manage congestion by encouraging ridesharing, supporting public transit, and giving drivers and riders more efficient ways to move through the corridor. CARTA hosts monthly board meetings where the public is encouraged to attend, learn about the latest developments, and share feedback. Public comment is welcomed during the meetings or can be submitted in writing ahead of time. As the region prepares for a new era of tolling, these meetings offer residents a direct opportunity to help shape the policies and priorities of the Sacramento area’s future express lane network. CARTA Board Meeting Schedule: [https://www.captollauthority.org/board-meetings](https://www.captollauthority.org/board-meetings?ref=onsiteobserver.com) ### Sky River Casino expansion in Elk Grove moves full steam ahead. URL: https://www.onsiteobserver.com/sky-river-casino-expansion-in-elk-grove-moves-full-steam-ahead/ Last updated: 2026-07-12T05:55:56.000Z _This post is for paying subscribers only._ ### Rancho Cordova Planning Commission advances Mills Crossing Project despite concerns. URL: https://www.onsiteobserver.com/rancho-cordova-planning-commission-advances-mills-crossing-project-despite-concerns/ Last updated: 2026-07-12T05:56:18.000Z Last week, the Rancho Cordova Planning Commission held a public meeting to deliberate the future of the Mills Crossing project, a proposed mixed-use development poised to transform a 9.85-acre site along Folsom Boulevard. After three hours of lively discussion and a spectrum of community feedback, the commission voted 4-2 to recommend the project to the City Council for further review. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The Mills Crossing project, situated between La Loma Drive and Paseo Drive within the Mather Mills Opportunity Area, aims to create a compact, urban, and pedestrian-friendly hub. The plan includes subdividing the site into seven parcels to accommodate three community-commercial buildings, public open space, and surface parking. These buildings are designed for diverse uses, including office space, community health clinic, flexible theater, and an event hall. ### Mills Crossing Site Location The project also includes a residential component but is not the primary focus of the current entitlement phase. Instead, it's treated as a future development phase that will undergo separate review and entitlement processes. The meeting, held on March 26, unfolded with a detailed staff presentation followed by insights from the project team. The presentation highlighted the project's evolution since 2017, shaped by extensive community outreach, including workshops, surveys, and visioning sessions. Renderings showcased modern architecture with artistic elements, such as public art murals and large windows, alongside 2.5 acres of open space featuring a plaza and a wellness loop. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/54a7023b-0be1-84b5a-b1df-fa51a54a2cf9-1.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/54a70923b-0be1-4b5a-b1df-fa51a54a2cf9.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/54a7023b-0b5re1-4b5a-b1df-fa51a54a2cf9.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/54a7023b-0be19-4b5a-b1df-fa51a54a2cf9.jpg) Renderings of the proposed Mills Crossing Project by LPA Rios and Griffin Swinerton. Public comment revealed a divide in community sentiment. Supporters, like Michelle Hill, executive director of NorCal Arts and a Rancho Cordova resident, praised the project's potential to foster a creative economy. "I can just visualize the artistic and community engagement — theater, dance, and music classes for children, adults, seniors, and veterans," Hill said, highlighting the economic benefits of arts-driven development. She noted that in Sacramento County, the nonprofit arts sector generates over $241 million in annual spending, a figure she believes Mills Crossing could amplify. Critics, however, voiced concerns about practicality and scale. Jim Garcia, a Lincoln Village resident, questioned the site's location and parking provisions, suggesting a more central spot like International Drive and Sunrise Boulevard. "It's a ten-acre site in the extreme west corner of the city," Garcia said. "I'd like you to take a realistic view from your technical expertise and see if it makes sense." Melanie Freer, representing the Rancho Cordova River City Concert Band, highlighted logistical challenges, particularly parking and loading facilities for the band's 60 to 70 members. "A 26-foot lift gate truck doesn't fit the loading dock, and 171 parking spots, with 44 shared with Folsom Lake College, isn't realistic for 300 to 370 attendees plus performers," Freer said, urging a redesign. Commissioners grappled with these concerns, balancing technical merits with broader implications. Chair Lee Frechette, a vocal critic, acknowledged the project's advanced stage but questioned its long-term viability. "My biggest fear is that 20 years from now, people are going to say, 'What were they thinking?'" Frechette said, emphasizing parking as a red flag. He proposed exploring temporary parking on housing parcels to bridge initial safety concerns. Commissioner Dave Huhn pushed for a pedestrian overcrossing, citing safety risks at the Folsom Boulevard crossing. "One life to me is priceless," Huhn said, envisioning an iconic bridge that could double as an art installation. While cost concerns tempered this idea, it joined Frechette's parking proposal as a recommendation to the City Council. Commissioners also addressed smaller fixes, securing a condition of approval for ample electrical outlets to support outdoor events. The project's parking plan, providing 181 spaces against a peak demand of 170, leverages a 50% reduction allowed within a quarter-mile of the Mather Mills Light Rail Station and potential shared agreements with Folsom Lake College and Regional Transit for up to 600 additional spaces. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/04/Mills-Crossing-Rancho-Cordova-Parking.jpg) Illustration presented during the public meeting showing the nearby sites, outlined in red, for potential off-site shared parking. Korin Crawford, the executive vice president of Griffin Swinerton, the company selected to develop the site, explained the shift from a $25 million, 300-space parking garage, citing fiscal prudence. "We're trying to be responsible stewards of public funds," he said, noting ongoing talks with partners to formalize off-site parking. The 4-2 vote, with Frechette and Huhn dissenting, advanced the resolution that recommends the City Council certify the project's Final Environmental Impact Report, approve an ordinance amending the Folsom Boulevard Specific Plan for the site and approve a Major Design Review and Tentative Subdivision Map for the development. ### 2,700-acre solar project moves forward in eastern Sacramento County. URL: https://www.onsiteobserver.com/2-700-acre-solar-project-moves-morward-in-eastern-sacramento-county-2/ Last updated: 2026-07-13T00:25:40.000Z _This post is for paying subscribers only._ ### Kaiser Permanente Breaks Ground on New Sacramento Railyards Medical Center. URL: https://www.onsiteobserver.com/kaiser-permanente-breaks-ground-on-new-sacramento-railyards-medical-center/ Last updated: 2026-07-12T05:57:23.000Z Kaiser Permanente officially broke ground yesterday on its new 18-acre [medical center](https://www.onsiteobserver.com/kaiser-permanente-unveils-state-of-the-art-medical-center-at-sacramento-railyards/) within the Sacramento[ Railyards](https://railyards.com/?ref=onsiteobserver.com), marking a significant step forward in the development of the largest urban infill project in the nation. When completed in 2029, the campus will include a full-service hospital, outpatient medical offices, and a structured parking facility. *Kasier at Railyards Project Site Video* Located at the northeast corner of Railyards Boulevard and Bercut Drive, the campus will feature an eight-story, 662,050-square-foot hospital with 310 private rooms, 14 operating rooms, and a 70-treatment-bay emergency department. It will also house intensive care units, neonatal intensive care, and comprehensive maternity services, including labor, delivery, and postpartum care. Adjacent to the hospital, a five-story, 173,000-square-foot medical office building will include 66 exam rooms and provide primary and specialty care, including Kaiser Permanente's Advanced Neuroscience Center, which will offer advanced diagnostic and treatment options for neurological conditions. The facility will also feature laboratory, pharmacy, imaging, and diagnostic services on-site. The project also includes a 1,500-stall structured parking garage covering approximately 490,250 square feet and a 200-stall surface parking lot. