Nevada County General Plan
Volume 1: Goals, Objectives, Policies, and Implementation Measures
Table of Contents
Prepared with the assistance of Harland Bartholomew & Associates, Inc. ( Sacramento, CA)
Table of Contents
SECTION 1
Nevada County General Plan............................................................. 1
Table of Contents................................................................................ i
Introduction......................................................................................... 1
The Setting................................................................................................................ 1
The General Plan...................................................................................................... 6
The General Plan Philosophy................................................................................... 6
Organization of the Plan............................................................................................ 9
Chapter 1: Land Use......................................................................... 15
Introduction and Setting.......................................................................................... 15
Goals, Objectives, and Policies.............................................................................. 17
Chapter 2 Economic Development................................................. 52
Introduction and Setting.......................................................................................... 52
Goals, Objectives, and Policies.............................................................................. 53
Chapter 3: Public Facilities and Services...................................... 59
Introduction and Setting.......................................................................................... 59
Goals, Objectives, and Policies.............................................................................. 62
Chapter 4: Circulation..................................................................... 71
Introduction and Setting.......................................................................................... 71
Goals, Objectives, and Policies.............................................................................. 74
Chapter 5: Recreation..................................................................... 87
Introduction and Setting.......................................................................................... 87
Goals, Objectives, and Policies.............................................................................. 89
Chapter 6: Open Space................................................................... 96
Introduction and Setting.......................................................................................... 96
Goals, Objectives, and Policies.............................................................................. 97
Chapter 7: Education.................................................................... 102
Introduction and Setting........................................................................................ 102
Goals, Objectives, and Policies............................................................................ 103
Chapter 8: Housing....................................................................... 106
Introduction and Setting........................................................................................ 106
Goals, Objectives, and Policies............................................................................ 108
Nevada County General Plan TOC - i
Table of Contents
Chapter 9: Noise............................................................................ 120
Introduction and Setting........................................................................................ 120
Goals, Objectives, and Policies............................................................................ 121
Chapter 10: Safety......................................................................... 128
Introduction and Setting........................................................................................ 128
Goals, Objectives, and Policies............................................................................ 132
Chapter 11: Water.......................................................................... 140
Introduction and Setting........................................................................................ 140
Goals, Objectives, and Policies............................................................................ 141
Chapter 12: Soils........................................................................... 146
Introduction and Setting........................................................................................ 146
Goals, Objectives, and Policies............................................................................ 147
Chapter 13: Wildlife and Vegetation............................................ 149
Introduction and Setting........................................................................................ 149
Goals, Objectives, and Policies............................................................................ 151
Chapter 14: Air Quality.................................................................. 158
Introduction and Setting........................................................................................ 158
Goals, Objectives, and Policies............................................................................ 159
Chapter 15: Forest......................................................................... 163
Introduction and Setting........................................................................................ 163
Goals, Objectives and Policies............................................................................. 163
Chapter 16: Agriculture................................................................. 166
Introduction and Setting........................................................................................ 166
Goals, Objectives, and Policies............................................................................ 167
Chapter 17: Mineral Management................................................ 173
Introduction and Setting........................................................................................ 173
Goals, Objectives, and Policies............................................................................ 175
Chapter 18: Aesthetics.................................................................. 182
Introduction and Setting........................................................................................ 182
Goals, Objectives, and Policies............................................................................ 183
Chapter 19: Cultural Resources................................................... 187
Introduction and Setting........................................................................................ 187
Goals, Objectives and Policies............................................................................. 188
Implementation Measures............................................................. 195
Glossary............................................................................................... 1
Index..................................................................................................... i
Plan Amendments............................................................................. i- a
TOC - ii Nevada County General Plan
Nevada County General Plan
Volume 1: Goals, Objectives, Policies, and Implementation Measures
Section 1: Introduction
Introduction
Nevada County's General Plan is the long term policy guide for the physical development of the County. The Plan is comprised of Central Themes, goals, policies and implementation programs. Supporting documentation and an Environmental Impact Report are attachments to the Plan.
California State Law requires each County to adopt a General Plan " for the physical development of the County and any land outside its boundaries which ... bears relation to its planning ( Government Code Section 65300). The role of the General Plan is the County's constitution for the physical use of the County's resources, the foundation upon which all land use decisions are made. This General Plan expresses the community’s development goals and embodies public policy relative to the distribution of future public and private land use.
The County, in response to key issues affecting the County's quality of life, has established four central themes which articulate the vision for the development of the County:
1. Fostering a rural quality of life;
2. Sustaining a quality environment;
3. Development of a strong diversified, sustainable local economy; and
4. Planned land use patterns will determine the level of public services appropriate to the character, economy and environment of each region.
These themes are the standard by which the appropriateness of goals, objectives and policies are tested. These themes respond to the environmental, economic, and social qualities of the County which have evolved over time and constitute the setting for the Plan.
The Setting
Nevada County’s 978 square miles contains a variety of resources which characterize the County.
One of the County's most notable features is its diversity in elevation. The County climbs from the Sacramento Valley at an elevation of 300 feet to the crest of the Sierra Nevada Mountains, at an elevation of 9,143 feet, the peak of Mount Lola.
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Agricultural resources of timber and soils which support orchards and grazing are abundant in the County. The timber resources are primarily located on Tahoe and Toiyabe National Forest lands which account for twenty- eight percent ( 28%) of Nevada County's land area.
The County is rich in mineral resources including lode gold, placer gold, chromite, barite and sand and gravel. It was these resources which first attracted the Euroamerican settlers to the region in the 1800s.
A wide variety of wildlife is supported in the county by a diversity of habitats. The riparian habitats along the rivers and streams are essential in supporting sensitive wildlife including deer, wolverine, eagle, goshawk, amphibians and the Lahontan Cutthroat Trout.
The terrain provides a significant watershed which drains into the Bear, Middle and South Yuba, and Truckee rivers. The snow and water which accumulate in the watershed provide significant recreational resources for winter and summer activities such as skiing, boating and fishing.
Visually, Nevada County provides spectacular rolling vistas of foothills, valleys, mountains, with green meadows, extensive forests, wetlands, and habitats unique to the Sierras. The natural environment predominates, with spectacular views of mountains peaks such as Castle Peak, vistas of Donner Lake, and the gorge of the South Fork of the Yuba River.
Transcontinental highways and rail routes through and along the County’s southern flank have contributed to growth and development.
A significant appeal of Nevada County is its rural character and the sense that each resident lives in or near a small town. Three cities are located in the County, Grass Valley, Nevada City and its newest town, Truckee. Unincorporated communities such as Alta Sierra and Penn Valley are found in the western portion of
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Introduction
the County. Lakeside residential areas such as Lake of the Pines and Lake Wildwood offer a unique living experience. A significant number of homes are located throughout the rural areas of the western portion of the County.
The County is rich in history. The Hill Nisenan ( Southern Maidu) and Washoe tribes occupied what is now Nevada County until placer gold was found in Wolf Creek in 1848. The Hill Nisenan generally occupied western county and the Washoe occupied eastern county. With the onset of the Gold Rush in 1848 Euroamericans settled permanently in the County. Much of the construction from the late 1800s in Nevada City remain today making it one of California’s better preserved historic towns. Historic older buildings in adjoining Grass Valley and in Truckee near Donner Pass are representative of the County’s early development.
The California legislature organized Nevada County and established Nevada City as the county seat on May 18, 1851. Nevada County was named for the Spanish word meaning " snow- covered", not after the State of Nevada, as has been sometimes assumed.
The people of Nevada County are one of its greatest resources. Historically, the County has been home to a heterogeneous population composed of people from every corner of the world. Persons living in the County are known for their independence, diversity and entrepreneurial spirit. The population of Nevada County peaked at approximately 20,000 persons in 1880 and did not reach that number again until 1960. Since 1960 the attractiveness of the area and growing Sacramento Region has increased the population to 80,000 persons in 1990.
Rapid growth in the past decade has resulted in strains on the County’s infrastructure, with ever increasing demands for highways, water, schools, and other public facilities. It is because of this growth and the threat of losing the resources of the County that the 1990 general plan update was prepared.
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Introduction
The General Plan
The Nevada County General Plan is the long- term policy guide for the physical, economic and environmental future of the County. It is comprised of goals, objectives, policies, and implementation measures, which are based upon assessments of current and future needs and available resources, and which are intended to carry out the four central themes which are critical to the future of Nevada County and its quality of life.
The General Plan is a dynamic document because it is based on community values and an understanding of existing and projected conditions and needs, all of which are subject to change over time. It is the intent of the County that this General Plan provide both for a desirable degree of flexibility to be able to accommodate change in a beneficial way, and for a sound long- term foundation for development based on good planning principles that remain timeless.
The General Plan provides a basis to guide future decisions by County officials and other governmental agencies, as well as for residents, property owners, building developers, business establishments, and industries. The role of the General Plan is to provide the framework for the future physical growth of the County, and serve as the foundation for land use decisions. It expresses long term community development goals and embodies public policy related to the distribution of future land use, both public and private ( General Plan Guidelines, OPR). Because it embodies public policy, it is intended to be used by County decision makers to review new development in order to ensure that such development will contribute to achieving the vision for Nevada County which is inherent in the General Plan.
The General Plan Philosophy
To facilitate and guide the development of the General Plan's goals, objectives, policies and implementation measures the Nevada County Central Themes were established. In four short statements the County sets the framework upon which the General Plan is based. In preparing the goals, objectives and policies, the Central Themes provided the basic direction and provided a standard by which the appropriateness of goals, objectives and policies were tested.
The Central Themes are:
Fostering a rural quality of life;
Sustaining a quality environment;
Development of a strong diversified, sustainable local economy; and
Planned land use patterns will determine the level of public services appropriate to the character, economy and environment of each region.
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Introduction
Supporting themes were defined to further articulate the vision of Nevada County’s future. These supporting themes also became central to the preparation of goals and objectives, and have further served as guidance in the delineation of policies to set specific direction for the future physical development of the County. The supporting themes are:
Reduce dependence on the automobile by clustering future growth;
Encourage the creation and enhancement of communities by providing for diverse and viable centers for those areas;
Provide urban services only in areas with sufficient land use intensities or population densities;
Ensure that intensive growth will only be allowed concurrent with the provision of needed services, to include, participating in financing, public studies programs, phased construction projects, or phased construction projects that enhance public benefit.
Ensure the long term quality of natural resource values at the same time ensuring the sustainability of agriculture, logging and mining activities;
Minimize conflicts due to incompatible land uses.
Once the central themes and supporting themes were established, a set of statements expressing how the General Plan is to operate were developed. These statements expanded on the Themes.
• The General Plan is to direct urban growth into Community Regions that can effectively and economically provide urban types of services. Eventually, urban and suburban residents demand such amenities as paved streets, water and sewer services, and related facilities - urban services that cannot be extended to widely scattered homes and subdivisions.
• The General Plan is to preserve the character of rural areas - to prevent the “ partial suburbanization” of rural and natural areas. This partial suburbanization creates permanent scattered low- density arrangements that can never be adequately or feasibly served. Many areas of the Sierra foothills are experiencing development and parcelization that is neither urban or rural, a blurring of patterns that creates permanent structural problems related to public services, safety, and environmental preservation.
• The General Plan is to allow some margin of flexibility in the plan as to specific land use arrangements within the Community Regions and Rural Regions; and to allow for a moderate amount of growth in the County. A moderate annual growth rate would allow the County to establish “ concurrency” - this is so that the provisions of public services keep pace with new developments.
