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HomeMy WebLinkAboutAgenda Bill 6.B-Attch07 05/17/2004MAY 17 2004 ¢'-; P� ,; f • • Iv I'SSIO'N. VALLEY P'WOPERTIES Date: December 31, 20"03 To: Irene Borba CC: Mike Healy,'George'White, Craig Spaulding, Mike Harris From: Marti Buxton �-fo� RE: Response to 11/14/03 Memo from Mike Healy The following are responses to C.9tincilmember Mike Healy's memo d'ated.November 14, 2003. His questions to City staff 'regarding the proposed Paula Lane subdivision have been paraphrased. 1. Zoning and minimum lot•sizes in the general vicinity of the project inside and outside the Urban Growth Boundary (UGB). Unfortunately, Sonoma County does not have a Zoning Map equivalent to Petaluma's. The County writes the zoning on individual assessors parcel maps and does not summarize it on one map, The attached maps are an attttempt°to provide the requested information. The individual County Assessors Parcel (AP)Maps, are included with the, zoning designations. Descriptions of the county zoning, regulations are included for the AR=Agricultural and Residential District,and the B- Combining -Districts. These are the most relevant to Councilmember Healy's question. If you desire, I can provide copies of the regulations for other zoning in the area including SD -Scenic_ Design Combining District, SR -Scenic Resources Combining'District, and LC Limited Commercial. In an attempt.to provide a "road map" for the requested information, the relevant portion of"the Petaluma General Plan (GP) Map, has been `copied together with the Residential Densities. key. The- AP numbers are written on the GP map. A reduced Zoning Map imposed on an aerial is also included. Excluding the subject; property, the only parcels north of.Bodega Avenue in this neighborhood that are. General Planned Rural Residential (0-.5 du/ac) are the 3 lots immed.iately,south of,the_proposed development totaling just over 11 acres. (See AP map 19-0.8i lots 3, 4: and 5). "A portion of a fourth parcel (AP19-08-14) appears to have approkimately'an acre within the UGB. It should be noted that this parcel of 9.54 acres, 5000 Ho,py,ard Road • S'uiie 170 Pleasnnion • California 94588 Tel 9?'5.467.9900 Fax 9-5-467.9919 inti)Ca>misaionvallevhume�.com Page Two adjacent to the subject property, is developed with 16 apartment units. If the total parcel was General Planned Rural Residential within the City, only 4 units would be allowed. The attached portion of the Petaluma GP map illustrates that the subject property is adjacent to development within the County that is at a much higher density, than: the large parcels that are adjacent to the Suburban GP density to the north of the proposed development site. The following are the minimum lot sizes for each of the AT maps within the County adjacent to the subject site for parcels that have constructed a single family residence. Assessors Parcel Map # Lot Size County Zoning 19-08 1 acre or 43,560 sf AR 'B6 SD2 19-07 .23 acre or 10,018 'sf AR:1362 15-05 .46 acre or 20,000 sf AR B6 2 21-01 .57 acre.or 42,2"53 sf AR B6 2 2"1-02 .2.8 acre or 1'2J00 sf AR B6 1.5 The above minimum lot sizes would indicate that "the proposed 3 acre open space adjacent to the UGB is appropriate for the intensity ofthe development within the county. The table below notes the minimum lot sizes for the nearby residential development within the City limits as it compares' to the proposed development. AP I Area I Lot Size General Plan Zoning Map # 150-05 Sunset Driye .20 acre or'8;500 sf. Urban R-1, 10;000 6-55 West Street .17 acre or 7,405 sf Urban R-1, 10;000 (westerly portion) (.6 to 5 du/ac) Note: the majority Elm (southerly of lots are under portion) 10,000sf 19-08' Paula,Lane 23 acre or .10,000sf I I Requesting Requesting project site, Urban R-1, 10,000 2. Any constraints ,that could prevent development .of the project in the County. Should. the City decide not"to annex this property, there are no known physical constraints to aeveloping the property°in. the County. It .is my understanding that the current homes on the Paula Lane development site are, served by City water and septic systems. This would also be, the case, should the project be developed in the County. The zoning for the property is AR 86 2. (.Agricultural/Combining District). This 'is also the most prevalent zoning in the adjacent landin the County. Page Three As specified in the attached Sonoma County Zoning.Regulatioris, fora site served by public water, the minimum. lot size is 'l acre (Sec. 26-16-30). One acre lots with a primary home and a guest house could be built on the site. Guest houses are encouraged in the County's General,Plan (Housing Element, Goal HE-3) as a way to provide affordable housing.'Th'e recently built Bruce home adjacent to the site includes a guest house. Through the City planning, process, I am requesting 21 lots; with 3 acres of open space on 11.2 acres. Because'the site is served by public water, the County allows minimum one acre lots. with guesthouses;, which could result in developing 11 primary homes with 11 guest homes for a total of 22 dwelling units. The current City GP would allow 5 homes. In addition to allowing a guest house and homes on 1 acre lots (versus the current City General Plan rural designation of .1 home for 2 acres) it: should be.:noted that the county has many standards that are less restrictive than the City R-1, 10,000 zoning that I am requesting. Examples include building heights of up to 35' versus 25' in the City and rear yards that are a miniinurn 20' versus 25' in the City. Manufactured homes are allowed in the County but°not in a new City subdivision. The site is zoned and/or General Planned for development both in the City and the • County. As this site is within the Urban Growth Boundary, it, appears to me that the City has determined in the past that the site should be developed and annexed to the City and that they would have better control of the impacts of the development if it went through the City planning process rather thanthrough the County. 