GREEN TREE PARK POLICY PLAN

Transcription

1 CITY OF VACAVILLE GREEN TREE PARK POLICY PLAN CITY OF VACAVILLE COMMUNITY DEVELOPMENT DEPARTMENT 650 MERCHANT STREET VACAVILLE, CA (707)

2 VACAVILLE-GREEN TREE PARK POLICY PLAN Adopted: February 1, 1990 Amendments: October 26, 1993 City Council Resolution No (File No ) A resolution of the City Council of the City of Vacaville approving the Green Tree Park Policy Plan amendment and negative declaration. 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. February 25, 2003 Ordinance No Resolution approving a mitigated negative declaration and Policy Plan amendment for the Auto Center/Green Tree Park Parcel. February 24, 2010 Ordinance No Policy Plan amended to require the establishment of new food stores in General and Office Commercial District as a conditional use. April 12, 2016 Ordinance No Policy Plan amended to add Pet Day Care as a permitted use in Area I and II. September 27, 2016 Ordinance No Policy Plan amended to add Microbreweries, Craft Distilleries, and Microwineries as a conditional use in Area I and II with the same note as note 14 Table (Summary of Uses in Commercial Zoning Districts) Administrative Changes and Corrections: 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to Zoning Ordinance) of the Land Use & Development Code, Municipal Code section or chapter references which were repealed in conjunction with adoption of the Land Use & Development Code were replaced with references to new code sections or chapters in the Land Use & Development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. Green Tree Park Policy Plan Page i

3 TABLE OF CONTENTS I. INTRODUCTION... 1 II. PURPOSE... 1 III. PLAN GOALS AND POLICIES... 1 IV. AREAS I AND II... 5 A. EXISTING USES... 5 B. LAND USE... 5 C. LAND USE AREA III... 6 D. SITE DEVELOPMENT STANDARDS AREAS I AND II... 6 E. PERFORMANCE STANDARDS V. ADMINISTRATION A. EXISTING MUNICIPAL APPROVAL PROCESS VI. SPECIFIC DEVELOPMENT PLAN APPROVAL PROCESS VII. PUBLIC FACILITIES VIII. SPECIAL DEVELOPMENT POLICIES Green Tree Park Policy Plan Page ii

4 TABLE OF FIGURES FIGURE 1 GREEN TREE PARK POLICY PLAN AREAS... 2 FIGURE 2 POLICY PLAN AREAS AND LAND USES... 3 FIGURE 3 AREA I: GREEN TREE HIGHWAY PARK... 4 FIGURE 4 TYPICAL GILLEY WAY SECTION FIGURE 5 TYPICAL FREEWAY SIGN Green Tree Park Policy Plan Page iii

5 I. INTRODUCTION This Policy Plan is the zoning instrument for an 88-acre area in Vacaville, California designated as Green Tree Park. The Policy Plan was first adopted on February 1, 1990 and focused on Area I, identified as Green Tree Highway Park. This site consists of a 10 acre segment zoned for highway commercial uses. The amendment of October 26, 1993 adds Area II, identified as Green Tree Development. This addition is approximately 24 acres and also zoned for highway commercial uses. Area III consists of the remaining land in the Green Tree Park site. It contains about 54 acres of land and includes general commercial zoning along the south frontage of Orange Drive and Gilley Way. Part of Green Tree Golf Course, which is zoned as RS (Recreation Service District), is also located in Area III. Area III will be the subject of a future amendment to this Policy Plan when a development plan is prepared for this area. This Policy Plan is prepared pursuant to Chapter (Specific Plans and Policy Plans) of the Land Use and Development Code. The Policy Plan establishes land use regulations, site development standards, and performance standards, all of which are to shape future precise development plans for all individual lots within the project site. Additionally, the Policy Plan identifies a general procedure for the orderly provision of municipal services (water, sanitary sewer, storm drainage, streets, etc.), since the municipal infrastructure may fluctuate depending on other off-site developments and the timing of construction of Areas I and II of the Green Tree Policy Plan. Lastly, the Policy Plan outlines the City of Vacaville s procedure for reviewing and approving future development applications. II. PURPOSE Green Tree Park occupies a pivotal position in Vacaville s eastern gateway. Its future development is affected by the existing highway commercial uses in Green Tree Highway Park (Area I), other highway commercial uses to the east, the Vacaville Auto Center to the west, the Green Tree Golf Course to the south, and the planned major employment center in Vaca Valley Business Park to the north across Interstate 80. The purpose of this Policy Plan is to provide harmonious and flexible land use goals and development standards to ensure that individual projects built in response to market demand will result in a high-quality, complementary environment for the entire plan area. III. PLAN GOALS AND POLICIES 1. Green Tree Park shall be designated as an integral part of the City of Vacaville. 2. Architectural design and landscape programs shall maintain the high standards established for the Interstate 80 and Orange Drive corridors and create a unified area character. 3. Land uses in Green Tree Park will serve local, City-wide and regional needs for retail, commercial and recreational facilities. 4. Development of the property within the Policy Plan shall be consistent with the City of Vacaville General Plan, applicable City land use policies and standards, and other documents. 5. Precise development plans shall include complete provision of public services and facilities. 6. Site planning, building design and construction, and landscape installations shall consider feasible energy and resource conservation techniques. 7. Potential damage and injury from Green Tree Golf Course activities shall be minimized by appropriate design standards. Green Tree Park Policy Plan Page 1

