Larkfield-Wikiup Race - Mark West Area Chamber of Commerce and

Transcription

The Community of Larkfield-Wikiup
Existing Conditions Report
Prepared by:
Sonoma State University
Environmental Studies and Planning Department
1801 East Cotati Avenue
Rohnert Park, CA 94928
ENSP 411A: Planning Workshop
Fall 2014
Rebeca Appel
Joseph Brockhoff
Kirsten Burrowes
Cecily Condon
Jerry Conley
Sara Farrell
April Gunderson
Brittny Hummel
Rebekah Israel
Cera Murata
Kevin O’Rourke
Brooke Robertson
Vanessa Starr
Samantha Thomas
David Thorpe
Wayne Goldberg, Instructor
Alan Montes, Teaching Assistant
Project Assignments
Joseph Brockoff
Developer of Base Map and GIS
Cecily Condon
Designer of Graphics and Presentation Materials
April Gunderson
Budget Manager
Brittny Hummel
Liaison to County Staff
Rebekah Israel
Survey Coordinator
Vanessa Starr
Schedule Maintenance and Developer
Samantha Thomas
Editor
Acknowledgments
Planning Workshop students from the Environmental Studies and Planning Department are very
appreciative of the staff of Sonoma County Permit and Resource Management Department,
Sonoma County Transportation Authority, and the Sonoma County Public Works Department.
Without the efforts put forward by all parties, the creation of the Existing Conditions Report
would not have been possible. We would like to give special thanks to these individuals, as they
took time out of their busy schedules to assist students and provide proper information that was
necessary to complete the report.
Shelly Bianchi-Williamson
Sonoma County Permit and Resource
Management Department
Ken Ellison
Peter Lescure
Lescure Engineers
Brian Molsberry
Molsberry Market
Eugene Patterson
Exchange Bank
Tim Ricard
Sonoma County Economic Development Board
Jane Riley
Jo-Ann Smith
Environmental Studies and Planning Department,
Administrative Coordinator
Ben Stone
Sonoma County Economic Development Board
Residents and Friends of Larkfield-Wikiup
We would also like to extend gratitude to the survey participants in Larkfield-Wikiup for taking
the time to participate in our Public Opinion Survey. Your feedback made a significant
contribution to the report and it was genuinely appreciated.
Table of Contents
Community Character and Urban Design
1
Cecily Condon and Cera Murata
Larkfield and Wikiup: Census-Designated Place
History
Character and Visual Design
Historical Locations and Landmarks
Community Events and Meeting Daily Needs
Demographics
9
Sara Farrell
Population
Age
Race and Ethnicity
Income and Poverty
Industry
Health Indicators
A “Typical” Larkfield-Wikiup Resident
Economy
Vanessa Starr and Samantha Thomas
Key Industries in the Area
Supermarkets
Wine, Food, and Agricultural Industries
Health Industries
Tourism and Restaurants Industries
Construction Industry
Financial, Real Estate, and Creative Industries
Employment
Sonoma County’s Financial Activities
Revenues
Revenue and Expenses
Sonoma County Employee Retirement Association (SCERA)
Undeveloped Commercial Land
Commercial Spending and Taxable Sales
Leakage
Individual Wealth
Education and Health
Jobs and Housing Balance
Citizen’s Advisory Committee
Business Confidence Index
19
Capital Project Plans
Airport-Larkfield-Wikiup Waste Water Treatment Plant
Areas for Expansion
Housing
33
Rebeca Appel and Jerry Conley
Population Age Groups
Median Household Income and Median Housing Price
Mortgage Rates
Cost of Living
Existing Types of Housing
Households
Housing Stock Characteristics
Housing Needs
Regional Housing Needs Allocation 2014-2022
Special Needs Housing
Sites in Larkfield-Wikiup
Land Use
47
Joseph Brockhoff and Brittny Hummel
Sonoma County 2020 General Plan and Zoning Policies
Distribution of Existing Land Use
Commercial Land Uses
Residential Land Uses
Open Space Land Uses
All Other Categories
Vacant Land
Future Growth
Circulation and Transportation
Brooke Robertson and David Thorpe
Regional Context
Street Network
Road Classifications
Traffic Congestion
Traffic Counts
Level of Service (LOS)
California Senate Bill 743
