CITY OF RANCHO CORDOVA
CITY COUNCIL MEETING
Tuesday, February 11, 2025
5:30 PM – Special Meeting/Work Session
American River Room
City Hall
2729 Prospect Park Drive, Rancho Cordova
How to Observe or Listen to the Meeting:
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Webinar ID: 816 3046 6928
Public Comment
Members of the public who wish to address the City Council may do so in person during the meeting by completing and submitting a Speaker Card to the City Clerk.
Members of the public who wish to provide public comment via email will need to submit comments to [email protected] no later than 2:00 p.m. on Tuesday, February 11, 2025. Written comments received no later than 2:00 p.m. will be distributed to the Council, filed in the record, and will not be read aloud. All comments submitted later than 2:00 p.m. will be distributed to the Council.
If you have questions related to the City Council Meeting, please contact the City Clerk’s Office at (916) 851-8720 before Tuesday, February 11, 2025, at 2:00 p.m.
AGENDA
1. SPECIAL MEETING - CALL TO ORDER/ROLL CALL
Council Members Linda Budge, Garrett Gatewood, Joe Little, David Sander, and Mayor Siri Pulipati
Rancho Cordova City Council - AGENDA
Special Meeting of Tuesday, February 11, 2025
2. PUBLIC COMMENT
At a special meeting, citizens wishing to address the Council for any matter on the agenda may do so at the time the matter is discussed. Under the provisions of the California Government Code, the City Council is prohibited from discussing or taking action on any item not on the agenda.
3. SPECIAL MEETING ITEMS
3.1. Subject: Mills Crossing/Legacy Projects Update.
Recommendation: Receive presentation and provide feedback.
4. ADJOURNMENT
ADDITIONAL INFORMATION
Special Meetings listed below are subject to change/cancellation without further notice.
Public documents related to items on the open session portion of this agenda, which are distributed to the City Council less than 24 hours prior to the meeting, shall be available for public inspection at the time the documents are distributed to the Council. Documents are available for inspection at the City Clerk's office located in Rancho Cordova City Hall.
The agenda items are accessible on the City’s website at www.cityofranchocordova.org on Thursdays or Fridays prior to the Regular City Council Meeting.
UPCOMING MEETINGS
February 18, 2025 5:30 PM Regular Meeting
February 25, 2025 5:30 PM Special Meeting/Work Session
March 3, 2025 4:00 PM Special Meeting/5:30 PM Regular Meeting March 17, 2025 5:30 PM Regular Meeting
March 25, 2025 5:30 PM Special Meeting/Work Session
April 7, 2025 4:00 PM Special Meeting/5:30 PM Regular Meeting April 21, 2025 5:30 PM Regular Meeting
April 29, 2025 5:30 PM Special Meeting/Work Session
If you have any technical questions related to the agenda items, please contact City Hall at (916) 851- 8700.
In compliance with the Americans with Disabilities Act, if you need a disability-related modification or accommodation, including auxiliary aids or services, to participate in this meeting, please contact the City Clerk’s Office at (916) 851-8720 at least 48 hours prior to the meeting.
CERTIFICATION OF POSTING OF AGENDA
I, Stacy Leitner, City Clerk for the City of Rancho Cordova, declare that the foregoing agenda for the February 11, 2025, Special Meeting of the Rancho Cordova City Council was posted and available for
Rancho Cordova City Council - AGENDA
Special Meeting of Tuesday, February 11, 2025
review on February 7, 2025, at City Hall of the City of Rancho Cordova, 2729 Prospect Park Drive, Rancho Cordova, California, 95670. The agenda is also available on the city website at www.cityofranchocordova.org.
Signed February 7, 2025, at Rancho Cordova, California.
Stacy Leitner, CMC
City Clerk
MEMORANDUM
City Council Staff Report - Page 1 of 2
ITEM 3.1.
DATE: February 11, 2025
TO: Honorable Mayor and Council Members
FROM: Micah Runner, City Manager
SUBJECT: MILLS CROSSING/LEGACY PROJECTS UPDATE
RECOMMENDATION
Receive presentation and provide feedback.
RESULT OF RECOMMENDED ACTION
The presentation is intended to provide an update on the Mills Crossing project and other Legacy Projects.
The Mills Crossing project update will provide a comprehensive overview on the status, anticipated programming, and updated renderings of the three commercial buildings, open space, housing, and parking components of the project. Staff will also present the overall Mills Crossing project budget and financial considerations for City Council discussion. The Legacy Project update will include a review of funding commitments on the City’s Legacy Projects and other existing city funding sources for Legacy Projects. The presentation will include an update on the Mineshaft, RiseUp Community Theatre, and Little League projects.
Staff is seeking feedback from the City Council regarding the financial considerations of Mills Crossing and Legacy Projects and direction regarding moving the Mills Crossing project towards the completion of design review and entitlements for the commercial buildings, open space, and parking portions of the project.
BACKGROUND
The City Council identified funding towards significant legacy projects that help meet the needs of the community as one of the priorities of the Community Enhancement & Investment Fund early on. Since that time, projects such as the update of the community swimming pool at Hagan Park in collaboration with Cordova Recreation and Park District, the update of the girls softball complex at Mills Middle School, and the construction and operation of the Rancho Cordova Youth Center have been made possible as a result of this funding. Since 2017, the city has been working on a plan to redevelop a long-standing vacant property on Folsom Blvd. as the future site of the Mills Crossing project, a transformational mixed-use development. An update on the Mills Crossing project, along with other significant legacy projects will be provided at this meeting.
