proposed general plan land use amendments resolution

ZCE13-0016 Resolution Exhibit A

of 2

Proposed General Plan Land Use Amendments Resolution Exhibit A

Technical Corrections - Round 5

Address APN Existing General

Plan Land Use

Proposed General

Plan Land Use

Purpose Reference

5525 Bennett Valley Rd Santa Rosa 049-050-034 RRD 40

DA 20 RRD 40 Condition of approval PLP09-0086

5525 Bennett Valley Rd Santa Rosa 049-060-064 RRD 40

DA 20 DA 20 Condition of approval PLP09-0086

3063 Bloomfield Rd Sebastopol 025-050-065

DA 10 DA 20

DA 10 Condition of approval PLP14-0034

2999 Bowen St Graton

130-152-008 GI LI Correction PLP96-0048 Policy LU-17m

11560 Chalk Hill Rd Healdsburg

079-120-032 RRD 100 LIA 100 Condition of approval

PLP15-0044

11560 Chalk Hill Rd Healdsburg

079-120-030 LIA 100 RRD 100 Condition of approval

PLP15-0044

5321 Douglas Ln Forestville

084-150-053 RR 6 DA 20

RR 6 Condition of approval

PLP14-0082

1951 Felder Rd Sonoma

142-011-004 LEA 100 DA 40

DA 50 Condition of approval

PLP14-0073

3410 Frei Rd Sebastopol 130-180-094 RR 2

DA 20 RR 2 Condition of

approval PLP14-0002

3316 Frei Rd Sebastopol 130-180-093 RR 2

DA 20 DA 20 Condition of

approval PLP14-0002

695 Elliot Lane Sebastopol 073-100-090 RRD 40 RRD 80 Condition of

approval PLP09-0092

3990 N Laughlin Rd Santa Rosa 057-070-053 LIA 40

LIA 60 LIA 40 Condition of approval PLP14-0033

260 London Way Glen Ellen 056-051-025 RR 2

RRD 100 RRD 100 Condition of approval PLP13-0045

1925 Lynch Road Petaluma 137-100-014 N/A DA 40 Annex to

County LAFCO Request

Manor Lane Petaluma 017-090-006 N/A LEA 60 Annex to






1120 Napa Rd Sonoma 126-012-022 RR 5

LI RR5

Align zoning & land use with new parcel lines

MNS05-0046

ZCE13-0016 Resolution Exhibit A

of 2

Address APN Existing General

Plan Land Use

Proposed General

Plan Land Use

Purpose Reference

595 Snow Rd Sebastopol

063-330-004 RR 3 DA 20 Condition of approval PLP12-0035

3272 Stony Point Rd Santa Rosa 134-076-035 RR 2.5 RR 3

Comply with Subdivision Ordinance

LLA07-0043

33012 Timber Ridge The Sea Ranch 122-200-034 PQP

RRD 160/640 PQP Condition of approval LLA13-0049

4685 W Dry Creek Rd Healdsburg

090-120-028 RRD 40 LIA 20 Condition of approval PLP14-0070

8155 West Dry Creek Rd Healdsburg 139-090-052 RRD 120

LIA 20 RRD 120 Condition of approval PLP14-0009

ZCE13-0016 Resolution Exhibit B

Page 1 of 1

Proposed Bennett Valley Area Plan Land Use Amendments Resolution Exhibit B

Technical Corrections - Round 5 APN Address Area Plan Land

Use Designation Purpose File No.

Existing Proposed

049-050-034 5525 Bennett Valley Rd Santa Rosa

Orchards and Vineyards/

Undeveloped

Undeveloped Align zoning and land use

designation with new parcel

boundary lines

PLP09-0086 LLA09-0026

049-060-064 Orchards and Vineyards/

Undeveloped

Orchards and Vineyards

ZCE13-0016 Resolution Exhibit C

Page 1 of 1

Proposed General Plan Text & Map Amendments Resolution Exhibit C

Technical Corrections - Round 5 Circulation and Transit Element Text Amendment. Revise Policy CT-3t of the Circulation and Transit Element to be consistent with the Bicycle and Pedestrian Plan (Policy 2.15) as follows:

“Policy CT-3t: Require that bikeway improvements be included as part of all road maintenance or improvement projects along road segments with existing or proposed bikeways to the maximum extent feasible.”

Map Amendments. Revise Circulation and Transit Element Figures CT-1a and CT-1e to reflect the correct Bikeway designations as follows:

1. Figure CT-1a: Planned Road and Highway Improvements: Sonoma Coast / Gualala Basin a. Bodega Highway from Valley Ford/Freestone Road to Highway 1 – “Class II Bikeway”

2. Figure CT-1e: Planned Road and Highway Improvements: Santa Rosa and Environs

a. West Avenue in unincorporated area – “Class II Bikeway” b. Burbank Avenue between Sebastopol Road and Hearn Avenue – “Class III Bikeway”

http://www.sonoma-county.org/prmd/gp2020/fig-ct1a.pdf

ZCE13-0016 Resolution Exhibit D

Page 1 of 2

Proposed Bicycle and Pedestrian Plan Text and Map Amendments Resolution Exhibit D

Technical Corrections - Round 5 Text Amendments Proposed changes to the Bicycle and Pedestrian Plan, Improvement Project List (Page 37 & 52) are as follows:

Route Segments

Project Area

Sup Dist

Project no.

Bikeway Class

Begin Point

End Point Miles Cost/

Mile Cost Estimate Notes

West County Trail Extension

Russian River

5 84 Class I Pajaro Lane

Forestville Youth Park

0.67 $400,000 $267,000

Connects downtown Forestville with Forestville Youth Park on Mirabel Road.

Burbank Ave

Santa Rosa 5 115

Class III II, Shoulders

Sebastopol Road

Hearn Ave 1.00 $750,000 $752,000 Signs and

striping only.

Route Segments

Project Area

Sup Dist

Project no.

Bikeway Class

Begin Point End Point Miles Cost/Mile Cost

Estimate Notes

Petaluma / Sebastopol Trail

Sebastopol and Petaluma

2,5 201 Class I Petaluma City Limits

Sebastopol City Limits

11.19 $400,000 $4,478,000

Follows abandoned Petaluma and Santa Rosa Railroad right of way south of Hwy 116 and east west of hHwy 101.

Map Amendments

ZCE13-0016 Resolution Exhibit D

Page 2 of 2

Proposed amendments to the Sonoma County Bicycle and Pedestrian Plan map (attached) are as follows:

1. Bodega Highway from Valley Ford/Freestone Road to Highway 1: “CLASS II, PROPOSED” 2. West Avenue (full extent in unincorporated area): “CLASS II, PROPOSED” 3. Burbank Avenue between Sebastopol Road and Hearn Avenue: “CLASS II, PROPOSED” to

“CLASS III, EXISTING”

ORDINANCE NO.

AN ORDINANCE OF THE BOARD OF SUPERVISORS, COUNTY OF SONOMA, STATE OF CALIFORNIA, AMENDING THE OFFICIAL ZONING DATABASE TO CORRECT TECHNICAL ERRORS, TO IMPLEMENT MINOR ZONE CHANGES REQUIRED AS CONDITIONS OF PRIOR PROJECT APPROVALS, AND TO PREZONE PARCELS TO FACILITATE THEIR RE-ANNEXATION TO THE COUNTY; AND AMENDING THE TEXT OF CHAPTER 26 OF THE SONOMA COUNTY CODE TO CORRECT TECHNICAL INACCURACIES AND OMISSIONS.

The Board of Supervisors of the County of Sonoma, State of California, ordains as follows: SECTION I: The Official Zoning Database of the County, adopted by reference by Sections 26-02-110 of the Sonoma County Code, is amended by reclassifying certain real property from the existing zoning designations to the zoning designations set forth in Exhibit “A” attached hereto and incorporated herein by this reference. The Board hereby finds these changes to be consistent with the Sonoma County General Plan. The Director of the Permit and Resource Management Department is directed to reflect these amendments to the Official Zoning Database as shown in Exhibit “A” (ZCE13-0016). SECTION II: The Zoning Code Regulations of the County of Sonoma, Chapter 26 of the Sonoma County Code, is amended by changing the text in the following Sections, set forth in Exhibit “B”, attached hereto and incorporated herein by this reference: 26-01-010, 26-02-090, 26-02-100, 26-02-140, and 26-42-020. The Board hereby finds these changes to be consistent with the Sonoma County General Plan. The Director of the Permit and Resource Management Department is directed to reflect these changes to the Zoning Code Regulations as shown in Exhibit “B”. SECTION III: This project is exempt from the California Environmental Quality Act under the General Rule, Section 15061(b)(3), as it can be seen with certainty that the project will not have a significant effect on the environment because the proposed changes to the Official Zoning Database and Zone Code text are proposed to correct inaccuracies, eliminate outdated references, resolve inconsistencies, and make other minor corrections and non-substantive clarifications needed to ensure the accuracy and reliability of the County’s zoning information. Zone changes proposed to satisfy conditions of previously approved projects will not result in any physical change to land or increase development potential and have been imposed to ensure compliance with the Sonoma County Subdivision Ordinance (Sonoma County Code, Chapter 25). SECTION IV: If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional and invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The Board of Supervisors hereby declares that it would have passed this Ordinance and every section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional or invalid. SECTION V. This ordinance shall be and the same is hereby declared to be in full force and effect from and after thirty (30) days after the date of its passage and shall be published once before the expiration of fifteen (15) days after said passage, with the names of the Supervisors voting for or against the same, in The Press Democrat, a newspaper of general circulation published in the County of Sonoma, State of California. Pursuant to Government Code Section 25124, complete copies of Exhibits “A” and “B” to this ordinance are on file with the Clerk of the Board of Supervisors and are available for public inspection and copying during regular business hours in the office of the Clerk of the Board of Supervisors, 575 Administration Drive, Room 100A, Santa Rosa, California. In regular session of the Board of Supervisors of the County of Sonoma, passed and adopted this 5th day of January 2016, on regular roll call of the members of said Board by the following vote:

SUPERVISORS: Gorin: Rabbitt: Zane: Gore: Carrillo:

Ayes: Noes: Absent: Abstain: WHEREUPON, the Chair declared the above and foregoing ordinance duly adopted and

SO ORDERED ___________________________

Chair, Board of Supervisors County of Sonoma

ATTEST: __________________________ Veronica A. Ferguson Clerk of the Board of Supervisors

