Purpose. The purpose of these guidelines and standards are to implement General Plan Land Use Element policies and programs to protect and enhance the unique character of specific unincorporated communities and areas, as designated by the Board, while allowing for land uses and development authorized in the General Plan Land Use Element. This division provides a greater level of detail for the desired character of development in a local area.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Applicable Areas. The provisions of this division apply within the boundaries of the following local areas of the LG (Local Guidelines) combining zone in the Zoning Database:

(1)

Canon Manor West (LG/CMW).

(2)

Glen Ellen (LG/GE1), (LG/GE2).

(3)

Highway 116 Scenic Corridor (LG/116).

(4)

Penngrove Main Street (LG/PNG).

(5)

Russian River Corridor (LG/RRC).

(6)

Sebastopol Road Urban Vision Plan (LG/SVP).

(7)

The Springs, Highway 12 (LG/SPR).

(8)

Taylor/Sonoma/Mayacamas Mountains (LG/MTN).

(9)

Lance Drive (LG/LAN).

(b)

Applicable Projects. Within the LG zone, provisions of this division apply to the following types of projects:

(1)

Discretionary Projects. This division applies to each proposed development and new land use that is subject to a discretionary land use permit under this Development Code; and

(2)

Ministerial Projects. This division applies to each building permit or other ministerial permit, unless an exemption is contained in the section herein specific to that local area.

The table below summarizes the permit requirements of each area:

(c)

In the event of conflict. In the event of any conflict between the provisions of this Division and other requirements of this Development Code, the provisions of this Division shall control.

(Ord. No. 6458, § XXII, 12-5-2023; Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

New Local Area Guidelines and Standards and amendments shall be reviewed and approved in compliance with Chapter 26, Article 96 (Zoning Code Amendments). Concurrent with the establishment of any new Local Area Guidelines and Standards area, all subject properties shall be rezoned to the LG (Local Guidelines) combining zone with an appropriate title and suffix referencing specific area. Local Area Guidelines and Standards shall be listed in Chapter 26, Article 63 (Local Guidelines Combining Zone).

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Design and Site Plan Review Required. Unless specifically exempt within this Division, each discretionary land use permit and ministerial permit that results in exterior modifications or new development within a LG (Local Guidelines) combining zone shall be reviewed and approved in compliance with Chapter 26, Article 82 (Design Review), and a Design and Site Plan Review or Administrative Design and Site Plan Review Permit shall be required prior to construction permit issuance to implement the provisions of the applicable Local Area Guidelines and Standards. This design and site plan review requirement is in addition to any other required permits (Building Permit, Zoning Permit, Conditional Use Permit, Subdivision, etc.).

(b)

Review Authority. The review authority shall be the highest review authority designated by Section 26-92-060 (Concurrent Processing of Related Applications). Where only a Building, Grading, or Drainage Permit is required, the Director shall be the review authority for the Administrative Design Review.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Canon Manor West Subdivision Local Area Guidelines and Standards is to implement water conservation mitigation measures required with the formation of a sewer and water assessment district for the Canon Manor West area.

(b)

Additional Permit Requirements or Exemptions. Only a Planning Clearance is required for the following ministerial actions require compliance with this Division prior to connection, permit final or resale, with the water conservation standards of Subsection (c) herein:

(1)

Connection to sewer and/or water.

(2)

A Building Permit for:

a.

Construction of a new dwelling; or

b.

Major renovation (more than thirty percent (30%) increase in square footage based on linear footage of altered walls method (Department Policy 9-2-29) of an existing home (a Building Permit and inspection is required).

(3)

The resale of an existing dwelling:

a.

Before sale the seller shall perform a water system audit utilizing the approved form provided by the Department and repair leaks as necessary. This is a self-monitoring process and does not require a Building Permit or inspection; and

b.

Owners shall file the water system audit with the Department and the records shall be maintained in the well and septic files for the subject property.

(c)

Standards. The standards of this section are limited to the following water conservation measures:

(1)

Low flush toilets (1.6-gallon or less) (installation of a toilet requires a Building Permit);

(2)

Low-flow showerheads (2.5 gallons per minute (gpm) or less); and

(3)

Low-flow faucet aerators (2.2 gpm or less); or

(4)

If the dwelling is already equipped with low flush toilets, replace leaking toilet flappers as needed.