The Mills Crossing project is moving forward through the detailed design phase, which is
City Council Staff Report - Page 2 of 2
intended to scope out the project in sufficient detail to negotiate a Guaranteed Maximum Price and lead to execution of a Development Agreement in 2025. Several work streams are nearing completion to meet this goal, including environmental analysis, design review, rezoning, and site mapping. Prior to moving forward with the completion of this entitlement phase, staff is requesting City Council feedback on the progress made with the design and programming of the project. The major features of the fully designed nonresidential project program include approximately 73,000 sq ft across three buildings of community facilities focused on arts, wellness, office, community events and a small cafe, and approximately 2.5 acres of plaza and community green spaces. The residential portion of the project continues to target 100-120 housing units split between attached townhomes and multifamily apartments.
Mills Crossing is a transit-oriented development located across the street from the Sacramento Regional Transit Mather Field/Mills Station. A parking study was completed by Nelson Nygaard for the Project using the City of Rancho Cordova Municipal Code (Code) parking ratios which has a requirement of 254 stalls. Code Section 23.719.080 allows for reductions and exemptions to minimum parking requirements. The Code allows for mixed use developments to perform a demand-based parking analysis to demonstrate the shared parking opportunities of the different uses. Nelson Nygaard performed a demand-based parking analysis demonstrating a peak parking demand of 170 spaces. The Code allows for up to a 50% parking stall reduction for projects within ¼ mile of major transit stops. The goal is to meet the demand study requirements, therefore the Mills Crossing commercial project will provide 183 onsite off- street parking stalls. The Code also allows for shared parking opportunities. In the project vicinity, there is an opportunity to collaborate with the Regional Transit park-and-ride lot (226 stalls), and the Los Rios student parking lot (295 stalls). The city also owns an adjacent undeveloped lot that could be used for an additional approximately 80 stalls. There are also an additional 49 on-street parking spaces throughout the Project. The housing portions of the overall project will provide their own required off-street parking. The next steps is to continue to develop shared parking agreements on neighboring lots.
Detailed project cost estimates for the nonresidential (3 community commercial buildings), open space, and parking components of Mills Crossing have been prepared, and staff is requesting City Council direction regarding potential funding options for the project. Relevant to the funding discussion of Mills Crossing is an overall funding picture of the City’s Legacy Projects. In the last several years the City Council has made financial commitments to multiple Legacy Projects totaling approximately $77.6 million. Several of these projects have recently become stalled and/or changed direction with encumbered funding amounts totaling $23.1 million. Staff is requesting discussion from the City Council on whether to maintain those funding levels or if funding should be reallocated elsewhere.
FISCAL IMPACT AND FUNDING SOURCE
There is no fiscal impact resulting from this presentation. Staff is requesting direction from council on the potential future appropriation of funds for these projects for incorporation into the upcoming city budget.
ATTACHMENT(S)
1. February 11, 2025 Council Work Session
1 Mills Crossing/Legacy Projects Update
February 11, 2025
ITEM 3.1.
ATTACHMENT 1
2 Agenda
• Current legacy project commitments and city reserve balances • Review 2023 Performing Arts Community Needs Assessment report for M
ills Crossing
• Mills Crossing project update and budget considerations • Other Legacy Projects update
• Mineshaft
• Community Theatre (formerly RiseUp)
• Little League
• Council discussion and direction on Mills Crossing and other legacy pr
ojects
ITEM 3.1.
ATTACHMENT 1
3 Current Legacy Commitments
Project Legacy Fund Allocation Other Funds Allocated
Mills Crossing $1 million (previously spent) $30 million Mineshaft $10.1 million
RiseUp Community Theatre $2 million
Little League $7.5 million $3.5 million
Soil Born Farms Animal Barn $500,000
Land Acquisition $3.7 million
Affordable Housing Set
Aside
$2 million $7.3 million
Unencumbered Legacy
Balance
$10 million
Total $36.8 million $40.8 million
ITEM 3.1.
ATTACHMENT 1
4 City Reserves as of June 30, 2024
Capital Facilities Reserve
$20M reserved for Mills Crossing
$5M reserved City Hall Space
Planning
$26.5
million
Infrastructure Capital Fund
Allocated annually into CIP$8.2
million
$13
million
Economic Uncertainty
General Fund Reserve
(20% of operating budget)
CEIF Legacy Fund
$26.8M allocated to Legacy
projects
$10M unencumbered balance
$36.8
million
$26
million
Unrestricted Funds:
ITEM 3.1.
ATTACHMENT 1
5 Other City Funds as of June 30, 2024
CFF Community Facilities Impact
Fees
$10M reserved for Mills Crossing
$12.7
million
Affordable Housing Impact Fees
Funds available for affordable
housing projects$7.3
million
Community Renovation Fees
$3.5M reserved for Little
League
$5.4
million
Special Revenue Funds:
$7.3
million
CFF Library Impact Fees
Funds available for future
library to serve growing
population
ITEM 3.1.
