(A) Urban limit area development preferred. The development of vacant land within the city urban limit area, consistent with all applicable policies of this Local Coastal Program, shall be the preferred economical and environmental means of residential, commercial, or industrial growth in the city.
(B) Urban limit area. The urban limit area of the city shall be as shown in Chapter 15 on the “Land Use and Zoning” maps 1 and 2.
(C) Extension of urban limit.
(1) Extensions of the urban limit line shall be allowed if approved by the Coastal Commission and if:
(a) Sufficient public services capacity is available to serve any development proposed for the area that is to be included in the extended urban limit area, while assuring that capacity is available for priority uses consistent with Local Coastal Program Policy 10.4.
(b) The extension, or any development proposed for the area that is to be included in the extended urban limit area, will not have a significant adverse effect on prime agricultural land, timberland, or environmentally sensitive habitat areas.
(2) All extensions of the urban limit line within the coastal zone shall constitute an amendment to this Local Coastal Program and shall not become final unless approved by the Coastal Commission.
(D) Extension of services beyond urban limit. There shall be no extension of urban sewer and water services beyond the urban limit line as defined in Policy 12.2, except that the water system intertie line in the southwestern part shall be permitted to extend outside the urban limit line, provided that no connections for private users shall be allowed outside said urban limit line. No assessments, “readiness to serve” fees, or other costs or encumbrances, including bonded indebtedness, for urban services shall be assessed against lands outside the urban limit line, except for those lands already provided with urban services, services to existing residential use on the Lieber parcel, or those lands for which assessments or other costs or encumbrances have been levied prior to July 1, 1984.
(E) Precedence of natural resources. Development type and density shall be that specified by the land use categories and designations in the land use plan map. However, natural resource designations and policies shall take precedence in all cases, except as otherwise provided in this Local Coastal Program, consistent with applicable policies of the Coastal Act. Where a parcel is located partly within and partly without an environmentally sensitive habitat area, development shall be located and designed to avoid significant adverse effects on the environmental resources.
(F) Regional commercial. Regional commercial facilities shall be located in the Planned Commercial District or in the Core Area. Development proposed for the Planned Commercial District west of Broadway shall include an on-site wetlands restoration and management program, consistent with LUP Policies 5.16 and 5.17 and the objectives of Policy 5.20.
(G) Highway service commercial. Highway service commercial development shall be prohibited along Highway 101 south of the urban limit line as shown on the Land Use Map in Chapter 15, and between the Service Commercial Districts east of Murray Field and Indianola Road.
(H) Land divisions. Land divisions shall not result in the creation of a parcel or parcels totally within an environmentally sensitive habitat area or flood hazard area as defined in the Local Coastal Program. No land divisions, except for agricultural leases, shall be permitted on lands designated for coastal agriculture use.
(I) Archaeological areas.
(1) When development is proposed within a known archaeological area, project design shall avoid or minimize impacts to the resource.
(2) When development in archaeological sites cannot be avoided, adequate mitigation measures shall be required. Mitigation shall be designed in accord with Guidelines of State Office of Historic Preservation and the State Native American Heritage Commission. When, in the course of grading, excavation, or any other development activity, evidence of archaeological artifacts is discovered, all work which could damage or destroy such resources shall cease and the City Planning Director shall be notified immediately of the discovery.
(3) The Director of Community Development shall notify the State Historic Preservation Officer and the Sonoma State University Cultural Resources Facility of the find. At the request of the State Historic Preservation Officer, development of the site may be halted until an archaeological survey can be made and appropriate and feasible mitigation measures are developed.
('63 Code, § 10-5.2946) (Ord. 417-C.S., passed 12-6-84; Am. Ord. 519-C.S., passed 8-26-90; Am. Ord. 589-C.S., passed 2-21-95) Penalty, see § 150.999