Traffic Collisions
Bicycle Network
Existing Bikeway and Trail Facilities
Bicycle Parking and Requirements
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Pedestrian Network
Existing Pedestrian Facilities
Safe Routes to School (SRTS)
Transit Network
Sonoma County Transit Authority (SCTA)
Golden Gate Transit
Planned SMART Train – Sonoma County Airport Station Area Plan
Modal Choice
Walkability
Mobility for All Users
Parking
Planned Projects
Circulation and Transportation Appendix
Public Facilities and Services
85
Cera Murata and Kevin O’Rourke
Emergency Services
Health Facilities
Emergency Medical Response
Fire Protection
Law Enforcement
Animal Control Services
Community Services
Utilities
Street Lighting
Solid Waste Management
Waste Water Management
Roads Maintenance
Telephone, Internet, and Television Services
Public Facilities
Schools
Day Care Facilities
Community Meeting Facilities
Social and Human Services
Parks and Recreation
Natural Systems and Environmental Hazards
Kirsten Burrowes and Rebekah Israel
Natural Systems
Regional Setting and History
Climate
Groundwater and Riparian Corridors
Endangered Species
Environmental Hazards
93
Seismicity
Soils
Liquefaction
Landslides
Flooding
Wildland Fires
Noise
Electromagnetic Fields
Land Use Implications
Safety and Mitigation
Earthquakes
Landslides
Floods
Wildland Fires
Natural Systems and Environmental Hazards Appendix
Earthquakes
Wildland Fires
Issues and Opportunities
113
Cecily Condon and April Gunderson
Room for Additional Research and Community Involvement
Incorporation
Challenges Facing Bedroom Communities
Community Improvement Opportunities
Potential Town Center
A Changing Community: Airport Expansion and New Sutter Health Hospital
Public Opinion Survey
121
Rebeca Appel and Rebekah Israel
Survey Methods
Accuracy
Forms of Response
Question Format
Survey Results
Answers Other Than Listed Options
Correlations
Glossary
133
Figures List
Figure 1-A Larkfield Liquors
Figure 1-B Larkfield Body & Paint
Figure 1-C Contemporary Suburban Streetscape
Figure 1-D Streetscape of Older Homes
Figure 1-E Larkfield Center Sign
Figure 1-F The Wikiup Business Center
Figure 1-G The Larkfield Community Garden and Learning Center
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Demographics
Figure 2-A Population in Larkfield-Wikiup vs. Sonoma County vs. California
Figure 2-B Age and Gender Distribution Within Larkfield-Wikiup
Figure 2-C Median Age
Figure 2-D Larkfield-Wikiup Race
Figure 2-E Race in Percentage
Figure 2-F Hispanic Descent Within Larkfield-Wikiup
Figure 2-G Income in Larkfield-Wikiup vs. Sonoma County vs. California
Figure 2-H Total Household Income
Figure 2-I Employment Status in Percentage
Figure 2-J Poverty in Percentage
Figure 2-K Industry Percentage
Figure 2-L Death Rates Per 100,000
Figure 2-M Health Indicators
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Economy
Figure 3-A Key Industries in the Area
Figure 3-B Most Common Occupations
Figure 3-C Class of Workers
Figure 3-D Most Common Industries
Figure 3-E Employment Status
Figure 3-F Vacant Lot For Sale
Figure 3-G 2014 Consumer Spending
Figure 3-I Individual Wealth
Figure 3-J Business Confidence Index
Figure 3-K Capital Project Plan for Larkfield-Wikiup
Figure 3-L Capital Projects Plan: Airport/Larkfield/Wikiup Sanitation Zone
Figure 3-M Capital Project Plans Within the County
Figure 3-N Survey Participants’ Desired Businesses
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Housing
Figure 4-A Age Distribution of Current Larkfield-Wikiup Residents
Figure 4-B Prices of Owner-Occupied Units Within Larkfield-Wikiup
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Figure 4-C Income Rates
Figure 4-D Housing Units With and Without Mortgage Rates
Figure 4-E Cost of Living Index
Figure 4-F Occupied Housing Units
Figure 4-G Persons Per Household
Figure 4-H Housing Stock
Figure 4-I Number of Residents Moving to Larkfield-Wikiup
Figure 4-J Regional Housing Needs Allocation
Figure 4-K Homeless Populations for Sonoma County
