ORDINANCE NO. The Board of Supervisors of the County of Sonoma, State of California, ordains as follows:

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1 ORDINANCE NO. AN ORDINANCE OF THE BOARD OF SUPERVISORS, COUNTY OF SONOMA, STATE OF CALIFORNIA, AMENDING THE OFFICIAL ZONING DATABASE OF THE COUNTY OF SONOMA, ADOPTED BY REFERENCE BY SECTION OF THE SONOMA COUNTY CODE, BY RECLASSIFYING CERTAIN REAL PROPERTY FROM DA (DIVERSE AGRICULTURE) B6-20 ACRE DENSITY, BR (BIOTIC RESOURCES), F2 (FLOODPLAIN), SR (SCENIC RESOURCES), VOH (VALLEY OAK HABITAT) DISTRICT TO THE DA (DIVERSE AGRICULTURE), B7 (FROZEN LOT SIZE), BR (BIOTIC RESOURCES), F2 (FLOODPLAIN), SR (SCENIC RESOURCES), VOH (VALLEY OAK HABITAT) DISTRICT FOR ACRES LOCATED AT 900, 780 AND 770 MILL STATION RANCH ROAD, SEBASTOPOL, APNS: AND-005. The Board of Supervisors of the County of Sonoma, State of California, ordains as follows: SECTION I: The Official Zoning Database (OZD) of the County, adopted by reference by Section of the Sonoma County Code, is amended by reclassifying the following real property from the DA (Diverse Agriculture) B6-20 Acre Density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) District to the DA (Diverse Agriculture), B7 (Frozen Lot Size), BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) District for acres located approximately 370 feet from the intersection of Poplar Way and Mill Station Road also known as 900, 780, and 770 Mill Station Ranch Road, Sebastopol, APNs: and File No. ZCE The Director of the Permit and Resource Management Department is directed to reflect this amendment to the OZD of the County as shown on Sectional District Map No. SECTION II: The Proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section (b)(3) of the State CEQA guidelines. SECTION Ill: 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 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 a newspaper of general circulation, published in the County of Sonoma, State of California. EXHIBIT A

2 In regular session of the Board of Supervisors of the County of Sonoma, passed and adopted this day of, 2015, on regular roll call of the members of said Board by the following vote: SUPERVISORS: Rabbitt: Zane: Gore: Carrillo: Gorin: 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

3 Existing Zoning Proposed Zoning o\ o o o\o o o o 0 0\ \0 0 Base Map Data Zoning Combining Districts FILE: ZCE APN: (portion), [:::J Basezoning by Area & BR Biotic Resource SR Scenic Resource Feet Ordinance No. TBA :::JQI' 1 in ch =800 feet Sectional District Map No. TBA C:J Parcel F2 Floodplain A;: VOH Valley Oak Habitat -- Street LG Local Guidelines. Permit and Resource Management Department Project Review Section '"""=.'!!""" 2550 Ventura Avenue, Santa Rosa, CA <iiiii;m (707) Fax (707) W Author: PRMD GIS File No: S:\GIS-DATAIPRMD_BASE\PRMD Department Projects\Project Review\Ordinance Mosaic\ORDNC\By File No\ZCE Planning Commission Hearing Date: 12/04/2014

4 Resolution Number County of Sonoma Santa Rosa, California December 4, 2014 ZCE Scott Hunsperger RESOLUTION OF THE PLANNING COMMISSION, COUNTY OF SONOMA, STATE OF CALIFORNIA, RECOMMENDING THAT THE BOARD OF SUPERVISORS FIND THAT THE PROJECT AS REQUESTED BY DUTTON RANCH FAMILY PARTNERSHIP IS EXEMPT FROM CEQA AND APPROVE THE ZONE CHANGE FOR PROPERTY LOCATED AT 900, 780 AND 770 MILL STATION RANCH ROAD, SEBASTOPOL; APN , -047 AND PORTION OF WHEREAS, the applicant, Dutton Ranch Family Partnership, filed an application with the Sonoma County Permit and Resource Management Department to rezone acres from the DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) district to the DA, B7 (Frozen Lot Size), BR, F2, SR, VOH district, or other appropriate district, located at 900, 780, and 770 Mill Station Ranch Road, Sebastopol; APN , -047, and portion of ; Supervisorial District No. 5; and WHEREAS, Section 15061(b)(3) of the California Code of Regulations provides that where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, in accordance with the provisions of law, the Planning Commission held a public hearing on December 4, 2014, at which time all interested persons were given an opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does make the following findings: 1. The proposed Zone Change to add the B7 (Frozen Lot Size) on the acre parcel is intended to eliminate further subdivision potential and is consistent with the current land use designation DA (Diverse Agriculture) 20-acres per dwelling which allows a maximum of four parcels. A General Plan and Specific Plan Amendment are not required. 2. The proposed Zone Change is consistent with the West Sebastopol Area Plan because there is no change to the Extensive Agricultural land use designation. 3. The Zone Change is necessary to ensure that there is no future subdivision potential on the subject parcel. 4. The Zone Change fulfills a Condition of Approval for the previously approved and recorded Lot Line Adjustment and Minor Subdivision (PLP ). 5. The project is exempt from CEQA pursuant to Section 15061(b)(3).

