General Plan Policy Document (Adopted 7-11 ... - City of Wheatland

City of WheatlandGeneral PlanWHEATLANDG ENERAL PLANPolicy DocumentAdopted July 11, 2006Prepared by:Mintier & AssociatesIn association withBallanti AssociatesBollard & BrennanBrian LindblomCivil SolutionsCH2M HillEconomic & Planning SystemsFoothill AssociatesJohn MonteneroKd AndersonMead & HuntPeak & AssociatesRaney Planning & ManagementRobert A. Olson AssociatesTerrance E. Lowell & AssociatesVernazza Wolfe Associates

C i t y o f W h e a t l a n d G e n e r a l P l a nT a b l e o f C o n t e n t sTABLE OF CONTENTS.......................................................................................................................................................... iLIST OF FIGURES .................................................................................................................................................................. vPART I: GENERAL PLAN SUMMARY............................................................................................................................. 1Introduction ................................................................................................................................................................ 1Purpose and Nature of the General Plan................................................................................................................ 1Implementing the General Plan ............................................................................................................................... 2Revising and Amending the General Plan ............................................................................................................. 3Regional Setting and Planning Areas...................................................................................................................... 3Planning Area and Study Area ......................................................................................................................... 3Wheatland’s Historical Development ..................................................................................................................... 4Early European Settlement ................................................................................................................................ 4The Donner Party in Wheatland....................................................................................................................... 51849 Gold Rush ................................................................................................................................................... 5Incorporation ....................................................................................................................................................... 5Hop Farm Riots ................................................................................................................................................... 5Beale Air Force Base ........................................................................................................................................... 6Recent History..................................................................................................................................................... 6Earlier Planning Efforts in Wheatland .................................................................................................................... 6How this General Plan was Prepared ..................................................................................................................... 6Organization of the General Plan ............................................................................................................................ 7Wheatland General Plan Context ............................................................................................................................ 9Regional Growth Pressures ............................................................................................................................... 9Physical Constraints ........................................................................................................................................... 9Community Form and Character ................................................................................................................... 10Guiding Principles of the General Plan ................................................................................................................ 11Orderly Development ...................................................................................................................................... 12Downtown Revitalization................................................................................................................................ 12Residential Neighborhoods............................................................................................................................. 12Economic Growth ............................................................................................................................................. 13State Route 65 Bypass....................................................................................................................................... 13Summary of Major General Plan Proposals ......................................................................................................... 13Chapter 1: Land Use and Community Character......................................................................................... 13Chapter 2: Transportation and Circulation ................................................................................................... 16Chapter 3: Economic Development................................................................................................................ 17Chapter 4: Housing........................................................................................................................................... 17Chapter 5: Public Facilities and Services ....................................................................................................... 18Chapter 6: Recreational, Educational and Community Services................................................................ 18Chapter 7: Historic Preservation..................................................................................................................... 19Chapter 8: Environmental Resources............................................................................................................. 19Chapter 9: Health and Safety ........................................................................................................................ 19Chapter 10: Administration and Implementation........................................................................................ 20Pagei

PART II: GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSIntroduction .............................................................................................................................................................. 22Goals, Policies, and Implementation Programs................................................................................................... 22Guiding Principles of the General Plan ................................................................................................................ 23Chapter 1: Land Use and Community CharacterLand Use Diagram and Standards ....................................................................................................................... 1-1General Plan Area............................................................................................................................................ 1-1Development Standards.................................................................................................................................. 1-1Residential Uses ........................................................................................................................................ 1-1Non-Residential Uses............................................................................................................................... 1-2Land Use Designations ................................................................................................................................... 1-3Residential ................................................................................................................................................. 1-3Commercial................................................................................................................................................ 1-4Employment .............................................................................................................................................. 1-4Public, Park, and Open Space ................................................................................................................. 1-4Urban Reserve ........................................................................................................................................... 1-5Goals, Policies, and Implementation Programs.................................................................................................. 1-6Citywide Growth and Development............................................................................................................. 1-6Residential Development................................................................................................................................ 1-8New Residential Neighborhoods .................................................................................................................. 1-9Neighborhood Conservation and Enhancement....................................................................................... 1-11Commercial Land Use................................................................................................................................... 1-13Downtown ...................................................................................................................................................... 1-15Employment ................................................................................................................................................... 1-16Urban Reserve ................................................................................................................................................ 1-17Agriculture...................................................................................................................................................... 1-18Landscape and Streetscape........................................................................................................................... 1-19Chapter 2: Transportation and CirculationCirculation Diagram and Standards................................................................................................................... 2-1Circulation Diagram........................................................................................................................................ 2-1Roadway Classifications ................................................................................................................................. 2-2Goals, Policies, and Implementation Programs ................................................................................................ 2-4Street and Roadway System........................................................................................................................... 2-4Regional Coordination .................................................................................................................................... 2-7Residential Streets............................................................................................................................................ 2-8Automobile Parking ...................................................................................................................................... 2-10Transit Facilities and Services ...................................................................................................................... 2-10Non-Motorized Transportation ................................................................................................................... 2-11Airport Overflight Zones.............................................................................................................................. 2-13Chapter 3: Economic DevelopmentGoals, Policies, and Implementation Programs ................................................................................................ 3-1Business Attraction and Formation............................................................................................................... 3-2Downtown Economic Development ............................................................................................................. 3-4Tourism ............................................................................................................................................................. 3-5ii

Chapter 4: HousingHousing Element Sections ................................................................................................................................... 4-1Section I: Goals, Policies and Implementation Programs ................................................................................ 4-2Section II: Adequate Sites................................................................................................................................... 4-13Section III: Quantified Objectives...................................................................................................................... 4-15Section IV: Public Participation......................................................................................................................... 4-16Section V: Consistency with General Plan....................................................................................................... 4-18Chapter 5: Public Facilities and ServicesGoals, Policies, and Implementation Programs ................................................................................................ 5-1General Public Facilities and Services........................................................................................................... 5-1Water Supply and Delivery............................................................................................................................ 5-4Wastewater Collection, Treatment, Disposal and Reuse............................................................................ 5-6Stormwater Drainage ...................................................................................................................................... 5-7Solid Waste Collection and Disposal ............................................................................................................ 5-9Law Enforcement........................................................................................................................................... 5-10Fire Protection ................................................................................................................................................ 5-12Gas and Electric Utilities............................................................................................................................... 5-14Information Technology ............................................................................................................................... 5-15Chapter 6: Recreational, Educational, and Community ServicesGoals, Policies, and Implementation Programs ................................................................................................ 6-1Parks and Recreation Development Framework......................................................................................... 6-1Civic Center ...................................................................................................................................................... 6-5Senior Center .................................................................................................................................................... 6-6Education .......................................................................................................................................................... 6-7School Siting and Financing ........................................................................................................................... 6-8Child Care Supply and Quality ..................................................................................................................... 6-9Libraries........................................................................................................................................................... 6-10Community Involvement and Participation .............................................................................................. 6-11Chapter 7: Historic PreservationGoals, Policies, and Implementation Programs ................................................................................................ 7-1Historic Preservation-General........................................................................................................................ 7-1Economic Incentives for Historic Preservation............................................................................................ 7-2Historic Preservation Education and Awareness........................................................................................ 7-3Archaeological Resources ............................................................................................................................... 7-4Chapter 8: Environmental ResourcesGoals, Policies, and Implementation Programs ................................................................................................ 8-1Water Resources............................................................................................................................................... 8-1Fish and Wildlife Habitat................................................................................................................................ 8-3Vegetation ......................................................................................................................................................... 8-4Open Space for the Preservation of Natural Resources.............................................................................. 8-5Air Quality-General......................................................................................................................................... 8-6Air Quality-Transportation ............................................................................................................................ 8-8Energy Conservation....................................................................................................................................... 8-8iii

Chapter 9: Health and SafetyGoals, Policies, and Implementation Programs ................................................................................................ 9-1Health and Safety – General........................................................................................................................... 9-1Seismic and Geologic Hazards....................................................................................................................... 9-3Flood Hazards and Protection ....................................................................................................................... 9-4Fire Hazards ..................................................................................................................................................... 9-6Aircraft Crash Hazards ................................................................................................................................... 9-7Hazardous Materials ....................................................................................................................................... 9-8Noise.................................................................................................................................................................. 9-9Chapter 10: Administration and ImplementationGoals, Policies, and Implementation Programs .............................................................................................. 10-1Administration and Implementation .......................................................................................................... 10-1APPENDIX A: GLOSSARY OF TERMS ................................................................................................................... A-1iv

C i t y o f W h e a t l a n d G e n e r a l P l a nL i s t o f F i g u r e sPageFigure 1: Location Map ................................................................................................................................................. 3Figure 2: Planning Area and Study Area Map .......................................................................................................... 4Figure 3: Land Use Diagram .....................................................................................................................................1-1Figure 4: Circulation Diagram ..................................................................................................................................2-1v

GENERAL PLAN SUMMARYPART IGENERAL PLAN SUMMARYINTRODUCTIONThis General Plan sets out a long-term vision for the physical evolutionof Wheatland and outlines policies, standards, and programs to guideday-to-day decisions concerning Wheatland’s development throughthe year 2025. Designed to meet State planning requirements, theGeneral Plan consists of two documents: this General Plan PolicyDocument and a General Plan Background Report. This PolicyDocument is divided into two main parts. Part I is this General PlanSummary, which provides background about the General Plan andreviews the plan’s guiding principles and major themes and proposals.The lengthier and more detailed Part II of the Policy Documentpresents the City of Wheatland’s formal statements of General Planpolicy in the form of goals, policies, standards, and implementationprograms, expressed in both text and diagrams. Throughout thisdocument, a symbol denotes more information is available to the leftin the shaded text boxes.PURPOSEANDNATUREOFTHEGENERALPLANEvery city and county in California must adopt a general plan. Ageneral plan is a legal document that serves as a community’sconstitution for land use and development. The plan must becomprehensive and long-term, outlining proposals for the physicaldevelopment of the county or city, and any land outside its boundarieswhich in the planning agency’s judgment bears relation to its planning(Government Code Section 65300 et seq.) The plan must becomprehensive in covering all territory within the adopting jurisdictionand it must be comprehensive in addressing all physical aspects ofthe community’s development. While State law does not define longterm,most general plans look 15 to 25 years into the future.Wheatland’s General Plan uses a time frame of 2025.State law specifically requires that the general plan address seventopics or elements. These are land use, circulation, housing,conservation, open space, noise, and safety. The general plan may alsoaddress other topics the community feels are relevant to itsdevelopment. For each topic addressed, the plan must analyze thesignificance of the issue in the community, set forth policy in text anddiagrams, and outline specific programs for implementing thesepolicies. The format and structure of the general plan is left to localdiscretion, but regardless of the format or issues addressed, allsubstantive parts of the plan must be consistent with one another.Wheatland General Plan Policy Document, Part I 1July 11, 2006

GENERAL PLAN SUMMARYREVISINGANDAMENDINGTHEGENERALPLANREGIONALSETTINGANDPLANNINGAREAPLANNINGAREAANDSTUDYAREAit approves are consistent with its adopted general plan. The courtshave supported and furthered this trend through their interpretationsof State law. Generally, zoning must be consistent with the generalplan. Local government approval of subdivisions must be consistentwith the general plan. Local public works projects must be consistentwith the general plan. The same is true for development agreements,redevelopment plans, specific plans, and many other plans and actionsof cities and counties.The general plan is a long-term document typically with a planninghorizon of 15 to 25 years. To achieve its purposes, the plan must besufficiently flexible to adjust to changing conditions and at the sametime specific in guiding day-to-day land use and developmentdecisions. Over the years, conditions and community needs changeand new opportunities arise; the plan needs to keep up with thesechanges. Every year the Planning Commission should review theplan’s implementation programs to assess the City’s progress incarrying out the plan. Every five to seven years, the plan should bethoroughly reviewed and updated as necessary.From time to time, the City will entertain proposals for specificamendments to the plan. The City will initiate some of these proposalsitself, but most will be initiated by property owners and developers.State law limits general plan amendments to four times per year, buteach amendment can include multiple changes. Like the adoption ofthe general plan itself, general plan amendments are subject toenvironmental review, public notice, and hearing requirements andmust not create inconsistencies with the rest of the plan.Wheatland is located in Northern California’s Central Valley alongState Route 65 (SR 65) in Yuba County. The city is locatedapproximately one mile north of the Bear River and the tri countyboundary of Sutter, Placer, and Yuba Counties. Marysville (the countyseat) and Yuba City, which are both about twelve miles to the north ofWheatland, are the closest cities of significant size. Sacramento isapproximately forty miles to the south and Beale Air Force Base islocated eight miles to the northeast. Wheatland is also the gatewaycity to Camp Far West, a recreation area of regional significance.Located within a primarily agricultural region, Wheatland iscompletely surrounded by agricultural lands. Figure 1 showsWheatland’s location within the county, region, and the State.The Planning Area for the Wheatland General Plan coversapproximately 4,650 acres and is bounded on the north by Dairy Roadand Dry Creek, on the east by the Sphere of Influence (SOI) line, on thesouth by Bear River, and on the west by ACE Hardware and the SOIWheatland General Plan Policy Document, Part I 3July 11, 2006

GENERAL PLAN SUMMARYWHEATLAND’SHISTORICALDEVELOPMENTEarlyEuropeanSettlementline. The larger Study Area encompasses approximately 24,300 acresof land in which information has been collected for the General PlanUpdate. Figure 2 shows the boundaries of the Planning Area andStudy Area.The General Plan’s Study Area lies within the territory once claimedby the Valley Nisenan (or Southern Maidu) which are a Penutianspeakingcentral California group. Their traditional homelands onceincluded the lower drainages of the American, Yuba, and Bear Rivers,and the lower reaches of the Feather River.Few villages occupied the valley plain between the Sacramento Riverand the foothills. Although both the valley and foothill people huntedand gathered there, the resource focus was along the edges of richecotones, either the rivers and the valley floor, or the valley floor andthe foothills. The plains surrounding Wheatland fall in between thesetwo rich ecotones, and consist of exposed terrain. It is not likely thatNative Americans would have spent an appreciable amount of time inthe Wheatland area, instead they would have resided in villages alongthe Yuba River to the north and the hills to the east.Early European settlement in the Wheatland area came withexpeditions led by Gabriel Moraga in 1808 and Luis Arguello in 1821,both of whom crossed portions of present day Yuba County.Throughout the 1820s and 1830s, Yuba County was visited by trappersfrom the Hudson’s Bay Company and American Fur Company, whoexploited beaver and other fur resources.In 1822 California came under Mexican rule when Mexico becameindependent of Spain. As British and Americans were allowed tobecome Mexican citizens, they acquired large tracts of land granted tothem by Mexico and initially dominated the business and commercialaffairs of the region. John Sutter established land holdings thatincluded much of what is now Yuba County. Sutter owned more thanMexican law permitted; therefore, he sublet parts of his estate to othersettlers. In 1844, a Mexican who had been in the employ of Sutter, DonPablo Guttierez, obtained a grant of five leagues on the north side ofBear River, now known as the Johnson Grant. The land grant, datedDecember 22, 1844, was first known as Rancho de Pablo, for PabloGuttierez, the grantee. Wheatland falls within the center of this landgrant.By 1849 there were a number of settlements along Bear Riverestablished by people engaged in mining, the livestock trade, tradingpost, sawmills, hotels, cutting hay, and raising cattle. Johnson’s Ranchprovided a way station for teams engaging in hauling freight fromSacramento to the northern mines. It also became a stopping place fortrappers, explorers, and travelers.Wheatland General Plan Policy Document, Part I 4July 11, 2006

City of Wheatland General PlanFIGURE 2: PLANNING AREA AND STUDY AREAPlanning AreaStudy Area

GENERAL PLAN SUMMARYTheDonnerPartyinWheatland1849GoldRushIncorporationHopFarmRiotsIn the 1840s Johnson’s Ranch was well known as the first settlementreached by the overland immigrants after crossing the Sierra and isconsidered to be the end of the Emigrant Trail. Here immigrantsrested and obtained supplies, and it was even the base for survivors ofthe infamous Donner Party after they were rescued in 1847.During the gold rush of 1849, placer gold was recovered from creeksand streams near Wheatland. The gold rush helped to quicklypopulate the region with prospectors, entrepreneurs, and othersseeking easy fortunes.During this time the first building were erected in Wheatland. Theseincluded a general store, saloon, blacksmith shop, hotel, and a fewresidences in the first year. It was not until 1871-72 that the sale ofindividual lots boomed.At the time of Wheatland’s incorporation in 1874, the population was900, of which 300 were Chinese. Most Chinese came to work on therailroad and service industries (laundries, restaurants, etc.) and laterwere employed as hop workers. A thriving Chinatown existed fromthe 1860s through the early 20th century, when anti-Chinese sentimentforced its relocation several times. The center of the Chinese burialrite was a ceremonial pyre near the Wheatland Cemetery where finalmeals were cooked for the deceased. The Chinese were buried nearbyuntil they could be shipped back to China for final internment.Another significant event in Wheatland’s history was the inaugurationof Mayor Edward P. Duplex in 1888. Mayor Duplex was the firstAfrican-American man to be elected mayor of a western United Statescity. His barbershop still stands today on Main Street in downtown.Hop raising on a small scale was carried on in Yuba County aroundthe 1860s, and D.P. Durst planted the first hops in the Wheatland areain 1874. This ranch was the largest privately owned hops field in theworld and Wheatland soon became known as the “Hop Center.”Migrant workers throughout the region were drawn to Durst’s ranch.The Durst hop ranch was also the scene of one of the first labordisturbances in California history. In 1913, violence erupted at ameeting organized by the Industrial Workers of the World (IWW) toprotest low pay and intolerable living conditions of the hops pickers.The California State militia had to be called in to break up the riot,only after the sheriff, the district attorney, and two workers werekilled. The organizers of the strike were later convicted of murder andsentenced to life imprisonment.In the wake of this tragedy, Governor Hiram Johnson created acommission to investigate the condition of migratory farm laborers,Wheatland General Plan Policy Document, Part I 5July 11, 2006

GENERAL PLAN SUMMARYBealeAirForceBaseRecentHistoryEARLIERPLANNINGEFFORTSINWHEATLANDHOWTHISGENERALPLANWASPREPAREDand some reform legislation was passed. However, no substantiveimprovements occurred and the influence of the IWW in the CentralValley waned. By 1925, Wheatland, then with a population of about450, was listed as the second largest hops producer, employing 4,000during harvest seasons. Later in the 1920s, frequent slumps in thehops commodity led the landowners and growers to turn to fruit andvegetables with marked success. Fruit and nut orchards soon replacedhops in importance. Four abandoned hop kilns at the E. ClemonsHorst Ranch and the Damon Estate are reminders of an exciting periodin Wheatland history.In 1942 the U.S. government selected 86,000 acres of land in Yuba andNevada Counties for the establishment of an Army base, Camp Beale,seven miles east of Wheatland. With the formation of Camp Beale, thesmall communities of Erle, Waldo, and Spenceville declined. CampBeale was used as a training base for armored and infantry divisions,as a personnel replacement depot, and as a German prisoner of warcamp. Following World War II, the camp was declared surplus, and70 percent of the buildings were removed. Today, the base’s primarymission is to house the 9th Reconnaissance Wing, a branch of the AirForce that maintains U2 and Global Hawk spy planes. Many of thebases personnel and their families rely on support services inWheatland.Wheatland’s first subdivision was built in 1953 when Charles Nicholsdeveloped his property bordering the northeastern part of the city.Ten homes were built in the first project that led to the first housingdevelopment within the city. Wheatland’s rate of commercial andresidential development has been slow relative to the growth rates ofnearby areas such as Marysville/Yuba City and particularly southPlacer County. Over 78 percent of the city’s housing was built prior to1960 and only 14 percent has been built since 1975.The City first adopted a General Plan in August 1971, and laterupdated the plan in 1981. The 1981 update planned physical andeconomic growth to the year 2000, and assumed a built out of the citylimits with a population of 5,000 peopled by 2000. The plan alsoassumed significant traffic impacts to SR 65 by the year 2000. Inretrospect, the plan accurately projected the conditions of the city in2000, although Wheatland’s actual population was about half (2,500).Since 1981 various elements of the Plan have been updated, includingthe Land Use Element and the Transportation and Circulation Elementin 1986, and the Housing Element in 2005.The City of Wheatland initiated its General Plan Update in 2004 inresponse to regional and local population projections, two majordevelopment proposals, and the need for additional research on theCity’s Wastewater Treatment Plant capacity, fire and police protectionWheatland General Plan Policy Document, Part I 6July 11, 2006

GENERAL PLAN SUMMARYcapacity, and Dry Creek and Bear River flooding potential. The Cityretained planning consultants Mintier & Associates in February 2004to assist the City in its comprehensive update effort. The planningeffort coordinated the General Plan update with five ongoing technicalstudies (Circulation and Fee Study, Housing Element Update,Wastewater Treatment Facilities Master Plan, Fire Protection MasterPlan, and Fee Study) in order to analyze development constraints andopportunities for the community. The technical studies were primarilyinitiated in response to two development proposals, Heritage OaksEstates and Jones Ranch, which needed further analysis before theycould be approved. MOREINFO...Wheatland’s SteeringCommittee is comprised ofthe City Council andPlanning Commission.Through numerous Planning Commission and City Council studysessions, the City developed five guiding principles for the GeneralPlan as well as exploring four growth alternatives. Followingdevelopment of these principles and consideration of several of themajor issues to be addressed in the new General Plan, the SteeringCommittee approved a Preferred Land Use Alternative on April 4,2005.Through the winter of 2004 and summer of 2005, the City held over 20meetings and workshops to review information developed as part ofthe General Plan Update.ORGANIZATIONOFTHEGENERALPLANThe policy direction provided by the General Plan Update SteeringCommittee through workshops and meetings laid the foundation fordevelopment of new policies and modification of existing policies forincorporation into this Policy Document.The Wheatland General Plan consists of two documents: theBackground Report and the Policy Document. The BackgroundReport inventories and analyzes existing conditions and trends inWheatland, and provides the formal supporting documentation forgeneral plan policies. The Background Report addresses the followingseven subject areas: Chapter 1: Chapter 2: Chapter 3: Chapter 4: Chapter 5: Chapter 6: Chapter 7:Land Use and Community CharacterTransportationEconomic ConditionsHousingPublic Facilities and ServicesNatural and Cultural ResourcesSafety and NoiseThis General Plan Policy Document is divided into two main parts.Part I is a summary of the General Plan, describing the nature andpurpose of the plan, highlighting the guiding principles of the plan,and outlining the plan’s main proposals. It does not constitute formalgeneral plan policy, but is rather a guide to understanding andinterpreting Part II of the Policy Document.Wheatland General Plan Policy Document, Part I 7July 11, 2006

GENERAL PLAN SUMMARYPart II contains explicit statements of goals, policies, standards,implementation programs, and quantified objectives that constitutethe formal policy of the City of Wheatland for land use, development,and environmental quality. Part II is divided into the followingchapters: Chapter 1: Chapter 2: Chapter 3: Chapter 4: Chapter 5: Chapter 6: Chapter 7: Chapter 8: Chapter 9: Chapter 10:Land Use and Community CharacterTransportation and CirculationEconomic DevelopmentHousingPublic Facilities and ServicesRecreational, Educational, & Community ServicesHistoric PreservationEnvironmental ResourcesHealth and SafetyAdministration and ImplementationEach chapter includes several goal statements relating to different subissuesor different aspects of the topic addressed in the chapter. Foreach goal statement there are several policies that amplify the goalstatement. Implementation programs are listed at the end of eachpolicy section and describe briefly the proposed action, the Cityagencies or departments with primary responsibility for carrying outthe program, and the time frame for accomplishing the program.Chapter 1 (Land Use and Community Character) contains the LandUse Diagram, describes the designations appearing on the Diagram,and outlines the standards of population density and buildingintensity for these land use designations. Chapter 2 (Transportationand Circulation) contains the Circulation Diagram and a description ofthe roadway classification system. Chapter 4 (Housing) also includesa statement of quantified housing objectives required by State law aspart of the housing element.The following definitions describe the nature of the statements ofgoals, policies, standards, implementation programs, and quantifiedobjectives as they are used in this document:Goal: The ultimate purpose of an effort stated in a way that isgeneral in nature and immeasurable.Policy: A specific statement in text or diagram guiding action andimplying clear commitment.Standard: A specific, often quantified guideline, incorporated in apolicy or implementation program, defining the relationshipbetween two or more variables. Standards can often translatedirectly into regulatory controls.Implementation Program: An action, procedures, program, ortechnique that carries out general plan policy. ImplementationWheatland General Plan Policy Document, Part I 8July 11, 2006

GENERAL PLAN SUMMARYprograms also specify primary responsibility for carrying out theaction and a time frame for its accomplishment.Quantified Objective (housing only): The number of housing unitsthat the City expects to be constructed or the number ofhouseholds the City expects will be assisted through HousingElement programs and based on general market conditions duringthe time frame of the Housing Element. MOREINFO...For more information onthe CaliforniaEnvironmental Quality Act,please visit:www.ceres.ca.gov/ceqaWHEATLANDGENERALPLANCONTEXTREGIONALGROWTHPRESSURESPHYSICALCONSTRAINTSThis Policy Document includes three supporting appendices. AppendixA is a Glossary of key terms used in the Policy Document.Appendices B and C are informational appendices that do notconstitute City policy but assist in implementing the plan. Appendix Bis a general plan/zoning consistency matrix and Appendix Csummarizes the City’s Levels of Service guidelines.In addition to the General Plan Background Report and General PlanPolicy Document, an Environmental Impact Report (EIR) analyzingthe impacts and implications of the General Plan was preparedfollowing publication of the Draft Policy Document. The EIR, which isnot formally part of the General Plan, was prepared to meet therequirements of the California Environmental Quality Act.The following discussions briefly describe growth projections, physicalconstraints, and the issues that provide the context for preparation andadoption of this General Plan.Wheatland’s location just 40 miles north of Sacramento places it withinone of the fastest growing regions in the state. Located on SR 65between Marysville/Yuba City and Lincoln, Wheatland is subject tomajor growth pressures. This General Plan projects Wheatland’spopulation to increase from 3,000 in 2004 to 30,100 in 2025, whileemployment is projected to increase from 500 to 11,080 during thesame time period. Wheatland has statutory obligations to try to meetits projected fair share of regional housing needs. This General Plancreates the capacity to accommodate projected growth through 2025,and also sets policies and standards to ensure orderly and high-qualitydevelopment along with provision of needed public facilities andservices.The City has successfully phased growth and physical expansion overthe years, leaving only a limited amount of land in 2005 for residentialinfill development. To accommodate projected growth over the longterm, Wheatland must annex additional land outside of the city limits,continue infill development where land is avaliable, and encourage there-use of underutilized lands. As discussed below, several physicalconstraints limit the ability of the city to expand.Wheatland General Plan Policy Document, Part I 9July 11, 2006

GENERAL PLAN SUMMARYFloodplainsWheatland is surrounded by watercourses that periodically flood,mainly Dry Creek to the north and the Bear River to the south. Areassubject to 100- to 500-year flood events include the western part of theStudy Area encompassing undeveloped land along Wheatland Road.Wastewater Treatment Facilities and CapacitiesCOMMUNITYFORMANDCHARACTERThe City’s existing (2006) wastewater collection and treatment systemcan only accommodate growth within the city limits. The domesticwastewater treatment plant is located south of the city, adjacent to theBear River levee. As part of the General Plan Update, a study wasprepared that analyzed the possibility of increasing the capacity of theexisting wastewater treatment plant, or constructing a new plant tomeet current and future needs. The City’s domestic wastewatertreatment plant, however, represents a major City investment and theGeneral Plan provides options and recommendations for its eventualrelocation within the time frame of this General Plan (2025). Issues ofcompatibility of development adjacent to the treatment plant also limitthe type and configuration of development that might be appropriate.Wheatland has a strong historic heritage, which is reflected in thestock of historic buildings in the city’s Downtown. Wheatland’sagricultural setting is largely responsible for the community’s distinctidentity and plays an important economic role in Wheatland.Role of DowntownWheatland’s Downtown is an important symbol of the city’s smalltownatmosphere and historic heritage. Maintaining the Downtown asthe center of government, specialty retail, entertainment, and culture isimportant to preserving Wheatland’s small-town atmosphere as thecity grows. A centralized Downtown also helps knit the communitytogether as a place where everyone in the community gathers.Maintaining Downtown’s central location and accessibility in thelarger city is important to achieving this goal. Providing for expansionof the district’s girded street pattern to the east reinforces Downtown’scentralized location and accessibility.Residential NeighborhoodsTo ensure that Wheatland maintains its small-town feeling and qualityof life, the General Plan seeks to preserve existing neighborhoods, andto promote development of new neighborhoods that incorporate thebest qualities of existing neighborhoods. While new neighborhoodsshould reflect a mix of housing types and sizes, similar to the existingcity, the General Plan also provides for more employment center andcommercial/retail growth.Wheatland General Plan Policy Document, Part I 10July 11, 2006

