Project Progress
Project Overview
Norwood Studios Live & Work is a proposed owner-led mixed-use redevelopment centered on Parcel 26 in North Sacramento and is currently in the early predevelopment and due-diligence phase.
TTC Trust owns the project property, while TheGreen Spot LLC provides property and project management services and is coordinating the predevelopment and due-diligence process. The current focus is to establish the technical, financial, legal, regulatory, infrastructure, and professional foundation necessary before advancing to final design, entitlements, financing, permitting, or construction.
The proposed redevelopment is centered on Parcel 26, an approximately 3.529-acre property located at 2885 Norwood Avenue, Sacramento, California 95815. Parcel 25 remains an active TTC Trust-owned neighborhood-serving commercial property fronting Norwood Avenue. Parcel 27 is under separate ownership and is shown only for geographic and planning context; it is not part of the proposed redevelopment.
No final site plan, engineering plans, architectural design, entitlement approvals, financing commitments, permits, construction contracts, incentive approvals, partnership agreements, or development schedule have been approved or established. All project concepts remain subject to professional due diligence, engineering, market analysis, financial feasibility, legal review, negotiated agreements, and applicable governmental approvals.
Project Overview
Norwood Studios Live & Work is a proposed owner-led mixed-use redevelopment centered on Parcel 26 in North Sacramento and is currently in the early predevelopment and due-diligence phase.
TTC Trust owns the project property, while TheGreen Spot LLC provides property and project management services and is coordinating the predevelopment and due-diligence process. The current focus is to establish the technical, financial, legal, regulatory, infrastructure, and professional foundation necessary before advancing to final design, entitlements, financing, permitting, or construction.
The proposed redevelopment is centered on Parcel 26, an approximately 3.529-acre property located at 2885 Norwood Avenue, Sacramento, California 95815. Parcel 25 remains an active TTC Trust-owned neighborhood-serving commercial property fronting Norwood Avenue. Parcel 27 is under separate ownership and is shown only for geographic and planning context; it is not part of the proposed redevelopment.
No final site plan, engineering plans, architectural design, entitlement approvals, financing commitments, permits, construction contracts, incentive approvals, partnership agreements, or development schedule have been approved or established. All project concepts remain subject to professional due diligence, engineering, market analysis, financial feasibility, legal review, negotiated agreements, and applicable governmental approvals.
Conceptual Redevelopment Plan
The current Norwood Studios Live & Work conceptual redevelopment plan has been prepared by TTC Trust, with TheGreen Spot LLC providing property and project management services throughout the project's predevelopment and due-diligence process. It illustrates one potential development approach for Parcel 26 and is intended solely for planning, evaluation, and discussion purposes.
The preliminary conceptual program includes:
- Approximately 60 workforce-oriented studio apartments.
- Four live/work units.
- A Youth Learning & Tutoring Center.
- A potential Neighborhood Public Safety Space.
- Community gathering areas and landscaped open space.
- Approximately 64 parking spaces, subject to final engineering, design, and applicable code requirements.
- Retention of Sanchez Taqueria, subject to final planning, site design, and tenant coordination.
- Evaluation of both conventional and 3D-printed concrete construction methods.
The conceptual plan also identifies the existing storm-drain easement as a preliminary planning constraint that may limit future development within portions of the site. Parcels 25 and 27 are shown solely for geographic and planning context. Parcel 25 remains an active TTC Trust-owned commercial property, while Parcel 27 is under separate ownership and is not part of the proposed redevelopment.
This conceptual plan has not been surveyed, engineered, entitled, approved, financed, or prepared for construction. All site layouts, building locations, unit counts, parking concepts, open-space areas, construction methods, and project features remain subject to professional due diligence, engineering, architectural design, financial feasibility, market analysis, legal review, and all applicable governmental approvals.
Development Incentives and Financing Resources Under Evaluation
As part of the project's predevelopment and due-diligence efforts, TTC Trust, with TheGreen Spot LLC providing property and project management services, is evaluating potential development incentives, financing resources, technical assistance programs, and public-private development tools that may support the proposed Norwood Studios Live & Work redevelopment.
The property is not currently located within a federally designated Opportunity Zone. Opportunity Zone eligibility is determined by the federal designation of the applicable census tract and is not based on property ownership, the proposed redevelopment concept, or whether the project is sponsored by a first-time developer.
Although Opportunity Zone tax incentives are not currently available, the ownership is evaluating a range of other local, state, federal, and private-sector programs that may improve project feasibility, subject to eligibility requirements, funding availability, professional analysis, and approval by the applicable agencies or program administrators.
Potential programs under evaluation may include affordable housing incentives, impact-fee assistance, infrastructure funding, public-private partnership opportunities, tax-credit programs, workforce housing initiatives, grants, and other financing resources that align with the project's objectives. No incentive, grant, financing source, or public assistance program should be considered available or secured unless formally approved by the appropriate agency or funding organization.
Independent and Owner-Led Development
Norwood Studios Live & Work is being advanced by TTC Trust, with TheGreen Spot LLC providing property and project management services, as an independent, owner-led redevelopment initiative.