5 Resolution # December 4, 2014 Page 2 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 requested Zone Change along with a protective easement on the acre parcel to prohibit further subdivision and indicate that density has been applied to the three clustered parcels. 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 THE FOREGOING RESOLUTION was introduced by Commissioner Lynch, who moved its adoption, seconded by Commissioner Cook, and adopted on roll call by the following vote: Commissioner Montoya Commissioner Carr Commissioner Cook Commissioner Liles Commissioner Lynch 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.

6 Sonoma County Combined Planning Commission and Board of Zoning Adjustments MINUTES Sonoma County Permit and Resource Management Department 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707) Date: December 4, 2014 Meeting No.: ROLL CALL Greg Carr Paula Cook Jason Liles Tom Lynch Shawn Montoya, Chair STAFF MEMBERS Jennifer Barrett Scott Hunsperger Melinda Grosch McCall Miller, Secretary Verne Ball, Chief Deputy County Counsel 1:00 PM: Call to order and Pledge of Allegiance. Please Be Courteous - Turn off cell phones and pagers while the meeting is in session. Approval of Minutes: N/A Correspondence Board of Supervisors Actions Commissioner Announcements/Disclosures PLANNING COMMISSION UNCONTESTED CALENDAR Item No.: 1 Time: 1:05 p.m. File: ZCE Applicant: Dutton Ranch Family Partnership Owner: Same Staff: Scott Hunsperger Env. Doc: Categorically Exempt Proposal: Request for a Zone Change on acres from the DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) district to the DA, B7 (Frozen Lot Size), BR, F2, SR, VOH zoning district to comply with Conditions of Approval of a previously approved Lot Line Adjustment and Minor Subdivision (PLP ). Location: 900, 780 and 770 Mill Station Ranch Road, Sebastopol APN: , -047, and portion of District: 5

