|
LIST OF TABLES
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Printed
Page |
| Table LU-1: |
Population by Planning
Area and City, 1980 and 2005 |
26 |
| Table LU-2: |
Summary of Selected Demographic
Data, Cities and Unincorporated Area, - 1990 and 2005 |
27 |
| Table LU-3: |
Labor Force, Employment
and Commuting, 1990 and 2005 |
28 |
| Table LU-4: |
Employment by Industry:
1980, 1990, 2000 and 2005 |
29 |
| Table LU-5: |
Sonoma Coast / Gualala
Basin
Selected Socio-demographic Data, 1985 to 2005 |
55 |
| Table LU-6: |
Cloverdale/N.E. County
Selected Socio-demographic Data, 1985 to 2005 |
58 |
| Table LU-7: |
Healdsburg and Environs
Selected Socio-demographic Data, 1985 to 2005 |
61 |
| Table LU-8: |
Russian River
Selected Socio-demographic Data, 1985 to 2005 |
65 |
| Table LU-9: |
Santa Rosa and Environs
Selected Socio-demographic Data, 1985 to 2005 |
68 |
| Table LU-10: |
Sebastopol and Environs
Selected Socio-demographic Data, 1985 to 2005 |
72 |
| Table LU-11: |
Rohnert Park - Cotati
and Environs
Selected Socio-demographic Data, 1985 to 2005 |
75 |
| Table LU-12: |
Petaluma and Environs
Selected Socio-demographic Data, 1985 to 2005 |
77 |
| Table LU-13: |
Sonoma Valley
Selected Socio-demographic Data, 1985 to 2005 |
80 |
LIST OF FIGURES
Note: N/A - Not applicable; Figures LU-4a through LU-4i are not contained
in the text of the General Plan, but are available separately.
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:
| 1. |
All elements use the same population, housing, and employment projections. |
| 2. |
Policies in the Land Use Element support policies stated in the
other elements. |
| 3. |
The land use plan maps and the accompanying text represent a consciously
selected balance among the various goals and objectives included in
all of the elements. Site specific factors may result in less intensive
use or lower density than allowed by the land use maps, but a policy
in another element should not be used as the sole basis for denial
of the use or density. |
| 4. |
Where necessary, policies in other elements are cross-referenced |
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:
| 1) |
if the adjustment significantly changes a general plan designation,
require a concurrent filing of a general plan amendment. |
| 2) |
if the adjustment is clearly minor in nature, it may be determined
to be consistent with the general plan. |
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
|
| |
|
|
|
|
|
Projected |
|
| |
|
|
1990 |
|
|
2005 |
|
| |
|
City |
Unincorp. |
Total |
City |
Unincorp. |
Total |
|
| PA 1: |
Sonoma Coast |
---- |
6,500 |
6,500 |
---- |
8,500 |
8,500 |
| PA 2: |
Cloverdale |
5,300 |
5,200 |
10,500 |
8,200 |
5,600 |
13,800 |
| PA 3: |
Healdsburg |
9,500 |
16,700 |
26,200 |
14,800 |
30,700 |
45,500 |
| PA 4: |
Russian River |
---- |
14,120 |
14,120 |
---- |
15,800 |
15,800 |
| PA 5: |
Santa Rosa |
117,000 |
34,200 |
151,200 |
165,000 |
25,000 |
190,000 |
| PA 6: |
Sebastopol |
7,000 |
18,160 |
25,160 |
10,100 |
18,300 |
28,400 |
| PA 7: |
Rohnert Pk./Cotati |
36,100 |
6,000 |
42,100 |
48,900 |
6,600 |
55,500 |
| PA 8: |
Petaluma |
43,800 |
10,730 |
54,530 |
58,700 |
10,800 |
69,500 |
| PA 9: |
Sonoma Valley |
8,350 |
24,540 |
32,890 |
11,800 |
29,740 |
41,540 |
| County Total |
227,050 |
136,150 |
363,200 |
317,500 |
151,040 |
468,540 |
|
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
| |
|
|
|
Projected |
| |
|
|
1990 |
2005 |
| County Totals |
|
|
|
| |
Population |
363,200 |
468,540 |
| |
Average Household Size |
2.40 |
2.44 |
| |
Housing Units: |
|
|
| |
|
Total |
158,310 |
199,790 |
| |
|
Year-round |
151,450 |
192,120 |
| |
|
|
|
|
| Total, All Cities |
|
|
|
| |
Population |
227,050 |
317,500 |
| |
Average Household Size |