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/03/Kiseer-Railyards-3-1.png) Isometric diagram of the Kaiser Permanente medical campus at the Sacramento Railyards, showing the hospital, energy center, hospital support building, and parking structure. By SmithGroup. The campus is designed to be one of California's first all-electric hospitals, aligning with Kaiser Permanente's commitment to sustainability and environmental responsibility. It will feature solar panels, electric vehicle charging stations, drought-tolerant landscaping, and materials that emit low levels of pollutants to enhance indoor air quality. The project aims to achieve LEED Gold certification, ensuring high standards of energy efficiency and environmental accountability. Construction of the medical center is expected to progress in phases, with work on the parking structure commencing first. Hospital construction is slated to begin in mid-2025, with full completion projected by 2029\. Once operational, the facility is expected to create nearly 3,000 jobs, boosting Sacramento's economy and strengthening the city's healthcare infrastructure. ### Kaiser at Railyards Site Location ### Aggie Square welcomes first tenants ahead of May ribbon-cutting. URL: https://www.onsiteobserver.com/aggie-square-welcomes-first-tenants-ahead-of-may-ribbon-cutting/ Last updated: 2026-07-12T05:57:46.000Z _This post is for paying subscribers only._ ### Derek Minnema discusses the 34-mile Southeast Connector linking Elk Grove, Rancho & Folsom. URL: https://www.onsiteobserver.com/derek-minnema-discusses-the-34-mile-southeast-connector-linking-elk-grove-rancho-folsom/ Last updated: 2026-07-13T00:26:47.000Z The Capital SouthEast Connector is the largest approved transportation project in the Sacramento region. Spanning 34 miles, the project aims to link Interstate 5 at Hood Franklin Road and Highway 99 near Grant Line Road to Highway 50 at the Silva Valley Parkway interchange. The multi-lane expressway will connect the cities of Elk Grove, Rancho Cordova, Folsom, and El Dorado Hills, reducing traffic congestion, improving road safety, and supporting economic development by providing a vital alternative route for commuters and commercial traffic. The project involves upgrading existing two-lane rural roads into a modern four-lane expressway and constructing continuous paths for pedestrians, bicyclists, and equestrians along the entire 34-mile corridor. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/03/SouthEast-Connector-Expressway-White-Rock-Rd-Actual-2--1-.jpeg) An aerial image showcasing the completed segment at White Rock Road, featuring four lanes and a Class 1 multi-use path. But why is this project necessary? What challenges does it face? And how will it shape Sacramento's transportation landscape? We spoke with [Derek Minnema](https://www.derekminnema.com/?ref=onsiteobserver.com), Executive Director of the Southeast Connector JPA, to address the most pressing questions about this long-awaited development. ### Why Is the SouthEast Connector Taking So Long? Minnema acknowledges that the project has been "on the books" since the 1970s. However, in the past decade, major progress has been made, with eight sections already completed. The primary challenge? Funding. *"We have 20 miles environmentally approved and permitted,"* Minnema explains. *"But funding for transportation is highly competitive. California is a highly regulated state, and regulations slow things down."* While regulatory hurdles also contribute to delays, he emphasizes that the project is consistently moving forward, with nine miles currently in the final engineering phase. ### Who's Paying for the Connector? Many residents have raised concerns about whether local taxpayers are footing the bill. Minnema clarifies that all funding sources ultimately stem from taxpayer dollars, whether through federal and state grants, gasoline taxes, or local development impact fees. *"It's a public project, so the funding comes from sales taxes, gasoline taxes, and development impact fees. A project like this will have a variety of funding sources—typically 10 to 15 different ones,"* Minnema clarifies. A $25 million federal grant was recently awarded to reconstruct Grant Line Road in Rancho Cordova, one of the project's top priorities. ### Why Build Roads Instead of Expanding Public Transit? With growing interest in light rail and public transportation, some residents wonder why more funds aren't allocated to alternative transit. Minnema acknowledges this concern but points out that roads still serve the vast majority of commuters. *"90% of people still travel by car,"* he states. *"We need to make sure roads are safe, smooth to drive on, and efficient. Roads are multi-user, multi-modal facilities that benefit a lot of people."* At the same time, Minnema emphasizes that public transit investment is far from neglected. *"We're seeing a tremendous amount of investment in passenger rail and light rail, not just in Sacramento but nationwide. The numbers for rail dwarf what we're seeing for roads. You could build 200 Capital SouthEast Connectors for just one High-Speed Rail project."* While the Connector is primarily a roadway project, it also includes a 34-mile Class 1 Multi-Use Path for cyclists and pedestrians—longer than the well-known American River Bike Trail. *"A separated, dedicated bike and pedestrian path will provide a safe, alternative transportation corridor alongside the expressway,"* Minnema notes. ### Why Roundabouts? A Love-It-or-Hate-It Feature The project includes several roundabouts, particularly in the rural Sheldon area of Elk Grove. While some drivers dislike them, Minnema stands by their effectiveness. *"I'm a fan of roundabouts. I think they're a great transportation solution. We're locating them in Sheldon because it's a more commercial area with more homes. We want traffic to flow but also to maintain slower speeds for safety,"* he explains. ### Why Not Three Lanes? Some residents have questioned why the Connector isn't being built with three lanes per direction from the start. According to Minnema, the project was designed to allow for future expansion while avoiding unnecessary upfront costs. *"You don't want to overbuild. This is about balancing funding priorities with actual need. Do we really need three lanes upfront? You take on a lot of maintenance burden when you overbuild, and that's a waste of capital."* ### Does Road Expansion Lead to More Sprawl? Some critics argue that expanding roads encourages urban sprawl by making undeveloped land more attractive to builders. However, Minnema sees this as a positive development. *"Growth isn't an impact; it's a benefit to the region. We've invested $15 million in permanent open space conservation, but at the same time, we need to improve roads that are outdated and unsafe."* He adds: *"Safety issues occur when the use of a facility doesn't match its design. Some of these roads are 50 to 60 years old, originally part of Spanish land grants. Every generation has improved them to meet modern needs, and that's what we're doing now."* ### Will California Fund Similar Projects in the Future? Some residents have suggested similar projects, like connecting Interstate 80 to Highway 50 or West Sacramento to Davis. Minnema is skeptical. *"The likelihood is slim to none. California isn't in the highway expansion mindset anymore. We're still investing in the Connector because it's led by local counties and cities, but new highway connections? That's not really happening."* For those eager to track progress, Minnema encourages the public to follow updates via[ ](https://www.connectorjpa.net/?ref=onsiteobserver.com)[**Connector’s website**](https://www.connectorjpa.net/?ref=onsiteobserver.com) and attend [**quarterly board meetings.**](https://connectorjpa.com/board/category/2024?ref=onsiteobserver.com) ### **Watch The Full Interview** ### Construction kicks off on Stockton Blvd. office-to-apartment conversion. URL: https://www.onsiteobserver.com/construction-kicks-off-on-stockton-blvd-office-to-apartment-conversion/ Last updated: 2026-07-12T05:58:31.000Z _This post is for paying subscribers only._ ### First for-sale homes debut at Vacaville’s Lagoon Valley. URL: https://www.onsiteobserver.com/first-for-sale-homes-debut-at-vacavilles-lagoon-valley/ Last updated: 2026-07-13T00:28:27.000Z _This post is for paying subscribers only._ ### Ethan Conrad Properties unveils fresh vision for Sunrise Mall in Citrus Heights. URL: https://www.onsiteobserver.com/ethan-conrad-properties-unveils-fresh-vision-for-sunrise-mall-in-citrus-heights/ Last updated: 2026-07-12T05:59:57.000Z As e-commerce continues to rise and online shopping becomes more convenient than ever, it's no surprise that consumer preferences have shifted—resulting in declining foot traffic at traditional malls. [Sunrise Mall ](https://www.sunrisemallonline.com/?ref=onsiteobserver.com)in Citrus Heights is a prime example of this trend. Once a bustling retail destination featuring major department stores and thriving businesses, Sunrise Mall now stands at roughly 50% vacancy, with its occupancy rate expected to drop to around 20% following [Macy's announcement](https://www.citrusheights.net/CivicAlerts.aspx?AID=820&ref=onsiteobserver.com) to close its two stores at the location. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. At its peak, the mall housed 100 shops anchored by four department stores and employed 2,500 people. Today, that vibrance is long gone. The once lively corridors now echo with the footsteps of retirees getting their steps in, passing darkened storefronts behind metal gates and a food court that is completely abandoned—no customers, no vendors, just vacant tables and silence. Many in the community are wondering what the future holds for Sunrise Mall. Will it slowly fade into a distant memory, joining the growing list of zombie malls across the country? Or can it be reimagined into something new—a place that once again becomes the heartbeat of Citrus Heights? ### Sunrise Mall Video: In 2021, the city of Citrus Heights outlined its vision for the nearly 100-acre mall site and adopted a plan that set forth a bold blueprint for transformation. The plan, known as the [Sunrise Tomorrow Specific Plan,](https://www.citrusheights.net/1009/Sunrise-Tomorrow-Specific-Plan?ref=onsiteobserver.com) proposes replacing the aging existing building with a mixed-use urban village consisting of retail, office, residential, and entertainment spaces featuring a central main street and public gathering spaces. The plan calls for up to 2,200 residential units, 480 hotel rooms, 960,000 square feet of commercial space, and 320,000 square feet of retail space. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/03/Sunrise-Tomorrow-Plan.jpg) An illustrative rendering of the city's proposed Sunrise Tomorrow Plan. Although the city's proposal provides a compelling vision for what Sunrise Mall could become, the reality is that the future of the site ultimately rests in the hands of its private property owners. Without their willingness to invest and move the project forward, the Sunrise Tomorrow plan remains just that—a plan. Recognizing this, [Ethan Conrad Properties](https://ethanconradprop.com/?ref=onsiteobserver.com), a prominent commercial real estate firm in the region, has stepped forward with an amended vision, called the [Sunrise Tomorrow Evolution](https://sunrisetomorrowevolution.com/?ref=onsiteobserver.com), which provides a more immediate and realistic approach to revitalization. Ethan Conrad Properties has been actively increasing its stake in Sunrise Mall. In November 2022, the company acquired the southern 25 acres of the nearly 100-acre mall site, which included the former Sears store and its automotive service center. More recently, Conrad has entered into an agreement to purchase an additional 50 acres, encompassing the northern section of the mall where the two Macy's stores are located, as well as the JCPenney parcel facing Arcadia Drive. These acquisitions position Ethan Conrad Properties as the majority owner of Sunrise Mall, granting them significant influence over its future development. The amended plan put forward by Ethan Conrad shifts away from the large-scale demolition envisioned in the Sunrise Tomorrow plan and instead focuses on revitalizing the existing structure. The proposal calls for dividing the mall site into separate, functional spaces that could accommodate big-box retailers like Home Depot, as well as popular national brands such as In-N-Out Burger and Chick-fil-A. The redevelopment is planned in two phases, beginning with the 25 acres currently owned by the company. Phase I focuses on the southern portion of the property, introducing new tenants like Home Depot, In-N-Out Burger, Chick-fil-A, a bowling and entertainment venue, and several quick-service restaurants, along with Judi's Cleaners and an EV charging station. Phase II extends to the northern sections of the site, proposing multi-family housing, an open space event area near Greenback Lane, additional quick-service restaurants, and the potential for a national restaurant tenant to occupy the former Elephant Bar building. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/03/Sunrise-Tomorrow-Presentation-2025-02-24-low-res.jpg) Site plan by Ethan Conrad Properties outlining the proposed amendment known as Sunrise Tomorrow Evolution. "We are simply proposing more flexibility to allow logical retail uses to allow the new retailers that will help drive the economic vitality of the new property, provide jobs, and increase sales tax revenue," stated Ethan Conrad Properties in a presentation dedicated to the Sunrise Tomorrow Evolution Plan. The [presentation](https://sunrisetomorrowevolution.com/wp-content/uploads/2025/02/Sunrise-Tomorrow-Presentation-2025-02-24-low-res.pdf?ref=onsiteobserver.com) also highlighted several other potential future tenants for the revitalized site, including BJ's Restaurant & Brewhouse, Nordstrom Rack, IKEA, Dick's Sporting Goods, and Peet's Coffee—brands that, if secured, could help reestablish Sunrise Mall as a regional shopping and dining destination. The company further highlighted in the presentation that it has a proven track record of revitalizing underperforming malls, as demonstrated through its successful transformations of the Yuba Sutter Marketplace and Chico Marketplace. In Yuba City, Ethan Conrad Properties acquired the struggling Yuba Sutter Marketplace in 2016 and executed a strategic redevelopment that added 143,736 square feet of national retail space. Notable tenants such as Hobby Lobby, Burlington, Five Below, Boot Barn, and Carter's were introduced, dramatically increasing foot traffic and sales. Between 2016 and 2024, the marketplace saw a remarkable 51% boost in sales, with occupancy reaching 85%. Similarly, at Chico Marketplace, which was purchased in 2018, Ethan Conrad Properties revitalized the site by adding 220,565 square feet of new retail space. This included popular brands like Planet Fitness, H&M, HomeGoods, Raising Cane's, and Petco. As a result, sales at the mall increased by 60% from 2018 to 2024, and occupancy climbed to an impressive 94%. The influx of new businesses also contributed to a 65% rise in local job opportunities, further strengthening the community's economy. While some may argue that the amended vision for Sunrise Mall lacks the ambitious, mixed-use vibrancy of the original Sunrise Tomorrow plan, others see it as a necessary and pragmatic step to halt the mall's decline and restore activity to the site. For a community that has watched its central retail hub slowly wither over the years, even incremental progress feels significant. Ethan Conrad Properties was originally scheduled to present its proposed amendment to the Citrus Heights City Council in January but has since postponed the meeting to April 25\. In the meantime, the company is actively engaging with the community, seeking feedback and input as it works to shape a new vision for the future of Sunrise Mall. ### Sunrise Mall Site Location ### Why Sacramento State’s potential downtown expansion matters more than ever. URL: https://www.onsiteobserver.com/why-sacramento-states-potential-downtown-expansion-matters-more-than-ever-2/ Last updated: 2026-07-12T06:00:29.000Z _This post is for paying subscribers only._ ### Chico’s Valley’s Edge Project: approved, rejected, and now facing legal challenge. URL: https://www.onsiteobserver.com/chicos-valleys-edge-project-approved-rejected-and-now-facing-legal-challenge/ Last updated: 2026-07-13T00:29:17.000Z _This post is for paying subscribers only._ ### Sacramento Republic FC seeks fan input for new Railyards stadium. URL: https://www.onsiteobserver.com/sacramento-republic-fc-seeks-fan-input-for-new-railyards-stadium-2/ Last updated: 2026-07-12T06:02:38.000Z Just three months after announcing a new 12,000-seat [soccer stadium](https://www.onsiteobserver.com/its-official-sacramento-city-council-approves-new-12-000-seat-stadium-in-railyards-district-2/) in Sacramento's [Railyards](https://railyards.com/?ref=onsiteobserver.com) District,[ Sacramento Republic FC](https://www.sacrepublicfc.com/?ref=onsiteobserver.com) has made another announcement this week—this time, the club aims to engage the public. The new state-of-the-art venue is scheduled to break ground later this year and open in 2027\. However, before construction begins, Indomitable LLC, the new owner of Sacramento Republic FC, wants to ensure that the stadium reflects the spirit of Sacramento. To achieve this, the club has launched a comprehensive community survey, inviting season ticket holders, supporters, and the general public to share their input on what matters most. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. Todd Dunivant, Republic FC President and General Manager, emphasized the importance of fan involvement: "Creating a venue that reflects the identity of the region and meets the needs of fans and our community is incredibly important to the club. Our passionate supporters have made our current home a special place to play, and their input will help bring that energy and excitement to our new downtown home." The survey invites participants to share their preferences on various elements that will define the stadium experience. Fans can weigh in on seating arrangements, ranging from reserved seating to exclusive field club access and luxury suites. Opinions on food and beverage experiences are also encouraged, with questions addressing food variety, quality, service speed, and options for mobile ordering and self-checkout. Transportation and parking are additional focus areas, with fans encouraged to share how they plan to travel to The Railyards—whether by car, rideshare, public transit, bicycle, or on foot. Beyond logistics, the survey also explores matchday entertainment possibilities, from pre-match fan zones with food trucks and live music to family-friendly activities and interactive experiences designed to enhance the atmosphere. Fans are also being asked for their input on ticketing options and pricing, ensuring the new stadium accommodates a range of preferences and budgets. Potential pricing models include reserved seating from $35 to $65 per match, social patio access ranging from $100 to $150, club seats between $140 and $200, field club experiences from $250 to $350, and semi-private loge seating priced between $375 and $475 per match for groups of four guests. The survey, available at Survey.SacRepublicFC.com, is open until the end of February, and anyone who participates can also sign up for virtual focus groups that encourage more public feedback. [MANICA Architecture](https://manica.global/?ref=onsiteobserver.com) is responsible for the stadium design, while[ Machete Group ](https://machetegroup.com/projects/?ref=onsiteobserver.com)manages project oversight, planning, and construction logistics. Republic FC ownership is also collaborating with [Elevate Sports Ventures](https://www.oneelevate.com/team?ref=onsiteobserver.com) to lead fan engagement efforts, using surveys and data collection to gather supporter feedback as the project advances. ### Placer One project sees rapid progress as home builders purchase lots. URL: https://www.onsiteobserver.com/placer-one-project-sees-rapid-progress-as-home-builders-purchase-lots/ Last updated: 2026-07-13T00:30:05.000Z _This post is for paying subscribers only._ ### Lincoln’s newest community to deliver its first homes, featuring Meritage, Richmond American, and Woodside. URL: https://www.onsiteobserver.com/lincolns-newest-community-to-deliver-its-first-homes-featuring-meritage-richmond-american-and-woodside/ Last updated: 2025-02-19T14:00:34.000Z _This post is for paying subscribers only._ ### New name announced for Elk Grove’s future zoo. URL: https://www.onsiteobserver.com/new-name-announced-for-elk-groves-future-zoo-2/ Last updated: 2026-07-12T06:03:50.000Z Nearly a year after approving the relocation of the Sacramento Zoo from Land Park to Elk Grove, the Elk Grove City Council is taking another step forward by unveiling the official new name of the zoo. The facility will now be known as the Elk Grove – Sacramento Zoo, a name that preserves its historic connection to Sacramento while embracing its new home in Elk Grove. The new zoo is planned to occupy approximately 65 acres near the northwest intersection of Kammerer Road and Lotz Parkway in Elk Grove. This expansion will significantly increase the zoo's capacity compared to its current 14.7-acre site in Sacramento's Land Park. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/giraffe-rendering.png) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/colobus-african-aviary-2.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/center-2.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/lodge-entry-2.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/lodge-view.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/zoo-plan-all-phases-outlines.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2025/02/zoo-store-no-name.jpg) Renderings released by the City of Elk Grove showcase the vision for the Elk Grove – Sacramento Zoo. The project is estimated to cost around $302 million, with the City of Elk Grove contributing approximately $172 million through bonds and city funding. The remaining funds will be raised by the Sacramento Zoological Society and other regional partners. The Sacramento Zoological Society announced it had raised $17.5 million in pledges and cash contributions toward the $50 million goal required to initiate construction. The deadline for reaching the $50 million fundraising goal is set for January 1, 2027\. If the fundraising target is met, construction of the new zoo is expected to begin later that year and be fully completed by 2029. ### Elk Grove - Sacramento Zoo Site Video The project is currently in the design phase, which is expected to continue through 2026. At full build-out, the new zoo will include dining, retail, entertainment, and hospitality and will be able to support an annual attendance of approximately 850,000 visitors. The project will also include a parking district approximately 25 acres in size. The City of Sacramento owns the Sacramento Zoo site in Land Park, and there are currently no plans for its future use after the zoo relocates to Elk Grove. ### Elk Grove - Sacramento Zoo Location ### What’s holding up The Promenade Project in Davis? URL: https://www.onsiteobserver.com/whats-holding-up-the-promenade-project-in-davis-2/ Last updated: 2026-07-12T06:04:09.000Z _This post is for paying subscribers only._ ### Blue Oaks Commerce Center progresses as foundations take shape. URL: https://www.onsiteobserver.com/blue-oaks-commerce-center-progresses-as-foundations-take-shape/ Last updated: 2026-07-12T06:04:57.000Z _This post is for subscribers only._ ### 576-unit multifamily project breaks ground at Delta Shores in Sacramento. URL: https://www.onsiteobserver.com/576-unit-multifamily-project-breaks-ground-at-delta-shores-in-sacramento-2/ Last updated: 2026-07-13T00:34:58.000Z _This post is for paying subscribers only._ ### West Sacramento’s Liberty Specific Plan advances after Planning Commission vote. URL: https://www.onsiteobserver.com/west-sacramentos-liberty-specific-plan-advances-after-planning-commission-vote-2/ Last updated: 2026-07-13T00:35:14.000Z The West Sacramento Planning Commission held a meeting on January 30, during which the commission members approved the Liberty Specific Plan, a 342-acre development owned by the Paik family. The project is one of three major proposals in West Sacramento's Southport area, alongside the Yarbrough and Riverpark projects. It is located in the Northeast Village section of the Southport Framework Plan. ## Sign up for Onsite Observer Be Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. No spam. Unsubscribe anytime. The Liberty Specific Plan includes the development of 1,503 housing units, consisting of 934 detached single-family homes, 209 single-family estate lots, and 360 multifamily units. Additionally, the plan designates 10,000 square feet for commercial use, 13,500 square feet for private recreation, 50 acres for parks and greenbelts, and 25 acres for public use. During the public hearing, Planning Commission members and city staff reviewed the Liberty project's compliance with West Sacramento's General Plan, zoning code amendments, and infrastructure requirements. The project has undergone extensive community engagement throughout 2024, resulting in several modifications to the original plan. Key changes included eliminating Silverleaf Street, reorienting lots to face Bladen Street, and increasing lot sizes to enhance buffering between new and existing residences. Public comments during the hearing revealed a mix of support and opposition. Several residents of Redwood Avenue and Bastone Court expressed satisfaction with the modifications and praised the developers for their willingness to incorporate feedback. However, some Parella Court homeowners remained dissatisfied, arguing that while some modifications were made, not all their concerns were addressed, particularly regarding two-story homes facing their properties. Matt Keasling, an attorney with Taylor & Wiley representing Parella Court residents, voiced frustration over what he described as inconsistent accommodations across different neighborhoods. "I want to say congratulations to the neighbors on Redwood as well as on Bastone Court. It sounds like they have