3. Has the Open Space District given a definitive answer as to, its interest in the site? It is my understanding that `this site does not meet the requirements of the type of land that the Open Space District purchases,, just as the recently approved Magnolia site did not meet their criteria even though a portion of the site was Genera 'LPlanned for a park. Additionally, i6s typical for OSD to require the City to pay for half of any park/open space: acquisition within city limit's: Jim Carr, Director of Parks and Recreation, told me that the site was•not the'type of property that they would want to acquire compared to other,prionty proj'ectsi within the City. 4. Police,Department review of proposed paths. The police department reviewed the project submittal and did not comment on the paths in the open space.- All of the planned paths are visible from "A" Street where entrance to the open space is. Fish and Game does not want paths throughout the open space so the paths are very limited in.scope. The 4 homes that are planned for the south side of the paths area downslope design and have an excellent view of the paths from the second story, which is where the majority of the non -bedroom living space is. Page Four 1 0 Alan Tilton of W-Trans was consulted for the following 2 responses. 5. Was the Sunnyslope Road assessment districtapproach considered' for the Paula Lane? When annexed to the City of Petaluma, Sunnyslope Road included street improvements to City Standards through an assessment district for those portions not previously annexed or improved. As a developer of only a portion of the Paula •Lane frontage, we are agreeable to whatever approach the City' determines is best for the City: W-Trans: did -not make a recommendation for full street improvements of the full length of Paula Lane because no traffic collision or capacity deficiencies were identified that would provide_ a nexus between the project and the potential need for improvements. However, W-Trans did make recommendations that could improve ,pedestrian safety, which seems to be one of the main concerns of the neighborhood. These are in the Initial Study and include: (1) install pedestrian advisory signs advising motorists of potential pedestrian activity; (2)- re -striping Paula_ Lane between Bodega Avenue and West Street with white edge line shoulder striping with removal of the centerline striping to emphasize the pedestrian walking. areas on the side of the road-, (3) stop sign controls at Street "A" and '"B" and Sunset and Street `B" at. Paula Lane and (4) paint curbs -red where parking is prohibited and install no parking signs. 6. What street width would be appropriate on Paula -Lane from Bodega to Schuman and is it less than the short segment near Sunset within the city limits? Paula Lane is designated as a Collector street with two 12' travel lanes; 8' parking, 6'planters, and 5' sidewalks on both .sides of the street. The City Traffic Model, outputs were reviewed io determine the projected' future traffic volume on Paula Lane at General Plan build out (Year 2020). Using the ratio of'base year model volumes to General Plan build out volumes.multiplied.by current volumes, the average daily,traffic (ADT) volume projected on Paula Lane between Bodega Avenue and Paula Lane is 1,440 vehicle trips per day. This projected traffic volume is well below the City's range .of 2,000 to .6,000 Average Daily Traffic (ADT) for collector streets. Collector streets are designed for 35 miles per. hour. Residential streets have 10' travel lanes and the same parking, planter and sidewalk widths as, collectors but they are designed for 25mph and have ADT volumes of less than 2,000. 'We are willing to =prove our frontage- for either, collector (as currently planned) or residential. The very short segment of Paula Lane in the City limits appears to be closer•to.the residential street'standards. Sunnyslope is designated as a collector street and its .current volume ranges,. from 3,000 ADT at the .north end (projected to be 4,000 at .build out) and 1,500 ADT at the south end. Paula Lane is not a regional street. It primarily provides local' access to the immediate neighborhood. i ,O Page Five Edie Robbins, civil engineeriwith' CSW/Stuber/Stroeh, provided the following response. 7. Provide an overview of2one'2 and water pressure issues. Zone 2 is a single hydraulic zone which spans Petaluma and which serves elevations above 60 feet. Zone2 is divided into westside and eastsidelooped sections that are connected by a 10" main in Webster St. near Western Ave.-, The westside Zone 2 (west of Western Ave,) is closer to Paula.L'ane Tank and Magnolia Booster Pump Station. The eastside Zone 2 is closer to Mountain View Tank and McNear Booster Pump Station. According to the- Water Field Office (Steve Simmons) there •are,no Zone 2 supply problems or storage capacity shortages. Westside Zone 2 customer':s'water'pressure is determ-ined.primarily by the elevation of water in the Paula Lane water storage tank. Lack of water pressure near the Paula Lane tank is caused by lack,, of elevation between the tank water level and the properties receiving water service from the tank. In addition, there is some pressure fluctuation due to tank water level duringnormal operation. According to the Water Field Office (Lou Hodge) Paul Lane Tank does not ,go below 5' full during; normal operation (5' corresponds to a pressure fluctuation of 2.2 psi.). • It is important to note that the, existing water pipe in Paula Lane 'is; a transmission main that is designed to allow major water flow to and from Paul' 'Lane Tank during Zone 2 operation. It would take a'demand of 525 gpm to drop the water system near the Paula Lane. Tank by 1 psi. The proposed