ECONOMICGROWTH4. Create a strong local employment base.GENERAL PLAN SUMMARYThe General Plan seeks to capitalize on Wheatland’s location andassets by supporting and assisting business development that meetslocal and regional needs. To this end, the Plan designates sufficientland to accommodate projected demand and provides for servicessufficient to meet employment and commercial needs. The Plan alsoincludes provisions for housing to meet the needs of new workers.The Plan seeks to diversify Wheatland’s economic base by promotingmore primary-wage-earner jobs through business and office parks;high-tech, bio-tech and research and development industries tosupport Beale Air Force Base; and tourism.STATEROUTE65BYPASS 5. Plan the city to accommodate eventual development of a SR 65bypass.SUMMARYOFMAJORGENERALPLANPROPOSALSCHAPTER1:LANDUSEANDCOMMUNITYCHARACTERThe General Plan establishes a recommended location for the easternbypass of SR 65. Adjacent to the bypass will be local and regionalemployment and commercial uses, capitalizing on regionalcommuters.As indicated earlier, the formal policy content of the General Plan iscontained in Part II of this Policy Document. Part II is divided into tenchapters, each of which deals with a broad topic and several sub-issuesrelated to the main topic. The following is a chapter-by-chaptersummary of the major proposals set forth in the Wheatland GeneralPlan, including references to show how the goals, policies,implementation programs, and diagrams in each chapter relate to themajor themes described above.This part is the most familiar of all of the policy chapters in theGeneral Plan. It contains the Land Use Diagram that prescribes usesfor all of the General Plan Area, describes standards for each of theland use designations shown on the Land Use Diagram, and defines aseries of goals, policies, and programs designed to guide decisionsconcerning land use, development, and environmental protection inWheatland.Wheatland General Plan Policy Document, Part I 13July 11, 2006

GENERAL PLAN SUMMARYLandUseDiagramThe Land Use Diagram includes 10 land use designations fallingwithin 5 major categories, as shown in the following chart:ResidentialCATEGORYCommercialLDRLMDRMDRHDRCOMMUDESIGNATIONLow-Density ResidentialLow-Medium-Density ResidentialMedium-Density ResidentialHigh-Density ResidentialGeneral CommercialMixed-UseEmployment EMP EmploymentPublic and Open Space PUBLICPARKPublicPark and Open SpaceReserve UR Urban ReserveIt is important that the users of this Policy Document understand thatthe goals, policies, standards and programs described in Part II are asimportant, if not more so, than the Land Use Diagram in representingthe City’s land use and development policy. Accordingly, anydevelopment proposals or review thereof must consider this PolicyDocument as a whole, rather than focusing solely on the Land UseDiagram or on particular policies and programs.ResidentialLandUseLowDensityResidentialLowMediumDensityResidentialFollowing are summaries of the General Plan’s key land use proposalsaccording to each of the major designation categories that appear onthe Land Use Diagram.The four residential designations that appear on the Land UseDiagram combine with a set of residential and neighborhooddevelopment policies to create a strong foundation for preservationand maintenance of Wheatland’s existing healthy residentialneighborhoods, improvement of other residential areas, andestablishment of new residential development that follows principlesthat will create vital neighborhoods.Residential policies of the plan emphasize two main themes. First,preservation and enhancement of the city’s existing neighborhoods ispromoted through maintenance and rehabilitation efforts and throughcontinued infill development that maintains the character of existingneighborhoods. Second, new residential development is to occur indistinct neighborhoods that incorporate a range of support servicesessential to day-to-day living, including parks, schools, andneighborhood shopping opportunities, and that encourage walkingand bicycling use.Existing residential areas are designated with a mix of designations.Low-Density Residential is the primary residential category reflectingtypical single family housing. Low-Medium-Density Residentialcovers areas developed with single family homes at a slightly higherdensity. Medium-Density Residential is found in various pocketsWheatland General Plan Policy Document, Part I 14July 11, 2006

GENERAL PLAN SUMMARYthroughout the community and includes attached and detachedhousing at higher densities. High-Density Residential is located nearemployment centers and neighborhood nodes to provide attachedhousing for a combination of rental and ownership opportunitiesMediumDensityResidentialHighDensityResidentialCommercialLandUseandDevelopmentThe Commercial designation allows for a mix of commercial uses. ThePlan envisions expansion of regional commercial services adjacent tothe proposed SR 65 bypass, the Downtown, and the northeasternportion of the Planning Area.EmploymentLandUseandDevelopmentThe Mixed-Use designation covers infill areas in Downtown. Theseareas requite a mix of housing and commercial uses on the samesite/building and encourage housing at increased densities within theDowntown area.In addition, the plan promotes continued infill development and reuseof vacant and underutilized commercial centers.The Employment designation is applied primarily in areas of the citythat have adequate access to existing SR 65, the proposed SR 65bypass, and the ring-road. This land use will implement the City’sdesire to attract primary-wage-earner jobs, such as high technologyand biotechnology uses. The plan also includes a chapter promotingeconomic development in Wheatland.Wheatland General Plan Policy Document, Part I 15July 11, 2006

GENERAL PLAN SUMMARYPublicandOpenSpaceLandUseUrbanReservePublic uses represent an important element in the overall fabric of acommunity. Accordingly, this Policy Document provides a frameworkfor development of such public uses as government offices andfacilities, schools, and parks and recreation facilities. Recognizing thestatus of governmental services, this Policy Document supports themaintenance of a vital public presence in Downtown. In addition, thisPolicy Document includes land use policies and programs thatrecognize and reinforce the essential role that public uses (i.e., parksand schools) play in the development and maintenance of healthyneighborhoods.The General Plan designates the area east of Japer Lane and west ofGrasshopper Slough as Urban Reserve, indicating that the City willstudy this area and consider it for future development. Nodevelopment can occur within the Urban Reserve area without aGeneral Plan amendment.CHAPTER2:TRANSPORTATIONANDCIRCULATIONThe General Plan addresses several transportation issues that arecritical to the continued development of Wheatland. The CirculationDiagram depicts the proposed circulation system to supportdevelopment under the Land Use Diagram. This circulation system isrepresented on the diagram as a set of roadway classifications thathave been developed to guide Wheatland’s long-range planning andprogramming. Roadways are systematically classified based on thelinkages they provide and their function, both of which reflect theirimportance to the land use pattern, traveler, and general welfare.New roadways required to serve new development include an easternbypass for SR 65, an arterial “ring-road” that will connect the city westto east, and provide access across the existing SR 65 and the railroadtracks. In addition, several arterial and collector streets would beextended from the north to south to serve the new area of plannedresidential development.In addition to addressing future roadway plans and improvements,Chapter 3 of Part II of this Policy Document contains goals, policies,and programs related to the following issues: Street and Roadway System Regional Coordination Residential Streets Automobile Parking Transit Facilities and ServicesWheatland General Plan Policy Document, Part I 16July 11, 2006

Non-Motorized Transportation Road and Rail Freight Movement Airport Overflight ZonesGENERAL PLAN SUMMARYCHAPTER3:ECONOMICDEVELOPMENTThe overall emphasis of the policies and programs under theseheadings is the establishment and maintenance of a well-roundedtransportation network that includes fully-connected and intersectingstreets, pedestrian paths, and bike paths.This chapter addresses the economic development issues. Key issuesinclude the maintenance and enhancement of the quality of life inWheatland by: retaining and encouraging the expansion of existingindustries and businesses in the community; encouraging thedevelopment of new industries and businesses in the communitythereby creating new jobs for Wheatland residents; and preserving andenhancing the rich historic character of the community.Redevelopment and public and private partnerships will be importantin stimulating these activities.This chapter contains goals, policies and implementation programsthat provide the framework for economic development for the city ofWheatland. The goals and policies of this section are organizedtopically according to the following categories, each of which relates toa particular economic development focus:CHAPTER4:HOUSING Business Attraction and Formation Downtown Economic Development TourismThis chapter includes goals, policies, and programs for the generalprovision of housing in Wheatland and quantified objectives for thedevelopment of housing for the years 2005 through 2008.The chapter includes four primary housing goals as follows:1. Provide for the City’s regional share of new housing for allincome groups.2. Improve/conserve the supply of existing housing.3. Meet the special housing needs of homeless persons, seniors, largefamilies, disabled persons, and farmworkers.4. Ensure equal housing opportunityThe policies and programs encourage the construction of housing to:meet the city’s projected housing needs for very low-, low-, andmoderate-income households; provide for decent housing for allincome levels, emergency shelters, and housing for other groups withspecial needs; provide for a balance of residents and jobs; preserveexisting residential neighborhoods; and ensure safe, sanitary housing.Wheatland General Plan Policy Document, Part I 17July 11, 2006

GENERAL PLAN SUMMARYPolicies also encourage the conservation and rehabilitation of existingdwelling units as well as for the development of new housing.CHAPTER5:PUBLICFACILITIESANDSERVICESThis chapter addresses the City’s housing production targets throughthe time frame of the element, which are the City’s quantifiedobjectives pursuant to State housing law.An important result of comprehensive planning should be theassurance that all facilities and services needed to adequately servedevelopment will be provided in a timely fashion. While thedevelopment of detailed plans for facilities and services is beyond thepurview of the General Plan, the General Plan does establish aframework for guiding planning decisions related to facilitydevelopment and service provision. The general emphasis of thepolicies and programs in Chapter 4 of Part II is on ensuring theprovision and maintenance of adequate services, while discouragingunnecessary, wasteful, or inefficient extension of existing systems ordevelopment of new facilities. Specifically, this Policy Documentcontains goals, policies, and programs related to the following facilitiesand services: General Public Facilities and Services Public Facilities and Services Funding Water Supply and Delivery Wastewater Collection, Treatment, Disposal, and Reuse Stormwater Drainage Solid Waste Collection and Disposal Law Enforcement Fire Protection Gas and Electric Services Information TechnologyCHAPTER6:RECREATIONAL,EDUCATIONAL,ANDCOMMUNITYSERVICESThe policies and programs articulated under these headings willensure that current and future residents of and businesses inWheatland are served by a well-rounded, efficient, andenvironmentally-sound system of public facilities and services.The diversity and quality of life in Wheatland is reflected in itsrecreational, educational, and other community services. The Citydevelops and maintains public parks, but this meets only part of thecommunity’s need for recreation. The need for park facilities andrecreation services span all age and income groups. The General Plansets the framework for an expanded park and open space trail systemwith facilities to provide opportunities for a wide variety ofrecreational activities.City decisions concerning growth and development affect school andchild care facilities, and the City has an important role to play in thesiting and planning of these facilities. The General Plan also promotesWheatland General Plan Policy Document, Part I 18July 11, 2006

GENERAL PLAN SUMMARYthe creation of a civic center with library services and arts and culturalactivities.The goals, policies, and programs in Chapter 5 of Part II of this PolicyDocument articulate the City of Wheatland’s commitment to ensuringhigh quality recreational and educational opportunities for Wheatlandresidents and visitors, and promote a high quality of life for allsegments of Wheatland’s population. The policy content of the sectionis divided into the following eight topics:• Parks and Recreation Development Framework• Civic Center• Senior Center• Education• School Siting and Financing• Child Care Supply and Quality• Libraries• Community Involvement and ParticipationCHAPTER7:HISTORICPRESERVATIONWheatland has a rich historic heritage, and contains many significanthistoric buildings, districts, events, and artifacts which reflect its past.These are symbols of Wheatland’s unique heritage and identity.The General Plan sets the framework for comprehensive efforts tofoster historic preservation in Downtown Wheatland through asystematic program, community education, and coordination withinthe City and with other historic preservation groups.The goals and policies of this chapter are organized topically accordingto the following categories:• Historic Preservation - General• Economic Incentives for Historic Preservation• Historic Preservation Education and Awareness• Archaeological ResourcesCHAPTER8:ENVIRONMENTALRESOURCESWheatland’s environmental resources (water, vegetation, wildlife, andopen space) contribute to the city’s economy and are importantelements in the quality of life of Wheatland’s residents. These naturalresources exist in limited quality and are at risk of destruction ordegradation through continued urban development. The General Planseeks to balance the need for growth with the need for conservationand enhancement of the area’s natural resources, frequently incooperation with other agencies. This chapter addresses the followingissues:• Water Resources• Fish and Wildlife HabitatWheatland General Plan Policy Document, Part I 19July 11, 2006

GENERAL PLAN SUMMARY• Vegetation• Open Space for the Preservation of Natural Resources• Air Quality – General• Air Quality – Transportation• Energy ConservationCHAPTER9:HEALTHANDSAFETYThis chapter contains goals, policies, programs, and standardsdesigned to minimize the harmful effects of natural and man-madehazards. This information is organized under the following topics,each of which relates to specific conditions and concerns relevant toWheatland:• Health and Safety – General• Seismic and Geologic Hazards• Flood Hazards and Protection• Fire Hazards• Aircraft Crash Hazards• Hazardous Materials• NoiseCHAPTER10:ADMINISTRATIONANDIMPLEMENTATIONThis final chapter contains goals, policies, and programs designed toensure that the City of Wheatland maintains a high level of attentionto the General Plan by providing for routine review and update of thePolicy Document and Background Report and ensuring that other Cityregulations and ordinances are consistent with the General Plan.Wheatland General Plan Policy Document, Part I 20July 11, 2006

PART IIGOALS, POLICIES, ANDIMPLEMENTATION PROGRAMSINTRODUCTIONPart II of this Policy Document contains explicit statements ofgoals, policies, standards, implementation programs, andquantified objectives that constitute the formal policy of the Cityof Wheatland for land use, development, and environmentalquality. Part II is divided into the following ten chapters: Chapter 1: Land Use and Community Character Chapter 2: Transportation and Circulation Chapter 3: Economic Development Chapter 4: Housing Chapter 5: Public Facilities and Services Chapter 6: Recreational, Educational, and CommunityServices Chapter 7: Historic Preservation Chapter 8: Environmental Resources Chapter 9: Health and Safety Chapter 10: Administration and ImplementationGOALS,POLICIES, ANDIMPLEMENTATIONPROGRAMSEach chapter includes several goal statements relating to differentsub-issues or different aspects of the issue addressed in thechapter. For each goal statement there are several policies whichamplify the goal statement. Implementation programs are listedat the end of each goal section and describe briefly the proposedaction, the City agencies or departments with primaryresponsibility for carrying out the program, and the time frame foraccomplishing the program.Chapter 1 (Land Use and Community Design) also describes thedesignations appearing on the Land Use Diagram and outlines thestandards of population density and building intensity for theseland use designations. Chapter 3 (Transportation and Circulation)contains the Circulation Diagram which depicts the proposedcirculation system and a description of the roadway classificationsystem.Wheatland General Plan Policy Document, Part II 22July 11, 2006

INTRODUCTIONThe following definitions describe the nature of the statements ofgoals, policies, standards, implementation programs, andquantified objectives as they are used in this document:Goal: The ultimate purpose of an effort stated in a way that isgeneral in nature and immeasurable.Policy: A specific statement in text or diagram guiding action andimplying clear commitment.Standard: A specific, often quantified guideline, incorporated in apolicy or implementation program, defining the relationshipbetween two or more variables. Standards can often translatedirectly into regulatory controls.Implementation Program: An action, procedures, program, ortechnique that carries out general plan policy. Implementationprograms also specify primary responsibility for carrying outthe action and a time frame for its accomplishment.Quantified Objective (Housing Element only): The number ofhousing units that the City expects to be constructed and thenumber of households the City expects will be assisted throughhousing programs and based on general market conditionsduring the time frame of the Housing Element (Chapter 4).GUIDING PRINCIPLESOF THE GENERALPLANThe following five guiding principles provide the foundation forthe Land Use Diagram, Circulation Diagram, and the goals,policies, and implementation programs which constitute theformal substance of the Plan.1. Balance development on both sides of existing SR 65 and therailroad tracks.2. Reinforce Downtown as the traditional and cultural core ofthe city, but not as the central commercial district.3. Emphasize neighborhood–oriented growth to retain smalltown feel.4. Create a strong local employment base.5. Plan the city to accommodate eventual development of a SR65 bypass.Wheatland General Plan Policy Document, Part II 23July 11, 2006

CHAPTER 1LAND USE AND COMMUNITY CHARACTERThis chapter outlines proposed patterns of land use and policies and standards for futuredevelopment and redevelopment. This chapter is divided into two major sections. The first sectionincludes the Land Use Diagram and the related land use classification system and standards. Thesecond section contains goals, policies, and implementation programs related to existing and futureland use and development.LAND USE DIAGRAMAND STANDARDSThe most familiar part of any general plan is the land use diagramshowing the types and locations of existing and futuredevelopment the plan envisions. To appreciate and use the variousdesignations shown on the diagram, the reader must firstunderstand the purpose of each designation and the uses andstandards associated with the designation. The following sectionsdescribe the standards and outline the allowable uses for each ofthe designations shown on the City of Wheatland’s General PlanLand Use Diagram.GENERAL PLAN AREAThe General Plan Area includes all land designated for or to beconsidered for future development as part of Wheatland. Thisboundary is the same as the City’s Sphere of Influence, andincludes areas designated for urban reserve. Figure 2 shows theboundary of the General Plan Area and Figure 3 is the General PlanLand Use Diagram.DEVELOPMENTSTANDARDSThe Land Use Diagram shows ten land use designations. These aredefined in the following subsection. State law mandates thatgeneral plans include standards of population density and buildingintensity for all of the territory covered by the plan. To satisfy thisrequirement, the General Plan includes such standards for each ofthe land use designations appearing on the Land Use Diagram.These standards are stated differently for residential and nonresidentialdevelopment. Following are explanations of how thesestandards operate.RESIDENTIAL USESStandards of population density for residential uses can be derivedby multiplying the maximum allowable number of dwelling unitsper gross acre by the average number of persons per dwelling unitWheatland General Plan Policy Document, Part II 1-1July 11, 2006

