Visual Assessment of Scenic Design (SD) Combining Zone Removal and SLU Additions Along Scenic Highway 12 Part Two

County of Sonoma, Permit and Resource Management Department Visual Assessment of Scenic Design (SD) Combining Zone Removal and SLU Additions Along Scenic Highway 12 Part Two Focusing on the State Designated Scenic Highways 12 Denise Peter, AICP

Table of Contents Summary... 4 Methodology... 4 Sonoma Valley (State Scenic Highway 12)... 5 Area 1: Rincon Valley County Islands... 5 Overview Map... 5 Hwy 12 at Maria Lane... 6 Hwy 12 at St Francis Road... 7 Hwy 12 near Fairway Drive... 9 Hwy 12 near Mountain Hawk Way (looking east toward Sunhawk Dr)... 10 Area 2: Wildwood Road Area... 11 Topographic and Overview Map... 11 Prior Zoning Map... 12 Hwy 12 at Mountainhawk Way (eastbound view)... 13 Hwy 12 at Los Alamos Rd (looking east)... 14 Hwy 12 at Richards Rd (looking east)... 15 Hwy 12 at Melita Rd (westbound view)... 16 Area 3: Frey/Lawndale/Hoff Roads Area... 17 Overview Map... 18 Hwy 12 at Frey Road (westbound view)... 19 Hwy 12 at Adobe Canyon Road (westbound view)... 20 Hwy 12 near Lawndale Rd (eastbound view)... 21 Area 4: Kenwood... 22 Overview and Land Use Maps... 22 Kenwood Strip Commercial Area near Cypress Ave (westbound view)... 23 Hwy 12 near Randolph Avenue (eastbound view)... 24 Area 5: Adine/Sylvia/Bonnie Way Area... 25 Overview Map... 25 Hwy 12 near Nuns Canyon Road (eastbound view)... 26 Hwy 12 near Weise Road (eastbound view)... 27 Hwy 12 near Sylvia Dr (eastbound view)... 28 Hwy 12 near Trinity Road (westbound view)... 29 Area 6: Glen Ellen LADG Area... 30 Overview Map... 30 Hwy 12 near Arnold Drive (westbound view)... 31 Area 7: London Ranch/Hill Road Area... 32 Overview & Prior Zoning Map... 33 Hwy 12 near Arnold Drive (eastbound view)... 35 Hwy 12 near Madrone Road (westbound view)... 36 Area 8: Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista... 37 Topography Map... 38 Overview & Prior SD Zoning Map... 39 Hwy 12 at Madrone Road (looking westerly down Madrone Road)... 43 Hwy 12 near Serres Lane (looking westerly)... 44 Page 2

Hwy 12 near Serres Drive (looking westerly down Serres Drive)... 45 Arnold Drive near El Rancho Feliz Road (looking westerly)... 46 Area 9: Eldridge... 47 Overview Map... 48 Hwy 12 at Madrone Road (looking westerly down Madrone Road)... 49 Area 10: Arnold/Serres/12/Agua Caliente Area... 50 Overview Map... 50 Hwy 12 west of Agua Caliente (looking westerly)... 51 Hwy 12 east of Madrone Road (eastbound view)... 52 Hwy 12 east of Serres Lane (eastbound view)... 53 Area 11: Rancho Bonita/Cavedale... 54 Overview Map... 55 Highway 12 near Rancho Bonita Way (eastbound view)... 56 Hwy 12 west of Cavedale (westbound view)... 57 Hwy 12 at El Portola and Moon Mountain Drives (eastbound view)... 58 Hwy 12 near London Way (westbound view)... 59 Area 12: Agua Caliente Road/Hwy 12/Verano/Arnold Area (The Springs)... 60 Overview Map... 60 Page 3