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Introduction
• The General Plan is to preserve the natural environment of the County. This includes the preservation of natural habitats, water resources, forests, mineral resources, and scenic qualities of Nevada County.
Based upon these planning principles, the General Plan divides the County into Community Regions and Rural Regions.
All portions of the County not included within a Community Region shall be considered to be within the Rural Regions of the County. Within these Rural Regions, growth is provided for only those types and densities of development which are consistent with the open, rural lifestyle, pastoral character, and natural setting which exists in these areas. Rural Places are established within the Rural Regions to recognize the existence of defined places as centers of activity for the surrounding rural areas, each containing some combination of residential or commercial uses. Rural Centers are intended to provide various supporting commercial uses for the Rural Regions. Minimum parcel sizes range from five acres to 10, 20, 30, 40 and 160 acres.
The Community Regions contain higher residential densities and provide for a broad range of residential, commercial, cultural, public, and quasi- public uses, located for convenience, efficiency, and affordability. These Community Regions should be compact, self- sustaining areas of more intensive development where such development can be served most efficiently and effectively with a full range of urban services and facilities, such as public sewer and water.
The range of land uses within the Community Regions would be more extensive and would include a full range of residential uses including single family and multiple family, commercial, industrial, public, educational, cultural, and recreational facilities. Residential densities would range from 1.5 acre lots down to four dwelling units per acre. Multiple family residential densities would have a maximum of twenty units per acre.
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Introduction
In addition to the Central Themes and supporting themes, planning principles used to prepare the General Plan within the Community Regions and Rural Regions are:
• Orderly development patterns that provide single- use areas for residential, commercial, and industrial activities.
• Compact development that allows for the efficient and economic provision of public facilities and services.
• Balanced development that provides sufficient space for a full range of uses to serve the County's residents.
• Avoidance of scattered or leap frog development that may not be able to be consolidated.
• Avoidance of development in areas of extreme topography or unsuitable soil/ geologic types.
• Avoidance of development in areas subject to flooding.
• Preservation of the natural and visual resources of the County.
• Provides space for parks, schools, public places at an accepted level- of- service and spaces for institutions of all types.
• Establishes spaces between buildings and uses with setbacks and buffers.
• Provides for a hierarchy of streets and highways to serve all regions of the County.
• Preserves the historic and architectural resources of the area.
• Encourages rebuilding, reuse, and infill to within established areas to maintain the viability of existing urbanized areas.
• Creates compatibility between land uses within any land use grouping, such as avoiding auto- oriented uses within retail walk- in areas.
• Prevents environmental degradation through control of noise, air pollution, disposal of wastes, grading, tree removal, and other adverse affects.
• Protects the health and welfare of the residents of the County.
Organization of the Plan
The General Plan is composed of three integrated volumes, which together constitute the General Plan document.
Volume 1: Goals, Objectives, Policies and Implementation Measures
Volume 2: Background Data and Analysis
Volume 3: Supporting Studies and Analysis
The organization of the Nevada County General Plan is intended to minimize redundancy by focusing policies within the most relevant chapter. Policies are not restated in each chapter to provide a concise, comprehensive, and internally consistent document, with extensive cross references to applicable policies in other chapters. Therefore, the document should be read and considered in its entirety to clearly understand the framework it articulates for the long- range growth and development of the County.
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Introduction
Volume 1 represents the General Plan policy document, and is organized in four major sections. The first section, Introduction, includes an overview of the General Plan, its organization, the central themes and concepts which underlie the Plan. The second section on Community Development, includes ten chapters each dealing with a topical area: Land Use, Economic Development, Public Facilities and Services, Circulation, Recreation, Open Space, Education, Housing, Noise, and Safety. The third section on Resource Conservation and Development includes Water, Geology and Soils, Wildlife and Vegetation, Air Quality, Forest, Agriculture, Minerals Management, Aesthetics, and Cultural and Historic Resources. The fourth section provides a statement of the Implementation Measures proposed to carry out the General Plan.
Volume 2 includes statute- required background data and analyses which supports the goals, objectives and policies in five topical areas: these are the Housing Analysis; the Noise Analysis; the Open Space/ Conservation Inventory; a Resource Capability Analysis; and a Land Use, Circulation, and Infrastructure Analysis. These analyses are largely extracted and reproduced from documents previously prepared as part of the General Plan Update Work Program, including the Nevada County Housing Analysis, completed in February 1992, and updated as part of the preparation of the 1992 Nevada County Housing Element; and the Nevada County Master Environmental Inventory, completed in January 1992 ( with updating of the analyses to reflect additional data identified since that date.)
Volume 3 includes the Final Environmental Impact Report, which addresses soils, geology, hydrology, flora and fauna, air quality, noise, population, land use, housing, transportation, public facilities, and visual and cultural resources. It also includes a Public Facilities Analysis, and supporting studies of the General Plan
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Introduction
Update. [ NOTE: Volume 3 will be completed with the Final Public Hearing Draft of the General Plan.]
Government Code Section 65302 requires that a General Plan contain seven mandatory elements, while Government Code Section 65303 allows the General Plan to “ include any other elements or address any other subjects which, in the judgment of the legislative body, relate to the physical development of the county or city.” State Guidelines for the preparation of a General Plan suggest a certain format and structuring of elements and their content; however the Guidelines also recognize that an alternative organization is permissible, as long as internal consistency is achieved.
Nevada County has chosen to organize its General Plan topically in twenty chapters, and to achieve internal consistency and provide for correspondence with the mandatory elements as follows:
MANDATORY
STATE ELEMENTS
NEVADA COUNTY GENERAL PLAN CHAPTERS
Land Use
Land Use
Circulation
Circulation
Public Facilities and Services
Housing
Housing
Conservation
Water
Geology and Soils
Wildlife and Vegetation
Air Quality
Forest
Agriculture
Minerals Management
Cultural and Historic Resources
Open Space
Open Space
Recreation
Noise
Noise
Safety
Safety
ELECTIVE ELEMENTS
Economic Development
Education
Aesthetics
Eastern Nevada County
Goals and objectives are statements of aims and desired future conditions relating to land use in Nevada County. The policies identify the direction and actions which the County will pursue to achieve the goals and objectives. The goals, objectives, and policies are presented topically, not by priority. Policies are identified as Action Policies or as Directive Policies. Action policies are those which require a specific action or actions to implement the policy, such as adoption of an ordinance. Directive policies provide direction or guidance for decisions relating to future growth and development within the County. References are included to specific relevant policies in each Chapter of the General Plan.
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Nevada County General Plan
Volume 1: Goals, Objectives, Policies, and Implementation Measures
Section 2: Community Development
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Chapter 1: Land Use
Chapte
Introduction and Setting
The growth that has occurred in Nevada County during the past two decades has been significant. With a population increase of 53,250 or nearly 200 percent during the 1970- 1990 period, considerable land has been absorbed for residential, commercial and industrial uses.
The Grass Valley/ Nevada City area has been the focal point of most of the County’s commercial, industrial and residential growth and development. Grass Valley and Nevada City have had a combined increase of nearly 3,000 residences during the past twenty years. New residential development outside the Grass Valley/ Nevada City area is predominantly located in the Alta Sierra area, Lake Wildwood, and Lake of the Pines. This residential growth has consisted of urban- sized lots, as well as three- to five- acre ranchette parcels.
Single family residential is the predominant housing type throughout the County, with most of the multi- family housing development located in Grass Valley. In addition, considerable development has occurred throughout much of rural Nevada County. While residences are found along many of the highways and roadways in the rural areas of the County, residential development is also found in a dozen or so smaller rural communities. These small Rural Places vary in size but may have up to a hundred residences or more. They include Cascade Shores, Cedar Ridge, Chicago Park, Deer Creek Park, Peardale, Red Dog/ You Bet, Rough and Ready, North San Juan, Washington, Soda Springs and Hirschdale.
Residential land uses in eastern Nevada County are concentrated around Donner Lake, in the large Tahoe- Donner development, in the Glenshire area to the east, and the Prosser subdivisions to the north on Highway 89. Soda Springs, Kingvale and Floriston are small Rural Places of less than 100 residences. There are relatively few residential uses outside of these established areas. Thus, land development in the eastern portion of Nevada County tends to be more consolidated than in the western portion. Growth in eastern Nevada County area has kept pace with the overall County. The population of the Truckee area increased from 5,700 in 1980 to nearly 10,000 in 1990.
The residential developments in Nevada County are situated in areas of great natural beauty. The heavily wooded foothill terrain provides most residences in the County with outstanding vistas.
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Chapter 1: Land Use
Introduction and Setting ( continued)
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A majority of the commercial and industrial development in Nevada County is located in or around the City of Grass Valley and in Nevada City. Commercial uses are concentrated in downtown Grass Valley and downtown Nevada City, with newer uses in the Brunswick area. The Pine Creek Shopping Center on Highway 49 south of Grass Valley is a relatively new facility.
Since 1983, approximately 8,500 new jobs have been created in Nevada County with 2,000 new manufacturing jobs, 1,700 in services, 1,400 in retail, 700 in construction and 2,700 jobs in other categories. New commercial development was substantial in the 1980s and retail sales since 1986 have increased at a rate of about 10 percent annually. The amount of land use for commercial and industrial purposes in relation to population has remained consistent with typical ratios for rural communities. However, in comparison with broader trends in the economy, commercial development has not kept pace with the population growth of the County, according to the Center for the Continuing Study of the California Economy.
The amount of land developed for commercial and industrial uses has increased substantially since 1983. A 1983 land use survey by the County indicated a total of 561 acres of commercial and 343 acres of industrial for a total of 904 acres. The 1991 Land Use Survey conducted for the General Plan update indicates a total of 1,426 acres of commercial and 601 acres of industrial for a total of 2,027 acres. This land use survey, reflecting developed acreage indicates an increase of 1,123 acres of commercial and industrial land use, or over 200 percent in nine years.
The amount of land used for commercial and industrial purposes in Nevada County when compared with a national survey of 32 other predominantly rural counties was similar to the average for the counties. The acres used per 100 persons of population in Nevada County increased from 1.47 in 1983 to 2.43 in 1990. The 1990 ratio is similar to the average of the other 32 counties. Much of these new commercial uses are found in the Grass Valley vicinity, such as the Brunswick area and the Pine Creek Shopping Center area.
The extent of public land is a major factor in the County's land use pattern. There are several land use/ land ownerships that cover a significant amount of the County’s total land area. About 169,045 acres or 265 square miles of land in Nevada County is owned by the Federal Government for the Tahoe National Forest, operated by the U. S. Forest Service. The U. S. Forest Service lands are primarily located on the summit and north of Truckee. The Bureau of Land Management has some 20,000 acres of land in Nevada County. The Spenceville Wildlife and Recreation Area contains 11,000 acres or 17.19 square miles, with half the tract in western Nevada County and the other half in Yuba County. These three areas cover a total of 314 square miles of Nevada County’s 943 square miles.
Over the past 20 years, Nevada County has been in transition from a traditional, predominantly resource based rural county, to a much more varied and diverse population and economic base, and this has been reflected in the land use pattern, with increased commercial and industrial uses, as well as a greater diversity of residential uses. However, while the existing distribution and amount of land uses are typical of rural counties, they do not provide the balanced land use pattern necessary for a viable, self- sustaining community. In spite of the significant increase Chapter 1: Land Use
in employment in the 1980s, the reported ratio of jobs to dwelling units in the County, according to 1990 Census data, was 0.8 jobs per dwelling unit. This is over 40 percent less than the average of 1.37 jobs per dwelling unit for the State of California.
