Add 20 acres of highway commercial at the County Road 27 interchange.  There are full interchange improvements at this location and it is already being used as an east/west route.  Development of this site shall be carried out in a collaborative process with the City of Winters.

Add 20 acres of highway commercial at the County Road 27 interchange.  There are full interchange improvements at this location and it is already being used as an east/west route.  Development of this site shall be carried out in a collaborative process with the City of Winters.

Residential: No change to potential for 27 residential units in Capay and 26 residential units in Guinda under build-out of the existing General Plan.

Commercial/Industrial: No change to potential for 12 acres of non-residential development under build-out of existing General Plan.

Clarksburg:

Residential:  No change to potential for 22 residential units under build-out of the existing General Plan. 

Commercial/Industrial: Add 100 acres of agricultural industrial in the area to complement the pending Old Sugar Mill project and assist in establishing a successful critical mass of grape processing facilities to support emerging wineries.

Esparto:

Residential: No change to potential for 985 residential units under build-out of the existing General Plan.

      Commercial/Industrial: Evaluate the 75 acres currently designated for industrial use, located south of Highway 16 and east of County Road 93C, for mixed commercial and residential development.  No other changes to the potential for the other 49 acres of non-residential development under build-out of the existing General Plan.

Residential: No change to potential for 27 residential units in Capay and 26 residential units in Guinda under build-out of the existing General Plan.

Commercial/Industrial: No change to potential for 12 acres of non-residential development under build-out of existing General Plan.

Clarksburg:

Residential:  No change to potential for 22 residential units under build-out of the existing General Plan. 

Commercial/Industrial: Add 100 acres of agricultural industrial in the area to complement the pending Old Sugar Mill project and assist in establishing a successful critical mass of grape processing facilities to support emerging wineries.

Esparto:

Residential: No change to potential for 985 residential units under build-out of the existing General Plan.

      Commercial/Industrial: Evaluate the 75 acres currently designated for industrial use, located south of Highway 16 and east of County Road 93C, for mixed commercial and residential development.  No other changes to the potential for the other 49 acres of non-residential development under build-out of the existing General Plan.

Madison:

General:  Designate 230 new acres as “Specific Plan” to potentially allow for future development as described below. Any Specific Plan prepared under this approach must ensure consistency with both the County General Plan update and the local community General Plan.  Project specific goals and policies for new development will be established in the Specific Plan, as well as design standards that address the character of the existing community.  Provisions will be included in both the Specific Plan and accompanying Development Agreements to require phased economic development, and to require a match between jobs and housing (“concurrency” policies).  Policies to ensure the creation of a downtown area will also be required.

Residential: Allow for the possible development of 80 to 1,000 new residential units with a target density of 8 units per acre. The developer would be required to show significant net benefit to the community after accounting for all capital and operational costs including the following minimum “quality of life” needs for a sustainable community:  sewer system improvements, water system improvements, community-wide drainage system, grocery store, basic medical service, elementary school retention, sheriff’s services, and a professional fire department. Develop additional recommendations regarding how to resolve key infrastructure problems. Staff was directed evaluate alternate solutions to community challenges not based on residential growth. 

Commercial: Add 23 acres highway commercial at State Route 16 and Interstate-505 interchange.   Change 6 acres of existing industrial and residential land along the south side of State Route 16 (west of County Road 89) to commercial use.  This acreage shall be developed in a manner that seeks to achieve a target jobs density of 16 jobs per acre and a balanced jobs/housing relationship of 1.2 jobs per house, at build-out.  Include requirements for concurrency between housing and jobs, and/or other mechanisms to constrain housing to stay balanced with job creation through build-out of the area.  Each phase of housing shall be required to be accompanied by balanced job-generating development.  Overall wages shall be matched to home prices.   

Madison:

General:  Designate 230 new acres as “Specific Plan” to potentially allow for future development as described below. Any Specific Plan prepared under this approach must ensure consistency with both the County General Plan update and the local community General Plan.  Project specific goals and policies for new development will be established in the Specific Plan, as well as design standards that address the character of the existing community.  Provisions will be included in both the Specific Plan and accompanying Development Agreements to require phased economic development, and to require a match between jobs and housing (“concurrency” policies).  Policies to ensure the creation of a downtown area will also be required.

Residential: Allow for the possible development of 80 to 1,000 new residential units with a target density of 8 units per acre. The developer would be required to show significant net benefit to the community after accounting for all capital and operational costs including the following minimum “quality of life” needs for a sustainable community:  sewer system improvements, water system improvements, community-wide drainage system, grocery store, basic medical service, elementary school retention, sheriff’s services, and a professional fire department. Develop additional recommendations regarding how to resolve key infrastructure problems. Staff was directed evaluate alternate solutions to community challenges not based on residential growth. 

