DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-10 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) landscaping palette can be more inclusive of trees,
shrubs and groundcovers, but must also maintain
the capacity of the basins and the channel.
Storm water management needs will determine
the ultimate shape of the basins. The SCSP
reserves locations (illustrated in Volume I Figure
8-4 Local Detention Basins) and adequate space to
accommodate a worst-case scenario in which the
maximum storm water storage capacity is
required. In such cases a relatively uniform shape
would be required, however, in all cases a buffer
area is provided that would accommodate a
landscape and path that will soften the edges of
the basin.
The space reserved for each basin will allow for a
wider naturalized edge in the event that the
required storm water capacity is less than the
maximum. In these cases, the edge and the bank
of the basin will vary to provide a more natural
appearance, and the buffer will allow more room
for the bike and pedestrian trail.
Where basins are adjacent to natural open space,
they are a transitional feature from the urban land
use. Trees along the basin edge near the urban
use will transition to lower shrub, groundcover,
and grasslands along the open space edge. The
basins located at the edge of the community park
will take on the character of the park and will be
surrounded by trees and groundcover compatible
with the adjacent park area.
The USACE permit regulates the use of the natural
channels within the protected wetland areas and
thus these are generally undisturbed.
Engineered channels are very limited in the plan
and are generally associated with linking the
basins to discharge areas. In these cases, the
channels will be designed as an integral part of the
basin and will take on the characteristics of the
basin, including contouring and landscaping.
Example of naturalized drainage channel.
Figure II.1-3 Conceptual Basin
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-11 One significant exception is the channel that
parallels Grantline Road on the east side of the
plan and then enters a small detention basin on
the south edge of the plan. This channel primarily
serves to carry storm water from the north side of
Chrysanthy Boulevard and discharge it to the
natural Upper Laguna Creek drainage to the south.
The channel is inherently linear and straight as it
follows Grantline Road. The channel will provide
clustering of trees along both sides that will allow
views to signage and buildings in the future
Regional Town Center land uses but will also
provide an attractive edge along Grantline Road.
DS 45. Design of the drainage systems in the Plan
Area will specifically consider the
appropriateness of the following measures:
storm water quality treatment, storm water
detention structures, summer nuisance flow
retention and percolation, and hydro-
modification control structures. While each
water quality wet basin has been sufficiently
sized to meet the runoff demands from its
respective drainage shed, each builder will
have the option to incorporate LID design
features within each of its development and
downsize the size of the water quality basins
accordingly.
DS 46. The project shall place erosion control
and velocity dissipation devices at all
detention structures and along the length of
any outfall structure as necessary to limit
erosion into and within water courses.
Furthermore, the project will utilize Best
Management Practices consistent with all
local post construction storm water
management requirements, policies, and
guidelines.
DS 47. All basins shall be designed as visual
amenities that are an extension of the
landscape on the nearby streets. In most
instances this will involve naturalized drought
tolerant and low maintenance landscaping.
The basins may have a semi-permanent pool
serving water quality purposes.
DS 48. Basins shall have irregular contours to
create a natural appearance. Side slopes of
5:1 should occur on not less than 10 percent
of the basin edge to allow access to the basin.
DS 49. Fences should be avoided if possible.
Where required, fences shall be open types
with a black matte finish. (Refer to Section
1.5.6).
DS 50. Landscape improvements within and
adjacent to basins shall use drought tolerant
and low maintenance plant materials.
DS 51. Nearby pedestrian and bicycle trails shall
be routed in or along the rim of basins.
1.5.9. Art in Public Places
Art in public places can include art as commonly
described such as murals and sculpture. The SCSP
intends to integrate art into the every-day
infrastructure by simply selecting well-designed,
attractive fixtures where practical. Manhole
covers, tree grates, directional signage, bike racks,
benches, lighting fixtures, water features, and
other street furniture can all be art.
Refer to RC Design Guidelines Site Design: Art in
Public Places, p.2:66 for a description of city-wide
standards.
Conceptual view of channel adjacent to Grantline Road.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-12 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) DS 52. Art should be located around the Plan
Area rather than concentrated in a few
locations.
DS 53. Art can be incorporated in landscape
corridors and neighborhood gateways.
DS 54. Art in public places should typically be
scaled to allow pedestrians to enjoy it.
1.5.10. Lighting
The RCMC Section 23.725 applies to all new and
existing land uses, including permanent and
temporary uses in all zoning districts. Refer also
to RC Design Guidelines: Lighting, p.2:68.
The purpose is to regulate lighting to balance the
safety and security needs for lighting with the
City’s desire to ensure that light trespass and glare
have negligible impact on surrounding property
(especially residential) and roadways.
DS 55. Street lighting will be low intensity and
generally limited to locations required for
traffic and pedestrian safety.
DS 56. Lighted features including but not limited
to lighted bollards, lighted shelters, back-
lighted planters, and accent-lighted wall
surfaces and signs, are permitted provided
light sources are low-level and screened from
adjacent streets, walkways and homes.
DS 57. Planting shall be restricted within the zone
of light for street lights in conformance with
the City standards.
1.5.11. Signs
The Rancho Cordova Municipal Code (RCMC)
Chapter 23.743 shall regulate all signs in the
SunCreek Plan Area. Refer also to RC Design
Guidelines: Signs, p. 2:72.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-13
1.6 CENTER FORM BASED DISTRICT
DEVELOPMENT STANDARDS
Development of the Center Form Based Districts
(Center Districts) identified in Figure II. 1-4 shall
be subject to regulations and standards defined in
this section. As described in Volume I: Section 3.3,
“form-based code” is a regulatory approach that
describes the form and character of development.
A form-based code incorporates many
components of conventional zoning standards but
organizes the application of these standards
according to a vision of aggregated development
patterns rather than individual land use
categories. A form-based code goes beyond
conventional zoning development standards by
describing the physical outcome of the
development in terms of street character, building
relation to the street, and pedestrian friendliness
and other factors.
This section adds specific standards and guidelines
to supplement the conventional permitted uses
and development regulations established in the
Rancho Cordova Municipal Code (RCMC) Title 23.
Applications for development projects must
comply with the development regulations in
RCMC Title 23, Article 5 and any applicable
supplemental standard for the SCSP set forth in
this chapter.
The key elements of the SunCreek Centers Form
Based Districts regulations include:
• Permitted Land Uses
• Street Character and Configuration (Street
Typology)
• Building Front Character and
Configuration (Frontage Typology)
• Pedestrian Ways
• Common Spaces
1.6.1. Application
The SunCreek Center Form Based District
regulations apply to three areas identified in
Figure 1-4 and Volume I Figure 3-3 as Districts A,
B, and C. District C is a Regional Town Center and
Districts A, and B are planned as Village Centers as
defined in RCMC Title 23 Article 5-Form Based
Provisions. Each Center District has a different
character and purpose that requires different
standards and a different development approach.
The term “Center District” refers to the boundary
of the area identified in Figure II. 1-4 and not to a
specific zone district designation. The Center
Districts encompass specific zone districts that
regulate the specific land uses and development
standards. Each Center District allows for a mix of
commercial (VC or RTC) and residential uses (HDR
or CMDR), which can be mixed and allocated
according to a detailed plan. Each Center District
includes a “Main Street” as described in the RC
Design Guidelines Commercial and Commercial
Mixed Use: Commercial, p.3:10.
Prior to any development within the three Center
Districts, a detailed conceptual plan for the
subject District must be approved by the City
Council.
The requirements of RCMC Section 23.722 and the
RC Design Guidelines shall apply whenever a non-
residential, mixed-use, or multifamily residential
project is subject to design review.
1.6.2. Permitted Uses
Article 3 the RCMC Title 23, specifically Table
23.307-1 (Agricultural), Table 23.310-1
(Residential), Table 23.313-1 (Mixed Use), and
Table 23.319-1 (Public/Quasi-public) regulate the
Permitted Uses in the SCSP, except that residential
uses are not permitted in the Village Center Zone
designation. Refer to SCSP Volume I, Section
3.2.3. ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-14 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022)
Figure II.1-4 Center Form Based Districts
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-15
1.6.3. Center District Development
Standards
Form based development standards primarily
address the relationship of building purpose and
form to the adjacent streets and pedestrian areas.
Conventional development standards apply to the
basic organization of the development area,
including standard rear and side setbacks. Height,
site coverage, floor area ratio (the relationship of
building height to site coverage), and presentation
to the street expressed in terms of minimum
building frontage are the primary metrics for
building mass regulation within the Center
Districts. Separate standards are established for
the Districts “A” and “B” that include the Village
Center (VC) zone designation, and for District “C”
that includes the Regional Town Center (RTC) zone
designation.
These development standards reflect the
differences in scale, mix of uses represented in
each of the Center Districts.
Table II.1-1 establishes these basic standards for
the Center Districts in the SCSP.
District C
Regional
Town Center
Standard
District A and B
Village Center
Standard
Max block length 820 ft. 800 ft.
Max block perimeter 2,800 ft. 1,950 ft.
Max pedestrian block length 440 ft. 600 ft.
Residential density
Min density 20 du/acre CMDR 12.1 du/ac
MDR 6.1 du/ac 1.
Max density 38.7 du/acre 25 du/acre
Minimum building frontage
Primary street 60% 60%
Side street 50% 45%
Floor Area Ratio (FAR)
Minimum FAR 0.252. 0.25 2.
Maximum FAR 2.0 1.0
Building height
Minimum height 20 ft. 20 ft.
Maximum height 75 ft. 60 ft.
Building Setbacks
Minimum Front Setback 0 ft. 0 ft.
Minimum Side Setback 0 ft. 0 ft.
Table II. 1-1 Center Form Based District Development Standards Notes on Districts A and B:
1. The residential uses in Center
Districts A and B will include
MDR, CMDR and HDR housing at
minimum density allowed in the
applicable zone.
2. The City Council may reduce
the minimum FAR to no less than
0.2 by Design Review approval,
subject to the following criteria:
a. The planned uses and
design of the commercial
development are
appropriate to serve the
local area and are
consistent with the City’s
development objectives
which are described in the
General Plan, in the City
Design Guidelines and in
this Chapter; and
b. Granting the FAR reduction
will not adversely affect
the interests of the public
or the interests of the
residents and property
owners in the vicinity of
the new development; and
c. The FAR reduction is the
minimum required to
support the site plan.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-16 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022)
1.6.4. Street Typology
The street is a key component of development
within Center Districts. In these Districts the
street characteristics, including the width of the
travel way, number of travel lanes, width of the
sidewalks, setbacks, and the landscaping and
streetscape (furniture, lighting and way-finding
signs) contribute much to the identity and vitality
of the adjacent commercial and residential uses.
Except as noted in Chapter 1.4, front and side yard
setbacks shall be measured from the back of
sidewalk. The SunCreek Center Districts apply the
“Main Street” concept identified in the RC Design
Guidelines. “The design of access and circulation
on project sites should tie the development into
the overall neighborhood, and the internal
circulation may be a part of the City’s circulation
and street system, where buildings front onto and
have pedestrian connections with the public right-
of-way.”
The location and character of each of the “Main
Street” features is discussed in Section 1.6.10
District Descriptions.
Volume I, Chapter I.4 Circulation defines the street
cross sections in terms of number of lanes, lane
width, landscape corridor, sidewalks, and
bike/pedestrian trails. Volume I, Figure 4-3, Major
Streets Master Plan identifies the basic
configuration of the street network and the
primary street type applied.
The SunCreek Center Districts use the Standard
Collector Street (Volume I, Figure 4-7) as the Main
Street.
Arterial
Arterial streets along the edge of the Center
District designations include Kiefer Boulevard
(District” A”), Rancho Cordova Parkway (District
“B”, and Chrysanthy Boulevard (District “C”).
Refer to Volume I, Figure 4-4.
DS 58. The median in the center of the roadway
shall be utilized to facilitate the safe passage
of pedestrians across a minor arterial.
Suggested treatments include landscaping
and pedestrian refuges at crossings.
DS 59. The landscaping strip along the sides of
the roadway shall be designed to create a
separation between pedestrians and fast-
moving vehicles. The strip should include a
landscaped area between the edge of the
curb and the sidewalk. Street trees and
lighting should be provided and designed at a
pedestrian scale.
DS 60. Where right-turn lanes are required, the
width and design of sidewalks and landscape
strips shall maintain the quality of the
pedestrian environment.
DS 61. The facades of buildings located at the
edge of right of way in Center Districts should
include storefront, multi-family residential
and office use frontage types. It is preferred
that building frontages approach the
sidewalk.
Collector Street
Collector streets (Main Streets) in the Center
District include Crescent Drive in District “A”, and
the un-named crescent street in District “B”, and
the un-named north-south street in District “C”.
Refer to Volume I, Figure 4-7 and Figures II. 1-6, II. 1-7, and II. 1-8 for location of the Main Street in
each Center District. Additional collector streets
with medians may be located in District C when a
specific development plan is prepared for this
area.
Central Park Drive is a unique condition in District
B that serves both as “Main Street” flanked by
commercial and residential use, but also as a
primary pedestrian corridor linking the Village
Center to the Community Park and the High
School. Volume I, Figure 4-10 Pedestrian
Boulevard illustrates the special character of this
street.
DS 62. The landscape strip areas shall be
designed to provide pedestrians with secure
passage along the roadway and motorists
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-17 with adequate views of the storefronts
located along the street. Street trees and
lights designed to the pedestrian scale shall
be placed within continuous landscape strips
to provide a barrier between the roadway
and sidewalk. Larger canopy trees shall be
used where possible to shade the sidewalk
and the street.
DS 63. Intersections should be designed to
provide pedestrians with safe passage.
Features may include pedestrian bulb-outs,
differentiated accent paving within the
intersection, pedestrian refuge areas within
the medians of arterials, and in-street
crossing lights.
DS 64. Turning movements typically occur from
within the main travel lanes; however, short
(one- to two-car-length) turn pockets may be
provided at some intersections in lieu of
parking on one side of the street.
DS 65. Storefront, multi-family housing, porch,
door yard/terrace or light court, and stoop
frontage types are preferred.
Minimal Sidewalk Frontage Access
Exposure of the building or common area such as
a plaza at the back of the sidewalk is used to
facilitate access from a public right-of-way or an
on-site sidewalk to a public space. Refer also to
RC Design Guidelines Site Design, Building
Placement, and Orientation, p. 3:18.
DS 66. For a public space located adjacent to one
street, the area of the space within 15 feet of
a public right-of-way or an on-site sidewalk
along at least 50 percent of the space’s street
frontage shall be free of obstructions.
DS 67. For corner public spaces, the area within
15 feet of the intersection of two or more
streets on which the space fronts shall be at
the same elevation as the adjoining sidewalk.
In addition, at least 50 percent of each of the
space’s frontages shall be free of
obstructions.
DS 68. To be considered free of obstructions,
public spaces shall include at least four feet
of unobstructed area between obstructions
when measured parallel to right-of-way or
sidewalk.
DS 69. For obstructed portions of a space’s
frontage, no walls or other obstructions,
except for fixed and moveable seating and
tables, shall be higher than two feet above
the curb level in front of the space.
DS 70. Trees planted flush to grade, light
stanchions, public space signage, trash
receptacles, railings for steps, and
substantially open fencing around seating
areas not exceeding 36 inches in height shall
be considered permitted obstructions.
Kiefer Boulevard adjacent to the commercial use
in District A is a special condition due to the
Secondary (10’) bike trail in the 35-foot-wide
pedestrian corridor on the south side of Kiefer
Boulevard. In this condition, the commercial use
will be located at the edge of the “build to line”
(edge of right of way) as illustrated in Volume I,
Figure 4-21. In this condition, the space between
the multi-use trail and the building front can be
used for an outdoor dining area, rest stop, or
landscaping.
1.6.5. Design Guidelines for the Center
Districts
Each of the Center Districts will have a distinct
character as described in Section 1.6.10 below.
However, all of the development in the Center
Districts, particularly commercial and office use
will be guided by the following design principles.
The intent is to create an overall sense of
community with high quality, pedestrian oriented
design. The following principles shall apply to all
Form Based Districts.
• Center Districts should be visually
appealing from all public areas,
including adjacent streets and
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-18 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) sidewalks, and to pedestrians as well
as persons in automobiles.
• Center Districts should be appropriate
in scale and massing relative to
adjacent land uses.
• Center Districts should provide for
convenient, attractive pedestrian
access from street fronts and from
adjacent commercial, office, and
residential land uses.
• Center Districts should provide for
convenient, attractive pedestrian
access within the center with
dedicated pedestrian ways between
all buildings and pedestrian spaces
such as plazas, courtyards, and
terraces at natural gathering areas
within the site.
• Center Districts should minimize
noise, light, vibration and odor
impacts on the surrounding
neighborhood.
• Center Districts should be functionally
efficient in terms of resource
requirements, traffic circulation,
emergency access, and delivery and
waste removal.
Architectural Style
The common characteristics established in these
guidelines will create a sense of overall
consistency and common identity throughout the
Plan Area. The buildings need not emulate any
historical style. Design continuity and appropriate
style address building scale, pedestrian access, the
proportion of wall to arcade, window placement
and proportions, height of walls, building color,
building materials, and response to the site
conditions. The application of these guidelines
will produce architecture that reflects the
individual needs of the building owners, and the
character of the SunCreek community.
DS 71. Architects may apply a design style that
reflects the particular character of the uses
within the building, such as a theme
restaurant or specialty store. Such designs
may be established by a chain that has
standardized characteristics. However,
buildings that are highly stylized, or that
apply corporate “franchise” architecture shall
compliment the overall style and character of
neighboring buildings. .
Example of Acceptable Stylized Architecture
DS 72. Each Center District shall include a
dominant landmark element such as a clock
tower, fountain, or sculpture within a
pedestrian oriented space. The element will
serve as an identification of the District and
should reflect the overall design theme of
that District.
Exterior Finish Materials
DS 73. The appropriate exterior materials include
masonry, plaster, stucco, stone, and
decorative treatments in concrete. Wood
siding is acceptable provided that it is used in
locations protected from harsh sun or
weather conditions, and is properly installed
and treated to be durable.
Color
DS 74. Neutral colors are acceptable for the base
color of a building and may be used without
limitation. However, the architect is
encouraged to apply other, bolder colors that
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-19 are derived from earth tones to add visual
interest and distinctive character
DS 75. Large areas of bright, intense primary
colors shall be avoided but may be applied to
trim, windows, doors and architectural
elements where they complement the
building basic color scheme.
DS 76. Typically, the building basic color scheme
should include not more than three colors,
however, more than three complementary
colors may be used to establish a special
visual effect.
DS 77. Paint colors should complement the color
of stone, masonry, tile, or any natural
materials applied to the exterior of the
building.
Building Massing and Form
DS 78. Buildings should have a hierarchy of
elements so that the overall building is
readable. Design elements that embellish
and create variety should be subordinate to
the overall volume. The building massing
should create an interesting view from
vantage points both within and from the
exterior of the site, and allow “landmark” or
anchor buildings to stand out above the other
buildings and landscape.
DS 79. Buildings should be located forward to the
street front rather than behind a parking
area. This is particularly effective along the
“Main Street” in each District where the
intent is to establish a vibrant, pedestrian
active environment.
DS 80. Large building masses should closely
relate to smaller buildings and to pedestrians
on the adjacent walkways by a variety of
means including:
• The addition of arcades, trellises
and smaller building elements;
• Roofs that are not monolithic;
• Windows that are varied for
functional or symbolic reasons;
• Articulations that include offsets,
recesses, projections and changes
in wall direction to provide visual
interest;
• Architectural detailing, color,
and/or composition of facade
elements; and
• Architectural elements such as
terraces or balconies oriented to
common areas such as courtyards,
pedestrian ways, or plazas.
DS 81. Dormer windows, dormer vents,
belvederes, chimneys, roof monitors and
other features that add visual interest may be
added to a roof provided that they are in
character with the building style and in
proportion to the roof and building mass.
Conceptual Image of building forward “Main Street”
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-20 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022)
Example of offsets, recesses, projections and
changes in wall direction
DS 82. Storefront window walls shall be divided
into bays defined by window spacing, raised
pilasters, add-on awnings or trellises, or other
architectural elements so the entire facade
reads as a series of individual shops.
Storefront windows should be contained
within a bay defined by these elements.
Doors and windows shall be consistent in
design and located to present a unified
appearance to the elevation, except where
the variations are an integral and necessary
part of the exterior design.
DS 83. All walls, blank or storefront, shall be
defined at the top by a cornice or other detail
bold enough to visually terminate the wall.
Even walls topped by a sloped roof that
terminate at the wall line shall be defined by
a cornice or eave detail. Exceptions include
heavy timber roofs where the rafter tails are
exposed and extend a minimum of eighteen
inches from the wall.
Cornice Detail and Variety of Roof Types
DS 84. Two story walls shall be divided by a
cornice, horizontal band or other
architectural element that defines the ground
floor from the second floor.
DS 85. Generally, walls should appear as thick
and massive in proportion to the building
scale, particularly on large-scale buildings.
Windows, other than storefront should be
recessed from the face of the wall by at least
3 inches.
DS 86. The exterior of ground floor walls that
face streets shall include features that
articulate the walls and ensure visual
diversity and proper scale. Articulation may
include windows, arcades, changes in
materials or color, or other details.
Architectural detailing of each wall at ground
level shall relate to the landscape to ensure
an appropriate transition of the building and
the ground plane.
Windows, awnings, cornices and flags provide cadence.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-21
Arcade and Ground Plane Treatment
DS 87. Architectural elements that contribute to
a building’s character, aid in climate control
and enhance pedestrian scale are
encouraged. Examples include canopies, roof
overhangs, projections or recessions of
stories, balconies, reveals, and awnings.
DS 88. Building entryways shall be clearly defined
and integrated with building and landscape
design. The use of distinctive architectural
elements and materials to denote prominent
entrances is required.
Arcade establishes the primary Entry Feature
Landmark Feature
DS 89. Landmark structures, such as clock
towers, enclosed arcades, and building
elements that extend above the roofline of
the primary building may be used to
designate major entries, public spaces, or
building corners. Such landmark structures
may also be used in parking areas to identify
pedestrian portals, provide orientation to
drivers in the parking area, or provide visual
interest.
Roofs
DS 90. Buildings may have either
flat and/or sloped roofs. Sloped roofs shall
have a minimum slope of 4 in 12.
DS 91. On the portion of the roof visible from the
parking lot or street the following roof
materials are acceptable:
• Standing seam metal in colors
compatible with the building and
trim colors.
Example of landmark feature integrated with
main buildings.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-22 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) • Composition, steel, concrete, or
clay tiles with either a deep profile
or flat. The colors shall be
subdued warm tones.
DS 92. Passive solar design features are
encouraged whenever possible. Design of
buildings should consider energy-efficient
concepts such as natural heating and/or
cooling, sun and wind exposure and
orientation, and other solar energy
opportunities.
Architectural Lighting
DS 93. Natural light and external night lighting
should be used to enhance and articulate the
buildings.
DS 94. Lighting sources should be thoughtfully
located and shall have cut off lenses to avoid
light spillage and glare on adjacent
properties.
DS 95. Parking areas shall have a minimum
illumination of 1.0 foot-candles as a
maintained minimum at the pavement
surface. Pole mounted lighting should be
spaced for maximum energy efficiency and
be no taller than 25 feet within 100 feet of
residential areas.
DS 96. Pedestrian walks shall have a minimum
illumination levels of 0.5 foot-candles as a
maintained minimum at the walking surface
and lighting shall be placed to identify any
level changes or changes in walking
conditions.
DS 97. Pedestrian walk lighting should be of an
appropriate scale and style such as bollard
type lighting, step lighting and/or pole
mounted lighting not exceeding 25 feet in
height.
Ancillary Structures
DS 98. Service areas shall be located to minimize
visual impacts from pedestrian corridors and
adjacent streets. Exterior storage shall be
confined to portions of the site least visible
from public view.
DS 99. Auxiliary buildings such as kiosks,
maintenance sheds, pump sheds visible to
customers shall complement and integrate
the design characteristics applicable to the
larger buildings.
On-site parking in the Center Districts
Parking Standards and Building Placement
Standards shall be determined in detailed
planning process required for each use within
each Center District area required in this chapter,
Section 1.6.1 Application, and will be guided by
RCMC Chapter 23.510 and Chapter 23.513.
1.6.6. Frontage Typology by District
“Frontage typology” describes the character of
buildings and the public sidewalk as they relate to
the street. The frontage types:
• create an attractive pedestrian
activity space between the
buildings and street,
• establish the visual boundary of
the streetscape, and
• provide a proper transition from
the public realm (the street and
sidewalk) to the private realm (the
home or commercial use).
This is achieved through building mass, scale, and
articulation; the placement and scale of doors and
windows; the width of the sidewalk; and the type
and location of street trees, street furniture,
lighting and ground level landscaping.
There are many ways to create an attractive,
properly scaled pedestrian relationship between
the building front and the street. This section
introduces a limited number of common building
frontages that may be applied along the streets
that are typical of the Center Districts in the
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-23 SunCreek Plan Area. The architecture of street
frontages is not limited to these examples, and
the architects/designers/building owners are
encouraged to apply other concepts in the spirit of
the Center District vision.
The following sections describe the general
applicability of the frontage types suggested here,
but the types are not assigned to specific locations
in the Center Districts. Rather, they are examples
that can be applied in a variety of locations. The
applicant shall identify the specific application of
these examples, or alternatives that may be
proposed, in the detailed conceptual plan for each
Center District that must be approved by the City
Council as described in Section 1.6.1, Application.
Door Yard/Terrace/Light Court
Generally, a door yard/terrace or light court
frontage is a residential frontage type, but it can
also be applied to a vertically integrated mixed-
use building with residential over retail or office
uses. Typically, the building presents a split-level
that is characterized by a facade that is set back
from the street property line by an elevated
terrace or a sunken light court. This buffers
residential uses from the sidewalk and removes
the private yard from public encroachment. This
frontage type is also suitable for café style
outdoor dining and is appropriate where
residential, professional office, and retail
development is incorporated into a mixed-use
setting. It is particularly well suited to live work
residential configurations.
DS 100. The front facade of the building must be
set back a minimum of five feet and a
maximum of 15 feet behind an elevated
terrace or sunken light court. The terrace
and/or sunken light court must directly abut
the front property line.
DS 101. Sub-basements accessed by a light court
may not be more than six feet below the
sidewalk.
DS 102. The stoop above the light court must be a
minimum of three feet above grade and a
minimum of three feet wide.
DS 103. Above-grade commercial building
entrances at the stoop level must either be
covered by an awning or canopy, or be
recessed behind the front building facade. If
a recessed entry is provided, it must be
recessed behind the front facade a minimum
of three feet and a maximum of five feet.
Courtyard
A courtyard frontage may be created by recessing
a central portion of the facade for a portion of the
building frontage. A low fence or wall, with a
pedestrian opening in all cases, may be provided
along the setback line to define the space of the
courtyard/forecourt. Courtyards are typically
oriented to the street, but they may also be
oriented to a public pedestrian-oriented space as
defined in Section 1.6.7. A courtyard may be
suitable for gardens, outdoor dining, and vehicle
drop-offs and is appropriate where residential,
office, retail, and institutional uses are
incorporated into a center. Courtyards are
particularly applicable for live/work residences
and for "lock out" dwellings that provide a
secondary unit accessible from the courtyard.
DS 104. The front facade of the building must be
built to the front property line for at least 50
percent of the overall building frontage. The
remaining 50 percent of building frontage
may be used to create a recessed courtyard
in the central portion of the facade.
DS 105. Courtyards must be set back from the
build-to line/front building facade a minimum
of 10 feet and a maximum of 30 feet.