2.45 |
2.41 |
| |
Housing Units: |
|
|
| |
|
Total |
94,370 |
133,320 |
| |
|
Year-round |
93,400 |
132,340 |
| |
|
|
|
|
| Total, Unincorporated Area |
|
|
|
| |
Population |
136,150 |
151,040 |
| |
Average Household Size |
2.32 |
2.50 |
| |
Housing Units: |
|
|
| |
|
Total |
63,940 |
66,480 |
| |
|
Year-round |
58,050 |
59,770 |
|
| Note: |
All numbers have been rounded to the nearest 10. |
| Source: |
Sonoma County Planning Department, 1986 and 1990 Population and
Housing Projections. |
TABLE LU-3: LABOR FORCE, EMPLOYMENT AND COMMUTING,
1990 AND 2005
| |
|
Projected |
| |
1990 |
2005 |
| Population by Age Group |
|
|
| 0 - 4 |
26,120 |
28,130 |
| 5 - 19 |
72,160 |
87,940 |
| 20 - 44 |
148,770 |
159,180 |
| 45 - 64 |
66,180 |
132,830 |
| 65 + |
49,970 |
60,460 |
| |
|
|
| Labor Force (LF): |
|
|
Male
|
|
|
| LF Eligible Population |
133,610 |
177,670 |
| LF Participation Rate (%) |
72.5 |
71.7 |
| Labor Force |
96,870 |
127,390 |
| |
|
|
Female
|
|
|
| LF Eligible Population |
149,180 |
198,790 |
| LF Participation Rate (%) |
54.5 |
57.1 |
| Labor Force |
81,310 |
113,510 |
| |
|
|
Total
|
|
|
| LF Eligible Population |
282,790 |
376,460 |
| LF Participation Rate |
63.0 |
64.0 |
| Labor Force |
178,180 |
240,900 |
| |
|
|
| Employment in County |
|
|
| Basic |
51,040 |
67,900 |
| Population-Serving |
89,380 |
121,820 |
| Total |
140,420 |
189,720 |
| |
|
|
| Commuters |
|
|
| In-commuters |
4,900 |
5,400 |
| Out-commuters |
31,080 |
42,090 |
| |
|
|
| Employed Residents |
166,600 |
226,410 |
| |
|
|
| Unemployment |
|
|
| Unemployed Persons |
11,580 |
14,450 |
| Unemployment Rate (%) |
6.5 |
6.0 |
|
| Note: |
All numbers have been rounded to the nearest 10 |
| Source: |
Angus McDonald Assoc./Economic and Planning Systems and Sonoma County
Planning Department, 1986 and 1990. |
TABLE LU-4: EMPLOYMENT BY INDUSTRY: 1980, 1990,
2000 AND 2005
| |
Estimated(1) |
Projected |
Projected |
Projected |
Projected Change |
| Industry |
1980 |
1990 |
2000 |
2005 |
1980-1990 |
1980-2005 |
|
| Basic Industries |
|
|
|
|
|
|
| Agriculture |
5,840 |
5,330 |
5,000 |
5,540 |
- 510 |
- 300 |
| Mining |
480 |
510 |
560 |
610 |
30 |
130 |
| New Technology (2) |
4,410 |
10,080 |
15,890 |
17,520 |
5,670 |
13,110 |
| Centralized Manufacturing (3) |
1,510 |
2,050 |
2,750 |
3,050 |
540 |
1,540 |
| Decentralized Manufacturing (4) |
6,110 |
7,230 |
7,940 |
8,720 |
1,120 |
2,610 |
| Other Manuf. (5) |
2,540 |
3,020 |
3,330 |
3,680 |
480 |
1,140 |
| Transportation |
1,430 |
1,850 |
2,160 |
2,370 |
420 |
940 |
| Trade |
3,770 |
4,760 |
5,330 |
5,860 |
990 |
2,090 |
| Finance/Insurance |
1,980 |
2,400 |
2,610 |
2,870 |
420 |
890 |
| Services |
7,110 |
8,700 |
10,030 |
11,080 |
1,590 |
3,970 |
| Fed/State Govt. |
4,530 |
5,110 |
5,790 |
6,600 |
580 |
2,070 |
| |
|
|
|
|
|
|
| Subtotal |
39,710 |
51,040 |
61,390 |
67,900 |
11,330 |
28,190 |
|
| Population Serving Industries |
|
|
|
|
|
|
| Construction |
7,530 |
9,830 |
11,880 |
13,080 |
2,300 |
5,550 |
| Trans/Utilities |
3,700 |
4,390 |
4,900 |
5,400 |
690 |
1,700 |
| Retail Trade |
22,110 |
29,530 |
36,360 |
40,140 |
7,420 |
18,030 |
| Banking/Real Estate |
4,310 |
5,900 |
7,530 |
8,320 |
1,590 |
4,010 |
| Services |
17,530 |
23,150 |
28,820 |
31,800 |
5,620 |
14,270 |
| Local Government |
13,280 |
16,580 |
21,020 |
23,080 |
3,300 |
9,800 |
| |
|
|
|
|
|
|
| Subtotal |
68,470 |
89,380 |
110,510 |
121,820 |
20,920 |
53,360 |
|
| Total |
108,168 |
140,420 |
171,900 |
189,720 |
32,250 |
81,550 |
|
Notes:
| 1. |
Estimated from 1980 U.S. Bureau of the Census data, California Employment
Development Department data, and Angus McDonald and Associates, et
al, 1984, "Sonoma County General Plan Update Employment Trends Analysis
and Revised Projections." |
