LIST OF TABLES

LIST OF FIGURES

1.0 INTRODUCTION

1.1 PURPOSE

The Land Use Element provides the distribution, location and extent of uses of land for housing, business, industry, open space, agriculture, natural resources, recreation and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities, and other uses. For each appropriate land use category, it includes standards for population density and building intensity.

The Land Use Element and its policies guide growth and the development and use of land through 2005. The County recognizes that the policies of this plan represent a legislative balance between the individual rights of property owners and the health, safety, and welfare needs of the community at large. Decisions made pursuant to this plan shall further community goals and objectives while not unconstitutionally abridging property rights.

1.2 RELATIONSHIP TO OTHER ELEMENTS

The Land Use Element balances the various goals and objectives of the other elements of the general plan. The elements are internally consistent because:

Other elements such as the Public Safety Element may contain state mandated parts of the Land Use Element. In such cases, the other element is considered to be part of this element.

1.3 SCOPE AND ORGANIZATION

The Land Use Element has four major sections, the county wide land use policy framework, policies for each of nine planning areas, a land use plan map for each area, and an implementation program.

The county wide land use policy framework consists of nine general goals with related objectives and policies and descriptions of the land use categories which are applied to the land use maps. It should be noted here that the term "permitted uses" as used in the descriptions of the land use categories is intended to mean that such uses are consistent with the purpose of the category. The term does not imply that further discretionary entitlement may not be necessary prior to conduct of such uses.

The general goals, objectives, and policies apply throughout the County and are the basis for the more specific area policies, programs, and land use map designations. Future amendments to the Land Use Element should be reviewed based upon this policy framework and must conform to it.

Specific land use policies and a land use map are included for each of nine planning areas shown on Fig. LU-1 on page 23. The maps show applicable land use categories and maximum permitted density for each parcel. The maps show residential density as dwellings per acre in urban residential areas and acres per dwelling in rural areas.

The land use maps and text must be used together in order to fully understand the policies applicable to any particular situation. The land use maps have been prepared, to the extent possible, using the goals, objectives, and policies of the land use and other elements as well as those of previously adopted plans. Plan designations are based upon an evaluation of natural and cultural characteristics of the lands of Sonoma County as well as the countywide land use policy framework and specific area policies. However, the analyses did not always include a detailed study of the circumstances and environmental constraints of each specific parcel. The County recognizes that future detailed evaluation of specific properties may show that an alternate use is warranted. For this reason, upon proper application, the County will consider amendments to this plan. Denial of a specific property owner request through the update process should not prejudice the right of such owner to apply for a future plan amendment based on more specific environmental or other pertinent information.

In some cases, unincorporated "islands" surrounded by or adjacent to cities are not shown on the land use plan maps. They are designated as "rural residential" with a maximum permitted density of one dwelling per five acres. If any other land areas are not shown or do not have an assigned use category, those land areas shall be "rural residential" with a maximum density of one dwelling per ten acres.

Future changes to the land use plan maps, whether to change the use category or permitted residential density, may be accomplished only through the general plan amendment process, provided that minor technical corrections involving the exercise of no discretion may be made in order to accurately reflect the intent of the Board of Supervisors in adopting the General Plan. These corrections may be accomplished by consent calendar vote of the Board without a general plan amendment as it is construed by Section 65358 of the Government Code.

Further, where parcels which are the subject of a lot line adjustment are located in different land use categories, or other general plan designations, the following guidelines should be applied:

The final part of the land use element is the implementation program. It is intended to include specific measures to bring County land use regulations into conformance with the policies of this plan.

2.0 COUNTY WIDE LAND USE POLICY FRAMEWORK

2.1 GENERAL GOALS AND POLICIES

The County wide land use policy framework is the basis for the Land Use Element. The nine general goals relate to:

- growth projections and growth policy
- city and community centered growth
- compact city and community boundaries
- phasing of rural and urban growth with availability of adequate services
- open space separation between cities/communities
- opportunities for diverse rural and urban residential environments
- use of environmental suitability criteria to locate urban and rural growth
- protection of agricultural lands
- preservation of scenic features and biotic resource areas

2.1.1 Growth Projections and Growth Policy

Opinions differ whether or not the general plan should accommodate or attempt to restrict growth. This basic question affects the amount of projected growth in population and employment, its rate and timing, and its geographic distribution among the nine planning areas.

The main thrust of this debate is the extent of development which can occur without exceeding the carrying capacity of the natural environment, substantially lessening the quality of life for residents, or overloading public services such as roads, sewer and water supply, and criminal justice and public health facilities.

The Association of Bay Area Governments (ABAG) and California Department of Finance (DOF) project that the county's population will be about 475,000 by 2005. ABAG forecasts that employment will reach about 192,000 jobs by then. Projections by Sonoma County are slightly lower due to different assumptions about the effects of limited regional wastewater system capacity and transportation capacity in the Highway 101 corridor. This plan projects employment and population levels of 190,000 and 468,540, respectively, by 2005. Plan policies are geared toward ensuring that adequate public services and infrastructure are available to serve the projected population. Should growth substantially exceed plan projections, the implementation of plan policies to regulate the rate of growth will be necessary.

Figure LU-1

View full size Figure LU-1

Population and Demographics

The land use element is based upon the population projections in Table LU-1 on page 26 The county is expected to grow by about 7020 persons annually between 1990 and 2005 to an estimated 468,540 persons. These projections assume a declining growth rate after 1980.

Net immigration accounts for about 70 percent of the county's growth. In the eight cities, growth is the result of both immigration of new residents and annexations of existing households at the edges of the cities. Net population change in unincorporated areas includes losses due to these annexations as well as immigration of new residents. The eight cities would contain 68 percent of the county's population by 2005, compared with 56 percent in 1980. The emphasis upon urban growth is compatible with the growth and development policies of the eight cities.

The number of households is expected to increase to about 189,000 in 2005 (Table LU-2 on page 27). The number of households in unincorporated areas is expected to have a net increase of about 1,730 because the increase of 10,240 new units will be offset by annexation of about 8,510 existing units to the cities.

It should be noted that actual population for the unincorporated area may differ from the projections used in this plan at a given point in time. For instance, the January, 1988 estimated population in the unincorporated areas was 147,000, 11,500 higher than projected in this plan. About 24% of the difference is due to a slower rate of annexation by the cities. About 32% is likely due to an increased rate of new construction. The remaining 44% may be due to a number of factors, primarily conversion of seasonal dwellings to permanent use and increased average household size.

Labor Force and Employment: The resident labor force is projected to increase to about 241,000 as a result of both population growth and reduced unemployment rates (Table LU-3 on page 28). Women are expected to have a larger share of jobs than in the past.

The Land Use Element provides for additional job opportunities within Sonoma County to meet the needs of a larger population. Some residents, however, will continue to work elsewhere in the Bay Area. The economic base will likely continue to shift from resource production to "new technology" industries, retail trade and service jobs. Sonoma County has enough population and business activity to attract a secondary market sufficient to support retail and service industries typical of a regional center. Employment gains in retail trade and local services are projected to be the highest of any industry.

Notwithstanding the statistical trend towards "new technology" employment, the diversified agricultural industries in Sonoma County will continue to be a major factor in Sonoma County's economy. No new dairies are expected in the county, and some existing smaller dairies are anticipated to cease operation. However, herd sizes and production will likely increase. Employment is anticipated to remain constant. It is likely that an estimated additional 20,000 acres of grapes will be needed in addition to the present total of about 31,000 acres. Wineries may increase from about 150 to about 300. Vegetable and nursery crop production is increasing steadily. In both of those industries, employment will increase.

According to the Economic Development Board staff, the gross value of Sonoma County's agricultural products is multiplied 2.5 to 5 times in the county's economy. Based on over $200 million of raw products produced in 1987, Sonoma County now has a billion dollar agricultural economy. The trend toward added value in all agricultural industries in the county suggests both an expanding dollar base and increasing employment in the county's agricultural industries, although statistically many of these jobs will not be allocated to this sector of the economy.

In 1980, about 25,000 people commuted from homes in Sonoma County to jobs in other counties. Even with the projected job growth within the county, the number of out-commuters is likely to increase. However, the proportion of out-commuters is expected to drop from 19.5 percent (1980) to 18.6 percent (2005). The balance between population growth and employment is also likely to change. In 1980 there were .36 jobs per person. The projected ratio is .41 in 2005.

Table LU-1: POPULATION BY PLANNING AREA AND CITY, 1980 AND 2005

Sources: Sonoma County Planning Department, 1986 and 1990 population projections.

TABLE LU-2: SUMMARY OF SELECTED DEMOGRAPHIC DATA, CITIES AND UNINCORPORATED AREA, 1990 AND 2005

TABLE LU-3: LABOR FORCE, EMPLOYMENT AND COMMUTING, 1990 AND 2005

TABLE LU-4: EMPLOYMENT BY INDUSTRY: 1980, 1990, 2000 AND 2005

GOAL LU-1: Accommodate Sonoma County's fair share of future growth in the San Francisco Bay Area region as determined by the County and shown on Tables LU-2 and LU-3 in a manner consistent with environmental constraints, maintenance of the high quality of life enjoyed by existing residents, and the capacities of public facilities and services. Achieve a better balance between job opportunities and population growth.

Objective LU-1.1: Correlate development authorized by the land use plan maps (Figures LU-4a through LU-4i) with projected population and employment growth as shown on Tables LU-2 and LU-3. Provide an adequate but not excessive supply of residential, commercial and industrial lands to accommodate an additional 10,240 residential units in the unincorporated portions of the County over the 1990 baseline. 8,510 units are projected to be annexed during the 1990-2005 period.

Objective LU-1.2: Encourage the major share of commercial and industrial growth in the cities but permit a limited amount of this growth in unincorporated communities with urban services.

Objective LU-1.3: Designate lands within the various land use categories to make available residential and employment opportunities and to achieve a balance between job opportunities and population growth countywide, subject to any constraints of environmental suitability, protection of agriculture and other resource protection, and availability of public services.

In order to accomplish these objectives, the County shall use the land use maps and the following policies:

LU-1a: This plan has relied extensively upon policies and designations set forth in previous specific plans. The County shall continue to use "specific plans", "area plans", and "local area development guidelines" to implement this plan. The following existing plans shall be amended as may be necessary to comply with state law requirements for specific plans and to be consistent with the general plan. After review of development standards found in the following specific plans (1,2,3), those standards which further the purpose, goals and objectives of this plan may be found to be consistent with the general plan:

1) Windsor Specific Plan
2) Airport Industrial Specific Plan
3) Aggregate Resources Specific Plan

The following plans shall be amended as necessary to be consistent with the General plan and shall be termed "area plans" and shall be incorporated by reference herein. In any case where there appears to be a conflict between General Plan and Area Plan policies or standards, the more restrictive shall apply.

1) South Santa Rosa Plan
2) Bennett Valley Plan
3) Larkfield-Wikiup Plan
4) Sonoma Mountain Plan
5) West Petaluma Plan
6) Petaluma Dairy Belt Plan
7) Penngrove Plan
8) Franz Valley Plan

The following plans shall be repealed, but development guidelines contained therein shall be reviewed and updated and considered for adoption as "local area development guidelines", provided that they are consistent with the general plan. Until such a time that these guidelines are adopted, any policies contained in these plans shall continue to apply provided they are consistent with the general plan:

1) North Santa Rosa Plan
2) West Santa Rosa Plan
3) North Sonoma Valley Plan
4) South Sonoma Areas I and II
5) Lower River Plan
6) Hessel Plan
7) Russian River Plan
8) West Sebastopol Plan

The following plans shall be repealed:

1) Geyserville Plan
2) South Sonoma Areas III and IV
3) Barnett Valley Plan
4) Forestville Plan
5) Green Valley Plan
6) Harrison Grade Plan
7) Commercial Industrial Study

After the adoption of this plan, the County shall request an amendment of the Local Coastal Plan through the Coastal Commission to bring the Local Coastal Plan into conformance with the general plan.

The County may consider preparation of new Area or Specific Plans for the Forestville and Graton areas.

Where differences are found between the general plan and an applicable specific plan or area plan, the general plan shall supersede.

LU-1b: The County may prepare specific plans and/or area plans in additional areas of the County, primarily in areas with concentrations of commercial or industrial uses and in areas within urban service boundaries These plans may include measures which phase planned growth with public services.

LU-1c: Review and update population and economic growth projections. Review the general plan as necessary when ABAG or other appropriate agencies complete their determinations of regional housing needs. Nothing in this paragraph shall be construed to limit the power of the County to make an independent assessment of its fair share of regional growth.

LU-1d: Establish a growth monitoring system which measures the amount of building activity within the major use categories for each of the nine planning areas and for lands within the boundaries of each urban service area. Submit summary reports annually to the Board of Supervisors. Include in the monitoring system periodic assessments whether or not public services and infrastructure have kept pace with development.

LU-1e: If necessary, use zoning to regulate the timing of development to assure a better balance between jobs and population. Zoning may authorize a lower development potential than that allowed by the land use maps.

LU-1f: Amend the non-conforming use provisions of the zoning ordinance to allow for additional maintenance, restoration, reconstruction, and minor expansion of legal non-conforming uses.

LU-1g: Evaluate land use plan amendments subject to a) constraints of environmental suitability, b) protection of agriculture, c) availability of public services, d) the County projected population and employment levels, and e) other plan goals, objectives, and policies.

LU-1h: Notwithstanding the land use designations of this plan, development applications accepted as complete for filing prior to December 9, 1988 may be considered consistent with the land use map and other goals, objectives and policies of this plan if such application is determined to be consistent with the general plan in effect as of the date of filing. The purpose of this policy is to provide for the orderly transition and equitable treatment of development applications submitted in accordance with the 1978 General Plan.

LU-1i: In the event that the monitoring programs show inadequate public services for planned growth or that planned growth is significantly exceeding projections, consider moratoria on development entitlements, permit allocations or other growth management measures.

2.1.2 City and Community Centered Growth

Generally, concentrated growth allows greater efficiency and economy in providing public services, conserves agriculture and resource lands, and preserves the rural character desired by many of the county's residents. However, it may add to traffic congestion in some areas and may limit rural living opportunities.

In 1980, about 56 percent of the County's population (166,452) lived in the eight cities. Ten percent lived in the unincorporated communities shown in Figure LU-2 on page 33. The cities' population is predicted to increase to 317,500 in 2005, or 68 percent of the county total.

The capability of the unincorporated communities to provide water and sewer services varies. Of the 26 existing communities, fourteen (14) have both sewer and water systems. Eight (8) have water but rely on individual septic systems. One (1) has sewer only. Three (3) have neither water nor sewer systems. Some systems do not have unused capacity. The land use element has identified cities and selected unincorporated communities for future growth based in part upon available sewer and water capacities as well as the availability of other public infrastructure.

GOAL LU-2: Accommodate the major share of future growth within the eight existing cities and their expansion areas and within selected unincorporated communities which are planned to have adequate water and sewer capacities.

Objective LU-2.1: Accommodate a population increase of about 14,890 residents over the 1990 baseline in the unincorporated communities.

Objective LU-2.2: Allocate the largest amounts of growth to the Windsor and Larkfield-Wikiup communities. Allocate modest amounts of growth based upon the limits of their public services to Bodega Bay, Guerneville, South Santa Rosa, Penngrove, Boyes Hot Springs, El Verano, Geyserville, Occidental, Bodega, Cazadero, Freestone, Jenner, Forestville, Graton, Kenwood, Glen Ellen, Eldridge, Monte Rio, Valley Ford, and Bloomfield.

Objective LU-2.3: Limit the amount of population growth and development in rural portions of the county outside of the cities and the unincorporated communities identified above.

Objective LU-2.4: Coordinate with cities to maximize cooperative planning and implementation of the general plan.

The following policies, in addition to those in the Public Facilities and Services Element, shall be used to accomplish the above objectives:

LU-2a: Maintain a residential holding capacity that is as close as possible to projected growth. Consider denial of land use map amendments which add residential density in rural areas if residential holding capacity exceeds projected growth, recognizing that future development may not always use 100% of the capacity of all parcels.

LU-2b: Evaluate all city or city/county projects which affect the unincorporated area for consistency with the County general plan. Inform the Board of any project which may be inconsistent with the general plan. Work with the applicable city to resolve any inconsistencies in a manner which is consistent with the county general plan.