DS 106. Courtyards must span a minimum of 10
feet along the front facade and may comprise
no more than 50 percent of the overall
building frontage.
DS 107. The courtyard frontage may choose to
incorporate other frontage types (typically
storefront, stoop, gallery, or arcade), but is
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-24 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) not expressly required to do so.
Stoop/Portico
A stoop frontage is generally applied to Compact
Medium Density Residential (CMDR) or High
Density Residential (HDR) as defined in Volume I,
Chapter 3, and is suitable for ground floor
residential uses with short setbacks. A stoop is
characterized by a facade which is aligned close to
the frontage line with the ground story elevated
from the sidewalk to provide privacy for the
ground floor uses. The entrance is usually an
exterior stair or landing which may be combined
with a small porch or roof.
DS 108. The front facade of the building must be
set back behind an elevated stoop, which
must be aligned with and directly abut the
front property line.
DS 109. Stoops must conform with the following:
• Stoops must rise to a minimum of three
feet above grade.
• Minimum four feet wide.
DS 110. Stoop frontages may be combined with a
small roof or porch.
DS 111. Commercial building entrances at the
stoop level must either be covered by an
awning or canopy or be recessed behind the
front building facade. If a recessed entry is
provided, it must be recessed behind the
front facade a minimum of three feet and a
maximum of five feet.
Storefront
A storefront frontage is characterized by a facade
that is aligned close to or directly on the right-of-
way line with the building entrance at sidewalk
grade. Storefront frontages have substantial
glazing on the ground floor and provide trellises,
awnings, or canopies cantilevered over the
sidewalk. Building entries may provide either a
canopy or awning, or alternatively, may be
recessed behind the front building facade.
DS 112. Awnings/canopies must be provided for a
minimum of 50 percent of the overall
building frontage and must comply with the
following:
• Awnings/canopies must project a
minimum of five feet over the sidewalk.
• Awnings/canopies must provide a
minimum of eight feet and a maximum of
12 feet of vertical clearance over the
sidewalk.
DS 113. Building entrances must either be covered
by an awning or canopy, or be recessed
behind the front building facade. If a
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-25 recessed entry is provided, it must be
recessed behind the front facade a minimum
of three feet and a maximum of five feet.
Gallery and Arcade
A gallery frontage is characterized by a façade that
is aligned with the back of the sidewalk with the
building entrance at sidewalk grade and with an
attached colonnade that projects over the
sidewalk.
An arcade frontage is nearly identical in character
to the gallery frontage except that the upper
stories of the building may project over the public
sidewalk way. The sidewalk must be fully
absorbed within the colonnade so that a
pedestrian may not bypass it.
DS 114. The front facade of the building must be
set back a minimum of 12 feet behind a
colonnade. The colonnade may be located no
more than three feet behind the curb. The
colonnade must not obstruct the walking
path.
DS 115. Column dimensions must be in proportion
to the building mass and must be spaced to
provide a sense of openness and a view into
and from the covered area.
DS 116. The gallery or arcade must provide a
minimum of 12 feet of vertical clearance
from the sidewalk.
DS 117. An arcade may include a covered area
that spans between buildings.
1.6.7. Standards for Public Pedestrian-
Oriented Spaces
The Center District designation includes locations
that are suitable for public pedestrian-oriented
spaces such as plazas, courtyards, and paseos.
The SunCreek plan envisions the Center Districts
to be active social centers for the surrounding
community. The pedestrian-oriented spaces play
a significant role in providing a setting for such
social activity and the food services,
entertainment, retail, and other businesses that
favor such settings.
The RCMC Section 23.722.060 and Section
23.722.070 establish provisions for the design and
construction of all pedestrian-oriented spaces,
including on-site pedestrian pathways, common
areas, and public spaces. RCMC Section
23.722.070 also establishes standards for specific
public spaces including building entry spaces,
employee break areas, paseos, and plazas.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-26 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022)
These standards will provide pedestrian-oriented
spaces that are safe, comfortable, and usable;
provide aesthetic value to the project’s site
design; and fully comply with the requirements of
the Americans with Disabilities Act and the city-
adopted building code.
Small parks and open spaces adjacent to the
Village Center sites in Center Districts A and B are
envisioned as an "Urban Town Square"; an
integral part of the commercial/institutional
activity in the area where people will gather.
Consequently, the design for these parks will be
carefully coordinated with the design of the
adjacent commercial and mixed-use sites and shall
be addressed in the detailed conceptual plan for
each Center District that must be approved by the
City Council as described in Section 1.6.1,
Application.
Center District Public Space Area
Requirement
Each of the three Center Districts shall provide at
least one significant area that allows public
gatherings. These primary gathering places shall
be scaled to the size of the District and shall
provide amenities that support events/activities.
Additionally, every project shall include one or
more outdoor gathering place(s). The size and
scale of such areas shall be appropriate to the
type and use of each particular development.
Appropriate spaces may include, but are not
limited to, building entries, employee break areas,
courtyards, outdoor café seating, and pedestrian
pathways.
Public space shall occupy at minimum five percent
of the gross square footage of new development
in all of the Center Districts. All public spaces,
including the specific spaces listed in this chapter,
arcades, sidewalks adjacent to an on-site main
street, and paseos, may count toward meeting
this requirement.
The following development standards for the
SunCreek Center Districts supplement RCMC
Section 23.722
DS 118. The public common area shall be located
at a prominent location, such as a terminus
or major crossing on a primary public
walkway within the commercial use area.
DS 119. Sites shall be developed in a coordinated
manner to provide order and diversity and
avoid a jumbled, confused development.
Buildings should be clustered to form plazas
or pedestrian malls and prevent long
"barracks-like" rows of structures.
DS 120. When clustering is impractical, a visual
link between separate structures shall be
established through the use of an arcade
system, trellis, or other open structure.
DS 121. Major building entries and storefronts
should be oriented to a pedestrian space
where practical, rather than the parking lot,
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-27 and walkways should connect the
commercial uses directly to the sidewalk
along the street.
DS 122. Pedestrian spaces shall provide a linkage
and transition space between residential and
retail, entertainment or other more public
activity uses.
DS 123. Each primary use area in the Center
Districts illustrated in Figure II. 1-4 shall apply
an overall design theme that ties together
the various land use elements of the District
in order to provide a sense of place, and
identity. The design theme shall address
paving materials, lighting, landscaping, trash
receptacles and architectural style.
DS 124. As part of the Design Review application
required in Section 1.6.1 Application, the
applicant shall submit a pedestrian plan
demonstrating compliance with the relevant
standards and performance criteria in this
chapter.
DS 125. Seating shall be an integral component of
the pedestrian oriented spaces. In addition
to the standards set forth in RCMC
23.722.050 seating shall be provided that is
oriented to the adjacent open space in
Center District A and to the small public park
in Center District B. Seating and tables
associated with food services shall be
moveable.
DS 126. The small park in Center District B shall be
configured to provide a small grass covered
bowl oriented to a small platform that will
provide an informal amphitheater adjacent to
the commercial uses. The bowl and stage
shall be oriented to enable patrons of the
commercial area to overlook the bowl and
view the stage, but shall consider late
afternoon sun angles with regard to audience
comfort. Shade structures of fabric, wood, or
metal are permitted in the park area.
DS 127. Each Center District designation shall
include a children’s play area or areas. Such
areas may involve a single location where
equipment is clustered, or they may involve
informal equipment integrated with the
pedestrian space as small, individual play
elements rather than a single “playground”
facility where all play equipment is
concentrated. The play equipment should be
attractive and relate to the theme of the
commercial area if feasible.
DS 128. Play equipment shall be designed and
constructed to meet the United States
Consumer Products Safety Commission
standards and best practices, including the
installation of protective surfaces and
barriers. To allow for the supervision of
children, barriers surrounding the play area
shall be substantially transparent and not
exceed three feet six inches in height.
Seating for supervision shall be provided
adjacent to the play area. The play area and
seating shall be shaded in the afternoon.
DS 129. Directional/ directory maps and
informational kiosks shall be located in the
commercial areas.
DS 130. The commercial areas shall be configured
to provide food services from restaurants,
carts, and walk-up windows located in retail
spaces adjacent to the pedestrian oriented
space.
1.6.8. Standards for Pedestrian Pathways
RCMC Section 23.722.070 provides specific
standards for enhanced pedestrian pathways that
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-28 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) shall apply to all Center Districts. Refer also to RC
Design Guidelines: Public Spaces and Pedestrian
Amenities, p.3:14.
On-site pedestrian connectivity is essential to the
function of the mixed-use character of the Center
Districts. All development in the Center Districts
shall comply with RCMC Section 23.722.06 that
provides the standards for on-site pedestrian
pathways. It requires that the pedestrian paths
system shall be designed to provide the
pedestrian safe passage throughout a District.
The key provisions that apply to the Center
Districts include:
DS 131. A clear and continuous path that connects
the main pedestrian access point to the site
with the main entrance(s) of the primary use
structure(s) on-site.
DS 132. Pedestrian pathways from primary
buildings to adjacent streets at a ratio of one
pedestrian dedicated path for each vehicle
entrance on-site.
DS 133. Drive aisles leading to main entrances
with a walking path on at least one side.
DS 134. RCMC 23.722.06 also requires that
pedestrian paths system shall be designed to
provide the pedestrian safe passage between
adjoining properties and shall connect their
pedestrian pathways. The key provisions that
apply to Center DDistricts include:
• A clear and continuous path along all
adjacent streets that connects to the main
entrance of the primary use structure on
each property.
• A clear and continuous path along all drive
aisles providing access between the
properties that connects the main
entrance of the primary use structure on
each property.
• Special pedestrian paths/connections
between adjoining lots where those uses
are compatible.
DS 135. Center District developments adjacent to
a public transit route shall provide a paved,
direct pathway from the primary facade of
the major building to the pedestrian path
along the street edge leading to a transit
stop. Where multiple buildings are included
in the development, each building over
50,000 square feet gross floor area shall
provide a connecting path that permits
occupants to easily walk to the nearest
transit stop.
DS 136. A shelter and waiting area that would
support future public transit shall be located
on the future transit route with pedestrian
access to each Center District. Center District
B is adjacent to the planned Signature Transit
Route along Rancho Cordova Parkway. A
clearly defined, convenient and well lighted
pedestrian space shall be provided linking the
storefronts to the sidewalk nearest the
transit stop. Such pedestrian space shall also
link to any pedestrian space within the
District.
DS 137. To provide shade in the summer,
deciduous shade trees shall be planted
approximately 25 feet on center along the
length of any required pedestrian path.
These trees shall be placed at least 15 feet
away from the face of any building wall.
Equivalent shading may be provided by shade
structures or buildings.
Figure II.1-5 Shading along Pedestrian Path
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-29 Hours of Access
All public spaces that provide a primary route for
pedestrian connectivity through a Center District
shall be accessible to the public at all times.
Examples include the pedestrian way that
connects the pedestrian walk adjacent to the
open space in Center District A to Crescent Drive,
and the pedestrian way that connects to the small
park to the intersection of Central Park Drive and
Rancho Cordova Parkway through Center District
B, and any designated pedestrian pathway
through Center District C. Landowners and
property managers of small pedestrian spaces
within residential areas or plazas directly
associated with individual businesses, such as a
dining patio adjacent to a restaurant, shall have
the authority to limit hours of public access to
such seating or use area. The City may authorize a
nighttime closing contingent upon the following
provisions:
• A new space may be granted nighttime
closing if potentially significant safety
issues are documented and submitted as
part of an application to authorize the
closing.
• An existing space may be granted
nighttime closing if the space has been
open for at least one year and significant
operational and safety issues have been
documented.
• Nighttime closing of the space is
necessary for public safety and/or
maintenance within the space.
• Any approved design element that limits
nighttime public access shall not impede
public circulation, police access, and visual
or physical access within the space or
between the space and public areas
during hours of public operation.
Defensible Space
Defensible space includes designs that incorporate
specific consideration for public safety in common
areas, such as walkways and plazas. This includes
such items as maintaining views from adjacent
buildings and the street, adequate lighting, and
location of shrubs and other screens. Refer also
to RC Design Guidelines Safescape, p.2:58.
DS 138. Defensible space concepts and techniques
shall be incorporated in Center Districts.
Heavy landscaping near structures and on the
periphery of parking areas shall be restricted
in order to maintain view corridors. Retail
shops and offices fewer than 10,000 square
feet per tenant shall include a minimum of
window front adjacent to walkways along the
ground floor wall consistent with the RC
Design Guidelines. These windows shall not
be covered inside the building and shall allow
direct line of sight to the outside.
DS 139. Potential crime risk uses, such as walk-up
ATM machines, shall be located in highly
visible and well-lighted areas.
1.6.9. Residential Use Site Design in
Center District Designations
Residential is a key component of the mixed-use
Center Districts. Each District includes a
component of High Density Residential (HDR) and
Compact Medium Density Residential (CMDR) as
well as commercial uses. The intent is to provide
interaction among these uses that encourages a
lively street life yet allows for the quiet and
privacy required by most residents. The Rancho
Cordova Municipal Code, Title 23 specifies design
regulations for setbacks, street orientation, and
other site and development considerations.
In addition to the RCMC regulatory standards,
residential development in the SunCreek Center
Districts is concerned with the orientation to the
street, and the relationship of residential uses to
non-residential uses in a mixed-use environment,
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-30 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) particularly where the uses are mixed horizontally
rather than vertically.
The residential interface along the Main Street
area in each District includes both HDR and CMDR
dwellings. Each of these designations is
envisioned as primarily, but not exclusively, alley
loaded housing that has a limited depth front yard
and is oriented to the street edge. Sections 1.6.4
and 1.6.5 address guidelines for the street
environment.
Housing integrated with non-residential use on
the same block or parcel areas will require
guidelines to protect the quiet and privacy of the
residents.
DS 140. Multi-family residential uses in a Center
District site shall be an integral part of the
mixed use complex and not a separated by
walls or parking areas except required for
privacy and security in the residential use.
DS 141. Multi-family residential uses in the Center
Districts may be integrated with the non-
residential uses vertically, (apartments
located above retail or office uses), or
horizontally, (adjacent to the retail or office
uses).
DS 142. Mixed use buildings shall provide
separate entries for each use, but shall
provide a residential entry oriented to a
courtyard, plaza, and other common area
that provides a transition from the public
areas to private area.
DS 143. Multi-family residential uses in the Center
Districts shall have access from the public
walkways that serve the commercial uses,
but shall also have a separate entry.
DS 144. Multi-family residential uses in the Center
Districts shall have separate, dedicated
parking areas, but shall share driveway
entries from the street, where feasible.
DS 145. Multi-family residential uses in the Center
Districts shall have private open space in the
form of a patio or terrace separated from the
commercial common areas. Such patios or
terraces may overlook common public areas
associated with commercial use.
1.6.10. Center District Descriptions
The SunCreek Form Based Code applies to three
areas identified in Figure II.1-4 and Volume I
Figure 3-3. Each District has a different character
and purpose that requires different standards and
a different development approach.
Center District A
District A is located in the southeast corner of the
intersection of Sunrise Boulevard and Kiefer Road.
Crescent Drive transects the district and provides
the “Main Street”. District A is adjacent to a
medium and low-density residential neighborhood
to the south and east. Permanent open space is
located to the west and north.
District A includes a mix of Village Center (VC),
High Density Residential (HDR) and Medium
Density Residential (MDR) zoning. The anticipated
mix of uses in this District includes local serving
retail and services such as a grocery, drug store, a
variety of small retail shops and personal services,
business offices and professional service,
entertainment, restaurants, including both sit-
down and outdoor dining, private recreation, and
multi-family housing in apartment, row house, or
other similar configurations.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-31 With its interface of medium to high-density
residential and integrated commercial
development, Crescent Drive presents a special
opportunity for a lively urban setting. Shops and
residential uses along this tree lined local collector
street should include pedestrian amenities and
small to medium sized public spaces. The retail
and higher density residential form-based
frontage types described in this section are
particularly suited to this street.
District A also presents the opportunity to mix
residential, commercial and employment uses
overlooking a substantial open space area. The
south edge of the crescent shaped open space
creates an opportunity for a pedestrian trail
promenade between the open space and the
adjacent residential and commercial uses.
Restaurants and shops should be oriented to both
the Crescent Drive urban setting and the
promenade along the open space preserve.
Second floor office space and/or multi-family
residential can be located to take advantage of
this open space view and to provide eyes on the
public trail system and the public spaces that will
be included in the urban mixed-use portions of
the area. Food services and shops should also be
oriented to the bike trail along Kiefer Boulevard to
provide a rest and gathering area.
Center Districts emphasize pedestrian activity and
public spaces. District A would include such
spaces within the commercial portions as activity
centers and gathering places, but the pedestrian
ways and public spaces can also serve as transition
areas between the public activity and the more
private and quiet residential areas.
A major trail segment extends through the VC
designation to Crescent Drive and beyond to the
neighborhood park and major open space area.
This trail segment is likely to be adjacent to high-
density residential use and the trail design and
location must provide for the security and privacy
of the adjacent residents. Again, the upper story
residential uses will provide eyes on the trail.
District A includes commercial areas along both
Kiefer Boulevard and Sunrise Boulevard. The
Kiefer Boulevard frontage is unusual because it
includes a link in the major bike and pedestrian
network. Volume I Figure 4-21 illustrates the
condition where the primary trail passes by the
commercial use. A mini plaza with paved area,
shade structures, low landscaping, lighting, and
informal seating would fill the space between the
trail and the building. This location would serve
well for a small food service, shops, or services
catering primarily to people using the adjacent
trail.
The commercial development adjacent to Sunrise
Boulevard will face the challenge of relatively
high-speed traffic and road noise. This frontage
includes a pedestrian walk, but the pedestrian
traffic will be less significant than found on Kiefer
Boulevard. Along this edge, the pedestrian-
oriented storefront will be less viable, and
buildings may orient a side or rear face to Sunrise
Blvd. Access to the interior of the site will occur at Figure II.1-6 Center District A Notation
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-32 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) Crescent Drive and at the bike trail along the
adjacent open space.
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-33 Center District B
Center District B is located along Rancho Cordova
Parkway and Central Park Drive. The location
provides access to future public transit and a
pedestrian link to the Community Park and high
school/middle school complex that comprise the
core of the SunCreek community.
District B includes a mix of Village Center (VC),
High Density Residential (HDR), Compact Medium
Density Residential (CMDR), and Public/Quasi-
public (P/QP) uses. Appropriate uses would
include a small grocery, shops and offices,
entertainment and dining.
These uses are integrated in a uniquely pedestrian
friendly mix focused on a small neighborhood
park. The commercial use overlooks the park and
is an extension of the food, entertainment, and
retail activity. Refer to Section 1.6.7 “Standards
for Public Pedestrian-Oriented Spaces” in this
chapter for a description and standard addressing
this condition. A passage through this park will
connect the commercial area to the surrounding
neighborhoods and provides a direct link to the
primary SunCreek bike trail along the open space
corridor.
Example of Commercial Space Overlooking Park or
Open Space
Central Park Drive provides a special pedestrian-
oriented link along a tree-lined corridor fronted by
high-density residential and commercial uses.
Central Park Drive is a primary pedestrian spine
that transects the Core Open Space illustrated in
Volume I, Figure 5-1. It links the community park,
high school/middle school campus and the
neighborhoods to the east to the transit hub at
Rancho Cordova Parkway.
The commercial uses of this District will present
attractive architecture toward Rancho Cordova
Parkway and pedestrian pathways will extend
from the sidewalk/frontage of Rancho Cordova
Parkway into the adjoining commercial uses. View
corridors between buildings will provide further
visual connections between passing
vehicles and businesses within this
commercial center.
Figure II.1-7 Center District B Notation
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
II.1-34 APPROVED December 2, 2013(amended October 2018 January 2020, May 2021 , December 2022) Center District C
District C includes a planned major employment
and retail center along Grant Line Road and
Chrysanthy Boulevard. The zoning designation
includes Regional Town Center (RTC) and High
Density Residential (HDR). The district could
include offices, large format retail, a large
entertainment complex, or a combination of
these. The site could also accommodate a large
pedestrian scale “village” that includes
components of the larger retail and office uses,
but also includes clusters of businesses oriented
to a network of interconnected by pedestrian
promenades and pathways.
There are multiple alternative approaches that
may be applied to this site. Future land use mixes
of the District, and the scale will require an in-
depth planning process to determine the specific
application of the form-based features described
in this chapter.
Figure II.1-8 suggests a pattern of internal streets
that connect to the adjacent residential
neighborhood. This would facilitate a “Main
Street” development style that would include
small buildings brought forward to the street
edge. A small-town square or Neighborhood
Green feature will be included that serves as the
focal point for this design theme. The transition
to the adjacent neighborhood would be addressed
by scaling the buildings in the commercial area to
be compatible with the adjacent residential at the
edges of the commercial area.
A significantly different approach would be to
incorporate the entire 53.9-acre site into a
pedestrian friendly campus in which the core of
the center is designed primarily for pedestrians
and cyclists and the automobile is left to
designated areas on the perimeter.
The RTC designation reflects the current City
planning vision for this site; however, there are a
number of factors that may affect the design of
the planned uses. For example, the footprint of
the intersection or interchange of Chrysanthy
Boulevard and Grantline Road is not yet
established. It is possible that the intersection of
Chrysanthy and Grantline will ultimately be a
grade separated interchange if the Southeast
Connector is developed to an expressway
standard.
This would require a substantial land area to
accommodate the interchange and connecting
ramps that would affect this site and reduce the
available area for development. In addition, any
direct access from Grantline Road would be
prohibited, and the access from Chrysanthy
Boulevard to the site would be not less than one-
quarter mile west of Grantline. The effect of
these two factors would significantly affect the
design of the site by focusing the primary traffic
entry to a single location.
Further planning will be required prior to
development, including more detailed design
analysis subject to the SCSP Volume I Section 9.6
SunCreek Specific Plan Administration.
Figure II.1-8 Center District C Notation
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
DEVELOPMENT REGULATIONS
SunCreek Specific Plan
APPROVED December 2, 2013 (amended October 2018, January 2020, May 2021, December 2022) II.1-35
THIS PAGE INTENTIONALLY BLANK
ITEM 9.2.
ATTACHMENT 2
Exhibit A to the Ordinance
MEMORANDUM
City Council Staff Report- Page 1 of 2
ITEM 9.3.
DATE: January 3, 2022
TO: Honorable Mayor and Council Members
FROM: Nicholas Sosa, Associate Planner
SUBJECT: SECOND READING OF AN ORDINANCE AMENDING THE
RANCH SPECIAL PLANNING AREA - PLND-0722-0045 THE
RANCH FOUR SEASONS
RECOMMENDATION
Waive the second reading and adopt the Ordinance amending The Ranch Special Planning Area.
RESULT OF RECOMMENDED ACTION
Adoption of the Ordinance would approve the comprehensive amendments to The Ranch Special Planning Area.
BACKGROUND
On December 19, 2022, the Rancho Cordova City Council waived the first reading of an Ordinance amending The Ranch Special Planning Area. The amendments include modifications to the conventional lot sizes within The Ranch Four Seasons (Active Adult Community) area. The Special Planning Area includes a variety of lot sizes throughout the community. The Applicant requests increasing the 43-foot wide lots to 44-feet wide in order to accommodate the required minimum 5-foot garage side setback and 4-foot interior side yard setback.
The increase in lot size requires the language in the Special Planning Area Handbook to be updated from 43’ x 105’ to 44’ x 105’ to ensure that all applicable standards continue to be applied to all necessary lots. These modifications will be applied to all areas of the Special Planning Area that lists 43-foot wide lots including Planning Area maps and Development Standards.
FISCAL IMPACT AND FUNDING SOURCE
City Council Staff Report - Page 2 of 2
The fiscal impact of The Ranch Special Planning Area was determined as part of the SPA’s original review and approval. The proposal to modify language to increase the lot size by one additional foot in width, would not create any additional fiscal impact to the area or the City of Rancho Cordova.
ATTACHMENT(S)
1. Ordinance
2. Exhibit A to the Ordinance - Specific Plan
ITEM 9.3. ATTACHMENT 1 Ordinance No. XX-2023 Page 1 of 3
CITY OF RANCHO CORDOVA
ORDINANCE NO. XX-2023
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA FOR AN
AMENDMENT TO THE RANCH SPECIAL PLANNING AREA
THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA DOES ORDAIN AS FOLLOWS:
WHEREAS, The Ranch Special Planning Area is a plan for a mixed-use development with a broad range of residential uses, commercial, parks/open space, natural resources, and associated infrastructure and roads on an approximately 530-acre site in the City and was originally approved on January 21, 2020; and
WHEREAS, The Applicant is requesting a minor modification to the Special Planning Area Handbook to update the language of the typical conventional lot sizes from 43’ x 105’ to 44’ x 105’ as well as update all associated images, standards, and exhibits to reflect that modification; and
WHEREAS, The Ranch Special Planning Area Amendment adopted by this Ordinance (attached hereto as Exhibit A) complies with the requirements of California Government Code sections 65451 and 65454 and its adoption complies with Government Code section 65453; and WHEREAS, in accordance with Government Code section 65454, the proposed Ranch Special Planning Area Amendment has been determined to be consistent with the City’s General Plan; and
WHEREAS, the City Council held a properly noticed public hearing at which it received a report from City Staff regarding The Ranch Special Planning Area Amendment; and WHEREAS, the public hearing was noticed in accordance with the requirements set forth in Government Code section 65090 and 65091.
NOW THERFORE, THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA DOES ORDAIN AS FOLLOWS:
Section 1. Recitals.
The foregoing recitals are true and correct and made a part of this Ordinance Section 2: Special Planning Area Amendment Findings
A. Finding: The proposed special planning area amendment is consistent with the goals, policies, and objectives of the General Plan.
Evidence: The proposed amendment is to modify specific language within the Special Planning Area Handbook to increase the 43’ x 105’ conventional lot size to a 44’ x 105’ conventional lot size. This modification will not affect the residential use of the area and the area will continue to meet the density requirements and standards of the Medium
ITEM 9.3. ATTACHMENT 1 Ordinance No. XX-2023 Page 2 of 3 Density Residential (MDR) and Low Density Residential (LDR) designation of the General Plan.
B. Finding: The proposed special planning area amendment meets the requirements set forth in Zoning Ordinance chapter 23.149.
Evidence: The proposed Ranch Special Planning Area Amendment includes minor modifications to the handbook that increases the 43-foot wide lot sizes to 44-foot wide lot sizes. The Amendment is within the requirements set forth in the Rancho Cordova Municipal Code Chapter 23.149 and continues to uphold all requirements as stated in the Zoning Code chapter 23.149.120 General provisions.
C. Finding: The special planning area amendment is needed because the project is not possible under the existing requirements.
Evidence: The Applicant is proposing to amend the language that references 43-foot wide lots within the Active Adult Community known as Four Seasons. The Applicant will be increasing the lot sizes through the Final Recording of the Tentative Subdivision Map and therefore the language in the Special Planning Area Handbook must be updated to accommodate the revised lot sizes. Without this amendment, there would be no applicable standards for the new 44’ x 105’ conventional lot sizes.
Section 4: Adoption of The Ranch Special Planning Area Amendment.
The City Council hereby adopts The Ranch Special Planning Area Amendment, attached as Exhibit A.
Section 5: Severability.
If any section, subsection, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of a court of competent jurisdiction, it shall not affect the remaining portions of this Ordinance that can be given effect without the invalid provision and, to this end, the provisions of this Ordinance are severable. This City Council hereby declares that it would have adopted this Ordinance irrespective of the invalidity of any particular portion thereof and intends that the invalid portions should be severed and the balance of the Ordinance enforced.