There has also been significant residential development in the County in the 1980s, with over 12,000 new dwelling units added, so that, although job growth was significant, the actual jobs/ housing balance in the County has been declining. The predominant type of residential development has been single- family units, with multiple- family development occurring mainly in the Grass Valley/ Nevada City area.
Resource based land uses, including agriculture and timberlands continue to be significant in terms of the extent of such uses and the continuity of their function in the County's economy. These uses also contribute to maintenance of the rural environment of the County, and by maintaining the rural character, enhance tourism in the County. The role of tourism in the County has been an important part of development. Many of the new jobs in service and retail employment are related to visitor serving uses, including lodging and resorts, and it is expected that the importance of such uses will continue to increase.
Further discussion of land use in the county, including criteria for future land use, is contained in Section 6: Land Use, Circulation and Infrastructure, of Volume 2 of the Nevada County General Plan; and in Section 7 of the Nevada County Master Environmental Inventory, which is part of Volume 3 of the Nevada County General Plan.
Goals, Objectives, and Policies
The future use of land in the County is fundamental to attaining the vision of a balanced, self- sustaining community. A land use pattern which balances growth between rural and urban areas, as well as providing a balance between housing, employment, natural resources, and services in the County is a key element in maintaining the quality of life and unique character of the County.
Goal 1.1 Promote and encourage growth in Community Regions while limiting growth in Rural Regions.
Objective 1.1 Define and maintain a distinct boundary between Rural and Community Regions.
Directive Policies
Policy 1.1 The General Plan divides the County into Community Regions and Rural Regions. All of the land area of the County is placed in one of these regions. Within the Rural Regions, growth is limited to those types and densities of development which are consistent with the open, rural lifestyle, pastoral character and natural setting and surrounding land use patterns which exists in these areas. Within the Community Regions, balanced growth is encouraged to provide managed housing, employment, shopping and cultural
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Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
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opportunities appropriate to each community, located for convenience, efficiency and affordability.
The General Plan Land Use Maps delineate specific boundaries for Community Regions. All portions of the County not within a Community Region shall be considered to be in a Rural Region.
Policy 1.2 Within Nevada County, the Community Regions are established as the areas of the County within which growth should be directed to provide compact, areas of development where such development can be served most efficiently and effectively with necessary urban services and facilities.
The Community Regions are defined by Community boundaries generally based upon the following criteria:
a. Existing development patterns reflecting higher intensity and density of use and need to provide land area to accommodate a balanced pattern of development in the County;
b. Existing and potential service areas for major services such as public sewer and water;
c. Location of major topographic patterns and features;
d. Major transportation corridors and travel patterns;
e. Ability to provide and maintain appropriate transitions at Community boundaries.
In addition to the Town of Truckee, Grass Valley and Nevada City, Community Regions are established for Higgins Corner/ Lake of the Pines, Lake Wildwood and Penn Valley. Boundaries for the Community Regions are shown on the General Plan Land Use Maps.
In addition, New Town Reserve, as provided in Policy 1.16, shall be considered as a Community Region upon approval of a specific plan designating the community boundary.
See: Policy 1.36
Also see: Chapter 3: Public Facilities and Services Policy 3.4; Policy 3.5
Goal 1.2 Recognize and allow for a range of land uses that preserve the qualities of each Rural and Community Region and Rural Place.
Objective 1.2 Provide an appropriate range of land use designations to serve the needs of the residents of the County and with an adequate amount of land in each designation to provide a balanced pattern of development. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
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Directive Policies
Policy 1.3 To provide for an appropriate range of land use types and densities within the County, the following General Plan land use designations are established:
a. Urban High Density Residential ( 20 dwelling units per acre maximum within incorporated area's spheres of influence; 15 units per acre elsewhere)
b. Urban Medium Density Residential ( 6 dwelling units per acre maximum)
c. Urban Single Family Residential ( 10,000 square foot minimum parcel size)
d. Residential ( 1.5 acre minimum parcel size)
e. Estate ( 3 acre minimum parcel size)
f. Rural- 5 ( 5 acre minimum parcel size)
g. Rural- 10 ( 10 acre minimum parcel size)
h. Rural- 20 ( 20 acre minimum parcel size)
i. Rural- 30( 30 acre minimum parcel size)
j. Rural- 40 ( 40 acre minimum parcel size)
k. Rural- 160 ( 160 acre minimum parcel size)
l. Neighborhood Commercial
m. Community Commercial
n. Highway Commercial
o. Service Commercial
p. Rural Commercial
q. Office- Professional
r. Business Park
s. Industrial
t. Recreation
u. Forest - 40 ( 40 acre minimum parcel size)
v. Forest - 80 ( 80 acre minimum parcel size)
w. Forest - 160 ( 160 acre minimum parcel size)
x. Forest - 640 ( 640 acre minimum parcel size)
y. Public
z. Open Space
aa. Water Area
bb. Special Development Area
cc. Planned Development
dd. Planned Residential Community
The location and extent of each of the land use designations is shown on the General Plan Land Use Maps. Boundary lines for The various land use designations, as shown on the General Plan Land Use Maps, are intended to portray the relative location and extent of land use areas, generally following known physical features such as watercourses, roads and parcel lines.
The County will review innovative land use measures that promote the preservation of open space and environmentally- sensitive areas. Such concepts as transferable development Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
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credits, clustering incentives, and site analysis requirements will be considered.
Policy 1.4 The General Plan is intended to provide for the development of Nevada County as a balanced community with adequate amounts of land designated in each land use category to achieve a balance among housing, employment, retail and commercial services, recreation, and public facilities.
The amount of land provided in the land use designations on the General Plan Land Use Maps provide a balance between types of housing units based upon the following criteria for the County as a whole:
Residential Density
a. Multiple Family Residential ( Urban High Density and Urban Medium Density) - up to 30 percent of total dwelling units
b. Single Family Residential ( including Urban Single Family, Residential, Estate, Rural- 5 to Rural- 160, and Forest) - 70+ percent of total dwelling units
The above criteria should be considered goals toward which the County will work to achieve. Numerous factors may preclude attaining this criteria in selected areas of the County.
The General Plan Land Use Map designations also provide a balance between housing and employment based upon criteria of a jobs/ housing ratio of 1.2: 1 or more for the County as a whole.
To achieve this jobs/ housing balance, and to provide for an appropriate amount of land for commercial and related uses to serve the County’s population, the amount of nonresidential land provided in the land use designations on the General Plan land use maps is based upon the following criteria for the County as a whole:
Non- Residential Land Ratios
a. Local Commercial ( Neighborhood Rural) - 2 acres per 1000 population
b. Combined Community and Service Commercial - 5 acres per 1000 population
c. Highway Commercial - No specific criteria
d. Office and Professional - 1 acre per 1000 population
e. Combined Business Park and Industrial - 15 acres per 1000 population
Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
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The above ratios should be considered minimums and may be increased depending upon the specific designation, land use, and location.
The General Plan Land Use Map designations also promote a balanced future growth in population and employment in relation to infrastructure and environmental capabilities and constraints through balanced consideration of the following:
a. location within a defined Community Region, Rural Place, Village Center, or Rural Center;
b. need for availability and future availability of public water and sewer systems;
c. topography ( erosion hazard)
d. soil capabilities;
e. important flora and fauna habitat areas;
f. commercial timberland;
g. important agricultural areas;
h. important mineralized areas;
i. future capacity of the transportation system;
j. existing land use pattern;
k. watersheds and stream corridors;
l. important historical; archaeological sites;
m. known historical faults; and
n. need for new roads and circulation patterns that promote safety and reduce vehicular concentration at existing intersections.
In considering any General Plan amendment, the criteria contained in this policy shall be used to evaluate the appropriateness of the amendment.
See: Policy 1.36
Policy 1.5 The General Plan provides for future development in accordance with the following criteria for the various land use designations:
a. Urban High Density Residential ( UHD) is intended to provide for residential uses, including single- and multi- family housing types at higher densities, of up to 20 dwelling units per acre within incorporated area's spheres of influence and 15 units per acre elsewhere, in locations with a high degree of access to transportation facilities ( including arterial and major collector roads and public transit), shopping and services, employment, recreation and other public facilities. Areas of Urban High Density Residential use are intended to provide locations appropriate for the development of affordable housing due to the higher density allowed and resulting cost efficiency in costs of land development and provision of services. Locations which are adjacent to or in Chapter 1: Land Use
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close proximity to Community Commercial, Business Park or Industrial areas are considered appropriate for this designation.
b. Urban Medium Density Residential ( UMD) is intended to provide for residential uses, including affordable single- family dwellings on smaller lots, and multi- family housing types at moderate densities, of up to 6 dwelling units per acre, in locations with convenient access to transportation facilities ( including arterial and major collector roads and public transit), shopping and services, employment, recreation and other public facilities. Areas of Urban Medium Density Residential use may provide locations appropriate for the development of affordable housing through clustering of single- family residences or other design techniques. Locations which are adjacent to or in close proximity to Community Commercial, Business Park or Industrial areas are considered appropriate for this designation, as are locations which create a transition between higher density and lower density residential development, and locations which have good accessibility, but which are located within or adjacent to areas of environmental constraints.
c. Urban Single- Family Residential ( USF) is intended to provide for single- family residential uses ( and for other dwelling unit types with a conditional use permit) at densities of up to 4 dwelling units per acre. Locations within Community Regions where a full range of services and local access to transportation, shopping and services, employment, recreation and other public facilities can be provided are considered appropriate for this designation.
d. Residential ( RES) is intended to provide for lower density single- family residential uses at densities at a minimum lot size of 1.5 acres per dwelling unit in locations within or adjacent to Community Regions where limited services such as either public water and sewer ( but not both) are available; or to reflect existing development patterns or where provision of transition from more intensive urban uses to less intensive rural uses is desirable. In keeping with the rural character, agricultural operations and natural resource related uses, including the production of timber, are also appropriate in this designation.
e. Estate ( EST) is intended to provide for low density residential development at a minimum lot size of 3 acres per dwelling unit in areas which are essentially rural in character, but are adjacent to Community boundaries or near Community Regions and therefore are more accessible to Chapter 1: Land Use
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shopping, employment and services. In keeping with the rural character, agricultural operations and natural resource related uses, including the production of timber, are also appropriate in this designation.
f. Rural ( RUR) designations are intended to provide for development of compatible uses within a rural setting. Such uses may include rural residential at maximum densities ranging from 5 to 160 acres per dwelling ( depending upon the specific development pattern and character of an area; availability of public facilities and services; and environmental constraints), agricultural operations and supporting agricultural production, natural resource production and management, and low- intensity recreation.
g. Neighborhood Commercial ( NC) is intended to provide for local needs of nearby neighborhoods, and limited mixed use employment opportunities, within Community Regions or as part of the development of Rural Centers. This designation should have not more than 10 acres of land area in any single location and development should be grouped as a clustered and contiguous center to preclude strip development. Locations of this designation shall provide for convenient, controlled access to arterial or collector roads.
h. Community Commercial ( CC) is intended to provide a wide variety of commercial uses, and limited mixed use employment opportunities, to serve large geographic areas with a wider range of goods and services than are available in Neighborhood Commercial areas. Community Commercial designations shall be located within Community Regions although they may serve areas outside the Community Region. This designation shall contain 10 acres or more of land area with development grouped as a contiguous center to preclude strip development, with convenient, controlled access to arterial or major collector, roads.
i. Highway Commercial ( HC) is intended to provide for the retail and service needs of both highway- related and tourist populations, including automotive and travel- related services, recreation, dining, and lodging. Development within this designation should be grouped as a contiguous center to preclude strip development, and with convenient, controlled access to Interstate, freeway or primary arterial routes.
j. Service Commercial ( SC) is intended to provide for specialized intensive repair and related service uses which may have extensive storage needs and which require access to serve large geographic areas. It also provides for limited mixed use employment opportunities. Such designations Chapter 1: Land Use
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shall be located only in Community Regions, where a high degree of convenient, controlled access to arterial or major collector roads can be provided.
k. Rural Commercial ( RC) is intended to provide for limited day- to- day retail and service needs for local residents, or for uses of limited scale and intensity providing goods and services to support local agricultural, natural resource or recreational operations. It also provides for limited mixed use employment opportunities. Such designations should have not more than 5 acres in a single location, and convenient, controlled access to an arterial or major collector roadway.