6 FIGURE 1 GREEN TREE PARK POLICY PLAN AREAS Green Tree Park Policy Plan Page 2

7 FIGURE 2 POLICY PLAN AREAS AND LAND USES Green Tree Park Policy Plan Page 3

8 FIGURE 3 AREA I: GREEN TREE HIGHWAY PARK Green Tree Park Policy Plan Page 4

9 IV. AREAS I AND II Areas I and II are bounded by Interstate 80 to the north and are directly accessible from the Leisure Town interchange. Because of their excellent visibility and accessibility from the I-80 corridor and the Leisure Town Road arterial, these areas shall be designed to provide services to highway travelers, local residents and business workers. A. EXISTING USES Area I (Green Tree Highway Park) includes a Jack-in-the-Box fast food outlet on the northeast corner and the Vaca Self-Storage facility on the southeast corner. There s a service station on Leisure Town Road at Orange Drive. There are two remaining undeveloped parcels in Area I: Parcel A (1.628 acres) and parcel C (0.41 acres). Presently, both parcels have no specific development plans. Area II includes four major parcels of vacant land: Parcel One (7.12 acres), Parcel Two (2.96 acres), Parcel Three (4.00 acres), and Parcel Four (10.26 acres). B. LAND USE 1. Permitted Uses a. Areas I and II are designated as C-G General Commercial District and permitted uses, as listed below, are in Chapter (General Commercial District), and are modified to reflect the special planning characteristics of this area: 2. Conditional Uses 1) Retail and service uses oriented to providing services to highway travelers, including but not limited to: a) Eating places (including drinking places as an accessory use), b) Hotels and motels (including beauty shops, barbershops, drug stores, gift, novelty, and souvenir shops); and c) Coin-operated amusement machines as an accessory use to a permitted use. 2) Regional and subregional retail facilities that serve a market area within and beyond the City of Vacaville; 3) Commercial and professional office buildings; 4) New car, boat and recreational motor home dealerships in Area II developed in conformance with the Vacaville Auto Center Policy Plan of February 24, 1989; 5) Pet Day care; 6) Accessory structures and uses located on the same site or a permitted use; and 7) Any other use the Community Development Director finds consistent with the intent and purpose of the Policy Plan. a. The conditional uses are also referenced by the Standard Industrial Classification Manual and are grouped as follows: 1) Amusement and recreation services; 2) Art galleries and museums; 3) Drinking places not as an accessory use to a motel, hotel or restaurant; 4) Drive-in businesses; Green Tree Park Policy Plan Page 5

