Article 90.
Local Area Development Guidelines.
§ 26-90-005 Purpose.
§ 26-90-010 West County.
§ 26-90-020 North County.
§ 26-90-030 Central County.
§ 26-90-040 South County.
§ 26-90-041 Glen Ellen.
§ 26-90-050 Taylor Mountain/Sonoma
Mountain development guidelines.
Purpose: to establish guidelines for a local area, as a subunit of a planning area, which provide a greater level of detail for specific uses or development in a local area. (Ord. No. 4643, 1993.)
Reserved. (Ord. No. 4643, 1993.)
Reserved. (Ord. No. 4643, 1993.)
Sec. 26-90-030. Central County.
Reserved. (Ord. No. 4643, 1993.)
The following applications for properties with frontage on Highway 12 between Verano Avenue and Agua Caliente Road shall be evaluated in accordance with the provisions of that certain document entitled “Highway 12 Design Guidelines,” on file at the planning department: building permits for exterior building modifications and all discretionary permits.
Such applications which are contrary to the regulations set forth in these guidelines may be denied on the basis of such conflict. Nothing in this section shall be construed to excuse compliance with requirements set forth elsewhere in this Chapter 26, the General Plan, or any applicable specific or area plan. Applications filed on or after the effective date of the ordinance codified in this section shall be subject to the provisions of this section.
The Highway 12 design guidelines shall be applicable to all those parcels having frontage on Highway 12 from its intersection at Verano Avenue, north, to its intersection at Agua Caliente Road. (Ord. No. 5120 § 1, 1998.)
The following applications within subareas I and II of the Glen Ellen Area depicted on Figure A set out at the end of this article, shall be evaluated in accordance with the Glen Ellen Development and Design Guidelines: on file in the offices of the Planning Department.
Subarea I |
Exterior building permits, discretionary permits, and projects subject to administrative design. |
Subarea II |
Discretionary permits. |
Applications which are contrary to the regulations set forth in these guidelines may be denied on the basis of such conflict. Nothing in this section shall be construed to excuse compliance with requirements set forth elsewhere in Chapter 26 or in any applicable general, specific or area plan. Discretionary applications filed on or after November 15, 1990 shall be subject to the provisions of this section. (Ord. No. 4643, 1993.)
Sec. 26-90-050. Taylor Mountain/Sonoma Mountain development guidelines.
(a) General Provisions.
(1) These guidelines shall be known and may be cited as the Taylor Mountain/Sonoma Mountain development guidelines. The area subject to these guidelines is depicted on Figure B at the end of this article.
(2) For the purposes of this section, the following words and phrases, and any variants of those words and phrases, shall have the meanings respectively ascribed to them by this subsection:
(i) “Appurtenant structure” means a structure incidental and accessory to a single-family dwelling unit which is subject to these guidelines, including but not limited to a garage, guest house, second dwelling unit, or storage building.
(ii) “Designated scenic corridor roadway” means and includes the following designated roadways: Adobe Road, Petaluma Hill Road, U.S. 101 Highway between the Lakeville Highway and College Avenue interchanges, Bennett Valley Road, Warm Springs Road, Arnold Drive, State Route 12, State Route 116, and Lakeville Highway, as depicted on Figure B set out at the end of this article;
(iii) “Feasible” shall mean that which is capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal and technical factors.
(3) These guidelines are intended to reduce the visual impact of residential and related development within the area subject to the Taylor Mountain/Sonoma Mountain development guidelines as seen from the designated scenic corridor roadways. These guidelines shall apply to single-family dwelling units, appurtenant structures and related roadways, grading sites and utilities, except as otherwise exempt, that are or would be visible from any of the designated scenic corridor roadways. If such a structure is not or would not be visible at the time of construction from such roadways, it is exempt from these guidelines.
(4) These guidelines shall be utilized by the planning department and applicable local citizen’s committees pursuant to Section 26-64-050 to evaluate building permit applications for proposed single-family dwelling units and appurtenant structures in the affected building site areas.
(5) A legal single-family dwelling or appurtenant in existence as of the effective date of this section shall be considered to be conforming to this section. Expansions of existing single-family dwelling units and appurtenant structures shall conform to these guidelines with the following exceptions:
(i) The remodeling and repair of an existing legal single-family dwelling or a structure appurtenant thereto in existence on the effective date of this ordinance and which does not comply with these guidelines;
(ii) The replacement or, over time, the expansion, up to twenty percent (20%) of the floor area, not to exceed five hundred (500') square feet of a legal unit or a structure appurtenant thereto that is in existence on the effective date of the ordinance codified in this section and which does not comply with these guidelines.
(6) Nothing contained in this section shall apply to:
(i) Accessory structures that do not require a building permit;
(ii) Agricultural structures or uses;
(iii) Farm family, agricultural employee and seasonal or year round farmworker housing.
(7) Nothing contained in this section shall apply to views of single-family dwelling units and appurtenant structures where viewed from non-vehicular pedestrian, bicycle, or equestrian trails open to the public.