(d)

Boundaries. The standards of this Section apply to all properties within the boundary shown in the Zoning Database as being within the LG/CMW (Local Guidelines/Canon Manor West) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Glen Ellen Development and Design Guidelines is to direct development in a way that the character of Glen Ellen is enhanced and its rural character and scenic quality are maintained. The design guidelines encourage the use of forms and materials that are human in scale.

(b)

Additional Permit Requirements or Exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Ministerial projects within the Glen Ellen Subarea 2 are exempt from the provisions of the Glen Ellen Design Guidelines.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of the Glen Ellen Development and Design Guidelines on file at the Permit and Resource Management Department.

(d)

Boundaries. The standards of this section apply to all properties within the boundary shown in the Zoning Database as being within the LG/GE1 (Local Guidelines Glen Ellen Subarea 1) or LG/GE2 (Local Guidelines/Glen Ellen Subarea 2) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Highway 116 Scenic Corridor Study is to provide for the protection and enhancement of the scenic corridor along State Route 116 in Sonoma County.

(b)

Additional Permit Requirements or Exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Projects that require only ministerial approval, such as building permits, are exempt from the requirements of this section.

(2)

Discretionary projects within the Highway 116 Scenic Corridor Study boundary, but not visible from Highway 116 are exempt from the requirements of this section upon approval of a Zoning Permit with sufficient documentation to verify that the project would not be visible from Highway 116.

(3)

As authorized by the Scenic Highway 116 Guidelines, Cal-trans highway projects, County public works projects, and public utility projects shall use the Scenic Highway 116 Guidelines protective measures in the design and construction of public projects in the Scenic Highway 116 boundaries.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of Sonoma Highway 116 Scenic Highway Corridor Study on file at the Permit and Resource Management Department.

(d)

Boundaries. The guidelines established by this Section apply to all properties shown in the Zoning Database as being within the LG/116 (Local Guidelines/Highway 116 Scenic Corridor) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Penngrove Main Street Design Guidelines is to preserve the historic resources and traditional character of Penngrove's Main Street and promote a walkable, mixed-use, and economically viable commercial zone.

(b)

Additional permit requirements or exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Public and private improvements within and adjacent to the public street right-of-way shall comply, unless otherwise approved by the Board.

(2)

Signage and exterior lighting shall comply.

(3)

Historic structures identified in the Sonoma County Historic Resources Inventory and sites in the HD (Historic) combining zone require review by the Sonoma County Landmarks Commission or designated Landmarks Commission staff in compliance with Chapter 26, Article 82 (Design Review) and Article 68 (Historic District), and such review shall occur concurrently with the Design Review or Administrative Design Review Permit.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of the Penngrove Main Street Design Guidelines on file at the Permit and Resource Management Department.

(d)

Boundaries. The standards of this Section apply to all properties within the boundary shown in the Zoning Database as being within the LG/PNG (Local Guidelines/Penngrove) combining zone.

(a)

Purpose. The purpose of the Russian River Design Guidelines is to provide clear, concise design guidance in order to preserve and enhance the built environment of the Russian River area and to promote new development that respects the context of its unique setting and is appropriately integrated into the fabric of the existing community.

(b)

Additional permit requirements or exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Signage and exterior lighting shall comply.

(2)

Single family and multi-family ministerial projects of 3 or less units are exempt from the provisions of the Russian River Corridor Design Guidelines, unless the site contains historic resources listed in subsection (b)(3) below.

(3)

Historic resources identified in the Russian River Corridor Appendix B (Historic Resources), the Sonoma County Historic Resources Inventory, and sites in the HD (Historic) combining zone require review by the Sonoma County Landmarks Commission or designated Landmarks Commission staff in compliance with Chapter 26, Article 82 (Design Review), and such review shall occur concurrently with the Design Review or Administrative Design Review Permit.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of the Russian River Corridor Design Guidelines on file at the Permit and Resource Management Department.

