Land Development Q&A

Maximumizing the value of your property

Q. How can I find out if my project is feasible without spending a lot of money up front on
engineering?
A. Feasibility study by andy for a fixed fee of $1,200.

Feasibility Analysis AE  offers assistance to prospective Owners in analyzing their opportunities for an existing building or vacant site. This much needed service helps our clients to quickly assess whether or not they want to proceed with the significant financial commitment associated with the due diligence or design portion of a major project. A Feasibility Study assists the Owner in considering the basic question; “What can I do with this property? Can my program or needs fit in this space?”

The Study can focus on any or all of the following subjects:

  1. Zoning Study
  2. Site Utilization
  3. Entitlement Process Considerations

For additional fees is can include:

  1. Initial Master Planning
  2. Preliminary Cost Estimates.

The Feasibility Study is a great tool to initially brainstorm ideas and consider possible restraints that may influence a property or building based on the client’s vision.

  1. 1. Zoning Study
    1. Q. How do I subdivide my property?

A. You first must contact Zoning to determine the minimum lot size and width required based on the property’s current zoning classification. Land Development has a process for the review of subdivisions, the first step of which is the Overall Subdivision Plan Application that takes approximately three weeks. Divisions of property are required to go through the formal subdivision review process ultimately resulting in a recorded plat. Contact Land Development for specifics regarding your property. Depending on the complexity of the subdivision, a Preliminary Plat Application and/or Final Plat Application may also be required.

  1. b. Q. When do you need to get a Use Permit?

A. Any work in a County right-of-way including, but not limited to, driveways, utilities (electric, cable, water sewer), and mail boxes. Land Development has a process for the review of a Use Permit Application that takes less than seven (7) working days. To determine the applicable review fee, please refer to the Fee Schedule.

  1. Q. What is a Use Permit?
    1. A. A. Each zoning district lists specific land uses that are allowed as “permitted uses.”. In contrast to uses which require a Use Permit, permitted uses are generally less intensive in nature and have little or no environmental or neighborhood impacts. Most permitted uses are considered “ministerial,” meaning that they are approved or denied based on compliance with fixed measurable standards. These uses do not require a special planning application. However, building permits, grading permits, septic permits, etc. may be still be required.
    2. B. A. A Use Permit (commonly known as a Conditional Use Permit) is an approval that allows a specific use of land, generally subject to specific conditions and/or limitations. A Use Permit is a discretionary approval, meaning that the County decision makers will exercise judgment in determining whether a specific proposal conforms with the codes and policies adopted by the County. Each zoning district lists specific land uses that can be allowed with a Use Permit. These land uses are generally those that are more intensive in nature and may have environmental or neighborhood impacts if not designed appropriately.
    3. Q. What do I need to do to add a Second Unit on my property?

 

A. First, you should verify that a second unit is allowed on the property by the Zoning Code. You may be required to obtain a Zoning Permit. When this has been done, you will need an upgrade of your current septic system or a new septic system.  In addition, if you are in a water scarce area as defined in the Sonoma County General Plan, you will need to do dry weather well yield testing.

  1. DO I NEED A SURVEY?
    All subdivisions and land developments require a plan (map) to be prepared by a Registered Land Surveyor. Your contract with the surveyor should specify the development of a plan that meets the subdivision and land development requirements of both the County and State.
  2. HOW LONG DOES THE APPROVAL PROCESS TAKE?
    You should expect to complete the process in 4 to 6 months. Surveyors usually have a waiting list. Sewer planning can take up to 90 days. The County has 90 days to review your plan.
  3. ARE THERE FEES?
    Surveyors and attorneys will charge you for their services. Townships and Boroughs collect fees for perc tests and permits. The County levies a small charge to cover the cost of plan review.
  1. 5. Grading
    1. a. Q. What are the specifications for my residential driveway?
      A. The minimum width is twelve (12)-feet.  Maximum slope is 20% for a limited length.  Existing driveways are sometimes allowed to remain at their existing slope.
    2. 7. Q. Is my lot buildable?
  1. Q. What is the process for developing a commercial site?
    A.     The review for commercial sites which begins with a Conceptual Site Plan Application. Each site is evaluated for road access, parking, stormwater, landscaping, tree retention/replacement, utilities, environmental concerns, buffers, vehicular circulation and other matters. A Final Site Plan Application may be required after the review of the
    Conceptual Site Plan.


A. That depends on most importantly on-site septic disposal capibility and water availability

  1. Septic;
    1. Q. What determines my septic suitability?
  1. A. Site constraints (setbacks) and soil suitability.
  2. B. Site constraints are determined by a site review and field survey.
  3. C. Soil suitability is determined by pre-perc test, perc test, groundwater analysis
  1. What is a Pre-Perc?

A “Perc test” is the common term used to describe the investigations done by a Civil Enginier or REHS to determine your land’s suitability for an on-site sewer system   This is an on-site evaluation with a PRMD Environmental Health Specialist and a septic consultant. The purpose is to determine site suitability for a septic system. A backhoe or excavator with an operator must be present at the time of the pre-perc. The type of Perc Test required will be determined at this time.

  1. What is a Perc Test?

This test determines the soil’s capability to absorb liquid over a specific period of time. This allows a determination to be made regarding the size and type of septic system that will be required. The test must be certified by a Registered Civil Engineer or a Registered Environmental Health

  1. What is a Wet-Weather Perc Test?

A Wet-Weather Perc Test is required on sites with expansive clay soils. This test is conducted during a specific time frame in the wet-weather season. The time frame begins after rainfall has reached a minimum of 50% of annual average. This occurs during the first quarter of each calendar year if there is sufficient rainfall.

  1. What type of permits require clearance from PRMD’s Well and Septic Section?
    1. The following permits require a Well and Septic Clearance:
    2. All building permits that require a plan check
    3. Any repair or remodel to a structure that is over $10,000 in permit valuation
    4. Any building permit that may impact the septic system
    5. Grading permits
    6. Pool/Spa permits
  2. What is needed for a Well and Septic Clearance?

You must submit 2 floor plans for proposed structures and 2 sets of sites plans showing the location of the septic system, well and all other structures. This would include houses, outbuildings, driveways, pools, decks, etc. If the clearance is for an existing structure, your plans must show the existing floor plan and what changes/additions will be done.

TO ADD:

  1. Approximate fees for septic, grading, residence building in Sonoma, napa, marin
  2. Problems may encountered
  3. Agriculture
  4. SWPPP specific