development average'peakhour .demand is estimated at 25 gpm and will not impact the existing pressure of the existing homes. The calculations are confirmed. by the City conducted flow -test. "Is requiring pressure boosting devices on individual houses appropriate where experience shows that manv:homeowners choose to disconnect4hem and live with low water pressure?"' Current City regulations require customers above 165 feet elevation to use an air gap system. to 'increase service pressure. The City's air gap, system requires the use of a private water storage tank and hydropneuniatic system to boost pressure to the domestic and fire sprinkling systems., Low, pressure complaints may be due to homes being connected `to the water system before the air gap system was required, homes with-. older technology pressure boosting systems, home owners, disconnecting systems due to noise or PG&E costs or not properly maintaining existing pressure boosting systems. Performance issues can be improved by installing a modern air gap system,, including the proper pipe and pressure'vessel selection, and then correctly maintaining the system. Galvanized pipe, comrnonlyfound.in older plumbing, loses flow capacity as it ages due to corrosion products and mineral deposits which adhere to the inside pipe wall. The water flow is restricted due 'to the reduced inside diameter of the pipe. New construction, Page Six • including the proposed development incorporates; the use of plastic or copper -pipe that retains good flow capacity with. pipe age. Steel tanks without •a sealed pressurized air chamber must be recharged with, air for proper operation. If the air is .not recharged then the- system has no capacity and the booster pump will run continuously with water- use either due to domestic demand and/or leaky pipes/fixtures. The proposed development will use the most current technology for air gap systems, including use ofa.pressure vessel with a sealed air chamber'that--prevents contact between the pressurized air and the water. According to the Petaluma.Fire Department (Lonnie. Armstrong),.Jerry°and Don's,Pump and Well Service provides a residential air gap system that meets the City's air gap standard.There are many of these'systems in service in the area of the proposed . development. These systems cost. approximately $3,000. "Is there a fix that could address this problem for all the. houses in the upper elevations of Zone 2?" Possible solutions, include raising the water level in .the storage tanks by increasing tank height or boosting pressure with either a City or privately operated hydropneumatic system, i.e., air gap systems. Increasing the tank height impacts the entire Zone 2 system operation and therefore may not be a practical,soluiion. The Paula Lane Tank would need to be approximately 50 feet taller ,than it is now to improve -the water pressure. Pumps at the Magnolia and Me ear Booster Pump. Stations may need ;to be changed. The Mountain View Tank would also need to be increased in height.) In addition, many existing customers at lower elevations would experience high water pressure and. would require the installation of pressure reducing valves. Another solution would be to construct a City,Hydropneumatic System. This option is very expensive, and would require a City property site where the system could be installed. It is estimated that the cost would be, 110,000, per house for the approximately 200 homes above .165 feet.that are served by.the Paula Lane Tank. This includes a hydropneumatic systern with, pressure vessel, compressor, controls, and a protective structure -plus a new 4" water main including connections to each home's existing service lateral. For. Zone 2, all new construction in the City of Petaluma requires the use of an air gap system if the lot is 165 feet or more elevation (City,of Petaluma Standard 876.02).As previously mentioned, all of the homes in the proposed development, will have! state of the art systems, costing .:approximately $31000 per home. Existing homes could "'install the same type of systems in order to4mprove their waterpressure. Once again it.should be emphasized that the proposed development will not impact the water pressure of the existing homes. n RESIDENTIAL DENSITIES C(TY OP .......... 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M. 4987-a _ HIS . I B O � E G O ° ° 00 0 A A V 0 E � R) TH1S MAP'wAS'PREPARp FOR ASSESSMENT PLRPOSES OHLYe - LIABILITY IS ASSI ,FOR -THE AcO pmy, OF THE' DATA ;DEL IWJM Assessors Map k. 19 Pg. 07 Sonoma County, Co/if. NOTE: THIS PREPARED FOR ASSESSMENTI P PUMSES ONLY. NO UABIUTA IS ASS ED FOR THE ACCURACY OF THE DATA DEUNEITED HEREON. COUNTY ASSESSOR'S PARCEL MAP PARCEL MAP,MNS 01-0005 REC. 9- 9-o2.1N, BK ,639. WPSPG.L IJ-46 PARCEL MAP 6717 REC. 6-14-791N SK. 269, AOWS PGS. 2-J r 1 S AM..M 0 i..�Al� MX RarE ARE4, 50-05 .3-022 3-027 63,-002 .13B-023 N SCALE. 1'- 200' REVISED . L' I j a, Assessor's Mop Bk. 150 Pg. 05 Genes ��� Sonoma County, Calif (AcAo) KEY to-JO- 24 LSL v r 1p �►- �� � S o �wl,�a.e C�'t —S• dJ�e`cl • 0' SSESSORS PARM-MAP M X RA 7E A JREA il WA 6300- 'o Porce%Mo,p 4 7 63-7 3-027 @ R-257 /0 -,9 4 W AU'3150 214 6 ar 7, z 63- C04 Z. OJA. : ft/. 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ErUV„ N.YJO'L M.NJO R AK 15to .� o. e ; I COUNTY ASSESSORS PARCEL ASAP VIM UA6ll11T 1.7 ^ZOWc rwa Irc =, AW RACY OF TW DATA DMIWEATED or TAX CODE AREA /78-003 Pei A07p 2856 alerp9m ftwvro/Tr REVISED 8-21-74 7.12-79•S2 12- S -113•34 08-02-85-56 3841 4/JO%74 Sonoma -mar • 0 Vl'r.> MA.PrCitL MAt" U VUl V I f ON '$04COU*) Pcl Milo 6072 BODE6A (PE.rALUMA-VALIEY AVE 4, FORD 0411 HI GH WA YJ o. R v--� F, , THI'S,W WAS:�REPAP FnR TTT: _ kA� &mar i Lot! An ASSESWNT PiPPOSES ONLK.., z.aYAc i 1 UABILITY IS ASSUIM FOR T}f 14Wk ACORMY DUA�OtLIWAILD b. 7 -iJ Parcel,M% Na 7997 All 555 Roe. //4r/*Y rAsr P-07 AC. 3.96 AC, IAA EAsrwff LANE 171-18 z--- S ".So So I 4140 WcelMap4324 it AG 4 81. 