HomeMy WebLinkAboutAgenda Bill 6.B-Attch07 05/17/2004MAY 17 2004 6S
I .I'SSION. VALLEY
P!WO P E RT I E S
Date: December 31, 20'03
To: Irene Borba
CC: Mike Healy,'George White, Craig Spaulding, Mike Harris
From: Marti Buxton �
RE: Response to 11/14/03 Memo from Mike Healy
The following are responses to Councilmember Mike Healy's memo d'ated.November 14,
2001 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 B6undary (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 attemptyto 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 Districtand 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 iricludirig SD- Scenic_ Design'Gombining District, SR- Scenic
Resources Combir ing'District, and LC Limited Commercial. In an attempt:to provide a
"road reap" 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'i'ately south of the;proposed development totaling just over 11 acres. (See AP map
19 -08 lots 3,, 4. and 5,1..A:portion of a fourth parcel (AP 19- 08 -14) appears to have
approximately an acre within the UGB. It should be noted that this parcel of 9.54 acres,
5000 Hop,1<grd Road Suite 170 Ple.isanion • California 94588
Tel 975.467.9900 Fax 9"_'5.467.9919
in `G i)C9 >inissionvallevfiomes.com
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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' Zonm
19 -08
l acre or 43,560 sf
AR B6 SD
19 -07
.2.3 acre or 10,018 "sf
AR:$6.2
15 -05
.46 acre or 20;000 sf
ARB6 2
21 -01
57 acre .or 42,253 sf
AR B6 2
2'1 -02
.28 acre or 12,100 sf
AR B6 13
The above minimum lot sizes would indicate that "the proposed 3 acre open. space
adjacent to the UGB is appropriate for the intensity ofthe development within the county.
The table below notes the minimum lot sizes for the nearby residential. development
within the City limits as it compares' to the proposed development.
AP
Area
Lot Size
General Plan
Zoning
Map #
150 -05
Sunset. Drive
:20 acre or' 8,500 sf
Urban
R -1, 10
6 -55
West Street
.17 acre or 7,405 sf
Urban
R -1, 10
(westerly portion)
(6 to 5 du/ac)
Note; the majority
Elm (southerly
of lots are under
portion)
10,0008f
19 -'0$
Paula. Lane
.23 acre or J 0,000sf
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 eare no known physical
constraints to developing the property °in th,e 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 .B6 2. (.Agricultural /Combining District). This his also the
most prevalent zoning in the adjacent landin the County.
Page Three
As specified in the attached Sonoma County Zoning.Reguiations, for 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.'The 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 isservedbypublic 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 aminiinum 20' versus 25' in the City. Manufactured homes are
allowed in the County but °not din 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 than: through. 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 purchasesJust as the recently approved Magnolia site did
not meet their criteria even though a portion of site was General,Ptanned for a park.
Additionally, i6s typical for OSD to require the City to pay for half of anypark/open
space'acqu sition within city limits. 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,priontyprojects 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 theplanned 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
Alan Tilton of W- -Trans was consulted for the following 2 responses.
5. Was the Sunnyslope Road assessment district approach 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 stri ping 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. 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 to 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 1440 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 �im rove 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 streefstandards.
Sunnyslope is designated as a collector street and its .cu rrent 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.
•
• Page Five
Edie Robbins, civil engineer-�with' CSW/Stuber/Stroeh, provided the following response.
7. Provide an overview of Zone'2 and water pressure issues.
Zone 2 is a single hydraulic zone which spans Petaluma and which Serves elevations
above 60 feet. Zone 21 Ti's divided into westside and eastside looped 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.Lane 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 Zone 2 supply
problems or storage capacity shortages.
Westside Zone 2 customer's water pressure is determined.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 during- normal 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 P'aula'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 I psi. The proposed development average"peak hour 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;boostini! devices on individual h ouses appropriate where .
experience shows that many U neowners choose to disconneettthem and live with
low water p ressure ?" '
Current City regulations re quire 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 hydropneumatic_ system to boost pressure to the domestic
and fire sprinkling systems., Low 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 b.e improved by installing a modern air gap system,, including
the proper pipe and pressure vessel selection, and then correctly maintaining the system.
Galvanized pipe, commonly found.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 of.a pressure
vessel with a sealed air chamber thatprevents contact between the pressurized air and the
water.
According_ to the Petaluma;Fire Department (Lonnie. Armstrong), .Jerrysand 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'systenis in service in the area of the proposed .
development. These systems cost.approximately $3,000.
