Chapter 22.110
DESIGN AND IMPROVEMENT STANDARDS
Sections:
Article I. Purpose and Applicability
22.110.005 Design and improvement standards.
22.110.025 Request for exception.
22.110.030 Project proponent responsibilities.
Article II. Local Street Patterns
22.110.035 Thoroughfare and arterial streets.
22.110.045 Minor residential streets.
22.110.055 Alternate design and improvement standards for specified tentative maps.
Article III. Lot Patterns
22.110.065 Compliance with law.
Article I. Purpose and Applicability
22.110.005 Design and improvement standards.
To ensure that proposed subdivisions are developed in the best interests of the people of the city of Rancho Cordova, land subdivided under the provisions of this title shall conform to design standards and improvement standards in this chapter. Plans, maps or other drawings for any project which includes the installation of public streets or creation of lots or division of land shall comply with the standards set forth herein. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.010 Purpose.
It is the purpose of these design standards to provide basic planning standards applicable to the design, review and development of local street patterns and lot patterns in subdivisions, land divisions and other development projects. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.015 Applicability.
These standards shall be applied to projects requiring one or more public hearings before a discretionary permit is issued, projects requiring no public hearing, and projects on appeal. The standards provide the approval body or the city council flexibility to make reasonable decisions that take into account alternative designs, physical features on and off the site, and public input and testimony, as applicable.
When applying these standards, the approval body or the city council shall consider the identifiable effects that any proposed project may have upon other properties in the vicinity, now and in the foreseeable future.
In order to deal with physical features on and off the site, the approval body or the city council may take into consideration unusual topography, environmental preservation, existing and approved streets, historically established traffic patterns, neighboring lot patterns, existing and evolving land use patterns, zoning, and past policy or permit decisions. [Ord. 38-2007 § 1 (Exh. 1(M)); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.020 Exceptions.
The approval body or the city council may authorize conditional exceptions to any of the design and improvement standards in this chapter, unless the standard specifically states that an exception cannot be granted. Such exception may be granted if the approval body or the city council finds, in writing, that the proposed design or improvement is in substantial compliance with the purpose and intent of the standard to be excepted. [Ord. 38-2007 § 1 (Exh. 1(M)); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.025 Request for exception.
The applicant may separately request that an exception from the standard be granted. If noncompliance with these standards is identified at any stage of review of the proposed map, the application may be considered to include a request for an exception, unless the applicant objects. The approval body or the city council shall not grant an exception request unless a reasonable justification is made by the applicant to support the action. Noncompliance with these standards without grant of an exception pursuant to this section shall be grounds for denial of a request. [Ord. 38-2007 § 1 (Exh. 1(M)); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.030 Project proponent responsibilities.
All project applications shall include drawings showing the manner in which the requirements and standards in this chapter are complied with. When the applicant decides to apply for an exception, the applicant shall provide documentation and data to support and justify the request for a waiver or modification. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
Article II. Local Street Patterns
22.110.035 Thoroughfare and arterial streets.
A. Function. The function of thoroughfare and arterial streets is to serve with freeways to form a coordinated network of vehicle routes capable of handling the movement of goods and people through and between communities in large volumes and with efficient speeds and safety. Such roads are identified in the circulation element of the general plan or on the appropriate specific plan.
B. Design Standards. If the circulation element of the general plan shows any highway, expressway, thoroughfare, arterial or similarly named road located so that any portion lies within or adjacent to a proposed project, such roadway shall be incorporated into the project in conformance with the design standards in the general plan or specific plan. The specific location or locations if alternate alignments are feasible of such roads shall be determined in coordination with and as recommended by the city public works department.
The design characteristics of such roads shall conform with the current improvement standards of the department of public works.
Because such roads may vary in width and may involve many design factors such as acceleration/deceleration lanes, various curb heights, bicycle lanes, bus stops/turnouts, traffic dividers, driveways, and curb cuts, the precise road improvement requirements shall be determined by consultation or coordination with the public works department. [Ord. 15-2022 § 4 (Exh. A); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.040 Collector streets.
A. Functions. The functions of collector and primary residential streets, in order of relative importance, are:
1. To collect traffic from minor residential streets or private streets and route it to the thoroughfare and arterial streets.
2. To route traffic from thoroughfare and arterial streets to minor residential streets and private streets.
3. To provide rapid and efficient routes of access for emergency vehicles to residential areas.
4. To connect residential areas to the neighborhood and community service facilities such as schools, parks and shopping.
