Technical Corrections FAQ (PLP24-0013)
List of Parcels Affected by Zone Changes
List of Parcels Affected by General Plan Land Use Amendments
1. What are Technical Corrections?
Permit Sonoma periodically identifies zoning and/or land use discrepancies and brings forward technical corrections to improve and maintain the accuracy of the Official Zoning Database (OZD). The primary purpose of the Technical Corrections project is to correct technical errors in zoning resulting from inaccurate manual transcription of data, and to correct historical inconsistencies between Zoning and General Plan Land Use designations made in error. Minor or routine zone changes, such as those required by project conditions of approval, are also included technical corrections.
This year’s round of Technical Corrections (Permit Sonoma File No. PLP24-0013) was reviewed by the Planning Commission on October 17, 2024. The Planning Commission voted to recommend to the Board of Supervisors approval of the proposed technical corrections, which include changes to parcel zoning and General Plan land use designations.
Planning Commission hearing materials can be found here.
The Board of Supervisors will make a final decision on the proposed Technical Corrections at a public hearing on November 12, 2024.
2. Why did I receive a mailed notice about Technical Corrections?
All property owners of parcels affected by Technical Correction zone changes and/or General Plan land use amendments, and all neighbors within 300 feet of affected parcels, were notified by mail of the October 3, 2024 Planning Commission public hearing for the Technical Corrections project, which was ultimately rescheduled to October 17, 2024. All affected parcels and neighbors were sent a second notice of the rescheduled October 17, 2024 Planning Commission public hearing.
Notices of public hearing are sent to the mailing addresses of owners of record and not to the property address.
The Board of Supervisors will make a decision on the proposed Technical Corrections at a public hearing on November 12, 2024. Mailed notices of the time, date, and information on the Board of Supervisors public hearing will be sent to affected parcels and neighbors of affected parcels in advance of the hearing.
3. What are the proposed changes for the 2024 round of Technical Corrections?
The changes proposed in this round of Technical Corrections include:
Inadvertent Errors and Historical Corrections. This category involves corrections to zoning and General Plan land use designations to resolve inadvertent errors and/or historical inconsistencies to restore the subject parcels to the correct zoning and/or land use.
Required as Conditions of Project Approvals. This category implements minor zone changes or amendments to General Plan land use designations required as conditions of approval for lot line adjustment and subdivision approvals.
Combining District Map Updates. This category of corrections involves updates to combining district boundaries to correspond to shifts in parcel boundaries and changes in official data sources on which the combining district is based. A combining district is a zoning overlay on the base zoning district. The proposed technical corrections affect the following combining districts:
4. Is my parcel affected by any changes to Zoning?
To find out if your parcel is affected by changes in zoning, please reference the table of proposed zone changes, linked here. The Ordinance includes a table of all parcels affected by zoning technical corrections, and includes existing and proposed zoning for all affected parcels. Review the table for your Assessor’s Parcel Number (APN) or address following the instructions below.
If your parcel is not on this table, your parcel is not affected by zoning changes. However, your parcel may still be affected by General Plan Land Use changes. Please reference the table of proposed General Plan Land Use changes, linked here. Review the table for your Assessor’s Parcel Number (APN) or address
If your parcel is not listed in either table, it is not affected by any changes in zoning or land use. You may have received a mailed notice about the Technical Corrections project because you are a neighbor of an affected parcel.
HOW TO SEARCH FOR YOUR PARCEL IN THE TABLES:
a. Once the table is open, click on the magnifying glass in the top right corner.
b. Once you click on the magnifying glass, a search bar reading “Search document” will appear.
c. Type in your APN or Address into the search bar, and press enter on your keyboard, or press the blue magnifying glass next to the search bar.
d. If your parcel is proposed for a Zone Change, your parcel will be highlighted in the table, and will also show under the search bar.
Alternatively, you may search for your parcel by APN or address using Permit Sonoma’s GIS Land Use and Zoning Map, following the instructions below. The map provides existing and proposed zoning designations, and shows the location of Combining District boundaries in relation to parcel boundaries.
Please note that the best way to successfully utilize these resources is by accessing them on a computer or tablet, not a phone.
HOW TO USE THE GIS LAND USE AND ZONING MAP:
a. Agree to the terms and conditions by clicking the box next to “I agree to the above terms and conditions”:
b. At the top right corner of the map, there are multiple icons. In between the “i” icon and “fire” icon, there is a “stack of three squares” icon. Click on the stack of squares icon.
c. Scroll down the List of Layers, and de-select “Base Zoning” by unclicking the selection box.
d. In the search bar, input your address or Assessor’s Parcel Number (APN). Please do not include the -000 at the end of your APN when you search
e. Once you press “enter” on the keyboard, or click on the magnifying glass in the search bar, your parcel boundaries will be outlined on the map and a small informational pop-up window with parcel information will appear.
f. Scroll down to the bottom of the small information pop-up window to see Parcel Zoning.
g. If your parcel is affected by zoning changes, you will see “Zoning”, and just below it, “Zoning Proposed.”
In this example, the G Combining District is added to the parcel’s Zoning Designation.
