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HomeMy WebLinkAboutResolution 6496 N.C.S. 01/07/1974 .. R. _ luti EE mi 12 3'l 73 o No 6 4 9 '6 N. ', d I L RES'.OLUTION„ -ADOP:TIN ',ECOLOGIC ^ ` ODIC 'RES,OURGES',. ELE�: �. . • (',OPEN` SPACE, AND: `CONSERVATION). TO THE ' GENERAL PLAN: ' I .. RODU,CED -BY CO � NT °� UNC ILIvIAN:: - - .. ; LM?�.._ � ' ' . . and ' SECONDED BY COUNCILMAN ' , _ �� ' at:a RE GU LA_`R .Meeting ofthe City Council of,the City of Petaluma,. on the...... ....I th . --_. ... ... .day of - J'ANUARY , 19 7 4 WHER the :City ;Planning , Commission..has reviewed the -proposed Ecologic „ Resources „' Etlement .(Dpen Space .;and Conser:vat ony): .to the .General : „Plan.,. and ha,s 'held q a=id hearin finds the ” a hea'rin, ' the'r. and- after ,,st , - proposed Ec;olo.gic .Res,o.ur.ces 'E;l "" -Orient should be adopted . a . WHEREAS,, the 'filed th the .City Clerk. on; s y: •Planning Commission with the p , 1.7th day of December,,. 1.9,73 ;ts. ire Port as..set 'forth. :in, Reso'lu th , ti-on 'No 26 73 ' ,, .: recommending adoption - .''o`f staid„ Ecologic Resources Element,- WHEREAS ,. thei City' Council 'has' reviewed'. the, Jropose,d, Ecologic . ' Resources Erlement',: and has ;held., .a he thereon, on ..the .seventh 'day of Januar.y, ;19,74,. a=nd ;after said ' ;hearin:g finds that -.the 'pr'opos'ed Ecologic ' Resources:' should be. ERE'FO'RE BE: • IT RES.OLVED th fh'e 'pr'o. posd Ec;ol - s i Resource's. NOW, .TH , .. p e - ., o g' „ . Element (Open 'Space and Cons'eration to the :General ,Plan is 'hereby adopted rm as prepared "b •th .staf , , a , copy of which : is .attached hereto o. ' and incorporated herein. ; , ,, under the power and authority, conferred upon this Council by the Charter "of, said City. I hereby certify that the foregoing Resolution was duly and regulary 'introduced and adopted by the Council of the City of Petaluma' on the .7 t day' of • _,' g 'a'nqa-ry , '19.. 74 -, by the .following votes: C AYES: ilmen Br '� un4er I Cavanagh,, Jr , , :Harberson , .Matted and mayor.. Putnam NOES: :None , • ' ABSENT' Counci lm _ p l';y, and Perry, Jr. . a . ' . i."C�--' �� ' l �� l _ 1 'Clerk t Mayor f /,„,,-",*,...f.. .. ,ty. y ATTEST; F ‹f ,I - -�J"'„ , .7,.7.: :/ � /''' /� ORM CA 1.047'3' . , I rA 4 e- L� �e� - - �� 1 • • • l PROPOSED DRAFT 1 1 1 ECOLOGIC RESOURCES ELEMENT 1 OF THE 1 CITY OF.PETALUMA GENERAL PLAN 1 FILED Drc 1 1973 LILLIAN NOMMISEN CITY CLERK 1 . December 14, 1973 1 1 Prepared by The Department of Community Development 1 1 1 1 1 • C O N T E N T S • 11' . Page 'SECTION' 1' INTRODUCTION . . . . . . . . . . . . . 1 . _ x. Concept . . . . . . . . . . . . . . 1 1 ..02 . Resource Index . . . . . . . . . . 2 SECTION 2 OPEN- SPACE . . . . . . . . . . . . 2 . 1 2.01, Description of the Petaluma 'Planning Area . . . . . . . . . . 2 • 2.02 Open -Space as a Part of Petaluma's ,' 2.03 General Plan 3 State Legislative Requirements . . 4 2.04 Concepts & Definitions . . . . . . 6 1 2.04.01 2 . Q4 02 Open Space &People. . . . . . . . 7 A. System of-Open Space . . . . . . 7 . 2.04,03 Open Space Lands . . . . . . . . . 8 2.05 Resource Description Interpretation. 9 I 2.05.01 Bedrock Geology. o 10 2.05.02 Streams.& Watershed Lands: . . . . 11 2.05.03 Climate. . . . . . . . . . . . 14 II 2.05.04 Vegetation & Wildlife. . . . 15 2.05.05 Lands for Agricultural & Mineral Resource's. . . . . . . . 22 2..0 Histor, cal, Cultural & . . -li . , 24 2.05.07 Recreation . . . . . . . . 26 2.05.08 Scenic Points., Corridors, . Streams & Trails . . 29 2.05.09 Fire Risk. . . . . . . . . . 30 2.05.10 Soils. . . . . . . . . . . . . . 30 2.05.11 Earthquake Faults & Lands Subject . to Liquefaction. . . . . . . . . 33 2.65.12 Flooding 36 2.05.13 Air'Quality ... . . . . . . . . 38 1 2.06 Categorical Descriptions, • Evaluations & Diagrams 41 2.06.01 Map , A : -. Open Space for the Preservation of:Natural Resources: Text ... . . . 41 F .... ;.. .Map . . . . . . . . . . . 45 2,06.02 .Map B Open Space. for the Managed Production of Resources: . Text 42 Map . . . . . . . . . . 4 6 2.06..03 Map.0 - Open Space for Outdoor Recreation: . Text . 43 Map. . . . . . . . . . . . . 47 1 i ' I . 1 1 • CONTENT • Page] SECTION `2 (Continued) MI I 7.04.d4 Map D - Open Space for Public Health & Safety: Text . . . . . . . . . . 43 Il Map. . . . . . . . . . . . 48 II 2.07 Goals. & Policies . . . . . . 49 2.07.01 Goa1s - & Policies' for "Preservation 1 of Natural Resources . . . . . . . 49 2.07.02 Goals & Policies,' Rela to Managed Production of Resources. . 51 2.07.03 Goals & Policies Relating to 1 2.07.04 Outdoor Recreation . . . . . . . . 54 Goals & Policies for Public Health & Safety.. 58 2.08 Methods for Preserving Open Space. . 62 2.08.01 Regulation . . 62 2.08.02 Acquisition. . . . . . . . . . . . 66 2.08".03 Education.. . . 71 I 2.09 Open•Space Action Program,. 72 • .Chart Primary Actions for , Preservation of Open,Spaoe . . . . 78 1 SECTION 3 CONSERVATION . . . . . . . . . . . 80 S.01 Introduction . . . . . . . . . . . . . 80 II 3.02 State Legislative Requirements. . . . 80 II 3.03 Conservation as a Part of Petaluma's General Plan . . . . 82 3.04 Concepts & Definitions . . . . . 82 3.05 Goals & Policies . . . . . . . . . . 83 3.06 Conservation Action Program Implementation . . . . . . . . . 88 I 3.06.01 Regulation.. . . 88 3.06.02 Acquisition. . . . . . . . . . 90 3.06.03 Education. . . . . . . .. . . . 91 3.06.04 incentives . . . . . . . . . 91 ' 3.06.05 Cap Improvements for Water Control. . 92 3.06 Specific Remedial Action . . . . 93 II ..3.06.07 Conclusion .. . . . . . . . . . . 94 • 1 - f • • ii 1 1 � 1 - "LOGIC RESOURCES ELEMENT'. 1 SECTION 1 INTRODUCTION II 10O1 Concept: During the past few years a. growing concern for the protection and conservation of California's natural. resources 1 has resulted in numerous pieces of State legislation. Sate requirements. (both mandatory and permissive) for the content 1 - of the General Plan have increased significantly, An Open ,1 Space and Conservation Element are now mandatory elements 1 which Must be completed, adopted and submitted to the State by December 31, 1973. Other mandatory elements which must be ' adopted within one year following the State adoption of CIR 1 guidelines are: Seismic Safety E`Tement,'Noise Element, Scenic Highways Element, and a Safety Element,. Recommended permissive II elements n i i nclude:. Recreation Element, Circulation Element, Transportation Element, Transit Element, Public Services & Facilities Element, Public Building: Element, Community Design 1 Element, Predevelopment Element, etc. . I Much of the resource material required for the mandatory elements would have to be duplicated if each element were con -, 1 structed within its own framework. Not only is the resource material interrelated,' but the ebeinents themselves and the means of ;implementation must be correlated to provide an overall ' 1 Working relationship. The creation of an Ecologic Resources 1 Element provides for a greater interdependence of the individual . elements within the General Plano This concept allows the 1 ecologic resources of the community to be viewed as a working system rather than individual unrelated elements of that system. II -1- i ,. 1.02 Resource Index The mapping of the basic resources within 1 the Petaluma panning area has been applied to a universal, ' 200 meter grid square base. This grid base corresponds with the universal meredians of the United States Geolo Survey g �' 1 and current work being carried out by Sonoma County. Resource information which is compiled on this grid base system provides ' a universal system for resource analysis, either manually or I with the aid of a computer system. This system allows for rapid updating as more sophisticated information becomes 1 available, and ease of correction when errors have been noted. 1 The resource index is maintained as a separate portion of the Ecologic Resources Element since many of the basic resources are I combined in various manners to construct the individual sections of the Ecologic Resources Element as dictated by State law. The resource index should be continually added to and updated as new and more accurate information becomes available. A list of current resource data categories is- attached as Appendix A. 1 I SECTION 2 OPEN SPACE 2.01 Description of the Petaluma Planning• Area: The Petaluma General II Plan covers a 94 square mile area including the City of 'Petaluma and adjoining lands in the County, from Washoe to Hog Island II and from the ridge of the Sonoma Mountains to the County line, not including the Penngrove area north of U.S. 101. and Corona Road. The ,planning area includes a variety of land forms from 1 mountain slopes to salt marsh land. 1 -2- 1 > _' 2.02 Open Space a Part of Petaluma's Gene Plan: Petaluma's interest in open space. began at an early date. II A map of, the city dated 1906 delineates Oak Hill Park, Keni1 ' worth Park and two open plazas. At this time the land around II the city was in 'agricultural uses and few people predicted the extent to which the city would grow; consequently, little worry was expressed about the potential loss of the surrounding 1 ' rural open space.. When the Petaluma Genera. Plan was prepared and adopted in 1962, the importance of the surrounding land to the city was realized and was one of the factors determining the size and 1 shape of the planning area. The General Plan speaks to the need for compact development to protect rural operations, as 1 well as the need for a planned, integrated park system. Ten years after the drafting and adoption of the General Plan, the Environmental D esign Plan, an intermediate five year plan for the City, was adopted. This plan speaks directly to the importance of protecting a variety of open space in and around '' the city. Specific policies from the Environmental Design Plan state, "In order to protect the small town character and I surrounding open Space, it shall be the policy of the City to 1 control its future rate and distribution of growth. It shall be the policy of the City to ensure a permanent greenbelt of 1 open hills and marsh lands together with open space for recrea- tion and definition of urban form." From these basic policies of the Environmental. Design Plan and other related policies of 1 the City of Petaluma, the City has proceeded to develop the Open Space and Conservation Sections of the Ecologic Resources Element of the General Plan. _3- 1 . 1 • 2,.03 State Legislative Requirements: Recent State on II . established State , mandated. open s pace: policies Which are has estb II more comprehens than those which the City presently has in its General Plan and Environmental Design Plans. This I legislation defines the State's interest and requires new and more explicitly defined local efforts for the preservation of 1 open space. 1 These recent legislative actions were responsive to the State 1 Electorate which voted on November 8, 1966 to amend the California Constitution by adding Article XXVIII to recognize 'II ` "open space areas for public use and enjoyment." Section 1 of Article XXVIII, Open Space Conservation, states: "The People hereby declare that II p it is in the best interest of the state to maintain, preserve, conserve ' ' and otherwise continue in existence istence ®pen space lands . `1 for the production of food and fiber and to assure the use and enjoyment of natural resources and scenic 1 beauty for the economic and social well -being of the state and its citizens..." (Adopted :November 8, 1966) In response to this declaration, the Legislature has II added Article 10.5, Sections 65560 through 65568, Open Space Lands, to Title 7, Chapter 3 of the Government Code Of the 1 ' S.ta:te.o£, California. These additions include the Legislature's II finding that the conservation and preservation of valuable open space land is necessary for the promotion of the general 1 welfare and for the protection of the public interest. Also included, 'is the following definition of open space land in 1 Section 6 -4- 1 i , Ilk 411 ° ''O pen s p a ce land' is any parcel. or area of land or water wh ich is essentially unimproved ..and devoted to .p p designated on ` s des , a Iota', �region"al - I an use which - or state open space plan as any of the following: (1) Open Space for the preservation, .of natural resources including, but not limited to, areas required for II the preservation of plant And animal life, including habitats +for fish and wildlife species; areas I required for ecologic and other scientific study I purposes; ses; rivers, streams, lakeshores, banks of rivers and streams, and watershed lands. (2) ' 2en space used for the managed production of resources including, but not limited to, forest lands, 1 range land, td, agricultural lands and areas of economic II importance.for the production of food or fiber; areas; required for recharge of ground water basins; marshes, 1 rivers And streams which are important for the manage`- raw . meet of. commercial fisheries;' and areas containing j major ,mineral deposits, including .those in short 1 supply. (3) Open space for outdoor 'recreation including, but not ' limited to, areas of outstanding scenic, historic ,,.and cultural value; areas particularly° suited for " 1 park and recreation purposes, including access to lake shores, beaches, and rivers and streams; and areas which serve as links between major recreation II and openspace reservations, including utility ease- men:ts, banks of rivers and streams, trails, and 1 highway corridors. -5- 1 - • I , (4) Q. _Ppace for public health. safety including, 1 ., '. . -: ' , 1Ait not limited to, areas:Which require special, :. ma'nagem'ent or regulation because of 'hazardous or II , unstable soil areas, flood plains, watershaOs'i. areas presenting high fire risks, areas required I : . for the protection of water quality and water - reservoirs and areasorequired'fbr the protection -.. : And enhancement of air °quality. With further legislative enactments •Ref. Section 6556,3 & , 65910 of the Government Code) in 1912: and 1973, each city is %.j. now required to prepare and adopt an Open Space Element of ' - its General Plan, including an action program, by December 31,: 1973. To ensure implementation of open space plans, it is 1 further required that each city, by January 1, 1974, adopt an I Open Space Zening Ordinance consistent with its open space plan. The Open Space Section of the Ecologic Resources 1 Element for Petaluma has been developed in direct response : to these requirements. , 1 I 2.04 Concepts & Definitions: The Open Space Section defines open • space policy, delineates open space areas importance for preservation, and provides an action program for preservation II of these areas. If the open space character of the Petaluma •I area is to be preserved, both, public and private efforts are essential. The proposals contained within this element to 1 III , varying degrees place requirements on those who make decisions I that will affect the use of land within Petaluma. Following is an explanation of the basis for open space planning and II its concepts and definitions. -6- . , N • , . 1 410 III 2.04.01 Open. Space and People: Open space, means many things to many 1 people. It has many dimensions and Many forms". It is a , : Plaza within a shopping center, A city park, a landscaped ' ' I . . thoroughfare, the courtyard of an apartment complex or the I intimate open space of one's "own backyard." It is also a wooded mountainside; a rolling, grass- oak-studded 1 hill; or a body of water. The open space aspects of "air space" also have significance. Open vistas add dimension 1 and space to hillside sites. Open space, then, is three I dimensional and most simply can be defined as all of the space above the surface of the earth which is not occupied 1 by structures. 