ATTACHMENT 1
6 Community Needs Assessment
• Theatre Projects completed a Needs Assessment in 2023 for Mills Crossing:
Needs Assessment Mills Crossing Project
Flexible Performance & Event Space (300 seats) Included in Proposed Design Small Individual Artist Studio Space (Six 100 sq ft
studios)
Not Included in Proposed Design
Large Individual & Small Group Arts Studio Space
(Two 400 sq ft studios)
Four Flex Studios/Classroom space (~800 sf each) in
Proposed Design
Classroom Space (1,350 sq ft) Four Flex Studios/Classroom space (~800 sf each). 2 nd floor can flex to be one 1,600 sf classroom space.
Gallery Space (Large – 2,000 sq ft; Small – Three 500
sq ft)
2,000 sf 1st floor lobby with Gallery and 2,500 sf 2nd
floor lobby with Gallery in Proposed Design
Rehearsal Studio (2,600 sq ft) 1,600 sf Rehearsal Space to match the Theater Stage in Proposed Design
Individual Music Rehearsal Rooms (One 50 sq ft, One
60 sq ft & 90 sq ft)
Can be accommodated in the Flex Studios in
Proposed Design
Large Music Rehearsal Room (180 sq ft) Can be accommodated in the Flex Studios in Proposed Design
*Study was completed with a 35,000 sq ft building in mind ITEM 3.1.
ATTACHMENT 1
7 MILLS CROSSING
Rancho Cordova, CA
• • •
Pending:
2020-22
Completion:
2026-27
In Progress:
2022-25
ITEM 3.1.
ATTACHMENT 1
9 Key Accomplishments to Date
• Secured $16M of grant funds
• SACOG recognized Mills Crossing as a Top 10 project to watch in the S
acramento Region (2023)
• Robust community outreach, surveys, and design charrettes • Established key partnerships (anchor office tenants, health and we
llness, arts organizations, Folsom Lake College, etc.)
• Approvals: finalizing EIR and City entitlements
• Advanced Design – ne aring completion of Design Development ITEM 3.1.
ATTACHMENT 1
10 2017 - 2019 2019-2020 2020 – 2022 2022 – Q2 2025 Q3 2025-2027 Visioning Sessions
Gap Analysis
Project Studies
Site Selection
Community Input
Arts Strategic Plan
City Issues RFP
City selects Griffin
Swinerton +
Related as Project
Developers
Conceptual Design to
Establish Preferred
Development Alternative
Execute
Predevelopment
Agreement (PDA)
Community Input
CEQA,
Entitlements
Community Input
Schematic Design
/ Design
Development
Griffin Swinerton
Guaranteed
Maximum Price
(GMP)
Final Development
Agreements
Construction
Documents
Break Ground
(Q3 2025)
Construction
(Q3 2025-27)
We
are
here
Key Council & Community Themes:
Community Amenity & Economic Development
PROJECT HISTORY
ITEM 3.1.
ATTACHMENT 1
11 MILLS
CROSSING COMMERCIAL
COMMERCIAL
FOLSOM BOULEVARD CORRIDOR
0.5 MILE
RADIUS
0.25 MILE
RADIUS
FOLSOM BLVD
AFFORDABLE HOUSING Year # Units $$
Land Acquisition (Eco Liquor) 2021 TBD $1.1 M
Sunrise Crossings Affordable Housing 2022 82 $23 M
Future Artists Housing 2025-27 60-80
est
$30 M
Mills Crossing (100 unit total, 60 afford) 2017-26 60 $ Gap MUNICIPAL FACILITIES Year $$
Stagger Inn Acq/Demo/Revitalization 2009-12 $31.6 M
Mills Station Arts and Culture Center (MACC) 2018 $1 M
Rancho Cordova Youth Center 2022 $8 M
INFRASTRUCTURE Year $$
Folsom Blvd Streetscape Improvements 2003-20 $42 M
Mather Heritage Trail 2018 $4 M
Mather Field Road Upgrade 2023 $7 M
For 21 years, the City of Rancho Cordova has
invested in infrastructure, municipal facilities,
and affordable housing in the Folsom Blvd
Corridor to stimulate equitable transit-
oriented development - walkable, mixed-use,
mixed-income communities.
MILLS CROSSING is a transformational project
that will realize the City’s long-term vision to
transform this section of the City.
1 2 3
FOLSOM BLVD CORRIDOR CIP
Youth
Center
Mather Field /
Mills Station
ITEM 3.1.
ATTACHMENT 1
12 The Art Block from the 2019 Arts Strategic Plan
ITEM 3.1.
ATTACHMENT 1
13 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Design (DD) / GMP
2025 2026 2027
Spending deadline
for GMG Grant
($9M)
Spending
deadline BHCIP
($7M)
Entitlement
Public ROW Agency Review Construction (12 months)
Construction Docs (CD) Agency Review Construction (18+ months)
1. DESIGN / APPROVALS
(2022 to current)
2. LAND / SITE CONSTRUCTION
3. BUILDINGS CONSTRUCTION
Upcoming Council
Decision Point
ITEM 3.1.
