The SCP district is intended to implement the general plan's
stated vision for the development of the Salida community plan amendment
area. The SCP district shall encourage the use of flexible development
standards designed to ensure the development of the district as a
master planned community. The general development standards applicable
to the SCP district are defined below. Specific development standards
designed for the SCP shall be implemented pursuant to discretionary
nonlegislative development plan(s) prepared according to the regulatory
zoning parameters described in this chapter. Any conditional use permit
issued pursuant to this chapter is a non-legislative approval.
(Ord. CS 1005 §2, 2007)
A.
The
SCP district shall be applied to all parcels within the defined amendment
area for the Salida community plan pursuant to the county of Stanislaus
Roadway Improvement, Economic Development and Salida Area Farmland
Protection and Planning Initiative.
B.
SCP
Subzoning Districts. Within the SCP district, nine separate subzoning
districts are established:
1.
Salida
community plan district, low-density residential zone (SCP-R-1).
2.
Salida
community plan district, medium-density residential zone (SCP-R-2).
3.
Salida
community plan district, multiple-family residential zone (SCP-R-3).
4.
Salida
community plan district, single-family residential—Special treatment
zone (SCP-R-1-ST).
5.
Salida
community plan district, neighborhood commercial zone (SCP-C-1).
6.
Salida
community plan district, general commercial zone (SCP-C-2).
7.
Salida
community plan district, planned industrial zone (SCP-PI).
8.
Salida
community plan district, industrial business park zone (SCP-IBP).
9.
Salida
community plan district, general agriculture zone (SCP-A-2).
(Ord. CS 1005 §2, 2007)
A.
Allowable
Land Uses. The uses of land that may be allowed within the SCP district
and each of its subdistricts shall be in accordance with the development
standards set forth in this section. The maximum number of residential
dwelling units located on lands designated SCP-R-1, R-2, R-3 by the
county of Stanislaus Roadway Improvement, Economic Development and
Salida Area Farmland Protection and Planning Initiative is limited
to five thousand units.
B.
Development Standards. Proposed development and new land uses within the SCP district and applicable subdistricts shall comply with the development standards identified for the specific site in the applicable development plan, in compliance with Section 21.66.040 and the following:
1.
SCP District, Low-Density Residential Zone (SCP-R-1) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-R-1 shall be designed, constructed, and/or established consistent with the R-1 district standards contained in Chapter 21.28 except that the height limit, building site, lot coverage, and yard standards contained in Sections 21.28.040, 21.28.050, 21.28.060, and 21.28.070 of this title, respectively, are modified as shown in Table 1 — Salida Community Plan District, Low-Density Residential Zone (SCP-R-1) Standards.
2.
SCP District, Medium-Density Residential Zone (SCP-R-2) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-R-2 shall be designed, constructed, and/or established consistent with the R-2 district standards contained in Chapter 21.32 except that the height limit, building site, lot coverage, and yard standards contained in Sections 21.32.040, 21.32.050, 21.32.060, and 21.32.070 of this title, respectively, are modified as shown in Table 2 — Salida Community Plan District, Medium-Density Residential Zone (SCP-R-2) Standards.
3.
SCP District Multiple-Family Residential Zone (SCP-R-3) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-R-3 shall be designed, constructed, and/or established consistent with the R-3 district standards contained in Chapter 21.36 except that the height limit, building site, lot coverage, and yard standards contained in Sections 21.36.040, 21.36.050, 21.36.060, and 21.36.070 of this title, respectively, are modified as shown in Table 3 — Salida Community Plan District, Multiple-Family Residential Zone (SCP-R-3) Standards.
4.
SCP
District Single-Family Residential—Special Treatment Zone (SCP-R-1-ST)
Development-Type Standards. Subdivisions, new land uses and structures,
and changes and alterations to existing land uses and structures designated
in the Salida community plan as SCP-R-1-ST shall be designed, constructed,
and/or established consistent with the standards set forth in the
SCP-R-1 zone.
The SCP-R-1-ST zone is intended to provide for residential use,
or other alternative uses, of the parcels owned by the Salida sanitation
district on which it operates the Salida wastewater treatment plant
and associated ancillary improvements. The regulations set forth in
this zone shall apply only to the subject parcels.
This zone explicitly allows for the continued operation of the
existing Salida wastewater treatment plant and for its modification/expansion
as necessary over time to meet the needs of the Salida sanitation
district.