(8) Where strict compliance with these guidelines would render a parcel unbuildable, the single-family dwelling unit and appurtenant structures, roads, driveways and utility lines shall be located where the least visual impact would result that is not in conflict with the provisions of Article 64 of this chapter.
(9) Where the planning director determines that because of soil or climatic conditions, the landscaping otherwise required pursuant to subsection 26-90-050(d) would not be feasible, such landscaping may be waived by the planning director provided that the single-family dwelling and/or appurtenant structure(s) are constructed in the least visible location on the building site. The planning director shall not waive the landscaping requirements unless and until the applicant or property owner has (i) explored all reasonable alternative measures to screen or otherwise reduce the visibility of the structures to the same degree as the landscaping requirements that would be waived, and (ii) either proposed such an alternative or demonstrated that none is feasible for the particular structure at issue.
(10) Where a single-family dwelling unit or appurtenant structure is subject to the site planning, architectural and landscaping guidelines set forth in subsections (b), (c), and (d) of this section, compliance with said guidelines shall be a condition of approval of a permit.
(11) Where the planning director determines that a single-family dwelling or appurtenant structure which is subject to these guidelines has become substantially screened, conformance with the architectural guidelines may be waived.
(12) Nothing contained in this section shall reduce the residential density permitted under this chapter.
(13) Where the provisions of this section conflict with any other design guideline established under the general plan or an applicable specific or area plan or this chapter, the more restrictive provisions shall control provided, however, that the application of the more restrictive provisions shall be limited to only those provisions which address the construction of single-family dwellings and appurtenant structures which are subject to these guidelines.
(14) The planning department shall develop and maintain a brochure to assist the public in complying with these guidelines. Such brochure shall, at a minimum, address the issues of earth tone paints, low paint reflectivity values suitable to meet the architectural guidelines, and plant materials suitable to comply with the landscaping guidelines.
(b) Site Planning.
(1) Single-family dwelling units, appurtenant structures and related utility lines, access roads and driveways which are subject to these guidelines shall, to the extent feasible, be sited so as to be substantially screened when viewed from designated scenic corridor roadways. The term “viewed” shall mean what a person of normal eyesight can see from one of the designated scenic corridor roadways.
(2) The siting of single-family dwelling units, appurtenant structures and related utility lines, access roads and driveways pursuant to this section must be feasible based on fire, septic, drainage, geologic and other such constraints. Where such constraints make it infeasible to substantially screen such structures, they shall be located in the least visible location on the parcel, all things considered, and shall be subject to the architectural and landscaping guidelines set forth in subsection (d), below.
(3) Existing vegetation or existing topographic features shall be used, where feasible, to substantially screen single-family dwelling units, appurtenant structures related utility lines and access roads and driveways as seen from the scenic corridor roadways. The grading and removal of woody vegetation for the purposes of construction of a single-family dwelling unit and related non agricultural improvements should be limited to only that necessary to accommodate the construction consistent with these guidelines. The applicant shall provide a site plan indicating any vegetation or topographic features proposed to be used to substantially screen the single-family dwelling unit and related improvements.
(4) No portion of a single-family dwelling unit or appurtenant structure or any portion thereof shall appear against the sky when viewed from a designated scenic corridor roadway.
(5) Where strict compliance with the provisions of these site planning guidelines would result in a structure which is subject to these guidelines being sited contrary to the provisions of Article 64 of this chapter, the more restrictive provisions shall control.
(6) The site planning guidelines set forth in subsection (b) do not apply in building envelopes previously established by way of final map or recorded open space or conservation easement.
(7) The grade and alignment of new access roads, including driveways, related to the construction of single family dwellings and appurtenant structures subject to these guidelines, shall be located and designed to minimize visibility of those roads and road cuts as seen from the designated scenic corridor roadways.
(8) All exposed slopes and disturbed soil resulting from grading of building sites for single-family dwellings and appurtenant structures subject to these guidelines, related access roads and driveways, and the installation of related utilities shall be graded so as to be gently sloping and blend with the natural topography. Such regraded slopes and disturbed soils shall be revegetated with indigenous plants or other plants of a similar character suitable to minimize soil erosion.
(c) Architectural Guidelines.
(1) Single-family dwelling units and appurtenant structures shall conform to the following guidelines:
(i) Exterior colors shall be earth tones that have a low reflectivity value and blend with the surroundings. Exterior colors may be changed to another new color, provided that the other new color is consistent with these guidelines. Building materials such as bricks, natural wood, or stone may be acceptable provided they have a low reflectivity value.
(ii) Window glazing shall be nonreflective.
(iii) Night lighting shall be designed to minimize visibility from the designated scenic corridor roadways, through the use of low wattage fixtures, motion detectors for security lighting, and low profile lighting of driveways, and similar other measures.
(1) Landscaping necessary to accomplish substantial screening shall be of sufficient size and density to screen the structure within ten (10) years following installation.
(2) Plant species used for any screening and revegetation required by these guidelines shall be indigenous, or of a similar character. Planting shall also conform to the fire safe standards set forth in Chapter 13 of this code. (Ord. No. 5132 § 4, 1999.)
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