7 Sonoma County Combined Planning Commission / Board of Zoning Adjustments Minutes Date: December 4, 2014 Page 2 Zoning: DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), VOH (Valley Oak Habitat), SR (Scenic Resources) Staff gave a brief presentation. Steve Dutton, Applicant gave a brief presentation. My brother, mother, and I own the Dutton Ranch Family Partnership which owns this piece of property. The idea is that with the 6 parcels on one side of the ranch east of Poplar Way (Mill Station Road) such that if Poplar Way was extended all the way to Ragle Ranch Regional Park, all 6 parcels would be located together. The intent is to have the 96 acres to stay agricultural land forever. The section of the 96 acres west of Atascadero Creek floods regularly during heavy rainstorms. The idea is that the 6 parcels could be possible home sites for family members or could possibly be a financial insurance policy. We could sell a parcel and keep farming the 96 acres. That is not the current intent. We are doing this because it is a good business decision for the future with no intent to do anything different at this time. It has been a long and expensive haul to get to this day. Public Hearing opened Stephanie Poley (860 Martin Lane): My concern is that where you are pointing at on the map makes it seem that the lots are in my backyard. Staff: The Lot Line Adjustment done in the southern area is a done deal and doesn t show up on this map. They are on the subdivision map, which was recorded 2 years ago and is soon to be adopted. The Board of Supervisors approved the Protective Easement over the 96 acres in The County Surveyor will record the map in the next few weeks. Deputy Director Barrett: The subdivision has been approved. There are two conditions of the subdivision first is to create a Protected Easement on the 96 acres so it shall not be further subdivided (all building rights are gone), the second is a Rezone of the property to state that is has a frozen lot size so that it cannot be further subdivided. The action before you is the Rezone to B7 which is the Frozen Lot Size and is a condition of this map approval. That map will show you the parcel configuration that has already been approved and which will be recorded in the next week or two. Stephanie Poley: Wouldn t we have heard about it? Deputy Director Barrett: Yes, you probably did hear about it and it happened many years ago. Stephanie Poley: Well we ve been there for four years and didn t know about it. Katherine Piccus: I ve been there since 1984 and never heard of it. Deputy Director Barrett: Subdivision maps are noticed 300 feet; you might be at 300 feet. I don t know what to say about that. The Lot Line Adjustment was approved and is final. Katherine Piccus (850 Martin Lane): If I understand you correctly, there are three 4-acre lots, and three approximately - acre lots and those lots have already been finalized? Staff: Yes they have. That is not what is before us today. What is before us is to rezone the 96 acres to a Frozen Lot Size so it may not be further subdivided. Commissioner Liles: I know this is not what is before us today, but for the neighbors benefit, Deputy Director Barrett, could you explain what process the applicant went through to get those lots? Deputy Director Barrett: They applied for certificates in 2009 or 2010 and that is a legal parcel of record, which is created by deed and may not be legally recognized by the County. So, first they had to get the legal parcels recognized, which they did. Then they applied for the Lot Line Adjustment to reconfigure them, which goes to the Project Review Advisory Committee and is noticed to neighbors. Approximately 3 years ago they applied for a

8 Sonoma County Combined Planning Commission / Board of Zoning Adjustments Minutes Date: December 4, 2014 Page 3 subdivision which was approved subject to two conditions: filing a protected conservation easement, and putting into zoning for B7 Frozen Lot Size such that the property may not be further subdivided. Katherine Piccus: But we live on Martin Lane, and were not notified. This property borders us. Deputy Director Barrett: Unfortunately improper notification does not nullify the action. We do our best to notify people. We post orange cards and mail out notices. If there are no protests received, then the project moves forward. County Counsel: That is correct. And it is not before the commission today whether the subdivision was improper. Katherine Piccus: It was our understanding that it was before the commission today, which is why we are here. We don t have any issue with frozen lot size. Deputy Director Barrett: What you see today is the whole of what they can do on the property. Commissioner Carr: Martin Lane does not look like 300 feet from the property. Katherine Piccus: It is. We do border the property. Nancy Zarn (8685 Poplar Way): I just want to be clear. My house is last on Poplar Way. My back door overlooks Dutton s vineyard. Between my property and Dutton s vineyard there is 1 acre of property with no vines, but has Valley Oaks. What are the intentions of that particular spot? What do BR and SR mean? Deputy Director Barrett: It might be in the Valley Oak Habitat. These are combining zones on the property. Biotic Resources (BR) which is the creek. Floodplain (F2) which is related to the creek. Scenic Resources (SR) is related to the fact that it is located in a Scenic Landscape Area which means we screen to make sure structures are visually screened. Valley Oak Habitat (VOH) is designated to protect remaining Valley Oak Habitat on the 96 acres. This all relates to the 96 acres. Nancy Zarn: Could he build a home in that area? Are the Valley Oaks protected by the County? Deputy Director Barrett: Yes we do protect Valley Oaks. He probably could build a house in the area. They have to do Design Review for even a single family home in the Scenic Resources. They would have to mitigate any trees that they do remove. We do work to protect the mature Valley Oaks. The subdivision is approved and is a done deal. I would encourage you to speak with Staff and Steve after the hearing. The subdivision is not on the table, only the Frozen Lot Size on the 96 acres. I am sorry if the notice was confusing. Because the property is zoned as Scenic Resources, it has to go through a Design Review process. Commissioner Liles: Valley Oaks are important to PRMD. We take it very seriously. Commissioner Montoya: There would be public hearing and access to the process. Commissioner Cook: If someone lives outside the strict 300 boundary, they are welcome to provide their contact information so as to receive notification on future development in your neighborhood. Public Hearing Closed Commissioner Discussion (including Applicant Steve Dutton): Steve Dutton, Applicant: Regarding the Valley Oak trees, the intent is not to take them down at the moment. They have been there 30 years. If we choose to replant the vineyard or if we decide to build there, we will work with PRMD to do what is appropriate. Commissioner Cook: I want to clarify for folks in the audience. Applicant has slugged away for 4 years at least. Any new construction on these lots (a home sites, etc.) would go through a public process of Design Review that would be noticed. Design Review would consider zoning such as Scenic Resource, and valuable landscape