| 2. |
Includes: Manufacturing of ordinance and accessories, electrical
equipment and supplies, and instruments and related products. |
| 3 |
Includes: Textile mill products, apparel and other textile products,
printing and publishing, rubber and plastic products, leather and
leather goods. |
| 4. |
Includes: Food and kindred products, lumber and wood products, furniture
and fixtures, paper and allied products, clay, sand, and glass products,
and miscellaneous manufacturing. |
| 5. |
Fabricated metal products, machinery (except electrical), transportation
equipment, chemicals and allied products, petroleum and coal products,
and primary metal products. |
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:
| 1. |
Lands shall be within a designated urban service area. |
| 2. |
Adequate water, sewer, public safety, park, school services and
other necessary infrastructure shall be available or planned to be
available. |
| 3. |
Lands shall have convenient access to designated arterial or collector
roads. |
| 4. |
Lands shall not be subject to unacceptable risks such as flooding,
geologic, noise, or other hazards. |
| 5. |
For high or medium density residential use, lands shall have convenient
access to commercial uses and community services. |
| 6. |
any applicable planning area policies. |
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:
| 1. |
the area does not have soils suitable for agricultural production. |
| 2. |
the area does not include substantial agricultural uses. |
| 3. |
lands have access to a County maintained road. |
| 4. |
lands shall have enough groundwater for individual wells. |
| 5. |
lands shall have sufficient permeability for individual septic systems. |
| 6. |
any applicable planning area policies. |
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:
| 1. |
lands shall be located within an urban service area. |
| 2. |
adequate public services shall be available or shall be planned
to be available. |
| 3. |
lands shall be located on or have convenient access to arterial
or collector highways. |
| 4. |
lands shall be near other commercial uses, but shall not occur in
strips along highways. |
| 5. |
lands shall not be located in environmentally sensitive or hazardous
areas such as floodways or fault zones. |
| 6. |
any applicable planning area policies. |
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:
| 1. |
lands shall be located on or have convenient access to an arterial
or collector highway. |
| 2. |
the amount of land designated for limited commercial shall be consistent
with population growth projected for the local market area. Only very
limited amounts of land are intended for this use outside urban service
areas. |
| 3. |
within the unincorporated communities shown on Figure LU-2
on page 33, lands shall be close to other commercial uses or to local
population concentration. |
| 4. |
outside of the unincorporated communities shown on Figure LU-2
on page 33, clusters of limited commercial uses shall not be permitted. |
| 5. |
lands shall not be located in scenic corridors, except within the
above unincorporated communities. |
| 6. |
in rural areas, lands may be limited to a single parcel and be restricted
to that level which can be served by an individual well and septic
system. |
| 7. |
any applicable planning area policies. |
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:
| 1. |
those listed for the Limited Commercial category. |
| 2. |
lands are located in an area which is subject to severe traffic
congestion and nearing or in excess of roadway or intersection capacity
anticipated in this plan or in an applicable specific or area plan. |
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:
| 1. |