(d)

Boundaries. The standards of this Section apply to all properties within the boundary shown in the Zoning Database as being within the LG/RRC (Local Guidelines/Russian River Corridor) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The Sebastopol Road Urban Vision Plan advocates mixed use development along the Sebastopol Road corridor, with new structures placed at the edge of the public sidewalk and parking located behind the structure(s). The purpose of the Sebastopol Road Urban Vision Plan is to provide design parameters for current and new land uses to meet the following objectives:

(1)

Stimulate economic revitalization.

(2)

Provide more green spaces.

(3)

Facilitate pleasant and safer pedestrian connectivity.

(4)

Help decongest traffic.

(5)

Provide public spaces for socializing.

(b)

Additional permit requirements or exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Public and private improvements within and adjacent to the public street right-of-way shall comply, unless otherwise approved by the Board.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of the Sebastopol Road Urban Vision Plan on file at the Permit and Resource Management Department.

(d)

Boundaries. The standards of this Section apply to all properties within the boundary shown in the Zoning Database as being within the LG/SRV (Local Guidelines/Sebastopol Road Urban Vision Plan) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Springs Highway 12 Design Guidelines is to provide a vision and design standards that will lead to the beautification of the Highway 12 Corridor linking the communities of Fetters Hot Springs, Agua Caliente, Boyes Hot Springs and El Verano - collectively referred to as "The Springs."

(b)

Additional permit requirements or exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Signage and exterior lighting shall comply.

(2)

Public and private improvements within and adjacent to the public street right-of-way shall comply, unless otherwise approved by the Board.

(c)

Standards. Applicable development shall be reviewed and approved in compliance with the most current version of The Springs Highway 12 Design Guidelines on file at the Permit and Resource Management Department.

(d)

Boundaries. The standards established by this Section applies to any parcel with frontage on Highway 12 from its intersection at Verano Avenue, north, to its intersection at Agua Caliente Road, and shown in the Zoning Database as being within the LG/SPR (Local Guidelines/The Springs Highway 12) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. These standards are intended to reduce the visual impacts of residential related development within the Scenic Landscape Units of Taylor, Sonoma, and Mayacamas Mountain areas as visible from public roads.

(b)

Additional Permit Requirements or Exemptions. In addition to the requirements of Section 26-90-040 above (Permit requirements for all Local Area Guidelines and Standards), the following applies:

(1)

Deed Restriction. A deed restriction shall be recorded stating the conditions of the Design Review or Administrative Design Review approval.

(2)

Structures and Site Development. These standards apply to single-family dwellings, second dwelling units, residential accessory structures, and other associated site development including but not limited to roadways, site grading, and utilities (collectively referred to in this Section as "site development"), except as otherwise exempt, that are or would be visible from public roads.

(3)

Board Appointed Citizen Advisory Committee Referral. These standards shall be utilized by the Department and applicable Board appointed local citizen's advisory committees in compliance with Chapter 26, Article 64 (Scenic Resources Combining Zone) to evaluate any Building Permit applications for proposed single-family dwellings, second dwelling units, and any other associated site development.

(4)

Effect on Existing Structures. Legal single-family dwelling(s) or appurtenant structure(s) existing on the effective date of this Section shall be deemed to comply with this Section. Expansions to existing single-family dwelling(s) and/or appurtenant structure(s) shall be required to comply with this Section.

(5)

Exempt Structures. The requirements of this section shall not apply to:

a.

Accessory structure(s) that do not require a Building Permit;

b.

Agricultural structure(s) or use;

c.

Farm family, agricultural employee, and seasonal or year round farmworker housing; and

d.

Structure(s) that are not or would not be visible at the time of construction from public roads. Nothing in this section shall apply to the appearance of a single-family dwelling(s) or appurtenant structure(s) where viewed from a non-vehicular pedestrian, bicycle, or equestrian trail open to the public.

(6)

Exemption for sites rendered unbuildable. One or more of the requirements of this Section may be waived or modified where the applicable review authority determines that strict compliance with these standards would render a legal parcel unbuildable, provided that the review authority shall first find that:

a.