ATTACHMENT 1
14 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
15 La Loma Dr
MILLS CROSSING
10 -
acre City
-
owned Site
ITEM 3.1.
ATTACHMENT 1
16 La Loma Dr
Housing Parcel 1
(For Sale Units)
Housing Parcel 2
(Affordable MF)
MILLS CROSSING
ITEM 3.1.
ATTACHMENT 1
17 MILLS CROSSING
B1
B2
B3
ITEM 3.1.
ATTACHMENT 1
18 Multifamily Site
with parking
All Townhomes
Have 2-car garages
PLEASE NOTE: Housing will be built as a separate
project(s) under stand-alone transactions with the
housing developer and City. These are concept-level
illustrations and are not proposed housing designs or
development applications.
Housing: Illustrative Layout and Parking
ITEM 3.1.
ATTACHMENT 1
19 A World Class TOD
Community Hub
Community
Amenity
Economic
Development
Est. $160M of
combined
investment
PLEASE NOTE: Housing will be built as a separate project(s) under stand-alone transactions with the housing developer and City. These are concept-level illustrations and are not proposed housing designs or development applications.
MILLS CROSSING
with Illustrative
Housing
(see note)
B1
B2
B3
ITEM 3.1.
ATTACHMENT 1
20 ITEM 3.1.
ATTACHMENT 1
21 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
22 ITEM 3.1.
ATTACHMENT 1
23 ITEM 3.1.
ATTACHMENT 1
24 ITEM 3.1.
ATTACHMENT 1
25 Size 36,000 SF
Cost $30,000,000
Programming /
Occupancy
Anchor Office:
21,000 SF
Community
Health:
15,000 SF
BUILDING 1 | MIXED OFFICE & COMMUNITY HEALTH
Class A Office
Building on
Folsom Blvd
Economic Development
Anchor Office
Community Health
Community AmenityServing
the
City’s
Goals
New Value to City
– a long-term
appreciating
asset
Improving the
environment
on Folsom Blvd
Health services
to a medically
underserved
section of the
City
Fulfilling
community desires
for youth and adult
physical & mental
health services
ITEM 3.1.
ATTACHMENT 1
26 Building 1 - Floor Plans
ITEM 3.1.
ATTACHMENT 1
27 5 AM
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
LO
W
MED
HI
PEAK
MORNING
AFTERNOON
NIGHT
BUILDING 1
ACTIVITY LEVELS
BY TIME OF DAY
OFFICE
MEDICAL
OFFICE MGMT &
ADMIN STAFF
OFFICE VISITORS
& VENDORS
DOCTORS,
NURSES,
SPECIALISTS, &
ADMIN STAFF
MEDICAL &
BEHAVIORAL
HEALTH PATIENTS
Source: Urban Land Institute (ULI) – Real Estate Activity Patterns 2023; CEC Building Electricity Load Shapes 2022 ITEM 3.1.
ATTACHMENT 1
28 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
29 ITEM 3.1.
ATTACHMENT 1
30 ITEM 3.1.
ATTACHMENT 1
31 ITEM 3.1.
ATTACHMENT 1
32 Size 27,500 SF
Cost $45,000,000
Programming /
Occupancy
Black Box Theater
Rehearsal Space
Classrooms
Exhibit Space
Flex Studios
Concessions
Pre-function/Lobby
Theater Support
Roof Top Deck
BUILDING 2 | COMMUNITY ARTS CENTER
Serving
the City’s
Goals
Economic DevelopmentCommunity Amenity
Supporting the City’s
local performance &
visual arts community
Youth and adult
programming, events,
and classes
The arts create
community, a sense
of place, and catalyze
investment
Creating a regional
destination
connected to transit
ITEM 3.1.
ATTACHMENT 1
33 1st
Support / Storage / Admin
Theater
ceiling height spans two floors
Flexible Studios / Exhibit / Classrooms
Restrooms, Elevator
Lobby / Concessions / Pre-function /
Flex Gallery / Office
FIRST LEVEL
ITEM 3.1.
ATTACHMENT 1
34 FIRST FLOOR | LOBBY & PRE-FUNCTION SPACE
ITEM 3.1.
ATTACHMENT 1
35 FIRST FLOOR | LOBBY & PRE-FUNCTION SPACE
ITEM 3.1.
ATTACHMENT 1
36 FIRST FLOOR | LOBBY DESK & CONCESSIONS
ITEM 3.1.
ATTACHMENT 1
37 FIRST FLOOR | THEATER VIEW FROM STAGE
ITEM 3.1.
ATTACHMENT 1
38 FIRST FLOOR | FLEX STUDIO / CLASSROOM
ITEM 3.1.
ATTACHMENT 1
39 FIRST FLOOR | FLEX GALLERY
ITEM 3.1.
ATTACHMENT 1
40 2nd
SECOND LEVEL
Support / Mechanical
Flexible Studios / Rehearsal Space
Restrooms, Elevator
2nd Floor Pre-function / Flex Gallery / Office
ITEM 3.1.
ATTACHMENT 1
41 SECOND FLOOR | THEATER VIEW FROM MEZZANINE
ITEM 3.1.
ATTACHMENT 1
42 SECOND FLOOR | LOBBY & PRE-FUNCTION SPACE
ITEM 3.1.