Section 6: Publication and Effective Date.
Within fifteen (15) days after adoption, a summary of this Ordinance shall be published once in the Grapevine Independent or the Sacramento Bee, a newspaper of general circulation printed and published in Sacramento County and circulated in the City of Rancho Cordova, in accordance with Government Code section 36933. This Ordinance shall take effect and be enforced thirty (30) days after its adoption.
PASSED AND ADOPTED by the City Council of the City of Rancho Cordova this 3rd day of January 2023 by the following vote:
ITEM 9.3. ATTACHMENT 1 Ordinance No. XX-2023 Page 3 of 3 AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Linda Budge, Mayor
ATTEST:
Stacey Leitner, CMC
City Clerk
THE RANCH
Special Planning Area Handbook
November 2022
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
This page left intentionally blank.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Project Team
JURISDICTION
City of Rancho Cordova
2729 Prospect Park Drive
Rancho Cordova, CA 95670
APPLICANT/DEVELOPER
K. Hovnanian Homes
3721 Douglas Boulevard, Suite 150
Roseville, CA 95661
LAND PLANNER + LANDSCAPE ARCHITECT
Wood Rodgers Inc.
3301 C Street, Bldg. 100-B
Sacramento, CA 95816
CIVIL ENGINEER
CTA Engineering & Surveying
3233 Monier Circle
Rancho Cordova, CA 95742
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Table of Contents
1 INTRODUCTION 7
1.1 Overview
1.2 Purpose
1.3 Context + Setting
1.4 Vision + Principles
1.5 The Ranch Land Use Plan
2 REGULATORY FRAMEWORK 16
2.1 Relationship to Existing City Documents
2.2 General Plan Consistency
2.3 Special Planning Area Administration
3 SPECIAL PLANNING AREA ELEMENTS 19
3.1 Land Use Designations
3.2 Zoning + Permitted Land Uses
3.3 The Ranch Neighborhoods
3.3.1 The Gateway Neighborhood
3.3.2 Parkview Neighborhood
3.3.3 Four Seasons Neighborhood
3.4 Architectural Styles
3.4.1 Market Rate Single Family Residential
3.4.2 Active Adult Single Family Residential
3.4.3 High Density Residential
3.4.4 Commercial
3.5 Development Standards
3.5.1 Single-Family Detached
3.5.2 High Density Residential Development Standards
3.5.3 Commercial Development Standards
3.6 Noise Standards
3.6.1 Construction Noise Standards
3.6.2 Operational Noise Standards
3.7 Circulation Design Standards
3.7.1 Overall Circulation Plan
3.7.2 Street Sections
3.7.3 Trail Network
3.8 Parks + Open Space Design Program
3.8.1 Overall Park + Open Space Plan
3.8.2 Conceptual Pa rk +Open Space Program
3.8.3 Landscape Standards
3.8.4 Signage, Entry Monumentation, and Walls
3.9 Wetland Preserve
3.10 Infrastructure
3.10.1 Sanitary Sewer
3.10.2 Water Service
3.10.3 Drainage
3.10.4 Phasing
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
List of Exhibits + Tables
Exhibit 1 Regional Location Map
Exhibit 2 Local Context Map
Exhibit 3 Land Use Plan
Table 1 Land Use Summary Table
Exhibit 4 Public + Private Neighborhoods
Exhibit 5 General Plan Land Use Map
Exhibit 6 Zoning Map
Table 2 Permitted Uses for Commercial District
Exhibit 7 Gateway Neighborhood Map
Exhibit 8 Gateway Neighborhood Conceptual Site Plan
Exhibit 9 Parkview Neighborhood Map
Exhibit 10 Four Seasons Neighborhood Map
Exhibit 11 60’x105’ (Typ.) Conventional Lots
Typical Development Standards
Exhibit 12 50’x105’ (Typ.) Conventional Lots
Typical Development Standards
Exhibit 13 45’x105’ (Typ.) Conventional Lots
Typical Development St andards
Exhibit 14 4443’x105’ (Typ.) Conventional Lots
Typical Development Standards
Exhibit 15 45’x85’ (Typ.) Conventional Lots
Typical Development Standards
Exhibit 16 35’x78’ (Typ.) Alley-Loaded Lots
Typical Development Standards
Exhibit 17 30’x78.5’
Typical Development Standards
Exhibit 18 35’x 78’ (Typ.)
Typical Development Standards
Table 3a High Density Residential Development Standards Table 3b Active Adult High Density Residential Development Standards
Table 4 Commercial Development Standards
Exhibit 19 Overall Circulation Plan
Exhibit 20 Rancho Cordova Minor Arterial Street Section Exhibit 21 Chrysanthy Boulevard Minor Arterial Street Section Exhibit 22 North Campus Road Minor Arterial Street Section Exhibit 23 Rancho Cordova Parkway Modified Minor Arterial Street Section
Exhibit 24 Chrysanthy Boulevard Modified Minor Arterial Street Section
Exhibit 25 Standard Residential Street Section
Exhibit 26 Modified Residential Street Section at Entry Exhibit 27 Minor Residential Street Section
Exhibit 28 Private I – Court
Exhibit 29 Typical Cul-de-Sac Bulb
Exhibit 30 Pedestrian Crossing and Trail Map
Exhibit 31 Nature Trail Section
Exhibit 32 Class I Trail Section
Table 5 Parkland Dedication
Exhibit 33 Overall Park + Open Space System
Exhibit 34 Gateway Neighborhood Plaza Concept
Exhibit 35 Parkview Neighborhood Community Entry
Exhibit 36 Parkview Conceptual Plan of Community Park Plan Exhibit 37 Parkview Conceptual Open Space Power Line
Corridor
Table 6 Four Seasons Clubhouse & MFR Parking
Requirements
Exhibit 38 Four Seasons Recreation Center Conceptual Plan Exhibit 39 Four Seasons Linear Park Conceptual Plan
Exhibit 40 Four Seasons Community Garden Conceptual Plan Exhibit 41 Open View Fencing
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 42 Good Neighbor Privacy Fencing
Exhibit 43 Example of Wall Detailing (Preliminary design, subject to change)
Exhibit 44 Primary Community Entry Rendering
Exhibit 45 Examples of Primary Community Entry
Monumentation
Exhibit 46 Community Entry Monumentation
Exhibit 47 Examples of Secondary Entry Monumentation
Exhibit 48 Four Seasons Gated Entry
Exhibit 49 Four Seasons Community Entries Concept
Exhibit 50 Wetland Preserve
Exhibit 51 Sanitary Sewer Map
Exhibit 52 Water Service Map
Exhibit 53 Drainage Map
Exhibit 54 Section A-A Drainage Basin Illustration
Exhibit 55 Phasing Plan
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
1 Introduction
1.1 OVERVIEW
The City of Rancho Cordova, since its incorporation in 2003, has defined an aggressive vision —to “Build a City”. Its implementing themes are equally important: Place Making, Catalyst for Change, Great Ideas, Land Use Change, and Services for Quality of Life.
Since the City of Rancho Cordova is not a traditional City nor built around a historic down town, the long -term strategy is to create a unique urban form. The City has elected to pursue an urban form composed of multiple centers, each designed to contribute to the City as a whole. Such an approach to an urban form relies on a hierarchy of activity centers that respond to the diverse civic, residential, commercial, employment, and recreational needs of this growing community. The Ranch, due to its central location in the eastern part of the City, is envisioned as an integral part of the City—providing a dynamic program of types and styles of homes, connected to a commercial village center and a range of recreational uses by a series of on- and off-street trails.
In preparation for creating this handbook, the Applicant and Development Team have worked closely with City Staff and Elected Officials to understand the needs and wishes of the City and community at large. In addition, the Applicant and Development Team have reviewed and analyzed relevant policy and regulatory documents as context for this SPA document:
− City of Rancho Cordova General Plan
− City of Rancho Cordova Zoning Code
− Sunrise Douglas Community Plan
− South Sacramento Habitat Conservation Plan
− City of Rancho Cordova Pedestrian &
Bicycle Master Plan
− Citywide Design Guidelines
− Cordova Recreation & Park District Master Plan for
Incorporated Areas 2014
− Cordova Recreation & Park District Preliminary District-wide Facilities Distribution Plan, June 2017
Exhibit 1: Regional Location Map
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
1.2 PURPOSE
The purpose of The Ranch Special Planning Area Handbook is to guide future development(s) within The Ranch SPA project and allow for a more creative implementation of the General Plan.
Special Planning Areas are more conducive to the use of imaginative planning standards that would not be allowed through the application of a standard zoning district.
The Ranch is envisioned to be a focal community that exemplifies the City’s “building blocks” as described in the General Plan. Every city has several basic elements —neighborhoods, villages, and districts distributed throughout the community. Each of these elements contribute to a successful city. The Ranch will use these “building blocks” to create a city on a small scale—one that ensures a walkable, livable and sustainable development by:
− Providing a mix of residential and nonresidential uses, − Creating neighborhood retail development,
− Implementing compact design to preserve sensitive
wetlands,
− Providing market -rate neighborhoods with a variety of densities; and
− Create the City’s first active -adult neighborhood to provide housing choices to an underserved segment of the City of Rancho Cordova’s population catering to their specific
needs and lifestyle.
The community is cohesively designed with a un ique street scene, prominent monumentation to mark arrival, and a quality
architectural palette to create continuity across varied and diverse housing types.
Through the creation, and eventual adoption, of a SPA Handbook, unique development standards and allowed uses will be
established that will permit The Ranch to become this unique urban area. It is for these reasons that The Ranch Special Planning Area Handbook has been created and why this community will be a model community in the City of Rancho Cordova and in the greater Sacramento region.
1.3 CONTEXT & SETTING
The Ranch Special Planning Area (TRSPA) lies within the Sunrise Douglas Community Plan area. However, the TRSPA was not included in the approved Sunridge Specific Plan (approved June 2003) nor was it included in the adjacent Suncreek Specific Plan (approved October 2012). In the City’s General Plan, this area is called the “Suncreek Preserve Planning Area”, and is slated for:
− A mix of low, medium and high-density residential uses, − An Active Adult community comprises approximately 49% of the total residential development,
− A series of walkable neighborhoods with local and
community parks,
− A village center with commercial development at the south east corner of the Chrysant hy Boulevard and Rancho
Cordova Parkway intersection,
− Wetland preservation,
− Connection to the City’s open space and trail system.
The Ranch Special Planning Area comprises approximately 530 contiguous acres and is bound on the north by the partially built Sunridge Park subdivision. The subject property is bound on the east by vacant lands known as Grantline 208 and Arista Del Sol, both with approved Tentative Subdivision Maps, and are currently being developed. The site is bound on the south by the approved Suncreek Specific Plan Area and on the west by the completed Anatolia II and Anatolia under construction.
Access to the subject property is provided by arterial roadways including Rancho Cordova Parkway on the west and Chrysanthy Boulevard, which is planned for extension through the project, ultimately connecting Sunrise Boulevard to Grantline Road.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
With The Ranch SPA’s proximity to the existing City of Rancho Cordova job base, Folsom Boulevard Transit Corrid or, Highway 50, as well as the site’s location in the heart of the Sunrise Douglas Community Plan, the SPA is strongly positioned to be as one of the focal communities within the City of Rancho Cordova.
Exhibit 2: Local Context Map
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
1.4 VISIONS AND PRINCIPLES
One of the essential goals of the City is to ensure that future growth is smart growth. A City is being built where quality of life and community balance are top priorities. RSPA designed to be developed in keeping with the following nine Smart Growth Principles, which are described in more detail below:
1. Balanced Land Uses
2. Transportation Choices
3. Housing Choices
4. Integrated (Mixed) Land Uses
5. Compact Urban Development
6. Walkable Neighborhoods
7. Preservation/Integration of Natural Resources
8. Quality Design/Sense of Place
9. Regeneration/Infill
These principles promote a balanced development to serve the economy, the community, and the environment.
1. Balanced Land Use
A balanced community is a healthy community – one that can support itself over the long-term and provide choices, variety, and services that residents need and expect.
Residential, commercial, office, recreational, and public/quasi - public uses are provided throughout the entire community and sized appropriately with the service area. Retail shopping opportunities are provided close to homes so as various recreational and public/quasi-public uses. The Ranch also provides a range of housing choices throughout the community.
2. Transportation Choices
Walking, cycling, public transit, and driving are all important modes of transportation and are all found at the Ranch development.
Streets are designed to safely accommodate many modes of transportation;
continuous off-street trails will connect future
residents to the commercial area, parks, future schools and open space area. A future transit stop, located at Rancho Cordova Parkway and Chrysanthy Boulevard intersection will provide public transit opportunities on the City’s Signature Bus Route and accessible to all future residents.
3. Housing Opportunities and Choices
The design of the community allows for a range of densities, including low, medium and high density residential, and a variety of housing types including:
− Higher density Single-family homes:
o zero lot line/use-easement homes
o Alley-loaded homes
o I-courts (cluster) homes
− Multi-family residences
− Senior multi-family residences
− Traditional single-family homes
− Executive single-family homes
− Affordable Housing opportunities
What’s more, The Ranch offers both a market-rate neighborhood and the City’s first active -adult neighborhood, expanding the housing choices offered within the City of Rancho Cordova.
4. Mixed Land Uses
The Ranch community provides for various land uses within its boundaries. By integrating or mixing these compatible uses in close proximity to one another, the development creates a desirable place for people to live, work, play, and shop. A commercial neighborhood center blends with a high -density residential development through shared access points, landscape areas and public plaza for a true integration. Other residential uses are a short walk away. A multi -family use is combined with various recreational uses for truly unique experience. The Active Adult multi -family units are integrated with clubhouse, pool, gardens, and other recreational uses.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
5. Compact Urban Development
Compact development uses less land than c onventional
development for a more efficient land use pattern conducive to the integration of compatible uses in close proximity. Efficient use of land provides more room for the things we care about, like parks, bike trails, playgrounds and environmental amenities. Most importantly, efficient design for both community and the building itself makes efficient use of our time, thereby providing more leisure time to spend with friends and family. Within the development several neighborhoods are designed as compact urban development and located in the close proximity to the public transportation, neighborhood commercial uses and recreational opportunities. Those uses include commercial, multi -family residential, small -lot single family homes and alley-loaded sin gle- family homes.
6. Walkable Neighborhoods
Walkability is a focus for The Ranch Land Use Plan. Streets provide sidewalks and large shade trees to create a pedestrian -friendly street scene. Off-street trails connect neighborhoods to parks, open space and the commercial area so the residents can easily walk from their homes to schools, parks, and shopping areas. The off - street north-south trail will provide connectivity to the future school sites south of the development to the existing neighborhoods north of the project. Neighborhood streets are designed for slower speeds and pedestrian crossings at key locations. Off street trails and street sidewalks will connect neighborhoods to parks, open space, natural resource areas as well as commercial area and public transportation.
7. Preservation and Integration of Natural Resources
Natural resources are a valued amenity within The Ranch. Over 200+ acres will be placed in the natural permanent preserve. The development footprint was strategically chosen to minimize impacts to the natural resources found on site such as valuable vernal pools and natural habits for plants and animals unique to the area.
8. Quality Design/Sense of Place
One of the most important aspects of creating community character and sense of identity is through the quality of project design. The Ranch site design is focused on the future residents, the nature preserve and relationship to its surroundings. The Ranch Community creates a unique identity and a memorable place that is inviting to residents, employees, and visitors.
The Ranch specific design guidelines will ensure that new development improves the aesthetics of the community. The Ranch SPA document provides a vision for the community, to create cohesive continuity across varied and diverse housing types including the city’s first Active Adult neighborhood. The communal nodes and gathering areas will provide the community with a sense of place regardless of neighborhood chosen.
9. Regeneration/Infill
The area of the plan has historically been called the “donut hole” as all surrounding parcels have their land uses determined and project approved, some build out or have their Tentative Maps approved making The Ranch is quasi -infill project. As such, The Ranch development will fill in a large gap in the center of the Sunrise Douglas Community Plan Area, providing vital transportation, infrastructure, recreational and natural resources link between communities and preserves.
1.5 THE RANCH LAND USE PLAN
The Ranch Land Use Plan is consistent with the patterns for development as set forth in the City’s General Plan Land Use Map.
The Land Use Plan locates a commercial area along Chrysanthy Boulevard and Rancho Cordova Parkway, two 4 -lane (ultimately) arterial roadways, to provide varied housing opportunities in close proximity to shopping and daily services as well as to existing employment centers throughout the City.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
The Ranch plan area is divided into three distinct neighborhoods that are generally separated by Chrysanthy Boulevard and the wetland preserve:
− The Gateway Neighborhood.
A commercial center with opportunity for neighborhood-
serving multi-family, retail, and higher-density homes.
− Parkview Neighborhood.
A traditional, single -family neighborhood with a large, centrally located Community Park and a smaller
Neighborhood park close to the entrance from Rancho
Cordova parkway.
− Four Seasons Neighborhood.
A gated active -adult neighborhood located east of the
wetland preserve.
These neighborhoods are described and illustrated in further detail in Section 2. Exhibit 3, below, illustrates the overall arrangement of neighborhoods and Exhibit 4 details the relationship of public and private lands.
Eight different single -family lot sizes and ten product types are provided within the Plan Area to accommodate various income levels and lifestyle choices within the plan area. Additionally, the plan provides for a higher density housing conveniently located next to the commercial village and in close proximity to transit opportunities.
The Ranch Land Use Plan provides many varied recreation opportunities in the form of both active and passive parks, natural open spaces, and a system of off- street trails. Public parks include; one 11- acre community park adjacent to open space power line corridor which is integrated for additional park uses, a +2-acre neighborhood park, and a 1.2 -acre passive open green park at the edge
of the preserve. The park is linked to the surrounding
neighborhood by sidewalks and off-street trails. A private clubhouse and system of private parks are provided in the Four Seasons neighborhood.
The plan area also includes a 200+/ - acre wetland preserve that will be maintained in perpetuity for the preservation of threatened and/or endangered species. A p edestrian trail around the wetland preserve provides continuous off -street circulation from the Anatolia neighborhood to the west of Rancho Cordova Parkway, through The Ranch community, to future developments to the east and existing trail to the north.
The Ranch will consist of both public and private neighborhoods (see Exhibit 4, Public and Private Neighborhoods). Vehicle traffic will be limited to residents of the gated neighborhood, utility maintenance, and emergency vehicles. Please see primary entry discussion 3.9.4 for a detailed discussion.
The following is the proposed Land Use Plan and associated Land Use Summary.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 3: Illustrative Site Plan
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Table 1: Lot Size Summary Table
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 4: Public + Private Neighborhoods
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
2 Regulatory Framework
2.1 RELATIONSHIP TO EXISTING
CITY DOCUMENTS
The Ranch Special Planning Area (TRSPA) Handbook, and the subsequent Development Agreement, work together to insure a high-quality cohesive design that implements the vision for The Ranch. By virtue of the adoption of this Handbook by ordinance, the zoning districts, development standards and guidelines provided herein shall apply. Where there is a co nflict between this document and other City documents, the tentative subdivision map, the TRSPA Development Agreement, and this Handbook shall prevail.
2.2 GENERAL PLAN CONSISTENCY
As defined in the City’s Zoning Code a Special Planning Area can allow for a more unique development then what would otherwise be possible under provisions of the existing zoning code; however, the SPA must be consistent with the goals, policies and objectives of the General Plan. The Ranch SPA accomplishes the following City of Rancho Cordova General Plan goals:
Goal LU.2: Establish growth patterns based on smart growth principles and the City building blocks concept.
The Ranch design was based on proven Smart Growth Principles.
Smart Growth principles relevant to the project include:
− Creating a distinctive, attractive community with a strong sense of place,
− Creating walkable, close-knit neighborhoods with excellent bicycle access, and
− Fostering citizen and stakeholder participation in
development decisions.
Goal LU.6: Ensure development of the Planning Areas consistent with the City’s vision.
This plan area is called the “Suncreek/Preserve Planning Area” in the City’s General Plan, and is slated for:
− A mix of low, medium and high-density residential uses, − A series of walkable neighborhoods with community park, − A commercial village development on the south intersection of Chrysanthy Boulevard and Rancho Cordova Parkway,
− Wetland preservation, and
− Connection to the City’s open space and trail system.
This Handbook implements each element discussed in the General Plan for this Suncreek/Preserve Planning Area.
Goal UD.1: Development in keeping with the building block concepts of neighborhoods, villages, and districts.
The Ranch uses these “building blocks” to create a small -scale city that provides:
− A mix of uses,
− Flexible retail development,
− Compact design which preserves sensitive wetlands,
− A market-rate neighborhood, and
− The City’s first active-adult neighborhood.
These “building blocks” are all cohesively designed with a unique street scene, prominent monumentation to mark arrival, and an interesting architectural palette to create continuity across varied and diverse housing types.
Goal UD.3: Create unique project identities that contribute to the overall character of the district and City.
The Ranch proposes the City’s first active-adult neighborhood which will be cohesively designed to blend with the traditional, market - rate neighborhood.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Goal ED.2: Encourage expansion of retail and services to meet local and regional demands and generate tax revenues for the City.
The commercial village is envisioned to provide neighborhood- serving retail and higher density homes, placing residents in walking distance to services and transit.
Goal H.1: Balance Employment and Housing
The village center concept places residents in walking and biking distance to retail and services. Ultimately creating a balance of employment opportunities in close proximity to housing.
Goal H.3: Encourage Housing Opportunities
The design of the community allows for a range of densities, including low, medium and high density residential, and a variety of housing types including:
− Single-family detached and attached,
− Front- and alley-loaded homes,
− Small-lot and clustered homes, and
− Multi-family attached homes.
What’s more, The Ranch offers both a market -rate neighborhood and the City’s first active -adult neighborhood, expanding the housing choices offered within the City of Rancho Cordova.
The Ranch has an Affordable Housing Plan that will provide housing opportunities for all economic segments of the community through an Affordable Housing In- lieu Fee and identify land for the City of Rancho Cordova’s Regional Housing Needs Allocation.
Goal C.1: Develop a roadway system that accommodates future land uses at the City’s desired level of service, provides multiple options for travel routes, protects residential areas from excessive traffic, coexists with other trav el modes, and contributes to the quality of the City’s residential, commercial, office, and industrial areas.
The extension of Chrysanthy Boulevard to the project’s eastern boundary will begin to complete the City’s planned roadway network by providing co nnection from Sunrise Boulevard toward Grant Line Road.
Goal C.2: Establish an extensive, complete, smooth,
interconnected, and continuous pedestrian and bicycle network that is a safe and attractive option for local or regional trips or recreation and that connects to the City’s neighborhoods, parks and schools, employment areas, and retail centers.
Streets provide sidewalks and large shade trees to create a pedestrian-friendly street scene. Traffic -calming features included in the circul ation system include narrower streets, limited single - loaded streets, parking on both sides of the street, posted speed limit signs, planter strips with street trees, bulb-outs, and horizontal shifts (lane centerline that curves or shifts), and intersecti on traffic calming features, including pedestrian push-buttons at three intersections, marked crosswalks, count -down signal timers where appropriate, curb extensions, channelization islands, median islands, and tight corner radii. Off -street trails connect neighborhoods to parks, open space and the commercial center.
Details are shown on the Pedestrian Crossing and Trail Exhibit 30.
Goal C.3: Establish a viable transit system that connects all parts of the City and links with regional destinations.
The Ranch provides for multi-model transportation choices. A future transit stop, located at Rancho Cordova Parkway and Chrysanthy Boulevard, will provide public transit opportunities.
Goal OSPT.1: Create a premier system of public parks and recreation programs that meet the needs of all residents.
A community park is provided in The Ranch’s traditional market-rate neighborhoods. The Cordova Recreation and Park District’s Preliminary District-wide Facilities Distribution Plan anticipates the park program to include two regulation -sized soccer fields, public restrooms, and other facilities typical to community parks such as children’s play areas, picnic shelters and sport courts. The community park’s programming will be adjusted by Cordova Recreation and Park District as needed to meet current trends and ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
community needs when the design for the community park
commences. For the active adult portion of the project, the plan provides a truly premier system of recreational programs including a clubhouse, pool, various ball courts, and community garden for the enjoyment of its residents.
Goal OSPT.2: Establish a system of open space areas that connect all parts of the community and provide opportunities for passive and neighborhood-based recreation.
The Ranch will dedicate approximately 32.53 acres of open space to the city. This will include a network of open space corridors such as greenway, trails, nodes, green infrastructure, paseos and small open space areas that will be provided throughout the community.
There will be numerous trailheads and access points that provide connections from the residential neighborhoods to this open space system. The Ranch has strategically located public parks and open space adjacent to mitigation lands to create a greater sense of open space and to take advantage of trail connections.
Goal OSPT.3: Create a system of pedestrian and bicycle trails that maximize usage while providing places for walking and bicycling without conflicts with motor vehicles.
Walking and biking opportunities is a focus for The Ranch Land Use Plan. Streets provide sidewalks and large shade trees to create a pedestrian-friendly street scene. Off -street multi-use trails connect neighborhoods to parks, open space and the commercial center.
Goal ISF.2: Ensure the development of quality infrastructure to meet community needs at the time they are needed.
Infrastructure improvements will be phased to meet the needs of the community as it develops.
Goal NR.2: Preserve the City’s rich and diverse natural wetlands.
The Ranch preserves over 200 acres of on-site wetlands. Off-street trails are provided along the preserved wetland, consistent with the South Sacramento Habitat Conservation Plan. The trails will provide opportunities for passive outlook areas, including benches and pet waste stations, at major trailhead locations.
Goal NR.3: Preserve and maintain creek corridors and wetland preserves with useable buffer zones throughout the new
development areas as feasible.
The design of the community has minimized developable area in order to prioritize natural resources and included buffer zones at the edge of the development area to protect natural resources.
Goal E.1: Reduce greenhouse gas and air pollutant emissions through sustainable features that reduce energy demands, air pollutant emissions, and greenhouse gas emissions compared with conventional development.
Reduce energy demand through providing electric vehicle charging stations for at least 50% of single family residences and 5% of parking spaces within the commercial, parks and recreation, and multi-family land uses, planting at least 2,240 trees, installing energy-efficient outdoor lighting, energy -efficient appliances, low - flow appliances, and water-efficient irrigation systems, reducing turf areas to 70% less than maximum allowed, meeting at 95% of energy demand through renewable energy.
2.3 SPECIAL PLANNING AREA ADMINISTRATION
This Handbook is the culmination of intensive project -specific planning. Provided in this Handbook are a set of development standards and guidelines which, once approved, will set The Ranch apart from other communities.
Although this handbook will grant approval for those items described and illustra ted herein, The Ranch SPA is subject to the City of Rancho Cordova’s design review process. Design review is a subject to the City of Rancho Cordova Municipal Code, Chapter
23.141, Major Design Review. Once the Design Review is approved by the City Council, the approvals are vested for 10 years from the date of the approval.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3 Special Planning
Area Elements
3.1 LAND USE DESIGNATIONS
The Ranch SPA Land Use Designations are consistent with the City’s General Plan (Exhibit 5):
Low Density Residential (LDR) 2.1 – 6.0 du/ac
The Single -Family Residential Land Use Designation is generally characterized by single -family detached residential lots in a variety of lot sizes and configurations. Within the TRSPA this land use designation is used for the single-family conventional residential lot sizes of 60’x105’. Other lot sizes and configurations meeting the specified density range are possible and are permitted.