Figure 4-L Potential Housing Sites: Type A Multi-Family
Figure 4-M Potential Housing Sites: Type C
Figure 4-N Potential Housing Sites: Mixed-Use
Figure 4-O Potential Housing Sites: Single Room Occupancy (SRO)
Figure 4-P Potential Housing Sites: Affordable Housing Overlay
Figure 4-Q Total Existing, Potential, and Net Additional Housing Site Units
Figure 4-R Potential Affordable Housing Sites in Larkfield Wikiup
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Land Use
Figure 5-A Land Use Survey Key
Figure 5-B Existing Land Use
Figure 5-C Percent of Total Land Not Including Streets
Figure 5-D Zoning Designations for Existing Vacant Land
Figure 5-E Vacant Property and Current Zoning
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Map 1 General Plan Land Use Designation
Map 2 Existing Land Use
Map 3 Vacant Parcels & Current Zoning
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Figure 6-A Road Classifications
Figure 6-B Level of Service Classifications
Figure 6-C Class I Bikeway
Figure 6-D Class II Bikeway
Figure 6-E Class III Bikeway
Figure 6-F Sharrow
Figure 6-G Bicycle Boulevard
Figure 6-H Sonoma County Bicycle and Pedestrian Plan
Figure 6-I Transportation Network Improvements
Figure 6-J Route 20X Bus Line
Figure 6-K Route 60 Bus Line
Figure 6-L Route 62 Bus Line
Figure 6-M Sonoma-Marin SMART Area Rail Transit
Figure 6-N Means of Transportation
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Figure 7-A Rincon Valley Fire District: Larkfield Station
Figure 7-B Most Commonly Used House Heating Fuel
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Figure 8-A Sonoma County’s Major Earthquake Faults & Areas of Liquefaction
Figure 8-B Modified Mercalli Intensity Shaking Severity Level Map
Figure 8-C San Francisco Bay Region Earthquake Probability
Figure 8-D Sonoma Region Soil Deposits Map
Figure 8-E Soils for Agricultural Purposes in Larkfield-Wikiup
Figure 8-F Liquefaction Potential for Larkfield-Wikiup
Figure 8-G Sonoma County’s Landslide Hazard Areas
Figure 8-H Sonoma County’s Wildland Fire Threat
Figure 8-I Environmental Noise in Decibels (dB)
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Figure 9-A Vacant Lot by Larkfield Center For Sale
Figure 9-B Earthquake Warning Flyer at Larkfield Center
Figure 9-C Sutter Health Hospital
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Question 1 vs. Question 3
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Introduction
Planning Workshop students from the Sonoma State University Environmental Studies and
Planning Department present the Existing Conditions Report for Larkfield-Wikiup. Located
north of Santa Rosa and south of Windsor, Larkfield-Wikiup is an unincorporated CensusDesignated Place within Sonoma County, California. When traveling to Larkfield-Wikiup by
car, one would take the River Road exit east from Highway 101 and continue east until arriving
at Old Redwood Highway, where the community is located. Highway 101 borders the
community on the west, with its open hillsides and vineyards to the east.
Throughout the Fall semester, our class worked collectively, using several methods to obtain the
information presented in this report. We conducted a Public Opinion Survey and received
feedback from 257 residents. We also conducted a Land Use Survey and collected information
on every parcel within Larkfield-Wikiup’s Urban Service Boundary. In addition, we collected
individual research on the following topics: Community Character and Urban Design,
Demographics, Economy, Housing, Land Use, Circulation and Transportation, Public Facilities
and Services, Natural Systems and Environmental Hazards, and Issues and Opportunities.
Our intent is to hear the community’s needs and identify issues and opportunities within
Larkfield-Wikiup, as well as present an updated report of Larkfield-Wikiup to community
members and County officials. In addition, the report will be used during the Spring semester to
generate new policy proposals for the area.