Should the Salida sanitation district determine that its existing
or future operations do not require the use of vacant land within
the subject parcels, vacant lands may be utilized for single-family
residential development. In the event that site conditions, environmental
constraints, or other factors limit the potential of the vacant land
for residential development, other appropriate land uses may be considered.
|
Table 1 — Salida Community Plan District, Low-Density
Residential Zone (SCP-R-1) Standards
| |||
|---|---|---|---|
|
Lot Type
|
SCP-R-1
| ||
|
5,000 S.F. and greater
|
6,000 S.F. and greater
|
7,000 S.F. and greater
| |
|
Minimum Lot Area [1]
|
5,000 S.F.
|
6,000 S.F.
|
7,000 S.F.
|
|
Minimum Lot Width [2]
|
|
|
|
|
Interior Lot
|
40′
|
50′
|
60′
|
|
Corner Lot
|
45′
|
55′
|
70′
|
|
Minimum Lot Depth
|
90′
|
90′
|
100′
|
|
Minimum Front Setbacks [3]
|
|
|
|
|
Porch
|
10′
|
10′
|
10′
|
|
Living Area
|
15′
|
15′
|
15′
|
|
Forward Garage [4]
|
18′
|
20′
|
20′
|
|
Swing-in Garage [5]
|
15′
|
15′
|
15′
|
|
Minimum Rear Setbacks [3]
|
|
|
|
|
Typical
|
12′
|
12′
|
15′
|
|
Detached Garages
|
2′
|
2′
|
2′
|
|
Detached Garage with Living Space Above [4]
|
n/a
|
5′
|
6′
|
|
Rear-Loaded Garage Door (alley configuration) [4]
|
4′
|
4′
|
4′
|
|
Minimum Side Setbacks [3, 6]
|
|
|
|
|
Interior Side
|
5′
|
5′
|
6′
|
|
Detached Garage
|
5′
|
5′
|
6′
|
|
Corner Side Yard
|
|
|
|
|
Porch
|
10′
|
10′
|
10′
|
|
Living Area
|
10′
|
10′
|
15′
|
|
Forward Garage [4]
|
20′
|
20′
|
20′
|
|
Minimum Distance Between Structures [6]
|
|
|
|
|
Between Structures on Adjacent Lots
|
10′
|
10′
|
12′
|
|
Between Unit and Detached Garage on Same Lot
|
6′
|
6′
|
6′
|
|
Maximum Building Height [7]
Primary Building
|
40′ (2.5 Stories Max.)
|
40′ (2.5 Stories Max.)
|
40′ (2.5 Stories Max.)
|
|
Accessory Structure or Detached Garage
|
15′ (1 Story Max.)
|
35′ (2 Stories Max.)
|
35′ (2 Stories Max.)
|
|
Parking
|
|
|
|
|
Off-Street
|
2 spaces in garage
|
2 spaces in garage
|
2 spaces in garage
|
|
On-Street [8]
|
1 space per unit
|
1 space per unit
|
1 space per unit
|
|
Notes:
| |
|---|---|
|
[1]
|
Lots may exceed the minimum square foot lot size area; however,
oversized lots are subject to the development standards required for
the specific neighborhood/housing type in which they are located.
|
|
[2]
|
Minimum lot width is to be measured at front setback.
|
|
[3]
|
All setbacks are from associated property lines.
|
|
[4]
|
Setbacks to garages are measured to the garage wall plane.
|
|
[5]
|
Swing-in garages should not be used on lots less than 55′
wide.
|
|
[6]
|
Acceptable encroachments include fireplaces, media niches, roof
overhangs, and architectural projections as long as Uniform Building
Code is met.
|
|
[7]
|
A 2.5-story residence is defined as a two-story home with third-story
element(s).
|
|
[8]
|
Parking spaces on driveways 18′ or longer may be counted
toward the on-street parking requirement.