ZCE13-0016 Ordinance Exhibit A

Page 1 of 10

Proposed Zone Changes Ordinance Exhibit A


Address APN Existing Zoning Proposed Zoning

1 No street address

019-220-039 C3 B8, LC, LEA B6 60 M1 B8, M2 B8, F1 F2 RC50 SR VOH

C3 B8, LC, LEA B6 60 M1 B8, M2 B8, F2 RC50 SR VOH

2 No street address Santa Rosa

039-070-013 K, F1, VOH K, F1, VOH, RC50/25


039-070-016 K, F1, VOH K, F1, VOH, RC50/25


039-070-021 K, F1, VOH K, F1, VOH, RC50/25

5 No street address Penngrove

047-213-027 DA B6 20, SR VOH DA B6 20, F2 SR VOH

6 No street address Penngrove


7 No street address

047-213-025 (RAIL) SR VOH (RAIL) F2 SR VOH

8 No street address

068-150-050 K, SR VOH K, F2 SR VOH

9 No street address

088-180-025 LIA B6 20, RC100/50 F1 F2 SR VOH

LIA B6 20, RC100/50 F1 F2 SR

10 No street address Healdsburg

089-120-082 LIA B6 20, F2 RC50/25 SR VOH LIA B6 20, RC50/25 SR VOH

11 No street address Healdsburg

089-130-052 LIA B6 20, F2 RC50/25 SR VOH LIA B6 20, RC50/25 SR VOH

12 No street address

128-491-010 LEA B6 100, BH RC50/25 LEA B6 100, BH F2 RC50/25


128-491-018 LEA B6 100 Z, BH RC50/25 LEA B6 100 Z, BH F2 RC50/25


128-491-024 PF, BH RC50 PF, BH F2 RC50


128-491-026 PF, RC50 PF, F2 RC50


128-491-027 PF, RC50 PF, F2 RC50


128-491-028 PF, RC50 PF, F2 RC50


128-491-029 PF, RC50 PF, F2 RC50


128-491-030 PF, BH RC50 PF, BH F2 RC50


128-491-047 LEA B6 100 Z, BH RC50/25 DA B6 20/2 (AC/DU)/AC MIN, F2 RC50/50 SR VOH

10.9.15


Page 2 of 10


21 No Street Address Healdsburg

132-120-058 RRD B6 100, NONE RRD B6 100, VOH

22 0 Alexander Mtn Rd Geyserville

131-120-017 DA B6 20, VOH DA B6 20, NONE

23 1625 Alexander Mtn Rd Geyserville

131-120-018 DA B6 20, VOH DA B6 20, G

24 4650 Aptos Ct 058-310-055 R1 B6 5 DU, VOH R1 B6 5 DU, VOH, RC50/25

25 29355 Arnold Dr Sonoma

068-150-049 K, RC50/25 SR VOH K, F2 RC50/25 SR VOH

26 825 Artisan Cir Geyserville

131-250-001 LIA B6 40, Z, RC50/50, SR, VOH LIA B7, Z, RC50/50, SR, VOH



















36 5525 Bennett Valley Rd Santa Rosa

049-050-034 RRD B6 40/10, SR, VOH DA B6 20, SR, VOH

RRD B6 40/10, SR, VOH

37 5525 Bennett Valley Rd Santa Rosa

049-060-064 RRD B6 40/10, SR, VOH DA B6 20, SR, VOH

DA B6 20, SR, VOH

38 3063 Bloomfield Rd Sebastopol

025-050-065 DA B6 10 DA B6 20, RC100/50, RC200/50, SR

DA B6 10, RC100/50, RC200/50, SR

39 4287 Browns Ln 068-010-031 DA B6 30/3 (AC/DU)/AC MIN, F2 RC50/25 SR VOH

DA B6 30/3 (AC/DU)/AC MIN, RC50/25 SR VOH

40 5875 Cannon Ln Petaluma

068-060-070 DA B7 Z, RC50/50 SR VOH DA B7 Z, F2 RC50/50 SR VOH

41 11560 Chalk Hill Rd Healdsburg

079-120-030 LIA B6 100 Z, RC100/50, RC200/50 RRD B6 100, RC100/50

RRD B6 100, RC100/50 RC200/50

42 11560 Chalk Hill Rd Healdsburg

079-120-032 RRD B6 100, RC100/50 LIA B6 100 Z, RC100/50 RC200/50

10.9.15


Page 3 of 10


43 Corona Rd Petaluma

048-072-016 C3 B8, F2 RC50 C3 B8, F1 F2 RC50

44 427 Corona Rd Petaluma

137-011-027 AR B6 5, VOH AR B6 5, F2 VOH


137-061-011 DA B6 10, VOH DA B6 10, F2 VOH


137-061-010 DA B6 10, VOH DA B6 10, F2 VOH


137-061-009 DA B6 10, VOH DA B6 10, F2 VOH

48 0 Denman Rd Penngrove

047-141-054 RR B7, VOH RR B7, F2 VOH

49 5321 Douglas Ln Forestville

084-150-053 AR B6 6 DA B7

AR B6 6

50 7485 Dry Creek Rd 139-130-031 LIA B6 20, Z F1 F2 RC100/50 SR VOH

LIA B6 20 Z, F1 RC100/50 SR VOH

51 27775 Dutcher Creek Rd Cloverdale

117-040-057 M1 B8, SR VOH M1 B8, SR

52 8972 Eastside Rd Healdsburg

066-290-020 RRD B6 20, SR RRD B6 20, F2 SR

53 695 Elliot Lane Sebastopol

073-100-090 RRD B6 40, SR RRD B6 80, SR

54 8 Ely Rd Petaluma

047-213-004 LC, F2 SR VOH LC, SR VOH






137-011-024 DA B8 Z, SR VOH DA B8 Z, F2 SR VOH


137-011-025 DA B8 Z, SR VOH DA B8 Z, F2 SR VOH

59 3949 Emerald Dr Petaluma

048-061-085 AR B6 2, RC200/50 SR AR B6 2, F2 SR

60 4005 Emerald Dr Petaluma

048-061-084 AR B6 2, RC200/50 SR AR B6 2, F2 SR

61 1420 Felta Rd Healdsburg

110-040-028 RRD B6 20, RC100/50 VOH RRD B6 20, RC50/100

62 1951 Felder Rd Sonoma

142-011-008 LEA B6 100 Z, G, LG/MTN RC50/50 SR VOH DA B6 40, LG/MTN RC50/50 RC100/50 SR VOH

DA B6 50, Z, LG/MTN RC50/50 RC100/50 SR VOH

63 1882 Flora Marie Ln Healsburg

066-290-056 RRD B6 20, F2 SR RRD B6 20, SR

64 3410 Frei Rd Sebastopol

130-180-094 RR B6 2, LG/116, RC100/50 DA B6 20, Z, LG/116, RC100/50, SR

RR B6 2, LG/116 RC100/50

10.9.15


Page 4 of 10


DA B6 20, LG/116 RC100/50

65 3316 Frei Rd Sebastopol

130-180-093 RR B6 2, LG/116, RC100/50 DA B6 20, Z, LG/116, RC100/50, SR

DA B6 20, Z, LG/116, RC100/50, SR

66 425 Grant Ave Healdsburg

086-020-010 DA B6 10, Z, SR, VOH DA B6 10, Z, SR, VOH, HD

67 Hudeman Slough 128-491-048 LEA B6 100 Z, BH RC50/25 LEA B6 100 Z, BH F2 RC50/25

68 1126 Hopi Trail Santa Rosa

044-240-014 DA B6 10, SR VOH DA B6 10, SR

69 1760 Hwy 1 Bodega Bay

100-200-049 R1 CC B6 4 DU RR CC B8 SR

R1 CC B6 4 DU, SR


100-200-048 R1 CC B6 4 DU RR CC B8 SR

R1 CC B6 4 DU, SR


100-210-064 RR CC B8, RC50/50 RC100/50 SR RR CC B7, RC50/50 RC100/50 SR

72 30930 King Ridge Rd Cazadero

109-280-022 TP B6 240 TP B6 240, HD

73 Lakeville Hwy Petaluma

068-120-017 DA B6 20/2 (AC/DU)/AC MIN, RC50/25 SR VOH

DA B6 20/2 (AC/DU)/AC MIN, F2 RC50/25 SR VOH

74 Lakeville Hwy Petaluma



75 4091 Lakeville Hwy Petaluma

068-010-009 DA B6 30 Z, F2 RC50/25 SR VOH DA B6 30 Z, RC50/25 SR VOH


068-010-017 DA B6 30 Z, F2 RC50/25 SR VOH DA B6 30 Z, RC50/25 SR VOH





068-060-051 LEA B6 60, SR LEA B6 60, F2 SR


068-060-071 DA B6 20/2 (AC/DU)/AC MIN, SR VOH

DA B6 20/2 (AC/DU)/AC MIN, F2 SR VOH

80 5688 Lakeville Rd Petaluma

068-060-050 DA B6 20/2 (AC/DU)/AC MIN, SR DA B6 20/2 (AC/DU)/AC MIN, F2 SR

81 5875 Cannon Ln Petaluma

068-060-070 DA B7 Z, RC50/50 SR VOH DA B7 Z, F2 RC50/50 SR VOH





068-060-004 DA B6 20/2 (AC/DU)/AC MIN, SR VOH

DA B6 20/2 (AC/DU)/AC MIN, F2 SR VOH


068-110-008 LEA B6 60 Z, RC50/50 SR VOH LEA B6 60 Z, F2 RC50/50 SR VOH


068-150-040 LEA B6 60, RC50/25 SR VOH LEA B6 60, F2 RC50/25 SR VOH

10.9.15


Page 5 of 10


86 3990 N Laughlin Rd 4500 Slusser Rd Santa Rosa

057-070-053 LIA B6 60 LIA B6 40, Z F2, SR, VOH

LIA B6 40 Z, F2, SR, VOH

87 2050 Llano Rd 060-040-029 M3, F2 LG/116 VOH M3, LG/116 VOH

88 260 London Way Glen Ellen

056-051-025 RR B6 2, SR RRD B6 100, RC 50/50 LG/MTN SR

RRD B6 100, RC50/50, LG/MTN, SR

89 4936 Londonberry Dr Santa Rosa

058-122-007 R1 B7, F1, F2, VOH R1 B7, F1, F2, VOH, RC50/25


058-122-008 R1 B7, F1, VOH R1 B7, F1, VOH, RC50/25




























058-202-003 R1 B7, F1, VOH R1 B7, F1, VOH, RC50/25


058-202-004 R1 B7, F1, VOH R1 B7, F1, VOH, RC50/25


058-202-005 R1 B7, F1, VOH R1 B7, F1, VOH, RC50/25


058-300-001 R1 B6 5 DU, VOH R1 B6 5 DU, VOH, RC50/25

10.9.15


Page 6 of 10



058-300-002 R1 B6 5 DU, F2, VOH R1 B6 5 DU, F2, VOH, RC50/25



110 1925 Lynch Rd Petaluma

137-100-014 N/A DA B6 40, LG/MTN, SR

111 Manor Lane Petaluma

017-090-006 N/A LEA B6 60, LG/MTN, SR, Z


017-090-007 N/A LEA B6 60, LG/MTN, SR, Z


017-090-008 N/A LEA B6 60, LG/MTN, SR, Z

114 3440 Manor Ln Petaluma

017-110-014 LEA B6 60 Z, LEA B6 60, LG/MTN RC50/50 SR VOH

LEA B6 60 Z, LEA B6 60, F2 LG/MTN RC50/50 SR VOH

115 5855 Mark West Ln Santa Rosa

067-270-033 RR B6 5, RC200/50 F2 VOH RR B6 5, RC200/50 F2







119 7779 Martinelli Rd Forestville

083-210-015 RRD B6 160, LG/116 SR RRD B6 160, LG/116 MR SR

120 8980 Mill Creek Rd Healdsburg

111-110-043 RRD B6 160, RC50/50, Z RRD B6 160, RC50/50

121 9400 Mill Creek Rd Healdsburg

111-100-028 RRD B6 160, RC50/50 RRD B6 160, RC50/50, Z

122 1120 Napa Rd Sonoma

126-012-022 AR B6 5 M3, SR, VOH

AR B6 5, SR, VOH

123 5046 Old Redwood Hwy Santa Rosa


124 5500 Old Redwood Hwy N

047-213-005 LC, F2 RC50 SR VOH LC, RC50 SR VOH

125 5701 Old Redwood Hwy Penngrove

047-152-011 C3, SR C3, SR, HD

126 19215 Old Winery Rd Sonoma

127-181-030 RR B6 2, RC100/25 RR B6 2, F1 RC100/25

127 1473 Petaluma Blvd S Petaluma

019-210-005 M2 B8, F1 RC50/25 VOH M2 B8, RC50/25 VOH


019-210-006 M2 B8, F1 F2 RC50/25 VOH M2 B8, RC50/25 VOH


019-210-038 M2 B8, F1 RC50/25 VOH M2 B8, RC50/25 VOH

10.9.15


Page 7 of 10



019-210-010 M2 B8, F1 RC50/25 SR VOH M2 B8, F1 F2 RC50/25 SR VOH

131 1950 Petaluma Blvd N Petaluma

048-200-004 C3 B8, SR VOH C3 B8, F2 SR VOH


048-190-002 C3 B8, F1 F2 RC50 SR C3 B8, F2 RC50 SR


019-220-011 M1 B8, F2 M1 B8


048-190-011 C3 B8, F1 RC50 SR VOH C3 B8, F1 F2 RC50 SR VOH


019-220-037 LC B8, F2 LC B8


048-072-011 C3 B8, SR C3 B8, F2 SR


048-072-002 C3 B8, F2 RC50 SR C3 B8, F1 F2 RC50 SR


048-074-035 AR B6 2, LC B8, RC200/50 SR AR B6 2, LC B8, F2 RC200/50 SR


048-074-034 AR B6 2, C1 B8, SR AR B6 2, C1 B8, F2 SR

140 3970 Petaluma Hill Rd Petaluma

044-250-005 DA B6 10, SR VOH DA B6 10, SR

141 470 Rainsville Rd Petaluma

113-060-009 RR B6 5 RR B6 5, F2

142 No Street Address Redwood South Hwy

019-280-013 LEA B6 160, LEA B6 60, F2 RC200/50 SR VOH

LEA B6 160, LEA B6 60, RC200/50 SR VOH

143 1525 Redwood So. Hwy Petaluma

019-210-008 M2 B8, F1 F2 RC50/25 VOH M2 B8, F2 RC50/25 VOH


019-340-003 LEA B6 160 LEA B6 60, F2 RC50/50 RC100/50 RC200/50 SR VOH

LEA B6 160 LEA B6 60, RC50/50 RC100/50 RC200/50 SR VOH

145 5381 Redwood Hwy Petaluma

019-280-008 LEA B6 160 LEA B6 60, F2 RC50/50 RC100/50 SR VOH

LEA B6 160 LEA B6 60, RC50/50 RC100/50 SR VOH


019-280-012 LEA B6 160 LEA B6 60, F2 RC50/25 RC100/25 RC200/25 SR VOH

LEA B6 160 LEA B6 60, RC50/25 RC100/25 RC200/25 SR VOH

147 5485 Redwood So. Hwy, Petaluma

019-280-004 LEA B6 160, F2 RC200/50 SR VOH

LEA B6 160, RC200/50 SR VOH

148 5495 Redwood Hwy Petaluma

019-280-005 LEA B6 160 LEA B6 60, F2 RC200/50 SR VOH

LEA B6 160 LEA B6 60, RC200/50 SR VOH

149 155 San Antonio Rd Petaluma

019-280-003 LEA B6 160 LEA B6 60, F2 RC200/50 SR VOH

LEA B6 160 LEA B6 60, RC200/50 SR VOH


019-280-002 LEA B6 60, F2 RC200/50 SR VOH LEA B6 60, RC200/50 SR VOH

10.9.15


Page 8 of 10



019-270-005 LEA B6 60 Z, F2 RC200/50 SR VOH

LEA B6 60 Z, RC200/50 SR VOH


019-270-004 LEA B6 60 Z, F2 RC200/50 VOH LEA B6 60 Z, RC200/50 VOH

153 1800 Sears Point Rd Sonoma

068-150-036 LEA B6 60, RC50/25 SR VOH LEA B6 60, F2 RC50/25 SR VOH

154 3010 Sears Point Rd Sonoma

068-160-016 LEA B7, SR LEA B7, F2 SR

155 Skaggs Island Rd Sonoma

128-491-035 ROAD, RC50/25 VOH ROAD, F2 RC50/25 VOH

156 27495 Skaggs Island Rd Sonoma

128-491-016 LEA B6 100, BH RC50/25 VOH LEA B6 100, BH F2 RC50/25 VOH

157 27501 Skaggs Island Rd Sonoma

126-121-016 LEA B6 100, BH RC50/25 VOH LEA B6 100, BH F2 RC50/25 VOH

158 595 Snow Rd Sebastopol

063-330-004 RR B6 3 DA B6 20, Z

159 165 Stony Point Rd Petaluma

048-013-008 DA B6 20, F1 F2 VOH DA B6 20, F1 VOH

160 2353 Stony Point Rd Petaluma

113-200-003 LEA B6 100 Z, F1 RC50/50 SR VOH

LEA B6 100 Z, RC50/50 SR VOH

161 3272 Stony Point Rd Santa Rosa

134-076-035 RR B6 2.5, RC 100/25, VOH RR B6 3, RC 100/25, VOH

162 33012 Timber Ridge Rd The Sea Ranch

122-200-034 PF CC, SR RRD CC B6 160/640, SR

PF CC, SR

163 4326 Todd Rd Santa Rosa

060-070-003 LEA B6 100, F2 SR VOH LEA B6 100, SR VOH

164 72 Wagner Rd Sonoma

128-461-082 DA B6 20, HD, SR, VOH DA B6 20, SR, VOH

165 228 W Watmaugh Rd Sonoma

128-341-026 DA B6 10, RC100/25 SR VOH DA B6 10, F2 RC100/25 SR VOH

166 240 W Watmaugh Rd Sonoma

128-341-027 DA B6 10, F2 RC100/50 VOH DA B6 10, F2 RC100/50 SR VOH

167 850 Watmaugh Rd Sonoma

128-301-036 LIA B6 40 Z, F1 RC100/50 SR VOH

LIA B6 40 Z, F1 F2 SR VOH

168 4685 W Dry Creek Rd Healdsburg

090-130-023 RRD B6 40, RC50/50 SR LIA B6 20, Z, RC50/50, SR, VOH


110-010-020 AR B6 4, VOH AR B6 4, NONE


110-010-066 LIA B6 20 Z, VOH LIA B6 20 Z, NONE


139-090-052 RRD B6 120 / LIA B6 20, SR RRD B6 120, SR

172 1589 Westside Rd Healdsburg

110-020-005 LIA B6 20, SR VOH LIA B6 20, SR

10.9.15


Page 9 of 10


173 340 Wikiup Dr Santa Rosa


174 1050 Windy Lane Bodega Bay

100-100-001 PC CC, G, SR R1 CC B6 4 DU, G, SR

175 2050 Yoakim Bridge Rd Healdsburg

139-130-022 LIA B6 20 Z, F1 F2 RC50/50 RC100/50 SR VOH

LIA B6 20 Z, F1 RC50/50 RC100/50 SR VOH

Base Zones

B Combining Zones

AR = Agriculture and Residential C3 = General Commercial

DA = Diverse Agriculture K = Recreation & Visitor-Serving Commercial

LC = Limited Commercial

LIA = Land Intensive Agriculture LEA = Land Extensive Agriculture

M1 = Limited Urban Industrial M2 = Heavy Industrial District

M3 = Limited Rural Industrial PC = Planned Community

PF = Public Facility

R1 = Low Density Residential RR = Rural Residential,

RRD = Resource and Rural Development TP = Timberland Production

B6 1 DU = 1 dwelling unit per acre B6 2 = 2 acre density

B6 2.5 = 2.5 acre density B6 4 DU = 4 dwelling units per acre

B6 5 = 5 acre density

B6 5 DU = 5 dwelling units per acre B6 10 = 10 acre density

B6 20 = 20 acre density B6 20/2 = 20 acre density, 2 acre minimum parcel size

B6 20/2 (AC/DU)/AC MIN = 20 acre density, 2 acre minimum B6 40 = 40 acre density

B6 40/10 = 40 acre density, 10 acre minimum parcel size

B6 60 = 60 acre density B6 100 = 100 acre density

B6 120 = 120 acre density B6 160 = 160 acre density

B6 160/640 = 160 acre density, 640 acre minimum parcel size

B6 240 = 240 acre density B7 = frozen lot size

B8 = frozen lot size

10.9.15


Page 10 of 10

Combining Zones BH = Biotic Habitat

CC = Coastal Zone

F1 = Floodway F2 = Flood Plain

G = Geologic Hazard Area HD = Historic District

LG/116 = Local Area Development Guidelines: Highway 116 Scenic Corridor

LG/MTN = Local Area Development Guidelines: Taylor/Sonoma/Mayacamas Mountains RC50 = Riparian Corridor, 50-foot setback for development