2.1.3 Compact City and Community Boundaries

Sprawling development generally results in more costly public services. Compact city and community boundaries provide a more efficient development pattern and lower these costs. However, while higher densities may reduce the amount of land needed for development, residents may feel that they adversely affect the quality of life in existing neighborhoods. The density of development at the urban fringe is also a concern. Therefore, two approaches can be used. One, "feathering", gradually reduces density as a transition between urban and rural areas. Another approach, "holding zones", maintains low density next to the urban boundary to reserve land for more efficient future development.

GOAL LU-3: Locate future growth within the cities and unincorporated urban service areas in a compact manner using vacant "infill" parcels and lands next to existing development at the edge of these areas.

Objective LU-3.1: Identify expansion area boundaries for the eight cities and for urban service areas in unincorporated communities so that the Local Agency Formation Commission (LAFCO) may consider them when adopting or amending spheres-of-influence or other urban service boundaries.

Figure LU-2

View full size Figure LU-2

Objective LU-3.2: Provide enough land for the expansion of cities and unincorporated urban service areas to accommodate, but not substantially exceed, the projected urban residential growth. Lands planned for urban development in each planning area are shown on the land use plan maps.

Objective LU-3.3: Encourage "infill" development within the expansion areas of the cities and unincorporated communities.

Objective LU-3.4: Reserve those lands just outside urban expansion or urban service boundaries which may be needed for urban development after 2005.

The following policies, in addition to those of the Public Facilities and Services Element, shall be used to accomplish the above objectives:

LU-3a: Submit a report to LAFCO on general plan conformity when it is considering a proposal to adopt or amend a sphere-of-influence or other urban service boundary for a city or for a special district with its own elected Board of Directors.

LU-3b: In urban service areas, maintain a residential holding capacity that is as close as possible to projected growth. Consider denial of land use map amendments which add residential density if residential holding capacity exceeds projected growth, recognizing that future development may not use 100% of the capacity of all parcels.

LU-3c: Avoid extension of sewer or water services outside of a sphere of influence or urban service area. Consider exceptions to this policy only:

1)	where necessary to resolve a public health hazard resulting from existing development, or
2)	where a substantial overriding public benefit, as authorized by policy OS-1c or OS -2c on pages 171 and 174 would result, unless the LAFCO has adopted a "no annexation" policy.
3)	Water Service only may be extended for a property which is located within a water district boundary in existence as of March, 1989.

LU-3d: Maintain a 10 acre or lower density in areas just outside urban service boundaries. Where the land use map indicates a higher density in such an area, avoid further density increases.

2.1.4 Phasing of Rural and Urban Growth with Availability of Adequate Public Services

If public services and facilities do not keep pace with development, the quality of service may deteriorate, adversely affecting the quality of life of existing residents. These services include roadways, law enforcement, fire protection, water, sewer, parks, mental and physical health facilities, etc.

In recent years, service expansion costs have been paid primarily by new, rather than existing, development. However, a requirement that all services be in place prior to approval of new development might unduly slow new construction. Since adequate public services are essential to existing and new residents, this element establishes policies which correlate growth and services and which phase development with provision of services.

The land use maps and text designate a number of locations where zoning will be more restrictive (allow less development) than the land use designation. Typically, this circumstance occurs within expansion areas of cities or where urban services will not be available until annexation by the applicable city. In these cases, zoning is used to limit development pending annexation.

Similarly, use of this technique might be applicable to lands under Williamson Act Contracts, lands which are subject to service constraints such as sewer or water moratoria, or traffic congestion, and lands subject to policies which exclude ancillary uses such as mobile homes, or second units.

GOAL LU-4.1: Maintain adequate public services in both rural and urban service areas to accommodate projected growth. Authorize additional development only when it is clear that a funding plan or mechanism is in place to provide needed services in a timely manner.

Objective LU-4.1 Assure that development occurs only where physical public services and infrastructure, including school and park facilities, public safety, access and response times, water and wastewater management systems, drainage, and roads, are planned to be available in time to serve the projected development.

Objective LU-4.2 Evaluate the need for and cost of providing social, criminal justice, mental and physical health and other similar services.

Objective LU-4.3: Reduce congestion on the countywide highway system by maintaining a "C" level of service or better on all designated arterial and collector roadways unless a lower level of service is shown on Figures CT-2c and CT-2d on pages 289 - 291 of the Circulation and Transit Element, a lower level of service is determined to be acceptable due to environmental or community values existing in some portions of the County, or the project(s) which would cause the lower level of service has an overriding public benefit which outweighs the increased congestion which would result.

Objective LU-4.4: Correlate new development with roadway improvements necessary to maintain the countywide levels of service set forth in Objective LU-4.3 or better on arterial and collector roadways.

The following policies, in addition to those included in the Public Facilities and Services and Circulation and Transit Elements, shall be used to accomplish the above objectives.

LU-4a: If necessary, use zoning to assure that development shall occur only if public services are adequate or improvements are made to maintain an acceptable level of service. One such method could involve the use of "dual zoning" which would specify zoning with services and zoning without services.

LU-4b: Use the levels of service shown on Figures CT-2c and CT-2d on pages 289 - 291 of the Circulation and Transit Element to determine whether or not congestion is exceeding the desired level of service on the countywide highway system. Use area and/or project traffic analyses to determine whether intersection impacts or other localized congestion may also affect these desired levels of service.

LU-4c: Assure that new development occurs only when a funding mechanism is available for improvements needed to achieve these levels of service. If the Board determines that a project will provide significant overriding public benefit, the project may be exempt from this requirement.

LU-4d: Assure that County-provided physical services and infrastructure will accommodate the projected amount of growth authorized by the land use plan. Prepare facility master plans based upon the holding capacity of the land use plan plus generally accepted engineering contingency factors. Periodically but no less than every 5 years assess the status of public services in relation to growth. Encourage public facilities planning and design beyond the 2005 horizon if the additional capacity does not induce increased pressure for population or employment growth in excess of that projected in the land use plan. Facility plans shall clearly delineate the portion of capacity allocated to growth after 2005. Work with the cities to assure that such services are adequate for existing and future residents. Use proposed annexations, redevelopment agreements, revenue sharing agreements, and the CEQA process as tools to ensure that incorporated development pay its fair share toward provision of these services.

LU-4e: Prepare a social and administrative services master plan which sets forth the projected countywide needs for these services and costs therefore. Work with the cities to assure that such services are adequate for existing and future residents. Use proposed annexations, redevelopment agreements, revenue sharing agreements, and the CEQA process as tools to ensure that incorporated development pay its fair share toward provision of these services.

LU-4f: Assure that new development contribute its fair share toward provision of the public services and infrastructure needed for projected growth.

2.1.5 Open Space Separation Between Cities/Communities

Community identity is an important aspect of the quality of life for many of the county's residents. Large, continuous areas of urban development where one city or community merges with another without visual relief may detract from this identity. On the other hand, property owners often consider areas between cities and communities to be prime land for development. The Land Use Element establishes policies consistent with the Open Space Element to reserve important open space lands between cities and communities.

GOAL LU-5: Identify important open space areas between the county's cities and communities. Maintain them in a largely open or natural character with low intensities of development.

Objective LU-5.1 Retain low intensities of use in open space "separators" between cities and communities along the Highway 101 corridor and within the central Sonoma County area as shown on Figure LU-3 on page 39.

Objective LU-5.2 Encourage formation of programs to preserve the visual and scenic character of community separators.

The following policies, in addition to those in the Open Space Element, shall be used to accomplish the above objectives.

LU-5a: The County shall neither approve extension of urban services into any community separator nor approve connection of any lot in a community separator to existing urban services except as allowed by policy LU-3c on page 35.

LU-5b: Revise specific or area plans to include community separator lands and implementing measures as necessary.

LU-5c: Avoid commercial and industrial land uses in community separators other than those allowed in the agricultural and resource categories or except as may be authorized by Policy OS-1c on page 171. Consider amendments for outdoor recreational or other uses with a low intensity of structures only in those community separators along the Highway 101 corridor.

LU-5d: Avoid amendments to increase residential density in community separators, since these densities were established based upon the policies set forth in other elements of this plan as well as the open space, separation, and visual considerations identified in this section. The integrity of community separators cannot be maintained at densities in excess of one unit per ten acres. However, under no circumstances shall this policy be used to justify an increase in density from that designated on the land use map.

LU-5e: Notwithstanding the density shown on the land use map, a two-lot subdivision of land is deemed consistent with the land use plan if the sole purpose of the subdivision is to create a parcel for preservation of rare and endangered species habitat or other biotic resources. Such subdivision shall not be deemed consistent with the land use plan unless the property owner agrees in writing that development on the subject parcel is limited to that necessary for and consistent with management of the preserve.

2.1.6 Opportunities for Diverse Rural and Urban Residential Environments

Sonoma County has a wide range of residential opportunities, from small urban to large rural lots. In rural areas, large lots may reduce the supply of land and increase conflicts with farming and other resource uses. Many believe that extensive areas of rural homesites should be made available in order to meet the demands of people leaving urbanized areas for homes in the country.

However, existing residents in rural communities and agricultural operations often oppose new development of this kind. In urban areas, those who desire opportunities for housing of different types and densities face opposition from existing residents who want to retain the existing neighborhood character.

GOAL LU-6: Diversify new residential development types and densities. Include a range of urban densities and housing types in the cities and in some unincorporated communities, and lower density in rural communities. In rural areas, housing types and densities should meet the needs of agricultural and resource users and provide limited residential development on large parcels.

Objective LU-6.1 Provide opportunities for a range of urban housing types and densities in Windsor, Larkfield-Wikiup, South Park, Bodega Bay, Guerneville, Forestville, and Boyes Hot Springs/El Verano/ Agua Caliente.

Objective LU-6.2 Retain a rural village character in other unincorporated communities but provide a range of housing types and densities.

Objective LU-6.3 Limit residential density to a maximum of one dwelling per acre in unincorporated communities with public water but without sewer systems.

Objective LU-6.4 Limit new rural residential development primarily to "infill" in those areas that already have concentrations of these uses.

Objective LU-6.5 Avoid further subdivision of rural lands which at the time of previous subdivision were given restrictive zoning on the remaining rural parcel.

Objective LU-6.6: Create two Rural Residential zoning districts which provide different levels of permitted crop and animal production in the Rural Residential land use category.

Objective LU-6.7: Encourage the development of adequate housing for farm workers and farm family members.

Objective LU-6.8: Provide opportunities for public and private schools and churches to locate in rural areas.

The following policies, in addition to those of the Agricultural Resources Element, shall be used to accomplish the above objectives:

LU-6a: General plan amendments which add rural residential development shall not be considered unless at a minimum the proposed new rural residential development: 1) would not result in deficiencies in private or public service capacities, 2) is not located in an agricultural production area and would not adversely affect existing or potential farming operations, 3) is on lands with adequate groundwater and septic waste disposal, and 4) would not adversely affect important natural features or resources.

LU-6b: Site specific environmental factors shall be considered in making decisions on development permits. Site specific factors which create health or safety problems or result in unmitigated significant environmental impacts may at times reduce densities which are allowed by the land use map and zoning.

LU-6c: Past subdivisions using a clustered design have exhausted general plan density, but left a remaining lot large enough to allow further division under the land use map. In these cases, restrictive zoning was used and shall continue to be used to show that there is no subdivision potential for the remaining lot. Unless it can be clearly demonstrated that the most recent general plan update intended to allow an increase in development potential, nothing set forth in this plan shall be construed to mean that development potential now exists for these lots.

LU-6d: Provide for different levels of crop and animal production in the Rural Residential land use category by creating an "Agriculture and Residential" and a "Rural Residential" zoning district, one which permits unlimited animal and crop production on parcels two or more acres in size, and one which limits agricultural activities regardless of parcel size. In neither zoning district will the agricultural activities be considered the primary use of the land; nor will all of the policies of the Agricultural Resources Element apply.

Figure LU-3

View full size Figure LU-3

LU-6e: Public schools in rural land use categories shall meet all of the following minimum criteria:

(1)	a requirement that the school district must obtain a use permit for any proposed facility, even though by State law the district is exempt from zoning regulations.
(2)	if in an agricultural category, the use shall not be located on lands currently used for agricultural production and shall not result in conflicts with agricultural production or related processing, support services, or visitor serving uses. If in a residential category, the use shall be compatible with residential category uses in the area.
(3)	conflicts with other resource production activities are avoided.
(4)	adequate public services and infrastructure must be available for the use, without inducing growth in an area where it is not projected or planned.
(5)	the district shall demonstrate that a need exists for the proposed facility based upon projected growth in the district and that no economically feasible alternative location for the school facility is available in an urban land use category.
(6)	the site has frontage on a designated collector or arterial roadway.

LU-6f: Private nursery, primary or secondary schools and churches in rural land use categories shall meet all of the following minimum criteria:

(1)	the school or church must obtain a use permit prior to initiation of the use.
(2)	the use shall not be located on lands currently used for agricultural production and shall not result in conflicts with agricultural production or related processing, support services, or visitor serving uses.
(3)	conflicts with other resource production activities are avoided.
(4)	adequate public services and infrastructure must be available for the use, without inducing unplanned growth.
(5)	sites are limited to existing parcels less than 5 acres unless an agricultural, scenic, or other in perpetuity easement is applied to the portion of the site not part of the proposed use.
(6)	the site has frontage on a designated collector or arterial roadway.
(7)	the use primarily serves a congregation or student body which resides in the community in which the proposed use is to be located.

LU-6g: Housing Opportunity areas for the development of affordable housing are designated as follows:

(1)	Type A Housing Opportunity Areas are permitted in the urban medium and high density areas, subject to compliance with all of the requirements of Policy HE-2g on page 128 concerning such projects.
(2)	Type C Housing Opportunity Areas are permitted in the urban low density areas subject to compliance with all of the requirements of Policy HE-2g concerning such projects.
(3)	A parcel or parcels of land consistent (1) or (2) above may be specifically designated as a Housing Opportunity Area during the review of the specific plans and area plans."

2.1.7 Use of Environmental Suitability Criteria in Locating and Guiding Rural and Urban Growth

Development in parts of Sonoma County could result in exposure of people and property to environmental risks or hazards. Flooding, fire and seismic hazards, landslides, erosion and scarcity of ground water are examples.

Some land is especially sensitive to intense development. Many of these same characteristics, however, often make land attractive as a rural homesite. As a result, opinions differ as to the extent of development which should be allowed in these areas.

GOAL LU-7: Prevent unnecessary exposure of people and property to environmental risks and hazards. Limit development on lands that are especially vulnerable or sensitive to environmental damage.

Objective LU-7.1 Restrict development in areas which are constrained by the natural limitations of the land, including but not limited to, flood, fire, geologic hazards, groundwater availability and septic suitability.

The following policies, in addition to those in the Open Space, Resource Conservation, and Public Safety Elements, shall be used to accomplish the above objective

LU-7a: Avoid general plan amendments which would allow additional development in floodplains, unless such development is of low intensity and does not include large permanent structures.

LU-7b: Limit development in wetlands designated on Figure OS-3 on page 183.

LU-7c: Prohibit new permanent structures within the floodway. Require that any development that may be permitted within the floodplain to be raised above the 100-year flood elevation.

LU-7d: Avoid commercial, industrial, and residential land use designations in areas subject to "high" or "very high" fire hazards, as identified in the Public Safety Element, unless the combination of fuel load, access, water supply, and other project design measures will reduce the potential fire-related impacts of new development to insignificant levels.

2.1.8 Protection of Agricultural Lands

Agriculture is a major part of Sonoma County's economy. Many types of agriculture exist, including vineyards, orchards, dairies, forage crops, specialty crops, and livestock. Farms are both full time and part time operations. Agricultural production in some areas is threatened both by pressures of urban development and by creation of small residential lots in the midst of agricultural lands. Continued farming is also affected by changes in commodity prices. The resulting economic pressure on the farmer can lead to requests for land divisions. Land use policy in agricultural areas must consider 1) the extent to which more small residential lots should be allowed 2) the need for agricultural support services in rural areas, and 3) the extent of visitor serving uses which may be compatible with farming.

GOAL LU-8: Protect lands currently in agricultural production and lands with soils and other characteristics which make them potentially suitable for agricultural use. Retain large parcel sizes and avoid incompatible non-agricultural uses.

Objective LU-8.1: Avoid conversion of lands currently used for agricultural production to non-agricultural use.

Objective LU-8.2: Retain large parcels in agricultural production areas and avoid new parcels less than 20 acres in the "Land Intensive Agriculture" category.