lands shall have convenient access to a county or state maintained
road, preferably a designated arterial or collector. |
| 2. |
the site shall be outside of an agricultural production area. |
| 3. |
outside the unincorporated communities shown on Figure LU-2
on page 33, clusters of parcels with recreation and visitor serving
commercial use designations shall be avoided. |
| 4. |
any applicable planning area policies. |
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:
| 1. |
lands shall be located within an urban service area. |
| 2. |
adequate public services shall be available or shall be planned
to be available. |
| 3. |
lands shall be located with convenient access to an arterial or
collector highway. |
| 4. |
the amount of land so designated shall be consistent with the projected
employment within the planning area. |
| 5. |
lands shall not be located in hazardous or environmentally constrained
areas. |
| 6. |
any applicable planning area policies. |
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:
| 1. |
lands shall be designated to recognize an existing permitted
use or to serve the projected employment needs of the planning area. |
| 2. |
lands outside urban service areas shall have adequate water and
septic suitability. |
| 3. |
lands shall have convenient access to an arterial or collector highway. |
| 4. |
lands shall be located near population concentrations. |
| 5. |
lands shall not be in environmentally sensitive or hazardous areas. |
| 6. |
outside of the unincorporated communities on Figure LU-2
on page 33, lands shall not be located in a scenic corridor. |
| 7. |
any applicable planning area policies. |
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:
| 1. |
ownership or long term lease by a government agency, other non-profit
entity or public utility. |
| 2. |
adequate road access. |
| 3. |
lands are not suitable for and will not adversely affect resource
production activities. |
| 4. |
any applicable planning area policies. |
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.
Agricultural Services: Small scale agricultural support services limited
by standards in the zoning ordinance which:
| 1. |
minimize conflicts with adjoining agricultural and residential uses,
and |
| 2. |
limit the number of employees to three or fewer and require a use
permit for more than one employee. |
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:
| 1. |
soil, climate, and water adequate for orchard or wine grape production. |
| 2. |
most parcel sizes greater than 20 acres. |
| 3. |
existing or historic use as orchards or vineyards. |
| 4. |
area having a sub-county viticultural appellation. |
| 5. |
Williamson Act Contract, Type 1 or Type 2. |
| 6. |
areas which may not meet the above criteria but which are surrounded
by lands in farming. |
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 Services:
| 1. |
Small scale agricultural support services limited by
standards in the zoning ordinance which: |
| |
a. |
minimize conflicts with adjoining agricultural and residential uses,
and |
| |
b. |
limit the number of employees to three or fewer and require a use
permit for more than one employee. |
| 2. |
Large scale agricultural support services clearly subordinate
to on-site production and not adversely affecting agricultural production
in the area, subject to standards in the zoning ordinance. |
Visitor Serving Uses:
| 1. |
Tasting rooms, stands for the sale and promotion of products grown
or processed in the county. |
| 2. |
Bed and breakfast inns of 5 or fewer rooms and campgrounds with
a maximum of 30 sites may be permitted. Standards for such development
may be included in the zoning ordinance. |
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.
