Article 26. - PC Planned Community District.
Sec. 26-26-005. - Purpose.
Sec. 26-26-010. - Application.
Sec. 26-26-020. - Preliminary development plan.
Sec. 26-26-030. - Permitted uses.
Sec. 26-26-040. - Uses permitted with precise development plan.
Sec. 26-26-050. - Precise development plan.
Sec. 26-26-060. - Residential density, building intensity and development criteria.
Sec. 26-26-005. - Purpose.
Purpose: to implement the provisions of Section 2.3 of the general plan land use element which provide for mixed residential
and commercial use and to implement the provisions of Section 2.2 of the general plan. To implement the objectives of adopted
redevelopment plans within redevelopment project areas in the general plan. Planned communities are intended to allow diversification
in the relationship of various uses, buildings, structures, lot sizes and open spaces while insuring substantial compliance
with adopted general plans and with the intent of this ordinance in requiring adequate standards necessary to satisfy requirements
of public health, safety and general welfare.
(Ord. No. 4643, 1993.)
Sec. 26-26-010. - Application.
(a)
Applications to rezone lands to planned community shall be accompanied by a preliminary development plan that meets the requirements
of Section 26-26-020.
(b)
Except for uses permitted by Section 26-26-030, applications for building and zoning permits and the land division approvals
required by the Sonoma County subdivision ordinance shall be preceded by the approval of a precise development plan that meets
the requirements of Section 26-26-040.
(c)
The precise development plan shall be noticed, heard and determined by the planning commission or the board of supervisors
in the manner provided for use permits in Article 92.
(Ord. No. 3708.)
(d)
The sectional district maps for planned community districts shall reflect the preliminary development plan by showing:
(1)
The precise areas and anticipated square footage of commercial use, where applicable;
(2)
The precise areas and number of residences, where applicable;
(3)
A reference to any resolution of intent adopted by the planning commission or board of supervisors at the time of recommendation
or adoption of the sectional district maps.
(Ord. No. 4643, 1993.)
Sec. 26-26-020. - Preliminary development plan.
The preliminary development plan shall be a graphic representation of the applicant's intended development showing:
(a)
The entire proposed planned community;
(b)
If used in the limited commercial, limited commercial-traffic sensitive, or general commercial land use category, the proposed
land uses precisely divided between residential and commercial;
(c)
A preliminary circulation pattern;
(d)
A preliminary site plan for all residential areas including the size of each area;
(e)
The proposed number of dwelling units and size of each unit;
(f)
The anticipated square footage and building intensity for commercial development in each area;
(g)
The type and location of proposed public facilities located on site;
(h)
General delineation of those units to be constructed in progression;
(i)
Topography at contour intervals determined by the planning director;
(j)
The relationship of the planned community to its surroundings and the general plan;
(k)
Other information deemed necessary by the planning director. Revision(s) to the preliminary development plan may be approved
in the same manner as provided in Section 26-26-010(c) except that permit expiration provisions shall be automatically waived.
(Ord. No. 4643, 1993.)
Sec. 26-26-030. - Permitted uses.