Medium Density Residential (MDR) 6.1 – 18.0 du/ac
The Medium Density Residential Land Use Designation is generally characterized by small lot single -family detached or single -family attached products including condominium and townhome type development. Within the TRSPA this land use designation is used for the small lot sin gle-family residential at various lot sizes and configurations including but not limited to and 50’x105’ and 45’x105’ conventional lots, 45’x85’ conventional lots, 35’x78’ conventional lots, 30’x78.5’ alley -loaded lots and 4 -pack Cluster lots. Other lot si zes and configurations meeting the specified density range are possible and are permitted. A lot may vary in the area by + 10% and still be considered consistent with the lot type per Exhibit 3.
High Density Residential (HDR) 27.0 – 50.0 du/ac
The High -Density Residential Land Use Designation is generally characterized by larger multi -family housing complexes, like apartments, or other multi -family attached condominium products.
Within the TRSPA this land use designation has a maximum density of 50 dwelling units per acre. Other types and configurations meeting the specified density range are possible and permitted.
Commercial (C)
The Commercial Land Use designation is characterized by neighborhood-serving uses, the daily shopping and service needs of residents within The Ranch Plan Area. Typical uses include retail services, including general retail, restaurants, coffee shops, offices, small to medium sized grocery stores, drug stores, and dry cleaners. This designation allows for a Floor Area Ratio (FAR) ranging from 0.25 to 1.0.
Parks/Open Space (P/OS)
The Parks/Open Space Land Use Designation is generally
characterized by parks and other public facilities owned and operated by the Cordova Recreation Park District, City of Ranch Cordova, and HOA. S ee page 71, Exhibit 33: Overall Parks + Open Space System for a detailed map. Within the TRSPA this land use is used for the parks, open space along the power line corridor.
Natural Resources (NR)
This land use is generally characterized by lands set aside as natural habitat to protect natural and/or protected resources.
Within the TRSPA this land use designation is used for the wetland preserve, associated development buffer zone and public trails.
3.2 ZONING + PERMITTED LAND USES
The Ranch is zoned SPA (Exhibit 6) and is subject to development according to the text and exhibits contained herein, as well as subject to provisions as set forth by the project’s Development Agreement. The standards and permitted uses provided in this document are intended to supplement the City of Rancho Cordova Zoning Code. As a SPA, this handbook establishes unique and specific standards to create design flexibility in achieving project goals. Where these standards are silent or unspecified, the City of Rancho Cordova Zoning Code shall apply.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Permitted Land Uses
Allowed uses, and corresponding permit requirements, for all residential zoning districts in the TRSPA shall be consistent with the City’s Zoning Code. Ranch SPA zone characteristics, intensity of uses, and their attributes are located in section 3.5. This is a large and medium density residential district, allowing development of 4 - 10 dwelling units per acre. Table 2, to follow, identifies allowed uses within the Commercial District.
Exhibit 5: General Plan Land Use Map Exhibit 6: Zoning Map
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Table 2: Permitted Uses for Commercial District1
Retail, General P
Veterinary Facility P
RESIDENTIAL
Caretaker Housing P
Dwelling, Multifamily P
Live-Work Facility P
AUTOMOBILE AND VEHICLE USES
Auto Parts Sales P
Car Washing CUP
Detailing/Waterless Car Wash CUP
Service Stations CUP
INDUSTRIAL, MANUFACTURING, AND PROCESSING
USES
Brewery, Winery, Distillery P
Printing and Publishing P
1. Outdoor storage shall comply with Chapter 23.728 and Chapter 23.731 for standards related to the outdoor
storage and screening.
2. On site consumption is permitted as an incidental use to a permitted primary use.
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY
USES
Clubs, Lodges, and Private Meeting Halls P
Indoor Amusement/Entertainment Facility P
Indoor Fitness and Sports Facility P
Libraries and Museums P
Public Safety Facility P
Religious Institutions P
Schools, Private and Special/Studios P
Theaters and Auditoriums P
UTILITY, TRANSPORTATION, AND COMMUNICATION
USE LISTINGS
Park and Ride Facility CUP
Telecommunication Facility CUP
Utility Facilities and Infrastructure CUP
RETAIL, SERVICE, AND OFFICE USE LISTINGS
Alcoholic Beverage Sale2 CUP
Animal Sales and Grooming P
Art, Antique, Collectable P
Artisan Shops P
Banks and Financial Services P
Brew Pub P
Business Support Services P
Child Day Care Facility P
Convenience Stores CUP
Furniture, Furnishings, and Appliance Stores P
Garden Center/Plant Nursery P
Grocery Stores/Supermarket P
Home Improvement Supplies P
Maintenance and Repair, Small Equipment P
Medical Services, General P
Medical Services, Extended Care P
Neighborhood Market P
Offices, Business and Professional P
Offices, Accessory P
Personal Services P
Restaurant P
Retail, Accessory P
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.3 THE RANCH NEIGHBORHOODS
As discussed in the introduction, The Ranch Land Use Plan is divided into three distinct neighborhoods that are generally separated by Chrysanthy Boulevard and wetland preserve. Each neighborhood is defined by its location and relationship to adjacent park, open space or wetland preserve. To follow is a detailed discussion of each neighborhood.
3.3.1 The Gateway Neighborhood
The Gateway Neighborhood creates a public front door to The Ranch Plan Area by forming a commercial edge along Rancho Cordova Parkway. The neighborhood provides local -serving retail opportunities next to higher -density residential uses as well as a small-lot single-family residential village on its eastern boundary.
The internal street network of The Gateway Neighborhood is well connected, providing on - and off -street connection to trails along the Wetland Preserve. This neighborhood provides amenities and commercial uses to both the surrounding neighborhoods and community at large.
To the maximum extent practicable, every effort should be made to blend and connect Commercial and High Dencity Reside ntial uses at this location. No screen wall shall be erected to divide the two uses. The goal is to achieve Mixed Use feel in the neighborhood.
Also located within this neighborhood is a large detention/water quality basin that will be designed to incorporate trails
The Gateway Neighborhood is generally bound on the north by Chrysanthy Boulevard, on the east by the open space trail along the Wetland Preserve, on the south by the Wetland Preserve and on the west by Rancho Cordova Parkway.
THE RANCH
| 22
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 7: The Gateway Neighborhood Map
THE RANCH
| 23
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 8: The Gateway Neighborhood Conceptual Site Plan
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.3.2 Parkview Neighborhood
Parkview is home to a large, centrally located community park surrounded by single -family residential at various lot sizes and configurations. The neighborhood park is planned to provide recreational opportunities to the surrounding v illages and may include play structures, sport courts, and shade structures. The power line corridor bisects the neighborhood, offering a parkway of passive recreational uses and a continuous off -street trail from the northern edge of the plan area to the wetland preserve trail south of Chrysanthy Boulevard.
Parkview is generally bound on the north by the project boundary and a partially built single -family residential neighborhood, on the east by the wetland preserve, on the south by Chrysanthy Boulevard and the wetland preserve and on the west by Rancho Cordova Parkway.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 9: Parkview Neighborhood Map
* The community park and
neighborhood park will be
owned and maintained by
the Cordova Recreation &
Park District.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.3.3 Four Seasons Neighborhood
The Four Seasons Neighborhood is the first active -adult community within the City of Rancho Cordova. Envisioned as a gated community, this neighborhood contains four single family residential lot sizes and product types organized around a suite of private recreational amenities:
a clubhouse, linear park, community and rose garden, planned for connectivity. High density units (38 -unit maximum) are permitted within the recreation center parcel, providing rental opportunities with the active-adult community. A multi -use trail is also provided along the wetland preserve which will provide off -street p edestrian and bicycle connection between the southern and northern portions of the neighborhood.
The Four Seasons Neighborhood is generally bound on the north by the wetland preserve, on the east by the project boundary and future single - family residenti al uses, on the south by the project boundary and the approved Suncreek Specific Plan Area (including a high school and regional park) and east by the wetland preserve.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 10: Four Seasons Neighborhood Map
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.4 ARCHITECTURAL STYLES
The Ranch allows for a wide variety of architectural styles throughout each of the residential and non -residential neighborhoods. To follow are illustrations and graphics of the architectural styles. These representations are not meant to be descriptive but are meant to demonstrate typical examples of the variety of footprints and massing, elevations, and possible design elements. Implementation of the architecture should always be of quality materials and finishes.
Other architectural styles not mentioned in the following pages are allowed but will be subject to the city’s design review approval.
3.4.1 Market Rate Single Family Residential
An array of architecture, blending historic styles with modernized designs and amenities will be carefully employed throughout each of the neighborhoods. Six architectural styles are proposed throughout the single-family neighborhoods, developing a dynamic and active streetscape.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Spanish Colonial
Informal, colorful, articulated
DESIGN CHARACTERISTICS
− Half round arches
− Low pitch gables with occasional hip roof accents
− Wrought iron accents, gable vents, plank shutters
− S-Tile roof
− Short gable eaves, with 12” minimum hip eaves
− Windows with large grids
− Occasional deeply recessed windows
− Occasional half round or oculus accent windows
− Stucco siding and detailing
Craftsman
Informal, hand-crafted, varied materials.
DESIGN CHARACTERISTICS
− Large front porches with tapered or multi-post
columns
− Low pitch gables, flat concrete or comp roof tiles
− Mostly stucco siding with board and batten, lap, or
shingle siding accents, especially under gables
− Stone and brick accents at column bases
− Single hung windows with grids on upper half
− Deep gable eaves with brackets (front only)
− No shutters
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Tuscan
Rustic elegance, “built-over time” look, varied materials
DESIGN CHARACTERISTICS
− Low-pitched hip or gable roofs, S-tile
− Exposed timber truss tails, dentils and/or corbels
− Half round archways
− Stucco siding
− Stone masonry or brick accent siding
− Decorative shutters
− Accent wrought iron
− Windows with large grids
− Heavy lintels
− Rustic shutters used sparingly
Farmhouse
Semi-formal, repetition of materials, simple lines
DESIGN CHARACTERISTICS
− Large front porches, occasionally with metal accent
roof
− Wood post columns with bracket and corbel detailing
− Combination of gable and shed roofs, medium pitch
main gable, steeply pitched projecting gables
− Flat concrete or comp roof tiles
− Board and batten or horizontal siding on front, stucco on sides and rear (where not visible)
− Brick veneer accents
− Windows with small grids
− No shutters
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
French Country
Informal, interesting-varied roof lines, eye-catching details
DESIGN CHARACTERISTICS
− Prominent and steep projecting gables, main gable or hip roof − Flat concrete or comp roof tiles
− Short eaves at gables, with deep eaves at shed roofs
− Flat arched exterior soffits
− Mixing of siding, colors and textures
− Decorative shutters
− Stucco siding with large areas of stone accent siding − Windows with small grids
Modern/Contemporary
Clean lines, unconventional massing and window placement
DESIGN CHARACTERISTICS
− Low pitched or shed roofs with flat concrete tile or
metal seam roofs
− Deep eaves with clean simple lines and masses
− Horizontal siding accents
− Asymmetrical and overlapping soffits and window sills − Stucco siding
− Stacked stone masonry accents
− Windows with no grids, often positioned
unconventionally such as at corners
− No shutters
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.4.2 Active Adult Single Family Residential
Similar to the market rate neighborhood, the Active Adult neighborhood will also provide an array of architecture, blending historic styles with modernized designs and amenities. Five architectural styles are proposed throughout the single -family neighborhoods, developing a dynamic and active streets cape. All homes in the active -adult neighborhood area designed as single -story buildings to cater to this specific market segment.
Spanish Colonial
Informal, colorful, articulated
DESIGN CHARACTERISTICS
− Half round arches
− Low pitch gables with occasional hip roof accents
− Wrought iron accents, gable vents, plank shutters
− S-Tile roof
− Short gable eaves, with 12” minimum hip eaves
− Windows with large grids
− Occasional deeply recessed windowsOccasional half
round or oculus accent windows
− Stucco siding and detailing
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Farmhouse
Semi-formal, repetition of materials, simple lines
DESIGN CHARACTERISTICS
− Medium pitch gables utilizing either flat concrete or comp tile roof
− Large front porches occasionally with metal accent roof − Wood post columns with bracket and corbel detailing
− Horizontal or board/batten siding on front with stucco on sides/rear (where not visible)
− Brick veneer accents
− Tall windows with small grids
− No shutters
Modern Ranch
Emphasizes horizontal lines, window massing
DESIGN CHARACTERISTICS
− Low pitched gable or shed roofs
− Wide-overhanging eaves
− Emphasis on horizontal lines with a brick veneer base − Extensions of wall bands into the adjacent landscape
areas
− Interesting window placement and sizing
− No window grids
− Stucco siding with various accent siding treatments
− No shutters
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Cottage
Informal, storybook quality
DESIGN CHARACTERISTICS
− Prominent and steep projecting gables, main gable or hip roof − Curved pitch roof over front porch
− Flat concrete or comp roof tiles
− Short eaves at gables, with deep eaves at shed roofs
− Flat arched exterior soffits
− Mixing of siding, colors and textures
− Decorative shutters
− Stucco siding with stone accent siding
− Detailing under gables such as half-timbering
− Windows with small grids
Tuscan
Old world, “built-over time” look, varied materials
DESIGN CHARACTERISTICS
− Low-pitched hip or gable roofs, S-tile
− Exposed timber truss tails, dentils and/or corbels
− Half round archways
− Stucco siding
− Stone masonry or brick accent siding
− Decorative shutters
− Accent wrought iron
− Windows with large grids
− Heavy lintels
− Rustic shutters used sparingly
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.4.3 High Density Residential
The Multi -Family parcel may be developed in a variety of product configurations, from apartments to condominiums. Because the ultimate configuration is unknown, this SPA document provides a variety of product types with varied architectural styles. Ultimately, the High - Density Residential parcel will be subject to Design Review, as outlined in Section 2.3.
The follo wing architectural and site guidelines will guide future development of the multi-family parcel:
Architectural + Site Design Guidelines
The architectural guidelines are crafted to create an intimate neighborhood with a strong sense of place, and a pedestrian -oriented streetscape. The following guidelines are provided to create a framework within which developers, builders and designers can have flexibility to create unique multi-family communities.
Circulation
− The circulation pattern should be designed to facilitate the smooth flow of vehicular traffic and internal pedestrian activity. − The circulation pattern and parking should be designed to maximize conflict with adjacent uses and limit the maximum extent practicable.
− Provide internal pedestrian paths of travel between parking areas and dwellings to avoid pedestrian and vehicle conflicts.
Building Placement + Orientation
− Variable building orientations are encouraged along the streets to create visual diversity and interesting streetscapes. − Provide direct connections from individual and common entries to the public sidewalk system.
− The fronts of buildings and individual units should face and provide access to the public street.
− All trash, recycling, and green waste containers should be screened from view of public streets.
− All mechanical equipment (HVAC) should be screened
from view of public streets.
− Garages, carports and surface parking should be
limited from view along public streets. If garages or
carports are placed along public streets, a landscape
buffer of 10’ wide is recommended.
− Garages and carports should be designed to
complement the project architecture in terms of
design, materials and color.
− Surface parking areas should be broken up into
smaller parking areas to provide parking in close
proximity to dwellings.
Public Spaces + Pedestrian Amenities
− Where feasible, multi -family developments should
include plazas, courtyards, tot -lots or other properly scaled features where residents can gather. Public
spaces should be located for easy access by
residents.
− Picnic areas, including picnic tables and barbeques,
should be provided as an amenity to the community,
where feasible.
− Landscaping of outdoor areas should be visually
stimulating, with both softscape and hardscape
elements to help site identification and create an
inviting build environment. Outdoor furniture, such as
benches, lamps, and landscape planters should be
integrated into the overall project.
− Special attention should be paid to the design of
major corners.
Massing, Scale + Form
− All visible elevations shall be made interesting by
means of articulation of facades, varied roof lines,
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
window placement and shape, and variety in exterior colors, finishes, and detailing.
− Buildings shall be designed with different building setbacks or façade variations to avoid the creation of a monotonous streetscape.
− Roof lines may be made interesting by use of gables, hips, dormers, and roof planes that create variations in planes. − Use of roof overhangs, porches, balconies, trellises, patios, and low walls are encouraged to add interest to the streetscape.
Style + Design
− Roof pitch, elevation styles, and materials should be consistent with the architectural style of the building.
− Use of quality materials such as stucco, brick, stone, and wood are recommended.
− Accent materials may include stone veneer, painted wood trim, and shutters.
− Roofing material shall be consistent with the architectural style of the building.
− Color selection should match the overall neighborhood design theme palette and be consistent with the building’s architectural style.
Also incorporated into The Ranch is land identified for the City of Rancho Cordova reginal housing allocation. Affordabl e Housing Plan will provide housing opportunities for all economic segments of the community through an Affordable Housing In-lieu Fee.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.4.4 Commercial
The architectural character of The Gateway Commercial Center employs a more contemporary style indicative of an urban retail center.
Ultimately, this development will be subject to Design Review, as outlined in Section 2.3.
The following architectural and site guidelines will guide future development of the commercial parcels:
Architectural + Site Design Guidelines
The architectural guidelines are crafted to provide a well -designed retail environment that is compatible with adjacent uses, contributes to the character of the street, neighborhood, and community at large; and creates a vibrant, pedestrian -friendly place that serves the needs of the The Ranch residents. The following guidelines are provided to create a framework within which developers, builders and designers can have flexibility to create unique multi-family communities.
Circulation
− The circulation pattern should be designed to facilitate the smooth flow of vehicular traffic and internal pedestrian activity. − Provide internal pedestrian paths of travel between parking areas and shops to avoid pedestrian and vehicle conflicts.
Building Placement + Orientation
− Commercial buildings should be oriented to internal or external streets or drive aisles and pedestrian-friendly paths of travel. − Design and construct a primary building entrance for each building façade. If a building has frontage on more than one public street or internal drive aisle, special attention should be paid to the location of the building entrance in an effort to serve both vehicular and pedestrian users.
− Areas between public streets or interna l drive aisles and commercial buildings can be used to create plazas, planter areas, bicycle parking, or other appropriate amenities. − Building frontages should be detailed with
architectural elements oriented to the “human scale”
on the ground floor.
− Surface parking areas should be located and
designed to minimize potential circulation conflicts.
− Loading, delivery and mechanical equipment (HVAC)
areas should be located and designed to minimize
their visibility, circulation conflicts, and adverse noise and light impacts. These areas can be screened with
portions of buildings, wing walls, freestanding walls,
and/or landscaping.
Public Spaces + Pedestrian Amenities
− Where feasible, commercial developments should
include plazas, courtyards, greens or other properly
scaled and located public places where people can
gather. Public spaces should be integrated, or
oriented, toward commercial uses.
− Uses such as restaurants or coffee shops are
encouraged to provide outdoor space for seating
and/or dining.
− Landscaping of outdoor areas should be visually
stimulating, with both softscape and hardscape
elements to help site identification and create an
inviting build environment. Street furniture, such as
benches, lamps, and landscape planters should be
integrated into the overall project.
− Special attention should be paid to the design of
major corners.
− Hardscape elements should be designed to use
different materials, colors and patterns to offset the
paving and to provide visual interest.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Massing, Scale + Form
− Overly long, straight and flat facades are not permitted; projects should provide wall projections, recesses or other relief at appropriate intervals along the walls of all buildings. − Facades that face pubic streets shall provide an adequate amount of visual interest by employing arcades, display windows, entry areas, awnings, insets, canopies, wing walls, trellises or other such features.
− Roof lines may be made interesting by employing parapets to conceal flat roofs, overhang eaves, sloping roofs, multiple roof places or other such features.
Style + Design
− Break up rooflines through use of cornices, changes in parapet heights, or other techniques that create an aesthetically pleasing skyline effect.
− Use awnings, reliefs, and fenestrations to add distinction to the façade of the structure.
− Roofing materials should be unique, cohesive, and add character and style to the building.
− Visible building walls should provide architectural interest by varying the color, texture and/or material.
− Exterior building materials should be of highest quality, including brick, stone and/or textured concrete masonry.
− Colors should be consistent or complementary throughout the commercial development while giving distinction to individual buildings and tenants. Building trim and accents may employ brighter colors.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.5 DEVELOPMENT STANDARDS
3.5.1 Single-Family Residential Development Standards
The Ranch Land Use Plan provides for varied single -family residential opportunities to attract a diverse population. Seven different single - family residential home- ownership opportunities are located within the Plan Area to appeal to an economically- and lifestyle-diverse community of future residents. These s ingle-family lot sizes/product types are listed below and described in detail on the exhibits on the following pages.
− 60’x105’ Conventional Lots
− 50’x105’Conventional Lots
− 45’x105’Conventional Lots
− 4443’ x105’Conventional Lots
− 45’x85’ Conventional Lots
− 35’x78’ Conventional Lots
− 30’x78.5’ Alley-Loaded Lots
− 55’X70’ Conventional and I-Court Lots
RD-10 zoning is an equivalent zoning for all Villages within the Project.
See Title 23 of the Zoning Code for details.
The typical Development Standards exhibits illustrated in this handbook outline the typical lot and setback requirements needed for each product type listed above. The exhibits illustrate and list particular detailed information to
accommodate a particular product envisioned for the Plan Area. This information may include, but is not limited to, the following items.
− Minimum Lot Size
− Minimum Interior Lot Width
− Minimum Corner Lot Width
− Minimum Lot Depth
− Maximum Lot Coverage
− Minimum Front Yard Setback
− Minimum Garage Setback (Measured to the garage
door)
− Minimum Interior Side Yard Setbacks
− Minimum Corner Side Yard Setbacks
− Minimum Rear Yard Setback
− Maximum Building Height
− Location/width of Public Utility Easement (PUE)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 11: 60’x105’ Conventional Lots
Typical Development Standards
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 12: 50’x105’ Conventional Lots
Typical Development Standards
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 13: 45’x105’ Conventional Lots
Typical Development Standards
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 14: 4443’ x 105’ Conventional Lots
Typical Development Standards
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 15: 45’x 85’ Conventional Lots
Typical Development Standard
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 16: 35’x78’ Conventional Lots
Typical Development Standard
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 17: 30’x78.5’ Conventional Lots
Typical Development Standards
Lots fronting Neigborhood Park shall have a walkway separating the uses on residential lot side with 4 foot pedestrian easement.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 18: 56’ x60’ Cluster Lots (4-pack)
Typical Development Standards
PUE
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.5.2 High Density Residential Development Standards
Within the Gateway Neighborhood, the high -density residential parcel will provide for multi -family attached uses including apartments and condominiums, lofts and other multi -story residential uses. The development standards for this neighborhood are provided in Table 3a.
Table 3a: High Density Residential Development Standards
DENSITY (du/ac)
Minimum 27
SETBACKS
Front 18’
Side
To adjacent building 15’ min
Street/Corner 15’
Zero Lot Line n/a
Rear 10’
To Alley / Access Road 5’
HEIGHT (maximum)
Primary Structure 60’
LOT COVERAGE (maximum) 75%
COMMON OPEN SPACE* (minimum) 25%
PARKING
Resident Parking Zoning Ordinance
Resident Guest Parking Zoning Ordinance
*Common open space includes all landscaped areas outside of the required landscape corridors along adjoining streets, active and passive recreation areas, other outdoor amenities, and natural open space areas. Reductions in the required open space area to a minimum of 20 percent of the gross area for exceptional architecture design may be granted by the designated approval authority.
Table 3b: Active Adult High Density Residential Development Standards
Within the Four Seasons Neighborhood, the high-density
residential use will provide for multi -family senior apartments or condominiums located on the Clubhouse Parcel A. Up to 1 ac is reserved for this use. The development standards for this use is provided in Table 3.
DENSITY (du/ac)
Minimum 30
Maximum 80
SETBACKS General
Front 12.5’
Street/Corner 15’
To adjacent building 15’ min
Rear 10’
Zero Lot Line n/a
To Alley / Access Road 5’
HEIGHT (maximum)
Primary Structure 60’
PARKING
Senior Resident Parking 0.5 sp/unit
Senior Resident Guest Parking 0.1 sp/unit
COMMON OPEN SPACE* (minimum) 0%
LOT COVERAGE (maximum) N/A
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.5.3 Commercial Development Standards
Within the Gateway Neighborhood, the commercial parcel will provide for a range of retail and neighborhood-serving uses. The development standards for this neighborhood are provided in Table 4.
Table 4: Commercial Development Standards
FLOOR AREA RATIO (FAR)
Minimum 0.25
Maximum 1.0
SETBACKS
Front
Minimum 10’
Maximum 20’
Side
Interior 5’
Street (minimum/maximum) 0’ / 10’
Rear (minimum)
General 5’
To Alley 5’
ACCESSORY BUILDING
Front 30’
Side
Interior 10’
Street 10’
Rear 5’
HEIGHT
Minimum n/a
Maximum 45’
LOT COVERAGE (maximum) n/a
3.6 SUSTAINABILITY FEATURES
The Ranch has been planned designed to include sustainable amenities and features that encourage walking, biking, and transit use, reduce energy demand and water use. These
features reduce greenhouse gas, air pollutant emissions, water use, and vehicle travel. The features a re described below and include measures identified the Draft
Environmental Impact Report prepared for The Ranch.
Walkable and Bikeable Design
The Ranch is designed with a walkable street pattern, with a ratio of approximately 144.9 intersections per square mile, multiple bicycle/ pedestrian connections, an off -street trail system, and bicycle lanes to encourage walkability. The Ranch’s pedestrian and bicycle network includes
pedestrian/bicycle-only links, through push-buttons to provide safe pedestrian and bicycle crossing at major streets, a comprehensive trail system, pedestrian/bicycle -only
connections between streets, sidewalks, and bicycle lanes.
The Ranch includes traffic-calming street design features, such as narrower streets, limited single -loaded streets, parking on both sides of the street, posted speed limit signs, planter strips with street trees, bulb-outs, and horizontal shifts (lane centerline that curves or shifts), and intersection traffic calming features, including pedestrian push-buttons at three intersections, marked crosswalks, count -down signal timers where appropriate, curb extensions, channelization islands, median islands, and tight corner radii, on a minimum of 50% of streets.
Electric Vehicles
The Ranch supports electric vehicle use, including installation of EV charging stations throughout the site for at least 50% of single-family residences and 5% of parking spaces within the commercial, park and recreation, and multi -family land uses to reduce reliance on gasoline-fueled vehicles.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Vehicle Trip Reduction
All project components, including residential, commercial, and parks and recreation uses will join a Transportation Management Association.
Energy Use
All development will be designed to exceed the 2016 Title 24 energy use and efficiency requirements by 2 percent. All outdoor lighting will be energy-efficient (i.e., LED or better). All appliances will be energy efficient, with an EnergyStar or comparable rating.
The Ranch will focus on renewable energy use, with a minimum of 95% of electricity supplied via renewable energy through either on -site energy generation and/or a contract with SMUD.
Water Conservation
All development will install energy-efficient appliances, including low-flow bathroom and kitchen faucets, shower heads, and toilets.
The landscaping plan shall ensure a minimum of 50% of vegetation on all lots, including residential, commercial, and parks/recreation, consisting of drought -resistant trees, shrubs, grasses, and other vegetation, and shall demonstrate a reduction of outdoor water use of at least 25% compared with water use associated with the conventional landscaping that would be allowed for each lot. In addition, turf for residential uses will be at least 70% less than the maximum allowed turf area.
All landscaping and turf areas shall be irrigated by water -efficient irrigation systems that use a smart irrigation control system with automatic rain shut-off, maximum gallon per minute restriction, and WiFi connectivity to reduce water waste.
Greenhouse Gases
A minimum of 2,240 new trees will be planted throughout The Ranch to sequester greenhouse gas emissions. The majority of trees will be planted on residential lots, with tree planting also occurring on parks and recreation lots, landscaped medians, and along the trails.