Size may be increased to not more than 10 acres where it is determined that a local market need clearly exists for this size development based upon a professionally- prepared market study, and a Design Master Plan is adopted providing for development in keeping with the rural character of the area.
l. Office- Professional ( OP) is intended to provide for office uses, including business, medical, dental and other professional, as well as supporting business services, at intensities of development, which complement other commercial centers and are compatible in scale with nearby residential neighborhoods. Such designations shall be located only in Community Regions or Rural Centers and shall have convenient, controlled access to arterial or collector roads.
m. Business Park ( BP) is intended to provide for a variety of related and mutually supporting manufacturing, distribution, processing, service, and research and development uses. Development within this designation shall consist of light industries and supporting business and service activities, which are conducted within enclosed structures and do not create external vibration, noise, glare or other hazard. Accessory uses typical for such development may include residences required for on- site security, dining, or recreational facilities for employees. These uses are contained within a planned environment which has a “ campus” character providing a high level of on- site amenities. A comprehensive master plan for the entire site shall be required prior to approval of any development.
To provide for employment in proximity to residents outside the major employment centers of the County, development of Village or Rural Center Business Parks ( BP- V or BP- RC) is also included within this designation. Such development shall be located within a designated Village Center or Rural Center, with an emphasis on smaller scale processing, Chapter 1: Land Use
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service, and research and development uses which are more compatible with the character of Village and Rural Centers. Business Park development within these centers is also intended to provide for “ cottage” industries with residential use for the owner/ operator on the premises.
n. Industrial ( IND) is intended to provide for areas in which goods are produced, distributed and warehoused, along with supporting business and service uses. Locations within this designation should be able to provide buffering from adjacent land uses to minimize incompatibility, and should have convenient, controlled access to arterial or major collector roads without passing through residential areas.
o. Forest ( FOR) is intended to provide for production and management ( including timber harvesting and related operations) of timber resources, and compatible recreational and low density residential uses. Within the Forest designation, the minimum parcel size should be 40+ acres, in order to provide for preservation of the timber resource and protection of resource management needs and opportunities.
Also see: Chapter 6: Open Space Policy 6.4
p. Recreation ( REC) is intended to provide for a wide range of recreation uses and supporting services. Such uses may include destination resorts, including country clubs; ski resorts; golf clubs and golf courses; marinas; campgrounds proving a full range of services; and other similar uses. Because such uses are likely to attract significant vehicular trips, such uses should be in close proximity to a major highway or arterial road, but with controlled or indirect access. Also such uses may have significant impact on environmental resources and require careful site design and development. Therefore a comprehensive master plan for the entire site shall be required prior to approval of development.
q. Public ( PUB) is intended to provide for land in public or quasi- public ownership, including cemeteries, schools and other public and quasi- public buildings and uses in locations which are necessary to provide services to Community Regions and Rural Regions.
r. Open Space ( OS) is intended to provide for land, primarily in public ownership, which is dedicated to recreation, resource and habitat preservation, and protection of environmental resources, and which typically allows only recreation or very low- intensity limited uses, such as, but not limited to, visual corridor preservation, interconnecting wildlife corridors, Chapter 1: Land Use
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slope protection, preservation of ditches, railroad rights- of- way, historic trails, agriculture, and timber production. This designation shall also provide for the designation of land in private ownership which is permanently devoted to open space through clustering or other open space requirements.
s. Water Area ( WA) is intended to recognize the importance of large bodies of water to the visual environment of the County, and their importance as a source of water based recreation.
t. Planned Development ( PD) is intended to designate planned developments in locations where a mix of uses is desirable. The " PD" designation may allow a variety of land uses, including single- family and multi- family, residential, commercial, industrial, open space, and/ or other land uses consistent with the capability and constraints of the land. Primary emphasis shall be placed on clustering intensive land uses to minimize impact on various natural and man- made resources, minimize public health concerns, and minimize aesthetic concerns.
Such developments require a high degree of accessibility to the arterial and major collector road system, and should have internal vehicular and pedestrian circulation designed to provide safe and convenient linkage between the various uses. A comprehensive master plan for the entire site shall be required prior to approval of development.
Uses for Planned Developments shall be permitted as shown on the General Plan Land Use Maps for each specific Planned Development designation. Change in the specified area of the permitted uses, except for Open Space, may be allowed to accommodate site- specific conditions identified in the comprehensive master plan, provided that the cumulative change in area of any permitted use does not exceed 5 percent.
u. Special Development Area ( SDA) is intended to provide for the development of large land holdings as an integrated planned environment providing significant employment generation, along with supporting commercial, housing, public facilities, recreation and open space.
The SDA designation shall be applied only to land holdings which occupy 400 acres or more, are in contiguous single ownership ( except for intervening public rights- of- way), or capable of being developed as a specific entity and are substantially undeveloped or vacant. Within an SDA designation, a sufficient amount of land to establish a Chapter 1: Land Use
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positive contribution to the County job- housing balance shall be allocated for employment generating uses, such as Business Parks, and sufficient land shall be allocated as Urban High Density or Urban Medium Density to ensure that at least 25 percent of the housing shall be constructed as affordable housing to accommodate the needs of local wage earners.
Development within an SDA shall require implementation of a Specific Plan and will normally require execution of development agreements to ensure conformance with the Specific Plan, provision of infrastructure and other requirements. The Specific Plan shall address environmental, infrastructure, circulation and land use elements of the SDA. Prior to such implementation, this designation shall be implemented by the “ IDR” Interim Development Reserve district of the County zoning regulations.
Uses for Special Development Areas shall be permitted as shown on the General Plan Land Use Maps for each specific SDA designation. Change in the specified area of the permitted uses, except for Open Space, may be allowed to accommodate site- specific conditions identified in the comprehensive master plan, provided that the cumulative change in area of any permitted use does not exceed 5 percent.
The Specific Plan prepared for each SDA shall include a Transportation System Management and Demand Management program designed to minimize the SDA's impacts on the local road and State highway systems. Said program will ensure that implementation of the Specific Plan will provide for consistency with adopted County LOS as found in policies 3.10, 4.1, and 4.3.
v. Planned Residential Community ( PRC) is intended to designate existing residential communities in the County which are developed as a single entity under an overall Master Plan. These Planned Residential Communities are Lake Wildwood, Alta Sierra and Lake of the Pines in western Nevada County and the Tahoe- Donner area in eastern Nevada County. The PRC designation is intended to provide for residential development in accordance with the approved Master Plan and also for community support facilities, including recreation, which are operated by a resident’s association or similar mechanism.
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Goal 1.3 Within Rural Regions, maintain and enhance the County’s pastoral character, existing land use patterns, rural lifestyle, and economy in their natural setting.
Objective 1.3 Provide for a land use pattern compatible with preservation of pastoral character, environmental values and constraints, and the form and orderly development of Rural Places.
Directive Policies
Policy 1.6 Within these Rural Regions, growth is provided for only those types and densities of development which are consistent with the open, pastoral character which exists in these areas.
Future development within the following land use designations shall be considered appropriate within Rural Regions:
a. Estate ( 3 acre minimum parcel size)
b. Rural- 5 ( 5 acre minimum parcel size)
c. Rural- 10 ( 10 acre minimum parcel size)
d. Rural- 20 ( 20 acre minimum parcel size)
e. Rural- 30 ( 30 acre minimum parcel size)
f. Rural- 40 ( 40 acre minimum parcel size)
g. Rural- 160 ( 160 acre minimum parcel size)
h. Forest- 40 ( 40 acre minimum parcel size)
i. Forest- 80 ( 80 acre minimum parcel size)
j. Forest- 160 ( 160 acre minimum parcel size)
k. Forest- 640 ( 640 acre minimum parcel size)
l. Rural Commercial
m. Highway Commercial
n. Public
o. Recreation
p. Open Space
q. Water
r. Planned Development
These uses require and support lower levels of service and through low density and intensity of use provide mutual benefits for the maintenance of a rural character and preservation of natural resources.
Policy 1.7 Within the Rural Regions, Rural Places are established to define places as centers of activity for the surrounding rural areas. Rural Places are established for Alta Sierra, Cascade Shores, Cedar Ridge, Chicago Park, Red Dog/ You Bet, Rough and Ready, North San Juan, Washington, Soda Springs, and Hirschdale.
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The pattern of development for each Rural Place as shown on the General Plan Land Use Maps shall reflect its specific character providing for recognition of the existing focus and function. This focus shall recognize:
a. the function as multi- purpose Rural Centers of Cedar Ridge, Chicago Park, Rough and Ready, North San Juan and Washington, all of which provide goods and services to the surrounding areas;
b. the primarily residential character of Cascade Shores in its orientation to water- based recreation, with limited supporting services; and
c. the focus of Red Dog/ You Bet in relation to its historic development as a mountain agricultural and mining community incorporating the two historic town sites, and maintaining a rural land use pattern without a commercial center.
d. the primarily residential character of Alta Sierra.
See: Policy 1.36
Policy 1.8 Rural Region Area Plans are an optional planning tool whose purpose is to allow a more specific treatment of a Rural Region area, especially its unique characteristics. Each Rural Region Area Plan must contain at least one Rural Place and related territories based upon topographical and watershed boundaries. Rural Region Area Plans are to complement and assist in the further implementation of the goals, objectives, and policies of the General Plan.
Policy 1.8A Provide for the submission of area informational documents from citizens to be placed with the County as additional information.
Policy 1.9 Rural Centers are intended to provide for the development, within Rural Places, of existing centers to provide a focus for Rural Regions. Such centers should have a mix of uses which may include residential, commercial, office, business park, and public or institutional uses, grouped together and interrelated to form a functional and cultural center, and to create a visual identity related to the rural character of the region.
To achieve a desired mix of activities within the Rural Center and to ensure that adequate land area is maintained for commercial uses serving the Rural Regions, the following are considered to be typical desirable ratios for these uses in relation to the total area of the Rural Center: Chapter 1: Land Use
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a. Residential - 20 percent
b. Commercial - 50 percent
c. Business Park - 10 percent
d. Public and Institutional ( including recreation and dedicated open space) - 20 percent.