RC50/50 = Riparian Corridor, 50-foot setback for development, 50-foot setback for agricultural cultivation RC100/50 = Riparian Corridor, 100-foot setback for development, 50-foot setback for agricultural cultivation

RC200/50 = Riparian Corridor, 200-foot setback for development, 50-foot setback for agricultural cultivation SR = Scenic Resources

VOH = Valley Oak Habitat

Z = Second Unit Exclusion

10.9.15

ZCE13-0016 Ordinance Exhibit B

Page 1 of 5

Proposed Zoning Code Text Amendments Ordinance Exhibit B


I. Amend Section 26-01-010 as follows:

“Sec. 26-01-010. - Applicability of zoning districts to general plan land use categories.

Land Use Category Base Zoning District* Article

Land Intensive Agriculture LIA Land Intensive Agriculture 26-04

Land Extensive Agriculture LEA Land Extensive Agriculture 26-06

Diverse Agriculture DA Diverse Agriculture 26-08

Resources and Rural Development TP Timber Production 26-14

RRD Resources and Rural Development 26-10

RRDWA Resources and Rural Development

(Agriculture Preserve) 26-12

Rural Residential RR Rural Residential 26-18

PC Planned Community 26-26

AR Agriculture and Residential 26-16

Urban Residential RR Rural Residential 26-18

R1 Low Density Residential 26-20

R2 Medium Density Residential 26-22

R3 High Density Residential 26-24


General Commercial CO Administrative and Professional Office 26-28

C1 Neighborhood Commercial 26-30

C2 Retail Business 26-32

C3 Heavy Commercial 26-34



Page 2 of 5

Limited Commercial and Limited Commercial - Traffic Sensitive CO Administrative and Professional Office 26-28



AS Agricultural Services 26-40

LC Limited Commercial 26-36

RC CR Rural Commercial Commercial Rural 26-38

Recreation and Visitor Serving Commercial K Recreation and Visitor Serving Commercial 26-42

General Industrial MP Industrial Park 26-44

M1 Limited Urban Industrial 26-46

M2 Heavy Industrial 26-48

Limited Industrial MP Industrial Park 26-44


M3 Limited Rural Industrial 26-50

Public/Quasi Public PF Public Facilities 26-52

* The Board of Supervisors may apply other zoning districts to a particular land use category on a case by case basis when determined to be appropriate.”

II. Amend Section 26-02-090 as follows:


Page 3 of 5

“Sec. 26-02-090. - Base districts enumerated.

LIA Land Intensive Agriculture

LEA Land Extensive Agriculture

DA Diverse Agriculture

TP Timber Production

RRD Resources and Rural Development

RRDWA Resources and Rural Development (Agriculture Preserve)

RR Rural Residential

PC Planned Community

AR Agriculture and Residential


R1 Low Density Residential

R2 Medium Density Residential

R3 High Density Residential


CO Administrative and Professional Office

C1 Neighborhood Commercial

C2 Retail Business

C3 Heavy Commercial





AS Agricultural Services

LC Limited Commercial

RC CR Rural Commercial Commercial Rural

K Recreation and Visitor Serving Commercial

MP Industrial Park

M1 Limited Urban Industrial

M2 Heavy Industrial

MP Industrial Park


M3 Limited Rural Industrial

PF Public Facilities


Page 4 of 5

III. Amend Section 26-02-100 as follows: "Sec. 26-02-100. Combining districts enumerated. In addition to the districts enumerated in Section 26-02-090, the following combining districts are established as set forth in this chapter:

Combining District Article

S Study Combining District 54

FW F1 Floodway Combining District 56

FP F2 Floodplain Combining District 58

J Manufactured Home Exclusion Combining District

AH Affordable Housing Combining District 59

RE Renewable Energy Combining Zone 60

LG Local Guidelines Combining District 63

SR Scenic Resources Combining District 64

RC Riparian Corridor Combining Zone 65

BH R Biotic Resources Habitat Combining District 66

VOH Valley Oak Habitat Combining District 67

HD Historic District Combining District 68

G Geologic Hazard Area Combining District 70

MR Mineral Resource Combining District 72

P Parking Combining District

Z Second Dwelling Unit Exclusion Combining District 76

X Mixed Occupancy Combining Zone 77

B B Combining District 78

TS Traffic Sensitive Combining District 80

MHP Mobilehome Park Combining District


Page 5 of 5

IV. Amend Section 26-02-140, Definitions, as follows:

“Farmworker Housing, year-round and extended. Year-round or and extended seasonal farmworker housing means any housing accommodation or structure of a temporary or permanent nature used as housing for farmworkers for more than one hundred eighty (180) days in any calendar year and approved for such use pursuant to Title 25 of the California Code of Regulations.” “Farmworker Housing, Seasonal. Seasonal farmworker housing means any housing accommodation or structure of a temporary or permanent nature used as housing for farmworkers for not more than one hundred eighty (180) days in any calendar year and approved for such use pursuant to Title 25 of the California Code of Regulations.”

V. Amend Article 42, K Recreation and Visitor-Serving Commercial District, Sec 26-42-020, Uses permitted with a use permit, to add subsection (cc) as follows:

“ (cc) Restaurants serving alcohol, bars, and cocktail lounges;”

County of Sonoma State of California

Date: January 5, 2016 Item Number:

Resolution Number:

4/5 Vote Required

Resolution of the Board of Supervisors of the County of Sonoma, State of California, finding the project exempt from the California Environmental Quality Act (CEQA), approving amendments to the Coastal Plan and Coastal Zoning Database, and directing the submission of the amendments to the California Coastal Commission for approval.

Whereas, on June 12, 2007, the Board, with a 4-0-1 vote, adopted an amendment to Chapter 26C of the Sonoma County Code (Coastal Zoning Regulations) to establish the Official Zoning Database for the Coastal Zone (“Coastal Zoning Database”) to convert the Official Zoning Maps of the County of Sonoma to a Geographic Information System (GIS) digital database to improve accuracy, readability and accessibility (Resolution 07-0526, Ordinance 5740); and Whereas, the Permit and Resource Management Department periodically conducts an analysis of the Coastal Zoning Database to indentify discrepancies and improve the accuracy of that database; and Whereas, the most recent analysis of the Coastal Zoning Database found that 13 parcels, located wholly or partially within the coastal zone boundaries, are not zoned to include the Coastal Combining District; and

Whereas, on November 25, 2014, the Coastal Commission notified the Permit and Resource Management Department that 24 parcels currently zoned CC (Coastal Combining District) are not located within the coastal zone boundary and should be removed from the Coastal Zoning Database and rezoned to eliminate the CC (Coastal Combining zone designation; and Whereas, the Permit and Resource Management Department researched a property located at 1050 Windy Lane, Bodega Bay (APN 100-100-001) at the request of the property owner and found that the parcel was inadvertently rezoned from R1 (Low Density Residential) to PC (Planned Community) during the manual transmission of zoning data; and Whereas, a Condition of Approval for a major Lot Line Adjustment (File PLP09-0032) between the properties located at 1760 and 1790 Highway 1, in Bodega Bay (APNs 100-200-049 and 100-200-048) required a zone change for the portion of land transferred to ensure that zoning district boundaries coincide with the new property lines; and

Resolution # Date: January 5, 2016 Page 2

Whereas, a second Condition of Approval for major Lot Line Adjustment (File PLP09-0032), involving the property located at 1730 Highway 1, in Bodega Bay (APN 100-210-064), required a zone change to B7 (Frozen Lot Size) in order to preclude an increase in overall subdivision potential as a result of the parcel reconfiguration; and Whereas, a Condition of Approval for a minor Lot Line Adjustment (File PLP13-0009) between the properties located at 33012 and 33095 Timber Ridge Road, The Sea Ranch (APNs 122-200-029 and 122-200-030) required an amendment to the General Plan and a zone change for the portion of land transferred and an amendment to the Coastal Plan is necessary to ensure that land use and zoning district boundaries coincide with the new property lines; and

Whereas, the Permit and Resource Management Department periodically submits technical errors and discrepancies in zoning and the General Plan land use designations to the Board of Supervisors for correction; and Whereas, since June 8, 2010, the Board of Supervisors has adopted four sets of technical corrections to the Zoning Code, the Official Zoning Database, the General Plan, Local Coastal Plan, and Coastal Zoning Database; and Whereas, the Permit and Resource Management Department is also proposing to consolidate routine zone changes required as conditions of previously approved projects and process them with the technical corrections for increased efficiency; and Whereas, in accordance with the provisions of law, for each of the above projects a notice of public hearing was published in a newspaper of general circulation and mailed to all owners of property that would be affected by the project; and Whereas, the California Coastal Act requires a resolution adopted by the legislative body formally submitting an ordinance for certification by the Coastal Commission; and Whereas, in accordance with the provisions of law, the Planning Commission held a public hearing on October 15, 2015, at which time all interested persons were given an opportunity to be heard; and Whereas, by a 5-0 vote, the Planning Commission adopted Resolution number 15-007 recommending that the Board of Supervisors find the project to be exempt from CEQA and approve the fifth set of technical corrections including amendments to the Coastal Zoning Database. Now, Therefore, be it Resolved, that the Board of Supervisors, having considered all materials, file information, all public comments, and all reports from staff, and the proposed Ordinance does make the following findings:

1. The proposed amendments are necessary to correct inaccuracies,

resolve inconsistencies, and make other minor corrections to the Coastal Zoning Database to ensure the accuracy and reliability of the planning information on which the public relies.

2. The proposed amendments are consistent and compatible with the Sonoma County General Plan and Local Coastal Plan in that the


changes include technical corrections and minor, inconsequential changes being undertaken to ensure consistency with the Local Coastal Plan and land use maps and are consistent with the purpose and intent of the Coastal Act.

3. The proposed amendments are non-substantive in nature and will not change the development potential that would otherwise be allowed by the Local Coastal Plan.

4. The project includes minor changes to zoning needed to implement the conditions of a previously approved lot line adjustment required to ensure consistency with the County Subdivision Ordinance (Sonoma County Code, Chapter 25).

5. The project is exempt from the California Environmental Quality Act under the General Rule, Section 15061(b)(3), as it can be seen with certainty that the project will not have a significant effect on the environment because the proposed changes to the Coastal Zoning Database are proposed to correct inaccuracies, resolve inconsistencies, and make other minor corrections needed to ensure the accuracy and reliability of the County’s zoning information. Zone changes proposed to satisfy conditions of previously approved projects will not result in any physical change to land or increase development potential and have been imposed to ensure compliance with the Sonoma County Subdivision Ordinance (Sonoma County Code, Chapter 25); and

Be It Further Resolved that based on the foregoing findings and determinations and the record of these proceedings, the Board declares and orders as follows:

1. Amendments to the General Plan are approved as part of the first amendments of the General Plan Land Use Element for 2016.

2. The Proposed project is approved as follows: a. Amendment to General Plan Land Use of a portion of the property

located at 33012 Timber Ridge Road (APN 122-200-034) from Resource and Rural Development to Public Quasi Public; a Coastal Plan Land Use Amendment from Timber to Public/Quasi-Public; a Zone Change from Resource and Rural Development to Public Facilities as required by the conditions of approval for lot line adjustment (PLP12-0002).

b. Changes to the Coastal Zoning Database as shown in Coastal Ordinance, Exhibit A; and

Be It Further Resolved that the Board authorizes staff to submit amendments to the Coastal Zoning Database forthwith to the California Coastal Commission for certification. Be It Further Resolved that the County of Sonoma will carry out the above Sonoma County Local Coastal Program Amendments in a manner fully consistent with the California Coastal Act (Coastal Act Section 30510) and that these amendments will take place automatically upon Coastal Commission certification.


Be It Further Resolved that the Board of Supervisors designates the Clerk of the Board as the custodian of the documents and other material which constitute the record of proceedings upon which the decision herein is based. These documents may be found at the office of the Clerk of the Board, 575 Administration Drive, Room 100-A, Santa Rosa, California 95403.

Supervisors:

Gorin: Rabbitt: Zane: Gore: Carrillo:

Ayes: Noes: Absent: Abstain:

So Ordered.

ORDINANCE NO.