Permitted uses include the following:
(a)
One (1) dwelling unit on a permanent foundation per lot provided that the lot contains not less than six thousand (6,000)
square feet of area and is at least sixty feet (60′) in width;
(b)
Home occupations subject to the requirements of Section 26-88-121 and approval of a zoning permit;
(c)
Small residential community care facility;
(d)
Occasional cultural events; provided, that a written notice stating "The Sonoma County Planning Department will issue a zoning
permit for a cultural event (state nature and duration) on this property if a written appeal is not received within ten (10)
days from the date of this notice." is posted on the property at least ten (10) days prior to issuance of a zoning permit,
and no appeal pursuant to Section 26-92-040 has been received from any interested person, and provided that approval is secured
from the following departments: sheriff, public health, fire services, building inspection and public works. In the event
of an appeal, a hearing on the project shall be held pursuant to Section 26-92-040;
(e)
Small family day care;
(f)
Large family day care, provided that the applicant shall meet all performance standards listed in Section 26-88-080;
(g)
On lands designated as rural residential on the general plan land use map, the following additional uses:
(1)
Raising, feeding, maintaining and breeding of not more than one (1) of the following per twenty thousand (20,000) square feet
of area: If the subject parcel is at least five (5) acres, additional animals may be approved by use permit pursuant to Section
26-26-040(a):
(i)
Five (5) hogs or pigs,
(ii)
One (1) horse, mule, cow or one (1) steer,
(iii)
Five (5) goats, sheep or similar animals,
(iv)
Fifty (50) chickens or similar fowl,
(v)
Fifty (50) ducks or geese or one hundred (100) rabbits or similar animals,
(vi)
4-H and FFA animal husbandry projects are permitted without limitation of parcel size; provided, that the parcel contains
at least twenty thousand (20,000) square feet and provided further a letter of project authorization is first submitted by
the project advisor. The planning director may require the applicant to obtain a use permit when the director determines that
the project might be detrimental to surrounding uses,
(2)
The outdoor growing and harvesting of shrubs, plants, trees, flowers, vines, fruits, vegetables, hay grain and similar food
and fiber crops. Except as noted below, agricultural cultivation shall not be permitted in the following areas:
Agricultural cultivation may be allowed as set out in subsections (g)(2)(i) through (iii) of this section upon approval of
a management plan which includes appropriate mitigations for potential erosion, bank stabilization and biotic impacts. This
plan may be approved by the planning director or by use permit pursuant to Section 26-26-040(a).
(i)
Within one hundred feet (100′) of the top of the bank in the Russian River Riparian Corridor,
(ii)
Within fifty feet (50′) of the top of the bank in designated flatland riparian corridors,
(iii)
Within twenty-five feet (25′) of the top of the bank in designated upland riparian corridors.
(3)
Accessory buildings, and uses appurtenant to the operation of the permitted uses. Accessory buildings may be constructed on
vacant parcels of two (2) acres or more in advance of a primary permitted use. On vacant parcels less than two (2) acres,
accessory building may only be constructed if less than one hundred twenty (120) square feet or as incidental to an existing
agricultural use,
(4)
The indoor growing and harvesting of shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food
and fiber crops, provided that the greenhouse or similar structure for indoor growing is less than eight hundred (800) square
feet,
(5)
One (1) guest house per lot,
(6)
Attached commercial telecommunication facilities subject to the applicable criteria for such facilities in the RR district
set forth in Section 26-88-130,
(7)
Minor freestanding commercial telecommunication facilities, subject to the applicable criteria for such facilities in the
RR district set forth in Section 26-88-130, and subject to approval of a zoning permit, including environmental review, for
which notice, including a site plan and one (1) elevation with dimensions for such facility, is mailed to adjacent property
owners and posted on the subject property at least ten (10) days prior to issuance of the permit and provided that no appeal
pursuant to Section 26-92-040 has been received from any interested person. In the event of an appeal, a hearing on the project