1 2.04.02 A system of Open Spaces: In this plan the many scales and II forms of open space are treated as a system of open spaces. Each component of that system has a function in the mainte- 1 nance of a natural environment that contributes to the quality of human experience. The siting of structures I should, therefore; be carefully planned in order to minimize I damage to the natural environment, encourage aesthetic quality in building, and preserve the character of the open 1 space system. This philosophy of a complex, interdependent system of open spaces is basic to this section. I To facilitate understanding, and for the purposes of planning, I the system of open spaces is viewed at three general scales II -- very large (macro), intermediate, and small (micro). These general scales of open space are defined as follows: II 1 e ii r a) Mauro-Scale Open Space 'ace �S P aces where the sense of Open openness is extensive; views encompass large: Undeveloped or primarily undeveloped lands and afford II a sense of distance. Continuity and large :size give I these areas their dominant character. b) Intermediate -Scale C?pen,Space Spaces of intermediate 1 scale range in size from 5 to 50 acres, and range in character from a small, totally open area to a large II development with extensive landscaping, the unifying element being the sense of openness in the middle . ground round with a definite background limit to one's view. c) Micro- Scale Open Spacey- Spaces that are of a small J or .intimate nature where the observer is intimately 1 confronting limiting structures and is prevented from II viewing beyond immediate limits. Attention is usually . focused on the details of forms, textures and color of foreground objects. IF 1 , 2.04.03 Open Space Lands: Within the general three- dimensional open space system are particularly significant open spaces - -those related to open space lands. These are 1 the open spaces that relate most specifically to the sate - - gories of open space lands defined in the State law (Ref. 1 Section 65560 of the California Government Code), where open space land is defined as any parcel or area of land or water which is essentially unimproved and devoted to I an open space use, and which is designated on a local, n regional or state open space plan as any of the followin g P P _ �? Y g -8- 1 . . 11 a) OA, space for preservation A resources. . . I , ' b) Open space used for the managed production of . resources, , c) Open space for outdoor recreation. I d) Open space for public health.and safety. These.state definitions emphasize that open space land I can be either public or private and can fulfill any one or more open space functions. II In formulating this element of the General Plan, Petaluma's 11 open space resources are viewed as part of a system of II open spaces and evaluated in relationship to the State guidelines and definitions, and,. as appropriate, identi- II fied as .open space land serving one or more functions • identified above. , Those open"space lands whose functions 1 are identified. as essential for the public interest are I proposed for preservation through a variety of methods, • including public regulation. and/or acquisition. 1 2.05 Resource Description Interpretation: In order to deter- 1 mine which lands within the Petaluma General Plan might have open .space value, a series of resource maps have II • been developed. The resource .maps are derived from a • 1 . wide variety of references for_their data, including the Sonoma County Planning Department, Sonoma County 1 Water Agency, Soil Conservation Service and Sonoma State I University. Specific sources are referred to in the descriptions of the individual maps. 1 -9- 1 1 The A li rces of an .area are the •aSic components of • • : • I an . opewspace plan. The bedrock geology, for example, affects the quality and composition of the soils, the - water quality, the topography and other features. The • Ir environment as a whole is so interrelated, physically and biologically, that it is impossible to examine . , one feature of the ecosystem without seeing its function enmeshed with all the .others. Man is dependent upon his . • I environment; and if he pollutes the air, water or land, I he will have to breathe poisonous air, drink contaminated ' water. and even perhaps lack for food due to destroyed 11 • land productivity. But man is also responsive to his • environment. Unlike a large. herd of deer who do not 1 realize that their sharp hoofs may be increasing the •erosion of a stream bank and cutting up the grass, I modern man is increasingly realizing the necessity for 1 preserving and protecting the quality of the resources around him. I 2.05.01 Bedrock Geology: There are six basic bedrock types in 11 the Petaluma Planning Area ranging.in age from the I . . Jurassie and Cretaceous.Age (707135 million years ago) , to rock types recently,laid down. Characteristics of II • the. different rock types are listed.below. • a) Young Alluvium -. Unconsolidated:silt and clay con- 1 • taining_discontinuous lenses_of sand and gravel. • b) -Older Alluvium - Unconsolidated and poorly sorted clay, tilt, sand gravel capping stream, terraces or comprising elevated, alluvial deposits at valley • margins and extending_beneath parts of alluvial . • 1 plains. -10- 1 . c) Iliked Formation - Fossilifer• marine sand, 1 H and poorly consolidated ,sandstone, tu.ffaceous in ! - 1 di Sonoma Voicanics - Lava flows, tuff and agglomer'ate,'" I with interbedded volcanic sediments. , . e) Petaluma Formation - Compact continental and brackish- .- . I water 'deposits of clay, h sale, sand and sandstone containing some conglomerate and nodular limestone. 1 f) Franciscan Formation" -'Consolidated sandstone, shale, conglomerate, chert and metamorphosed sedimentary , I ' _and igneous rocks. II The Merced Formation is the principal aouifer underlying the Petaluma Valley. This bedrock, therefore, is impor- . 1 tant for,the maintenance of ground water basins. This , rock formation supplies fair to good water yields to the 1 wells in the Petaluma area. The Tolay Fault which runs I the length • of the valley intekrupts the water table by the presence of the volcanic formation to the east of the • 1 fault line.. Water for recharge ground water is also obtained from the younger and older alluvium especially 1 in the .neighborhood of the Petaluma River. The Merced, 11 the Franciscan .and Sonoma Volcanic bedrock formations . . are prone to iandsliding and slumping; proper studies 1 should made in certain areas of these formations , • before building is permitted, especially where cuts and 11 • fill would take place. I 2.05.02 Streams and Watershed Lands: Certain selected features II of the water regimen are defined on the Resource Map -11- 1 1 III III , Mr.:streams and watershed lands.® Most of the Petaluma . . I Planning.area is drained by”the Petaluma River and tributaries. The tributary drainage basin is bounded ' . I . , generally by the southern slopes of the Sonoma Mountains, . . , the southern tip of the Cotati Valley and the eastern slopes .of the Olompoi and Novato Mountains. The head- !! Waters of creeks flowing into two other drainage systems are located in the planning area. Rodgers Creek runs I . southeast into the Sonoma Valley and Stemple Creek drains : . I wet o.the Pacific Ocean 1 The Petaluma River is a tidal estuary; tides affect the height of the river north of the Washington Street 1 bridge the upper limit of the navigable channel. The II stream reach extends from San Pablo Bay northward to Penngrove, a distance of approximately 24 miles. South- II west.of.the City the land is often inundated by flood waters and high tides. There are some leveed areas, but • I most of the and serves as an overflow basin for flood 11 waters and thus reduces flood hazards in the City of • Petaluma, 1 The principal tributary of the Petaluma River is San 1 Antonio Creek, which drains the southwesterly portion of the basin' and is the only tributary with year round II , flow. The other tributaries are Lichau Creek, Willow 1 Brook; Lynch Creek, Washington Creek, Adobe Creek and numerous other unidentified creeks which are ephemeral. 11 . -12- :: .. II . 1 All III While most of these streas are active only during the wet winters, runoff can be a. cons•derable factor in . ' II considering the watershed .area, and in flood dahger to .. ' strUctUreSon stream banks or in flood plains. Runoff 11 from the upper watershed of Adobe Cr i Creek is impounded in • a reservoir and used by the City of Petaluma. While 1 the flowing water of the Petaluma River has no direct value for domestic or irrigation use due to the river's 1 saline content induced by tidal 'action, indirect value , II is .obtained from water which seeps through the soil to recharge the ground water basin. The map outlines the , 1 watershed areas in connection with each stream bed. As mentioned, only one watershed ,area, the Adobe Creek 1 watershed, is important for a reservoir for drinking II water. But other areas are important to the ground water basin, and they do provide water for the many 11 agricultural reservoirs in the planning area There is the possibility that several other areas could provide II dams for recreation lakes. The watershed area for the San Antonio Creek should be the subject of further study II to determine its importance to the northern Marin County II water supply. If it is of importance, the area should be indicated along with the Adobe Creek watershed as a 1 critical watershed . The major 'polluters of the watershed areas at this time I are agricultural uses. When these uses occur near reSidential uses, standards should be developed to 11 II 1 . reduce .the possibility of such pollution. The Petaluma River itself, is polluted by agricultural wastes, some industrial uses, and at times of high rainfall there is , 1 .odcasionally residential, sewage entering the river. In ' - addition,,, septic tank discharges find them way into I ' the creeks, especially into Lichau Creek in the Penngrove 1 area, and from into the river. 2.05.03 Climate: The climatic resource map shows normal annual 1 precipitation isohyets and prevailing winds, winter and 1 summer. II A marine west coast type of climate typifies this area with predominately warm and dry summer months and mild ' - 1 winter in which most of the precipitatidn occurs: I Precipitation averages about 24 inches annually with 21 inches falling between November and April. The mean 1 average temperature is about 57 degrees. 1 Two types of storms may occur in the area. The most I common type is the general storm resulting from the passage of one or more extra - tropical cyclones over the area. Such storms have a normal duration of two or three days and cause precipitation over large areas, 1 generally exceeding several: thousand miles. A strong orthographic influence causes centers of high rainfall 1 intensity to occur near the crest of the higher mountain 1 ranges that lie transverse to predominant wind direction,. II -14- 1 ii Locast©r°ms usuall • y found to be most critical over 1 small basins may also occur in the Petaluma River Basin. Such storms are characterized by local areas of intense rain, usually less than 100 square, miles, and result from a ,single area of thunderstorm activity. 1 II 2.05.04 Vegetation and Wild Life: The natural vegetation of the planning area and the wild life indigenous to the area 1 have been grouped together because of the close correla- tI ion between wild life habitat and indigenous plant life. Certain animals may live and find shelter in II specific vegetative zones. Other animals may require several zones to adequately maintain the species or prevent them from becoming a "nuisance" to adjacent residential areas. 1 I The native and introduced "natural" vegetation in a region play a number of important roles in our life 1 system. ..Vegetation modifies extremes of temperature, •transfers: moisture from the soil to the air through 1 the leaves, creates humus for soil referrtilization and can assist in controlling air pollution. In addition, . vegetation and wild life provide aesthetic enhancement il ' to an area. II ' The Petaluma planning area can be divided into four II major habitats: .Oak Woodland, Grasslands, Riparian Woodland and the Salt Marshlands. When describing 5 1 these habitats, it should be remembered that -15- 1 ' i 411 III divisions in nature are often vague and several 1 . , different habitats can be found in one geographic area. The resource map indicates the general areas 1 of these four habitats. Data for this map was' 1 derived from the Sonoma County Planning Department, . Land Use 'Map (Spring 1971). 1 a) Oak Woodland - The dak,woodland is characterized by large open grassy areas with scattered groups II ' of oaks and other trees The trees found in these I areas include the California Valley Oak, the Coast , Live Oak, Blue Oak, Black Oak, Buckeye and Digger II Pine. Naturalized trees include the eucalyptus and Conifers, and redwoods planted by man. 1 Natural grasses in this habitat include the bunch . grasses. Chapparal type plants can be found in this habitat including scrub oaks, holly leaf 11 cherry, wild lilac and shrub laurel. However, true Chapparal habitat has few grasses and little 1 economic, value even for grazing . ' I . . The animals found in the oak Woodland habitat 4 - include deer, rabbit, mice, grey fox, racoon, skunk, ringtailed cat, coyote, and an occasional I mountain lion and bear. Birds include the wild turkey, quail, peregrine falcon, redtailed hawk, . II , iays, and others. Also found are rattlesnakes, , . II - lizards and toads. II -16- , II II , 11 "kis. habitat is prime land•r agriculture and . . . . . , +4 urban development.and has been 'heavily utilized as such Certain lands within this category • should be preserved for their importance as a II habitat for wild life species and for watershed :1 lands. The oak woodland category is found in the Petaluma , i . 1 t General Plan area on the slopes of the Sonoma Mountains and on the mountain slopes southwest of 1 the city® It can also be found interspersed with II the savana grassland category in small hill areas • around Petaluma. "' b) .Savana Grasslands - The grasslands are character- • ized by the blue bunch grasses and ryes as well as 1 . such wild flowers as lupines and buttercups. Where these lands have been the most character- ' .istic plants are weeds such as tarweed and star 1 thistle. II This category is the most •heavy utilized of the four groups. It is good dairyland and accounts for most II of the dairies in Sonoma County. It is favored land ,.. 1 for urban and rural development of all kinds. II Wild life is sparse in •the grasslands due to farm- ing and development and lack of shelter. Most of II _ the wildlife is found in shrubs bordering streams I and summer dry stream beds,,and along the edges of -17- " , . It 1 , i Ole oak woodland. Typical Se the field mouse, II jack rabbit, .grey fox mole, gopher, opossum, deer, • . °vas, peregrine falcOn, white tailed kite, meadow II lark, red winged blackbird, robins,' crows, kildeer, snakes and lizards. II • I The grassland category is located in the valleys-and , rolling hills of the Petaluma General Plan area and is closely associated with both the oak woodland and the riparian woodland. ii II c) Riparian Woodland - Riparian woodland is located - along permanent .flowing water courses and local I creeks. Much of the vegetation can also be found along summer dry creeks .arid creek beds. Vegetation ' 11 includes-cOttonwoods, willoWs, white alder, maple,' box alder, oaks, :walnuts, laurels, poison oak, II 1 blackberries, mints, ferns, horsetails, nettles and .many other plants. This category provides dense 1 cover which is excellent Shelter for wild life. II The riparian woodland provides valuable shelter II areas for animals mentioned in connection with • the oak woodland and the grasslands. The rivers 1 within this zone can provide a habitat for the • II striped bass and a nesting spot for the great blue heron. 1 The Petaluma River and San Antonio Creek are the • 1 two major locations of riparian woodland. Much -18- II " il 111 III of the Petaluma River has been destroyed as a . . II natural resource due to development along its . . . . banks and subsequent pollUtion, The Sonoma I Planning Department in their Open Space Plan I describes the wetlands, which include streams and fresh water marshes, as the most critical habitat 1 in. Sonoma County because it is.a disappearing habitat. 