for sale - images1.loopnet.com€¦ · sonoma county airport - 23 miles (35 minutes) downtown santa...
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FEATURES: � Rare Valley of the Moon Investment Opportunity � 7,050± sft Mixed-Use Multi-Tenant; Retail / Residential Investment � $1,900,000 ($2,195,000 - Further Reduced Price)
$1,900,000
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
Dino D’Argenzio, PartnerErlina Othman, Agent
1355 N Dutton Ave., Santa Rosa, CA 95401(707) 528-1400 • Fax: (707) 524-1419
Lic #s 00754303, 01985519:[email protected], [email protected]
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PROPERTY TYPE Mixed Use / Multi Tenant: Retail & Residential
ADDRESS 13645, 13647 & 13649 Arnold Drive, Glen Ellen, California 95442
BUILDING One Mix-use Building on 2 Parcels plus Additional Land Parcel which is Partially Paved (3 Parcels Total) 7,300± sf Total Improved Area
PARCEL NUMBER 054-290-011 / 054-290-012 / 054-290-013
SQUARE FOOTAGE 13645, 13547 and 13649 Arnold Drive Totals 3 Parcels Aprox. 13,570 Total Land
SITE AREA & BLDG AREA 13,570± sf Parcels (&) 7,050± sf Improvements
OFFERING PRICE $1,900,000
CURRENT OCCUPANCY 3 retail spaces one of which is vacant plus 3 residential units, #4 unit is vacant and requires upgrades.
OCCUPANCY SQUARE FOOTAGE 4,900 sf Retail Ground Floor; including (1) 3 BD 1 BA residential unit plus;Approx 2,150± sf Second Floor Residential Units; (1) 3BD, 1BA and (1) 2 BD, 1 BA
YEAR BUILT (Per Public Records)
PROPERTY IMPROVEMENTS 2 Story Retail / Residential
CONSTRUCTION TYPE Wood Frame with Wood & Stucco Exterior
# of UNITS 6 Units (Retail & 3 Residential / Live Work)
PARKING RATIO / STALLS / GARAGES Approx 16 On Site Parking for Commercial plus Vacant Undeveloped Lot
ZONING Neighborhood Commercial - NC
Furniture, Fixtures & Equipment Included or for purchase N/A
OFFERING SUMMARY
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
PRO
PER
TY O
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VIEW
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
TENANT APPROX. SIZE LEASE TERM EXPIRATION MONTHLY
RENTAPPROX
PSFT RATERENT/MO
(PROFORMA)
Garden Court Cafe (*) 1,300± sft 10/31/2019 (No Options) As of 11/1/17$2,517.66/Mo $1.93/sft $2,517/Mo
Korbin Kameron Tasting Room 1,350± sft 5/31/2018 (Plus 1 One (2)-Year Option) $2,000/Mo $1.48/sft $2,600/Mo
Available 1,100± sft Proforma $1,850/Mo $1.68/sft $1,850/Mo
Residential Unit 4 (3/1) Ground Floor 1,150± sft Proforma $1,450/Mo $1.26/sft $2,400/Mo
Residential Unit 6 (2/1) Upstairs 800± sft Mo/Mo $1,600/Mo $2.00/sft $1,800/Mo
Residential Unit 5 (3/1) Upstairs 1,350± sft Mo/Mo $1,450/Mo $1.07/sft $2,250/Mo
Parking for Glen Ellen Star. Mo/Mo Parking $350/Mo N/A
Total 7,050± sft Total Size/Bldg $11,217/Mo $13,417/Mo Proforma
RENT ROLL
Res
iden
tial U
nit
(*) NOTE: Garden Court Cafe reimburses approx. $260/mo for trash use.
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PROPERTY & FINANCIAL SUMMARY Price: $1,900,000
S.F. Area: 7,050± SF of Improvements(to be determined)on Aprox. 13,570 sft Land/Combined
Property Type/Use: Retail / Residential
Lot Size: 13,570 sft in 3 Parcels
Occupancy (Current): (1 vacant residential unit. 1 vacant commercial space available.)
Gross Scheduled Annual Income: (Proforma)
$134,600±/yr (or) $161,000±/yr
Est. Net Operating Income:(Proforma)
$95,129/yr/NNN (Proforma)
CAP Rate Attributed to Improvements:
(Proforma) 5% Cap Rate on $1,900,000 or a 5.96% Cap Rate including vacant land cost$1,555,000 For Mixed Use Parcel + $345,000 For Additional Unim-proved Land Parcel
Zoning: Sonoma County: LC, LG, / GE1, SR
Estimated Annual Expenses (Projected)Commercial Utilities (Gas, Elec.) TUtilities (Water and Sewer) $3,000/yrGarbage $2,500Misc. $1,000/yrRepairs/Maintenance $2,500/yrProperty Taxes (New) $25,800/yrInsurance $4,675/yr
Total Annual Expenses (Projected):
$39,475/yr
Estimated Gross Income $134,600/yrEstimated N.O.I. $95,125/yr/NNNCap Rate 5%
Proforma at Market Rent $13,417/mo x12=$161,000 Gross Income ($40,000/yr)
$121,000 NOI Proforma
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
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INVESTMENT HIGHLIGHTSIDEALLY LOCATEDArnold Drive is conveniently located in the heart of Sonoma Valley, in the village of Glen Ellen surrounded by Sonoma County wines, local dining, and the valley’s natural sight, a short drive away from Sonoma Valley Regional Park and Bouverie Wildflower Preserve.
