Rio Linda is on the cusp of significant commercial growth with two major developments proposed for the intersection of Elkhorn and Marysville Boulevards. Both projects aim to bring new convenience stores, gas stations, fast food options, and car washes to our community. These developments have been in the planning stages for a while, with the ARCO AM/PM project, in particular, dating back to December 2020 when it was presented to the Rio Linda CPAC. Currently, both are seeking various approvals from Sacramento County.
Southwest Corner Project: Unbranded Convenience
A 1.88-acre vacant property at the southwest corner of Elkhorn Blvd. and Marysville Blvd. is slated for a new 3,000 sq ft convenience store, drive-thru car wash, and gas station. The branding for this development remains undisclosed.
To move forward, the developer is requesting several key changes from Sacramento County:
- General Plan and Community Plan Amendments: Changing the land use designation from Agricultural-Residential to Commercial and Office, and specifically from Agricultural-Residential 2-Acre Minimum with an Agricultural Residential Preservation Area Overlay to Limited Commercial.
- Rezone: Changing the county zoning district from Agricultural-Residential 2-Acre to Light Commercial.
- Use Permit: Allowing for a new 24/7/365 automobile fueling station, convenience store, and drive-through carwash. This project is notable for being less than 500 feet from a residential zoning district and less than 1,000 feet from Westside Elementary, a public school.
- Special Development Permit: This permit seeks to allow a deviation from standard refuse enclosure setbacks. The proposal is for a 9.4-foot separation from a residentially-zoned property, significantly less than the required 25 feet.
- Design Review: This will ensure the project complies with Countywide Design Guidelines.
North Side Project: ARCO Am/Pm Development
On the north side of Elkhorn and Marysville Boulevards, a larger 4.00-acre project is in the works, planned to be an ARCO Am/Pm convenience store with an associated gas station, car wash and two fast-food locations.
Of particular note- This is the parcel with the Rio Linda Elverta Community Water District well site at the southwest corner. Also, part of this proposal includes the completion of West 4th Street to intersect with Elkhorn immediately west of the project.
Similar to the project across the street, this development requires extensive approvals from Sacramento County, including:
- General Plan and Community Plan Amendments: Changing the land use designation from Agricultural-Residential to Commercial and Office, and from Agricultural-Residential 2-Acre Minimum with an Agricultural Residential Preservation Area Overlay to General Commercial.
- Rezone: Changing the county zoning district from Agricultural-Residential 2-Acre Minimum to General Commercial.
- Use Permit: To allow for a new 24/7/365 automobile fueling station, convenience store, and drive-through carwash. This project also falls within 500 feet of a residential zoning district and 1,000 feet of Westside Elementary.
- Lot Line Adjustment: Reconfiguring two existing abutting lots into two new abutting lots with modified boundaries.
- Special Development Permit: This project proposes several deviations from standard development guidelines:
- Oversized Business Signs: The proposed aggregate sign area for the gas station, convenience store, and car wash would be 359 square feet, significantly exceeding the 125 square feet maximum.
- Oversized Corner Monument Sign: A 112 square-foot monument sign is proposed at the southeast corner of Elkhorn and Marysville Boulevards, exceeding the 36 square-foot maximum for freestanding signs.
- Oversized Streetside Monument Sign: Along Elkhorn Boulevard, a 102 square-foot monument sign is proposed, also over the 36 square-foot limit.
- Landscape Buffer: An 11-foot wide landscape setback is proposed along Marysville Boulevards for a drive-thru lane, which is less than the required 25-foot or even the reduced 10-foot with additional screening.
- Vehicle and Queuing Areas: A drive-through vehicle idling and queuing lane would be 9 feet from an abutting agricultural-residentially zoned property, which may not meet requirements for separation with intervening structures or solid shielding features.
- Propane Tank and Shade Structure Within Front Yard Setback: A propane tank and shade structure are proposed within the front yard setback along W Elkhorn Boulevard, at 22 feet from the back of the curb, significantly less than the 56-foot minimum.
- Electric Vehicle Charging Station Shade Structure Within Front Yard Setback: An 820 square-foot carport for EV charging is proposed with encroachments into the 56-foot setback along Elkhorn and Marysville Boulevard.
- Gas Station Fuel Canopy Clear Height: The proposed fuel canopy would have an 18-foot clear height, exceeding the 16-foot maximum.
- Design Review: To ensure compliance with Countywide Design Guidelines.
Both projects will undergo thorough review by Sacramento County to ensure they meet the necessary safety, environmental, and community standards. Residents interested in learning more about these developments and providing feedback should monitor Sacramento County’s planning department announcements for public hearing dates.
What are your thoughts on these proposed developments for Rio Linda?