The Ranch will purchase carbon offsets to reduce net project operational and amortized construction emissions to less than the Air District’s adopted threshold for GHG emissions at the time of purchase.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.7 NOISE STANDARDS
3.7.1 Construction Noise Standards
The following requirements shall be noted on all the improvements plans prior to approval by the City’s Public Works Department and sha ll be implemented during construction activities.
• Construction activities shall adhere to the requirements of the City of Rancho Cordova Municipal Code, including the specified hours of operation for construction activities.
• Construction staging areas, inc luding equipment staging, equipment and materials storage, and soil stockpiling for grading activities, shall be located centrally within each phase of Project development and shall be setback from residential dwellings to the maximum extent feasible to minimize construction noise impacts to existing residential uses. Construction staging areas shall be shown on grading and improvement plans.
• All construction equipment shall be fitted with factory equipped mufflers and shall be maintained in good working order. • Any compaction required less than 26 feet from residential structures shall be accomplished by using static drum rollers which use weight instead of vibrations to achieve soil compaction. As an alternative to this requirement, pre -construction crack documentation and construction vibration monitoring could be conducted to ensure that construction vibrations do not cause damage to any adjacent structures.
Rancho Cordova Parkway. At the terminus of each segment of the sound wall, in addition to shielding the lot line adjacent Rancho Cordova Parkway, the masonry wall shall wrap around the side yard of each residential lot for a minimum of 15 feet toward the east, with the exception of any portion of the lot that is a driveway or front yard. This requirement shall be waived or modified if the Project applicant conducts a site - specific acoustical analysis for the lots that addresses cumulative roadway noise impacts that takes into account site specific conditions (e.g., site design, location of structures, building characteristics) and noise -attenuating features and demonstrates that noise levels in the exterior activity area of the residential lots will not exceed the City’s conditional noise standard shown in General Plan Table N-2.
Villages 24 and 25 (Commercial), Village 23 (Multifamily Lot), and Parks and Recreation Facilities:
Prior to approval of whichever occurs first: approval of improvement plans, site design plans, or issuance of building permits for uses located in Villages 24 and 25 (Commercial), Village 23 (Multifamily Lot), and parks and recreation facilities that include potential noise generating uses (e.g., competitive sports fields and other uses anticipated to involve amplified sound or large crowds), an acoustical anal ysis shall be prepared addressing the potential noise impacts associated with the specific proposed uses and site design.
3.7.2 Operational Noise Standards T The proposed land uses shall be designed so that on-site To ensure that noise levels are reduced to less than significant within the project the follow measures are included and shall be adhered to by all components of the project:
• Residential lots along Rancho Cordova Parkway and Chrysanthy Boulevard:
Residential lots along Rancho Cordova Parkway and Chrysanthy Boulevard shall be shielded from excessive noise through a six -foot masonry wall located along the rear-yard of each residential lot that backs up to Rancho Cordova Parkway or Chrysanthy Boulevard. Along mechanical equipment (e.g., HVAC units’ compressors,
generators) and area- source operations (e.g., loading docks, parking lots, and recreational-use areas) are located as far as feasible from or shielded from nearby noise -sensitive land uses.
The acoustical analysis shall evaluate stationary - and mobile- source noise attributable to the proposed use or uses and impacts on nearby noise -sensitive land uses, in accordance with adopted City noise standards. For any noise impacts ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
identified in the acoustical analysis that would be greater than City noise standards, the Project applicant shall submit a noise reduction plan to reduce any identified impacts above adopted City noise standards to acceptable levels. The noise reduction plan shall be reviewed and approved by the City and its implementation shall be required as a condition on improvement plans and operational measures shall be included in the creeds, covenants, and restrictions (CC&Rs ) or similar mechanism to ensure on-going adherence to the requirements. Feasible measures to be included in the noise reduction plan to reduce Project - related noise impacts shall include, but are not limited to, the following:
• To the extent feasible, ma jor noise-generating commercial uses (e.g., loading docks and equipment/vehicle storage repair facilities, etc.) shall be designed and sited to shield residential land uses located or proposed to be located within 500 feet of and within the direct line of sight of these facilities by construction of a noise barrier, earthen berm, or combination of the two. To provide effectiveness, noise barriers shall be continuous or solid, with no gaps, and shall block the line of sight to windows of neighboring dwellings. (Achievable noise reductions from barriers can vary, but typically range from approximately 5 to 10 dBA, depending on construction
characteristics, height, and location.) The applicant shall retain the services of a professional acoustician to determine the design and location of noise barriers to be constructed prior to City issuance of building permits or improvement plans.
• Use of “quiet pavement” (e.g., rubberized asphalt) construction methods, where appropriate to reduce vehicle noise.
• Dual-pane, noise-rated windows, mechanical air systems, exterior wall insulation, and other noise reducing building materials shall be used to address existing noise levels as well as projected noise levels associated with nearby noise -generating uses. For example, Village 23 shall be designed and planned to address future commercial uses planned for Villages 24 and 25.
• Routine testing and preventive maintenance of emergency electrical generators shall be conducted during the less sensitive daytime hours (i.e., 7 a.m. to 6 p.m.). All electrical generators shall be equipped with noise control (e.g.,
muffler, acoustic enclosure, etc.) devices in accordance with manufacturers’ specifications.
• On-site landscape maintenance equipment shall be
equipped with prope rly operating exhaust mufflers and
engine shrouds, in accordance with manufacturers’
specifications.
• For maintenance areas located within 500 feet of noise - sensitive land uses, the operation of on -site landscape maintenance equipment shall be limited to the least noise- sensitive periods of the day, between the hours of 7 a.m. and 7 p.m.
• Outdoor use of amplified sound systems within 500 feet of noise-sensitive land uses shall be permitted only between 7 a.m. and 10 p.m. Sunday through Thursday , and
between 7 a.m. and 11 p.m. on Friday and Saturday and
shall comply with the noise requirements of the City of Rancho Cordova Municipal Code.
3.8 CIRCULATION DESIGN STANDARDS
The design of The Ranch SPA’s circulation system utilizes an efficient system of streets and pathways to serve the Plan Area. The internal street system is designed such that a ‘block’ or ‘grid’ system is achieved. Wherever possible, various pedestrian pathways are designed to provide non - vehicular transportation opportunities throughout the project site, especially within the Active Adult portion of the project.
The intent of the circulation network is to create a well- ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
connected system of roadways and pedestrian facilities to encourage biking and walking.
3.8.1 Overall Circulation Plan
Minor arterial streets (4-lane) are the principal streets that serve through traffic in the vicinity of the Plan Area. These streets include Rancho Cordova Parkway on the sites’ western boundary and Chrysanthy Boulevard that bisects the Plan Area and provides an east -west connection between Sunrise Boulevard and Grant Line Road, two major arterial streets (6-lane roadways).
Construction of the Plan Area street system, including the internal streets, will occur in a timely and coordinated manner. Street improvements will be phased according to the phasing plan and specifications contained within the TRSPA Development Agreement. The Development Agreement will define the financing and implementation of the projects phased circulation system. A total of 2.5 +/ - miles of trails will be added connecting the site in the east - west and north -south direction.
The internal residential streets provide connections into and through, the TRSPA and connect residential neighborhoods with The Gateway Neighborhood, various planned park, open space facilities, and wetland features, thus allowing residents to travel within and throughout the Plan Area without traveling along the arterial roadways. Where necessary , pedestrian push buttons will be installed that will facilitate timely and safe pedestrian crossings.
The Ranch provides for non -vehicular transportation choices. A future transit stop, located at Rancho Cordova Parkway and Chrysanthy Boulevard, will pro vide public transit opportunities. The design of the TRSPA encourages the use of public transit by locating denser residential development close to the future transit stop, facilitating easy, walkable access.
Traffic-calming street design features, such a s narrower streets, limited single-loaded streets, parking on both sides of the street, posted speed limit signs, planter strips with street trees, bulb -outs, and horizontal shifts (lane centerline that curves or shifts), and intersection traffic calming features, including pedestrian push-buttons at three intersections, marked crosswalks, count-down signal timers where appropriate, curb extensions, channelization islands, median islands, and tight corner radii, are provided on a minimum of 50% of streets.
Additionally, The Ranch SPA provides a varied network of both on- and off-street pedestrian pathways and trails allowing for safe and convenient non- vehicular travel throughout the Plan Area. All minor arterial streets have Class II bike lanes striped on the street. Large street trees are provided next to
sidewalks, creating a shaded street environment for
pedestrians. Pedestrian and bike trail facilities are located within the TRSPA along the Wetland Preserve as well as within the Open Space Parkway (Power Line Corridor) that facilitates a continuous off -street connection from Rancho Cordova Parkway through to eastern project boundary.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 19: Overall Circulation Plan (Subject to change)
*General locations shown.
Final location will be determined
at improvement plan stage.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.8.2 Street Sections
The Ranch SPA identifies the basic framework and hierarchy of roadways and establishes the primary circulation system that feeds, defines and connects the Plan Area. Streets within the SPA are classified based on their functional requirements and their relative importance in serving the neighborhoods and establishing the character of the project.
Minor Arterial Streets
Minor Arterial streets within the SPA include Rancho Cordova Parkway, Chrysanthy Boulevard and North Campus Road.
Exhibit 20: Rancho Cordova Parkway Minor Arterial Street Section
These streets are design for less than 32,500 average daily trips (ADT) with a speed limi t of 35 to 45 mph. These 4-lane facilities are generally comprised the following components:
− 74’ right-of-way
− 14’ landscaped median and 15’ to 25’ landscape
corridors
− Two travel lanes (12’ and 11’) in each direction
− 6.5’ striped bike lane (to Face of Curb)
− 3’ vertical curb & gutter with 7’ Sidewalk
− Parking is not permitted
− 10’ Left Turn Lanes (not pictured)
− Attached sidewalk along preserve boundaries
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 21: Chrysanthy Boulevard Minor Arterial Street Section
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
North Campus Road – Modified Minor Arterial
North Campus Road is a modified minor arterial street within the SPA which serves as a residential collector on the project’s southern boundary.
Exhibit 22: North Campus Road
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Modified Minor Arterial Street
Modified Minor arterial streets within the TRSPA include Rancho Cordova Parkway adjacent to the Wetland Preserve, and Chrysanthy Boulevard at the crossing of the Wetland Preserve and protected area. These modified arterial sections have been
designed to conform to SSHCP standards and to minimize impacts to the preserve area while maintaining bicycle and pedestrian connections at these key locations. In both cases, the 25’ landscape corridor is removed and the sidewalk transitions to a 10’ attached walk.
Exhibit 23: Rancho Cordova Parkway Modified Minor Arterial Street
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 24: Chrysanthy Boulevard Modified Minor Arterial Street
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Standard Residential Streets
Standard residential streets within the SPA serve as primary circulation within a neighborhood. This designation includes a modified residential street section for major entries only in which parking is prohibited and a median is added. These streets are design for less than 7,000 ADT with a speed limit of 25 mph. Generally, these 2-lane facilities are comprised of the following components:
− 43’ right-of-way (typical); 53’ right-of-way at entry − 9’ travel lane in each direction
− 7’ parking (typical); no parking at entry
− 5’ attached sidewalk
− No striping required
− Vertical curb along community park
Exhibit 25: Standard Residential Street
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 26: Modified Residential Street Section at Entry
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Minor Residential Streets
Minor residential streets within the TRSPA serve as local connector streets within the individual neighborhoods and are consistent with City Standard (CS -01). These streets are designed to carry low volumes of local traffic (less than 2,000 ADT). These 2-lane facilities comprise the following components:
− 42’ right-of-way
− Two 8.5’ travel lane in each direction
− 7’ parking, including rolled curb & gutter (to Face of Curb) − 5’ attached sidewalk
− Parking is permitted
− Vertical curbs should be installed along parks and residential frontages for alley loaded homes.
Exhibit 27: Minor Residential Street Sections
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Public and Private Alleys
Private drives within the SPA serve residential units as a shared private driveway within the Four Seasons Neighborhood. These private drives provide access to multiple homes off this shared facility. This clustered configuration of homes minimizes garages and driveways in front yards of small lot detached residential units and eliminates ‘garage- dominant’ architecture. Private drives carry only the traffic from the residences that they serve and will be privately maintained as part of a Home Owners Association (HOA).
These 2-lane facilities comprise the following components:
− 21’ wide pavement width
− No sidewalks
− Parking is not permitted
Exhibit 28: Public and Private Alleys
Exhibit 29: Typical Cul-de-Sac Bulbs
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.8.3 Trail Network
The trail network will create a citywide network with regional connections, allowing convenient and safe access to all pathways.
The trail network, located throughout The Ranch Plan Area, is a key defining factor of the community. Trails encourage alternate transportation choices, like walking and biking, and limit the need for the conventional automobile. Trailheads orient residents to trail connections within the residential community and provide a unique sense of place integrating the natural and built environment .
Proposed Trails provide opportunities for both active nodes and passive outlook areas, including benches, and pet waste stations, at these major trailhead locations. All trail improvements must be consistent with the South Sacramento Habitat Conservation Plan which governs this area. A total of 2.5+/ - miles of trails will be added to the proposed site.
Within the SPA, trails are located along the expansive Wetland Preserve and a Class I Bike Trail is located within the Open Space Power Line Corridor. (Exhibit 30: Trail Map)
Nature Trails (Exhibit 31: Nature Trail Section)
Adjacent to the Wetland Preserve, there is a nature trail on the south side of Chrysanthy Boulevard, and on the north side of Chrysanthy Boulevard adjacent to the Four Seasons Neighborhood.
These trails will consist of a 10’ wide permeable and non - permeable trails with 2’ shoulders. Proposed Trails will be located within a 50’ buffer zone adjacent to the wetland preserve. The setback area will have natural vegetation and have m inimal grading alteration incidental to grading transition from adjacent homes and necessary drainage. A 4’ post and cable fence will separate the trail area from the remainder of the setback.
Class I Trail (Exhibit 32: Class I Trail Section)
Within the Open Space Parkway (Power Line Corridor) the trail section itself will be similar: 10’ wide asphalt trail with 2’ native shoulders on either side. However, it will occur in quite a different setting. A community -wide amenity, the Open Space Parkway wi ll consist of an existing 275’ wide power line easement providing access from the northern property boundary down to the Wetland Preserve south of Chrysanthy Boulevard. A 300’ wide Community Park is proposed next to the Parkway located centrally within Parkview to create a premier parkland feature. The Open Space Parkway, and adjacent parklands, offer direct pedestrian connectivity throughout the Plan Area to other areas of the Sunrise Douglas Community Plan. The area will have native vegetation and limited landscaping incidental to community park amenities. This Class I trail provides a great opportunity to connect with other Class I trails, both existing and planned, in the area and in the greater City of Rancho Cordova community as identified in the City’ s Pedestrian Master Plan.
Trail Head (Exhibit 30: Trail map)
Meeting areas, benches, signs, pet waste stations, and
landscaping will be located at every trail head. Trail head will be located at major pedestrian access points shown in exhibit 30.
THE RANCH
| 65
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 30: Trail Map (Subject to change)
THE RANCH
| 66
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 31: Nature Trail Section
Exhibit 32: Class I Trail Section
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.9 PARKS + OPEN SPACE DESIGN PROGRAM
3.9.1 Overall Park + Open Space Plan
The Ranch Overall Park and Open Space Plan provides a variety of recreation opportunities, including active Community park, Neighborhood Park, passive parks, and open spaces within the Plan Area. The system of parks and open space will create a cohesive outdoor environment that complements the surrounding neighborhood form, playing an integral role in shaping the community as a whole. Proposed parks are located throughout the Plan Area, linked by residential streets, trails, and enhanced open space connections. The parks and open space system will greatly enhance the visual nature, quality of life, housing desirability, and the overall community image.
The Overall Parks and Open Space Plan is divided into two park programs: Public and Private. Within The Gateway and Parkview Neighborhoods a 10.8-acre public park combined with the adjacent Open Space Parkway will accommodate a premier park program, several detention basins as well as off- street Class I bicycle and pedestrian trail. This Corridor trends generally in a northeast - southwest orientation and provides community -wide open space.
The community park consists of two regulation size soccer fields to be owned and maintained by Cordova Recreation & Park District.
Public open space is generally owned and maintained by the City of Rancho Cordova.
The Four Seasons Neighborhood provides parks and recreation. For residents of this neighborhood this system of private amenities includes a clubhouse, linear park, community garden and off-street paths which create a looped walking network. These Four Seasons amenities will be privately owned and maintained as part of a Home Owners Association (HOA).
The Plan Area also includes a large Wetland Preserve that will be maintained in perpetuity for the preservation of threatened and/or endangered species. A trail around the Wetland Preserve will incorporate interpretive signage regarding the Wetland Preserve’s special site characteristics, plant and animal inhabitants and on - going maintenance efforts.
Bicycle Facilities
Bicycle facilities shall be incorporated into each phase of The Ranch. The bicycle facilities and features shall include bicycle parking facilities for the multifamily, parks, recreation, and commercial uses, and may include bicycle lockers, showers for employment-generating uses, or bicycle-related signage.
Parkland Dedication
The Ranch public and private parks within the Plan Area contribute to the required parkland dedication. As outlined in the City’s General Plan, 'All new residential development is required by the State to dedicate parkland at a rate determined by the land authority. The City of Rancho Cordova requires a rate of five acres per 1,000 population. In addition, the City of Rancho Cordova requires open space dedication at a rate of one acre per 1,000 population.’ Table 5 outlines the required and provided parklan d dedication.
Lighting Standards
A lighting plan shall be prepared prior to the approval of any improvement plans or building permits for park facilities. The lighting plan shall demonstrate that the lighting systems have been designed to minimize light s pillage onto adjacent properties to the greatest extent feasible. The lighting plan shall include the following:
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
• Design of site lighting and exterior building light fixtures to reduce the effects of light pollution and glare from glass and metal surfaces;
• Lighting shall be directed downward, and light fixtures shall be shielded to reduce upward and spillover lighting;
• Where it is not feasible to fully shield light fixtures from light pollution, such as the sports field lights, the sports fields shall be located as to minimize the effect of lighting on nearby residential uses and the lighting shall be directed downward, be of the minimum wattage and height suitable for illuminating the playing surfaces and immediately
surrounding areas, and shall be shielded and hooded to
prevent light trespass outside of the park boundary and any adjacent roadway and to minimize any backscatter to the night sky.
• Lighting for each playfield, parking area, and structure shall have control boxes that allow operation of specific areas of lighting in order to only illuminate the field(s) and parking area(s) in use at any given time.
• Lights shall be turned off when the fields, parking areas, and structures are not in use.
• Parking lot lights added within the powerline easement east of the Community Park shall not be installed until the poles and fixtures have been reviewed and approved by
easement holder. (PG&E or SMUD)
These requirements shall be noted on the project improvement plans.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Table 5: Parkland Dedication
QUIMBY DEDICATION
Designation Units PPF Required
dedicaton Location Proposed
dedication
Market Rate
SFR 732 2.95 10.80 Community Park 10.78
Neigborhood Park 2.19
MFR 215 1.54 1.66 25% Park Parking lots 0.2575
Active Adult
AA SFR 705 2 7.05 Rec Center 4.62
AA MFR 38 1.04 0.1976 Linear Park 1.4
Community Garden 1.58
Totals 1690 19.70 20.8275
CITY OPEN SPACE DEDICATION
Designation Units PPF Required
dedicaton Location Proposed
dedication
Market Rate
SFR 732 2.95 2.16 25% Lot R 1.965
MFR 215 1.54 0.33 Lot U 1.21
25% Lot S 0.7275
25% Lot I 0.5725
25% Lot Q 0.5625
Active Adult
SFR 705 2 1.41
Senior MFR 38 1.04 0.04
Totals 1690 3.94 5.0375
The following pages illustrate the overall parks and open space plan including individual conceptual park plans, landscape standards and monumentation.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 33: Overall Parks + Open Space System
(Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.9.2 Conceptual Park + Open Space Program
The park designs and programs for uses shown in this section are conceptual in nature and are subject to further design refinements.
For purposes of this handbook, the park plans/ and programs are separated and listed by neighborhood, as previously identified in this handbook, and described in detail on the following pages.
Concept only. Layout is subject to change.
The Gateway Neighborhood
The Gateway Neighborhood represents the public front door to the community and marks one’s arrival to The Ranch SPA. As such, prominent community entry feature and plaza are planned for the intersection of Ranch Cordova Parkway and Chrysanthy Boulevard.
Refer to Section 3.7.4, Signage + Monument ation, for more detail on the community entries.
In addition, this neighborhood also provides opportunity for residential and retail-service uses to interface by providing a parks or plaza to orient the neighborhood, creating a focal meeting area and community gathering space. The plaza is envisioned to have a formal, urban design yet provide passive-use recreational spaces.
PARKS PROGRAM
Linear connection to town center
Plaza at village end with water fountain
Raised planters with minor turf berms
Linear turf parkway strip
Landscaped transition to higher density homes
Site amenities: benches, trash receptacles, drinking fountains ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 34: The Gateway Neighborhood Plaza Concept
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 35: The Parkview Neighborhood Community Entry
Concept only. Layout is subject to change.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Parkview Neighborhood
This neighborhood is home to an 11 -acre public community park, combined with the adjacent 8 -acre open space parkway and a 2.1 - acre neighborhood park. The parks serve the neighborhood and the community to provide active and passive recreational uses for the plan area. The community park is envisioned to have active recreation facilitie s. The open space in the adjacent power line corridor will be a natural, informal design.
The open space parkway consists of an existing 275’ wide power line easement that provides Community -wide Open Space and offers direct pedestrian connectivity throug hout the Plan Area and to other areas of the Sunrise Douglas Community Plan.
Improvements include a Class I trail system consisting of a 10’ wide asphalt or concrete trail with 2’ gravel shoulders and will provide regional connectivity through the Plan Area.
The neighborhood park is envisioned to serve high density villages.
The park will be an ideal location for a tot lot and will feature a basketball court available for all ages. The exact programing will be determined in collaboration with CRPD and local residents.
The park design elements within Parkview Neighborhood will be consistent with the architectural character of the surrounding neighborhood. The community park programing will be adjusted as needed to meet current trends and community needs when the design for the community park commences, consistent with the Cordova Recreation & Park District Preliminary District -wide Facilities Distribution Plan (June 2016). Final programming will be determined during the design phase of the community park.
The Programs for Uses and Conceptual designs are as follows.
COMMUNITY PARK PROGRAM
Two regulation -sized soccer fields, public restrooms, and other facilities typical to community parks such as children’s play areas, picnic shelters and sports courts.
NEIGHBORHOOD PARK PROGRAM
Play structures, sports courts, picnic areas, shade structures, benches, tables, barbeque and trash cans.
PROGRAM FOR OTHER PARKS
Meandering, Class I Bike and Pedestrian Trail
Site amenities: dog stations, trash receptacles, drinking fountains Surface parking for adjacent community park facility
Detention basin facilities
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 36: Parkview Conceptual Plan of Community Park
* Kite flying is prohibited in this area.
Signs shall be posted to inform the
public.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 37: Parkview Conceptual Open Space Power Line Corridor (Improved with drought tolerant plants and very limited turf area)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Four Seasons Neighborhood
This gated Neighborhood is home to a private recreation center, linear park, and community garden. The system of park amenities within this private community are meant to orient the neighborhood and provide focal meeting areas for community gatherings. The parks and open space system are envisioned to have a formal design and provide passive and active use recreational spaces.
The park design elements within the Four Seasons Nei ghborhood will be consistent with the architectural character of the surrounding neighborhood. The programs for uses and conceptual designs are as follows.
Four Seasons Parking
Parking on private streets within Four Seasons neighborhood on streets are allowed on one side only on streets up to 35 feet wide.
Table 6: Four Seasons Clubhouse & MFR Parking Requirements Use Area/Units Rate Parking
Clubhouse (approx.
19,000 sf) 19 2 38
AA MFR 38 0.5 19
AA MFR Guest 38 0.1 3.8
Total 60.8
ADA per building code
*The above program is subject to change
LINEAR PARK PROGRAM
Picnic trellis with enhanced paving and raised planter
Informal turf & grasses
Canopy shade trees
Meandering pathway
Site amenities: benches, trash receptacles & drinking fountains
COMMUNITY GARDEN
Community garden plots
RECREATION CENTER PROGRAM
Gym/Fitness/Showers/Lockers
Aerobics/Multipurpose Room
Ballroom/Assembly
Cards/Mojang Room/Billiard tables
Club Room
Bistro (w/Pro Kitchen)
Lounge/Bar
Kitchen Demonstration/Lounge/TV Events
Small Conference Room
HOA Office Suite
Staff Breakroom
IT Room
Fire Room(s)
Storage Room (Maintenance)
Pickleball Courts (At Least 4)
BBQ/Outdoor Kitchen Stations/Tables
Putting Green
Pool (s) and Spas
Shaded Structures
Fire Pits
Picnic area with trellis
Raised bed planters
Site amenities: picnic tables, trash receptacles & drinking fountains
MAIN COMMUNITY ENTRY
Gates and guard house
Prominent entry monumentation
Landscaped median
Wide landscaped corridors with street trees
Water features
(Secondary entries will have understated gated entries.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 38: Four Seasons Recreation Center.
Note: Concept only. Site Plan is subject to change.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 39: Four Seasons Linear Park Conceptual Plan
(Concept only, subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 40: Four Seasons Community Garden Conceptual Plan (Concept only, subject to change).
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.9.3 Landscape Standards
The intent of the landscape design within each neighborhood is to provide continuity throughout the community. Landscaping guidelines specify standards for streetscapes and public spaces.
Using deciduous and evergreen plant material, year -round interest will be given to the site with an evenly layered plant design. This layered plant design helps to frame views and highlight special features and can also screen or diminish adverse views and utilities.
The streetscape within The Ranch community is unified through a consistent palette of ground cover, shrubs, and street trees. A minimum of 2,240 new trees will be included in the project, as street trees and trees included in the parks and landscaping areas.
The street trees create a canopy along all public streets to increase the aesthetics of the neighborhood while providing shade and a walkable environment. All street trees should be a minimum of 15 gallons in size at the time of planting and centered in the parkway strip or behind the sidewalk in a few locations where there is an attached sidewalk. A mix of evergreen and deciduous trees is encouraged as primary and accent tree options.
The landscaping of public spaces should be carefully considered to attract visitors. Trees with a consistent canop y should be used in areas where shade is desirable especially along the walking path along the roadways. In general, the landscaping of public spaces should complement the other features and amenities of the area, becoming a backdrop to pedestrian activities.
The following landscape guidelines and standards apply to the community:
− Landscaping should be used to define outdoor spaces,
softening and complementing structures
− Provide landscaping to screen parking, loading, storage and equipment areas
− Provide landscaping to shade and enhance the
streetscape, parking areas, and outdoor gathering places − Detention facilities should be planted to create the
appearance of natural vegetation, with careful
consideration of plant selection to ensure survival and compatibility of a proper functioning drainage system; and, − Landscape should be drought tolerant.
Plant Palette
Refer to the Cordova Recreation & Park District Design & Construction Standard Manual (June 2015) for preferred trees, shrubs and groundcove r. A minimum of 50% of trees and
vegetation on each lot shall be drought -resistant. Additional trees and plants may be utilized with administrative review.
Turf Area
Turf for residential uses shall be at least 70% less than the maximum allowed turf area.
Irrigation
All irrigation shall use water-efficient irrigation systems that include automatic rain shut -off, maximum gallon per minute restriction, and WiFi connectivity features.
Public Art
Public art is encouraged and may be incorporated into pub lic community spaces such as urban plazas and parks.