10 5) Private clubs and lodges; 6) Public buildings and grounds, parks and other recreation facilities and utility and service buildings; 7) Rental centers; 8) Residential storage warehouses; 9) Accessory structures and uses located on the same site as a permitted use; 10) Accessory outdoor storage, sales or service areas of a size exceeding fifteen (15) percent of the gross floor area of the principal use; 11) Convenience markets as defined in Section (Definitions - Uses); 12) Shopping Centers as defined in Section (Definitions) of the Vacaville Municipal Code, including large scale food stores, (Subject to the requirements specified in the Land Use and Development Code, Table , note 9); 13) Churches and religious institutions; and 14) Microbreweries, craft distilleries, and microwineries abutting a residential district or with accessory uses (including tasting rooms, tour facilities, indoor eating areas, retails sales of products produced on-site and gift items of industry and manufacturer paraphernalia, or similar customer related uses). The floor area dedicated to such accessory uses shall be within the enclosed building and shall not exceed 20 percent of the total floor area of the facility or 2,000 square feet, whichever is less. Prepared or packaged food may be warmed and offered for the customer eating area but shall not be cooked on-site. Kitchen elements, such as stoves, oven, or fryers are not permitted for the customer eating area. Accessory use operating hours shall terminate at 10 pm. C. LAND USE AREA III Area III is bounded on the north by Orange Drive and Gilley Way, on the west by the Vacaville Auto Center, on the south by Green Tree Golf Course and Leisure Town residences, and on the east by Leisure Town Road. Existing uses include: vacant land along Orange Drive, Gilley Way and Leisure Town Road, the Green Tree Golf Course 9-Hole Executive Course and driving range, clubhouse, parking area, and maintenance building and yard. Development goals, policies and standards for Area III will be adopted subsequently as an amendment to this Policy Plan. D. SITE DEVELOPMENT STANDARDS AREAS I AND II 1. Height of Structures a. The height of any structure shall not exceed forty-eight (48) feet. The height measurement of a structure, as defined in Section (Terms - Definitions), shall be measured vertically from the average elevation of the surface of the ground covered by the structure to the highest point of the structure or to the wall coping of a flat roof, to the dock line of a mansard roof or the mean height between eaves and ridges for a hip, gable or gambrel roof. b. Towers, spires, cupolas, chimneys, penthouses, water tanks, flagpoles, monuments, scenery lofts, radio and television aerials, transmission towers, fire towers and similar structures and necessary mechanical appurtenances covering not more than ten (10) percent of the ground area covered by the structures may be erected to a height not more than twenty-five (25) feet above the height limit prescribed by the regulations for the district in which the site is located, as prescribed in Table (Commercial Districts Minimum Development Green Tree Park Policy Plan Page 6

11 Standards). Utility poles and towers shall not be subject to the height limits prescribed in the district regulations. 2. Lot Area The minimum lot area shall be 0.41 acre in Area I and 0.5 acre in Area II. The Community Development Director may approve exceptions to this minimum lot area if the City finds that the development will not impair the present or potential uses of the adjacent properties. Green Tree Land Division has been approved to permit the subdivision of Land Use Area II into numerous, smaller parcels. The subdivider (Syar Industries Inc.) shall establish Conditions, Covenants and Restrictions (CC&R s) for Land Use Area II to encourage consolidation of lots. The CC&R s shall be submitted for review and approval by the Community Development Director prior to recordation of the final map and shall address the following: a. The limitation on the number of driveways; b. Reciprocal access and parking; c. Maintenance of landscaping and paved areas; and d. The combination of lots to create buildable sites. 3. Building Setbacks a. Leisure Town Road, Orange Drive and Gilley Way (north side) frontage: Minimum of forty (40) feet. b. Frontage on Interstate 80: Minimum of 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. c. No side or rear property line setbacks shall be required except along I-80 and Horse Creek as provided in this section. d. Horse Creek: A minimum landscaped building setback of ten (10) feet. Parking spaces and driveways shall be setback five (5) feet in accordance with Section F.7.b. The Community Development Director may approve exceptions to this setback if the City finds that the development will not impair the present or potential uses of the adjacent properties. Horse Creek is maintained by Solano County Water Agency (SCWA). A fence constructed to SCWA standards to separate proposed uses from the Creek may be required at the time of development. 4. Exceptions The following improvements are specifically excluded from the foregoing setback requirements: a. Roof overhangs, provided such do not extend more than six (6) feet into the required yard area; b. Paving and associated curbing, except that vehicle parking shall not be permitted within twenty (20) feet of a property line along any City street; c. Landscaping; Green Tree Park Policy Plan Page 7

12 d. Fencing, except that such fencing shall not encroach into any yard area unless the Community Development Director determines that such fencing is incidental to and an integral part of the landscape plan; e. Signs; f. Lighting facilities; and g. Transformers, meters, fire protection and other utility oriented structures, subject to design review approval of location and screening. 5. Minimum Lot Width The minimum width for a lot shall be sixty (60) feet. The Community Development Director may approve exceptions to this minimum lot width if the City finds that the development will not impair the present or potential uses of the adjacent properties. 6. Street Access Every development shall include access to a public street and the number of driveways shall be limited to approximately one for every three lots. 7. Parking and Loading Requirements a. Off-street parking and off-street loading shall be provided as prescribed in Chapter (Off Street Parking and Loading). A summary of spaces required for major permitted uses is summarized below: 1) Retail and Service Uses: One space for each two hundred (200) square feet of gross floor area. 2) Eating and Drinking Places: One space for each three (3) seats but in no case less than one space per one hundred (100) square feet of gross area. 3) Hotels and Motels: One space for each lodging or dwelling unit. 4) Commercial Offices: One space for each two hundred (200) square feet of gross floor area. b. Parking: No parking shall be permitted closer than twenty (20) feet from any City street right-of-way. c. Public Transit - Provision for public transit turnouts and ride protection structures shall be accommodated in the public right-of-way when required by the Director of Public Works. d. Developments shall comply with the City s Trip Reduction Ordinance. Major projects and major expansion projects, expected to have 100 or more employees, shall be required to have a Transportation Management Plan (TMP). Minor projects and minor expansion projects, expected to have less than 100 employees, shall include the facilities to post information and measures to coordinate with transit and rideshare agencies. 8. Floor Area Ratio (FAR) The maximum intensity of development is limited by a floor area to site ratio (FAR) of 0.3, based on gross building square footage and gross site area measured to the property lines. The FAR may be exceeded through the approval of a conditional use permit. Before granting such a conditional use permit, the Community Development Director shall find that the increase in FAR will not result in any of the following, in addition to making the required five findings: Green Tree Park Policy Plan Page 8