211 Pq 41 Rec. 8-20-74 I Lot.] Lot2 b ZM A52 - Z.85AC. 1.4751a JIM IV J.25.4C: 145.10 MP034'50,"1-JT1.NJ- :j MY$ - 1.83AC. o, M4324 (0 Lse 514. **,�Wjtvs 1. PCI.13 2.'54Ac. ; / Os z Yr4. M "AC Pc12 PCI. 4117P 6395 15AC. 379." J.00AC 1. r AC. R Tz- r A R 641� AC. fslfp Eff, 78 K LS-427 RIS-120120 4.5 AC: 14 197 AC 48908 275.39 P191-7 A t" e) L, 07AC. 9 4.-JW6 4."C 300.00 M5, !e2.934C. � 4916f 60.64 ".oz -j'e Z.,.Oj 1. o SO At. 0 ?.50AC.2.18�c- 5.86 A C.' 1 'k� 45P4 54' - — Z98,98 30.9.4 CLiEVELAND AVENUE' • TAX CODE AREA /78-003 27140,0&Z70 1-002 P/ MqP Na 7782 P* ZZ, Roe. 8-7-A0 Map ft 1849 ~ /9 Aii.71vm Pu MOW Pb-el-Map;X78 sk. -v58 Pg. lj;,Rfc. 051-TO184 REVISED 2-29-88:61 LSL 3.50 AC. 2- 5P 3,OAC: 558.7 577.5f tu 2.77 AC. ZO AC co Q Assess0rs Mop 8/(. sazm,7 ctv/71y, CGlIr • - - -- - SCALE IN 111 WOF AN INCH I . ,I ' zl ' 31 ,� ' � . ..... e� . — — 1=800-345-7334 COUNTY ASSESSOR'S PARCEL MAP TAX CODE AREA ck6:- 55 3- 022 . 10 000 Gc� I r 6 �' taMMC :Q CI /•.a `� .L11W :GW M:=J 1/)i Crn Usn. � . S� a � O i ? 32 Y yl Q 9O © -44" - - , aJEY1SELY1Sin a _ rlswr (4 80- 4 r4Ai :- v _ C/ROLE 2 ,��'� 42 - O � � v a. r."'.fp� .all •ua. - - - 3 63•. t v2 4 _��--yy.39A 39 .lam Sa k 40 '/6 ot!== IL_ n. �' S6 SSA. /3 46 47 ,ate "'$ a�e.ofr 55 $TREE T „m Est wn - 'um 2) 8 4 4 S ,13 a.a ,y o /� s 2 5 ; 61 O = alz R bM Yb ,�.L �� ...• N.I - ... /. 1 —_ I aarfr'•Yr - - /van 1 e - - - —s �pr�� y Q I rs IY./IG: This MP 1 s PREPa� FOR a' AO a.o►w: ItD FGfi tot CADER SUB. Nq 4 Assessors Mop Bk.6 PC'55 �ACCUUff OF .FrW Lots I thru 14 Sonomo Counly, Co/if. may, and 39 thru 57 S SONOMA COUNTY ZONING REGULATIONS § 26-16-010 Article 16. AR Agriculture and Residential DistricL SM 26-16W5. Purpose. Purpose: to provide lands for raising crops and farm animals in areas designated .prirnwily for rural residential use pursuant to Section 22.2, Objective LU-6.6: and Policy LU-6d of the general plan. ,(Ord. No. 4643, 1993.) Sec-, 26-16-010. Peribitted uses. Permitted uses include the following: (a), Single-family detached dwelling unitsin accordance with residential density shown in the, general plan land use element or -permitted by . a B combining district, whichever is more restrictive. These unit(s) may be manufactured homes, but only 'one (1) may be a manufactured home without 'a permanent foundation. A manufactured home without -permanent foundation shall require. prior approval of a zoning permit notice of, which shall'be posted at least ten (10) days prior to issuance, during which an appeal may 7 be filed and processed pursuant to Section 26-88-040. Issuance of the zoning permit shall be subject, at a minimum, to the following conditions: (1) The manufactured horne shall be at least twelve feet (121 in width except those that are owned and occupied on the effective date of the ordinance codified in this. chapter; (2) The manufactured home shall be skirted; all skirting shall be of 4 Wpe .approved by, the. state of California, (3), the manufactured home shall have one patio awning with a.mmilmum, dimension of nine feet (91 by twenty'4feet (20') and either, a garage, carport or awning with a minimum dimension of ten feet - (I 01'by twenty feet (20) for covered parking, (4) The manufactured home sites shall be landscaped, and (5) The manufactured home shall be occupied by the owner of the property or a relative, of the owner, (b) Home . occupations, (c) Small residential community care facility; (d) . One (1) guest house per lot; (e) Self contained recreational vehicles and/or travel trailers ;to house persons solely employed on the site for agricultural purposes for less than ninety, fW) days, subject to the following: 26-113 cry § 2646-010 SONOMA COUNTY CODE § 26-16-010 The property owner must submit a written affidavit to' theplanning, department, stating that the recreational vehicle and/or travel. will only be used. to house persons solely. employed on the site of a bona fide agricultural,enWr p prise. A�'%ona,fide agricultural enter rise" is defined, for.this purpose, as an operation which derives its pru-nary, and principal 'income from agriculuu-al production. The recreational vehicle or trailer shalli'be immediately removed from -the - site, when it is no longer occupied by persons, who are solely employed on the preniises site; (f) 'On parcels of two (2) acres or less; the, raising, feedingmaintiinilig and breeding of'not more than one (1) of the following per twenty thousand '(20,000) square feet of area: (1) Five (5) hogs or pigs, (2) One (F) horse, mule,, cow or steer; (3) Five (5) goats, sheep, or similar animals, (4) Fifty (50) chickens or similar fowl, (5) Fifty (50) ducks or geese ,,or :one hundred (100) rabbits or similar animals, (6) The above h=tations may be modified by the planning, director upon submittal of a proposal statement which describes the extent,. of the domestic fanning use, and which is signed by the owners ers of all 'property within three hundred fee (300� of :the. subj=_property. The planning director may require theaapplicant to obtain a use permit if the Director determines that the project might be detrimental to surrounding uses. (7) 4-H and FFA animal husbandry ,projects are permitted without liniiiation of parcel, size, provided, that the parcel contains 'at 1easttwenty thousand (20,00o) square feet. and provided further, a letter of project authorization is first submitted by the project advisor. The planning. director may require the applicant to obtain a use ,permit when the director determines that the project might be detrimental to surrounding uses; (g) On parcels exceeding two (2)acres;, raising, ,feeding, maintaining anO, breeding of horses, -cattle, sheep, goats and similar animals; (h) The outdoor growing and harvesting of shrubs, plants, flowers,trees, vines, fruits, vegetables, hay, grain and similar food- and fiber crops, -including, wholesale -nurseries. Except as noted below agricultural cultivation shall not 'be permitted in the following areas: (1) Within one hundred feet (100 of the top of the bank in the Russian River Riparian Corridor, (2) Within fifty feet (501 of the top of the bank in designated flitland riparian corridors, (3) Within, twenty=five feet {257 of the top of the bank in designated upland riparian corridors. 