CONVENIENTLY LOCATED TO: � Sonoma County Airport - 23 Miles (35 Minutes) � Downtown Santa Rosa - 15 Miles (30 Minutes) � City of Sonoma - 7.5 Miles (20 Minutes) � San Francisco - 60 Miles (70 minutes) � Napa Valley - 27 Miles (50 minutes)
INVESTMENT OPPORTUNITY � Excellent Investment Opportunity with stable and consistent income � Mixed-use retail / residential investment � Under market rent with possible owner occupancy opportunity � Includes owner user opportunity 1,100± sft of Commercial Space � Large residential unit of 1,350± sft (to be verified) on ground floor requires
improvements � Surrounded by wine tasting rooms, popular local restaurant; Glen Ellen
Star and residential single family housing in the heart of Sonoma County � $1,900,000 Purchase Price
DEMOGRAPHICS - 2017 1 MILE 3 MILES 5 MILESPopulation 7,673 48,555 109,579Households 2,067 12,914 26,663Average Household Income $98,337 $100,873 $89,649Median Age 45.5 46.1 42.8
34,500 cars ADT (Annual Average Daily Traffic Count)
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
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The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
$1,900,000
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
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The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
Unimproved Parcel
Mixed-Use Building
PARCEL MAP
Parking Area
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
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EWRARE INVESTMENT OPPORTUNITYKeegan & Coppin Co., Inc is pleased to present this opportunity to acquire a highly sought after Valley of the Moon two-story multi-tenant building / mixed-use complex. The building is approximately 7,050 sq. ft. total area, comprised of 4,900± sq. ft. on ground floor, plus approx. 2,150 sq. ft. upstairs, all on 13,570± sft of land and comprised of 3 parcels. This property was built in 1937 (per public records) and has been owned and managed by owners since 2006. Currently one 1,100± sq. ft. (of current laundry space) available to convert to commercial office, live/work or residential uses.
13647 Arnold Dr. Glenn Ellen includes ground floor retail space and the second floor includes residential units. The first floor is currently configured into three commercial spaces and the second floor into three (3) residential units.
Portion of ground floor is currently occupied and leased by Garden Court Cafe and Korbin Kameron winery tasting room. One space of approx. 1,100 sq. ft. (800± sf up and 300± sf basement) was prior owner occupied as a laundry, prior to that was a day spa and now vacant and available. This space would make an excellent residential use conversion. This space also has a basement area used as former “spa”, which connects with residential unit #4. The Garden Court Cafe has a lease thru 10/31/2019 on the first floor. The 1,350± sq. ft. winery tasting room is highly refurbished and remodeled with a lease thru 5/21/2018 plus one (1) two (2) year option.at F.M.V. The second floor is currently occupied by one (1) two (2) bedroom one bath, and one (1) three (3) bedroom one (1) bath residential units. Both have month to month rentals.
The building is situated on the S.E. corner of Arnold Dr. and Carquinez Ave. surrounded by numerous tasting rooms, popular restaurant; Glen Ellen Star, in highly sought after Valley of the Moon location and across from Laurel Glen Vineyard and Talisman Wines. This offering for $1,900,000 includes 3 land parcels, with a portion being unimproved land.
Arnold Dr. offers an investor a stable and consistent income stream.
INVESTMENT HIGHLIGHTS
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
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The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
Sonoma County has its own airport, with flights from San Diego, Los Angeles, Portland, and Seattle, or via a transfer from another Alaska, Delta, or American flight.
Otherwise, Sonoma County is located:
75 miles, 1:33 hours north of San Francisco International (SFO)
76 miles, 1:30 hours North of Oakland International (OAK)
119 miles, 2:06 hours West of Sacramento International (SMF)
Located in the heart of Sonoma County and ideally located in beautiful landmark Valley of the Moon.
Wine Country doesn’t get more real than Sonoma Valley, whose rich soils mark the birthplace of California’s wine industry. It’s also the closest wine region to San Francisco, just 45 miles north of the Golden Gate Bridge. Cradled between the Mayacamas and the Sonoma Mountain ranges, Sonoma Valley encompasses a rolling patchwork of vineyards, quaint farms and 13,000 acres of scenic parkland. In the center of town, the eight-acre Sonoma Plaza is a National Historic Landmark, strewn with sprawling shade trees and bordered by carefully preserved adobe buildings. Up the road in Glen Ellen, author and bohemian adventurer Jack London lived and wrote at his pristine Beauty Ranch, now an 800-acre state historic park.