13 a. Cause the traffic Level of Service (LOS) at nearby critical roadway segments and/or intersections to fall below the acceptable LOS as defined in the Vacaville General Plan. b. Cause a significant degradation in the capacity of the City to provide adequate water service. c. Cause a significant degradation in the capacity of the City to collect and treat wastewater. d. Cause a significant degradation in the capacity of the City to detain flood waters. e. Result in building mass that is incompatible with surrounding development. f. Significantly degrade the development potential of undeveloped properties in the area. 9. Landscaping / Planters The landscaping design and installation within the area will conform to the standards and procedures set forth in the Water Efficient Landscape Regulations latest approved version. Planters containing live landscaping shall be provided adjacent to and within parking areas in accordance with the following regulations: a. A planter a minimum of twenty (20) feet in width, including curbing, shall be provided adjacent to all public street right-of-ways and Interstate 80. b. In addition to the perimeter landscaping required by subsection (1) above, parking lots of five (5) spaces or more shall provide landscaped area interior to the parking lot covering a percentage of the total parking area, as follows: Parking Spaces Required % of Total Parking Area to be Landscaped 5-24 spaces 5.0% minimum spaces 7.5% minimum 50 + spaces 10.0% minimum Except where impractical because of shared driveways, a minimum of five (5) feet of landscaping, exclusive of any vehicle overhang, shall be provided along interior property lines adjacent to parking areas. c. Parking lot landscaping shall include shade trees placed so as to cover fifty (50) percent shading in ten (10) years. Tree coverage shall be determined by the approximate crown diameter of each tree at ten (10) years. Trees shall be a minimum fifteen (15) gallon size at planting. d. All landscaping shall be within planters bounded by a concrete curb at least six (6) inches high. Each planter shall include an automatic, water conserving irrigation system. e. All landscaped area shall be designed so that plant materials are protected from vehicle damage or encroachment. Green Tree Park Policy Plan Page 9

14 f. All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects and diseases. Plant materials showing such damage shall be replaced by the same or similar species. Planting areas shall be kept free from weeds, debris and undesirable materials that may be detrimental to safety, drainage or appearance. g. Not more than twenty-five (25) percent of the planter landscaped area may be covered with hard surfaces such as gravel, landscaping rock, concrete or other impervious materials. h. Varied tree and plant species shall be used throughout the parking lot. No one species shall comprise more than seventy-five (75) percent of the plantings within each of the following categories: shade tree, screen tree, shrub. i. Plant materials shall not obstruct solar access adjacent properties. j. Landscaping at the end of aisles shall not obstruct the driver s vision of vehicle and pedestrian traffic. Mature trees shall have a six (6) foot foliage clearance and other plant materials shall not exceed two and one-half (2.5) feet in height. k. Deep root barriers shall be provided for all trees within eight (8) feet of pavement. Trees shall not be planted within ten (10) feet of sewer lines. l. Tree and shrub placement shall take into account the location of approved signage, to promote enhanced views of signage without impacting parking lot and perimeter landscaping coverage. m. All landscaped areas within Green Tree Park are to be privately maintained except for those areas in the public right-of-way, including roadway medians. The public are landscaping will be maintained through a Lighting and Landscape Maintenance District. Said District shall be formed in conjunction with the subdivision of Area II. The existing roadway median on Orange Drive shall be landscaped when the first parcel fronting on the portion of Orange Drive with the median is developed. The owners of the properties which front on the Orange Drive median will be responsible for landscaping their respective portions of the median. Prior to the installation of the median landscaping, a plan prepared by a licensed landscape architect or a licensed landscape contractor shall be submitted to and approved by the City Landscape Architect. n. Perimeter landscaping on Interstate 80, Leisure Town Road, Orange Drive and Gilley Way should be designed and maintained to appear continuous but will be installed and maintained by individual parcel owners. It is realized and agreed that the first parcel developed will set a precedent for the further development of the perimeter landscaping so that a sense of cohesiveness is achieved. o. All landscaping areas adjoining or fronting on Interstate 80 or Interstate 505 shall be consistent with the provisions of the City Gateways Design Master Plan. 10. Golf Ball Easements Properties impacted by Green Tree Golf Course activities will have errant golf ball easements for property damage. Green Tree Park Policy Plan Page 10

