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. 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)
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 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)