City of Wheatland General PlanFIGURE 3: LAND USE DIAGRAMSpenceville RoadUnion Pacific RR TracksSR 65 Bypass Location65Dry CreekESMSHSYuba CountyPlacer CountyESCivic CenterLewis Rd.Yuba CountySutter CountyESOakley LaneWheatland RoadESESBear RiverMSHSESESExistingWastewater TreatmentPlant SiteSutter CountyPlacer CountyMSESLEGENDSymbol UseUrban Reserve.............................................................6,340.............0...........6.340Low Density Residential (3-4du/acre)..........................1,810.........200...........2,010Low-Medium Density Residential (4.1-6du/acre)............470.............2..............470Medium Density Residential (6.1-8du/acre)...................260............20..............280High Density Residential (8.1-16du/acre)........................70.............60.............130Commercial....................................................................125.............35.............160Employment*..................................................................300..............0..............300Park................................................................................230............13..............243Public (HS = high school, MS = middle school, and ES = elementary school)..........200.............93.............2939,805 421 10,226State Route 65 BypassRivers, Streams & SloughsPedestrian & Bike TrailsCity LimitsSphere of Influence*Employment includes office, professional, research & development, and light industrial uses.Acreage of NewDevelopmentGeneral Plan Planning AreaCounty LinesNorthAcreagewithinCity LimitsTotalMintier& AssociatesPLANNING CONSULTANTSJuly 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1 MOREINFO...Gross acreage includes allland (including proposedstreets and rights-of-way)designated for a particularresidential use. Grossacreage is a standard that ismore typically used ingeneral plans.Net acreage excludesexisting and proposedstreets, rights-of-ways,drainage areas, and otherpublic facilities such asschools, parks, andgreenbelts. In urban areas,net acreage is normally 20to 25 percent less than grossacreage. In rural areas andopen space areas, thedifference between net andgross can be as low as 5percent. Net acreage is thestandard typically used inzoning ordinances.assumed for the applicable residential designation. Standards ofbuilding intensity for residential uses are stated as the allowablerange of dwelling units per gross acre.The assumed average number of persons per dwelling unit for eachresidential designation has been extrapolated from population andhousing unit estimates prepared by the Sacramento Area Councilof Governments (SACOG) and the State of California Departmentof Finance. These are summarized in Table 1-1 following thedescriptions of the land use designations. It is important to notethat the average person per dwelling unit figures cited under eachresidential designation do not represent City policy; they simplyprovide the basis for correlating the permitted number of dwellingunits per acre with the potential residents of those units.NON-RESIDENTIAL USESStandards of building intensity for non-residential uses in theGeneral Plan are stated as maximum floor-area ratios (FARs). Afloor-area ratio is the ratio of the gross building square footage on alot to the net square footage of the lot.For example, on a lot with 10,000 net square feet of land area, aFAR of 1.00 will allow 10,000 square feet of gross building floorarea to be built, regardless of the number of stories in the building(e.g., 5,000 square feet per floor on two floors or 10,000 square feeton one floor). On the same lot, a FAR of 0.50 would allow 5,000square feet of floor area, and a FAR of 0.25 would allow 2,500square feet. The diagram to the left illustrates conceptually howbuildings of one, two, and four stories could be developed on agiven lot with a FAR of 1.00.Standards of population density for non-residential uses can bederived by multiplying one acre (43,560 square feet) by theapplicable FAR and then dividing by the assumed average squarefootage of building area per employee. The assumed averagesquare footage of nonresidential building floor area per employeeis based on historic averages and market studies. These aresummarized in Table 1-1 following the descriptions of the land usedesignations. It is important to note that the average employeedensity figures cited under each nonresidential designation do notrepresent City policy; they simply provide the basis for correlatingthe permitted FAR with the potential number of employees innonresidential development.Wheatland General Plan Policy Document, Part II 1-2July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1LAND USEDESIGNATIONSThe General Plan includes ten residential, commercial,employment, and other land use designations to depict the types ofland uses that will be allowed in the General Plan Area.Each land use designation is defined in terms of the allowable usesand density and intensity standards. Land use designations alsoallow for similar and compatible uses which may be implementedthrough the Planned Development (PD) overlay zone.The General Plan is implemented largely through zoning.Appendix C of this Policy Document is a matrix showingcorrespondence between the General Plan land use designationsand zoning districts.ResidentialLow Density Residential (LDR)This designation provides for single family detached homes,secondary residential units, public and quasi-public uses, andsimilar and compatible uses. Residential densities shall be in therange of 3.0 to 4.0 units per gross acre. The FAR for nonresidentialuses shall not exceed 0.30.Low Density ResidentialLow-Medium Density Residential (LMDR)This designation provides for single family detached homes,secondary residential units, public and quasi-public uses, andsimilar and compatible uses. Residential densities shall be in therange of 4.1 to 6.0 units per gross acre. The FAR for nonresidentialuses shall not exceed 0.40.Low-Medium Density ResidentialMedium Density ResidentialHigh Density ResidentialMedium Density Residential (MDR)This designation provides for single family detached and attachedhomes, secondary residential units, public and quasi-public uses,and similar and compatible uses. Residential densities shall be inthe range of 6.1 to 8.0 units per gross acre. The FAR fornonresidential uses shall not exceed 0.50.High Density Residential (HDR)This designation provides for single-family detached and attachedhomes, secondary residential units, multi-family residential units,and similar and compatible uses. Residential densities shall be inthe range of 8.1 to 16.0 units per gross acre. The FAR fornonresidential uses shall not exceed 0.50.Wheatland General Plan Policy Document, Part II 1-3July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1CommercialCommercial (COM)This designation provides for neighborhood and locally-orientedretail and service uses, retail and service uses, restaurants, banks,entertainment uses, professional and administrative offices, publicand quasi-public uses, and similar and compatible uses. The FARshall not exceed 0.50.Mixed-Use (MU)This designation provides for retail and service uses, restaurants,banks, entertainment uses, professional and administrative offices,residential units above the ground floor, public and quasi-publicuses, and similar and compatible uses.The FAR for commercial uses shall not exceed 0.50. The FAR fornonresidential uses shall not exceed 0.4. Residential densities shallbe in the range of 8.0 to 16.0 units per gross acre. Residential usesshall be subject to discretionary review and approval.EmploymentEmployment (EMP)This designation provides for office parks, research anddevelopment, warehouses and light manufacturing related toresearch and development, general commercial uses that cater toindustrial uses in this designation, professional offices, public andquasi-public uses, and similar and compatible uses. The FAR shallnot exceed 0.50.Public, Park, and OpenSpacePublic (PUBLIC)This designation provides for public facilities such as schools,hospitals, sanitariums, penal institutions, libraries, museums,government offices and courts, churches, meeting halls, cemeteriesand mausoleums, public facilities, and similar and compatible uses.The FAR shall not exceed 0.50.Park and Open Space (PARK)This designation provides for outdoor recreational uses, equestrianuses, habitat protection, irrigation canals, reservoirs, watershedmanagement, public and quasi-public uses, and areas typicallylimited for human occupation due to public health and safetyhazards such as floodways, unstable soils, or areas containingwildlife habitat and other environmentally-sensitive features. Suchland areas are primarily publicly owned, but may include privateproperty. The FAR for nonresidential uses shall not exceed 0.10.Wheatland General Plan Policy Document, Part II 1-4July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1Urban ReserveUrban Reserve (UR)This designation is applied to land which may be considered fordevelopment in the future with urban uses. No urbandevelopment may occur on lands designated Urban Reserve beforethe General Plan is amended to specify a primary land usedesignation for the property. Allowable uses shall include wastewatertreatment facilities and other uses specified under theAgriculture (A) and Open Space (OS) designations.LandUseDesignationTABLE 1-1CITY OF WHEATLAND GENERAL PLANSUMMARY OF LAND USE DESIGNATIONS AND STANDARDSResidentialDensity Range(DUs pergross acre)AssumedAveragePopulation perHousehold aNonresidentialBuildingIntensities(MaximumFAR) bAssumedAverageEmployeeDensity(square feetper employee)ResidentialLDR Low-Density Residential 3.0 to 4.0 2.4 0.3 -LMDR Low-Medium Density Residential 4.1 to 6.0 2.4 0.4 -MDR Medium-Density Residential 6.1 to 8.0 2.4 0.5 -HDR High-Density Residential 8.1 to 16.0 2.4 0.5 -CommercialCOM Commercial - - 0.5 400MU Mixed-Use 8.0 to 16.0 2.4 0.5 400EmploymentEMP Employment - - 0.5 350Public, Park, and Open SpacePUBLIC Public - - 0.1 -PARK Park and Open Space - - 0.1 -Urban ReserveUR Urban Reserve Not applicablea Assumed average household size for the purposes of estimating population holding capacityb FARs apply to nonresidential uses only; FARs in residential designations apply to the limited permitted nonresidential uses in residentialdesignations.DUs - Dwelling UnitsFAR - Floor Area RatioWheatland General Plan Policy Document, Part II 1-5July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThe goals and policies of this section are organized topically according to the following categories,each of which relates to a key set of issues pertaining to land use and development in Wheatland.Other issues related to land use are contained throughout other chapters of this Policy Document,including open space (Chapter 5, Recreational and Cultural Resources), lands within the floodplain(Chapter 8, Health and Safety), and economic development (Chapter 9, Economic Development). Citywide Growth and Development Residential Development New Residential Neighborhoods Neighborhood Conservation and Enhancement Commercial Land Use Downtown Employment Development Urban Reserve Agriculture Landscape and StreetscapeThe overall focus of this section is on setting standards and policies for future development andredevelopment in Wheatland, focusing on high-quality, orderly growth to achieve a balance inresidential, commercial, and employment development. Development should occur consistent withthe City’s ability to assimilate growth and maintain the small-town feeling and quality of life inWheatland.CITYWIDE GROWTHAND DEVELOPMENTLocated along SR 65 in the northern part of the Sacramentometropolitan area, many forces are encouraging new residentialand employment development in Wheatland. The General Planprojects population growth from approximately 3,178 in 2004 to30,100 by 2025. During the same period, the Plan projectsemployment to increase from 500 (2003) to 11,080 (2025) based onprojected population growth. The General Plan designates land toaccommodate projected growth through 2025 and to achieve abalance of residential and employment opportunities.GOAL 1.ATo grow in an orderly pattern consistent with economic, social, andenvironmental needs, while preserving Wheatland’s small towncharacter, and historic significance.POLICIES1.A.1. The City shall strive to preserve Wheatland’s traditionalsmall-town qualities and historic heritage, while expandingits residential and employment base.Wheatland General Plan Policy Document, Part II 1-6July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.A.2. The City shall ensure that development occurs in an orderlysequence based on the logical and practical extension ofpublic facilities and services.1.A.3. The City shall designate land for development consistentwith the needs of the community and consistent with itsefforts to maintain a positive fiscal balance for the City.1.A.4. The City shall manage residential growth to keep pace withplanned facilities and services improvements.1.A.5. The City shall encourage the acquisition of CommunityDevelopment Block Grants (CDBG) to revitalize infill areas.1.A.6. The City shall work with the Sacramento Area Council ofGovernments (SACOG) and Yuba County to coordinate theCity’s General Plan with regional planning efforts.1.A.7. The City shall manage urban growth in areas withhazardous conditions such as flooding and unstable soils.1.A.8. The City shall establish a Memorandum of Understandingwith Yuba County in order to maintain agriculturalpreservation zoning on farmland surrounding the city.1.A.9. The City shall require new development to pay its fairshare of capital costs for necessary infrastructureimprovements pursuant to the City’s Fee Study.1.A.10. The City shall assure that the Zoning Ordinance andZoning Map are consistent with the General Plan.1.A.11. The City shall require future large planning efforts,including specific plans, to provide an appropriate jobshousingbalance to ensure an adequate mix of economicand residential opportunities.1.A.12 Specific Plans or site plans submitted to the City as a part ofan application for land development must substantiallyconform to the General Plan Land Use Diagram. ThePlanning Director shall make a determination of substantialconformance with the Land Use Diagram for everydevelopment application. If such a determination cannot bemade, the application for development shall include arequest to amend the General Plan accordingly.Wheatland General Plan Policy Document, Part II 1-7July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1IMPLEMENTATION PROGRAMS1.1. The City shall annually review the General Plan to assurethe adopted policies and programs reflect the developmentneeds of the community.Responsibility:Time Frame:City CouncilPlanning CommissionAnnually1.2. The City shall monitor housing and population growth andregional growth projections and report annually to the CityCouncil.Responsibility:Time Frame:City ManagerPlanning DirectorAnnually1.3. The City shall revise and update the Zoning Ordinance andZoning Map to assure consistency with the General Plan.Responsibility:City ManagerPlanning DirectorTime Frame: FY 2006-2007RESIDENTIALDEVELOPMENTWheatland’s character is largely determined by the quality of itsneighborhoods. The city’s neighborhoods reflect a mix of housingtypes, sizes, and architectural styles. To provide for projectedpopulation growth and associated economic development, theGeneral Plan designates additional residential land toaccommodate projected residential demand through 2025 in a mixof housing types and densities. Policies of the Plan address theoverall quality and style of the new residential development. Infill,reuse, and intensification within developed areas is encouraged, aslong as it reflects the character of the surrounding neighborhoodand does not result in significant negative effects. Policy section1.C addresses the development of new residential neighborhoodsand Section 1.D addresses conservation of existing neighborhoods.Wheatland General Plan Policy Document, Part II 1-8July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1GOAL 1.BTo provide adequate land in a range of residential densities toaccommodate the housing needs of all income groups expected toreside in Wheatland.POLICIES1.B.1. The City shall support residential development at a manageablepace to achieve its fair share of regional housingneeds and provide for orderly extension of infrastructureand public services.1.B.2. The City shall require residential project design to reflectand consider natural features, noise exposure of residents,visibility of structures, circulation, access, and the relationshipof the project to surrounding uses. Residential densitiesand lot patterns will be determined by these and otherfactors.1.B.3. The City shall discourage the development of isolated,remote, disconnected, and/or gated residential projects,which do not contribute to the sense of an integratedcommunity.1.B.4. The City shall encourage multi-family housing to be locatedthroughout the community, but especially near transportationcorridors, Downtown, major commercial areas,neighborhood commercial centers, and employmentcenters.1.B.5. The City shall discourage leapfrog development anddevelopment in peninsulas extending into agriculturallands to avoid adverse effects on agricultural operations.IMPLEMENTATION PROGRAMSee Implementation Program 4.11.NEW RESIDENTIALNEIGHBORHOODSMajor new residential development should be planned asneighborhoods, with a mix of housing types and sizes, integratedwith community facilities including parks, schools, child carefacilities, and other institutional uses. New neighborhoods shouldbe designed to encourage walking, bicycling, and use of transit.Wheatland General Plan Policy Document, Part II 1-9July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1GOAL 1.CTo provide for new residential development in planned neighborhoodsthat are designed to promote walking, bicycling, and transituse.New residential developmentPOLICIES1.C.1. The City shall promote new residential development in arange of residential densities that reflects the positivequalities of Wheatland (e.g., street trees, pedestrianorientation, mix of housing types and sizes).1.C.2. The City shall encourage the creation of well-definedresidential neighborhoods that have a clear focal point,such as a park, school, or other open space and communityfacility, and are connected to the existing city core as well aseach other.1.C.3. The City shall require that development plans for newresidential neighborhoods address the following:a. The distribution, location, and extent of land uses,including standards for land use intensity.b. Compatibility of new development with adjacentexisting and proposed development.c. Provision of a range of housing types to ensure sociallyandeconomically-integrated neighborhoods.d. Distribution and location of roadways, including designstandards for and the precise alignment of arterial,collector, and local streets, and bikeways.e. Provisions for the extension of the existing city roadwaysystem into new development areas. New developmentshall be linked to adjacent existing neighborhoods andplanned neighborhoods by collector and local streets. .f. Provisions for adequate schools and child care facilities.g. Distribution and location of neighborhood commercialcenters, parks, schools, child care centers, and otherpublic- and quasi-public facilities.h. Provisions for linking residential neighborhoods, parks,schools, Downtown, shopping areas, and employmentcenters through a system of pedestrian pathways,bicycle routes, and linear open-space corridors alongsloughs, Dry Creek, and the Bear River.i. Provisions for development phasing to ensure orderlyand contiguous development.Wheatland General Plan Policy Document, Part II 1-10July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1j. Provisions for minimizing conflicts between newdevelopment and agricultural uses.1.C.4. The City shall require residential subdivisions to providewell-connected internal and external street, bicycle, andpedestrian systems.1.C.5. The City shall encourage installation of current andemerging technological infrastructure in new and existingdevelopment for home telecommuting and electric vehiclecharging.IMPLEMENTATION PROGRAM1.4. The City shall prepare residential development and designguidelines to promote interesting, well designedneighborhoods, open space, streetscapes, walking,bicycling, and transit use and access.Responsibility:City ManagerPlanning DirectorTime Frame: FY 2006-2007NEIGHBORHOODCONSERVATIONAND ENHANCE-MENTHistoric Wheatland neighborhoodThe greatest assets of older neighborhoods are mature trees andlandscaping, architectural variety in homes and buildings, andhistoric character and structures. If left unchecked, however, thenatural aging process can lead to poorly maintained homes andyards, loss of trees, poorly maintained streets, alleys, andsidewalks, deteriorating infrastructure, graffiti, dilapidated andvacant buildings, crime, and decline in property values. Since thepotential for new development in existing residential areas islimited, most of the neighborhood conservation efforts focus onmaintenance of both public and private property. The policies andprograms of this section aim to ensure maintenance of quality inexisting neighborhoods over time.GOAL 1.DTo conserve and enhance the best qualities of existing residentialneighborhoods as the city grows.POLICIES1.D.1. The City shall ensure that decisions concerning land useand development are not detrimental to the positiveWheatland General Plan Policy Document, Part II 1-11July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1character and identity of Wheatland’s existing residentialneighborhoods.1.D.2. The City shall sponsor community volunteer clean-upcampaigns.1.D.3. The City shall encourage infill and reuse in existing neighborhoodsthat maintain the character and quality of thesurrounding neighborhood and does not negatively affectsurrounding land uses.1.D.4. The City shall promote street tree planting andmaintenance and seek ways to establish ongoing fundingfor street tree maintenance.1.D.5. The City shall provide for infrastructure improvements inolder neighborhoods through redevelopment funding.1.D.6. The City shall enforce City nuisance and fire safetyordinances for property and buildings that becomeeyesores and present health and safety problems.IMPLEMENTATION PROGRAMS1.5. The City shall institute a sidewalk repair program toidentify funding sources for ongoing sidewalk repair andmaintenance.Responsibility:City ManagerPublic Works DirectorTime Frame: FY 2007-20081.6. The City shall investigate methods of establishing permanentfunding sources for ongoing street tree replacementsand maintenance.Responsibility:City ManagerCity EngineerTime Frame: FY 2007-2008Wheatland General Plan Policy Document, Part II 1-12July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.7. The City shall institute an Annual Community CleanupDay.Responsibility:City CouncilCity ManagerPublic Works DirectorTime Frame: FY 2006-2007COMMERCIALLAND USESign for future shopping centerWheatland’s commercial land uses provide limited shopping andemployment opportunities for its residents, employees, andvisitors. Existing commercial in Wheatland is concentratedprimarily in Downtown, and along State Route 65. New regionalcommercial centers are planned along the SR 65 bypass and in thenortheast. Neighborhood commercial centers are also planned inresidential neighborhoods.The policies in this section address the design of commercialfacilities to reflect the character of Wheatland, preserve andenhance Downtown, and provide accessibility for pedestrians,bicyclists, and transit riders. This section includes policiespromoting well-located and designed commercial development.Policy section 1.F specifically addresses Downtown.GOAL 1.ETo designate adequate commercial land for development of localand regional commercial uses compatible with surrounding landuses that will meet the present and future needs of Wheatlandresidents and visitors and enhance Wheatland’s economic vitality.POLICIES1.E.1. The City shall designate commercial land in appropriatelocations to provide for various kinds of commercialdevelopment to meet the needs of Wheatland residents andvisitors, with necessary access, exposure, and utilities.1.E.2. The City shall strive to avoid creating an oversupply ofcommercially-designated land to prevent the dilution ordeterioration of currently viable commercial areas, as wellas efforts to improve and extend Downtown.1.E.3. The types and locations of future outlying commercial usesshould be examined to minimize any adverse effects on theefforts to improve and extend Downtown.Wheatland General Plan Policy Document, Part II 1-13July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.E.4. Commercial facilities should be designed to encourage andpromote transit, pedestrian, and bicycle access. The Cityshall require that new commercial development be designedto encourage and facilitate pedestrian circulationwithin and between commercial sites and nearbyresidential areas.1.E.5. The City shall require pedestrian and bicycle access in thedesign of sound walls, buffers, detention basins, fencing, orother physical features between commercial and residentialuses.1.E.6. The City shall require new commercial development to bedesigned to minimize the visual impact of parking areas onpublic roadways.1.E.7. New commercial development adjacent to residentialdevelopment shall provide buffers from noise, trespassing,lighting, or other annoyances, through methods such aslandscaping or fencing.1.E.8. The City shall reserve sites for neighborhood commercialdevelopment in specific plans for new neighborhoods.1.E.9. The City shall minimize hindrance and obstacles tobusiness establishment by streamlining the developmentapproval process and providing clear direction todevelopers.IMPLEMENTATION PROGRAM1.8. The City shall prepare commercial development designguidelines to encourage good design, create a sense ofplace, and support walking, bicycling, and transit use andaccess.Responsibility:Planning DirectorCity CouncilTime Frame: FY 2006-2007Wheatland General Plan Policy Document, Part II 1-14July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1DOWNTOWNDowntown Wheatland is an important part of Wheatland’s smalltowncharacter and community heritage. Downtown is centrallylocated in the community with access to SR 65 and contains historicbuildings. The policies in this section seek to preserve and enhancethe commercial district by promoting increased retail, office,government, mixed-use, and entertainment uses, providing forparking, streetscape, building facade improvements, and extendingDowntown eastward to include a new civic center.Downtown WheatlandGOAL 1.FTo develop and maintain an economically, socially, and physicallyattractiveDowntown.POLICIES1.F.1.1.F.2.1.F.3.1.F.4.1.F.5.The City shall work with Downtown property and businessowners to revitalize and extend the Downtown east to theproposed civic center.The City shall form a Redevelopment Agency to initiateDowntown revitalization programs.The City shall work with Downtown property and businessowners to form a Downtown Improvement Association.The City shall work jointly with Downtown property andbusiness owners to create and support programs thatimprove the appearance of Downtown. These can includeclean-ups, active Building Code and other City Codeenforcement, and beautification programs.The City shall promote the overall safety in Downtownthrough greater police visibility, increased lighting, andprotection for pedestrians.IMPLEMENTATION PROGRAMS1.9. The City shall form a Redevelopment Agency.Responsibility:City CouncilCity ManagerTime Frame: FY 2006-2007Wheatland General Plan Policy Document, Part II 1-15July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.10. The City shall initiate a Downtown Revitalization andExpansion Study.Responsibility:City ManagerPlanning DirectorTime Frame: 2006-20071.11. The City will assist with the formation of a DowntownImprovement Association.Responsibility:City CouncilCity ManagerTime Frame: FY 2006-2007EMPLOYMENT Wheatland currently has a limited employment sector. TheGeneral Plan designates a large amount of employmentgenerating land uses to encourage economic development andemployment opportunities for Wheatland residents.GOAL 1.GTo support development of employment uses to meet the presentand future needs of Wheatland residents for jobs and to maintainWheatland’s economic vitality.POLICIES1.G.1. The City shall designate specific areas suitable foremployment development and reserve such lands in arange of parcel sizes to accommodate a variety ofemployment uses.1.G.2. The City shall only approve new employment developmentthat has adequate infrastructure and services. Employmentdevelopment shall be required to provide sufficient bufferingfrom residential areas to avoid impacts associated withnoise, odors, and the potential release of hazardous materials.1.G.3. The City shall promote the development of new hightechnology uses in the employment locations near the SR 65bypass.1.G.4. The City shall promote the development of business parkand research and development uses in Wheatland.Wheatland General Plan Policy Document, Part II 1-16July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.G.5. The City shall require new developments projects to paytheir fair share of infrastructure construction costs aspursuant to the City’s Infrastructure Financing Plan.1.G.6. The City shall require that proposed commercial,employment, and residential development is phased inorder to insure the continuation of an adequate tax base tofund necessary infrastructure and City services.1.G.7. The City shall ensure that intensive industrial ormanufacturing uses are located in areas compatible withadjacent use.URBAN RESERVEThe Land Use Diagram designates the area east of Jasper Lane,portions of the Study Area between the county line and the BearRiver, and a small area north of Dry Creek, as Urban Reserve.This indicates that the City will study this area and may considerit for future development. Policies of this section call for the Cityto study the implications of future development of the UrbanReserve area to determine if this area is feasible and appropriatefor future development.Ranch landGOAL 1.HTo maintain land as Urban Reserve for consideration for futuredevelopment.POLICIES1.H.1. No urban development of Urban Reserve areas will bepermitted without a General Plan amendment. No GeneralPlan amendment will be considered without an analysisthat includes the factors listed in Policy 1.H.2.1.H.2. The City shall, when deemed necessary, consider theappropriateness of development of Urban Reserve landsbased upon the following factors:a. Possible location and mix of land uses.b. Implications for overall community form and relationshipto the existing community and DowntownWheatland.c. Flooding and drainage implications.d. Market feasibility of development in this area, includingthe expected rate of absorption.Wheatland General Plan Policy Document, Part II 1-17July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1e. Availability of water supply.f. Consideration of circulation patterns and improvementsg. Effect on and compatibility with existing Cityinfrastructure (e.g., wastewater treatment plant).h. Implications of providing law enforcement and fireprotection services.i. Potential impacts on sensitive biological resources.j. Noise contour implications of Beale Air Force Base.AGRICULTUREWheatland’s agricultural surroundings play a central role in itshistory and character of the community. The continued growth ofWheatland will inevitably convert agricultural land to urban uses.Policies of the plan, however, seek to maintain agricultural uses aslong as possible and to protect adjacent agricultural lands fromthe negative effects of urban development.GOAL 1.IOrchardsTo maintain the productivity and minimize developments affectson agricultural lands surrounding Wheatland.POLICIES1.I.1. The City shall discourage leapfrog development anddevelopment in peninsulas extending into agriculturallands to avoid adverse effects on agricultural operations.1.I.2. The City shall support the local agricultural economy byencouraging the location of agricultural support industriesin the city, establishing and promoting marketing of localfarm products, exploring economic incentives, and supportfor continuing agricultural uses adjacent to the city, andproviding its fair share of adequate housing to meet theneeds of agricultural labor.1.I.3. The City shall promote good neighbor policy betweenresidential property owners and adjacent farming operationsby supporting the right of the farmers and ranchers toconduct agricultural operations in compliance with Statelaws.1.I.4. The City shall work with agribusiness to reduce vandalism,trespassing, roadway hazards, and other public safetyissues.Wheatland General Plan Policy Document, Part II 1-18July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 1IMPLEMENTATION PROGRAM1.12. The City shall prepare and adopt a Right-to-Farmordinance.Responsibility:City CouncilCity ManagerPlanning DirectorTime Frame: FY 2006-2007LANDSCAPE ANDSTREETSCAPEWheatland’s streetscape and landscape is critical to its identity.The city’s major corridors -- existing State Route 65, Fourth Street,Main Street, Wheatland Road, Spenceville Road – carry heavytraffic volumes and are major elements in the city’s developmentpattern.GOAL 1.JTo maintain and enhance the quality of Wheatland’s major travelcorridors, city entrances, landscape, and streetscape.State Route 65 through WheatlandPOLICIES1.J.1.New development within major transportation corridorsmust comply with the following minimum buildingrequirements:a. All outdoor storage of goods, materials, and equipment,and loading docks areas shall be screened from majorroadways.b. Developments with multiple buildings should have auniform design theme and sign program.c. Earth tones shall be used as the dominant color; colorssuch as white, black, blue, and red should be used asaccents. Building surfaces should have color schemesthat reduce their apparent size.d. Metal buildings will be allowed only with enhancedarchitectural and landscaping treatment (such as use oftrim bands, wing walls, parapets, and reveals).e. All exterior elevations visible from major roadwaysshould have architectural treatment to alleviate longvoid surfaces. This can be accomplished throughvarying setbacks, breaking buildings into segments,pitched roof elements, columns, indentations, patios,and incorporating landscaping into architectural design.Wheatland General Plan Policy Document, Part II 1-19July 11, 2006

LAND USE AND COMMUNITY CHARACTER, Chapter 11.J.2.1.J.3.1.J.4.1.J.5.1.J.6.The City shall encourage increased building setbacks andwider landscape areas along major corridors.The City shall require that all new development incorporatethe planting of trees and other vegetation that extends thevegetation pattern of older adjacent neighborhoods intonew development.As a condition of the approval of larger developmentprojects, the City shall require establishment of fundingmechanisms for the ongoing maintenance of street treesand landscape strips. The City shall explore the potentialfor putting all new development in a master landscape andlighting district for maintenance of street trees and landscapestrips.The City shall promote efforts to improve the visual qualityof entrances to Wheatland and to Downtown.The City shall work with State highway officials concerninglandscaping maintenance of State highway property.IMPLEMENTATION PROGRAMS1.13. The City shall explore the use of a citywide Landscape andLighting District and other programs to fund themaintenance of street trees and other landscaping.Responsibility:Time Frame:City ManagerCity EngineerOngoingWheatland General Plan Policy Document, Part II 1-20July 11, 2006

CHAPTER 2TRANSPORTATION AND CIRCULATIONA city is both defined and constrained by the network of highways, roads, and railroads that move itsresidents and goods through and in and out of the city. While Wheatland is not a large city, mobilitythrough the city is hindered by congestion on SR 65 and the Union Pacific railroad tracks. TheGeneral Plan provides for the development of new roads, overpasses, and the widening andimprovement of existing roadways to serve new development. It also promotes alternative forms oftransportation to reduce air pollution, reduce the need for costly roadway improvements, andfacilitate the travel of those who cannot or do not wish to use automobiles for all their trips.This chapter addresses various transportation issues, including automobile travel and parking,transit, non-motorized transportation (e.g., bicycle and pedestrian travel), and freight movement(truck and rail). It is divided into two major sections. The first, Circulation Diagram and Standards,describes the Circulation Diagram and the roadway classification system and standards. The secondsection includes the goals, policies, and implementation programs related to the various forms oftransportation.SECTION ICIRCULATIONDIAGRAM ANDSTANDARDSWheatland’s planned roadway network is designed to meet year2025 development levels based on the land uses shown on the LandUse Diagram. The General Plan seeks to maintain satisfactory trafficconditions while accommodating future growth. The City’s mostimportant policy tool for upgrading and maintaining its roadways toprovide for effective and efficient traffic movement is the CirculationDiagram and its associated standards.CIRCULATION DIAGRAMThe Circulation Diagram (Figure 4) depicts the proposed circulationsystem to support development under the Land Use Diagram. Thiscirculation system is represented on the diagram as a set of roadwayclassifications that have been developed to guide Wheatland’s longrangeplanning and programming. Roadways are systematicallyclassified based on the linkages they provide and their function, bothof which reflect their importance to the land use pattern, traveler,and general welfare.New major roadways required to serve new development include aneastern bypass to SR 65 and an arterial ring-road that will encompassthe existing city limits. This new roadway would include gradeseparated crossings of SR 65 in the absence of relocating SR 65 andthe railroad tracks. New collector streets will link the northernportion of the ring-road to the southern portion, and also will linkthe ring-road with the Downtown. In addition, several collectorWheatland General Plan Policy Document, Part II 2-1July 11, 2006

Ring RoadCity of Wheatland General PlanFIGURE 4: CIRCULATION DIAGRAMLEGEND Mintier& AssociatesCollectorArterialArterial transitioning toamenity corridor with otherroadway improvementsState Route 65 BypassCity LimitsCounty LineSphere of InfluenceGeneral Plan Planning Area0 0.5 1 1.52 milesscale: 1 inch = 1,200 feetPLANNING CONSULTANTSJuly 11, 2005NorthSpenceville RoadSR 65 Bypass LocationSR 65 BypassNew Road 4Grade separatedrailroad crossingNew Road 3Nichols RoadB StreetMain St.Ring RoadC StreetState Route 65Evergreen Dr.At graderailroad crossingExisting ProposedPlacer CountyYuba CountySpenceville RoadPlacer CountySutter County4th StreetAt graderailroad crossingsNew Road 5Union Pacific RR Tracks65Grade separatedrailroad crossingDry CreekLewis Rd.Lewis Rd.Oakley Oakley Lane LaneNew Road 11st StreetMcDevitt Rd.New Road 2Wheatland RoadWheatland RoadYuba CountySutter CountyBear River

TRANSPORTATION AND CIRCULATION, Chapter 2streets would be extended to serve new planned residentialdevelopment on all sides of the city.Relocation of SR 65 and the Union Pacific railroad tracks to the eastof the existing Downtown, parallel to Jasper Lane, could dramaticallychange the circulation and development characteristics of centralWheatland. Relocation of these two important elements of the city’scirculation system continues to be evaluated.ROADWAYCLASSIFICATIONSRoadways serve two functions that tend to conflict from a designstandpoint: provide mobility and provide property access. High andconstant speeds are desirable for mobility, while low speeds are moredesirable for property access. A functional classification systemprovides for specialization in meeting the access and mobilityrequirements of the development permitted under the General Plan.Local streets emphasize property access; arterials emphasize highmobility for through-traffic; and collectors attempt to achieve abalance between both functions.Figure 2-1, the Circulation Diagram, presents the official functionalclassification of existing and proposed streets, roadways, andhighways in Wheatland. The hierarchy of the functionalclassifications in the city consists of principal arterials, minorarterials, collectors, and local roads and streets as described below.The Circulation Diagram depicts the arterial and collector roadwaysystem in Wheatland. All other roadways not identified on theCirculation Diagram are classified as local streets.Arterials are new roadways that emphasize mobility with limitedaccess. These include freeways, expressways, and those arterials thatare specifically designed to provide a high level of mobility withlimited access to adjoining properties.Transitioning Arterials are existing arterials that interconnect withand augment the new arterial system while providing a somewhatlower level of travel mobility due to less stringent access limitations.Collectors provide a balanced function of land access and mobilitywithin residential neighborhoods and commercial and industrialareas.Local Roads and Streets have a primary function to provide directaccess to abutting lands and connections to the higher orderfunctional classifications.Table 2-1 lists the City’s standards for the right-of-way required forlocal, collector, and arterial streets. Note that these standards applyonly to City streets; State highways are not subject to local standards.Wheatland General Plan Policy Document, Part II 2-2July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2TABLE 2-1STREET RIGHT-OF-WAY AND SECTION WIDTHStreet Classification Right-of-Way* Street Section*Arterial 80’ to 150’ 64’ to 115’Transitioning Arterial 80’ to 150’ 64’ to 115’Collector 50’ to 90’ 40’ to 74’Local Roads and Streets 44’ to 50’ 34’ to 40’*The right-of-way and street section widths will vary within this rangedepending on the number and type of vehicular lanes and the number andtype of pedestrian/bicycle facilities planned.Wheatland General Plan Policy Document, Part II 2-3July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis section describes the goals, policies, and implementation programs guiding the development andmaintenance of the city’s transportation network. The goals and policies of this section are organizedtopically according to the following categories, each of which relates to a particular aspect of thetransportation system. Street and Roadway System Regional Coordination Residential Streets Automobile Parking Transit Facilities and Services Non-motorized Transportation Road and Rail Freight Movement Airport Overflight ZonesSTREET ANDROADWAY SYSTEM MOREINFO...Level of Service (LOS) is away of measuring trafficconditions, with A being thebest conditions and E thelowest satisfactoryperformance. (See fulldefinition in glossary)Future growth in Wheatland will require the development of abypass to SR 65 (see Goal 2.B), new roadways, andwidening/improvements of existing roadways. To maintain thecity’s small-town qualities and ensure smooth-flowing conditions onCity roadways, the General Plan establishes Level of Service (LOS)C or better as the roadway standard for most areas, with Level ofService D or better in more heavily-traveled areas, and includesprovisions for the funding of new roadways to serve newdevelopment.GOAL 2.ATo provide for the long-range planning and development of theCity's roadway system to ensure the safe and efficient movement ofpeople and goods.POLICIESExisting SR 652.A.1. The City shall plan, design, and regulate the development ofthe City's street system in accordance with the functionalclassification system described in this chapter and reflectedin the Circulation Diagram and the City's Street Standardsand Specifications.2.A.2. The City shall develop and manage its roadway system tomaintain LOS "C" or better on all roadways, except withinone-quarter mile of state highways. In these areas, the Cityshall strive to maintain LOS “D” or better.2.A.3. The City shall identify economic, design, and planningsolutions to improve existing levels-of-service currentlyWheatland General Plan Policy Document, Part II 2-4July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2below the LOS specified above. Where physical mitigation isinfeasible, the City shall consider developing programs thatenhance alternative access or otherwise minimize traveldemand.2.A.4. The City shall assure that new development effectively linksboth sides of SR 65 and the railroad tracks at the north andsouth ends of town.2.A.5. The City shall strive to meet the level of service standardsthrough a balanced transportation system that providesalternatives to the automobile and by promoting pedestrian,bicycle, and transit connections between employment areasand major residential and commercial areas.2.A.6. The City shall require an analysis of the effects of traffic fromproposed major development projects. Each such projectshall construct or fund improvements necessary to mitigatethe effects of traffic from the project. Such improvementsmay include a fair share of improvements that providebenefits to others.2.A.7. The City shall proactively pursue financing in a timelymanner for all components of the transportation system,including securing right of way, particularly an easternalignment of the SR 65 bypass, to achieve and maintainadopted level of service standards.2.A.8. The City shall assess fees on new development sufficient tocover the fair share portion of that development's impacts onthe local and regional transportation system.2.A.9. The City shall limit private access along arterial streetswherever possible.2.A.10. The City shall give priority to street and highwayimprovements that increase safety, minimize maintenancecosts, and increase the efficiency of the street system.2.A.11. The City shall ensure that highways and arterial streetswithin its jurisdiction provide for the efficient flow of traffic.Therefore, the following shall be undertaken: Minimize the number of intersections along arterials. Reduce curb cuts along arterials through the use ofcommon access easements, backup lots, and otherdesign measures. Provide grade separations at all major railroadcrossings with arterials, except for an at-grade crossingWheatland General Plan Policy Document, Part II 2-5July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2at McDevitt. Extend arterials over waterways and throughdeveloped and undeveloped areas to provide for thecontinuous flow of through traffic and appropriate areaaccess.2.A.12. The City shall install and maintain traffic warning signsalong City roads that are used by farm equipment.2.A.13. The City shall require that all farm equipment traveling onCity roads must: Operate only on local roads; Operate during daylight hours, unless absolutelynecessary and only when vehicle and equipment isadequately lighted for night travel; Display slow-moving-vehicle (SMV) signs if travelingslower than 25 mph; Not allow extra riders at any time for any reason; Equip large trailers or equipment with separate brakes; Securely tie down all equipment to transport trailersand/or truck beds; Maintain speeds that are appropriate for the area, roadconditions, and time of the year; To the extent possible, make equipment compact; Use pilot vehicles with flashing amber lights andoversized load signs to assist large machines, such ascombines; and Drive slow moving vehicles as far to the right aspossible while remaining on the road.IMPLEMENTATION PROGRAMS2.1. The City shall establish and maintain the Street Master Planconsistent with the updated General Plan.Responsibility:City CouncilCity EngineerTime Frame: FY 2006-2007Ongoing maintenanceWheatland General Plan Policy Document, Part II 2-6July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 22.2. The City shall prepare a Major Projects Financing Plan.Responsibility:City ManagerCity EngineerTime Frame: FY 2006-2007REGIONALCOORDINATIONThe reduction of regional traffic congestion in DowntownWheatland is important to the quality of life and small-towncharacter of Wheatland. At the same time, SR 65 provides neededregional connections which facilitate economic development. TheGeneral Plan calls for improvements to the regional transportationsystem, most notably an eastern bypass to SR 65. The General Planalso calls for exploration of the potential for relocation of the UnionPacific railroad tracks parallel to the SR 65 bypass to further reducetraffic congestion and reduce impediments to orderly developmentof Wheatland.GOAL 2.BTo coordinate City–planned transportation and circulationimprovements with county, State, and Federal transportationsystems, and to promote the financing and construction of a bypassto SR 65.POLICIES2.B.1. The City shall complete a study of the eastern SR 65 bypassalignment to reduce the use of Wheatland streets by regionalthrough traffic, and shall provide corridor protection for theselected route.2.B.2. The City shall proactively pursue the relocation of the UnionPacific railroad tracks to parallel the relocated SR 65 easternbypass.2.B.3The City shall continue its cooperative participation in theactivities and plans of the Sacramento Area Council ofGovernments (SACOG) and Yuba-Sutter Transit.2.B.4. The City shall cooperate with Yuba and Placer Counties, aswell as Caltrans, in the development of bypass location andfunding options for SR 65.2.B.5. The City shall ensure that Plan Lines for future roadways onthe fringe of the city are prepared in coordination with theCounty and/or Caltrans, as appropriate.Wheatland General Plan Policy Document, Part II 2-7July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 22.B.6. The City shall work with the County, SACOG, Caltrans, andother jurisdictions and agencies to maximize additionalfunding for transportation facilities.IMPLEMENTATION PROGRAMS2.3. The City shall complete a study of the eastern alignment forthe SR 65 bypass, consistent with the updated General Plan.Responsibility:City EngineerPlanning DirectorTime Frame: FY 2005-20062.4. The City shall initiate the formation of a Joint PowersAuthority to fund construction of the SR 65 bypass.Responsibility:City CouncilCity ManagerCity EngineerTime Frame: FY 2005-20062.5. The City shall continue coordination with appropriateagencies and organizations and complete a study of therelocation of the Union Pacific railroad tracks to parallel theeastern alignment of the SR 65 bypass.Responsibility:City CouncilCity ManagerCity EngineerTime Frame: FY 2006-2007RESIDENTIALSTREETSThe General Plan seeks to protect the quality and safety ofresidential neighborhoods from high-volume and high-speed traffic.Policies of this Plan also encourage walking and bicycling in existingand new neighborhoods through maintenance of streets andsidewalks and by promoting the design of new neighborhoods thatprovide for direct pedestrian/bike routes through grid andmodified grid street patterns, and along open space corridors.Wheatland General Plan Policy Document, Part II 2-8July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2GOAL 2.CTo protect residential areas from high-volume and high-speed trafficand its effects and promote bicycling and walking on residentialstreets.Typical residential streetPOLICIES2.C.1. The City shall consider the effects of new development onlocal streets in residential areas and require newdevelopment to mitigate significant impacts on residentialneighborhoods.2.C.2. The City shall promote street, alley, and sidewalkmaintenance to encourage their safe use.2.C.3. The City shall consider future needs for street and sidewalkmaintenance in approving new development.2.C.4. The City shall require ADA compliance for existing andproposed street sidewalks.2.C.5. The City shall promote elderly friendly roadways, includingthe use of bikeways for golf carts and motorizedwheelchairs.IMPLEMENTATION PROGRAMS2.6. The City shall complete a study identifying methods ofproviding for street and sidewalk maintenance in existingneighborhoods.Responsibility:City EngineerPlanning DirectorTime Frame: FY 2007-20082.7. The City shall complete a study identifying methods ofproviding elderly friendly roadways that meet ADAcompliance.Responsibility:City EngineerPlanning DirectorTime Frame: FY 2008-2009Wheatland General Plan Policy Document, Part II 2-9July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2AUTOMOBILEPARKINGThe General Plan requires that new development provide foradequate and appropriately-located parking. Parking requirementsare implemented primarily through the City’s Zoning Ordinance.GOAL 2.DTo provide a sufficient amount of convenient, available, accessible,safe, and attractive parking to serve existing and new developmentthroughout the city as needed.ParkingPOLICIES2.D.1. The City shall require provision of adequate off-streetparking in conjunction with new development. Theadequacy and appropriateness of parking requirements inthe Zoning Ordinance shall be periodically reevaluated.2.D.2. The City shall require that parking lots be designed formaximum pedestrian safety and convenience, motoristconvenience and safety, and handicapped access.2.D.3. The City shall continue to implement Zoning Ordinanceparking standards that establish minimum and maximumnumber of spaces for parking lots.2.D.4. The City shall require new parking lots to be designed tominimize visual impacts on public roadways andneighboring areas.2.D.5. The City shall allow shared parking where different adjacentuses generate peak parking demand at different times.TRANSITFACILITIES ANDSERVICESThe availability of a good transit system provides alternatives toautomobile use, and is especially important for those who cannot ordo not drive. As Wheatland grows, the potential for transit use andthe need for transit will increase. Policies of the General Plansupport the enhancement of the existing transit system, especially inconnection with new development.GOAL 2.ETo promote a safe and efficient transit system to reduce congestion,improve the environment, and provide viable non-automotivemeans of transportation in and through Wheatland.Wheatland General Plan Policy Document, Part II 2-10July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2POLICIES2.E.1. The City shall work with Yuba-Sutter Transit to implementbus transit services that are timely, cost-effective, andresponsive to growth patterns and existing and future transitdemand.2.E.2. The City shall consider the transit needs of senior, disabled,minority, low-income, and transit-dependent persons inmaking decisions regarding transit services and incompliance with the Americans with Disabilities Act.2.E.3. The City shall consider families’ needs in transportationplanning efforts and shall promote safe and convenientmethods of transportation between school, home, retailshopping, and child care.2.E.4. The City shall encourage the creation of rail transit to linkWheatland with Marysville/Yuba City and the SacramentoArea.2.E.5. The City shall work with Yuba-Sutter Transit to locate busturnouts and shelters throughout the city.NON-MOTORIZEDTRANSPORTATIONNon-motorized transportation includes pedestrian and bicycletravel. Making it easier for Wheatland residents and workers tobike or walk not only reduces automobile trips, with benefits for airquality, but it also promotes greater community interaction, one ofthe small-town qualities the General Plan seeks to preserve andenhance. Non-motorized transportation also reduces the demandfor street and road widening and maintenance and also reduces thedemand for parking areas and related land required fordevelopment.Policies of the General Plan seek to establish a comprehensive bikesystem and design new development to foster walking andbicycling.GOAL 2.FTo provide a safe, comprehensive, and integrated system of facilitiesfor non-motorized transportation for both transportation andrecreation.POLICIES2.F.1. The City shall promote the development of a comprehensiveand safe system of recreational and commuter bicycle routesWheatland General Plan Policy Document, Part II 2-11July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 2that provide connections between the city's majoremployment and housing areas, between its existing andplanned bikeways, and between schools, parks, retailshopping, and residential neighborhoods.2.F.2. The City shall require developers to finance and installpedestrian pathways, bikeways, and multi-purpose paths innew development, as appropriate.2.F.3. The City shall encourage the development of adequate,convenient, and secure bicycle parking at employmentcenters, schools, recreational facilities, transit terminals,commercial businesses, the Downtown, and in otherlocations where people congregate.2.F.4. The City shall consider the needs of bicyclists when newroadways are constructed and existing roadways areupgraded.2.F.5. The City shall consider the needs of bicyclists whendetermining street widths.2.F.6. The City shall develop safe and pleasant pedestrian ways. Tothis end, the City shall ensure sidewalks are wide enough forpedestrian convenience, and conform to ADA standards.2.F.7. The City shall cooperate with the schools in maintaining andupdating the Safe Routes to School program.2.F.8. The City shall require crosswalks and other pedestrian safetymeasures be designed and installed according to City ofWheatland Ordinances.2.F.9. The City shall encourage major employment centers (50 ormore total employees) to install showers, lockers, and secureparking areas for bicyclists as part of any entitlement.2.F.10. The City shall ensure that bikeways are maintained in amanner that promotes their local and regional use.IMPLEMENTATION PROGRAMS2.8. The City shall prepare a Bike Master Plan.Responsibility:Planning DirectorCity EngineerTime Frame: FY 2007-2008Wheatland General Plan Policy Document, Part II 2-12July 11, 2006

