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

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