1 11 In the Petaluma area this zone also provides a vital link between the grasslands and the salt marsh. .., 1 Animal nesting, feeding and migrative patterns do not respect jurisdictional boundaries, and animals 11 and birds need to inove readily from place to place ' I as seasonal changes provide or deprive them of water, food or cover. If such links are not I reserved; animals are forced to move or to intrude into developed areas. d) Salt Marsh - The salt marsh includes the marshes .. _ _ , 1 adjacent to the Petaluma River beginning below Haystack Landing and continuing to San Pablo Bay® ' II Much of these marshes are within the Petaluma General Plan area. II ' il 'The vegetation consists pf pickle weed, salt grass, cord'grass, salt.marsh bullrush and wire grass. 1 I These grasses provide one of the most productive I natural areas in our environment, producing five ' -19- 1 I • to ten times as much oxygen as the same amount it , ,. • ', - of field Wheat. in • addition, it appears that • . ' ' many marsh plants help in preventing Air pollution 1 by converting deadly carbon monoxide te carbon _ I dioxide , which in turn is converted to oxygen by the plants. Finally, the marsh grasses provide , :. • , food for ducks, geese and other birds. I The San Francisco Bay Conservation and Development ' Commission rates the Petaluma River marshes high 1 as a wild life habitat based on the size of the area, the marsh or shallow water environment and the availability of food, Young crab, which cannot 11 tolerate low salt levels, are dependent on these : river marshes. The salt marshes support small 1 shell fish, larvae, shrimp and other mud dwellers which are in turn food for young fish, crabs and i I birds. The striped bass Ute this area as feeding , I and nursery grounds. Other fish include herring, anchovy, smelt and flounder., As mentioned before, .,_ 1 the marshes are an important habitat for ducks and geese, and the marshes.are,in one of the major 1 flyways, 1 Elimination of the tide flats, marshes and shallow .. . water under 18 inches by filling, leaving only the 1 deep water Channel of the riVer, would destroy , 1 fragile habitat critical to the entire .bay areas Human benefit includes food, economic gain, recrea I tion, science and education. For example, hunters -20- , I W; take ducks and geese in" Season, and .growing: crabs mature and move out to sea to be trapped - for food, etc. II • A portion of the marshes was "reclaimed" .by use of levees to oat-hay . farming. It is of vital g : importance that the remainder be preserved in their natural state for the economic and ecolo- glcal value. In addition to the benefits listed above, the marshes are. of vital importance to the city as a means of alleviating the danger of . flooding in Petaluma. Development is generally impractical within - this 1 . area since bay mud is generally the poorest 1 foundation for structures. Preservation of natural resources in the Petaluma General Plan area focuses around the salt marsh- , 1 lands due t o " the many aspects of the marsh - lands, i . e . , flood control, ecological purposes, Pr I eserv of plant and animal life, and the 1 it extreme "fragility of the habitat. Pollution, 1 • filling, etc. all may damage the salt marshes • irrevocably. Dredging can.be.carried out and may 1 be beneficial. If done correctly it can improve I . the tidal flushing and help to alleviate upstream flooding. • -21,- II i III; II Other zones require preservation and study for ... the amount of preservation, especially Where water- shed lands are concerned. ft is also •ot iMportance to protect some of the natural stream bed t to J II , . retain the proper habitat. However, Much of the plant animal life in these other three zones . I can be maintained side •b side with man's use of 11 the land as comfortably as in its natural state. ; Robins pull worms as happily on lawns as on grass- 1 land savanas, provided thatveed killers and pesticides are kept at reasonably low levels. II Striped bass may live happily in rivers along with I freight-carrying barges 'and water skiers, provided that pollution of the water is avoided. Further 1 study is needed to explore methods of retaining , the natural resources in harmony with use of the 1 , land, whether for farming, homes or industry. ! 2.05.05 Lands ior Agricultural andMineral Resources: .The Major agricultural industries in the Petaluma planning 1 area include dairy and poultry farms. The larger ". ' I dairy lands in the area were identified with th use of the Sonoma County ;Land Use Map, aero photographs, 1 the maps of lands in agricultural preserve and by field checks. Other agricultural areas which were 1 . • ' identified as being relevant to the dairies were pastures and hay fields. I ' 1 • 11 1 . 1 41/ TheSairy agricultural areas in.the planning area ' I account. for a large portion of the land and 'can be a • means towards preserving the open space rural Athos- • , 1 phera. The dairy industry also cOntributes heavily to the economy of the county; 80 percent of the fresh . milk for the nine Bay Area counties is produced by • 1 Sonoma County. It has been a typical pattern in California for the prime agricultural land to also 1 be the Most attractive for subdivision development. If this trend continues, we may find our food producing land disappeared under concrete, asphalt and houses. Some of the land necessarily must evolve towards urban II uses, but care should be taken to maintain a balance 1 of uses so that all needs may be met. II In addition to the dairying lands and. ‘ grazing and haying lands, the map indicates poultry 1 . . farms, tree farms and other smaller agricultural I uses. The poultry farms, once a major industry for the area, still play an important role in the economy of the county. The use itself does not contribute as much to the open space • value of the land, since most I poultry ranches are relatively small with the chickens I kept in Shed m Sheds or chiCken houses. Turkey faring - two large farms are located in this planning area - requires I • more land. Nevertheless, it is important land for the managed production of resources and thus is given a 1 high value on the map. Alternatively, tree farms have been given a high value on the map because, 1 -23- 1 • 411 . alt.,jugh,Christmas tree taisiny is economically .more . , . II . - .- ' of the nature of a second indeMe to other agricultural Uses in terms of visual aeSthetico such a use has a , , 0 . - , high value. .. . The smaller agricultural .uses indicated typically MI . include feeder calf raising, goat dairies, horticul- tural , nurseries and horse ranches. 1 2.05.06 Historical, Cultural and Archaeological: Petaluma has a rich history both in prerecorded times and more recently. People have often discovered that without 11 a known heritage much is lost from the quality of life. It. is. important to preserve as much_as possible of the .. ' 1 historical, cultural and archaeological values of a ! community, not only for the enrichment of life, but .. I for, education and historical research. The resource • I map identifies areas of such value within the planning area. It 1 • The map indicates areas where artifacts from Indian . settlement activities in prehistoric and early . historic times have recently been found by archaeologists. Dotted throughout the area are small sites where villages, burial grounds and ceremonial centers - - the most famous beingthe-historic village Petaluma . - 11 . inhabited by the Coast Miwok Indi an tribe - were .. , . . . located thousands of years ago While a thorough archaeological study of the area has never been under- , taken, it is obvious that the results of such a 1 i -24-, 1 . , 1 , AI All,„ would be most enriching7Wand, for that reason, siqnifi g cant possible sites of archaeOlo ical finds - 11. ought to be protected from destruCtion.by unwise I - development. I Historical and cultural facilities of regional and local interest exist both inside and outside the City 1 limits in Petaluma's planning area Two features of interest are located outside the City limits. The 1 ' first is the Old Adobe Monument in the ranch head- I quarters of General Mariano Guadelupe Vallejo, an early Californian leader who commanded a nearby mill- i tary post and who was the most famous of the areas • early settlers. His home in the nearby town of Sonoma I is also a cultural facility of great regional impact. 1 The other local feature is the' Washoe Roadhouse, one. • of the earliest stopping points on the route of the 1 - stage line that began serving the northern Bay Area in the 1850's. Currently in operation as a restaurant, 1 the roadhouse is the oldest existing stopping point in northern California. Inside the City limits are more than one hundred 1 buildings, both private residences and commercial I establiShments, which were constructed in the 19th Century and are of both historic and architectural , I note. 1 The preservation of historic buildings in Petaluma is an idea that is becoming increasingly popular II among'local residents since many of the buildings, -25- I ' . , . , All II Alt from being worthy repreagtatives of architec- 111 : . .. • tune at its best in form and style, have 4istories that lend a glimpse into the fascinating and flourish- !' : :-. ing 'past of the City. Preservation of these buildings can serve as a rich source of educational and cultural 1 informatiOn that will enhance the overall unique , . 1 character and mode of life that distinguishes Petaluma from other urban portions of the Bay Area. ', II 2.05.07 Recreation:. One of the rationales behind an open 1 space -element is to ensure that adequate land will exist in which residents can participate in a variety 1 of forms of recreational activity The resource map 111 ii shows all existing. or proposed city and county parks and greenbelts, and key minor recreation proposals 1 such as the Lafferty Ranch and two recreation lake .proposals made by the Water Quality Management Report. Currently the City maintains just over 68 acres of 1 parkland within the City limits for public recrea- tional uses. Much of the land has been acquired 1 recently as the City struggles to keep pace with the rapid growth of the past decade. II I The book Planning Design Criteria. suggests. standards of 5,5 acres. of community parks and. neighborhood II parks per 1,000 population. The City of Pleasant Hill, with a population of 32,150 people, sets a 1 standard of 5.0 acres of park per 1,000 population. For the purpose of the open space element it is II -26- i . ii • 411 411 • suggested. that the standard be 5,0 acres of park land P p II per 1,,000 opulation This can be divided into 2.0 acres of neighborhood par'rk land and 3.0 acres of community park land per x.,000 population. The last 1 certified population. estimate for the City of Petaluma is 30,050, therefore the City has 2.2 acres of park 1 . per 1,000` population. It will require 92 more acres of park land to meet present population needs. 1 • Local land included in the above figures includes parks. utilized mainly for rest and relaxation as well as parks developed for more intensive recreation. In addition, several other recreational areas are held by the City and various other agencies or Private organizations within the City's planning area 1 but ..outside the City limits.- These include: the 1 State -owned Old Adobe monument in, the 19th Century ranch headquarters of General, Vallejo; the City - owned' 1 ,- Lafferty Ranch, which, is a watershed area held for conservation pxrposes and utilized: Occasionally for 1 'nature study trips by local school district; nt std and field tri several small parks adjacent to rural schools; and two privately owned golf courses 1 In addition, proposals have been made for future 1 acquisition, of several other areas of land fear recrea- tional use. In the Environmental Design :Plan adopted, 1 . by the Petaluma City Council in early 1972 the City designated close to 70 acres of land as desirable -27- , 1 . , . il 111 411 for public parks. Currently Petaluma is taking the II . fitst steps towards acquiring some of theJand. The: City also has declared its intention to maintain a _ _ ring of land outside the eastern City limits amounting I to a total of approximately 135 acres for preservation as a greenbelt, in Which some recreational 1 uses may take place. 1 Sonoma County, too, has taken an. interest in acquiring public recreation lands in the area around Petaluma. • ' 1 One such area is Neil's Island and environs located - near the County line south of 'the City. Situated . I the marshy.backwaters of the Petaluma. River-San Antonio Creek juncture, the island is ideal for sporting "activities with development of a game reserve possible on.portions of the marshes. Another potential County ' park is. Cooper's Grove, a picturesque stand of redwoods 1 ldcated fist outside the planning area north of the - .Sonoma Mountains. I I Utility easements which lace the area can provide --. critical linkages of open s area. PG&E has II provided the City with maps locating the position and nature of these easements. . . II .„. - II Finally, hiking, horseback riding,'bicycle riding, .1 and other ektensive recreational activities can take place on several small rural roads and on a number 1 of open range lands outside the City as long as those II lands remain in open, agricultural uses. Thus, lands -28- I , II imIl as managed resources. ake on a subsidiary, II but nonetheless valuable, function as recreaticin areas : . as well. It is essential that landabemanaged • 1 • wisely, since it is they, more than any others, that s ' . lend to Petaluma its pastoral, natural character dis- tinguishing.the City from Other urban places through- out the. Bay Area. The iMportance_of these lands to' ' the . phyaical and psychological well-being of Petalumans 1 .. is so great as to be almost inestimable, but it cannot be ignOred. , II 2.05.08 Scenic Points, Corridors, Streams and Trails: This 1 •resource map indicates major corridors in the planning I area that are particularly scenic and along which , various points offer spectacular view of the Petaluma' 1 Valley. In addition, as previously mentioned, lands , that remain in open agricultural uses offer potential: 1 for hiking, equestrian trails and paths and for other I :forma of extensive recreation, as long as private property rights are respected. Finally, the Petaluma 1 River-and its various tributary creeks also serve as scenic corridors for both boaters on the water and II hikers along the banks. This is especially true for the marsh areas south of the City. 1 Within the limits of the City's Environmental Design 11 Plans (the limits are defined by the proposed green- I belt), the City has expressed a desire to preserve lands along rivers and creeks for scenic and recrea- II tional purposes. This desire was further supplemented -29- i ii III III in Mid-1 9 2 by the establishment,of the Residential . , II . - :. '' Development Control Svtem® This System awards ,,. ,development allotments on the basis of many criteria, . , II not the least of which is. a deveIoperos contribution • 11 . to a system of bicycle:, equestrian or hiking trails; and contribution of open land for scenic or recrea- 1 tion purposes . Finally, the City itself has proposed 1 . for future construction two scenic, landscaped corri- 1 dors, called ring parkways, on the west side of the II City. 2.0 5.0 9 Fire Risk: A map will be developed at a later date II to delineate areas of high:fire risk. Data for this II map must be obtained from the State and is not complete at this time. 2.0 5.1 0 Soils: The soil limitations resource map defines II areas where soil properties' affect the construction and maintenance of buildings and Other structures 1 . resulting in potentially hazardous conditions. The . I soil.properties which .ate most .important with this regard for the Petaluma'.area are soil drainage, II slope, and shrink-swell potential. Land slippage , and shear strength are also factors. The informa- l' • tion presented on this map is not a substitute for II on-site engineering investigation with regard to a • - specific building, but is meant to be a guide to 1 ' the areas within the planning area where building . limitations may occur. Three categories, weighted 1 with slope consideration, are used within this map ' -3 0- 1 • 1 A/indicate soil types*and AIL limitations. , . . I limitations are severe, moderate', and Slight. When a.soil is interpreted as being " in limit- 1 . tions for dwellings,, this doe's 40tHmean that 'building cannot take place on that soil; it indicates that -- 1 there. are potential problems which necessitate an I in depth soils report for any proposed project. The soils report would then guide in determining whether that particular area should be "red-flagged" for , I special engineering design or lower_density, or in extreme cases, declaring that area unsuitable for II building. In the.past, throughout California, failure to I that building was takihg place on soils ' • I poorly suited for the uses and-stresses being super- imposed upon them and without special adjustment in 1 procedure or materials has led to scarred hill faceS, actual slippage of homes down slopes, damaged founda- 1 tions and polluted water resource areas® Ignorance 1 of .the existing natural limitations on building leads to these and many similar problems and creates a II severe hazard for the public welfare and for the environment generally. 