0 (Reyind �M 26- 114 § 26-16-010 SONOMA COUNTY ZONING REGULATIONS § 26-16-010 Agricultural cultivation may be allowed as set out in subsections (h)(1) through (3) of this section- upon approval of a management plan which includes appropriate mitigations 'for potential erosion, bank 10 stabilization and biotic: impacts. This plan may be approved' by the planning director or by use permit pursuant to'Section 26-16-020(b); (i) Thel indoor ,growing and harvesting of shrubs,, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food, and fiber crops; provided that the greenhouse or- similar structure for, indoor growing is less than eight hundred (800) .square feet; (j) Incidental cleaning, grading, packing, polishing, sizing or similar preparation of crops which are grown on. site, but, not including agricultural processing; (k) Temporary or seasonal sales and promotion,, and incidental storage, of crops which are grown on site; (1) Temporaryor seasonal sales and promotion of livestock which have been raised on site; (m) Accessory buildings and uses appurtenant to the 'operation of the permitted uses. Accessory'buildings may be constructed ow vacant parcels of two (2) acres or more in advance of a primary permitted use. On vacant parcels .less than two (2) acres, accessory buildings may only be constructed if less than, one hundred' twenty (12% square feet or , as incidental to an existing agricultural use, ln) Boarding of `a maximum of five (5), horses :subject to issuance of a zoning permit, (o) Occasional cultural events,; provided: that a written, notice stating "The Sonoma County Planning Department .will issue ,a. zoning permit ,for a,, cultural event (state nature and duration) on this, property if° a written appeal is not received within ten (.10) days 'from the date of this notice is posted on the property at least ten (10): days prior to issuance•of a zoning permit, and nooappeaf pursuant m Section 26-92-040 has been received from any interested person, and provided, that approval is secured from the .following departments: sheriff, public ,health, ,fire services; building inspection and `public works: In the event; of "an appeal, a hearing on the .project shall be held pursuant. toSection 26-92-040; (p) Small family day care; (q) Laurge, firnilyl day care, provided that the applicant shall meet all.performance:standards listed in Section 26-88-080; {r) Pet fancier facilities, provided, .that a pet fancier license is obtained from the division of animal regulation and renewed' annually; (s) Beekeeping; (t) Craft sales and garage sales not exceeding two (2) sales days ,per calendar year provided that prior notification �is given to the California Highway Patrol and that adequate off-street. parking is provided; • 26-115 (Revised 1-01) 26 16-010 • SOidOMA COUNTY CODE § 26-16-010 .I)' ttached commercial telecommunication facilities. -subject to the applicable criteria set forth in Section 6-88-130; :) Minor freestanding commercial telecommunication, facilities, subject to, the applicable criteria set forth in Section'26-88-130, and subject to approval of a zoning permit; including environmental review, for which notice, .including a site plan and, one (1)elevation with dimensions for such facility, is mailed to adjacent property owners and posted on the subject property at least ten (lU) days prior to issuance of the permit and provided that 'no appeal pursuant to Section 26-92-040 has been received from any interested person. In the event -of an appeal; a hearing on, the p'rojecvshall be held pursuant to the above section; w) Noncommercial telecommunication facilities eighty feet (W) or less in1eight subject to the applicable criteria set forth in Section 26-88-130. Facilities, between forty feet (4(Y) and eighty feet (go in height are subject to approval of a ministerial zoning permit for which notice is mailed to- adjacent property owners and posted on the subject property at least 'ten (TO) days prior to issuance of the permit and provided that no appeal pursuant to Section 26-92-040 has been received from any interested person. In the event of an appeal, a hearing on the ,project shall be held pursuant to the: above section; (x) One (1) travel trailer per lot formse as,"temporary housing in accordance with Section 26-8"10(q) and provided that a travel trailer administrative permit is obtained and renewed annually; (y) Minor timberland conversions, subject to compliance with, the requirements of Section 26-88-140; 0 Other nonresidential uses which in the opinion of the planning director are, of a similar and compatible nature to those uses described :in this section; (aa) Bed and breakfast inns, containing not more than one (1) guest room,, contained within a single-family dwelling, subject to the issuance'of a.zoning permit. No bed and break.fast;inn shall displace nor interfere with any existing agricultural ,use on ;the property. No bed and breakfast inn shall be located on land under Williamson Act contract. Food,service shall be limited to breakfast served to inn guests only, and shall besubject to the approval°of the Sonorr aCounty department of health. services: No weddings, lawn parties or similar activities shallbetpermitted. No outdoor amplified sound ,"shall be permitted. At -least ten (10) days prior to issuance. of a zoning, permit pursuant to this subsection, a written notice stating "Ibe -Sonoma County Permit and Resource Management Department will `issue a zoning permit for a one guest room bed and breakfast inn on, the property