About the Property

Long-Term Property Stewardship and Redevelopment Planning

The TTC Trust owns and manages two properties along the Norwood Avenue corridor in North Sacramento: Parcel 26, an approximately 3.529-acre site, and Parcel 25, an approximately 14,643-square-foot neighborhood retail property.

Parcel 26 is the primary site being evaluated for the proposed Norwood Studios Live & Work mixed-use redevelopment. Parcel 25 remains an active neighborhood retail center fronting Norwood Avenue and is not the primary Parcel 26 redevelopment area.

Together, Parcels 25 and 26 represent approximately 3.87 acres of TTC Trust ownership. Parcel 27 is separately owned, is shown only for geographic context, and is not part of the proposed redevelopment.

The TTC Trust has owned and managed property at this location since 1998, with on-site business experience dating back to 1988. This long-term operating history provides practical knowledge of property management, commercial leasing, tenant relationships, neighborhood services, and the Norwood Avenue corridor.

Existing Property and Businesses

The existing properties support active neighborhood-serving businesses, including:

  • Norwood Laundromat
  • Asian Café
  • Hair Studio
  • Sanchez Taqueria

Sanchez Taqueria operates on Parcel 26 and is being considered for retention within the conceptual redevelopment vision, subject to final site planning and tenant coordination.

The presence of established businesses demonstrates the property’s continuing neighborhood function while redevelopment feasibility, engineering, financing, and regulatory requirements are evaluated.

Redevelopment Context

Norwood Studios Live & Work is a proposed owner-led mixed-use redevelopment vision intended to combine:

  • Workforce-oriented studio housing
  • Flexible live/work opportunities
  • Neighborhood-serving commercial activity
  • Youth learning and tutoring space
  • Community gathering areas
  • A potential Neighborhood Public Safety Space
  • Conventional and 3D-printed concrete construction methods under evaluation

The project remains in the predevelopment and due diligence phase. No final development plan, entitlement, financing commitment, construction method, incentive approval, or construction schedule has been established.

Project Advancement and Strategic Development Partnership

Building a Long-Term Vision for North Sacramento

The TTC Trust is seeking an experienced strategic development partner to help advance Norwood Studios Live & Work, a proposed mixed-use redevelopment centered on Parcel 26 in North Sacramento.

The Trust controls the primary redevelopment site and has initiated the predevelopment and due diligence process to evaluate the project’s technical, financial, infrastructure, regulatory, and market requirements before advancing into architectural design, entitlement, financing, permitting, or construction.

On July 9, 2026, the Trustee participated in a meeting with representatives from the City of Sacramento’s Economic Development team, development staff, and the Council District office. The discussion addressed the proposed project, infrastructure considerations, utility coordination, development-fee programs, affordable-housing incentives, and potential pathways for improving long-term project feasibility.

The meeting was an early-stage coordination and information-gathering discussion. It did not constitute an endorsement, entitlement approval, funding commitment, incentive approval, or authorization to begin construction.

Development Vision

Norwood Studios Live & Work represents a long-term redevelopment vision intended to support:

  • Workforce-oriented housing
  • Live/work opportunities
  • Small-business development
  • Youth learning and educational resources
  • Neighborhood-serving commercial activity
  • Community gathering areas
  • Potential public-safety coordination
  • Responsible infill development
  • Long-term economic investment in North Sacramento

The project is being advanced through disciplined due diligence, qualified professional collaboration, and continued evaluation of its technical and financial feasibility.

Public-Agency Coordination

July 9, 2026 City Coordination Meeting

On July 9, 2026, the Trustee participated in a predevelopment coordination meeting with representatives from the City of Sacramento’s Economic Development team, development staff, and the Council District office regarding the proposed Norwood Studios Live & Work redevelopment.

The discussion addressed:

  • The project’s conceptual mixed-use vision
  • Current Opportunity Zone status
  • Development impact-fee deferral
  • Affordable-housing incentives
  • Potential eligible fee reductions or waivers
  • Infrastructure and utility considerations
  • The existing storm drain easement
  • Potential pathways for improving project feasibility

The meeting provided information for continued due diligence and future planning. It did not constitute project approval, entitlement approval, confirmation of incentive eligibility, a funding commitment, or authorization to proceed with construction.

Opportunity Zone Status

The Norwood Studios property is not currently located within a federally designated Opportunity Zone.

Opportunity Zone eligibility is determined by federal census-tract designation and is independent of property ownership, the proposed project concept, or whether the project is advanced by an owner-led or independent developer.

The TTC Trust is therefore not presenting Opportunity Zone tax benefits as an available or approved component of the current project strategy.