ATTACHMENT 1
43 SECOND FLOOR | LOBBY & PRE-FUNCTION SPACE
ITEM 3.1.
ATTACHMENT 1
44 SECOND FLOOR | FLEX STUDIO & REHEARSAL SPACE
ITEM 3.1.
ATTACHMENT 1
45 Roof
ROOF LEVEL
Roof deck
ITEM 3.1.
ATTACHMENT 1
46 BUILDING 2 ROOF DECK
ITEM 3.1.
ATTACHMENT 1
47 BUILDING 2 ROOF DECK
ITEM 3.1.
ATTACHMENT 1
48 The Theater
Representative Imagery of its Flexible Design
ITEM 3.1.
ATTACHMENT 1
49 ITEM 3.1.
ATTACHMENT 1
50 THEATER
CONFIGURATIONS
ITEM 3.1.
ATTACHMENT 1
51 ITEM 3.1.
ATTACHMENT 1
52 ITEM 3.1.
ATTACHMENT 1
53 ITEM 3.1.
ATTACHMENT 1
54 ITEM 3.1.
ATTACHMENT 1
55 Building 2 Potential Users
High End Regional Performing Arts
Center
Touring Shows
Film Festivals
Big Names
Community Theater
Local Groups
Bands
Arts Education
Community Rentals
Dance Groups
Corporate Events
Resident Events
City Events (State of the City, etc.)
Balance of uses:
75%/25%
80%/20%
Balance affects revenue and operating
costs
30+ organizations identified as potential users during outreach ITEM 3.1.
ATTACHMENT 1
56 Building 2 Outreach & Research
• AMS Research & Planning – N eeds Assessment/Survey (2018/19) • Arts Strategic Plan (2019)
• AMS Updated Survey and Business Plan (2020/21)
• Theater P rojects outreach survey (March 2023)
• Mills Station Art & Culture Center (August 2024)
• Rancho Cordova Arts Council (October 20 24)
• School of the Arts (November 2024)
• Hummingbird T heatre Company (November 2024)
• California Capital Arts Foundation (November 2024)
• Tour Cordova HS PAC (November 2024)
• Cal Cap Film Studios (November 2024)
ITEM 3.1.
ATTACHMENT 1
57 5 AM
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
LOW
MED
HI
PEAK
MORNING
AFTERNOON
NIGHT
BUILDING 2
ACTIVITY LEVELS
BY TIME OF DAY
ARTS
CENTER
ARTS
MGMT &
ADMIN
TECHNICIANS
& SUPPORT
STUDENTS
(YOUTH & ADULTS)
ARTISTS
(e.g., PAINTERS,
SCULPTORS, etc.)
PERFORMERS &
CREW
SHOW / GALLERY
ATTENDEES
Source: Urban Land Institute (ULI) – Real Estate Activity Patterns 2023; CEC Building Electricity Load Shapes 2022 ITEM 3.1.
ATTACHMENT 1
58 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
59 ITEM 3.1.
ATTACHMENT 1
60 ITEM 3.1.
ATTACHMENT 1
61 ITEM 3.1.
ATTACHMENT 1
62 ITEM 3.1.
ATTACHMENT 1
63 Size 9,600 SF
Cost $12,000,000
Programming /
Occupancy
Event Hall for 250-
300 attendees
Catering Kitchen
Support/Office
Storage
Restrooms
Leased Café/Food
BUILDING 3 | COMMUNITY EVENTS w/ SMALL CAFÉ/SHOP
Economic DevelopmentCommunity Amenity
Serving the
City’s Goals
Event venue that
holds 250 – 300+
attendees
The café/shop is a draw for
people to stay onsite while
generating economic activity
in the City
Creates brand new
integrated event-
retail facilities to
upgrade the area
Indoor-outdoor
design creates a
unique gathering
place
ITEM 3.1.
ATTACHMENT 1
64 BUILDING 3 | INTERIOR SPACES
Event Hall
(300 seats)
Pre-function
Space
Catering
Kitchen
Support
/ Office
Community
Café/Shop
ITEM 3.1.
ATTACHMENT 1
65 BUILDING 3 EVENT HALL – PRELIMINARY RENDERING
ITEM 3.1.
ATTACHMENT 1
66 5 AM
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
LOW
MED
HI
PEAK
MORNING
AFTERNOON
NIGHT
BUILDING 3
ACTIVITY LEVELS
BY TIME OF DAY
EVENTS &
CAFÉ
TECHNICIANS
& SUPPORT
EVENT
ORGANIZERS
MGMT & ADMIN
SUPPORT
CAFÉ / SHOP
STAFF
EVENT
ATTENDEES
CAFÉ / SHOP
CUSTOMERS
Source: Urban Land Institute (ULI) – Real Estate Activity Patterns 2023; CEC Building Electricity Load Shapes 2022 ITEM 3.1.
ATTACHMENT 1
67 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
68 Main entry w passive safety-security1
Theater outdoor pre-function area2
Event lawn3
Trellis with flexible outdoor event space4
Festival street5
Parking lot integrated into project green6
Mini pedestrian plaza7
Wellness loop8
Hangout hill 9
Interpretive features for planted areas10
Small garden seating nook11
Additional parking w
flexibility for hosting events &
food trucks
12 Program Elements
1 2
3 4
5 6
7 7
8 9
10 11
11 12
ITEM 3.1.