*If you do not see a field for “Proposed Zoning”, your parcel is not affected by any zoning changes.
h. You can view the location of the Combining District boundaries on the parcel by clicking the “stack of squares” icon and using the same List of Layers, select applicable Combining Districts. Selecting the Combining District Layers may help clarify which areas on a parcel are affected by Combining Districts.i. For more information on relevant Combining Districts and their different requirements/standards, please click on the link below to see a list of zoning designations: https://permitsonoma.org/zoningcodes/countyzones(non-cc).
5. What are all of the different Zoning Designations?
The Zoning Code contains a list of uses allowed in each zoning district, development standards such as setbacks, and information on permits required. You can find links to the County's Zoning Code, including base zoning districts and combining districts, on the Permit Sonoma website: https://permitsonoma.org/zoningcodes/countyzones(non-cc)
Links to the County’s Coastal Zoning Code and zoning designations can be found here: https://permitsonoma.org/zoningcodes/coastalzone(cc)
6. What are the Floodway (F1) and Floodplain (F2) Combining Districts? Can I change my parcel's flood designation?
The Federal Emergency Management Agency (FEMA) defines and maps the floodway and the primary floodplain (also called the 100-year floodplain or 100-year flood hazard area) as part of their flood hazard area mapping and Flood Insurance Rate Map (FIRM) program. The County's floodway and floodplain mapping is derived from FEMA mapping and policies related to it are implemented through the following combining districts: F1 Floodway and F2 Floodplain.
You can find out if your parcel is within an F1 Floodway or F2 Floodplain on the County's Zoning and Land Use Map (see instructions describing how to use the map above): https://permitsonoma.org/divisions/customerserviceandadministration/geographicalinformationsystems(gis)/activemapviewercollection
F1 Floodway Regulations. The F1 combining district applies to properties that lie within the floodway as shown on the most recent FEMA maps.
Undeveloped Property (no existing structures):
No new permanent structures are allowed in the F1 Floodway.
Property with Existing Structures:
No new permanent structures, including additions, are allowed in the F1 Floodway. However, the following exceptions may be allowed:
Flood elevation projects where the building's total floor area is unchanged, subject to Permit Sonoma Policy and Procedure 8-1-12. Construction Limitations Within the F-1 Floodway, Section C. Flood Elevation Projects, and Permit Sonoma Policy and Procedure 1-4-4. Flood Elevation Policy
Repairs and improvements that do not increase the existing total floor area of each floor of existing structures, subject to Permit Sonoma Policy and Procedure 1-4-4. Flood Elevation Policy, which may require that structures be elevated to at least one foot above the base flood level.
Note that decks may be repaired or replaced, but not increased in size or scope. (i.e., an unenclosed deck without a roof can be replaced, but cannot add a roof or be enclosed, which is considered new construction, not a repair)
Other improvements that do not result in expansion of building floor area, such as:
Septic system pre-treatment devices, cleanouts, and septic riser lids
Wells including casing, annular seal, well vault, pump, pump block, or discharge pipe
F2 Floodplain Regulations. This F2 combining district applies to properties that lie within the 100-year flood hazard area as shown on the most recent FEMA maps.
Any structural development within the F2 Floodplain must be constructed in accordance with Chapter 7B of the Sonoma County Building Regulations, which may require submission of topographic data, engineering studies, or other studies to determine the effects of flooding on a proposed structure.
Other Resources:
7. What if I disagree with the FEMA mapping?
When FEMA remaps a flood hazard area, they will publish preliminary maps 1 – 2 years before the official release. About 6 – 9 months after release of the preliminary maps, FEMA will publish a public notice in the local paper which starts a 90-day appeal period. After maps have been finalized and published, they can no longer be appealed to FEMA. The Official Zoning Database (OZD) for Sonoma County is being updated to reflect the final map for the FEMA Russian River Watershed published on July 31, 2024. The FEMA map appeal period has ended.
Once maps have been published, if a property owner believes their parcel was incorrectly identified as a Special Flood Hazard Area (SFHA), they may submit a Letter of Map Change (LOMC) request, which formally determines the location and elevation of the property in relation to the SFHA. Following FEMA review of the map change request, a determination document is issued, and it approves or denies the map change. There are two determination document types:
More information on the F1 Floodway and F2 Floodplain Combining Districts can be found here and information on how to change flood zone designations through FEMA processes can be found here.
8. What is the Geologic Hazard (G) Combining District?
The G (Geologic Hazard) Combining District is applied to properties to reduce unnecessary exposure of people and property to risks of damage or injury from earthquakes, landslides, and other geologic hazards in the Alquist-Priolo Special Studies Zone and to implement the provisions of Section 2.3 of the General Plan Public Safety Element. The California Geological Survey (CGS) recently revised maps of the Alquist-Priolo Earthquake Fault Zones, therefore, the G Combining District must be revised to reflect the revised earthquake fault zones. This round of Technical Corrections either adds or removes the G Combining District based on the revised fault zones. For more information, visit this webpage: https://permitsonoma.org/divisions/planning/geologichazardcombiningdistrict