TRANSPORTATION AND CIRCULATION, Chapter 22.9. The City shall revise the Zoning Ordinance to incorporatebicycle parking standards into its parking requirements.Responsibility:Planning DirectorTime Frame: FY 2006-2007AIRPORT OVER-FLIGHT ZONESWheatland is situated close to Beale Air Force Base. Proximity tothis base provides benefits to the city in terms of employment andeconomic development. The base can also create noise and safetyconcerns, requiring careful planning in connection with flightoperations and changes in airport activity. Policies in this sectionencourage convenient and efficient flight operations whileminimizing any negative effects on Wheatland.GOAL 2.G MOREINFO...Overflight zones forWheatland are establishedby SACOG in coordinationwith Beale Air Force Base.These zones identify areaswhere noise levels exceed a65 Community NoiseEquivalent Level (CNEL).Above this level is assumedto be unacceptable forresidential development.To support the continued operation of Beale Air Force Base and itsassociated facilities while ensuring compatibility between urbandevelopment in Wheatland and aircraft operations.POLICIES2.G.1. The City shall work closely with appropriate agencies,including Beale Air Force Base and the Sacramento AreaCouncil of Governments (SACOG), to ensure compatibilityof land uses that fall within overflight zones.2.G.2. The City shall work with Beale Air Force Base to coordinatechanges to their flight patterns with land use decisions.Wheatland General Plan Policy Document, Part II 2-13July 11, 2006

CHAPTER 3ECONOMIC DEVELOPMENTBusiness activity is part of the city’s fabric, providing a source of jobs and livelihood, and alsoproviding for the wants and needs of residents and visitors. It is crucial that economic developmentbe balanced with adequate housing for city resident workers and that it contributes to the characterand quality of life in Wheatland. The city’s economic health affects its quality of life as well as itsability to achieve the wide range of goals identified in the General Plan.This chapter addresses economic development for the city of Wheatland. A key issue includes themaintenance and enhancement of the quality of the life in Wheatland by encouraging thedevelopment of new industries and businesses. Businesses locate and expand in a community for avariety of reasons, including location, available work force, adequacy of infrastructure and resources,availability of land, incentives, and quality of life in the community. Wheatland has manyadvantages for economic development, including its location along SR 65, and its proximity to theYuba-Sutter, Roseville-Rocklin-Lincoln, and Sacramento metropolitan areas. The city is also uniquelylocated near Beale Air Force Base and the Camp Far West Reservoir Recreational Area. The city alsohas regional access to the University of California, Davis, Sacramento State University, and theSacramento Metropolitan Airport.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and implementation programs that provide the framework foreconomic development for the city of Wheatland. The goals and policies of this section are organizedtopically according to the following categories, each of which relates to a particular economicdevelopment focus. Business Attraction and Formation Downtown Economic Development TourismWheatland General Plan Policy Document, Part II 3-1July 11, 2006

ECONOMIC DEVELOPMENT, Chapter 3BUSINESSATTRACTION ANDFORMATIONPerception of a community as a competitive site location is built onseveral factors, including the cost of land, fees and tax rates, ease ofdoing business, availability of suitable sites, transportation access,and available financing. The attraction program works best and ismost successful as part of a total economic development effort andnot as the sole focus.GOAL 3.ATo recruit new industry and business that will benefit the localcommunity.New businesses in LincolnPOLICIES3.A.1. The City shall promote Wheatland as an emerging place forbusiness in the Sacramento Valley of California.3.A.2. The City shall ensure the development of up-to-dateinformation useful to private business and pertinent to theWheatland economy, such as demographics, localemployment and market statistics, future plans, andpopulation growth, to help evaluate business opportunitiesin the city and surrounding region.3.A.3. The City shall market Wheatland as a business locationthrough the preparation and distribution of informationalpackets and attendance at marketing seminars andconferences.3.A.4. The City shall seek the development of new businesses,especially those that provide primary-wage-earner jobs, bydesignating adequate land and providing infrastructure inareas where resources and public facilities and services canaccommodate employment generators.3.A.5. The City shall support the development of primary-wageearnerjob opportunities to provide Wheatland residents analternative to commuting outside Wheatland.3.A.6. The City shall coordinate City Departments and create a“one-stop-shop” for information on economic developmentand for development review services.3.A.7. The City shall focus economic development efforts onprojects that will maximize long-term net revenues to theCity and diversify the city’s economic base.Wheatland General Plan Policy Document, Part II 3-2July 11, 2006

ECONOMIC DEVELOPMENT, Chapter 33.A.8. The City shall strive to coordinate its economicdevelopment efforts with the efforts of the County of Yubaand economic development organizations.3.A.9. The City shall encourage selective attraction of industrialuses that do not pollute or use excessive resources, such aswater and energy, and are appropriate for Wheatlandcharacter, and shall discourage inappropriate uses fromconsidering a Wheatland location.3.A.10. The City shall promote and develop a clean, visuallyinvitingand safe shopping environment, recognizing theimportance of a positive social environment in enhancingretail trade.3.A.11. The City shall encourage home-based businessescompatible with the surrounding neighborhoods andsupport opportunities for alternative employment formsand incubators for small businesses.3.A.12. The City will strive to keep the regulatory/permit costs aslow as financially feasible.3.A.13. The City shall encourage the Yuba-Sutter Chamber ofCommerce to promote the Wheatland area as a good areafor light industry.3.A.14. The City shall invest strategically in infrastructure tosupport its job growth goals.3.A.15. The City shall maintain the economic growth of the city inline with residential development through the use ofeconomic development incentives and an economicdevelopment strategy.IMPLEMENTATION PROGRAMS3.1. The City shall prepare an Economic Development StrategicPlan.Responsibility:City CouncilCity ManagerPlanning DirectorTime Frame: FY 2007-2008Wheatland General Plan Policy Document, Part II 3-3July 11, 2006

ECONOMIC DEVELOPMENT, Chapter 33.2. The City shall annually evaluate its progress in its economicdevelopment efforts and make plans for additional actionsfor updating and implementing the Economic DevelopmentStrategic Plan.Responsibility:Time Frame:City ManagerPlanning DirectorAnnuallyDOWNTOWNECONOMICDEVELOPMENTThe General Plan emphasizes revitalization and extension of thecity’s Downtown area. Currently, the Downtown’s economy is notviable. There are a number of vacant buildings and buildings inneed of structural and aesthetic rehabilitation.Revitalization of the Downtown is envisioned as an impetus toeconomic development. Activity would include promoting the areaby providing information to potential investors and propertyowners, locating available financing, and finding solutions toremove impediments to development.DowntownGOAL 3.BTo economically revitalize and extend the Downtown as thecommercial, civic, and cultural center of the community.POLICIES3.B.1. The City shall intensify and extend Downtown Wheatland asa principle retail and commercial district of the city andregion.3.B.2. The City shall create a distinctive and active pedestrianenvironment that supports Downtown as a uniquedestination.3.B.3. The City shall maximize opportunities for outdoor eating toreinforce Downtown as a food and entertainmentdestination.3.B.4. The City shall actively pursue the creation of significant newhousing opportunities within and immediately adjacent toDowntown.Wheatland General Plan Policy Document, Part II 3-4July 11, 2006

ECONOMIC DEVELOPMENT, Chapter 3IMPLEMENTATION PROGRAMSSee implementation programs 1.9, 1.10, and 1.11 in Chapter 1: LandUse and Community Character.TOURISMHop KilnsTourism needs to be expanded to strengthen Wheatland’seconomy. Creation and enhancement of cultural, entertainment,and recreational activities and facilities in Wheatland will attracttourists and, therefore, positively affect sales tax revenues.Activities and special events sponsored by various special interestgroups should be encouraged to create a regional draw ofindividuals to the community. Recreational entertainment andcultural facilities and activities for youth should also beencouraged to provide this service to the youth of the Wheatlandcommunity as well as to encourage tourism.Promotion of Wheatland’s historical character and attractionsincluding the Hop Kilns and Bishop Pumpkin Farm is an importantpart of this effort. Additionally, music and art in public placesshould be encouraged and promoted to attract tourists.GOAL 3.CTo promote the growth of tourism by enhancing the city’s potentialto attract tourists through preservation of historic resources,promotion and development of visitor attractions, and provision ofa variety of overnight accommodations.POLICIES3.C.1. The City shall define the City’s visitor target market andwork to develop a comprehensive tourism management andprogram, while monitoring the negative effects of tourismand making necessary improvements to ensure citywidebenefit and maintain the quality of life.3.C.2. The City shall seek to develop and expand tourism inWheatland by attracting, developing, and expanding specialevents, public and private recreational and entertainmentfacilities and programs, and capitalizing on the historiccharacter of the city.3.C.3. The City shall attempt to attract quality hotel and conferencefacilities in locations and at a scale appropriate to the city’scharacter to enhance the quality of visitor-serving areas andpromote development of the conference-tourism market.Wheatland General Plan Policy Document, Part II 3-5July 11, 2006

ECONOMIC DEVELOPMENT, Chapter 33.C.4. The City shall encourage, sponsor, and increase the numberand quality of special events and recreational programs thatare attractive to both visitors and residents.3.C.5. The City shall cooperate with efforts to expand activities andfacilities of the Bishop Pumpkin Farm.IMPLEMENTATION PROGRAM3.3. The City shall produce and implement a TourismDevelopment Program.Responsibility:City CouncilCity ManagerPlanning DirectorTime Frame: FY 2008-2009Wheatland General Plan Policy Document, Part II 3-6July 11, 2006

CHAPTER 4HOUSINGThe Housing Element is a comprehensive assessment of current and projected housing needs for alleconomic segments of the community. It sets forth local housing policies and programs to implementthose policies. The element is different than other elements in the General Plan Policy Documentbecause it requires coordination, review, and approval by the State of California’s Department ofHousing and Community Development.The Housing Element consists of two documents: The Background Report and the Policy Document.The Background Report is designed to meet housing element requirements to provide informationand analysis to support the goals, policies, programs, and quantified objectives in the HousingElement Policy Document. The Public Review Draft Housing Element Background Report dated July1, 2004, was made available for public review on July 2, 2004. Comments on the Background Reportwere submitted to the City by August 12, 2004. After comments were submitted to the City, the CityCouncil adopted the Housing Element on May 6, 2005. The following chapter is the City ofWheatland’s adopted Housing Element Policy Document.HOUSING ELEMENTSECTIONSThe Policy Document includes the following five sections:Section I: Goals, Policies, and Implementation ProgramsThis Housing Element Policy Document includes four goalstatements. Under each goal statement, the element sets outpolicies that amplify the goal statement. Implementation programsare listed at the end of each sub-section and describe briefly theproposed action, the Time Frame for accomplishing the program,and funding source where it can be identified.The following are definitions of terminology used in the HousingElement Policy Document:Goal: The ultimate purpose of an effort stated in a way that isgeneral in nature and immeasurable.Policy: A specific statement in text or diagram guiding action andimplying clear commitment.Standard: A specific, often quantified guideline, incorporated in apolicy or implementation program, defining the relationshipbetween two or more variables. Standards can often translatedirectly into regulatory controls.Wheatland General Plan Policy Document, Part II 4-1July 11, 2006

HOUSING, Chapter 4Implementation Program: An action, procedures, program, ortechnique that carries out general plan policy. Implementationprograms also specify primary responsibility for carrying out theaction and a time frame for its accomplishment.Quantified Objective: The number of housing units that the Cityexpects to be constructed and the number of households the Cityexpects will be assisted through housing programs and based ongeneral market conditions during the time frame of the HousingElement.In this document, the term “affordable housing” means housingaffordable to very low-, low-, or moderate-income households.Section II: Adequate SitesThis section describes the available site capacity in Wheatland tomeet housing needs. It estimates developable land available forresidential uses in Wheatland, and the holding capacity forhousing units based on this inventory.Section III: Quantified ObjectivesThis section summarizes the quantified objectives for housingconstruction, conservation, and rehabilitation for the HousingElement planning period.Section IV: Public ParticipationThis section describes the opportunities the City provided forpublic participation during the preparation of the updatedHousing Element.Section V: Consistency with the General PlanThis section describes the internal coordination between theupdated Housing Element and the other elements of the updatedGeneral Plan.SECTION I:GOALS, POLICIES ANDIMPLEMENTATIONPROGRAMSGOAL 4.AProvide for the city’s regional share of new housing for all incomegroupsPOLICIES4.A.1. The City shall continue to monitor residential land usedesignations and zoning annually to ensure that sufficientWheatland General Plan Policy Document, Part II 4-2July 11, 2006

HOUSING, Chapter 4land is designated and zoned at various densities to meetthe city’s regional share of housing.4.A.2. The City shall designate and zone areas for higher densityresidential development that are within or adjacent toexisting developed areas in which public facilities andservices can be extended, or within large, master-planneddevelopments which have the financial capability ofproviding needed public facilities and services for higherdensity development.4.A.3. The City shall ensure that developers and residents aremade aware of key housing programs and developmentopportunities.4.A.4. The City shall ensure that its zoning ordinance is consistentwith State law.4.A.5. The City shall work with other public agencies and privateorganizations to build affordable housing.4.A.6. The County shall continue to implement State energyefficiency standards.4.A.7. The County shall encourage energy conservingdevelopment patterns during its site design review process.IMPLEMENTATION PROGRAMS4.1 The City shall redesignate and re-zone 4.1 acres of land formulti-family use at 18 units per acre in order toaccommodate at least an additional 73 multi-family unitsneeded to provide adequate sites for affordable housing.The redesignated and re-zoned land shall be suitable formulti-family development and shall be available fordevelopment during the housing element planning period.Responsibility:Planning CommissionCity CouncilTime Frame: 20054.2 The City shall amend its Zoning Ordinance to provide foraffordable housing density bonuses consistent with Statelaw.Responsibility:Planning CommissionCity CouncilWheatland General Plan Policy Document, Part II 4-3July 11, 2006

HOUSING, Chapter 4Time Frame: 2005/064.3 The City shall revise its Zoning Ordinance to permit seconddwelling units. The new second unit ordinance shall beconsistent with State law.Responsibility:Planning CommissionCity CouncilTime Frame: 2005/064.4 The City shall allow partial fee waivers to affordablehousing developers on a case-by-case basis, to the extentthat the partial fee waivers are not cost-prohibitive to theCity.Responsibility:Time Frame:Planning CommissionCity CouncilOngoing4.5 The City shall expedite (fast track) processing of affordablehousing developments, to the extent that it does not resultin higher costs to either the City or the applicant.Responsibility:Time Frame:Planning CommissionCity CouncilOngoing4.6 The City shall evaluate the parking requirements in itsZoning Ordinance for multi-family and single-familyhousing to determine whether a reduction in the number ofspaces for affordable multi-family housing and/orrequirements for covered parking in affordable singlefamilyhousing can be waived or reduced to encourage theproduction of such housing. If such a determination ismade, the City shall amend its Zoning Ordinanceaccordingly.Responsibility:Planning CommissionCity CouncilTime Frame: 2004/054.7 The City shall research inclusionary housing programs andrecommend a policy.Responsibility:City StaffWheatland General Plan Policy Document, Part II 4-4July 11, 2006

HOUSING, Chapter 4Time Frame: 2004Planning Commission4.8 The City shall consider whether to adopt the SacramentoRegional Compact for the production of affordable housingas proposed by the Sacramento Area Council ofGovernments (SACOG). According to this Compact, at least10 percent of all new housing construction in participatingjurisdictions would meet an affordability standard. The 10percent goal would be guided by the following rules:• At least 4 percent of all new housing construction willbe affordable to very low-income families.• At least 4 percent of all new housing construction willbe affordable to low-income families.• If necessary, up to 2 percent of the 10 percent goalcould be met by housing affordable to moderateincomefamilies.Responsibility:Planning CommissionCity CouncilTime Frame: 20044.9 The City shall encourage the development of self-helphousing within the city to create affordable homeownershipopportunities for low- and very low-income families. TheCity shall accomplish this by assisting interested housingorganizations and providing incentives as feasible.Responsibility:Time Frame:Planning CommissionCity CouncilOngoing4.10 The City shall continue working with developers ofaffordable housing by identifying potential building sitesand by providing support to funding applications.Responsibility:Time Frame:City StaffCity CouncilOngoingWheatland General Plan Policy Document, Part II 4-5July 11, 2006

HOUSING, Chapter 44.11 During the remaining three-year planning period, the Cityshall monitor the progress in meeting the affordablehousing objectives presented in this housing element. TheCity Administrator shall prepare an annual status report ofthe City’s progress in meeting its housing element goals.City staff shall present these reports at an annual publichearing held before the City Council and shall also send acopy to the California Department of Housing andCommunity Development (HCD).Responsibility:Time Frame:City AdministratorOngoing annually4.12 In its review of tentative maps, the City shall encourage sitedevelopment features that encourage energy conservation,including narrower streets, the use of landscaping to reduceenergy use, the orientation and configuration of buildingson a site, and other site design factors affecting energy use,such as provision of adequate structural support for solarcollectors.Responsibility:City Administrator in consultation withthe California Energy CommissionTime Frame: 20064.13 The City shall continue annexation efforts for the HeritageOaks Estates and Jones Ranch projects to ensure that theyare available for development during this Housing Elementplanning period. The City shall also ensure that the finalzoning applied to the Heritage Oaks Estates and JonesRanch projects provide for at least the amount of R-2 and R-3 zoned land that was approved in the “pre-zoning” for thesites and inventoried in Table 26 of the Housing ElementBackground Report (Heritage Oaks Estates: 7 acres of R-2,and 6 acres of R-3 land; Jones Ranch: 9 acres of R-2, and 5acres of R-3 land).Responsibility:Planning CommissionCity CouncilTime Frame: 2005Wheatland General Plan Policy Document, Part II 4-6July 11, 2006

HOUSING, Chapter 4GOAL 4.BImprove/conserve the supply of existing housing.POLICIES4.B.1. The City shall encourage the preservation of existingneighborhoods and the provision of safe and sanitaryhousing for all residents.4.B.2. The City shall encourage the preservation and rehabilitationof the existing affordable housing stock.4.B.3. The City shall support efforts to prevent substandard homesfrom becoming dilapidated structures.4.B.4. The City shall inspect and identify code violations inresidential buildings.4.B.5. The City shall require the abatement or demolition ofsubstandard housing that is not economically feasible torepair.4.B.6. The City shall periodically survey housing conditions tomaintain a current database on housing conditions.4.B.7. The City shall ensure that potential developers, landlords,and income-eligible homeowners are aware of availableaffordable rehabilitation programs provided by YubaCounty.IMPLEMENTATION PROGRAMS4.14 The City shall work with a local housing organization toapply for a CDBG Rehabilitation Grant to fund a housingrehabilitation program to be operated by the housingorganization. The recent housing conditions survey,conducted for this Housing Element update, will facilitatethe completion of this application for funding. If thisapplication is funded, the City shall support the newprogram in an advisory capacity.Responsibility:Funding:City AdministratorCity CouncilCommunity Development Block Grant(CDBG)Time Frame: 2004-05Wheatland General Plan Policy Document, Part II 4-7July 11, 2006

HOUSING, Chapter 4QuantifiedObjective:5 units ($250,000 grant at $50,000 perunit) rehabilitated for Programs 14 and15 combined; 5 units conserved forPrograms 14 and 15 combined (no costestimate)4.15 The City shall apply for HOME funds to supportrehabilitation of renter- and owner-occupied affordablehousing. If the City is successful in obtaining these funds, itshall contract with either a non-profit local housingorganization or Yuba County to administer these funds.Responsibility:Funding:City AdministratorCity CouncilHOMETime Frame: 2005QuantifiedObjective:See Program 2.14 above4.16 The City shall consider an Abatement Ordinance thatauthorizes the City to initiate appropriate action againstowners of properties with severe code violations. Acomponent of this ordinance may include a case-by-caseremoval of dilapidated dwellings. Another component ofthis ordinance could require the property owners to pay forthe costs of abatement.Responsibility:Building InspectionTime Frame: Ordinance to be considered in 20054.17 The City shall prepare a brochure of housing rehabilitationand conservation programs available for city residents.Responsibility:City AdministratorTime Frame: 2005Wheatland General Plan Policy Document, Part II 4-8July 11, 2006

HOUSING, Chapter 4GOAL 4.CMeet the special housing needs of homeless persons, seniors, largefamilies, disabled persons, and farmworkers.POLICIES4.C.1. The City shall provide referrals for housing and services tohomeless persons.4.C.2. The City shall promote increased housing opportunities forseniors, large families, and disabled persons.4.C.3. The City shall encourage developers of rental units to buildunits for large families.4.C.4. The City shall encourage the incorporation of child care inresidential areas and employment-based land uses to helphouseholds with young children.4.C.5. The City shall provide reasonable accommodation forindividuals with disabilities to ensure equal access tohousing.IMPLEMENTATION PROGRAMS4.18 The City shall advertise services available from public andnon-profit organizations, such as FREED and In-HouseSupportive Services, that assist disabled individuals andseniors.Responsibility:Time Frame:City Staff2005 and ongoing thereafter4.19 The City shall amend its Zoning Ordinance to allow homechild care facilities as a conditional use in R-1 areas. TheCity shall continue to allow home day care facilities withinthe other residential zones as a conditional use.Responsibility:Planning CommissionCity CouncilTime Frame: 2005-064.20 The City shall work with the Yuba/Sutter Counties ChildCare Coordinator to determine whether additional changesto the Zoning Ordinance are needed to promote child careWheatland General Plan Policy Document, Part II 4-9July 11, 2006

HOUSING, Chapter 4centers as well as home child care facilities.Responsibility:Planning CommissionCity CouncilTime Frame: 2005-064.21 The City shall amend its Zoning Ordinance to allow grouphomes serving six or fewer individuals by right in allresidential zones, consistent with State law; and to allowgroup homes serving six or more individuals by conditionaluse permit in selected zones (such as the R-2 and R-3, andcommercial zones).Responsibility:Planning CommissionCity CouncilTime Frame: 20054.22 The City shall amend its Zoning Ordinance provisionsregarding group homes to directly reference transitionalhousing and emergency shelters. Such amendments willalso include provisions regarding residential care facilitiesand employee housing.Responsibility:Planning CommissionCity CouncilTime Frame: 20054.23 The City shall evaluate the setback requirements in itsZoning Ordinance for single-family housing to determinewhether they make housing less accessible for the disabledpopulation. If this determination is made, the City shallestablish an exception process for disabled accessibility topermit development within the setback when it can bedetermined that such features will not be detrimental to thepublic welfare, injurious to other property, and that specialcircumstances exist that would deprive the property ownerof privileges enjoyed by other properties in the vicinity. Theintent of this process is to make it easier to constructnecessary features for disabled accessibility.Responsibility:City StaffPlanning CommissionCity CouncilTime Frame: 2006Wheatland General Plan Policy Document, Part II 4-10July 11, 2006

HOUSING, Chapter 44.24 The City shall consider funding a program to makeaccessibility improvements to rental units to be occupied bypersons with disabilities. The City could use a portion offuture CDBG Grant funds for this purpose. The City wouldcontract with a public agency or non-profit housingorganization to administer the program.Responsibility:Funding Source:City StaffCommunity Development Block GrantCDBGTime Frame: 20064.25 The City shall amend its municipal code to provideindividuals with disabilities reasonable accommodationthrough rules, policies, practices, and procedures that maybe necessary to ensure equal access to housing. The purposeof this is to provide a process for individuals withdisabilities to make requests for reasonable accommodationin regard to relief from the various land use, zoning, orbuilding laws, rules, policies, practices and/or proceduresof the City.Responsibility:City StaffPlanning CommissionCity CouncilTime Frame: 20064.26 The City shall distribute literature on universal design,disabled accessibility, and the City’s reasonableaccommodation procedures (see Program 25) through theBuilding Department.Responsibility:Time Frame:City Staff2005 (2006 for reasonableaccommodation procedures)4.27 The City will support and assist with applications forfarmworker housing funding. The City shall makeinformation available about potential sites for farmworkerhousing.Responsibility:Time Frame:City StaffOngoingWheatland General Plan Policy Document, Part II 4-11July 11, 2006