ATTACHMENT 1
69 ITEM 3.1.
ATTACHMENT 1
70 ITEM 3.1.
ATTACHMENT 1
71 ITEM 3.1.
ATTACHMENT 1
72 Size 2.5 acres
(combined)
Cost
$21,000,000
All site infrastructure & open
space
Programming /
Occupancy
Main Plaza
Project Green w wellness
loop and mini-plaza
Central Festival Street can
be closed for street fairs
SITE INFRASTRUCTURE & OPEN SPACE
Community Amenity
Serving the
City’s
Goals
Spaces for
outdoor
events and
outdoor
projection
Public Art and
outdoor
performances
Walking paths,
gathering
spaces and
passive spaces
Ample open /
green space
promotes health &
wellness
ITEM 3.1.
ATTACHMENT 1
73 5 AM
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
LOW
MED
HI
PEAK
MORNING AFTERNOON NIGHT
PUBLIC
SPACE
ACTIVITY LEVELS
BY TIME OF DAY
MILLS
CROSSING
RESIDENTS
COMMUNITY
MEMBERS &
ARTS USERS
COMMUNITY
MEMBERS
MILLS CROSSING
RESIDENTS
ARTS OUTDOOR
PARTICIPANTS
Source: Urban Land Institute (ULI) – Real Estate Activity Patterns 2023; CEC Building Electricity Load Shapes 2022 EVENT
ATTENDEES
CAFÉ / SHOP
CUSTOMERS
STUDENTS
(YOUTH &
ADULTS)
ITEM 3.1.
ATTACHMENT 1
74 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
75 La Loma Dr
Housing Parcel 1
(For Sale Units)
Housing Parcel 2
(Affordable MF)
MILLS CROSSING
ITEM 3.1.
ATTACHMENT 1
76 Multifamily Site
with parking
All Townhomes
Have 2-car garages
PLEASE NOTE: Housing will be built as a separate
project(s) under stand-alone transactions with the
housing developer and City. These are concept-level
illustrations and are not proposed housing designs or
development applications.
Housing: Illustrative Layout and Parking
ITEM 3.1.
ATTACHMENT 1
77 PLEASE NOTE: Housing will be built as a separate project(s) under stand-alone transactions with the housing developer and City. These are concept-level illustrations and are not proposed housing designs or development applications.
MILLS CROSSING
with Illustrative
Housing
(see note)
A World Class TOD
Community Hub
Community
Amenity
Economic
Development
Est. $160M of
combined
investment
B1
B2
B3
ITEM 3.1.
ATTACHMENT 1
78 For Sale Housing
# Units 40-50 units
Est. Cost $20 million
By Developer
Affordable MF
# Units 55-60 units
Est. Cost $40 million
MILLS CROSSING HOUSING DEVELOPMENT
Economic Development Community Amenity
Serving
the
City’s
Goals
New for-sale
units bring
homeowners
to
neighborhood
High quality
new housing
increases
values in the
region
Activity from
residents
supporting
project
amenities
Affordable
multifamily
housing
serving needs
of community
Consistent
“eyes on the
street” with
residents’ 24/7
presence
Fiscal benefits
to City: new
property tax
revenue
ITEM 3.1.
ATTACHMENT 1
79 Mills Crossing Housing Development
Affordable Multi-family
• 55 to 60 units
• Related California’s affordable housing division is the developer • Predevelopment underway, funded by PLHA Grant from City • City contribution of approximately $6M is currently anticipated • Target near-t erm milestone – planning & funding applications For-sale “Townhouse” Lots
• 40 to 50 units
• Due diligence and negotiations in 2025
• Related (and partners) execute development agreements with City in 2026 ITEM 3.1.
ATTACHMENT 1
80 PROJECT OVERVIEW
Site Plan
Building 1
Building 2
Building 3
Open Space
Housing
Parking
ITEM 3.1.
ATTACHMENT 1
81 Project Parking Code Analysis
Peak Parking Requirement = 254 Stalls (Based on Code Analysis) Peak Parking Time of Day Demand Analysis = 170 Stalls
Code Allowed Parking Reduction Exemptions (23.719.080):
• Reduction for Parking Near Transit Stop: Allows 50% Reduction • Parking in Mixed-U se Projects: Allows Peak Parking Demand Analysis • Available Parking in Public or Common Area Lots: Potential City Lot • Additional Parking Reduction: Additional 30% Reduction Allowed (not proposed for this project)
ITEM 3.1.
ATTACHMENT 1
82 Parking Demand Analysis
Source: Nelson Nygaard Parking Demand Analysis for Mills Crossing, 2024 ITEM 3.1.
ATTACHMENT 1
83 Onsite Off-
street
Parking
Stalls
183
Mills Crossing Parking Overview
99 SPACES
40 SPACES
44 SPACES
ITEM 3.1.
ATTACHMENT 1
84 “Parking Ecosystem” Master Plan Approach to Parking
• For Commercial Project Components (Buildings 1, 2, & 3):
• Performed a time-of-d ay demand-based parking analysis to quantify parking need (170 stalls)
• Included required Parking Spaces (183 stalls)
• Providing additional on-s treet parking (49 Additional Spaces) • MOU with Los Rios for Parking Lot 3 (25-y r initial term) • Develop shared parking agreements on neighboring lots (RT, Los Rios, City-owned pa
rcel, etc.)