AN ORDINANCE OF THE BOARD OF SUPERVISORS, COUNTY OF SONOMA, STATE OF CALIFORNIA, AMENDING THE OFFICIAL ZONING DATABASE FOR THE COASTAL ZONE (“COASTAL ZONING DATABASE”) TO CORRECT TECHNICAL ERRORS AND TO IMPLEMENT MINOR ZONE CHANGES REQUIRED AS CONDITIONS OF PRIOR PROJECT APPROVALS.

The Board of Supervisors of the County of Sonoma, State of California, ordains as follows: SECTION I: The Official Zoning Database for the Coastal Zone (“Coastal Zoning Database”) of the County, adopted by the Board of Supervisors on June 12, 2007, is amended by reclassifying certain real property from the existing zoning designations to the zoning designations set forth in Exhibit “A” attached hereto and incorporated herein by this reference. The Board hereby finds these changes to be consistent with the Sonoma County General Plan and Local Coastal Plan. The Director of the Permit and Resource Management Department is directed to reflect these amendments to the Coastal Zoning Database as shown in attached Exhibit “A” (ZCE13-0016). SECTION II: This project is exempt from the California Environmental Quality Act under the General Rule, Section 15061(b)(3), as it can be seen with certainty that the project will not have a significant effect on the environment because the proposed changes to the Coastal Zoning Database are proposed to correct errors and inaccuracies, resolve inconsistencies, and make other minor corrections needed to ensure the accuracy and reliability of the County’s zoning information. Zone changes proposed to satisfy conditions of previously approved projects will not result in any physical change to land or increase development potential and have been imposed to ensure compliance with the Sonoma County Subdivision Ordinance (Sonoma County Code, Chapter 25). SECTION III: If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional and invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The Board of Supervisors hereby declares that it would have passed this Ordinance and every section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional or invalid. SECTION IV. This Ordinance shall be and the same is hereby declared to be in full force and effect automatically on the date following California Coastal Commission certification, and shall be carried out in a manner fully consistent with the California Coastal Act. This item involves an amendment to the Local Coastal Program and is not effective until and unless approved by the California Coastal Commission. SECTION V. This ordinance shall be published once before the expiration of fifteen (15) days after said passage, with the names of the Supervisors voting for or against the same, in The Press Democrat, a newspaper of general circulation published in the County of Sonoma, State of California. In regular session of the Board of Supervisors of the County of Sonoma, passed and adopted this 5th

day of January 2016, on regular roll call of the members of said Board by the following vote: SUPERVISORS: Gorin: Rabbitt: Zane: Gore: Carrillo:

Ayes: Noes: Absent: Abstain: WHEREUPON, the Chair declared the above and foregoing ordinance duly adopted and

SO ORDERED ___________________________

Chair, Board of Supervisors County of Sonoma

ATTEST: __________________________ Veronica A. Ferguson Clerk of the Board of Supervisors

ZCE13-0016 Coastal Ordinance - Exhibit A

Page 1 of 2

Proposed Coastal Zone Changes Coastal Ordinance Exhibit A

Technical Corrections - Round 5 Address APN Existing Zoning Proposed Zoning

1 No Street Address 097-280-007 TP B6 160, TP CC B6 160/640 (Ac/DU)/Ac MIN, LG/116, RC50/50 RC100/50 SR

TP B6 160, TP B6 160/640 (Ac/DU)/Ac MIN, LG/116 RC50/50 RC100/50 SR

2 No Street Address 097-290-004 TP CC B6 160/640 (Ac/DU)/Ac MIN, LG/116 RC50/50 SR

TP B6 160/640 (Ac/DU)/Ac MIN, LG/116 RC50/50 SR

3 No Street Address 101-090-006 LEA B6 160, SR LEA CC B6 160, SR

4 No Street Address 109-240-005 TP B6 160, G RC50/50 SR TP CC B6 160, G RC50/50 SR

5 No Street Address 109-480-019 RRD B6 160, RRD CC B6 160/640 (Ac/DU)/Ac MIN

RRD B6 160, RRD B6 160/640 (Ac/DU)/Ac MIN

6 No Street Address 122-270-010 TP B6 240, TP CC B6 160/640 (Ac/DU)/Ac MIN Z, G RC50/50 SR

TP B6 240, TP B6 160/640 (Ac/DU)/Ac MIN Z, G RC50/50 SR

7 No Street Address 123-170-001 TP B6 240, TP CC B6 240, G RC50/50

TP B6 240, G RC50/50

8 No Street Address 155-110-008 PC CC, G PC, G




12 No Street Address 155-110-037 PC CC PC



15 No Street Address 155-120-012 PC B6 1, G PC CC B6 1, G


17 No Street Address 155-130-007 PC B6 1, PC CC PC B6 1, PC

18 No Street Address 155-450-019 PC B6 1, PC CC, G PC B6 1, PC, G


20 919 Annapolis Rd 155-470-004 PF CC PF

21 40733 Annapolis Rd 122-170-022 RRD B6 160, G RRD CC B6 160, G

ZCE13-0016 Coastal Ordinance - Exhibit A

Page 2 of 2

Address APN Existing Zoning Proposed Zoning 22 700 Bay Hill Rd 103-060-025 LEA B6 160, RC50/50 SR LEA CC B6 160, RC50/50 SR

23 1428 Bay Hill Rd 103-060-023 LEA B6 160 Z, RC50/50 SR LEA CC B6 160 Z, RC50/50 SR

24 1450 and 1434 Bay Hill Rd

109-160-022 TP B6 160 TP CC B6 160


100-210-064 RR CC B8, RC50/50 RC100/50 SR

RR CC B7, RC50/50 RC100/50 SR


100-200-049 R1 CC B6 4 DU RR CC B8 SR

R1 CC B6 4 DU, SR


100-200-048 R1 CC B6 4 DU RR CC B8 SR

R1 CC B6 4 DU, SR

28 19111 Coleman Valley Rd

101-090-014 LEA B6 160, RC50/50 SR LEA CC B6 160, RC50/50 SR

29 19999 and 19100 Coleman Valley Rd

101-090-015 RRD B6 160, RC50/50 RC100/50 SR

RRD CC B6 160, RC50/50 RC100/50 SR


101-080-004 LEA B6 160 Z, RC50/50 SR LEA CC B6 160 Z, RC50/50 SR


101-090-008 LEA B6 160 Z, RC50/50 SR LEA CC B6 160 Z, RC50/50 SR


101-080-001 LEA B6 160, RC50/50 SR LEA CC B6 160, RC50/50 SR


101-080-002 LEA B6 160, RC50/50 RC100/50 SR

LEA CC B6 160, RC50/50 RC100/50 SR

34 857 River Beach Rd 155-440-005 PC CC PC

35 31405 Seaview Rd 109-530-006 RRD B6 40, RRD CC B6 40 RRD B6 40

36 32890 Seaview Rd 109-220-010 RRD B6 160, RC50/50 RRD CC B6 160, RC50/50

37 33880 Seaview Rd 109-230-014 PF CC, TP B6 160 PF, TP B6 160

38 Skaggs Springs Rd 122-270-006 TP B6 160, TP CC B6 160/640 (Ac/DU)/Ac MIN, G RC50/50 SR

TP B6 160, TP B6 160/640 (Ac/DU)/Ac MIN, G RC50/50 SR

39 33012 Timber Ridge The Sea Ranch

122-200-034 PF CC, SR RRD CC B6 160/640, SR

PF CC, SR

40 36029 Timber Ridge Rd

155-130-006 PC B6 1, PC CC PC B6 1, PC

41 36552 Timber Ridge Rd

155-110-029 PC CC PC

42 18544 Willow Crk Rd

074-330-001 AR B6 10 AR CC B6 10

AR B6 10

43 1050 Windy Lane Bodega Bay

100-100-001 PC CC, G, SR R1 CC B6 4 DU, G, SR

Sonoma County Planning Commission

S T A F F R E P O R T Sonoma County Permit and Resource Management Department

2550 Ventura Avenue, Santa Rosa, CA 95403 (707) 565-1900 FAX (707) 565-1103

FILE: DATE: TIME: STAFF:

ZCE13-0016 October 15, 2015 1:45 p.m. Yolanda Solano and Lisa Posternak

Board of Supervisors hearing will be held at a later date and will be noticed at that time.

SUMMARY

Applicant: County of Sonoma

Location: Various

Subject: Technical Corrections to the General Plan, Local Coastal Plan, Bennett Valley Area Plan, Bicycle and Pedestrian Plan, Zoning Code, and Official Zoning Database.

PROPOSAL: Amend the General Plan, Local Coastal Plan, Bennett Valley Area Plan, Bicycle and Pedestrian Plan, Zoning Code and Official Zoning Database to correct minor technical errors and for efficient processing of routine, noncontroversial amendments required as conditions of prior project approvals.

Environmental Determination: Exempt, CEQA Guidelines Section 15061(b)(3)

General Plan: Various

Ordinance Reference: Sections 26-02-110 and 26-02-130

Zoning: Various

RECOMMENDATION: Adopt the Resolution recommending that the Board of Supervisors approve the proposed amendments to the General Plan, Local Coastal Plan, Bennett Valley Area Plan, Bicycle and Pedestrian Plan, Zoning Code and Official Zoning Database as technical corrections.

ANALYSIS

Background:

On June 12, 2007 the Board of Supervisors (BOS) approved Resolution No. 07-0526 and adopted Ordinance Numbers 5739 and 5740, thereby amending Chapters 26 and 26C of the County Code to create an Official Zoning Database (OZD) to replace the old paper Zoning Maps of the County. The OZD is a computer database that maintains zoning information for all unincorporated parcels

Staff Report File ZCE13-0016 October 15, 2015

Page 2 of 26

in Sonoma County. The primary focus and intent of the conversion to a digital database was to provide a data-driven methodology for application of the various zoning districts, to improve the accuracy of the database, and to enhance the accessibility of that information. As part of this process, Permit and Resource Management Department (PRMD) staff periodically run checks to identify zoning discrepancies and improve the accuracy of digital data. Any discrepancies are then brought forward as technical corrections to maintain and improve the database.

The BOS has adopted four sets of technical corrections to the OZD, some of which required concurrent General Plan Amendments. This current set of technical corrections is referred to as Technical Corrections - Round 5. A Notice of Public Hearing was mailed to the owners of all affected parcels. Notices were published in the newspaper as well.

Project Description:

The primary purpose of the proposed project is to correct technical errors in zoning and/or land use designations resulting from inaccurate manual transcription of data and incorrect Zoning Code language. The project is also intended to correct inconsistencies between zoning, the General Plan and Area Plan land use designations. Minor or routine zone changes, such as those required by project Conditions of Approval, have also been included in the project. The proposed changes, as described below, will not result in any substantive change to County land use policy.

1. Correct mapping errors that occurred during the transition from the previously adopted paper zoning maps to the current digital zoning database. Corrections to zoning will also be made to accurately reflect currently established combining zone boundaries. This project will correct these errors and restore the subject parcels to the correct zoning.

2. Resolve historical inconsistencies between zoning and General Plan land use designation.

3. Implement minor zone changes and amendments to the General Plan and Bennett Valley Area Plan required as Conditions of Approval for lot line adjustment and subdivision approvals.

4. Zoning Code Regulations omit language that would allow restaurants to serve alcohol in the Recreation and Visitor-Serving Commercial District. The proposed language would correct an unintentional omission and allow “restaurants serving alcohol, bars and cocktail lounges” in this zone with the approval of a use permit.

5. Assign a land use designation and zoning (pre-zoning) to parcels to allow de-annexation of certain rural parcels from the City of Petaluma, that had been previously annexed to the City for municipal use.

6. Minor corrections to Zoning, the General Plan and the Bicycle and Pedestrian Plan text and maps.

ZONE CHANGES

Refer to Attachment A, Ordinance Exhibit A for a complete list of proposed technical corrections which involve changes to Zoning. See Attachment B, Exhibit A for proposed Coastal Zone changes.

1. Conditions of Project Approval

A. 125 – 905 Artisan Circle, Geyserville (formerly 2457 Wilson Rd; 131-040-021) APNS: 131-250-001; -002; -003; -004; -005; -006; -007; -008; -009; -010 File MJS04-0006


Page 3 of 26

Existing Zoning: LIA B6 40, Z, RC50/50, SR, VOH Proposed Zoning: LIA B7, Z, RC50/50, SR, VOH A Condition of Approval for major subdivision MJS04-0006 requires a zone change from the LIA B6 40 acre density to B7 (Frozen Lot Size) for all 10 resulting parcels. An application (file ZCE13-0013) requesting the zone change was submitted by the property owner in compliance with the conditions of approval. The zone change is a routine, unopposed condition of a prior approval and included with this project for efficiency of processing.

Correction: Change the zoning of ten parcels from LIA (Land Intensive Agriculture) B6 40 acre density to B7 (Frozen Lot Size). The parcel combining zones will remain unchanged.

B. 425 Grant Avenue, Healdsburg; APN 086-020-010 File ZCE10-0003

Existing Zoning: DA B6 10, Z, SR, VOH Proposed Zoning: DA B6 10, Z, SR, VOH, HD A Condition of Approval for Minor Subdivision MNS08-0024 requires the addition of the Historic District (HD) combining zoning to protect the historic buildings on the parcel (Sorocco Residence and Cuneo Barn). The property owner has submitted an application (ZCE10-0003) requesting the zone change as required by the conditions of approval. This zone change is being included with this project as an efficient means of processing a routine condition of a prior approval.

Correction: Add the HD (Historic District) combining zone to the southern portion of the property where the historic buildings are located as shown on the project site plan (File ZCE10-0003). The base zone remains Diverse Agriculture, 10 acre-density. The Z (Second Unit Exclusion), SR (Scenic Resource), and VOH (Valley Oak Habitat) combining zones will not be changed.

C. 1730, 1760, 1790 Highway 1, Bodega Bay; File PLP09-0032

a. 1760 Highway 1, Bodega Bay; APN 100-200-049 1790 Highway 1, Bodega Bay: APN 100-200-048

Existing Zoning: R1 CC B6 4 DU, SR / RR CC B8, SR Proposed Zoning: R1 CC B6 4 DU, SR

Major Lot Line Adjustment (File PLP09-0032) involved a lot line adjustment between parcels in different zoning districts. The County Subdivision Ordinance allows a Lot Line Adjustment between parcels of different zoning districts provided that a Zone Change is processed to ensure that Zoning District boundaries coincide with resultant property lines. In anticipation of this requirement, the original Lot Line Adjustment application included a request for a Zone Change to ensure compliance with the Subdivision Ordinance. Note: The General Plan land use designation for both of these properties is UR4 (Urban Residential, 4 acre density), therefore, an amendment to the General Plan land use map is not necessary.