HOUSING, Chapter 4GOAL 4.DEnsure equal housing opportunityPOLICIES4.D.1. The City shall support equal housing opportunities to allwithout regard to race, color, religion, sex, national origin,age, marital status, sexual orientation, ancestry, familystatus, size of household, or physical handicap.4.D.2. The City shall undertake educational efforts to ensure thatall segments of the population are aware of their rights andresponsibilities regarding fair housing.4.D.3. The City shall ensure that fair housing practices are appliedto all housing offered within the city.4.D.4. The City shall encourage the housing industry to complywith fair housing laws and practices.IMPLEMENTATION PROGRAMS4.28 The City shall display multi-lingual fair housing posters inprominent locations in City buildings and facilities, andthroughout the city, and shall distribute informationalmaterials about fair housing laws to social service and otherpublic agencies within the city.Responsibility:Time Frame:City Staff2005 and ongoing thereafter4.29 The City shall develop working agreements with local fairhousing organizations to expedite referrals to fair housingenforcement agencies, and ensure that complainants receiveassistance in filing charges with enforcement agencies.Responsibility:Time Frame:City Staff2005 and ongoing thereafter4.30 The City shall meet annually with the building industryand provide industry representatives with informationfrom the State Department of Fair Employment andHousing regarding Fair Housing Laws, and shall encouragelocal builders to include equal housing opportunityreferences in their advertising.Wheatland General Plan Policy Document, Part II 4-12July 11, 2006

HOUSING, Chapter 4Responsibility:Time Frame:City Staff2005 and ongoing thereafterSECTION II:ADEQUATE SITESThe following section provides an analysis of the land available forresidential development and compares this to Wheatland’sassigned need for new housing. This includes both sites that areavailable within incorporated City of Wheatland boundaries and inunincorporated areas that will be annexed within the HousingElement planning period. The Housing Element BackgroundReport provides a full discussion of this issue. The key informationfrom the Background Report is summarized and presented here.The inventory of vacant land includes potential development sitesthat were in the discussion or approval stages at the time of theinventory. Additionally, the capacity for second units on existingor new single-family lots was not calculated.Table 4.1 below (identical to Table 27 in the Background Report)provides a summary of residential holding capacity in Wheatlandcompared to Wheatland’s assigned housing need. The figures forthe total Regional Housing Needs Plan (RHNP) allocation, unitsbuilt, and net allocation to be met are from Table 20 in theBackground Report. The figures for holding capacity on vacantland are from Tables 25 and 26 of the Background Report. Asshown in Table 4.1, Wheatland has a total residential capacity ofunits in excess of its net allocation to be met (total need of 702 unitscompared to the holding capacity of 1,796 units).Because the capacity for housing production exceeds Wheatland’snet need for new housing during the Housing Element planningperiod, a primary objective for the City over the Housing Elementplanning period will be to provide adequate sites to accommodatethe housing needs of very low–, low-, and moderate-incomehouseholds. The California Department of Housing andCommunity Development (HCD) assumes, in general, that thehigher the density, the more affordable the housing. It is HCD’sposition that local jurisdictions can facilitate and encourageaffordable housing development by allowing development athigher densities, which helps to reduce per unit land costs.As shown in Table 4.1, after taking into account building permitsissued from January 1, 2000, through April 30, 2004, Wheatland hasa net allocation to be met of 436 moderate-income and below units.Wheatland has a capacity for 368 moderate-income and belowunits, for a deficit in capacity of 68 units, including 65 very lowandlow-income units and 3 moderate-income units. The 368 unitcapacity for moderate-income and below units could be increased,Wheatland General Plan Policy Document, Part II 4-13July 11, 2006

HOUSING, Chapter 4with application of the maximum 25 percent density bonus, to 460units; however, density bonuses are not reflected in the table.Because of the 68-unit deficit in capacity for moderate-income andbelow units, Wheatland needs to identify additional site(s) orincrease densities on currently identified sites to meet theremaining identified need for affordable units. In order to providethe potential for the 68 net remaining housing unit allocation forvery low-, low-, and moderate-income units, 3.78 additional acresof vacant High Density Residential-designated land, would have tobe made available (assuming development densities at 18 units peracre).TABLE 4.1CITY OF WHEATLAND RESIDENTIAL HOLDING CAPACITY ANALYSISVery LowLow CombinedLow- andVery LowModerateAboveModerateTotalTotal RHNP Allocation (1) 164 133 297 139 266 702Building Permits: 20000 0 0 0 384 384through 4/30/2004 (1)Net Allocation to be Met: 164 133 297 139 - 436January 2000-June 2007 (1)Holding Capacity –- - 64 - 346 410Incorporated Land (2)Holding Capacity –- - 163 136 1,082 1,381Unincorporated Land to beAnnexed (3)Remaining Need (4) - - 70 3 0 73Notes:(1) See Table 20 Background Report.(2) See Table 25 Background Report.(3) See Table 26 of the Background Report.(4) Total need shown in table is sum of very low-, low-, and moderate-income need. There is a surplus holdingcapacity of 1,473 total units (702 unit need minus 384 building permits issued, minus 410-unit holding capacity onincorporated land, minus 1,381-unit holding capacity on unincorporated land) when income levels are not takeninto account.Implementation Program 1 calls for the City to “re-zone 4.1 acres ofland for multi-family use at 18 units per acre in order toaccommodate at least an additional 73 multi-family units needed toprovide adequate sites for affordable housing. The redesignatedand re-zoned land shall be suitable for multi-family developmentand shall be available for development during the housing elementplanning period.”Wheatland plans to redesignate land in Almond Estates and/or theWheatland General Plan Policy Document, Part II 4-14July 11, 2006

HOUSING, Chapter 4unincorporated “island” between the new junior high & seniorhigh schools to meet the Implementation Program 1 goal andWheatland’s remaining RHND for the Housing Element planningperiod.As shown in Table 25 of the Background Report, Almond Estates isa 47 acre site with a LDR land use designation and R-1 zoning. It iscurrently planned for a total of 205 single-family units, which isequivalent to a total site density of 4.36 units per acre. As stated inthe table, the site is constrained somewhat by drainage and access,but the constraints do not rule out development within theHousing Element planning period.As shown in Table 26 of the Background Report, the “Island” has atotal site area of 31 acres and is currently projected to have acapacity of 50 single-family units in addition to the 8 existing units.Just as the other unincorporated land that is planned to beannexed, developers of this property will be required to extendinfrastructure or fund service and facility expansion (in particular,the wastewater treatment plant does not have the capacity for alarge amount of development beyond build-out of the existing citylimits).SECTION III:QUANTIFIEDOBJECTIVESThis section inventories the quantified objectives for affordablehousing units to be created, conserved, and rehabilitated as a directresult of affordable housing programs.Table 4.2 below summarizes the quantified objectives for affordablehousing units for the Housing Element Implementation Programs.TABLE 4.2SUMMARY OF QUANTIFIED OBJECTIVES –IMPLEMENTATION PROGRAMSMAY 1, 2004 TO JUNE 30, 2007ImplementationProgramsCombinedVery Lowand Low ModerateTotalAffordableHousingPrograms 14 & 15 (1) –Rehabilitation5 0 5Programs 14 & 15 (1) –Conservation5 0 5Table 4.3 on the next page summarizes the City’s housing needs, itsprogress towards meeting those needs to date, and its quantifiedobjectives for production, rehabilitation, and conservation ofhousing through the end of the Housing Element planning period.Wheatland General Plan Policy Document, Part II 4-15July 11, 2006

HOUSING, Chapter 4TABLE 4.3QUANTIFIED OBJECTIVES:JANUARY 1, 2000 TO JUNE 30, 2007 HousingNeeds(1)HousingNewNeeds:Total Progressto Construction ConservationRHNP Date:2000 NetAllocationto Objectivefrom andIncome Allocation through beMet:May2004 Implementation RehabilitationCategory 20002007 4/30/2004(2) June2007 Programs (3)VeryLow 164 0 164 0 Low 133 0 133 0 Combined 297 0 297 0 10LowandVeryLowModerate 139 0 139 0 0Subtotal 436 0 436 0 0AffordableUnitsAbove 266 384 0 0ModerateTotal 702 384 436 0 10Sources:CityofWheatland,Mintier&Associates,andVWANotes:(1)SeeTable4.1.(2)BuildingpermitsissuedfromJanuary2000throughApril30,2004fromTable4.1.(3)SeeTable4.2As shown in Table 4.3, after accounting for new units constructedand under construction from January 2000 through April 2004,Wheatland has a remaining need for 436 housing units, including164 very-low income units, 133 low-income units, and 139moderate-income units, for a total of 436 affordable units.Wheatland’s quantified objectives for the remaining HousingElement Time Frame May 1, 2004 - June 30, 2007) are 5 rehabilitatedand 5 conserved affordable units.SECTION IV:PUBLICPARTICIPATIONThis Housing Element reflects input from a wide variety of sources.The primary mechanism to gather public input for the HousingElement was a series of forums, workshops, and hearings.The following meetings were held for the Housing ElementUpdate. These were workshops conducted to elicit comments fromthe public regarding housing needs and programs and to help theCity identify its housing needs and to identify an effective packageof regulatory, incentive, and financing programs to meetWheatland General Plan Policy Document, Part II 4-16July 11, 2006

HOUSING, Chapter 4Wheatland’s housing needs.• July 8, 2004:City Council/Planning Commission meeting andStakeholders Workshop• August 5, 2004:City Council/Planning Commission meeting andStakeholders WorkshopAll of these meetings were formally noticed by posting publicnotice 14 days before each workshop, and 160 notices orannouncements were sent out to individuals and organizations.These included public officials, non-profit and for-profit housingdevelopers, housing advocates, and the California Department ofHousing and Community Development (HCD). Numerous citizensand other interested individuals attended and provided commenton issues related to the Housing Element.In addition, the research conducted as part of the Housing Elementpreparation process involved interviews with staff from the City ofWheatland and a variety of social service agencies and otherinterested organizations that serve the Wheatland community.On August 5, 2004, the City Council and Planning Commissionapproved sending the draft Housing Element for review by HCD.On August 31, 2004, the City of Wheatland Draft Housing Elementwas submitted to HCD. HCD had 60 days to review the draft andsubmit comments to the City. The official HCD comment letter wasreleased on October 29, 2004. This Housing Element documentaddresses HCD’s comments.On December 14, 2004, the City of Wheatland determined that theHousing Element update project will not have a significant effecton the environment, and that the City will adopt a NegativeDeclaration pursuant to CEQA. The comment period for this noticeof intent to adopt a negative declaration ran until January 13, 2005.As required by State law, the Planning Commission and the CityCouncil will each hold one adoption hearing before the finalHousing Element is approved. Each public hearing will beadvertised by posting in three locations in Wheatland, the localnewspaper, and to individuals and organizations on the GeneralPlan Update (GPU) notification list.After the City approves the final Housing Element, the City willsubmit it to HCD for State certification, which will take 90 days.Wheatland General Plan Policy Document, Part II 4-17July 11, 2006

HOUSING, Chapter 4SECTION V:CONSISTENCY WITHTHE GENERAL PLANThis section discusses the coordination of this Housing Elementwith other elements of the Wheatland General Plan. Housingelement law requires the California Department of Housing andCommunity Development (HCD) to review local housing elementsfor compliance with State law and to report its written findings tothe local government. The Housing Element must be consistentwith all other parts of the Wheatland General Plan (CaliforniaGovernment Code, Section 65302).Housing Element policies and programs were developed subject tothe constraints of the policies and programs contained in the otherGeneral Plan elements. Of all the other General Plan elements, theHousing Element is most closely related to the Land Use Elementin the General Plan because the Land Use Element specifies thelands within the City that may be utilized for housingdevelopment.Areas available for residential development along with the range ofallowable densities and direction on appropriate housing types aredesignated through the Land Use Diagram and the land usedefinitions in the Land Use Element, thereby laying the foundationfor all other goals, policies, and programs related to the provisionof housing. The Land Use Element also provides further detail inthe implementation of housing policies. The Housing Elementupdate was conducted concurrently with the rest of the GeneralPlan update for Wheatland in 2004-2006.Other elements in the General Plan also discuss policy directionsfor residential development. For example, the Circulation Elementwill identify new streets and these streets will be designed toaccommodate new residential developments The Noise Elementwill ensure new residential neighborhoods will not be exposed tointrusive sound. The Safety Element will ensure the location ofnew residential neighborhoods will not be exposed to geologichazards or surface hazards (wildfires).These policies and programs have been taken into consideration inthe preparation of the Housing Element update. Any futureamendments to the General Plan will maintain consistency withpolicies and programs in the Housing Element.Wheatland General Plan Policy Document, Part II 4-18July 11, 2006

CHAPTER 5PUBLIC FACILITIES AND SERVICESCity development is dependent on a complicated network of public facilities and services. Each typeof facility or service has a unique set of opportunities and constraints and must adapt to growth andchange differently. This chapter focuses on water, sewer collection and treatment, flood protection,storm drainage, solid waste collection and disposal, fire protection, law enforcement, and otherutilities such as gas, electricity, and communications.Transportation facilities are discussed separately in Chapter 2, and parks and schools are addressedin Chapter 6.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and implementation programs that establish the framework forthe provision of public facilities and services to meet the demands generated by existing and futuredevelopment in Wheatland. The goals and policies of this section are organized topically according tothe following categories, each of which relates to a particular type of facility or service. General Public Facilities and Services Public Facilities and Services Funding Water Supply and Delivery Wastewater Collection, Treatment, Disposal, and Reuse Stormwater Drainage Solid Waste Collection and Disposal Law Enforcement Fire Protection Gas and Electric Services Information TechnologyGENERAL PUBLICFACILITIES ANDSERVICESUrban development requires a wide range of publicly-providedservices, such as water, sewer, storm drainage, and garbagecollection. The City of Wheatland directly provides or contracts formost of these services. The General Plan provides guidance for thelogical and efficient extension of these services as new developmentoccurs. The City will provide for the development of major publicfacilities through its Infrastructure Financing Plan, which identifiescapital improvement projects to accommodate growth projectedunder the General Plan consistent with applicable State and Federallaw.Wheatland General Plan Policy Document, Part II 5-1July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5New development is generally responsible for providing for theextensions of the services it requires. The policies in this section alsoseek to identify funding methods for new facilities and services asnew development occurs, and to consider how the ongoingmaintenance and operations of these facilities will be funded toensure that operational levels do not decline.GOAL 5.ATo ensure the timely development of public facilities and services,the maintenance of specified service levels for public facilities, andthat adopted facility and service standards are achieved andmaintained through the use of equitable funding methods.POLICIES5.A.1. Where new development requires the construction of newpublic facilities, new development shall fund its fair share ofthe construction of those facilities.5.A.2. The City shall ensure through the development reviewprocess that adequate public facilities and services areavailable to serve new development. The City shall notapprove new development where existing facilities areinadequate unless the following conditions are met:a. The applicant can demonstrate that all necessary publicfacilities will be installed or adequately financed(through fees or other means); andb. The facility improvements are consistent with applicablemaster or facility plans adopted by the City.5.A.3. The City shall require development proposals to includeplans for development and financing of public facilities andservices.5.A.4. The City shall prepare and annually review public facilitymaster plans, and every five years update the plans to ensurecompliance with appropriate State and Federal laws, use ofmodern and cost-effective technologies, and compatibilitywith current land use policy.5.A.5. Through fiscal revenues generated by new development, theCity shall expand, as needed, general government services(e.g., City administrative services) in connection with newdevelopment.Wheatland General Plan Policy Document, Part II 5-2July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 55.A.6. The City shall prepare and annually review the InfrastructureFinancing Plan (IFP) and every five years update the IFP toensure the implementation and adequacy of the plan.5.A.7. The City shall continue to use developer fees, the City'spublic facilities fees, and other methods (i.e., grant fundingand assessment districts) to finance public facility design,construction, operation, and maintenance.5.A.8. The City shall ensure through the development reviewprocess that public facilities and infrastructure are designedand constructed to meet ultimate capacity needs, pursuant toa master plan, to avoid the need for future replacement toachieve upsizing.5.A.9. The City shall ensure through the development reviewprocess that public facilities and infrastructure are designedto meet ultimate capacity needs, pursuant to a master plan, toavoid the need for future replacement to achieve upsizing.For facilities subject to incremental sizing, the initial designshall include adequate land area and any other elements noteasily expanded in the future.5.A.10. The City shall require that new development pay its fairshare of the cost of providing new public services and/or thecosts of upgrading of all existing facilities it uses, based onthe demand for these facilities attributable to the newdevelopment.5.A.11. The City shall seek broad-based funding sources for publicfacilities and services that benefit current and future residentsof the city.5.A.12. The City shall require preparation of a fiscal impact analysisfor all specific plans or significant general plan land useamendments. The analysis will examine the fiscal impacts onthe City and other service providers that result fromlarge-scale development. The fiscal analysis shall project apositive fiscal impact from new development or includemechanisms to fund projected fiscal deficits.IMPLEMENTATION PROGRAMS5.1. The City shall prepare, annually review, and update everyfive years a Water Master Plan, Wastewater Master Plan, andStorm Drainage Master Plan.Responsibility:City CouncilWheatland General Plan Policy Document, Part II 5-3July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5City EngineerTime Frame:FY 2005-2006, Annually5.2. The City shall prepare, annually review, and update everyfive years the Infrastructure Financing Plan.Responsibility:Time Frame:City CouncilCity EngineerFinance DirectorFY 2005-2006, Annually5.3. The City shall prepare and periodically update a StormwaterManagement Plan.Responsibility:City CouncilCity EngineerFinance DirectorTime Frame: FY 2006-20075.4. The City shall prepare and periodically update a PavementManagement Plan.Responsibility:City CouncilCity EngineerFinance DirectorTime Frame: FY 2007-20085.5. The City shall prepare development fee schedules based onthe Infrastructure Financing Plan.Responsibility:City CouncilCity EngineerFinance DirectorTime Frame: FY 2005-2006WATER SUPPLY ANDDELIVERYWheatland relies on groundwater for its municipal water supply, asdo most of the surrounding agricultural operations. The GeneralPlan seeks to ensure a safe and adequate water supply for existingand future development. Policies of the plan also promote waterconservation and reuse. See also section on “Water Resources” inChapter 8, Environmental Resources.Wheatland General Plan Policy Document, Part II 5-4July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5GOAL 5.CTo ensure a safe and reliable water supply sufficient to meet thefuture needs of the city.POLICIES5.C.1. The City shall protect the groundwater basin from overdraftfrom city use of groundwater. To this end, the City shallstudy, working closely with other public and private entitiesas deemed appropriate, the safe yield of the groundwaterbasin. Water management programs such as conjunctive useand recharge programs will also be considered. The Cityshall use this information to determine the most appropriatelong-term water supply to serve Wheatland.5.C.2. If the results of studies undertaken pursuant to Policy 5.C.1indicate an imbalance between safe groundwater yield andprojected water requirements, the City shall develop aresponse plan to address the imbalance. This response planwill include an appropriate mix of water conservationmeasures, reuse, surface water supplements, and other watermanagement techniques.5.C.3. The City shall promote efficient water use and reduced waterdemand by:a. Requiring water-conserving building design andequipment in new construction;b. Encouraging water-conserving landscaping and otherconservation measures; andc. Encouraging retrofitting of existing development withwater-conserving devices.5.C.4. The City shall work with other agencies to promote waterconservation measures countywide for both urban andagricultural uses.5.C.5. The City shall only approve new development that relies onan adequate City water supply and delivery system.5.C.6. The City shall plan, secure funding for, and procure sufficientwater treatment capacity and infrastructure to meet projectedwater demands.5.C.7. The City shall monitor water demand growth trends toanticipate water supply needs.Wheatland General Plan Policy Document, Part II 5-5July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 55.C.8. The City shall monitor water quality regularly to ensure thatsafe drinking water standards are met and maintained inaccordance with State and EPA regulations and takenecessary measures to prevent contamination.5.C.9. The City shall ensure that water supply capacity andinfrastructure are in place prior to granting building permitsfor new development.5.C.10. The City shall ensure through the development reviewprocess that public facilities and infrastructure are designedto meet ultimate capacity needs, pursuant to a master plan, toavoid the need for future replacement to achieve upsizing.5.C.11. The City shall ensure adequate water pressure throughoutthe urban area for fire protection purposes.IMPLEMENTATION PROGRAMSAlso see programs 5.1, 5.2, 5.3, 5.4., and 5.5.5.6. The City shall conduct a study of future water supply alternativesto determine the most appropriate long-term watersupply to serve Wheatland.Responsibility:City CouncilCity EngineerTime Frame: FY 2007-20085.7. The City shall prepare a Water Management Plan to includefire protection needs, water conservation, and managementmeasures, as required by State law.Responsibility:City CouncilPublic Works DirectorCity EngineerTime Frame: FY 2007-2008WASTEWATERCOLLECTION,TREATMENT,DISPOSAL, ANDREUSEThe City provides sewer collection, treatment, and disposal services.The City’s wastewater treatment plant is located south of the city,adjacent to the Bear River levee. New development will requireconstruction of a new treatment plant and new trunk lines. Thepolicies in this section seek to provide for the logical expansion andextension of the wastewater system to serve new development.Wheatland General Plan Policy Document, Part II 5-6July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5GOAL 5.DTo ensure adequate wastewater collection and treatment and the safedisposal of effluent.POLICIESExisting wastewater treatment plant5.D.1. The City shall complete a Wastewater Facilities Master Planwhich will identify treatment facilities and collection systemlocations and sizes to serve the needs of the expanding city.5.D.2. The City shall require all sewage generators within its servicearea to connect to the City’s system.5.D.3. The City shall require that collection systems be designed ona gravity-flow basis except where a site-specific engineeringanalysis clearly demonstrates the long-term cost-effectivenessor need for pumping facilities.5.D.4. The City shall comply with the requirements of the CleanWater Act with the intent of minimizing the discharge ofpollutants to surface waters.IMPLEMENTATION PROGRAMSSee programs 5.1., 5.2, 5.3., 5.4., and 5.5.5.8. The City shall prepare and adopt the Wastewater FacilitiesMaster Plan.Responsibility:City ManagerCity EngineerTime Frame: FY 2005-2006STORMWATERDRAINAGEThe City’s storm drainage system consists of collection, conveyance,detention, and pumping facilities. Stormwater is ultimately pumpedand discharged directly into the Bear River and Dry Creek. Futuredevelopment will require the development of a new storm drainageand flood protection system. In addition, Federal and State waterquality standards will require examination of the quality ofstormwater released into public waterways. Policies of this sectionrequire the development of a new storm drainage and floodprotection system in the safest and most efficient manner.Wheatland General Plan Policy Document, Part II 5-7July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5GOAL 5.ETo collect and dispose of stormwater in a manner that protects thecity’s residents and property from the hazards of flooding, managesstormwater in a manner that is safe and environmentally sensitive,and enhances the environment.POLICIES5.E.1. The City shall prepare a Storm Drainage Master Plan andFlood Protection Master Plan to assure adequate protectionfor residents and property.5.E.2. The City shall encourage project designs that minimize drainageconcentrations and impervious coverage.5.E.3. The City shall prohibit grading activities during the rainyseason, unless adequately mitigated, to avoid sedimentationof storm drainage facilities.5.E.4The City shall require new development projects to preparean erosion control plan.5.E.5. The City shall require projects that have significant impactson the quantity and quality of surface water runoff toincorporate mitigation measures for impacts related to urbanrunoff.5.E.6. Future drainage system requirements shall comply withapplicable State and Federal pollutant dischargerequirements.5.E.7. The City shall encourage stormwater detention facilities to bedesigned for multiple purposes, including recreational (e.g.,parks, ball fields, etc.) and/or stormwater qualityimprovement.5.E.8. The City shall consider using stormwater of adequate qualityto replenish local groundwater basins, restore wetlands andriparian habitat, and irrigate agricultural lands.5.E.9. The City shall require detention storage with measuredrelease to ensure that the capacity of downstream creeks andsloughs will not be exceeded. To ensure downstream capacityis not exceeded, the following measures will be applied:a. Outflow to creeks and sloughs shall be monitored andcontrolled to avoid exceeding downstream channelWheatland General Plan Policy Document, Part II 5-8July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5capacities; andb. Storage facilities shall be coordinated and managed toprevent problems caused by timing of storage outflows.5.E.10. The City shall require the preparation of watershed drainageplans for proposed developments. These plans shall defineneeded drainage improvements and estimate constructioncosts for these improvements.IMPLEMENTATION PROGRAMSSee programs 5.1, 5.2, 5.3., 5.4., and 5.5.5.9. The City shall prepare and adopt a Stormwater and FloodProtection Ordinance to implement the updated StormDrainage and Flood Protection Master Plan to addressstormwater runoff and flood protection.Responsibility:City CouncilCity ManagerCity EngineerTime Frame: FY 2006-2007SOLID WASTECOLLECTION ANDDISPOSALSolid waste collection and disposal and curbside recycling inWheatland are provided by a franchise agreement, with disposal atthe Ostrom Road Landfill. Waste generated by new residential,commercial, and industrial development will hasten the rate atwhich the landfill is filled. Policies in this section seek to reduce theamount of waste produced through source reduction, reuse, andrecycling, and to ensure safe disposal of waste. The goal of this planis to reduce the total amount of waste generated and disposed ofthrough source reduction, recycling and composting, and safetransformation and land disposal of solid wastes. State law enactedin 1989 requires that a minimum of 25 percent of the total wastesgenerated are diverted from landfills by 2006 and a minimum of 50percent are diverted by the year 2010.GOAL 5.FTo ensure the safe and efficient disposal or recycling of solid wastegenerated in Wheatland.Wheatland General Plan Policy Document, Part II 5-9July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5POLICIES5.F.1. The City shall require waste collection in all newdevelopments.5.F.2. The City shall promote maximum use of solid waste sourcereduction, recycling, composting, and environmentally-safetransformation of wastes.5.F.3. The City shall participate in regional or countywide studiesand solutions for solid waste disposal problems.5.F.4. The City shall encourage recycling in public and privateoperations to reduce demand for solid waste disposalcapacity.5.F.5. The City shall investigate using recycled materials andproducts where economically feasible.5.F.6. The City shall require the proper disposal and recycling ofhazardous materials.5.F.7. The City shall require the recycling of construction debris.5.F.8. The City shall ensure that all new development hasappropriate provisions for solid waste storage, handling, andcollection pickup.IMPLEMENTATION PROGRAM5.10. The City shall review its opportunities to contract solid wastecollection services with an appropriate vendor, and ifnecessary the City shall prepare a request for proposals forsolid waste services and complete a selection process for theappropriate vendor.Responsibility:City CouncilTime Frame: FY 2005-2006LAW ENFORCEMENTPublic safety is one of the most important aspects of small townquality and enjoyment of a community. In recognition of thisimportance, law enforcement expenditures represent a significantpercentage of the City’s General Fund expenditures each year. Thepolicies in this section address public safety by setting standards forpolice service. Public safety can also be addressed through otherWheatland General Plan Policy Document, Part II 5-10July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5public safety programs and the design of new residential andcommercial development and remodels and public facilities such asparks, schools, and pedestrian and bike trails.GOAL 5.GWheatland Police Department HeadquartersTo deter crime and to meet the growing demand for police servicesassociated with increasing population and commercial/employmentdevelopment in the city.POLICIES5.G.1. Within the City's overall budgetary constraints, the City shallstrive to maintain a staffing ratio of 2.0 personnel per 1,000residents (0.5 non-sworn and 1.5 sworn).5.G.2. Within the City's overall budgetary constraints, the City shallprovide police support (including patrol and other vehicles,necessary equipment, and support personnel) sufficient tomaintain its service standards.5.G.3. The City shall require new development to develop or fundpolice facilities and equipment that, at a minimum,financially support standards identified in Policy 5.H.1.5.G.4. The City shall require new development, as demonstratedthrough positive fiscal impacts or through specific fundingmechanisms in the event of fiscal deficits, to fund policepersonnel and operations and maintenance that, at aminimum, maintain the above standards.5.G.5. The City shall include facilities for the Police Department inthe new Civic Center.5.G.6. The City shall promote and work with Yuba County tosupport public safety programs, including neighborhoodwatch, child identification and fingerprinting, substanceabuse prevention, violence prevention, conflict resolution,and other public education and crime prevention efforts.5.G.7. The City shall work with Yuba County to promote servicesfor children at risk of abuse, neglect, youth violence, andexploitation.5.G.8. The City shall consider public safety issues in all aspects ofpublic facility, commercial, and residential project design,including crime prevention through environmental design.Wheatland General Plan Policy Document, Part II 5-11July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 55.G.9. The City shall increase levels of traffic enforcement,particularly along SR 65.IMPLEMENTATION PROGRAMS5.11. The City shall adopt a Public Safety Services Master Plan forpolice services based on future development trends. The Cityshall incorporate necessary service equipment and facilitiesinto the Development Fee Schedule.Responsibility:City CouncilPolice ChiefTime Frame: FY 2005-20065.12. The City shall include a new police facility in the plannedCivic Center.Responsibility:City CouncilCity ManagerPolice ChiefTime Frame: FY 2008-2009FIRE PROTECTIONFire protection is a critical component of public safety. Wheatlandcurrently has a volunteer fire department that provides fireprotection to the city. The Plumas Brophy Fire Protection Districtprovides fire protection to the region surrounding Wheatland. Fireprotection depends on several factors: personnel and equipment,available water supply and pressure, response time, and reducingpotential fire hazards. Buildings can also be constructed with fireresistant materials, smoke alarms, or sprinkler systems to reduce firehazards.GOAL 5.HTo protect residents, employees, and visitors in Wheatland frominjury and loss of life and to protect property from fires.POLICIES5.H.1. The City shall establish a full-time fire department.5.H.2. The City shall, through adequate staffing and patrol arrangements,endeavor to maintain the minimum feasible responseWheatland General Plan Policy Document, Part II 5-12July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5times for fire and emergency medical service (EMS) calls. Tothis end, the City shall attempt to maintain the following fireflow and response time standards shown in Table 5-3:TABLE 5-3FIRE FLOW AND RESPONSE TIME GOALSType of Fire FlowResponse StandardDevelopment StandardCommercial and 3,500 gallons per First response within 4 minutesEmployment minute (GPM)Multi-Family 2,500 GPM First response within 4 minutesSingle-Family 1,500 GPM First response within 4 minutesEMS - First response within 4 minutes5.H.3. The City shall comply with the provisions of the Uniform FireCode.5.H.4. The City shall require new development to develop or fundfire protection facilities that, at a minimum, maintain theabove service level standards.5.H.5. The City shall require new development, as demonstratedthrough positive fiscal impacts or through specific fundingmechanisms in the event of fiscal deficits, to fund fire protectionpersonnel and operations and maintenance that, at aminimum, maintain the above standards.5.H.6. The City shall assure consistent and full fire protection onboth sides of SR 65.5.H.7. The City Fire Department shall attempt to maintain responsetime of four minutes for emergency medical service (EMS)calls.5.H.8. The City shall include a fire station in the new Civic Center.5.H.9. The City shall support efforts to form a Joint PowersAuthority with the Plumas Brophy Fire Protection District.IMPLEMENTATION PROGRAMSSee implementation program 5.12.5.13. The City shall adopt a Public Safety Service Master Plan,establish a priority and schedule for implementation of planrecommendations, and include appropriate fire protectionfees in the Development Fee Schedule.Wheatland General Plan Policy Document, Part II 5-13July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5Responsibility:City CouncilCity ManagerFire ChiefTime Frame: FY 2006-20075.14. The City shall include a new fire station and water storagefacilities on the west side of SR 65 in the CapitalImprovement Program.Responsibility:City CouncilCity ManagerFire ChiefTime Frame: FY 2006-20075.15. The City shall update the plan for fire protection servicesincluding the location of fire stations based on futuredevelopment trends. The City shall incorporate necessaryservice equipment and facilities in the InfrastructureFinancing Plan.Responsibility:City CouncilCity ManagerFire ChiefTime Frame: FY 2006-2007GAS AND ELECTRICUTILITIESGas and electrical utilities are important for future residential andeconomic growth in Wheatland. Although provided by privateutility companies, most of these services are critical for existing andnew development. These facilities should be sited carefully tominimize health hazards and negative aesthetic impact. Existingoverhead lines in older parts of the city are unsightly.GOAL 5.ITo promote adequate levels of utility services provided by privatecompanies and to ensure that these are constructed in a fashion thatminimize their negative effects on surrounding development.POLICIES5.I.1.The City shall communicate its major development planswith utility companies and coordinate planning of facilityextensions.Wheatland General Plan Policy Document, Part II 5-14July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 55.I.2.5.I.3.5.I.4.The City shall require underground installation of electricaldistribution utility lines in new developments and areas thatare redeveloped, except where infeasible for operationalreasons.The City shall promote technological improvements andupgrading of utility services in Wheatland.The City shall coordinate with gas and electricity serviceproviders to locate and design gas and electric systems tominimize environmental and other impacts to existing andfuture residents.INFORMATIONTECHNOLOGYComputer labThe City of Wheatland will make a conscious effort to foster the useof emerging information technology. Increased use of informationtechnology can increase interaction and cooperation among thecommunity, government, industry, and education. Use of thistechnology can improve the lives of Wheatland residents byincreasing mobility (while lessening the burden on the physicaltransportation structure and reducing related environmentalpollutants). Enhanced technology availability can improveeducational opportunities in schools and attract new technologydependent employers. Residents can also increase control over thedemands placed upon their lives through the convenience offered bya communitywide information infrastructure.GOAL 5.JTo expand the use of information technology as a communicationtool in order to improve personal convenience, to reducedependency on nonrenewable resources, to take advantage of theecological and financial efficiencies of new technologies, and todevelop a better-informed citizenry.POLICIES5.J.1.5.J.2.The City shall facilitate and support development of theinfrastructure necessary for all residents to use and benefitfrom new and emerging communication technologiesincluding wireless communications.The City shall formally monitor information technologydevelopment and city infrastructure issues (both planningand enforcement).Wheatland General Plan Policy Document, Part II 5-15July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 55.J.3.5.J.4.5.J.5.5.J.6.5.J.7.5.J.8.The City shall work with Yuba County and other agencies tocoordinate on a regional basis telecommunicationinfrastructure planning for both telephone and data.The City shall strive to make essential City documentsavailable for immediate retrieval by electronic transfertechnologies.The City shall incorporate a telecommunications center in thenew Civic Center, which will allow video conferencing,telecommuting, and will provide an access point forelectronic resources and general computer training for thepublic.The City shall require that all new residential, commercial,and employment areas be wired for modern informationtechnologies.The City shall establish and maintain a website that willcontain information about the City government, Cityservices, and City-produced documents in a downloadableformat.To minimize the visual impact of wireless communicationfacilities (e.g., cell towers), the City shall require that theymeet the following conditions:a. Are located away from residential and open space areas;b. Are not visibly intrusive to residential neighborhoods orpublic right-of-way;c. When possible, are co-located with other wirelessfacilities on existing buildings, towers, poles, or otherexisting support structures; and,e. Are painted, camouflaged, or textured in a manner as toreduce their visual impacts.IMPLEMENTATION PROGRAMS5.16. The City shall designate a Technology Coordinator, within aCity department or agency, with responsibility for oversightover communitywide information technology infrastructuredevelopment. This coordinator should have sufficientauthority to conduct standards planning and enforcement.Responsibility:City CouncilCity ManagerWheatland General Plan Policy Document, Part II 5-16July 11, 2006