|
|
Table 2 — Salida Community Plan District, Medium-Density
Residential Zone (SCP-R-2) Standards
| |||
|---|---|---|---|
|
Land Use Designation
|
SCP-R-2
| ||
|
Small Lot Single-Family
(Conventional Loaded)
|
Small Lot Single-Family
(Rear-Loaded)
|
Duets
| |
|
Minimum Lot Area [1]
|
2,400 SF
|
2,000 SF
|
3,000 SF/unit
|
|
Minimum Lot Width [2]
|
|
|
|
|
Interior Lot
|
40′
|
30′
|
40′ per unit
|
|
Corner Lot
|
46′
|
36′
|
46′
|
|
Minimum Lot Depth
|
60′
|
60′ for private street
70′ for alley easement
|
60′
|
|
Minimum Front Setbacks [3]
|
|
|
|
|
Porch
|
10′
|
10′
|
10′
|
|
Living Area
|
10′
|
10′
|
10′
|
|
Forward Garage [4]
|
18′
|
n/a
|
18′
|
|
Minimum Rear Setbacks [3, 6]
|
|
4′ for private street
|
|
|
Living Area
|
10′
|
14′ for alley easement
|
10′
|
|
Rear-Loaded Garage Apron
|
n/a
|
4′
|
4′
|
|
Detached Garages
|
n/a
|
5′
|
5′
|
|
Rear-Loaded Garage Door (alley configuration) [4]
|
n/a
|
4′ for private street
14′ for alley easement
|
4′ for private street
14′ for alley easement
|
|
Minimum Side Setbacks [3, 5, 6]
|
|
|
|
|
Interior Side Yard
|
4′
|
4′
|
0′/4′
|
|
Corner Side Yard
|
|
|
|
|
Porch
|
10′
|
10′
|
10′
|
|
Living Area
|
10′
|
10′
|
10′
|
|
Forward Garage
|
18′
|
n/a
|
18′
|
|
Minimum Distance Between Structures [5]
|
|
|
|
|
Between Structures on Adjacent Lots
|
8′
|
8′
|
0′/8′
|
|
Between Unit and Detached Garage on Same Lot
|
n/a
|
10′
|
10′
|
|
Maximum Building Height
|
40′ (2.5 Stories Max.)
|
40′ (2.5 Stories Max.)
|
40′ (2.5 Stories Max.)
|
|
Parking
|
|
|
|
|
Off-Street
|
2 spaces in garage
|
2 spaces in garage
|
2 spaces in garage
|
|
On-Street
|
1 space per unit
|
1 space per unit
|
1 space per unit
|
|
Notes:
| |
|---|---|
|
[1]
|
Lots may exceed the minimum square foot lot size area; however,
oversized lots are subject to the development standards required for
the specific neighborhood/housing type in which they are located.
|
|
[2]
|
Minimum lot width is to be measured at front setback.
|
|
[3]
|
All setbacks are from associated property lines.
|
|
[4]
|
Setbacks to garages are measured to the garage wall plane.
|
|
[5]
|
Acceptable encroachments include fireplaces, media niches, roof
overhangs, and architectural projections as long as Uniform Building
Code is met.
|
|
[6]
|
Rear and side setbacks may be modified with County approval
for innovative architecture and land plans.
|
|
Table 3 — Salida Community Plan District, Multiple-Family
Residential Zone (SCP-R-3) Standards
| |
|---|---|
|
Land Use Designation
|
SCP-R-3
|
|
Rowhouses/Townhomes/Apartments/Condominiums
| |
|
Minimum Front Setbacks/Corner Side [1]
|
|
|
Porch
|
10′
|
|
Living Area
|
10′
|
|
Forward Garage [2]
|
5′ or 18′+
|
|
Minimum Rear Setbacks [1, 4, 5]
|
|
|
Front-Loaded Units
|
10′
|
|
Rear-Loaded Units [2]
|
4′ for private street
14′ for alley easement
|
|
Minimum Distance Between Structures [3, 4, 5]
|
|
|
Primary Wall to Primary Wall
|
20′
|
|
Primary Wall to Secondary Wall
|
20′
|
|
Secondary Wall to Secondary Wall
|
15′
|
|
Maximum Building Height
|
|
|
Rowhouses and Townhomes
|
40′ (3 stories max.)
|
|
Apartments and Condominiums
|
40′ (3 stories max.)
|
|
Parking
|
|
|
Off-Street
|
|
|
Apartments and Condominiums
|
1 uncovered space for each 1 bedroom unit, 1.5 spaces for each
2 and 3 bedroom unit
|
|
Rowhouses/Townhouses
|
2 covered spaces
|
|
Guest Parking
|
0.25 space per unit
|
|
Notes:
| |
|---|---|
|
[1]
|
All setbacks are from associated property lines.
|
|
[2]
|
Setbacks to garages are measured to the garage wall plane.
|
|
[3]
|
Acceptable encroachments include fireplaces, media niches, and
roof overhangs as long as Uniform Building Code is met.
|
|
[4]
|
Where appropriate, reciprocal easements may be used to satisfy
rear or side yard requirements.
|
|
[5]
|
Rear and side setbacks may be modified with County approval
for innovative architecture and land plans.
|
|
[6]
|
Primary walls are defined as building facades with one or more
unit entries. Secondary walls are defined as building facades without
unit entries.
|
5.