Correction: Change the base zone so that the entire parcel is R1 (Low Density Residential), B6 4 DU, CC (Coastal District). The SR (Scenic Resources) combining zone will remain unchanged.

b. 1730 Highway 1, Bodega Bay; APN 100-210-064

Existing Zoning: RR CC B8, RC50/50 RC100/50 SR Proposed Zoning: RR CC B7, RC50/50 RC100/50 SR


Page 4 of 26

Lot Line Adjustment (File PLP09-0032) also added 4.18 acres of land (RR CC B8) to a 12,000 sq ft parcel (R1 CC B6 4 DU). According to the County Subdivision Ordinance, a lot line adjustment must not be approved if it increases overall subdivision potential, unless such approval is conditioned to require a rezoning to a B7 (Frozen Lot Size) or other restrictive zoning (Sec. 25-70.5(f)). A Condition of Approval for the Lot Line Adjustment required a Zone Change to add B7 (Frozen Lot Size) to the resulting 4.45 acre parcel in order to preclude further subdivision. However, the reconfigured parcel was zoned RR B8 instead. The B7 combining zone is applied to indicate that no subdivision potential exists, while the B8 combining zone is applied to areas where the County intends to limit urban development. Therefore, the B7 (Frozen Lot Size) is the more appropriate combining zone in this situation.

Correction: Change the base zoning of the ± 4.45 acre parcel to R1 (Low Density Residential), CC (Coastal District), B7 (Frozen Lot Size). The combining zone will remain unchanged.

D. 30930 King Ridge Road, Cazadero; APN 109-280-022 (prior APN 109-280-019) File ZCE12-0001

Existing Zoning: TP B6 240 Proposed Zoning: TP B6 240, HD

A Condition of Approval for Minor Subdivision MNS08-0022 requires the addition of the Historic District (HD) combining zone to the areas with prehistoric rock formations and artifacts on the property as indicated by the Cultural Resources Evaluation prepared for the project. In order to protect the prehistoric resources without calling attention to their precise location, the HD zone is proposed to be added to approximately 30 acres of land surrounding the resources. The existing dwelling will be excluded from the HD zone and a notice will be placed on the parcel indicating that the existing structures are not historic landmarks. An application (file ZCE12-0001) requesting the required zone change has been submitted by the property owner as required by the conditions of approval.

Correction: Add the HD (Historic District) combining zone to approximately 30 acres of land surrounding the prehistoric rock formations and artifacts as indicated by the Cultural Resources Evaluation. Exclude the existing dwelling from the HD zone. The base zone will remain TP (Timberland Production) 240 acre-density.

E. 8980 & 9400 Mill Creek Road, Healdsburg; File ZCE15-0003

a. 8980 Mill Creek Road, Healdsburg (602.45 acres) APNS 111-100-029 (600.77 acres) & 111-110-043 (1.68 acres) Existing Zoning: RRD 160, RC50/50 / RRD 160, RC50/50, Z Proposed Zoning: RRD 160, RC50/50

b. 9400 Mill Creek Road, Healdsburg (42.6 acres), APNS 111-110-044 (40.92 acres) & 111-100-028 (1.68 acres) Existing Zoning: RRD 160 RC50/50, Z / RRD 160, RC50/50 Proposed Zoning: RRD 160, RC50/50, Z

Lot Line Adjustment LLA14-0021 involved an exchange of 1.68 acres between parcels with different zoning designations. Specifically, the 42.6 acre parcel had a Z (Second Unit Exclusion) combining zone, while the 604 acre parcel did not. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different zoning districts provided that a Zone Change application is submitted to ensure that district boundaries coincide with the resultant property lines. A Condition of Approval for the Lot Line Adjustment required that an application for a Zone Change be submitted


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for the 1.68 acres of land exchanged to ensure consistency with the newly reconfigured parcels. An application (ZCE15-0003) was submitted by the property owners as required by the conditions of approval. Since the proposed amendments are routine, unopposed, and required as a condition of a prior project approval, they have been included as a part of these Technical Corrections for efficiency of processing. (note: The 1.68 acre portion of land exchanged was assigned its own assessor parcel number (090-130-023).

Correction a (APN 111-110-043): Change the zoning of the 1.88 acres added to the 602.45 acre parcel to eliminate the Z (Second Unit Exclusion) combining zone.

Correction b (APN 111-100-028): Change the zoning of the 1.88 acres added to the 42.6 acre parcel to add the Z (Second Unit Exclusion) combining zone.

F. 5701 Old Redwood Highway, Penngrove; APN 047-152-011

Existing Zoning: C3, SR Proposed Zoning: C3, SR, HD

The HD (Historic District) combining zone was to be applied to the subject parcel in connection with planning application (File PLP02-0061). The project originally consisted of a request for a Use Permit, but was later revised to include a zone change and design review for the remodel and reuse of the historic hatchery building. The zone change was to be included in a batch of routine follow-up rezoning with the General Plan update, but was unintentionally omitted.

Correction: Add the HD (Historic District) combining zone to the subject parcel. The base zone remains C3 (General Commercial). The SR (Scenic Resources) combining zone will not be changed.

2. Inaccurate Manual Transmission of Data

1050 Windy Lane, Bodega Bay; APN 100-100-001

Existing Zoning: PC CC, G, SR Proposed Zoning: R1 CC B6 4 DU, G, SR

The subject parcel was inadvertently zoned PC (Planned Community) during the manual transcription of data. The proposed rezoning would correct the zoning error by changing the parcel’s zoning to be consistent with adjacent residential parcels. Note: The General Plan Land use of the parcel is UR5 (Urban Residential, 5 dwelling units per acre). This land use category is compatible with both the PC (Planned Community) and R1 (Low Density Residential) base zones, therefore, no change to land use designation is necessary to accommodate the proposed change to zoning.

Correction: Change the base zoning of the 1.23 acre parcel to R1 (Low Density Residential) CC (Coastal Zone) B6 4 DU. The SR (Scenic Resources) and G (Geologic Hazard) combining zones will remain unchanged.

3. Zoning Combining Zone Corrections

A. HD Combining Zone

a. 72 Wagner Rd, Sonoma; APN 128-461-082

Existing Zoning: DA B6 20, HD, SR, VOH Proposed Zoning: DA B6 20, SR, VOH


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The HD (Historic District) combining zone is applied to properties on which a historic resource has been identified. Projects which would modify the historic building or its immediate surroundings are subject to review to ensure that the proposed work preserves the historic character of the resource. The historic Kiser Residence, constructed in 1878, was located on a 9.7 acre parcel. In 1979, the 9.7 acre property was subdivided (File MS6983) to create two parcel (4.42 and 4.76 acres). The Kiser Residence was located on the 4.42 acre property (lot 2). There were no historic buildings identified on the 4.76 acre parcel (lot 1). A condition of approval for the subdivision required that lot 2 be rezoned to add the HD combining zone. However, when the property was rezoned to HD the following year, both parcels were included. This may have occurred because the zoning maps had not been updated to show the newly subdivided parcels. The rezoning currently being proposed would remove the HD combining zone which was inadvertently applied to the 4.76 acre parcel.

Correction: Remove HD (historic district) from the non-historic 4.72 acre parcel. No change is proposed to the base zone or any other combining zone.

B. F1 Floodway and F2 Floodplain Combining Zones

The Federal Emergency Management Agency (FEMA) has adopted revised flood elevations for the County of Sonoma, which resulted in changes to the location and extent of FEMA flood hazard zones. The County’s F1 (Floodway) and F2 (Floodplain) combining zones correspond to the FEMA flood hazard zones. Therefore, the location and extent of the F1 and F2 combining zones must be revised to reflect the revised FEMA flood hazard zones. This set of technical corrections either adds or removes the F1 or F2 combining zones from 88 parcels. A summary of the necessary changes is provided below. The parcel numbers and proposed changes for each property is listed in Ordinance Exhibit A.

a. Add the F1 (Floodway) combining zone to three parcels b. Add the F2 (Flood Plain) combining zone to 53 parcels c. Remove the F1 (Floodway) combining zone from seven parcels d. Remove the F2 (Flood Plain) combining zone from 26 parcels

Correction: Add or remove the F1 or F2 combining zones to 88 parcels to accurately reflect the parcel’s location within or outside of these combining zones. No changes are proposed to the base zones of the subject parcels.

C. VOH (Valley Oak Habitat), SR (Scenic Resource), MR (Mineral Resource), G (Geologic Hazard) Combining Zones

PRMD geographic information staff conducts a periodic analysis of the zoning database to identify discrepancies and improve the accuracy of the digital data. Any discrepancies are then brought forward as technical corrections to maintain and improve the database. The most recent analysis of combining zones produced a list of parcels where the zoning does not accurately reflect the parcel’s inclusion or exclusion from a combining zone. A summary of the necessary changes is provided below. The parcel numbers and proposed changes for each property is listed in Ordinance Exhibit A.

a. Add VOH (Valley Oak Habitat) to one parcel b. Remove VOH (Valley Oak Habitat) from 14 parcels c. Add SR (Scenic Resource) to one parcel d. Add MR (Mineral Resource) to one parcel e. Add G (Geologic Hazard) to one parcel


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Correction: Add or remove the combining zones to 15 parcels to accurately reflect the parcels location within or outside of each combining zone. No changes are proposed to the base zones of the subject parcels.

4. Coastal Zoning District Amendments

A. Remove Coastal Zoning Designation. All parcels located within the boundaries of the coastal zone are zoned CC (Coastal Combining District), in addition to the applicable base zone. The Coastal Commission recently determined that 24 parcels, currently zoned CC, are located outside of the coastal zone boundaries. Accordingly, the CC (Coastal Combining District) is proposed to be removed from the zoning of these 24 parcels.

Correction: Remove the CC (Coastal Combining District) from the zoning of 24 parcels. No changes are proposed to the base zone or any other combining zones of these parcels.

B. Add Coastal Zoning Designation A recent analysis by PRMD staff identified 13 parcels which are located, wholly or partially, within the coastal zone boundaries. These properties have not been zoned CC (Coastal Combining District), therefore, a zone change is being proposed to add the CC combining district to these 13 parcels.

Correction: Amend zoning to add the CC (Coastal Combining District) to 13 parcels. No changes are proposed to the base zone or any other combining zones of these parcels.

ZONE CHANGES & GENERAL PLAN LAND USE MAP AMENDMENTS

Refer to Attachment A, Ordinance Exhibit A and Attachment C, Resolution Exhibit A, for a list of all parcels affected by proposed changes to the Official Zoning Data Base and General Plan Land Use Maps.

1. Lot Line Adjustment Conditions of Approval

A. 3063 Bloomfield Road, Sebastopol; APN 025-050-065 (prior APN 025-050-024) File PLP14-0034

Existing General Plan: DA 10 / DA 20 Proposed General Plan: DA 10

Existing Zoning: DA B6 10 / DA B6 20, RC100/50, RC200/50, SR Proposed Zoning: DA B6 10, RC100/50, RC200/50, SR

Lot Line Adjustment LLA14-0006 involved parcels with different zoning and land use designations. This resulted in a parcel with 2.0 acres of Diverse Agriculture, 10 acre density and 1.98 acres of Diverse Agriculture, 20 acre density. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the 1.98 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (File PLP14-0034) requesting a General Plan Amendment and Zone Change as required by the condition of approval.

Correction: Amend the General Plan land use designation of 1.98 acres to DA (Diverse Agriculture) 10 acre density and change the base zoning to DA B6 10, RC100/50 (Riparian Corridor), RC200/50 (Riparian Corridor), SR (Scenic Resource)


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B. 11560 Chalk Hill Road, Healdsburg; File PLP15-0044

a. 11560 Chalk Hill Road, Healdsburg; APN 079-120-030 (previously 079-120-023; -022)

Existing General Plan: LIA 100 / RRD 100 Proposed General Plan: RRD 100

Existing Zoning: LIA B6 100 Z, RC100/50 RC200/50 RRD B6 100, RC100/50

Proposed Zoning: RRD B6 100, RC100/50 RC200/50

b. 11560 Chalk Hill Road, Healdsburg; APN 079-120-032 (previously 079-120-022)

Existing General Plan: RRD 100 / LIA 100 Proposed General Plan: LIA 100

Existing Zoning: RRD B6 100, RC100/50

Proposed Zoning: LIA B6 100, Z, RC100/50, RC200/50

Lot Line Adjustment LLA13-0047 involved parcels with different zoning and land use designations. This resulted in a parcel with 3.12 acres of Land Intensive Agriculture, 100 acre density and 107.51 acres of Resource and Rural Development, 100 acre density. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. As a result, the property owner submitted an application (File PLP15-0044) requesting a General Plan Amendment and Zone Change in accordance with the Subdivision Ordinance. The request also includes an amendment to the General Plan land use and zoning of 3.3 acres from RRD 100 (Resource and Rural Development, 100 acre density) to LIA 100 (Land Intensive Agriculture, 100 acre density) to be consistent with the land use and zoning of the remainder of the 71.15 acre parcel (079-120-031).

Correction a: Amend the General Plan land use designation of 3.12 acres to RRD (Resource and Rural Development) 100 acre density and change the base zoning to RRD B6 100 (Resource and Rural Development, 100 acre density), RC100/50 (Riparian Corridor), RC200/50 (Riparian Corridor).

Correction b: Amend the General Plan land use designation of 3.3 acres to LIA (Land Intensive Agriculture) 100 acre density and change the base zoning to LIA B6 100 (Land Intensive Agriculture, 100 acre density), Z (Second Unit Exclusion), RC100/50 (Riparian Corridor), RC200/50 (Riparian Corridor).

C. 5241 Douglas Ln, Forestville; APN 084-150-053 (previously 084-150-033) File PLP14-0082

Existing General Plan: RR 6 / DA 20 Proposed General Plan: RR 6

Existing Zoning: AR B6 6 / DA B7 Proposed Zoning: AR B6 6

Lot Line Adjustment LLA14-0042 involved the transfer of land between parcels with different zoning and land use designations. This resulted in a 2.08 acre parcel with .58


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acres of Diverse Agriculture 20 acre density and 1.45 acres of Rural Residential 6 acre density. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the .58 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (File PLP14-0082) requesting a General Plan Amendment and Zone Change as required by the condition of approval.

Correction: Amend the General Plan land use designation of ± 0.58 acres to Rural Residential 20 acre density and change the zoning to AR B6 6 (Agriculture and Residential, 6 acre density).

