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NORTH STAR

Draft

Specific Plan

October 2003

In the:	Prepared by:
City of Grass Valley 125 East Main Street Grass Valley, California 95945	Sanderson Co., Inc 975 S.W. Colorado Avenue Bend, Oregon 97702

Credits, Acknowledgments, and Participants:

Project Sponsor/Applicant:

Sandy Sanderson
Sanderson Company, Inc.
975 S.W. Colorado Ave., Suite 105
Bend, OR 97702
(541) 383 8067

Property Owner:
Sandy Sanderson
North Star/Grass Valley, LLC
975 S.W. Colorado Ave., Suite 105
Bend, OR 97702
(541) 383 8067

City Council:
Mayor Patti Ingram
Vice-Mayor DeVere Mautino
Linda Stevens
Gerard Tassone
Steve Enos

Planning Commission:
Dale White, Chair
Gloria Hyde, Vice-Chair
Lisa Swarthout
Paul Aguilar
Jim Bair

City Staff:
Gene Haroldsen, City Administrator
Joe Heckel, Community Development Director
Tom Last, City Planner
Rudi Golnik, Public Works Director
Bobbi Poznik, City Clerk

Environmental Impact Report Preparation:
Tad Stearn
Pacific Municipal Consultants
225 H Cannery Row
Monterey, California 93940

Project Sponsor's Planning Team:

Principal Planning:
Larry Pearson
SWA
2200 Bridgeway Boulevard
Post Office Box 5904
Sausalito, CA 94966.5904
(415) 332 5100

Civil Engineering and Local Planning:
Andrew Cassano
Nevada City Engineering, Inc.
505 Coyote Street, Suite B
Nevada City, California 95959
(530) 265-6911

Marketing and Fiscal Analysis:
David Zehnder
Economic & Planning Systems
1750 Creekside Oaks Dr., Suite 290
Sacramento, CA 95833 3640
(916) 649 8010

*SECTION OR TOPIC*	*PAGE*
SPECIFIC PLAN SUMMARY - SECTION 1	1-1
1.10 Purpose Statement and Range of Issues	1-1
1.20 Location	1-1
1.30 Acreage	1-1
1.40 Summary of the Preparation Process	1-1
1.45 Jobs/Housing Balance	1-3
1.50 Compliance with the City's Growth Management Policy
SPECIFIC PLAN INTRODUCTION - SECTION 2	2-1
2.10 Detailed Specific Plan Purposes	2-1
2.20 Development and Conservation Issues Addressed in the Plan	2-1
2.30 Project Location, Including Jurisdictions	2-4
2.40 Planning Area Information and Environmental Description	2-9
2.50 Statement of Whether the Document is Policy or Regulatory by Application	2-11
2.60 Statement of How the Plan's Policies and/or Regulations Accomplish the Objectives of the Plan	2-11
2.70 Relationship of the Specific Plan to the General Plan	2-11
2.80 Relationship of the Specific Plan to Neighboring Plans and those of other Jurisdictions, Regional Agencies, and the State	2-11
2.90 A List of Projects Required by Law to be Consistent with the Specific Plan	2-11

LAND USE AND DEVELOPMENT REGULATORY PROVISIONS - SECTION 3	3-1
3.10 Introduction	3-1
3.20 Opportunities and Constraints Summary	3-1
3.30 Goals, Objectives, and Policies	3-3
3.40 General Plan Land Use Map Amendment	3-9
3.50 Land Use Map	3-9
3.55 Master Plan	3-9
3.57 Master Plan Components	3-10
3.60 Specific Plan Zoning Districts	3-19
Neighborhood Center District (C1)	3-22
Business Park District (BP)	3-24
Townhouse Residential District (R2)	3-26
Single Family Residential District (R1)	3-28
Park District (P)	3-30
Open Space District (OS)	3-32
Permitted Land Uses	3-33
Development Standards	3-41
Off-Street Parking Requirements	3-43
3.70 Application Content and Processing Requirements	3-50

THE INFRASTRUCTURE PLAN - SECTION 4	4-1
4.05 Objectives and Policies	4-1
4.10 Transportation	4-2
4.20 Water	4-8
4.30 Sewer	4-8
4.40 Drainage	4-10
4.50 Underground Utilities	4-10
4.55 Natural Gas	4-10
4.60 Street Lighting	4-10
4.70 Landscaping	4-10
4.80 Solid Waste	4-12
4.90 Other Public Services	4-12
4.95 Energy Conservation	4-13