Summary The Permit and Resource Management Department proposes to eliminate the Scenic Design (SD) Combining Zone which has been used to implement the open space policy and maps of Area Plans. SD zoning was established in the zoning code in the 1960 s. The reason for removal is that many of the Area Plans have been repealed or are planned for repeal, and SD zoning refers to policies in an Area Plan. Area Plans were prepared between the mid-1970 s and mid-1980 s and are now largely built out, redundant with the General Plan and/or obsolete. In some instances, properties within the SD zone would have better scenic resource protection if the lands were added to an adjacent General Plan Scenic Landscape Unit (SLU) and rezoned to the Scenic Resource (SR) combining zone. The SR Combining Zone was established in 1992 and is redundant with the purpose of SD zoning. The SR zone has specific development standards such as not building on ridgelines, and minimizing grading and tree removals. The General Plan requires SR zoning on Scenic Landscape Units, Community Separators, and Scenic Corridors. This report provides additional assessment of views from Highway 12 as requested by the Sonoma County Planning Commission at the public hearing of September 5, 2013. Of the twelve SD areas assessed in this report that were previously not recommended for SLU/SR designation as a replacement for SD, three are now being recommended: Area 2: Wildwood Road Area, Area 7: London Ranch/Hill Road Area, and Area 8: Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista. Methodology Staff has analyzed all of the areas proposed for SD removal using the Permit and Resource Management Department s mapped Geographic Information Systems resources, and the three dimensional mapping capabilities of Google Earth. PRMD s GIS map layers were converted to Google Earth map layers and viewed in three dimensions from various street view locations to assess the relative visibility of large landforms from public roads. The following colors highlight open space designations, zoning and other features in the Google Earth images used in this study: Pink/purple Scenic Design (SD) zoning Light Green Scenic Landscape Unit (SLU) General Plan Open Space Designation Dark Green Parkland Red Community Separator (CS) General Plan Open Space Designation Grey City Limits Orange Proposed Scenic Landscape Unit and SR zoning, or remove SD and replace with SLU/SR as presented to the Planning Commission on 9/5 Yellow Existing Scenic Resource (SR) zoning Page 4

Sonoma Valley (State Scenic Highway 12) The following Highway 12 photographs and images are sequenced from Santa Rosa to Sonoma, with staff s recommended General Plan and/or zoning change. Area 1: Rincon Valley County Islands This area is entirely within the City of Santa Rosa s Urban Growth Boundary and will be annexed to Santa Rosa in the future. These parcels are mostly built out with regard to the County s zoning. If annexed, the parcels would gain increased development potential and all land use permits would be issued by the City of Santa Rosa. Staff recommendation: Remove SD zoning from these parcels because they are mostly built out and many are not visible from Highway 12. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Overview Map Rincon Valley County Islands Page 5

Hwy 12 at Maria Lane The Maria Lane area within Santa Rosa s Urban Service Area is almost entirely built out. Most of the lots on Maria Lane are not visible as they are behind existing homes adjacent to Hwy 12. Page 6

Hwy 12 at St Francis Road These 3 pockets of developed rural and suburban residential lots are screened from Hwy 12 views by fencing, vegetation and existing development. Page 7

Hwy 12 at St Francis Road (continued) This view from Hwy 12 shows this existing developed suburban residential area within Santa Rosa s Urban Growth Boundary. The character of this suburban area is not appropriate for inclusion within a County Scenic Landscape Unit because of its urbanized condition. Page 8

Hwy 12 near Fairway Drive This area has reached its maximum subdivision potential until annexed by City of Santa Rosa. Larger parcel (031-110-033) in this area is ~8 acres and is developed with a home. As seen from this view, the Fairway Drive area is a developed suburban/rural area with mature tree screening and the retention of SD and the requirement for design review for minor expansions on these lots, such as room additions, will have negligible impact on the scenic character of Hwy 12 at this location. Page 9

Hwy 12 near Mountain Hawk Way (looking east toward Sunhawk Dr) The upper portion of this aerial photo shows lots off of Sunhawk Drive entirely within the City of Santa Rosa s Urban Growth Boundary. These lots are adjacent to the County s Community Separator and not a part of it. These sets of images illustrate that this area of lots near Sunhawk Drive is not visible from Hwy 12 due to its long distance from Hwy 12, elevation and topography, and screening by exisiting development and vegetation. Page 10

