WILLOW KILKENNY POLICY PLAN

Transcription

1 CITY OF VACAVILLE WILLOW KILKENNY POLICY PLAN CITY OF VACAVILLE COMMUNITY DEVELOPMENT DEPARTMENT 650 MERCHANT STREET VACAVILLE, CA (707)

2 WILLOW-KILKENY POLICY PLAN Adopted: June 23, 1998 Amendments: August 13, 2002 City Council Resolution No Resolution adopting the city Gateways Design Master Plan and amendments to various Policy Plans related to the design Master Plan. April 12, 2016 Ordinance No Policy Plan amended to add Pet Day Care as a permitted use in Area I. Administrative Changes and Corrections: January, 2018 Per Section (Policy Plans and Specific Plans Reference to Zoning Ordinance) of the Land Use & Development Code, Municipal Code section or chapter references which were repealed in conjunction with adoption of the Land Use & Development Code were replaced with references to new code sections or chapters in the Land Use & Development Code. Willow-Kilkenny Policy Plan Page i

3 TABLE OF CONTENTS I. INTRODUCTION... 1 A. GENERAL PURPOSE... 1 B. SPECIAL BENEFITS OF THE WILLOW/KILKENNY POLICY PLAN... 2 C. WILLOW/KILKENNY POLICY PLAN LIMITATION... 2 II. EXISTING CONDITIONS... 3 A. WITHIN THE POLICY PLAN AREA... 3 B. SURROUNDING THE POLICY PLAN AREA... 3 III. RELATED PLANNING DOCUMENTS... 5 A. GENERAL PLAN... 5 B. LAND USE AND DEVELOPMENT CODE... 6 C. COMPREHENSIVE ANNEXATION PLAN... 6 IV. GOALS AND POLICIES... 6 A. GOALS OF THE WILLOW/KILKENNY POLICY PLAN... 6 B. SPECIAL POLICIES OF THE WILLOW/KILKENNY POLICY PLAN... 7 V. POLICY PLAN LAND USE AREAS... 8 A. INTRODUCTION... 8 B. DESCRIPTION OF LAND USE AREAS... 8 C. DEVELOPMENT POLICIES FOR LAND USE AREAS II AND III... 8 VI. LAND USES BY AREA A. OVERVIEW B. INTERPRETATION OF USES C. ACCESSORY USES D. LAND USES FOR AREA I: GENERAL COMMERCIAL VII. SITE DEVELOPMENT STANDARDS A. GENERAL VIII. PERFORMANCE STANDARDS A. GENERAL B. SECURITY MEASURES IX. DESIGN STANDARDS A. OVERVIEW B. ARCHITECTURAL STYLE C. EXTERIOR BUILDINGS MATERIALS D. SITE PLANNING CRITERA X. PUBLIC FACILITIES A. OVERVIEW Willow-Kilkenny Policy Plan Page ii

4 B. GENERAL POLICIES C. GENERAL DESCRIPTION OF FINANCING FOR PUBLIC IMPROVEMENTS D. CIRCULATION SYSTEM E. WATER SYSTEM F. SEWER SYSTEM G. STORM DRAINAGE H. SOLANO IRRIGATION DISTRICT XI. IMPLEMENTATION A. PHASING B. MUNICIPAL APPROVAL PROCESS C. SPECIFIC DEVELOPMENT PLAN APPROVAL PROCESS D. RELATIONSHIP TO THE LAND USE AND DEVELOPMENT CODE E. FINANCE Willow-Kilkenny Policy Plan Page iii

5 TABLE OF FIGURES FIGURE 1 LOCATION MAP... 4 FIGURE 2 POLICY PLAN AREA MAP FIGURE 3 PLANNING AREAS AND LAND USE FIGURE 4 TOPO MAP FIGURE 5 SURROUNDING ZONING MAP FIGURE 6 GENERAL PLAN DESIGNATION MAP FIGURE 7 COMMERCIAL/RESIDENTIAL BUFFER STANDARD FIGURE 8 BUFFER STANDARD SECTION DETAIL FIGURE 9 CONCEPTUAL FREEWAY LANDSCAPE PLAN FIGURE 10 CONCEPT LANDSCAPE PLAN FIGURE 11 STREET LAYOUT FIGURE 12 STREET DETAILS FIGURE 13 STREET SECTIONS FIGURE 14 LEISURE TOWN ROAD/I-80 INTERCHANGE RECONSTRUCTION FIGURE 15 UTILITIES SYSTEM PLAN Willow-Kilkenny Policy Plan Page iv