Fencing
Open view fence shall be installed along all lots backing to the preserve and open space lots. The fences will be wrought iron (or similar material), as seen in exhibit 41. Good neighbor fences will be installed on side property lines adjacent to open space lots and paseos. Please see exhibit 42.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.9.4 Signage, Entry Monumentation, and Walls
Entry features and monumentation create an identity or “sense of place” for a com munity. Entries provide a rhythm to the streetscape, acting as a defining element that reinforces the overall architectural and landscape design theme. Both Primary and Secondary monumentation and associated signage are
envisioned for The Ranch. To follow, are examples of primary and secondary monuments which may be found throughout the
community.
The Primary Entry to the community is Located at the intersection of Rancho Cordova Parkway and Chrysanthy Boulevard. The entry feature at this major intersection is a combination of plant material, hardscape elements, decorative structures and paving, and signage (Exhibit 46).
Gates and a guard house are located at the main entrance to the Active Adult neighborhoods at Chrysanthy Boulevard (Exhibit 49 ).
All other Active Adult entries will be scaled down and recessed from Chrysanthy Blvd. Secondary entries are designed to have a similar feel as the rest of The Ranch community, including a combination of plant material, hardscape elements, paving, and signage.
The following guidelines and standards apply to entry features and monumentation:
− Neighborhood identification signage or t hematic logos may be incorporated into pilasters or low walls
− Entry street corners may incorporate hardscape elements including enhanced paving, pilasters, walls, raised planters and pedestrian gateways
− Groupings of evergreen or deciduous flowering trees s hall be used to highlight each entry
− Thematic landscaping material consistent with Plant
Palette, will set the tone for the community
− Must not interfere with vehicular sight lines
Exhibit 41: Open View Fencing
Exhibit 42: Good Neighbor/Privacy Fencing
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Walls and fences are intended to provide screening and buffering between different land uses, to define the edges of roadways and public landscape, and to provide privacy and security for private homes. Masonry sound and safety walls are provided along the edges of the primary roadways. (Exhibit 43) These walls also provide for the entry and signage that are described in this section.
Enhanced fencing is provided along the main entry drives within the project (along the enhanced landscape pedestrian walks), and lot line fencing between homes.
Exhibit 43: Example of wall detailing (preliminary design, subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 44: Primary Entry (Rendering - Preliminary design, subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 45: Examples of Primary Community Entry Monumentation
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 46: Community Entry Monumentation.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 47: Examples of Secondary Community Entry
Monumentation
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 48: Four Seasons Gated Entry
(Preliminary Design, subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 49: Four Seasons Community Primary Entry Plan
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.9 WETLAND PRESERVE
The TRSPA includes a 200+/ - acre Wetland Preserve which will be protected through a perpetual conservation easement. The Applicant is working with the South Sacramento Habitat
Conservation Plan (SSHCP) to implement the Preserve. The SSHCP is a regional effort that will provide development and infrastructure Project with a streamlined, predictable federal and state permitting process by creating a Preserve System to protect habitat, open space, and agricultural lands.
The SSHCP was adopted by the City of Rancho Cordova on October 15, 2018. The SSHCP allows project proponents within the Plan Area to simplify and expedite the state and federal Endangered Species Act (ESA) permitting process. It is anticipated that the SSHCP will receive approval to sell mitigation credits for Incidental Take Permits in late March-Early April of 2019.
Other Related Permitting
In addition to streamlining the ESA permitting processes, a separate but parallel multi -tiered permitting program has been developed to streamline Clean Water Act Section 404 and 401 permitting process (see SSHCP Draft Environmental Impact Statement/Environmental Impact Report (EIS/EIR) Appendix C) and a Master Streambed Alternation Agreement will be prepared to address Section 1602 of the California Fish and Game Code.
Incidental Take
The SSHCP will allow the Sacramento County (the County), the City of Rancho Cordova, City of Galt, Sacramento County Water Agency, and the Southeast Connector Joint Powers Authority (collectively referred to as the Plan Permittees) to issue an Incidental Take Permit (ITP) for activities and projects they conduct. In addition, the three local Land Use Authority Permittees (the County, Galt, and Rancho Cordova) have the ability to extend incidental take coverage provided by the SSHCP ITPs to activities and projects implemented by Thi rd-Party Project Proponents that are under the jurisdiction of that Land Use Authority Permittee. This will allow Third-Party Project Proponents to avoid the extensive negotiation and processing currently required to obtain individual project permits under the California Endangered Species Act (CESA) from the California Department of Fish and Wildlife (CDFW) and project ESA compliance from the U.S. Fish and Wildlife Service (USFWS).
Ultimately the SSHCP Conservation Strategy will result in an interconnected Preserve System totaling 36,282 acres of which TRSPA will be a part of. All SSHCP Preserves will be preserved in perpetuity and would be acquired either as a fee title or as conservation easements, although most of the Preserve System will be acquired using conservation easements. As the SSHCP is implemented over the 50 -Year Permit Term, the new 36,282 -acre SSHCP Preserve System will be established in a manner that supplements, complements, and links together many of the existing preserves within the Plan Area.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Monitoring SSHCP
The frameworks for two monitoring programs have been
developed. The first framework is the “South Sacramento Habitat Conservation Plan (SSHCP) Compliance and Avoidance and
Minimization Measure Monitoring (AMM) Program Framework.” This monitoring program framework was developed to monitor compliance with the Plan requirements, the Implementing Agreement, and the permits. A second monitoring program framework, the “SSHCP Preserve System Monitoring and
Management Program” was developed to monitor the effectiveness of the Plan in terms of protecting Covered Species, natural communities, and ecosystem processes within the SSHCP Preserve System and to evaluate the effects of preserve management actions.
Land Dedication
The applicant proposes to dedicate the entire area of the wetland preserve to the HCP Authority. Therefore, Land Dedication in lieu of Development Fees implementat ion strategy outlined in Chapter 9 of the SSHCP is being proposed by the applicant. The SSHCP describes a land dedication process where project proponents can dedicate land towards satisfying their mitigation requirements and thereby reduce their developme nt fees. When the dedication of land (or a re-establishment/establishment site) is accepted into the SSHCP Preserve System, development fees will be adjusted by reducing the appropriate portion(s) of the development fee (e.g., the “land” component of the S SHCP development fee) at a 1:1 ratio. It should be noted that some components of the proposed SSHCP development fees (i.e., “Other” fees shown in Table 12-5) will remain unchanged, as these fee revenues are used to fund SSCHP requirements for management an d monitoring, changed circumstances, plan administration, plan development, and endowment). Land dedication in lieu of paying the land purchase component of the SSHCP development fee is only awarded after the Implementing Entity has approved the land dedic ation and recordation of a conservation easement or transfer of fee title to the Implementing Entity has occurred.
Endowment
The development fees include a contribution to a non- wasting endowment fund designed to generate sufficient interest to cover the ongoing annual costs beyond the 50 -year Permit Term. The endowment needs are based on estimates of the long -term average real interest rate.
Preserve
The preserve will be fenced, and the conservation easement will specifically prohibit public access to the preserve. The easement will also prohibit vegetation removal, burning and dumping, discing, addition of roads or trails, equipment or fuel storage, alteration of topography, motor vehicle use, application of harmful chemicals, construction activities, or planting vegetation except for the express purpose of habitat monitoring and maintenance. Discing and mowing will only be allowed for fire control purposes and will be conducted in manner to avoid adverse impacts to vernal pool habitat.
Trails
Within the TRSPA, trails are located alongside the extensive Wetland Preserve. The trail will consist of a 10’ wide all -weather surface with 2’ shoulders on either side. The trail will be set back from the adjacent development a minimum of 10’ and 0- 5’ from the curb and gutter on local streets and adjacent to the curb and gutter along minor arterials. The edge of the trail adjacent to the preserve will be clearly delineated with a low post and cable fence or any other similar delineation; n o landscaping is permitted to occur within the wetland preserve boundary. Cattle have historically grazed the site and it is possible that this practice will be continued for weed abatement and fire control, as well as to provide a perpetual view into the site’s historic agricultural past.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 50: Wetland Preserve (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.10 INFRASTRUCTURE
3.10.1 Sanitary Sewer
The Ranch SPA is located within Area 2 of the BR East Rancho Expansion Trunk Shed (2015 Amendment) of the Sacramento Area Sewer District (SASD) and the Sacramento Regional County Sanitation District (SRCSD}. SASD amended the BR East Rancho Trunk Shed in 2015, ahead of the scheduled 2020 System
Capacity, to include The Ranch in the buildout expansion facilities.
At build -out, The Ranch SPA will be served by a trunk main connecting to the existing Aerojet Interceptor 1B located in Chrysanthy Boulevard (east of Rancho Cordova Parkway), which drains to Location #1 Outfall at S132 Chrysanthy Pump Station.
The following Sewer Service Standards and Guidelines are identified to ensure necessary infrastructure is provided in a timely manner, consistent with the project-phasing plan:
− The City of Rancho Cordova General Plan citywide policy mandates public sewer service for new residential
developments of densities greater than one unit per two acres. Consistent with this policy, the SPA will be served by a public sewer collection system.
− Design and construction of phased sewer infrastructur e into and through the Plan Area will be done with the
approval and to the satisfaction of the City of Rancho
Cordova and SASD staff, per SASD Sewer Ordinance
(Effective 2/9/2018).
− Building permits for proposed projects shall not be
approved until an appr oved Sewer Study for the Plan Area is approved by SASD.
−
Interim sewer facilities, if required for phased development of the Plan Area, shall be designed in consultation with SASD and SRCSD.
The proposed on-site sewer collection system is illustrated in Exhibit 51.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 51: Sanitary Sewer (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.10.2 Water Service
The Ranch SPA is within service area Zone 40 of the Sacramento County Water Agency (SCWA). SCWA will provide water service to each developable parcel and building of The Ranch SPA. The SCWC has an adequate source of water to meet the needs of The Ranch SPA as outlined in their letter provided to the City of Rancho Cordova. A water distribution system, constructed in phases, in and through The Ranch SPA will consist of a 24 -inch, 12 -inch and 8 - inch diameter pipes, providing water to each of the proposed land uses in the quantity and pressure necessary for the intended development. Development of the project's water syst em will be consistent with the Regional Water Forum Agreement. Each project development phase will convey water in the appropriate quantity and pressure to support the proposed level of development without impacting the surrounding area.
Water demands wer e projected for The Ranch SPA based on the land uses identified and the standard methodology implemented by the SCWA. The projected demands are similar to the existing water uses within the SCWA service area. The proposed water distribution system has been designed and sized to service this demand.
The following Water Service Standards and Guidelines are identified to ensure necessary infrastructure is provided in a timely manner, consistent with the project phasing plan:
− The City of Rancho Cordova General Plan Citywide policy mandates public water service for new residential
developments of densities greater than one unit per two acres. Consistent with this policy, The Ranch SPA will be served by a public water distribution system.
− Design and construction of phased water infrastructure into and through The Ranch SPA will be done with the approval and to the satisfaction of the City of Rancho Cordova and SCWA staff.
− The Ranch SPA is required to connect to the existing SCWA system at a minimum of two locations. Interim water
facilities, if required for phased development of the Plan Area, shall be designed in consultation with the City of Rancho Cordova, SCWA staff, and coordination with
adjacent projects.
− Building permits for proposed projects shall not be
approved until SCWA staff approves a Water Distribution Plan for The Ranch SPA. In addition, Building P ermits for the proposed project shall conform to the specific
provisions of the City of Rancho Cordova Landscaping
Ordinance (Municipal Code Title 23, Chapter 23.716).
The proposed on-site water distribution system is illustrated in Exhibit 52.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 52: Water Service (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.10.3 Drainage
The Ranch SPA topography is characterized by gently rolling terraces, numerous hills, and depressions. Current land use is cattle grazing. The unnamed tributary to the lower Morrison Creek South meanders down the middle, generally from the northeast to southwest.
The project consists of two development areas at the northwest and southeast quadrants, with the remaining area left as open space and an environmental corridor for the Lower Morrison Creek South. The northwest quadrant will drain to the Lower Morrison Creek South, and the southeast quadrant will drain to both the Lower Morrison Creek South and Kite Creek.
The open spaces will also include detention basins that will provide water quality and stormwater management. The management includes capture and treatment of summer irrigation flows, hydromodification of storm runoff, and attenuation of very large storms so that post -project flow rates are equal to or less than existing conditions. There will be three basins to manage runoff from the northwest quadrant development and two basins to manage the southeast quadrant stormwater runoff. Adequate overland release paths to convey runoff in excess of storm drainage collection pipe capacities shall be provided.
With the exception of a major road crossing (Chrysanthy Boulevard) and four outflows from the respective detention basins, the unnamed tributary to LMCS will remain as a meandering cha nnel within an open space corridor. The outfall for the southern portion of the Southeast quadrant into Kite Creek is tentatively planned to be part of a larger outfall that will serve the proposed Sun Creek Specific Plan.
The following Drainage Service S tandards and Guidelines are identified to ensure necessary infrastructure is provided in a timely manner, consistent with the project-phasing plan:
− Design and construction of phased drainage infrastructure into and through The Ranch SPA will be done with the
approval and to the satisfaction of the City of Rancho
Cordova.
− Building permits for proposed projects shall not be
approved until the City of R ancho Cordova approves a
Drainage Study of The Ranch SPA.
− Interim drainage facilities, if required for phased
development of The Ranch SPA, shall be designed in
consultation with City of Rancho Cordova staff.
The proposed on-site drainage system is illustrated in Exhibit 53.
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 53: Drainage Map (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
Exhibit 54: Section A-A Drainage Basin Illustration (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
3.10.4 Phasing
A phasing plan has been prepared and included to demonstrate the logical, timely and appropriate completion of the infrastructure and roadway facilities, required to serve the phased build-out of the
Plan Area. Refer to Exhibit 55 on the following page for the Phasing Map.
Exhibit 55: Phasing Plan (Subject to change)
ITEM 9.3.
ATTACHMENT 2
Exhibit A to the Ordinance
MEMORANDUM
City Council Staff Report - Page 1 of 2
ITEM 9.4.
DATE: January 3, 2023
TO: Honorable Mayor and Council Members
FROM: Laurel Bane, Facilities Management Analyst
Matt Thomas, Facilities Services Manager
SUBJECT: A RESOLUTION AUTHORIZING THE CITY MANAGER TO APPROVE CONTRACT NO. 2022-263 WITH TORRES PROJECT MANAGEMENT,
INC. IN AN AMOUNT NOT TO EXCEED $645,000 FOR THE SUITE
220 TENANT IMPROVEMENT PROJECT (CP23-2250)
RECOMMENDATION
Adopt the Resolution.
RESULT OF RECOMMENDED ACTION
Adoption of the Resolution would authorize the City Manager to execute construction Contract No. 2022-263 in an amount not to exceed $645,000 with Torres Project Management, Inc. to construct the Suite 220 Tenant Improvements per the plans and specifications of the contract.
BACKGROUND
The City retained NORR Architects, Inc. in 2019 to establish a Space Planning Master Plan for a 10 year horizon for staffing and operational needs for the City. The Space Planning Master Plan is assisting in prioritizing physical improvements to City-owned facilities. The first major improvement project will be for Suite 220 at City Hall. NORR Architects, Inc. completed the construction documents for Suite 220 at City Hall in Fall 2022.
With the previous tenants moving out upon the expiration of the lease, Suite 220 has become available for an improvement project and is needed for staffing and operational needs for the City and to accommodate current needs and future growth.
The Suite 220 improvement projects include modifications for American Disability Act (ADA), restroom modifications, electrical modifications, new carpet and paint, and improvements to the Wreck Room.
The contract award is based on the lowest bidder. Bids for this work were solicited on the City's website, CIPList.com and the Sacramento, Placer and El Dorado County Builders Exchange on November 23, 2022. Bids for the project were publicly opened on Tuesday, December 20, 2022. A total of 5 bids were received and the lowest responsible bid was Torres Project Management, Inc. in the amount of $645,000.
FISCAL IMPACT AND FUNDING SOURCE
City Council Staff Report - Page 2 of 2
The total project budget for capital improvements is funded from Capital Facilities Fees (Fund 2200).
This project is included in the City's current approved Capital Improvement Plan and in the FY 21/23 budget.
ATTACHMENT(S)
1. Resolution
2. CP23-2250 Suite 220 Improvement - Bid Summary
3. Contract No. 2022- 263
ITEM 9.4. ATTACHMENT 1 Resolution No. XX-2023 Page 1 of 2
CITY OF RANCHO CORDOVA
RESOLUTION NO. XX-2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA, STATE OF CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE CONTRACT NO. 2022-263 IN AN AMOUNT NOT TO EXCEED $645,000 WITH TORRES PROJECT MANAGEMENT, INC. TO CONSTRUCT THE SUITE 220 TENANT IMPROVEMENT PROJECT (CP23-2250)
WHEREAS, the City solicited bids for the Suite 220 Improvement Project (CP23-2250) under the requirements of state and local law and publicly opened bids on December 20, 2022:
and
WHEREAS, the lowest responsible bidder was Torres Project Management, Inc.; and
WHEREAS, adoption of this resolution will award construction Contract No. 2022-263 to Torres Project Management, Inc. in an amount not to exceed $645,000 for the Suite 220 Tenant Improvement Project (CP23-2250); and
WHEREAS, funding for this project consists of Capital Facilities Fees fund (CFF); and WHEREAS, this project was reviewed under the requirements of the California Environmental Quality Act (CEQA) at the time the City approved its five year Capital Improvement Program, and it has been determined to be exempt from further review pursuant to CEQA regulation 15301 (I) regarding repairs, maintenance, or minor alterations to "existing facilities," so long as the project involved negligible or no expansion beyond the current facilities.
NOW, THEREFORE, BE IT HEREBY RESOLVED THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA does authorize the City Manager to execute Contract No. 2022-263 in an amount not to exceed $645,000 with Torres Project Management, Inc. and in a form approved by the City Attorney.
PASSED AND ADOPTED by the City Council of the City of Rancho Cordova on the 3rd day of January, 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Linda Budge, Mayor
Stacy Leitner, CMC
City Clerk
City of Rancho Cordova-Suite 220 Tenant Improvement Project CP23-2250 Rancho Cordova City Hall
2729 Prospect Park Drive
December 20, 2022 at 4:00pm
Contractor Total Bid Proposal Bidders Contractor's Non- Designation Experience Addendum Addendum Add�ndum
' 1 - ,' Amount Signed Bona� ; License Collusion of Subs Qualification #1( ¼, #2 #3/ Bid Bond DIR Form - , ; Form
A Torres Project Management, Inc. $645,000.00 X X X X X X X X X X B Streamline Construction $676,055.00 X X X X X X X X X X C Kaler General Contractor, Inc. $724,200.00 X X X X X X X X X X D RBH Construction, Inc. $727,606.00 X X X X X X X X X X E T&S lntermodal Maintenance, Inc. $791,000.00 X X X X X X X X X X F
G
H
I
J
K
Attendees: Stacy Leitner, City Clerll
Megan Siren, Assistant to the City Manager
JL� l:Z ◊L-2.__
Stacy Leitner, City' Clerk I
ITEM 9.4.
ATTACHMENT 2
CONTRACT NO. 2022-263
CONSTRUCTION SERVICES AGREEMENT BETWEEN
THE CITY OF RANCHO CORDOVA AND TORRES PROJECT
MANAGEMENT, INC. FOR CITY HALL SUITE 220 TENANT
IMPROVEMENT PROJECT
THIS AGREEMENT made and entered into between the City of Rancho Cordova (“City”) and Torres Project Management, Inc. “Contractor”) as of January 3, 2023.
W I T N E S S E T H:
WHEREAS, the City Council for the City heretofore caused plans and specifications for City Hall Suite 220 Tenant Improvement (“Project”) to be prepared, and therefore did approve and adopt said plans and specifications: and
W
HEREAS, the City Council for the City did cause to be published for the time and in the manner required by law, a notice inviting sealed bids for the performance of said work; and WHEREAS, the notice was published on the November 23, 2022 on the City Website and CIP list (“Notice”); and
WHEREAS, the Contractor, in response to such Notice, submitted to the City Council for the City within the time specified in said Notice, and in the manner provided for therein, a sealed bid for the performance of the Project specified in said plans and specifications, which said bid and proposal, and other bids and proposals submitted in response to said Notice, the City Council opened and canvassed in the manner provided by law; and WHEREAS, the Contractor was the lowest responsible bidder for the performance of said Project, and said City Council for the City as a result of the canvass of said bids, did determine and declare Contractor to be the lowest responsible bidder for said Project and award to a contract therefore.
NOW THEREFORE, in consideration of the promises herein, it is mutually agreed between the parties hereto as follows:
S
ection 1. CO NTRACT DOCUMENTS. The following documents are by this reference incorporated in and made a part of this Agreement: The County of Sacramento, Standard Construction Specifications dated January 2016; the Special Provisions; the contract drawings, all addenda; the Notice to Contractors; the Proposal; all required bonds; and all supplemental Agreements covering alterations, amendments, or extensions to the contract. The documents which describe the work to be performed are sometimes collectively referred to herein as the Plans and Specifications.
S
ection 2. TE RM. The term of this Agreement shall begin on the date first noted above and shall end on December 31, 2023.
Section 3. SCOPE OF WORK. The Contractor will furnish all labor, materials, services, transportation, appliances, and mechanical workmanship required for Contract No: 2022-263 as provided for and set forth in said Plans and Specifications, or in either of them, which said Plans and Specifications are hereby referred and by such reference incorporated herein and 5039694.3
Construction Services Agreement between 12/19/22
City of Rancho Cordova and Torres Project Management Page 1 of 6 ITEM 9.4.
ATTACHMENT 3
CONTRACT NO. 2022-263
5039694.3
Construction Services Agreement between City of
Rancho Cordova and Torres Project Management, Inc.
12/19/22
made a part of this Agreement. All of the said work done under this Agreement shall be under the supervision of and performed to the satisfaction of the Public Works Director of the City of Rancho Cordova who shall have the right to reject any and all materials and supplies furnished by the Contractor which do not comply with the Plans and Specifications, together with the right to require the Contractor to replace any and all work furnished by the Contractor which shall not either in workmanship or material be in strict accordance with the Plans and Specifications.
Section 4. COMPLETION. Said work shall be completed and ready for acceptance.
Section 5. PAYMENT. Attached hereto as Exhibit “A” and by reference made a part hereof, is the bid and proposal of Contractor. Said bid and proposal will contain, as required by the terms of said specifications, the full and complete schedule of the different items with the lump sums or unit prices as so specified. The City agrees in consideration of the work to be performed for the Project herein and subject to the terms and conditions thereof, to pay Contractor all sums of money which may become due to Contractor in accordance with the terms of the aforesaid bid and proposal, and this Agreement, to wit: Six Hundred Forty-Five Thousand Dollars ($645,000). Said sum shall be paid in accordance with Section 8 of the Standard Specifications. With respect to that portion of the above sum as is based upon the estimated quantities specified for the general scope of the work to be performed herein, actual payment will be based upon the quantities as measured upon completion. No payment made under this Agreement shall be construed to be an acceptance of defective work or improper materials.
Section 6. PREVAILING WAGES. To the extent required by law, Contractor and all of the Contractor’s subcontractors shall comply with California Health and Safety Code Section 33422.1 and shall comply with California Labor Code Section 1770 et seq. and all regulations adopted pursuant thereto (referred to herein as, “Prevailing Wage Laws”), and be responsible for carrying out the requirements of such provisions. Pursuant to the provisions of Articles 1 and 2 of Chapter 1, Part 7, Division II, of the Labor Code of the State of California, not less than the general prevailing rate of per diem wages, and not less than the general prevailing rate of per diem wages for holidays and overtime work, for each craft, classification or type of worker needed to execute the Project contemplated under this Agreement shall be paid to all workers, laborers and mechanics employed in the execution of said Project by Contractor, or by any subcontractor doing or contracting to do any part of said Project. The appropriate determination of the Director of the California Department of Industrial Relations is filed with, and available for inspection at 2729 Prospect Park Drive, Rancho Cordova, CA 95670, the office of the Clerk of the City. Contractor shall post, at each job site, a copy of such prevailing rate of per diem wages as determined by the Director for the California Department of Industrial Relations. The Contractor shall, and hereby agrees to, unconditionally indemnify, reimburse, defend, protect and hold harmless the City and its elective and appointive boards, commissions, officers, agents, attorneys, consultants and employees, and all of their respective successors and assigns, from and against any and all claims, demands, suits and actions at law or in equity, and losses, liabilities, expenses, penalties, fines, orders, judgments, injunctive or other relief, and costs and damages of every kind, nature and description (including but not limited to attorneys’ fees and court costs; with counsel reasonably acceptable to the City), and administrative, enforcement or judicial proceedings, whether known or unknown, and which directly or indirectly, in whole or in part, are caused by, arise from, or relate to, or are alleged to be caused by, arise from, or relate to, the payment or requirement of payment of prevailing wages or the requirement of competitive bidding in the construction of the Project, the failure to comply with any state or federal labor laws, regulations or standards in connection with this ITEM 9.4.
ATTACHMENT 3
CONTRACT NO. 2022-263
5039694.3
Construction Services Agreement between City of
Rancho Cordova and Torres Project Management, Inc.
12/19/22
Agreement, including but not limited to California Labor Code Section 1770 et seq. and the Prevailing Wage Laws, or any act or omission of the City or the Contractor related to this Agreement with respect to the payment or requirement of payment of prevailing wages or the requirement of competitive bidding, whether or not any insurance policies shall have been determined to be applicable to any such claims, demands, suits, actions, losses, liabilities, expenses, penalties, fines, orders, judgments, injunctive or other relief, costs, damages, or administrative, enforcement or judicial proceedings. It is further agreed that the City does not, and shall not, waive any rights against the Contractor which they may have by reason of this indemnity and hold harmless agreement because of the acceptance by the City, or the deposit with the City by the Contractor, of any of the insurance policies described in this Agreement.
Section 7. I
NSURANCE. The Contractor shall carry and maintain for the duration of the term of this Agreement, such public liability, property damage and contractual liability, auto, worker’s compensation and builders’ risk insurance as required by the specifications.
Section 8. W ORKERS’ COMPENSATION CERTIFICATION. By execution of this Agreement, the Contractor certifies as follows:
“I am aware of the provisions of Section 3700 of the Labor Code which require every em
ployer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract.”
Section 9. P
ERFORMANCE AND PAYMENT BONDS. The Contractor shall, before beginning said work for the Project, file two (2) bonds with the City, each made payable to the City. These bonds shall be issued by a surety company authorized to do business in the State of California and shall be maintained during the entire life of the Agreement at the expense of the Contractor. One bond shall be in the amount of one hundred percent (100%) of the Agreement and shall guarantee the faithful performance of the Agreement. The second bond shall be the payment bond required by California Civil Code Section 3247 et seq. and shall be in the amount of one hundred percent (100%) of the Agreement. Any alterations made in the specifications which are a part of this Agreement or in any provision of this Agreement shall not operate to release any surety from liability on any bond required hereunder and the consent to make such alterations is hereby given, and any surety on said bonds hereby waives the provisions of California Civil Code Sections 2819 and 2845.
Section 10. INDEMNIFICATION.