Larkfield-Wikiup Existing Conditions Report
1.0 Community Character and Urban Design
Community character and urban design includes both visual aspects of the area, such as different
types of buildings or surrounding landscapes, as well as less tangible aspects such as community
pride. Community character is what, other than a name, makes one community distinct from its
neighbor. It can include people’s attachment to the place, a motto, or culture particular to the
place. Urban design is the physical development of a place that maintains and enhances the
community character. Features included in urban design are, for example, color or material of
buildings, as well as the ability of the development to meet the needs of community members.
1.1 Larkfield and Wikiup: Census-Designated Place
Sonoma County, renowned for its scenic landscape and burgeoning wine and craft beer
industries is, for many, a quiet place to call home. One community, Larkfield-Wikiup, is home
to approximately 8,900 County residents. This unincorporated community is a CensusDesignated Place, a concentration of population designated by the United States Census Bureau
that is not governed as a city or a town. Just five miles northeast of Sonoma County's largest
city, Santa Rosa, and four miles south of the youngest town in the County, Windsor, is a place
regionally known as the Mark West Springs Area. This area is a small cluster of unincorporated
communities, the northernmost of which are Larkfield and Wikiup.
The landscape of Larkfield-Wikiup is mostly filled with housing developments, small industries,
and vineyards. The community follows a suburban model with many cul-de-sacs and several
homeowners associations, which are organizations comprised of community members in
subdivisions, planned communities, and condominiums that make and enforce rules within the
community. The homes were built such that the individual neighborhoods have continuity in
design. Over several decades, however, many have become visually distinct from adjacent
housing developments.
1.2 History
John Rosseter, the owner of Pacific Mail and Steamship Company in San Francisco and
President of Sperry Flour Company, established the Wikiup Rancho in 1920. Rosseter built his
800-acre summer rancho home he called “Wikiup” on the hillside, 200 yards from the Mark
West Creek. The birth of Larkfield was brought into being during the 1950s and 1960s when the
area became a housing development and shopping center. After the development in 1961,
Captain Stan Anderson and Cecil A. Kettle purchased the entire Wikiup area. The development
in the area over the next 30 years would create the community seen today.
1.3 Character and Visual Design
Because the County governs Larkfield-Wikiup, the Sonoma County Design Review Committee
manages the design review for new development. The committee meets every first and third
Wednesday of the month to review significant new development like commercial development,
as single-family homes are not subject to design review.
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Despite being an unincorporated area, Larkfield and Wikiup have distinct community pride that
is evident in the names of many local businesses. Particularly in the Larkfield area, many
businesses have chosen to identify themselves according to their community name; the small
market, Larkfield Liquors and Larkfield Body & Paint are two such businesses, seen in Figure
1-A and Figure 1-B respectively. Businesses choosing to operate under the name of the
community is a key element that gives Larkfield and Wikiup a sense of place. This feature of
community design is indicative of a spirit of investment in the community.
Figure 1-A
Larkfield Liquors
Figure 1-B
Larkfield Body & Paint
Though the community follows a suburban model of tract homes, when taken on as a whole, the
community has managed a far from typical appearance. There is a great variety in style of
homes within the community, ranging from neighborhoods of single story ranch style homes
connecting mid-street to two story suburban models. What is even more remarkable in the
difference between the designs of the older ranch style homes and newer multi-story homes are
the apparent sudden inclusion of sidewalks. The inclusion of sidewalks indicates the age of the
relatively narrow lane ranch home neighborhood, which starkly contrasts with the much wider
streets of its more contemporary neighbor.
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Figure 1-C
Contemporary Suburban Streetscape
Figure 1-D
Streetscape of Older Homes
Some tract neighborhoods are much larger and have hundreds of homes compared to older
neighborhoods with more narrow streets. These inconsistencies in design help give Larkfield
and Wikiup a distinct neighborhood feel, unlike the typical suburban model. These
inconsistencies can be seen in Figure 1-C, a typical contemporary suburban streetscape, and
Figure 1-D, a streetscape of older homes.
Unlike the patchwork design in housing, the character of the community is much more
reminiscent of the idealized suburban community. Larkfield-Wikiup is primarily comprised of
middle age commuters and their families, where the neighborhoods are relatively quiet. Due to
the presence of several homeowners associations, individual houses do not distract from the
continuity of the development with bright colors or non-conforming landscape. The older
communities in Larkfield-Wikiup have a distinct variety in landscaping as well as homes that are
more colorful than the newer areas.