9 Sonoma County Combined Planning Commission / Board of Zoning Adjustments Minutes Date: December 4, 2014 Page 4 features such as Valley Oaks, and design features of the house etc. If he wanted to expand the vineyard, would that process come through PRMD and if not, would the process consider Valley Oaks? Deputy Director Barrett: The Agricultural Commissioner s Office adopted a tree protection ordinance based on slope. I don t know what the slope is at the site. There are rules that we do not administer. Staff: A single family dwelling on a newly created parcel is an allowed use by right. When an application for a dwelling comes in for a Scenic Resources property (which this is), it goes through an administrative design review process. Neighbors are not noticed. But, neighbors can review and appeal. It is not an open hearing Commissioner Cook: I appreciate the clarification. How do you comment? Deputy Director Barrett: There are no notices of administrative approvals. They have to submit a request to receive notice. Commissioner Cook: So if you want to build a house, you can do that, but it goes through an administrative design review process. How would staff know to notice the neighbors that have previously submitted concerns regarding the property? Deputy Director Barrett: We can make notes in our Permits Plus file. The notice they receive would be to advise them of the decision and that they have 10 days to appeal. Action: Commissioner Lynch moved to recommend approval of the proposed Zone Change to the Board of Supervisors. Seconded by Commissioner Cook and passed with a 5-0 vote. Appeal Deadline: N/A Resolution No.: Vote: Commissioner Montoya: Commissioner Carr: Commissioner Cook: Commissioner Liles: Commissioner Lynch: Aye Aye Aye Aye Aye Ayes: 5 Noes: 0 Absent: 0 Abstain: 0 Minutes adopted on January 29, 2015

10 Sonoma County Planning Commission STAFF REPORT Sonoma County Permit and Resource Management Department 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707) FILE: DATE: TIME: STAFF: Applicant: Owner: ZCE December 4, :05 p.m. Scott Hunsperger, Project Planner SUMMARY Dutton Ranch Family Partnership Same Board of Supervisors Hearing will be held at a later date and will be noticed at that time. Location: Subject: PROPOSAL: Environmental Determination: General Plan: Specific/Area Plan: Land Use: Ord. Reference: Zoning: Land Conservation Contract: 900, 780 and 770 Mill Station Ranch Road, Sebastopol APNs: , -047, and portion of Supervisorial District No.: 5 Zone Change Request for a Zone Change on acres from the DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) district to the DA, B7 (Frozen Lot Size), BR, F2, SR, VOH zoning district to comply with Conditions of Approval of a previously approved Lot Line Adjustment and Minor Subdivision (PLP ). General Exemption, Section 15061(b)(3) DA (Diverse Agriculture) 20-acre density West Sebastopol Extensive Agricultural (Zoning Ordinance); Sonoma County Subdivision Ordinance DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 {Floodplain), VOH (Valley Oak Habitat), SR (Scenic Resources) N/A Application Complete for Processing: October21, 2014 EXHIBITD