Area 2: Wildwood Road Area This area includes parcels previously zoned SD which appear to have had the SD inadvertently removed. These areas appear as ridgelines from Highway 12 and should be treated as if the SD existed as they are surrounded by similar topography which is either now designated as Community Separator, Scenic Landscape Unit or zoned SD. Staff recommendation: Designate parcels in this area for Scenic Landscape Unit and SR zoning to be consistent with similarly designated parcels and avoid leaving an unprotected ridgeline and hillsides. Topographic and Overview Map Page 11

Prior Zoning Map The parcels in this area were zoned SD in 2007. With the conversion of the paper zoning maps to digital form in 2008, it appears that the SD for this area was inadvertantly removed. The only project since 2008 that removed SD was done in conjunction with parcels that had SR zoning with the intent that no parcel would have both SD and SR zoning, and if there was no SR zoning, the SD would be retained. Page 12

Hwy 12 at Mountainhawk Way (eastbound view) These images show the visibility of this ridgeline and hillside from Highway 12. Page 13

Hwy 12 at Los Alamos Rd (looking east) These images show the visibility of this ridgeline and hillside from Highway 12. Page 14

Hwy 12 at Richards Rd (looking east) These images show the visibility of this ridgeline and hillside from Highway 12. Page 15

Hwy 12 at Melita Rd (westbound view) These images show the visibility of this ridgeline and hillside from Highway 12. Page 16

Area 3: Frey/Lawndale/Hoff Roads Area This area wraps around a portion of Community Separator just to the east of the Oakmont community in the City of Santa Rosa. The area is flat and on both west and east sides has riparian corridors which provide some screening from east and westbound Highway 12 views. Tall property line vegetation perpendicular to Highway 12 also screens buildings from Highway 12 views. A Scenic Corridor is located along Highway 12 requiring building setbacks of 30% of the lot depth to a maximum of 200 feet. The area slopes downward from Highway 12 toward streams along the east and west edges resulting in minimal visibility from Highway 12. The portions of this area that are closest to Highway 12 are mostly built out with rural residential development on 1 to 2 acre lots with mature screening vegetation and trees. Staff recommendation: Remove SD zoning from these parcels because they are mostly built out and many are not visible from Highway 12 because of flat topography and low elevation, existing development and screening by existing vegetation and development. Removal of the SD zoning would result in negligible visual impacts as viewed from Highway 12. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Page 17

Overview Map Frey/Lawndale/ Hoff Roads Area Page 18

Hwy 12 at Frey Road (westbound view) Westbound Highway 12 view just east of Frey Road looking past Community Separator area (red) toward purple SD zoned area which is screened by property line vegetation and trees. Page 19

Hwy 12 at Adobe Canyon Road (westbound view) Westbound Highway 12 at Adobe Canyon Road showing purple SD zoned area from a more open area that provides a longer time period of viewing because of lack of roadside trees and vegetation. The flat purple SD zoned area just beyond the existing Scenic Landscape Unit (green) is not visible because it is behind a tall canopy of riparian vegetation and trees. Page 20

Hwy 12 near Lawndale Rd (eastbound view) Eastbound Highway 12 view just east of Lawndale Road showing purple SD zoned area. The flat purple SD zoned area just beyond the existing Community Separator (red) is not visible because it is behind a tall canopy of riparian vegetation and trees. Page 21

Area 4: Kenwood Although on private septic systems and a small public water company (Kenwood Village Water Company), this community has a very compact rural pattern of development with the majority of lots at a quarter acre in size. The community is mostly built out and is in a flat area with mature vegetation and trees. Lots fronting Highway 12 are designated in the General Plan for Limited Commercial development which requires design review and/or use permit. Scenic Corridor building setbacks of 30% lot depth to a maximum of 200 feet are also in effect. The residential development behind the Highway 12 strip of commercial is screened from Highway 12 views. Staff recommendation: Remove SD zoning from these parcels because they are mostly built out, residential development is not visible from Highway 12, and the strip commercial adjacent to Highway 12 is subject to both Scenic Corridor and commercial design review. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and/or water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Overview and Land Use Maps Image above left shows purple SD zoning proposed for removal, surrounded by orange SD zoning proposed for replacement with Scenic Landscape Unit designation as discussed in the prior Visual Assessment Report presented to the Planning Commission on September 5, 2013. Image above right shows General Plan land use categories. Bright green strip along Hwy 12 is commercial. Aqua small lot area is residential one acre density. Slightly larger lots in the uper left corner are rural residential. Remaining larger lots are agricultural land use. Page 22