6 I. INTRODUCTION This Policy Plan provides for master planning the development and use of the Willow-Kilkenny Area by establishing the zoning and land use standards. The project area, which occupies approximately 111 acres of land, is located east of Leisure Town Road, south of Interstate I-80, west of Willow Road and north of the Realigned Horse Creek. It is bordered on the east by the Green Tree Park Policy Plan area. (See Figure 1, Location Map) The planning area is divided into three sub-areas as shown in Figure 2. These sub-areas are defined by jurisdiction boundaries, zoning districts, and property lines. Area I is situated along Leisure Town Road and includes the developed and vacant commercial properties extending approximately 838 feet to the east. Area II is primarily vacant and includes commercial sites east of Area I along the south side of the freeway both in the City and the County. Area III is comprised of the rural residential properties east of Area II, adjacent to the freeway, and extending 917 feet west of Willow Road. At this time, standards are included in the Policy Plan for Area I only, although development criteria are established in expectation of the standards that will apply to Areas II and III. The full standards for the Willow-Kilkenny Area are not included for several reasons. First, development in these areas, except for minor alterations and additions, is not expected in the near term since City sewer and water is not yet available. The main east-west street, Orange Drive, has not been extended. Finally, a significant portion of Areas II and III are still within the County s jurisdiction and no annexation requests are currently pending. This Policy Plan must be updated prior to development in Areas II or III to provide the necessary standards for quality commercial and residential projects. A. GENERAL PURPOSE Policy Plans are planning documents adopted by the City Council that guide the development of a particular area by establishing land use regulations, development standards and performance standards. The general purposes of a Policy Plan, related to the Willow/Kilkenny area, include the following: 1. To encourage the master planning of residential and commercial development which promotes economical and efficient land use practices; 2. To permit flexibility in establishing development standards and public improvement systems; 3. To implement the goals, objectives, and policies of the General Plan, the Zoning Ordinance, City Standard Specifications, and the Development Code; 4. To provide a mechanism to identify the allowable uses, major public facilities, both existing and required for future development, phasing of development, infrastructure financing mechanisms, and other elements necessary to ensure the coordinated development of the Policy Plan area; and 5. To provide for the expeditious administrative review of individual site developments when part of an approved Specific Plan or Policy Plan. Willow Kilkenny Policy Plan Page 1

7 B. SPECIAL BENEFITS OF THE WILLOW/KILKENNY POLICY PLAN Since the area is now held by several owners, this Policy Plan can serve an important function in coordinating development in the following ways: 1. Provide for the master planning of infrastructure improvements required in the area to ensure efficient and economical construction of required facilities; 2. Determine the number and general location of access points to arterial streets (Leisure Town Road and Orange Drive) and provide for reciprocal access through the area; and 3. Provide for the coordinated construction of off-site improvements to Leisure Town and Orange Drive. C. WILLOW/KILKENNY POLICY PLAN LIMITATION This Policy Plan only affects those properties within the City of Vacaville. Properties within the Policy Plan area which annex to the City of Vacaville will become subject to the Policy Plan upon annexation. Willow Kilkenny Policy Plan Page 2

8 II. EXISTING CONDITIONS A. WITHIN THE POLICY PLAN AREA 1. Location and Area The Policy Plan area is located on the south side of I-80 and is bounded by Leisure Town on the west, I-80 on the north, Willow Avenue on the east, and the Kilkenny Canal and the realigned Horse Creek (SCFCD and WCD) on the south (See Figure 1). The Policy Plan area contains approximately 111 acres. 2. Ownership and Land Division The area is currently divided into 24 parcels. The largest parcel contains 26.5 acres; the smallest parcel is less than one acre. Ownership of each parcel is shown on Figure Topography The Policy Plan area is relatively flat. The elevation on-site is approximately 80 feet. (See Figure 3) 4. Existing Uses and Site Improvements Existing highway commercial development within the Walnut/Kilkenny Policy Plan area consists of a motel (Quality Inn), a restaurant (Vaca Joes), and a gas station (BP). In addition, there are a number of single family homes within the rural residential area of the Policy Plan on the east side. 5. Vehicular Access The site has frontage and access to Leisure Town Road, Willow Avenue and Walnut Avenue. B. SURROUNDING THE POLICY PLAN AREA 1. Land Uses The abutting properties to the east and southeast are either rural residential or vacant. The area to the northwest of I-80 consists of the Kaiser medical office facility and a small area of retail. The area north of the freeway will largely consist of the North Village project (approved but not yet constructed) which will include a large scale mixed use residential project. To the west, the land is zoned largely commercial and includes Jack-in-the-Box, Brass Taps, and Starbucks in the Green Tree Park Policy Plan area. Further to the west are several auto dealerships in the Vacaville Auto Center Policy area. (See Figure 4). Willow Kilkenny Policy Plan Page 3

9 FIGURE 1 LOCATION MAP Willow Kilkenny Policy Plan Page 4

10 III. RELATED PLANNING DOCUMENTS A. GENERAL PLAN The Vacaville General Plan designation for the Policy Plan area is Highway Commercial and Rural Residential. The Highway Commercial designation allows a broad range of commercial uses including most types of specialty retail sales, entertainment, restaurants, hotel/motels and commercial recreation and entertainment designed to attract primarily visitor business and shopping. The General Plan contains a number of policies that relate to commercial development. Those applicable to this Policy Plan area are listed below: Policy Statement: LU-P2.3 LU-P13.1 LU-P13.7 LU-P13.9 LU-P2.2 PUB-P14.2 PUB-P1.1 PUB-P14.4 Encourage housing, shopping, and employment opportunities on both sides of Interstate 80 to minimize the need for excessive travel across Interstate 80. "Ensure that new development is compatible with the character and scale of existing and planned adjoining land uses." "Apply the highest development standards to highway commercial uses to assure the characteristics of major entrances to the community are not diminished by incompatible uses or inharmonious site development concepts." "Require increased setbacks adjoining freeways and ensure that new developments do not appear to back up to freeways." Require that specific plans be prepared for new areas brought into the city for development. Such specific plans must provide a coordinated plan for land use, public facilities, and public services. Prohibit individual, piecemeal developments within these outlying areas. Replace existing sewers, lift station pumps, and associated equipment and facilities with larger facilities as necessary to serve intensified land use in developed areas. Prohibit any development that will not, even with identified mitigation measures, maintain standards for fire, rescue and emergency medical services. All service standards shall be met prior to project occupancy. Allow exceptions to these service standards only when there are overriding findings of special circumstances or social benefits. Prohibit any development that will not maintain adequate standards for wastewater service. All wastewater service standards shall be met prior to project occupancy. Willow Kilkenny Policy Plan Page 5