LOCATION MAPS
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
SALE
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NORTH BAY COMMERCIAL/RETAIL BUILDING SALES
NO. LOCATION/APN SALE DATE SALE PRICE BUILDING
AREASITE AREA/PARKING YEAR BUILT PRICE PER SF COMMENTS
1. 328 Healdsburg Avenue Healdsburg, CA 002-181-004
2015 $1,900,000 4,485± SF 0.12 ac/None 1890 $423.63/psf 1-story, two-unit, retail bldg., masonry construction, on market 3 mos., sold 14% below list
8. 1600 Grant Avenue Novato, CA
6/2015 $3,940,000 4,295± SF 36,000 SF 1971 $917.35/psf Retail Building 4.5%Cap
10. 929 Main Street St. Helena, CA
12/2015 $3,200,000 3,450± SF 8,300 SF 1945 $925.93/psf AP 009-180-038
15. 7151 Bodega Avenue Sebastopol, CA
5/2015 $2,400,000 4,920± SF 10,000 SF 1983 $488/psf Leased to Wells Fargo 3 years remaining on lease 4% Cap
16. 1198 S. CloverdaleCloverdale, CA
10/2015 $2,020,000 3,800± SF 16,000 SF 2006 $592.07/psf Multi- Tenant Retail 4.5% Cap 161-310-065
17. 1350 Farmers LaneSanta Rosa, CA
5/2015 $2,990,000 5,200± SF 35,000 SF 1969/2014 $575/psf 5.15% Cap Sherwin Williams Lease 014-591-032
18. 56 Mission Circle Santa Rosa, CA
8/2015 $3,010,000 6,000± SF 20,000 SF 1998 $501/psf Multi Tenant Retail
RETAIL & FOOD SERVICE LEASE COMPS SONOMA COUNTY 2012-2017
LOCATION & BUSINESS APPROX. SPACE SIZE EFFECTIVE RATE/S.F./MO LEASE DATE
2300 Mendocino Ave/Safeway Center - Pieology Pizza 1600 sft $3.65 psft/NNN plus $1.05 sft/CAM 3/2015
135 4th St. Santa Rosa - Jacksons Bar and Oven 3200 sft $2.75 psft/NNN Renewed: 1/2016
Montgomery Village - Boudin Bakery 4000 sft $2.75 psft/NNN May 2012
Habit Burger, Napa 2000 sft $3.90 psft/NNN 2012
2550 Guerneville Road - Tan’s Donuts 1391 sft $2.63 psft/NNN June 2014
2064 Santa Rosa Avenue (Santa Rosa Marketplace) Jimmy John’s Gourmet Sandwiches 1320 sft $4.50 psft/NNN July 2014
1199 Yulupa Ave # A - Lila’s Mex. Rest 1340 sft $2.98 psft/NNN Renewed 2/2016
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
PHO
TOS
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
PHO
TOS
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
This property is being offered on an as-is basis subject to buyer’s inspections. While the Broker(s) believes the information in this brochure to be accurate, no warranty or representation is made as to its accuracy or completeness. Interested parties should conduct independent investigations and reach conclusions without reliance on materials contained in this brochure.
This property owner requests that you do not disturb the Tenants, as the property will only be shown in coordination with the Listing Agent, and after accepted offer to qualified buyer.
The material contained in this brochure is confidential and is provided solely for the purpose of considering the purchase of the property described herein. Offers should be presented to the agent(s) for the property owner, Dino D’Argenzio or Erlina Othman of Keegan & Coppin Company, Inc. Prospective buyers are encouraged to make offer to purchase and provide buyer’s background, source of funds and any other information that would indicate their ability to complete the transaction smoothly.
Buyer shall investigate zoning; federal and state laws pertaining to legallity of buyer’s intended uses.
CONTACT INFORMATION:
Dino D’ArgenzioPartner
BRE # 00754303(707) 528-1400 ext. 243
Cell: (707) [email protected]
Erlina OthmanAgent
BRE # 01985519(707) 528-1400 ext. 241
Cell: (415) [email protected]
PHO
TOS
The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.
For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA
Dino D’Argenzio, PartnerErlina Othman, Agent
1355 N Dutton Ave., Santa Rosa, CA 95401(707) 528-1400 • Fax: (707) 524-1419
Lic #s 00754303, 01985519:[email protected], [email protected]
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Per
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mm
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cupa
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(g)
Smal
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faci
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an
acce
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any
per
mitt
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se s
ubje
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the
prov
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ns o
f Se
ctio
n 26
-88-
070;
(Ord
. No.
380
5.)
(h)
Feed
sto
res;
(i)
Gar
den
supp
ly s
tore
s;
(j)
Truc
k, tr
aile
r and
farm
impl
emen
t sal
es, a
nd re
ntal
;
(k)
Tire
sal
es, i
nclu
ding
reca
ppin
g an
d re
tread
ing;
(l)
Mac
hine
ry s
ales
and
rent
al;
(m)
Stor
age
yard
s ac
cess
ory
to th
e us
es li
sted
in th
is s
ectio
n, n
ot to
exc
eed
one
hund
red
perc
ent
(100
%) o
f the
gro
ss a
rea
of th
e m
ain
build
ing;
(n)
O
ccas
iona
l cu
ltura
l ev
ents
; pr
ovid
ed,
that
a w
ritte
n no
tice
stat
ing
"The
Son
oma
Cou
nty
Plan
ning
Dep
artm
ent w
ill is
sue
a zo
ning
per
mit
for
a cu
ltura
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nt (
stat
e na
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and
dur
atio
n)
on t
his
prop
erty
if a
writ
ten
appe
al is
not
rec
eive
d w
ithin
ten
(10
) da
ys f
rom
the
dat
e of
thi
s no
tice.