SCP District Neighborhood Commercial Zone (SCP-C-1) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-C-1 shall be designed, constructed, and/or established consistent with the C-1 district standards contained in Chapter 21.52.
6.
SCP District General Commercial Zone (SCP-C-2) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-C-2 shall be designed, constructed, and/or established consistent with the C-2 district standards contained in Chapter 21.56.
7.
Salida Community Plan District, Planned Industrial Zone (SCP-PI) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-PI shall be designed, constructed, and/or established consistent with the PI district standards contained in Chapter 21.42.
8.
Salida Community Plan District, Industrial Business Park Zone (SCP-IBP) Development-Type Standards. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-IBP shall be designed, constructed, and/or established consistent with the IBP district standards contained in Chapter 21.61, except upon making the findings set forth in Section 21.66.060(B), the board of supervisors may consider the range of permitted land uses specifically set forth in this title. This is intended to allow flexibility in approving uses as the market for modern business parks evolves with time.
9.
Salida Community Plan District, General Agriculture Zone (SCP-A-2) Development-Type Standards. This designation applies solely to the Stanislaus River Park. Subdivisions, new land uses and structures, and changes and alterations to existing land uses and structures designated in the Salida community plan as SCP-A-2 shall be designed, constructed, and/or established consistent with the A-2 district standards contained in Chapter 21.20 except that active recreational facilities may also be approved as a conditional use. A development plan for the Stanislaus River Park will be required and used as a primary park implementation tool.
C.
Notwithstanding
the development standards otherwise set forth in this section, restrictions
of the A-2 agriculture district shall apply to lands within the SCP
district that are subject to Williamson Act contracts for the term
of the applicable contract and the uses of the A-2 agriculture district
shall be permitted uses, except as restricted by this section, for
the term of the Williamson Act contract. It is the express intent
of the SCP district that all lands subject to Williamson Act contracts
remain in the Agricultural Preserve and there is no intent to remove
such lands from the Agricultural Preserve, to trigger a notice of
non-renewal, or impair any contract. No provision of the SCP district
is intended to modify any provision of Subdivision Map Act that restricts
the subdivision of lands subject to Williamson Act contracts. Nothing
herein shall preclude a landowner from filing a notice of non-renewal
or requesting cancellation of a Williamson Act contract in accordance
with state law or cancellation or removal through other lawful methods.
1.
Permitted
uses shall not include any new residential uses, Tier Three uses,
or other uses determined by the planning director to be in conflict
with the Salida Community Plan.
D.
To
allow for the implementation of contemporary zoning standards, a limited
amount of flexibility is built into the development standards established
for the SCP-R-1, R-2, R-3 and SCP-R-1-ST zones, which may be implemented
through adoption of alternative development standards with approval
of the nonlegislative development plan, upon a finding by the board
of supervisors that:
1.
The
alternative development standard substantially conforms to the general
plan and Salida community plan.
2.
The
alternative development standard facilitates flexibility in the types
of housing products that may be constructed creating a greater mix
of housing and better meeting the housing needs of the county's residents.
E.
To
allow for the implementation of contemporary zoning standards, a limited
amount of flexibility is built into the development standards for
the SCP-C-1, SCP-C-2, SCP-PI, and SCP-IBP zones which may be implemented
through adoption of alternative development standards with approval
of the nonlegislative development plan, upon a finding by the board
of supervisors that:
1.
The
alternative development standard substantially conforms to the general
plan and Salida community plan.
2.
The
alternative development standard facilitates flexibility in the type
of buildings which may be constructed and contributes to the vibrancy
of retail, business park, and industrial park land uses.
3.
The
project meets high standards and is of high quality.
(Ord. CS 1005 §2, 2007; Ord. CS 1361, 12/12/2023)
A.
A proposed
development plan for any defined area within the SCP district shall
be submitted to county staff for review and recommendation by the
planning commission and approval by the board of supervisors. The
following information shall be provided at a minimum:
1.
Proposed
Land Uses. The distribution, location, and extent (e.g., density,
intensity, etc.) of land uses proposed within the area covered by
the development plan, including open space areas;
2.
Infrastructure.
A description of the major components of public and private facilities,
including circulation/transportation, energy, sanitary sewage, solid
waste disposal, water, storm water drainage, and other essential facilities
proposed to be located within the development plan area and needed
to support the proposed land uses;
3.