Kenwood Strip Commercial Area near Cypress Ave (westbound view) These images show the character of the Kenwood Highway 12 strip commercial area. Many of the commercial buildings in this area pre-date the County s first building and zoning codes from the early 1960 s, and have been allowed to be maintained in their original locations. Along both sides of Highway 12 for a distance of 200 feet from the centerline, there is no SD zoning. Instead the area is zoned Scenic Resource (SR) to indicate that Scenic Corridor setback restrictions and/or Design Review is in effect. The SD zoning behind the 200 foot strip of SR zoning is not visible due to existing development and vegetation. Page 23

Hwy 12 near Randolph Avenue (eastbound view) These images show a character of development similar to that described on the previous page. Visual impacts associated with SD removal for the purple SD zoned area would also be negligible. Page 24

Area 5: Adine/Sylvia/Bonnie Way Area This area is built out with the exception of one lot in the Hwy 12 Scenic Corridor that would be subject to Design Review. A row of homes back onto Hwy 12 and are screened by fencing and vegetation. Remainder of area would not be visible because of flatness of this area and location behind existing homes along Hwy 12. Staff recommendation: Remove SD zoning from the parcels shown in purple because the area is built out and building remodels or room additions would not be visible from Hwy 12 or would be subject to design review due to location in the Hwy 12 Scenic Corridor 200 foot strip area. Visibility from several Hwy 12 viewpoints is discussed below. Removal of SD zoning would have negligible visual impact from Hwy 12. Overview Map Page 25

Hwy 12 near Nuns Canyon Road (eastbound view) Area with SD zoning (purple) is screened from Hwy 12 views at this location due to topography and vegetaton. Page 26

Hwy 12 near Weise Road (eastbound view) Area of SD zoning (purple) is not visible from Hwy 12 at this location as it is behind a dense riparian corridor providing screening. As recommended at the 9/5/13 Planning Commission public hearing, the parcels at this bend in the highway that are heavily vegetated and contain the riparian corridor should have the SD zoning replaced with Scenic Landscape Unit Designation as a better method of scenic resource protection. Page 27

Hwy 12 near Sylvia Dr (eastbound view) SD zoned area (purple) would not be visible from Highway 12 because there is a 200 foot strip of Scenic Corridor and Scenic Resource zoning separating existing development from Hwy 12 views. Homes which back onto Hwy 12 and are visible are already subject to design review. Page 28

Hwy 12 near Trinity Road (westbound view) SD zoned area (purple) would not be visible from Highway 12 because there is a 200 foot strip of Scenic Corridor and Scenic Resource zoning separating existing development from Hwy 12 views. Homes which back onto Hwy 12 and are visible are already subject to design review. Page 29

Area 6: Glen Ellen LADG Area This area is entirely within an Urban Service Area and within the Glen Ellen Local Area Development Guidelines. The area is mostly built out and located at least a half mile from Hwy 12 at lower elevations near riparian corridors or screened by intervening rolling topography. Staff recommendation: Remove SD zoning from these parcels (shown in purple within the red boundaries) because they are mostly built out and not visible from Highway 12. These parcels are also in the Glen Ellen Subarea 1 (requiring design review for ministerial and discretionary permits) and Glen Ellen Subarea 2 (requiring design review for discretionary permits). Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Overview Map Area subject to Glen Ellen Local Area Development Guidelines shown within red boundary. Glen Ellen Area Subarea 1 is the inner area adjacent to Arnold Drive. Subarea 2 is the outer boundary. Page 30

Hwy 12 near Arnold Drive (westbound view) Note Glen Ellen Subareas 1 & 2 shown as solid red to illustrate general location. Not all parcels in Glen Ellen LADG are zoned SD. The red area would not be visible from Highway 12 due to the existing wooded hillsides and mature trees on land between Highway 12 and Glen Ellen. The entrance into Glen Ellen (Arnold Drive) is a Scenic Corridor with a 200 foot strip of Scenic Resource zoning which will serve to protect screening vegetation and trees which block views of Glen Ellen from Hwy 12. Page 31

