 Bennett Valley Area Maps
This link takes you to the Bennett Valley area maps page.
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Bennett Valley Area Plan Summary
To read the full text of the Plan, click here.)
For your convenience the following is a summary of the vital components of the Bennett Valley Area Plan. It is recommended that you take a few moments and read the full text of the Plan, which will give you a greater understanding of its purpose and guidelines.
The Bennett Valley Area Plan (previously referred to as the Specific Plan) is the governing instrument for all land use and zoning decisions within the Bennett Valley area, as delineated by the Sonoma County Board of Supervisors. The primary goals identified are (1) to retain the rural, scenic character of Bennett Valley, (2) protect and encourage agricultural pursuits, and (3) provide for limited residential opportunities that were not in conflict with the other goals.
The Bennett Valley Study District, established in 1977 by the Board of Supervisors, was in response to concerns of the area residents about the direction land development was taking in the Valley. For improved land planning, the specific needs of this particular area needed to be identified and described, as a supplement to the Sonoma County General Plan. An eleven-member Citizens Committee (no longer in existence) was appointed in 1978 by the Board of Supervisors to work with County Planning and the citizens of Bennett Valley to develop this "Specific Area Plan". The Bennett Valley Specific Plan was adopted by the Board in 1979.
Since that time the Area Plan has undergone changes necessary to achieve consistency with the General Plan, most recently in 1992. While much of the original background language was deleted in this process, this has not diminished or reduced the significance of the content of the original language. Sonoma County Permit & Resource Management Department (PRMD) keeps copies of the original plan on file for reference on questions regarding the intent or basis of the policies in the Bennett Valley Area Plan. Additionally the Board reaffirmed that when the Bennett Valley Area Plan standards exceed those of the County, the Bennett Valley standards shall apply.
There are several components of the Area Plan. Along with Land Use and Zoning Maps, there is the Critical Open Space Plan which establishes visual and riparian corridors within which development is prohibited. It also designates unique and sensitive biotic areas.
Two major goals define the Bennett Valley Area Plan: (1) to retain and enhance the rural character, and (2) to reflect the environmental constraints, suitabilities and sensitivities of the area in determining the location and intensity of development. A summary of policies developed to achieve these goals include:
1. Land Use - Low density is important to maintaining the rural character of the Valley. Commercial development is not appropriate. Cluster development should be encouraged.
2. Resource Conservation - Agriculture is a vital component of the rural character and shall be encouraged and protected. Unique scenic, environmentally sensitive and historic resources shall be protected. Water is also a valuable and necessary resource which must be protected.
3. Open Space - A feeling of open space is a vital component of the character of Bennett Valley. Open vistas shall be protected. Development shall be in harmony with natural surroundings. Skyline development shall be prohibited. A scenic corridor shall be established to protect views from the road.
4. Public Safety - Residential development shall occur in the least constrained, most suitable areas, with even lower densities in geologically unstable areas. Fire safety needs to be carefully considered in regards to approved density, dwellings and landscaping.
5. Circulation - The character of the road system is a vital component of the rural character of Bennett Valley and shall be protected.
In order to preserve the natural, rural character of the land, all new structures shall be designed and sited to blend harmoniously with the surrounding landscape. Existing vegetation and landforms shall be utilized to screen structures from public view. The following are recommended for harmonious development.
Materials: Natural wood siding or natural stone is encouraged. If stucco is utilized or wood siding is painted, it shall be in earth tones.
Roofing: Roof lines shall follow established lines of land and/or tree forms. Roofing shall be fire resistant and dark toned.
Utilities: Unless masked by existing vegetation, utilities are to be placed underground from source point.
When renovating or repainting, homeowners are encouraged to comply with the above standards.
The design review process for compliance with the Bennett Valley Area Plan is currently handled by the Sonoma County Permit and Resource Management Department (PRMD). If you have any questions regarding the Bennett Valley Area Plan and how it may apply to your particular project, please call the PRMD at (707) 565-1900 and ask to speak with a planner who specializes in Bennett Valley.
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