Land
Use and Development Standards. Criteria, guidelines, and standards
by which development would proceed, and standards for the conservation,
development, and utilization of natural resources, where applicable;
4.
Implementation
Measures. A program of implementation measures and environmental mitigation
measures, including regulations, programs, public works projects,
and financing measures necessary to carry out the proposed land uses,
infrastructure, and development and conservation standards and criteria;
5.
Relationship
to General Plan. A discussion of the relationship of the development
plan to the objectives, policies, general land uses, and programs
of the general plan.
Following a public hearing, the planning commission shall make
a recommendation to the board of supervisors based on substantial
consistency with the general plan and this chapter and a review of
the environmental impacts of the plan, the appropriateness and interrelationship
of the proposed uses and interrelationship of the proposed uses, any
effects on traffic circulation due to development of the plan, the
quality of the suggested site plan design, and other details of the
proposed development plan. In considering the development plan at
its public hearing, the commission shall also determine its appropriateness
based on its ability to meet the purpose of this chapter. A favorable
recommendation must include the findings listed in this chapter for
the development plan and any proposed conditions. At its public hearing,
the board may decide to approve, conditionally approve, or deny the
development plan or return the matter to the planning commission for
further evaluation.
B.
Following
approval of a development plan, all development subject to the development
plan shall be in substantial conformance with the approved development
plan and the conditions thereof.
(Ord. CS 1005 §2, 2007)
In situations where a tentative map or parcel map is undertaken
in conjunction with the approval of the development plan, such subdivision
and approval may be processed concurrently.
(Ord. CS 1005 §2, 2007)
A.
The
planning commission, prior to recommending the development plan to
the board of supervisors, and the board of supervisors, prior to the
board's approval of the development plan, shall make the following
findings, based on substantial evidence in the entire administrative
record:
B.
Prior to approving additional uses in the SCP-IBP zone that are not currently contained in Chapter 21.61; the board of supervisors, based on substantial evidence in the entire administrative record, shall make the following findings:
1.
The
use would not significantly detract from the Salida community plan's
goal of creating a vibrant employment center within land designated
for job creation;
2.
The
use would enhance the vibrancy of the business park land and would
strengthen the live-work environment for the entire Salida community
plan.
(Ord. CS 1005 §2, 2007)
A development plan shall expire five years, or any term otherwise
approved by a development agreement, after the date of its approval,
unless there has been activity within the area covered by the development
plan (e.g., a use permit has been approved or a building permit issued
for any development phase contemplated by the development plan), an
extension has been granted, or as otherwise provided by a development
agreement.
(Ord. CS 1005 §2, 2007)
A development plan approval may be extended by the planning
director for a two-year period without notice or public hearings,
if the required findings remain valid.
(Ord. CS 1005 §2, 2007)
A request for modifications to the final development or any
conditions of approval thereof shall be treated as a new application,
unless the planning director finds that the changes proposed are minor
in the context of the overall development plan and are consistent
with the intent of the original approval.
(Ord. CS 1005 §2, 2007)
Prior to development of any of the uses permitted in the SCP
district, the property to be developed shall be annexed to an existing
district or included within a new district, and receive service from
a sanitary district, water district, and/or community services district.
(Ord. CS 1005 §2, 2007)
The board of supervisors, after adoption of the county of Stanislaus
Roadway Improvement, Economic Development and Salida Area Farmland
Protection and Planning Initiative, may impose a Salida community
plan fee upon persons seeking governmental approvals within the SCP
district. The fees shall be established so that they defray, but do
not exceed, the cost of preparation, election or adoption, and administration,
plus interest, of the county of Stanislaus Roadway Improvement, Economic
Development and Salida Area Farmland Protection and Planning Initiative
and implementation of the Salida community plan. The costs shall include,
but not be limited to, the actual county costs, third-party consultant
costs, and reasonable costs paid and incurred by the proponents of
the county of Stanislaus Roadway Improvement, Economic Development
and Salida Area Farmland Protection and Planning Initiative which
the board of supervisors agrees are reimbursable. As nearly as can
be estimated, the fee charged shall be a prorated amount in accordance
with the applicant's relative benefit derived from the Salida community
plan and SCP district zoning. It is the intent in providing for such
fees to charge persons who benefit from the Salida community plan
for the costs of developing and implementing the Salida community
plan and advocating changed land uses which are authorized pursuant
to the Salida community plan and SCP district zoning.
(Ord. CS 1005 §2, 2007)