Designation Criteria: Amendments to add this designation must meet
one or more of the following, in addition to any applicable planning area
policies. The proximity of clustered units to existing adjacent agricultural
operations and residences will be considered:
| 1. |
most lot sizes in the area are 60 acres or larger. |
| 2. |
The existing or historic use of land is for livestock grazing, dairy
ranching, hay or similar forage crop. |
| 3. |
adjacent parcels of similar use. |
| 4. |
Williamson Act Contract (Type 2). |
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 Services:
| 1. |
Small scale agricultural support services limited by
standards in the zoning ordinance which: |
| |
a. |
minimize conflicts with adjoining agricultural and residential uses,
and |
| |
b. |
limit the number of employees to three or fewer and require a use
permit for more than one employee. |
| 2. |
Large scale agricultural support services clearly subordinate
to on-site production and not adversely affecting agricultural production
in the area, subject to standards in the zoning ordinance. |
Visitor Serving Uses:
| 1. |
Tasting rooms, stands for the sale and promotion of products grown
or processed in the county. |
| 2. |
Bed and breakfast inns of 5 or fewer rooms and campgrounds with
a maximum of 30 sites may be permitted. Standards for such development
may be included in the zoning ordinance. |
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.
Designation Criteria: Amendments to add this designation must meet
one or more of the following, in addition to any applicable planning area
policies:
| 1. |
an existing pattern of small lots or a mixture of small and large
parcels. |
| 2. |
soils suitable for crop production and adequate water for irrigation. |
| 3. |
historic or existing use for farming. |
| 4. |
Williamson Act contract, Type 1 or 2. |
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
Purposes and Definition: This category allows very low density residential
development and also is intended to:
| 1. |
protect lands needed for commercial timber production under the
California Timberland Productivity Act. |
| 2. |
protect lands within the Known Geothermal Resource Area (KGRA). |
| 3. |
protect lands for aggregate resource production as identified in
the Aggregate Resources Management Plan. |
| 4. |
protect natural resource lands including, but not limited to watershed,
fish and wildlife habitat and biotic areas. |
| 5. |
protect against intensive development of lands constrained by geologic
hazards, steep slopes, poor soils or water, fire and flood prone areas,
biotic and scenic areas, and other constraints. |
| 6. |
protect lands needed for agricultural production activities that
are not subject to all of the policies of the Agricultural Resource
Element. |
| 7. |
protection of County residents from proliferation of growth in areas
in which there are inadequate public services and infrastructure. |
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.