11 B. LAND USE AND DEVELOPMENT CODE As shown in Figure 4 the Policy Plan area is currently divided into two General Plan designations. The General Plan designation for the area abutting Leisure Town Road is "Highway Commercial". The zoning for this area has been recently replaced with the General Commercial designation. The remainder of the area has a General Plan designation of Rural Residential with a corresponding Rural Residential Zoning designation. There is an administrative note on the zoning map, which designates that development in this area requires a Policy Plan. The properties to the west, across Leisure Town Road, are in the Green Tree Park Policy Plan (PP-4-89). The area to the north of Interstate 80 is in the County, and within various zoning districts including rural residential, agriculture (A-20), Highway Commercial and Service Commercial. The area south of Horse Creek is zoned MHP (Manufactured Housing Park). The area south of Interstate 80, west of APN , and north of the Kilkenny Canal will be zoned, by the City, to General Commercial to be consistent with the General Plan. In accordance with code provisions, the land use and development regulation of the base zone district may be modified through the adoption of a Policy Plan. The specific provisions of the Land Use and Development Code that are superseded by this Policy Plan are described in Chapter (Zoning). C. COMPREHENSIVE ANNEXATION PLAN The area outside the City boundaries will need to be annexed to the City of Vacaville. The area within the Policy Plan boundaries and outside the City Limits is within the City of Vacaville's Sphere of Influence. IV. GOALS AND POLICIES A. GOALS OF THE WILLOW/KILKENNY POLICY PLAN 1. Expand highway commercial opportunities for Vacaville residents; 2. Create a high quality visual entrance to the City of Vacaville through the superior quality of architectural design and site improvements, providing an inviting entrance to the City and enhancing the overall image of the city; 3. Ensure that the type and location of development is compatible with adjacent rural residential and commercial uses; 4. Ensure that the mix of uses will provide substantial economic benefit to the whole community; 5. Provide an appropriate land use transition between the urban environment of Vacaville and the rural and agricultural setting of the County; 6. Provide an appropriate land use mix which does not additionally degrade the projected level of service at Leisure Town Road and Orange Drive; 7. Establish an architectural theme that compliments existing buildings and helps define this as a separate land use area that is compatible with surrounding buildings; Willow Kilkenny Policy Plan Page 6

12 8. Establish a circulation system for the Policy Plan area to provide street connections with the adjoining area and necessary access to properties within the Policy Plan through use of street extensions, street realignments, or creation of easements; 9. Provide adequate public road improvements to ensure sufficient capacity to accommodate the efficient movement of traffic through the Policy Plan area. B. SPECIAL POLICIES OF THE WILLOW/KILKENNY POLICY PLAN Development of the Willow-Kilkenny Policy Plan shall be in substantial conformance with the following policies: 1. The Willow-Kilkenny area shall be designed as an integral part of the City of Vacaville. The area shall be designed and developed to enhance the health, welfare, economic well-being and environmental quality of the City; 2. The uses and character of architectural and landscape development shall reinforce the existing high quality image of existing development along the freeway; 3. Development shall provide for necessary public facilities and services; 4. Development of the site shall be consistent with the City s General Plan, applicable City land use policies and standards, special required studies and other applicable planning documents. For example, development plans shall demonstrate compliance with any required noise and traffic studies, and environmental review (wetland areas, tree preservation, cultural resources, etc.); 5. Site planning, building design and construction, shall consider all feasible energy conservation techniques and utilize life cycle costing which considers initial costs, as well as long-term operational costs. Landscaping shall be provided in accordance with the City s Water Efficient Landscape Regulations; 6. The use of mass transit, carpooling, bicycling and other options to reduce auto dependency should be encouraged through appropriate design; 7. Buildings, site development and on-site utilities for sewer, water, drainage, electrical and natural gas shall be designed and constructed in accordance with the Utility Master Plan, Uniform Building Code, adopted Fire Code, and other uniform codes as may be amended by the Municipal Code; 8. Special character and quality of commercial area architecture and landscape design shall be applied to areas adjacent to Interstate I-80 and Leisure Town Road; 9. Developers of property in the Policy Plan area shall be required to participate in a Benefit District to pay for the construction of sewer lines. Willow Kilkenny Policy Plan Page 7