10.1 Contractor’s Performance. Contractor shall indemnify, defend with counsel selected by the City, and hold harmless City, its officers, agents, employees and representatives from and against any and all claims, losses, liabilities or damages, demands and actions, including payment of reasonable attorney’s fees, arising out of or resulting from Services performed pursuant to this Agreement caused in whole or in part by any negligent or willful act or omission of Contractor, its officers, agents, employees, or anyone directly or indirectly acting on behalf of Contractor. The foregoing obligation of Contractor shall not apply when (1) the injury, loss of life, damage to property, or violation of law arises wholly from the negligence or willful misconduct of the City or its officers, employees, agents, or volunteers and (2) the actions of Contractor or its employees, subcontractor, or agents have contributed in no part to the injury, loss of life, damage to property, or violation of law. It is understood that the duty of Contractor to indemnify and hold harmless includes the duty to defend as set ITEM 9.4.
ATTACHMENT 3
CONTRACT NO. 2022-263
5039694.3
Construction Services Agreement between City of
Rancho Cordova and Torres Project Management, Inc.
12/19/22
forth in Section 2778 of the California Civil Code. Acceptance by City of insurance certificates and endorsements required under this Agreement does not relieve Contractor from liability under this indemnification and hold harmless clause. This indemnification and hold harmless clause shall apply to any damages or claims for damages whether or not such insurance policies shall have been determined to apply. By execution of this Agreement, Contractor acknowledges and agrees to the provisions of this Section and that it is a material element of consideration.
10.2 P
ERS Indemnification. In the event that Contractor or any employee, agent, or subcontractor of Contractor providing Services under this Agreement is determined by a court of competent jurisdiction of the California Public Employees Retirement System (“PERS”) to be eligible for enrollment in PERS as an employee of City, Contractor shall indemnify, defend, and hold harmless City for the payment of any and all employee and/or employer contributions for PERS benefits on behalf of Contractor or its employees, agents, or subcontractors, as well as for the payment of any penalties and interest on such contributions, which would otherwise be the responsibility of City, and any attorneys’ fees and costs incurred by the City to enforce this Section.
10.3 No L
imitation of Liability for Indemnification. The indemnities set forth in this Section shall not be limited by the insurance requirements set forth in the Contract.
Section 11. Nondiscrimination and Equal Opportunity. Contractor shall not discriminate, on the basis of a person’s race, religion, color, national origin, age, physical or mental handicap or disability, medical condition, marital status, sex, or sexual orientation, against any employee, applicant for employment, subcontractor, bidder for a subcontract, or participant in, recipient of, or applicant for any services or programs provided by Contractor under this Agreement.
Contractor shall comply with all applicable federal, state, and local laws, policies, rules, and r
equirements related to equal opportunity and nondiscrimination in employment, contracting, and the provision of any services that are the subject of this Agreement, including but not limited to the satisfaction of any positive obligations required of Contractor thereby. Contractor shall include the provisions of this section in any subcontract approved by the City.
Section 12. AMENDMENTS. No modification or amendment of this Agreement is effective unless made in writing and signed by both the City and Contractor.
Section 13. A SSIGNMENT AND SUBCONTRACTING. Contractor shall not assign or transfer any interest in this Agreement without the prior written consent of the City.
Section 14. MISCELLANEOUS PROVISIONS.
14.1 Successors. This Agreement shall bind and inure to the heirs, devisees, assignees, and successors in interest of Contractor and to the successors in interest of Contractor in the same manner as if such parties had been expressly named herein. All times stated herein or in the contract documents are of the essence hereof. As used in this instrument the singular includes the plural, and the masculine includes the feminine and the neuter. This Agreement may create a possessory interest subject to property taxation, and Contractor may be subject to the payment of property taxes levied on such interest.
ITEM 9.4.
ATTACHMENT 3
CONTRACT NO. 2022-263
5039694.3
Construction Services Agreement between City of
Rancho Cordova and Torres Project Management, Inc.
12/19/22
14.2 Contract Administration. This Agreement shall be administered by Laurel Bane, ("Contract Administrator"). All correspondence shall be directed to or through the Contract Administrator or his or her designee.
Notices. An y written notice to Consultant shall be sent to:
Torres Project Management
Jonathon Torres, President
555 N Lincoln St
Dixon, CA 95620
[email protected]
Any written notice to City shall be sent to:
Laurel Bane
City of Rancho Cordova
Department of Public Works
2729 Prospect Park Drive
Rancho Cordova, CA 95670
14.3 I RS Form W-9. Contractor shall complete and submit Internal Revenue Service Form W-9 to the City before execution of this Agreement. The City’s Finance Director shall have authority to waive this requirement.
14.4 Governing Law and Venue. The laws of the State of California shall govern this Agreement. Venue for any action regarding this Agreement shall be in the Superior Court of the County of Sacramento or in the United States District Court for the Eastern District of California.
14.5 A ttorneys’ Fees . If a Party to this Agreement brings any action, including an action for declaratory relief, to enforce or interpret the provisions of this Agreement, the prevailing Party shall be entitled to reasonable attorneys’ fees in addition to any other relief to which that Party may be entitled. The court may set such fees in the same action or in a separate action brought for that purpose.
14.6 S everability . If a court of competent jurisdiction finds or rules that any provision of this Agreement is invalid, void, or unenforceable, the provisions of this Agreement not so adjudged shall remain in full force and effect. The invalidity in whole or in part of any provision of this Agreement shall not void or affect the validity of any other provision of this Agreement.
14.7 No Implied Waiver of Breach. The waiver of any breach of a specific provision of this Agreement does not constitute a waiver of any other breach of that term or any other term of this Agreement.
14.8 S urvival. The obligations of this Agreement, which by their nature would continue beyond the term or expiration of this Agreement, including without limitation obligations regarding indemnification shall survive the term or expiration of this Agreement.
14.9 Entire Agreement. This Agreement, including the terms of payment attached hereto and incorporated herein as Exhibit A, and the Contract Documents as referenced above in Section 1, of this Agreement, represents the entire and ITEM 9.4.
ATTACHMENT 3
CONTRACT NO. 2022-263
5039694.3
Construction Services Agreement between City of
Rancho Cordova and Torres Project Management, Inc.
12/19/22
integrated Agreement between City and Contractor and supersedes all prior negotiations, representations, and Agreements regarding the subject matter of this Agreement, either written or oral.
IN WITNESS WHEREOF, the City Council and Contractor have caused this Agreement to be executed as of the day and year first above written.
CITY OF RANCHO CORDOVA: CONTRACTOR:
Micah Runner, City Manager Jonathon Torres, President
Date Date
Attest:
Stacy Leitner, CMC, City Clerk
Date
Approved as to Form:
Adam U. Lindgren, City Attorney
Date
Last revised June 23, 2022
ITEM 9.4.
ATTACHMENT 3
Exhibit A
ITEM 9.4.
ATTACHMENT 3
MEMORANDUM
City Council Staff Report - Page 1 of 2
ITEM 9.5.
DATE: January 3, 2023
TO: Honorable Mayor and Council Members
FROM: Albert Stricker, Public Works Director
Quoc Nham, Senior Civil Engineer
SUBJECT: A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE CONTRACT AMENDMENT NO. 2019-65-2 WITH WILLDAN
ENGINEERING TO INCREASE THE CONTRACT AMOUNT FROM
$1,450,000 TO AN AMOUNT NOT TO EXCEED $2,250,000 WITH NO
CHANGE IN THE CONTRACT TERM
RECOMMENDATION
Adopt the Resolution.
RESULT OF RECOMMENDED ACTION
Adoption of the Resolution would authorize the City Manager to execute Contract Amendment No. 2019-65-2 with Willdan Engineering, a California Corporation, to increase the contract amount from $1,450,000 to an amount not to exceed $2,250,000.
BACKGROUND
In order to provide flexibility to adapt to a variable development, design, and construction market, the Public Works Department employs the assistance of qualified consultants to provide engineering services for the City of Rancho Cordova. This is an on-call contract that allows the City to draw upon greater resources on projects, thus increasing the ability to handle workload peaks and maintain efficient response times.
The City entered into Professional Services Agreement 2019-65 on June 30, 2022, in an amount not to exceed $750,000. Amendment number one was executed on June 30, 2024, in the amount of $1,450,000.
The pace of development and construction has been very high, and the contract amount needs to be increased to continue to provide consultant engineering support. Therefore, the purpose of this contract amendment number two will provide engineering services including project management and plan review for various capital improvement and development projects which would result in an increase to the contract amount from $1,450,000 to an amount not to exceed $2,250,000 with no change in the contract term.
FISCAL IMPACT AND FUNDING SOURCE
City Council Staff Report - Page 2 of 2
Project management of design and construction of capital improvement projects are paid through various funding sources appropriated for the projects. Engineering support and oversight related to City infrastructure and facilities are paid through City Operations budgets. Engineering support of development projects is direct billed to the development projects, with no impact the general fund.
ATTACHMENT(S)
1. Resolution
2. Contract Amendment No. 2019-65-2
ITEM 9.5. ATTACHMENT 1 Resolution No. XX-2023 Page 1 of 1
CITY OF RANCHO CORDOVA
RESOLUTION NO. XX-2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA, STATE
OF CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE CONTRACT AMENDMENT NO. 2019-65-2 WITH WILLDAN ENGINEERING TO INCREASE THE CONTRACT AMOUNT FROM $1,450,000 TO AN AMOUNT NOT TO EXCEED $2,250,000
FOR ON-CALL PROFESSIONAL SERVICES
WHEREAS, the City entered into Professional Services Agreement No. 2019-65 on July 19, 2019 in an amount not to exceed of $750,000 to provide on-call professional services; and WHEREAS, Amendment No. 1 was executed on June 7, 2021 and increased the contract amount from $750,000 to $1,450,000 and extended the contract term to June 30, 2024; and WHEREAS, Amendment No. 2 will increase the contract amount from $1,450,000 to $2,250,000 with no change in the contract term; and
WHEREAS, the services will exceed the maximum amount the City Manager has authorization to approve; and
WHEREAS, there are sufficient funds budgeted to cover the cost of the contract.
NOW, THEREFORE, BE IT HEREBY RESOLVED THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA does authorize the City Manager to execute contract amendment 2019-65-2 with Willdan Engineering, a California Corporation in an amount from $1,450,000 to an amount not to exceed $2,250,000 in a form approved by the city attorney.
PASSED AND ADOPTED by the City Council of the City of Rancho Cordova on the 3rd day of January 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Linda Budge, Mayor
Stacy Leitner, CMC
City Clerk
CONTRACT NO. 65-2019-2
Second Amendment to Professional Services Agreement between Page 1 of 2 City of Rancho Cordova and Willdan Engineering
SECOND AMENDMENT TO THE PROFESSIONAL SERVICES AGREEMENT
BETWEEN THE CITY OF RANCHO CORDOVA AND WILLDAN ENGINEERING FOR ON-CALL
CONSTRUCTION INSPECTION AND ENGINEERING SERVICES
T
his Second Amendment to the Agreement for Professional Services (“Amendment”) is made by and between the City of Rancho Cordova (“City”) and Wil ldan Engineering (“Professional”) as of January 3, 2023. City and Professional are hereinafter collectively referred to as the "Parties." RE
CITALS
W
HEREAS, the Parties entered into a Professional Services Agreement (“P SA”) dated July 19, 2019 for the purpose of providing on-call construction inspection and engineering services to the Public Works Department; and
W
HEREAS, the Parties executed Amendment No. 1 to the PSA on June 7, 2021 extending the contract term from June 30, 20 22 to June 30, 2024 , and increased the contract amount to an amount not to exceed $1,450,000; and
W
HEREAS, this Amendment will increase the contract amount by $800,000 to an amount not to exceed $2,250,000 for additional construction inspection and engineering services; and W
HEREAS, the Parties agree that changes to the term and services provided for in the PSA are necessary in order for the City to continue receiving services by Professional.
NO
W, THEREFORE, the Parties hereto agree as follows:
AG
REEMENT
1. S
ection 2 of the PSA, “Compensation,” provides for the City to pay Professional a sum not to exceed $1,450,000. The Parties agree to amend Section 2 of the PSA in order to increase the compensation amount to pay Professional for additional services. The first sentence of Section 2 of the PSA is amended to read as follows:
"
City hereby agrees to pay Professional a sum not to exceed Two Million Two Hundred Fifty Thousand Dollars ($2,250,000), notwithstanding any contrary indication that may be contained in Professional’s proposal, for services to be performed and reimbursable costs incurred under this Agreement.”
2. A
ll other terms and conditions in the PSA shall remain in full force and effect to the extent they are not in conflict with this Amendment.
3. T
he signatures of the Parties to this Amendment may be executed and acknowledged on separate pages or in counterparts which, when attached to this Amendment, shall constitute one complete Amendment.
4. C
ontract Administration. This Agreement shall be administered by Mr. Quoc Nham, P.E. ("Contract Administrator"). All correspondence shall be directed to or through the Contract Administrator or his or her designee.
ITEM 9.5.
ATTACHMENT 2
CONTRACT NO. 65-2019-2
Second Amendment to Professional Services Agreement between Page 2 of 2 City of Rancho Cordova and Willdan Engineering
No
tices. Any written notice to Professional shall be sent to:
Jonat
han Mitchell, P.E.
Willdan Engineering
2240 Douglas Blvd., Suite 270
Roseville, CA 95661
[email protected]
Any
written notice to City shall be sent to:
Mr. Quoc Nham, P.E.
City of Rancho Cordova
2729 Prospect Park Dr
Rancho Cordova, CA 95670
[email protected]
IN
WITNESS WHEREOF, the Parties have executed this Amendment on the day and year first above written.
CIT
Y OF RANCHO CORDOVA
______
______________________
Cyrus Abhar, City Manager
Date:__________________
PROFESSIONAL
_____________________________
Jonathan Mitchell, Director
D
ate:__________________
Atte
st:
______
______________________
Stacy Leitner, CMC, City Clerk
Date:__________________
Appr
oved as to Form:
______
______________________
Adam U. Lindgren, City Attorney
Date:__________________
ITEM 9.5.
ATTACHMENT 2
MEMORANDUM
City Council Staff Report - Page 1 of 2
ITEM 9.6.
DATE: January 3, 2023
TO: Honorable Mayor and Council Members
FROM: Dalia Fadl, Principal Engineer
SUBJECT: A RESOLUTION DECLARING THE RESULTS OF A MAIL BALLOT
ELECTION RELATING TO THE IMPOSITION OF THE ANNUAL
STORMWATER UTILITY FEE FOR THE SUN CENTER DRIVE
WAREHOUSE PROJECT IN THE CITY OF RANCHO CORDOVA
RECOMMENDATION
Adopt the Resolution declaring the results of the mail ballot election relating to the imposition of the Annual Stormwater Utility Fee for the Sun Center Drive Warehouse project.
RESULT OF RECOMMENDED ACTION
Adoption of the Resolution would declare the results of the ballot tabulation in connection with the imposition of the annual Stormwater Utility Fee for the Sun Center Drive Warehouse project.
Since majority approval exists, the City Council may impose the annual Stormwater Utility Fee on the Sun Center Drive Warehouse project pursuant to the Fee Ordinance.
BACKGROUND
The City Council previously adopted a Resolution on November 7, 2022 declaring its intention to impose the annual Stormwater Utility Fee (“Fee”) pursuant to Ordinance No. 7-2014 on the Sun Center Drive Warehouse project. A protest hearing was conducted on November 21, 2022, at which time no written protest was received from the property owner representing a majority of the parcels subject to the Fee. Council then adopted a Resolution authorizing the mailing of property owner ballots for the purpose of submitting the Fee to a vote of the owners, subject to the Fee.
The Clerk has tabulated the ballots returned by the property owners for a portion of the Ranch project. The majority vote of the owners of the parcels approved imposing the annual Fee on the Sun Center Drive Warehouse project pursuant to the Ordinance. The recommended Council action tonight is to adopt the Resolution declaring the results of the mail ballot election.
FISCAL IMPACT AND FUNDING SOURCE
There is no impact to the City’s General Fund.
ATTACHMENT(S)
1. Resolution
City Council Staff Report - Page 2 of 2
2. Exhibit A to the Resolution
3. Exhibit B to the Resolution
ITEM 9.6. ATTACHMENT 1 Resolution No. XX-2023 Page 1 of 2
CITY OF RANCHO CORDOVA
RESOLUTION NO. XX-2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA,
STATE OF CALIFORNIA, DECLARING THE RESULTS OF A MAIL BALLOT ELECTION
RELATING TO THE IMPOSITION OF THE ANNUAL STORMWATER UTILITY FEE FOR THE
SUN CENTER DRIVE WAREHOUSE PROJECT IN THE CITY OF RANCHO CORDOVA
WHEREAS, on November 7, 2022, the City Council adopted a Resolution declaring its intention to impose the Annual Stormwater Utility Fee (“Fee”) for the Sun Center Drive Warehouse project; and
WHEREAS, Article XIII D of the California Constitution (Proposition 218) requires the City to follow certain procedural and substantive requirements relating to the imposition of property- related fees and charges (as defined in Proposition 218); and
WHEREAS, the City has determined that the Fee is a property related fee, subject to the provisions of Proposition 218; and
WHEREAS, before imposing the Fee, the City Council is required to hold a noticed public hearing on a written report (the "Written Report") containing a description of each parcel of real property within the City to which the Fee is applicable and the amount of the Fee for each such parcel for Fiscal Year 2022-2023 and to consider protests to the Fee and, if a majority protest is not received at the public hearing, the Council must submit the question of the imposition of the Fee to a vote of the owners of the property subject to the proposed Fee for approval before the proposed Fee may be levied; and
WHEREAS, in accordance with Proposition 218 the City Council held a duly noticed public hearing on the matter of the Written Report and the proposed Fee on November 21, 2022 and took testimony, both written and oral; and
WHEREAS, having determined a written protest was not received from property owners representing a majority of the parcels subject to the Fee, the City Council adopted a Resolution authorizing the mailing of the property owner ballots (the “Ballot Measure”) for the purpose of submitting the Fee to a vote of the owners of parcels subject to the Fee, and subject to approval by a majority vote of the owners of parcel subject to the Fee; and WHEREAS, pursuant to the terms of Ordinance No. 7-2014 and the unanimous consent of the property owner, the Property Owner Balloting was conducted and completed, and the City Clerk has on file a Certificate of the City Clerk as to the Results of the Canvass of the Ballot Return in Connection with the Proposed Stormwater Utility Fee (the "Certificate"), a copy of which is attached hereto as Exhibit B and by this reference incorporated herein.
NOW, THEREFORE, BE IT HEREBY RESOLVED THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA:
1. The above recitals are true and correct.
2. The Certificate is hereby accepted into the records of the City.
3. The Ballot Measure is authorized as set forth in Exhibit A attached hereto and by this
ITEM 9.6. ATTACHMENT 1 Resolution No. XX-2023 Page 2 of 2 reference incorporated herein.
4. The results of the Ballot Measure are as set forth in the Certificate on file with the City Clerk and attached to this Resolution as Exhibit B ("Certificate").
5. The City Clerk is authorized to declare the results of the mail ballot election relating to the imposition of the Stormwater Utility fee on the Sun Center Drive Warehouse project.
6. Pursuant to said Certificate, the Ballot Measure submitted was approved by a majority vote of the owner of parcels subject to the Fee, the Fee is hereby imposed pursuant to Ordinance No. 7-2014 on the Sun Center Drive Warehouse project.
PASSED AND ADOPTED by the City Council of the City of Rancho Cordova on the 3rd day of January 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Linda Budge, Mayor
Stacy Leitner, CMC
City Clerk
ITEM 9.6.
ATTACHMENT 2
Exhibit A to the Resolution
ITEM 9.6.
ATTACHMENT 2
Exhibit A to the Resolution
EXHIBIT B
CERTIFICATE OF THE CITY CLERK AS TO
THE RESULTS OF THE CANVASS OF THE ELECTION RETURNS
IN CONNECTION WITH THE PROPOSED STORMWATER UTILITY FEE
IN THE CITY OF RANCHO CORDOVA
I, Stacy Leitner, City Clerk of the City of Rancho Cordova, hereby certify that I canvassed the returns of the election in connection with the imposition of an annual stormwater utility fee that the day for the return of mailed ballot, December 20, 2022. The election was concluded on that date and that the total number of ballots cast in said election and the total number of votes cast for and against the ballot measure, as specified below, are full, true and correct.
Total of Ballots Received: /
Total "Yes" Ballots:
Total "No" Ballots:
V c:::::>
Stacy Leitner, CMC
City Clerk
I
.er
Project: Sun Center Drive Warehouse
ITEM 9.6.
ATTACHMENT 3
Exhibit B to the Resolution
City Council Staff Report – Page 1 of 10
MEMORANDUM
ITEM 11.1.
DATE:January 3, 2023
TO:Honorable Mayor and Council Members
FROM:Darcy Goulart, Planning Manager
SUBJECT: RANCHO CORDOVA APARTMENTS – MAJOR DESIGN REVIEW – PROJECT NO. PLND-0821-0002 – LOCATED AT 11650 DOUGLAS ROAD; APN: 067- 0030-078
PROPERTY OWNER:
CSS Properties
1508 Eureka Road, Suite 175
Roseville, CA 95661
APPLICANT/DEVELOPER:
Darin D Moore
P.O. Box 1657
Rancho Cordova, CA 95741
PROJECT: Rancho Cordova Apartments
FILE: PLND-0821-0002
LOCATION: 11650 Douglas Road
APN: 067-0030-078
PLANNER: Darcy Goulart, Planning Manager
RECOMMENDATION
Find the project exempt from California Environmental Quality Act (CEQA) pursuant to Section 15183, projects consistent with a Community Plan, General Plan or Zoning; and adopt the Resolution for a Major Design Review for Rancho Cordova Apartments.
RESULT OF RECOMMENDED ACTION
Adoption of the Resolution would find the project exempt from CEQA and approve the Applicant’s request for a Major Design Review for a 120-unit multi-family development.
BACKGROUND
The approximately 4.38-acre site is located at 11650 Douglas Road (See Figure 1). The property is zoned General Commercial (CG) by the City Zoning Code and is located within the Commercial Mixed Use (CMU) designation of the General Plan. To the east of the project site is a fenced in utility facility for Sacramento Area Sewer District. To the west is a vacant parcel and to the south of the site is Morrison Creek and a conservation area. A large shopping centered, anchored by Raley’s grocery store is a short walk to the east of the project site.
City Council Staff Report – Page 2 of 10
Figure 1: Project Location
PROJECT DESCRIPTION
An application was submitted for a Major Design Review for eleven (11), 3-story walk up apartment buildings, with a total of 12- unit apartment complex. There are 78 one-bedroom units, 18 two-bedroom units and 24 three-bedroom units. The project also includes a 1,280 sq. ft. clubhouse that features a lounge, fitness center, an office, and restrooms. Adjacent to the clubhouse building is a 990 sq. ft. outdoor, fenced in pool area for residents. A playground has also been incorporated into the project site.
MAJOR DESIGN REVIEW
Site Plan
As shown in Figure 2, most of the apartment buildings are situated around the side and rear property lines. Additional apartment buildings, as well as the clubhouse and pool are clustered in the center of the site. The playground is located adjacent to building B in the southern portion of the project site. There is an existing 6 ft. high CMU wall along the easter side of the project site that will remain. A similar fence will be installed along the western property line. A 6 ft. high wrought iron fence will be installed along the rear property line, adjacent to the creek and conservation area. There are numerous trash enclosures around the site for residents to dispose of their household trash.
City Council Staff Report – Page 3 of 10
The project will be required to construct median improvements to control turning movements and maintain traffic safety. Frontage improvements also include a permanent sidewalk along the property frontage and an interim access path extending east along Douglas Road to connect to the Raley’s shopping center. Permanent curb and gutter and offsite sidewalk improvements will be part of a future roadway expansion by others.
The project’s onsite drainage outfalls to Morrison Creek at the south side of the property. The developer is required to obtain approvals from south Sacramento Habitat Conservation Plan, easement holders, and US Army Corp of Engineers to construct the drainage outfall.
Figure 2: Overall Site Plan
Architecture & Design
The 120 units are distributed between eleven 3-story apartment buildings throughout the site.
The buildings range in size from 5,910 sq. ft. up to 14,460 sq. ft. The Applicant has proposed a design that compliments the nearby shopping center that is anchored by the Raley’s grocery store. Building materials consisting of stucco, clear glazing glass, stone veneer and board and
City Council Staff Report – Page 4 of 10
batten siding. The colors consist of earth tones of browns and green. Use of various building materials and colors provides various levels of articulation around all four sides of the buildings.
Figure 3: Building A Elevations
City Council Staff Report – Page 5 of 10
Figure 4: Building B Elevations
City Council Staff Report – Page 6 of 10
Figure 5: Building C Elevations
Figure 6: Building D Elevations
City Council Staff Report – Page 7 of 10
Vehicle Access, Parking and Pedestrian Connectivity
The site has two entrances off of Douglas Road. Internal drive aisles meet the minimum width of 25 ft for 90-degree parking stalls. Vehicle access is free flowing throughout the project site.
Residents are able to walk freely through the site. Due to Morrison Creek and the conservation area, there is no direct pedestrian access over the creek to the back of the shopping center.
However, pedestrian access will be improved along Douglas so that people can get to the shopping center safely from the project site.
The project has also been reviewed to ensure that the project as proposed is meeting all parking requirements for multi-family development. Per Chapter 23.719 of the City of Rancho Cordova Zoning Code, required parking is determined by the bedrooms of each unit with an additional 0.2 spaces required per unit for guest parking. The parking requirement for the development is broken down as follows:
Size of Unit Parking requirement # of units proposed # of spaces required 1 Bedroom 1 space per unit 78 78
2 & 3 Bedroom 2 spaces per unit 42 84
+ Guest 0.2 spaces per unit Total 120 Units 24
Total 186
As shown above, the project needs 186 parking stalls for compliance with the Zoning Code. The minimum number of stalls has been provided for the project. In addition to vehicle parking, the project is also required to provide a minimum bicycle parking of at least 5% of the total required parking. The project proposes a total of 29, short and long term bicycle parking spaces distributed throughout the project site.
Site Amenities
As stated above, the site includes a 1,280 sq. ft. clubhouse, pool and playground. The clubhouse has been designed consist with the design of the apartment and includes the same stucco stone veneer materials and color pallet throughout. An outdoor fenced in pool is immediately adjacent to the clubhouse for use by the residents.
City Council Staff Report – Page 8 of 10
Figure 7: Clubhouse Elevations
Figure 8: Pool & Clubhouse
City Council Staff Report – Page 9 of 10
Site Landscaping Design
The landscape plan uses a variety of street, shade, canopy and accent trees to meet the development standards related to landscaping. The trees vary in size from 15 gallons to 24” box. Thirty percent of the tree species will be evergreens. Twenty five percent of the trees are proposed to be 24” box. Various types of shrubs are used through the project site for screening and accent purposes. The code requires at least 50% of the parking lot area to be shaded. The parking lot surface calculation is 31,194 sq. ft. which would require 15, 597 sq. ft. of shading.
The project proposed to shade 56% of the parking surface, which is 17, 468 sq. ft.
Figure 5: Preliminary Landscape Plan
GENERAL PLAN
The project site is located within the Commercial Mixed Use (CMU) designation of the City’s General Plan. The CMU designation encourages the integration of commercial and/or residential uses but does not prohibit these types of uses as standalone ones. The proposed project includes only multi-family development but is within close walking distance to a nearby shopping center that includes offers various shopping and eating options for future residents.
City Council Staff Report – Page 10 of 10
ZONING CODE
The project is located within the General Commercial (GC) zoning designation of the Rancho Cordova Zoning Code and is listed as a compatible zoning designation in the Rancho Cordova General Plan. The GC zone lists multifamily development as a permitted use. As proposed and discussed above, the project meets all the development requirements of the Rancho Cordova Zoning Code and adheres to the Multi-family Design Guidelines.