PUBLIC FACILITIES AND SERVICES, Chapter 5Time Frame: FY 2005-20065.17. The City shall designate a City department, agency, or hiredtechnician, to develop and maintain of an official Citywebsite.Responsibility:City CouncilCity ManagerTime Frame: FY 2006-20075.18. The City shall develop and expand telecommunicationsprograms at the new Civic Center.Responsibility:City CouncilCity ManagerTime Frame: FY 2008-2009Wheatland General Plan Policy Document, Part II 5-17July 11, 2006

CHAPTER 6RECREATIONAL, EDUCATIONAL, ANDCOMMUNITY SERVICESThe City provides and maintains public park facilities and services for all age and income groups.The General Plan sets the framework for an expanded park system with physical recreational facilitiesto provide the opportunity for a variety of recreational activities. City decisions concerning growthand development affect schools, child care, and senior citizen facilities. Even when the City is notdirectly responsible for their development and operation, the City plays an important role in thesiting and planning of these facilities. The General Plan also promotes the creation/expansion of aCivic Center, library services, and arts and cultural activities.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and implementation programs that establish the framework forthe provision of recreational, educational, and community services for Wheatland residents andvisitors. The goals and policies of this chapter are organized topically according to the followingcategories. Parks and Recreation Development Framework Civic Center Senior Center Education School Siting and Financing Child Care Supply and Quality Libraries Community Involvement and ParticipationPARKS ANDRECREATIONDEVELOPMENTFRAMEWORKParks and recreation activities foster community interaction and asense of community involvement. The City seeks to provide anopportunity for residents to enjoy active and passive recreationfacilities.The General Plan sets standards and seeks to provide for thedevelopment of new parks and recreation facilities, including a newCivic Center/community park/sports and ball field east ofDowntown, new neighborhood parks, youth center, senior center,and expanded recreation activities. The City will continue to workWheatland General Plan Policy Document, Part II 6-1July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6with the school districts and other public and community groups tojointly use facilities and operate programs.The precise location of future park sites will be determined by theCity in conjunction with new development and based uponavailable and appropriately-located land. Figure 6-1 shows thegeneralized locations of future parks based on projected growththrough 2025.Wheatland City ParkThe section on “Open Space for the Preservation of NaturalResources” in Chapter 8 also addresses the use of parks for openspace.GOAL 6.ATo establish and maintain a public park system, recreational, andcivic facilities suited to the needs of Wheatland residents,employees, and visitors.POLICIES MOREINFO...Active Recreation: includessports fields, pools, skateparks, etc.Passive Recreation:includes walking trails,open space corridors, viewsheds,etc.6.A.1. The City shall initiate the financing, design, anddevelopment of a City-owned community park adjacent tothe new Civic Center site, in accordance with the Land UseDiagram.6.A.2. The City shall develop and promote the use of its parksystem to include a balance of passive and active recreationopportunities.6.A.3. The City shall strive to achieve the following standards forthe development of City-owned park facilities, shown inTable 6-1:TABLE 6-1PARK DEVELOPMENT STANDARDSFacility Type Size StandardNeighborhood Park 5 to 10 acres 2 acres/1,000 populationCommunity Park 20 to 30 acres 1 acre/1,000 populationRegional Park 50+ acres 2 acres/1,000 population6.A.4. The City shall require new development to provide aminimum of 5 acres of parkland for every 1,000 newresidents.6.A.5. The City shall strive to achieve the standards shown in Table6-2 for existing or new sports and recreational facilities.These standards may be satisfied through any combinationor joint development of public facilities, private recreationalfacilities, and school facilities.Wheatland General Plan Policy Document, Part II 6-2July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6TABLE 6-2SPORTS AND RECREATIONAL FACILITY STANDARDSStandard(Facilities perFacility Typeunit of pop.) Minimum SizeFacilities to be located at ParksTennis Courts 1/5,000 7,500 sq. ft. courtVolleyball Courts 1/7,500 4,000 sq. ft. courtMultipurpose Courts 1/10,000 10,000 sq. ft. courtBasketball Courts 1/5,000 7,300 sq. ft. courtPlay Apparatus 1/5,000 2,500 sq. ft.Picnic Unit 1/10,000 2,500 sq. ft.Ball Fields, Skate Park, Pool, Gym (See Policy 6.A.5)Baseball Fields 1/7,500 7 acresSoftball Fields 1/7,500 7 acresSoccer Fields 1/10,000 5 acresMultipurpose Fields 1/7,500 5 acresSkate Park 1/30,000 5 acresGyms 1/30,000 3 acre site (250person capacity)Other FacilitiesCivic Center (outdoorauditorium)1/30,000 10 acre site (500person capacity)Youth Center 1/15,000 5 acre site (250person capacity)Senior Center 1/15,000 3 acre site (8,000 sf)Park / Recreation Office 1/30,000 2 acre site (8,000 sf)6.A.6. The City shall seek to establish and maintain a linear parksystem of greenbelts, bicycle paths, and pedestrianwalkways that link city park facilities and other keydestinations. This linear park system should not be countedtowards meeting acreage standards for neighborhood orcommunity parks and recreation facilities.6.A.7. The City shall ensure that appropriate funding mechanismsare identified to adequately fund the development of newparks and recreational facilities and the redevelopment ofexisting parks and recreational facilities.6.A.8. The City shall ensure that appropriate funding mechanismsare identified to cover the cost of maintaining parks andrecreational facilities on an ongoing basis.6.A.9. The City shall consider the following factors in the design ofnew parks:a. SafetyWheatland General Plan Policy Document, Part II 6-3July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6b. Securityc. Maintenanced. Accessibilitye. Landscaping complimentary to the surroundingenvironmentf. Travel distance of usersg. Passive versus active use areash. Restroom facilitiesi. Citizen inputj. Adequacy of off-street parkingk. Flexibility for programming activities6.A.10. The City shall investigate the potential for joint useagreements with the school districts for the use of shared-usepark and school facilities.6.A.11. The City shall encourage local service clubs and non-profitorganizations to participate in the development andimprovement of City parks and recreation facilities.6.A.12. The City shall encourage the establishment or jointdevelopment of commercial or private recreation facilitieswithin the Wheatland area.6.A.13. The City shall ensure that recreation facilities are sited tominimize negative impacts (i.e., parking, night lighting, andexcessive noise) on surrounding neighborhoods.6.A.14. The City shall prepare and implement a Parks Master Plan.6.A.15. The City shall provide supervision of park areas to protectthe users of the parks and reduce vandalism, and shall workwith law enforcement agencies to eliminate crime at parksand recreation facilities.IMPLEMENTATION PROGRAMS6.1. The City shall prepare a Parks Master Plan to identifylocations of major parks and recreational facilities, specificcriteria and standards for the development of sports andrecreation facilities, funding sources for the developmentand maintenance of parks, recreation centers, and openspace resources. This shall include provision for thedevelopment of new parks in connection with newdevelopment and the development of parks to addressexisting deficiencies.Wheatland General Plan Policy Document, Part II 6-4July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6Responsibility:City CouncilCity ManagerPlanning DirectorTime Frame: FY 2006-20076.2. The City shall initiate a funding study for the developmentof a City-owned park, sports, and ball field complex to belocated on the Civic Center site. Once completed, the Cityshall coordinate efforts with development interests to design,construct, and manage the City-owned park.Responsibility:City CouncilCity ManagerPlanning DirectorTime Frame: FY 2007-2008CIVIC CENTERWheatland’s existing City Hall and public safety service facility areinadequate to accommodate the growth of the city. The GeneralPlan calls for the creation of a Civic Center close to the Downtownto house these functions.GOAL 6.BTo develop a permanent, centralized home for City departments,while providing valuable public services and facilities within theDowntown area of Wheatland.POLICIES6.B.1. The City shall develop a site plan for a Civic Center.6.B.2. The City shall develop the Civic Center which will serve asthe community gathering place and center for communityevents and recreation. The Civic Center shall reflectcommunity history and help to establish the Downtown as avibrant community center.6.B.3. The City shall develop the Civic Center to accommodate thePolice Department, Fire Department, City Library, and CityHall, and for possible expansion of Public Works and otherCity departments as needed.6.B.4. The City shall locate the Civic Center west of the proposedCommunity Park along Spenceville Road (see the Land UseDiagram).Wheatland General Plan Policy Document, Part II 6-5July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 66.B.5. The City shall actively seek funding for, and involve youth inthe planning of, a citywide youth recreation center to belocated on the Civic Center site, which will include agymnasium, game rooms, meeting rooms, offices, and apatio area.IMPLEMENTATION PROGRAM6.3. The City shall initiate a study for the development of a CivicCenter. Once the study is completed, the City shallcoordinate efforts to develop the site.Responsibility:City CouncilPlanning DirectorTime Frame: FY 2006-2007SENIOR CENTERCommunity involvement and activity is an important component ofthe quality of life and small-town character of Wheatland. Policiesof the plan seek to provide for facilities where groups can gather forfunctions and activities.GOAL 6.CTo provide facilities which bring citizens together to meet theirsocial, cultural, recreational, and educational needs.POLICIES6.C.1. The City shall actively seek funding for, and involve seniorcitizens in the planning of, either the expansion of thecurrent Senior Center or establishment of a new larger SeniorCenter. The Senior Center should include meeting rooms,offices, game rooms, dining areas/kitchens, and a patio area.6.C.2. The City shall site the Senior Center so that it is easilyaccessible to transit, the library and Civic Center, medicalfacilities, and other key destinations within the City.IMPLEMENTATION PROGRAM6.4. The City shall conduct a study concerning development andfinancing of a Senior Center, in coordination withImplementation Program 6.3.Responsibility:City CouncilPlanning DirectorWheatland General Plan Policy Document, Part II 6-6July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6Time Frame: FY 2007-2008EDUCATIONThe availability and quality of education in Wheatland is animportant factor in quality of life, and is also important in terms ofthe attractiveness of Wheatland for economic development.Wheatland School District (WSD) and the Wheatland Union HighSchool District (WUHSD) are the providers of primary andsecondary education.GOAL 6.DBear River Middle SchoolTo provide for the educational needs of all Wheatland residents.POLICIES6.D.1. The City shall work with the Wheatland School District andWheatland Union High School District in providing qualityeducation facilities that will accommodate projected studentgrowth.6.D.2. The City shall encourage the provision of social, recreational,and educational services that complement and enrich thoseprovided by public, private, and parochial educationalfacilities.6.D.3. The City shall encourage the use of schools as communityand neighborhood centers to provide a range of services.6.D.4. The City shall support the development of appropriatelylocatedprivate school facilities to provide additionaleducational facilities in Wheatland.6.D.5. The City shall work with Yuba College and other institutionsto provide post secondary education and to ensure thathigher education programs and facilities are available toresidents of Wheatland.6.D.6. The City shall seek to locate a higher education facilitywithin the city limits to serve the needs of Wheatlandresidents and to support future economic growth.6.D.7. The City shall encourage educational facilities to offer jobtrainingand retraining programs to assist Wheatlandresidents.6.D.8. The City, Wheatland School District, and Wheatland UnionHigh School District shall explore the potential for jointWheatland General Plan Policy Document, Part II 6-7July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6financing and use of services and facilities for thecommunity to meet mutual needs.SCHOOL SITINGAND FINANCINGGrowth in Wheatland will necessitate the development of additionalpublic, private, and parochial schools. Funding for new publicschools has become a complicated matter, with scarce State funding.Policies of the General Plan seek to promote high quality educationfacilities in Wheatland and assist the Wheatland School District andWheatland Union High School District in planning for and fundingthe development of needed new school facilities.The specific sites of new schools will depend upon decisions by theSchool Boards of the two districts, and the availability ofappropriate land. The Land Use Diagram indicates generallocations for new public school facilities.GOAL 6.ETo ensure that adequate school facilities are available andappropriately located to meet the needs of Wheatland residents.POLICIES6.E.1. The City shall work cooperatively with the WheatlandSchool District and Wheatland Union High School District inmonitoring housing, population, and school enrollmenttrends and in planning for future school facility needs, andshall assist the District in locating appropriate sites for newschools.6.E.2. The City's land use planning shall be coordinated with theplanning of school facilities and shall involve the WheatlandSchool District and Wheatland Union High School District inthe early stages of the land use planning process.6.E.3. The City shall plan and approve residential uses that areaccessible to school sites in order to enhance neighborhoods,minimize transportation requirements and costs, andminimize safety problems.6.E.4. The City shall encourage school facility siting that establishesschools as focal points within the neighborhood andcommunity.6.E.5. The City shall encourage the location of schools in areas withsafe pedestrian and bicycle access.Wheatland General Plan Policy Document, Part II 6-8July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 66.E.6. The City shall encourage the design and improvement ofschool facilities to provide adequate off-street parking andareas for student pick-up and drop-off to minimize safetyproblems and neighborhood impacts.6.E.7. The City shall work with the Wheatland School District andWheatland Union High School District to obtain “SafeRoutes to Schools” grants. These grants will provide safebike routes to schools, crossing guards at intersections,designated vehicle drop-off routes, and child drop-off zones.6.E.8. The City shall work closely with the Wheatland SchoolDistrict and Wheatland Union High School District tosupport adequate funding for new school facilities.6.E.9. The City and residential developers should coordinate withthe Wheatland School District and Wheatland Union HighSchool District to ensure that needed school facilities areavailable for use in a timely manner.CHILD CARE SUPPLYAND QUALITYMany of Wheatland’s families include a single working parent ortwo working parents. These families need help with child care.Child care takes many forms, from friends and relatives, unlicensedbabysitters, to licensed family day care homes and child carecenters. As Wheatland continues to grow, demand for child carewill increase. The availability and affordability of high-quality childcare is an important factor in the quality of life for many Wheatlandresidents.Other chapters and sections of the General Plan Policy Documentalso include policies related to child care. The following policiespromote the availability of an adequate, diverse supply of highquality child care to meet the needs of Wheatland residents.GOAL 6.FTo ensure that an adequate and diverse supply of quality child carefacilities and services is available in Wheatland.POLICIES6.F.1. The City shall encourage the development of a range of childcare facilities and arrangements, including family day carehomes, quasi-public and private child care centers, beforeandafter-school programs, and recreational activities, inorder to provide alternatives to fulfill the needs ofWheatland residents and employees.Wheatland General Plan Policy Document, Part II 6-9July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 66.F.2. The City shall encourage the Wheatland School District toprovide after-school care and activities for children.6.F.3. The City shall encourage the development of child carefacilities in multi-family housing developments, near majortransportation corridors, and at employment sites.6.F.4. The City shall support efforts to establish a child care referralsystem that is available to the citizens and businesses ofWheatland.IMPLEMENTATION PROGRAMS6.5. The City shall review and revise as necessary ZoningOrdinance provisions affecting child care facilities to ensurethat they do not pose unnecessary hindrances to thedevelopment of child care facilities and to allow on-site childcare at commercial and industrial locations when thelocation is safe for children.Responsibility:Planning DirectorTime Frame: FY 2006-20076.6. The City shall develop a plan for the provision of child carefacilities within schools, residential neighborhoods, andemployment centers.Responsibility:Planning DirectorTime Frame: FY 2006-2007LIBRARIESWheatland currently (2005) does not have a public library. TheGeneral Plan seeks to provide information that remains free andaccessible to everyone, including books, magazines, referencematerials, multilingual materials, and Internet access. The policiesof this section seek to promote and help establish the library’s vitalrole in the community and provide for its development as growthincreases the demand for library services.GOAL 6.GTo ensure that library facilities are available to all current and futureWheatland residents, in order to carry out the Yuba CountyLibrary’s mission to inform, to enhance the quality of life, and tofoster lifelong learning.Wheatland General Plan Policy Document, Part II 6-10July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6POLICIES6.G.1. The City shall develop library facilities as part of the newCivic Center.6.G.2. The City shall require new development to fund its fair shareof new library facilities.6.G.3. The City shall strive to maintain library standards.6.G.4. The City shall work with the Wheatland School District,Wheatland Union High School District, Yuba County LibrarySystem, and Yuba College to provide library services to thecommunity.IMPLEMENTATION PROGRAM6.7. The City shall develop a plan for the provision of libraryservices.Responsibility:City CouncilCity ManagerTime Frame: FY 2008-2009COMMUNITYINVOLVEMENT ANDPARTICIPATIONPart of what constitutes Wheatland’s small-town character is thesense of local involvement in the community and its decisionmakingprocess. Policies of the Plan seek to promote and enhancethe sense of belonging and participation in all sectors of thecommunity, including young people.GOAL 6.HTo promote and enhance community involvement and participationby all sectors of the community.POLICIES6.H.1. The City shall foster the participation of residents in localgovernment decision-making and in the social, cultural, andrecreational activities of the community.6.H.2. The City shall encourage participation by youth in a varietyof community service and public policy activities.6.H.3. The City shall work with public and private schools to bringstudents into City Hall and have City Council members visitthe classroom.Wheatland General Plan Policy Document, Part II 6-11July 11, 2006

RECREATIONAL, EDUCATIONAL, AND COMMUNITY SERVICES, Chapter 6IMPLEMENTATION PROGRAM6.8. The City shall hold periodic “youth sessions” where issuesrelated to youth are discussed, including participation by theyouth in the development of the agendas for these sessions.Responsibility:Time Frame:City CouncilCity ManagerParks and Recreation DirectorFY 2006-2007; ongoingWheatland General Plan Policy Document, Part II 6-12July 11, 2006

CHAPTER 7HISTORIC PRESERVATIONWheatland has a rich historic heritage, and many significant historic buildings, events, and artifactsreflect its past. Downtown Wheatland in particular includes over twenty-five historically-significantbuildings. The General Plan sets the framework for a comprehensive program to foster historicpreservation efforts in Wheatland through a systematic program, community education, andcoordination within the City and with historic preservation groups.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and implementation programs that establish the framework forthe preservation of Wheatland’s historic resources. The goals and policies of this chapter areorganized topically according to the following categories. Historic Preservation - General Economic Incentives for Historic Preservation Historic Preservation Education and Awareness Archaeological ResourcesHISTORICPRESERVATION-GENERALPreservation of Wheatland’s significant buildings and sites haslargely relied on individual initiative. The policies in thissection seek to develop a systematic and comprehensive historicpreservation program to ensure that Wheatland’s historicallyandarchitecturally-significant resources are preserved.GOAL 7.ATo preserve and maintain sites, structures, and landscapes thatserve as significant, visible connection to the city’s social,architectural, and agricultural history.Hop kilnsPOLICIES7.A.1. The City shall establish a Historic Resources Inventory toinclude all historically and architecturally significantbuildings, sites, landscapes, signs, and features withinthe city limits.Wheatland General Plan Policy Document, Part II 7-1July 11, 2006

HISTORIC PRESERVATION, Chapter 77.A.2. The City shall seek to develop incentives for owners ofhistorically-significant income-producing buildings tohave their buildings designated a City HistoricLandmark.7.A.3. The City shall give highest restoration priority to thosebuildings and open space areas identified as havinghistoric, cultural, or architectural significance that are inimminent danger of decay or demolition.7.A.4 The City shall encourage the incorporation of naturalresources such as land and water into historic sites andstructures when they are important to the understandingand appreciation of the history of the site.7.A.5. The City shall consult with property owners early in theprocess of designating properties or buildings as historicallyand/or architecturally significant.IMPLEMENTATION PROGRAMS7.1. The City shall complete a historic resources inventory ofall historically and architecturally significant buildingsand sites in the city and surrounding planning area.Responsibility:Planning DirectorTime Frame: FY 2006-20077.2. The City shall adopt a Historic Preservation Ordinancethat regulates the preservation, rehabilitation,conversion, demolition, or other changes to historicbuildings and sites.Responsibility:Planning DirectorTime Frame: FY 2007-2008ECONOMICINCENTIVES FORHISTORICPRESERVATIONThe most effective way of preserving a historic structure is bymaking it economically viable. Policies in this section promoteeconomic assistance for historic preservation. This can beaccomplished through incentives, assistance, grants, and bypromoting Wheatland’s historic resources as unique attractionsfor shoppers and tourists.GOAL 7.BTo combine historic preservation and economic development soWheatland General Plan Policy Document, Part II 7-2July 11, 2006

HISTORIC PRESERVATION, Chapter 7as to encourage owners of historic properties to upgrade andpreserve their properties in a manner that will conserve theintegrity of such properties in the best possible condition.POLICIES7.B.1. The City shall consider waiving building permit feesand/or providing other appropriate incentives forowners of small properties with historic significance whoare unable to benefit from other government programsfor historic preservation and for historic preservationprojects that provide low-income housing or essentialcity services.IMPLEMENTATION PROGRAM7.3. The City shall pursue Federal and State grants forhistoric preservation projects involving public-privatepartnerships, including HOME, CommunityDevelopment Block Grant (CDBG), and TransportationEnhancement Activities (TEA) grant applications, whereappropriate.Responsibility:Planning DirectorTime Frame: FY 2006-2007HISTORICPRESERVATIONEDUCATION ANDAWARENESSAwareness and appreciation of Wheatland’s historic resourceswill foster a greater enjoyment of the city and greater supportfor historic preservation efforts. Policies in this section seek todevelop innovative community education programs to promotehistoric preservation.GOAL 7.CTo promote community awareness and appreciation ofWheatland’s history and architecture.POLICIES7.C.1. The City shall formally recognize private and publicquality rehabilitation and restoration work throughawareness ceremonies.7.C.2. The City shall encourage Wheatland schools to integratelocal architectural history into their curriculum.Wheatland General Plan Policy Document, Part II 7-3July 11, 2006

HISTORIC PRESERVATION, Chapter 77.C.3. The City shall coordinate historic preservation effortswith other agencies and organizations, including theYuba-Feather Historical Association and other historicsocieties.ARCHAEOLOGICALRESOURCESFar less is known about the Wheatland area prior to Europeansettlement, and evidence of early native peoples who occupiedthe area is scarce. Any artifact or information is, therefore,valuable. Policies in this section seek to identify and preserveany archaeological resources that might be disturbed bydevelopment activity.GOAL 7.DTo protect Wheatland’s Native American heritage.POLICIES7.D.1. The City shall refer development proposals that mayadversely affect archaeological sites to the North CentralInformation Center at California State University,Sacramento, and the Northeast Information Center atCalifornia State University, Chico.7.D.2. The City shall not knowingly approve any public orprivate project that may adversely affect anarchaeological site without first consulting the CaliforniaArchaeological Inventory, the North Central InformationCenter at California State University, Sacramento, theNortheast Information Center at California StateUniversity, Chico, conducting a site evaluation as may beindicated, and attempting to mitigate any adverseimpacts according to the recommendations of a qualifiedarchaeologist.Wheatland General Plan Policy Document, Part II 7-4July 11, 2006