13 V. POLICY PLAN LAND USE AREAS A. INTRODUCTION It is anticipated that properties within the Policy Plan area will develop individually. Further, it is expected that three areas, within the Policy Plan, will develop in a similar manner (similar land use or similar timing). These areas are identified as Area I, Area II, and Area III. Land Use Area I includes the existing developed and vacant commercial properties along Leisure Town Road. Land Use Area II will include the remaining undeveloped commercial area north of the Kilkenny Canal and abutting Interstate 80. Land Use Area III contains the rural residential properties. Goals, policies, and standards for Land Use Areas II and III will be adopted subsequently as an amendment to the Policy Plan. No development or development applications shall be approved in Area II or Area III prior to adoption of the Policy Plan amendment adding the standards and infrastructure requirements. Each area has a separate list of permitted and conditionally permitted land uses. In addition, there are some development standards that only apply to one area. A description of each area is provided below, which includes a summary of principal land uses and its purpose within the context of the plan as a whole. B. DESCRIPTION OF LAND USE AREAS 1. Area I General Commercial - This area is located along Leisure Town Road. A portion of this area has developed and these existing developments are consistent with the Highway Commercial General Plan designation and with the General Commercial Zoning designation. Additions to or modifications of these uses would be permitted when in accordance with the provisions of this Policy Plan. 2. Area II General Commercial along I-80 - This area is located on the north side of the Kilkenny Canal and adjacent to Interstate 80. Commercial development of this area will require significant master planning of the infrastructure. Therefore, before development of this area can occur, the Policy Plan must be amended to provide for these infrastructure master plans. 3. Area III Rural Residential - This area is located within the eastern area of the Policy Plan. A portion of the properties have developed single family homes consistent with the rural residential designation. C. DEVELOPMENT POLICIES FOR LAND USE AREAS II AND III 1. Public Infrastructure Master Plans - Any infrastructure Master Plan shall be prepared for both Area II and III. Each Master Plan shall address roads, sewer, water, and drainage. 2. Land Uses - Land use standards shall be developed for both Area I and II. The permitted and conditionally permitted uses in Area II shall be equivalent to or more restrictive than uses in Area I. The land uses in Area III shall be equivalent to or more restrictive than the uses established in the Rural Residential District of the Land Use and Development Code. 3. Development and Performance Standards - The development and performance standards shall be adopted for both Area II and III. Standards for Area II shall be equivalent to or more restrictive than the standards established for Area I. The development and performance standards for Area III Willow Kilkenny Policy Plan Page 8

14 shall be equivalent to or more restrictive than the standards in the Rural Residential District of the Land Use and Development Code. 4. Areas II and III of the Willow-Kilkenny Policy Plan area are visual gateways to the City. Development of these areas shall be integrated with existing commercial development along Leisure Town Road and the future growth of the City along the Interstate I-80 corridor as provided in the Comprehensive General Plan for Vacaville. The City has expectations of high development standards in these areas to achieve a quality City image and successful commercial areas and valued rural residential neighborhoods. Willow Kilkenny Policy Plan Page 9

15 FIGURE 2 POLICY PLAN AREA MAP Willow Kilkenny Policy Plan Page 10

16 FIGURE 3 PLANNING AREAS AND LAND USE Willow Kilkenny Policy Plan Page 11

17 FIGURE 4 TOPO MAP Willow Kilkenny Policy Plan Page 12

18 FIGURE 5 SURROUNDING ZONING MAP Willow Kilkenny Policy Plan Page 13

19 FIGURE 6 GENERAL PLAN DESIGNATION MAP Willow Kilkenny Policy Plan Page 14

20 VI. LAND USES BY AREA A. OVERVIEW This section of the Policy Plan identifies the permitted, accessory, or conditionally permitted land uses allowed within each land use area. The uses listed are as defined in the City of Vacaville Land Use and Development Code, Chapter (Definitions). B. INTERPRETATION OF USES Any use not specifically listed as a permitted or conditionally permitted use in a particular area shall be prohibited unless the Community Development Director finds that use to be: 1. Similar in the type of activity and intensity of operation to one or more uses listed as a permitted or conditionally permitted use, and 2. Consistent with the purpose of that particular land use area and the goals and purposes of the Policy Plan as a whole. C. ACCESSORY USES Any permitted or conditionally permitted use may be allowed one or more accessory uses. An accessory use is defined as "a use that is incidental to and customarily associated with a principal use that is permitted or conditionally permitted by the Policy Plan". Examples of accessory uses include, but are not limited to the following: 1. Administrative office for the on-site operation of retail, entertainment, hotel, or recreation use; 2. Incidental retail sales of products associated with a recreation, hotel, or entertainment use; 3. Storage of products for the on-site sale of a retail business; 4. State licensed day care facility for the children of the employees or customers of a permitted or conditionally permitted use; 5. Amusement arcade having three or fewer coin operated amusement machines within the total floor area of a permitted or conditionally permitted use; 6. Restaurant or snack bar in association with entertainment, recreation or hotel use, when the food service use occupies less than one-third or of the total floor area of the principle use and is less than 5, 000 square feet in floor area; and 7. Meeting or conference rooms associated with a hotel which do not exceed 10,000 square feet in area. D. LAND USES FOR AREA I: GENERAL COMMERCIAL 1. Permitted uses The following uses shall be allowed as permitted uses in Area I: a. Accessory uses and structures to a permitted use; Willow Kilkenny Policy Plan Page 15

