Crossroads West SPECIFIC PLAN Riverbank’s Newest Master Planned Community Prepared by: February 2019 Table of Contents CHAPTER 1 - EXECUTIVE SUMMARY 1.1 Specific Plan Purpose and Process .........................................................................................................................11 1.2 Specific Plan Organization ......................................................................................................................................12 1.3 Plan Area Vicinity and Project Description .........................................................................................................14 1.4 Existing Conditions Summary ...............................................................................................................................16 1.4.1 Property Ownership ...................................................................................................................................16 1.4.2 Existing and Surrounding Land Use ........................................................................................................16 1.4.3 Topography and Drainage .........................................................................................................................18 1.4.4 Biological Resource ....................................................................................................................................18 1.5 Summary of Land Use Plan ....................................................................................................................................18 CHAPTER 2 - CONTEXT & SETTING 2.1 Project History ......................................................................................................................................................21 2.2 Compliance and Regulatory Authority .................................................................................................................21 2.2.1 Specific Plan Authority ..............................................................................................................................21 2.2.2 Entitlement Phasing and Sequence ..........................................................................................................22 2.2.3 CEQA Compliance .....................................................................................................................................22 2.2.4 Severability ..................................................................................................................................................22 2.3 Policy Setting – City of Riverbank General Plan .................................................................................................22 2.3.1 General Plan Land Use ..............................................................................................................................23 2.3.2 General Plan Analysis ................................................................................................................................23 2.4 Site Analysis and Existing Conditions ..................................................................................................................23 CHAPTER 3 - VISION FOR CROSSROADS WEST 3.1 Overview ......................................................................................................................................................27 3.2 Crossroads West within the Regional Context ....................................................................................................27 3.3 The Crossroads West Plan .......................................................................................................................................27 3.4 Development Principles ..........................................................................................................................................28 3.4.1 Sustainability Elements ..............................................................................................................................28 3.5 Planning and Design Principles .............................................................................................................................29 3.5.1 Sustainability Elements ..............................................................................................................................29 3.5.2 Community Elements ................................................................................................................................31 Crossroads West Specific Plan | 3 CHAPTER 4 - LAND USE 4.1 Overview ......................................................................................................................................................33 4.2 Main Elements of the Land Use Plan ....................................................................................................................35 4.3 Land Use in Crossroads West .................................................................................................................................36 4.3.1 Mixed Use 1 .................................................................................................................................................36 4.3.2 Mixed Use 2 .................................................................................................................................................36 4.3.3 Residential ...................................................................................................................................................37 4.3.4 Parks and Open Space................................................................................................................................37 4.3.5 Interim Agricultural Uses ..........................................................................................................................37 4.4 Land Use Regulations and Development Standards ...........................................................................................37 4.4.1 Mixed Use 1 .................................................................................................................................................38 4.4.1.1 Purpose and Scope .....................................................................................................................38 4.4.1.2 Density/FAR................................................................................................................................38 4.4.1.3 Allowed Land Uses .....................................................................................................................39 4.4.1.4 Development Standards ............................................................................................................41 4.4.2 Mixed Use 2 .................................................................................................................................................43 4.4.2.1 Purpose ........................................................................................................................................43 4.4.2.2 Density/FAR................................................................................................................................43 4.4.2.3 Allowed Uses ...............................................................................................................................43 4.4.2.4 Conditional Uses ........................................................................................................................43 4.4.2.5 Development Standards ............................................................................................................43 4.4.3 Low Density Residential ............................................................................................................................44 4.4.3.1 Purpose ........................................................................................................................................44 4.4.3.2 Density .........................................................................................................................................44 4.4.3.3 Allowed Uses ...............................................................................................................................46 4.4.3.4 Development Standards ............................................................................................................47 4.4.4 Medium Density Residential.....................................................................................................................47 4.4.4.1 Purpose ........................................................................................................................................47 4.4.4.2 Density .........................................................................................................................................47 4.4.4.3 Allowed Uses ...............................................................................................................................47 4.4.5 High Density Residential ...........................................................................................................................47 4.4.5.1 Purpose ........................................................................................................................................47 4.4.5.2 Density/FAR................................................................................................................................47 4.4.5.3 Allowed Uses ...............................................................................................................................48