Designation Criteria: Amendments to add this designation must meet
one or more of the following, in addition to any applicable planning area
policies:
| 1. |
lands with severe constraints such as steep slopes,
areas with faults or landslides, "high" or "very high" fire hazard,
marginal or unproven water availability, or limited septic capability. |
| 2. |
lands with natural resources. |
| 3. |
lands with vulnerability to environmental impact. |
| 4. |
to add lands for geothermal power generation facilities,
the following criteria must be met; |
| |
a. |
agricultural lands or other land uses will not be adversely affected. |
| |
b. |
the natural resources of the area will be protected. |
| |
c. |
adequate public services, including roads, will be available. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
6,500 |
8,500 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
Unincorporated Area |
|
6,500 |
8,500 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.04 |
2.25 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
-- |
3,170 |
3,740 |
| |
|
Total |
4,163 |
4,690 |
6,090 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
1,870 |
2,780 |
| Basic |
- - |
280 |
330 |
| Population Serving |
- - |
1,590 |
2,450 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
10,500 |
|
| |
|
|
|
|
13,800 |
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Cloverdale |
|
5,300 |
8,200 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
5,200 |
5,600 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.66 |
2.46 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Cloverdale |
|
|
|
| |
|
Year-round |
- - |
2,220 |
3,480 |
| |
|
Total |
- - |
2,260 |
3,529 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
-- |
1,740 |
2,110 |
| |
|
Total |
1,805 |
1,870 |
2,260 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
-- |
3,960 |
5,590 |
| |
|
Total |
-- |
4,130 |
5,789 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
4,680 |
5,730 |
| Basic |
- - |
2,590 |
2,960 |
| Population Serving |
- - |
2,090 |
2,770 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
26,200 |
45,500 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Healdsburg |
- - |
9,500 |
14,800 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
16,700 |
30,700 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.25 |
2.58 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Healdsburg |
|
|
|
| |
|
Year-round |
- - |
3,930 |
6,220 |
| |
|
Total |
- - |
3,990 |
6,270 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
-- |
7,680 |
11,380 |
| |
|
Total |
5,510 |
7,970 |
11,670 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
-- |
11,610 |
17,600 |
| |
|
Total |
-- |
11,960 |
17,940 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
9,380 |
14,240 |
| Basic |
- - |
4,350 |
5,460 |
| Population Serving |
- - |
5,030 |
8,780 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
14,120 |
15,800 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
14,120 |
15,800 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.44 |
2.28 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
- - |
6,020 |
7,180 |
| |
|
Total |
8,420 |
8,620 |
9,680 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
3,350 |
4,020 |
| Basic |
- - |
1,110 |
1,230 |
| Population Serving |
- - |
2,240 |
2,790 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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:
| (1) |
The ability of public services to accommodate projected residential,
commercial and industrial growth. |
| (2) |
Protection of agricultural lands. Proximity to urban Santa Rosa
has resulted in pressure to convert such lands to rural residential
use. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
151,200 |
190,000 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Santa Rosa |
- - |
117,000 |
165,000 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
34,200 |
25,000 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.31 |
2.36 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Santa Rosa |
|
|
|
| |
|
Year-round |
- - |
49,610 |
70,870 |
| |
|
Total |
- - |
50,150 |
71,410 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
- - |
16,090 |
9,830 |
| |
|
Total |
15,630 |
16,470 |
10,240 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
- - |
65,700 |
80,700 |
| |
|
Total |
- - |
66,620 |
81,650 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
73,700 |
98,640 |
| Basic |
- - |
25,390 |
35,980 |
| Population Serving |
- - |
48,310 |
62,660 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
25,160 |
28,400 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Sebastopol |
- - |
7,000 |
10,100 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
18,160 |
18,300 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.59 |
2.49 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Sebastopol |
|
|
|
| |
|
Year-round |
- - |
3,110 |
4,550 |
| |
|
Total |
- - |
3,140 |
4,580 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
- - |
6,620 |
6,850 |
| |
|
Total |
6,650 |
6,880 |
7,120 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
- - |
9,730 |
11,400 |
| |
|
Total |
- - |
10,020 |
11,700 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
7,390 |
9,090 |
| Basic |
- - |
3,430 |
4,060 |
| Population Serving |
- - |
3,960 |
5,030 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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.