"Is there a fix that could address th is problem for all the. houses
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 solution. 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 Nl,cNear
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 feetthat 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 ofPetaluma requires the use of an air gap
system if the lot is 165 feet.or more elevation (City Standard 876.02).As
previously mentioned, all of the homes in the proposed development, will have state of
the art systems costing'approxirnately $3 per home. Existing homes could "'install
the same type of systems in order to ;improve their water pressure. Once again it :should
be emphasized that the: proposed development will not impact the w_ ater pressure of the
existing homes.
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1 § 26-16-M SONOMA COUNTY ZONING - REGULATIONS . § 26-1"10
Article 16.
AR Agriculture and Residential DistricL
Sm 2&I&W5.
Purpose.
Purpose: to provide lands for raising crops and form animals in areas designated;pdmarily for rural residential
use pursuant to Section 22.2, Objective LU-6.6; and Policy LU-6d of the general plan. , (Ord.No. 4643, 1991.)
Sec., 26-16-010. Permitted uses.
Permitted uses include the following:
(a), Single y detached dwell ing.units, in accordance with residential density shown in the, general plan
land use element or- permitted by,a B combining district, whiche i more restrictive: These unit(s)
May be manufactured homes, but :only 'one (1) may be a manufactured home without apem
foundation.
A, manufactured home without a:permanent foundation shall require:
prior of a zoning permit
,notice of which shall 'be posted at least ten (10) days prior to issuance during w4icli an ,appeal may
- 7
be filed and processed pursuant to Section 26-88-040. Issuance of the zoning permiv shall be subject,
at a minimum, to the following conditions:
(1) The manufactured home shall be at least twelve feet (1 21 1 in width ;�xcepttbqse that are owned
and occupied on the effective date of the -ordinance -codified in this chapter,
(2) The manufactured home shall be s1drted; all skirtin shall be of 4 type .approved by, the, state of
9
California,
(3). the manufactured home.shall.have One patio awning itha.mini mum, dimensi n of in
9 on nine feet. (91
by twenty "feet (207 and either. a garage, carport or awning with ` '
a minirriurn dimension of ten feet.
(101 'by twenty feet: (20) for doveredpa"g,
(4) The manufactured honie sites shall be landscaped,
and
(5) The manufactured home shall be occupied by the owner of the property or arelatiye of the owner,
(b) Home . occupations,
(c) Small residential community care, facility;
(d) . One,(1) guest house per lot;
(e) Self contained recr vehicles and/or .travel .trailers , to house persons solely employed on the site
for agricultural purposes for less than ninety {00) d su bject to the foll owing:
26-11'3 (PxVind
§ 264"10 SONOMA COUNTY CODE
§2016-010
Ile property owner must submit a written affidavit
to' the� planning. department, -stating that the
recreational vehicle and/or travel, trailer will only be used to h ouse persons solely employed on the site
-
of a bona fide agricultural,enterprise. A "%o
%Jide Agrictiltural,enter p rise:" is for-this purpose,
as an operation which derives, its primary and principal 'income from agriculuiral production. The
recreational vehicle orltraller shalli'be immediately removed from the site when it is no longer occupied
by persons, who are, solely employed on the premises, site6
M 'On ls of two (2) acres orless' th " s ing, feedingmain' g and breeding of 'not more than one
'
rais
(1) of parce the following per twenty t4ousand(W,000) square
. P feet of area:
(1) Five (5) hogs or pigs,
(2) One (1) horse, mule cow. or
(3) Five (5) goats, sheep or simila animals,
(4) Fifty (50) chickens or similar fowl,
(5) Fifty (50) ducks or geese,or one hundred (i rabbits of si mila r animal
(6) The above' limitations: may be modified by the plannin director upon submittal of a proposal
statement which: describes the extent.. of the domestic fanning lik and . which is signed. by the
owners of all 'property 'Within dim hundred fee (300 of the. subject,property. The planning
director may require the4applicant.to obtain a use permit if the DiTeam determines that the project
might be detrimental to surrounding uses.