located ;at [ad;lms and APN] if a written appeal is not received ' within ten (10) days from the date of this notice" shall be posted ou the subject parcel and shall be mailed or delivered to all owners of real property as shown on the: latest equalized assessment rollwithin, three hundred, feet (3W)'of the subject parcel. If no written appeal is received during the :ten (10)•day period following, the posting and mailing or delivery of notice, a zoning, permit shall be issued if the proposed inn satisfies the requirements ,of this. subsection. In the event of 'a timely appeal, a. hearing on the proposed inn_ shall be held before. the board of zoning adjustments pursuant to Section; 26-92-040 and the proposed,. inn shall be evaluated under the provisions of this subsection and the standards .set forth ,in: Section 26-92-080. (Ord. No. 5265 § 1(h), ZQ01; Ord. No. 5016 § IM, 1997; Ord. No. 4995 § l(b), 1996; Ord. No. 4973 § 5(a), 1996; Ord. No. 472-3 § i(g), 1993; Ord. No. 4653 § 1(h), 1993; Ord. No. 4643, 1993.) (xMxa 1-01) 26-116 § 26-16-020 SONOMA COUNTY"ZONING REGULATIONS. § 26-16-020 Sec. 26-16-020. Uses permitted with ause permit. Uses permitted with a use .permit include the following: (a) The raising-, feeding, maintaining and breeding of poultry, fowl, rabbits, fur -bearing animalsoranimals such as veal calves, pigs, hogs and ihe'like, which are continuouslyconfined in and around barns,,corrals and similar areas for "other than domestic purposes. Incidental processing of such animals which are raised on.site. This subsection shall not be 'interpreted so as to require a use permit°for animals allowed by Sections 26-16-010(f) or (g); (b) Agricultural cultivation in the following areas„ for which a management plan has not been. approved by the planning director pursuant to Section 26-16-010(h): (1) Within one hundred feet (1001 of the , top of the bank in the Russian River Riparian Corridor, (2) Within fifty feet (50 of the "top of the bank in designated flatland riparian corridors, (3) Within twenty-five feet (251 of the top of the, bank in designated upland riparian corridors;. (c). Retail nurseries involving cropstplants which are not grown on the site; (d) Indoor growing and harvesting of shrubs, plants,, flowers' trees, vines, fruits, vegetables, hay, .grain and similar, food and fiber crops in greenhouses or similar structures of eight hundred (800) square feet or more; (e) Commercial kennels, veterinary clinics for farm.animals but not for companion and ;exotic animals; (Ord. No. 3403) (f) Commercial stables not permitted under Section 26-16-010(n), riding academies;..equestrian riding, -and driving'clubs and'hunting clubs; (g) Game: preserves ,and refuges; (h) Commercial ,mushroom farming; (i) Noncommercial clubs and lodges, golf courses and driving ranges, but not including miniature golf courses; 0) Home occupations with one (1)monresident employee,, but which, otherwise meet the definition ofhome occupation in Section 26-02-140; (k) Public schools, subject, at a minimum, to the criteria of general plan Policy LU-6e; jl) Private nursery, primary and secondary schools and churches subject, at a minimum, to the criteria of general plan _policy LU-6f; 26-117 «iscaa-01) § 26-16.-020 $ONOMA COUNTY CODE § 26-16-020 • ) Cemeteries, mausoleums, cola mbariums and ,crematoriumsi 40M (n) Minor public service uses or facilities (transmission and distribution lines and telecommunication facilities excepted), including but !not limited to reservoirs, storage tanks, pumping stations, telephone exchanges,'small power stations; transformer stations, fire and police stations, and training centers, service yards and related parking lots' which, at a minimum, meet the -criteria, of general. plan Policy PF-2s and which are not otherwise exempt by state law; (o) Large residential community care facility; (p) Exploration and development of.low•.temperature geothermal:resource-&for other than power development purposes provided that at a minimum it is compatible with surrounding land uses; {q) Bed and breakfast inns, containing not'more than five,(5) guest rooms, subject'to Article 82 (Design Review) and Article 86 (Parking Regulations). No bed and breakfastinn shalldisplace not interfere with any existing agricultural use on the property. No bed and breakfast :inn shall be located on land under Williamson Act contract. Food service shall be limited to breakfast served to inn guests only, and shall be subject to the approval of the,Sonoma County department of health services. Weddings, lawn parties or similar activities may be allowed if specifically authorized by the use permit. No outdoor amplified sound shall be permitted at' any "time. No bed and breakfast inn shall include, the use of, more than one (1) single-family dwelling and one'(1), accessory structure for transientoccupancy. No more than two (2) of the five (5) guest rooms allowed by this section may be located; in the accessory structure, if any. If an accessory structure is used:for transient -occupancy, the total floor area available for use by guests, including guestroorns and common areas, shall not exceed six hundred forty (640) square. feet. There shall be no internal doorway or passage between the area available for use by guests and any remaining area of the accessory structure; (Ord. No.'5265 § l(i), 2001: Ord.. No. 3376; Ord. No. 3662.) (r) One (1) second dwelling unit W16t provided that the procedures and all cnieria of Section 26-88-W are met. The procedures include provisions for waiverr of'the use permit unless a protest of such waiver is received by the planning department The criteria include, but are not limited to maximum size limitations, maximum separation between primary dwelling units, and second dwelling units, setbacks and yard requirements; `(Ord. No. 3511.) (s) Day., care center, (t) Craft sal'es'sand garage sales involving three (3) or