15 FIGURE 4 TYPICAL GILLEY WAY SECTION Green Tree Park Policy Plan Page 11

16 E. PERFORMANCE STANDARDS 1. Air Pollution No use shall be permitted which emits any air pollutant detectable by the human senses without the aid of instruments beyond the boundaries of the site. 2. Emissions No use shall be permitted which creates any emission which endangers human health, can cause damage to animals, vegetation or any other property, or which can cause soiling at any point beyond the boundaries of the site. 3. Noise Site developments and uses will comply with the standards and guidelines for noise generation and mitigation as set forth in Chapter 8 of the Vacaville General Plan. 4. Odor No use shall be permitted which produces an odor detectable by the human senses without the aid of instruments beyond the boundaries of the site. 5. Vibration, Heat, Glare, and Electrical Disturbance No use shall be permitted which creates vibration, heat, glare or electrical disturbance detectable by the human senses without the aid of instruments beyond the boundaries of the site. 6. Air Pollution No use shall be permitted which emits dangerous levels of radioactivity. 7. Fire and Explosion Any use with an anticipated level of risk above the normal fire control capability shall have built-in protection provided by the user and is subject to the requirements of the Chief of the Fire Department based on the adopted Fire Code and Fire Codes that may be adopted in the future. 8. Safety Devices Adequate safety devices against fire, explosion and other hazards and adequate firefighting, fire alarm systems, and fire suppression equipment and systems shall be provided by all users as required by the Chief of the Fire Department. 9. Solid and Liquid Wastes No solid or liquid wastes shall be discharged into a public or private sewage disposal system, except in compliance with the regulations of the City of Vacaville. No solid or liquid waste discharges, other than into a public or private sewage system, shall be permitted, except in accord with the requirements of the Central Valley Regional Water Pollution Control Board. 10. Smoke, Fumes, and Gas No use shall be permitted which emits any air pollutant detectable by the human senses without the aid of instruments. Additionally, all uses shall comply with the requirements of the Yolo-Solano Air Pollution Control District. 11. Outdoor Storage Outdoor storage of materials and equipment shall not be permitted in areas visible from any public right-of-way, except for new automobiles, boats and recreational vehicles displayed within an approved dealership. Outdoor storage areas are limited to fifteen (15) percent of the total floor area of the use and shall be completely screened by a solid decorative masonry wall and appropriate landscape screening. The location and screening of any storage area shall be subject to design review approval by the Community Development Director. 12. Refuse Collection Areas All outdoor refuse collection areas shall be screened so as not to be visible from streets, freeways and neighboring property. No refuse collection area shall be permitted between a street and the front of a building. All refuse bins shall be stored within a decorative masonry enclosure. Green Tree Park Policy Plan Page 12

17 13. Equipment All exterior equipment shall be screened from view from abutting properties or any public right-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: a. Ground-mounted equipment shall be screened by walls or landscaping to the satisfaction of the Community Development Director. b. 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 smaller number of units rather than multiple areas. The Community Development Director may approve exceptions for solar equipment. c. Communications equipment, including microwave equipment, can remain unscreened if visually integrated with the building design through color, location and construction. d. Louvers, pipes, overhead doors or service doors shall be painted consistent with the color scheme of the building. 14. Lighting Exterior lighting may be installed to identify entrances, highlight architectural or landscape features, or to promote on-site safety, identification or security. Lighting shall be shielded and directed so as not to cause glare off-site. For uniformity, lighting fixture styles shall be standardized for all future developments. 15. Signs The sign program for the Policy Plan area is to be guided by Chapter (Signs). It is the intent to apply the Planned Signing program to Area II, as outlined in Section (Planned Sign Programs) upon initial development of a project site which meets the minimum criteria for the planned signing program. a. Business Identification Signs: Business identification signs shall be limited to the name and logo of the business or businesses occupying the site and shall not include the advertising of products or services with the exception of gasoline service station price signs. The following standards shall apply 1) Maximum Sign Area: The maximum area of all signs on a site, including sign area on the multiple user freeway signs, shall not exceed one (1) square foot of sign area per lineal foot of lot frontage on a public right-of-way. For properties without street frontage, a maximum of one (1) square foot of sign area shall be permitted for each lineal foot of property facing one street. For properties with frontage on a second public right-of-way, an additional one-half square foot of sign area per lineal foot of lot frontage shall be permitted. Such additional sign area shall not exceed thirty (30) square feet and shall be utilized in a wall sign only. The maximum sign area per lot, excluding sign area on a multiple user freeway sign, shall be three hundred (300) square feet. Street number and address signage shall conform to the Fire Department s policy in reference to premises identification. Green Tree Park Policy Plan Page 13