Development Programs Under Evaluation

The TTC Trust is evaluating programs and resources that may support project feasibility, including:

  • Development impact-fee deferral
  • Affordable-housing incentive programs
  • Potential eligible fee reductions or waivers
  • Infrastructure and utility coordination
  • Housing and economic-development resources
  • Local, state, and federal financing programs
  • Public-private partnership opportunities
  • Private financing and strategic development partnerships

No incentive, fee deferral, fee reduction, fee waiver, grant, financing source, public assistance, or agency participation has been approved or guaranteed.

Eligibility will depend on applicable program requirements, final project design, affordability structure, financial feasibility, funding availability, application procedures, regulatory review, and agency approval.

Housing and Affordability Evaluation

During the July 9 discussion, City representatives asked whether the proposed housing might include an affordable component and who the anticipated residents would be.

The TTC Trust is evaluating workforce-oriented, market-rate, and affordable-housing scenarios as part of the project’s financial and market-feasibility analysis.

No final affordability percentage, income restriction, rent structure, affordability covenant, or resident-eligibility requirement has been established.

Any future affordability commitment would require evaluation of:

  • Restricted rent levels
  • Household income requirements
  • Required affordability period
  • Regulatory agreements
  • Compliance and reporting obligations
  • Financing implications
  • Property-management requirements
  • Long-term operating feasibility

Utility and Storm Drain Coordination

The July 9 meeting also reinforced the need for continued technical coordination regarding the existing storm drain easement and other utility and infrastructure conditions affecting Parcel 26.

The easement may influence:

  • Practical buildable area
  • Building placement
  • Access and circulation
  • Parking
  • Landscaping
  • Drainage design
  • Utility routing
  • Maintenance access

Final restrictions, maintenance obligations, and permitted improvements remain subject to recorded-document review, title analysis, survey, civil engineering, drainage analysis, utility coordination, and applicable City review.

Property Ownership

  • Property Owner: TTC Trust
  • Primary Redevelopment Site: Parcel 26 (approximately 3.529 acres)
  • Adjacent Property: Parcel 25 (approximately 14,643 square feet)
  • Project Location: 2885 Norwood Avenue, Sacramento, California
  • Ownership Since: 1998
  • Continuous On-Site Operations Since: 1988
This photograph documents existing conditions at Parcel 26, the approximately 3.529-acre primary redevelopment site for the proposed Norwood Studios project at 2885 Norwood Avenue in North Sacramento. The image shows the current open-site character of the property and the mature oak tree that contributes to its existing landscape identity. The TTC Trust is evaluating how this natural feature may be considered within future site planning, subject to arborist review, engineering, safety requirements, project feasibility, and applicable City approvals. The photograph is provided for planning, presentation, and discussion purposes and reflects existing conditions at the time it was taken.
This photograph documents existing conditions at Parcel 26, the approximately 3.529-acre primary redevelopment site for the proposed Norwood Studios project at 2885 Norwood Avenue in North Sacramento. The image shows the current open-site character of the property and the mature oak tree that contributes to its existing landscape identity. The TTC Trust is evaluating how this natural feature may be considered within future site planning, subject to arborist review, engineering, safety requirements, project feasibility, and applicable City approvals. The photograph is provided for planning, presentation, and discussion purposes and reflects existing conditions at the time it was taken.
Located at 2885 Norwood Avenue, Sacramento, California, Parcel 25 is an approximately 14,643-square-foot neighborhood retail center that has supported local commerce for many years. The property is currently occupied by three established businesses: Norwood Laundromat, Doll Hair Studio, and Asian Café, providing essential services and contributing to the vitality of the Norwood Avenue corridor. Parcel 25 is intended to remain an active, income-producing commercial asset while the conceptual Norwood Studios redevelopment focuses primarily on the adjacent Parcel 26. Its established tenant base, dedicated on-site parking, and prominent street frontage provide long-term value and complement the proposed mixed-use redevelopment vision for North Sacramento.
An Established Neighborhood Retail Asset Parcel 25 is an income-producing retail center featuring long-standing local businesses that continue to serve the North Sacramento community. This stabilized commercial property complements the broader Norwood Studios redevelopment vision while remaining an active neighborhood destination.
Located at 2885 Norwood Avenue, Sacramento, California, Sanchez Taqueria is an established neighborhood restaurant operating on Parcel 26. Since opening in 2016, the restaurant has become a trusted destination for residents, workers, and visitors while continuing a food-service presence on the property dating back to approximately 2013. As part of the conceptual Norwood Studios redevelopment vision, Sanchez Taqueria is intended to remain in operation and continue serving the community. Preserving this successful local business reflects the project's commitment to supporting existing neighborhood-serving enterprises while introducing new workforce housing, live/work opportunities, and community-focused amenities on the remainder of Parcel 26. The conceptual redevelopment is designed to complement—not replace—this established local business, preserving its contribution to the Norwood Avenue commercial corridor while enhancing the surrounding neighborhood through thoughtful mixed-use development.
A Long-Standing Neighborhood Restaurant and Community Anchor Located on Parcel 26, Sanchez Taqueria has served the North Sacramento community since 2016, providing quality food, local employment, and a stable neighborhood business that complements the long-term vision for Norwood Studios.