However, the actual ratios of land use in each Rural Center may be varied to reflect its particular needs and character.
Within the Rural Center, pedestrian ways and green ways should link areas internally and also provide external links to pedestrian and trail systems. The Rural Center should have convenient, controlled vehicular access from arterial or major collector roads. Provision of water and sewer service through public or on- site community systems is also desirable to serve the ultimate planned development of the centers. Two Rural Centers are established for Alta Sierra and Rural Centers are established for Cedar Ridge, Chicago Park, Rough and Ready, North San Juan, Washington, and Soda Springs.
Future development of Rural Centers may require the formation of an entity, such as an area service district, to provide for the necessary services. Where appropriate in conjunction with the formation of such an entity, a Specific Plan may be required to ensure that comprehensive planning is accomplished for the overall future development of the Center.
Also see: Chapter 3: Public Facilities and Services Policy 3.15; Policy 3.16; Policy 3.17
Policy 1.10 Future development within the following land use designations shall be considered to be appropriate within Rural Centers.
a. Neighborhood Commercial
b. Office- Professional
c. Business Park
d. Urban Medium Density Residential
e. Urban Single Family Residential
f. Residential
g. Public
These uses provide the opportunity for mutually supporting development in a focused center to provide goods, services and employment for residents of Rural Places and the surrounding Rural Regions. The grouping of such uses in compact, defined centers also provides the opportunity for more efficient provision of public services than would be possible in a more dispersed pattern. Chapter 1: Land Use
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Policy 1.11 Areas of Residential, Urban Single Family And Planned Residential Community land use designations are also located in Rural Regions. These designations are intended to reflect the existing areas of platted and developed parcels at densities greater than otherwise allowed in Rural Regions. These areas are not extensive, and are not intended to dictate the future character of development outside the limited areas of such designations.
Policy 1.12 To encourage resource management in subdivisions in the Rural General Plan designations, agricultural and timber production uses shall be considered appropriate uses within said subdivisions, and the tentative map approval process shall encourage clustering to support grazing, forest management, and crop production coexistent with residential uses.
See: Policy 1.6
Objective 1.4 Encourage future improvements of public and private facilities/ services to that which will enhance the specific character and lifestyle of Rural Regions.
See: Policy 1.6; Policy 15.3; Policy 16.9
Also see: Chapter 3: Public Facilities and Services Policy 3.1
Objective 1.5 In Rural Regions, development shall be driven and determined by land use designations and the need to provide additional road circulation in areas where there is inadequate secondary safety access rather than infrastructure availability.
See: Policy 1.6
Also see: Chapter 3: Public Facilities and Services Policy 3.1
Goal 1.4 Within Community Regions, provide for an adequate supply and broad range of residential, employment- generating, and cultural, public and quasi- public uses located for convenience, efficiency, and affordability while protecting, maintaining, and enhancing communities and neighborhoods.
Objective 1.6 Maintain a land use pattern based upon criteria that establish the amount of land use types necessary to meet the needs of the population/ employment levels, while recognizing the unique character of each Community Region. Chapter 1: Land Use
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Directive Policies
Policy 1.13 Future development within the following land use designations shall be considered to be appropriate within Community Regions:
a. Urban High Density Residential
b. Urban Medium Density Residential
c. Urban Single Family Residential
d. Residential
e. Estate
f. Neighborhood Commercial
g. Community Commercial
h. Highway Commercial
i. Service Commercial
j. Office- Professional
k. Business Park
l. Industrial
m. Recreation
n. Public
o. Open Space
p. Water Area
q. Special Development Area
r. Planned Development
s. Planned Residential Community
Concentration of these uses within Community Regions require and support the highest level of service and access, and create mutual benefits through interdependency and proximity of more intensive uses.
Policy 1.14 Development within the Community Regions shall be consistent with the overall rural quality of life in the County, as demonstrated through sensitivity to resource constraints, provision of interwoven open space as a part of development, and community design which respects the small town or village character of the Community Regions. These criteria shall be accomplished through application of the Comprehensive Site Design Standards in review of discretionary and ministerial projects.
See: Policy 1.17
Policy 1.15 Village Centers are intended to provide for the development of new centers to provide a focus within Community Regions. Such centers should include residential, commercial, office, business park, and public or institutional uses, grouped together and interrelated to form a functional and cultural center, and to create a visual identity for the Community. Chapter 1: Land Use
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The core area within the Village Center should contain the principal commercial uses serving the community. These uses should provide for a wide variety of good and services, but with a scale that reflects the desired Village character with a lower intensity of use. Within the core area of the Village Center, secondary residential and office uses should be allowed and encouraged only above the ground floor to maximize the pedestrian scale and function of the core. Within the balance of the Village Center, there should be a mix of residential ( predominantly multi- family), secondary commercial, business park and public or institutional uses.
To achieve a desired mix of activities within the Village Center, the following are considered to be typical desirable ratios for these uses in relation to the total area of the Village Center:
a. Residential ( High Density) - 20 percent
b. Residential ( Medium Density) - 20 percent
c. Commercial - 25 percent
d. Business Park - 15 percent
e. Public and Institutional ( including recreation and dedicated open space) - 20 percent
However, the actual ratios of land uses in each Village Center may be varied to reflect the particular needs and character of its location.
Within the Village Center, and particularly within the core area of the Village Center, pedestrian ways and green ways should link areas internally and also provide external links to adjacent neighborhoods and to pedestrian and trail systems throughout the community. The Village Center should be accessible from all parts of the community with convenient, controlled vehicular access from arterial or major collector roads. Local roads within Village Centers should provide for internal access within the center without using the arterial road system.
Village Centers are established within the Higgins Corner/ Lake of the Pines, and Penn Valley Community Regions. The boundaries of these Village Centers are shown on the General Plan Land Use Maps.
Also see: Chapter 3: Public Facilities and Services Policy 3.4; Policy 3.5
Policy 1.16 A Special Development Area in the southwestern part of the County, in the vicinity of McCourtney and Spenceville Roads is shown on the General Plan Land Use maps for the purpose of establishing a Development Reserve. Development within this Development Reserve, shall require implementation of a Specific Chapter 1: Land Use
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Plan. Also, a specific Community Region boundary shall be established as part of this process. Prior to such time, this designation shall provide for low- density development not to exceed an average density of one dwelling unit per 40- acres and to ensure that the potential for a New Town is not precluded until such time that a specific plan is prepared and Community Region boundaries established. Until that time, this designation shall be implemented by the " PD" Planned Development district of the County zoning regulations.
The Specific Plan shall require a finding that:
a. Development of the New Town Reserve necessary to assure a long- term, job/ housing balance and adequate supply of affordable housing for the unincorporated areas of Nevada County;
b. Development will provide affordable housing to meet the County’s demonstrated housing needs concurrent with the creation;
c. Development will provide a significant positive increase in the County’s jobs/ housing ratio and that mechanisms to ensure phased development of employment preceding or concurrent with housing are assured;
d. A substantial portion of the area within the New Town Reserve will be preserved as open space for vegetation, habitat, and natural resource protection, and for passive recreation with mechanisms to insure that such open space is permanently maintained. This open space will be distributed in such a manner that it provides a significant buffer between the New Town and adjacent lands. The open space shall provide for protection of landmark groves and heritage trees as well as wildlife corridors sufficient to maintain the existing biodiversity of the site;
e. A multimodal circulation system will be provided which encourages the use of modes other than the private automobile; and
f. Adequate public facilities and services can be provided to serve the development on a self sustaining basis through formation of a Community Services District or comparable mechanism, and without imposing a financial burden on the other areas of the County.
Prior to submittal of a New Town proposal, the County- wide population shall be not less than 105,000 persons. Chapter 1: Land Use
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Policy 1.16A Deleted on 5/ 25/ 99, per Board Resolution No. 99- 249.
Policy 1.16B A Special Development Area for the Loma Rica Ranch, located at the intersection of Brunswick and Idaho- Maryland Roads, is shown on the General Plan Land Use Maps. Development within this SDA shall require implementation of a Specific Plan. The Plan shall provide for the development of specific areas within the SDA consistent with the map designations in an integrated and planned manner that comprehensively addresses environmental, infrastructure, circulation, and land use aspects of the SDA. The Plan shall also include a comprehensive economic and market analysis.
Development within the SDA shall emphasize the following:
• provision for employment opportunities consistent with the mixed uses allowed by the Business Park designation,
• recreational uses including, but not limited to, a conference center, that provide local employment opportunities, support tourism, and/ or meet identified community recreation needs.
• protection of the ranch site and significant open space areas
See: Policy 1.4; Policy 1.5u
Objective 1.7 Encourage land use patterns which minimize use of the automobile and allow for viable alternative transportation modes.
See: Policy 1.13; Policy 1.15; Policy 1.16
Also see: Chapter 4: Circulation
Objective 1.8 Designate a diversified compatible mix of land uses in close proximity to residential uses.
See: Policy 1.13; Policy 1.15; Policy 1.16
Objective 1.9 Utilize housing densities to encourage the use of alternative transportation modes and increase the efficiency of public services and facilities.
See: Policy 1.13; Policy 1.15; Policy 1.16 Chapter 1: Land Use
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Also see: Chapter 4: Circulation Policy 4.30; Policy 4.31
Goal 1.5 Within Community Regions, ensure that development reflects our small- town character, the characteristics of the land and the natural environment.
Objective 1.10 Establish a land use pattern which provides for open space, environmentally sensitive land, resource management areas and appropriate transitions.
See: Policy 1.13; Policy 1.14; Policy 1.18
Also see: Chapter 6: Open Space Policy 6.1; Policy 6.2; Policy 6.3
Chapter 13: Wildlife and Vegetation Policy 13.1
Objective 1.11 Implement development standards which incorporate open space, protect environmentally sensitive land, and allow for resource management.
Action Policy
Policy 1.17 The County shall prepare and adopt comprehensive Site Development Standards. These standards shall be used during the " project site review process" to provide a consistent approach for addressing: the presence of sensitive environmental features and/ or natural constraints; clustering and provision of open space as part of site development; the potential for land use conflicts between uses; and the potential for public health hazards.
The County shall prepare and adopt specific and comprehensive Site Development Standards which shall be applicable to all development projects in Community Regions and Rural Regions and protective of the County's unique character, providing guidance for:
a. Protection of environmentally sensitive resources;
b. Provision of open space as part of site development;
c. Prevention and reduction of fire hazards;
d. Maintenance and enhancement of vegetation and landscaping;
e. Prevention and reduction of flood hazards;
f. Transitions between uses and multiple- use site development;
g. Community design;
h. Buffering and screening to mitigate adverse effects; and Chapter 1: Land Use
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i. Incentives to provide for access to public resources and open space; and
j. Protection of important agricultural, mineral, and timber resources.