Area 7: London Ranch/Hill Road Area This area is just above and to the west of the Glen Ellen Local Area Development Guidelines boundary. It is mostly developed with lots in the ten acre range. This area is in the foothills below Jack London State Park and is of a hilly topography with a unique stand of very tall redwood and fir on a ridgeline that can be seen across the Sonoma Valley floor from Highway 12 westbound. Several of the parcels in this area historically had SD zoning which was inadvertently dropped from the electronic Zoning Database and should be treated as if they had SD zoning particularly as they are located on a ridge in a location visible from Highway 12. Staff recommendation: Replace the SD zoning on these parcels with Scenic Landscape Unit and Scenic Resource (SR) zoning to protect the ridgeline and hillside views from Highway 12 westbound. The SR zoning will particularly help to preserve the unique and significant stand of mature redwoods and fir located on a ridgeline as viewed from Scenic Highway 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Page 32

Overview & Prior Zoning Map These parcels should have had SD zoning. See historical zoning map below. Zoning Map Prior to Conversion to Electronic Zoning Database. Page 33

SD SD SD Note: Area of London Ranch/Hill Road is purple area above the red area and parcels marked SD that were historically zoned SD. This area is mostly built out. Page 34

Hwy 12 near Arnold Drive (eastbound view) Glen Ellen Local Area Development Guidelines area shown in red. Proposed purple SD area to be replaced with SLU/SR shown in purple. This image illustrates that the existing SD zoned area in purple would not be visible from Highway 12 eastbound. The area in red is subject to the Glen Ellen Local Area Development Guidelines and is discussed in the prior section. Page 35

Hwy 12 near Madrone Road (westbound view) Redwood/Fir Grove on ridge above Glen Ellen This image illustrates the visibility of the ridgeline Redwood/Fir Grove above Glen Ellen. The purple SD zoned area for the London Ranch/Hill Road area is barely noticeable from this angle because it is located on a ridge and from this angle only appears as a thin strip. However, because of its ridgeline prominenance and unique tree profile, it contributes to the visual character of the Scenic Highway 12 corridor. SD zoning for this purple strip should be replaced with Scenic Landscape Unit and Scenic Resource zoning. Page 36

Area 8: Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista This area consists of rural residential lots in the 2 to 10 acre density range. This area contains a strip of parcels without SD zoning at the highest elevations. The SD zoning was inadvertently left off, as the paper zoning maps prior to 2007 clearly show these lots zoned as SD. These lots without SD or SR zoning are among the most visible because of their higher elevation and unique redwood/fir clusters that can be seen from Highway 12 across the valley. Staff recommendation The images on the following pages show the visibility of this rural residential foothill area with lots in the Rural Residential 2 to 10 acre density category. This area is quite visible along the entire length of Madrone Road and from Hwy 12 particularly where vineyards provide expansive views across the Sonoma Valley. It is rarely visible from Arnold Drive. Replacement of the existing SD zoning with SR is recommended for this entire area because of the potential for visual degradation of the Scenic Highway 12 corridor from tree removal, unshielded night time lighting, inappropriate structure and road placement, and materials and colors that contrast significantly with the vegetative cover. Visibility of this area from several Hwy 12 viewpoints is discussed below. Page 37

Topography Map This area contains an intermediary ridgeline of 400 to 600 feet in elevation which is below the Sonoma Mountain ridgeline of approximately 2,000 feet. Page 38

Overview & Prior SD Zoning Map This image shows the Scenic Design (SD) zoned area (within red border) on the west side of Arnold Drive of Morningside Mountain/El Ranch Feliz/Heaven Hill/Sobre Vista Roads. Jack London State Park and Sonoma Valley Regional Park are to the immediate north. The yellow shade indicates the existing Scenic Resource (SR) zoning associated with Scenic Landscape Units. The yellow/orange shade represents Scenic Resource (SR) zoning associated with Community Separators. The following pages show an enlargement of this area, and a narrow strip of unshaded property between the SR and SD zoning that inadvertantly had the SD removed which existed in 2007 prior to conversion of the paper zoning maps to the electronic Zoning Database. Page 39