D. 695 Elliot Lane, Sebastopol, APN 073-100-090 File: PLP09-0092

Existing General Plan: RRD 40 Proposed General Plan: RRD 80

Existing Zoning: RRD B6 40 SR Proposed Zoning: RRD B6 80 SR

Lot Line Adjustment (File LLA08-0076) proposed the reconfiguration of three parcels in such a way that the overall subdivision potential of the property would have been increased. According to the County Subdivision Ordinance, a lot line adjustment must not be approved if it increases overall subdivision potential beyond that previously allowed by density, unless such approval is conditioned to require a rezoning to a B7 (Frozen Lot Size) or other restrictive zoning (Sec. 25-70.5(f)). Therefore, the Lot Line Adjustment was conditioned to require an amendment of the General Plan land use designation and a zone change of the resulting ±188.2 acre parcel from RRD (Resource and Rural Development) 40 acre density to 80 acre density. The property owner has submitted an application (File PLP09-0092) requesting the General Plan Amendment and Zone Change as required by the Conditions of Approval.

Correction: Amend the General Plan land use designation to RRD (Resources and Rural Development) 80 acre-density and change the base zoning to RRD (Resources and Rural Development) B6 80. The SR (Scenic Resources) combining zone will remain unchanged.

E. 1951 Felder Rd, Sonoma; APN 142-011-008 (previously 142-011-004; -005; -007) File PLP14-0073

Existing General Plan: DA 40 / LEA 100 Proposed General Plan: DA 50

Existing Zoning: LEA B6 100, Z, G, LG/MTN, RC50/50, SR, VOH DA B6 40, LG/MTN, RC50/50, RC100/50, SR, VOH

Proposed Zoning: DA B6 50, Z, LG/MTN, RC50/50, RC100/50, SR, VOH

Lot Line Adjustment LLA14-0005 involved the transfer of land between parcels with different zoning and land use designations. This resulted in a 540.76 acre parcel with 160.15 acres of Land Extensive Agriculture, 20 acre density, and 380.61 acres of Diverse Agriculture, 40 acre density. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that


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an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. In addition, a lot line adjustment may not be approved if it increases overall subdivision potential. A condition of project approval required that the General Plan land use designation and zoning of the entire 540.76 acre parcel be changed to DA, 50 acre density for consistency and to ensure that subdivision potential would not be increased. The property owner has submitted an application (File PLP14-0073) requesting a General Plan Amendment and Zone Change as required by the conditions of approval.

Correction: Amend the General Plan land use designation of ± 540.76 acres to Diverse Agriculture, 50 acre density, and change the zoning to DA B6 50 (Diverse Agriculture, 50 acre density), Z (Second Unit Exclusion), LG (Local Guidelines), RC50/50 (Riparian Corridor), RC100/50 (Riparian Corridor), SR (Scenic Resource), VOH (Valley Oak Habitat)

F. 3410 & 3316 Frei Road, Sebastopol; File PLP14-0002

a. 3410 Frei Road, Sebastopol (3.25 acres), APN 130-180-094 (prior APN 130-180-002)

Existing General Plan: RR 2 / DA 20 Proposed General Plan: RR 2

Existing Zoning: RR B6 2, LG/116, RC100/50 / DA B6 20, Z, LG/116, RC100/50, SR Proposed Zoning: RR B6 2, LG/116, RC100/50

b. 3316 Frei Road, Sebastopol (4.47 acres), APN 130-180-093 (prior APN 130-180-091)

Existing General Plan: RR 2 / DA 20 Proposed General Plan: DA 20

Existing Zoning: RR B6 2, LG/116, RC100/50 / DA B6 20, Z, LG/116, RC100/50, SR Proposed Zoning: DA B6 20, Z, LG/116, RC100/50, SR

Lot Line Adjustment LLA12-0034 involved an exchange of 0.21 acres between parcels with different General Plan land use designations and zoning. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A Condition of Approval for the Lot Line Adjustment required that an application for a General Plan Amendment and Zone Change be submitted for the 0.21 acres of land exchanged to ensure consistency with the newly reconfigured 3.25 and 4.47 acre parcels. An application (File PLP14-0002) was submitted by the property owners as required by the conditions of approval. The Planning Commission reviewed the application on March 13, 2014 and adopted a resolution (resolution number 14-004) recommending that the Board of Supervisors approve the requested General Plan amendment and Zone Change. Since the proposed amendments are routine, unopposed, and required as a condition of a prior project approval, they will move forward to the Board of Supervisors as a part of these Technical Corrections for efficiency. Note: The West Sebastopol Specific Plan was rescinded by the Board of Supervisors on November 24, 2014. Therefore, the Specific Plan Amendment that was originally part of the project is no longer necessary.

Correction (a): Amend the General Plan land use designation of 0.21 acres of the 3.25 acre parcel (APN 130-180-094) to RR (Rural Residential) 2 acre-density and change the base zone of the parcel to RR (Rural Residential) B6 2. The combining zones will remain unchanged.


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Correction (b): Amend the General Plan land use designation of 0.21 acres of the 4.47 acre parcel (APN 130-180-093) to DA (Diverse Agriculture) 20 acre-density and change the base zone to DA (Diverse Agriculture) B6 20. The combining zones will remain unchanged.

G. 3990 N Laughlin Rd/4500 Slusser Rd, Santa Rosa; APN 057-070-053 (prior 066-280-029) File PLP14-0033

Existing General Plan: LIA 60 / LIA 40 Proposed General Plan: LIA 40

Existing Zoning: LIA B6 60 / LIA B6 40, Z, F2, SR, VOH Proposed Zoning: LIA B6 40, Z, F2, SR, VOH

Lot Line Adjustment LLA13-0052 involved parcels with different zoning and land use densities. This resulted in a parcel with 40 acre density on 5.72 acres and 60 acre density on the remaining 27.01 acres. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the 5.72 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (File PLP14-0033) requesting a General Plan Amendment and Zone Change as required by the condition of approval.

Correction: Amend the General Plan land use designation of 5.72 acres to LIA (Land Intensive Agriculture) 40 acre-density and change the base zone to LIA B6 40. The F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat), and Z (Second Unit Exclusion) combining zones will remain unchanged.

H. 260 London Way, Glen Ellen (2.15 Acres), APN 056-051-025 (prior APN 056-041-033) File PLP13-0045

Existing General Plan: RR 2 / RRD100 Proposed General Plan: RRD100

Existing Zoning: RR B6 2, SR / RRD B6 100, LG/MTN, SR Proposed Zoning: RRD B6 100, SR

Lot Line Adjustment LLA13-0011 involved parcels with different General Plan land use designations and zoning. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. This requirement was included as a Condition of Approval for the Lot Line Adjustment and application (File PLP13-0045) was subsequently submitted by the property owners as required. Since the proposed amendments are routine, unopposed, and required as a condition of a prior project approval, they have been included as a part of these Technical Corrections for efficiency of processing.

Note: The North Sonoma Valley Specific Plan was rescinded by the Board of Supervisors on November 24, 2014. Therefore, the Specific Plan Amendment that was originally part of the project is no longer necessary.

Note: The SD (Scenic Design) combining zone was rescinded by the Board of Supervisors on December 9, 2014. At that time, the Board adopted ordinance number 6092 which


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replaced the SD (Scenic Design) combining zone of the subject 2.15 acres with the SR (Scenic Resource) combining zone.

Correction: Amend the General Plan land use designation of ± 2.15 acres of 92.77 acre parcel (APN 056-051-025) to RRD (Resources and Rural Development) 100 acre density and change the base zone to RRD (Resources and Rural Development) B6 100, LG/MTN (Local Guidelines), SR (Scenic Resource).

I. 1120 Napa Road, Sonoma; APN 126-012-022 File MNS05-0046

Existing General Plan: RR5 / LI Proposed General Plan: RR5

Existing Zoning: AR B6 5 / M3, SR, VOH Proposed Zoning: AR B6 5, SR, VOH

The subject parcel is one of two parcels resulting from Minor Subdivision MNS05-0046. A short dog-leg of approximately .55 acres, created to accommodate a septic system, extends out from parcel 2. This dog-leg portion of land has a General Plan land use designation of Limited Industrial and is zoned M3 (Limited Rural Industrial District) while the remainder of the parcel (7.6 acres) has a Rural Residential land use designation and is zoned AR (Agriculture and Residential). A General Plan Amendment and Zone Change is routinely required as a condition of project approval in such situations to ensure that the zoning district boundaries coincide with resultant property lines as required by the County Subdivision Ordinance. This requirement was unintentionally omitted from the Conditions of Approval for MNS05-0046.

Correction: Amend the General Plan land use designation of the ± .55 acre portion of land to RR5 Rural Residential, 5 acre density, and Change the base zone to AR B6 5 (Agriculture and Residential, 5 acre-density). The Scenic Resources (SR) and Valley Oak Habitat (VOH) combining zones will remain unchanged.

J. 595 Snow Road, Sebastopol; APN 063-330-004; 076-030-044 File PLP12-0035

Existing General Plan: RR 3 / DA 20 Proposed General Plan: DA 20

Existing Zoning: RR B6 3 / DA B6 20, Z Proposed Zoning: DA B6 20, Z

Lot Line Adjustment LLA14-0006 involved parcels with different zoning and land use designations. This resulted in an 11.51 acre parcel with 10.19 acres of Diverse Agriculture, 20 acre density and 1.32 acres of Rural Residential, 3 acre density. The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the 1.32 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (File PLP140034) requesting a General Plan Amendment and Zone Change as required by the condition of approval.

Correction: Amend the General Plan land use designation of ± 1.32 acres to Diverse Agricultural 20, and Change the zoning to DA B6 20 (Diverse Agriculture, 20 acre density), Z (Second Unit Exclusion)


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K. 3272 Stony Point Road, Santa Rosa; APN 134-076-035 File LLA07-0043

Existing General Plan: RR 2.5 Proposed General Plan: RR 3

Existing Zoning: RR B6 2.5, VOH Proposed Zoning: RR B6 3, VOH

Lot Line Adjustment (File LLA07-0043) involved a transfer of land between a 2.91 acre parcel and a 6.7 acre parcel. The 6.7 acre parcel was increased in size to 7.58 acres, which increased its subdivision potential from two parcels to three parcels. According to the County Subdivision Ordinance, a lot line adjustment must not be approved if it increases overall subdivision potential beyond that previously allowed by density, unless such approval is conditioned to require a rezoning to B7 (Frozen Lot Size) or other restrictive zoning (Sec. 25-70.5(f)). A rezoning of the 7.58 acre to B7 (Frozen Lot Size) would not be appropriate since it would preclude any subdivision of the land. A change to the General Plan land use designation from RR 2.5 (Rural Residential, 2.5 acre density) to RR 3 (Rural Residential, 3 acre density), along with a corresponding change to zoning, would allow a subdivision of the property into two parcels without creating the potential for a third parcel. A condition requiring a change to the land use designation and zoning was inadvertently omitted from the Conditions of Approval. The General Plan amendment and rezoning are being included with this project in order to bring the Lot Line Adjustment into compliance with the Subdivision Ordinance at no cost or inconvenience to the property owners.

Correction: Change the General Plan Land Use Designation of ± 7.58 acres to RR 3 (Rural Residential, 3 acre density) and rezone to RR (Rural Residential) B6 3. The VOH (Valley Oak Habitat) combining zone will remain unchanged.

L. 33012 Timber Ridge Road, The Sea Ranch; APN 122-200-034 (prior APN 122-200-029) File PLP13-0009

Existing General Plan: PQP / RRD 160/640 Proposed General Plan: PQP

Existing Zoning: PF / RRD CC B6 160/640, SR Proposed Zoning: PF CC, SR

Lot Line Adjustment (file PLP12-0002) was initiated by The Sea Ranch Water Company as part of its water system pressure and storage improvement project. The water company’s 1.42 acre parcel is zoned PF (Public Facilities). The lot line adjustment combined the water company’s parcel with 1.45 acres of a neighboring parcel zoned RRD (Resource and Rural Development). An amendment to the General Plan land use designation and corresponding change in zoning of 1.5 acres was required as a condition of project approval to reflect the public facility use and ensure that the General Plan land use and Zoning boundaries coincide with the resulting property lines. An application (file PLP130009) requesting the General Plan Amendment and Zone Change was submitted as required by the conditions of approval.

Correction: Amend the General Plan land use designation of ±1.45 acres to PQP (Public/Quasi-Public) and change the base zone to PF (Public Facilities) CC (Coastal District). The SR (Scenic Resource) combining zone will remain unchanged.


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M. 4685 West Dry Creek Road, Healdsburg; APN 090-120-028 and 090-130-023 File PLP14-0070

Existing General Plan: RRD 40 / LIA 20 Proposed General Plan: LIA 20

Existing Zoning: RRD B6 40, RC50/50 SR / LIA B6 20, Z, RC50/50, SR, VOH Proposed Zoning: LIA B6 20 Z, RC50/50 SR VOH

Lot Line Adjustment LLA11-0046 involved the transfer of land between parcels with different zoning and land use designations. This resulted in a 37.25 acre parcel with 35.45 acres of LIA 20 (Land Intensive Agriculture, 20 acre density) and 1.8 acres of RRD 40 (Resource and Rural Development, 40 acre density). The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the 1.8 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (file PLP14-0070) for a General Plan Amendment and Zone Change as required by the conditions of approval. (note: The 1.8 acre portion of land transferred was assigned its own assessor parcel number (090-130023). It appears that this was done because the 1.8 acre is part of the Williamson Act contract of an adjacent parcel.)

Correction: Amend the General Plan land use designation of ±1.8 acres to LIA 20 (Land Intensive Agriculture, 20 acre density) and change the base zone to LIA B6 20 (Land Intensive Agriculture, 20 acre density), Z (Second Unit Exclusion), RC50/50, SR (Scenic Resources), VOH (Valley Oak Habitat).

N. 8155 West Dry Creek Road, Healdsburg; APN 139-090-052 (prior APN 139-090-045) File PLP14-0009

Existing General Plan: RRD 120 / LIA 20 Proposed General Plan: RRD 120

Existing Zoning: RRD B6 120 / LIA B6 20, SR Proposed Zoning: RRD B6 120, SR

Lot Line Adjustment LLA13-0049 involved parcels with different zoning and land use designations. This resulted in a parcel with 9.56 acres of RRD (Resource and Rural Development) and 0.39 acres of LIA (Land Intensive Agriculture). The County Subdivision Ordinance (sec. 25-70.3(h)) allows a lot line Adjustment between parcels of different land use and zoning districts provided that an application for a General Plan Amendment and Zone Change is submitted to ensure that district boundaries coincide with the resultant property lines. A condition of project approval required that the General Plan land use designation and zoning of the 0.39 acre portion be changed to be consistent with the rest of the parcel. The property owner has submitted an application (file PLP14-0009) for a General Plan Amendment and Zone Change as required by the conditions of approval.