21 b. Accessory uses to non-conforming single family, multi-family, and manufactured housing units in accordance with Section (Accessory Uses to Residential Dwellings) of the Land Use and Development Code; c. Service establishments primarily engaged in providing a wide variety of services for individual, business and government establishments, including but not limited to: 1) Offices and other business establishments or agencies rendering personal, professional, business, or governmental services, or performing administrative activities including, but not limited to accounting, auditing and bookkeeping services, architectural, engineering and surveying services, attorneys, advertising and employment agencies, data processing and computer services, insurance and real estate services and; 2) Medical offices and clinics primarily engaged in furnishing outpatient medical, mental health, surgical, and to other personal health services; 3) Personal services providing non-medical related services, generally to individuals or households, including, but not limited to, dry cleaning pick-up stores and small scale dry cleaners; 4) Banks and Financial Services such as banks, credit unions, credit agencies, check cashing stores, and loan and mortgage institutions; 5) Business Support Services primarily within buildings, providing other businesses and households with support services; 6) Day care centers; 7) Fitness centers such as health and fitness clubs; 8) Repair and maintenance, consumer products where the repair of consumer products is the principal business activity; and 9) Pet day care. d. Retail and service uses oriented to providing services to highway travelers including, but not limited to: 1) Restaurants and eating establishments selling prepared food and drinks for onpremise consumption, including bars and lounges as an accessory use; 2) Automobiles and other vehicles sales and service, new; 3) Adult oriented businesses in accordance with the provisions of Chapter (Adult Oriented Businesses) of the Land Use and Development Code; 4) Amusement arcades, accessory where the area devoted to the machines shall not exceed twenty-five percent of the net floor area or contain more than ten machines, or as an accessory use to any other use where the area devoted to machines shall not exceed ten percent of the net floor area or contain more than four machines; 5) Building materials and supply stores primarily within buildings that sell to the general public; 6) Food stores, grocery stores, markets, meat, fish, or fruit and vegetable markets, coffee, health food, and vitamin food stores; 7) Furniture, furnishings, and equipment stores primarily selling home furnishings such as furniture, floor coverings, draperies, household appliances, and outdoor furniture; 8) Hotels and motels, including bed and breakfast inns; Willow Kilkenny Policy Plan Page 16

22 9) Libraries and museums; 10) Nurseries retail; 11) Outdoor storage or sales, accessory to a principal use, in accordance with Section A.(12) (Uses Within Enclosed Structures) Commercial Districts Development Standards, of the Land Use and Development Code, where the storage or sales area is 15 percent or less of the gross floor area of the principal use, and the use being stored or sold is not a use listed under Section A.(1-11) (Uses Within Enclosed Structures); 12) Parking lots; 13) Post offices; 14) Recreation centers and facilities; 15) Rental center, household; 16) Small specialized schools; 17) Temporary commercial uses and events subject to the requirements of the Land Use and Development Code; 18) Theaters and meeting halls; 19) Veterinary hospitals; 20) Commercial communication services such as radio and television stations; and 21) Other similar uses which the Community Development Director finds to be consistent with the intent of this article, and which will not impair the present or potential uses of adjacent properties as prescribed under Section (Determination of Permitted Use) of the Land Use and Development Code. 2. Conditional Uses - The following conditional uses are allowed in Area I subject to the approval of the Community Development Director and in compliance with Chapter (Conditional Use Permits) of the Land Use and Development Code. a. Accessory uses and structures to a conditional use; b. Automobiles and other vehicles, sales, used; c. Body and paint shops involving the repair of tops, bodies, and interiors of vehicles, or the painting and refinishing of automobiles and other vehicles; d. Churches and other religious institutions; e. Commercial centers or commercial service centers; f. Community care facilities, large; g. Service establishment primarily engaged in providing a wide variety of public and private services for individuals including, but not limited to: 1) Amusement arcades, defined as an establishment containing coin-operated amusement machines, as defined by Municipal Code Section D (Vending Machines, Jukeboxes, and Mechanical Amusement Devices) wherein the percentage of the net floor area or number of coin-operated machines exceeds that located within two hundred and fifty feet of any public or private school or an existing or approved arcade; 2) Convenience markets; Willow Kilkenny Policy Plan Page 17

23 3) Bars and lounges and other establishments selling alcoholic beverages for onpremise consumption; 4) Drive-in businesses; 5) Membership organization facilities; and 6) Public utility and public service buildings and structures found by the Community Development Director to be necessary for the public health, safety or welfare. h. The limited expansion of non-conforming residential structures and the re-establishment of non-conforming residential uses, in accordance with the provisions of Chapter (Nonconforming Uses and Structures) of the Land Use and Development Code; i. Outdoor commercial recreation facilities; j. Outdoor storage or sales, accessory to a principal use, in accordance with Section A.(12) (Uses Within Enclosed Structures) of the Land Use and Development Code, where the storage or sales area exceeds 15 percent of the gross floor area of the principal use, and the use being stored or sold is not a use listed under Section A.(1-11) (Uses Within Enclosed Structures); k. Outdoor service or repair, accessory to a principal use; l. Parks and playgrounds, less than two acres in size; m. Public safety facilities; n. Public utility and public service buildings and structures; o. Rental centers, commercial; p. Repair and maintenance, vehicles; q. Schools, specialized - large; r. Service stations; s. Social service facilities; t. Storage, household and business; u. Transit stations and terminals; and v. Other similar uses which the Community Development Director finds to be consistent with the intent of this article, and which will not impair the present or potential uses of adjacent properties. Willow Kilkenny Policy Plan Page 18