The standards shall identify the basic requirements for site development in the County, including, at a minimum, standards to mitigate the impact of development on environmentally sensitive resources as referenced in the following criteria:
• Wetlands ( as delineated in the National Wetlands Inventory ( NWI);
• Major deer migration corridors, critical range, and critical fawning areas as defined by State Fish and Game's Migratory Deer Range Maps;
• Landmark oaks, defined as any oak 36" or greater at dbh;
• Landmark groves, defined as areas with 33+% canopy closure based on CDF's Hardwoods Map;
• Rare and endangered species, as found in NDDB and Inventory of Rare and Endangered Vascular Plants of California, 1994;
• Riparian corridors within 100 feet of intermittent or perennial water courses, as shown on USGS quad maps;
• Significant cultural resources, as defined by Appendix K of CEQA;
• Floodplains, as defined by FEMA, precluding development and land disturbance within floodways and restricting development within the floodway fringe, through the establishment of floodplain setbacks and associated development regulations;
• Important agricultural lands, as defined by State Important Farmland map;
• Significant mineral areas, defined by State DM& G's MRZ- 2 classification maps;
• Earthquake faults, as defined by State Fault Map of California, 1975, or as determined by the State DM& G;
• Avalanche hazard, as defined by Avalanche Hazard Study;
• Steep slopes ( 30+%);
• Areas with high erosion potential, as delineated in Figure 3.3 of the Nevada County Master Environmental Inventory;
• Areas subject to fire hazards, as defined by the State Department of Forestry's Fire Hazard Zone Map;
• Visually important ridgelines and viewsheds, as defined by standards developed by Policy 18.3 of the General Plan.
Where such resources are present, the standards shall require that professional field inventory and review shall be undertaken to delineate the extent of the resource and determine the impact of the proposed development. The following siting and design Chapter 1: Land Use
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measures shall be implemented as appropriate to meet the performance criteria:
• Identification of building envelopes;
• Conservation easements/ deed restrictions;
• Use of common vs. individual driveways;
• Specification of location and type of fencing;
• Identification of setbacks and/ or buffers;
• Development restrictions;
• Use of Transfer of Development Rights; and
• Offsite mitigation/ mitigation banking.
The County shall approve a project for a discretionary permit only if it can be demonstrated that the project as designed and sited meets the intent of the SDS performance criteria.
Also see: Chapter 3: Public Facilities and Service Policy 3.27
Chapter 6: Open Space Policy 6.5; Policy 6.9
Chapter 10: Safety Policy 10.5; Policy 10.11; Policy 10.12; Policy 10.13
Chapter 11: Water Policy 11.7
Chapter 13: Wildlife and Vegetation Policy 13.2; Policy 13.3; Policy 13.8
Chapter 14: Air Quality Policy 14.2
Chapter 15: Forest Policy 15.6
Chapter 18: Aesthetics Policy 18.1; Policy 18.3
Chapter 19: Cultural Resources Policy 19.1; Policy 19.4; Policy 19.5
Directive Policy
Policy 1.18 Clustering of development is an effective and direct means to provide for the maintenance of the rural quality of life and protection of environmental resources which are important to Nevada County. Therefore, submittal of a clustering option of all land divisions shall be required within the Estate, Rural, and Forest General Plan land use designations in order to maintain the open, pastoral character of development which gives definition to the Rural Regions, and to protect environmental features by preserving areas containing such features as Open Space. This Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 39
clustering evaluation shall utilize U. S. G. S. maps as the basic level of information.
In all other residential use designations ( including Residential, Urban Single- Family, Urban Medium Density, and Urban High Density), clustering of development shall be strongly encouraged to maintain viable open space onsite to contribute to open space linkages through and between land use areas. In addition, submittal of a clustering option shall be required in these land use designations and clustering encouraged for all discretionary projects where environmentally sensitive resources, as defined in Policy 1.17, are present.
Clustering may be achieved by building site clustering with creation of permanent open space; restriction of buildable area on individual lots; or other means which are consistent with the protection of the natural resources and environmental characteristics on the site.
No specific amount or ratio of open space shall be required; however, the amount of open space shall not be less than the amount of land area on the site subject to significant environmental features, as defined in Policy 1.17. Where the entire site is affected by significant environmental features, clustered development shall occur on the least sensitive habitat or resource area, as defined by an environmental analysis. Within such defined areas, minimum subdivision parcel size shall be limited to that needed to meet water and sewage disposal standards, as determined by the Department of Environmental Health.
Open space created through clustering shall be assured of permanent maintenance as open space by mechanisms such as, but not limited to, dedication, permanent easement, irrevocable trust, deed restrictions, or other mechanism assuring its permanent status.
The allowable number of dwelling units for any clustered development shall not exceed the number of units determined by dividing the total acreage of a parcel by the maximum permitted density specified in Policy 1.22 for the land use designation in which the parcel is located.
Also see: Chapter 13: Wildlife and Vegetation Policy 13.1
Goal 1.6 Allow for growth while protecting, maintaining and enhancing communities and neighborhoods. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 40 Nevada County General Plan
Objective 1.12 Provide land uses which protect, enhance, and complement existing communities and neighborhoods.
Action Policy
Policy 1.19 The General Plan Land Use Designations shall be implemented through adoption and application of compatible zoning districts of the County Zoning Regulations consistent with the following Land Use Designation Compatibility Matrix, and through adoption of zoning district maps consistent with the land use designations.
General Plan Land Use Designation Compatibility Matrix
Zoning District
Land Use Designation
AE
AG
RA
R1
R2
R3
OP
C1
C2
CH
BP
C3
M1
M2
REC
FR
P
TPZ
OS
IDR
PD
Urban High Density Residential
•
•
•
•
•
•
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Urban Medium Density Residential
•
•
•
•
•
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Urban Single Family Residential
•
•
•
•
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Residential
•
•
•
•
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Estate
•
•
•
•
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 5 ( 5 acre min parcel size)
•
•
*
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 10 ( 10 acre min parcel size)
•
•
*
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 20 ( 20 acre min parcel size)
•
•
*
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 30 ( 30 acre min parcel size)
•
•
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 40 ( 40 acre min parcel size)
•
•
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Rural- 160 ( 160 acre min parcel size)
•
•
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
-
•
Neighborhood Commercial
•
•
-
-
-
-
•
•
-
-
-
-
-
-
-
-
•
-
•
-
•
Community Commercial
•
•
-
-
-
-
•
•
•
•
-
-
-
-
-
-
•
-
•
-
•
Highway Commercial
•
•
-
-
-
-
•
•
•
•
-
-
-
-
-
-
•
-
•
-
•
Service Commercial
•
•
-
-
-
-
•
•
•
•
-
•
-
-
-
-
•
-
•
-
•
Rural Commercial
•
•
-
-
-
-
•
•
-
-
-
-
-
-
-
-
•
-
•
-
•
Office- Professional
•
•
-
-
-
-
•
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Business Park
-
-
-
-
-
-
-
-
-
-
•
-
-
-
-
-
•
-
•
-
•
Industrial
-
-
-
-
-
-
-
-
-
-
•
-
•
•
-
-
•
-
•
-
•
Recreation
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
-
•
Forest
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
•
•
•
-
•
Public
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Open Space
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
Water Area
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
•
-
•
-
•
Special Development Area
-
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
-
•
•
•
Planned Development
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Planned Residential Community
-
-
•
•
•
•
•
•
-
-
-
-
-
-
•
-
•
-
•
-
•
The designation (•) means that the zoning district is consistent with the General Plan land use designation; the designation (-) means that the zoning district is not consistent with the General Plan land use designation. Some areas may have an interim zoning designation until the area is ready to be developed in accordance with the General Plan land use designation. The designation (*) means that only those areas zoned " RA" as of November 14, 1995 shall be consistent with the Rural 5, Rural 10, and Rural 20 designations; those areas not zoned " RA" as of that date shall not be considered consistent with said designations. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 41
See: Policy 1.3; Policy 1.5
Objective 1.13 Boundaries between regions may be changed and new regions and places may be established only in accordance with criteria established by this plan.
See: Policy 1.2; Policy 1.7
Objective 1.14 Direct development to areas that can create the opportunity to provide acceptable levels of public facilities and services.
See: Policy 1.1; Policy 1.2; Policy 1.13; Policy 1.15, Policy 1.16
Objective 1.15 Discourage incompatible land uses in proximity to public facilities and institutional uses.
Directive Policies
Policy 1.20 Where possible, industrial uses should not be placed adjacent to public facilities or institutional uses. New or expanded industrial uses that abut a public facility or institutional use should provide a buffer area so as to mitigate visual, noise, light and glare, and other adverse impacts. However, these criteria do not apply to uses which abut a public or institutional uses of an industrial character, such as the corporation yard.
See: Policy 1.17
Policy 1.21 Public facilities and institutional uses in areas designated for Industrial use on the General Plan Land Use Maps should establish buffers from the surrounding industrial sites, through additional setbacks, landscaping, fencing and other screening, except where the public or institutional use is intended to serve the industrial area or is of an industrial character.
Goal 1.7 Coordinate land use planning within the Community Regions and Rural Regions.
Objective 1.16 Provide for specific densities for residential uses in the Community and Rural Regions. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 42 Nevada County General Plan
Directive Policy
Policy 1.22 The General Plan shall provide for the following population densities in the respective land use designation based upon the maximum number of dwelling units or persons per acre for the minimum parcel area per dwelling.
The densities shown are the maximum provided for in the respective General Plan designations. The maximum density may not be achieved for all development, either in the short term or in the long term, due to site specific conditions.
General Plan Designation
Max. Units Per Acre
Min. Acres
Per Unit
Max. Persons
Per Acre
Urban High Density Residential ( 1)
15/ 20
36/ 48
Urban Medium Density Residential
6
14.4
Urban Single Family Residential
4
9.6
Residential
2/ 3
1.5
1.584
Estate
1/ 3
3
0.792
Rural- 5 ( 5 acre minimum parcel size)
1/ 5
5
0.48
Rural- 10 ( 10 acre minimum parcel size)
1/ 10
10
0.24
Rural- 20 ( 20 acre minimum parcel size)
1/ 20
20
0.12
Rural- 30 ( 30 acre minimum parcel size)
1/ 30
30
0.0792
Rural- 40 ( 40 acre minimum parcel size)
1/ 40
40
0.06
Rural- 160( 160 acre minimum parcel size)
1/ 160
160
0.015
Neighborhood Commercial
4
9.6
Community Commercial
4
9.6
Highway Commercial
4
9.6
Service Commercial
4
9.6
Rural Commercial
4
9.6
Office- Professional
4
9.6
Business Park
4
9.6
Industrial
4
9.6
Recreation
4
9.6
Forest- 40
1/ 40
40
0.06
Forest- 80
1/ 80
80
0.03
Forest- 160
1/ 160
160
0.015
Forest- 640
1/ 640
640
0.0038
Public
NA
NA
Open Space
NA
NA
Water Area
NA
NA
Special Development Area
( 2)
( 2)
Planned Development
( 2)
( 2)
Planned Residential Community
4
9.6
NOTES:
NA - Not applicable
Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 43
( 1) 20 dwelling units per acre maximum within incorporated area's spheres of influence; 15 units per acre elsewhere.
( 2) Population and dwelling units density within Special Development Areas and Planned Developments shall conform to the densities for the land use designations shown on the General Plan Land Use Maps for each specific Special Development Area or Planned Development.
In addition to the densities allowed in the above table, an increased number of dwelling units for housing for lower income and senior citizen households through the density bonus provision of Policy 8.2 may be allowed.
Cluster developments in rural areas may employ flexible lot sizes subject to health minimums.
Objective 1.17 Provide for specific intensities of use for non- residential uses in the Community and Rural Regions.
Directive Policy
Policy 1.23 The General Plan shall provide for the following building intensities in the respective land use designations. Impervious surface shall include all land covered by structures or paved surfaces ( excluding gravel surfaces).
General Plan Designation
Max. Impervious
Surface in %
Max. Bldg.