Commercial: Add 23 acres highway commercial at State Route 16 and Interstate-505 interchange.   Change 6 acres of existing industrial and residential land along the south side of State Route 16 (west of County Road 89) to commercial use.  This acreage shall be developed in a manner that seeks to achieve a target jobs density of 16 jobs per acre and a balanced jobs/housing relationship of 1.2 jobs per house, at build-out.  Include requirements for concurrency between housing and jobs, and/or other mechanisms to constrain housing to stay balanced with job creation through build-out of the area.  Each phase of housing shall be required to be accompanied by balanced job-generating development.  Overall wages shall be matched to home prices.   

Dunnigan:

General:  Designate between 650 and 1,5002000 new acres as “Specific Plan” to potentially allow for future development as described below. Any Specific Plan prepared under this approach must ensure consistency with both the County General Plan update and the local community General Plan.  Project specific goals and policies for new development will be established in the Specific Plan, as well as design standards that address the character of the existing community.  Provisions will be included in both the Specific Plan and accompanying Development Agreements to require phased economic development, and to require a match between jobs and housing (“concurrency” policies).  Policies to ensure the creation of a downtown area will also be required.

Residential: Allow for the possible development of between 2,500 5,000 and 7,500 new residential units.  The developer would be required to show significant net benefit to the community after accounting for all capital and operational costs including the following minimum “quality of life” needs for a sustainable community:  community-wide sewer system, community-wide water system, community-wide drainage system, grocery store, basic medical service, elementary school, sheriff’s services, and professional fire department

Develop housing with an average density of less than 8 units per acre.  Housing should be located away from Interstate 5 and should connect the Hardwood Subdivision and the Old Town area.  Smaller lots and higher densities would be located on the valley floor, while larger lots and lower densities would be located in the poorer hill soils.   Schools should be centrally located.

Commercial/Industrial:  Add 230 new commercial/industrial acres, proportionate to meet local retail demand, target an average jobs density of 16 jobs per acre, and to ensure a balanced jobs/housing relationship of 1.2 jobs per house, at build-out.  Include requirements for concurrency between housing and jobs, and/or other mechanisms to constrain housing to stay balanced with job creation through build-out of the area.  Each phase of housing shall be required to be accompanied by balanced job-generating development.  Overall wages shall be matched to home prices.  Concentrate commercial and industrial uses between Interstate-5 and Road 99W.  Commercial trucking uses should continue to be concentrated at the County Road 8 and Interstate-5 interchange.

Dunnigan:

General:  Designate between 650 and 1,5002000 new acres as “Specific Plan” to potentially allow for future development as described below. Any Specific Plan prepared under this approach must ensure consistency with both the County General Plan update and the local community General Plan.  Project specific goals and policies for new development will be established in the Specific Plan, as well as design standards that address the character of the existing community.  Provisions will be included in both the Specific Plan and accompanying Development Agreements to require phased economic development, and to require a match between jobs and housing (“concurrency” policies).  Policies to ensure the creation of a downtown area will also be required.

Residential: Allow for the possible development of between 2,500 5,000 and 7,500 new residential units.  The developer would be required to show significant net benefit to the community after accounting for all capital and operational costs including the following minimum “quality of life” needs for a sustainable community:  community-wide sewer system, community-wide water system, community-wide drainage system, grocery store, basic medical service, elementary school, sheriff’s services, and professional fire department

Develop housing with an average density of less than 8 units per acre.  Housing should be located away from Interstate 5 and should connect the Hardwood Subdivision and the Old Town area.  Smaller lots and higher densities would be located on the valley floor, while larger lots and lower densities would be located in the poorer hill soils.   Schools should be centrally located.

Commercial/Industrial:  Add 230 new commercial/industrial acres, proportionate to meet local retail demand, target an average jobs density of 16 jobs per acre, and to ensure a balanced jobs/housing relationship of 1.2 jobs per house, at build-out.  Include requirements for concurrency between housing and jobs, and/or other mechanisms to constrain housing to stay balanced with job creation through build-out of the area.  Each phase of housing shall be required to be accompanied by balanced job-generating development.  Overall wages shall be matched to home prices.  Concentrate commercial and industrial uses between Interstate-5 and Road 99W.  Commercial trucking uses should continue to be concentrated at the County Road 8 and Interstate-5 interchange.