11 Staff Report- ZCE December 4, 2014 Page2 RECOMMENDATION: Recommend that the Planning Commission recommend to the Board of Supervisors approval of the Zone Change ANALYSIS Background: In 2010, an application was filed by the Dutton Ranch Family Partnership for a Lot Line Adjustment between four ACC parcels of 40.3 acres, 25.2 acres, acres and acres in size resulting in four parcels of 4.02 acres, 4.04 acres, 4.64 acres and acres in size. Once the Lot Line Adjustment recorded in April of 2011, the owner requested a Minor Subdivision of the acre parcel together with two ACC parcels (12.22 acres and 8.59 acres) totaling acres into three lots of 2.82 acres, 2.93 acres, and 3.93 acres and a Designated Remainder of acres. The Subdivision Map will have recorded prior to any action by the Board of Supervisors. A Condition of Approval for the Lot Line Adjustment required a filing of a Zone Change application to add B7 (Frozen Lot Size) over the acre Designated Remainder parcel to eliminate further subdivision potential on this parcel. The property owner was able to propose parcels smaller than the required minimum parcel size in the Diverse Agriculture zoning district due to Section (b)(2) of the Sonoma County Zoning Ordinance which states: "The minimum lot size for creation of new parcels shall be ten (10) acres, except: (1) Where General Plan area policies expressly provide for a different minimum lot size; (2) Where creation ofsmaller lots will further General Plan goals AR-3 and AR-4, objectives AR-3. 1 and AR-3.2, and policies AR-3c, AR-3e and AR-4a. In such cases where lots are clustered, a protective easement shall be applied to the remaining large parcel(s) which indicates that density has been transferred to the clustered area." Based on the 20-acre density designated in the General Plan and zoning on the total acres, a maximum of four parcels would be allowed and have already been granted by the Lot Line Adjustment and subdivision approvals. A Lot Line Adjustment can be approved provided that a B7 (Frozen Lot Size) along with a protective easement is applied to eliminate further subdivision potential on the larger, resultant parcel. The protective easement was authorized by the Board of Supervisors on October 21, 2014 and recorded on November 6, Project Description: Request for a Zone Change on acres (APNs , and -047, and portion of ) from the DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), VOH (Valley Oak Habitat), SR (Scenic Resources) district to the DA, B7 (Frozen Lot Size), BR, F2, VOH SR Zoning District to comply with Condition #84 of a previously approved Lot Line Adjustment and Minor Subdivision (PLP ). Site Characteristics: The project site is located near the intersection of Mill Station Road and Poplar Road near Sebastopol. The acre parcel is vacant except for a shed and engineered pond. Atascadero Creek also runs through the subject parcel from north to south. Surrounding Land Use and Zoning: Land uses surrounding the subject site are a mix of residential and agricultural uses. To the north and south, parcels are zoned Diverse Agriculture. To the east and west, parcels are zoned Rural Residential. Also, further to the east is Ragle Ranch Regional Park and the City of Sebastopol. The surrounding areas are primarily used for single family dwellings with small family farms.

12 Staff Report- ZCE December 4, 2014 Page 3 DISCUSSION OF ISSUES Issue #1: General Plan, Specific Plan, and Zoning Ordinance Consistency The proposed Zone Change proposes to add the B7 (Frozen Lot Size) combining district on the project site which consists of a acre parcel as required by a Condition of Approval for a previously approved and recorded Lot Line Adjustment and Minor Subdivision (PLP ). The Zone Change prohibits any further subdivision potential and is consistent with the Diverse Agriculture land use designation in the General Plan and West Sebastopol Area Plan and zoning designations. A General Plan or Specific Plan Amendment is not required. Issue #2: Appropriateness of Request By filing the application for a Zone Change, the property owner has fulfilled conditions of the previously approved Lot Line Adjustment. The Zone Change is appropriate because the property owner will eliminate the potential for any future development or subdivisions on the project site. STAFF RECOMMENDATION Recommend that the Board of Supervisors approve the requested Zone Change based on the following findings: FINDINGS FOR RECOMMENDED ACTION 1. The proposed Zone Change to add the B7 (Frozen Lot Size) on the acre parcel is intended to eliminate further subdivision potential and is consistent with the current land use designation of DA (Diverse Agriculture) 20-acres per dwelling which allows a maximum of four parcels. A General Plan and Specific Plan Amendment are not required. 2. The proposed Zone Change is consistent with the West Sebastopol Area Plan because there is no change to the Extensive Agricultural land use designation. 3. The Zone Change is necessary to ensure that there is no future subdivision potential on the subject parcel. 4. The Zone Change fulfills a Condition of Approval for the previously approved and recorded Lot Line Adjustment and Minor Subdivision (PLP ). 5. The project is exempt from CEQA pursuant to Section 15061(b)(3). LIST OF ATTACHMENTS EXHIBIT A: EXHIBIT B: EXHIBIT C: EXHIBIT D: EXHIBIT E: EXHIBIT F: EXHIBITG: Draft Ordinance and District Sectional Map Vicinity Map General Plan Land Use Map Zoning Map Assessor's Parcel Map Lot Line Adjustment Site Plan Draft Resolution