Height
Urban High Density Residential
60
3 stories or 45’
Urban Medium Density Residential
50( 1)
3 stories or 45’
Urban Single Family Residential
40( 1)
3 stories or 45’
Residential
30( 1)
3 stories or 45’
Estate
20( 1)
3 stories or 45’
Rural- 5 ( 5 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Rural- 10 ( 10 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Rural- 20 ( 20 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Rural- 30 ( 30 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Rural- 40 ( 40 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Rural- 160 ( 160 acre minimum parcel size)
10( 1)( 3)
3 stories or 45’
Neighborhood Commercial
85
3 stories or 45’
Community Commercial
85
45’ ( 2)
Highway Commercial
85
45' ( 2)
Service Commercial
85
3 stories or 45’
Rural Commercial
85
3 stories or 45’
Office- Professional
60
3 stories or 45’
Business Park
50
45' ( 2)
Industrial
85
45' ( 2)
Recreation
10 ( 3)
45' ( 2)
Forest
5( 1)( 3)
3 stories or 45’
Public
85
3 stories or 45’ Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 44 Nevada County General Plan
General Plan Designation
Max. Impervious
Surface in %
Max. Bldg.
Height
Open Space
5
3 stories or 45’
Water Area
5
NA
Special Development Area
( 4)
( 4)
Planned Development
( 4)
( 4)
Planned Residential Community
40( 1)
3 stories or 45’
NOTES
NA - Not Applicable
( 1) Maximum impervious surface may be increased to 60% for conditionally permitted support uses. Within the Forest designation, this standard shall apply only to parcels 5 acres or less in size. In such instances, retention/ detention facilities shall be incorporated into the design of those projects that could result in flood damage to downstream uses.
( 2) Discretionary and administrative permits will be required for special uses that would need to exceed the allowable height.
( 3) May be increased to 20% for parcels 5 acres or less in size.
( 4) Intensity of use within Special Development Areas and Planned Developments shall conform to that for the land use designations shown on the General Plan Land Use Maps for each specific Special Development Area or Planned Development.
Objective 1.18 Provide flexibility in the General Plan land use provisions so that variations in land use patterns and activities are permitted within the land use framework established for Rural Regions and Community Regions.
Action Policies
Policy 1.24 The County shall recognize the need and allow for certain types of extended family support services and institutional uses in areas in which residential uses are allowed in the General Plan land use designations in both Community Regions and in Rural Regions.
While allowing for the establishment of such support services, this policy will protect the residential areas by only allowing the establishment of such support services with a conditional use permit requiring a finding that the establishment of the uses:
a. will provide support for the neighborhood or surrounding community;
b. is in keeping with the residential or rural character;
c. will not require the extension of public sewer or water outside a Community Region boundary; and
d. will have no significant adverse effect on the surrounding property. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 45
Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 46 Nevada County General Plan
For uses of greater intensity as measured by traffic generation, high peak hour traffic volumes, extended hours of operation, or greater building height or bulk, additional on- site buffering or other site or use modifications shall be required to mitigate adverse effects.
Uses which are recognized to be consistent with this policy are those that provide a direct service to the family and/ or community and include medical clinics and medical support services, educational institutions, day care services, places of worship, community and group meeting center, fire stations, libraries, public utility facilities, other public facilities, and recreation facilities.
These uses are considered to be compatible with the following General Plan land use designations in addition to the Public land use designation:
a. Urban High Density Residential
b. Urban Medium Density Residential
c. Urban Single Family Residential
d. Residential
e. Estate
f. Rural
g. Forest
Policy 1.25 The County strongly supports home occupations and cottage industries in both Community and Rural Regions as a means of providing convenient employment opportunities and decreasing dependence on the auto. To ensure home occupations are in keeping with the residential or rural character of the neighborhood or area, home occupations shall be subject to administrative permits; whereas, cottage industries shall be subject to conditional use permits or such other permit process as may be lawfully established in the Zoning Ordinance.
See: Policy 1.17
Policy 1.26 The County shall allow on- site residential development as an integral part of the primary building for all commercial and office- professional development, provided that such residential development is consistent with applicable provisions of the Comprehensive Site Development Standards.
See: Policy 1.17
Policy 1.27 Attached dwelling units may be allowed in the Urban Single Family ( USF) designation subject to a conditional use permit, and provided that: Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 47
a. there are no more than 4 dwelling units to a building;
b. the density does not exceed that permitted by the USF designation;
c. the buildings are clustered on the site; and
d. adequate buffering and screening is provided for adjacent uses in conformance with the Comprehensive Site Development Standards.
See: Policy 1.17
Directive Policies
Policy 1.28 Commercially operated facilities for storage of goods, machinery, equipment, or personal property are prohibited in all areas of the County other than in areas designated primarily for commercial or industrial land uses. No expansion shall be permitted of any existing storage facilities except for facilities already in areas so designated as commercial or industrial.
Policy 1.29 The County shall provide for facilities for the management of hazardous waste produced on- site in the Commercial, Business Park, Industrial, and Public land use designations, and shall provide for facilities for the management of hazardous waste produced on or off- site in the Industrial and Public land use designations. All facilities shall be located in a manner consistent with criteria established in the State- approved Nevada County Hazardous Waste Management Plan approved by the County.
Policy 1.30 Notwithstanding other policies, the County shall provide for development on an existing legally established lot which does not conform to the minimum parcel size of the General Plan land use designation and implementing zoning district provided that all other current development standards are met.
Policy 1.31 Notwithstanding other policies, no land subject to “ X” combining district zoning shall be further subdivided nor shall further lot splits be created. The " X" Combining District shall be used to mitigate cumulative impacts of successive land divisions, by zoning property " X" where the division creates the maximum number of parcels allowed by the General Plan designation. The " X" Combining District may also be used where allowable density is transferred to another parcel.
Policy 1.32 Notwithstanding other policies, minor lot line adjustments may be allowed for existing substandard size parcels provided that no new building sites are created. Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 48 Nevada County General Plan
Policy 1.33 Minimum parcel sizes requirements for the respective General Plan land use designations shall not apply to parcels occupied by Governmental bodies or to parcels owned and occupied by public or investor owned utilities.
Policy 1.34 Land divisions may be allowed at parcel sizes smaller than the minimum requirements for the respective General Plan land use designations where the primary purpose of the division is to allow for the parcelization of legally existing dwellings on one parcel and no new building sites will be created. A legally existing dwelling shall be defined as one built in compliance with all applicable laws in effect at the time of construction.
Objective 1.19 Provide measures to amend and update the General Plan.
Action Policy
Policy 1.35 A review and potentially a revision of the General Plan shall be completed not less than every five years. This review shall be coordinated with the State mandated updates of Plan Elements, and should normally be commenced at least one year prior to the required completion date and may include but not limited to:
a. An updated Housing Element based upon the revised regional housing allocation and incorporating an updated housing needs assessment.
b. An assessment of current land use needs in order to maintain a balanced growth pattern in the County, particularly related to the jobs/ housing balance.
c. A review and assessment of new or updated available data, including population, economic and natural resource data.
d. An assessment of infrastructure capabilities and constraints and their relationship to the land use pattern.
e. A review and update of the AB 1600 studies conducted by the County as a basis for evaluation of the development impact fee program.
f. An assessment of land use trends and effects of growth on service capabilities and natural resources.
g. New legislation/ laws enacted since the last General Plan Update/ Review.
Directive Policy
Policy 1.36 The County recognizes that amending the Plan through individual General Plan amendments for specific site changes may not be compatible with a comprehensive and internally consistent plan. Where General Plan amendments are considered on an individual basis, the following shall apply:
Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Nevada County General Plan Volume I - Page 49
The proposed amendment must be found to be:
a. in the public interest; and
b. consistent with the General Plan's central themes, goals, objectives, and policies.
If this review concludes that additional areas for development are needed to address the above issues and further General Plan goals, objectives, and policies, the County shall encourage the development of Special Development Areas, consistent with the standards of policy 1.5. u., to accommodate future growth, rather than increases in density and intensity of land uses within Rural Regions. This will ensure consistency with the intent of the Plan, particularly policy 1.1, to limit growth in Rural Regions and encourage compact, balanced growth within Community Regions.
Goal 1.8 Coordinate with the cities/ town in land use planning and development within their spheres of influence.
Objective 1.20 Encourage compatibility and coordination of land use designations.
Directive Policies
Policy 1.37 The County shall continue to work closely with the municipalities within the County concerning planning and development of land within the municipalities’ spheres of influence.
Policy 1.38 Within the City/ Town spheres, the Nevada County General Plan Land Use Maps will generally reflect the City's/ Town's General Plan land use mapping. In some instances, the County may provide for a less intensive land use due to infrastructure capability, environmental constraints or effect on land use and development patterns outside the city's sphere. However, the County's Plan will not preclude implementation of the City's/ Town's Plan by providing for a significantly more intensive land use than the City's/ Town's Plan.
Policy 1.39 For all discretionary projects within a City's/ Town's sphere, the County shall first request that the City/ Town determine whether or not it desires to annex the project. If the City/ Town does desire annexation, the applicant will be directed to the City/ Town. If the City/ Town does not desire annexation, the application will be referred to the City/ Town for review and comment.
In recognition of the preparation of the Truckee General Plan, the County shall provide, on an interim basis, for the collaborative review of major development projects within the unincorporated Chapter 1: Land Use
Goals, Policies, and Objectives ( continued)
Volu me I - Page 50 Nevada County General Plan
area of eastern Nevada County. This collaborative review process shall terminate upon adoption of the Town's General Plan and sphere of influence.
Policy 1.40 While recognizing its own responsibilities and obligations, the County will cooperate, to the extent feasible, in the development and/ or revision of the City and Town General Plans. The County may amend its General Plan within the City/ Town Spheres to reflect said updates and/ or revisions, unless there is a compelling land use conflict.
Objective 1.21 Encourage and coordinate with Cities/ Town compatibility of design and development standards, and funding programs.
Directive Policies
Policy 1.41 The County will cooperate in the joint preparation of design and development standards applicable to development projects in the County and Cities.
Policy 1.42 The County will actively pursue development of a coordinated development impact fee program, including mechanisms for sharing of development impact fees where the provision of facilities to serve new development extends across joint boundaries. The coordinated development impact fee program shall include coordination with incorporated cities and possibly a Memorandum of Understanding between the County and cities regarding facilitation and implementation of this program.
Objective 1.22 Provide for a comprehensive and equitable distribution of revenues for all annexations.
Directive Policy
Policy 1.43 The County will actively pursue formal agreements to share annexation revenues with the Cities/ Town based upon the cost of providing facilities and services in the annexation area.
Objective 1.23 Cooperate with Cities/ Town regarding shared responsibilities for improving and maintaining infrastructure.
See: Policy 1.42
Nevada County General Plan Volume I - Page 51
Chapter 2: Economic Development
Introduction and Setting ( continued)
Volu me I - Page 52 Nevada County General Plan
Chapter 2 Econo
Introduction and Setting
In economic terms, Nevada County is an area in transition. For over 100 years, the basic economy was resources based in industries such as agriculture, mining and timber production. While these industries remain significant in the County's economy, employment growth in recent years has been concentrated in other sectors of the economy, including manufacturing, services and retail trade, and government. Nevada County has sustained strong economic growth since the early 1970s. Between 1980 and 1990, the County ranked fifth among the 58 counties in California in overall economic growth. Over the next few years, economic growth is expected to continue, but at a slower pace, paralleling a slowdown of the state economic growth. This growth, however, coupled with continued population growth in the area, creates potential for a significant employment increase in the County.