(7) 4-H and FFA animal husbandry,proJects; are permitted with on of p arcel , ize,
Jiniitati I p , Is p rovided,
that the parcel contains , at 'leasttweni thousand (10,000) square feet.: and provided ft=her, a letter
of project authorization is first submitted by the project advisor. The planning director may
require
the applicant to obtain ,a use ,perm when the director determines that the project might be
detrimental to surrounding uses-,
(g) On parcels exceeding two (2) acres! raising, eeding, maintaining ,and� breeding of horses, cattle, sheep,
goats and similar animal
(h) - The outdoor growing and harvesting of shrubs, plants, flowers,,tm vin
s
e , frutits, vegetables, hay, grain
. es
and si food- and fiber crops iniclulding, wholesale nurseries. Except as noted below ag nicultural
cultivation shall not be permitted in the following areas:
(1) Within one hundred feet (1,00 of the top of the bank in the Russian River Ri i I
parian Corridor,
M Within fifty feet (50� of the top of the bank in desio#at
C, flAtland riparian corridors,
(3) Within'twenty4ive feet (25) of the top of the bank in designated upland r corr
0
atv ► �M
26-
§ 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 th `s *
ectionupon
approval of a management plan which includes appropriate mitigations 'for . potential erosion, _ bank
stabilization and biotic impacts. This plan may be approved by the planning or or by use permit
dire ctor irec:
pursuant to "Section 26-16-020(b);
(i) The indoor, growi and harve � of, shrubs, pl ]ant flowers, OWers, trees, vines, fruxs vegetables, hay grai
and similar food, and fiber crops provided that the greenhouse or similar structure indoor gro
is less than tight hundred (800) square feet; - ng
o cid tal ncludin g, grading, packing, polishing. sizing or similar preparation of
crops which are . site not agricultural proce
grown
.9 sing;
(k) Temporary or seasonal sales and Promotion,, and incidental storage, of crops w hi-
ch are grown
on -site;
(1) Temporary or seasona sales and Promotion of livestock which been' raised on site;
(in) Accessary buildings and uses appurte t t h e operat
on of the perrmitted uses. Accessory. 'buildings
May be constructed m vacant parcels of two (2) -ac or more in advance of A pri'mar
On 7 y Permitted use.
vacant parcels than two 2) acres, acc
esso
-ry build*
mgs,.'May only be constrwtdd if less than, one
hundred twenty (120): square feet oras:incidental an existing agricultural use
(n) Boarding of a maximum of five (5-);, horses 'subject to issuance of a zoning Pdrmit;
(o
Occasional cultural events, provided that. a writte notice stating "Me Sonoma County Planning
Department will issue zoning permit ,for a, cultural event (state nature and duratioit ) on
this, property
if a written ap
_.peal is not received within ten (10) days :from the date of this noticeev i pos on the
26- - 92- rt 0 - 40 Y at leastten' (10): de a zoning permit, and no-appeaf puPursuant to Section
h been d fro ' thy interested Person, and provided, that approval is'secured from
theIbIlowing, de artifients: sheriff, public,health, fire ,:
P services building in
An A spec
and 'Public works: the event, of " ppeil,a hearing on theproject shall be held pursuant, to 26- 92-040;
(P) Small 'family -day care;
(q) Lwrge day care, provided that the�ap . plicant shal . limeet affPerf0rmknce:standards; listed in
26-98-080; Section
(r) Pet fancier facilities, Provided, that a Pet fancier license i& obt ained f t h e
. . . I - tain division of an i m al
regulation and renewed annually;
W Beekeep
-
W 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;
16-115 (RrvisW
'�fr 16 -.0`10
So]dOMA COUNTY CODE § 26- 16-010
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 (10) days prior to issuance
of the permit and provided that no appeal p
ursuant 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
w)
(x)
(y)
section;
Noncommercial telecommunicaUOn facilities eighty feet' (8,07 or less in, height subject to the applicable
feet (807 in height
criteria set forth in Section 26-88 -130.. Facilities between forty feet (4U and e ghty
rmit for which notice is mailed to� ad', acent party
are subject to approval of a ministerial zoruat least 'ten, (10) days prior to issuance of the permit and
owners and posted on the subject property
provided that no appeal Pursuant toi 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;
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;
Minor timberland conversions, jibject to compliance with, the requirements of Section 26- 88-140;
s
J
Other nonresidential uses which in the opinion of the planning director am of a similar and compatible
nature to those uses described :in, this section;
Bed and breakfast inns, containing not more than one (1) guest room, contained; Within asingle- family
nnit. No bed and breakfastinn;shall displace nor interfere
dwelling, subject to�the issuance of 'a.zoning pe _
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
department of health. services. No weddings, lawn
shall be subject to the approval of the Sonoma County p permitted. At ast
parties or similar activities shall be permitted. No outdoor amplified sound shall be
•le
permit pursuant to this subsection, a written notice statin g
ten (10) days prior to issuance: of a zoning, p emit for a
"The Sonoma County permit and Resource Management Department will issue a Zoning pe
th
breakfast inn o f this notice" shall be posted' if a written appeal
one guest room bed and ,n. e property
located at [address and
s from the date o meted" on the subject parcel
is not received within ten (10) day as sho the
and shall be mailed or delivered to all owners of real property : latest equalized
PPS
assessment roll within, three
hundred. feet
(300')'of the subject parcel, If no written a is received
riod following, the posting and mailing or delivery of notice, a zoning.permit
.te
during the n (10). °day pe ,
p inn satisfies the requirements ,of this. subsection. In the event of 'a timely
shall be issued if 'the propo .