CHAPTER 8ENVIRONMENTAL RESOURCESWheatland’s environmental resources (water, air, vegetation, wildlife, and open space) contribute tothe city’s economy and are important elements in the quality of life of Wheatland’s residents. Thesenatural resources exist in limited quantity and are at risk of destruction or degradation throughcontinued urban development. The General Plan seeks to balance the need for growth with the needfor the conservation and enhancement of the area’s natural resources, frequently in cooperation withother agencies.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and implementation programs that establish the framework forthe protection of valuable environmental resources in the Wheatland area. The goals and policies areorganized topically according to the following categories, each of which relates to a key objective forprotection of Wheatland’s environmental resources. Water Resources Fish and Wildlife Habitat Vegetation Open Space for the Preservation of Natural Resources Air Quality–General Air Quality–Transportation Energy ConservationWATERRESOURCESThe availability, quantity, and quality of water is vital to naturalprocesses and human activities. Water is essential to thedevelopment of housing, commerce, industry, and agriculture, torecreation, and to the maintenance of high quality fish and wildlifehabitats.The Bear River, Dry Creek, and Grasshopper Sloughs are all locatedwithin the General Plan Area boundary, and the Feather River iswithin five miles of the city. A groundwater aquifer underliesWheatland and serves as the City’s municipal water supply. Most ofthese resources are regional in nature and require a cooperativeeffort to ensure protection of water quality in these bodies. Policiesin this section seek to protect these resources and maintain thehighest quality for human and natural use. Water supplies are alsodiscussed in Chapter 5 under “Water Supply and Delivery.”Wheatland General Plan Policy Document, Part II 8-1July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8GOAL 8.ATo protect and enhance the natural quantity and qualities of theWheatland area’s rivers, creeks, sloughs, and groundwater.POLICIESBear River8.A.1. The City shall cooperate with Yuba County in the conservationof Bear River and Dry Creek for the protection of waterresources and open space qualities.8.A.2. The City shall monitor any activities that may degrade theaquifers of Bear River or Dry Creek as it impacts city watersupply and shall support the maintenance of high waterquality in these water bodies.8.A.3. The City shall cooperate with other jurisdictions in jointlystudying the potential for using surface water sources tobalance the groundwater supply so as to protect againstaquifer overdrafts and water quality degradation.8.A.4. The City shall help protect groundwater resources fromoverdraft by promoting water conservation and groundwaterrecharge efforts.8.A.5. The City shall require proposed developments to complywith streambed alteration and watershed protectionregulations as administered by the California Department ofFish and Game and regulations adopted by theEnvironmental Health Department.8.A.6. The City shall retain to the extent feasible the environmentaland ecological features of the creeks, sloughs, and rivers intheir natural state.8.A.7. The City shall endeavor to protect, preserve, and improveriparian corridors.8.A.8. The City shall require runoff controls in conjunction withdevelopment projects and agriculture production to limittoxics and nutrients from entering waterways.IMPLEMENTATION PROGRAM8.1. The City shall monitor any activities that may degrade theaquifers of Bear River and Dry Creek and affect City watersupplies.Responsibility:City ManagerWheatland General Plan Policy Document, Part II 8-2July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8City EngineerPlanning DirectorTime Frame:Ongoing8.2. The City’s Zoning Ordinance shall be reviewed andamended where appropriate to assure that adequatestandards for watershed protection have been adopted.Responsibility:City ManagerCity EngineerPlanning DirectorTime Frame: FY 2006-2007FISH ANDWILDLIFEHABITATFish and wildlife resources in the Wheatland area occur in bothnatural and altered habitats. Habitats altered either by agriculturalcultivation or urban development make up most of the PlanningArea. Although altered by human activities, these areas may still bevaluable for wildlife. Natural habitats in and around Wheatlandinclude Grasshopper Slough, riparian areas, alkali sinks, and naturaloaks.Policies in this section encourage the protection of important habitatsand commit the City to address the effects of growth on thesehabitats.GOAL 8.BTo protect, restore, and enhance habitats that support fish andwildlife species so as to maintain populations at viable levels.POLICIES8.B.1. The City shall support preservation of the habitats ofFederally- or State-listed rare, threatened, endangered, and/orother special status species. Federal and State agencies, as wellas other resource conservation organizations, shall beencouraged to acquire and manage endangered species'habitats.8.B.2. The City shall support and cooperate with efforts of otherlocal, State, and Federal agencies and private entities engagedin the preservation and protection of significant biologicalresources. Significant biological resources includeendangered, threatened, or rare species and their habitats,wetland habitats, wildlife migration corridors, andlocally-important species/communities.Wheatland General Plan Policy Document, Part II 8-3July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 88.B.3. The City shall support preservation, restoration, andenhancement of the designated habitats of State or Federallylisted rare, threatened, endangered and/or other sensitive andspecial status species.8.B.4. The City shall support the management of wetland andriparian plant communities for passive recreation,groundwater recharge, and wildlife habitat. Where possibleand appropriate, such communities shall be restored orexpanded.8.B.5. The City shall require careful planning of new development inareas that are known to have particular value for biologicalresources to maintain sensitive vegetation and wildlife habitat.8.B.6. The City shall review development proposals in accordancewith applicable Federal, State, and local statutes protectingspecial-status species and jurisdictional wetlands.8.B.7. The City shall impose, where appropriate, mitigation measuresusing protocols defined by the applicable statutes.8.B.8. On sites that have the potential to contain critical or sensitivehabitats or special species or are within 100 feet of such areas,the City shall require the project applicant to have the sitesurveyed by a qualified biologist. A report on the findings ofthis survey shall be submitted to the City as part of theapplication process.8.B.9. The City shall require levee vegetation management beconsistent with flood control and reclamation districtconstraints.VEGETATIONLike fish and wildlife habitat, the diverse stands of vegetation inWheatland include both native and non-native species. Policies inthis section support the preservation of important plant species andpromote the use of native species, where possible, in newdevelopment and landscaping.GOAL 8.CTo preserve and protect the valuable vegetation resources of theWheatland area.POLICIES8.C.1. The City shall require developers to use native and compatibleWheatland General Plan Policy Document, Part II 8-4July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8non-native species, especially drought- resistant species, to theextent possible in fulfilling landscaping requirements imposedas conditions of permits or for project mitigation.8.C.2. The City shall support the preservation of outstanding areas ofnatural vegetation, including, but not limited to, oakwoodlands and riparian areas.8.C.3. The City shall require that new development preserve naturalwoodlands to the maximum extent possible.8.C.4. The City shall encourage the planting of native trees, shrubs,and grasslands in order to preserve the visual integrity of thelandscape, provide habitat conditions suitable for nativewildlife, and ensure that a maximum number and variety ofwell-adapted plants are maintained.IMPLEMENTATION PROGRAM8.3. The City shall prepare and adopt a Historic Oak TreePreservation Ordinance.Responsibility:City CouncilPlanning DirectorTime Frame: FY 2007-2008OPEN SPACEFOR THEPRESERVATIONOF NATURALRESOURCESPart of the enjoyment of Wheatland is its open space resources, bothmanmade and natural. Wheatland’s open space resources includeparks, mature trees in the neighborhoods and along roadways, andthe agricultural lands surrounding Wheatland. Other goals andpolicies related to open space can be found in the “Landscaping andStreetscaping” section of Chapter 1.GOAL 8.DTo preserve and enhance open space lands to maintain the naturalresources of the Wheatland area.POLICIES8.D.1. The City shall support the preservation and enhancement ofnatural land forms, natural vegetation, and natural resourcesas open space to the maximum extent feasible.8.D.2. The City shall, where appropriate, permanently protect asopen space areas of natural resource value, including wetlandsWheatland General Plan Policy Document, Part II 8-5July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8preserves, riparian corridors, woodlands, and floodplains.8.D.3. The City shall require that new development be designed andconstructed to preserve significant stands of vegetation andany areas of special ecological significance as open space to themaximum extent feasible.8.D.4. The City shall support the maintenance of open space andnatural areas that are interconnected and of sufficient size toprotect biodiversity, accommodate wildlife movement, andsustain ecosystems.8.D.5. The City shall encourage the development of natural openspace areas in regional, community, and neighborhood parks.8.D.6. The City shall serve as the steward of public open space andensure that the use and maintenance of the open space iscarried out in an environmentally-responsible manner.8.D.7. The City shall plan and establish natural open space parklandas a part of the overall City park system.AIR QUALITY-GENERALWheatland is located within the Sacramento Valley Air Basin, inwhich the air quality does not meet some state and federal healthstandards, particularly for ozone and small particulates (PM10).While emission control requirements on motor vehicles and industrialoperations have substantially reduced air pollution from thesesources, increased development and the associated increase inemissions from automobiles threatens to offset these gains. TheFeather River Air Quality Management District monitors andregulates air quality in the Wheatland area and regulates air pollutionemissions of commercial and industrial operations.This section includes policies generally addressing ways to improveregional air quality. The next section specifically addresses thetransportation-related policies pertaining to air quality.GOAL 8.ETo protect and improve air quality in the Wheatland area with thegoal of attaining State and Federal health-based air quality standards.Wheatland General Plan Policy Document, Part II 8-6July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8POLICIES8.E.1.8.E.2.8.E.3.8.E.4.8.E.5.8.E.6.8.E.7.8.E.8.The City shall cooperate with other agencies to develop aconsistent and effective approach to regional air qualityplanning and management.The City shall support the Feather River Air Quality ManagementDistrict in its development of improved ambient airquality monitoring capabilities and the establishment ofstandards, thresholds, and rules to more adequately addressthe air quality impacts of new development.The City shall require major new development projects tosubmit an air quality analysis for review and approval. Basedon this analysis, the City shall require appropriate mitigationmeasures.In cooperation with the Feather River Air QualityManagement District, the City shall develop emissionthresholds to serve as the basis for requiring air qualityanalysis and mitigation.The City shall solicit and consider comments from local andregional agencies on proposed projects that may affectregional air quality. The City shall submit developmentproposals to the Feather River Air Quality ManagementDistrict for review and comment in compliance with theCalifornia Environmental Quality Act (CEQA) prior toconsideration by the City.In reviewing project applications, the City shall requireconsideration of alternatives or amendments that reduceemissions of air pollutants.The City shall require the use of EPA-certified woodstovesand fireplace inserts in lieu of wood burning indoor fireplacesin new development.The City shall encourage inclusion of exterior electrical outletsand natural gas hookups in new residential development toencourage the use of electric, rather than gas-powered, equipment,and to encourage the use of natural gas-firedbarbecues.Wheatland General Plan Policy Document, Part II 8-7July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8AIR QUALITY-TRANSPORTATIONThe relationship between development patterns and thetransportation system has important air quality implications. ThisGeneral Plan encourages land use patterns and alternative forms oftransportation that reduce the length and number of automobile trips(see Chapters 1 and 2). Policies in this section address specific actionsto address the air quality implications of automobile transportationassociated with future growth.GOAL 8.FTo integrate air quality planning with the land use and transportationplanning process.POLICIES8.F.1.8.F.2.8.F.3.8.F.4.Consistent with Policy 2.A.2, the City shall require newdevelopment to be planned to result in satisfactory trafficconditions for major roadways. This includes traffic signalsand traffic signal coordination, parallel roadways, and intraandinter-neighborhood connections where significantreductions in overall emissions can be achieved.The City shall use synchronized traffic signals on roadwayssusceptible to emissions improvement through approachcontrol.The City shall encourage the use of alternative modes oftransportation by incorporating public transit, bicycle, andpedestrian modes in City transportation planning and byrequiring new development to provide adequate pedestrianand bikeway facilities.The City shall promote the use of clean alternative fuelvehicles.ENERGYCONSERVATIONThe relationship between development patterns and energyconservation has important regional implications. This General Planencourages energy conservation. Policies in this section addressspecific actions to address energy conservation measures to beassociated with future growth.GOAL 8.GTo encourage energy conservation in new and existing developments.Wheatland General Plan Policy Document, Part II 8-8July 11, 2006

ENVIRONMENTAL RESOURCES, Chapter 8POLICIES8.G.1. In addition to the energy regulations of Title 24, the City shallencourage the energy efficiency of new development. Possibleenergy efficient design techniques include: provisions for solaraccess; building sitting to maximize natural heating andcooling; and landscaping to aid passive cooling and protectionfrom winter winds.8.G.2. The City shall encourage the planting of shade trees along allCity streets to reduce radiation heating.8.G.3. The City shall coordinate with local utility providers topromote public education energy conservation programs.8.G.4. The City will promote local and State programs that strive toreduce the consumption of natural or manmade energysources.8.G.5. The City shall ensure that new development incorporates openspace areas that provide community and neighborhoodidentity and insulate conflicting land uses and noisegenerators.Wheatland General Plan Policy Document, Part II 8-9July 11, 2006

CHAPTER 9HEALTH AND SAFETYPlanning for urban growth and development requires consideration of a wide range of public safetyissues. Safety hazards may be naturally-induced, such as seismic and geologic, flood, and wildlandfire hazards; some hazards may be the result of natural hazards which are exacerbated by humanactivity and alteration of the natural environment, such as dam failure, urban fire, and developmentin sensitive areas such as floodplains and areas subject to erosion and landsliding; and some hazardsare manmade, including aircraft crash hazards, hazardous materials, and crime. In addition to safetyissues related to hazardous conditions, the planning process should account for other issues related tocommunity health and safety, including crime and noise exposure.Many of the health and safety risks associated with development can be avoided through locationaldecisions made at the planning stages of development, while others may be lessened through the useof mitigation measures in the planning and land use regulation process. This chapter outlines theCity’s strategy for ensuring the maintenance of a healthy and safe physical environment inWheatland.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, programs, and standards intended to protect Wheatlandresidents, businesses, and visitors from the harmful effects of natural and man-made hazards. Thisinformation is organized under the following topics, each of which relates to specific conditions andconcerns relevant to Wheatland. Health and Safety–General Seismic and Geologic Hazards Flood Hazards and Protection Fire Hazards Aircraft Crash Hazards Hazardous Materials NoiseHEALTH ANDSAFETY–GENERALThe policies in this section seek to ensure that general health andsafety concerns are met within the community.GOAL 9.ATo protect the community from injury and damage resulting fromnatural catastrophes and hazardous conditions.Wheatland General Plan Policy Document, Part II 9-1July 11, 2006

HEALTH AND SAFETY, Chapter 9POLICIES9.A.1. The City shall prepare and regularly update emergencyservices plans.9.A.2. The City shall have major public and private developmentproposals reviewed by the Fire and Police Departments aswell as other City department heads to insure compatibilitywith safety objectives.9.A.3. The City shall initiate fire inspection programs for buildingsand premises to identify safety needs.9.A.4. The City shall consider safety hazards in prioritizing capitalimprovements.9.A.5. The City shall incorporate safety provisions in City ordinanceswhenever applicable.9.A.6. The City shall permit development only in areas where thepotential danger to the health and safety of people can bemitigated to an acceptable level.9.A.7. The City shall ensure that during natural catastrophes andemergencies the City can continue to provide essentialemergency public services.9.A.8. The City shall update building, fire, and other codes toaddress earthquakes, fire, and other hazards.9.A.9. The City shall coordinate disaster preparedness planning withother public agencies and organizations.IMPLEMENTATION PROGRAM9.1. The City shall prepare and adopt an Emergency ManagementPlan in coordination with the Yuba County Office ofEmergency Services.Responsibility:City CouncilCity ManagerFire ChiefPolice ChiefTime Frame: FY 2006-2007Wheatland General Plan Policy Document, Part II 9-2July 11, 2006

HEALTH AND SAFETY, Chapter 9SEISMIC ANDGEOLOGICHAZARDSThe primary seismic and geologic hazards affecting development inWheatland include earthquakes and expansive soils. Generally flat intopography, Wheatland does not face risks from landsliding orseiches.All soils have properties and characteristics such as erosion potential,shrink-swell behavior, and permeability that determine theirsuitability and constraints for building sites, grading, infrastructure,and drainage systems. Such soils require special engineeringattention to design to ensure the safety of any buildings orimprovements.The policies in this section seek to ensure that new buildings andfacilities are designed to withstand seismic and geologic hazards.GOAL 9.BTo minimize the loss of life, injury, and property damage due toseismic and geological hazards.POLICIES9.B.1. The City shall require the preparation of a soils engineeringand geologic/seismic analysis prior to permitting developmentin areas prone to geological or seismic hazards (i.e.,groundshaking, liquefaction, expansive soils).9.B.2. The City shall require submission of a preliminary soils report,prepared by a registered civil (geotechnical) engineer andbased upon adequate test borings, for every subdivision.9.B.3. The City shall require that new structures intended for humanoccupancy be designed and constructed to minimize risk tothe safety of occupants due to groundshaking.9.B.4. The City shall require that new structures and alterations toexisting structures comply with the current edition of theUniform Building Code.9.B.5. The City shall develop evacuation routes and a disaster plan inthe remote event that an earthquake does occur, especially inthe Camp Far West Dam inundation area.9.B.6. The City shall require that new structures intended for humanoccupancy, public facilities (i.e., treatment plants and pumpingstations, major communication lines, evacuation routes, etc.),and emergency/disaster facilities (i.e., police and fire stations,etc.) are designed and constructed to minimize risk to thesafety of people due to ground shaking.Wheatland General Plan Policy Document, Part II 9-3July 11, 2006

HEALTH AND SAFETY, Chapter 99.B.7. The City shall require all proposed developments,reconstruction, utilities, or public facilities situated withinareas subject to geologic/seismic hazards as identified in thesoils engineering and geologic/seismic analysis to be sited,designed, and constructed to mitigate the risk associated withthe hazard (e.g., expansive, liquefaction, etc.).9.B.8. The City shall require that alterations to existing buildings andall new buildings be built according to the seismicrequirements of the Uniform Building Code.9.B.9. The City shall support and encourage seismic upgrades toolder buildings that may be structurally deficient.9.B.10. The City shall inventory unreinforced masonry structures,including emergency facilities and other critical facilitiesconstructed prior to 1948, used for human occupancy(excluding single family residential structures), and evaluatethe facilities for seismic safety. If found below acceptablestandards, the City shall implement a program to mitigatepotential hazards.IMPLEMENTATION PROGRAMSee also Implementation Program 9.1.9.2. The City shall complete an inventory of non-single family unreinforcedmasonry structures.Responsibility:Building InspectorFire ChiefTime Frame: FY 2006-2007FLOOD HAZARDSAND PROTECTIONHigh water on the Bear RiverWheatland is located near the Bear River and Dry Creek. In the eventof a severe storm, these water bodies could overtop levees or leveescould fail, resulting in flooding in Wheatland. The FederalEmergency Management Agency (FEMA) conducts studies to identifyfloodplains and to require existing development in those areas tosecure flood insurance. The FEMA-mapped 100-year floodplainwithin the Planning Area includes portions of the General Plan StudyArea. The policies of this section seek to protect development fromdamage, and to require new development within the floodplain to bedesigned to avoid flood damage.Wheatland General Plan Policy Document, Part II 9-4July 11, 2006

HEALTH AND SAFETY, Chapter 9GOAL 9.CTo protect the lives and property of the citizens of Wheatland fromhazards and manage floodplains for their open space and naturalresource values.POLICIES9.C.1. The City shall continue to implement floodplain zoning andundertake other actions required to comply with Statefloodplain requirements, and to maintain the City's eligibilityunder the Federal Flood Insurance Program.9.C.2. The City shall require evaluation of potential flood hazardsprior to approval of development projects. The City shallrequire proponents of new development to submit accuratetopographic and flow characteristics information.9.C.3. The City shall not allow development in areas subject toflooding unless adequate mitigation is provided to includeproject levees designed for a standard project flood.9.C.4. The City shall require flood-proofing of structures andoutdoor storage areas for hazardous materials in areas subjectto flooding. Hazardous materials and wastes shall be containedwithin floodproofed structures or storage areas.9.C.5. The City shall prohibit the construction of facilities essentialfor emergencies and large public assembly in the 100-yearfloodplain, unless the structure and road access are free fromflood inundation.9.C.6. The City shall continue to work closely with the U.S. ArmyCorps of Engineers, Reclamation Districts 2103 and 817, theFederal Emergency Management Agency (FEMA), and theState Department of Water Resources in defining existing andpotential flood problem areas and solutions.9.C.7. The City shall preserve floodways and floodplains for nonurbanuses, except that development may be allowed in afloodplain with mitigation measures that are in conformancewith the City’s Flood Protection Master Plan and InternalSource Drainage Master Plan.9.C.8. The City shall formulate emergency management plans for thesafe evacuation of people from areas subject to inundationfrom dam failure. Plans shall be reviewed and periodicallyupdated.Wheatland General Plan Policy Document, Part II 9-5July 11, 2006

HEALTH AND SAFETY, Chapter 99.C.9. The City shall participate in the National Flood InsuranceProgram.9.C.10. The City shall require that roadway systems for areasprotected from flooding by levees be designed to providemultiple escape routes for residents in the event of a leveefailure.9.C.11. The City shall develop evacuation routes and a disaster plan inthe remote event of a failure to Camp Far West Dam.9.C.12. The City shall coordinate with and support the efforts ofReclamation Districts 2103 and 817, to provide floodprotection to the new development in the city.IMPLEMENTATION PROGRAMSee also Implementation Program 9.1.9.3. The City shall complete a Flood Protection Master Plan.Responsibility:City ManagerPlanning DirectorCity EngineerTime Frame: FY 2005-2006FIRE HAZARDSStructural and wildland fire hazards can threaten life and property inWheatland. Wildland fires resulting from either natural or manmadecauses occur in forest, brush, or grasslands, so the threat is minimal inWheatland, although vacant lots and fallow agricultural areas withweeds can be fire hazards. Structural fires usually result frommanmade causes and can spread easily. Structural fire hazards aregreatest in those structures built before building and fire codes wereestablished.The policies of this section seek to ensure that new development isconstructed to minimize potential fire hazards and to provide publiceducation concerning fire prevention. The “Fire Protection” section inChapter 5 addresses the service levels and maintenance of the City’sFire Department.GOAL 9.DTo minimize the risk of loss of life, injury, and damage to propertyand watershed resources resulting from fires.Wheatland General Plan Policy Document, Part II 9-6July 11, 2006

HEALTH AND SAFETY, Chapter 9POLICIES9.D.1. The City shall require that new development meets State andlocal standards for fire protection. The City Fire Departmentshall review development proposals for compliance with firesafety standards.9.D.2. The City shall ensure that existing and new buildings of publicassembly incorporate adequate fire protection measures toreduce the potential loss of life and property in accordancewith State and local codes and ordinances.9.D.3. The City shall encourage and promote installation andmaintenance of smoke detectors in existing residences andcommercial facilities that were constructed prior to therequirement for their installation.9.D.4. The City shall develop high-visibility fire prevention programs,including those offering voluntary home inspectionsand promoting awareness of home fire prevention measures.9.D.5. The City shall enforce building and fire codes and Cityordinances in regard to fire and fire protection.9.D.6. The City shall continue to improve fire protection services,equipment, and facilities as required and as economically aspossible.9.D.7. The City shall require and maintain adequate street widths,clearances around structures, and turning radii to provide forfire and safety protection and access.9.D.8. The City shall maintain water supply requirements for firefighting needs in accordance with the Insurance ServicesOffice "Fire Suppression Rating Schedule.”9.D.9. The City shall require that areas within the natural/urbaninterface, at a minimum, provide fire and safety protectionthat meet California Department of Forestry and FireProtection (CDF) Fire Safe standards.AIRCRAFT CRASHHAZARDSWheatland is located under the flight path of Beale Air Force Base.While unlikely, any crash landing of an aircraft is a potentiallydisastrous event. This section includes policies to encourage safedevelopment patterns within flight zones to minimize risk. There areadditional policies related to air transportation in Chapter 2 under“Airport Overflight Zones.”Wheatland General Plan Policy Document, Part II 9-7July 11, 2006

HEALTH AND SAFETY, Chapter 9GOAL 9.ETo minimize the risk of loss of life, injury, damage to property, andeconomic and social dislocations resulting from aircraft hazards.U2 Over Beale AFBPOLICIES9.E.1. The City shall work with Beale Air Force Base to ensure thatnew development does not create safety hazards such as lightsfrom direct or reflective sources, smoke, electrical interference,hazardous chemicals, or fuel storage in violation of adoptedsafety standards.9.E.2. The City shall ensure that development within the Beale AirForce Base approach and departure zones comply with Part 87of the Federal Aviation Administration Regulations (objectsaffecting navigable airspace).HAZARDOUSMATERIALSWheatland may now or in the future include industries and activitiesthat involve the transport, storage, or use of toxic or hazardouschemicals, posing potential safety hazards in the event ofunintentional exposure, leak, fire, or accident. Some of thebyproducts of industrial processes in Wheatland are hazardousmaterials, which need proper disposal. Residents and businesses inWheatland also generate household hazardous wastes such as wasteoil, paint, and solvents. Policies in this section ,therefore,focus on safedisposal, use, storage, and transport of hazardous materials, as well asproper siting between hazardous waste storage and use and sensitiveland uses such as homes and schools.GOAL 9.FTo minimize the risk of loss of life, injury, serious illness, damage toproperty, and economic and social dislocations resulting from the use,transport, treatment, and disposal of hazardous materials and hazardousmaterials wastes.POLICIES9.F.1. The City shall ensure that the use and disposal of hazardousmaterials in the city complies with local, State, and Federalsafety standards.9.F.2. The City shall strictly regulate the storage of hazardousmaterials and wastes.Wheatland General Plan Policy Document, Part II 9-8July 11, 2006

HEALTH AND SAFETY, Chapter 99.F.3. The City shall ensure that industrial facilities are constructedand operated in accordance with current safety and environmentalprotection standards.9.F.4. The City shall require that new industries that store andprocess hazardous materials provide a buffer zone betweenthe installation and the property boundaries sufficient toprotect public safety. The adequacy of the buffer zone shall bedetermined by the City.9.F.5. The City shall require that applications for discretionarydevelopment projects that will generate hazardous wastes orutilize hazardous materials include detailed information onhazardous waste reduction, recycling, and storage.9.F.6. The City shall require that any business that handles ahazardous material prepare a plan for emergency response toa release or threatened release of a hazardous material.9.F.7. The City shall work with other agencies to ensure an adequatecountywide response capability to hazardous materialsemergencies.IMPLEMENTATION PROGRAMSee implementation program 9.1.NOISENoise generating uses can include railroads and industrial sites.A feature of Wheatland’s small-town character and quality of life is itsrelatively quiet atmosphere. Noise results from many sources,including road traffic, railroad operations, aircraft, and industrialactivities. Exposure to excessive noise has often been cited as a healthproblem, not so much in terms of actual physiological damage such ashearing impairment, but more in terms of general well-being andcontributing to undue stress and annoyance. The policies of thissection set noise standards and include policies to protect noisesensitiveuses from excessive noise. Noise-sensitive uses inWheatland include residential areas, motels, medical facilities,nursing homes, churches, meeting halls, offices, schools, playgrounds,and parks.New development must be designed so as not to result in excessivenoise on adjacent properties, and development of new noise-sensitiveuses in areas projected to have high noise levels must be constructedso as to reduce interior noise levels.Wheatland General Plan Policy Document, Part II 9-9July 11, 2006

HEALTH AND SAFETY, Chapter 9GOAL 9.GTo protect Wheatland residents from the harmful and annoyingeffects of exposure to excessive noise.POLICIES9.G.1. The City shall prohibit development of new noise-sensitiveuses where the noise level due to non-transportation noisesources will exceed the noise level standards of Table 9-1 asmeasured immediately within the property line of the newdevelopment, unless effective noise mitigation measures havebeen incorporated in the development design to achieve thestandards set out in Table 9-1.9.G.2. The City shall require that noise created by newnon-transportation sources be mitigated so as not to exceedthe noise level standards of Table 9-1 as measured immediatelywithin the property line of lands designated for noisesensitiveuses.TABLE 9-1NOISE LEVEL PERFORMANCE STANDARDSNEW PROJECTS AFFECTED BY OR INCLUDING NON-TRANSPORTATION SOURCES*Noise Level DescriptorDaytime Nighttime(7am-10pm) (10pm to 7am)Hourly L eq , dB 50 45Maximum Level, dB 70 65Each of the noise levels specified above shall be lowered by five dB for simple tonenoises, noises consisting primarily of speech or music, or for recurring impulsive noises.These noise level standards do not apply to residential units established in conjunctionwith industrial or commercial uses (e.g., caretaker dwellings).*For the purposes of compliance with the provisions of this section, the City definestransportation noise sources as traffic on public roadways, railroad line operations, andaircraft in flight. Control of noise from these sources is preempted by Federal and Stateregulations. Other noise sources are presumed to be subject to local regulations. Nontransportationnoise sources may include industrial operations, outdoor recreationfacilities, HVAC units, and loading docks.9.G.3. Where proposed non-residential land uses are likely toproduce noise levels exceeding the performance standards ofTable 9-1 at existing or planned noise-sensitive uses, the Cityshall require an acoustical analysis as part of the environmentalreview process so that noise mitigation may be included inthe project design. The acoustical analysis shall meet thefollowing requirements:a. It shall be the financial responsibility of the applicant.Wheatland General Plan Policy Document, Part II 9-10July 11, 2006

HEALTH AND SAFETY, Chapter 9b. It shall be prepared by a qualified person experienced inthe fields of environmental noise assessment and architecturalacoustics.c. It shall include representative noise level measurementswith sufficient sampling periods and locations to adequatelydescribe local conditions and the predominantnoise sources.d. It shall include estimates of existing and projected cumulative(20 years) noise levels in terms of L dn or CNELand/or the standards of Table 9-1, and compare thoselevels to the policies and standards of this section of theGeneral Plan.e. It shall recommend appropriate mitigation to achievecompliance with the policies and standards of this sectionof the General Plan, giving preference to proper siteplanning and design over mitigation measures whichrequire the construction of noise barriers or structuralmodifications to buildings which contain noise-sensitiveland uses. Where the noise source in question consists ofintermittent single events, the report must address theeffects of maximum noise levels in sleeping rooms in termsof possible sleep disturbance.f. It shall include estimates of noise exposure after theprescribed mitigation measures have been implemented.g. It shall describe a post-project assessment program whichcould be used to evaluate the effectiveness of the proposedmitigation measures.9.G.4. The City shall prohibit new development of noise-sensitiveland uses in areas exposed to existing or projected levels ofnoise from transportation noise sources which exceed thelevels set out in Table 9-2, unless the project design includeseffective mitigation measures to reduce exterior noise andnoise levels in interior spaces to the levels set out in Table 9-2.9.G.5. The noise created by new transportation noise sources shall bemitigated so as not to exceed the levels specified in Table 9-2 atoutdoor activity areas or interior spaces of existing noisesensitiveland uses.Wheatland General Plan Policy Document, Part II 9-11July 11, 2006

HEALTH AND SAFETY, Chapter 9Land UseTABLE 9-2MAXIMUM ALLOWABLE NOISE EXPOSURETRANSPORTATION NOISE SOURCESOutdoorActivityAreas 1L eq /CNELdBInterior SpacesL eq / L eq , dB 2CNEL,dBResidential 60 3 45 --Transient Lodging 60 3 45 --Hospitals, Nursing Homes 60 3 45 --Theaters, Auditoriums,-- -- 35Music HallsChurches, Meeting Halls 60 3 -- 40Office Buildings -- -- 45Schools, Libraries,-- -- 45MuseumsPlaygrounds,Neighborhood Parks70 -- --1 Where the location of outdoor activity areas is unknown, the exterior noise levelstandard shall be applied to the property line of the receiving land use. Forresidential uses with front yards facing the identified noise source, an exteriornoise level criterion of 65 dB Ldn shall be applied at the building facade, in additionto a 60 dB Ldn criterion at the outdoor activity area.2 As determined for a typical worst-case hour during periods of use.3 Where it is not possible to reduce noise in outdoor activity areas to 60 dBLdn/CNEL or less using a practical application of the best-available noise reductionmeasures, an exterior noise level of up to 65 dB Ldn/CNEL may be allowedprovided that available exterior noise level reduction measures have beenimplemented and interior noise levels are in compliance with this table.9.G.6. New roadway improvement projects will be needed toaccommodate development permitted according to the LandUse Diagram. Where existing noise-sensitive uses may beexposed to increased noise levels due to increased roadwaycapacity and increases in travel speeds associated withroadway improvements, the City will apply the followingcriteria to determine the significance of increases in noiserelated to roadway improvement projects:a. Where existing traffic noise levels are less than 60 dB L dn atthe outdoor activity areas of noise-sensitive uses, a +5 dBL dn increase in noise levels due to a roadway improvementproject will be considered significant; andb. Where existing traffic noise levels range between 60 and 65dB L dn at the outdoor activity areas of noise-sensitive uses,a +3 dB L dn increase in noise levels due to a roadwayimprovement project will be considered significant; andWheatland General Plan Policy Document, Part II 9-12July 11, 2006