shall be held pursuant to the above section,
(8)
Noncommercial telecommunication facilities eighty feet (80′) or less in height subject to the applicable criteria set forth
in Section 26-88-130. Facilities between forty feet (40′) and eighty feet (80′) in height are subject to approval of a ministerial
zoning permit for which notice is mailed to adjacent property owners and posted on the subject property at least ten (10)
days prior to issuance of the permit and provided that no appeal pursuant to Section 26-92-040 has been received from any
interested person. In the event of an appeal, a hearing on the project shall be held pursuant to the above section,
(9)
Other nonresidential uses which in the opinion of the planning director are of a similar and compatible nature to those uses
described in subsection (g) of this section;
(h)
On lands designated as urban residential on the general plan land use map, the following additional uses:
(1)
The outdoor growing and harvesting of shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food
and fiber crops,
(2)
Attached commercial telecommunication facilities subject to the applicable criteria for such facilities in the R1 district
set forth in Section 26-88-130,
(3)
Minor freestanding commercial telecommunication facilities, subject to the applicable criteria for such facilities in the
R1 district set forth in Section 26-88-130, and subject to approval of a zoning permit, including environmental review, for
which notice, including a site plan and one (1) elevation with dimensions for such facility, is mailed to adjacent property
owners and posted on the subject property at least ten (10) days prior to issuance of the permit and provided that no appeal
pursuant to Section 26-92-040 has been received from any interested person. In the event of an appeal, a hearing on the project
shall be held pursuant to the above section,
(4)
Noncommercial telecommunication facilities eighty feet (80′) or less in height subject to the applicable criteria set forth
in Section 26-88-130. Facilities between forty feet (40′) and eighty feet (80′) in height are subject to approval of a ministerial
zoning permit for which notice is mailed to adjacent property owners and posted on the subject property at least ten (10)
days prior to issuance of the permit and provided that no appeal pursuant to Section 26-92-040 has been received from any
interested person. In the event of an appeal, a hearing on the project shall be held pursuant to the above section,
(5)
Other nonresidential uses which in the opinion of the planning director are of a similar and compatible nature to those uses
described in subsection (h) of this section;
(i)
On lands designated as limited commercial, limited commercial-traffic sensitive, or general commercial on the general plan
land use map, the following additional uses:
(1)
Attached commercial telecommunication facilities subject to the applicable criteria for such facilities in the CO district
set forth in Section 26-88-130,
(2)
Minor and intermediate freestanding commercial telecommunication facilities fifty feet (50′) or less in height subject to
the applicable criteria for such facilities in the CO district set forth in Section 26-88-130, and subject to approval of
a zoning permit, including environmental review, for which notice, including a site plan and one (1) elevation with dimensions
for such facility, is mailed to adjacent property owners and posted on the subject property at least ten (10) days prior to
issuance of the permit and provided that no appeal pursuant to Section 26-92-040 has been received from any interested person.
In the event of an appeal, a hearing on the project shall be held pursuant to the above section,
(3)
Noncommercial telecommunication facilities eighty feet (80′) or less in height subject to the applicable criteria set forth
in Section 26-88-130. Facilities between forty feet (40′) and eighty feet (80′) in height are subject to approval of a ministerial
zoning permit for which notice is mailed to adjacent property owners and posted on the subject property at least ten (10)
days prior to issuance of the permit and provided that no appeal pursuant to Section 26-92-040 has been received from any
interested person. In the event of an appeal, a hearing on the project shall be held pursuant to the above section.
(Ord. No. 5569 § 7, 2005; Ord. No. 4973 § 7(a) — (c), 1996; Ord. No. 4643, 1993.)
Sec. 26-26-040. - Uses permitted with precise development plan.