Areas where SD zoning inadvertently removed after 2007 Areas where SD zoning inadvertently removed after 2007 The unshaded parcels were inadvertantly dropped from the SD zone. The historical zoning maps are shown on the next page. This strip of unshaded parcels should be treated as if they are zoned as SD. It is recommended that this area of SD (purple) and historically zoned SD parcels be added to the adjacent Scenic Landscape Unit and zoned Scenic Resource (SR). Note that at the 9/5/13 Planning Commission meeting, the Commission recommended that the Scenic Landscape Unit designation (shown as the darker shade of yellow) was extended to match the existing SR zoning (lighter yellow) here and in other areas where this inconsistency exists. Page 40

Visual Assessment of Scenic Design (SD) Combining Zone Removal Historic zoning maps (2007) indicating that strip of unshaded parcels between SR and SD zoning on previous page should be considered to have SD zoning because the SD zoning was inadvertantly removed. Page 41

Historic zoning maps (2007) indicating that strip of unshaded parcels between SR and SD zoning on previous page should be considered to have SD zoning because the SD zoning was inadvertantly removed. Page 42

Hwy 12 at Madrone Road (looking westerly down Madrone Road) Area where SD inadvertently removed Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista SD Area Area where SD inadvertently removed These images show the visibility of this rural residential foothill area with lots in the Rural Residential 2 to 10 acre density category. This area is quite visible along the entire length of Madrone Road and from Hwy 12 particularly where vineyards provide expansive views across the Sonoma Valley. Replacement of the existing SD zoning with SR is recommended for this entire area because of the potential for visual degradation of the Scenic Highway 12 corridor from tree removal, unshielded night time lighting, inappropriate structure and road placement, and materials and colors that contrast significantly with the vegetative cover. Page 43

Hwy 12 near Serres Lane (looking westerly) Area where SD inadvertently removed 1,200 foot wide by ~ 3 mile long strip of SLU/SR inconsistency recommended for correction by PC on 9/5/13 Arnold Drive SD area above Arnold Drive at a higher elevation is recommended for SLU/SR designation because of its visibility from Highway 12. Page 44

Hwy 12 near Serres Drive (looking westerly down Serres Drive) Arnold Drive The Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista area above Arnold Drive is not visible at this location from The Springs urbanized area due to existing trees. Page 45

Arnold Drive near El Rancho Feliz Road (looking westerly) A 200 foot wide band of Scenic Resource zoning is in effect along Arnold Drive. Due to topography and existing trees, the Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista area (shown in purple above) is rarely visible from Arnold Drive. Page 46

Area 9: Eldridge This area is entirely within the Sonoma Valley Urban Service Area. The area is flat, mostly built out and over a half mile from Hwy 12. It is at an elevation lower or similar to Highway 12, and screened from Highway 12 by the Sonoma Creek riparian corridor. Staff recommendation: Remove SD zoning from these parcels because they are mostly built out and not visible from Highway 12. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Page 47

Overview Map Note: Eldridge is within a County Urban Service Area. Note: General Plan designation for majority of Eldridge is Urban Residential and built out. Page 48

Hwy 12 at Madrone Road (looking westerly down Madrone Road) Eldridge Note: Eldridge area is shown in purple as flat area in front of the foothills purple area. Eldridge village is not visible from Highway 12 due to screening from Sonoma Creek riparian corridor. Page 49

Area 10: Arnold/Serres/12/Agua Caliente Area Most of this purple SD area bounded by Arnold/Serres/Hwy 12 and Agua Caliente Roads is within the Sonoma Valley Urban Service Area (USA) with the exception of the area shown below with the red border. The majority of the parcels in the Urban Service Area are built out. The parcels in the interior that are not in the USA are at a low elevation and distance from Highway 12 such that they are not visible from Highway 12. Staff recommendation: Remove SD zoning from these parcels in purple because they are mostly built out and many are not visible from Highway 12. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Overview Map Not in USA Page 50