HEALTH AND SAFETY, Chapter 9c. Where existing traffic noise levels are greater than 65 dBL dn at the outdoor activity areas of noise-sensitive uses, a +1.5 dB L dn increase in noise levels due to a roadwayimprovement project will be considered significant.9.G.7. An increase of 3 dB L dn or greater due to additional trafficvolumes is considered a potentially significant impact.GOAL 9.HTo protect the economic base of the city by preventing incompatibleland uses from encroaching upon existing or planned noiseproducinguses.9.H.1. Where noise-sensitive land uses are proposed in areas exposedto existing or projected exterior noise levels exceeding thelevels set out in Table 9-2 or the performance standards ofTable 9-1, an acoustical analysis shall be required as part of theenvironmental review process so that noise mitigation may beincluded in the project design.9.H.2. Where noise mitigation measures are required to achieve thestandards of Tables 9-1 and 9-2, the emphasis in such measuresshall be placed upon site planning and project design.The use of noise barriers shall be considered as a means ofachieving the noise standards only after all other practicaldesign-related noise mitigation measures have been integratedinto the project.9.H.3. The City shall support the Right-to-Farm Ordinance, especiallyas it relates to noise emanating from the agriculturaloperations adjacent to urban uses.9.H.4. The City shall work with the Sacramento Area Council ofGovernments (SACOG) to ensure that City’s noise policies andcontours are consistent with the Beale Air Force Base Land UsePlan.IMPLEMENTATION PROGRAMSee implementation program 1.13, in Chapter 1: Land Use andCommunity Character.Wheatland General Plan Policy Document, Part II 9-13July 11, 2006

CHAPTER 10ADMINISTRATION AND IMPLEMENTATIONThe effectiveness of the General Plan ultimately depends on how it is implemented and maintainedover time. State law requires that most actions of local government affecting the physicalenvironment be consistent with the general plan, and sets out guidelines for the plan’s monitoring,updating, and amendment.GOALS, POLICIES, AND IMPLEMENTATION PROGRAMSThis chapter contains goals, policies, and programs to ensure that the City of Wheatland maintains ahigh level of attention to the General Plan by providing for regular review and updating of the PolicyDocument and Background Report and ensuring that other City regulations and ordinances areconsistent with the General Plan.ADMINISTRATIONANDIMPLEMENTATIONGOAL 10.ATo provide for the ongoing administration and implementation ofthe General Plan.POLICIES10.A.1. The City shall review the General Plan annually and reviseit as deemed necessary.Downtown Wheatland10.A.2. The General Plan shall be amended no more than fourtimes per year. Each amendment, however, may includemultiple changes.10.A.3. The City shall conduct a major review of the General Plan,including the General Plan Policy Document andBackground Report, beginning every five years from thedate of final approval of this General Plan and shall reviseit as deemed necessary. Prior to undertaking this review,the City shall identify the process for updating the planand addressing public participation.10.A.4. The City shall review and amend, as necessary, applicableordinances and regulations to ensure consistency with theGeneral Plan.Wheatland General Plan Policy Document, Part II 10-1July 11, 2006

ADMINISTRATION AND IMPLEMENTATION, Chapter 10IMPLEMENTATION PROGRAMS10.1. The Planning Commission shall review the General Planannually, focusing principally on actions undertaken inthe previous year to carry out the implementationprograms of the plan. The Planning Commission's reportto the City Council shall include, as the Commissiondeems appropriate, recommendations for amendments tothe General Plan. This review shall also be used to satisfythe requirements of Public Resources Code §21081.6 for amitigation monitoring program.Responsibility:Time Frame:Planning CommissionCity ManagerPlanning DirectorFY 2006-2007; annually thereafter10.2. The City shall conduct a major review of the General Plan,including the General Plan Policy Document andBackground Report, beginning every five years from thedate of final approval of this General Plan, and shallrevise it as deemed necessary.Responsibility:Time Frame:City CouncilPlanning CommissionCity ManagerPlanning DirectorFY 2010-2011; every five yearsthereafter10.3. The City shall investigate and implement, as appropriate,mechanisms to be used for funding the five-year updateof the General Plan.Responsibility:City ManagerPlanning DirectorFinance DirectorTime Frame: FY 2006-2007Wheatland General Plan Policy Document, Part II 10-2July 11, 2006

ADMINISTRATION AND IMPLEMENTATION, Chapter 1010.4. The City shall review and amend, as necessary, applicableordinances and regulations referenced herein to ensureconsistency with the General Plan. These shall includethe following:a Zoning Ordinanceb Subdivision Ordinancec. Building CodeResponsibility:Time Frame:City CouncilCity ManagerPlanning DirectorCity EngineerFY 2006-2007; as necessary10.5. The City shall implement the provisions of this GeneralPlan through its ongoing project review process.Responsibility:Time Frame:City CouncilPlanning CommissionCity ManagerPlanning DirectorOngoingWheatland General Plan Policy Document, Part II 10-3July 11, 2006

APPENDIX APOLICY DOCUMENT GLOSSARY100-year FloodplainAffordable HousingArchaeologyAquiferBest ManagementPractices (BMPs)BufferCaliforniaEnvironmentalQuality Act (CEQA)Cell TowerChannel CapacityCNELDbAreathathasa1percentchanceofbeingfloodedinanygivenyear.Overthelongterm,theareawillbecoveredwithfloodwatersonanaverageofonceevery100years.Housingcapableofbeingpurchasedorrentedbyahouseholdwithverylow,low,ormoderateincome.Housingisconsideredaffordablewhenahouseholdpayslessthan30percentofitsgrossmonthlyincome(GMI)forhousing,includingutilities.Thestudyofhistoricorprehistoricpeoplesandtheirculturesbyanalysisoftheirartifactsandmonuments.Adepositofrock,suchassandstone,containingwaterthatcanbeusedtosupplywells.Anyprogram,technology,process,sitingcriteria,operatingmethod,measure,ordevicewhichcontrols,prevents,removes,orreducesstormwaterpollution.Themosteffective,orbesttechniquesareappliedtoeachspecificcircumstancedependingonthepollutionproblemandphysicalandgeopoliticalsetting.Areasorbandsoflandormechanismsthatservetoseparateorprotectpotentiallyincompatiblelanduses,suchasresidentialareasandheavyindustrialusesorresidentialareasandintensiveagriculture.AStatelawrequiringStateandlocalagenciestoregulateactivitieswithconsiderationforenvironmentalprotection.Ifaproposedactivityhasthepotentialforasignificantadverseenvironmentalimpact,anEnvironmentalImpactReport(EIR)mustbepreparedandcertifiedastoitsadequacybeforetakingactionontheproposedproject.Apermanent/semipermanentstructureusedforoperatingaradionetwork.Theflowratethatthedrainagechannelwillcarrywhenaccountingforrequiredfreeboardandenvironmentalorlegalconsiderations.CommunityNoiseEquivalentLevel;24hourenergyequivalentlevelderivedfromavarietyofsinglenoiseevents,withweightingfactorsof5and10dBAappliedtotheevening(7PMto10PM)andnighttime(10PMto7AM)periods,respectively,toallowforthegreatersensitivitytonoiseduringthesehours.Decibel;aunitusedtoexpresstherelativeintensityofasoundasitisheardbythehumanear.Wheatland General Plan Policy Document A-1July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYDesign GuidelinesDetention BasinDevelopmentDigital SubscriberLine (DSL)DisinfectionDiscretionaryDevelopmentDrainageDrainage ChannelEasementEconomic BaseEffluentEmerging IndustriesAsusedinspecificprogramsinthisPolicyDocument,theseguidelineswouldpromoteconceptsandurbandesignprinciplesforplanningfornewdevelopmenttoimplementGeneralPlanpoliciestofosternewpedestrianandbicyclefriendlydevelopment.Thesewouldnotincludespecificbuildingmaterialrequirements.Thetemporarystorageofstormrunofftoattenuatepeakrunoffandtoprovidewaterqualitytreatmentbenefits.Thephysicalalterationoflandbyhumans.Developmentincludes:subdivisionofland;constructionoralterationofstructures,roads,utilities,andotherfacilities;installationofsepticsystems;grading;depositofrefuse,debris,orfillmaterials;andclearingofnaturalvegetativecover(withtheexceptionofagriculturalactivities).Developmentdoesnotincluderoutinerepairandmaintenanceactivities.Internettechnologythatusesexistingtwowirecoppertelephonewiringtodeliverhighspeeddataservicesatspeedsgreaterthanbasicinternetdialup.Aprocessfollowingsecondaryortertiarytreatmentthattypicallyinvolvestheuseofchlorine,ultraviolet(UV)radiation,orreverseosmosistodestroybacteriaandotherpathogens.DevelopmentprojectwhichrequirestheexerciseofjudgmentordeliberationwhentheCitydecidestoapproveordisapproveaparticularactivity,asdistinguishedfromsituationswheretheCityhastodeterminewhethertherehasbeenconformitywithapplicablestatutes,ordinances,orregulations.Thecontrolandremovalofexcessrainfallrunofforgroundwaterbytheuseofsurfaceorsubsurfacefeaturesordrains.Anopenchannelsuchasaswale,constructedchannel,ornaturaldrainagecoursethatmayconvey,storeandtreatrunoff.Alimitedrighttomakeuseofapropertyownedbyanother,forexample,arightofwayacrosstheproperty.Theportionofthelocaleconomythatprimarilysellsitsgoodsandservicestocustomersoutsidethecountyorlocalregion.Theseindustriesdrawincomeintothecountythatisthenrecirculatedinlocalserving“NonBasic”businessessuchasretailandserviceestablishments.Treatedwastewaterthatisdischargedfromawastewatertreatmentfacility.Industriesthatcurrentlyhavelowconcentrationinthecounty,butaregrowingrapidly.Wheatland General Plan Policy Document A-2July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYFaultFederal EmergencyManagement Agency(FEMA)FloodplainFloodplainManagementFloor-Area-Ratio(FAR)FrequencyGeneral Plan AreaGoalAfaultisafractureintheEarth’scrustthatisaccompaniedbydisplacementbetweenthetwosidesofthefault.Anactivefaultisdefinedasafaultthathasmovedinthelast10,000to12,000years(Holocenetime).Apotentiallyactivefaultisonethathasbeenactiveinthepast1.6millionyears(Quaternaryperiod).AsufficientlyactivefaultisonethatshowsevidencethatHolocenedisplacementoccurredononeormoreofitssegmentsorbranches(Hart,1997).TheFederalagencythatregulatesfloodplainsandmanagesthenation’sfloodinsuranceprogram.Landadjacenttoastream,slough,orriverthatissubjecttofloodingorinundationfromastormevent.FEMAdefinesthefloodplaintobetheareainundatedbythe100yearflood.Theimplementationofpoliciesandprogramstoprotectfloodplainsandmaintainstheirfloodcontrolfunction.Theratioofthegrossbuildingsquarefootagepermittedonalottothenetsquarefootageofthelot.Forexample,onalotwith10,000netsquarefeetoflandarea,anFARof1.00willallow10,000squarefeetofgrosssquarefeetofbuildingfloorareatobebuilt,regardlessofthenumberofstoriesinthebuilding(e.g.,5,000squarefeetperfloorontwofloorsor10,000squarefeetononefloor).Onthesamelot,anFARof0.50wouldallow5,000squarefeetoffloorareaandanFARof0.25wouldallow2,500squarefeet.Howoftenaneventwilloccurexpressedbythereturnperiodorbyexceedanceprobability.ThelandwithinthecitylimitsandthatlandoutsidewhichintheCity’sjudgmentbearsrelationtoitsplanning(SeeFigure12).Theultimatepurposeofaneffortstatedinawaythatisgeneralinnatureandimmeasurable.GroundwaterBasin Agroundwaterbasinistheabovegroundareafromwhichwaterflowsorseepsintoaparticularaquiferorseriesoflinkedaquifers.Hazardous MaterialsAhazardousmaterialisdefinedbytheCaliforniaCodeofRegulations(CCR)asasubstancethat,becauseofphysicalorchemicalproperties,quantity,concentration,orothercharacteristics,mayeither(1)causeanincreaseinmortalityoranincreaseinserious,irreversible,orincapacitating,illness;or(2)poseasubstantialpresentorpotentialhazardtohumanhealthortheenvironmentwhenimproperlytreated,stored,transportedordisposedof(CCR,Title22,Division4.5,Chapter10,Article2,Section66260.10).Wheatland General Plan Policy Document A-3July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYHazardous WastesHistoric PreservationDistrictImplementationProgramImportant FarmlandsL dnLabor ForceLandmark TreesLeveeLevel of ProtectionLiquefactionLevel of Service(LOS) StandardSimilarly,hazardouswastesaredefinedasmaterialsthatnolongerhavepracticaluse,suchassubstancesthathavebeendiscarded,discharged,spilled,contaminated,orarebeingstoredpriortoproperdisposal.AccordingtoTitle22oftheCCR,hazardousmaterialsandhazardouswastesareclassifiedaccordingtofourproperties:toxic,ignitable,corrosive,andreactive(CCR,Title22,Chapter11,Article3).AnareaoftheCityhavinghistoric,architectural,culturaloraestheticsignificanceanddesignatedasaHistoricPreservationDistrictundertheprovisionsoftheCity’sPlanningandZoningCode.Anaction,procedure,program,ortechniquethatcarriesoutgeneralplanpolicy.Implementationprogramsalsospecifyprimaryresponsibilityforcarryingouttheactionandatimeframeforitsaccomplishment.CollectivetermforfarmlandsdesignatedasPrime,Unique,orasFarmlandsofStatewideImportanceundertheDepartmentofConservation’sFarmlandMappingandMonitoringProgram.Theenergyequivalentlevel,definedastheaveragesoundlevelonthebasisofsoundenergy(orsoundpressuresquared).TheLeqisadosagetypemeasureandisthebasisforthedescriptorsusedincurrentstandards,suchasthe24hourCNELusedbytheStateofCalifornia.Personsthatareeitheremployedorareactivelyseekingwork.AtreeorgroveoftreesdesignatedbyresolutionoftheWheatlandCityCounciltobeofhistoricorculturalvalue,anoutstandingspecimen,anunusualspecies,and/orofsignificantcommunitybenefit.Adikeorembankmentconstructedtoconfineflowtoastreamchannelandtoprovideprotectiontoadjacentland.Aleveedesignedtoprovide100yearfloodprotectionmustmeetFEMAstandards.Theamountofprotectionthatadrainageorfloodcontrolmeasureprovides.Liquefactioninsoilsandsedimentsoccursduringsomeearthquakeevents,whenmaterialistransformedfromasolidstatetoaliquidstatebecauseofincreasesinpressureinthepores(thespacesbetweensoilparticles).Earthquakeinducedliquefactionmostoftenoccursinlowlyingareaswithsoilsorsedimentscomposedofunconsolidated,saturated,clayfreesandsandsilts,butitcanalsooccurindry,granularsoilsorsaturatedsoilswithsomeclaycontent.Astandardusedbygovernmentalagenciestomeasurethequalityoreffectivenessofaserviceortheperformanceofafacility.Wheatland General Plan Policy Document A-4July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYLevel of Service(traffic)Ascalethatmeasurestheamountoftrafficthatcanbeaccommodatedonaroadwaysegmentoratanintersection.TrafficlevelsofservicerangefromAtoF,withArepresentingthehighestlevelofservice,asfollows:LevelofServiceA:Indicatesarelativelyfreeflowoftraffic,withlittleornolimitationonvehiclemovementorspeed.LevelofServiceB:Describesasteadyflowoftraffic,withonlyslightdelaysinvehiclemovementandspeed.Allqueuesclearinasinglesignalcycle.LevelofServiceC:Denotesareasonablysteady,highvolumeflowoftraffic,withsomelimitationsonmovementandspeed,andoccasionalbackupsoncriticalapproaches.LevelofServiceD:Denotesthelevelwheretrafficnearsanunstableflow.Intersectionsstillfunction,butshortqueuesdevelopandcarsmayhavetowaitthroughonecycleduringshortpeaks.LevelofServiceE:Describestrafficcharacterizedbyslowmovementandfrequent(althoughmomentary)stoppages.Thistypeofcongestionisconsideredsevere,butisnotuncommonatpeaktraffichours,withfrequentstopping,longstandingqueues,andblockedintersections.LevelofServiceF:Describesunsatisfactorystopandgotrafficcharacterizedbytrafficjamsandstoppagesoflongduration.Vehiclesatsignalizedintersectionsusuallyhavetowaitthroughoneormoresignalchanges,andupstreamintersectionsmaybeblockedbythelongqueues.Local AgencyFormationCommission(LAFCO)Major ProjectsFinancing Plan(MPFP)MagnitudeNet AcreageAstatutorilyrequiredcommissioninYoloCountythatreviewsandevaluatesallproposalsforformationofspecialdistricts,incorporationofcities,annexationtospecialdistrictsorcities,consolidationofdistricts,andmergerofdistrictswithcities.TheCapitalImprovementProgramadoptedbyacitythatschedulesphysicalimprovements,usuallyforaminimumoffiveyearsinthefuture,tofittheprojectedfiscalcapabilityofthejurisdiction.Theprogramgenerallyshouldbereviewedannuallyforconsistencywiththegeneralplan.EarthquakemagnitudeismeasuredbytheRichterscale,indicatedasaseriesofArabicnumberswithnotheoreticalmaximummagnitude.Thegreatertheenergyreleasedfromthefaultrupture,thehigherthemagnitudeoftheearthquake.MagnitudeincreaseslogarithmicallyintheRichterscale;thus,anearthquakeofmagnitude7.0isthirtytimesstrongerthanoneofmagnitude6.0.Earthquakeenergyismostintenseatthepointoffaultslippage,theepicenter,whichoccursbecausetheenergyradiatesfromthatpointinacircularwavepattern.Thefartheranareaisfromanearthquake’sepicenter,thelesslikelyitisthatgroundshakingwilloccur.Thedevelopableareaofalotorparcel,excludingstreetsandrightsofway.Wheatland General Plan Policy Document A-5July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYNoise Sensitive UsesOpen SpaceOzonePolicyPrimary TreatmentPrincipal DwellingPriority One CallsRetentionRiparian habitatSanitary SewerSecondary TreatmentLandusesthatinvolveactivitieswhereexcessivenoiselevelscouldcauseadversehealtheffectsordisrupttheactivity.Noisesensitiveusesincluderesidentialuses,theaters,auditoriums,musichalls,meetinghalls,churches,hospitals,nursinghomes,andothersimilaruses.Openspaceisanyparcel,area,orwaterwaythatisessentiallyunimprovedanddevotedtoanopenspaceuse.UnderSection65560oftheCaliforniaStateGovernmentCode,openspacelandisbroadlydefinedaslanddesignatedforpreservationofnaturalresources(i.e.,lakeshoreandwatershedlands);managedproductionofresources(i.e.,landsforagriculture,forestry,rechargeofgroundwaterbasins);outdoorrecreation(i.e.,parks,scenichighwaycorridors,andareaswithoutstandingscenic,historicandculturalvalues);andpublichealthandsafety(i.e.,floodplains,unstablesoilareas).Ozoneisapungent,colorlesstoxicgascreatedintheatmosphereratherthanemitteddirectlyintotheair.Ozoneisproducedincomplexatmosphericreactionsinvolvingoxidesofnitrogenandreactiveorganicgaseswithultravioletenergyfromthesun.Motorvehiclesarethemajorsourcesofozoneprecursors.Aspecificstatementintextordiagramguidingactionandimplyingaclearcommitment.Treatmentofwastewaterpriortootherformsoftreatmentandinvolvingsettlingandremovalofsuspendedsolids.Asinglefamilydetacheddwellingthatgenerallyisestablishedfirstandisthelargestdwellingonalot.Emergencycallswhichrequireimmediatedispatchresponse.Priorityonecallsareemergencycallswherethereisareasontobelievethatanimmediatethreattolifeexists.Longertermstoragewithnooutletprovided.Retainedwaterwouldinfiltrateintothesoilorevaporate.Riparianlandsarecomprisedofthevegetativeandwildlifeareasadjacenttoperennialandintermittentstreams.Riparianareasaredelineatedbytheexistenceofplantspeciesnormallyfoundnearfreshwater.Pipes,pumpstations,manholes,andotherfacilitiesthatconveyuntreatedwastewaterfromthevarioussourcesaroundtheCitytotheStocktonRegionalWastewaterControlFacility.Treatmentofwastewaterthattypicallyfollowsprimarytreatmentandinvolvesbiologicalprocessesandsettlingtankstoremoveorganicmaterial.Wheatland General Plan Policy Document A-6July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYSensitive NaturalCommunityService AreaSloughSpecific planAsensitivenaturalcommunityisabiologicalcommunitythatisregionallyrare,providesimportanthabitatopportunitiesforwildlife,arestructurallycomplex,orareinotherwaysofspecialconcerntolocal,State,orFederalagencies.TheCDFGtrackssensitivenaturalcommunitiesintheCNDDBandtheCaliforniaEnvironmentalQualityAct(CEQA)identifiestheeliminationorsubstantialdegradationofsuchcommunitiesasasignificantimpact.Theareaforwhichapurveyorisresponsiblefordistributingwatersupplies.Atributarytoariver.AStateauthorizedlegaltooladoptedbycitiesandcountiesfordetaileddesignandimplementationofadefinedportionoftheareacoveredbyageneralplanand/orareaplan.Aspecificplanmayincludealldetailedregulations,conditions,programs,and/orproposedlegislationthatmaybenecessaryorconvenientforthesystematicimplementationofanygeneralplanelement(s).Wheatland General Plan Policy Document A-7July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYSpecial-StatusSpeciesSpecialstatusspeciesarethoseplantsandanimalsthat,becauseoftheirrecognizedrarityorvulnerabilitytohabitatlossorpopulationdecline,arerecognizedbyFederal,State,orotheragencies.SomeofthesespeciesreceivespecificprotectionthatisdefinedbyFederalorStateendangeredspecieslegislation.OthershavebeendesignatedassensitiveonthebasisofadoptedpoliciesandexpertiseofStateresourceagenciesororganizationswithacknowledgedexpertise,orpoliciesadoptedbylocalgovernmentalagenciessuchascounties,cities,andspecialdistrictstomeetlocalconservationobjectives.Thesespeciesarereferredtocollectivelyasspecialstatusspeciesinthisreport,followingaconventionthathasdevelopedinpracticebuthasnoofficialsanction.Thevariouscategoriesencompassedbytheterm,andthelegalstatusofeach,arediscussedinSection10.3.3“RegulationsThatAffectBiologicalResources.”Forthepurposesofthisassessment,theterm“specialstatus”includesthosespeciesthatare:FederallylistedorproposedundertheFederalEndangeredSpeciesAct(50CFR17.1117.12); CandidatesforlistingundertheFederalEndangeredSpeciesAct(61FR75967613); StatelistedorproposedundertheCaliforniaEndangeredSpeciesAct(14CCR670.5); SpecieslistedbytheU.S.FishandWildlifeService(USFWS)ortheCaliforniaDepartmentofFishandGame(CDFG)asaspeciesofconcern(USFWS),rare(CDFG),orofspecialconcern(CDFG); Fullyprotectedanimals,asdefinedbytheStateofCalifornia(CaliforniaFishandGameCodeSection3511,4700,and5050); Speciesthatmeetthedefinitionofthreatened,endangered,orrareunderCaliforniaEnvironmentalQualityAct(CEQAGuidelinesSection15380); PlantslistedasrareorendangeredundertheCaliforniaNativePlantProtectionAct(CaliforniaFishandGameCodeSection1900etseq.);and PlantslistedbytheCaliforniaNativePlantSociety(CNPS)asrare,threatened,orendangered(List1AandList2statusplantsinSkinnerandPavlik1994).Soil QualitySphere of Influence(SOI)StandardThecapacityofaspecifickindofsoiltofunction,withinnaturalormanagedecosystemboundaries,tosustainplantandanimalproductivity,maintainorenhancewaterandairquality,andsupporthumanhealthandhabitation.Theprobableultimatephysicalboundariesandserviceareaofalocalagency(cityordistrict)asdeterminedbytheLocalAgencyFormationCommission(LAFCO)oftheCounty.Aspecific,oftenquantifiedguidelineincorporatedinapolicyorimplementationprogramdefiningtherelationshipbetweentwoormorevariables.Standardsoftentranslatedirectlyintoregulatorycontrols.Wheatland General Plan Policy Document A-8July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYState Point ofHistorical InterestState HistoricalLandmarkStormwaterManagement Plan(SWMP)Surface waterTertiary TreatmentUrbanVernal poolsWastewaterWastewaterCollection SystemWater QualityWatershedHistoricstructureorsiteoflocalorcountywideinterest.Historicstructureorsiteoflocalorstatewideinterest.AdocumentsubmittedtotheRegionalWaterQualityControlBoard.TheSWMPdescribeshowtheCitywillreducethedischargeofpollutantsinstormwatertothemaximumextentpracticalandeffectivelylimitnonstormwaterdischargesintotheCity’sstormdrainsystems.Waterontheearthssurface,asdistinguishedfromsubterraneanwater;typicallyfoundflowinginnaturalormanmadewatercoursessuchasrivers,streams,orcanals,orcontainedinlakesorstoragereservoirs.Treatmentofwastewaterthatfollowssecondarytreatmentandinvolvesfiltrationprocessestoremovefinesuspendedandcolloidalmaterial,providingamoreadvancedleveloftreatmentthansecondarytreatmentalone.Areasgenerallycharacterizedbymoderateandhigherdensityresidentialdevelopment(e.g.,3ormoredwellingunitsperacre),commercialdevelopment,andindustrialdevelopment.Basinsthatforminsoilsoveranimperviousrockorclaylayerthatcollectsurfacerunofffromwinterstormsandgraduallydryoutbyevaporationastheweatherbecomeswarmerinthespring.Vernalpoolssupportdiverseanduniqueplantandwildlifespeciesspecificallyadaptedtotheseconditions.Thishabitatsupportsanumberofthreatenedandendangeredspecies.Sewage(eithertreatedoruntreated)fromresidential,commercial,industrial,andinstitutionalsources.Thetotalityofthepipes,pumpstations,manholes,andotherfacilitiesthatconveyuntreatedwastewaterfromthevarioussourceswithinthePlanningArea.Thechemicalpurityofthewatermeasuredintermsofavarietyofconstituentsorparameters(e.g.,turbidity,metalsconcentration,organicsconcentration,andsalinity).Similartoagroundwaterbasin,awatershedistheareaorregionfromwhichsurfacewaterflowstoaparticularwaterbody.Wheatland General Plan Policy Document A-9July 11, 2006

APPENDIX A: POLICY DOCUMENT GLOSSARYWetlandsWetlandsareecologicallycomplexhabitatsthatsupportavarietyofbothplantandanimallife.Inajurisdictionalsense,theFederalgovernmentdefineswetlandsinSection404oftheCleanWaterActas“areasthatareinundatedorsaturatedbysurfaceorgroundwateratafrequencyanddurationsufficienttosupport(anddosupport,undernormalcircumstances)aprevalenceofvegetationtypicallyadaptedforlifeinsaturatedsoilconditions”(33CFR328.3[b]and40CFR230.3).Undernormalcircumstances,theFederaldefinitionofwetlandsrequiresthatthreewetlandidentificationparametersbepresent:wetlandhydrology,hydricsoils,andhydrophyticvegetation.Examplesofwetlandsincludefreshwatermarsh,seasonalwetlands,andvernalpoolcomplexesthathaveahydrologiclinktootherwatersoftheU.S.(seedefinitionbelowforotherwatersoftheU.S.).TheU.S.ArmyCorpsofEngineers(Corps)istheresponsibleagencyforregulatingwetlandsunderSection404oftheCleanWaterAct,whiletheEPAhasoverallresponsibilityfortheAct.CDFGdoesnothavejurisdictionoverwetlandsunlesstheyaresubjecttojurisdictionunderStreambedAlterationAgreements(affectingthebed,channel,orbankofawaterway)ortheysupportStatelistedendangeredspecies.Wheatland General Plan Policy Document A-10July 11, 2006

WHEATLANDCITYCOUNCILMayorEnitaElphick,MayorLisaMcIntosh,ViceMayorRoyV.CrabtreeJamesPendergraphJamesBarringtonWHEATLANDPLANNINGCOMMISSIONTomMihalyi,ChairpersonTomBrunetMarkBeamanKevinKuntzMarkPfaffWHEATLANDCITYDEPARTMENTSStephenWright,CityManagerLisaThomason,CityClerkRichardShanahan,CityAttorneyTimRaney,PlanningDirectorLarryPanteloglow,Sr.,DirectorofPublicWorksCONSULTANTSMintier&AssociatesBallantiAssociatesBollard&BrennanBrianLindblomCarstensConsultingCivilSolutionsCH2MHillEconomic&PlanningSystemsFoothillAssociatesJohnMonteneroKdAndersonMead&HuntPeak&AssociatesRaneyPlanning&ManagementRobertA.OlsonAssociatesTerranceE.Lowell&AssociatesVernazzaWolfeAssociates