The lack of individual character of many houses contributes to a feeling of homogeny in the
community that is common in suburbs. The community as a whole is safe, clean, and thus
conducive to raising a family, as is the traditional purpose of a suburban model and
representative of the reputation of Larkfield-Wikiup. In many areas of Larkfield-Wikiup, the
views of the rural landscape help to give the community a peaceful characteristic that is visually
unique to Sonoma County. Members of the community, particularly in the hills, have embraced
this somewhat rural living and have been known to raise and ride horses. Proximity to open hills
and agriculture help to give Larkfield-Wikiup rural and rustic characteristics that are not typical
of suburban communities.
Though still primarily single-family homes, the developed hillside is distinct from the valley
development that makes up the bulk of Larkfield-Wikiup. Parcels in the hillside are much larger
and have a greater variety of design compared to the development on flat land. Those who live
in the hills share breathtaking views of the valley. Those who live in the flat valley share
incredible views of the hills. From both perspectives, the hills help to make Larkfield-Wikiup a
beautiful alternative to a more developed urban area.
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1.4 Historical Locations and Landmarks
Larkfield and Wikiup have several identified historical locations that contribute greatly to the
history and character of Sonoma County. The following are the destinations that the LarkfieldWikiup community identifies. These include, but are not limited to:
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Faught Van Winkle Family Cemetery
Mark West Family and Servant Grave Sites
The Finley Home, at 280 Urseline Drive
The Jim Voss Commemorative Cottonwood Grove, at 5187 Old Redwood Highway
The John Rosseter Home and Riding Stables on Carriage Lane
The Kruse Home, at 4930 Old Redwood Highway
The Maddux Home, at 5063 Old Redwood Highway
Other landmarks in the area include:
Shiloh Ranch Regional Park, as it is a part of the Sonoma County Regional Parks
program that provides opportunity for scenic hikes.
Stokes Ranch is a private property that visually marks the northernmost limit of the
Larkfield-Wikiup community. The ranch is distinctive due to the collection of old farm
tools along the perimeter, a classic barn, a vintage gas station, and a fire truck. This
property is not open to the public, but does occasionally host community and school
events.
1.5 Community Events and
Meeting Daily Needs
Figure 1-E
Larkfield Center Sign
Both communities of Larkfield
and Wikiup are designed to
have one hub: the Larkfield
Center and the Wikiup Center.
The Larkfield Center serves as
the Larkfield community’s
commercial hub, offering a
variety of services ranging from
beauty to fitness. Most
members in the community visit
Larkfield Center’s Molsberry
Market for their groceries, seen
in Figure 1-E. Other services
in Larkfield Center include
Exchange Bank, Larkfield Vet
Clinic, and State Farm Life
Insurance.
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The Wikiup Center is comprised of professional offices, with a large parking lot and many
surrounding office buildings, seen in Figure 1-F below. Currently, the Wikiup Center is home
to a few businesses, but there are also many vacancies to accommodate a variety of potential
business opportunities.
Community events in LarkfieldWikiup include the Santa Rosa
Farmers Market, which provides
the community access to a wide
variety of local food, fresh
vegetables and fruits, arts and
crafts, and much more. The
market takes place at the Wells
Fargo Center for the Arts every
Wednesday from 8:30AM to
12:00PM and every Saturday from
8:30AM to 1:00PM. In addition to
the Santa Rosa Farmers Market,
Larkfield also has a community
garden, seen in Figure 1-G below,
which was founded by a nonFigure 1-F
profit organization called the
The Wikiup Business Center
Community Soil Foundation. The
purpose of this demonstration garden is to teach the community how to grow their own food in
Sonoma County. Other community
events that the people of LarkfieldWikiup frequently attend are nearby at
the Windsor Town Green.
1.6 Conclusion
An essential question about the
Larkfield-Wikiup community examined
in the survey is whether LarkfieldWikiup should be two separate
communities or one single community.
Most survey participants identified as
being within Larkfield (39%) or within
Wikiup (26%). There are few
significant design differences between
the structures within Larkfield and
Wikiup. The two communities are
separated by the Mark West Creek. One Figure 1-G
distinction is the entry point to Wikiup,
The Larkfield Community Garden and Learning Center
which is located off of Old Redwood
Highway near the Wikiup Center.