1 . Following are .the most prevalent soils in the Petaluma II . planning area and their subject limitations. I II -31- i . , 1 All _,Imitations I Arbuckle gravelly Moderate - Low to moderate shrink - .. loam swell in subsoil Blucher fine Severe - Subject -o flo ding by • II . Sandy loam runoff Clear Lake clay , SeVere.- High shrink swell and • 1 , _ & clay loam • poor drainage • 'Cotati fine sandy Severe.-. High shrink swell in • 1 loam • _ . subsoil below 22 inches - Goulding clay loam Severe - Slopes more then 15% I • .---'- - Goulding cobbly Severe - Stoniness class and clay loam . sl6pes more than 15% • • on GIS & Gill 1 . . . : Goulding - Toomes Sere - SlOPe , • ..... , complex 1 : Kidd loam Severe:- Slope ' Los Gatos Severe - Slope I Los0sos clay Severe —High shrink swell in Sub- loam soil below 16 inches LoE, I _ • 4�F, LsE & LsF are subject to land slips I Pajero .fine sandy loam Slight Pleasanton loam Moderate - Moderate shrink swell Il . below 46" Raynor clay Severe - High shrink swell and I . • Type RaE has severe slope rating I , Reyes silty clay Severe - High shrink swell Sebastopol sandy Moderate -.Moderate shrink swell loam • below.18 inches SbD • I _ . • • also has a 'moderate ' slope rating • . I .Steinbeck loam Moderate -- Moderate shrink swell below 35" Type SnE -, Severe - Slope 1 TOOmes rocky loam ' Severe -Slope.'& shallow to bed; rock YOlo clay loam Slight leinora silty clay Moderate --Moderate shrink swell I loam -32- . . .._____. , .... .. , . .. . • Data for the soil limitations :resource map was , I . • '" 0 '': '' ir'' '.': obtained froM the :Ui'S. *Department of Agriculture Soil . . . . . — ConAervation Service'.and.'froM survey for _ - 1 • Sonoma: County done Soil ConServation II . • : :. Service, . , 2.:05:11 Earthquake Faults and-Lands Subiect.to Liquefaction: 1 An earthquake fault zone map has been compiled which I indicates the active and inactive fault Zones within the Petaluma area. Location of fault zones was . 1 determined from several sources. G. T. Cardwell in' "Geology and Ground Water in the Santa Rosa and II Petaluma Valley Areas" delineates location, approxi= I mate location and concealed location of the Tolay Vault and the Burden. Mountain-Fault. From the San' Francisco Bay Region Environment and Resources Planning Study the location of the Healdsburg-Rodgers 1 • Creek Fault was obtained. From this same source 1 • the marsh lands have been outlined on the resource map du e. to potential extent of disruption, • II . .during a strong earthquake,- Of structures built on fill over young bay mUd,or over lands subject to I liqUefaction. Such lands contain sand within mud, I me' and at the ti of heavy shock the land settles :':. while water rises to the ground surface, thus flood - ll • .. . , ing or liquefying that area. Sand is likely to be found within mud nearly anywhere beneath the surface 1 in young bay mud, and extremely detailed engineering investigations are necessary to locate this I -33- I . hazardous condition, -1116 . actual g-rouncl mot'io'n o_f • II :yOUng^ bav muc,. Ciurir h?c r . qu c" 1.s a E ubleO of . coat roversv. It is known haL 9 h.'i cknnes' of tIle 1 : mud is a critical, factor, and cxtremel;v detailed site investigations to' d'emon that risk to 1 structures can be reduced to acceptable levels must I be required before any•development is permitted in these areas. Discussion. with Mike Huffman Geologist for the California Division of Mines, helped to conclude that the Petaluma River marsh lands must 1 be considered either as young bay mud or lands I subject to liquefaction., unless shown otherwise by.engineering studies. The earthquake faults are indicated as zones on the map due to the possible band of disruption in the event of a shock. Areas where surface lineaments 1 such as scarps, sag ponds and offset streams indi- cate recent fault breaks. Extreme hazard to struc- 1 tures public ser.v;ce facilities could result II from future surface fault movement in these areas. It is suggested that for human occupancy 1 should not be constructed on or across evidence of a recent fault break unless such buildings can 1 safely accommodate the expected fault displacement. Geologic site studies to evaluate the local level - I of risk are needed for most kinds of development II and construction. 1 -34- li . . .In. areas where evidence. of _.recent faulting is sparse and modified by..other. - geological processes., careful geologic site.,investigations should be . II requ red'•on existing building and /or public service .facilities to .evaluate. the possibility of future - .• • fault displacement. If a. substantial risk exists, 1 ' 'buildings should not be . built across the fault I unless the buildings and facilities, such as, 1 .:gas or water lines, can safely accommodate the expected fault displacement._ II ,..Areas of concealed fault" lineaments determined on the basis of geologic..relations'of juxtaposed bed rock 1 units or land forms: require careful geological site 1 investigations in the event of proposed buildings to determine seismic risk. Proposed buildings and I public. facilities should be built to safely accommo 1 date fault displacement through engineering design. .zones extending 300 feet on either side of a mapped' fault lineament should be considered as potentially 1 hazardous for high density human occupancy`(sch©ols, hospitals, apartment buildings) and critical or high II risk public facilities, but they, may contain areas II adaptable to low density residential use ..or.recrea tional uses that minimize human. occupancy. Proposed 1 _. large structures or areas of dense occupancy should be justified on the basis of detailed geologic site II investigations and adequate engineering design of the proposed structure. I _ -35- 2:..05.12 Flooding,.: The flood plain resource map shows the probable extent 'of' flooding along the:..Peta°iuma ,River. a Much of the land. within. the..Petaluma. flood plain is 1 still Proper precautions.can reduce flooding danger" anddamage .for existing development 1 and can protect future development. As the city I develops the danger of flooding can increase, not , only because buildings are constructed without proper 1 precautions in.flood -prone :areas, but because of the . increased runoff of water from streets, paved parking areas.. and rooftops. This water must run into storm . I drains and from there into the Petaluma River; where- as,.ope.n land_ could absorb considerable amounts of 1 . storm water before the land became saturated and flooding .occurred. I : The flood plains shown on the map illustrate three 1 categories. The most critical category is the area which has the probability of being unindated by 1 flood waters. once every .ten years. This does not I mean that such a flood will occur every ten years. Thirty years might go by without such a flood, and 1 then the. might ,be flooded three years in succession; this is a probability figure. These 1 limits are based upon a predicted amount of growth in..the Petaluma area (i.e., increased storm runoff) , tidal action in the lower Petaluma River, and the 1 preservation of the..marshlands in.their present state with no additional levees. Further building 1 . -36- 1 of levees. in the .Petaluma ;marsh lands and, filling of the marshes .could. increase the area of upstream . I flooding since presently the marsh lands act as a 1 dispersion basin when high tide and high flood waters occur at, the. same time.. The data for flood 1 area definition was obtained from the Flood Plain Report for the Petaluma River by Hudis Engineering. .1 The second category indicates the area which would , be flooded by a. storm such as is probable to occur I once every hundred years. Again, the limits of this area are dependent upon the protection offered by 1 the marsh lands. The limits of this area were delineated by the San Francisco Bay Region Environ- 1 ment and Resources Study. The third category indicates the areas which would . .flood if_ the. existing .levees broke. The source is 1 .the same as above. 1 Areas which fall within .a flood. plain are not necessarily prohibitive for building. However, I any construction should be carefully considered 1 with regard to the danger of flooding. Some, but not all, of the questions which should be considered 1 are: 1) Would the structure or use be damaged,.to a I definable .extent_ by flooding (a parking lot 1 would probably not be seriously damaged by flooding, while a... motel . might be severely 1 damaged, including possible loss of life)? -37 -. 2) Can. - filling .and proper construction_ protect the 1 structure against .damage by flood'.. 3) Would the .necessary protective filling and con- , 1 stkuction substantially increase the danger of . flooding in other,:areas? ,1 The. of. substantially increasing flooding up- 1 . stream is one reason why considerable areas of the existing .marsh lands should be retained_. in. their natural state.. Any. large levee construction and il . building in the lower,marsh, land flood plains would remove this safety;vaive which.presently protects 1 much of the developed land within the city from flooding. When a high tide takes place the tidal waters._.spread out over the marshes. Denied this room:to spread, the tidal.waters.would rise higher than they .do now in the. upper reaches of the river. 1 If the' exceptionally. high tidal waters.met..a larger than normal flow of the stream from heavy rains, the river: could overflow its banks. far beyond .. the II possible limits indicated on this resource map. 2.0.5..13:. Air Quality: The :resource .. map with regard.- to open space for the enhancement of .air quality is based II on. guidelines..published by. the Environmental Protec- tion Agency for ..planning .techniques that can be used. . 1 to. _maintain .or improve the quality of the air. The techniques include _the following:. 1 1 2 -38- 1 ' III - Ill I _ , a) _Planted ...buffer Strips along .freeways and between 1 industrial and residential areas can help absorb some air particulate matter and other pollutants, 1 although acquiring large enough buffers to reduce pollution significantly would involve the taking I of infeasibly large amounts of land. I b) Planning future development according to the "Finger Plan" is the best approach to reduction 1 of air pollution through open space. c) Plan for a balance of employment, retail II services and housing of all types and prices to 1 reduce trips by_auto. a) Place high density residential near.City center 1 and .other dense .commercial and employment centers. 1 e) Study wind and,. other climatic conditions to deter- !! mine best .placement—of,industry. Especially strive to keep river, corridors free 1 because pollution tends to .collect in valleys. 1 Petaluma is in a unique position among Bay Area cities with respect to air quality because, in 1972, •1 it was one of the few stations under Bay Area Air I Pollution Control District jurisdiction that regis- tered only a'few.adverse days of polluted air. The 1 City, therefore, has the .opportunity to plan how to maintain and improve air .quality, instead of having 1 to try to solve a serious air pollution problem after the fact. 1 -39- 1 ii The map designatesoopen space to be preserved along 11 cre eks and majOr transport routes, in greenbelt, - and in buffer zones leeward of the industrial areas II for the specific purpose of the enhancement of air quality. No one of these buffers,. of course, could • I . be large enough to significantly reduce air pollu- tion or maintain the air,:quality, but the sum total of this land can have appreciable effort, 1 especially if the open space strips are located properly in regard.to.prevailing winds and proposed 1 1 ±n. locating the buffer strips, consideration was given to both the prevailing summer winds and the I winter winds. Consideration was also given to the 1 air quality value of the Petaluma River and the marsh lands. It is known that marsh land plants 1 have a high value not Only in. converting carbon I dioxide to oxygen, but in converting the more deadly carbon monoxide. 1 The policies of.Petaluma's Environmental Design Plans will also support the enhancement of air I quality through greenbelts; stated policies regard- 1 ing balance or employment, retail services, and housing; and encouragement of high density residen- II 'tial • areas near the city center. 1 1 -40- . , , . li III III ' 'CatPgoricaJ Descriptions, Evaluations & Diagrams: 1 : State law divides- open space. lands into four IF categories. Prom tht series of reseurce maps, data has been combinedto delineate .areas of high open II space value in each of.the four categories. The. result is four maps of high value open space, each 1 one representing a category of State law. . 11 The maps are based on . the .Petaluma planning area , divided into grid cells of 40 acres. In delineating 1 areas of high open space value, if over half the land in a grid cell has high value, the entire ce.4 11 . is marked with the appropriate symbol. In the case 1 of buffer strips or hazardous zones, the appropriate cell is marked...se •as to provide a continuous zone., j 1 Therefore, because a cell is indicated as possessing I .high open space value, this does not mean that the entire 40 acres isof such value. These maps pro-' I vide a guide to general areas f. high open space values and indicate the necessity of further investi- 11 . gation upon requests for or increase in i intensity of use. - II 2.0.6.01 Map A. - Open Space for the Preservation of.Natural II Resources: This map includes three acres_of high value which may overlap. "Sensitive vegetation and I , wildlife" was drawn from the vegetation and wild- II life. resource map. Two. habitats were given high open space value for the categorical map: niparian 1 ' woodland and salt marsh. The niparian woodland is -41- . . . . . , . , 1 , .. 1 111 a critical hakAtat,providing Cover for many . . animals, as well as serving as a link for animal migratory patterns. The salt marsh iS critical 1. ,- -' for many species of 'plant and animal. life vital to II mans,' enVironment. The._:"Ptimary Rivers_and Streams" were drawn from. the Watershed_ResOurce II Map and include the_Petaluma'River, San Antonio _ : .Creek.and portions of the_more important summer i 1 . . _ _city tributaries. The "Critical Watershed Lands" are the lands which. serve Adobe Creek and Petaluma. I ' Reservoir and provide a portion of Petaluma's II , drinking supply. , . • 2.06.02, Map B - 0 S•acejor the Mana.ed Production of ' . Resources: Map B includes. fb,ut areas of high Valde ! 1 which again overlap. "High value agricultural , lands for the.production,Of food and fiber" includes i, ■ Larger dairy farms. and/or lands under the_Williamsbn I ' Act, including adjacent areas extensively used for I forage or hay, poultry farms and tree farms.: Thi . , -1 . area was drawn 'from the rflesourCe. map for Agriculture ' - and. Mineral Deposits. "Critical areas required for II , . . recharge of ground water basins" was taken, from the Bedrock Geology Map and includes the water producing II • Merced formation the area adjacent to:the 1 Petaluma River. "Marshlands for the protection of , ' fish, and fowinvas derived from the Vegetation and, 1 . 1411dlife Resource Map and indicates areas_ vital to the crab industry, fishing industry, game fishing i 1 • -42- .„ I . . III 411 1 and game bird hunting "Mine_ral deposits" came from the "same resource map and indicates the gravel crua�rry' adjacent_ to , >e,taluma Blvd. North. 