had productive conversations with the applicant," Keasling said during the meeting. "I do note that they have large lot estates behind them with single-family homes limited to a single story—not staring into their backyards—which is precisely what the neighbors on Parella Court have asked for as well. Unfortunately, while that has been accommodated elsewhere, it has not been accommodated on Parella Court." Keasling also criticized the Environmental Impact Report, arguing that it relied on outdated flood risk assessments and called for further revisions. Despite these objections, the Planning Commission voted to support the staff's recommendation. This decision endorses the Liberty Specific Plan, certifies the project's Environmental Impact Report, and approves the related zoning amendments along with the Development Agreement. With this vote, the project now moves to the West Sacramento City Council for final review and decision-making. The City Council will evaluate the Planning Commission's recommendations, consider additional public input, and ultimately determine whether to approve, modify, or reject the Liberty Specific Plan. If approved, the project will proceed with implementation, including finalizing zoning amendments, executing the Development Agreement, and initiating infrastructure development. ### Liberty Project Location ### Phase II of Broadstone Crossing approved, here's a look of what's coming. URL: https://www.onsiteobserver.com/phase-ii-of-broadstone-crossing-approved-heres-a-look-of-whats-coming-2/ Last updated: 2026-07-12T06:06:48.000Z _This post is for paying subscribers only._ ### Infrastructure work begins for Innovation Park Project in North Natomas. URL: https://www.onsiteobserver.com/infrastructure-work-begins-for-innovation-park-project-in-north-natomas-2/ Last updated: 2026-07-12T06:07:22.000Z _This post is for paying subscribers only._ ### Mixed-use project planned for Del Paso and Truxel in North Natomas. URL: https://www.onsiteobserver.com/mixed-use-project-lanned-for-del-paso-and-truxel-in-north-natomas/ Last updated: 2026-07-12T06:08:10.000Z _This post is for paying subscribers only._ ### Major infrastructure work paves the way for East Ridge Village. URL: https://www.onsiteobserver.com/major-infrastructure-work-paves-the-way-for-east-ridge-village/ Last updated: 2026-07-12T06:08:40.000Z _This post is for paying subscribers only._ ### Measure J-funded project in the heart of Fair Oaks Village makes steady progress. URL: https://www.onsiteobserver.com/measure-j-funded-project-in-the-heart-of-fair-oaks-village-makes-steady-progress-2/ Last updated: 2026-07-12T06:09:37.000Z _This post is for paying subscribers only._ ### Roseville Parkway Extension Project nears completion. URL: https://www.onsiteobserver.com/roseville-parkway-extension-project-nears-completion-2/ Last updated: 2026-07-12T06:10:10.000Z _This post is for paying subscribers only._ ### Phase One of UC Davis Health's Folsom expansion nears completion. URL: https://www.onsiteobserver.com/phase-one-of-uc-davis-healths-folsom-expansion-nears-completion-2/ Last updated: 2026-07-12T06:10:42.000Z _This post is for paying subscribers only._ ### Traffic volume on Baseline and Riego Roads expected to double, plans to widen the corridor underway. URL: https://www.onsiteobserver.com/traffic-volume-on-baseline-and-riego-roads-expected-to-double-plans-to-widen-the-corridor-underway/ Last updated: 2026-07-12T06:12:40.000Z _This post is for paying subscribers only._ ### Here’s where Sutter Health is set to expand in 2025. URL: https://www.onsiteobserver.com/heres-where-sutter-health-is-set-to-expand-in-2025/ Last updated: 2026-07-12T06:13:19.000Z _This post is for paying subscribers only._ ### The city of Sacramento is now accepting applications for 2025 Planning Academy. URL: https://www.onsiteobserver.com/the-city-of-sacramento-is-now-accepting-applications-for-2025-planning-academy-2/ Last updated: 2026-07-12T06:13:46.000Z Residents of Sacramento interested in urban planning now have the opportunity to apply for a free [11-week course](https://www.cityofsacramento.gov/community-development/planning/long-range/planning-academy?ref=onsiteobserver.com#anchor-whoi-fc7b-904d) offered by the city. This free program is designed to educate and engage participants in the city's planning process. The course is open to Sacramento residents, city business owners, and people who work with Community-Based Organizations that serve the city's population. To participate, applicants must be at least 16 years old and willing to commit to attending all eleven weeks of the program. ## Sign up for Onsite Observer Stay Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. Unsubscribe anytime. Throughout the course, participants will engage directly with city staff involved in various planning efforts. The course provides an in-depth understanding of topics such as housing, transportation planning, historic preservation, climate action planning, and more. By the end of the program, participants will have a clearer understanding of the most pressing issues affecting Sacramento residents and how local planning efforts can be leveraged to create meaningful change. The Planning Academy will run from March 3 to May 12, 2025, with classes scheduled for Monday evenings and two Saturday walking tours. The program will be offered in a hybrid format, combining in-person and virtual sessions to accommodate all participants. Applications will close on January 24, 2025, at 5:00 p.m. The City of Sacramento is committed to fostering a diverse and inclusive cohort, encouraging applications from individuals in Environmental Justice communities and those traditionally underrepresented in planning processes. Applications will be evaluated based on the applicant’s connection to the city, level of community involvement, and interest in using the knowledge gained to benefit Sacramento neighborhoods and organizations. ### Athletics begin season ticket sales as renovations progress at Sutter Health Park. URL: https://www.onsiteobserver.com/athletics-begin-season-ticket-sales-as-renovations-progress-at-sutter-health-park/ Last updated: 2026-07-12T06:14:12.000Z _This post is for paying subscribers only._ ### Three developments transforming the region into California's next innovation hub. URL: https://www.onsiteobserver.com/three-developments-transforming-the-region-into-californias-next-innovation-hub/ Last updated: 2026-07-12T06:14:51.000Z _This post is for paying subscribers only._ ### Sacramento's Capitol Mall gets a lawn makeover. URL: https://www.onsiteobserver.com/sacramentos-capitol-mall-gets-a-lawn-makeover-2/ Last updated: 2026-07-12T06:15:58.000Z They say you can tell a lot about a homeowner by the appearance of their front yard. In Sacramento's case, that "front yard" is the Capitol Mall. Much like a home's curb appeal can shape visitors' first impressions, the Capitol Mall's central lawn plays a critical role in defining how locals and visitors perceive the area. ## Sign up for Onsite Observer Stay Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. Unsubscribe anytime. Recognizing this, the City of Sacramento, in partnership with the Downtown Sacramento Partnership and Visit Sacramento, has launched a $250,000 project to revitalize the Capitol Mall medians. This effort includes replacing the patchy grass with a lush, freshly re-sodded lawn, upgrading the irrigation system for long-term maintenance, and planting rose bushes and other flowers to enhance the space's vibrancy. Funding for this project comes largely from donations by property owners along the Capitol Mall corridor. This isn't the first attempt to reimagine Capitol Mall. In 2011, the City of Sacramento, along with the American Institute of Architects, hosted the Catalyst Capitol Mall Design Competition to generate innovative ideas for transforming the space into a vibrant public hub. The competition attracted local and international designers, urban planners, and architects, resulting in a wealth of creative submissions. Video highlighting the winners of the 2011 Catalyst Capitol Mall Design Competition. The winning design, titled[ Capitol Canopy](https://atlaslab.com/work/capitol-canopy/?ref=onsiteobserver.com), was crafted by landscape architects Kimberly Garza and Andrew tenBrink. Their vision proposed an urban forest with a lush tree canopy, creating inviting spaces for public gatherings and events. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/12/1_atlaslab_Capitol-Canopy-1920x0-c-default.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/12/7_atlaslab_Capitol-Canopy-1136x0-c-default.