• Housing components must provide their own required parking on their parcels (e.g., 2 -car garages in the for-sale homes, dedicated parking lot on the affordable housing site)
• Most costly approach - expl ore structured parking solutions ITEM 3.1.
ATTACHMENT 1
85 +/- 80
SPACES
OFF SITE SHARE
PARKING STRATEGY
Shared Parking
Strategy involves
521-601
Spaces adjacent to
Mills Crossing site
Sac Metro Gold Line Off-site
Parking Lot 226
spaces
Folsom Lake College Off-
site Parking Lot 295
spaces
City-owned Parcel
(Potential Solution with
estimated space yield)
80 spaces
ITEM 3.1.
ATTACHMENT 1
86 PARKING DECK CONCEPT
154 stalls
2 Levels
~ $8M
cost
~ 55 stall net
increase
ITEM 3.1.
ATTACHMENT 1
87 IMPLEMENTATION
How It All Fits Together
Key Accomplishments
Potential Phasing
Detailed Schedule
ITEM 3.1.
ATTACHMENT 1
88 COMBINED
ACTIVITY LEVELS
5 AM
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
MORNING
AFTERNOON
NIGHT
LOW
MED
HI
PEAK
COMMUNITY
MEMBERS
MILLS CROSSING
RESIDENTS
OFFICE MGMT
& ADMIN
STAFF
DOCTORS, NURSES,
SPECIALISTS, &
ADMIN STAFF
MEDICAL &
BEHAVIOR
AL
HEALTH
PATIENTS
OFFICE
VISITORS &
VENDORS
STUDENTS
(YOUTH &
ADULTS)
ARTISTS
(PAINTERS,
SCULPTORS)
PERFORMERS &
CREW
SHOW /
GALLERY
ATTENDEES
EVENT
ORGANIZERS
CAFÉ / SHOP
STAFF
EVENT
ATTENDEES
CAFÉ / SHOP
CUSTOMERS
Source: Urban Land Institute (ULI) – Real Estate Activity Patterns 2023; CEC Building Electricity Load Shapes 2022 ITEM 3.1.
ATTACHMENT 1
89 B1
B2
B3 Site
MILLS CROSSING
Opportunity for
Phasing
ITEM 3.1.
ATTACHMENT 1
90 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Design (DD) / GMP
2025 2026 2027
Spending deadline
for GMG Grant
($9M)
Spending
deadline BHCIP
($7M)
Entitlement
Public ROW Agency Review Construction (12 months)
Construction Docs (CD) Agency Review Construction (18+ months)
1. DESIGN / APPROVALS
(2022 to current)
2. LAND / SITE CONSTRUCTION
3. BUILDINGS CONSTRUCTION
Upcoming Council
Decision Point
ITEM 3.1.
ATTACHMENT 1
91 Spring 2025
• Entitlements
• PDA Amendment
Summer 2025
• Final Financing Plan
• Project Agreements/GMP
Late Summer / Fall 2025
• Building Permits & Groundbreaking
Next Steps
ITEM 3.1.
ATTACHMENT 1
92 Mills Crossing Preliminary Budget
Funding Source Building 1 Building 2 Building 3
Green
Space &
Sitework
Construction
Mngt &
Contingency
Affordable
Housing
Total by
Funding
Source
BHCIP Grant (must be expended by
12/31/2026)
$7M $7M
New Market Tax Credit (earliest
award anticipated Fall 2025)
$2.8M $2.8M
Healthcare Partner Grant
(earliest award anticipated late
Summer/Fall 2025)
$3.5M $3.5M
Sitework/Infrastructure Grants $9.2M $9.2M
City Cash Contribution ($700K
match required by BHCIP grant for
Building 1)
$5.7M $7M $12M $11.8M $6M $42.5M
Affordable Housing Subsidy $6M $6M
Taxable Bond $11M $11M
Tax Exempt Bond $38M $38M
Total by Building $30M $45M $12M $21M $6M $6M $120M
Figures presented are based on current
cost estimates and will not be certain until
Guaranteed Maximum Price is finalized.
ITEM 3.1.
ATTACHMENT 1
93 Mills Crossing Building 1 Financial Considerations
Term Annual Debt Service
10 Years $1,590,000
20 Years $1,012,000
30 Years $860,000
City Capital Contributions
• Current cost models anticipate a minimum city cash investment of $5M & $11M in taxable bonds • Conflicting timelines for outside funding sources pose some financial uncertainty • $7M BHCIP grant must be expended by 12/31/26
• $2.8M New Market Tax Credit will not be known until Fall 2025 at soonest • $3.5M Healthcare Partner Grant will not be known until late summer/fall 2025 • Total city cash contribution range from a minimum of $5.7M - $12 M Ongoing Cost Recovery Uncertain
• Annual operating costs when combined with potential debt se
rvice make ongoing General Fund subsidy a possibility
• Exact figures will not be known until future lease
a
greements are negotiated
• Length of initial lease terms are uncertain
• Possibility for lease term and debt service term to not alig
n
• Could result in future financial impact if vacancy
oc
curs
• Preliminary lease revenue estimates for Building 1 based on s
quare footage and use is in the range of
$800K/annually
Debt Service on $11M taxable bond issuance
Assumes 5.5% total interest cost
ITEM 3.1.