B. Design Standards. Primary residential and collector streets shall be integrated with the local street pattern to best serve the above functions. The structural cross-section and alignment requirements shall be as set forth in the public works improvement standards, but with the overall design of the street pattern based on the following:
1. A new single-family residential area which generates traffic from more than 99 potential residential dwelling units shall be served by at least one primary residential or collector street which is at least 50 feet in width. Such streets shall be designed to connect at both ends to other primary residential or collector streets or to thoroughfare or arterial streets or be part of an overall street pattern which provides residents with more than one access into and out of the area. There shall be at least one collector street which is at least 56 feet in width when more than 400 potential residential units will be served.
2. New single-family residential areas with more than 20, but fewer than 40, potential units shall be served by a primary residential or collector street at least 50 feet in width if there is only one public street access into the area. Areas between 40 and 100 units shall be served by two points of access.
3. Collector streets shall be constructed or widened to at least 60 feet in width when developed in conjunction with or along the frontage of lots proposed for commercial developments.
Collector streets shall be constructed to at least 56 feet in width when developed in conjunction with or along the frontage of lots proposed for multiple-family developments. Sidewalk width requirements, as set forth in the improvement standards, may require a wider right-of-way.
4. Collector streets shall be constructed or widened to 60 feet in width when developed in conjunction with or along the frontage of lots proposed for parks and schools. Sidewalk width requirements, as set forth in the improvement standards, may require a wider right-of-way.
5. The approach areas of collector streets at intersections with thoroughfares and arterials shall be constructed or widened as required by the public works improvement standards.
6. Intersections of collector streets to major arterial streets shall be designed to align with existing streets or previously approved streets as four-way intersections whenever possible. These intersections shall be spaced no closer than 900 feet from existing, approved or planned streets. If such alignment and spacing is not feasible, three-way intersections shall be offset at least 150 feet and be designed in consultation with the public works department.
7. The street pattern design shall conform to public works improvement standards in terms of minimum radius curves, sight distances, intersection locations, profile and such other criteria as may be applicable to the construction phase of the street pattern.
8. Existing or previously approved collector streets which stub into undeveloped property are intended to be incorporated into new expanding street patterns in a logical and functional manner. Designs which terminate, isolate, or otherwise discourage collector streets from fulfilling their intended functions are strongly discouraged. Such designs shall not be approved without full consideration of the total circulation and safety impacts in relation to possible alternatives. In this regard, it is not necessarily a requirement that collector streets must connect at both ends to arterial streets or with other collector streets, but it must also be recognized that this will often be needed if the street is to properly function as intended. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.045 Minor residential streets.
A. Function. The function of minor residential streets is to serve as access to the residential lots within those areas created by, or bounded by, thoroughfares, arterials, collectors, and primary residential streets and other physical boundaries such as natural streams and railroads. Since the primary function is local vehicular access rather than intercommunity circulation, the preferable street pattern designs will discourage pass-through, sneak or shortcut traffic from traveling through these areas, but without compromising the rapid access needs of emergency vehicles, or good police patrol and surveillance needs.
B. Standards.
1. Minor residential streets are normally based on a 40-foot right-of-way width. Most residential lots can be served by such streets, provided the street pattern design is such that:
a. Minor residential cul-de-sac streets generally serve a maximum of 20 dwelling units and have a maximum length of 600 feet.
b. Minor residential streets serve a maximum of 100 dwelling units when there are only two public street accesses into the area.
c. Pass-through, shortcut, or sneak street situations are not created. In those instances where through traffic is unavoidable and of probable high volume, the specific street shall be designed to primary residential or collector street standards, as applicable.
2. The intersections of minor residential streets with collector streets, or with major arterial streets, shall be designed to align with existing streets or previously approved streets on the opposite side of the street wherever possible. If such alignment is not feasible, the street shall be offset at least 150 feet.
3. In that portion of the street pattern which consists of minor residential streets, four-way intersections shall not be created. The street pattern shall be designed using right angle tee intersections, and any offset intersections shall be offset by at least 100 feet. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.050 Private roads.
A. Function. The function of private roads is to serve the specific vehicular circulation needs of individuals or groups, rather than the needs of the public as a whole. Two basic characteristics of private roads are that the owners of the roads can generally restrict use to designated persons or vehicles, and that the maintenance of the road is the owners’ responsibility. Virtually every lot is involved in some way with at least one private road. In its simplest form, the driveway from the public street to the garage of a home is a private road. In more complicated forms, there may be entire communities served by private roads. Similarly, governmental facilities, mobile home parks, apartment complexes, commercial parking lots, farms, ranches, industrial tracts, recreational facilities, condominiums, etc., may use private roads.
B. Standards. The following standards are a compilation of Rancho Cordova Municipal Code, zoning code and other requirements that relate to private roads which are listed here to clarify that private roads are an element of local street pattern. These standards may not be waived or modified except as specified in the respective code governing such standards.