four l4) sales .days per year; (u) Intermediate and major freestanding,commercial telecommunication ,facilities subject at a minimum to the applicable criteria 'set. forth 'in Section 26-88-130; (v) Noncommercial telecommunication'facilities greater than eighty feet (8n in, height:subject.at a minimum to the applicable criteria set forth in Section 26-88-130; (rL-iwd I-01) 26-118 § 26-16-020 SONOMA COUNTY, ZONING REGULATIONS § 26-16-030 (w) Other nonresidential uses which in the opinion of the planning director are of a similar and, compatible nature to those uses described in'this section. {Ord. No. 4973 §: 50), {c), 1996 Ord."No. 4781 § 2(B), 1994; Ord., No. 4643, 1993.) Seca 26=16-030. Permitted residential density and development criteria. The use of land and structures within this district is subject ,to this article, the applicable. regulations. of this chaptei, and the provisions of any district which .is combined herewith. Policies and criteria of the .general plan and any applicable specific or area plan or local area development guidelines shall supersede the :standards ,herein. (a) ;Residential density` shall be between one (1) and. twenty (20) acres per dwelling, .unit as shown in the general plan land use element or as permitted'by a B, combining district, whichever`is more restrictive. (b) Minimum lot size.shall be 1.5' acres°unless public°water- serves ;the lot, in which case the,minimum;shall be one (.1) acre. In such cases where lots are clustered, a protective easement shall be applied to the remaining large parcels which indicates that density has been transferred to the clustered, area. (c) Mazimurn Building Height. (1) Thirty-five feet (35%; additional height may be permitted provided that site plan approval in accordance -with Article 82 is first secured. • 2& 118.1 Mxvisca 1-01) § 26-16-030 SONOMA COUNTY ZONING REGULATIONS § 26-16-030 (2) Maximum height' for telecommunication facilities is 'subject to the provisions of this article and - Section 26-88-130. (d) Minimum Lot Width. The minimum average lot width within each lot is eighty feet (807. (e) Maximum Lot Coverage. Thirty-five percent .(35%). Lot coverage limitations may be waived by the planning director for greenhouses and swimming pools. (f) Yard Requirements- (1) Front Yard. Thirty feet (307 except where combined with any B district and in no case shall the setback be less than'fifty-five feet.(550 from the centerline of -any public road sweet or highway, except as may be otherwise indicated on the district maps. (2) Side Yard. Minimum ten feet (107. (3) Rear Yard. Twenty feet (20'). (4) Watering troughs; feed troughs, accessoybuildings used for the housing or maintenance of farm animals, and accessory buildings and. runs used for the,'h'ousing or, maintenance of kennel animals shall be located at;l'east fifty -feet (50�,from the fronrproperty, line, twenty feet (207 from any side or rear property line, and thirty feet (30� from any, dwelling on the adjacent property. (5) No garage or carport opening facing the street shall be located .less than twenty feet (20') from any exterior property line, except that where twenty-five percent (25%) or more of the lots on any one (1) block 'or portion thereof in the same zoning district have been improved with garages. or carports, the required front yard may be reduced to a depth. --equal to the average of the front yards of the such garages or carports. However, in no case shaIthe front yards be reduced to less than ten feet (IOC. Further, the permit and resource management department director may require a use permit if the reduction might result in a traffic hazard. Notwithstanding the above, if a residence is elevated ,to .meet flood requirements, the space underneath the structure may be utilized fora garage orcarport if it will meet building codes, even if the ten foot (10�. to twenty foot (20) setback cannot, be net, subject to approval of administra- tive design review: (6) Cornices, eaves„ canopies, bay windows, fireplaces and/or other cantilevered portion_ s of structures, and.similar architectural features may extend two feet (20 into any required yard. The maximum length, of the projections shall not occupy more than one third (1/3) of the total length of the wall on which it -;is, located: Uncovered porches, fire escapes or landing places may extend six foet (67 into.any required front or rear yard and three feet j37 into any required side yard. (7) Where twenty-five percent (25 %) or more of the lots on .any one (1) block or portion thereof in the same Toning district have been improved with buildings, the required front yard may be 26419 (rsmsea 9.98) § 26-16-030. SONOMA COUNTY CODE § 2&16-030 reduced to a depth equal - to the average of .the front yards of the improved lots, subject to the limitations of subsection (f)(5) of this section. 8 Accessory buildings may be constructed within the required yards on 'the rear half of the': lot; (.) ry g Y provided, that such buildings shall not occupy more than thirty percent (30%) of the width of any rear yard. Such accessory,buildings shall not be located closer than ten feet {107, to the ,main buildings on adjacent lots. Notwithstanding the foregoing; swimming, pools may'.occupy more than thirty percent (30%) of the width of any rear ,yard. A minimum of three 'feet M shall be maintained between the wall of a pool and the rear and side property lines, and from the main building on the same lot. Conventional'. pool accessory'equipment (pump, filters, etc.) shall be exempt from setbackrestrictions. Additional setbacks may be required under the Uniform- Building Code. (Ord. No. 3932.) (g) Parking Requirements- (1) No less than .one (1),covered off-street occupant Parking -'space -per dwelling unit. The requirements for covered °parking may be waived for. single-family dwellings if the. lot on which the dwelling is to be placed is of, such size, shape :or location that theweas devoted to automobile .parking, will be visually screened from adjacent lots and from ,the common roadway(s) serving the property., provided, that site plan approval in accordance with Article 82 is first secured. (2) Any other use shall provide parking in accordance with the<standards in Article 90. (Ord. No: 4973 § 5(d), 1996; Ord. 