ATTACHMENT 1
94 Mills Crossing Community Use Spaces Budget
Funding Source Amount
City Cash Contribution $30.8 Million
Tax Exempt Financing $38.0 Million
Unidentified Funding $6.2M
Total $75 Million
Building 2: $45 Million
Building 3: $12 Million
Green Space/Sitework: $21 Million
• Grant funds in the amount of $9.2 Million offset the cost of sitework
Project Mngt & Contingency: $6M
Total City Contribution: $75 Million
Potential Funding of Community Use Spaces
Par Amount Annual Debt
Service
$38 Million $4.8 Million
$20 Million $2.4 Million
$15 Million $1.8 Million
Potential Debt Service
Assumes 3.28% total interest cost
ITEM 3.1.
ATTACHMENT 1
95 Mills Crossing Capital Investment Summary
Funding Source Capital Contribution Annual Fiscal Impact Community Facilities Fees $10M
Capital Facilities Reserve $20M
Unidentified Funding $12.5M - $18.8M
Affordable Housing Impact
Fees
$6M
Taxable Bonds (Building 1) $11M $870K
Tax Exempt Bonds $38M $4.8M
Total $97.5M - $103.8M $5.7M
Private Development/Outside
Sources of Funding
Approximately $60
million
Figures presented above are based on current cost estimates and will not be certain until Guaranteed Maximum Price is finalized. Annual debt service amounts are based on interest rates as of early February 2025 and are subject to change.
The dollar amounts listed on this slide reflect initial capital investment only and not ongoing operating costs, which will be an additional cost and dependent on final utilization of facilities.
ITEM 3.1.
ATTACHMENT 1
96 Mineshaft Update
• The Cordova Community Council has decided not to proceed wi
th the relocation of the Mineshaft building and is
recommending that it eventually be demolished.
• Their desire is to continue looking for a new community event s
pace to ensure the continuation of Heart Stoppers and
address other community needs.
ITEM 3.1.
ATTACHMENT 1
97 Community Theatre Update (formerly Rise Up)
• Staff has been working with RiseUp Theatre Company to establish a 99- s
eat community theater
• A location on Olsen Dr was identified and then reconsidered based on upgr
ades needed to the building
• A new location was identified on Zinfandel and the RiseUp Theatre team wa
s doing the due diligence on developing an updated budget based on the size and construction estimates.
• As of January 27th RiseUp Theatre group has decided to part ways with the city on this project.
• At Council direction staff can assume the project management roll to s
ecure the site, complete the tenant improvements, and issue a RFQ for an operator for the space.
ITEM 3.1.
ATTACHMENT 1
98 Community Theatre Update (formerly Rise Up)
• .
Potential Location: 2810 Zinfandel
• 26,350 sq ft: Live performance theatre,
r
ehearsal space, storage, and 1,500 sq ft flex
meeting space.
• This location has the necessary health, Life,
a
nd Safety components to convert to a
theatre use. Reducing the need for significant
costly improvements.
• ADA Compliant: Restroom, Parking, and
s
idewalks.
• Zoning allows the use of this type.
• Opportunity to revitalize this shopping center.
• Adjacent to public transit and ample parking.
ITEM 3.1.
ATTACHMENT 1
99 Little League Update
• This project was placed on hold in Spring 2024
• Project budget of $11 Million remains encumbered:
• CEIF Legacy Funds allocated: $7.5 Million
• Community Renovation Funds allocated: $3.5 Million
ITEM 3.1.
ATTACHMENT 1
100
Council Discussion – Mills Crossing Building 1
Policy and Use Considerations
• Does the current plan for Building 1 meet the council’s vision for a mixed-u se economic development catalyst project on Folsom Blvd. that provides additional site activation throughout the day?
Financial Considerations
• City cash contribution of at least $5M and as much as $12M will be necessary • Debt issuance of approximately $11M is also anticipated based on the current model, for a t
otal city investment ranging from $16M - $22M for building 1. Revenue generated from negotiated lease terms may be insufficient to cover the cost of ongoing debt service and operating costs in addition to uncertainty over lease length, resulting in an unknown future General Fund impact.
• Is the council comfortable with a financial contribution of this magnitude for Building 1? ITEM 3.1.
ATTACHMENT 1
101
Council Discussion – Community Facilities
Policy and Use Considerations
• Does the design of buildings 2 & 3 at Mills Crossing meet the council’s vision of fulfilling the c
ommunity need for a performing arts venue and community meeting/event space? • Is the council still interested in pursuing a new space for community events in lieu of the M
ineshaft concept in coordination with Cordova Community Council? • Is there still an interest in pursuing a smaller performing arts venue in addition to building 2? Financial Considerations
• Is council willing to allocate unencumbered legacy funds and/or reallocate funds from other le
gacy projects to Mills Crossing to meet the additional cash contribution needed and potentially reduce the amount of bonds issued?
ITEM 3.1.
ATTACHMENT 1