" is
post
ed o
n th
e pr
oper
ty a
t lea
st te
n (1
0) d
ays
prio
r to
issu
ance
of a
zon
ing
perm
it, a
nd
AR
TIC
LE 3
6 L
C L
IMIT
ED C
OM
MER
CIA
L D
ISTR
ICT
Page
2
no a
ppea
l pur
suan
t to
Sec
tion
26-9
2-04
0 ha
s be
en r
ecei
ved
from
any
inte
rest
ed p
erso
n, a
nd
prov
ided
tha
t ap
prov
al i
s se
cure
d fro
m t
he f
ollo
win
g de
partm
ents
: sh
eriff
, pu
blic
hea
lth,
fire
serv
ices
, bu
ildin
g in
spec
tion
and
publ
ic w
orks
. In
the
eve
nt o
f an
app
eal,
a he
arin
g on
the
pr
ojec
t sha
ll be
hel
d pu
rsua
nt to
Sec
tion
26-9
2-04
0;
(o)
Smal
l fam
ily d
ay c
are;
(p)
L a
rge
fam
ily d
ay c
are,
pro
vide
d th
at th
e ap
plic
ant s
hall
mee
t all
perfo
rman
ce s
tand
ards
list
ed
in S
ectio
n 26
-88-
080;
(q)
Smal
l res
iden
tial c
omm
unity
car
e fa
cilit
y;
(r)
Beek
eepi
ng;
(s)
At
tach
ed c
omm
erci
al te
leco
mm
unic
atio
n fa
cilit
ies
subj
ect t
o th
e ap
plic
able
crit
eria
set
forth
in
Sect
ion
26-8
8-13
0;
(t)
Min
or a
nd in
term
edia
te fr
eest
andi
ng c
omm
erci
al te
leco
mm
unic
atio
n fa
cilit
ies
eigh
ty fe
et (8
0′) o
r le
ss, s
ubje
ct to
the
appl
icab
le c
riter
ia s
et fo
rth in
Sec
tion
26-8
8-13
0;
(u)
N
onco
mm
erci
al t
elec
omm
unic
atio
n fa
cilit
ies
eigh
ty f
eet
(80′
) or
less
in h
eigh
t su
bjec
t to
the
ap
plic
able
crit
eria
set
forth
in S
ectio
n 26
-88-
130;
(v)
Smal
l win
d en
ergy
sys
tem
s no
t loc
ated
with
in a
cou
nty-
desi
gnat
ed u
rban
ser
vice
are
a or
with
in
two
thou
sand
fiv
e hu
ndre
d fe
et (
2,50
0′)
of a
cou
nty-
desi
gnat
ed u
rban
ser
vice
are
a, s
ubje
ct to
zo
ning
per
mit
appr
oval
and
the
stan
dard
s in
Sec
tion
26-8
8-13
5;
(w)
O
ther
non
resi
dent
ial u
ses
whi
ch in
the
opi
nion
of
the
plan
ning
dire
ctor
are
of
a si
mila
r an
d co
mpa
tible
nat
ure
to th
ose
uses
des
crib
ed in
this
sec
tion;
(x)
Sm
all- s
cale
hom
eles
s sh
elte
rs s
ervi
ng n
o m
ore
than
ten
(10)
per
sons
pur
suan
t to
26-8
8-12
7,
subj
ect t
o Ar
ticle
82
(Des
ign
Rev
iew
), w
ithin
des
igna
ted
urba
n se
rvic
e ar
eas;
(y)
Va
catio
n re
ntal
s w
ith u
p to
fiv
e (5
) gu
est
room
s, s
ubje
ct t
o is
suan
ce o
f a
zoni
ng p
erm
it an
d co
mpl
ianc
e w
ith S
ectio
n 26
-88-
120
(Vac
atio
n R
enta
ls);
(z)
H
oste
d re
ntal
s, s
ubje
ct to
issu
ance
of a
zon
ing
perm
it an
d co
mpl
ianc
e w
ith S
ectio
n 26
-88-
118
(Hos
ted
Ren
tals
and
Bed
and
Bre
akfa
st In
ns).
(aa)
O
ne (1
) jun
ior a
cces
sory
dw
ellin
g un
it pe
r lot
, pur
suan
t to
Sec
tion
26-8
8-06
1.
(Ord
. No.
619
1 , §
V(E
xh. D
), 1-
24-2
017;
Ord
. No.
614
5, §
§ III
, IV
, 3-1
5-20
16; O
rd. N
o. 5
883,
§
IV, 3
-30-
2010
; Ord
. 579
0 §
1(k)
, 200
8; O
rd. N
o. 5
435
§ 2(
z), 2
003;
Ord
. No.
534
2 §
3, 2
002;
O
rd. N
o. 4
973
§ 9(
a), 1
996;
Ord
. No.
464
3, 1
993.
)
Sec.
26-
36-0
20. -
Use
s per
mitt
ed w
ith a
use
per
mit.
Use
s pe
rmitt
ed w
ith a
use
per
mit
incl
ude
the
follo
win
g:
(a)
One
(1) d
wel
ling
unit
on a
per
man
ent f
ound
atio
n pe
r lot
sub
ject
, at a
min
imum
, to
the
follo
win
g cr
iteria
, an
d pr
ovid
ed t
hat
no c
omm
erci
al u
se m
ay b
e pe
rmitt
ed u
nles
s th
e dw
ellin
g un
it is
re
mov
ed o
r con
verte
d to
ano
ther
use
in a
ccor
danc
e w
ith th
is d
istri
ct:
(1)
Th
e pr
oper
ty is
not
loca
ted
with
in a
red
evel
opm
ent p
roje
ct a
rea
iden
tifie
d on
the
gene
ral
plan
land
use
map
,
(2)
Th
e pr
oper
ty h
as c
onst
rain
ts o
r is
of s
uch
a si
ze a
s to
mak
e it
infe
asib
le to
dev
elop
with
th
e co
mm
erci
al u
ses
allo
wed
by
zoni
ng,
(3)
Th
e un
it co
mpl
ies
with
set
back
s, b
uild
ing
heig
hts,
and
oth
er s
tand
ards
of
the
appl
icab
le
zoni
ng d
istri
ct,
(4)
The
unit
mee
ts o
ther
con
ditio
ns w
hich
may
resu
lt fro
m th
e ap
plic
atio
n re
view
pro
cess
;
AR
TIC
LE 3
6 L
C L
IMIT
ED C
OM
MER
CIA
L D
ISTR
ICT
Page
3
(b)
One
(1) c
aret
aker
uni
t per
lot i
n ru
ral a
reas
as
defin
ed in
the
gene
ral p
lan
and
prov
ided
that
the
lot i
s no
t alre
ady
deve
lope
d w
ith a
resi
denc
e;
(c)
M
ixed
Use
Dev
elop
men
ts.