Objective LU-8.3: Agricultural lands not currently used for farming but which have soils or other characteristics which make them suitable for farming shall not be developed in a way that would preclude future agricultural use.

Objective LU-8.4: Discourage uses in agricultural areas that are not compatible with long term agricultural production.

Objective LU-8.5: Support farming by permitting limited small scale farm services and visitor serving uses in agricultural areas.

In addition to the policies of the Agricultural Resources Element, the following policies shall be used to accomplish the above objectives:

LU-8a: Unless allowed by Policy OS-1c or OS-2c on pages 171 and 174, limit extensions of urban services into any agricultural production area to parcels with a health or safety problem. Out-of-service area agreements are the preferred method of extending service in such cases.

LU-8b: Apply a base zoning district of agriculture for any land area designated on the land use plan map for agriculture. Other overlay zoning districts may be applied where allowed by the agricultural land use category. Add an agricultural services zoning district or combining district to the zoning ordinance.

LU-8c: Use rezonings, easements and other methods to insure that development on agricultural lands does not exceed the permitted density except where allowed by the policies of the Agricultural Resources Element.

LU-8d: Deny general plan amendments which convert lands outside of designated urban service areas with Class I, II, or III soils (USDA) to an urban or rural residential, commercial, industrial, or public/quasi public category unless all of the following criteria are met:

1)	The use is not in an agricultural production area and will not adversely affect agricultural operations.
2)	The supply of vacant potential land for the requested use is insufficient to meet projected demand.
3)	No areas with other soil classes are available for non-resource uses in the planning area.
4)	An overriding public benefit will result from the proposed use.

Amendments to recognize a pre-existing use are exempt from this policy. Public uses such as parks and sewage treatment plants may be approved if an overriding public benefit exists

2.1.9 Preservation of Scenic or Biotic Resources Areas

Sonoma County has many areas with important biotic resources or scenic qualities which are especially vulnerable to the impacts of development. These include wetlands, tidal lands, dunes, sea cliffs, marine terraces, headlands, watershed areas, unique geologic formations and rare or endangered plant or animal habitats. Often, these resources physically limit the manner in which these areas can be developed. The types of uses and intensities of development that are compatible with preservation of these resources must be considered together with the owners concerns about the potential effects of any development restrictions on property values.

GOAL LU-9: The uses and intensities of any land development shall be consistent with preservation of important biotic resource areas and scenic features.

Objective LU-9.1: Accomplish development on lands with important biotic resources and scenic features in a manner which preserves or enhances these features.

In addition to policies in the Open Space and Resource Conservation Elements, the following policies shall be used to accomplish the above objectives

LU-9a: Establish maximum densities and/or siting standards for development in community separators, scenic landscape units, critical habitats, riparian corridors, and scenic corridors.

LU-9b: Use incentives to encourage voluntary easements when considering development on lands with important biotic or scenic resources.

LU-9c: Develop programs for preservation and enhancement of important biotic resource areas with emphasis on lands surrounding the Laguna de Santa Rosa and San Pablo Bay.

2.2 RESIDENTIAL USE POLICY

Two residential land use categories are used on the land use plan maps, urban residential and rural residential. The urban residential category may be utilized only within an urban service area. Maximum residential densities are shown on the land use plan maps. While other land use categories may permit limited or incidental residential use, only these shall be considered residential use categories. The designation criteria shall be applied when considering future plan amendments. Additional standards applicable to development on residential lands may be included in the zoning and subdivision ordinances and in specific or area plans or local area development guidelines.

2.2.1 Policy for Urban Residential Areas

Purpose and Definition: This category includes land planned for a full range of urban services for residential development. It accommodates a variety of housing types, such as stick-built and manufactured homes, and all tenure types, depending upon the density assigned on the land use maps.

Permitted Uses:

Primary land used in high density residential areas are attached single family and multi-family dwellings, Housing Opportunity Area Type A projects, and mobile home parks.

Primary land uses in medium density residential areas are single family, clustered, and multi-family dwellings, Housing Opportunity Area Type A projects, and mobile home parks.

Primary land uses in low density residential areas are detached single family, clustered, and attached dwellings and Housing Opportunity Area Type C projects.

Permitted Residential Densities and Development Criteria:

Permitted residential density ranges from one to twenty units per gross acre and is shown on the land use map, provided, however that where a Housing Opportunity Area Type A or Type C project is proposed in a low density area, medium density area or a high density area, the residential density for such project may be increased in accordance with the provisions of Policy HE-2g on page 128. Three density ranges are included which provide for a variety of housing types as described above. Building permit approval shall require connection to public sewer and/or water. Residential densities on the land use maps are based upon availability of urban services and infrastructure, land use compatibility, environmental suitability, projected growth, neighborhood character, and other factors in previous plans.

High density residential areas range from 12-20 units per gross acre. Density bonus units, Housing Opportunity Area bonus units and "second units" are in addition to permitted density.

Medium density residential areas range from 6-12 units per gross acre. Density bonus units, Housing Opportunity Area bonus units and "Second Units" are in addition to permitted density.

Low density residential areas range from 4-6 units per gross acre provided that the density for a Housing Opportunity Type C project may be increased as provided for in Policy HE-2g.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.2.2 Policy for Rural Residential Areas

Purpose and Definition: This category provides for very low density residential development on lands which have few if any urban services but which have access to county maintained roads.

Permitted Uses: The primary use shall be detached single family homes. Secondary uses include attached dwellings, farming, small scale animal husbandry, home occupations, small scale home care and group care facilities, public and private schools and churches, and other uses incidental to and compatible with the primary use. Consistent with policy LU-6d on page 38 this category will allow application of a rural residential district which limits agricultural activities or an agricultural and residential district which allows unlimited animal and crop production on parcels of 2 acres or more. "Second units" ("granny units") may be considered where also compatible with existing neighborhoods.

Permitted Residential Density and Development Criteria: Densities range from one to twenty acres per dwelling as shown on the land use map. Maximum density may be applied based upon the following: similar density of existing lots in the surrounding area, suitable soils for septic disposal, available water, environmental suitability, access to arterial or collector roads, proximity of commercial services and public services and facilities, and no significant impacts on agriculture and resource production activities. Lot sizes smaller than one and one-half acres shall not be created if the residence is to be served by individual well and septic system. New lots may be as small as one acre if the residence is to be served by a public water system. New development should preserve the existing rural character.

Public schools must meet the minimum criteria set forth in policy LU-6e on page 38. Private schools and churches must meet the minimum criteria set forth in policy LU-6f on page 41.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.3 COMMERCIAL USE POLICY

The land use plan includes three categories of commercial uses. "General Commercial" permits all types of commercial use and is applied only to lands within urban service areas.

"Limited Commercial" allows a smaller range of commercial uses and may be applied to areas either outside or inside urban service areas. In rural community areas, this category may limit commercial uses to retail and service uses which are local-serving. In rural locations without water and sewer services, commercial activities may be further limited. The "Limited Commercial" and "General Commercial" categories also provide opportunities for mixed residential and commercial uses on a single site where the residential use is not intended to be the primary use.

The "Recreation and Visitor Serving Commercial" use category allows for visitor serving uses such as restaurants, lodging, developed campgrounds, resorts, marinas, golf courses, and similar types of uses.

Additional standards shall be expressed in the zoning and subdivision ordinances. In some areas of the county, additional standards may be set by planning area policies, specific or area plans, or local area development guidelines.

2.3.1 Policy for General Commercial Areas

PURPOSE AND DEFINITION: The General Commercial category provides sites for intense commercial uses which serve a mix of business activities and the residential and business community as a whole rather than a local neighborhood. These uses provide for comparison shopping and services which are ordinarily obtained on an occasional rather than daily basis. This category is also intended to provide opportunities for a mix of residential and commercial use in urban service areas.

Permitted Uses: All commercial uses except regional shopping centers are allowed. Primary uses range from department stores and specialty shops to space extensive businesses such as paint, tire, carpet, lumber, home materials, and feed stores. Wholesale and heavy commercial uses and services are also included. Professional, administrative, financial, medical and general business offices which have more than 5,000 square feet of gross floor area require this category. Residential and general commercial uses may be combined in a single development where the residential use is clearly compatible with and secondary to the commercial use. This category also provides for consideration of a single-family residence in place of commercial uses allowed by zoning. The zoning ordinance may further define the uses which are permitted within this category and the bulk, height, coverage and other standards for such development.

Development Intensities and Criteria: Structures generally are not expected to cover more than 50 percent of the site or exceed thirty-five feet in height. Additional height may be considered if a reduction in coverage is provided which results in no overall increase in building intensity. Commercial uses shall require design review approval and on-site parking.

Mixed residential and general commercial use may be considered where urban services are available and as part of a master site development plan. In such cases, residential use may only be allowed as a secondary use in conjunction with and clearly compatible with the commercial use.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.3.2 Policy for Limited Commercial Areas

Purpose and Definition: This category provides sites where commercial activities are limited. Particular limitations may be specified in policies for each planning area. Limited commercial land is intended to accommodate retail sales and services for the daily self sufficiency of local rural or urban neighborhoods or communities in keeping with their character. This category is also intended to provide opportunities for a mix of residential and commercial use in urban service areas. This category also provides for consideration of a single-family residence in place of commercial uses allowed by zoning.

Permitted Uses: The range and/or scale of permitted uses vary by location and may be expressed in planning area policies. The zoning ordinance may also further define uses permitted in this category and the bulk, height, coverage and other standards for such development. Residential and limited commercial uses may be combined in a single development within urban service areas.

Permitted Development Intensities and Criteria: New lots shall not be smaller than 1.5 acres on individual wells and septic systems or 1.0 acre on public water. Structures generally are not expected to cover more than 50 percent of the site or exceed thirty-five feet in height. Additional height may be considered if a reduction in coverage is provided which results in no overall increase in building intensity. Commercial uses shall require design review approval and on-site parking.

Mixed residential and commercial use may be considered where urban services are available and as part of a master plan for the site. In such cases, the residential use is a secondary use allowed only in conjunction with and compatible with the commercial use.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.3.3 Policy for Limited Commercial - Traffic Sensitive Areas

Purpose and Definition: This category provides sites for uses allowed in the Limited Commercial category, but which are severely constrained by traffic congestion. Particular traffic impact limitations may be specified in policies for each area or in the zoning ordinance.

Permitted Uses: The range and/or scale of permitted uses vary by location and by traffic impact as in the "Limited Commercial" category. Average daily traffic generated by various limited commercial uses has been calculated by the Institute of Transportation Engineers and is periodically published in a technical manual "Trip Generation".

Permitted Development Intensities and Criteria: Same as for Limited Commercial areas, but may be further limited by traffic levels specified in the zoning ordinance. The specified average daily traffic levels will be used in conjunction with the "Trip Generation" manual published by the Institute of Transportation Engineers in order to determine the intensity and type of uses permitted.

Designation Criteria: Amendments to add this designation must meet all of the following criteria:

2.3.4 Policy for Recreation and Visitor Serving Commercial Areas

Purpose and Definition: This category provides sites for both outdoor recreation uses and the commercial service needs of visitors and travelers. Its purpose is to limit this type of development to those appropriate sites.

Permitted Uses: Primary uses include outdoor recreation facilities and tourist commercial uses, including golf courses, tennis and racquet clubs, marinas, race tracks, shooting ranges, and similar uses in private ownership. Other uses include campgrounds, recreational vehicle parks, indoor lodging, indoor recreation facilities, visitor information centers, museums, restaurants, and other uses oriented to the needs of visitors. Where specified by planning area policy, this category provides for consideration of a single family residence in place of commercial and recreation uses allowed by zoning. Otherwise, residential use is limited to one caretaker unit for each parcel with recreational or commercial development. The zoning ordinance may further define the uses permitted by this category and the bulk, height, coverage and other standards for such development.

Permitted Development Intensities and Criteria: Lots shall not be smaller than 1.5 acres on individual wells and septic systems or 1.0 acre on public water. Structures and parking generally are not expected to cover more than 50 percent of the site or exceed thirty-five feet in height. Additional height may be considered if a reduction in coverage is provided which results in no overall increase in building intensity. Lodging facilities may not exceed 50 rooms per site in rural areas and 200 rooms per site in urban service areas. Lodging facilities with up to 100 rooms per site in rural areas may be permitted where serviced by public sewer provided, however, that such use is compatible with and does not adversely affect adjacent agricultural, resource and rural residential uses. Design review shall be required for commercial and recreational development in this category.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.4 INDUSTRIAL USE POLICY

The land use plan includes two industrial use categories, "General Industrial" and "Limited Industrial." These categories show lands which are needed to provide jobs and services for county residents and businesses. The general industrial category allows all industrial uses but is restricted to urban service areas. The limited industrial category allows a smaller range of uses and may also be applied outside urban service areas. Additional development standards shall be included in the zoning and subdivision ordinances. Further standards may be required by a specific or area plan or by local area development guidelines.

2.4.1 Policy for General Industrial Areas

Purpose and Definition: This category provides sites for industrial activities and employment which require urban services and which primarily serve an urban population. The intent of the category is to assure that industrial development is compatible with adjacent land uses, infrastructure and environmental quality.

Permitted Uses: All industrial uses may be allowed. The primary use shall be production or assembly of products. Typical uses include manufacturing goods, warehousing, research facilities, machine shops, contractor's storage, and processing plants. Offices incidental to the primary use are allowed. Residential uses shall be limited to one caretaker unit per lot. Secondary uses may include minor commercial services. The zoning ordinance may further define the uses permitted in this category and the bulk, height, coverage and other standards for such development.

Permitted Development Intensities and Criteria: Sewer and water service shall be available. Structures are generally not expected to cover more than 50 percent of the site or exceed sixty-five feet in height. Additional height may be considered if a reduction in coverage is provided which results in no overall increase in building intensity. Design review shall be required for all industrial development projects. New lots may not be smaller than 20,000 square feet. Development shall be compatible with the environment, urban services, and adjacent land uses.

Designation Criteria Amendments to add this designation must meet all of the following:

2.4.2 Policy for Limited Industrial Areas

Purpose and Definition The "Limited Industrial" land use category provides sites for development to meet service and employment needs where the range or scale of industrial uses is limited. Factors which may limit these uses are lack of public services, incompatible adjacent land uses, and adverse environmental impacts. Industrial parks are included in this category as well as land extensive industrial development.

Permitted Uses: Limits on the range or intensity of industrial uses vary by location. Permitted uses may be expressed in the planning areas policies or specific plans for industrial areas. In general, this category includes resource related industrial uses not expected to need the full range of urban services, such as lumber mills and concrete and asphalt plants. Residential use shall be limited to one caretaker unit per parcel. The zoning ordinance may further define the uses permitted in the category and the bulk, height, coverage, and other standards for such development.

Permitted Development Intensities and Criteria: Structures are generally not expected to cover more than 50 percent of the site or exceed sixty-five feet in height. Additional height may be considered if a reduction in coverage is provided which results in no overall increase in building intensity. New lots shall not be smaller than 1.5 acres on individual wells and septic systems or 1.0 acre on public water. All new industrial uses shall require design review.

Designation Criteria: Amendments to add this designation must meet all of the following:

2.5 PUBLIC AND QUASI PUBLIC LAND USE POLICY

Purposes and Definition: This category provides sites which serve the community or public need and are owned or operated by government agencies, non profit entities, or public utilities.

Permitted Uses: Uses include schools, churches, libraries, governmental administration centers, fire stations, cemeteries, airports, hospitals, sewage treatment plants, waste disposal sites, etc. The land use map may show the specific type of public use. In these cases, other public uses shall not be allowed.

Permitted Development Intensities and Criteria: Designation of public/quasi public sites on the Land Use Plan shall be confined to the actual area of public/quasi public use. Amendments to add this designation must meet all of the following:

2.6 RESERVED

2.7 AGRICULTURAL LAND USE POLICY

The land use plan includes three agricultural use categories, "Land Intensive Agriculture", "Land Extensive Agriculture", and "Diverse Agriculture." Each category permits the full range of agricultural uses. Density for parcels in agricultural categories was not based solely upon a consideration of the amount of land that it would take to create an economically viable agricultural parcel. Densities also take into consideration such factors as lack of infrastructure, distances from public services, access, conflicts with resource conservation and production, and topographic and environmental features. Proposed amendments to the land use map in these categories shall consider all of the preceding criteria.

The categories differ primarily in the types and intensities of agricultural support services, visitor serving uses and residential densities. Additional standards may be included in the zoning and subdivision ordinances and in specific or area plans, or local area development guidelines.