As the property owner and project management team, TTC Trust and TheGreen Spot LLC are evaluating programs, financing resources, and technical assistance opportunities that may be available to qualifying owner-led developments, emerging developers, community-oriented projects, workforce housing initiatives, and public-private partnerships.
Eligibility for any program is not automatic. Each incentive, grant, financing source, or assistance program has its own eligibility requirements, application procedures, underwriting standards, affordability obligations, funding limitations, deadlines, and approval processes.
The ownership will describe a program, incentive, financing source, or public assistance opportunity as secured or approved only after receiving formal written confirmation from the applicable public agency, lender, investor, funding organization, or program administrator.
City of Sacramento Coordination
July 9, 2026 Predevelopment Meeting
On July 9, 2026, representatives of TTC Trust, with TheGreen Spot LLC providing property and project management services, met with members of the City of Sacramento's Economic Development team, development staff, and the Council District office to discuss the preliminary Norwood Studios Live & Work redevelopment vision.
The discussion included:
- The preliminary mixed-use redevelopment concept.
- The property's Opportunity Zone status.
- Development impact-fee programs.
- Affordable housing incentives.
- Potential fee deferral, reduction, or waiver programs.
- Infrastructure and utility considerations.
- The existing storm-drain easement.
- Project feasibility.
- Potential next steps within the City's development review process.
City representatives provided preliminary information regarding applicable development processes, available programs, regulatory requirements, and topics requiring additional evaluation as the project advances.
The meeting was an early-stage coordination and information-gathering discussion. It did not constitute project approval, entitlement approval, confirmation of incentive eligibility, a funding commitment, an endorsement of the project, or authorization to begin construction.
Opportunity Zone Status
The property is not currently located within a federally designated Opportunity Zone.
Accordingly, TTC Trust and TheGreen Spot LLC are evaluating alternative development incentives, financing resources, technical assistance programs, infrastructure funding opportunities, and strategic partnerships that may improve project feasibility, subject to applicable eligibility requirements.
No incentive, grant, fee deferral, fee reduction, fee waiver, financing source, public assistance program, or agency participation should be considered approved, secured, or guaranteed unless formally confirmed in writing by the appropriate agency or funding organization.
Meeting Follow-Up
The meeting identified several areas requiring continued due diligence, including:
- Utility and infrastructure capacity.
- Storm-drain easement restrictions and maintenance responsibilities.
- Workforce and affordable housing scenarios.
- Potential development impact-fee programs.
- Project cost estimating and financial feasibility.
- Assembly of a qualified professional development team.
- Evaluation of potential development, ownership, and capital structures.
These matters remain part of the ongoing predevelopment and due-diligence efforts being coordinated by TheGreen Spot LLC on behalf of TTC Trust.
Storm-Drain Easement Planning Notice
The current conceptual redevelopment plan treats the existing storm-drain easement conservatively as a significant planning constraint pending confirmation through recorded document review, title analysis, boundary and topographic surveys, civil engineering, utility coordination, legal review, and applicable review by the City of Sacramento.
The easement should not be interpreted as a confirmed permanent no-build area until the necessary professional evaluations and agency reviews have been completed.
Infrastructure and Utility Coordination
As part of the project's predevelopment and due-diligence efforts, TTC Trust, with TheGreen Spot LLC providing property and project management services, is evaluating existing infrastructure conditions and potential utility requirements affecting Parcel 26.
Areas currently under review include:
- Water and sanitary sewer service.
- Storm drainage.
- The existing storm-drain easement.
- Electrical service.
- Natural gas service.
- Telecommunications infrastructure.
- Fire-flow and fire protection requirements.
- Emergency vehicle access.
- Utility connections and service capacity.
- Potential off-site infrastructure improvements.
Infrastructure requirements may significantly influence the project's site design, utility planning, engineering, construction costs, development phasing, permitting strategy, and overall financial feasibility.
No final infrastructure design, utility capacity determination, off-site improvement requirement, or utility service commitment has been established. All infrastructure planning remains subject to engineering analysis, coordination with utility providers and public agencies, financial feasibility, and applicable governmental approvals.
Conventional and Mission-Oriented Financing
As part of the project's predevelopment and due-diligence efforts, TTC Trust, with TheGreen Spot LLC providing property and project management services, is evaluating a range of potential private, institutional, and mission-oriented financing sources that may support the proposed Norwood Studios Live & Work redevelopment.
Potential financing sources under evaluation include:
- Conventional construction loans.
- Permanent financing.
- Private equity.
- Joint venture capital.
- Preferred equity.
- Community Development Financial Institutions (CDFIs).
- Mission-oriented lenders.
- Impact investors.
- Workforce and affordable housing financing programs.
- Public-private financing structures.
The ownership is also evaluating financing strategies that may complement available public incentives, infrastructure assistance, and other capital sources, subject to project feasibility and program eligibility.
No lender, investor, equity partner, financing source, or capital provider has committed funding to the project. Any future financing will be subject to independent underwriting, due diligence, negotiated agreements, and satisfaction of all applicable lending and investment requirements.
