Chapter 23.141 — Major Design Review

The purpose of the design review process is to establish discretionary review of development projects that require additional site and design considerations beyond conformance with minimum standards of the zoning code. The intent of design review is to promote orderly and harmonious growth within the city.

(Formerly 23.140.010; Ord. 27-2008 § 1 (Exh. A § 1.14.010); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

• A. Permit Required. Major design review is required for the following:

  1. Single-family residential subdivisions.

  2. Master home plans for single-family residential subdivisions.

  3. New construction of or expansions of multifamily residential development not eligible for a streamlined review process.

  4. Integrated developments.

  5. New construction of or expansions of existing nonresidential buildings or structures equal to or greater than 5,000 square feet in all zoning districts, except industrial zoning districts LIBP, OIMU, M-1, and M-2.

  6. Nonresidential facade renovations that involve 200 linear feet or more of facade frontage of an existing building.

  7. New construction of or expansions of existing nonresidential buildings or structures equal to or greater than 10,000 square feet in industrial zoning districts LIBP, OIMU, M-1, and M-2.

  8. Public/quasi-public developments (e.g., public safety facilities, library, city facilities).

• B. Exemptions. The following structures and improvements are exempt from major design review. However, such projects may require additional permits, such as a use permit or building permit, to ensure compliance with adopted building code standards and applicable zoning code provisions.

  1. Projects subject to minor design review pursuant to Chapter 23.140 RCMC (Minor Design Review).

  2. Projects exempt from minor design review pursuant to Chapter 23.140 RCMC (Minor Design Review).

  3. Projects subject to Chapter 23.137 RCMC (Multifamily Housing Streamlined Design Review Permit).

(Formerly 23.140.020; Ord. 27-2008 § 1 (Exh. A § 1.14.020); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

An application for a major design review permit shall be filed in accordance with RCMC § 23.110.040 (Application requirements). (Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

Major design review permits are a discretionary decision by the council pursuant to RCMC § 23.104.030 (Recommending and approval authority).

(Formerly 23.140.040; Ord. 27-2008 § 1 (Exh. A § 1.14.040); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

A public hearing and hearing notice shall be required for review and processing of a major design review permit in accordance with the following:

• A. Public Hearing Notice. A notice for public hearing shall be provided in accordance with RCMC § 23.110.120 (Notice of public hearing).

• B. Public Hearing Procedure. A public hearing shall be held in accordance with RCMC § 23.110.130 (Public hearing procedures). (Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

The notice of decision shall be issued in accordance with RCMC § 23.110.140 (Notice of decision). (Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

The council may approve or approve with conditions an application for major design review after finding all of the following. If the council does not make all of these findings, the major design review permit shall not be approved.

• A. 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.

• B. 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.

• C. 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.

D. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation. (Formerly 23.141.050; Ord. 27-2008 § 1 (Exh. A § 1.14.050); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

The council may approve or approve with conditions an application for a major design review of single-family residential subdivision maps after finding all of the following. If the council does not make all of these findings, the major design review permit shall not be approved.

• A. The residential subdivision is well integrated with the city's street network.

• B. Unique neighborhood environments are created.

• C. Traditional or modern architectural styles are consistently applied.

D. Pedestrian-friendly environments are created. (Formerly 23.141.060; Ord. 27-2008 § 1 (Exh. A § 1.14.060); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

The council may require modifications to plans in whole or in part and may condition the major design review application to ensure specific design features, construction materials, and conformance with all applicable provisions of this chapter. (Formerly 23.141.070; Ord. 27-2008 § 1 (Exh. A § 1.14.070); Ord. 12-2011 § 3 (Exh. A); Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

Appeals of a major design review permit may be filed in accordance with RCMC § 23.110.160 , Appeals. (Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

Major design review permits shall expire three years from the date of approval, unless:

• A. Substantial construction of the permitted use has commenced and is diligently pursued to completion; clear documentation is provided to establish that the permit holder has made a good faith effort to commence work upon the use; the permitted use has clearly been established; actual occupancy of an existing building or land occurs under the terms of the permitted use.

• B. An extension is filed for and approved in accordance with RCMC § 23.110.070 , Extension of land use entitlement.

Notice of expiration of a major design review permit shall be issued to permit holder in writing at least 10 days prior to the expiration becoming final. The permit holder may make a written request for a hearing before the director to challenge the expiration. Such hearing must be held prior to the final expiration date, unless an extension is granted by the director. Director decisions following the hearing are final.

(Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))

An applicant may request an amendment to a major design review permit after the final written decision is issued. Amendments shall be processed in accordance with RCMC § 23.110.180 (Amendments).

(Ord. 4-2017 § 3 (Exh. B); Ord. 17-2021 § 3 (Exh. A))