2.7.1 Policy for Land Intensive Agricultural Areas

Purpose and Definition: This category shall enhance and protect lands capable of and generally used for the production of food, fiber, and plant materials. The soil type and climate support relatively high production per acre of land. The objective in land intensive agricultural areas shall be to establish densities and parcel sizes which are conducive to continued agricultural production.

Permitted Uses:

Agricultural Production: Production of all food, fiber and plant materials.

Agricultural Processing: Facilities for the processing of any agricultural product grown or produced primarily on site or in the local area, storage of agricultural products grown or processed on site, and bottling or canning of any agricultural product grown or processed on site.

Visitor Serving Uses: Tasting rooms and stands for the sale and promotion of products grown or processed in the county. New restaurants or any type of lodgings are not permitted in this category.

Agricultural Employee Housing: Farm worker and farm family housing as defined in the Agricultural Resources Element. Seasonal farm labor housing subject to state and county codes.

Other Resource Uses: Surface mining operations consistent with the Aggregate Resources Management Plan. Operations are subject to the standards of the Surface Mining and Reclamation Ordinance.

Other Uses: Community service facilities such as public and private schools, churches and granges.

Permitted Residential Densities and Development Criteria: Densities shall be between 20 and 100 acres per residential unit as shown on the land use maps. Generally, densities between 20 and 60 acres are applied in areas with existing lots in that range and where soil and water conditions make farming highly productive. Those between 60 and 100 are used where soil and water necessitate larger parcels. New parcels shall be a minimum size of 20 acres.

Public schools must meet the minimum criteria set forth in policy LU-6e on page 38. Private schools and churches must meet the minimum criteria set forth in policy LU-6f on page 41.

Designation Criteria: Amendments to add this designation must meet one or more of the following, in addition to any applicable planning area policies:

2.7.2 Policy for Land Extensive Agricultural Areas

Purpose and Definition: This category shall enhance and protect lands capable of and generally used for the production of food, fiber, and plant materials. Soil and climate conditions typically result in relatively low production per acre of land. The objective in land extensive agricultural areas shall be to establish and maintain densities and parcel sizes which are conducive to continued agricultural production.

Permitted Uses:

Agricultural Production: Production of all food, fiber and plant materials.

Agricultural Processing: Facilities for the processing of any agricultural product grown or produced primarily on site or in the local area, storage of agricultural products grown or processed on site, and bottling or canning of any agricultural product grown or processed on site.

Agricultural Employee Housing: Farm worker and farm family housing as defined in the Agricultural Resource Element. Seasonal farm labor housing subject to state and County codes.

Other Resource Uses: Surface mining operations consistent with the Aggregate Resources Management Plan. Operations are subject to standards of the Surface Mining and Reclamation Ordinance.

Other Uses: Community facilities such as public and private schools, churches and granges.

Permitted Residential Densities and Development Criteria: Densities shall range from 60 to 320 acres per unit as shown on the land use maps. Generally, higher densities are applied in areas with existing lots in that range. The middle range is used in the southeastern portion of the county where soil and water conditions make + 100 acre parcels productive. The lowest densities are applied in the northwestern parts of the county. In considering subdivision of these lands, unless such lands are subject to a Williamson Act contract, one-half or three of the permitted residential lots (whichever is greater) shall be allowed to be clustered. These parcels may be as small as one and one-half acres but no larger than ten acres. The remaining lots permitted by the applicable residential density and those lots under Williamson Act Contracts shall be at least as large as the maximum density or that allowed by policy AR-8c on page 204, whichever is more restrictive.

Public schools must meet the minimum criteria set forth in policy LU-6e on page 38. Private schools and churches must meet the minimum criteria set forth in LU-6f on page 41.

2.7.3 Policy for Diverse Agricultural Areas:

Purpose and Definition: This category shall enhance and protect those land areas where soil, climate, and water conditions support farming but where small acreage intensive farming and part time farming activities are predominant. In these areas, farming may not be the principal occupation of the farmer. The primary purpose of this category is to protect a full range of agricultural uses and to limit further residential intrusion consistent with the policies of the Agricultural Resources Element.

Permitted Uses:

Agricultural Production: Production of all food, fiber and plant materials.

Agricultural Processing: Facilities for the processing of any agricultural product grown of produced primarily on site or in the local area, storage or agricultural products grown or processed on site, and bottling or canning of any agricultural product grown or processed on site.

Agricultural Employee Housing: Farm worker and farm family housing as defined in the Agricultural Resource Element. Seasonal farm labor housing subject to state and county codes.

Other Resource Uses: Surface mining operations consistent with the Aggregate Resources Management Plan. Operations are subject to standards of the Surface Mining and Reclamation Ordinance.

Other Uses: Community service facilities such as public and private schools, churches, and granges.

Permitted Residential Densities and Development Criteria: Densities shall be between 10 and 60 acres per residential unit, as shown on the land use map. In general, densities near the high end of the range are applied in areas with existing lots within that range as a transition between major agricultural areas and rural residential or urban uses. The minimum lot size permitted in this category shall be 10 acres except 1) where planning area policies expressly provide for a different minimum or 2) where it is demonstrated that creation of smaller lots will further Goals AR-3 and AR-4, Objectives AR-3.1 and AR-3.2, and Policies AR-3c, AR-3e and AR-4a of the Agricultural Resources Element, provided that the minimum lot size complies with policy AR-8c on page 204.

Public schools must meet the minimum criteria set forth in policy LU-6e on page 38. Private schools and churches must meet the minimum criteria set forth in policy LU-6f on page 41.

2.8 NATURAL RESOURCE LAND USE POLICY

The purpose of natural resource land use policy is to protect lands used for timber, geothermal and mineral resource production and for natural resource conservation. The Resources and Rural Development category allows residences at very low densities due to lack of infrastructure, greater distance from public services, poor access, conflicts with resource conservation and production, and significant physical constraints and hazards. Proposed amendments to the land use map in this category shall consider all of the preceding criteria. The intent is that natural resource areas be managed and conserved and that production activities avoid depletion and promote replenishment of renewable resources.

2.8.1 POLICY FOR RESOURCES AND RURAL DEVELOPMENT AREAS

It is further the intent of this category that public services and facilities not be extensively provided in these areas and that development have the minimum adverse impact on the environment.

Permitted Uses: Single family dwellings, resource management and enhancement activities including but not limited to the management of timber, geothermal and aggregate resources, fish and wildlife habitat, and watershed. Livestock farming, crop production, firewood harvesting and public and private schools and churches are included. Lodging, campgrounds, and similar recreational and visitor serving uses provided that they shall not be inconsistent with the purpose and intent of this category. The extent of recreational and visitor serving uses may be further established in planning area policies.

The category also allows resource related employee housing, processing facilities related to resource production as well as incidental equipment and materials storage, provided that the use is consistent with any applicable resource management plans. Geothermal uses are limited to the primary KGRA. Aggregate resource uses are limited to those consistent with the Aggregate Resources Management Plan.

Permitted Residential Densities and Development Criteria: Residential density ranges from 20 to 320 acres per unit as shown on the land use maps. In general the higher densities are applied in areas with relatively less constraints, better access, closer proximity to some services, and existing parcels in that range. Lower densities are generally applied in areas with more severe constraints, high sensitivity to impacts, poor access, greater distance to services and/or high resource development potential. Minimum parcel size for new parcels is 20 acres, except that clustered development may be approved with a protective easement or other restriction on the remaining large parcel which indicates that density has been transferred to the clustered area from the remaining large parcel. Standards and densities for resource related employee housing shall be established in the zoning ordinance.

Public schools must meet the minimum criteria set forth in policy LU-6e on page 38. Private schools and churches must meet the minimum criteria set forth in LU-6f on page 41.

3.0 PLANNING AREA POLICIES

3.1 SONOMA COAST / GUALALA BASIN

The Sonoma Coast/Gualala Basin planning area runs the 40 mile length of the Pacific Coast margin from the Gualala River to the Estero Americano. In addition to several coastal communities, it extends inland to include Annapolis, Cazadero, Duncans Mills, Bodega, Freestone, Camp Meeker, and Occidental. Roughly paralleling The San Andreas Fault Zone, the rugged Sonoma Coast is a scenic area of regional, state, and national significance, with nearly vertical sea cliffs and sea stacks along the shoreline, dunes, marine terraces, coastal uplands, and headlands. In the north, the Gualala River South Fork extends inland into the coniferous forests of the western Mendocino Highlands.

This planning area is also the most sparsely populated of the nine planning regions due to its relative remoteness and inaccessibility. In 1980 the 5,400 residents mostly lived in the various small villages. Outside of these communities, rural settlement is very sparse. The region's economy is primarily oriented to recreation and tourism, commercial fishing, timber production, and sheep ranching. Residences, originally planned as second homes, including Sea Ranch and Bodega Harbor, are not increasingly occupied by permanent residents.

The land use plan projects 3,000 new residents for this area resulting in a population of 8,500. 2,780 jobs are expected, with the greatest gains associated with the recreation and tourism industries. The average household size is expected to decrease from 2.34 to 2.25 persons per household. The number of households is expected to reach 3,670. Table LU-5 on page 54 shows the projected population and job growth and housing needs.

Adequate housing and commercial development is needed to serve the resident population and visitors but must be consistent with continued agricultural production, commercial fishing, timber, and management and maintenance of scenic landforms and viewsheds.

Most new residential development is planned in Bodega Bay, where a full range of public services can be efficiently provided. The present alignment of Highway 1 through this area is a major development constraint due to traffic congestion. The Coastal Plan limited residential development in Bodega Bay based on construction of a Highway 1 bypass.

Increased tourism may result in an imbalance between local and tourist oriented commercial growth. Visitor serving uses, particularly lodgings, are often located near scenic resources. Too many facilities in sensitive scenic areas may harm the unique qualities of the coast which are protected in the Coastal Act and local coastal plan.

Objective LU-10.1: Provide most of the new housing in Bodega Bay. Provide residential development in rural areas at very low densities to maintain local resources.

Objective LU-10.2: Balance residential and commercial development in Bodega Bay where adequate public services allow for residential and commercial expansion. Encourage mix of price and rent levels, and phase growth with improvements to Highway 1 consistent with Phase I and II of the Coastal Plan.

Objective LU-10.3: Designate Bodega Bay the major retail and service center for the Coast. Permit limited opportunities for new commercial activities in Bodega, Occidental, Cazadero, The Sea Ranch, Annapolis, Duncans Mills, Jenner, Stewarts Point and Camp Meeker in keeping with their size and character.

Objective LU-10.4: Limit the scale of any new visitor and tourist oriented uses and confine them primarily to existing communities and existing locations. Assure that they are compatible with and protect the area's natural, undeveloped scenic character. Avoid these uses along roads between Highway 1 and Warm Springs Dam.

Objective LU-10.5: Limit new industrial development to resource related uses, primarily to the fishing industry in Bodega Bay and to the timber industry in Annapolis and Cazadero.

Objective LU-10.6: Maintain very low residential densities on resource lands outside the communities due to lack of public services and importance of resource protection.

The following policies shall be used to achieve the above objectives:

LU-10a: Apply the urban residential use category only within the urban service boundaries of Bodega Bay. Maintain densities of one unit per acre or lower in other communities.

LU-10b: Encourage construction of new housing for low and moderate income households in "Housing Opportunity Areas" in the Coastal Plan. Consistent with the Housing Opportunity provisions in the Coastal Plan, a maximum density of 10 units per acre may be achieved on lands so designated in the Coastal Plan if 25% affordable housing is provided. Achieving a density higher than 4 units/acre consistent with the Housing Opportunity provisions does not necessitate a general plan amendment.

The following parcels as designated on the 1988 equalized rolls are appropriate for Phase 1 development as shown in the Coastal Plan:
AP 100-180-30 and 53
AP 100-210-30
AP 100-180-22 (+ 4 acres adjacent to and south of the Tides)
AP 100-100-01 & -02

The following parcels as designated on the 1988 equalized rolls are appropriate for Phase 2 development:
AP 100-180-22 (residual + 8 acres) & -51 (portion)
AP 100-210-35 (12.5 acres)

LU-10c: Phase residential growth in Bodega Bay with the construction of the Highway 1 bypass, as expressed in the Coastal Plan.

LU-10d: Assign densities for Camp Meeker, Timber Cove, Jenner, Bridgehaven, Rancho del Paradiso, Pacific View, West Beach, Sereno Del Mar, Carmet, Salmon Creek, Valley Ford, and communities along Austin Creek to reflect existing lot sizes due to service and environmental constraints. Policy No. 7 from Attachment A of the Lower River Plan shall remain unaffected by the adoption of this plan. The propriety of retaining such policy which allows a potential for additional residential density shall be considered at such time as the County reviews and updates the Lower River Plan in accordance with Policy LU-1a on page 30.

LU-10e: Limit the "General Commercial" use category to seven acres within the Bodega Bay urban service boundary.

LU-10f: Use the "Limited Commercial" category for existing and any needed new local commercial uses in Annapolis, Bodega, Bodega Bay, Cazadero, Occidental, and Sea Ranch. Outside these communities, apply the "Limited Commercial" designation only to existing uses and limit their expansion. The 4 acres of Limited Commercial land use in Annapolis shall be exclusive of any power lines.

Table LU-5: Sonoma Coast / Gualala Basin.
Selected Socio-demographic Data, 1985 to 2005

LU-10g: Use the "Recreation and Visitor Serving Commercial" category for any tourist oriented use within an unincorporated community. Outside of these communities, avoid new designations of this category except to recognize existing uses.

LU-10h: Design discretionary projects in any commercial or industrial categories in harmony with the natural and scenic qualities of the local area. Give natural landscapes precedence over man made features.

LU-10i: Use the "Limited Industrial" category for resource support facilities: In the Bodega Bay area, use it to support the commercial fishing industry, including storage and processing facilities. In Annapolis and Cazadero, apply it for timber related industrial uses, if needed.

LU-10j: Locate fishing related industrial uses which do not require urban services near Bodega Bay. Locate other fishing related industrial uses close to resource production areas.

LU-10k: Require a 640-acre minimum lot size for new parcels created in the "Land Extensive Agriculture," and "Resources and Rural Development" categories within the Coastal Plan boundary.

LU-10l: Avoid location of recreation and visitor serving and resource related commercial or industrial uses in close proximity to one another.

LU-10m: Allow connection of urban services which directly relate to and support the fishing industry in Bodega Bay and which cannot be located within the existing community. Use an out-of-district agreement in such cases.

LU-10n: In Bodega Bay, if water supply does not prove adequate to all uses designated by the land use plan, reserve a minimum 30% of the projected available amount for the following priority uses:

(1)	provision of at least 50 units of low/moderate housing.
(2)	uses supporting the fishing industry.
(3)	local serving commercial uses.

LU-10o: Consider all residential development as year round housing.

LU-10p: Consistent with policy AR-6b on page 202, the Sonoma Coast Villa (APN 103-020-06) will be recognized as a conforming restaurant and lodging facility with a maximum of 30 rooms. Any such uses must support the sale and promotion of Sonoma County agricultural products and not adversely affect adjacent agricultural or resource areas.

LU-10q: As allowed by policy AR-9b on page 204, establish a design review process for barns and similar agricultural support structures within the 200' State designated Highway 116 corridor.

LU-10r: Consider adopting a manual of local area development guidelines comprised of policies from previous specific plans and new policies consistent with this plan.

LU-10s: In the Coastal Zone, a bed and breakfast inn may be permitted by use permit within the Rural Residential land use category, provided that the parcel is served by both sewer and water and is at least one acre in size. No accessory structure shall be used for rental occupancy and an owner or operator shall reside within the structure.

LU-10t: As part of the 1989 General Plan Update, the portion of APN# 073-140-05, 06, & 07 east of Bohemian Highway was granted a residential density which would accommodate up to three (3) lots on the +/- 120 acres. Since that time, a 50 acre portion of the property was acquired by the Harmony School District to construct an elementary school. By virtue of that acquisition, the potential residential density in that area would have been reduced to one (1) lot on +/- 70 acres. Notwithstanding that reduction, the available density on the 70 acre portion would still allow the two (2) lots, in addition to the school site, which were approved as part of the update.

3.2 CLOVERDALE / NORTHEAST COUNTY

The Cloverdale/Northeast County planning area includes the city of Cloverdale and the community of Geyserville. The rugged Mendocino Highlands on the west and the Mayacamas Mountains on the east surround the fertile Russian River Valley, including Dry Creek and Alexander Valleys. The area is also rich in other resources, including geothermal steam, construction aggregates, and water for domestic and agricultural use. Lake Sonoma and the Russian River also provide many recreational opportunities. Lands outside of the valley floors are severely constrained and relatively inaccessible.