1. The Rancho Cordova zoning code includes internal development standards for multiple-family, condominium, townhouse and similar developments (see Section 305-16 of the zoning code).
2. The Rancho Cordova zoning code includes limitations on the number of single-family lots that may be served by a private road. The code also includes provisions for exceptions to these limitations and general standards of development criteria for the private road (see Sections 305-06, 305-07 and 110-52). The hearing bodies or appropriate authority will determine the specific improvement requirements and condition the map accordingly. As a guideline, the installation of either an asphaltic concrete surface over aggregate base or chip seal surface of between 16 and 20 feet in width is the normal requirement.
3. Certain specific uses, such as mobile home parks and travel parks, are subject to road improvement standards within the zoning code.
4. The fire code includes certain requirements related to road width, turning radius, height of obstructions, etc., which apply to the alignment of private roads.
5. That point at which a private road may serve as access to a public road is subject to a variety of requirements, as set forth in the city public works improvement standards, and is subject to review and approval by the public works department. These standards may be especially critical to the overall design, since the point of access may be a controlling factor in determining the design of the road system.
6. Private maintenance agreements between the parties using and responsible for the upkeep of a private road may be required before additional development on the road will be permitted. [Revised during 2008 codification; Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.055 Alternate design and improvement standards for specified tentative maps.
A. Findings. Because Rancho Cordova is located in a nonattainment air basin, and because automobiles are a major contributor to the air pollution problem in Rancho Cordova, steps should be taken to reduce the city’s reliance on automobiles. Therefore the city encourages subdivision designs that attempt to reduce the reliance of the residents on automobiles for daily errands and commuting and, as a result, beneficially impact the air quality of Rancho Cordova and the quality of life of the residents in that particular development.
B. Policies. In furtherance of these goals, the following policies shall apply to tentative subdivision maps that have a land use plan that encourages nonvehicular trips within the subdivision and is planned for residents to use transit to locations outside of the subdivision:
1. In order to reduce the speed of automobile traffic, streets widths may be narrowed, and centerline radii and curb radii at intersections may be reduced, when compared to existing city improvement standards and other provisions of this title, and landscaping shall be placed consistent with these changes;
2. Trees shall be planted in such a manner as to buffer the pedestrians from the automobile traffic and to provide a “tree canopy” that will shade the pedestrians from Rancho Cordova’s extreme summer climate;
3. The subdivision may incorporate alleys in certain locations and locate garages behind houses where appropriate to improve the streetscape aesthetics, reduce vehicle speeds and traffic, and maximize the front yard areas;
4. Parks shall be located throughout the subdivision and shall be interconnected by a system of tree-lined streets and bike and pedestrian paths;
5. The subdivision shall include a regional transit layover facility in the Town Center adjacent to the Town Square Park, the Town Hall and public buildings;
6. The subdivision shall incorporate bike/pedestrian paths; and
7. The street grid shall be designed in a manner that will provide pedestrians with quick, easy, and pleasant access to the Town Center, the parks, public transportation, day care centers, the elementary school, and public buildings.
C. If the city council finds that a tentative map complies with the policies in subsection (B) of this section, then the city council shall adopt amendments to the city improvement standards that implement this section. Then, for purposes of that tentative subdivision map, and any final map approved as being consistent with it, the street and landscaping policies provided in this section, and in the amendments to the city improvement standards adopted to implement this section, shall supersede any and all regulations, ordinances, guidelines and policies (including, but not limited to, this chapter, except as expressly provided otherwise) that conflict with this section and the amendments to the city improvement standards adopted to implement this section. Should the text of the amendments to the improvement standards conflict with the diagrams in the amended improvement standards, the diagrams shall prevail. To the extent standards are not covered by this section or by implementing amendments to the city improvement standards, the other provisions of this title or the city improvement standards shall govern. Any request to deviate from this title, as amended by this section, or the city improvement standards with implementing amendments, shall be processed as an exception pursuant to RCMC 22.110.020, 22.110.025 and 22.110.030. No exception shall be required if the director of public works determines that a particular street or landscaping design or improvement feature proposed on a tentative map or final map is in substantial compliance with city improvement standards and this title, as amended. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 0797 § 1, 1990].
Article III. Lot Patterns
22.110.060 Purpose.
This article spells out laws which shall be complied with to create new lots. This article also spells out standards for creating lot patterns that are best suited to the purpose for which the lots are created and, at the same time, create the least potential land use conflicts. In some applications, the standards will conflict with one another or will conflict with the standards for street patterns. When this happens, an exception pursuant to RCMC 22.110.020 and 22.110.025 may be considered, with the most compatible neighborhood development pattern as the ultimate objective. Staff’s reports, proposed alternatives, and comments will be based on an analysis of the overall impacts of proposed lots as a total concept, as well as any conflict with any single standard. [Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.065 Compliance with law.