18 2) Ground Signs: Each lot or site with a continuous frontage of not less than one hundred (100) feet may have one (1) ground sign. The maximum height shall be ten (10) feet including the base and the maximum sign area fifty (50) square feet. All ground signs shall be a monument-style sign with a solid base constructed of materials matching the sign with a solid base constructed of materials matching the building materials. Subject to approval by the Community Development Director, a parcel without direct frontage on Leisure Town Road or Orange Drive may share a ground sign with an adjacent parcel provided such shared sign is located near the access driveway and further provided the sign is designed as one integrated structure. The Community Development Director may approve a twenty-five (25) percent increase to the fifty (50) square feet maximum area for a shared ground sign. 3) Building Signs: Building signs shall be architecturally integrated with the building and may include wall signs, canopy signs or roof signs in compliance with the Vacaville Sign Ordinance. One sign is allowed for each building frontage on a public street and Interstate 80. b. Temporary Signs 1) Construction Signs: Construction projects may display one construction sign, a maximum of sixty-four (64) square feet in area. The sign shall identify the future occupant(s) [thirty-two (32) square feet maximum area] and may include panels that identify project participants (e.g. the architect, landscape architect or contractor and broker). Each panel may be a maximum of ten (10) square feet in area. Construction sign permits may not be issued until foundation permits for the project have been issued. A construction sign shall be valid for a period of one (1) year or until the project has received final inspections, whichever occurs first. 2) Real Estate Signs: One (1) real estate sign, not to exceed thirty-two (32) square feet in area to ten (10) feet in height, shall be permitted per parcel. In addition, in Area II a project sign to advertise property for sale or lease is allowed along Interstate 80 frontage for an initial marketing period of five (5) years from the adoption of this amendment (date). This project sign is triangular shaped with faces sixteen (16) feet high and eight (8) feet side. The placement, modification and extension of the Area II project sign shall be approved by the Community Development Director. c. Directional Signs: Directional signs and address markers may be posted at driveway entrances to direct visitors, trucks or other special traffic. Maximum sign height is four (4) feet; maximum sign area is four (4) square feet. The Fire Department may require a graphic fire alarm enunciator and/or diagrammatic address directory. d. Freeway Signs: One (1) freeway oriented sign each for Areas I and II is permitted. Each freeway oriented sign shall be incorporated into one (1) multiple user sign (see Figure 6) and comply with the following standards: 1) Height: The base of the freeway oriented sign, as measured from grade to the base of the first sign can, shall not exceed thirty-five (35) feet. The maximum height of the sign shall not exceed sixty (60) feet. 2) Sign Area: The total area of each freeway sign shall not exceed three hundred twenty-five (325) square feet, with any single user portion of the sign not to exceed Green Tree Park Policy Plan Page 14

19 one hundred seventy-five (175) square feet. The design of the freeway signs, including the total sign area, shall be subject to approval by the Community Development Director. 3) Design Criteria: The multiple user freeway sign can be a single, larger sign which is divided into individual signing areas for each of the separate users or it can be more than one individual sign clustered on a structure. When considering an application for a joint user sign, the Community Development Director shall review the proposal for compliance with the following additional design criteria: a) If more than one (1) sign is proposed to be used on the joint structure: 1. The individual signs shall be of a similar shape and/or combined to constitute a single geometric shape; 2. The individual signs shall be located adjacent to each other such that they relate as a single sign; and 3. The individual signs are individually or jointly enclosed by a common border or trim element. b) The color schemes for the individual signs or signing areas shall be found to be compatible. 4) Location: The Area I sign is located near the west property line of Parcel C adjacent to the existing restaurant use approximately sixty (60) feet from the centerline of the proposed Interstate 80 off-ramp. A revised location may require a new targeting survey for allowable sign height. The location for the Area II freeway sign will be subject to a target survey and approved by the Community Development Director. 5) Existing Signs: Existing signs at the restaurants and mini-storage shall remain as presently displayed. Modifications to the sign program may be required as part of the expansion or remodeling of the existing uses. Changes to the existing signs shall comply with the provisions of Chapter (Nonconforming Signs). 16. Aviation-Related Restrictions The Policy Plan is impacted by aviation activity at the Nut Tree Airport. In order to protect airport operations from future encroachment and to provide appropriate safeguards for new development in the Policy Plan area, special land use and height restrictions are established. The standards overlay the regulations established for each area within the Plan and are subject to the provisions of Section (Nonconforming Uses) of the Vacaville Land Use and Development Code for Non-Conforming Uses. a. Height Limitations: The property is within the designated horizontal zone, and all structures shall remain below an elevation of two hundred sixty-three (263) feet msl. b. Avigation Easement: An avigation easement shall be dedicated to Solano County prior to subdivision or development of the site pursuant to the provisions of Section A.1 (Consideration of Airport Impacts). c. Interference with Avigation: Notwithstanding any other provisions of this chapter, no use shall be made of land within the Nut Tree Airport Compatibility District that will: Green Tree Park Policy Plan Page 15