FISCAL IMPACT
Staff anticipates that the project will have a positive fiscal impact due to the short term and long term positions for the construction and operation the residential component of the project. The area is currently undeveloped and the construction of new facilities will provide a positive impact through an increase in property taxes for the site as well as within the surrounding area.
ENVIRONMENTAL
The project has been analyzed and is exempt per California Environmental Quality Act (CEQA) Guidelines Section 15183 “Consistent with the Community Plan, General Plan or Zoning.” The project site is designated as Commercial Mixed Use (CMU) in the Rancho Cordova General Plan and the zoning designation of General Commercial (GC) is a consistent zone within the CMU land use designation. The proposed apartments are a permitted use in the GC zone per the Rancho Cordova Zoning Code. The applicant is requesting approval of a Major Design Review for the proposed project. There are no effects peculiar to the project or project site or substantial new information that would result in new or more severe adverse impacts. The project site is within the South Sacramento Habitat Conservation Plan (SSHCP) and is required to obtain all necessary permits associated with the SSHCP. Additionally, under CEQA, the City lacks the discretion under the Major Design Review approval process to consider environmental effects not related to the design of the Project.
RECOMMENDED MOTIONS
Staff recommends that the City Council find the project exempt from California Environmental Quality Act (CEQA) pursuant to Section 15183 and approve the Major Design Review for the Rancho Cordova Apartments (PLND-0821-0002 subject to the findings, Project Plans (Exhibit A) and Conditions of Approval (Exhibit B).
ATTACHMENT(S)
1. Resolution
2. Exhibit A to the Resolution – Project Plans
3. Exhibit B to the Resolution – Conditions of Approval
ITEM 11.1. ATTACHMENT 1 Resolution No. XX-2023 Page 1 of 3
CITY OF RANCHO CORDOVA
RESOLUTION NO. XX-2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA,
STATE OF CALIFORNIA, APPROVING A MAJOR DESIGN REVIEW FOR THE RANCHO CORDOVA APARTMENTS PROJECT NO. PLND-0821-0002
WHEREAS, Darin Moore, (hereinafter referred to as Applicant) filed an application with the City of Rancho Cordova for a Major Design Review approval for the Rancho Cordova Apartments; and
WHEREAS, the City Council is the appropriate authority to hear and take action on this project; and
WHEREAS, the project is located at 11650 Douglas Road and includes designs for a 120-unit multi-family development, with a clubhouse, pool and playground; and WHEREAS, the project was found to be exempt from the California Environmental Quality Act (CEQA)(Public Resource Code Section 2100 et. seq.) pursuant to Section 15183, projects that are consistent with a Community Plan, General Plan or Zoning; and WHEREAS, the City Council of the City of Rancho Cordova has conducted a properly noticed public hearing pursuant to Government Code section 65090 and has duly considered all written and verbal testimony presented during the hearing.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO CORDOVA HEREBY RESOLVES AS FOLLOWS:
1.The CEQA exemption found in California Code of Regulation Title 14, sections 15183 (Consistent with the Community Plan, General Plan or Zoning) is an adequate exemptions according to the Guidelines of the California Environmental Quality Act.
A.Finding: The project has been analyzed and is exempt per California Environmental Quality Act Guidelines Section 15183 “Consistent with the Community Plan, General Plan or Zoning.”
Evidence: The project has been analyzed and is exempt per California Environmental Quality Act (CEQA) Guidelines Section 15183 “Consistent with the Community Plan, General Plan or Zoning.” The project site is designated as Commercial Mixed Use (CMU) in the Rancho Cordova General Plan and the zoning designation of General Commercial (GC) is a consistent zone within the CMU land use designation. The proposed apartments are a permitted use in the GC zone per the Rancho Cordova Zoning Code. The applicant is requesting approval of a Major Design Review for the proposed project. There are no effects peculiar to the project or project site or substantial new information that would result in new or more severe adverse impacts.
The project site is within the South Sacramento Habitat Conservation Plan (SSHCP) and is required to obtain all necessary permits associated with the SSHCP. Additionally, under CEQA, the City lacks the discretion under the Major Design Review approval process to consider environmental effects not related to the design of the Project.
ITEM 11.1. ATTACHMENT 1 Resolution No. XX-2023 Page 2 of 3
2.Approval of the Major Design Review, subject to the Design Review Package (Exhibit A) and the Conditions of Approval (Exhibit B) must provide sufficient evidence for the Findings required by Zoning Code Section 23.141.070. Findings and supportive evidence are shown below:
A.Finding: The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Specific Plan provisions, and special planning area provisions, and is consistent with the applicable Rancho Cordova Design Guidelines.
Evidence: The project site is located within the Commercial Mixed Use (CMU) designation of the City’s General Plan. The CMU designation encourages the integration of commercial and/or residential uses but does not prohibit these types of uses as standalone ones. The proposed project includes only multi-family development but is within close walking distance to a nearby shopping center that includes offers various shopping and eating options for future residents. The project is located within the General Commercial (GC) zoning designation of the Rancho Cordova Zoning Code and is listed as a compatible zoning designation in the Rancho Cordova General Plan. The GC zone lists multifamily development as a permitted use. As proposed and discussed above, the project meets all the development requirements of the Rancho Cordova Zoning Code and adheres to the Multi-family Design Guidelines.
B.Finding: The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community.
Evidence: The project proposes traditional architecture with a variety of on-site amenities that are suitable for the proposed use and accommodate future residents of the property. The project also includes significant landscaping that benefits the visual streetscape of the site The Applicant has proposed a design that compliments the nearby shopping center that is anchored by the Raley’s grocery store. Building materials consisting of stucco, clear glazing glass, stone veneer and board and batten siding. The colors consist of earth tones of browns and green. Use of various building materials and colors provides various levels of articulation around all four sides of the buildings.
C.Finding: The architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, screening of exterior appurtenances, exterior lighting and signing, and similar elements establishes a clear design concept and is compatible with the character of existing or anticipated buildings on adjoining and nearby properties.
Evidence: The project proposes eleven three-story buildings throughout the site with an overall traditional design, consistent with the design of the nearby shopping center. The project utilizes materials, colors, and textures that are compatible with other existing buildings in the area. The project must also adhere to all applicable regulations regarding outdoor lighting, signage, and screening as described within the Ranch Cordova Municipal Code.
D.Finding: The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
ITEM 11.1. ATTACHMENT 1 Resolution No. XX-2023 Page 3 of 3
Evidence: The site has been designed to take into consideration how to safely accommodate vehicular traffic and pedestrians walking through out the site. Pedestrian pathways that go across drive aisles are clearly marked to ensure pedestrian safety.
Ingress and egress to the site has been designed to meet the minimum requirements.
Sufficient parking has been provided on the site to accommodate residents and guests visiting the site.
PASSED AND ADOPTED by the City Council of the City of Rancho Cordova on the 3rd day of January 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Linda Budge, Mayor
ATTEST:
Stacy Leitner, CMC
City Clerk
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:07:20 AM 1 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
PERSPECTIVE
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:07:20 AM 2 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
AERIAL PERSPECTIVE
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
PROJECT LOCATION:
ASSESSORS PARCEL #:
LOT SIZE:
ZONING:
OCCUPANCY / USE:
CONSTRUCTION TYPE:
BUILDING HEIGHT:
FRONT SETBACK:
STREET SIDE:
INTERIOR SIDE SETBACKS:
REAR SET BACKS:
PARKING REQUIREMENT:
PARKING DIMENSIONS:
BIKE PARKING:
SITE LIGHTING POLE HEIGHT:
PARKING FOOT-CANDLES:
PEDESTRIAN WALKWAY FOOT-CANDLES:
SITE LIGHTING SHIELDING REQUIREMENTS:
FEMA MAP:
11650 Douglas Road, Rancho Cordova, CA 95655
067-0030-078
4.38 ACRES
GC - General Commerical
Residential, R-2
Type V-B
100 ft max. (height may be increased to 150 ft during design review) 25 ft
25 ft
0 ft
0 ft
Studio/1 Bedroom: 1 SPACE/UNIT
2 or 3 Bedroom: 2 SPACE/UNIT
Guest: 0.2 SPACE/UNIT
(23.719.080 Reductions and exceptions to minimum parking requirements.) B. Parking Reduction: Parking may be reduced by the approval authority according to the following provisions. Total parking reductions may not exceed 20% of required parking.
1. Reduction for Special Motor Vehicles: up to 5% of the off-street parking may be provided by smaller spaces for special or alternative motor vehicles.
2. Reduction for Secure Bicycle Parking. One vehicle space for every two additional bicycle spaces provided.
90 DEGREE STANDARD
Space Width: 9' - 0"
Space Depth: 19' - 0"
90 DEGREE COMPACT*
Space Width: 8' - 0"
Space Depth: 16' - 0"
Two-Way Maneuvering Width: 25' - 0"
*Compact car spaces. Up to 25%.
RESIDENTIAL:
LONG TERM: provide secure bicycle parking for 5% of required motorized vehicle spaces for employees/residents, with a minimum of one space.
SHORT TERM: 10% of all required motorized vehicle spaces. 24'-0" MAX. (Current design 18'-0")
MINIMUM ONE FOOT-CANDLE AND AN AVERAGE NOT TO EXCEED FOUR FOOT-
CANDLES
MINIMUM ONE-HALF FOOT-CANDLE AND AN AVERAGE NOT TO EXCEED TWO FOOT-
CANDLES
FULL SHIELDING AND/OR RECESSED
06067C0240J, FLOOD ZONE X
PARKING SUMMARY:TOTAL BUILDING AREA SUMMARY:
BUILDING TYPE
BUILDING A 13,020 SF 3
GROSS AREA BUILDING
COUNT TOTAL AREA
BUILDING B
CLUB HOUSE
TOTAL
4 1
39,060 SF
57,840 SF
1,280 SF
134,330 SF
14,460 SF
1,280 SF
PARKING REQUIRED
ONE BED 78 X 1 = 78
UNIT TYPE
TOTAL 186
THREE BED 24 X 2 = 48
TWO BED 18 X 2 = 36
GUEST PARKING 120 X 0.2 = 24
PARKING PROVIDED
78 186
48 36
24 POOL AREA 990 SF 990 SF
-
- COMPACT SPACES PROVIDED = 34 (18%)
ACCESSIBLE SPACES REQUIRED:
ASSIGNED ACCESSIBLE PARKING SPACES (2% FOR 186 SPACES) = 4 UNASSIGNED AND VISITOR PARKING SPACES (5% FOR 27 SPACES) = 2 TOTAL REQUIRED= 6 SPACES.
PROVIDED = 6 SPACES.
EV/ EV CAPABLE SPACES REQUIRED:
10% OF TOTAL PARKING = 19 SPACES
PROVIDED = 19 SPACES
-
BIKE PARKING SUMMARY:
LONG TERM REQUIREMENT: 5% of 186 STALLS = 10 SPACES
PROVIDED: 10
SHORT TERM REQUIREMENT: 10% of 186 STALLS = 19 SPACES
PROVIDED: 19
BUILDING C 2 11,820 SF5,910 SF
BUILDING D 2 23,340 SF11,670 SF
TOTAL BUILDING AREA SUMMARY:
BUILDING TYPE
BUILDING A 3
UNIT TYPESBUILDING
COUNT TOTAL UNITS
BUILDING B
TOTAL
4 120- 78
BUILDING C 2
BUILDING D 2
ONE BED
+/- 805 SF
TWO BED
+/- 1,065 SF
THREE BED
+/- 1,265 SF
6 X 3 = 18 -
6 X 4 = 24 6 X 4 = 24-
6 X 2 = 12 - -
12 X 2 = 24 - -
6 X 3 = 18
18 24
PERCENTAGE 65% 15% 20%
DENSITY:
120 UNIT/4.38 ACRES = 27.4 U/A
POOL
TRASH
CLUB HOUSE
(E) CONSERVATION AREA
0 60 90 12030
GRAPHIC SCALE
DOUGLAS ROAD
SACRAMENTO
AREA SEWER
DISTRICT PUMP
STATION
(G-C)
PROPERTY LINE
TRASH
TRASH
PLAYGROUND
BLDG - A
BLDG - B
BLDG - D
C C
CC
C
C
6 FT WOOD FENCE
C C C
EV CAPABLE
EV CAPABLE EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE EV CAPABLE
C
EV CAPABLE
P.U.E
12' - 6"
R/W
48' - 0"
EASEME
NT
35' - 0"
BLDG - A
28 28
12 35
9 13
11 18
17 10
BLDG - C
BLDG - C
EV CAPABLE
EV CAPABLE EV CAPABLE
MAIL
C CC
C
C
C
C
C
C
C
C
C
C
C
C
C C
C
C C C C
C
C
3 2
BLDG. B
BLDG. B
BLDG. B
BLDG -A
BLDG -D
LIGHT POLE
EV CAPABLEEV CAPABLE
ACC. EV
CAPABLE EV CAPABLE
EV CAPABLE EV CAPABLE
EV CAPABLE
ADJACENT PARCEL
(M-1)
(POS - SDSP)
SPLIT FAC
E C
M
U C
O
VERED W
ITH IVY PLANTS
6FT HIG
H
WROUGHT IRON FENCE
6FT HIGH
WROUGHT IRON FENCE6FT HIGHT
WROUGHT IRON FENCE
6FT HIGH
SPLIT FAC
E C
M
U C
O
VERED W
ITH IVY PLANTS
6FT HIG
H
25' - 0"
HVAC UNIT, TYP. HVAC UNIT, TYP.
BIKE STG
BIKE STG
BIKE
STG
BIKE
STG
BIKE
STG
BIKE STG
25' - 0"
25' - 0"
5' - 0"
5' - 0"
5' - 0"
26' - 3"
25' - 0"
25' - 0"
SHORT TERM
BIKE PARKING
SHORT TERM
BIKE PARKING
SHORT TERM
BIKE PARKING
SHORT TERM
BIKE PARKING
SHORT TERM
BIKE PARKING
SHORT TERM
BIKE PARKING
3 FT HIGH
METAL FENCING
MECH
SCREENING
5' - 4"
5' - 10"
5' - 0"
9' - 0"
6' - 7"
7' - 2"
37' - 6" 37' - 6"
ROADSIDE DITCH, SEE CIVIL
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are tobe made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mwoltering\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mwolteringWF3GZ.rvt 12/16/2022 10:11:14 AM
11/30/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
ZONING INFORMATION
PROGRAM DATA1" = 30'-0" 1SITE PLAN
PERVIOUS PAVING,
SEE CIVIL.
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
UP UP
46 4
4 4
5 4 7
2 BEDROOM
1,065 SF
FIRE
1 BEDROOM
805 SF
2 BEDROOM
1,065 SF
1 BEDROOM
805 SF
WH WH
WHWH
2 BEDROOM
1,065 SF 1 BEDROOM
805 SF
1 BEDROOM
805 SF
WH WH
WHWH
38' - 11"
138' - 3"
2 BEDROOM
1,065 SF
4' - 9" 31' - 8" 9' - 0" 23' - 8" 23' - 8" 9' - 0" 31' - 8" 4' - 9" 3' - 3"18' - 11"16' - 9"
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 3
CEMENT PLASTER
COLOR 4
WOOD TRELLIS WOOD GABLE
STONE VENEER
DUAL PANED
VINYL WINDOWS
WOOD RAILING
CEMENT PLASTER
COLOR 1
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 2
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 4
DUAL PANED
VINYL WINDOW
STONE VENEER CEMENT PLASTER
COLOR 3
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
WOOD TRELLIS
CEMENT PLASTER
COLOR 3
STONE VENEER
CEMENT PLASTER
COLOR 2
CEMENT PLASTER
COLOR 4
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
WOOD TRELLIS
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 3
STONE VENEER
CEMENT PLASTER
COLOR 4
SLOPESLOPE
SLOPESLOPE
SLOPESLOPE
ONE BED
BUILDING TYPE-A:
LEVEL
LEVEL 1 4,340 SF 2
GROSS AREA NUMBER OF UNITS TYPES
TWO BED THREE BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
TOTAL 13,020 SF
2 2
6 2
2 2
6 -
-
-
-
4 4
4 12
4,340 SF
4,340 SF
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:09:13 AM 4 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/32" = 1'-0" 1BLDG A - LEVEL 1
3/32" = 1'-0" 2BLDG A - LEVEL 2-3
3/32" = 1'-0" 4BLDG A - ELEVATION
3/32" = 1'-0" 5BLDG A - ELEVATION
3/32" = 1'-0" 6BLDG A - ELEVATION3/32" = 1'-0" 7BLDG A - ELEVATION 3/32" = 1'-0" 3BLDG A - ROOF BLDG A
BUILDING A - DATA
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
UP UP
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 2
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 4
WOOD TRELLIS WOOD GABLE
STONE VENEER DUAL PANED VINYL
WINDOWS
WOOD RAILING
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
WOOD TRELLIS
CEMENT PLASTER
COLOR 4
STONE VENEER
CEMENT PLASTER
COLOR 2
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 2
CEMENT PLASTER
COLOR 3
BOARD AND
BATTEN SIDING
DUAL PANED VINYL
WINDOW
STONE VENEER CEMENT PLASTER
COLOR 4
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 4
WOOD TRELLIS BOARD AND BATTEN SIDING
STONE VENEER
CEMENT PLASTER
COLOR 1
56 5
4 5 7
5 5
3 BEDROOM
1,265 SF 1 BEDROOM
805 SF
FIRE
3 BEDROOM
1,265 SF1 BEDROOM
805 SF
BIKE STG.
WHWH
WH WH
3 BEDROOM
1,265 SF 1 BEDROOM
805 SF
1 BEDROOM
805 SF
3 BEDROOM
1,265 SF
WHWH
WH WH
39' - 6"
4' - 9" 33' - 3" 9' - 2" 23' - 8" 23' - 8" 9' - 0" 33' - 5" 5' - 0" 142' - 0"
23' - 3"16' - 3"
SLOPESLOPE
SLOPESLOPE
SLOPESLOPE
ONE BED
BUILDING TYPE-B:
LEVEL
LEVEL 1 4,820 SF 2
GROSS AREA NUMBER OF UNITS TYPES
TWO BED THREE BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
TOTAL 14,460 SF
2 2
6 -
-
-
-
4 4
4 12
2 2
2 6
4,820 SF
4,820 SF
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:09:59 AM 5 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/32" = 1'-0" 4BLDG B - ELEVATION
3/32" = 1'-0" 7BLDG B - ELEVATION
3/32" = 1'-0" 5BLDG B - ELEVATION
3/32" = 1'-0" 6BLDG B - ELEVATION
3/32" = 1'-0" 1BLDG B - LEVEL 1
3/32" = 1'-0" 2BLDG B - LEVEL 2-3
3/32" = 1'-0" 3BLDG B - ROOF
BLDG B
BUILDING B - DATA
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
6 6
676 5
6 4
1 BEDROOM
805 SF WH
1 BEDROOM
805 SF
WH
1 BEDROOM
805 SF WH
1 BEDROOM
805 SF
WH
34' - 0" 5' - 4"
17' - 1" 7' - 8" 9' - 2" 10' - 2" 13' - 10" 5' - 0"
39' - 3"
63' - 0"
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 4
BOARD AND
BATTEN SIDING
STONE VENEER
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
WOOD TRELLIS CEMENT PLASTER
COLOR 3
STONE VENEER
CEMENT PLASTER
COLOR 4
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
WOOD TRELLISCEMENT PLASTER
COLOR 1
BOARD AND
BATTEN SIDING
STONE VENEER
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
WOOD TRELLIS
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 3
STONE VENEER
SLOPESLOPE
SLOPESLOPE
SLOPESLOPE
ONE BED
BUILDING TYPE-C:
LEVEL
LEVEL 1 1,970 SF 2
GROSS AREA NUMBER OF UNITS TYPES
TWO BED THREE BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
TOTAL 5,910 SF
2 2
6 -
-
-
-
2 6
-
-
-
-
2 2
1,970 SF
1,970 SF
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:11:13 AM 6 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/32" = 1'-0" 1BLDG C - LEVEL 1
3/32" = 1'-0" 2BLDG C - LEVEL 2-3
3/32" = 1'-0" 4BLDG C - ELEVATION 1 3/32" = 1'-0" 5BLDG C - ELEVATION 2 3/32" = 1'-0" 6BLDG C - ELEVATION 3 3/32" = 1'-0" 7BLDG C - ELEVATION 4 3/32" = 1'-0" 3BLDG C - ROOF
BUILDING C - DATA
BLDG C
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
7 4
7 5
767 7
1 BEDROOM
805 SF
1 BEDROOM
805 SF
WH WH
WH
1 BEDROOM
805 SF
WH
1 BEDROOM
805 SF
1 BEDROOM
805 SF
1 BEDROOM
805 SF
WH WH
WH
1 BEDROOM
805 SF
WH
1 BEDROOM
805 SF
35' - 6"
4' - 9" 24' - 0" 9' - 0" 23' - 8" 23' - 8" 9' - 0" 24' - 0" 4' - 9" 122' - 9"
16' - 9" 18' - 9"
SLOPESLOPE
SLOPESLOPE
SLOPESLOPE
ONE BED
BUILDING TYPE-D:
LEVEL
LEVEL 1 3,890 SF 4
GROSS AREA NUMBER OF UNITS TYPES
TWO BED THREE BED
TOTAL
UNITS
LEVEL 2
LEVEL 3
TOTAL 11,670 SF
4 4
12 -
-
-
-
4 4
12 -
-
-
-
4 3,890 SF
3,890 SF
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 3
CEMENT PLASTER
COLOR 4
WOOD TRELLIS WOOD GABLE
STONE VENEER
DUAL PANED
VINYL WINDOWS
WOOD RAILING
CEMENT PLASTER
COLOR 1
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 2
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 4
DUAL PANED
VINYL WINDOW
STONE VENEER CEMENT PLASTER
COLOR 3
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
BOARD AND
BATTEN SIDING
WOOD TRELLIS
CEMENT PLASTER
COLOR 3
STONE VENEER
CEMENT PLASTER
COLOR 4
LEVEL 1
0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
ROOF
30' - 0"
CEMENT PLASTER
COLOR 1
WOOD TRELLIS
BOARD AND
BATTEN SIDING
CEMENT PLASTER
COLOR 3
STONE VENEER
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:11:58 AM 7 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/32" = 1'-0" 1BLDG D - LEVEL 1
3/32" = 1'-0" 2BLDG D - LEVEL 2-3
3/32" = 1'-0" 3BLDG D - ROOF
BUILDING D - DATA
3/32" = 1'-0" 4BLDG D - ELEVATION
3/32" = 1'-0" 5BLDG D - ELEVATION
3/32" = 1'-0" 7BLDG D - ELEVATION 3/32" = 1'-0" 6BLDG D - ELEVATION BLDG D
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
91 9 3
9 4
9 2
MAIN.
16' - 0"
28' - 0"
POOL
ELEC
FIRE
RR
RR
FITNESS
OFFICE
TRELLIS ABOVE
LOUNGE
POOL EQUIPMENT
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:12:55 AM 8 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/16" = 1'-0" 1CLUBHOUSE & POOL FLOOR PLAN
3CLUBHOUSE PERSPECTIVE
2CLUBHOUSE PERSPECTIVE
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
LEVEL 1
0"
CLUB HOUSE ROOF
12' - 6"
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 4
STONE VENEER STONE VENEER
CEMENT PLASTER
COLOR 1
LEVEL 1
0"
CLUB HOUSE ROOF
12' - 6"
CEMENT PLASTER
COLOR 1
CEMENT PLASTER
COLOR 3
STONE VENEER
CEMENT PLASTER
COLOR 4
CEMENT PLASTER
COLOR 2
CEMENT PLASTER
COLOR 4
CLUBHOUSE
POOL
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:13:48 AM 9 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/16" = 1'-0" 1EAST ELEVATION 3/16" = 1'-0" 2NORTH ELEVATION 3/16" = 1'-0" 3WEST ELEVATION 3/16" = 1'-0" 4SOUTH ELEVATION
CLUB HOUSE
1" = 10'-0" 5STREET ELEVATION
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
4'-0" MIN.
4'-0" MIN.
GARBAGE GARBAGE
14' - 0"
16' - 4"
10 3
10210 4
10 5
RECYCLING
MTL. ROOF - PAINTED
SLOPED TO DRAIN
CMU WALL TYP.
CORRUGATED
METAL - PAINTED
METAL HOLD
OPEN PEGS
LOCK STEEL PLATE - PAINTED
6' - 0"
9' - 2"
6' - 0"
9' - 2"
6' - 0"
9' - 2"
6' - 0"
9' - 2"
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:13:50 AM 10 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
3/8" = 1'-0" 1ENLARGED TRASH ENCLOSURE PLAN
1/2" = 1'-0" 2TRASH ENCLOSURE ELEV. A 1/2" = 1'-0" 3TRASH ENCLOSURE ELEV. B 1/2" = 1'-0" 4TRASH ENCLOSURE ELEV. C 1/2" = 1'-0" 5TRASH ENCLOSURE ELEV. D 11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
2277 Fair Oaks Boulevard, Studio 220
Sacramento, California 95825
916 993-4800 | www.hrgarchitects.com
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of HRGA. All designs indicated in these drawings are property of HRGA. All copyrights reserved © 2016. C:\Users\mtihova\Documents\20031_Rancho Cordova Apts_Central_2020 REV3_mtihova.rvt 7/12/2022 8:13:50 AM 11 07/12/2022
RANCHO CORDOVA APARTMENTS
11650 DOUGLAS ROAD, RANCHO CORDOVA, CA
20031
CLEAR GLAZING GREY SHINGLE ROOFING
CEMENT PLASTER -
COLOR 3
STONE VENEER
MATERIAL BOARD
CEMENT PLASTER -
COLOR 4
CEMENT PLASTER -
COLOR 1
BOARD & BATTEN SIDING
CEMENT PLASTER -
COLOR 2
6FT HIGH WOOD FENCE
6FT HIGH WROUGHT IRON
FENCE
11/30/2022
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution
INTERIM FRONTAGE IMPROVEMENTS AND SITE PLAN
RANCHO CORDOVA APARTMENTS
CITY OF RANCHO CORDOVA, CALIFORNIA
SCALE: 1"=40' DECEMBER, 2022
DOUGLAS ROAD SECTION A-A
DOUGLAS ROAD SECTION B-B
DOUGLAS ROAD SECTION C-C
6
:
6
:
6
:
6
:
6
:218.82'
80.00'
138.82'
112.41'
26.09'
6
:82.98'
6
:
118.47'
47.38'
123.68'
6
:
164.85'
1
(
6
(
1
(
6
:125.29'
6
:
348.25'
97.60'
1
(
6
(
35' PEDESTRIAN &
LANDSCAPE EASEMENT PER
174 P.M. 15
12.5' P.U.E. PER
174 P.M. 15
48' R/WPER 174P.M. 15
EASEMENT FOR RIGHT OF
WAY PER 20051003-1424
SOUTHERLY LINE OF DOUGLAS ROAD (80' FROM PROPERTY LINE) AS SHOWN ON UNRECORDEDLEGAL DESCRIPTION ENTITLED "U.S.
DEPARMENT OF INTERIOR BUREAU OF RECLAMATION UNNEEDED
GOVERNMENT PROPERTY AT DOUGLAS ROAD AND SUNRISE
BOULEVARD"
80'*
20' R/W PER DOC.
20161021-0157 PEDESTRIAN &
LANDSCAPE EASEMENT
PER 174 P.M. 15
EASEMENT FOR RIGHT OF WAY
PER 20050225-1630
B
B
A
A
C
C
ITEM 11.1.
ATTACHMENT 2
Exhibit A to the Resolution