24 VII. SITE DEVELOPMENT STANDARDS A. GENERAL Chapter VII contains standards that regulate all aspects of development: building setbacks and height, landscaping, parking, signs, etc. These standards are minimum requirements. A project may be required to exceed these standards when necessary to comply with the Design Standards in Chapter IX or to achieve the goals and policies of the Policy Plan and General Plan. The determination regarding requirements which exceed the minimum standards shall be made by the Community Development Director in the consideration of a development application; those requirements deemed necessary for compliance with applicable policies and standards shall be made conditions of approval. 1. Height of Structures a. Maximum building height shall not exceed forty (40) feet, nor shall a building contain more than three stories within 100 feet of Leisure Town Road. This height restriction does not include roof mounted equipment, such as heating, cooling or communication equipment, nor does it include any tower, cupola or other similar architectural feature. b. Except for the area affected by sub-section (A) above, the maximum building height for all other portions of the Policy Plan area shall not exceed forty (40) feet. c. Building height shall be determined in accordance with the method described in the Land Use and Development Code. 2. Lot Area Requirements There is no minimum lot area requirement. 3. Floor Area Ratio Requirements The Floor Area Ratio ("FAR") for the General Commercial area shall not exceed a building floor area to lot area ratio of This would allow, on average, the construction of one square foot of building floor area for each 3.33 square feet of lot area. The establishment of the maximum FAR standard does not guarantee that it will be achieved by development within the Policy Plan, due to compliance with all other development standards, such as parking, landscaping, and building setback is required. The FAR achieved is also dependent on such factors as the types of uses, building size, and building height. 4. Building Setbacks a. The minimum building setback from the Leisure Town Road ultimate right-of-way line shall be forty (40) feet. b. The minimum building setback from the Orange Drive ultimate right-of-way line shall be forty (40) feet. c. The minimum building setback from the Caltrans right-of-way line for I-80 shall be twenty (20) feet with an average of fifty (50) feet. For buildings exceeding thirty (30) feet in height, the minimum setback shall be increased one foot for each foot of building height above thirty (30) feet. Building setback shall be measured from the ultimate freeway rightof-way which will include one additional eastbound lane. Willow Kilkenny Policy Plan Page 19

25 d. The minimum building setback from an interior property line is ten (10) feet, except that a zero setback may be allowed when the common walls of buildings on two parcels abut. e. Any required building setback from a public street, freeway or freeway ramp shall increase by an additional one foot for each foot of building height in excess of 30 feet. f. The minimum building setback from Walnut Road shall be forty (40) feet, measured from the ultimate right-of-way line. g. The minimum building setback from Kilkenny Canal and Horse Creek shall be ten (10) feet. h. Adjoining a residential district, the building setback shall be fifty (50) feet from the property line. For buildings or portions of buildings within 100 feet of adjacent residential areas, an additional setback of one (1) foot for each foot in building height over 18 feet shall be provided. See Section VII.G, below, for additional standards required for the Transition Area between the rural residential and commercial zones. 5. Landscaping Requirements (General Commercial Area) a. The term "Landscape Area", as used here, refers to a portion of the site that is primarily covered with live plant materials, including trees, shrubs, groundcover, or turf. Other improvements that may be installed within a Landscape Area consist of: lighting fixtures, underground utilities, meters and check valves, driveways or pedestrian walkways which are not parallel to the area, benches, sculptures or artwork, and decorative paving or hardscape features. b. Landscaping plans shall be coordinated with all building and freestanding signs to ensure that view corridors are maintained and that subsequent "topping" or removal of trees is not needed. c. All landscaping within the City's right-of-way shall be maintained by a Maintenance Assessment District. All landscaping installed within Caltrans right-of-way shall be maintained by a Lighting and Landscaping Maintenance District, property owners' association, or similar entity. d. All landscaping not within a public right-of-way shall be maintained by the property owner. e. All landscape setbacks shall be measured from the property line, unless otherwise noted. f. Landscaping within parking lots shall comply with the parking lot design guidelines, as adopted by the City Council. g. Prior to development of land adjacent to the Caltrans right-of-way a preliminary landscape plan shall be prepared for the area the adjacent to the Caltrans right-of-way. This area shall be planted with additional landscaping, including trees, shrubs and ground cover at the time of adjacent development. The objectives of the landscape plan are to: (a) enhance the freeway corridor, and (b) screen the rear elevations and roofs of buildings which may about the freeway right-of-way. Landscape plans within the freeway right-of-way are subject to Caltrans approval. Willow Kilkenny Policy Plan Page 20

26 h. All landscaping shall comply with the City's Water Efficient Landscaping Guidelines. i. The minimum width of on-site landscaping, parallel to the ultimate right-of-way on Leisure Town Road shall be twenty (20) feet. Where a parking lot abuts Leisure Town Road, berming or a continuous three (3)-foot high landscape screen shall be planted and maintained within the landscape area. j. The minimum width of on-site landscaping, parallel to the right-of-way of Orange Drive shall be twenty (20) feet. k. The minimum width of on-site landscaping, parallel to the right-of-way along Walnut Road shall be fifteen (15) feet. l. The minimum width of on-site landscaping parallel to the Caltrans right-of-way line for I-80 shall be twenty (20) feet, provided that the combined width of on-site and Caltrans landscaped area is not less than thirty (30) feet. m. The required width of landscaping parallel to public rights-of-way shall be exclusive of any parking lot area, including vehicle overhang. n. Landscaping shall be designed and installed to provide visibility to building entries and other areas of security concern for police surveillance. o. The location and height of all improvements must be in compliance with the "sight distance" criteria contained in the City's Standard Specifications. p. There shall be a minimum width of five (5) feet of landscaping when adjoining a nonresidential district. The decision-maker may approve a reduction in the perimeter landscaping when not adjoining a street and when compensating landscaping is provided elsewhere on the site. q. Parking areas shall be screened through the use of berming and landscaping. However, view corridors shall be provided for police surveillance and signage. r. A twenty (20) foot wide buffer of mounding and landscaping that effectively screens parking and commercial activities from the adjacent residentially zoned property shall be established. The landscaping in this buffer area shall comply with Section VII.E, below. s. All landscaping areas adjoining or fronting Interstate 80 or Interstate 505 shall be consistent with the provisions of the City Gateways Design Master Plan. 6. Transition Area between Rural Residential Zone and Commercial Zone a. Location: The location of the transition zone is that portion of the commercial zoning in Areas I and II that are within 200 feet of a rural residential zone. b. Land Use Restrictions: The following land use standards shall apply to the Transition Area, and supersede the regulations in Chapter VI, above: Willow Kilkenny Policy Plan Page 21

