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

More documents

Recommendations

Info

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
Page 1 and 2: City of WheatlandGeneral PlanWHEATL
Page 3 and 4: PART II: GOALS, POLICIES, AND IMPLE
Page 5 and 6: Chapter 9: Health and SafetyGoals,
Page 7: GENERAL PLAN SUMMARYPART IGENERAL P
Page 11 and 12: GENERAL PLAN SUMMARYWHEATLAND’SHI
Page 13 and 14: GENERAL PLAN SUMMARYTheDonnerPartyi
Page 15 and 16: GENERAL PLAN SUMMARYcapacity, and D
Page 17 and 18: GENERAL PLAN SUMMARYprograms also s
Page 21 and 22: ECONOMICGROWTH4. Create a strong lo
Page 23 and 24: GENERAL PLAN SUMMARYthroughout the
Page 25 and 26: Non-Motorized Transportation Road a
Page 27 and 28: GENERAL PLAN SUMMARYthe creation of
Page 29 and 30: PART IIGOALS, POLICIES, ANDIMPLEMEN
Page 31: CHAPTER 1LAND USE AND COMMUNITY CHA
Page 35 and 36: LAND USE AND COMMUNITY CHARACTER, C
Page 53 and 54: Ring RoadCity of Wheatland General
Page 55 and 56: TRANSPORTATION AND CIRCULATION, Cha
Page 67 and 68: ECONOMIC DEVELOPMENT, Chapter 3BUSI
Page 69 and 70: ECONOMIC DEVELOPMENT, Chapter 33.2.
Page 71 and 72: ECONOMIC DEVELOPMENT, Chapter 33.C.
Page 73 and 74: HOUSING, Chapter 4Implementation Pr
Page 75 and 76: HOUSING, Chapter 4Time Frame: 2005/
Page 77 and 78: HOUSING, Chapter 44.11 During the r
Page 79 and 80: HOUSING, Chapter 4QuantifiedObjecti
Page 81 and 82: HOUSING, Chapter 4centers as well a
Page 83 and 84:
HOUSING, Chapter 4GOAL 4.DEnsure eq
Page 85 and 86:
HOUSING, Chapter 4with application
Page 87 and 88:
HOUSING, Chapter 4TABLE 4.3QUANTIFI
Page 89 and 90:
HOUSING, Chapter 4SECTION V:CONSIST
Page 91 and 92:
PUBLIC FACILITIES AND SERVICES, Cha
Page 93 and 94:
Page 95 and 96:
Page 97 and 98:
Page 99 and 100:
Page 101 and 102:
Page 103 and 104:
Page 105 and 106:
Page 107 and 108:
CHAPTER 6RECREATIONAL, EDUCATIONAL,
Page 109 and 110:
RECREATIONAL, EDUCATIONAL, AND COMM
Page 111 and 112:
Page 113 and 114:
Page 115 and 116:
Page 117 and 118:
Page 119 and 120:
CHAPTER 7HISTORIC PRESERVATIONWheat
Page 121 and 122:
HISTORIC PRESERVATION, Chapter 7as
Page 123 and 124:
CHAPTER 8ENVIRONMENTAL RESOURCESWhe
Page 125 and 126:
ENVIRONMENTAL RESOURCES, Chapter 8C
Page 127 and 128:
ENVIRONMENTAL RESOURCES, Chapter 8n
Page 129 and 130:
ENVIRONMENTAL RESOURCES, Chapter 8P
Page 131 and 132:
ENVIRONMENTAL RESOURCES, Chapter 8P
Page 133 and 134:
HEALTH AND SAFETY, Chapter 9POLICIE
Page 135 and 136:
HEALTH AND SAFETY, Chapter 99.B.7.
Page 137 and 138:
HEALTH AND SAFETY, Chapter 99.C.9.
Page 139 and 140:
HEALTH AND SAFETY, Chapter 9GOAL 9.
Page 141 and 142:
HEALTH AND SAFETY, Chapter 9GOAL 9.
Page 143 and 144:
HEALTH AND SAFETY, Chapter 9Land Us
Page 145 and 146:
CHAPTER 10ADMINISTRATION AND IMPLEM
Page 147 and 148:
ADMINISTRATION AND IMPLEMENTATION,
Page 149 and 150:
APPENDIX A: POLICY DOCUMENT GLOSSAR
Page 151 and 152:
Page 153 and 154:
Page 155 and 156:
Page 157 and 158:
show all

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

Create successful ePaper yourself

Delete template?

Save as template?