The land use plan provides for a population of 13,800, a gain of 4,820 residents. 87 percent of this is planned to occur within Cloverdale. Average household size would decrease from 2.62 to 2.46 necessitating a total 5,600 housing units. Employment is projected to increase to about 5,700. While agriculture, geothermal development, and manufacturing are the primary sources of employment major growth is primarily in the retail and service sectors.

Table LU-6 on page 58 shows the projected population, employment and housing units for the Cloverdale/Northeast County planning area.

Lake Sonoma and increased tourism related to the wine industry will create pressure for additional recreation and visitor serving uses.

Demand for rural residential uses may increase in the agricultural valleys due to their scenic value and proximity to urban areas. Resource production must be regulated to avoid conflicts with other land uses, damage to the river, and loss of agricultural land. Many of the hillside areas are subject to severe constraints, poor access and shortage of services.

Lands within Cloverdale's sphere of influence include large vacant commercial and industrial parcels which currently lack urban services. Also, some commercial and industrial uses have developed outside of Cloverdale's ultimate urban boundary. Lands within the city's sphere also need to be retained for urban residential development to meet housing needs. Clear policy is needed to guide the type and location of urban development around Cloverdale to assure that public services are provided.

Objective LU-11.1: Retain agricultural lands in Dry Creek, Alexander, Oat and Knights Valleys in agricultural production.

Objective LU-11.2: Accommodate new commercial uses primarily in Cloverdale and secondarily within Geyserville's urban service boundary.

Objective LU-11.3: Retain large parcel sizes within Cloverdale's urban expansion boundary to provide for efficient urban residential development. New industrial or urban residential uses within the expansion area may occur only after the full range of public services are available.

Objective LU-11.4: Allow expansion of the Geyserville urban service boundary only when adequate services are available to serve the additional lands.

Objective LU-11.5: Continue to regulate aggregate and geothermal resource development to minimize adverse impacts. Limit uses in the KGRA to those which do not conflict with geothermal exploration and production.

The following policies shall be used to achieve these objectives:

LU-11a: Use the following criteria for approving discretionary projects in the "Limited Commercial" and "General Commercial" categories within Geyserville's urban service area:

1)	the use is in keeping with the scale and character of the community.
2)	the proposed use specifically serves local area needs or the needs of visitors and tourism.
3)	the design of any structure is compatible with the historic architecture of the community.

LU-11b: Use the following criteria for approving discretionary projects in the "Limited Industrial" category within the Geyserville urban service area:

1)	the use is in keeping with the rural character of the community.
2)	the use does not involve heavy manufacturing or heavy industrial uses and does not use or produce flammable, explosive, or noxious materials.
3)	the site is adequately screened from the roadway and adjacent residential or commercial uses.

LU-11c: Additional development in the "Limited Commercial" category for the Alexander Valley Store, Dry Creek Store, and Jimtown Store shall not include lodgings or restaurants and will not adversely affect adjacent agricultural or resource uses.

LU-11d: The Chateau Souverain, Paulsen, Geyser Peak, and Asti wineries are designated as "Recreation and Visitor Serving Commercial" to allow existing or proposed wineries and associated restaurants or lodging facilities. Any uses on these sites must support the sale and production of Sonoma County agricultural products and not adversely effect adjacent agricultural or resource areas.

LU-11e: The KOA, Preston, and American Trails Campgrounds are designated as "Recreation and Visitor Serving Commercial" to recognize existing campground uses. Expanded uses must be campground related.

Table LU-6: Cloverdale/N.E. County
Selected Socio-demographic Data, 1985 to 2005

LU-11f: Avoid additional "General Commercial", "Limited Commercial" and "Limited Industrial" designations outside the urban service boundaries of Cloverdale and Geyserville. Consider proposals to designate single parcels as "Recreation and Visitor Serving Commercial" to allow small restaurants, lodgings, and related facilities only if:

1)	the site is outside of Dry Creek and Alexander Valleys;
2)	the use involves the restoration of a designated county landmark and does not require any new structures or major additions or the use is an improved campground or guest ranch near a major recreation area.
3)	the use will not adversely affect adjacent agricultural or resource uses;
4)	traffic levels will maintain an acceptable level of service on existing roadways and will not interfere with the movement of farm vehicles;
5)	adequate water supply is available for fire suppression and domestic use and;
6)	adequate access is available for emergency vehicles.

LU-11g: Use the following criteria for approving discretionary projects within the "Limited Commercial" designation adjacent to Lytton Station Road.

1)	the proposed use is specifically related to agricultural production or serves other resource related commercial needs.
2)	the proposed use is compatible with adjacent residential and agricultural areas.
3)	based upon a visual analysis, the proposed project is found compatible with the Highway 101 Scenic Corridor and any adverse visual impacts are mitigated.
4)	buildings are flood proof and no filling of the flood plain would occur.

LU-11h: Prepare a specific or area plan for the community of Geyserville prior to any expansion of the urban service area. The update shall include an evaluation of the availability of services, impacts on adjacent agricultural uses, and impacts on the scenic corridor and shall include design guidelines.

LU-11i: Avoid extension of the urban expansion boundary for Cloverdale east of the Russian River or west of Highway 101 into the Oat Valley.

LU-11j: Use zoning to limit residential subdivisions within the urban boundary of Cloverdale to expansion of existing uses until annexation occurs or an assessment district is formed.

LU-11k: Use zoning to limit industrial development within the urban expansion area of Cloverdale, except for expansion of existing uses, until annexation occurs or an assessment district is formed. Use the following criteria for discretionary projects for expansion of existing uses:
1) adequate water supply is available for fire suppression.
2) frontage improvements meet city standards.

LU-11l: Use the Aggregate Resources Management Plan and Geothermal Resources Management Plan as the policy documents for development of aggregate and geothermal resources. Avoid terrace mining in the Alexander Valley.

LU-11m: The intent of the "Limited Industrial" land use designation for the gravel processing operation on APN 116-190-21 is to recognize the existing use. The designation shall not be used as a precedent for additional industrial uses in the area.

LU-11n: Proposed amendments of the land use map for properties subject to the Franz Valley Area Plan shall be considered in light of policies contained in that plan.

LU-11o: The Land use category designation for APN 140-070-24 shall be amended to the Recreation and Visitor Serving category or other appropriate category if the application presently in process for a motel and restaurant (File UP 88-611) is approved.

LU-11p: The existing use of APN 116-190-43, although a non-conforming use, shall be allowed to be maintained, restored, and undergo minor expansion consistent with policy LU-1f from page 31.

LU-11q: Notwithstanding policies LU-3c on page 35 and policies PF-1d and PF-1e on page 381, a connection to CSA #26 (Geyserville) may be considered for APN 140-180-12, 19, 38, 39, and 51, provided that the following criteria are met:

1.	Sewer service facilities are designed to serve development consistent with the land use plan.
2.	The district certifies that service capacity is available.
3.	Connection is authorized by out-of-service area agreement.

3.3 HEALDSBURG AND ENVIRONS

The Healdsburg and Environs planning area is located in north central Sonoma County. High quality wines are produced from the vineyards in Dry Creek Valley and the Russian River Basin. The Basin is also used for gravel mining and recreation Adjacent valley floors are subject to flooding. The steep and geologically unstable hillsides of the Mendocino Highlands on the west have limited access and are primarily used as grazing lands. The Mill Creek area has extensive timber stands.

Healdsburg and Windsor are the two urban centers and are located along the Highway 101 corridor. Areas outside of the valley floors and lower foothills are relatively inaccessible and sparsely populated. Employment is provided by agriculture, manufacturing, and service industries.

The land use plan serves a total population of 45,500, an increase of 26,000 residents over the 1980 level. Most future growth is expected in Healdsburg and Windsor. The rural area is projected to have little growth. Employment is projected to increase to over 19,000. Major growth is expected in the service and retail sectors with the establishment of a commercial center in Windsor, the redevelopment of downtown Healdsburg, and the growth of the tourism industry. Table LU-7 on page 61 shows the projected population, housing and jobs.

The unique agricultural, resource, scenic, and recreational values of this planning area create development pressures and land use conflicts. At issue is the protection of agricultural and resource lands, the extent of urban development in physically constrained areas with few services, the location of visitor serving uses, and the extent of urban service areas for Windsor and Healdsburg.

Objective LU-12.1: Manage terrace and instream mining of aggregates in the middle reach of the Russian River so that potential adverse impacts are minimized.

Objective LU-12.2: Make Windsor and Healdsburg the commercial and industrial centers for the planning area. Avoid additional commercial and industrial uses and tourist related businesses in the rural areas of this region.

Objective LU-12.3: Maintain compact urban boundaries for Windsor and Healdsburg. Avoid extension of urban services beyond designated boundaries. Retain large parcel sizes within the future expansion area of Healdsburg to allow for efficient development upon annexation.

The following policies shall be used to achieve the above objectives.

LU-12a: Use the Aggregate Resources Management Plan to identify and designate sites for extraction of aggregate resources. Prohibit terrace mining in the Alexander Valley.

LU-12b: The intensity of residential use (density) allowed by the land use plan map within any area designated for natural resource uses shall be reflective of the general level of environmental and physical constraints of the area, its accessibility to urban areas and other goals, objectives, and policies of this plan. More intense use of a single parcel because it is less constrained than surrounding lots may adversely affect the demand for the costs of providing services and the rural character of the general area and shall therefore be avoided. Generally, residential densities permitted on environmentally constrained lands within the Healdsburg and Environs area shall not exceed the density indicated on the land use maps.

LU-12c: Avoid additional "Limited Industrial" and "Limited Commercial" designations outside Healdsburg and the urban service area of Windsor.

LU-12d: Use the following criteria for consideration of amendments to add "Recreation and Visitor Serving Commercial" designations;

1)	the amendment is consistent with the Agricultural Resources Element
2)	the use involves the restoration of a designated county landmark and does not require new structures or major building additions or the use is an improved campground or guest ranch located near a major recreation area.
3)	uses other than historic restorations are incidental to and compatible with the primary resource use of the parcel.
4)	the use does not adversely impact adjacent agricultural or other resource uses.
5)	project traffic will not adversely impact the level of service or interfere with the movement of farm equipment, and
6)	adequate law enforcement, fire protection services, and water supply for fire suppression and domestic use are available.

Table LU-7: Healdsburg and Environs
Selected Socio-demographic Data, 1985 to 2005

LU-12e: Expansion of the Healdsburg sphere of influence west of Highway 101 does not conform to the intent of this plan.

LU-12f: Use zoning to limit residential and commercial development within the urban boundary of Healdsburg prior to annexation or formation of an assessment district.

LU-12g: Encourage annexation of the Fitch Mountain area to Healdsburg once the property owners have established a mechanism to improve streets, drainage, sewer, water, and electric facilities to city standards.

LU-12h: The service area and sphere of influence of the Windsor Water District shall conform to the urban service area on the land use map. Limit future changes of the urban boundary of Windsor to parcels bisected by the boundary. Any added parcels are subject to the standards and policies of the Windsor Specific Plan.

LU-12i: Encourage assembly of existing parcels for integrated redevelopment projects within the Windsor Redevelopment Area shown on the land use map. When two or more parcels are aggregated for this purpose, the land use map may be interpreted as allowing 1) the land use shown for any of the aggregated parcels or 2) public and quasi-public uses. This interpretation is subject to the following additional limitations:

1)	the project, on referral of an application, must be found consistent with the Redevelopment Plan and found to further the purpose of area rehabilitation by the Redevelopment Agency.
2)	the project must be found consistent with the applicable goals and policies of the general plan.
3)	the project must not have a detrimental effect on the health, safety, or welfare of the surrounding area.

Process rezonings concurrently with the project.

LU-12j: Use the following criteria for consideration of expansion of the Public/Quasi Public category for the Rio Lindo Adventist Academy.

1)	any housing must be associated with the school.
2)	adequate services, including water, streets, and sewage disposal are available.

LU-12k: The intent of the "Limited Industrial" land use designation for the gravel processing operation on APN 88-220-22 is to recognize the existing use. The designation shall not be used as a precedent for additional industrial uses in the area.

LU-12l: Proposed amendments of the land use map for properties subject to the Franz Valley Area Plan shall be considered in light of policies contained in that plan.

LU-12m: Assessor's Parcel Number 065-090-05 is a 40 acre parcel located outside the urban service boundary for the Windsor area, designated "Rural Residential: 5 acres per dwelling unit". Assessor's Parcel Number 065-150-29 is a 64.55 acre parcel located within the urban service boundary for Windsor, designated "Urban Residential: 4.5 dwelling units per acre" and for a proposed high school/community park. Oak Hill Estates, a California Limited partnership wishes to develop APN 065-090-05 and 065-150-29 jointly as one project, including a transfer of residential density currently assigned to APN 065-150-27 to APN 065-090-05 and extension of public sewer and water service to APN 065-090-05. Said density transfer will be permitted, subject to compliance with all of the following:

1)	That the development of APN 065-090-05 to a residential density greater than one dwelling per 5 acres shall occur only as part of an application that includes the development of APN 065-150-29.
2)	That the residential density of APN 065-090-05 shall not exceed one dwelling per 1 acre based on site specific environmental suitability.
3)	That any increase in the number of residential dwellings on APN 065-090-05 shall be subtracted from the maximum number of dwelling units permitted on APN 065-150-29.
4)	That a portion of APN 065-150-29, an area of 15 acres, the location of which is acceptable to the Healdsburg High School District officials, is dedicated free of encumbrance to the County of Sonoma except for an existing sewer assessment, for development and use as a school and/or park site prior to recording any final map for the project provided a minimum of 240 units is approved on APN 065-150-29 and APN 065-090-05.
5)	That a pedestrian access shall be provided between the aforementioned school site and the County Regional Park east of the project site and shall be improved and offered for dedication to the County along with other subdivision improvements.

LU-12n: Assessor's Parcel Number 065-060-03 is an 11.45 acre parcel which is the subject of a lot line adjustment to increase its area and a general plan amendment to the RRD 40 designation (File No. 88-199). Two substantial dwellings are located on the property. This existing use, although a non-conforming use to the RRD 40 designation, shall be allowed to be maintained, restored and undergo minor expansion consistent with policy LU-1f on page 31.

LU-12o: Properties within the Windsor Specific Plan boundary may be zoned and/or subdivided to recognize existing legal residential units provided that the following criteria are met:

1)	The dwelling must have legal building permits or the applicant shall provide proof that the building was constructed prior to 1960.
2)	An on-site survey by the Building Inspection Department is required to verify that the residences are substantial structures.
3)	The applicant must prove to the satisfaction of the Environmental Health Department that separate and adequate water supply and sewage disposal systems exist or can be established for the units.
4)	Dwellings must be in excess of 840 square feet in area.
5)	These provisions shall apply to rural areas only (e.g. outside of the urban service area boundary).

3.4 RUSSIAN RIVER AREA

The Russian River Planning Area extends from the Laguna de Santa Rosa westward to Austin Creek. It includes the Russian River resort area, Forestville, Guerneville, Monte Rio, Guernewood Park and Rio Nido. Many residential areas originally developed as second homes have now been converted to permanent residences. Cazadero and Forestville provide limited commercial services and more concentrated residential areas although they remain essentially rural.

The Russian River and redwoods provide the setting for extensive recreational activities. Redwoods are also a valuable natural resource. Apple orchards and vineyards are the chief agricultural endeavor.

The land use plan for the Russian River area is based upon a population of 15,800 and employment of 4,020.

In the future, a larger share of the resident workforce will be able to secure local jobs reducing the outcommute. About 75 percent of the employment is projected to be in population serving industries, reflecting the importance of tourist commerce. The total number of households will increase by one fourth but this number includes conversion of some seasonal dwellings to year round occupancy.

Table LU-8 on page 65 shows the projected population, employment and housing units.

The Russian River planning area has many existing parcels created by "paper subdivisions" which could not be developed due to steep slopes, inability to support septic systems, or lack of water. Others were developed as second homes during the heyday of the River as a resort. Since the 1970's, many second homes have been converted to permanent residences, increasing pressure to provide urban services.

Four communities now provide some urban services, although only Forestville and Guerneville have both public sewer and water systems. Along the river there are many small water systems which have problems providing adequate service to existing development.