Uses permitted with precise development plan ("precise development plan" is synonymous with "use permit") include the following:
(a)
On lands designated as rural residential on the general plan land use map, those uses permitted with a use permit in the RR
district (Section 26-18-020), except 26-18-020(m);
(b)
On lands designated as urban residential on the general plan land use map, those uses permitted with a use permit in the R1
(low density residential), R2 (medium density residential), or R3 (high density residential) (Sections 26-20-020, 26-22-020
and 26-24-020 respectively) whichever is applicable;
(c)
Golf courses, boarding of horses and commercial stables, and similar recreation facilities;
(d)
Accessory buildings and uses;
(e)
On lands designated as limited commercial, limited commercial - traffic sensitive, or general commercial on the general plan
land use map, the following uses, provided that they are necessary or desirable and are not detrimental to surrounding areas:
(1)
Any generally recognized retail business which supplies commodities on the premises, such as groceries, meats, dairy products,
baked goods or other foods, drugs, dry goods, clothing, notions or hardware,
(2)
Any personal service establishment which performs services on the premises for persons residing in adjacent residential areas,
such as shoe repair, dry cleaning, tailoring, beauty parlors, or barber shops, or any service establishment of an office-showroom
or workshop nature,
(3)
Restaurants or other places serving foods or beverages,
(4)
Professional, administrative and general business offices,
(5)
Gasoline service stations and minimarts,
(6)
Other similar commercial uses which the planning commission determines are consistent with the provisions of Sections 2.3.1
and 2.3.2 of the general plan land use element,
(7)
Mixed Use Developments. Additional dwelling units for permanent occupancy as part of a mixed commercial/residential development,
provided that the property is located within an urban service area as defined in the general plan and that the residential
units complement and are compatible with an existing or proposed commercial use, subject to the provisions of Section 26-88-123,
Mixed use developments or as defined in an approved precise development plan. However, in no case shall the residential floor
area in a mixed use development in the PC district exceed eighty percent (80%) of the total floor area of the development,
(8)
Intermediate freestanding commercial telecommunication facilities greater than fifty feet (50′) subject at a minimum to the
applicable criteria for such facilities in the CO district set forth in Section 26-88-130,
(9)
Non-commercial telecommunication facilities greater than eighty feet (80′) in height subject at a minimum to the applicable
criteria set forth in Section 26-88-130;
(10)
In designated urban service areas, SRO facilities, including those with more than thirty (30) SRO rooms, subject to the requirements
of 26-88-125.
(f)
Minor public service uses or facilities (transmission and distribution lines and telecommunication facilities excepted), including
but not limited to reservoirs, storage tanks, pumping stations, telephone exchanges, small power stations, transformer stations,
fire and police stations and training centers, service yards and related parking lots which, at a minimum, meet the criteria
of general plan Policy PF-2s and which are not otherwise exempt by state law;
(g)
Exploration and development of low temperature geothermal resources for other than power development purposes provided that
at a minimum it is compatible with surrounding land uses;
(i)
Large residential community care facility;
(j)
Live/work uses in conjunction with a legally established single family residential unit subject to the requirements of Section
26-88-122. Live/work uses shall not be permitted in a mixed use development, SRO unit, or caretaker unit;
(k)
Other nonresidential uses which in the opinion of the planning director are of a similar and compatible nature to those uses
described in this section.
(Ord. No. 5711 § 7 (Exh. F), 2007; Ord. No. 5569 §§ 5, 6, 7, 2005; Ord. No. 4973 § 7(d), (e), 1996; Ord. No. 4643, 1993.)
Sec. 26-26-050. - Precise development plan.
For uses and subdivisions not satisfying the minimum requirements of Section 26-26-030, a precise development plan (use permit)
must precede the filing of an application for tentative map or zoning permit.
(a)
The precise development plan shall be a precise, graphic and written representation of the applicant's intended development
describing:
(1)
Location and description of all buildings;
(2)
Vehicular circulation;
(3)
Pedestrian circulation;
(5)
Topography at contour intervals determined by the planning director;
(8)
Landscaping and maintenance provisions therefore;
(9)
Gross area, lot area and open areas calculated to the nearest tenth of an acre;
(10)
Delineation of those subunits to be constructed in progression;
(12)
Other information deemed necessary by the planning director.
(b)
The maintenance of and perpetual existence of required open areas shall be guaranteed by creation of entities and the imposition
of real conditions, covenants and restrictions as required by county counsel.
(c)
In the event that a subdivision map is not required for approval of the entirety of any general or precise plan of planned
community, such approval shall not become effective until conveyances for any required public easements, streets, rights-of-way
or other public areas shall have been filed with the county surveyor and accepted by the board of supervisors. Where any land
is to be conveyed for public use, a title report issued by a title insurance company in the name of the owner of the land,
issued to or for the benefit and protection of the county of Sonoma showing all parties whose consent is necessary and the
nature of their interest therein, shall be filed with the conveyances of such land.