A single-family dwelling or second dwelling unit and each appurtenant structure, road, driveway, and utility line will be located where the least visual impact would result; and

b.

The proposed development will not conflict with Chapter 26, Article 64 (Scenic Resources Combining Zone).

(c)

Standards. The following standards apply:

(1)

Site Planning Standards.

a.

Applicability. The provisions of this subsection apply to all proposed site development which, for the purposes of this Subsection includes each proposed dwelling, appurtenant structure, and any related utility line, access road, and driveway except on a site where a building envelope was previously established by way of a recorded subdivision map or recorded open space or conservation easement, in which case the structure shall be located within the established building envelope.

b.

Siting Criteria. All features of site development that are subject to these standards shall, to the extent feasible, be located to be substantially screened when viewed from public roads. The term "viewed" shall mean what is visible to a person of normal eyesight from public roads.

c.

Alternative Siting. The location of site development in compliance with this Section shall be feasible based on the factors of fire, safety, on-site sewage disposal, drainage, geologic, and other constraints. Where these constraints make it infeasible to substantially screen the structures and related site development, they shall be located in the least visible location on the parcel and shall be subject to the architectural and landscaping standards in specified in subsections e. and f., below.

d.

Use of existing vegetation and site features.

1.

Existing vegetation or existing topographic features shall be used, where feasible, to substantially screen site development as seen from public roads.

2.

Grading and removal of trees and other mature vegetation should be minimized. Avoid removal of specimen trees, tree groupings, and windbreaks.

3.

The applicant shall provide the Department with a site plan indicating if any vegetation is proposed, or topographic features proposed to be removed as well as vegetation to be retained and used to substantially screen the site development.

4.

Where existing topography and vegetation would not screen structures from view from public roads, landscaping shall be installed consisting of native vegetation in natural groupings that fit with the character of the area in order to substantially screen structures from view.

e.

Ridge-line Development. On hills and ridges, no portion of a single-family dwelling, appurtenant structure(s), or any portion of a structure shall appear against the sky when viewed from public roads.

f.

Roads and Driveways. The grade and alignment of each new access road, including any driveway, related to the construction of any single-family dwelling and/or appurtenant structure(s) shall be located and designed to minimize the visibility of each road and road cut, as viewed from public roads.

g.

Grading.

1.

All exposed slopes and disturbed soil resulting from site development shall be graded so as to be gently sloping and blend with the natural topography.

2.

Regraded slopes and disturbed soils shall be revegetated with indigenous plants, or other plants with similar massing and coverage characteristics suitable to minimize soil erosion.

(2)

Architectural Standards. Each single-family dwelling and appurtenant structures, including fences, shall comply with the following standards, except as may be exempted in compliance with subsection (b)(5) (Exempt Structures), above.

a.

Rural Character.

1.

All new structures shall be designed to respect the rural character of the surrounding environment.

2.

The architectural form of the structure(s) and site development shall utilize appropriate form and massing to reduce the visual impact and blend with the environmental setting.

b.

Building Materials and Exterior Colors.

1.

The exterior colors of the structure shall be local earth tones blending with the natural environment of the site and have a low reflectivity value.

2.

An exterior color may be changed to another new color, provided that the new color is consistent with these standards.

3.

Building materials (e.g., bricks, natural wood, or stone) may be considered, provided the material used is an appropriate color and has a low reflectivity value.

c.

Windows. Window glazing shall be nonreflective.

d.

Lighting, Exterior.

1.

Exterior lighting shall be downward facing, fully shielded, and located at the lowest possible point to the ground to prevent glare and light pollution.

2.

Light fixtures shall not be located at the periphery of the property and shall not spill over onto adjacent properties or into the night sky.

3.

Luminaires shall have a maximum output of 1000 lumens per fixture.

4.

Total illuminance beyond the property line created by simultaneous operation of all exterior lighting shall not exceed 1.0 lux.

5.

All roadway, parking, and driveway lights shall be low profile utilizing full cut-off fixtures.

6.

Flood lights are not allowed.

7.

If security lighting is necessary, it shall be motion-sensor activated only.