27 1) Prohibited Uses: a) Adult entertainment businesses; b) Body and paint shops; c) Drive-in businesses, including motion picture theaters; d) Lumber and general building materials; e) Outdoor commercial recreation; f) Outdoor storage or sales; g) Rental centers, commercial; and h) Recreation centers and facilities, including amusement parks. 2) Permitted Use: The uses provided in Section VI.D.1, above, for properties in the General Commercial District shall be permitted in the Transition Area, except as modified by this Section. 3) Conditional Use: In addition to the uses set forth in Section VI.D.2, above, the following uses shall be permitted upon the granting of a conditional use permit: a) Bars and lounges; b) Theaters and meeting halls; c) Veterinary hospitals; d) Day care centers; and e) Building materials and supply stores. c. Development Standards: The following development standards shall apply to the Transition Area, in addition to those provided in the Policy Plan above. These setback and landscape standards are illustrated in Figure 8. 1) Landscaping: The minimum landscape setback adjacent to the residential property line shall be 25 feet. A double row of evergreen trees shall be planted on a bermed and densely planted landscaped buffer area. 2) Wall required: A decorative masonry wall shall be constructed on the property line separating the commercial and rural residential zones. The minimum height of the wall shall be six feet, measured from high grade. 3) Building Height: The maximum building height in the Transition Area shall be 40 feet, with no more than two stories. Buildings shall be located and designed so that there is no line of sight between windows of the commercial buildings and residential structures. Dense evergreen shrubs and trees may be considered by the decision-maker for a project to eliminate line of sight concerns. 4) Building setback: The minimum building setback in the Transition Area shall be 50 feet from a property in the rural residential zone district. For buildings or portions of buildings within 100 feet of adjacent residential areas, an additional setback of one (1) foot for each foot in building height over 18 feet shall be provided. Willow Kilkenny Policy Plan Page 22

28 FIGURE 7 COMMERCIAL/RESIDENTIAL BUFFER STANDARD Willow Kilkenny Policy Plan Page 23

29 FIGURE 8 BUFFER STANDARD SECTION DETAIL Willow Kilkenny Policy Plan Page 24

30 FIGURE 9 CONCEPTUAL FREEWAY LANDSCAPE PLAN Willow Kilkenny Policy Plan Page 25

31 FIGURE 10 CONCEPT LANDSCAPE PLAN Willow Kilkenny Policy Plan Page 26

32 7. Gateways The Willow/Kilkenny Policy Plan area is one of the gateways to the City of Vacaville. This entry area is located along the Interstate I-80 freeway corridor and Leisure Town Road, at the eastern edge of the City. Much of this property is relatively flat and visible from the adjoining roads. Development of standards for entry points to the City is a General Plan policy and a goal in the City s Economic Development Plan. To achieve the goals and implement the policy, the following standards shall apply: a. Location: The location of the gateway areas shall include the landscape setback along Interstate I-80 and the proposed freeway interchange reconstruction site at the southeast corner of Leisure Town Road and I-80. b. Landscaping requirement: Entrance or gateway theme landscaping shall set the tone for the area and provide an attractive setting for entry into the commercial and rural residential areas. The minimum width of the landscape area along the freeway shall be 20 feet as provided in Figure Parking Requirements a. Shared Use Parking: There will be limited opportunities for shared parking arrangements in this Policy Plan. b. Parking Lot Design - Parking lot design shall be in accordance with Section (Off Street Parking and Loading - Design Standards) of the Land Use and Development Code and the Parking Lot Design Standards. c. Number of Required Parking Spaces - The table below listed the amount of parking spaces required by various types of land uses, assuming each use functions as an independent development. These parking requirements become the base requirement that may be adjusted through approval of a shared parking plan. Use Number of Parking Spaces (per square feet of floor area unless otherwise noted) Office, except medical 1/250 Office, medical 1/200 Retail 1/250 Theater Gasoline Service Station Hotel 1/4 seats 8/Station 1/room Restaurant 1/100 Fitness Center 1/200 Willow Kilkenny Policy Plan Page 27