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Moving forward, it is proposed that Larkfield and Wikiup be recognized simultaneously as one
Census-Designated Place and two separate communities. The duration of this report will contain
notes toward the community and community members for “Larkfield-Wikiup” as they are
designated by the 2010 Census because the two communities have very similar needs and
resources.
To help maintain this one place as two communities, a motto, as is often used to distinguish
community characteristics is necessary. The motto proposed is "Larkfield and Wikiup,
Communities to Call Home." This line captures that Larkfield and Wikiup are indeed two
separate communities, but are also one place because together, they make up one CensusDesignated Place. The proposed line captures the predicament that many find themselves in
when trying to distinguish Larkfield and Wikiup while embracing the most important quality the
two communities share – being a place to call home.
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Resources
“Larkfield Community Garden & Learning Center.” Community Soil. N.p., n.d. Web 31 Oct.
2014.
"Mark West Area Chamber of Commerce and Visitors Center." Mark West Area Chamber of
Commerce and Visitors Center. N.p., n.d. Web. 31 Oct. 2014.
7
Demographics
2.0 Demographics
Demographic data is used to better understand, provide accurate information, and analyze the
intended study area. This section provides a snapshot of the residents living within the
Larkfield-Wikiup area. The data presented has been collected through the 2010 United States
Census, American Community Survey, Sonoma County, and Network of Care: Sonoma County.
Because Larkfield-Wikiup is an unincorporated area under the jurisdiction of Sonoma County,
some of the data presented will be directed towards the County rather than specifically to the
community of Larkfield-Wikiup.
2.1 Population
According to the United States Census, the Larkfield-Wikiup area had a total population of 8,884
residents in 2010. Represented in Figure 2-A below, the Larkfield-Wikiup population was
49.3% male and 50.7% female. This is generally consistent with Sonoma County and
California’s male-to-female ratio. Gender data is unavailable for individuals claiming “other” or
“decline to state.”
Population
Total
Male
Female
LarkfieldWikiup
8,884
4,380
4,504
LarkfieldWikiup (%)
49.3%
50.7%
Sonoma
County
483,878
237,902
245,976
Sonoma
County (%)
49.2%
50.8%
California
37,253,956
18,517,830
18,736,126
California (%)
49.7%
50.3%
Figure 2-A
Population in Larkfield Wikiup vs. Sonoma County vs. California
"Larkfield – Wikiup Demographics." American FactFinder – Results. 2010 United States Census. N.p., n.d. Web. 11 Nov. 2014.
"Sonoma County Demographics." American FactFinder – Results. 2010 United States Census. N.p., n.d. Web. 11 Nov. 2014.
9
Demographics
2.2 Age
Below, Figure 2-B displays age classifications within the Larkfield-Wikiup area categorized by
gender and percentage of population.
Figure 2-B
Age and Gender Distribution Within Larkfield-Wikiup
"Larkfield-Wikiup Demographics." American FactFinder – Results. 2010 United
States Census. N.p., n.d. Web. 11 Nov. 2014.
Larkfield-Wikiup residents that are part of the 50 to 54 year old age range make up 8.8% of the
total population, which comprises the largest group within the distribution. The population
distribution within the community is made up of two cluster areas. The first, containing the three
largest age classes adjacent to each other, are ages 45 to 59 years old and makes up 24.4% of the
total population. The second cluster consists of ages 5 to 19 years old and makes up 20.9% of
the total population. Higher than both Sonoma County and California at large, the median age
for Larkfield-Wikiup is 41 years old. This age difference remains consistent for both genders as
seen in Figure 2-C on the following page.
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Median Age
Total
Male
Female
Larkfield-Wikiup
41
39.4
42.6
Demographics
Sonoma County
39.9
38
41.6
California
35.2
34
36.3
Figure 2-C
Median Age
"Larkfield – Wikiup Demographics." American FactFinder Results. 2010 United States Census. N.p., n.d. Web. 11
Nov. 2014.
"Sonoma County Demographics." American FactFinder – Results. 2010 United States Census. N.p., n.d. Web. 11
Nov. 2014.