Addi
tiona
l dw
ellin
g un
its f
or p
erm
anen
t oc
cupa
ncy
as p
art
of a
m
ixed
com
mer
cial
/resi
dent
ial d
evel
opm
ent,
prov
ided
that
the
prop
erty
is lo
cate
d w
ithin
an
urba
n se
rvic
e ar
ea a
s de
fined
in th
e ge
nera
l pla
n an
d th
at th
e re
side
ntia
l uni
ts c
ompl
emen
t and
are
co
mpa
tible
with
an
exis
ting
or p
ropo
sed
com
mer
cial
use
, su
bjec
t to
the
pro
visi
ons
of S
ectio
n 26
-88-
123
(Mix
ed u
se d
evel
opm
ents
);
(d)
Gas
olin
e se
rvic
e st
atio
ns a
nd m
inim
arts
; (O
rd. N
o. 3
615.
)
(e)
Res
taur
ants
ser
ving
alc
ohol
, tak
eout
food
, bar
s, c
ockt
ail l
oung
es, l
ive
ente
rtain
men
t, am
plifi
ed
live
mus
ic;
(f)
Non
com
mer
cial
clu
bs a
nd lo
dges
;
(g)
Art,
craf
t, m
usic
and
dan
cing
sch
ools
;
(h)
Busi
ness
, pro
fess
iona
l or t
rade
sch
ools
and
col
lege
s;
(i)
Chu
rche
s;
(j)
Who
lesa
le a
nd re
tail
nurs
erie
s;
(k)
Antiq
ue s
tore
s, s
econ
d ha
nd s
ales
, auc
tion
stud
ios;
(l)
New
and
use
d au
tom
obile
sal
es, s
ervi
ce a
nd re
pair
esta
blis
hmen
ts;
(m)
Truc
k, tr
aile
r and
farm
impl
emen
t rep
air f
acilit
ies;
(n)
Anim
al h
ospi
tals
, vet
erin
ary
clin
ics
and
com
mer
cial
ken
nels
;
(o)
La
rge
and
heav
y m
erch
andi
se s
ales
, in
clud
ing
mac
hine
ry,
hard
war
e, lu
mbe
r ya
rds,
bui
ldin
g m
ater
ials
or l
ands
cape
mat
eria
ls y
ards
;
(p)
Rec
yclin
g ce
nter
s fo
r hou
seho
ld p
aper
, gla
ss a
nd m
etal
s;
(q)
Truc
k te
rmin
als,
gas
olin
e se
rvic
e st
atio
ns a
nd a
ssoc
iate
d us
es;
(r)
Fuel
yar
ds, t
he b
ulk
stor
age
of fl
amm
able
liqu
ids;
(s)
Con
tract
or's
equ
ipm
ent s
tora
ge o
r ren
tal y
ards
;
(t)
Out
door
sal
es y
ards
, auc
tion
yard
s an
d fle
a m
arke
ts; h
eavy
equ
ipm
ent s
ales
;
(u)
M
inor
pu
blic
se
rvic
e us
es
or
faci
litie
s (tr
ansm
issi
on
and
dist
ribut
ion
lines
an
d te
leco
mm
unic
atio
n fa
cilit
ies
exce
pted
), in
clud
ing
but
not
limite
d to
res
ervo
irs,
stor
age
tank
s,
pum
ping
sta
tions
, te
leph
one
exch
ange
s, s
mal
l po
wer
sta
tions
, tra
nsfo
rmer
sta
tions
, fir
e an
d po
lice
stat
ions
and
trai
ning
cen
ters
, ser
vice
yar
ds a
nd re
late
d pa
rkin
g lo
ts w
hich
, at a
min
imum
, m
eet
the
crite
ria o
f ge
nera
l pla
n Po
licy
PF-2
(s)
and
whi
ch a
re n
ot o
ther
wis
e ex
empt
by
stat
e la
w;
(v)
Ex
plor
atio
n an
d de
velo
pmen
t of
low
tem
pera
ture
geo
ther
mal
res
ourc
es f
or o
ther
tha
n po
wer
de
velo
pmen
t pur
pose
s pr
ovid
ed th
at a
t a m
inim
um it
is c
ompa
tible
with
sur
roun
ding
land
use
s;
(w)
Out
door
ven
dors
;
(x)
C
omm
erci
al
plan
ned
deve
lopm
ents
an
d co
mm
erci
al
cond
omin
ium
s.
Com
patib
ility
an
d pr
ovis
ion
of a
men
ities
sha
ll be
req
uire
d an
d un
ique
cha
ract
eris
tics,
des
ign
inno
vatio
n an
d cr
eativ
ity s
hall
be a
dditi
onal
crit
eria
util
ized
in e
valu
atin
g su
ch d
evel
opm
ent.