Existing Property Summary

Ownership: TTC Trust
Trustee: Thipalom T. Nonhprasith
Property ownership since: 1998
On-site business experience since: 1988

Parcel 25: Approximately 14,643 square feet
Parcel 26: Approximately 3.529 acres
Combined TTC Trust ownership: Approximately 3.865 acres, rounded to 3.87 acres

Existing businesses: Norwood Laundromat, Asian Café, Hair Studio, and Sanchez Taqueria

Current development phase: Predevelopment, due diligence, site planning, and feasibility evaluation

Proposed future vision: Norwood Studios, a conceptual mixed-use redevelopment centered on Parcel 26

Property History & Stewardship

Business operations at the property date back to 1988, before the TTC Trust acquired ownership in 1998. For decades, the Trustee has owned, operated, and managed neighborhood-serving businesses along the Norwood Avenue corridor, including laundry, restaurant, personal-care, and other retail uses before transitioning several operations to long-term tenants.

This hands-on experience has provided practical knowledge in commercial property ownership, asset management, leasing, tenant relations, business operations, property maintenance, and long-term investment stewardship.

The TTC Trust’s properties continue to support neighborhood-serving businesses, local employment, and stable commercial activity while providing the foundation for the proposed Norwood Studios redevelopment.

Looking Forward

Norwood Studios Live & Work reflects TTC Trust's long-term commitment to thoughtful redevelopment that balances housing, economic opportunity, community investment, and responsible land stewardship. As the project advances, additional planning information will be shared to reflect completed milestones and future progress.

The TTC Trust’s existing commercial properties support a group of neighborhood-serving businesses that provide laundry, food, personal-care services, and local employment in North Sacramento. These businesses represent decades of continuous commercial activity, responsible property management, and long-term relationships between the Trustee and local entrepreneurs.
The TTC Trust’s existing commercial properties support a group of neighborhood-serving businesses that provide laundry, food, personal-care services, and local employment in North Sacramento. These businesses represent decades of continuous commercial activity, responsible property management, and long-term relationships between the Trustee and local entrepreneurs.

Parcel 25 — Existing Retail Center

Parcel 25 contains approximately 14,643 square feet and serves as the existing commercial anchor of the TTC Trust’s property.

The retail center supports neighborhood-serving businesses that provide laundry, restaurant, and personal-care services to North Sacramento residents. These businesses contribute to the property’s long-term stability, ongoing commercial activity, and local employment.

Parcel 25 is not the primary Norwood Studios redevelopment site. It remains an active retail center supporting established businesses while planning for Parcel 26 advances.

Existing Businesses

Norwood Laundromat

Norwood Laundromat has served the North Sacramento community since the retail center was originally developed in approximately 1966. Following the TTC Trust’s acquisition of the property in 1998, the Trust assumed operation of the laundromat and continued maintaining and improving it as a dependable neighborhood service.

Today, the laundromat remains one of the property’s longest-operating businesses and continues serving residents throughout the surrounding community.

Asian Café

Restaurant operations have occupied the Asian Café space under various operators since the TTC Trust acquired the property in 1998. Following several tenant transitions, the Trust temporarily resumed direct operation of the business to preserve continuity and maintain an active commercial space.

In 2018, the current operator assumed responsibility for the business and continues serving the community today. This transition reflects the Trust’s long-term commitment to maintaining stable occupancy while supporting qualified entrepreneurs.

Hair Studio

The Hair Studio began when a 19-year-old aspiring entrepreneur approached the Trustee seeking an opportunity to open her first business.

The Trustee provided the opportunity to establish the salon under a commercial lease while emphasizing the responsibilities associated with operating an independent business. The tenant remains responsible for lease compliance, rent, utilities, operating expenses, property maintenance, and day-to-day business management.

Her continued progress reflects the TTC Trust’s commitment to supporting motivated entrepreneurs while maintaining clear expectations, financial accountability, and responsible tenancy.