Flooding is a major development constraint along the Russian River. Improvements have been substantial in both residential and commercial areas, and resulting impacts of flooding have become more costly. Risks to health and safety and to property are likely to increase as existing parcels continue to develop within the floodplain.

The visual character and the economy of the area is tied to its natural resources. Protection of redwood groves and the river system is important to the community, particularly with respect to wastewater discharge. Resource industries and tourist attractions are also important.

Another issue in this area is growth and development in Forestville. Specific issues which need to be addressed include the amount of additional development that could be absorbed without changing the rural character or straining public services, how to make available commercial and industrial opportunities to provide local employment, and how to preserve the desirable environmental qualities of the area such as riparian habitats and ridgelines.

In 1986 the Board of Supervisors appointed a 9 member citizens advisory committee to recommend land use policies for the community. The committee recommended a series of land use policies which support retention of a small town community. These policies are included in the policies below.

Objective LU-13.1: Avoid new urban service areas in the Russian River Planning Area.

Objective LU-13.2: Limit new uses within the floodway of the Russian River, as designated on the Federal Flood Insurance Rate Maps (FIRM), to recreation and visitor serving commercial uses without permanent structures. Prohibit amendments to the land use map which would allow new residential subdivisions within the boundaries of the 100-year flood event.

Objective LU-13.3: Maintain a balance of commercial development between local serving and visitor oriented uses. Guerneville shall remain the primary commercial center of the area. Forestville, Rio Nido, Monte Rio and Cazadero are secondary commercial centers with primarily local serving commercial uses in keeping with the existing character and scale of the community.

Objective LU-13.4: Maintain the "rural village" character of Forestville through design and development standards which support small scale development with substantial open space and native landscaping.

Objective LU-13.5: Assure that the number and scale of recreation and visitor serving commercial uses in the resource and agricultural areas is compatible with maintenance of the quality of the natural resource. Consider natural resource production and maintenance as the primary use of the land.

The County shall use the following policies to achieve these objectives.

LU-13a: Phase residential and commercial development within the Forestville urban service boundary to allow the community facilities and services adequate time to absorb new growth, and to maintain the community character. For any project of 10 or more housing units, require a precise development plan or master plan which specifies the maximum number of new residential units to be built per year.

LU-13b: Require design review for major subdivisions within the Forestville urban service boundary. Design review approval shall assure that:

1)	project scale and design is consistent with existing rural village character.
2)	project design gives priority to natural landscape over development, and preserves and enhances significant natural features.
3)	the project retains open space amenities associated with a rural lifestyle.
4)	the project provides for a variety of housing types and costs.
5)	where appropriate to the natural terrain, houses are clustered to maximize open space. To the extent allowed by law, require a long term scenic easement for the undeveloped portion of the property.
6)	the project includes pedestrian access connecting new homes with nearby commercial area.

LU-13c: Prepare an assessment of alternative route alignments for Highway 116 through Central Forestville.

Table LU-8: Russian River
Selected Socio-demographic Data, 1985 to 2005

LU-13d: Until a public parking facility is constructed in Guerneville, require new or expanded commercial or residential uses to meet the on-site parking requirements of the zoning ordinance.

LU-13e: Avoid new urban service areas or entities.

LU-13f: Require building envelopes on all tentative subdivision maps which minimize damage to redwood trees and which protect the redwood ecosystem. Show on the map the precise location of any redwood trees within the building envelope which are greater than two feet in diameter at four feet above the ground.

LU-13g: Use the "Limited Commercial" category outside urban service area boundaries only for uses that were existing as of 1986.

LU-13h: Outside urban service area boundaries, consider new recreation and visitor serving commercial uses in the "Resources and Rural Development" category subject to the following criteria:

1)	the use is located close to a major recreational area such as the Russian River.
2)	the use is compatible with the primary resource use of the parcel.
3)	where practical the use will retain existing redwood trees and will not result in substantial damage to the redwood ecosystem.
4)	the use would not adversely affect adjacent agricultural lands.
5)	the use would not adversely affect the level of service on roadways.
6)	adequate water supply is available for fire suppression and domestic use.
7)	adequate police and fire protection are available, and
8)	the use will not have an adverse visual impact on a scenic corridor or scenic landscape unit.

LU-13i: Define the boundary of Forestville as that of the elementary school district for purposes of project referral.

LU-13j: Consistent with the long standing, established visitor-serving activities at the Korbel winery, the provision of food service in conjunction with the winery tasting room may be permitted. In addition, a restaurant open to the public, may be permitted within the developed central portion of the winery property notwithstanding policy in the "Land Intensive Agriculture" category. Any such restaurant must support the sale and promotion of Sonoma County agricultural products and not adversely affect adjacent agricultural or resource areas or uses.

LU-13k: The "Limited Commercial" designation of certain parcels along Highway 116 between Guerneville Road and Ross Station Road (APNs 84-060-05; 84-090-13; -27; 84-100-20, -21, -42, and -43) is intended for agriculturally related commercial uses only. The land use designations for APN 84-100-20, 42,and 43; and 130-070-020 are a combination of "Limited Commercial" and "Rural Residential". Notwithstanding the density shown on the land use maps, these four parcels may be subdivided to separate the commercial and residential areas. APN 130-070-020 is developed with a deli/pie business to be considered legal and conforming to zoning, any new uses must be agriculturally related.

LU-13l: The area along Guerneville Road between the Laguna de Santa Rosa and Laguna Road which has been designated with the Rural Residential land use category (including but not limited to APN 130-45-33,- 34) and may have home-scale and 4-H agricultural uses.

LU-13m: Consider adopting a manual of local area development guidelines comprised of policies from previous specific plans and new policies consistent with this plan.

LU-13n: As allowed by Policy AR-9b on page 204, establish a design review process for barns and similar agricultural support structures within the 200' State designated Highway 116 Corridor.

LU-13o: The existing development of parcels 130-060-31 and 130-060-30, although nonconforming, shall be recognized because the parcels are within the Graton Sewer District. Parcel 130-060-31 has 54 mobile home units and one single family dwelling on + 8 acres. Parcel 130-060-30 currently has 4 low-income housing units. These two parcels may repair, maintain or replace in kind the existing housing stock. Additional units including second dwelling units are not permitted.

LU-13p: As allowed by the "Recreation and Visitor Serving Commercial" land use category, allow consideration of a single family residence as the primary use of a property so designated in this planning area.

LU-13q: The increase in density on APN 83-160-14 from 2 acre density to 1.85 acre density was made because the owner voluntarily elected to reduce the residential density on APN 83-120-22 from Urban Residential, 2 units per acre to Urban Residential, 1 unit per acre and also agreed to dedicate parkland on APN 83-120-22. The net result of the proposal is a reduction of 4 units of residential density in the Forestville area. Notwithstanding the land use designation on APN 83-120-22, the property may only be developed with 4 dwelling units.

LU-13r: The extension of sewer service to the Mirabel Heights Area is intended solely for the purpose of mitigating public health problems resulting from existing land uses with failing septic systems. Notwithstanding Policies LU-3c, LU-3e, Pf-1d and PF-1e, the following specific policies will govern the establishment and operation of sewer service to the Mirabel Heights Area.

1.	Limit service to existing land uses and vacant parcels within the boundaries of the Mirabel Heights Area Service Area Map, as adopted by Board of Supervisors Resolution #98-0266, adopted March 3, 1998.
2.	The force main pipeline connecting the Mirabel Heights Area to the Forestville County Sanitation District Treatment Plant is intended to provide sewer service only to the Mirabel Heights Area. Connections along the pipeline route between the treatment plant and the Mirabel Heights Area are prohibited.
3.	Requests for sewer service outside the Mirabel Heights Area may be found consistent with the General Plan if they meet all of the following criteria.
	a.	The parcel must be occupied by an existing use and front a collection line.
	b.	The use must be within 200 feet of the collection line.
	c.	The parcel must demonstrate a failing septic system, documented by the Well and Septic Section of the Permit and Resource Management Department.
	d.	The parcel must have conditions which render onsite repair of the failing septic system infeasible, as documented by the Well and Septic Section of the Permit & Resource Management Department.
	e.	The Forestville County Sanitation District must provide written certification that service capacity is available.
	f.	The connection is limited to serving development that is consistent with the General Plan and zoning.

3.5 SANTA ROSA AND ENVIRONS

The Santa Rosa and Environs planning area includes the flat terrain of the Santa Rosa Plain, several small valleys surrounded by rolling hills and the more rugged mountainous areas of the Sonoma and Mayacamas Mountain ranges. Major drainages include Santa Rosa and Mark West creeks, and the Laguna de Santa Rosa.

In 1980, seventy percent of the area's population lived in urban areas along the Highway 101 and 12 corridors. Significant amounts of rural residential development are located south and west of the cities and in isolated "pockets" to the east and northeast of the planning area.

In 1980, 52 percent of the county's jobs were located in this planning area. This employment base draws a large workforce which commutes from the other parts of the County. Although agriculture is no longer the dominant economic force, many vineyards and grazing and dairy operations remain.

This region is projected to absorb 38 percent of the County's growth through 2005. Santa Rosa and Larkfield are expected to increase their share of growth in the planning area from 70 to 90 percent, including annexation of urban areas now in the County. Larkfield/Wikiup is expected to nearly triple in population. Table LU-9 on page 68 shows projected growth in population, jobs and housing.

The principal land use issues confronting the Santa Rosa region are:

Objective LU-14.1: Avoid urban development within the urban service boundary of Santa Rosa until annexation except where allowed by Specific or Area Plan as of 1986.

Objective LU-14.2: Limit future rural residential development to "infill" within areas already designated for such use.

The County shall use the following policies to achieve these objectives.

LU-14a: Require full urban improvement standards and services for discretionary commercial, industrial and urban residential projects within the urban service boundary.

LU-14b: Consider requiring joint city-county design review for projects within the Santa Rosa urban service boundary.

Table LU-9: Santa Rosa and Environs
Selected Socio-demographic Data, 1985 to 2005

LU-14c: Encourage assembly of existing parcels for integrated redevelopment projects within the Roseland Redevelopment Area shown on the land use map. When two or more parcels are aggregated for this purpose, the land use map may be interpreted as allowing 1) the land use shown for any of the aggregated parcels or 2) public and quasi public uses. This interpretation is subject to the following additional limitations:

1)	the project, on referral of an application, must be found consistent with the Redevelopment Plan and found to further the purpose of area rehabilitation by the Redevelopment Agency.
2)	the project must be found consistent with the applicable goals and policies of the general plan.
3)	the project must not have a detrimental effect on the health, safety, or welfare of the surrounding area.

Process rezonings concurrently with the project.

LU-14d: Lands designated "urban reserve" in the South Santa Rosa Area Plan are preferred for urban expansion. Allow urban development only after 2000 and require prior to development compliance with the South Santa Rosa Area Plan (particularly Section 5.23).

LU-14e: The intent of the land use designation for APN 65-330-07,-09,-10, -11,-12, and -14, 65-350-17 and 65-370-02, -01 is to allow for reconfiguration of these seven existing parcels into four parcels.

LU-14f: Recognize existing commercial, industrial, and public/quasi public uses outside urban service boundaries. Limit expansion of these uses to that which does not necessitate extension of water and sewer.

LU-14g: Avoid amendments to include additional commercial or industrial use outside urban service areas.

LU-14h: Unless otherwise provided in existing specific or area plans, designate lands within the Santa Rosa urban service area as "rural residential" in order to hold them for future annexation by the City. Maintain densities in these areas at the lower end of the range for this category.

LU-14i: Require visual screening of mining operations along scenic roadways.

LU-14j: Parcels designated "General Industrial" between the Windsor and Airport urban service areas shall not be developed to industrial use until annexed by one of the service areas.

LU-14k: Designate the Brooks-Ward area "Limited Industrial" to recognize the eventual urban development allowed in the South Santa Rosa Plan. Use zoning to prevent further subdivision and urban development until the conditions established in Section 5.36 of that plan for this development have been met. Retain the land use designation "Light Industry/Planned Residential" in the plan but amend it to authorize interim uses consistent with the new zoning, such as single family dwellings on existing lots, provided water, septic and other standard conditions are met.

LU-14l: Proposed amendments of the land use map for property subject to the Franz Valley Plan shall be considered in light of policies contained in that plan.

LU-14m: Notwithstanding the general requirement for a 10-acre minimum lot size in the "Diverse Agriculture" category, the areas within the Bennett Valley Area Plan along Bennett Valley Road shall be allowed to establish lot sizes in conformance with zoning in effect as of December 31, 1986.

LU-14n: The "Recreation and Visitor Serving Commercial" designation is applied to "Morton's Warm Springs" (APN 55-040-32) to recognize the existing outdoor recreation use. Additional Recreation and Visitor Serving designations in the Sonoma Valley are limited to urban service areas or Kenwood.

LU-14o: Consider amendment of the urban design standards of the South Santa Rosa Plan to allow freeway oriented, attached, self-illuminating signs for commercial use.

LU-14p: Consider adopting a manual of local area development guidelines comprised of policies from previous specific plans and new policies consistent with this plan.

LU-14q: The "Resources and Rural Development" designation is applied to Cloverleaf Ranch (APNs 58-020-08 and 09) to recognize the existing youth camp, riding academy and day care uses.

LU-14r: The "Diverse Agriculture" and "Recreation and Visitor Serving Commercial" designations applied to Graywood Ranch (APNs 51-020-06, 10, 19, 32 and 33 and 51-010-13 and 17) are intended to accommodate an approved development consisting of 18 residential parcels, a 35 room hotel and a winery, each on separate parcels, an agricultural parcel and a residual parcel. It is the intent of the general plan to:

(1)	exempt these parcels from the 10 acre minimum lot size requirement of the "Diverse Agriculture" land use category; and
(2)	allow modification of the size and location of these parcels without further amendment of the land use map.

Any proposal to increase the total number of lots or the size of the hotel shall require a general plan map and/or text amendment.

LU-14s: At such time as the Bennett Valley Area plan is reviewed and updated, consider an expansion of the area subject to Bennett Valley design review to include the scenic landscape unit east of the boundary of the area plan.

LU-14t: The urban service boundary shall be extended to encompass assessors parcel # 039-034-47 to allow a 14 unit subdivision of 70 acres. The extension is based on the following considerations: 1) the property is subject to a pipeline subdivision application; 2) the property owner has, as part of such application, offered a scenic easement which will prohibit further development of the property beyond the 14 unit subdivision.

LU-14u: Redevelopment and/or intensification of existing uses in the Santa Rosa urban expansion area south of Todd Road is not desirable without the extension of sewer service. Development applications prior to annexation should be limited to uses that can be served by septic systems.

LU-14v: The Franz Valley Area Plan Land Use Map designates the Mountain Home Resort area as Rural Residential and Recreation in order to recognize the existing recreational/commercial uses. Notwithstanding the General Plan and zoning designations, expansion of these uses may be approved, provided that the road limitations of the Franz Valley plan area are first considered.

LU-14w: The Franz Valley Area Plan Land Use Map designates the Marine Cooks and Stewards facility property (APN 28-070-15, 120-210-30) as Institutional in order to recognize the existing use. Notwithstanding the General Plan and zoning designations, expansion of the use may be approved, provided that the load limitations of the Franz Valley plan area are first considered.

LU-14x: Portions of two properties within the Larkfield-Wikiup Area Plan (APN 58-035-17 and 58-050-51) are designated "Public/Quasi-Public" on the Land Use Map. The remaining portions of these properties are designated "community separator" on the Open Space Map. As set forth in the Larkfield-Wikiup Plan, these designations shall be considered flexible as to the actual location of the public use on each property provided that each use meets all of the criteria listed under "Development Guidelines within the Community Separator".

LU-14y: All uses on the 13 acre PQP parcel (portion of 059-350-020 and 052) shall require a use permit. Future property owners should be aware that the parcel is adjacent to the railroad right-of-way. Increased use of the railroad is anticipated on 13 acres as shown on the attached tentative map. (APN 059-350-020 [ptn] & 052 [ptn].

LU-14z: The General Commercial designation is applied to properties at/near the intersection of Middle Rincon Road and Highway 12 (APN 030-251-10; 030-252-24, 25, 26, 27, 28, 29, 30, 31, 32, 35 and 36). The intent of this policy is to recognize existing commercial businesses (APN 030-251-10; 030-252-27, 31, 32 and 36), but preclude further commercial development until annexation to the City of Santa Rosa. One single family dwelling is permitted on legally separate, undeveloped parcels.