2.3 Race and Ethnicity
When observing Figure 2-D, it can be seen that 79.3% of the population self-identified as white,
which is much higher than the California average of 57.6%, as seen in Figure 2-E on the
following page. The second largest racial group within the community is classified as “Some
Other Race.” Of the total population, 95.5% identified with one race whereas 4.5% identified
with two separate races. In addition, Larkfield-Wikiup is 22.3% Hispanic with a remaining
77.7% not Hispanic, as seen in Figure 2-F on the following page.
Larkfield-Wikiup Race
0.2%
3.3%
1.9%
0.9%
4.5%
White
9.9%
Black or African American
American Indian and Alaska Native
Asian
Native Hawaiian and Other Pacific Islander
79.3%
Some Other Race
Two or More Races
Figure 2-D
"Larkfield-Wikiup Demographics." American FactFinder – Results. 2010 United States Census. N.p., n.d.
Web. 11 Nov. 2014.
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Race
White
Black or African American
American Indian and Alaska Native
Asian
Native Hawaiian and Other Pacific Islander
Some Other Race
Two or More Races
Demographics
Larkfield-Wikiup
79.3%
0.9%
1.9%
3.3%
0.2%
9.9%
4.5%
Sonoma County
76.8%
1.6%
1.3%
3.8%
0.3%
11.8%
4.4%
California
57.6%
6.2%
1%
13%
0.4%
17%
4.9%
Figure 2-E
Race in Percentage
"Larkfield – Wikiup Demographics." American FactFinder Results. 2010 United States Census. N.p., n.d. Web. 11 Nov.
2014.
"Sonoma County Demographics." American FactFinder – Results. 2010 United States Census. N.p., n.d. Web. 11 Nov.
2014.
22%
Hispanic or Latino
Not Hispanic or Latino
78%
Figure 2-F
Hispanic Descent Within Larkfield-Wikiup
2.4 Income and Poverty
Based upon a 5-year study with the American Community Survey, the following data is limited
by sample size and contains a margin of error, and therefore should be analyzed carefully.
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Demographics
Larkfield-Wikiup has a higher median household, family, and per capita income than both
Sonoma County and California, as represented below in Figure 2-G. This can be clearly seen in
Figure 2-H below, as the total household income ranges with the highest percentage of
distribution at $100,000 to $149,999 followed by $50,000 to $74,999.
Income
Median Household
Median Family
Per Capita
Larkfield-Wikiup
$74,013
$97,037
$36,711
Sonoma County
$63,565
$76,710
$32,898
California
$61,400
$69,883
$29,551
Figure 2-G
Income in Larkfield-Wikiup vs. Sonoma County vs. California
"Larkfield – Wikiup Demographics." American FactFinder Results. 2010 United States Census. N.p., n.d. Web. 11
Nov. 2014.
Nov. 2014.
Figure 2-H
Total Household Income
As unemployment in Larkfield-Wikiup is at 7.7%, higher than both Sonoma County and
California, this indicates income disparities within Larkfield-Wikiup, as seen in Figure 2-I on
the following page. The poverty levels within Larkfield-Wikiup, displayed in Figure 2-J on the
following page, depict income disparities to be higher in the community than in Sonoma County
as a whole.
13
Employment Status
Employed
Unemployed
Armed Forces
Not in labor force
Larkfield-Wikiup
59.5%
7.7%
0.5%
32.3%
Demographics
Sonoma County
59.5%
6.3%
0.2%
34%
California
57%
7.1%
0.5%
35.5%
Figure 2-I
Employment Status in Percentage
"Larkfield – Wikiup Demographics." American FactFinder Results. 2010 United States Census.
N.p., n.d. Web. 11 Nov. 2014.
"Sonoma County Demographics." American FactFinder – Results. 2010 United States Census.
N.p., n.d. Web. 11 Nov. 2014.
Poverty
All Families
All People
Larkfield-Wikiup Sonoma County California
9.4%
7.2%
11.5%
12.8%
11.5%
15.3%
Figure 2-J
Poverty in Percentage
"Larkfield – Wikiup Demographics." American FactFinder Results.