A. Each project which proposes to divide land shall result in lots which are consistent with and well-suited to the land use designations and policies set forth in the city general plan, including both maps and texts. Potential population densities of residential lots shall not exceed the densities set forth in the general plan or specific plans.
B. Each lot shall conform to the lot size, lot width, and lot frontage requirements as set forth in the city zoning code. See RCMC 22.110.070(H) for exception to frontage requirements, unless a variance, waiver, or modification is obtained, as specified in the zoning code.
C. Lot lines shall be located in relation to existing structures so as to maintain required setbacks, yards, and other open space requirements, as set forth in the city zoning code, unless a variance, waiver, or modification is obtained, as specified in the zoning code.
D. Lot lines shall be located in relation to existing private septic systems or wells so as to maintain the distance requirements as set forth in the city health code. Lots which propose the installation of private septic systems or wells shall be arranged such that there is sufficient area on the proposed lots’ facilities to meet the placement and distance requirements of the city health code.
E. Each parcel of land shall front on a public street or be served by a private road approved pursuant to the zoning code which is a component of an approved local street pattern.
F. Exceptions from the requirements of subsections (A) through (E) of this section shall not be allowed pursuant to RCMC 22.110.020 and 22.110.025. [Ord. 15-2022 § 4 (Exh. A); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].
22.110.070 Standards.
A. New lots shall be arranged and oriented to maximize effective use of passive solar energy. Each proposal will be evaluated by the approval body or the city council to determine whether it can be demonstrated that alternate designs are feasible, and such design may be presented to the hearing bodies. Upon such presentation, the hearing body may request alternate designs to be prepared by the developer, or may deny the submitted map on the basis that the proposal does not maximize effective use of passive solar energy. Such factors as configuration and orientation of the property being divided, the nature of surrounding development, the nature of the proposed development, circulation patterns, and existing topography shall be weighed in comparison of possible alternatives.
B. New lots shall be arranged to create comparable yard relationships wherever possible. The creation of interior side yards located adjacent to rear yards should be avoided, and in those cases where such arrangements cannot be reasonably avoided, restrictions may be placed on the final map which limit building height or building location.
C. The design of the project, including the location of lot lines, shall be such that, to the degree reasonably possible, existing contours and existing trees will be preserved. To achieve this purpose, grading restrictions or building location restrictions may be placed on the final map. Alternatively, the overall design may be revised such that less grading will be needed, or that existing trees become located in the normal yard areas of proposed lots.
D. The minimum depth of a residential lot shall be 95 feet.
E. The depth of a lot shall not exceed three times its width when the lot has a width of less than 250 feet except:
1. In areas planned on the general plan for permanent agriculture, recreation reserve, commercial, industrial intensive and industrial extensive.
2. The full depth of the lot will not be buildable due to unusual topography such as existence of steep slopes, floodplains or bodies of water.
3. The full depth of the lot will not be buildable due to the existence of dedicated easements.
4. A future street pattern is approved in conjunction with the land division proposal which provides for further divisions which will eliminate excessive depth to width ratios.
F. Each lot shall maintain a relative consistency with the predominant neighborhood development character. Lots which are found to be significantly out of character, either in area, frontage, shape, or access provisions, may be denied if it is found that such character differences may result in detrimental impacts on adjacent properties.
G. It is recognized that the potential breach of private contracts such as CC&Rs is a judicial matter and cannot constitute a basis of denial for a proposed land division; however, the city does not desire to become a party to such breach by the inference of its actions and may, when reasonable to do so, require a resolution of the private conflict before taking any action, or may pursue such legislative or administrative resolution as may be available.
H. Lot frontage requirements, as set forth in the city zoning code, may be satisfied in the case of lots on a curved street, the rounded end of a cul-de-sac, or on a bulb corner, by the recordation of a setback line on the final map such that the length of the setback line conforms to the frontage requirements of the zone.
I. Any new lot which includes or abuts a designated tributary, as defined in RCMC 22.10.141, shall meet either of the following two standards:
1. All lots shall provide a buildable area outside the 100-year floodplain and protected 200-year floodplain of that tributary; or
2. All lots shall provide for a buildable area which is located at least 25 feet from the centerline of the tributary and which provides for construction having a minimum habitable floor elevation that is at least one foot above the water surface elevation of the 100-year floodplain or protected 200-year floodplain, whichever is higher, and is outside the floodway. [Ord. 7-2016 § 2 (Exh. 1A); Ord. 38-2007 § 1 (Exh. 1(M)); Ord. 21-2003 §§ 2, 4; Ord. 20-2003 §§ 2, 4; SCC 574 § 2, 1983].