13 ORDINANCE NO. AN ORDINANCE OF THE BOARD OF SUPERVISORS, COUNTY OF SONOMA, STATE OF CALIFORNIA, AMENDING THE OFFICIAL ZONING DATABASE OF THE COUNTY OF SONOMA, ADOPTED BY REFERENCE BY SECTION OF THE SONOMA COUNTY CODE, BY RECLASSIFYING CERTAIN REAL PROPERTY FROM DA (DIVERSE AGRICULTURE) B6-20 ACRE DENSITY, BR (BIOTIC RESOURCES), F2 (FLOODPLAIN), SR (SCENIC RESOURCES), VOH (VALLEY OAK HABITAT)DISTRICT TO THE DA (DIVERSE AGRICULTURE), B7 (FROZEN LOT SIZE), BR (BIOTIC RESOURCES), F2 (FLOODPLAIN), SR (SCENIC RESOURCES), VOH (VALLEY OAK HABITAT) DISTRICT FOR ACRES LOCATED AT 900, 780 AND 770 MILL STATION RANCH ROAD, SEBASTOPOL, APNS: , -047, AND PORTION OF The Board of Supervisors of the County of Sonoma, State of California, ordains as follows: SECTION I: The Official Zoning Database (OZD) of the County, adopted by reference by Section Oof the Sonoma County Code, is amended by reclassifying the following real property from the DA (Diverse Agriculture) B6-20 Acre Density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) District to the DA (Diverse Agriculture), B7 (Frozen Lot Size), BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) District for acres located approximately 370 feet from the interseetion of Poplar Way and Mill Station Road also known as 900, 780, and 770 Mill Station Ranch Road, Sebastopol, APNs: , -047, and portion of File No. ZCE The Director of the Permit and Resource Management Department is directed to refled this amendment to the OZD of the County as shown on Sectional District Map No. SECTION II: The Proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section (b )(3) of the State CEQA guidelines.. SECTION Ill: 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 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 a newspaper of general circulation, published in the County of Sonoma, State of California. 1

14 In regular session of the Board of Supervisors of the County of Sonoma, passed and adopted this day of, 20.15, on regular roll call of the members of said Board by the following vote: SUPERVISORS: Gorin: Rabbit Zane District 4: 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 2

15 I. II. Existing Zoning Proposed Zoning o ojo o o o o o o o o ojo o o o o o:o 0 olo o o o oio o I OiQ Base Map Data Zoning Combining Districts oo\ O\O o o\o o o o FILE: ZCE APN: (portion}, &-047 (=:J Basezoning by Area W BR Biotic Resource SR Scenic Resource Feet Ordinance No. TBA 1 inch = BOO feet Sectional District Map No. TBA C:J Parcel F2 Floodplain '.;;Qt;; r..., /'... /'--. VOH Valley Oak Habitat Permit and Resource Management Department Street Project Review Section LG Local Guidelines ""'"'"'""' 2550 Ventura Avenue, Santa Rosa, CA l!!'t\ (707) Fax (707) W w Author: PRMD GIS File No: S:\GIS-DATA\PRMD_BASE\PRMD Department Projects\Project Review\Ordinance Mosaic\ORDNC\By File No\ZCE Planning Commission Hearing Date: 12/04/2014

16 !I Vicinity Map ci a:; GUERNEVILLE I?l 0 _. -I c HALL I _o::: I l I I 13t.OCCIDENTAL d Q:::. ii: z..j m >< J: OJ =i OJ 0 C! fl f.j. Cl At "'z,j:::.