20 17. Building Design 1) Make it difficult for pilots to distinguish between airport lights and other lights; 2) Results in glare in the eyes of pilots using the airport; 3) Impair visibility of the airport; 4) Interfere with aircraft operation or navigation by visual or electronic references; 5) Create any electromagnetic interference which would impair any aircraft communications, navigation, or control. a. Building designs shall demonstrate high quality architectural standards. The architectural program may be diversified, permitting businesses located in the project to use varied building designs. b. Though building designs may vary, similar architectural forms and/or materials shall be utilized where feasible to establish an integrated architectural treatment for all buildings in the development. Building mass shall be broken up by varying horizontal and vertical planes, materials and colors. c. All elevations of a building shall have architectural features and details. Flat, plain building surfaces shall be avoided. Service areas shall be screened in a manner architecturally integrated with the building. Design and materials of buildings on parcels adjoining Interstate 80 should be of front-facing quality. d. Site specific considerations should include views, vistas, solar and climate orientation, orientation to streets and pedestrian circulation routes and the influences of existing development. e. Exterior building surfaces should be materials that blend and are compatible with surrounding buildings. Concrete, masonry, stucco, wood or decorative concrete blocks are recommended. No highly reflective finishes are recommended for use on exterior surfaces other than surface of hardware finishes. Prefabricated metal buildings are prohibited. 18. Traffic In order to implement the policies of the General Plan, the standards of the Traffic Impact Mitigation Policy shall apply. Traffic model analysis may be required in order to determine the general adequacy of the area road network to accommodate a particular development project. Such analysis is normally limited to major projects that will generate a substantial amount of traffic and to projects that will impact a street which is already at a low level of service. Adequate corner sight distance shall be provided at each intersection and driveway as required by the City of Vacaville Department of Public Works Standard Specifications. A protected left turn pocket from Leisure Town Road to Orange Drive should be constructed and maintained with the first phase of construction on this site. A left-in and left-out median break has been constructed and will be maintained for access into and across Parcel A for the benefit of all of Area I. 19. Green Tree Golf Course Expansion Golf course development of the 3.32 acre parcel located to the west of the existing Green Tree Golf Course shall be subject to a Design Review approval by the Director of Community Development. The development of the parcel shall comply with the mitigation measures of the Mitigated Negative Declaration for the Auto Center/Green Tree Park Parcel (File no ) and any subsequent environmental assessments for the Green Tree Golf Course alterations. Green Tree Park Policy Plan Page 16