3.6 SEBASTOPOL AND ENVIRONS

The Sebastopol planning area includes the City of Sebastopol, the communities of Graton, Bloomfield and Valley Ford, and the Laguna de Santa Rosa. Extensive areas of rural development are mixed with small farms and orchards. Most area residents live in single family homes in rural residential areas which are intermixed with apple orchards, vineyards, truck farming and other agricultural activities. Although the region is known for its apple production, especially apples, its agriculture has become increasingly diversified in recent years. Apple production has declined. Many residents commute to work outside the area.

The land use plan for this area serves a population of 18,300 (unincorporated area). Employment located within the planning area is projected to be about 9,000 allowing for increased local employment opportunities for area residents and a possible decrease in out commuting. Most new employment is projected to be in trade and services rather than agriculture or "basic" industries.

The area's economy is fairly well balanced, with about half of the 1980 employment in agriculture, manufacturing and other basic industries and half in retail trade and services to local residents. Many residents commute to work in Santa Rosa and other employment centers outside the Sebastopol planning area.

Table LU-10 on page 72 shows the projected population, jobs, and housing needs.

Land use issues in this planning area involve urban development in Sebastopol and Graton, strip development along Highway 116, and conversion of orchards to rural residences.

Policies below attempt to resolve three concerns related to urban development in Sebastopol: (1) providing enough land for urban development where there are few large vacant parcels and many inefficiently developed small parcels; (2) whether the city should extend sewer and water into unincorporated areas prior to annexation; and (3) whether the county should provide services for urban land uses on lands intended for future city expansion.

In Graton there is a potential need for a public water system to allow full urban development in the area with existing sewer service. Alternative use of existing vacant or under used structures in central Graton is another issue.

Numerous businesses front on Highway 116 particularly in a two mile strip between Cooper and Hessel Roads. While existing commercial uses are recognized, new highway oriented businesses should be avoided to minimize traffic and safety problems and to encourage location of these uses in nearby urban service areas.

In rural areas conversion of orchards to rural residential development and conflicts of this development with remaining agricultural uses and practices is the most significant issue.

Objective LU-15.1: Avoid commercial, industrial, and urban residential uses within the Sebastopol urban service area until annexed by the city.

Objective LU-15.2: Avoid new commercial and industrial designations in the Highway 116 corridor.

Objective LU-15.3: Assure that commercial development in rural portions of the area is of a scale, intensity, and design which is compatible with the area's rural and scenic character.

Objective LU-15.4: Avoid conversion of agricultural lands to non-agricultural uses. Development shall be compatible with protection of agricultural lands and agricultural production.

Objective LU-15.5: Avoid urban development which would significantly affect the natural vegetation, wildlife habitat or rare or endangered species in the designated wetlands and riparian areas along the

Laguna de Santa Rosa, Estero Americano, Atascadero Creek and Blucher Creek. Design rural development to conserve groundwater, soil resources and conifer forests to the maximum extent feasible.

The following policies shall be used to achieve the above objectives:

LU-15a: Avoid extension of the urban service area boundary for Sebastopol unless:

1)	vacant land within the existing boundaries will accommodate no more than five years of planned growth.
2)	the City of Sebastopol has sufficient unallocated service capacities to serve the additional area without adversely affecting the level of service to existing and future users.
3)	natural resources and agricultural production would not be adversely affected.

Table LU-10: Sebastopol and Environs
Selected Socio-demographic Data, 1985 to 2005

LU-15b: Prior to development of a public water system for Graton, reevaluate the location of its urban service area boundary for Graton. Avoid expansion of the urban service area boundary west of Atascadero Creek or east of Gravenstein Highway.

LU-15c: Avoid urban level services within the sphere of influence of the City of Sebastopol prior to annexation except where consistent with the policies of the Public Facilities Element. Development in that area prior to annexation may be served by rural services and shall be designed to permit realization of the urban potential upon annexation.

LU-15d: Avoid the "General Commercial" and "General Industrial" land use categories outside the Sebastopol and Graton urban service areas.

LU-15e: Consider designation of vacant sites or sites with vacant buildings east of Bowen Street and south of Graton Road in Graton from commercial/industrial use to urban residential use if surrounding areas, water resources and service levels are not adversely affected.

LU-15f: Avoid new "Limited Commercial" and "Limited Industrial" designations outside of the Sebastopol and Graton urban service areas.

LU-15g: Avoid discretionary projects on "Limited Commercial" or "Limited Industrial" lands unless:

1)	it specifically serves the commercial, service, employment or agricultural processing needs of the planning area.
2)	it is compatible with adjacent residential or agricultural uses.
3)	it wouldn't adversely affect the level of service on public roadways or interfere with the movement of farm vehicles.
4)	visual impacts within a designated scenic corridor, will be mitigated through appropriate setbacks, landscaping, and/or screening.

LU-15h: Avoid additional residential density within the agricultural and resource categories except as allowed by the agricultural and "Resources & Rural Development" categories. Avoid designation of agricultural and natural resource lands to other categories.

LU-15i: Require that building envelopes provide a minimum 100 foot setback from any property line or other mitigations for subdivisions within an agricultural category.

LU-15k: As allowed by Policy AR-9b on page 204, establish a design review process for barns and similar agricultural support structures within the 200' State-designated Highway 116 Corridor.

LU-15l: Consider adopting a manual of local area development guidelines comprised of policies from previous specific plans and new policies consistent with this plan.

LU-15m: A lot line adjustment application is currently pending, the result of which would be to surround APN 61-143-09 with two acre rural residential lots. In the event that such lot line adjustment application is finally approved by the County, APN 61-143-09 may be developed at RR, 2 acre density notwithstanding the contrary designation on the land use map.

LU-15n: The mobile home now located on APN 61-100-62 may be moved onto the adjacent five acre portion of APN 61-100-62 created by file #LLA 88-296, notwithstanding the fact that the five acre parcel is already developed with a single family residence.

LU-15o: Commercial uses on the 2.8 acres of AP# 027-180-20 designated "Limited Commercial" shall be restricted to agricultural service uses. AP# 027-180-20, presently consisting of 19.5 acres and bearing three different land use categories, may be subdivided into three parcels, one of which must consist of the 2.8 acres designated "Limited Commercial". Any further subdivision is contrary to this policy and the land use map.

LU-15p: All new commercial uses on parcel 026-010-054 shall require a use permit or use permit waiver to insure compatibility with the surrounding community.

LU-15q: Notwithstanding policy #LU-15e and the Limited Industrial designation of APN 130-152-008, a school or similar use may be considered consistent with the land use designation, as a transition between the industrial uses west of Bowen Street, and the residential uses to the east. Uses that can be accommodated primarily by the existing building, do not adversely impact water resources and service levels, and are compatible with both the industrial and the residential uses, may be found consistent.

3.7 ROHNERT PARK - COTATI AND ENVIRONS

The Rohnert Park-Cotati planning area is located in central Sonoma County along the Highway 101 corridor and includes Rohnert Park, Cotati, and Penngrove. Sonoma Mountain forms a continuous backdrop visible from throughout the area.

This is the smallest of the nine planning areas, but has the highest population density and the highest portion of its population within incorporated cities. Extensive rural residential development is located south and west of Cotati, around Penngrove, and in the Sonoma Mountain foothills.

Most of the area's jobs are in retail sales and services in Rohnert Park and Cotati. Many area residents commute to work in Santa Rosa, Petaluma and the Bay Area. Livestock grazing and forage crops are the predominant type of agriculture in the rural areas.

Population is projected to increase by 23,310 people, but only by 1,200 people in the unincorporated area. Jobs are projected to increase over 100 percent, increasing local opportunities for area residents and possible decreasing out-commuting. Population, jobs and housing unit projections are shown in Table LU-11 on page 75.

Objective LU-16.1: Avoid urban residential, commercial, or industrial uses within the Rohnert Park and Cotati urban service areas until such lands are annexed.

Objective LU-16.2: Limit new commercial and industrial development to the cities and the urban service area of Penngrove, except as authorized by policies OS-1c and OS-2c on pages 171 and 174.

The County shall use the following policies to carry out the above objectives.

LU-16a: Avoid amendments of the urban service boundaries of Rohnert Park and Cotati unless:

1)	vacant lands within existing boundaries will accommodate no more than five years of planned growth.
2)	the applicable service entities have sufficient unallocated capacities to accommodate the additional lands and development without adversely affecting the level of service to existing and future users.
3)	natural resources and agricultural production would not be significantly affected by the proposed urban development.

LU-16b: Apply the commercial and industrial categories only in the Penngrove urban service area and to sites designated for such use by Specific or Area plans in effect as of 1986.

LU-16c: Use the following criteria for approving discretionary projects in the "Limited Commercial" or "Limited Industrial" category.

1)	the use specifically serves the service, employment or agricultural processing needs of planning area residents.
2)	the use is compatible with adjacent residential or agricultural uses.
3)	the use does not adversely affect the level of service on public roadways and would not interfere with the movement of farm vehicles.
4)	if the use would be located within a designated scenic corridor, visual impacts can be mitigated by appropriate setbacks, landscaping, or screening.

LU-16d: Provide for small scale campgrounds and guest ranches if consistent with the Agricultural Resource Element and if 1) the use does not adversely affect traffic level or service and 2) adequate water, police and fire services are available.

Table LU-11: Rohnert Park - Cotati and Environs
Selected Socio-demographic Data, 1985 to 2005

LU-16e: Place conditions on discretionary projects to minimize potential adverse impacts on soil and biotic resources, wildlife, designated scenic resources, Crane Creek Park and the Fairfield Osborn Preserve.

LU-16f: Notwithstanding the general requirement for a 10 acre minimum lot size in the "Diverse Agriculture" category, the areas within the Sonoma Mountain Plan may be permitted minimum lot sizes as shown in that plan.

LU-16g: Amend the last two sentences of the first full paragraph on page 72 of the Penngrove Specific Plan to read as follows: Most parcels along Palm Avenue are designated Rural Residential, 2.5 acres/dwelling. Due to a pending development application, assessor's parcel number 047-081-40 may, upon proof of septic suitability and public water availability, be rezoned and subdivided at a 1.5 acre density.

LU-16h: Properties within the Penngrove Area Plan boundary may be zoned and/or subdivided to recognize existing legal residential units provided that the following criteria are met:

1)	The dwellings must have legal building permits or the applicant shall provide proof that the building was constructed prior to 1960.
2)	An on-site survey by the Building Inspection Department is required to verify that the residences are substantial structures.
3)	The applicant must prove to the satisfaction of the Environmental Health Department that separate and adequate water supply and sewage disposal systems exist or can be established for the units.
4)	Dwellings must be in excess of 840 square feet in area.

LU-16i: Permit the extraction of groundwater from an existing well, subject to conditions of UP 94-347 for the purpose of allowing the extraction of groundwater and its transportation to an off-site bottling facility (APN 045-222-020).

3.8 PETALUMA AND ENVIRONS

The Petaluma planning area, in the southwest portion of the county, extends from Penngrove to the Marin County line and from the Sonoma Mountains, to Two Rock. Dominant natural features include the Sonoma Mountains, the rolling hills around Petaluma, and the Petaluma River and marshes. Historically, this area has been the production center for poultry and dairy products. Although the poultry industry has declined, milk has been one of the county's leading agricultural commodities.

The Petaluma area has a relatively large share of financial, communications, business services and personal services employment. However, its proximity to Marin and San Francisco, results in a daily outcommute of over 40 percent of its workforce. The population is concentrated in Petaluma and in rural residential areas adjoining the city limits. Between 1980 and 2005, the population of the area is expected to increase to 69,500. Local jobs are predicted to double to 23,480. The major share of population and employment growth is planned to occur in Petaluma, with relatively little commercial and industrial land available in the unincorporated area. Projected population, housing and job growth are shown in Table LU-12 on page 77.

Urban service area issues in the Petaluma area are related to the capacity of existing sewer and water facilities to serve projected growth the extent of the urban service boundary, and the timing of service extensions. Agricultural issues include fluctuating markets for the dairy and livestock industry and subdivision of large agricultural parcels into residential parcels. A third issue is whether commercial or industrial development should be located outside the urban service boundaries, particularly recreation and visitor serving commercial uses associated with area recreation.

Objective LU-17.1: Avoid extension of Petaluma's urban service boundary and limit urban residential development to the urban service area when annexed by the City.

Objective LU-17.2: Make Petaluma the commercial and industrial center for the southwestern Sonoma County area. Restrict commercial uses to locations within its urban service area and to existing areas allowed by Specific or Area plans as of 1986.

Table LU-12: Petaluma and Environs
Selected Socio-demographic Data, 1985 to 2005

Objective LU-17.3: Limit recreation and visitor serving uses in rural areas to those existing, to those with an approved use permit, or to those consistent with the Agricultural Resources Element.

Objective LU-17.4: Avoid commercial and industrial development and residential densities greater than one unit per 60 acres on lands which contain important natural resources.

The County shall use the following policies to achieve these objectives.

LU-17a: Include industrial lands located along Petaluma Boulevard south of Petaluma within the city's sphere of influence.

LU-17b: Avoid further extension of the ultimate boundary for Petaluma eastward as far as Adobe Road. Retain parcels in this area in large sizes to the maximum extent practical as a transition between urban and agricultural lands.

LU-17c: Use zoning to avoid new urban uses within the Petaluma urban service area prior to annexation by Petaluma.

LU-17d: Refer to the city of Petaluma for review and comment any application for discretionary projects within one mile of the urban service boundary.

LU-17e: Apply the "General Commercial" and "General Industrial" categories only to appropriate uses existing as of 1986 inside the urban service boundary. Apply the "Limited Commercial" and "Limited Industrial" categories only to appropriate uses existing as of 1986.

LU-17f: Use the following criteria for approval of discretionary projects in the "Limited Commercial" and "Limited Industrial" category:

1)	the use specifically serves the service, employment, or agricultural processing needs of local area residents or the local agricultural community.
2)	the use is compatible with adjacent residential or agricultural uses.
3)	the use won't adversely affect the level of service on public roadways and will not interfere with the movement of farm vehicles.
4)	if the use is located within a designated scenic corridor, mitigate visual impacts by appropriate setbacks, landscaping, and/or screening.

LU-17g: Limit uses at Sears Point Raceway (on APN 68-150-43, -45; 68-190-04; 68-100-24) to racing and related vehicle uses, and limited ancillary uses provided that a use permit is approved. Racing and vehicle uses means the storage, repair, fabrication, maintenance and modification of vehicles. "Fabrication" does not include assembly-line or mass production of vehicles. Ancillary uses are to be limited to timing and scoring facilities, media facilities, emergency medical facilities, concession stands and a novelty shop. Permanent lodging facilities, general commercial, industrial and manufacturing uses are not permitted.

LU-17h: Limit uses at Port Sonoma to those existing or approved by use permit. Permanent lodging facilities, general commercial, industrial or manufacturing uses are not permitted. For purposes of this policy, anything other than week-end occupancy of boats by their owners shall be considered within the parameters of a "permanent lodging facility".

LU-17i: Notwithstanding the general requirement for a 10 acre minimum lot size in the "Diverse Agriculture" category, the areas within the Sonoma Mountain Plan may be permitted minimum lot sizes as shown in that plan.

LU-17j: It is the intent of the land use map designation for APN 113-010-11 that twelve (12) acres is designated 3-acre density and the remainder is designated 200-acre density thereon. Despite B-7 zoning applied to the property through previous subdivision, a 4-lot division of the property is deemed consistent with this plan provided that an appropriate scenic easement is granted at the time of subdivision.

LU-17k: Development within the watershed above the City of Petaluma water delivery system designated in the Sonoma Mountain Area Plan is subject to the following policies:

A.	Review all development proposals in the vicinity with regard to their beneficial and adverse impacts.
B.	Encourage greater public awareness relative to wildlife and wildlife management programs.
C.	Encourage the use of natural areas for educational purposes.
D.	Enforce County Ordinance 1108 which provides criteria for stream maintenance and construction encroachments.

3.9 SONOMA VALLEY

The Sonoma Valley planning area extends from Bennett Valley and Kenwood south to San Pablo Bay and from the crest of the Sonoma Mountains east to the Sonoma-Napa county line. The valley and foothills are among the finest vineyard regions in the world. In the southern area, the mountains and foothills give way to an alluvial plain, estuaries, and tidal marshlands.

Population is concentrated in Sonoma and in the adjacent unincorporated communities of Agua Caliente, Fetters Hot Springs, El Verano and Boyes Hot Springs. Other communities include Kenwood and Glen Ellen. The balance of the area's population is scattered in rural agricultural and hillside areas at very low densities.