The principal land use issues confronting the Rohnert Park-Cotati area are:
| (1) |
The ability to accommodate projected residential, commercial and
industrial growth, particularly since it is not clear that Rohnert
Park has sufficient urban land to serve projected residential growth. |
| (2) |
The appropriate intensity of development in the community separator
areas. |
| (3) |
Protection of agricultural and other resources, watershed lands,
the Fairfield Osborn Preserve, and areas subject to seismic, slope
stability, flooding and fire hazards. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
42,100 |
55,500 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Rohnert Park |
- - |
31,500 |
42,200 |
| |
|
|
|
|
|
| |
City of Cotati |
- - |
4,600 |
6,700 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
6,000 |
6,600 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.67 |
2.59 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Rohnert Park |
|
|
|
| |
|
Year-round |
- - |
12,100 |
16,290 |
| |
|
Total |
- - |
12,180 |
16,360 |
| |
|
|
|
|
|
| |
City of Cotati |
|
|
|
| |
|
Year-round |
- - |
1,960 |
2,880 |
| |
|
Total |
- - |
1,980 |
2,900 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
- - |
1,990 |
2,470 |
| |
|
Total |
1,910 |
2,020 |
2,500 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
- - |
16,050 |
21,640 |
| |
|
Total |
- - |
16,180 |
21,760 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
13,160 |
18,220 |
| Basic |
- - |
4,520 |
6,010 |
| Population Serving |
- - |
8,640 |
12,210 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
54,350 |
69,500 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Petaluma |
- - |
43,800 |
58,700 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
10,730 |
10,800 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.73 |
2.64 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Petaluma |
|
|
|
| |
|
Year-round |
- - |
16,560 |
22,450 |
| |
|
Total |
- - |
16,700 |
22,590 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
- - |
3,380 |
3,780 |
| |
|
Total |
3,350 |
3,460 |
3,860 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
- - |
19,940 |
26,230 |
| |
|
Total |
- - |
20,160 |
26,450 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
16,360 |
23,480 |
| Basic |
- - |
4,940 |
6,250 |
| Population Serving |
- - |
11,240 |
17,230 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations for
the unincorporated area: Feb. 1989 edition of the Sonoma County General
Plan. |
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
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
|
| |
|
|
Estimated
1985 |
1990 |
Projected
2005 |
|
| TOTAL POPULATION |
- - |
32,890 |
41,540 |
| |
|
|
|
|
|
| POPULATION DISTRIBUTION |
|
|
|
| |
|
|
|
|
|
| |
City of Sonoma |
- - |
8,350 |
11,800 |
| |
|
|
|
|
|
| |
Unincorporated Area |
- - |
24,540 |
29,740 |
| |
|
|
|
|
|
| AVERAGE HOUSEHOLD SIZE |
- - |
2.06 |
2.22 |
| |
|
|
|
|
|
| HOUSING UNITS |
|
|
|
| |
|
|
|
|
|
| |
City of Sonoma |
|
|
|
| |
|
Year-round |
3,390 |
3,910 |
5,620 |
| |
|
Total |
3,460 |
3,980 |
5,690 |
| |
|
|
|
|
|
| |
Unincorporated Area |
|
|
|
| |
|
Year Round |
10,410 |
11,370 |
12,430 |
| |
|
Total |
11,080 |
11,970 |
13,060 |
| |
|
|
|
|
|
| |
Planning Area |
|
|
|
| |
|
Year-round |
13,800 |
15,280 |
18,050 |
| |
|
Total |
14,540 |
15,950 |
18,750 |
| |
|
|
|
|
|
| EMPLOYMENT |
|
|
|
| |
|
|
|
|
|
| Total Employment |
- - |
10,530 |
13,510 |
| Basic |
- - |
4,440 |
5,620 |
| Population Serving |
- - |
6,090 |
7,890 |
|
| Note: |
All numbers rounded to nearest 10. |
| |
|
|
| Sources: |
(1) |
1985 and 1990 total housing units for the unincorporated area: 1990
Assessor's Tax Roll. |
| |
(2) |
1990 and 2005 data for cities, and 1990 and 2005 populations
for the unincorporated area: Feb. 1989 edition of the Sonoma County
General Plan. 1985 housing unit data for city: California Department
of Finance.
|
| |
(3) |
Average household sizes: based on 1980 Census and derived from sources
in (1) and (2) above. |
| |
(4) |
Employment data: Angus McDonald Assoc./Economic and
Planning Systems and Sonoma County Planning Department, 1986. |
| |
(5) |
2005 housing unit total for unincorporated area reflects
the projected annexation of 142 units by the City of Sonoma. |
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.
|