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/12/2_atlaslab_Capitol-Canopy-1136x0-c-default.jpg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/12/6_atlaslab_Capitol-Canopy-1136x0-c-default.jpg) Renderings of the award-winning **Capitol Canopy* design by Kimberly Garza and Andrew Ten Brink. Other notable entries featured observation towers, water features, and elevated walkways, each reimagining Capitol Mall as a dynamic civic space. One ambitious proposal even included a nine-story observation tower and a series of water features designed to connect the Mall with Sacramento's waterfront. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/12/Catalyst-1.jpg) Rendering by Field Architecture showcasing an observation tower and water features. Despite the excitement and forward-thinking ideas the competition inspired, most of these plans were never realized, largely due to economic constraints and shifting city priorities. Fast forward to today, and the city has adopted a more modest, pragmatic approach. While this current project may not be as visionary as past proposals, it represents an achievable step forward. By focusing on the fundamentals—revitalizing the lawn and beautifying the medians—the city is laying the groundwork for future enhancements. ## **Capitol Mall Video** ### Environmental cleanup progresses at SMUD's former corporation yard in East Sacramento. URL: https://www.onsiteobserver.com/environmental-cleanup-progresses-at-smuds-former-corporation-yard-in-east-sacramento-2/ Last updated: 2026-07-12T06:16:50.000Z _This post is for paying subscribers only._ ### What the future holds for West Sacramento's Stone Lock Area. URL: https://www.onsiteobserver.com/what-the-future-holds-for-west-sacramentos-stone-lock-area/ Last updated: 2026-07-12T06:17:29.000Z _This post is for paying subscribers only._ ### West Sacramento's Bridge District expands with new housing, office, and retail spaces. URL: https://www.onsiteobserver.com/west-sacramentos-bridge-district-expands-with-new-housing-office-and-retail-spaces/ Last updated: 2026-07-12T06:17:53.000Z _This post is for paying subscribers only._ ### Construction begins on new AC Hotel by Marriott at Folsom's Palladio. URL: https://www.onsiteobserver.com/new-ac-hotel-by-marriott-breaks-ground-at-folsoms-palladio-2/ Last updated: 2026-07-12T06:18:30.000Z _This post is for paying subscribers only._ ### Truxel Bridge proposal moves forward as city seeks public feedback on alternatives. URL: https://www.onsiteobserver.com/truxel-bridge-proposal-moves-forward-as-city-seeks-public-feedback-on-alternatives/ Last updated: 2026-07-13T05:15:50.000Z After more than a decade of planning, the proposal to construct a new bridge connecting Natomas to downtown Sacramento is advancing, but construction is unlikely to start soon, with the bridge expected to open no earlier than 2037. Earlier this month, the city held an [open house](https://www.cityofsacramento.gov/public-works/transportation/current%5Ftransportation%5Fefforts/truxel%5Fbridge/Open%5FHouse%5FBoards?ref=onsiteobserver.com) to gather community feedback on four proposed alternatives for a new multi-modal bridge spanning the lower American River between Truxel Road and Sequoia Pacific Boulevard. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/Truxel-Bridge-Location.png) Google Satellite image of proposed location for Truxel Bridge. The [Truxel Bridge ](https://www.cityofsacramento.gov/public-works/transportation/current%5Ftransportation%5Fefforts/truxel%5Fbridge?ref=onsiteobserver.com)is intended to provide an alternative to the often-congested Interstate 5, which currently serves as the main connection between the Central City and the Natomas area. Unlike I-5, the Truxel Bridge will accommodate pedestrians, cyclists, and public transit, potentially extending to Sacramento International Airport in the future. The bridge is also expected to help reduce vehicle miles traveled, lowering greenhouse gas emissions by offering multiple travel options and providing a more direct route. The first alternative proposes two 12-foot light rail transit lanes, two 12-foot vehicular lanes, an 8-foot Class II bike lane, and a 6-foot sidewalk in each direction. The second alternative features two 12-foot mixed-use lanes, with a 12-foot left-turn lane in the center, 8-foot shoulders on either side, and a Class I bike lane. Both the third and fourth alternatives include two 12-foot light rail transit lanes, two 12-foot vehicular lanes with 6-foot shoulders on each side, a 12-foot bicycle track, and a 10-foot sidewalk on one side, with a 6-foot sidewalk on the other side. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000.jpeg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000--1-.jpeg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000--2-.jpeg) ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000--3-.jpeg) Renderings of four Truxel Bridge alternatives presented by the city at an open house event to gather community feedback. The estimated project costs are between $179.2 million and $295.3 million, with total costs expected to exceed $500 million. The Conceptual Plan for the Truxel Bridge is currently being funded through a Caltrans Sustainability grant, which the City of Sacramento secured in collaboration with the Sacramento Area Council of Governments (SACOG). This funding is supplemented by local contributions from the Sacramento Regional Transit District and developer fees. Future funding for the project will be sourced from a mix of federal funds through the Infrastructure Investment and Jobs Act (IIJA) and other federal programs, as well as state funding from the Road Repair and Accountability Act (SB1) and other sources. Additionally, there will be a variety of local funding sources, including a future transportation sales tax and developer impact fees. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000--5-.jpeg) Project cost estimate for each alternative. The city will continue to gather community input and aims to have the Environmental Clearance ready by 2027, with construction expected to begin in 2035. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/11/cq5dam.web.3000.2000--6-.jpeg) Project timeline outlining the key steps required to complete the project. ### Sacramento City Council approves new 12,000-seat stadium in Railyards district. URL: https://www.onsiteobserver.com/its-official-sacramento-city-council-approves-new-12-000-seat-stadium-in-railyards-district-2/ Last updated: 2026-07-12T06:19:23.000Z On Tuesday, the Sacramento City Council gave the green light for a new 12,000-seat stadium in the Railyards district. For many Sacramentans, reaching this milestone feels like an early score in a high-stakes game—there’s still a long way to go, but the excitement is building. The news first broke on November 7, when Mayor Steinberg announced at a press conference that the city had struck a tentative deal with Sacramento Republic FC and Wilton Rancheria, now the club’s majority owners, to develop a state-of-the-art, multi-purpose sports facility that will become the home of Sacramento Republic FC. ## Sign up for Onsite Observer Stay Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. Unsubscribe anytime. Mayor Steinberg gave a similar speech [five years ago](https://www.youtube.com/watch?v=k7lgtvrVLGE&ab%5Fchannel=ABC10&ref=onsiteobserver.com), sharing the stage with Governor Newsom, team owner Kevin Nagle, and investor Ronald Burkle, who at the time was leading the charge for the team’s MLS expansion bid. Back then, the city announced plans for a new $300-million soccer stadium at the Railyards to attract an MLS franchise. That plan was never finalized, as Burkle withdrew from the deal in 2021, citing COVID-19 and economic uncertainties. Given these past setbacks, the recent announcement of a new partnership and stadium deal with Sacramento Republic FC and Wilton Rancheria has sparked renewed hope among fans and city officials, although some remain cautiously optimistic. During the recent press conference, Wilton Rancheria Chairman Jesus Tarango announced that the tribe is the first in the Native American nation to hold a majority stake in a men’s professional sports team. Wilton Rancheria also owns [Sky River Casino](https://www.onsiteobserver.com/sky-river-casino-announces-major-expansion-plans/) in Elk Grove. The preliminary term sheet approved by the Sacramento City Council on Tuesday outlines the partnership between the city, Republic FC, and Downtown Railyard Venture LLC, the master developer of the Railyards project. Each entity will play a crucial role in advancing the project. The stadium is envisioned as a 12,000-seat facility with the flexibility to expand to over 20,000 seats in the future. It will occupy 14 acres of a 31-acre site, located on the eastern portion of the Railyards, east of Seventh Street and south of North B Street. The remaining 17 acres are designated for future development, which could include housing, retail, and a potential hotel. Wilton