17 General Plan Land Use Ma rn )< ::c co :::j 0 General Plan Land Use Diverse-Agriculture l.' {;:J General Commerclal 0 Planning Area Policy l'(>i Land EXIP.n5ive Agriculture., limited r.:ommp.rcir.11 OJI] Affordable Housing 00 land Intensive Agriculture E::iJ Limited Commercial Traffic Sensitive f : : : : JCity 0 Resource and Rural Development R General Industrial Imm Rural Residential [[I] limited Industrial 1:9,600 l:::: :.?J Urban Residential Public I Quasi Public Base Map Data =-=- Cue1:slC1I Cm111ni::s::siar1 Bou11dary - - Urban Service Area Boundar1 = Highways -- Perennlal Streams - - lnterinitlent Streams Recreation I Visitor-Serving Commercial Numbers oli map indicate maximum density in Acres/Unit, except Urban Residential where numbers indicate Units/Acres. PRMD Activity #ZCE Ul

18 rn )< :c ()J ::j D ' Zoning and Combining Districts City Limit : : : : '. LG Local Guidelines 8 MR Mineral Resource [[[[D AH Affordable Housing x x SR Scenic Resource l.gj G Geologic Hazard -+ - LU Policy 1 y VOH Valley Oak Habitat ili:t F1 Floodway HD Historic District //""'/ BR Biotic Resource F2 Floodplain PRMD 0 i69t\. 800 Feet 1:9,600 Activity #ZCE '

19 -_L. COUNTY ASSESSOR's PARCEL McDONNELL 's SUBDIVISION OF THE DONNER RANCH <l' REC IN 8K.026, MAPS, PGS l. S41"00'f: 541'15' IJOl ' \4.s'E I B ;:c, t!i,..., "' _S40'20'E Ac. s o 1i,_qJI 5 0 B.19 Ac. I I " I I MAP TAX RATE AREA I 3 1 :1@ S/ 7.54 Ac. I ::;... $> REC IN 81(. 171, MAPS, PCS C/E Lot 1 cp_,.<f.s_... -1'..>..s-..>..s..>.'b.,,... <!' Q-:..-,,..s... B.17± Ac. R/S 9.B5 Ac. Parcel Map No SCALE: 1 "=JOO' rn >< :r: o:j =i ri1 GL-. \!!).;,_3 :CB 0. v >- : 0. 0" -u 0 0 "' c: Ol l5.s.g 2' tn:cua. 1: " 0 0 c: 0... o..1- a. c: 0 v -.!1..Q g..q - v Q.) 0 Q,) > Ul cri.c llj 11)11.l-'" <( Q.) :5.0 w b z II.JS -J0.57!:!_JO'ZO'"ll' --..f.:bao NG5'54'15'' B.59 Ar. s1rj6'1s'w 2 IO::J. W IJJ '46'f: :: -- - ;) I.BB Ac. J51.JJ " Lot 3 "' N59'JO'E iil /Ill R/S 59B/22 542'16'18'"E NJSJOW J.25 Ac. f---'sj""'-9'58""-':>"'o'-'t'-"s"z:s.bj"----l S?. r N()0"4S' N10"00' S62"JO'f: _ Lot ;/ O' 12.5 Ac. S46 oj'ib"e '18'13" E I:/ IOJ.76 " Ac. i:l "',,._,,"' Lot 2 o. "'o L PM4691 ; o90 401' --- N6's4 '40'W... NJr1sv 7 1s1a.o fi "'8 NOTE: This map was prepore"d for Assessment purpo:;as only ond does not indicole cilher porcet 77 tcg(llil)' or o valid building site. No liability is - 11 ar.:;umcd for lhc oc:curocy of the dote delineated. PcidecieftirAs:::, (i.ehedd1!e mops Paree/ Map No recorded deeds, prior assessment maps, e!c.) REC IN BK.230, MAPS, PGS f.4(}i <J, Lot Ac. "l,a q '"-'.lb; Ac.,<l',q> \.. 1,.' "'' 6"'q LS-B REVISED (77\ Parcel Map No REC IN 81(. 171, MAPS, PGS \YT) Parcel Map No IN 8!(.21B, MAPS, PGS LS = = =45 KT I0-i 2-90=48 LF =50 LF l =BLA RM 03-0B-05=R/S KB S=C/E KB =54 NJF =56 NJF J=Ac.Cor NJF Assessor's Map Bk. 077, Pg. 14 Sonoma County, Calif. {AcAoJ!(EY 12/14/09 MLH "-J