Employment in the County is predominantly in retail trade and services, with approximately 50 percent of the total wage and salary employment in these two sectors. Government employment is approximately 20 percent of the total, and manufacturing employment accounts for approximately 15 percent, while construction and mining employment, together account for approximately 10 percent. Growth in this latter category has been fueled by the building boom in recent years, with a 125 percent increase between 1980 and 1990.
According to data from the State Employment Development Department, these sectors are expected to account for the greatest increases in employment over the short- term, with two- thirds of the increase in retail trade and services. This increase, along with a smaller increase in the finance, insurance and real estate sector is primarily generated by population growth. In addition, growth in tourism, particularly in the eastern part of the County, has added to the retail and service employment in the County, and is expected to continue to grow in the future. Employment in the construction and mining sectors is expected to remain stable.
Population growth typically is the result of one or more of three factors: above average growth in jobs; household growth from commuters to jobs located elsewhere; or non- job related population growth, such as retirement migration. In Nevada County, there has been significant growth from commuters and retirees, which ultimately creates jobs in retail trade and services, but does not create new basic employment. Although the rate of job growth in the County was among the fastest in the state in the 1980s, the absolute increase in households, based on U. S. Census data, was greater than the absolute increase in employment in the County. Because the County has an attractive living environment, there is potential for significant commuter and retiree population growth in the future. However, the increased population base, with increased job skills, also provides a potential labor force for the local economy.
Because of Western Nevada County's location and distance from major transportation corridors, such as the Interstate Highway system and rail service, potential industries which could be attracted to the County would be those which have a high value added in relation to raw materials, and which do not require extensive bulk shipment of raw materials or products. Industries of this type tend to employ persons with a high level of skills, and have above average wages. Businesses in such industries also tend to be entrepreneurial in nature, and attracted by a high quality living and working environment. Examples of such industries which are now a part of the County's economic base include: electrical/ electronic machinery, equipment and supplies; custom printing; scientific and specialty products; and plastic products.
Another potential growth industry identified by the state Employment Development Department is lumber and wood products. Potential growth in this industry, along with the increase in specialty farming, such as orchards and viticulture, indicate that the traditional resource industries that provided the County's economic base for so many years, can also make a significant contribution to its future economic development.
Goals, Objectives, and Policies
The County's ability to support its future population in terms of availability of jobs and provision of services is dependent upon the type and extent of economic growth. Increased employment opportunities and a greater fiscal base to provide needed services are both important considerations.
Additional goals, policies and objectives generally related to economic development are located in Chapter 1: Land Use; Chapter 3: Public Facilities and Services; Chapter 4: Circulation; Chapter 8: Housing; Chapter 15: Forest; Chapter 16: Agriculture; and Chapter 17: Minerals Management.
Goal 2.1 Provide for a strong economic base while protecting and maintaining communities and neighborhoods.
Objective 2.1 Develop, with broad community input, a County Economic Policy that coordinates and integrates with the General Plan.
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Chapter 2: Economic Development
Goals, Objectives, and Policies ( continued)
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Action Policies
Policy 2.1 The County shall establish an economic advisory body to assist the County in the development of an economic development strategy for the County.
Policy 2.2 With the assistance of the economic advisory body, develop and implement a County Economic Policy that focuses relevant elements of the County’s administrative, regulatory, financial and planning resources and powers in an integrated framework, as a vehicle for the retention and expansion of existing businesses as well as the attraction of new businesses to provide a sustainable economic base for the County.
The Economic Policy shall include a five- year strategic plan for economic development and an annual action program to implement the strategic plan. The policy shall provide mechanisms for monitoring and reporting progress, and for updating the Policy on at least an annual basis.
Objective 2.2 Achieve a positive balance between the job growth rate and the population growth rate through land use and related policies.
Action Policy
Policy 2.3 In support of the County Economic Policy, collect and disseminate information to existing and prospective businesses regarding demographics, labor force characteristics, availability of transportation and services, and other factors relevant to business location or expansion decisions.
Directive Policies
Policy 2.4 As part of the County Economic Policy, establish a mechanism to monitor, and report on at least an annual basis, the net increase in jobs in the County and the net increase in dwelling units in the County.
In establishing plans and programs to increase jobs, and as resources permit, the County’s options may include ( but not be limited to):
a. Implementing incentives and tax credits to local businesses based upon new jobs created;
b. Implementing additional or expanded business outreach, recruitment and marketing programs;
c. Strongly encourage " turnkey" facilities to attract and support new or expanded business in the County; and Chapter 2: Economic Development
Goals, Policies, and Objectives ( continued)
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d. Sponsoring creation of a local development corporation to provide “ startup” financing and other services to attract new or expanded business.
e. As a part of the information base, encourage the Chambers of Commerce to compile and maintain a directory of lands and buildings suitable for business use, including an inventory of available public facilities and services for each site.
Policy 2.5 In the General Plan Land Use Maps, provide a balance between land designated for commercial, business and industrial use, and land designated for residential development to provide for a County- wide jobs to housing ratio at buildout of 1.2 jobs per dwelling unit. In addition, the General Plan is intended to provide appropriate land use designations for balanced resource management and production, including agriculture, timber production, and mining, through designation of rural and forest land use areas as well as mineral resource zones. The County shall monitor the balance of land uses through its annual review of the implementation of the General Plan, and shall consider the effect on such balance in review of all General Plan amendments.
Also see: Chapter 1: Land Use Policy 1.4; Policy 1.35
Action Policy
Policy 2.6 The County shall require an economic analysis as an integral part of all General Plan amendments, addressing the impact on the County Economic Policy and its supporting policies and programs. The analysis shall particularly address impact on the short- term and long- term jobs/ housing balance including the land use designations of the General Plan intended to achieve a jobs/ housing balance.
Directive Policy
Policy 2.7 Provide an adequate supply of properly zoned land, in accordance with the land use designations in the General Plan, to support a broad range of economic development opportunities and to promote a balanced economy.
Also see: Chapter 1: Land Use Policy 1.5, Policy 1.19
Objective 2.3 Develop land use and related policies to foster and encourage retention of existing jobs in the County. Chapter 2: Economic Development
Goals, Objectives, and Policies ( continued)
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Directive Policy
Policy 2.8 In support of the County Economic Policy, develop and implement an on- going, proactive business retention program to support existing businesses and foster their expansion. As part of the business retention program, establish a business outreach program aimed at enhancing communication between existing businesses and the County.
Objective 2.4 Encourage economic development which favors a high economic multiplier effect.
Directive Policies
Policy 2.9 In support of the County Economic Policy, develop and implement an ongoing, aggressive business recruitment and marketing program featuring the County’s strengths in areas such as education and quality of life. Target the program to prospective types of business ( particularly those that are entrepreneur- oriented) that are best suited to provide significant long- term job opportunities in industries such as biotechnology, electronics and communications, and energy- related products.
Policy 2.10 The County will continue to place a high priority on the establishment of higher education facilities and programs in the County. The County will support the location of a campus of Sierra College in the County, and will also explore incentives and marketing programs to attract an accredited four- year college or university facility to the County.
Also see: Chapter 7: Education Policy 7.8
Objective 2.5 Encourage economic development which increases the percentage of total personal income spent in the County.
Directive Policy
Policy 2.11 Within areas designated in the General Plan Land Use maps for commercial development, the County shall encourage the location of a broad range of retail, service and support businesses providing additional goods and services that are not now available in the County.
Also see: Chapter 1: Land Use Policy 1.5
Objective 2.6 Within Community Regions, provide adequate public services and facilities to employment- generating uses. Chapter 2: Economic Development
Goals, Policies, and Objectives ( continued)
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Action Policy
Policy 2.12 In support of the County Economic Policy, develop and implement a program that analyzes the existing and potential public services available to all job- generating land uses. Where the analysis determines a lack of a facility or service that restricts development potential, an action program to provide the needed facility or service shall be implemented.
Also see: Chapter 3: Public Facilities and Services Policy 3.7
Directive Policy
Policy 2.13 Coordinate County capital improvement programs, including the Road Improvement Program, with the Economic Policy to ensure that public facilities and services are appropriately located and sized, and properly timed to support the desired economic development.
Also see: Chapter 3: Public Facilities and Services Policy 3.7
Chapter 4: Circulation Policy 4.7
Objective 2.7 Encourage the provision of adequate housing to meet existing and future needs of wage earners.
Directive Policy
Policy 2.14 As part of the County Economic Policy, identify opportunities for investment in affordable housing for local wage earners, as well as for the maintenance of the long- term affordability of such housing.
Objective 2.8 Implement a program which increases the efficiency of the development review process.
Directive Policy
Policy 2.15 As part of the County Economic Policy, consider alternatives to increase the efficiency of the development review process, and incorporate recommendations for improvements in the strategic plan and annual action programs.
Objective 2.9 Encourage retail development that provides for revitalization of the historic downtown areas. Chapter 2: Economic Development
Goals, Objectives, and Policies ( continued)
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Directive Policy
Policy 2.16 The County recognizes the central commercial function of the historic downtown areas in Grass Valley, Nevada City and Truckee, and the amount and location of land designated in the General Plan for Community Commercial use shall reflect a balance with the retention of the central commercial function.
Objective 2.10 Provide for home occupations.
Also see: Chapter 1: Land Use Policy 1.25
Objective 2.11 The County will encourage the employment of county residents.
Directive Policy
Policy 2.17 As part of the County Economic Policy, encourage incentives to local businesses for reducing unemployment and converting unskilled to skilled labor, and incorporate recommendations for such incentives in the strategic plan and annual action programs.
Objective 2.12 Support County programs that promote and assist in the identification and marketing of local products.
Directive Policy
Policy 2.18 The County will continue to support the efforts of the Chambers of Commerce and other groups to increase local spending through tourism and “ shop local” campaigns.
Objective 2.13 Support programs that provide or lead to sources of capital for local business development.
See: Policy 2.4
Objective 2.14 Encourage protection and enhancement of the natural scenic beauty of this County in support of the tourist trade.
Directive Policy
Policy 2.19 The County will support the Scenic Byways program, and particularly the establishment of the Yuba- Donner Scenic Byway, to further the promotion of tourism in the County.
Also see: Chapter 18: Aesthetics Policy 18.8; Policy 18.9 Chapter 2: Economic Development
Goals, Policies, and Objectives ( continued)
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Goal 2.2 Promote and provide for the arts as a cultural and economic asset.
Objective 2.15 Encourage economic development and tourism through the performing and visual arts.
Directive Policies
Policy 2.20 As part of the County Economic Policy, incorporate measures to encourage the development of the performing and visual arts through programs and facilities which will support tourism and otherwise contribute to the retention and creation of job opportunities.
Policy 2.21 The County shall, where feasible, identify and support local groups in the performing and visual arts, such as the Arts Council.
Objective 2.16 Encourage protection, maintenance and restoration of historic facilities and venues used for cultural and art activities.
See: Policy 2.20 Chapter 3: Public Facilities and Services
Chapter 3: Public Facilities and Services
Introduction and Setting
Public facilities and services within Nevada County are provided by a multitude of agencies. In addition to the County, services are provided by school districts, fire districts, water districts, sewer districts, public utility districts, park districts and other single purpose districts, as well as by federal and state