Rancheria and Sacramento Republic FC will be responsible for securing financing for the stadium, projected to cost $175 million, along with an additional $42 million for infrastructure improvements. The infrastructure costs will be reimbursed to Wilton Rancheria through incremental tax revenue generated by the Enhanced Infrastructure Financing District (EIFD). In addition to constructing the stadium, Sacramento Republic FC will commit to a community benefit program that includes charitable donations, free youth soccer clinics, ticket donations to local charities and nonprofits, and more. Construction of the stadium could begin as early as 2025, with completion expected by 2027. ### Sacramento embraces Missing Middle Housing to alleviate crisis. URL: https://www.onsiteobserver.com/sacramento-embraces-missing-middle-housing-to-alleviate-crisis/ Last updated: 2026-07-12T06:19:50.000Z Facing a growing housing crisis marked by soaring prices and limited options, Sacramento is set to implement a new initiative aimed at expanding affordable and diverse housing across the city. Approved earlier this month and taking effect on **October 17**, the Missing Middle Housing (MMH) Interim Ordinance allows for the development of multi-unit properties in neighborhoods previously zoned exclusively for single-family homes. ## Sign up for Onsite Observer Stay Onsite: Unlock exclusive coverage of local construction projects and business trends shaping the future of your community. Subscribe Email sent! Check your inbox to complete your signup. Unsubscribe anytime. "Missing Middle Housing" refers to residential buildings like duplexes, triplexes, fourplexes, and cottage courts—house-scale structures containing multiple units. Historically common in U.S. neighborhoods, these housing types have dwindled due to zoning laws favoring single-family homes. Sacramento's initiative seeks to reintroduce these medium-density options to increase affordability and diversity. Under the new rules, there is no limit on the maximum number of units that can be developed on a parcel. Instead, the ordinance uses Floor Area Ratio (FAR) to regulate the intensity of development. FAR refers to the ratio of a building’s total floor area to the size of the lot, allowing developers flexibility to build more units while still controlling the overall bulk and mass of the structure. According to the [MMH Informational Report](https://www.cityofsacramento.gov/content/dam/portal/cdd/Planning/Housing/Missing-Middle-Housing/FINAL%5FMMH-Informational-Report%5Ffull-res.pdf?ref=onsiteobserver.com), over 66% of Sacramento's housing stock consists of single-family homes, contributing to rising prices and limited options for middle-income families. The new ordinance addresses this imbalance by promoting multi-unit developments on smaller lots in areas previously restricted to single-family zoning. Key features of the ordinance include reduced minimum lot sizes, now as low as 1,200 square feet, allowing developers to build on smaller parcels. The ordinance also includes bulk control measures, which regulate the overall size and shape of buildings, ensuring that new developments fit within the character of existing neighborhoods. Buildings are required to incorporate design elements like dormer windows, slanted roofs, and street-facing entrances to maintain architectural harmony. Another important aspect of the ordinance is its alignment with Senate Bill 9(SB9), a state law that allows duplexes on single-family lots. However, Sacramento’s local regulations go a step further by imposing stricter design standards to ensure new developments blend into the urban fabric. While the ordinance opens up new opportunities for development, there are concerns about potential increases in construction costs. Some fear that developers may pass these costs on to renters and buyers, limiting the affordability benefits the ordinance aims to provide. Bulk control measures and design requirements, while necessary for maintaining neighborhood character, could also pose challenges for small-scale builders. The city plans to monitor the ordinance's impact over the next year, gathering data on how effectively it improves housing affordability and adjusts regulations as necessary. ### Environmental Impact Report for Upper Westside Project available for review. URL: https://www.onsiteobserver.com/environmental-impact-report-for-upper-westside-project-available-for-review/ Last updated: 2026-07-12T06:20:12.000Z _This post is for paying subscribers only._ ### American River Bridge Replacement Project progresses toward early 2026 completion URL: https://www.onsiteobserver.com/american-river-bridge-replacement-project-progresses-toward-early-2026-completion/ Last updated: 2026-07-13T05:17:36.000Z _This post is for paying subscribers only._ ### Roseville's rapid growth spurs major retail developments. URL: https://www.onsiteobserver.com/rosevilles-rapid-growth-spurs-major-retail-developments/ Last updated: 2026-07-12T06:21:32.000Z _This post is for paying subscribers only._ ### Work on Broadway nears completion, with two new developments set to transform the area. URL: https://www.onsiteobserver.com/work-on-broadway-nears-competition-with-two-new-developments-set-to-transform-the-area/ Last updated: 2026-07-12T06:22:00.000Z _This post is for paying subscribers only._ ### Multiple hotels proposed at Metro Air Park near Sacramento International Airport. URL: https://www.onsiteobserver.com/multiple-hotels-proposed-at-metro-air-park-near-sacramento-international-airport/ Last updated: 2026-07-12T06:22:22.000Z _This post is for paying subscribers only._ ### North Auburn's 200-acre historic site set for major redevelopment. URL: https://www.onsiteobserver.com/north-auburns-200-acre-historic-site-set-for-major-redevelopment/ Last updated: 2026-07-12T06:22:55.000Z _This post is for paying subscribers only._ ### Construction progresses on major Elk Grove affordable housing projects. URL: https://www.onsiteobserver.com/construction-progress-on-major-elk-grove-affordable-housing-projects-2/ Last updated: 2026-07-12T06:23:30.000Z _This post is for paying subscribers only._ ### Sacramento’s R Street Corridor - a historic hub reborn as a vibrant mixed-use neighborhood. URL: https://www.onsiteobserver.com/sacramentos-r-street-corridor-a-historic-hub-reborn-as-a-vibrant-mixed-use-neighborhood/ Last updated: 2026-07-12T06:23:58.000Z _This post is for paying subscribers only._ ### Kaiser Permanente unveils state-of-the-art medical center at Sacramento Railyards. URL: https://www.onsiteobserver.com/kaiser-permanente-unveils-state-of-the-art-medical-center-at-sacramento-railyards/ Last updated: 2026-07-12T06:24:33.000Z _This post is for paying subscribers only._ ### Could City of Sacramento get its first Whole Foods Market? The mystery remains. URL: https://www.onsiteobserver.com/could-city-of-sacramento-get-its-first-whole-foods-market-the-mystery-remains/ Last updated: 2026-07-12T06:04:41.000Z _This post is for paying subscribers only._ ### Sky River Casino Announces Major Expansion Plans. URL: https://www.onsiteobserver.com/sky-river-casino-announces-major-expansion-plans/ Last updated: 2026-07-12T06:25:14.000Z After nearly two years of operation, [Sky River Casino](https://www.skyriver.com/?ref=onsiteobserver.com) in Elk Grove is now looking to expand. The owners of the casino, Wilton Rancheria, have recently announced a large 2-phase expansion plan that will include the construction of a multi-story, 1,600-space parking garage with enhanced valet service, a state-of-the-art hotel featuring 300 rooms, an outdoor pool, a day spa, as well as event and entertainment space. The plan also includes adding 400 new slot machines, further enhancing the gaming experience for visitors. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Hotel-North-1440x617--1-.png) Image Courtesy of Sky River Casino The construction of the parking garage is expected to break ground this year and be complete by 2025, while the hotel and additional amenities are projected to be completed by 2027\. This expansion is set to bring 200 new jobs to the Elk Grove area, contributing significantly to local employment. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/HWY-99-Freeway-View-1656x932--1-.png) Image Courtesy of Sky River Casino The $500 million casino opened its doors in August 2022\. It is conveniently located off Highway 99 and occupies a site that was once intended for a shopping mall. The mall was partially built, but later, the project was abandoned and demolished to make way for the new casino. Sky River Casino has since become a landmark in Elk Grove, drawing visitors from across the region. Sky River Casino boasts over 100,000 square feet of gaming floor, featuring 2,100 slot machines, 80 table games, and 18 upscale restaurants, bars, and lounges. The casino employs approximately 1,600 people, making it one of the largest employers in Elk Grove. The expansion is seen as a strategic move to enhance the casino's offerings and appeal, positioning it as a premier destination for both gaming and entertainment in Northern California. In addition to the planned expansions, Wilton Rancheria has been actively acquiring more land around the casino. The tribe has been on a buying spree, securing over 100 acres that will house future expansions. ## Sky River Casino Video. ### Rancho Cordova's largest development takes shape. URL: https://www.onsiteobserver.com/rancho-cordovas-largest-development-takes-shape/ Last updated: 2026-07-12T06:01:21.000Z _This post is for paying subscribers only._ ### $465 Million I-80 project to add toll lanes between Davis and Sacramento. URL: https://www.onsiteobserver.com/465-million-i-80-project-to-add-toll-lanes-from-davis-to-sacramento-2/ Last updated: 2026-07-12T06:00:57.000Z The Interstate 80 corridor in Yolo County serves as a crucial link between the Sacramento Metropolitan region and the San Francisco Bay Area. Approximately 150,000 vehicles travel through this busy stretch every day, highlighting its significance for both commuters and freight transport. However, the route is also notorious for heavy traffic, frequent accidents, and significant delays. To address these ongoing issues, the California Transportation Commission has approved $105 million for the first phase of a comprehensive improvement project. The plan includes expanding the highway from six lanes to eight by adding a new toll lane in each direction, with construction expected to begin this fall. The project begins near Kidwell Road in Dixon and extends to West El Camino Avenue in Sacramento. Additionally, it encompasses the Highway 50 corridor from the I-80/50 interchange to I-5 near downtown Sacramento, covering approximately 20.8 miles. Key features of the project include the addition of new toll lanes that will be free for vehicles carrying three or more passengers, while solo drivers will need to pay a toll fee. Although the exact pricing has yet to be finalized, similar lanes in the Bay Area charge around $1 per mile during peak traffic hours. The project also emphasizes enhancing facilities for cyclists and pedestrians, promoting safer and more efficient travel for all road users. Additionally, modern technology will be incorporated to improve traffic flow and safety, including ramp meters, fiber-optic cables, and overhead signs to provide real-time information to drivers. ![Yolo 80 Corridor Improvements Project](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/GFX-Project-Area-Map-003-e1699571873268.jpg) The introduction of new toll lanes is expected to ease traffic congestion by providing an incentive for carpooling and offering solo drivers a faster travel option, albeit at a cost. By encouraging ride-sharing, the project aims to reduce the overall number of vehicles on the road, thus contributing to smoother traffic flow. The opponents of the project argue the opposite. The project has recently encountered legal challenges from several environmental groups. Organizations such as the Sierra Club and the Environmental Council of Sacramento (ECOS) have filed lawsuits against Caltrans, alleging that the environmental impact report for the project is legally inadequate. These lawsuits claim that Caltrans violated the California Environmental Quality Act (CEQA) by understating the true impacts of the highway expansion project. ## I-80/Yolo Bypass Video ### From Cordova Hills to Braden, a decade-long vision becomes reality in Sacramento County. URL: https://www.onsiteobserver.com/from-cordova-hills-to-braden-a-decade-long-vision-becomes-reality-in-sacramento-county/ Last updated: 2026-07-12T05:56:40.000Z A master-planned community in Sacramento County, previously known as Cordova Hills, is set to break ground this year under its new name, Braden. This ambitious project, led by developer Somers West, has been in the planning stages for over a decade and will span an impressive 2,700 acres. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Braden-.png) Somers West envisions Braden as a community with a unique ecosystem where the average commute time is only 10-15 minutes. The development incorporates "new urbanism" principles, emphasizing walkability, community spaces, and reduced reliance on cars. This approach aims to foster a more connected, environmentally friendly living environment. Braden is set to include over 8,000 homes at full build-out, catering to diverse housing needs with a mix of single-family homes, townhouses, and apartments. Additionally, the community will feature 1.3 million square feet of commercial space, a 225-acre university campus designed to accommodate up to 6,000 students, and over 950 acres of open space dedicated to parks, trails, and natural areas. ![Cordova Hills Project Sacramento](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Braden-Project.webp) Rendering courtesy of Somers West. The first phase of construction will focus on a 180-acre mixed-use Town Center. This area will include the first 968 homes, a school, park blocks, and trails. ![Braden Project Sacramento](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Town-Center-ResidentialOn_1.jpeg) Rendering courtesy of Somers West. Braden's design draws inspiration from successful communities like McKinley Village in East Sacramento and Central Park in Denver, Colorado. These successful developments are known for their vibrant, walkable neighborhoods and strong sense of community—qualities Braden aims to resonate with. ### A new shopping center is coming to Whitney Ranch in Rocklin, with Nugget Markets as the Anchor Store. URL: https://www.onsiteobserver.com/a-new-shopping-center-is-coming-to-whitney-ranch-in-rocklin-with-nugget-market-as-the-anchor-store-2/ Last updated: 2026-07-13T00:31:23.000Z _This post is for paying subscribers only._ ### Delta Shores: Tracking the Progress of One of Sacramento's Largest Developments URL: https://www.onsiteobserver.com/delta-shores-tracking-the-progress-of-one-of-sacramentos-largest-developments/ Last updated: 2026-07-12T05:55:18.000Z Located in South Sacramento along Interstate 5, this 800-acre project is steadily taking shape. When completed, Delta Shores will feature over 5,000 residential units, housing more than 13,000 residents. ![Delta Shore Project, Sacramento](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Screenshot-2024-08-01-at-12.16.23-AM.png) One of the initial phases of the development was the [Delta Shores Shopping Center](https://www.shopdeltashores.com/?ref=onsiteobserver.com), which opened in 2017\. The shopping center offers a diverse mix of retailers, service providers, and dining options. In 2022, it was sold to Pine Tree, an Illinois-based company, for $122 million. ![Delta Shores Shopping Center](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Delta-Shpres-Shopping-Center.png) East of the shopping center, [Signature Homes](https://sighomes.com/?ref=onsiteobserver.com), a Pleasanton-based real estate developer, is constructing approximately 160 homes in two neighborhoods: Coronado and Catalina. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Screenshot-2024-07-29-at-4.42.59-PM.png) [Coronado](https://sighomes.com/coronado/?ref=onsiteobserver.com) features homes starting in the low $700,000s for 5-bedroom, 3-bathroom units with a minimum of 2,500 square feet. [Catalina](https://sighomes.com/catalina/?ref=onsiteobserver.com) offers slightly smaller homes, with prices starting in the low $600,000s. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/GTsV4PyagAAaYsa.jpeg) Recently, Signature Homes acquired two additional parcels totaling 18.6 acres for $9.5 million, with plans to develop 200 future lots. ![Delta Shores Signature Homes](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Screenshot-2024-07-29-at-4.49.40-PM.png) West of Interstate 5, 87 acres adjacent to the Sacramento River are also under development. [KB Home](https://www.kbhome.com/new-homes-sacramento/edgewater?gad%5Fsource=1&gclid=CjwKCAjw5Ky1BhAgEiwA5jGujmlfa56JJQ59pHqaHHf1H7ofyXYApF5848PFXrgB%5Fjbq7uAPLP7bZRoCQ4sQAvD%5FBwE&ref=onsiteobserver.com) is developing 190 lots with detached single-family homes starting at $570,000 for 1,800 square feet and up to $720,000 for 2,700 square feet. ![Delta Shores KB Home ](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/453469698_681610317493314_6203778159847456963_n.jpg) KB Home makes up only part of the 87 acres, with the other portion consisting of 157 lots to be developed by Meritage Homes. ![](https://storage.ghost.io/c/e3/2f/e32feaaf-a1ce-486f-8068-a9b0cc9d6e12/content/images/2024/08/Delta-Shores-Meritage-Homes.png) Delta Shores Project Meritage Homes