Agriculture, particularly wine grapes, and tourism are mainstays of the area's economy. Some manufacturing and service businesses exist along Eighth Street East. Over one third of local employment is in the "retail trade" and "services" sectors. Nearly one half of the local work force commutes to jobs outside the Valley.

From 1990 to 2005, population of the planning area is expected to increase by 20 percent to 41,540. Much of this growth in population (40%) is expected to occur in the City of Sonoma as the city adopted planning documents indicate that population will increase from 6,050 in 1986 to 11,800 in the year 2005. Average household size is relatively low (2.23 people per household) reflecting the higher proportion of elderly retired persons. Local jobs are projected to increase by 46 percent to about 13,500, with the greatest gains in the "services" and "retail" sectors. Projected population, housing, and job growth are shown in Table LU-13 on page 80.

The principal land use issues in the Sonoma Valley area pertain to 1) the relationship between growth and traffic congestion, 2) the boundaries and extent of urban service areas, 3) development in the Sonoma urban expansion area, 4) the amount and location of commercial and industrial uses, 5) the need to upgrade existing structures and public infrastructure, and 6) the compatibility of rural development with protection of agriculture, scenic landscapes, and resources.

The Sonoma Valley Traffic Study (1986) concluded that 100% "build out" of development allowed by various specific plans would result in unacceptable levels of congestion on several roads and would require that Highway 12 be improved to 5 lanes to accommodate traffic at an acceptable service level.

However, this land use plan and development projected in the City of Sonoma will result in the need to improve Highway 12 to five lanes between Verano Avenue and West Thomsen Avenue to maintain acceptable service levels and to alleviate existing and anticipated future congestion. Additional roadway improvements anticipated by the Land Use Plan are detailed in the Circulation Element.

Existing and projected Highway 12 capacity deficiencies, the lack of State Highway improvement funds and the absence of an off street parking maintenance district serve to limit redevelopment and growth potential within the Sonoma Valley.

Questions remain about the amount of growth that sewer and water systems can serve. Development needs to be closely correlated with availability and maintenance of public services. The extent of commercial and industrial uses along Highway 12 and in the 8th Street East corridor also has a major effect on adequacy of roads and services.

Objective LU-18.1: Seek to jointly coordinate and monitor development within the City of Sonoma and the unincorporated urban service area. Discourage urban development within Sonoma's urban service boundary until annexation by the city (excluding parcels within the Sonoma Valley Redevelopment Area).

Objective LU-18.2: Restrict future industrial development in the unincorporated area to designated areas along the 8th Street East corridor.

Objective LU-18.3: Sonoma is the primary retail and service center for the Sonoma Valley. Boyes Hot Springs, Glen Ellen, and Kenwood are secondary commercial centers. Limited commercial uses shall be restricted to these areas.

Table LU-13: Sonoma Valley
Selected Socio-demographic Data, 1985 to 2005

Objective LU-18.4: Implement the Sonoma Valley Redevelopment Plan and the general plan in a consistent manner. Encourage private redevelopment by providing flexibility in the range of land uses within the Redevelopment Area.

Objective LU-18.5: Limit recreation and visitor serving uses in resource areas to low intensity or outdoor uses.

The following policies shall be used to achieve these objectives.

LU-18a: Avoid urban residential and commercial development within Sonoma's "primary sphere of influence" but outside the 1986 boundaries of the Sonoma Valley Sanitation District until annexed by the city.

LU-18b: In general, encourage annexation by the city prior to urban development on parcels which are within the Sonoma Valley Sanitation District and within the city's primary sphere of influence. Require annexation for urban residential development in this area. Parcels within the Sonoma Valley Redevelopment Area are exempt from these policies.

LU-18c: Establish procedures for joint city/county review of major projects within the City of Sonoma and the City's "area of interest" as mapped in the City General Plan. This joint review process is intended to insure that project impacts are appropriately mitigated in all affected jurisdictions.

LU-18d: Recognize certain existing commercial development on the Land Use Map with the "Limited Commercial" land use designation to encourage and facilitate the maintenance, upgrading, and redevelopment of commercial structures within the Sonoma Valley Redevelopment Area.

LU-18e: Recognize certain identified vacant and/or residentially developed parcels along Highway 12 within the Sonoma Valley Redevelopment Area with "Limited Commercial - Traffic Sensitive" land use designations.

LU-18f: Develop zoning district(s) for the "Limited Commercial" and "Limited Commercial - Traffic Sensitive" categories which limit the uses allowed to specified traffic impact levels. Apply this zoning to all such designated parcels in order to limit new or expanded commercial uses to those which would result in traffic levels consistent with Objective LU-4.3 and Policies LU-4b and 4c on page 36, and the Circulation and Transit Element.

LU-18g: Encourage assembly of existing parcels for integrated redevelopment projects within the Sonoma Valley Redevelopment Area. When two or more parcels are aggregated for this purpose, the land use map may be interpreted as allowing 1) limited commercial land use when parcels designated "Limited Commercial" or "Limited Commercial - Traffic Sensitive" are aggregated or 2) public and quasi public uses, subject to the following minimum limitations:

1)	The project, on referral of an application, must be found consistent with the Redevelopment Plan and found to further the purpose of area rehabilitation by the Redevelopment Agency.
2)	The project must be found consistent with applicable goals and policies of the general plan but particularly must not result in traffic levels which exceed the level of service allowed by general plan policy.
3)	The project must not have a detrimental effect on the health, safety, or welfare of the surrounding area.Process any needed rezoning concurrently with the project.

LU-18h: Encourage and cooperate in the preparation of a community design plan for Glen Ellen. It is intended that the completed plan be submitted for review and action by the County.

LU-18i: Notwithstanding the general requirement for a 10-acre minimum lot size in the "Diverse Agriculture" category, the areas within the Bennett Valley Area Plan along Sonoma Mountain and Enterprise Roadsdesignated "Diverse Agriculture", 10 and 15 acre residential density shall be allowed to establish lot size in conformity with zoning in effect as of December 23, 1986.

LU-18j: Use the "Limited Commercial" and "Limited Commercial - Traffic Sensitive" categories for commercial lands in communities with urban services, including Boyes Hot Springs/El Verano/Agua Caliente, Glen Ellen and Kenwood. Require that new uses meet the following criteria:

1)	the size, scale, and intensity of the use is consistent and compatible with the character of the local community.
2)	capacities of public services are adequate to accommodate the use and maintain an acceptable level of service.
3)	design and siting are compatible with the scenic qualities and local area development guidelines of the local area.
4)	siting of structures is compatible with planned infrastructure improvements such as roadway widening and under grounding of public utilities.

LU-18k: Encourage the development or redevelopment of existing commercial land as a greater priority than designation of additional lands for new commercial uses. Approve new commercial designations only if they meet the following minimum criteria and where applicable comply with LU-18g, and j:

1)	the lands are in an urban service area or in Kenwood.
2)	the existing supply of commercial land is insufficient to meet projected needs.
3)	service capacities, including water and sewer systems and roads, are adequate to accommodate the additional development.

LU-18l: The "Recreation and Visitor Serving Commercial" designation is applied to "Morton's Warm Springs" (APN 50-220-51) to recognize the existing outdoor recreation use. Additional designations are limited to urban service areas or Kenwood.

LU-18m: Encourage the provision of public services and infrastructure for projected industrial development in the Eighth Street East Corridor. Explore mechanisms for financing sewer, water, roadway, drainage, and other improvements.

LU-18n: Prior to adoption of a specific plan, assessment district or other mechanism, approve discretionary industrial projects in the 8th Street East area only when they meet the following minimum criteria:

1)	proof of adequate on-site water supply and sewage disposal is provided.
2)	the owner agrees to inclusion in a benefit assessment district or other mechanism to finance needed public services and infrastructure.
3)	all activities which include production or use of any toxic or hazardous materials are identified and a plan for their management included.
4)	the use is screened from residential or agricultural uses, including a minimum 40 foot landscaped building setback along property lines abutting such uses.

LU-18o: Require building envelopes for all subdivision maps in the "Resources and Rural Development" category.

LU-18p: The existing concrete batch plant on APN 052-471-06 may be repaired, reconstructed or improved notwithstanding its land use designation.

LU-18q: Development on APNs 133-010-36, -40, -41, -42, -43; 133-020-01, -18, -28 and 133-030-04 may be clustered below the 600 foot elevation contour in exchange for the dedication of open space easements in perpetuity on that portion of the properties above 600 feet. Additional density may be allowed, at the discretion of the Board, if the owners of the properties subject to this policy offer fee title park or permanent open space dedications to the County for that portion of their property over 600 feet in elevation. In the event of a dedication in fee, the overall density on any such parcel shall not exceed one unit per 20 acres. This policy shall apply to that area with respect to the 1200 foot contour on APNs 133-010-30, -31, -32; 054-100-05 and -06 and the 1400 foot contour on APN 54-100-04.

LU-18r: The Limited Commercial designation on APN 050-250-33 applies to an existing restaurant which may be improved, expanded, repaired, or replaced by use permit. This designation does not apply to any other use permitted under the Limited Commercial designation.

LU-18s: The General Commercial designation is applied to the Clemente Inn property only to accommodate a proposal to renovate the former hotel. It is the intent of the board of Supervisors that if the Clemente Inn building were to be removed, the property be returned to the Urban Residential 8 units/ac" designation. (APN 056-251-038).

LU-18t: If golf course uses are abandoned, no more than 15 residential units may be placed on the combined acreage represented by APNs 142-042-03, -16 and -20. The owner of these parcels may continue to utilize the existing 9-hole golf course on the properties and may expand the golf course to 18 holes. In such event, the maximum residential density shall not exceed one dwelling unit per 5 acres on that portion of the property not utilized for golf course purposes.

LU-18u: The request for "Limited Commercial" on APNs 128-484-33 and -34 is denied. However, in the event that a commercial use on such property is finally adjudicated or determined to be a legal non-conforming use, the Board of Supervisors expresses its intention to amend the general plan to reflect the adjudication.

LU-18v: APN 128-491-46 and a portion of APN 128-491-45, consisting of approximately 160 acres, are designated 100-acre density on the land use map. However, a 3-lot reconfiguration of such property may be found consistent with this plan because three dwellings already exist on the property. Except as provided by the policies of the Agricultural Resources Element, no more than one dwelling shall be allowed on each of the three parcels permitted by this policy.

LU-18w: APN 128-322-12 is designated "Limited Commercial". However, the parcel is included in a traffic sensitive area and has the possibility of conflicting with adjoining residential uses. Accordingly, zoning shall be used to insure that development of the parcel is limited to commercial uses generating low levels of traffic and to insure that any future commercial uses are visually and otherwise compatible with surrounding residential uses.

LU-18x: APNs 056-201-62, -66, -67 and -76 are designated "Urban Residential" partly because the General Plan EIR does not address the traffic impacts of 6.4 acres of "General Commercial" uses in the area. The Board would consider a General Plan amendment to a commercial land use category provided that the proposal is accompanied by adequate environmental information and proposes a traffic sensitive commercial use.

LU-18y: APN 050-161-16 is designated 5 acre density on the land use map. A 2-lot division of the property may be found consistent with this plan in light of the existing intensity of the use on the property provided however, that one existing residence is relocated to allow emergency access. A second unit exclusion district shall be placed on the property to minimize potential traffic impacts of any future subdivision.

LU-18z: A 5-lot subdivision of the 400 acres designated as APNs 127-011-05, -06, -19, and -32; and 127-022-37 may be considered consistent with this plan provided the subdivision resolves an underlying title dispute.

LU-18aa: A reconfiguration of APNs 127-051-72, -76; 127-061-47, -49, -50; 127-022-53 and -54 may be considered consistent with this plan in light of the topographic features of the property provided that no additional development potential results and the minimum parcel size is no less than 20 acres.

LU-18bb: Consider adopting a manual of local area development guidelines comprised of policies from previous specific plans and new policies consistent with this plan.

LU-18cc: The following policies apply to the tidal marshlands bordering San Pablo Bay:

1)	marshes and mudflats should be maintained to the fullest possible extent to conserve fish and wildlife and to abate air and water pollution. Filling and diking that eliminate marshes and mudflats should therefore be allowed only for purposes providing substantial public benefits and only if there is no reasonable alternative. Marshes and mudflats are an integral part of the Bay tidal system and therefore should be protected in the same manner as open water areas.
2)	any proposed fills, dikes, or piers should be thoroughly evaluated to determine their effects on marshes and mudflats and then modified as necessary to minimize any harmful effects.
3)	to offset possible additional losses of marshes due to necessary filling and to augment the present marshes, a) former marshes should be restored when possible through removal of existing dikes, b) in areas selected on the basis of competent ecological study, some new marshes should be created through carefully placed lifts of dredged spoils, and c) the quality of existing marshes should be improved by appropriate measures whenever possible.

LU-18dd: APN 142-042-07 is designated 5-acre density on the land use map. A 2-lot division of the property may be found consistent with this plan even though a portion of the property may be acquired through condemnation to accommodate additional right-of-way along Stage Gulch Road.

LU-18ee: As allowed by policy AR-9b on page 205, establish a design review process for barns and similar agricultural support structures within the 200' State designated Highway 12 corridor. Where the scenic corridor setback established by policy OS-3c on page 175 conflicts with the setback established by County Ordinance # 1810, the latter shall apply.

LU-18ff: There is currently pending a general plan consistency appeal on assessors parcel # 127-022-30. Notwithstanding the designation on the land use map, the parcel may be subdivided should the density finally established as a result of such appeal allow such subdivision.

LU-18gg: Although not specifically designated on the land use map, the wastewater reclamation and disposal facilities project approved by the Sonoma Valley County Sanitation District on July 28, 1986 by Resolution #86-1536 and its associated easements, pump stations, depth and flow measuring devices, valves, pipes and related fixtures are consistent with this plan.

LU-18hh: Notwithstanding Policy LU-6f on page 39, continued use of APN 055-110-31 for the Sonoma Mountain Zen Center shall be consistent with the General Plan; changes or modifications to the center shall be considered and evaluated via normal use permit procedures, and shall satisfy criteria #1-5 inclusive of Policy LU-6f.

LU-18ii: The "Resources and Rural Development" designation is applied to the property identified as "The Kenwood Inn" (APN 050-240-03). This designation is not intended to permit any other visitor-serving commercial (or other non-resource) use of this property.

LU-18jj: The "Urban Residential 20 units/acre" designation is applied to the Chauvet Hotel property only to accommodate a proposal to renovate the former hotel building into a six unit residential project approved in 1997. It is the intent of the Board of Supervisors that, if the Chauvet Hotel building were to be removed, the property be returned to the Limited Commercial designation consistent with the balance of downtown Glen Ellen. (APN 054-340-033).

4.0 LAND USE IMPLEMENTATION PROGRAM:

Land Use Program 1: Zoning Ordinance Maps

Program Description: Prepare for adoption by the Board of Supervisors nine mapped ordinances (one for each planning region) to bring zoning countywide into conformance with the land use plan maps following their adoption.

Land Use Program 2: Revisions to Zoning District Regulations

Program Description: Rewrite and reorganize portions of the Zoning Ordinance to provide several resource, residential, commercial and industrial base districts with a series of related combining districts. The intent of the program is to achieve a closer correspondence of zoning districts with the general plan use categories and policies.

Land Use Program 3: Revisions of Previously Adopted Specific or Area Plans

Program Description: Preparation of revised specific plan land use and zoning maps as necessary to be consistent with the adopted general plan. Clarify application of specific plan policies within context of general plan land use categories

Land Use Program 4: New Specific or Area Plans for Selected Urban Service Areas

Program Description: Several specific plans may be prepared for small land areas encompassing unincorporated places having sewer service to correlate land use planning with public facility and capital improvement planning.

Land Use Program 5: Development Activity Monitoring

Program Description: Development and building permit activities shall be monitored within the major use categories for each planning area for lands within each urban service area. Reports to the Board of Supervisors would be prepared on an annual basis.

Land Use Program 6: Growth Management / Phasing of Development

Program Description: The program will entail preparation of ordinances or other mechanisms such as zoning which would limit development where public services are inadequate to serve new development. The program will also evaluate means to accomplish the necessary facility improvements.

Land Use Program 7: Transferable Development Rights Report

Program Description: A report will be prepared evaluating voluntary programs to purchase and transfer development rights; a proposed program would be formulated for placing before the voters as a measure on the ballot during a general election.