Strategic Development Partner Sought
TTC Trust, with TheGreen Spot LLC providing property and project management services, is seeking an experienced strategic development partner or multidisciplinary development team to help advance Norwood Studios Live & Work through the next stages of predevelopment, due diligence, and implementation.
The ideal partner would bring demonstrated experience in:
- Multifamily and mixed-use development.
- Workforce and affordable housing.
- Project feasibility and financial underwriting.
- Development budgeting and cost control.
- Land use, entitlements, and regulatory strategy.
- Civil engineering, infrastructure, and utility coordination.
- Architecture, planning, and design management.
- Capital stack development and financial structuring.
- Construction and permanent financing.
- Public incentives and financing program evaluation.
- General contracting or construction management.
- Project phasing and implementation.
- Property management, asset management, and long-term operations.
TTC Trust contributes long-term ownership and control of the project property, while TheGreen Spot LLC provides property management, project coordination, and leadership of the predevelopment process. Together, the ownership brings extensive site knowledge, existing neighborhood-serving commercial operations, a preliminary redevelopment vision, ongoing due diligence, and a long-term commitment to responsible investment in North Sacramento.
The property is not being marketed as a conventional land sale. The immediate objective is to identify the right strategic development partner, assemble a qualified professional team, evaluate appropriate financing and partnership structures, and establish a responsible pathway for advancing the project from concept through implementation.
Current Status
Norwood Studios Live & Work remains in the early predevelopment and due-diligence stage. TTC Trust owns the project property, while TheGreen Spot LLC provides property and project management services and is coordinating the project's predevelopment activities.
Confirmed
- TTC Trust owns and controls Parcel 26.
- Parcel 26 contains approximately 3.529 acres, based on current property information.
- TTC Trust has maintained long-term ownership of the property, with TheGreen Spot LLC overseeing property management and predevelopment coordination.
- A preliminary owner-sponsored redevelopment vision has been prepared.
- Conceptual renderings and planning illustrations have been created for discussion and evaluation.
- Representatives of the ownership met with the City of Sacramento on July 9, 2026, for an early-stage information-gathering and predevelopment coordination meeting.
- The property is not located within a federally designated Opportunity Zone.
- No project approval, entitlement, permit, financing commitment, incentive approval, or construction authorization has been issued.
Preliminary Due Diligence Completed or Underway
- Development process research.
- Review of available property and parcel information.
- Identification of the existing storm-drain easement as a significant planning consideration.
- Preliminary evaluation of conventional and 3D-printed concrete construction methods.
- Preliminary research into development incentives and financing programs.
- Strategic development partner outreach.
- Organization of project documentation, conceptual planning materials, and website content.
Professional Work Not Yet Completed
- Boundary and topographic survey.
- Final boundary verification.
- Title and recorded easement analysis.
- Professional zoning and land-use analysis.
- Civil engineering feasibility.
- Utility capacity confirmation.
- Drainage and stormwater engineering.
- Environmental review and studies, as applicable.
- Professional architectural programming and conceptual site planning.
- Entitlement application.
- Independent construction cost estimate.
- Market and rental demand study.
- Workforce and affordable housing feasibility analysis.
- Sources and uses budget.
- Operating pro forma.
- Capital stack and financing strategy.
- Lender commitment.
- Equity investor commitment.
- Development partnership agreement.
- Construction contract.
- Building permits and construction schedule.
This checklist reflects the project's current status and is intended to provide transparency regarding work completed, ongoing due diligence, and professional services that remain necessary before any development decisions or construction activities can proceed.
Important Disclaimer
As part of the predevelopment and due-diligence process, TTC Trust, with TheGreen Spot LLC providing property and project management services, is evaluating various development incentives, financing programs, fee assistance opportunities, technical assistance resources, and development strategies that may support the proposed Norwood Studios Live & Work redevelopment.
The identification, discussion, or evaluation of any incentive, financing program, fee assistance program, technical assistance resource, or development strategy does not establish project eligibility, approval, participation, funding, or the availability of any public or private benefit.
All potential incentives, grants, financing sources, and development resources remain subject to applicable program requirements, funding availability, underwriting, financial feasibility, application review, legal documentation, engineering, project design, affordability requirements, environmental review, negotiated agreements, and all applicable governmental approvals.
Project Notice
This page presents preliminary information regarding Norwood Studios Live & Work, a proposed redevelopment vision for property owned by TTC Trust, with TheGreen Spot LLC providing property and project management services throughout the predevelopment and due-diligence process.
All project information, parcel exhibits, maps, renderings, site layouts, unit counts, parking concepts, construction methods, development programs, financing strategies, schedules, and other materials presented on this page are preliminary, conceptual, and provided solely for planning, informational, and discussion purposes.
Nothing on this page constitutes an approved development plan, entitlement, permit, financing commitment, incentive approval, investment offering, construction commitment, partnership agreement, or public agency approval.
All project components remain subject to professional due diligence, title review, boundary surveys, engineering, utility and infrastructure coordination, environmental review, market analysis, financial feasibility, tenant coordination, legal review, negotiated agreements, regulatory requirements, entitlement processes, and all applicable governmental approvals.
