Article 5. Form-Based Zoning Provisions
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Overview |
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This article establishes form-based provisions for three “center” zoning districts: the village center zone, the local town center zone, and the regional town center zone. These districts implement the General Plan vision to create vibrant activity nodes serving a more sustainable and livable system of neighborhoods, villages, and districts (Rancho Cordova’s building blocks model). The provisions in this article include target development standards for more urban-style, multimodal development at key locations in the city. The form-based provisions are intended to facilitate the development of horizontal (e.g., a grocery store next to a residential building) or vertical (e.g., a grocery store as the ground floor use with residential units above) mixed-use projects and discourage isolated single-use projects that are not integrated with surrounding neighborhoods. Vertical and/or horizontal mixed-use projects are encouraged in the village and local town center zones and vertical and/or horizontal mixed-use projects are required in the regional town center zones. |
Chapter 23.501
INTRODUCTION TO FORM-BASED PROVISIONS
Sections:
23.501.080 Repealed.
23.501.010 Purpose.
This chapter establishes form-based zoning provisions to implement key components of the city’s building blocks of neighborhoods, villages, and districts. Specifically, this chapter establishes unique development standards to guide subsequent development and redevelopment of village centers, local town centers, and regional town centers throughout the city. Form-based zoning provisions herein are intended to guide design of vibrant, pedestrian-friendly neighborhood and community cores by addressing form and function of development patterns, rather than individual allowed uses and strict adherence to traditional development standards. [Ord. 4-2017 § 3 (Exh. B); Ord. 27-2008 § 1 (Exh. A § 3.1.010)].
23.501.020 Definition.
Form-based zoning provides a method of regulating development to achieve a desired urban form characterized by a uniform street and circulation system, building typologies, and street frontage requirements. Form-based provisions address the relationship between building facades and the public realm (e.g., streets and sidewalks); the form and mass of buildings; and the size, character, and type of streets and blocks. The central focus of form-based provisions is that they designate the appropriate form (and character) of development rather than only distinctions in land use types, which is the basis of conventional zoning. [Ord. 4-2017 § 3 (Exh. B); Ord. 27-2008 § 1 (Exh. A § 3.1.020)].
23.501.030 Applicability.
This chapter applies to three form-based “center” zones (village center, local town center, and regional center) as identified on the zoning map and/or as subsequently created through the rezoning process. Each of these districts has a specific purpose and character with appropriate development at a unique scale. As described in the General Plan, existing and future development patterns in Rancho Cordova are based on a series of neighborhoods, villages, and districts, each with core gathering places and supporting services in the form of “centers.” There are three distinct center types, as described below and illustrated in Figure 23.501-1.
Figure 23.501-1: Center Types
A. Village Centers. Village centers are at the core of three to four neighborhoods (village) with approximately 12,000 to 15,000 total persons. Village centers are walking distance from most of the residents they serve and are often surrounded by higher-density housing. Village centers are typically five- to 15-acre pedestrian-oriented developments with smaller parking fields and buildings located in proximity to the street. Village center uses may include small- and medium-size grocery stores, drug stores, restaurants, banks, and other similar uses. Typically, no single tenant in a village center is larger than 50,000 square feet to ensure a local, rather than a citywide or regional, retail focus. Village centers are sized and located to encourage local markets and support services in proximity to all residents of the village. Vertical and/or horizontal mixed-use projects are encouraged in this zone.
B. Local Town Centers. Local town centers provide services to three or four villages (district) with a total population of approximately 45,000 persons. They provide most of the commercial shopping needs of the district and are designed to supplement village centers with retail, service, and entertainment needs for a larger population. Local town centers are typically between 15 and 30 acres in size and will probably not include uses such as grocery stores that are provided in the village centers. Rather, general retail and restaurant uses are envisioned for the local town center (e.g., clothing stores, book/music stores). Vertical and/or horizontal mixed-use projects are encouraged in this zone.
C. Regional Town Centers. Regional town centers are designed to meet a regional need for shopping, entertainment, and other large destination uses (e.g., sports arena). They serve the entire city and surrounding communities. As such, they are strategically located for visibility and accessibility from freeways and major roadways and range in size from 25 to 100 acres. Vertical and/or horizontal mixed-use projects are required in this zone.
The form-based provisions apply to all property zoned as village center, local town center, or regional town center on the city’s zoning map. These provisions may also be applied to specific plans adopted by the city where reference to compliance with these standards is specified. Otherwise, the specific plan may contain unique development standards for a particular project area that meet the intent of the corresponding General Plan land use designation.
A form-based code design supplement demonstrates acceptable, enhanced, and ideal design standards for each of the three center types. These are available upon request. [Ord. 4-2017 § 3 (Exh. B); Ord. 27-2008 § 1 (Exh. A § 3.1.030)].
23.501.040 Organization.
This article is organized into the following five chapters:
A. Chapter 23.501 RCMC – Introduction to Form-Based Provisions. Chapter 23.501 RCMC defines form-based zoning and identifies where the provisions apply.
B. Chapter 23.504 RCMC – Village Center Zone Standards. Chapter 23.504 RCMC introduces the village center zone. Special form-based zoning provisions are established for connectivity and density, building placement, building profile and type, and parking.
C. Chapter 23.507 RCMC – Local Town Center Zone Standards. Chapter 23.507 RCMC introduces the town center zone. Special form-based zoning provisions are established for connectivity and density, building placement, building profile and type, and parking.
D. Chapter 23.510 RCMC – Regional Town Center Zone Standards. Chapter 23.510 RCMC introduces the regional town center zone. Special form-based zoning provisions are established for connectivity and density, building placement, building profile and type, and parking.
E. Chapter 23.513 RCMC – Streetscape Type and Frontage Type Standards. Chapter 23.513 RCMC defines the specific standards for each frontage type, and the enhanced streetscape design standards for city street types allowed in each of the three zones.
Where there are conflicting or overlapping provisions, form-based provisions in this chapter supersede other provisions in the zoning code. [Ord. 4-2017 § 3 (Exh. B); Ord. 27-2008 § 1 (Exh. A § 3.1.040)].
23.501.050 Applying the form-based provisions.
Repealed by Ord. 4-2017. [Ord. 27-2008 § 1 (Exh. A § 3.1.050)].
23.501.060 Relationship to other zoning provisions.
Repealed by Ord. 4-2017. [Ord. 27-2008 § 1 (Exh. A § 3.1.060)].
23.501.070 Relationship to Folsom Boulevard Specific Plan.
Repealed by Ord. 4-2017. [Ord. 27-2008 § 1 (Exh. A § 3.1.070)].
23.501.080 Administering form-based zoning.
Repealed by Ord. 4-2017. [Ord. 27-2008 § 1 (Exh. A § 3.1.080)].