33 9. Signs Commercial Amusement 1/200 d. For uses not listed above, the parking requirements shall be in accordance with Chapter (Off Street Parking and Loading) of the Zoning Ordinance. e. When two or more uses are located on the same parcel, parking spaces equal in number to the sum of the separate requirements for each use shall be required, except as may be approved through a shared parking plan. f. Off-site Parking - The parking required for a particular use may be provided on an adjacent parcel or parcels, when all parcels are subject to an irrevocable, reciprocal parking agreement, and subject to the approval of the Community Development Director. a. Freeway Signs 1) One freestanding freeway sign, in addition to the signs for the existing gas station and motel, shall be allowed for the entire Policy Plan area. The location of the sign will be on the southeast corner of Walnut Road at Leisure Town Road. 2) The maximum height of the freeway sign shall be 60 feet, as measured from the existing ground elevation at the base of the sign. 3) Design features shall be consistent with the following criteria: a) The shape and size of the freeway sign shall be substantially in accordance with the "Tower Signs" described in the Nut Tree Planned Sign Program; b) The materials and color of the sign shall be compatible with the development within the commercial area, Land Use Area I; c) The sign shall be located within a landscape area; the minimum dimension of the landscape area shall be 10 feet from the base of the sign; and d) Internal illumination of the sign may be permitted. 4) The freeway sign shall identify up to a maximum of four retail businesses oriented to the highway traveler in Area I. Other users may be permitted to display on the sign by agreement with the City. 5) No building permit shall be issued for the freeway sign, until a Design Review application has been submitted by an applicant and approved by the Community Development Director. b. Wall Signs Oriented to I-80 Wall signs shall be oriented to the abutting public streets or on-site parking lots. However, each use may have a maximum of two wall signs oriented to I-80, provided that there is no more than one sign per building elevation. Also, the sign shall be proportional to building fascia designed for sign. Willow Kilkenny Policy Plan Page 28

34 c. Project Identification Signs d. 1) Because it is anticipated that the area will develop on a lot by lot basis it is unlikely that a project identification sign will be installed. Should a project sign be requested, the likely general location of these signs would be adjacent to the: Leisure Town Road/Orange Drive intersection; Walnut Road/Leisure Town Road intersection. 1) These signs shall be a monument style design, with a solid base; the maximum height is 15 feet. e. No signs shall be installed or constructed within the mature growth range of any existing or proposed trees. f. No roof signs shall be permitted within the Policy Plan. g. The approval of any illuminated sign shall not be final until thirty (30) days after installation during which time the Director of Community Development may order dimming if the illumination is found to be excessively brilliant. Sign illumination shall be considered excessive when it prevents the normal perception of objects of buildings beyond or in the vicinity of the sign or impacts nearby residentially developed or zoned properties. 10. Existing Building and Uses The regulations for non-conforming buildings and non-complying site improvements shall be in accordance with the Land Use and Development Code, as may be subsequently amended. 11. Miscellaneous Development Standards a. Refuse and Recycling Collection Areas: All outdoor refuse and recycling bins shall be stored within a decorative masonry enclosure. These enclosures shall be located so as to minimize visibility from public streets, freeways and neighboring properties. b. Equipment: All exterior equipment shall be screened from view from abutting properties and adjacent public rights-of-way. The term "equipment" includes roof-mounted equipment, or vents, electrical equipment, gas meters, communication antennas, irrigation valves, storage tanks, or other mechanical equipment. The manner of screening shall be as follows: 1) Ground-mounted equipment shall be screened by walls or landscaping to the satisfaction of the Community Development Director. Double detector check valves and reduced pressure devices 3 inches and larger shall comply with the following requirements: a) Backflow devices shall be screened on three sides with the side facing the street or driveway left open for visibility and access. Screening shall include dense landscaping and/or a low wood or masonry wall matching adjacent buildings. b) The backflow device and any visible materials such as insulation shall be painted an industry standard gloss green #A or an approved equivalent. Willow Kilkenny Policy Plan Page 29

35 c) Backflow devices shall not be located in the sight triangle adjacent to the driveway. d) Backflow devices shall be shown on the landscape/irrigation plans submitted for City review. e) Backflow devices shall comply with the City Standard Specifications and Park Planning Drawings 1-4. c. Except as provided by sub-section (e) below, roof-mounted equipment shall be screened by a parapet wall of equal or greater height than the highest piece of roof-mounted equipment or vent. Equipment can be screened by a separate roof screen that is architecturally integrated with the building and when screening by a parapet wall is infeasible or architecturally undesirable. When separate roof screens are used, roof equipment should be organized into major groups screening a number of units rather than multiple areas. The Community Development Director may approve exceptions for solar equipment. d. Communications equipment, including microwave equipment, can remain unscreened if visually integrated with the building design through color, location, and construction. e. Louvers, pipes, overhead doors, or service doors shall be painted consistent with the color scheme of the building. f. When the roof of a building is lower than the adjacent elevation of I-80, the Community Development Director shall require that the views of such equipment be screened from I-80 using one or a combination of the following: 1) Ground-mounted equipment in lieu of roof-mounted; 2) Roof equipment enclosed in a penthouse structure; 3) Roof or architectural elements to minimize line-of-sight views from I-80; and/or 4) Planting of evergreen trees to effectively screen views from I-80. The technique(s) required shall consider such factors as: height of buildings, distance from I-80, placement of other building that may block freeway views, architectural design of the building and cost. g. Water system improvements and electrical and communication utilities will have some above ground equipment, such as check valves, transformer boxes, or other similar equipment, which will be located in a public right-of-way or easement. In designing these improvements, every attempt shall be made to locate above-ground equipment in areas of low visibility. All such equipment shall be screened from view through use of shrubs or low walls, to the extent feasible. 12. Enclosed Structures All businesses, services, and processes shall be conducted entirely within an enclosed structure with the following exceptions: off-street parking and loading, outdoor dining as an accessory use to a restaurant and recreation uses as an accessory use to a commercial amusement or recreation use. 13. Variation From Development Regulations Variations from the development regulations may be allowed through the approval of Planned Development when the Community Development Director finds that the Planned Development: Willow Kilkenny Policy Plan Page 30