on the prop
osed inn shall be held before. the. board of zoning adjustments pursuant
appeal, a. hearing -
to Section, 26-91-040 and the Prop°sed.�inn shall be evaluated under the provisions of this subsection
and the staiidards:sei forth in Section 26- 92 -080. (Ord. No. 5265 § 1(h),
2001: Or No. "5016 § 1M,
No. 4973 § 5(a), 1996; Ord. No. 4723 § kg), 1993; Ord. No.
1997; Ord. No. 4985 § 1(b), 1996; Ord,
4653 § 1(h), 19,93; Ord. No 4643, 1993.)
•
(an)
is
(P-ev;xd 1 -01)
26 -116
§ 26-16-020 SONOMA CaUNTy,ZONING REGULATIONS.
§ 26- 16-020
a
Sec. 26-16 -020. Uses permitted with a use permit.
Uses permitted with a use .permit include the following:
a) The raisin & feeding, maintaining and breeding of ' ul ,fowl, rabbits,. fur-bearing
such as veal calves, pigs, hogs and the'like, which are conunuouslyconftned i aro n is or animals
and similar areas for other than domestic u barns,,coirals
. pe animals wh
site: This s
ich are
y Sections ubsection shall not be intrP retedlso�aseto�
raised on. require p a e of such
b 26- 16- 010(f) or (g) ; orals allowed
(b) Agricultural cultivation in the following: areas,, for which a mans. ement p lan has not been
g p a pproved
by the planning. director pursuant: to Section 26- 16- 010(h): -
(1) Within one hundred feet 1
( oin° of the, top of the bank in the Russian River Riparian Corridor,
(2) Within f 'feet
fry 5 10) of the "top of the bank in designated flatland ri parian corridors,
(3)
Within twenty -five feet (250 of the top of the, bank in designated upland riparian corridors;,
(c)" Retail nurseries involving crops/plants which are knot
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 stru
more; ctures of eight hundred (800) square feet or
(e) Commercial.kennels veterinary clinics for farm.
No '3403) animals but not for companion and animal
s• (Ord.
M Commercial stables not
. penautted under Section 26- 16- 010(n) riding . academies;.,equestrian riding-and
drivmg'clubs and hunting clubs;
(g) Game; preserves ,and refuges;
(h) Commercig mushroom. farming;
i) ' go Noncommercial clubs and lodges, If courses and driving ranges, but not including mature golf
. .
(1) Home occupa�ons ( ) nonresi
with one 1 dent employee,; but wliieh:otherwise meet the definition of in Section 2"2 -140;
(k) Public schools, subject, at a minimum to the criteria of general plan Policy Life;
ll) Private n
urs', primary and secondary schools and churches subject, at a minim
general Plan' policy LU-6f; um• to >h criteria of
26-117
(Pised,1 -01)
. § 2E-16 -020
SONOMA COUNTY CODE § 26-16 -020
); Cemeteries, mausoleums, columbariums and ,crematoriumsi
(n) Minor public. service uses or distribution
not limited to reservoirs. ore lines and telecommunication
facilities excepted), including ge 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 Taw;
(o) Large residential community care facility;
Exploration and development of:low.temperature geothermal°resources for other than power development
(p)
purposes provided that at a minimum it is compatible with sturounding land uses;
{q) Bed and breakfast inns, containing not'more than five (5) guest rooms, subject`to Article 82 (Design
Re u
Revi and Article 86 (Parking g lations). No bed and breakfast inn shall. displace noi interfere with
any existing agricultural use° qn 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 i guests only, and shall
be subject to the approval of the Sonoma County department of health: services. Weddings, lawn patties
or similar, activities may be allowed if specifically authorized by the use' permit. No outdoor amplified
sound shaft 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 transient occupancy.: 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 i used:for transient - occupancy, the y total floor area available for use b gu ests,
gu
•
including estrooms and common areas , shall not exceed six 'hundred forty (640) square, feel There
shall be no internal doorway oupassage between the area available for use by guests and any remaining
area of the accessory structure; (Ord. No. `5265 § 1(i), 2001; Ord. No 3376; Ord. No. 3662.)