Hwy 12 west of Agua Caliente (looking westerly) Arnold Dr Arnold/Serres/12/Agua Caliente Area below Arnold Drive This SD area shown in purple is behind a 200 foot strip of Scenic Corridor SR zoning, and existing structures. Development within this mostly Urban Service Area would be negligibly visible or not visible from Highway 12. Page 51

Hwy 12 east of Madrone Road (eastbound view) Note: view of purple SD area obscured by existing riparian corridor and topography from the eastbound Highway 12 view. Page 52

Hwy 12 east of Serres Lane (eastbound view) Arnold Dr Arnold/Serres/12/Agua Caliente Area below Arnold Drive Note: Orange area immediately adjacent to Highway 12 is recommended for addition to Scenic Landscape Unit. Flat purple area below Arnold Drive in the far distance is not visible from Highway 12 due to low elevation adjacent to Sonoma Creek and Sonoma Creek riparian corridor. Higher foothills area in purple is on the west side of Arnold Drive and is assessed under the name Morningside Mountain/El Rancho Feliz/Heaven Hill/Sobre Vista in prior section. Page 53

Area 11: Rancho Bonita/Cavedale Half of this purple SD area shown below and above Hwy 12 is within the Sonoma Valley Urban Service Area (USA) with the exception of the area shown below with the red border. The majority of the parcels in this area are built out. Staff recommendation: Remove SD zoning from these parcels in purple because they are mostly built out and negligibly visible from Highway 12 due to the existing trees and vegetation in the 200 foot strip of Scenic Corridor SR zoning separating this area from Highway 12. This area is lined with oak trees and has limited visibility from Hwy 12. Brief openings at driveways allow limited views into this area. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Page 54

Overview Map Not in USA Note: General Plan land use designation for this ara is primarily rural residential with 5 acre density on the left side and 2 acre density on the right. Area is mostly built out with the potential for only 3 more lots. Right half the area is in the Urban Service Area. This area is subject to a Scenic Corridor setback of 30% of lot depth to a maximum of 200 feet, and is heavily vegetated and screened by trees along Highway 12. Page 55

Highway 12 near Rancho Bonita Way (eastbound view) This area is lined with oak trees and has limited visibility from Hwy 12. Brief openings at driveways allow limited views into this area. Page 56

Hwy 12 west of Cavedale (westbound view) Rancho Bonita/Cavedale Area behind 200 foot Scenic Corridor zoning and trees This area is lined with oak trees and has limited visibility from Hwy 12. Brief openings at driveways allow limited views into this area. Page 57

Hwy 12 at El Portola and Moon Mountain Drives (eastbound view) Rancho Bonita/Cavedale Area behind 200 foot Scenic Corridor zoning and trees This area is lined with oak trees and has limited visibility from Hwy 12. Brief openings at driveways allow limited views into this area. Page 58

Hwy 12 near London Way (westbound view) This area is lined with oak trees and has limited visibility from Hwy 12. Brief openings at driveways allow limited views into this area. Page 59

Area 12: Agua Caliente Road/Hwy 12/Verano/Arnold Area (The Springs) This area is entirely within the Sonoma Valley Urban Service Area. The area is flat and near build out. All parcels fronting on Highway 12 between Agua Caliente and the City of Sonoma limits are subject to the Highway 12 Local Area Design Guidelines. Staff recommendation: Remove SD zoning from these parcels because they are mostly built out and not visible from Highway 12. Additionally General Plan Objective OSRC-2.1 states that the inclusion of Scenic Landscape Units within the spheres of influence of public service providers (i.e. areas that have public sewer and water) should be avoided. Removal of SD zoning would have negligible visual impact from Hwy 12. Visibility of this area from several Hwy 12 viewpoints is discussed below. Overview Map Note: All of these scattered small pockets of purple SD are within the Urban Service Area and are mostly built out. The City of Sonoma is shown at the upper right within the red boundary. Parcels fronting Hwy 12 in this area are subject to the Highway 12 Local Area Design Guidelines (shown in blue boundary. Most parcels in this area are not visible from Hwy 12, and those that are subject to a more specific and visually protective zoning tool than the SD zone. Page 60