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Sheridan Community Plan Update

The Board of Supervisors adopted the Sheridan Community Plan on January 6, 2015. There were some changes to the draft  document that were recommended for approval by the working group, Sheridan MAC, and Planning Commission:

  1. Removed the United Auburn Indian Community of the Auburn Rancheria’s 1,178 acres of property north of Karchner Road from the Plan area as formally requested in a letter dated November 4, 2014.  This reduced the proposed Community Plan area to 13,780 acres and matches the current Sheridan Municipal Advisory Council boundaries.
  2. Modified the proposed rezoning of a 33-acre of land previously zoned INP (Industrial Park) at the northeast corner of Sheridan Lincoln Boulevard and N. Nader Road from F-B-X 20 acre minimum (Farm, 20-acre minimum) to F-B-X 10 acre minimum (Farm, 10-acre minimum).
  3. Added new language regarding the desire to extend bus service to Sheridan as suggested by the Placer County Transportation Planning Agency.
  4. Added new language recognizing a significant portion of the Plan area south of the townsite is within the Lincoln Airport overflight zone and any new development in the area must comply with the requirements of the Placer County Airport Land Use Compatibility Plan.
  5. Maps that changed include: (Maps 4 and 6 didn't change)

On November 18, 2014, the Board of Supervisors:

1. Adopted the Negative Declaration and Errata prepared for the Sheridan Community Plan Update;
2. Adopt a Resolution approving a General Plan Amendment to adopt the Sheridan Community Plan;
3. Adopt a Resolution approving a General Plan Amendment to the Placer County General Plan Land Use Diagram;
4. Adopt an Ordinance to rezone identified properties within the Plan area to achieve consistency with the proposed Plan Update land use designations; and
5. Adopt an Ordinance approving a Zoning Text Amendment to add the definition of live/work unit and add new Section 17.52.135 Town Center Commercial Combining District to the County Code Chapter 17.

Plan Area

The 1976 Sheridan General Plan included an area of 1,711 acres or 2.67 square miles. The boundaries generally were Alder Lane to the north, the Highway 65 Bypass on the west, Anderson Road to the east, and an unnamed tributary to Yankee Slough to the south. The proposed new Plan area boundaries are the Bear River/Yuba County to the north, Sutter County to the west, Waltz Road to the south, and generally Dornes and McCourtney Roads to the east. It encompasses a total area of 21,613 acres.


The Sheridan MAC began consideration of the draft Sheridan Community Plan on March 12, 2014 at its regularly scheduled meeting.  On April 9, the Sheridan MAC continued to review the document and receive public input.  Public comment and MAC discussion at the March 12 and April 9 meetings revolved around the issues that were discussed at the public workshop: Highway Service zoning and where the best location for such uses are within the Plan area; the desire of one property owner to rezone additional land along Wind Flower Place to Industrial; and, whether this Plan should have anticipated or advocated for Sheridan to connect to a regional sewer system.

The Sheridan MAC met again on May 14, 2014 to further discuss these issues and to consider a recommendation to the Planning Commission and Board of Supervisors to adopt the Plan Update.  The MAC voted 4-0 to recommend adoption of the document along with the rezonings and Zoning Text Amendment necessary to implement the Plan.

A public hearing before the Planning Commission was held on June 12 in Auburn.  The presentation to the Commission focused on the outreach done, the community’s vision and priorities, and the proposed land use changes.  After much discussion, the Planning Commission tabled action on the Plan.  Commissioners asked staff to re-examine the proposed rezoning of a 33-acre parcel at Nader Road and Sheridan Lincoln Boulevard and return with a possible alternative for further consideration.

On July 10, the Planning Commission continued deliberations on the draft Community Plan.  Staff provided an overview of the update process and a summary of the issues discussed at the June 12 Planning Commission meeting. Several members of the public spoke at the hearing. Issues discussed were the future development of the 1,200-acre United Auburn Indian Community (UAIC) land north of Karchner Road, long-term plans to connect to the Regional Sewer facility in Lincoln, and if the Plan changed the ability to raise farm animals on agriculturally-zoned land (it does not). Sheridan MAC member Lee Bastian also spoke to recommend the Planning Commission look favorably upon the Community Plan as drafted. Staff also suggested new additions to the Community Plan if the Commission were to recommend the 33-acre parcel at North Nader Road and Sheridan Lincoln Boulevard retain its Industrial Park (INP) zoning.  The parcel-specific design guidelines would address required setbacks, buffering, signage, parking, storage location, and building architecture. The owner of the 33-acre INP parcel was not present at this meeting.  The Commissioners felt that industrial development on this parcel would be inappropriate even though the property was purchased with the INP zoning.  They felt that rezoning the property to Farm (F-B-X 20) would be consistent with neighboring properties and would help protect the rural character of the Plan area, a community priority.  The Commission also suggested the property owners could initiate a rezoning if they had a specific development plan in the future. 

Following the staff presentation, receiving public comments, and providing their comments, the Planning Commission unanimously recommended that the Board of Supervisors approve the Update (5-0 vote), approve the General Plan Amendment to revise the Land Use Diagram, adopt a zoning consistency ordinance, adopt the Zoning Text Amendment necessary to help implement the Plan, and approve the Negative Declaration.

Public Documents

Final Draft Sheridan Community Plan

Complete Plan (other than maps which are shown above) in zipped (.zip) format. You will need to save this file to your computer, and then unzip (extract) the file.

Background Report

The background report is an assessment of existing conditions in the Sheridan community. The information provided within the report should be used by community stakeholders to gain a better understanding of the composition of the community and what will be addressed in the Community Plan. From existing zoning and development patterns, to natural and historic features and transportation systems, stakeholders may use this information to help guide their thinking on what is worth preserving, creating, or enhancing in the community. Stakeholders are encouraged to not only read this background report, but also bring it to future stakeholder meetings.

Public Meetings

Unless otherwise noted, all public meetings associated with the Sheridan Community Plan Update will be held at Stewart Hall located at 6005 Camp Far West Road in Sheridan.

June 12, 2014 Planning Commission Hearing

April 9, 2014Presentation to the Sheridan MAC - regular meeting

March 12, 2014Presentation to the Sheridan MAC - regular meeting

January 15, 2014

Subcommittee Working Group Meetings:

November 13, 2013

August 14, 2013

July 17, 2013

June 19, 2013

May 15, 2013

April 17, 2013

March 20, 2013

January 16, 2013

December 19, 2012

Staff Reports


To help guide decisions made about the Sheridan Community Plan, area stakeholders were asked to complete a Community Survey that was mailed to all property owners in early November 2012. Surveys were to be returned to the Placer County Planning Services Division by December 5th. Based on input from this survey and community workshops, the Sheridan MAC Planning Committee will craft a vision statement that will form the foundation of the Community Plan’s goals and policies.

Survey results are provided below in both tabulated and summary format:

Please forward questions or comments to Christopher Schmidt, Senior Planner, at or 530-745-3076. To add your name and address to the official Community Plan update email list, please email