To: Board of Supervisors
Department or Agency Name(s): Permit Sonoma
Staff Name and Phone Number: Levan King Cranston, Planner II (707) 565-2592
Vote Requirement: Majority
Supervisorial District(s): First
Title:
Title
File No. ZPE23-0079 Fish Sonoma Holdings, LLC Grant Deed of Agricultural Easement and Covenant to allow one detached farm family dwelling unit on a property located at 1202 Felder Road, Sonoma.
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Recommended Action:
Recommended action
Authorize the Chair of the Board of Supervisors to execute a Grant Deed of Agricultural Easement and Covenant to allow one detached Farm Family Dwelling Unit on the property located at 1202 Felder Road, Sonoma; APN: 142-031-015 and 142-031-037; Permit Sonoma File No. ZPE23-0079. (First District)
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Executive Summary:
The Land Extensive Agriculture zoning district allows for one (1) detached farm family dwelling unit per lot. A farm family dwelling unit is defined as an additional single-family dwelling incidental to the main dwelling in terms of size, location and architecture which is not leased, subleased, rented or sub-rented separately from the main dwelling nor divided by sale, and which is inhabited by a member of the farm operator's family. A farm family dwelling is considered a compatible use as described in the County’s Uniform Rules for Agricultural Preserves and Farmland Security Zones for Williamson Act contracted lands. Staff recommends Board approval of the request for the Farm Family Dwelling because all the zoning requirements for a Farm family dwelling have been met.
Discussion:
Fish Sonoma Holdings LLC, the landowner, seeks approval of a Zoning Permit to construct a new 1,499-square foot Farm Family Dwelling Unit on a 1,062.89-acre vineyard property located at 1202 Felder Road, Sonoma; APN: 142-031-015 and 142-031-037. The farm family dwelling will be occupied by a member of the farm operator’s family.
Site Characteristics:
The 1,062.89-acre property is accessed from Felder Road near the City of Sonoma and shares its northeastern property line boundary with the Temelec housing development and Seven Flags of Sonoma Mobile Home Park. The Farm Family Dwelling is proposed to be constructed near an existing 6,403 square foot primary residence, and garage. Approximately 669.45-acres of the 1,062.89-acre property is planted vineyard. Zoning for the site is LEA (Land Extensive Agriculture) B6 100 (100 acres per dwelling unit) and combining zones for Z (Accessory Unit Exclusion), G (Geologic Hazard), LG/MTN (Local Area Development Guidelines for Taylor/Sonoma/Mayacamas Mountain), RC50/25 (Riparian Corridor with 50-foot and 25-foot setbacks), RC100/50 (Riparian Corridor with 100-foot and 50-foot setbacks), SR (Scenic Resources), and VOH (Valley Oak Habitat). The property has been subject to a multi-parcel Land Conservation Contract since 1971 (contract recorded under Book 2516 and Page 792).
Farm Family Dwelling:
The Sonoma County Zoning Code allows Farm Family Dwelling units on properties zoned LEA (Land Extensive Agriculture), provided that the standards under Section 26-24-160 (B) are met.
Sec. 26-24-160 (B) Standards:
1. A maximum of one (1) Farm Family Dwelling unit is allowed per lot.
2. LIA zone: Allowed only on a property with a Williamson Act contract.
3. LIA and LEA zones:
a. An agricultural easement having a term equal to the useful life of the structure, but in no event less than twenty (20) years, shall be offered to the county at the time of application.
b. A covenant shall be recorded, in a form satisfactory to county counsel, which acknowledges that, in the event that the agricultural use is terminated on the property, the Farm Family Dwelling becomes a nonconforming residential use.
Staff finds the proposed request is consistent with the Zoning Code definition (Sec. 26-24-160 (A)) and standards for a farm family dwelling as the new 1,499 square foot residence proposed for the farm family dwelling is incidental to the proposed 6,403 square foot primary residence, the farm family dwelling will be occupied by a member of the farm operator’s family, and the farm family dwelling will not be leased, subleased, rented or sub-rented separately from the primary residence nor divided by sale. A Grant Deed of Agricultural Easement and Covenant (Farm Family Housing) has been prepared for the request and the easement will protect and preserve the resource value, agricultural viability, and productiveness of the property, and ensure that the property continues in agricultural use throughout the term of the easement and will cover the whole property.
Land Conservation (Williamson Act) Contract Compliance:
The property is currently subject to a Williamson Act contract for agricultural land, recorded under Book 2516, Page 792. The Sonoma County Uniform Rules for Agricultural Preserves and Farmland Security Zones (“Uniform Rules”) require at least 50% of the property acreage is devoted to a qualifying agricultural land use and that all existing and proposed development complies with the compatible uses allowed under contract. Staff finds that approximately 62% of the property is currently devoted to vineyard production and that the new farm family dwelling unit will be located near an existing primary residence and associated uses which collectively, occupy approximately 1.5 acres. Therefore, staff finds the property complies with its Williamson Act contract and adding a new farm family dwelling is consistent with the Uniform Rules.
Staff Recommendation:
Staff recommends the Board approve the request to authorize the Chair of the Board of Supervisors to execute a Grant Deed of Agricultural Easement and Covenant because all of the zoning requirements for the Farm Family Dwelling are met and a Grant Deed of Agricultural Easement and Covenant (Farm Family Housing) has been prepared.
Strategic Plan:
Not Applicable
Racial Equity:
Not Applicable
Was this item identified as an opportunity to apply the Racial Equity Toolkit?
No
Prior Board Actions:
Not Applicable
Fiscal Summary
Not Applicable
Narrative Explanation of Fiscal Impacts:
Not Applicable
Narrative Explanation of Staffing Impacts (If Required):
Not Applicable
Attachments:
ATT 1: ZPE23-0079 Proposal Statement
ATT 2: ZPE23-0079 Site Plan
ATT 3: ZPE23-0079 Original Grant Deed of Agricultural Easement and Covenant
Related Items “On File” with the Clerk of the Board:
Not Applicable