2.06.03 Map C - Open Space. for Outdoor Recreation: Three sub - categories of high recreational value are delineated .on this map. Areas of "outstanding scenic, historic, and cultural. value" is derived from two resource maps, "Scenic Points and.Corri- II d = ors, and Open Space and Recreation, Links and "Historical, Cultural, Archaeological areas." The high value indicates major points of scenic inter i e,st, historic or archaeologically significant areas determined on the. basis. of .Heritage Homes. ..and 1 :Archaeological Societ. _ y data "Open Space.corridox°s, l' including easements, trails and scenic highways" were taken from the .resource.map on corridors and links, and the areas of high value include banks of marshes, and scenic routes with major points of interest, ..includin the "D" Street link g , ■ MI to the cheese factory. "Existing and future parks ■ and recreation areas " -was extracted from the II resource map of Recreation. Lands and the high value. _incl:udes.all • existing or proposed City and County I parks and greenbelts 1 2.06.04 Map D - Qpen' .SpacEnr _Public .Heal,,th .& .Safes: II The areas on this map averiap to such an extent that when three or more areas overlap a new symbol is used to indicate the combination of ': '' -43- 1 I . 0 . conditions. Thus, in one 40 acre. grid there could II! be hazard from earthquake faults., .unstable soils Y and .sio:pes, ..and. ,the necessity . preserving a 1 strip buffer s tri for the enhancement of air quality. Other combinations . a°lso. exist. The basis. of this map is derived from five. different sub- categories 1 necessary for . public_,health and safety. "Earthquake faults and /or lands subject.to.ligue faction" is based on the resource map of the same 1 name. Included as areas of high value are active' faults and areas of bay muds; the muds are those I which must be suspect of being subject to liaue 1 faction. "Unstable e soils and/or. steep Slopes" includes as I the high value soils with moderate or severe soil 1 limitations and/or lopes of over 15 percent. The values are drawn from the Soil .Resource Map. .1 "Critical areas for the protection of_Water 1 , _Quality" was taken.. from the Watershed Resource _Map and indicates as a high value the watershed which 1 .drains: into the Petaluma Reservoir. "Critical areas for the protection and enhancement of air quality" was compiled from the resource map I of the same name. The data for "flood plains" was 1 compiled from the resource map for flood plains. High value includes lands subject to flooding in 1 the event of a storm which has the probability of occuring once every ten years. I -44- • 411 . 11 2.07 . &Policies: ' In .order to initiate.an open 1 , . space 'program, it is .heeetsary to. firSt,underStand , . . •the objectives. of such A program, This. section 1 ' . outlines some of the areasof concern and some of • ' the actions. to.be,emphasized.in undertaking an ' I open space program. The goals.and policies are , . categorized according to the'following major open 11 space uses: preservation of .natural resources, managed production of resources, outdoor recreation, and public health and safety. • . I 2.07;01 Goals. & Policies for Preservation of Natural Resources: 111 a) Goal: To preserve natural vegetation and wild- , life as an essential link in the ecosystem. 1 _ • Policy: . • . 1) To protect the Petaluma River marsh land 11 • in its natural state as a vital ecological I area and as a refuge for fish and wildlife. _ . 2) To preserve as open space those areas II which are rich in wildlife or of a fragile , ' ecological nature. 11 3) To discourage developments which wotld , • I .encroach upon the. habitats of endangered . species. 1 4) To establish nature.preserves through pub- . lic and private action to provide habitats for rare and endangered_species of plants' II or animals, and also to provide natural 1 areas convenient to schools for educational I purposes. , • ' -49- 1 4 • b)_ Goal: T o. ensure that the use of natural resources for mans' needs is balanced:and c ®n the protection of the environment. I sxstent with r°onmen�t . . Policy: Y 1 1) To retain all forms of .vegetation in both urban and non-urban areas to the maximum . '1 extent possible. .. I 2) To preserve adequate. vegetative ground cover so as to restore the land and protect 1 it against ero "sion; and to require drainage management programs in grazing areas in 1 order to conserve the land for future gener- ations. I 3) To take into consideration in environmental 1 impact studies the impact of development proposals on wildlife, vegetation, and 1 ' their life's cycles needs. 4) To provide public access to wildlife obser- 1 vation and fishing. sites consistent with I the preservation of the important wildlife habitat areas. 1 5) To limit the recreational use of lands in natural areas to those kinds of...activities I such as hiking, horseback riding, picnicking I and camping that are compatible with the preservation of natural vegetation. 1 -50- 1 6) To regulate and g e. control development on 15`% or in unstable soil ' J , sl in. excess of ° . areas . to prevent erosion and slides,: and to otherw se a protest the vital roles of the hills and soi,l,s in the ecological process. 7) To restore ,and _ maintain a high .environmental quality so that.no:resident need feel that he must escape to other areas for relief from unpleasant surroundings 8) To protect .and conserve natural sources of public water supplies II 2.07,,02 Goals & Policies Relatin. to Managed Production of Resources: •- a) -Goal: To conserve and protect those areas which 1 have value for the production of agricultural . and mineral products and fish and game. 1 Policy: ' 1). To encourage_ agricultural uses .for their . contribution to ,,,open space as well as their more fundamental contribution to human ,`welfare. 2) To provide buffer zones between . al and urban, uses in certain areas through land use and urban development. policies Q 3) To consider potential impacts radon open space val,ues natural terrains, skylines, t . ,. and the total environment prior to grant- ing permits fo'r extractive operations. ': -51- , i . El . 4) To ident ..,fy as potential agricultural pre - . . serves those agricultural areas with prime production , and to. cii,scour°a the extension of urban services and faciii- 1 ties into these areas. 5) To discourage the convers.ion.. of ..agricultural I land to urban uses when it is not an orderly 1 and necessary extension of existing urban uses, and to adopt firm urban expansion policies based on , Planned growth rates so. that agriculturalists may . have _ a...definite: bong -term .,basis . for their own management 1 .planning. 6,) To estabiish...through local ordinances mini- . 1 mum lot sizes consistent with the preserva- tion of agricultural..open space uses in , appropriate areas 1 7) To consider purchase sale -back or lease- . back programs as a possible means of pre- 1 serving agricultural open space land. , 8) To seek means of further reducing the.cos't I of water for agricultural and open space I uses. Possible alternatives would include: a. Publicly financed local water distri- 1 bution systems; b. A continued water price differential 1 " between agricultural uses and urban • uses; and -52- . 1 1 .• 410 III c. A water supply of satisfactory quality - for agricultural. users brit. not adequate for human .,consumption. k 9) To encourage public review prior to actions taken by public ..agencies. on major policy formulation, including those aimed at .1 . serving agricultural open space, by means of environmental impact .statements which I discuss the .potential environmental effects 1 . of such policies. 10) To protect grazing lands from over grazing 1 and fire hazards through suitable range management programs, and to consider I multiple use policies. IF ' b); Goal: To safeguard critical ground water re- . charge areas. 1 Policy: - 1) To preserve and protect water and water related areas in order that their open space function can be maintained and 1 enhanced. II 2) To encourage agencies concerned with water management to give prime consideration to 1 ecological, recreational, and open space 1 values of water related areas, when carry - ing out the utilitarian functions of water 111 supply and flood control. 1 -53- 1 ' - Ill III 3) To encourageall governmental agencies to 1 impacts . _ consider the potential of their L projects .andr.actIvities on.water resources. 11 . 4) To preserve public and private. watershed I lands as permanent open space. 5) T6 regulate and manage watershed areas I tributary to_reservoirs, by means of a strict resource Conservation.program and I . publicly dedicated easements, to maintain I the quality of the water. 6) To establish local_ land use and .management 1 \ controls to .protect potential ground water recharge areas from urban encroach - 1 ment. 2.07.03 ..Goals & Policies Relating to Outdoor Recreation: 11 a) Goal: To preserve and maintain existing park I and recreation facilities, and to plan new . . development so that every residence will be I . within easy reach of a-pladato relax or play. -- - Policy: II 1) To take advantage of open space.opportuni- : II - ties .afforded by utility right-of-ways which are owned in fee, using them as 1 trails, landscaped greenways, or parks. 2) To.establish methods to provide continuous II - trails and .utility corridors, including I ' the design of flood control utility corri- dors whidh_would_utilize streamsides as 1 connections between_parks and open space areas. 1 , -54- ' i lil _ 3) To require that.:deve1opment proposals II include generous amounts of landscaped: open space wherever. appropriate 4) To establish_ an active program...to provide II parks and other recreational open space areas. _ II 5). To establish provisions to encourage the .. private sector to enter the field of out- door recreation. II • , 6) To include a plan for Clay- wide,.comnun ty and neighborhood. parks as a part of the . City's General Plan. • 7) To include funds for trails as a part of the .City's program for park acquisition 1 and development. 8) To make use of. condemnation provisions for .. 1 bicycle right -of- ways., as authorized under . State .law, Sections 5078-5079.7 of the ... .Public Resources Code. 1 9) To reserve surplus school sites for local parks. J . ,... 10) To urge :the State Division of Highways to include .right =of -ways for bicycle - trails a where appropriate .along State .,highways in accordance with the provisions of Chapter 1553 of the Statutes of 1972, and to .I .. restrict the use of_off -road motorized vehicles.to_des-ignated areas, and to D _.generally. prohibit their use in open II _ space areas -55- Hi '1 III bl.. Goal: To .preserve and °enhance- areas of • , ' special scenic beautyand historical sites, giving particular consideration to hillside areas and, the Petaluma River. 11 Policy: • 1) To restrict development of the hills sur- 1 • rounding the valley, allowing only low density development which would preserve 1 : the integrity of the natural landscape, and to preserve the scenic ridges Il surrounding the valleys in their natural II state, , I : 2) To protect bodies of water and the areas • adjacent to them to enhance their value , I as scenic open •space areas. 3) To maintain the hills surrounding the 11 . City's reservoirs in an open, natural , • state •through public acquisition or restrictive regulations. 1 4) To maintain the banks of the Petaluma River in their natural state for their 11 . scenic value. I . '5) To provide maximum_public .access to the Petaluma River to allow for the scenic 1 enjoyment of the' - open 'water of its sloughs and marshes • 1 6) To direct both public- and private efforts to the preservation of historical land- , II '' • marks. :1 . . -56- mir 7) To protect from development those areas. Ill and sites of archaeological significance. ' . . c Goal: To define the urban for6 in order that the City may retain its unique Quality and, 11 , , not become a part of a linear urban.corridor from San Francisco to Santa Rosa. ,11 Policy: 1) To designate and. preserve a greenbelt around the City which will separate urban II , from rural uses and provide permanent open space. II 2) To beautify all access routes to the Citv . . II , by landscaping the gateway areas. ij To protect key scenic corridors by means II of zoning and other restrictions which . would prohibit billboards and developments ' III which are incompatible with the scenic I ' quality of the roadside and landscape. 4) To conduct an accelerated program for the II protection of scenic roads and highway . corridors which mould include the adoption 11 of a scenic. highway element of the 'General I Plan, and to_enact scenic highway zoning along all scenic corridors which do not . ,. H 11 , have adequately protected roadsides. . 5) To protect the character of scenic roads 11 , and to prevent their expansion to freeway , . I . status. . . II , . . , , . . , .,. ' 11, , . „ 0 To blend transmission lines into the o '1 • P ' landscape by Means Of:Careful roPte 11 sele ) btion and uhdergrounding , . 2.07.04, 'Gbals_gt Policies. for Publie_Health Safety: ' ----- , , , . 11 a) Goal: To provide for pu.'1 , -4,-.,,-..m _in areas 7 , --- ',subject. to.geolegic hazard such_as,active .,, . II . fault zones, landslide areas, and certain bay ...! , muds. _ Polia: , 11 ' 1) To employ zoning and other land use regula- tions to limit, and, in some instances, to ...:.:, ' 11 „ prohibit develdpment in hazardous areas. The degree of development limitation pool 1 v.ided for. in such regulations should be . . , I consistent with the degree of hazard . • involved and...the public cost likely to be 1 . . „incurred if emergency or remedial public; I action becomes :necessary in these areas. ''' 2) To keep current and strictly enforce , . grading ordinahces„„ , . 3) To require engineering tests and enviroh- mental impact studies of all developments . . _ located.in_areas of_geologicai hazard. ... II ' . - ' b) Goal: To protect areas which are.critidal -, " ; I ,, ' , to the maintenance of water quality. , IF . E2lia: 1) To develop more effective means of pre- , 1 venting and solving public sanitation and pollution problems and of finding 1 758 ' . . ... . . ... . ,.. III , more economioal:ana equitable methods of . , financing such'solutions•. • II , , , „ , . . 2) To regulate And .manage Vatershed.areas contributory to,reServoirs in order that water quality may be maintained. . ' 1 , c) Goal: To protect areas which are critical • I , to the maintenance of air quality. -Policy; . , 1) To protect.the air_quality by preserving water areas as open space. 1 2). To give.primeconsideration when develop- - ' , II ing open space policies, plans,and programs, to the_contribution.of.vegeta- - II . tion toward,maintaining air quality. 3) To establish . buffer,, strips on 1 • major roads and .highways and adjacent to industrial areas. II , 4). To recognize and. consider the_extra- 11 . ordinary,value Of. marsh grasses, such as • .. cord grass,,in the_producticn of oxygen, 11 when considering. proposals which would destroy the habitat of such grasses. ' II . . ' , d) To identify flood hazard areas. ensure . • II . public safety in such. areas. I Policy: • 1 . :.1.) To.. protect. .the. flood plain areascfrom I r . developments that would .increase the ., possibility of severe flooding. . I , ''''' • - . , . . , t • 2) To protect . streams from urban encroach- ments by establishing off ±ciaL_ plan, ,, . , . lines along the streams by means.. of flood' • plain zoning,. public acquisition..of stream sides, .And any other appropriate 1 . devices which_ would help preserve. the streams in their natural state:— 1 .3) To maintain streams in their natural ...state wherever possible by utilizing a I . full or limited flood plain concept of 1 , • " flood control. 4) To .establish adequate setback regulations .,', • along streams. !" 5) To regulate development in areas surround- in g proposed existing or -ro osed dams or other water storage areas where geological . hazards exist and where failure.of such �structuies. would endanger life and !property, . 1 e) Go :: To provide for the public safety by designating critical fire hazard areas. II Policy: I � 1) 'To regulate the density and type,.of..con- I ; struction allowed in those areas !designated .as_ critical fire hazard areas. 