21 FIGURE 5 TYPICAL FREEWAY SIGN Green Tree Park Policy Plan Page 17

22 V. ADMINISTRATION A. EXISTING MUNICIPAL APPROVAL PROCESS 1. The procedure for review and approval of this Policy Plan is outlined by Chapter (Administration and Procedures, Development Review Process)and Section (Application Process and Review Procedures) of the Land Use and Development Code. 2. Subdivision of land shall comply with the applicable regulations set forth in City Ordinance No. 623, the Subdivision Ordinance of the City, as this ordinance exists or may be amended. VI. SPECIFIC DEVELOPMENT PLAN APPROVAL PROCESS 1. The Community Development Director shall be authorized to issue approvals for design review, building and site development on lots of record, provided the proposal follows the standards and criteria set forth in the Policy Plan. The determination of the Community Development Director may be appealed to the Planning Commission and a Planning Commission decision may be appealed to the City Council. 2. The Community Development Director shall be empowered to approve and authorize the precise location of conditional uses within the Policy Plan, subject to the Land Use and Development Code Chapter (Conditional Use Permits) and is specifically granted the authority to grant special use permits within this project. Determination of the Community Development Director may be appealed to the Planning Commission, Determination of the Planning Commission may be appealed to the City Council. Such conditional uses shall not be injurious to the health, safety and general welfare of the community. The Community Development Director may establish appropriate conditions on conditional uses to assure this end. 3. Approval of signs, minor site changes and minor building alternations that are in conformity with the Policy Plan may be authorized administratively by the Community Development Director. 4. The Land Division committee is authorized to approve subdivision of property, street alignments, parcel line adjustments and cross-sections intersection design, additional minor streets and other public facilities requirements. All such approvals shall be found to be consistent with the Policy Plan and shall be documented appropriately. VII. PUBLIC FACILITIES 1. Streets a. Based on the plan line study and Citywide Traffic Study, Leisure Town Road is expected to be expanded to a one hundred thirty-six (136) foot right-of-way. This right-of-way will include six (6) travel lanes, a right turn only lane from southbound Leisure Town Road onto Orange Drive, and a raised median with left turn lanes. Upon approval by Caltrans and the Vacaville City Council, the adopted plan line shall be incorporated into this Policy Plan. The number of driveways and median breaks on Leisure Town Road will be minimized. Where possible, parcels will share driveway breaks to accomplish this goal. There will be no median breaks between Orange Drive and Gilley Way. b. The Leisure Town Road interchange with Interstate 80 is planned for interim improvements and a future six (6) lane overpass. Additionally, an expanded interchange will link Leisure Green Tree Park Policy Plan Page 18

23 Town Road with Vaca Valley Parkway. The Policy Plan area is one of a number of benefiting properties. c. Driveway access to parcels in Area I shall be limited to the following: 1) There shall be one (1) median opening on Orange Drive, which will allow left and right turns in and out of the area. 2) There shall be a right in/out only driveway on Orange Drive between Parcels A and B. 3) Every effort will be made to provide a protected left turn access into Area I from Leisure Town Road, north of Orange Drive. However, the capacity and safety of the traffic on Leisure Town Road may preclude that access. If so, it is recognized that the City will need to compensate the owner of that property given up to obtain that access. 4) A right in/out only driveway may be allowed to Parcel B, at the owner s option. 5) The ultimate access to the property currently being occupied by Emil Villa s Hick ry Pit will be on Orange Drive, at the west end of Parcel A. 6) As development occurs, all easements and agreements needed to accomplish this arrangement will be required. d. Improvements and widening of Leisure Town Road, the Horse Creek Bridge and related utilities shall be made by the developer concurrent with the development of any Area II property adjoining Leisure Town Road or total development of exceeding one-half the land area in Parcel Four. 2. Sewer The project s sewage needs are served by an existing twelve (12) inch main in Leisure Town Road and ten (10) inch mains in Orange Drive and Gilley Way. These mains are adequate to service developments in the Policy Plan area. 3. Gas, Electric, and Telephone The respective services are to Area I. Within Area II there are no facilities on Gilley Way and only limited facilities on Orange Drive. Development in Area II will require work with utility companies to extend necessary facilities. No benefit districts will be formed for any of these utility extensions. Overhead utility lines shall be placed underground by the property owner when a site is developed. The Director of Community Development may waive this requirement if it is demonstrated that undergrounding is not feasible. 4. Storm Drainage A storm drainage system has been installed to serve all parcels within the Policy Plan area. It is designed to collect drainage from a ten (10) year storm. It is anticipated that all parcels will use that system. No additional tie-ins to Horse Creek will be allowed. Tie-ins to the Eames Bypass would be allowed only under unusual circumstances. Development in Area III will require constructing additional facilities along the southern boundary such that the overland flow generated within Areas II and III from a potential one hundred (100) year storm will be conveyed to an appropriate outlet. All developments will be required to pay the normal drainage fees for conveyance and detention. 5. Water A municipal water system has been installed to serve all parcels within the Policy Plan area. Areas I, II and III are serviced by water mains in Leisure Town Road, Orange Drive and Gilley Way. Fire hydrants are provided in the streets for Areas I and II, and the portion of Area III that fronts along Orange Drive. Additional fire hydrants may be required along Leisure Town Road upon development of Area III. Site specific fire protection may be required in Areas I, II and II upon plan review by the City of Vacaville. Locations have been provided for water services Green Tree Park Policy Plan Page 19

24 along Orange Drive and Gilley Way for Areas I, II and III. Additional water service points would be allowed only under unusual circumstances. All developments will be required to pay the normal water meter installation and service fees for connection to the municipal water system. VIII. SPECIAL DEVELOPMENT POLICIES Prior to the development of any site within the Policy Plan area, the developer shall provide proof of compliance with Title 22 of the California Administrative Code pertaining to hazardous substances. Green Tree Park Policy Plan Page 20