Req
uire
d ya
rds
of
Sect
ion
26-3
6-03
0 sh
all n
ot a
pply
to
such
dev
elop
men
t. C
onve
rsio
ns o
f ex
istin
g co
mm
erci
al
build
ings
to
co
mm
erci
al
cond
omin
ium
or
co
mm
erci
al
plan
ned
deve
lopm
ent
may
be
ac
com
plis
hed
by u
se p
erm
it w
aive
r pur
suan
t to
Sec
tion
26-8
8-01
0(g)
and
app
licab
le S
ectio
ns o
f C
hapt
er 2
5 of
the
Sono
ma
Cou
nty
Cod
e;
(y)
Smal
l col
lect
ion
faci
litie
s as
an
acce
ssor
y us
e to
any
per
mitt
ed u
se s
ubje
ct to
the
prov
isio
ns o
f Se
ctio
n 26
-88-
070;
AR
TIC
LE 3
6 L
C L
IMIT
ED C
OM
MER
CIA
L D
ISTR
ICT
Page
4
(z)
Larg
e re
side
ntia
l com
mun
ity c
are
faci
lity;
(aa)
D
ay c
are
cent
er;
(bb)
G
ymna
sium
s, h
ealth
clu
bs, s
pas,
indo
or re
crea
tion,
and
sim
ilar u
ses;
(cc)
H
elip
orts
;
(dd)
In
term
edia
te a
nd m
ajor
fre
esta
ndin
g co
mm
erci
al t
elec
omm
unic
atio
n fa
cilit
ies
grea
ter
than
ei
ghty
feet
(80′
) in
heig
ht, s
ubje
ct a
t a m
inim
um to
the
appl
icab
le c
riter
ia s
et fo
rth in
Sec
tion
26-
88-1
30;
(ee)
N
onco
mm
erci
al te
leco
mm
unic
atio
n fa
cilit
ies
grea
ter
than
eig
hty
feet
(80
′) in
hei
ght s
ubje
ct a
t a
min
imum
to th
e ap
plic
able
crit
eria
set
forth
in S
ectio
n 26
-88-
130;
(ff)
Smal
l alc
ohol
ic b
ever
age
reta
il es
tabl
ishm
ents
, sub
ject
to th
e st
anda
rds
in S
ectio
n 26
-88-
195;
(gg)
O
ne (1
) bed
and
bre
akfa
st in
n, c
onta
inin
g no
t mor
e th
an fi
ve (5
) gue
st ro
oms,
est
ablis
hed
and
mai
ntai
ned
in c
onju
nctio
n w
ith a
n ex
istin
g or
pro
pose
d co
mm
erci
al u
se o
n th
e pr
oper
ty.
The
bed
and
brea
kfas
t in
n sh
all b
e su
bjec
t to
Arti
cle
82 (
Des
ign
Rev
iew
) an
d Ar
ticle
86
(Par
king
R
egul
atio
n). F
ood
serv
ice
shal
l be
limite
d to
bre
akfa
st s
erve
d to
inn
gues
ts o
nly,
and
sha
ll be
su
bjec
t to
app
rova
l of
the
Son
oma
Cou
nty
depa
rtmen
t of
hea
lth s
ervi
ces.
Wed
ding
s, l
awn
parti
es o
r si
mila
r ac
tiviti
es m
ay b
e al
low
ed i
f sp
ecifi
cally
aut
horiz
ed b
y th
e us
e pe
rmit.
No
outd
oor
ampl
ified
sou
nd s
hall
be p
erm
itted
at a
ny ti
me.
No
bed
and
brea
kfas
t inn
sha
ll in
clud
e th
e us
e of
mor
e th
an o
ne (
1) s
ingl
e-fa
mily
dw
ellin
g. N
o ac
cess
ory
stru
ctur
es m
ay b
e us
ed fo
r tra
nsie
nt o
ccup
ancy
;
(hh)
R
eser
ved;
(ii)
Em
erge
ncy
h om
eles
s sh
elte
rs w
ith u
p to
fift
y (5
0) b
eds,
sub
ject
to
desi
gn r
evie
w,
with
in
desi
gnat
ed u
rban
ser
vice
are
as;
(jj)
Smal
l win
d en
ergy
sys
tem
s lo
cate
d w
ithin
a c
ount
y-de
sign
ated
urb
an s
ervi
ce a
rea
or w
ithin
two
thou
sand
fiv
e hu
ndre
d fe
et (
2,50
0′)
of a
cou
nty-
desi
gnat
ed u
rban
ser
vice
are
a, s
ubje
ct t
o th
e st
anda
rds
in S
ectio
n 26
-88-
135;
(kk)
In
des
igna
ted
urba
n se
rvic
e ar
eas,
sm
all s
ingl
e ro
om o
ccup
ancy
(S
RO
) fa
cilit
ies,
sub
ject
to
the
gran
ting
of a
use
per
mit
and
cons
iste
nt w
ith th
e pr
ovis
ions
of S
ectio
n 26
-88-
125;
(ll)
In
des
igna
ted
urba
n se
rvic
e ar
eas,
larg
e si
ngle
roo
m o
ccup
ancy
(SR
O)
faci
litie
s of
up
to th
irty
(30)
SR
O r
oom
s, s
ubje
ct to
the
gran
ting
of a
use
per
mit
and
cons
iste
nt w
ith th
e pr
ovis
ions
of
Sect
ion
26-8
8-12
5;
(mm
)
Live
/wor
k us
es in
con
junc
tion
with
a le
gally
est
ablis
hed
sing
le fa
mily
res
iden
tial u
nit s
ubje
ct
to th
e re
quire
men
ts o
f Sec
tion
26-8
8-12
2. L
ive/
wor
k us
es s
hall
not b
e pe
rmitt
ed in
a m
ixed
use
de
velo
pmen
t, SR
O u
nit,
or c
aret
aker
uni
t;
(nn)
O
ther
non
resi
dent
ial u
ses
whi
ch in
the
opi
nion
of
the
plan
ning
dire
ctor
are
of
a si
mila
r an
d co
mpa
tible
nat
ure
to th
ose
uses
des
crib
ed in
this
sec
tion;
(oo)
M
edic
al C
anna
bis
Dis
pens
ary,
in c
ompl
ianc
e w
ith S
ectio
ns 2
6-88
-250
and
26-
88-2
56;
(pp)
C
omm
erci
al c
anna
bis
med
ical
use
s in
com
plia
nce
with
Sec
tions
26-
88-2
50 t
hrou
gh 2
6-88
-25
6.