2) ' To consult with the ..appropria.te fire 'services for specific regulations prior to subdivision approval or issuance of building .permits. ,, . -60- • • 3) To recognize, the potential fire. hazard in planning and designing publi rec.rea- tion areas in hillside and mountain areas, and to provide safe access and 1 evacuation routes in the event of fire .' 0 Goal: To utilize. open space in various devei.opment...p.roposas to ensure public health and safety. I . Policv 1) To maintain airport approaches .as open ,, 1 space uses to avoid the k azard . of accidents which could lead to loss of life or property. 2) To prohibit the use of public —funds . for projects whidh will promote.. urban 1 . development in hazardous areas. 3) To provide better 'public information . to developers and prospective purchasers of homes or land regarding areas subject to natural or, elan made hazards II ; ':' 4 j 1 1 -61- 1: . • . . 111 ‘ .,„ ...„ .. . ' 2.a8 Methods for -Preserving Oun.Space: Once the open space II resources have been identified,. the task still_temains to , ” . 'iMplement an open.space prograM to translate,theSe plans II into action. Many people tend to equate open space with - , I the direct purchase_of land_by local jurisdictions, how- ever Many more .alternatives are .available for. such I implementation. Some authorities, suggest that,:local govern- 1 ment already has: more...power than.. imagined to protect the . - land. II _ . The foIlvang.tection repretents anexploration of current , 1 means available for the implementation :of an open space program: For convenience these.imPlementation .methods have - I been divided into three categories: Regulation, Acquisition! - - and Education. 2.08.01 Regulation: 1 ' ..z_ is the regulatory method most often used.in providing open space.needs, Restrictions on. exclusive. agricultural , , uses, on lot sizes, on the use of hazardous areas.such as I l flood plains, all are designed at east in part to protect and preserve open space as defined by State law. Recent 1 , State legislation requires that the City's Zoning Ordinance be consistent with local general and Specific plans; thus, II , hopefully, providing for a more logiOal progression between advanced planning and implementation. Open space zoning , ordinances are required upon completion of cpen..space plans : II so that zoning will become even more as a means to preserve open space. Since regulations tend to cause a II -62- 1 . . III . = greater restriction on the use of land, substantial amounts of data and resulting policy will be required to provide a factual basis- so that resulting regulation will not be ' declared arbitrary by the courts. -.• . _ Planning policies will grow in importahcep.in_part to pro- vide justification for regulations implemented .under the zoning power to restrict land use, and in.part as long range guides for plans for land use. "Policy plans" alone, while allowing for flexibility,' and the only possible. approach where sufficient environmental data is not available, do 1 not provide the individual citizen enough advance.knowledge about the long range use of the individual or surrounding _ 1 . ,' property This can cause inefficiencies and confusion, I as, for example, a dairy may not know whether to invest more money to update its operation or to sell the land to developers, Policies in conjunction with zoning regulation can provide strong protection foropen space land. , . Specific plans for limited geographic areas within the 1 , jurisdiction of the City can be an effective tool, combin- . ing many of the advantages of both policies and zoning regulations. Such plans should comprehensively address . .I all aspects of development within the area, and thus . determine in advance what is acceptable, rather than - . - i' await proposals put forth by developers. Specific_subjects -..s, included in such plans are enumerated. in Government Code Sections 65451 and 65452. II . 11: -63- . . , 1 ' ..::. ID ,... : • The Subdivision Map Act has recently been aMended to give Ideal governments considerably more authority to dea]. 1 areas critical to with pro lems of subdivisions ,in .. , ,.... , ' pace needs If a subdiVision.map is not consistent with • general .pr Spedific plans, or if' not phytically , ' • . Suitable for the type or clenity-...,..,of the proposed developMent,,7 or if the.desigh'-or imprOvements.'„areiikely to cause sub- stantial environmental damage, it cannot be approved. I .. — . . Dedicationsaild-Con4tion are--4Mportant tools for preserva7i .>-,...-.' . ---. .. ... .., , , tion_of Open space in areas,where.development is permitted ' and desirable. Dedications can, provide both parks • 1 . .... access to parks or open _space lands or waters. Easements t '-' can be required along the of waterway, ', ' .• „ • I river or stream.. Conditions oLapproVal on subdivisions or 1 , :• ...., site design„. for eample, can_reguite. the provision of 1 . 11. '... •. .specific amodnts,of.open space.for park and open space 1 purposes. ,. . .. The ,concept, of density txanSfer..allows.owners of property :. , severely restricted by land:development regulations to sell , allotments of development rights -to.land owners of proper- , II • ties which will permit higher densities Thus, an owner of land, in A fault,. zone might sell an allotment of development rights to. an owner-ofland suitable for And . -. . . , . zoned,for higher density, thus. increasing that allotment . And enabling the owner of the fault, zone, land to recoup- losses in value. The_essence of .'the .system is that no • can construct. more dwelling :units than,. the number of , I -64- . 4 , . "development units" he oOns. To be successful, such an approach would require tranSfer_areas te,be designated .. , , •. . , and safeguards such as strong commitments that the zoning . . - itpoSed would remain unchangedufor. a long period of time' , . . . and a system.for recording development units to prevent . fraud. Extension:of plays an ...extremely important role in the urbanization.of_an area .,,Exclusion of utilities from important open space areas,. would reduce their attractivenoss_as sites_for.development. _This poses a probleM in that some .utilities. are _not supplied by the local! government; thus, the coordination .between .utility extensions . and deVelopment:plans may be difficult to. achieve. Neverthe= , less, if the City denies.the.extension of sewer and water . lines into areas which are seen.as_not.ready for, or uncle- ' _ • . _ I sirable for urbanization must occur at a +"2 : relatively low density. Such.measures.are stopgap at . . . . best. As technOlogy desire for rural , , ..' living increases, alternatepethods.foruproviding utilities will be found, even if they prove to be more costly. neLocaJH can aid in implemen- , tation by their ability .to .impose. conditions and restric- tions on annexations, formation_of special districts, ineorporation.Of cities and development of new communities. ReCently_tbe State_Legislature,has_directed_LAFCou's to : 1 develop-spheres of influence 7- • the_optimal future bound- , '' - II aries of each governmental entity. These "sphere's" are designed to be one of the parameters used in decisions on annexation proposals before the Commission. , . . . , III . • . • IF ' - - .The California Land .C'ons'e'rvat on'..Act, or the Wi liamson Act, authorizes ,cities and counties,.to..designate- agricultural 1 "'preserves.." Land .owners., preserve. can sign a ten year contract, with_ the governmental agency to accept ' open space restrictions on the.,land..in..return . for. a reduc- tion in 'assessed_valuation ..to the,.,.land as...restricted, rather 1 than . otential value as a. subdiv:is' . n While the impetus p �o a e i pet s . .for the._ Act .was: for prime. agr.i.cultural lands, .amendments 1_ to .the .Act have permitted-the-inclusion of such lands as . .grazing. -lands., .land devoted to - recreation - including hiking, c,amp-ing,.swimming and boating.- .and.open.space uses designed:to preserve natural The problems P P of this partcuia_r method .include..the , temporary nature of the contract which lowers costs,.for..,long term speculators, and the difficulty in administering the taxation provisions. The California Environmental Quality Act regulations provide 1. ' that the.Environmentai Impact_.Report is to be..considered an .. "informational, document" •for _.public.: agencies prior to approval or disapproval of.a.project... Cities and counties I ' can ado t_or.dinances.to conform__to.. implicit in the P P P 1 Act. Such ordinances could..prohibit_the.approval of any action that ..was found ;to..hav'e. any substantial adverse impact.on the.environment. 2,,..08.02 Acquisition: . The .high .cost. of..purchasing land is the basic problem involved• in the acquisition. of.. land. for.. open space. II Nevertheless,, any .complete open...space preservation system 1 will also require..an.acquisition program. Parks and -66 1 • ` recreation - .areas will generally. have to be purchased or ' otherwise, ac ,uired - _ since :where.. the .. P ubiic to enter il , ` and use the rlard public 'ownership is: required,.. °equreel,. ...In �a 't- ion,,, some .lands Which • are:: - unq:ue� ,may ;' be adequately ;protested,:. by _ regulation.." where, thereare..strorig pressures for° dens io pment ®. Acquisi,ti�on. :r o"f 1.and:"is - possible by any : ' ' of the following.. p rocedures or of procedures 1 - . These procedures can also - - - be -combined" "with regulation. yolun .l ne at2LI;.. p ur .avoids, costs ' involved in I 'legal actions related to condernnation, can include i. inflated values due to announced pl'ans for purchasing a 1 park in .the area '.' Condemnation and and purchase - of' the ,land is sometimes 1 necessar due to' the fact that landowners ' ; �, : '� y . " owne. ,are' frec�uentiy .. unwiil. i. ng ...,toseil,..;except,..at..a „price .far. in excess of the 1 pp a raisa 1 Value. Such proceedings ere . expensive due to court costs; thus, acquiring should attempt an. cqu , ,, . agencies` out-of-court settlement. If ° agency does not take care 1 to avoid giving the appearance: ' that an area is zoned • solely for the purpose of reducing the cost of acquisition, II the.agency may be involved: in expensive inverse-condemna- " tor suits. In such suits 'a r°. property owne.fee"1.s_,he- has. . . ' ' been injured by governmental plans and. restrictions, and II " brings suet tei force the governmental agency to eithei° purchase . the_ land or pay damages. , . .Zoning and_ subdivision regulations, when €oily justified by". envi r onmental." characteristics..:s;uch :as abundance of -67- 1 . . 411 III natural resources, steep or rugged terrain, flooding or I , significant wildlife resources, can mean that the land_may be eventually purchased at prices which reflect these regulations, rather than at.development prices. . . : I There are a number of innovative techniques which may_allow 1 acquisition of land at lower than direct purchase prices, or in other ways ease the cost. : I Installment - 221Eshase enables the governmental agency to. 1 spread the costs over a number of years. Such action . requires.vOluntary purchase and cannot be used in an eminent II ,domain action. 1 % E HL2 1 21 s 9a L 1121 freezes the price without.paying the full purchase price at that. time. It may be a valuable 11 ' tool in tying up land that an agency .expects to purchase in I a two year period of time. Longer time spans are probably not economical. Such a method has the value of per- I mitting a fairly accurate estimate of acquisition costs. However, if an option is not exercised, the cost is forfeited. ' II Requiring notification of intent to develos or sell of I landowners can give government the opportunity to make selective acquisitions of the land before expensive improve- !' ments are constructed. - In the meantime the owner has use ' of the land, and it remains subject to property tax. I . _ Acquisition of Less-than--Fee Interest in land is also II known 4s purchase of "development rights" and includes -68- " . . MI . e i Ali 411 , theevarious forms of easement acquisition. A "negative II , _ easement" gives the easement owner the right toeregulate II the property owner when Constructing buildings.oreto_ .pre-vent other such activities. "Scenic easements" are a well known form of this.easement. An "affirmative ease- . ment" gives.the owner the right to do something on , . the land. If land is not under strong development.pressure, I the costs of such techniques may be much lower than.. direct purchase of the land. However, if the land is in theepath II of development, the "rights" may cost almost as much,as the outright purchase. The inflexibility of easements_as II conditions change and the difficulty_ of enforcing.restric-' I tions also cause problems. However, it is an advantage when . the property remains in private ownership and_on the tax II rolls perhaps at a lower assessed valuation. In addition, , the governmental agency does not have to assume the adminis- '. 1 trative expense of land holding. :1 Sale-back and lease-back arrangemehts involve purchasing open space land and selling or leasing it back to the origi-: nal owners, or others, subject to conditions which limit II the use of the land® Such arrangements are meant for economically productive lands such as Agriculture. Lease- 1 • back arrangements are more flexible and thus more desirable • for any large scale open space plan. MI I . g_ am e in!f i .2 1 2E9a 1 1 1 L t_L an , in which the land owner is_compen- II sated for very restrictive land use regulations, will I. necessitate a great deal of further study because of,the • complex issues involved, including valuation of the land ,I • , -69- 111'a . . , . . on.a large8Cale, and the permanency •of the The auestion of the base the land -' based on ' present zoning or original purchase :price - can alS'o be an ' • issue. , I . ..,„ Dedications,of land as conditions of governmental,approval • . , have proved,to be one. of the' most useful methods_.of obtaining 'recreational open space. This method is is- , : • • cussed in'the regulation,section with.regard to subdivisions. Some dedications are required by _Statute, such..as.dedication of - public access to the coastline. _Payment of "in lieu fees" may substitute„for land.dedication,.but the MapAlwt, • requires that the, fees are to. be used'to , facilities, Dedication of land,can"provide a valuable tax : I , I .. _ sheltento the'..land owner the cOst of the.land :, , dedicated for public use can be deducted from the property . I , owners income tax. ' , . _. !• , I Turnover Of. surplus lands'froM another use to.. open-space use, or from One governmental agency to another, is.another: - ! method.of acquiring open space lands. _Recent changes in federal law permits such a ,turnover, of federal land to local government at no cost. state government usually :requires that local governments:pay 50 percent of the value, of the land. , . I protection against encroachment is not z method_of acquiring . - - Open space land, bdt a method of retaining land already II owned. The •construction of •a highway or an electric 1 power transmission line can reduce the value of land, • such as parks,or scenic easements. \ ' • . -70- III 2.