(3)

Landscaping. Site development in compliance with this section shall require landscaping as follows, consistent with Section 7D-3 (Water Efficient Landscape Regulations), County Code Chapter 13 (Fire Safety Ordinance), and Emergency Services Department Vegetation Management Guidelines, except as provided by Subsection (c)(3)c., below.

a.

Size and Density of Plant Materials. Landscaping necessary to accomplish substantial screening shall be of sufficient size and density to screen the structure within ten (10) years following installation.

b.

Plant Species. Plant species used for any screening and revegetation required by these standards shall be indigenous, or of a similar character as determined by the review authority. Planting shall also comply with the fire safe standards.

c.

Waiver or Modification of Landscaping Requirements. Where the Director determines that because of soil, climatic conditions, or topographic conditions, the landscaping otherwise required by this Subsection would not be feasible, the Director may waive the landscaping requirements, provided that the dwelling and/or appurtenant structure(s) is constructed in the least visible location on the building site. The Director shall not waive the landscaping requirements unless the Director has first determined that the applicant has:

1.

Explored all reasonable alternative measures to screen or otherwise reduce the visibility of the structures, and associated site development, to the same degree as the landscaping requirements that would be waived; and

2.

Proposed an alternative or demonstrated that landscaping is not necessary and/or feasible for the particular structure and/or site development at issue.

(d)

Boundaries. The standards of this Section apply to all properties within the boundary shown in the Zoning Database as being within the LG/MTN (Local Guidelines/Taylor Sonoma Mayacamas Mountains) combining zone.

(Ord. No. 6057, § III(a), Exh. A, 2-4-2014)

(a)

Purpose. The purpose of the Lance Drive Local Guidelines is to implement the vision of the City of Santa Rosa's North Santa Rosa Station Area Specific Plan for a multi-modal, transit-oriented community and provide for development standards that are consistent with the Specific Plan and the City's pre-zoning for specified unincorporated island parcels adjacent to Lance Drive and Guerneville Road in the City of Santa Rosa. The site design for this area shall include:

(1)

New residential neighborhoods that feature sidewalks on both sides of the street;

(2)

An urban plaza located at the corner of Lance Drive and Guerneville Road; and

(3)

Community gardens incorporated into neighborhood design.

(b)

Definitions. The following definitions apply in this section:

(1)

Activity-generating use: a land use that is intended to attract a high volume of pedestrian traffic. An activity-generating use provides high customer turnover and social interaction, such as retail, entertainment and dining establishments, personal services, theaters, and galleries, and may include a lobby for upper-floor multi-family residential units.

(2)

Encroachment: a portion of a building that extends beyond the limits determined by the setbacks.

(3)

Stepback: the number of feet a building recedes from the build-to line of the floor below it.

(c)

Standards.

(1)

For properties designated as medium density residential (R2) or high density residential (R3), the development standards in Table 1 apply in addition to the development standards of the applicable base zoning district. Where conflicts exist, the standards in this section shall control.

Table 1. Development Standards — Residential

(2)

For properties designated as retail business and service (C2), the development standards in Table 2 apply in addition to the development standards of the applicable base zoning district. Where conflicts exist, the standards in this section shall control.

Table 2. Development Standards — Commercial

(3)

Parking Requirements. Notwithstanding conflicting requirements of Article 86 (Parking Regulations), the following parking requirements apply:

Table 3. Parking Requirements

(1)

In anticipation of annexation, developments should be guided by the Design Guidelines applicable to the sites as provided in the City of Santa Rosa's North Santa Rosa Station Area Specific Plan.

(2)

Development abutting the Northwest Community Park shall provide a direct pedestrian or bicycle connection to the park.

(3)

In anticipation of annexation, all multifamily and commercial development on these properties shall comply with the City of Santa Rosa's adopted Design and Construction Standards for Streets, Traffic, Street Lights, Storm Drains, Water, Sewer, and Landscaping, or successor standards.

(d)

Boundaries. The standards established by this section apply to all properties within the boundary shown in the zoning database as being within the LG/LAN (Local Guidelines/Lance Drive) combining zone.

(Ord. No. 6458, § XXIII, 12-5-2023)