(Ord
. No.
618
9 , §
§ II(
C),
(E),
12-2
0-20
16; O
rd. N
o. 5
933,
§ II
(i), 5
-10-
2011
; Ord
. No.
588
3, §
IV
, 3-3
0-20
10; O
rd. 5
790
§ 1(
l), 2
008;
Ord
. No.
571
5 §
2, 2
007;
Ord
. No.
556
9 §§
5, 6
, 7, 2
005;
O
rd. N
o. 5
435
§ 2(
aa),
2003
; Ord
. No.
542
9 §
5, 2
003;
Ord
. No.
526
5 §
1(o)
, 200
1; O
rd. N
o.
4973
§ 9
(b),
(c),
1996
; § O
rd. N
o. 4
643,
199
3; O
rd. N
o. 3
348.
)
Sec.
26-
36-0
30. -
Per
mitt
ed b
uild
ing
inte
nsity
and
dev
elop
men
t crit
eria
.
AR
TIC
LE 3
6 L
C L
IMIT
ED C
OM
MER
CIA
L D
ISTR
ICT
Page
5
The
use
of la
nd a
nd s
truct
ures
with
in th
is d
istri
ct is
sub
ject
to th
is a
rticl
e, th
e ge
nera
l reg
ulat
ions
of t
his
chap
ter,
and
the
prov
isio
ns o
f any
dis
trict
whi
ch is
com
bine
d he
rew
ith. P
olic
ies
and
crite
ria o
f the
gen
eral
pl
an a
nd a
ny a
pplic
able
spe
cific
or
area
pla
n or
loca
l are
a de
velo
pmen
t gui
delin
es s
hall
supe
rsed
e th
e st
anda
rds
here
in.
(a)
Bu
ildin
g In
tens
ity. T
he m
axim
um b
uild
ing
inte
nsity
of t
he u
se o
f a s
ite s
hall
be d
eter
min
ed b
y m
ultip
lyin
g th
e m
axim
um b
uild
ing
heig
ht l
imit
and
the
max
imum
lot
cov
erag
e. T
he s
peci
fied
heig
ht o
r lot
cov
erag
e lim
its m
ay b
e m
odifi
ed if
a u
se p
erm
it is
firs
t sec
ured
and
if th
e m
axim
um
build
ing
inte
nsity
is n
ot e
xcee
ded.
(b)
Max
imum
Bui
ldin
g H
eigh
t.
(1)
Thirt
y-fiv
e fe
et (3
5′) p
rovi
ded,
how
ever
, tha
t add
ition
al h
eigh
t may
be
perm
itted
sub
ject
to
subs
ectio
n (a
) of t
his
sect
ion.
(2)
M
axim
um h
eigh
t for
tele
com
mun
icat
ion
faci
litie
s is
sub
ject
to th
e pr
ovis
ions
of t
his
artic
le
and
Sect
ion
26-8
8-13
0.
(c)
Min
imum
Lot
Siz
e.
(1)
W
here
bot
h pu
blic
sew
er a
nd p
ublic
wat
er s
ervi
ces
are
prov
ided
or
whe
re p
ublic
sew
er
serv
ice
alon
e is
pro
vide
d, e
ight
thou
sand
(8,0
00) s
quar
e fe
et.
(2)
Whe
re p
ublic
wat
er s
ervi
ce a
lone
is p
rovi
ded,
one
(1) a
cre.
(3)
Whe
re n
eith
er p
ublic
sew
er s
ervi
ce n
or p
ublic
wat
er s
ervi
ce is
pro
vide
d, o
ne a
nd o
ne-h
alf
acre
s.
(d)
M
axim
um L
ot C
over
age.
Fift
y pe
rcen
t (5
0%)
prov
ided
tha
t ad
ditio
nal
lot
cove
rage
may
be
perm
itted
sub
ject
to s
ubse
ctio
n (a
) of t
his
sect
ion.
(e)
Ya
rd R
equi
rem
ents
. The
fol
low
ing
shal
l app
ly e
xcep
t tha
t if
the
subj
ect p
rope
rty a
djoi
ns la
nd
whi
ch is
zon
ed A
R o
r de
sign
ated
as
agric
ultu
ral l
and,
the
use
is s
ubje
ct to
the
requ
irem
ents
of
Sect
ion
26-8
8-04
0(g)
.
(1)
Fron
t Yar
d. N
one,
exc
ept w
here
the
front
age
of a
blo
ck is
par
tially
in a
n R
dis
trict
, in
whi
ch
case
the
front
yar
d sh
all b
e th
e sa
me
as re
quire
d in
suc
h R
dis
trict
.
(2)
Si
de Y
ard.
Non
e, e
xcep
t w
here
the
sid
e of
a l
ot a
buts
upo
n th
e si
de o
f a
lot
in a
n R
di
stric
t, in
whi
ch c
ase
the
side
yar
d sh
all b
e no
t les
s th
an te
n fe
et (1
0′).