Correction: Amend the General Plan land use designation of 0.39 acres to RRD (Resources and Rural Development) 120 acre density and change the base zone to RRD (Resources and Rural Development) B6 120. The SR (Scenic Resources) combining zone will remain unchanged.


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2. General Plan Land Use Correction

A. 2999 Bowen St, Sebastopol; APN 130-152-008

Existing General Plan: GI Proposed General Plan: LI

A change in General Plan land use from General Industrial to Limited Industrial is proposed to resolve an error that was made during the manual transfer of land use information. The subject parcel is 28,000 square feet in size and is the site of the Graton Day Labor Center and a 2,200 commercial office building.

In 1989, the General Plan Land Use designation for the property was GI (General Industrial). In the early 1990s, an error was made when General Plan land use information was manually transferred to a set of zoning maps used by planning staff. The land use designation for the subject property was shown on these maps as Limited Industrial, instead of General Industrial. A second set of maps did not contain the error.

In 1996, a use permit (PLP96-0048) was approved for a small private school based on the Limited Industrial land use designation. A General Plan policy was adopted for the property in association with the school project. Policy LU-17m specifically indicates that the General Plan land use for the parcel is Limited Industrial.

Policy LU-17m: Notwithstanding Policy LU-17e 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.

The error was recently identified by staff when an application to subdivide the property into two parcels was received earlier this year.

The primary difference between the General Industrial land use designation and Limited Industrial is that General Industrial is restricted to the Urban Service Areas while the Limited Industrial category may be applied outside the Urban Service Area as well. The subject property is located within the Graton Urban Service Area.

The parcel’s zoning is M1 (Limited Urban Industrial). There were no errors made to the property’s zoning and the M1 zoning will not change. Since the types of uses permitted on the property are primarily determined by the zoning, the effect of the proposed correction to the General Plan land use designation is negligible.

Given that the parcel was recognized as a Limited Industrial parcel in 1996, Policy LU-17m has been included in the General Plan for almost 20 years, the parcel’s zoning will not change, and the current applicant has relied on this land use information to prepare maps and plans for the current application, an amendment to the parcel’s land use designation from General Industrial to Limited Industrial is being proposed as a correction.

Correction: Amend the General Plan land use designation of the subject 28,000 square foot parcel from General Industrial to Limited Industrial.


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3. General Plan Land Use Designation and Pre-Zoning for Reorganization

Detachment of Parcels from the City of Petaluma & Annexation to the County and Fire Protection District.

A. 1925 Lynch Road, Petaluma, APN 137-100-014

Proposed General Plan: DA 40 Proposed Pre-zoning: DA B6 40, LG/MTN, SR

The subject parcel was annexed to the City of Petaluma for use as part of the City’s water system. This 2-acre parcel was, at one time, part of a larger 168 acre parcel. The municipal use has since ceased and the property has been transferred to the owner of the larger agricultural parcel. The parcel is currently vacant land.

According to Sonoma County LAFCO, the parcel is to be “detached” from the City of Petaluma and annexed into the County and the Rancho Adobe Fire Protection District. Assignment of a County land use designation and pre-zoning of the parcel is necessary for the reorganization.

The adjoining 168 acre agricultural parcel has a General Plan land use designation of DA 40 and is zoned DA (Diverse Agriculture) B6 40/3 (40 acre density/3 acre minimum). Other area parcels are similarly zoned DA B6 40. The 3-acre minimum parcel size is not needed since the subject parcel is only 2 acres in size.

Parcels adjoining the 2-acre parcel share the following combining zones: Z (Second Unit Exclusion), LG/MTN (Local Guidelines: Taylor/Sonoma/Mayacamas Mountains), RC (Riparian Corridor) 50/50, SR (Scenic Resource), VOH (Valley Oak Habitat). These properties are all under a Williamson Act Contract.

The subject 2-acre parcel is within the area subject to the Taylor/Sonoma/Mayacamas Mountains Design Guidelines and is within a Scenic Landscape Unit, therefore the LG/MTN and SR combining zones are applicable.

There is no stream on or within 50-feet of the 2-acre parcel, therefore the RC combining zone is not applicable. Similarly, the subject parcel is not within the area designated VOH (Valley Oak Habitat).

The zoning of adjoining properties includes the Z (Second Unit Exclusion) combining zone. This is appropriate since these properties are under a Williamson Act contract and are within a Class 3 Groundwater Availability Area (Marginal Groundwater). The subject 2-acre parcel is not subject to a Williamson Act contract. And although it lies within a Class 3 Groundwater Availability Area, a second dwelling unit is generally permitted as long as there is sufficient groundwater yield. Therefore, it does not appear necessary to apply the Z combining district to the 2-acre parcel.

The detachment of this small municipal parcel may inadvertently affect the development potential of the larger property. A parcel merger, reversion to acreage or rezoning of the large agricultural parcel may be necessary in the future to off-set the impact.

Correction: Apply the DA (Diverse Agriculture) 40 acre-density land use designation to the subject 2-acre parcel and pre-zone to DA (Diverse Agriculture) B6 40, LG/MTN (Local Guidelines: Taylor/Sonoma/Mayacamas Mountains), SR (Scenic Resources).


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B. Manor Lane, Petaluma APNs 017-090-006, 017-090-007, and 017-090-008

Proposed General Plan: LEA 60 Proposed Pre-zoning: LEA B6 60, Z, LG/MTN, SR

The subject parcels were annexed to the City of Petaluma for use as part of the City’s water system. These small lots (8,000 sf, 1,600 sf, 2,500 sf) are located within a large 531 acre agricultural parcel (3258 Old Adobe Road, Petaluma, APN 017-090-010). The municipal use has now ceased and the properties have been transferred back to the owner of the larger agricultural parcel.

According to Sonoma County LAFCO, the parcels are to be “detached” from the City of Petaluma. Assignment of a County land use designation and pre-zoning of the parcels are necessary for the detachment and annexation to the County.

The small municipal lots are currently vacant pastureland. The 531 acre agricultural parcel has a General Plan land use designation of LEA 60 and is zoned LEA (Land Extensive Agriculture) B6 60, Z (Second Unit Exclusion), LG/MTN (Local Guidelines: Taylor/Sonoma/Mayacamas Mountains), SR (Scenic Resource). This property is under a Williamson Act Contract, type II (grazing).

The detachment of the small municipal parcels may inadvertently affect the development potential of the larger property. A parcel merger, reversion to acreage or rezoning of the large agricultural parcel may be necessary in the future to off-set the impact.

Correction: Assign the County General Plan land use and zoning that existed prior to the municipal use, consistent with the 531 acre agricultural parcel in which the small parcels are located: LEA 60 (Land Extensive Agriculture) 60 acre-density land use designation and pre-zone LEA (Land Extensive Agriculture) B6 60 along with the Z (Second Unit Exclusion), LG/MTN (Local Guidelines: Taylor/Sonoma/Mayacamas Mountains), and SR (Scenic Resource) combining districts.

ZONE CHANGES, GENERAL PLAN LAND USE MAP AMENDMENTS & AREA PLAN LAND USE MAP AMENDMENTS

Changes to the Official Zoning Database (OZD), General Plan, and Bennett Valley Area Plan Land Use Map have been required as a condition of a prior project approval as described below.

1. Lot Line Adjustment Conditions of Approval

A. File PLP09-0086 General Plan Amendment/Zone Change (Condition of prior approval)

a. APN 049-050-034; 5525 Bennett Valley Road, Santa Rosa (339.63 acres)

Existing General Plan: RRD 40 / DA 20 Proposed General Plan: RRD 40

Existing Zoning: RRD B6 40/10, SR, VOH / DA B6 20, SR,VOH Proposed Zoning: RRD B6 40/10, SR, VOH

Existing Bennett Valley Area Plan: Undeveloped / Orchards and Vineyards Proposed Bennett Valley Area Plan: Undeveloped

Lot Line Adjustment LLA09-0026 involved parcels with different General Plan and Area Plan land use designations and zoning. This resulted in ±39.91 acres of land


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designated DA 20 (Diverse Agriculture, 20 acre density) being added to ±289.34 acres of land designated RRD 40 (Resource and Rural Development, 40 acre density). The base zoning mirrors the parcel’s General Plan land use designation: DA B6 20 (Diverse Agriculture, 20 acre density) on ±39.91 acres and RRD B6 40/10 (Resource and Rural Development, 40 acre density/10 acre minimum) on ±289.34 acres.

The parcel reconfiguration also resulted in ±23 acres of land designated “Orchards and Vineyards” in the Bennett Valley Area Plan being combined with 316.63 acres of land designated “Undeveloped.”

The County Subdivision Ordinance allows a Lot Line Adjustment between parcels of different General Plan land use and zoning districts provided that a General Plan Amendment and Zone Change are processed to ensure that General Plan land use and Zoning District boundaries coincide with resultant property lines. A Condition of Approval for the Lot Line Adjustment required that the General Plan and Area Plan land use and zoning of the transferred land be changed to match that of the receiving parcel. An application (file PLP09-0086) for a General Plan and Area Plan Amendment and zone change was submitted as required by the Conditions of Approval. This application was reviewed and approved by the Planning Commission on April 3, 2014. These amendments will now move forward to the Board of Supervisors as a part of the technical corrections package for efficiency of processing.

Correction: Amend the General Plan land use designation of ±39.91 acres to RRD 40 (Resource and Rural Development, 40 acre density) and change the base zone to RRD B6 40/10 (Resource and Rural Development, 40 acre density/10 acre minimum). Amend the Bennett Valley Area Plan land use designation of ±23 acres to “Undeveloped”. The Scenic Resources (SR) and Valley Oak Habitat (VOH) combining zones will remain unchanged.

b. APN 049-060-064; 5525 Bennett Valley Road, Santa Rosa (89.1 acres)

Existing General Plan: RRD 40 / DA 20 Proposed General Plan: DA 20

Existing Zoning: RRD B6 40 SR, VOH / DA B6 20, SR, VOH Proposed Zoning: DA B6 20, SR, VOH

Existing Bennett Valley Area Plan: Undeveloped / Orchards and Vineyards Proposed Bennett Valley Area Plan: Orchards and Vineyards

In addition to the reconfiguration described above, Lot Line Adjustment LLA09-0026 also resulted in ±8.42 acres of land designated RRD 40 (Resource and Rural Development, 40 acre density) being combined with ±78.57 acres of land designed DA 20 (Diverse Agriculture, 20 acre density). The base zone of these parcels mirrors the General Plan land use designation: DA B6 20 on ±78.57 acres and RRD B6 40/10 on the remaining ±8.42 acres. The Bennett Valley Area Plan’s land use designation of “Orchards and Vineyards” applies to 78.57 acres of the parcel, while the remaining ±8.42 acres is designated “undeveloped.”

Planning application PLP09-0086, referenced above, included the General Plan and Area Plan Amendments and Zone Changes necessary to ensure that land use and Zoning District boundaries coincide with resultant property lines as required by the conditions of approval for the lot line adjustment.


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Correction: Amend the General Plan land use designation of ±8.42 acres to Diverse Agriculture, 20 acre-density (DA 20) and change the base zone of the parcel to DA B6 20. Amend the Bennett Valley Area Plan land use designation of ±8.42 acres to “Orchards and Vineyards.” The Scenic Resources (SR) and Valley Oak Habitat (VOH) combining zones will remain unchanged.

GENERAL PLAN TEXT AND MAP AMENDMENTS

Refer to Attachment C, Resolution Exhibit C for a list of all proposed technical corrections which involve changes to the General Plan text and Land Use Maps.

1. Circulation and Transit Element

The Board of Supervisors adopted the Sonoma County Bicycle and Pedestrian Plan (Bikeways Plan) on August 24, 2010, Resolution 10-0636. The Bikeways Plan was intended to be used as “the detailed planning document for existing and proposed bikeways and pedestrian facilities” (Policy CT-3a). Since its adoption, inconsistencies between the General Plan’s Circulation and Transit Element and the Bikeways Plan have been identified. The proposed corrections to Circulation and Transit Element are described below.

A. Text Correction: Revise Policy CT-3t of the Circulation and Transit Element to be consistent with the Bicycle and Pedestrian Plan (Policy 2.15) as follows:

Circulation and Transit Element Policy CT-3t: Require that bikeway improvements be included as part of all road maintenance or improvement projects along road segments with existing or proposed bikeways to the maximum extent feasible.

B. Map Corrections: Revise Circulation and Transit Element Figures CT-1a and CT-1e to reflect the correct Bikeway designations as follows:

Figure CT-1a: Planned Road and Highway Improvements: Sonoma Coast / Gualala Basin Bodega Highway from Valley Ford/Freestone Road to Highway 1 – “Class II Bikeway”

Figure CT-1e: Planned Road and Highway Improvements: Santa Rosa and Environs West Avenue in unincorporated area – “Class II Bikeway” Burbank Avenue between Sebastopol Road and Hearn Avenue – “Class III Bikeway”

BICYCLE AND PEDESTRIAN PLAN TEXT AND MAP AMENDMENTS

The Board of Supervisors adopted the Sonoma County Bicycle and Pedestrian Plan (Bikeways Plan) on August 24, 2010, Resolution 10-0636. The Bikeways Plan was intended to be used as “the detailed planning document for existing and proposed bikeways and pedestrian facilities” (Policy CT-3a). Since its adoption, errors and needed clarifications to the Bikeways Plan have been identified. The proposed changes to the Bikeways Plan are described below and in Attachment C, Resolution Exhibit D.

A. Text Corrections: Revise the “Bikeways Improvement Project List” as follows:

Bikeways Improvement Project List Page 37 - West County Trail Extension, Notes: “Connects downtown Forestville with Forestville Youth Park on Mirabel Road.”


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Page 37 - Burbank Avenue, Bikeway Class: from “Class II, Shoulders” to “Class III”

Page 52 - Petaluma/Sebastopol Trail, Notes: “Follows abandoned Petaluma and Santa Rosa Railroad right of way south of Highway 116 and east west of hHwy 101.”

B. Map Corrections: Revise the Bikeway designations on the “Sonoma County Bicycle and Pedestrian Plan” as follows:

Sonoma County Bicycle and Pedestrian Plan Bodega Highway from Valley Ford/Freestone Road to Highway 1: “CLASS II, PROPOSED”

West Avenue (full extent in unincorporated area): “CLASS II, PROPOSED”

Burbank Avenue between Sebastopol Road and Hearn Avenue: “CLASS II, PROPOSED” to “CLASS III, EXISTING”

ZONING CODE REGULATIONS AMENDMENTS

Refer to Attachment A, Resolution Exhibit B for a list of all proposed technical corrections to the Zoning Code Regulations.