(r) One (1) second dwelling unit per -lot provided that the procedures and all criteria of Section 26- 88-060
are met. The procedures i nclude provisions for waiverr of'the use permit unless a protest of such waiver
nt The criteria include, but are not limited to maximum size
is received by the planning departme
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 ,garage sales. involving three (3) or four 0) sales :days per year;
(u) Intermediate and rnak; or freestandingcommerc.ial. telecommunication ,facilities'subject at a minimum to
the applicable criteria 'set: forth 'in Section 26-88 -130;
(v) NorcommerciO telecommunicat on 'facilities -greater than eighty feet (8n in,heiglit;subject at a minimum
to the :applicable criteria set -forth in Section 26-88 -130;
26 -118
(Revised 1-01)
2646-020 SONOMA COUNTY ZONING ; REGULATIONS § 26-16-030
( 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),
1904; Ord., No. 4643, 1993.)
Seca 16616-03 'Permitted I residential density- and develdgment criteria.
The tise and structures within this, district is subject to this article, the applitAble regulations. of this
chaptei, and the provisions of any district which .,is combined herewith. Policies and criteria of the :general
..
plan and any ap plicable specific or area plan or local area development guidelines shall supersede the
y
:standards ,herein.
(a ) Residential density` shall be between .one O and, twenty (20) acres per dwellii:ig, unit as shown in the
general plan land use element or as permitted'by a B, combining district, whichever is more restrictive.
(b)
Krumunilot size,shall be 1.S acres unless public serves ; the lot, in which . case theniinixnurn�shall
be one (1) acre. In suchcases where lots are clustered, a, protective easement shall be appli to the
remaining large parcels which indicates that density has been transferred to thec
Mak imu n Building Height.
(1) Tliifty4ive feet (35%: additional Ikight may be permitted provided that site plan approval in
accordance -with Article 82 U firk secured.
26- 1118.1 Mxviscd 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 (207.
(4) Watering troughs feed troughs, accessoy buildings used for,- the housing or maintenance of farm
animals, and accessory buildings and:runs`used for the housing or maintenance of kennel animals
shall be located at :feast fifty (50�,from the front, property, line, twenty feet (207 from any side
or rear property line,, and thirty feet (307 from any dwelling on the adjacent property.
(5) No garage or carport opening facing the street shall be located .less than twenty feet (207 from
any exterior property° ine, 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 havet 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 shaTthe front yards be reduced to less than
ten feet (.1 "07. Pur[her; 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 for a garage or`"carport if it will meet building codes, even
if the, ten foot (107. to twenty foot (207 setback cannot. be net, subject to approval of administra-
tive design review'.
(6) Cornices, eaves„ canopies, bay windows, fireplaces and/or other cantilevered portions of structures,
and .similar architectural featuirs may extend two. feet (27 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 feet 167
into.any required front or rear yard and three feet 137 into any required side yard.
(7) Where twenty -five percent (25%) or more of the lots on .any one fl) block or portion thereof in
the same Toning district have been improved with buildings, the required front yard may be
26419 (Revised 9.98)
§ 26-16 -030. SONOMA COUNTY CODE § 26- 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;
i
provided, that such buildings shalt 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 {10�; 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 (37 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
exemptfrom setback, restrictions. 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 sin
gle= family dwellings if :the lot on, winch the dwelling
is to be placed is of such size, shape pr locations that the;areas 'devoted to aptomobile ;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 r 27 §§ 1, 6, 11,.1996; Ord. 4643, 1993.)
•
(Rc"'wd 9.08) 26-120
§ 26-78 -005 SONOMA COUNTY ZONING REGULATIONS § 26-78 -010
Article 78.
B Comb nmg Distnctse
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:
B6 The 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 loin shall not be further subdivided. The B7 combining district signifies that the lot has
been frozen in - order. w 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 fiont, 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 8'8 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 plan'land 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
county intends to limit urban development until annexation or similar occurrence pursuant
to a general plan area policy;
3. 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 1 19 "2003 i1 - 9 :75 FAA iii? 7763644 l iilllll1Ur11Q- U- 1 elopmpnt iiii2
To: George White
From: Mike Healy
Date: November 14, 2003
Re: Paula Lane Subdivision,
MEMORANDUM
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 shows the County.zonvlg 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 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
berg 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 question of whether there,is 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
lots? There have been two or1hree 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 SlomRoad 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 to Schuman)? Is it less than the width of the short segment near
Sunset that is already, inside the City?
7. Could,you get,Steve, S Mmons to provide an overview of Zone 2 and water pressure
issues? Is'.requiiing 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 2
oc12c - olf iD l7 -.I mr-17,