Where public improvements are to be constructed or where improvements are to be made upon lands to be conveyed to the county
of Sonoma, the landowner shall execute and file an agreement between himself and the county providing for the installation
of such improvements at the landowner's cost and expense, and in accordance with the approved development improvement agreement
and bonds provided for herein shall be considered in a like manner as are requirements upon improvement agreements and bonds
under regulations for subdivisions. Such improvement agreement and bonds shall be deemed to include and cover the installation
of landscaping and planting as required by an approved plan thereof whether such landscaping and planting shall be upon public
or private lands.
(Ord. No. 4643, 1993.)
Sec. 26-26-060. - Residential density, building intensity and development criteria.
The use of land and structures within this district is subject to this article, the applicable regulations of this chapter,
and the provisions of any district which is combined herewith. Policies and criteria of the general plan and any applicable
specific or area plan or local area development guidelines shall supersede the standards herein.
(a)
Residential density for lands in residential land use categories shall be as shown in the general plan land use element or
that density permitted by a B combining district, whichever is more restrictive; provided, that a density bonus may be granted
subject to compliance with all of the requirements of Section 26-88-010(k).
(b)
Building Intensity. The maximum building intensity of the use of a site for lands in commercial land use categories shall
be determined by multiplying the maximum building height limit and the maximum lot coverage. The specified height or lot coverage
limits may be modified if a use permit is first secured and if the maximum building intensity is not exceeded.
(c)
Maximum Building Height.
(1)
Thirty-five feet (35′) subject to Section 26-26-060(b);
(2)
Maximum height for telecommunication facilities is subject to the provisions of this article and Section 26-88-130.
(d)
Minimum Lot Size. Six thousand (6,000) square feet or as indicated on the approved precise development plan.
(e)
Maximum Lot Coverage.
(1)
Percentage. Thirty-five percent (35%) or as indicated on the approved precise development plan; provided, however, that for
a mixed commercial and residential development, pursuant to Section 26-26-040(e), the maximum lot coverage shall not exceed
fifty percent (50%) subject to subsection (b) of this section. Lot coverage limitation may be waived by the planning director
for swimming pools.
(Ord. No. 3932.)
(2)
Building Mass. Whereas this section permits, in effect, single-family dwellings with no side yards between, there shall be
no more than six (6) dwelling units nor a length of more than one hundred fifty feet (150′), whichever is less, in any contiguous
group or in any one building, unless specifically approved otherwise by the Sonoma County planning commission.
(f)
Yard Requirements. The following shall apply except that if the subject property adjoins land which is zoned AR or is designated
as agricultural land, the use is subject to the requirements of Section 26-88-040(g).
(1)
Front Yard Required. Twenty feet (20′) or as shown on the approved precise development plan, provided that no garage opening
may be located closer than twenty feet (20′) from any road, right-of-way or common driveway. A variation in setbacks shall
be encouraged.
(2)
Side or Rear Yards Required. As required by Article 20 or as indicated on the approved precise development plan, provided
that at least ten feet (10′) must be maintained between all detached buildings.
(3)
Special Yards Required for Dwelling Groups. According to the provisions of Section 26-24-030(i).
(g)
Parking Requirements.
(1)
Residential. Garage space or parking space.
(i)
Not less than (1) covered off-street parking space per dwelling unit. The requirements for covered parking may be waived for
single-family dwellings if the lot on which the dwelling is to be placed is of such size, shape or location that the areas
devoted to automobile parking will be visually screened from adjacent lots and from the common roadway(s) serving the property,
provided that site plan approval in accordance with Article 82 is first secured.
(ii)
Multifamily Dwellings and Dwelling Groups. One (1) uncovered guest parking space per dwelling unit.
(2)
Any other use shall provide parking in accordance with the standards in Article 86.
(Ord. No. 4973 § 7(f), 1996; Ord. No. 4839 § 1(E), 1994; Ord. No. 4643, 1993.)