1. List of Base Zones (Section 26-01-010)

Section 26-01-010 of the Zoning Code includes a table listing all of the County’s base zoning districts and corresponding General Plan land use categories. The proposed text changes would update the table to delete the RRDWA district which was repealed. The changes would also correct the title of the Commercial Rural zone.

Correction: Amend Section 26-01-010 to accurately reflect the current base zoning districts as follows:

Sec. 26-01-010. – Applicability of zoning districts to general plan land use categories.

Land Use Category Base Zoning District* Article

Land Intensive Agriculture LIA Land Intensive Agriculture 26-04

Land Extensive Agriculture LEA Land Extensive Agriculture 26-06

Diverse Agriculture DA Diverse Agriculture 26-08

Resources and Rural Development

TP Timber Production 26-14

RRD Resources and Rural Development 26-10


26-12

Rural Residential RR Rural Residential 26-18


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AR Agriculture and Residential 26-16

Urban Residential RR Rural Residential 26-18

R1 Low Density Residential 26-20

R2 Medium Density Residential 26-22

R3 High Density Residential 26-24


General Commercial CO Administrative and Professional Office 26-28


C2 Retail Business 26-32

C3 Heavy Commercial 26-34


Limited Commercial and Limited Commercial - Traffic Sensitive

CO Administrative and Professional Office 26-28



AS Agricultural Services 26-40

LC Limited Commercial 26-36

RC CR Rural Commercial Commercial Rural 26-38

Recreation and Visitor Serving Commercial


26-42

General Industrial MP Industrial Park 26-44


M2 Heavy Industrial 26-48

Limited Industrial MP Industrial Park 26-44



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M3 Limited Rural Industrial 26-50

Public/Quasi Public PF Public Facilities 26-52

2. List of Base Zones (Section 26-02-090)

Section 26-02-090 of the Zoning Code includes a table listing all of the County’s base zoning districts. The proposed text changes would update the table to delete the RRDWA district which was repealed. The changes would also correct the title of the Commercial Rural zone.

Correction: Amend Section 26-02-090 to accurately reflect the current base zoning districts as follows:

“Sec. 26-02-090. - Base districts enumerated.

LIA Land Intensive Agriculture

LEA Land Extensive Agriculture

DA Diverse Agriculture

TP Timber Production

RRD Resources and Rural Development




AR Agriculture and Residential


R1 Low Density Residential

R2 Medium Density Residential

R3 High Density Residential




C2 Retail Business

C3 Heavy Commercial






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AS Agricultural Services

LC Limited Commercial

RC CR Rural Commercial Commercial Rural


MP Industrial Park


M2 Heavy Industrial

MP Industrial Park


M3 Limited Rural Industrial

PF Public Facilities

3. List of Combining Districts (Section 26-02-100)

Section 26-02-100 of the Zoning Code Regulations includes a table listing all of the County’s combining districts. The proposed corrections would update the table to add new combining zones, remove districts no longer in zoning, and correct titles.

Correction: Amend Section 26-02-100 to accurately reflect the current Combining Districts as follows:

"Sec. 26-02-100. Combining districts enumerated.

In addition to the districts enumerated in Section 26-02-090, the following combining districts are established as set forth in this chapter:

Combining District Article

S Study Combining District 54

FW F1 Floodway Combining District 56

FP F2 Floodplain Combining District 58

J Manufactured Home Exclusion Combining District

AH Affordable Housing Combining District 59

RE Renewable Energy Combining Zone 60

LG Local Guidelines Combining District 63

SR Scenic Resources Combining District 64

RC Riparian Corridor Combining Zone 65

BH R Biotic Resources Habitat Combining District 66

VOH Valley Oak Habitat Combining District 67

HD Historic District Combining District 68

G Geologic Hazard Area Combining District 70


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MR Mineral Resource Combining District 72

P Parking Combining District

Z Second Dwelling Unit Exclusion Combining District 76

X Mixed Occupancy Combining Zone 77

B B Combining District 78

TS Traffic Sensitive Combining District 80

MHP Mobilehome Park Combining District

4. K (Recreation and Visitor-Serving Commercial): correction allows restaurants to serve alcohol

The K zone is a commercial district intended to provide for recreation and tourist oriented commercial uses. Restaurants are allowed as permitted uses in the K zone. However, the K zone does not allow restaurants that serve alcohol. Both the C1 (Neighborhood Commercial) and LC (Limited Commercial) zones allow restaurants that serve alcohol with a use permit. The C2 (Retail Business and Service) zone allows “restaurants serving alcohol, bars, and cocktail lounges” as permitted uses.

The K zone was originally established to allow camping and other recreational facilities. Some limited commercial uses were also permitted in the district. The K zone was amended around 1990 to allow restaurants as permitted uses. It is unclear why “restaurants serving alcohol” was not added to the K zone at that time, but this is inconsistent with the other commercial districts and appears to have been an unintentional oversight.

Correction: Amend Section 26-42-020 of the Zoning Code Regulations to allow restaurants serving alcohol, bars, and cocktail lounges by adding the language shown below to the list of uses permitted with a Use Permit in the K zone.

“(cc) Restaurants serving alcohol, bars and cocktail lounges;”

5. Minor Modification to Definition of Year-round and Extended Seasonal Farmworker Housing

A minor change to the definition of year-round and seasonal farmworker housing is proposed for clarity. Specifically, “year-round or extended seasonal farmworker housing” is proposed to be replaced with “year-round and extended seasonal farmworker housing.” This change will not affect the substance of the definition. In addition, beginning the definition with “Farmworker Housing” will make it easier to find.

Correction: Amend Section 26-02-140 of the Zoning Code Regulations as indicated below:

“Farmworker Housing, year-round and extended. Year-round or and extended seasonal farmworker housing means any housing accommodation or structure of a temporary or permanent nature used as housing for farmworkers for more than one hundred eighty (180) days in any calendar year and approved for such use pursuant to Title 25 of the California Code of Regulations.”


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“Farmworker Housing, Seasonal. Seasonal farmworker housing means any housing accommodation or structure of a temporary or permanent nature used as housing for farmworkers for not more than one hundred eighty (180) days in any calendar year and approved for such use pursuant to Title 25 of the California Code of Regulations.

DISCUSSION OF ISSUES

Issue #1: General Plan Consistency

One of the primary purposes for the proposed changes to the General Plan, Area Plans, Bicycle and Pedestrian Plan, and zoning is to ensure consistency between the General Plan and other planning documents and ordinances. Implementation of the amendments and zone changes required as conditions of previously approved projects ensures consistency with the county’s subdivision ordinance as well. Further, correcting land use and zoning to accurately reflect all applicable combining zones ensures the integrity and reliability of the information on which both the public and staff rely.

STAFF RECOMMENDATION

Staff recommends that the Planning Commission adopt the attached Resolution recommending that the Board of Supervisors approve the proposed Zone Changes, General Plan Amendments, Area Plan Amendment, Bicycle and Pedestrian Plan Amendments, and Zoning Code Regulations as technical corrections.

FINDINGS FOR RECOMMENDED ACTION

1. The proposed amendments are necessary to correct inaccuracies, eliminate outdated references, resolve inconsistencies, and make other minor corrections and non-substantive clarifications to the Zoning Code regulations and Official Zoning Database to ensure the accuracy and reliability of the planning information on which the public relies.

2. The proposed amendments are consistent and compatible with the Sonoma County General Plan in that the changes include technical corrections and minor, inconsequential changes being undertaken to ensure consistency with the General Plan and to implement conditions of approval of previously approved projects.

3. The proposed Amendments are exempt from the California Environmental Quality Act ("CEQA") under Section 15061(b)(3), as it can be seen with certainty that the project will have no significant effect on the environment since the project consists of technical corrections, minor changes, and clarifications that are editorial rather than substantive in nature and changes needed to satisfy conditions of prior project approvals.

LIST OF ATTACHMENTS

ATTACHMENT A: Draft Planning Commission Resolution with Exhibits

EXHIBIT A: Proposed General Plan land use amendments

EXHIBIT B: Proposed Bennett Valley Area Plan land use amendments

EXHIBIT C: Proposed General Plan text and map amendments

EXHIBIT D: Proposed Bicycle and Pedestrian Plan text and map amendments

ATTACHMENT B: Draft Ordinance with Exhibits

EXHIBIT A: Proposed Zone Changes


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EXHIBIT B: Proposed Zoning Code Text Amendments

EXHIBIT C: Proposed Coastal Zone Changes

Resolution Number 15-007

County of Sonoma Santa Rosa, California

October 15, 2015 ZCE13-0016 Yolanda G Solano

RESOLUTION OF THE PLANNING COMMISSION, COUNTY OF SONOMA, STATE OF CALIFORNIA, RECOMMENDING THAT THE BOARD OF SUPERVISORS FIND THE PROJECT TO BE EXEMPT FROM CEQA AND APPROVE THE PROPOSED GENERAL PLAN AMENDMENTS, BICYCLE AND PEDESTRIAN PLAN AMENDMENTS, BENNETT VALLEY AREA PLAN AMENDMENTS, AND AMENDMENTS TO THE ZONING CODE REGULATIONS (CHAPTER 26 OF THE SONOMA COUNTY CODE) AND OFFICIAL ZONING DATABASE TO CORRECT TECHNICAL ERRORS, ELIMINATE OUTDATED REFERENCES, RESOLVE INCONSISTENCIES, AND TO EFFICIENTLY SATISFY CONDITIONS OF PRIOR PROJECT APPROVALS.

WHEREAS, on July 12, 2007 the Board of Supervisors adopted the Official Zoning Database, an electronic database containing zoning information for the unincorporated county, which superseded old paper Zoning Maps; and

WHEREAS, the transition from the old paper Zoning Maps to the Official Zoning Database has resulted in a number of unintended changes to zoning; and

WHEREAS, the Permit and Resource Management Department has identified historical inconsistencies between zoning and General Plan land use designation on certain parcels; and

WHEREAS, some zone changes, General Plan amendments, and Area Plan amendments, required as Conditions of Approval for previously approved projects, have yet to be implemented; and

WHEREAS, the Zoning Code regulations of the County of Sonoma (Chapter 26 of the Sonoma County Code) contain some language that is out of date or otherwise inaccurate; and

WHEREAS, the Permit and Resource Management Department proposes to correct technical errors and reconcile discrepancies in zoning and General Plan land use designations, and implement amendments required as conditions of prior project approvals; and

WHEREAS, on June 8, 2010 the Board of Supervisors adopted the first set of technical corrections to the Official Zoning Database, some of which required concurrent General Plan Amendments (Technical Corrections Round 1); and

WHEREAS, on May 10, 2011 the Board of Supervisors adopted the second set of technical corrections to the Official Zoning Database, some of which required concurrent General Plan Amendments (Technical Corrections Round 2); and

Resolution No. 15-007 October 15, 2015 Page 2

WHEREAS, on October 23, 2012 the Board of Supervisors adopted the third set of technical corrections to the Official Zoning Database, some of which required concurrent General Plan Amendments (Technical Corrections Round 3), with the exception of the technical corrections for 8760 Graton Road (APN 130-130-022), 3137 Mueller Road (APN 130-130-024), and 3145 Mueller Road (130-130-023); and whereas on March 26, 2013 the Board of Supervisors adopted the technical corrections to these three parcels; and

WHEREAS, on June 6, 2013 the Board of Supervisors adopted the fourth set of technical corrections to the Official Zoning Database, some of which required concurrent General Plan Amendments (Technical Corrections Round 4); and

WHEREAS, this project is the fifth set of technical corrections to the Official Zoning Database, many of which require concurrent General Plan Amendments (Technical Corrections Round 5); and

WHEREAS, in accordance with the provisions of law, the Planning Commission held a public hearing on October 15, 2015, at which time all interested persons were given an opportunity to be heard.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission makes the following findings:

1. The proposed amendments are necessary to correct inaccuracies, eliminate outdated references, resolve inconsistencies, and make other minor corrections and non-substantive clarifications to the Zoning Code regulations and Official Zoning Database to ensure the accuracy and reliability of the planning information on which the public relies.

2. The proposed amendments are consistent and compatible with the Sonoma County General Plan in that the changes include technical corrections and minor, inconsequential changes being undertaken to ensure consistency with the General Plan and to implement conditions of approval of previously approved projects.

3. The project is exempt from the California Environmental Quality Act under the General Rule, Section 15061(b)(3), as it can be seen with certainty that the project will not have a significant effect on the environment because the proposed changes to the Official Zoning Database and Zone Code text are proposed to correct inaccuracies, eliminate outdated references, resolve inconsistencies, and make other minor corrections and non-substantive clarifications needed to ensure the accuracy and reliability of the County’s zoning information. Zone changes proposed to satisfy conditions of previously approved projects will not result in any physical change to land or increase development potential and have been imposed to ensure compliance with the Sonoma County Subdivision Ordinance (Sonoma County Code, Chapter 25); and

BE IT FURTHER RESOLVED that the Planning Commission recommends that the Board of Supervisors find the project to be exempt from CEQA and approve the proposed changes to the Official Zoning Database as shown in Exhibit A (attachment A); Zoning Code text amendments as shown in Exhibit B (attachment A); General Plan land use amendments as shown in Exhibit A (attachment C); Bennett Valley Area Plan land use amendments as shown in Exhibit B (attachment C); General Plan text and map amendments as shown in Exhibit C (attachment C);

Resolution No.: 15-007 October 15, 2015 Page 3

Bicycle and Pedestrian Plan text and map amendments as shown in Exhibit D (attachment C); and

BE IT FURTHER RESOLVED that the Planning Commission designates the Secretary of the Planning Commission as the custodian of the documents and other material which constitute the record of proceedings upon which the decision herein is based. These documents may be found at the office of the Sonoma County Permit and Resource Management Department, 2550 Ventura Avenue, Santa Rosa, CA 95403.

THE FOREGOING RESOLUTION was introduced by Commissioner Fogg, who moved its adoption, seconded by Commissioner Lynch, and adopted on roll call by the following vote:

Commissioner Fogg Commissioner Doyle Commissioner Gordon Commissioner Lynch Commissioner Cook

Aye Aye Aye Aye Aye

Ayes: 5 Noes: 0 Absent: 0 Abstain: 0

WHEREUPON, the Chair declared the above and foregoing Resolution duly adopted; and

SO ORDERED.

proposed general plan land use amendments resolution

Documents