(18O3 Education: The keystone .to an. effective open space implementation. program is education. Without a_ well—. . e ,. informed public and knowledgeahle officials, any program will deteriorate into a "paper plan" enforced 1 ,, only to a minor degree, due_to lack of information on new and innovative techniques or vital environmental needs. If the public and officials are not aware that a proposed I project will obliterate a significant archaeological site, destroy a Vital wildlife habitat, produce measurable air , ... pollution and.be located in a ha2ardous fault zone,.they will not be able to enforce measures to mitigate the: impact of the proposal on resources and thereby protect I publia health and safety. An Educational Program. should be initiated through the schools, special seminars and information sessions with private clubs .or groups. Environmental Impact Reports provide a definite form of education for implementing an.open_space.program. Such 11 reports should, by law, containinformation on the impact . of a particular development on the environment .and ways i . that such An impact can be mitigated. Such mitigation , 1 measures can include open space proposals for buffer strips to improve the air quality, ..o include parks to mitigate II the effects of a high density development. These reports required by the California Environmental Quality Act for I any discretionary project "which'may have a.significant I effect on the environment" should have the effect of il educating policy makers and the public. as to the necessity of existing open space •lands. Such reports -71- . .. _, H , , III 0 can also inform as to.valuable resources, 11 , sensitivevilalife'habitats:;-h4zardous .areAs‘prlany: , mumber,of.other areas in need ,of open.spaCeprotection. As discussed under the regulations section, the,informa- , tion revealed' an E1R could have, a mandatory effect on the approval of a project. Education With regard to acquisitiomand regulation.. methods to acquire or maintain open space land is another . • method of, implementation. Many agencies and citizen_ 1 groups ray be unaware of programs other, than the. '. I purchase of land, When they are.exposed to the:variety • and possibility of land acquisition programs, a better 1 choice can be made resulting.in.money saved or more .land i acquired than previously thought possible. Education into II new and more effective means of regulation can serve the same purpos e in the preservation of open space. I Information :concerning hazardous areas may help in imple- menting an open space program. Not only is this...of_value - . to policy making groups, but .such knowledge may cause a. land owner to"modify his Prospective development plans 1 • to be more Suitable with the possible hazardous conditions. 1 2.09 Open Space Action Program: Actions for the preservation of open space vary according to the specific needs for the 11 differing categories of open space land. There are I certain general actions which are broad enough to:,be. applied to all open space categories. Planning policies, ' 1 such, as the General Plan and Environmental Design Plan . -72- : I • . . . olicie should be established fo',r every , � � p phase of open v- s _ace a s se p ara" p � p .te policy doc if not fond in the General Plain or related decu,ent ' M s.. The California Environmental Quality Act also applies .to:: all categories: of open space land. _One of the purposes of the Environmental Impact .Report is to identify - the _:... impact 'of project with regard t p°' � proy g : ra open space areas. II Education, as to methods of regulation and acquisition .of open space .land' also applies to als., categories. Elsewhere,, 1 the importance of an education program through schools, meetings and discussions has been emphasized. The chart., Primary... Actions for Preservation of Open Space, 1 identifies - the open .space..:categor°.ies, as .defined on the I maps and indicates the primary actions ,applicable. to each Category. p It should .be . em hasized that the .check..,... marks apply only to primary actions ..'as ..identified at this time . Further study might reveal . that certain actions . not indidated as applying to a . particular category at this time, might be appropriate action at .a later date. For a 1 example, voluntary negotiated purchase is not seen as _.- a primary-action action for the . � p y preservat %fan of health and safety II in flood plains. Circumstances could change, and a 1 , governmental agency might find that purchase. of .areas of . seVere flooding is an appropriate action .program necessi- . toted by extreme hazards. . -73- '1 111 Each category Is listed below, along with some general. 1 : . . -.• exaMples of the types of lands in the Petaluma p/anning . - ' . • ' area Whichfall into that category. These examples are . , general in nature and should not be construed as covering all possibilities. Furtherffiore, under each category one • action program is described so as to provide an idea of how the action programs apply to open space land. This.. IF should not be construed to mean that the described-example • • is the bet possible, or the only action possible, in ,. I each a) Sensitive vegetation and wildlife.areas are generally found along streams and in the matsh areas. . I Acgqiiftion of less-than-fee interest in such areas might be one way to prevent development and destruc- tionof such sensitive zones. 'Thus City would , purchase "development rights," and the property owner would retain the land to bp used for grazing, or.for I duck hunting, or for other open space uses which would • still protect the area As mentioned before, this is 1 . . not the only possible method; for anextremely valuable and :sensitive area direct purchase or regulation might ' • 11 be a more applicable method'. I • b) Primary rivers and.streams include the Petaluma River and it tributaries. One way of protecting these . . I • features is through regulatory measures; the Subdivision Ordinance can require that such features of tha land- , 1 ' • scape be respected and the subdivision be . designed • to respect this feature. Other,methOds dedications_of land along streams or easements. • -74- . . . , I. 411 111 -.6y Watershed areas for the Petaluma area water supply , ' ' . . , 'occur on the slopes of the Sonoma Mountains. are- additional watersheds important for individual ' . • streams. Such areas could be zoned for proper protection as watershed areas and critical areas for protection of water quality, 1 d) Agricultural lands for the production of food and .' I r fibs. incl de many varieties of land under production, Li 1 from the large dairy ranches to the small Christmas tree farms® There are a number of ways of protecting such land,Aput one innovative method.discussed recently,has , 11 been the.eale-back of lease-back, Under such:oircum7- stances the governmental agencymould purchase'the.land, I then sell •it back or lease it.back with certain.restric-. 1 • tions Such a method provides protection at a lower cost thanidirect•purchase. 1 e) Areas requited for recharge of ground water basins includethe Merced formation. Such areas should be I protected .from potential urbanizationmhich does not include proper water supply and sewage disposal systems, . • to protect against potential waste infiltration into , II the major aquifer formation. County and LAPCo coopera- I tion is essential to an effective regulatory program , in these areas. 1 f) Marsh, lands for the production.and protection of fish and fowl occur southeast of Petaluma. One method of III protecting the marsh lands is to not extend utilities • • such as sewer and water lines into the area. . II , -75- II . AK MO ... .* - g) Mineral reSources in. the, li,etaiuma area identified so_ I . ' far-: ere gravel mining operations, althOugh researcl• might result. , . t in identification o th oer resources The .., , . Environmental Quality Act should protect destruction .of • • mineral resources by making them known where theirvalue .,. . . , 1 , _ . would exceed the value to,bederived by developing such . resorces. • I h) Outstanding areas_of sdenic. historical and-:oulturall . . value can befound .throughout the,planning area...and;..dan range fromyictorian homes to scenic vistas® •Turnover ' ' 1 of surplus •lands from other governmental agencies to 1 the City can be one method of acquiring such lands. I i) Open sPece corridors inciUdeeasements that provide . • access to, the river, trails,•soenic highways and other 4 , areas. Such corridors can be obtained by dedication of I , land or by purchase of easements among other methods. • j) Recreation lands are generally thOught to require I' direct purchase. It is not well known that open space land for passive recreation - such as hiking, camping, : I SwimMing.andlpoating - is now covered and can be • ' 1 retained under the Williamson .Act. • k) Seismic hazardous areas or earthquake fault :zones and/or lands subject to liquefaction can be found along the several faults within the area or in the marsh ' lands where certain bay muds may be subject to lique- _ ' 11 • faction. One method of providing for public safety on • such lands is the density transfer system whereby IF ' the owner of hazardous land can recoup losses by selling development rights to owners of developable land. -767 • . . III 11 All .. i 1 n ay Areas of slo e instability .occur 'not only on the sloes' , :1? P , . �f the' Sonoma Mountains but in the hilly areas west of II ' ' ' the City', Conditions of .approval with regard to sub- divisions, site designs, variances, etc., can insist . - 111 on low density development and soil engineering reports 1 to assure the stability of the structures. m) Critioal'areas for the protection of water quality are 1 discussed in conjunction with watershed lands. This one of of the areas of overlap with regard to.rthe categories 1 of open space. . II n) Critical areas. for enhancement of air quality include streams and buffer strips or vegetation belts. Such 1 buffer strips should be set forth in specific plans proposed by the City. 1 o) Flood plains occur in various areas along the Petaluma I River and its tributaries; the City can discourage construction of structures that would increase flood ' . 1 hazard or would be severely damaged by.flood, by density transfer for unusually strict regulations. I p) Areas 'for the reduction of fire haZards are not indi- II cated on the map due to lack of necessary data scheduled to be provided by State agencies. Generally 1 such areas are noted by their steep slopes which pre- vent fire equipment from reaching the fire and which 1 cause up of air that fan the fire. Building and zoning regulations can protect public safety in I such areas. 1 -77- , 1 . . , n s C- CI d C) d L./ Y• > et X co . o c� r CrI o b o w o n O F� "71 F'• ct 5 C3• H (D Z i u N G7 n pa, ct tn. e t rt . N C to hi Y N y it Y N. :4 Y rt Y• Y• Y tT7. (D ►3 Ut N O O. Y • Ut n d N H cn z H Z O H' b ro (O fi N O Sv cn Z F ► Or - cn Oto ct . cz tfi'. m �' m in min f t !A CD W N II t-' '. RESOURCES • S ensitive ro X x x x x 'x V egetation n H & Wildlife > r IPrlmary K x x x x x Ri vers & .. Streams 1 n Critical y H r l , x x x x x x , , Watershed o , ��`� b Lands � �,`� ��";. „. Agricultural o r '" '' rw I ii - 4 x.. x �c x x. Land n ��� + . � > � ,� ,, T ^ - P.ecrarge 1-3 ro r. � 3 , y _ co r , +. k T . , �• x x X P?a hl and Mineral �; x �t x x Resource 8 Scenic z I ";.;,= 4 '� x x x X historical , i _ 3 > o ro ''';;;;;),-;";.,,,t,..,;1„,; ; � �� , Cultural to • u . _ c o ;',!-,,,,,4'. Open Space o ro ri i W �r . ', -�k: I ' - ' x x DC x x x Corridors ,� ;44...A., r ( a .� __ _ ... . x x x x F Recreational n b ; x i ' Areas k r) w seismic tt , . �%� ` ,, x Hazard a.rd .- :Mr,. t . ..sir, I ? p x x x x x x Instability ° +` g al b Critical H d � " % m Ia ' ' X x ;' x x Water tx7 Protection 8 Ai-r Qual dv x x x x a. Pro t_ec‘tion y _ r x x Flood F' 1 d Plains Area of � ' x x x x Critical Fire Danger , 1 . , . t� r� �..� � `t . • Z > - t '1 - ro t' h I n' Cn ri z ro . H <) a CD 0 H C I n a ti 0 0 0 0 0 n N A A 0 Z 11 r W rn rt K N o N 10 Ai 0 C C) ft a o N rd (D UI 511 t•" CZ rt ¢, 0 C 11 N H. > CD 0 ID I ID ' NI 0 P. N, 0 H I a Iv N H 0 ;O Al 0 t7? rt H• A► I- rr Cn rt w H it . 4 rt ' W Iv' . CD tr 0 cn -' 0 DJ H H, N• ft 0 N. {D N.. n 0 p) Ai {D 5 W ti H O 0 N• Z .0 11 0:' Cr 7c' r1 rt (D rt < H 1 0 0 0 0' 1- N 1 - 6 0 0 H. O o 0, ID rr --'1 0 I-h rt 0 ro Z ,,' Ii, : r 2 O 1 0 n a to o m o s; 0 rt 0 A Ai H Fh rt 11 0 r• 11 0 rn w 0. P F-1 cn ft W 1'i rt N M hi: a CD cD m O 0 m 0 I • x rt rt • , RESOURCES Sensitive ro FT' rc x x x: x x >4 Vegetation n H & Wildlife y X Primary m x x x Rivers & k Streams Critical > H X x x x Watershed o Lands m A o II x x X x x Land Recharge L X x X, Areas x x x x x Marshland K Mineral x x x Resource y H Scenic, n o x >4 >4 x x >4 >4 x x x Historical, y o Cultural m il - Open Space o 0 >4 x >4 >4 x x >4 >4 >4 x Corridors k m II Recreational n z x x x x x x x x . x x x m Areas ro - Seismic n I >4 x >4 • >a Hazard 111 x x X Slope Instability n Critical q x x x x x Water c Protection 0 N Air Quality , >4 x >C Protection u x >4 x Flood Plains II _ • Area of x x x Critical Fire Danger -79- 1 • 1 , • SECTION 3 CONS ER'VATI,ON I .01 'Introduction: Petaluma and. the. surroundin` areas are. f g or•tu- 1 , c'i • _ ,pate to have an , abundance o natural;L re 11 'ces wooded , sour ' des,' .open fields, marsh. lands, , and the Petaluma River MI I ' hillsides, • ° taries. . , and its tr�.bu of :these .. resources is , 1y maintenance : essential; .� not_�onh . to the of the quality of Petaluma s environment, . I � , onment, but 'also to the . protection of, the re g al environment. Control of the natural drainage ion envir system of the region, conservation of` n "aLtural vegetation, • 1 and the p rotection, of wildlife are matters of regional as well as local concern. Therefore '. ;it is imperative that , Petaluma, together with.other local ,..and ' regional: agenc- s cies in the formula. Lion of conservation . . 1 The Ecological ological .,Resources .Element, of °which the Conservation p art, provides _the basic.. guidelines �, Section � � a � fines. for the protection of the natural; .chars c of ,the 'Petaluma planning area The',,,Conservation Section further :.identifies and deals faith the problems that arise when the environment is degraded by overuse, mismanagement, or urban encroachment. The maim , areas of concern are in the .categories ,of water resources, • vegetative . resources, es, w;ldlife •,soils, and geology, and air resources. 3.02 'State ,Legislative Requirements: . The Open Space Section of the Petaluma General Plan contains some I Peat p. olic es� but does not'p rovide .a. comprehen sive ., r s ;. for' the conservation, -development and utilization ° of natural resources as re uired by S q y action 653!02 0)" of ;the Government r Code of the State of California which requires: 1 -80- i A Conservation Element for the conservation, develop- men t an d utilization of natural resources �includin'g - e N . 1 water and its hydraulic force, forests . Soils, rivers I . and other waters,.harbors,.fisheries, wildlife, minerals, and other natural resources. .... That .portion of the Conservation, ;Element including . waters :. shall be developed in coordination with any county wi de agency and �. with all district and city water agencies which have I developed, served, cont rolled, or conserved water for any purpose for the county. or ci ty. for which, the plan II is prepared. The. Conservation Element may also cover: ,a) The reclamation of land and waters. I . b) Flood _control. c) Prevention and control of the pollution of streams 1 and other waters. 1 d) Regulation of the use of land.in stream channels and other ' : areas . required for ~the.. accomplishment of the 1 conservation plan. e) Prevention, control, and correction of the erosion ' of soils, beaches and shores. II f) `Pr-otection..of . watersheds. g) The_ location,. quantity and quality of the rock, 1 sand. and graves. resources." Each City is required to :prepare and adopt a.Conservation II Element of the General Plan by December 31, 1973. 1 . 1 -81- ' 1 • . 3.03 Conservaton,as .a . Part. of. Petalurna_'s. General Plan: The ,Conservation Section is proposed to be.a.part of the ,Ecological Resources Element.of.Petaluma' General Plan. The Conservation. Section .. describes , those . fragile areas of 1 the ecosystem that.must.be protected.and.to outline policies which would .help ensure, that the. impacts of I 4 development proposals on natural resources. are not over- ' looked and that conservation actions will be considered. 3.04 Concepts & Definitions: 1 a) Conservation The planned management, preparation and I wise utilization of natural ' The objective of conservation is to revent p the wasteful exploitation, 1 destruction or neglect of these resources. The local conservation planning pr.ocess.and, program should 1 acknowledge and. detail the environmental processes I relevant.to the jurisdiction. . b) Public Conservation .Programs ..