(3)
R
ear
Yard
. Non
e, e
xcep
t whe
re th
e re
ar o
f a lo
t abu
ts o
n an
R d
istri
ct, i
n w
hich
cas
e th
e re
ar y
ard
shal
l be
not l
ess
than
ten
feet
(10′
).
(4)
The
yard
requ
irem
ents
set
forth
in th
is s
ectio
n m
ay b
e in
crea
sed
to b
e co
nsis
tent
with
the
circ
ulat
ion
and
trans
it el
emen
t of t
he g
ener
al p
lan
or to
acc
omm
odat
e la
ndsc
apin
g re
quire
d pu
rsua
nt to
sub
sect
ion
(g) o
f thi
s se
ctio
n.
(f)
Park
ing
Spac
es.
Park
ing
shal
l be
pro
vide
d in
acc
orda
nce
with
the
sta
ndar
ds e
stab
lishe
d in
Ar
ticle
86.
(g)
D
esig
n R
evie
w. D
esig
n re
view
app
rova
l sha
ll be
req
uire
d fo
r al
l per
mitt
ed u
ses
in th
e m
anne
r pr
ovid
ed in
Arti
cle
82.
(Ord
. No.
497
3, §
9(d
), 19
96; O
rd. N
o. 4
643,
199
3.)
AR
TIC
LE 3
6 L
C L
IMIT
ED C
OM
MER
CIA
L D
ISTR
ICT
Page
1
Artic
le 6
3. -
LG Lo
cal G
uide
lines
Com
bini
ng D
istric
t.
Sec.
26-
63-0
05. -
Pur
pose
.
The
purp
ose
of th
e LG
com
bini
ng z
one
is to
iden
tify
parc
els
subj
ect t
o co
mpl
ianc
e w
ith A
rticl
e 90
(Lo
cal
Area
Gui
delin
es a
nd S
tand
ards
).
(Ord
. No.
605
7, §
III(
b), E
xh. B
, 2-4
-201
4)
Sec.
26-
63-0
10. -
App
licab
ility
.
The
LG c
ombi
ning
zon
e is
app
lied
conc
urre
ntly
to p
rope
rties
whe
re L
ocal
Are
a G
uide
lines
and
Sta
ndar
ds
have
bee
n es
tabl
ishe
d by
the
Boa
rd.
(Ord
. No.
605
7, §
III(
b), E
xh. B
, 2-4
-201
4)
Sec.
26-
63-0
20. -
Allo
wed
land
use
and
per
mit
requ
irem
ents
.
All u
ses
allo
wed
with
in t
he b
ase
zone
sha
ll be
allo
wed
sub
ject
to
com
plia
nce
with
the
req
uire
men
ts o
f Ar
ticle
90
(Loc
al A
rea
Gui
delin
es a
nd S
tand
ards
) and
all
othe
r app
licab
le C
ode
requ
irem
ents
.
(Ord
. No.
605
7, §
III(
b), E
xh. B
, 2-4
-201
4)
Sec.
26-
63-0
30. -
Loc
al a
rea
deve
lopm
ent g
uide
lines
com
bini
ng zo
nes e
stab
lishe
d.
Whe
n Ar
ticle
90
(Loc
al A
rea
Gui
delin
es a
nd S
tand
ards
) es
tabl
ishe
s a
new
Loc
al A
rea
Dev
elop
men
t G
uide
line,
the
par
cels
with
in th
e bo
unda
ry s
hall
be a
dded
to
the
LG c
ombi
ng z
one
with
an
appr
opria
te
suffi
x to
ind
icat
e th
e sp
ecifi
c ar
ea.
The
follo
win
g sp
ecifi
c LG
com
bini
ng z
one
suba
reas
hav
e be
en
esta
blis
hed
and
are
incl
uded
with
in th
e Zo
ning
Dat
abas
e:
(1)
Can
on M
anor
Wes
t (LG
/CM
W),
Sect
ion
26-9
0-05
0.
(2)
Gle
n E
llen
Suba
reas
1 a
nd 2
(LG
/GE1
)(LG
/GE
2), S
ectio
n 26
-90-
060.
(3)
Hig
hway
116
Sce
nic
Cor
ridor
(LG
/116
), Se
ctio
n 26
-90-
070.
(4)
Penn
grov
e M
ain
Stre
et (L
G/P
NG
), Se
ctio
n 26
-90-
080.
(5)
Rus
sian
Riv
er C
orrid
or (L
G/R
RC
), S
ectio
n 26
-90-
90.
(6)
Rus
sian
Riv
er C
orrid
or &
Hig
hway
116
(LG
/RR
C11
6) S
ectio
ns 2
6-90
-070
and
26-
90-0
90.
(7)
Seba
stop
ol R
oad
Urb
an V
isio
n Pl
an (L
G/S
RV)
, Sec
tion
26-9
0-10
0.
(8)
The
Sprin
gs H
ighw
ay 1
2 C
orrid
or (L
G/S
PR
), S
ectio
n 26
-90-
110.
(9)
Tayl
or/ S
onom
a/M
ayac
amas
Mou
ntai
ns (L
G/M
TN),
Sect
ion
26-9
0-12
0.
(Ord
. No.
605
7, §
III(
b), E
xh. B
, 2-4
-201
4)
AR
TIC
LE63
LG
LO
CA
L G
UID
ELIN
ES C
OM
BIN
ING
DIS
TRIC
T