20 _/NOTE: BSL=BUJLDING SETBACK LINES, <BUILDING ENVELOPE) 4;"'/ ON PARCELS A. B AND C ARE:,,. "'? _. FRONT=30', SIDE=10' AND REAR=20' OR AS NOTED. /....<\ TO COMPLY WITH 100 YEAR FLOOD!NUNDATION LINE./",.. _.,,. \i AND OVER 20% SLOPE. DISTANCES FROM PROPERTY,..,..,.. LINE. ',.-i.,...,. \ \ ( (' \ j )/\ (:(: 9 ::i --.?J b : I '- -.. r...,.., I ' I I""' ' /.::51i:ACi-'fS L.0 1 E..., I I 4 ""'?.. b,$"...."..it. 4-. \.0-., --?? / " (t.,-parcel D ' :1:ACRES... (Nr SURVEYED)..e. - -.r., _) " 7."O.."' :ir. l) THIS EXHIBIT JS FOR GRAPHIC PURPOSES ONLY. ANY ERRORS OR OMISSIONS ON THIS EXHIBIT SHALL NOT AFFECT THE DEED DESCRIPTION. - LEGEND 0809l.LAEX CLIENT DUTTON RANCH FAMILY LIMITED PARTNERSHIP PO BOX 48 GRATON, CALIF SET 1/2" REBAR AND ALLY CAP STAMPED GARDNER LS MONUMENT AS NOTED <100') RECORD DAT A BSL - BUILDING SETBACK LINE CBUILDING ENVELOPE) EXHIBIT PLAT LOT LINE ADJUSTMENT PLP JACK A. GARDNER LAND SURVEYOR LS m OCCIDENTAL ROAD SEBASTOPOL, CA (707) FAX (707) APN & ti(PTN) NOT TO SCALE DATE: JCS NO EXHiBiTF 8

21 Resolution Number County of Sonoma Santa Rosa, California December 4, 2014 ZCE Scott Hunsperger RESOLUTION OF THE PLANNING COMMISSION, COUNTY OF SONOMA, STATE OF CALIFORNIA, RECOMMENDING THAT THE BOARD OF SUPERVISORS FIND THAT THE PROJECT AS REQUESTED BY DUTTON RANCH FAMILY PARTNERSHIP IS EXEMPT FROM CEQA AND APPROVE THE ZONE CHANGE FOR PROPERTY LOCATED AT 900, 780 AND 770MILL STATION RANCH ROAD, SEBASTOPOL; APN , -047 AND PORTION OF WHEREAS, the applicant, Dutton Ranch Family Partnership, filed an application with the Sonoma County Permit and Resource Management Department to rezone acres from the DA (Diverse Agriculture) B6-20 acre density, BR (Biotic Resources), F2 (Floodplain), SR (Scenic Resources), VOH (Valley Oak Habitat) district to the DA, B7 (Frozen Lot Size), BR, F2, SR, VOH district, or other appropriate district, located at 900, 780, and 770 Mill Station Ranch Road, Sebastopol; APN , -047, and portion of ; Supervisorial District No. 5; and WHEREAS, Section (b)(3) of the California Code of Regulations provides that where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, in accordance with the provisions of law, the Planning Commission held a public hearing on December 4, 2014, at which time all interested persons were given an opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does make the following findings: 1. The proposed Zone Change to add the B7 (Frozen Lot Size) on the acre parcel is intended to eliminate further subdivision potential and is consistent with the current land use designation DA (Diverse Agriculture) 20-acres per dwelling which allows a maximum of four parcels. A General Plan and Specific Plan Amendment are not required. 2. The proposed Zone Change is consistent with the West Sebastopol Area Plan because there is no change to the Extensive Agricultural land use designation. 3. The Zone Change is necessary to ensure that there is no future subdivision potential on the subject parcel. 4. The Zone Change fulfills a Condition of Approval for the previously approved and recorded Lot Line Adjustment and Minor Subdivision (PLP ). 5. The project is exempt from CEQA pursuant to Section (b)(3). EXl=!!B!T G 9

22 / I Resolution # December 4, 2014 Page 2 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 requested Zone Change along with a protective easement on the acre parcel to prohibit further subdivision and indicate that density has been applied to the three clustered parcels. 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 THE FOREGOING RESOLUTION was introduced by Commissioner, who moved its adoption, seconded by Commissioner, and adopted on roll call by the following vote: Commissioner Commissioner Commissioner. Commissioner Commissioner Ayes: Noes: Absent: Abstain: WHEREUPON, the Chair declared the above and foregoing Resolution duly adopted; and SO ORDERED.