4.98 Phasing of Infrastructure	4-13
PROGRAM OF IMPLEMENTATION MEASURES - SECTION 5	5-1
5.10 Introduction	5-1
5.20 Capital Improvement Program	5-1
5.30 Cost of Capital Improvements	5-1
5.40 Infrastructure and Financing Option	5-3
5.50 Phasing of Development and Infrastructure	5-5
5.60 Financing of Public Land Improvements	5-5

RELATIONSHIP OF THE SPECIFIC PLAN'S ENVIRONMENTAL DOCUMENT TO SUBSEQUENT DISCRETIONARY PROJECTS - SECTION 6	6-1
6.10 Introduction	6-1
6.20 Projects Exempt from Environmental Review	6-1
6.30 Projects Subject to Environmental Review	6-2
6.40 Conditioning of Project Approvals	6-2

SPECIFIC PLAN ADMINISTRATION - SECTION 7	7-1
7.10 Introduction	7-1
7.20 Specific Plan Recovery Costs	7-1
7.30 Specific Plan Amendment Procedures	7-1

SPECIFIC PLAN ENFORCEMENt SECTION 8	8-1
8.10 Specific Plan Enforcement	8-1
8.20 Notice of Violation	8-1
8.30 Notice of Correction	8-2

PHASING PLAN - SECTION 9	9-1
9.10 Specific Plan Phasing Plan	9-1
DESIGN ILLUSTRATIONS - SECTION 10	10-1
10.10 Specific Plan Design Examples	10-1
TABLES
Table 1.1 North Star Jobs/Housing Detail	1-3
Table 1.2 Compliance with Growth Management Policies	1-4
Table 2.1 North Star Specific Plan Assessor's Parcels	2-4
Table 3.1a Residential Land Uses	3-17
Table 3.1 Permitted Land Uses	3-33
Table 3.2 Development Standards	3-41
Table 3.3 Off-street Parking Requirements	3-43
Table 4.1 General Public Services	4-13
Table 5.1 Infrastructure Cost Estimate	5-2
Table 5.2 Preliminary Development Mitigation Fees For Capital Improvements	5-3
Table 9.1 Phasing Plan	9-2
FIGURES
Figure 2.1 North Star Location	2-6
Figure 2.2 North Star General Plan Setting	2-7
Figure 3.1 Development Constraints Map	3-2
Figure 3.2 Land Use Map	3-20
Figure 3.3 The Illustrative Master Plan	3-21
Figure 4.1 Vehicular Circulation	4-3
Figure 4.2a Pedestrian Connectivity	4-4
Figure 4.2b Public Transportation Concept	4-5
Figure 4.3 Street Section	4-7
Figure 4.4 Sewer Plan	4-9
Figure 4.5 Stormwater Management Concept	4-11
Figure 9.1 Phasing Plan	9-3

How to Use this Specific Plan

The functional purpose of this document is to provide customized zoning and design standards for future development within the North Star property. This document contains various specific plan components either required by State law or recommended by the State Office of Planning and Research and/or the City of Grass Valley.

For those interested in base line information about the property and methods of minimizing environmental impacts, there is an environmental impact report incorporated by reference into this specific plan in one or more separate volumes.

The following sections are of particular interest to the day-to-day practitioner, including City staff, design professionals, and developers:

Zoning:

Section 3
The project Master Plan (See Figure 3.3, and Sections 3.55 and 3.57) represents the precise intended use of the property. All future development is intended to be in substantial compliance with the Master Plan. In the event that alternatives to strict master plan development become mutually desirable between the City and Applicant, the remaining Section 3 contains alternative land uses and options that may be proposed. The project EIR is based solely on the Master Plan as the anticipated development plan. Therefore any deviations from the master plan will require sufficient analysis so that the City and general public can understand how project impacts and mitigations might be different than were otherwise anticipated under the Master Plan. This section contains development performance standards, including setbacks, parking requirements, and pre-development technical study requirements.

Improvements:

Section 4
This section contains infrastructure planning and development requirements, including street widths, street tree requirements, and master utility diagrams.

Design:

Section 10
This section contains site plan illustrations and typical building design renderings for various housing and development types to guide future decision makers and builders in their subdivision layout and construction. This Specific Plan further relies on the City's adopted design guidelines for design guidance.

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