- Programs. making use of 1 the regulatory power available to the City and other public agencies, i.e. subdivision, and site 1 development .ordinances; and including those educational, technical assistance, incentive, acquisition and pro- !! programs that can be pursued by public agencies. c) Private Conservation Programs - Work programs spon- sored by private organizations and individual efforts for the conservation of natural resources.on private 1 sites, and including such actions as the dissemination 1 of conservation information to educate people about problems and the values to be conserved. I -82- , 1 II 3.05 Goals & Policies: a) Goal: To preserve bodies of :water such as the Petaluma II River and its tributaries in their natural. state, and to maintain water quality. I Policy: 1 1) To allow the Petaluma River_and tributaries have the "right -of -way" with respect to development 1 (bridges, freeways, homes, and commercial developments) so that such. development would not be allowed to 1 obstruct the natural flow of water which would 1 adversely affect natural processes. 2) To preserve. the Petaluma River in as natural a state 1 as possible. 3) To discourage development along.the Petaluma River and other creeks which would restrict public access I to those waterways and would destroy the natural beauty, of them. 1 4) To regulate and manage .. watershed ,areas .to preserve their natural. character. 1 5) To establish ..adequate. .setback regulations along all II streams and waterways. 6). To protect natural ground water... a areas. II ground g 7) To restrict the .use. of . .pesticides . ,and other sub- stances which could adversely affect_ quality. 1 8) To utilize flood plain zoning as..a..:means of main- , . .taining waterways in their natural.. state. 1 9) . To protect ag ainst excessive storm water run -off 1 through the regulation of development. -83- 1 il 10) To prohibit the 'dumping of waste; materials . into ' waterways or withn: the °r established` flood plains,. G ®al • T o re erve .and protect .Vegetation V ge b)" n both native I and exotic to the maximum .. extent .possible. P-_,cyN II 1) To i sCoura e g the °remova��l. c� f Vegetation, and, where . removal ,is. necessary,, . tee. enco replanting which, 1 wo uld. maintain soil stability, prevent erosion, ze r enation� a I Ynax� maximize yg and.retin the aesthetic o qualities of the community'. II 2) To emphasize native rather than exotic plants when landscaping or replanting -individual sites, with 1 . the exception . of . those .. ar'eas of ;.,high. fire risk wherein carefu;ly ch®sen exotic plants with high si stance cha�radterist fire re ' � ics .would. be preferable, 1 3) To restrict . � � p �. are`as which . �rict develo '�ment in those c contain rare -or . endangered,_ ; ,species._ . of. plants. 1 . 4) To,. p re "serve existing 've'geta .,to the .maximum extent ;possible in all where ground slopes , exceed 15 .percent. II 5) To design and construct .all.. thoroug in such a manner ..:that will. enhance. and_ respect the natural beauty and .:character., of. the area, .and. to. re quire s:.and..shrub to�-act ' a buffer th'e p�.an�tng _o'f� t�°e'e� � between roadways. and ,adjoining .properties. . 6) To enact `local . ordinances for th e preservation of trees. -84- • c) Goal: To protect the wildlife indigenous to the area with articular consideration for,endan species. , p _... g p ' Policy: . 1) To.regulate the design and construction of public and private developments .which .encroach upon the habitat of wildlife, ,especially .,endangered species. 2) To maintain clear and. free access to and from water, food and .breeding areas._ 3) To restrict the removal of vegetation which is necessary for the .existence .of wildlife. 4) To protect. and..enhance..the interface between urbani- zation and the natural. d) -Goal: To preserve and restore.soil_ conditions in the area and to .respect the geologic formations of the area. Policy: . 1) To preserve. prime soils from excessive leveling, grading, or other destructive actions. 2) To retain some lands for agricultural or other open space. uses. 3). To discourage the..offroad.use.of motor vehicles in .areas where topsoil •destruction :..could. result, and to .initiate and pursue remedial measures in those areas where topsoil has been 4) To encourage design and construction techniques which. would minimize. soil erosion, .and to generally prohibit projects which would create substantial erosion problems. -85- 1 • 5 ) To closely regulate deVelopments.on hillsides with . ground slopes in eatcess of ' 15 percent, using the 1 fallowing guidelines: as Require all development's to :respect natural terrain .in ,their,. design, engineering and layout. g�� g g Y b.. Restrict densities on . steeper . slopes. c. Require buildings to be visually unobtrusive in tone and style. d. Require all hillside roads: to respect the • .contours of the hill. e. Especially_regulate development.-on the tops of ridges. 1 f. . To. designate especially wooded areas for preservation. 6) To require ,. that the soil condition - . . of proposed development sites is analyzed as to its foundation II bearing: capabilities. 7) To. utilize . line zoning_ other 'land :use. regulations to . limit and . in _ some cases .. prohibit ..development in areas of identified. geologic' hazards, .such as fault zones, active landslide areas.and. other areas 1 identified as highly unstable. x°ohibit. the 8) To p dumping of any waste materials that may harm or destroy soil quality or character. e: Goal: To .preserve the fragile ecological balance necessary to maintain air quality. Poll : 1 1 To .protect the ... air quality preserving water areas as space. II . -86- 2) •minirnize.removalof of.vegetal and, where removal is necessary to ,require replanting in order t o maximize reoxygenation eriation processes. . e ;r.eo yg establish planted buffer strips along 3) To ong all major ) , thoroughfares and adjacent to industrial areas. 4) To establish new and strictly enforce ex local: regulations which are aimed at minimizing air ® pollutants, including smoke, fumes, gases, dust 1 � and particulate matter. f) Goal :, To generally ensure that environmental impacts II on natural resources are not overlooked and that con - servation actions are considered in the processes of II planning, developing using lannn develo in and usin land in the Petaluma '' area. Policy: •I 1) re 1) To require review, in light of established guidelines, on all public and private projects that may have a s" '' p r J y significant impact on II the environment, to ensure that the results of such reviews are analyzed by local agencies II and that appropriate public action is taken to guard against irreversible damages. '' 2) To support and participate in the conservation II efforts of other agencies, organizations and jurisdictions which are of mutual benefit to the City of Petaluma. -87- J 3) "support conservation eduction programs in local schools, and to initiate specific educational pro - grams or campaigns when ,necessary. to respond to local problems. 3.06 Conservation Action Pro•ram Imlementation.: Most of the techniques that can be utilized for the implementation of the conservation program have been previously discussed as 1 means for implementing an open space program. (Refer to the Open Space Section and the chart entitled "Primary Actions for Preservation of Open Space.") Naturally, many of the sane techniques apply to both programs; therefore, this section will only touch briefly „upon some of the more II applicable �.of these techniques. The pp q implementation methods and program approaches are divided into five categories:. Regulation, Acquisition, Education, ... Incentives, Capital Improvements for Water Control, and Specific Remedial Action. 3.06.01 Regulation: . Zoning is one of the most effective regulatory methods that ,.1 can be•used a•conservation program. Flood plain and I watershed zoning are common means of preserving natural resources „. Zoning setback requirements a uir,ements along streams and waterways help preserve them in their natural state. Set - buck requirements along roadways encourage planting and the preservation of vegetation. Zoning Ordinances also include performance standards which are designed, in part, II ' to minimize air and water pollution and to otherwise re- 1 strict those activities which could prove harmful to the -88- , . . , . , 1 . environmilk. Agricultural or large, zoning, impact zoning and land capability zoning are also possible methods of implementing the conservation program. ' ' The California Land ConsierVation Act, or the Williamgon 1 Act, authorizes. cities and counties to designate agri- cultural "preserves." Landowners within the preserve • 1 can sign a.. ten year contract, with the governmental agency to accept open space restrictions on the land in return 1 for a reduction in assessed valuation of the land. This I ' encourages landowners to keep prime agricultural lands in open space uses-oriented toward preserving natural 1 . characteristics. . . 1 The Subdivision_Map Act and local subdivision ordinances give local-government the authority, to regulate the-sub- division of,land and to restrict developments which would cause substantial environmental damage. As part of the 1 ' subdivision process, developers can be required to dedi- A I i . I cate easements along waterway i to protect these resources. Conditions of approval which require the dedication of II open space for the preservation at can also 'be required. on,subdivisions andaite designs. II Density transfer is a concept that allows ownersool property_severely restricted by land4Sgg0Pment regula- I tiOnS to sell their A development ,.,rigrits to owners lof , other properties ,which are i tmere sui#a.b.le ;tpr Itrigher I densities. Controls ,comr ext.044-0i0on_of utilities ,.. , ----,.. 1 . -89- I . , 1 also aitin,..: the preservation of naal resources by r . excluding .. some areas from :possible future .development. Local: A restrict t urban .. enc nt: natural resources by imposing restric ns on�.a l vexations and 'special a .... do n ° p districts. Finally, 1 .. the Cali Environmentai Quality Act allows public �oxna' agencies to .a g dopt.ordinances which would prohibit the ' ' approval of .any action :that 'is found to have a substantial adverse impact on the environment. 1 3.06.02 Acquisition: In some cases the City.may find it feasible to acquire ,land •in order to preserve the natural resources on it. Several acquisition procedures are available .to .... the City, and some can be_combined with regulatory techniques. 1 Voluntarily-:, negotiated purchase is the easiest means of acquiring land, but it can prove to be expensive to the 1 , City. In cases where landowners are unwilling to sell, condemnation and purchase of the land'is sometimes neces- sary. Zoning 1 y g and subdivision restrictions, when justified by environmental conditions, oan restrict land uses and sometimes make land less expensive for the City to 1 purchase. , Several innovative techniques, which can be utilized to acquire land .at lower than direct purchase prices, were 1 previously discussed as means for implementing the open :; , space program. Such. techniques as less-than-fee interest; 1 sale= back.and lease -back arrangements, and compensablo . .1 .. .. . regulation _can also be used ..for. implementing a conserva- tion program. 11 ' cati Education of the public to environmental 3.06. . °.�d�a needs and conservation .efforts. is vital to the functioning of a, conservation im .ortant �. , m ° p is the - � program. Even ore � . education of public officials yp of envron- ' . � � � � � �.ah�. as to what t es� menta; r �bl m ..fa .. h o e s. ce the particular community. p P ° ty . . Environmen;tal Impact Reports :containing information on the , impact of - a ...particular development on the environment, ands outlining ways . that such an impact can be mitigated, are one of t he best means of educating both public officials and the general public. Widespread circulation and consider- ' . anon of these documents should be encouraged whenever possible City officials should work closely with other public agen- cies which. may,.,have..mare ..specialized information. concerning; problems concerning techniques of preser environmental roblems and vation of our natural resources. Private organizations 1 ti such as the Sierra Club also can. :provide valuable informs- Lion pertaining to the conservation of natural resources. ' - Finally, local schools should be encouraged to establish II conservation education programs so that there will be a greater understanding of environmental needs in the community. .. _ 1 3.06.04 Incentives: •Local agencies should consider the possibility g of utilizing incentive programs ro rams to conserve natural sources Inceritives..:could :include. tax,.,r some other form of financia rebate (the Williamson Act, , -91- ° income 110 allowance for land gifts tc.) Many of these incentives would have. to be initiated at the State Federal level, but local agencies•could , � or F, . adopt policies,.' , supporting such .programs Specific programs for property., . f : to areas which encoin ass im tax'�r�e lie p portent natural sources re uld possibly be enacted by local governments. 1 _co 3.06.05 Capital. Improvements for Water Control: Water is one important natural resource, the supply of which is in 1 danger of being . substantially diminished in the fore - seeabl'e future. Wastewater management programs are ' necessary to, protect existing water supplies and preserve theme for future generations. To this end irt 19 ° 70 the City o entered into a joint powers agreemen , 1 with other communities in the'North_Marin -South Sonoma area authorizing. engineering studies aimed at establish - , ing a water quality management program which will serve the area until the year 2000.. II The major result of the study was a recommendation for a three - phase water quality management. program.. The first phase calls for .a regional outfall to be constructed to convey secondary effluent from Petaluma to the deep 1 waters of San Francisco Bay; also,, the Petaluma treatment plant will need to be expanded to provide the necessary additional capacity. The second phase involves the development of •a major reclamation project, possibly by 1985,...to eliminate waste discharges to the Bay; this 1' , . coin d�in the construction of a regional reclamation plant and a recreational lake in the vicinity of Petaluma. . -92- , 1 , • The th3 - p base of the program gr am wo,involve the possible recycling: 'of. water from the: lake, into municipal water '. supplie' • The second and third .phases •of. the program involve pro cesses ' 'which _ are rather unique. 'Their success will ,' depend on . technological advancements over the next few years and the willingness of local citizens to become involved 'in such projects. 3.06.06 Specific Remedial. Action: There.are p here. are, numerous programs that I can be implemented .by. local agencies, private organizations and individual roert._ owners p p y rs and residents to protect. II the environment. The alternatives include, but are not limited to: II ' a) Treating diseased trees. I b) Using native plants instead of exotic ones. c) Controlling or eliminating exotic weed species. - d) Replanting to prevent erosion. e) Proper.use of pesticides when their use is necessary. f) Removal of dead vegetation to .reduce fire hazard. g) Protecting ,stream side .vegetation. h)_ Limiting open burning or other activities which release pollutants into the air. Most of these programs can be undertaken by individual , 'property owners. When large areas are involved, private organizations public agencies should coordinate the 1 activities of the individual owners and initiate .pro- grams that are too complex and costly to be carried out • on an' °indivudal. basis. ' ,' • -93- 1 3.06.07 Conclu iin: The residents of Petlena have expressed the. des, re to maintain the residential character and rural at ,gi y p c�� hat's of the community. � zm licit n this desire 5s . � u the need. to conserve the natural.. .resour de of the ar°e,a . In the past, the City has demonstrated . p y aced its concern for I environmental matters by establishing strict land use regulations and planning policies. However, there is a need for a m ©re widespread understanding of how the . ecosystem functions if the community wants to utilize and preserve its natural resources effectively. This conser- vation. section is intended . to . contribute to this under- standing and to .establish .a .programmatic .framework for conservation .actions. : 1 . ' 1 1 II . i . 1 ,1 1 -94- 1 1