 

Sanchez Taqueria

The taqueria located on Parcel 26 has served the neighborhood since approximately 2013. In 2016, the current Sanchez Taqueria operator assumed responsibility for the business from his brother-in-law and continued its established neighborhood presence.

The operator worked directly with the Trustee to understand commercial leasing, operating obligations, property maintenance, and the importance of timely rent payments. The Trustee has continued to provide practical guidance while maintaining clear expectations regarding lease compliance, financial accountability, and responsible business operations.

Today, Sanchez Taqueria remains a stable long-term tenant and established neighborhood business while planning and due diligence for Norwood Studios continue.

Located on the proposed Norwood Studios redevelopment site, Sanchez Taqueria has served the North Sacramento community since 2016 and remains an important neighborhood business. The restaurant occupies the property's existing commercial building and continues normal operations while the TTC Trust conducts due diligence, evaluates development incentives, and advances long-term redevelopment planning. The Trust's vision is to pursue thoughtful redevelopment while recognizing the value of established local businesses that contribute to the neighborhood's economy and daily activity. Maintaining stable commercial operations during the predevelopment phase demonstrates responsible property stewardship and supports the long-term success of the site.

Parcel 26 — Primary Redevelopment Site

Parcel 26 contains approximately 3.529 acres and serves as the primary site for the proposed Norwood Studios mixed-use redevelopment.

The parcel is not vacant land. It has supported neighborhood-serving commercial activity for more than a decade through the existing Sanchez Taqueria operation.

The current conceptual vision for Parcel 26 includes:

  • Approximately 60 workforce-oriented studio apartments
  • Four live/work units
  • A Youth Learning & Tutoring Center
  • A potential Neighborhood Public Safety Space
  • Community gathering and landscaped outdoor areas
  • Neighborhood-serving commercial uses
  • Evaluation of conventional and 3D-printed concrete construction methods

Site planning must also account for the existing storm drain easement crossing a portion of Parcel 26. This condition requires continued engineering analysis, utility coordination, and careful site design.

Any future redevelopment planning will consider the existing commercial operation and remains subject to tenant coordination, market feasibility, financing, engineering, regulatory review, and applicable City of Sacramento approvals.

Explore the Redevelopment Vision

Tenant Support & Responsible Property Management

The TTC Trust’s management approach extends beyond traditional landlord responsibilities. The Trustee works directly with tenants—particularly younger and first-time business owners—to help them understand the operational discipline, financial accountability, and professional standards required to sustain an independent business.

When appropriate, practical guidance may include:

  • Understanding and complying with commercial lease obligations
  • Paying rent, utilities, and operating expenses on time
  • Maintaining leased premises in a clean and responsible condition
  • Managing customer service and daily business operations
  • Developing financial discipline and business accountability
  • Planning for long-term operational stability and growth

The TTC Trust believes opportunity must be matched by responsibility. Tenants are encouraged to establish and grow their businesses while remaining accountable for lease compliance, financial obligations, property maintenance, and professional conduct.

This approach has helped maintain stable occupancy, preserve active neighborhood-serving businesses, support local entrepreneurship, and strengthen long-term tenant relationships.

Development Progress

The TTC Trust is advancing Norwood Studios through ongoing predevelopment, due diligence, City coordination, site planning, utility review, storm drain easement evaluation, financial feasibility analysis, and professional team development.

For current workstreams, incentive evaluation, and potential next steps, visit the Project Progress page.

This exhibit provides a visual overview of the TTC Trust’s adjoining property interests in North Sacramento. Parcel 26 is the primary site for the proposed Norwood Studios mixed-use redevelopment, while Parcel 25 remains an active neighborhood retail center fronting Norwood Avenue. The properties are located near established residential neighborhoods and commercial services, with access from Grove Avenue and Norwood Avenue. The exhibit is intended for general planning and informational purposes only. Parcel boundaries, dimensions, and site conditions remain subject to survey, title review, engineering, utility coordination, and applicable City of Sacramento approvals.
Overview of the TTC Trust’s property holdings along the Norwood Avenue corridor, including Parcel 26, the approximately 3.529-acre primary redevelopment site, and Parcel 25, the approximately 14,643-square-foot existing retail center.

Long-Term Development Objective

The long-term objective is to create a thoughtfully planned mixed-use community that expands housing opportunities, supports neighborhood-serving businesses, encourages youth education and entrepreneurship, strengthens community connections, and contributes to the continued revitalization of North Sacramento.

The TTC Trust is committed to advancing the project responsibly through comprehensive due diligence, disciplined financial planning, qualified professional partnerships, and compliance with applicable engineering, environmental, legal, and regulatory requirements.

Project Progress