'No.:4 21 §§ 1, 6, 141996; Ord.. No. 4643, 1993.) • tReri�oa �.9s� 26-120 § 26-78-005 SONOMA COUNTY ZONING REGULATIONS § 26-78-010 • Article 78. B Combining Distnictse Sec.26-78-005. Purpose. Purpose: to specify residential density and/or minimum parcel or lot size for a particular parcel, lot or area (Ord. No. 4643, 1993.) Sec. 26-78-010. Generally. , The following regulations shall, apply to the. respective B districts: Combining District: Requirements: QThe adopted zoning maps shall specify the maximum, permitted density, determined by gross �^ acreage for all residential uses. Minimum front, side and rear yard requirements and the minimum parcel or lot size,.if not otherwise specified, shall_ conform to the base district with which the B6 district is combined unless specifically approved otherwise by the planning commission. B7 Minimum parcel or lot size shall be as specified on the recorded final or parcel maps and the parcels or lotsv, shall not befurther subdivided. The B7 combining district signifies that the lot has been, frozen in :order. to� restrict further subdivision of large remaining parcels left after approval of a clustered subdivision as provided ,in general plan Policy LU-6c. A lot line adjustment may be applied for; processed; and approved pursuant to. Chapter 25 of the Sonoma County Code and this chapter. Minimum front, side and rear yard requirements shall conform to the base district with which the B7 district is combined unless specifically approved otherwise by the planning commission. B8 Minimum parcel or lot size shall be as specified on the, recorded final or parcel map and the parcels or'lots shall not be further subdivided. The B8 combining district signifies that the lot has been frozen for one .of ithe following reasons: 1. The property, is designated rural residential on the general planland use map, but is subject to a Williamson Act contract; 2. The property lies. Within the designated urban service boundary surrounding a city where the countyintends to limit urban development until annexation or similar occurrence pursuant to a general plan area policy; The property is subject to a specific plan or area plan policy where the county intends to limit urban :development for the reasons set forth in the applicable plan. 26-247 (Revised 9-98) § 26-78-010 SONOMA COUNTY CODE § 26-78-010 A lot line adjustment may be applied for, processed, and approved pursuant to Chapter 25 of the, Sonoma County Code and this chapter. Minimum front, side and rear yard requirements shall conform to the base • district with which the B8 district is combined 'unless specifically approved otherwise by the planning, commission. (Ord. No. 4643, 1993.) • (Revised 9-98) 26-248 11, lg 2iiO3 i1-9:75 Fall 71i7 7763644 l iilllll1t1r11Q- U-1-elopmont Owl') • MEMORANDUM To: George White From: Mike Healy Date: November 14, 2003 Re: Paula Lane Subdivisim Following this week's Planning Commission meeting, I had some questions that I would appreciate having addressed before this application comes back to the Commission. 1 _ Could you provide.a map that showsth.e County.zoning in the:general vicinity (at least from Bodega to Schuman) `for areas outside the UGB -- specifically showing minimum lot sizes -- in addition to current zoning or General Plan land uses for,areas:inside the UGB? This would be helpful' 'in considering, appropriate treatment of the feathering issue. 2. Are there any known constraints (e.g., wells, septic) that could prevent this parcel from being developed in the County with 2 acre lots, in the event the City declines to annex it? 3. I understand the neighbors approached the Open Space District regarding possible purchase of this site. Setting aside the questionof whether there.s a willing seller, has the OSD given a definitive answer as to whether or not it is interested in this site? 4. Has the Police Department:.reviewed the proposed path and its.relation to the proposed P Po lots? There have been two or°three recent east -side subdivisions where the Police strongly encouraged paths with "eyes" on them, meaning that they- not abut only back yards and not be shielded from view from nearby streets. 5. In connection with,the Sunny Slope;Road annexation many yeams ago, the City required all the Property owners'with development potential along the street to form an assessment district and'improve the entire length of the street before, any building was allowed. This avoided the situation. where some segments of a street are widened but provide little functionality because other segments are not widened. (Cherry,and Magnolia are prime examples- of the,approach being recommended here.) Was the Sunny Slope approach considered by staff, and' why is it not,recommended? b. Another lesson'from Sunny Slope Road is that the street was overdesigned, leading to conditions where motorists feel they can safely go 40 mph or more. With that experience in mind, whatstreet.width would be appropriate for a potential improvement of Paula Lane down to B:odega. (and up toSchuman)? Is it less than the width of the short segment near Sunset that is already, inside the City? 7. Could, you get,Steve. SiMm,ons to provide an overview of Zone 2 and water pressure issues? Is,requiring pressure boosting devices on individual houses appropriate where experience shows that many°:homeowners choose to disconnect them and, live with low water pressure? Is there a fix that could address this problem for all of the houses in the upper elevations of.Zone 29 mcu= -ofaD !7-1M I7,