2010 United States Census. N.p., n.d. Web. 11 Nov. 2014.
"Sonoma County Demographics." American FactFinder – Results. 2010
United States Census. N.p., n.d. Web. 11 Nov. 2014.
2.5 Industry
There are two main categories of employment within the Larkfield-Wikiup area: education
services and health care/social services, representing 26.5% of the employed population, while
retail trade represents 15.2%. Displayed in Figure 2-K on the following page, both of these
industries have a higher percentage of employment within the Larkfield-Wikiup area than
Sonoma County and California.
14
Industry
Agriculture, forestry, fishing and
hunting, and mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing, and
utilities
Information
Finance and insurance, and real estate
and rental and leasing
Professional, scientific, and
management, and administrative and
waste management services
Demographics
Larkfield-Wikiup
Sonoma County
California
2.4%
5.9%
9.8%
3.8%
15.2%
3.1%
7.4%
9.7%
2.9%
12.8%
2.3%
6.2%
10.1%
3.2%
11.1%
4.4%
2.8%
3.3%
2.1%
4.7%
2.9%
6.8%
6.7%
6.5%
7.6%
11.6%
12.5%
Figure 2-K
Industry Percentage
"Larkfield – Wikiup Demographics." American FactFinder Results. 2010 United States Census. N.p, n.d. Web. 11
Nov. 2014.
Nov. 2014.
2.7 Health Indicators
According to the Sonoma County Indicators 2014, the leading causes of death in Sonoma County
are cancer, heart disease, and Alzheimer’s, affecting over 50% of all deaths. Healthy People
2020 is a federally funded objective program, which aims to eliminate health disparities, address
social determinates of health, and strengthen public health services. The Larkfield-Wikiup area
has death rates well above the Healthy People 2020 target, which can be seen below in Figure 2L.
Deaths Per 100,000
Breast Cancer
Colorectal Cancer
Lung Cancer
Prostate Cancer
Stroke
Sonoma County
24.5
15.3
43.7
24.2
51.9
California
21.9
14.8
38.7
22.3
44.2
Healthy People 2020 Target
20.7
14.5
45.5
21.8
34.8
Figure 2-L
Death Rates Per 100,000
"County Indicators." Network of Care: Sonoma County. N.p., n.d. Web. 13 Nov. 2014.
Sonoma County Economic Development Board. "2014 Sonoma County Indicators, Abridged Edition."
N.p., n.d. Web. 12 Nov. 2014.
Sonoma County 2013-2016. "Community Health Needs Assessment 2013-2016." N.p., n.d. Web. 12
Nov. 2014.
15
Demographics
The pedestrian death rate for Sonoma County is 1.84 for every 100,000, which is much higher
than the California pedestrian death rate of 0.8 per 100,000. In Sonoma County, the average
cancer rate is 179 per 100,000, which again, is greater than the California average of 163.5 per
100,000. Health indicators for Sonoma County, as seen in Figure 2-M below, are excessive
drinking, access to healthy food outlets, low-income childhood obesity, and smoking.
Health Indicators
Adult Obesity
Excessive Drinking
Healthy Food Outlets
Low Income Childhood Obesity (12-19 years)
Smoking
Sonoma County California
22.3%
23.7%
23.1%
17.1%
44%
46.38%
24.1%
22.6%
16%
14.9%
Figure 2-M
Health Indicators
Sonoma County Economic Development Board. "2014 Sonoma County Indicators, Abridged
Edition.” N.p., n.d. Web.12 Nov. 2014.
Sonoma County 2013-2016. "Community Health Needs Assessment 2013-2016." N.p., n.d.
Web. 12 Nov. 2014.
2.7 A “Typical” Larkfield-Wikiup Resident
While it is impossible to project a true “typical” Larkfield-Wikiup resident, by using the
variables with the highest percentages from within the data discussed above, a “typical” resident
can be represented. According to the data collected, if a “typical” resident were selected from
the Larkfield-Wikiup area, the resident would be female, age 50 to 54 years old, and Caucasian.
She would work in either educational services or health care and social assistance field and
receive an income of $100,000 to $149,999 a year.
2.8 Conclusion
In all, the community of Larkfield-Wikiup is largely considered a typical suburban community
made up of families and retired adults. The area is predominantly Caucasian with a small
percentage of people claiming “Some Other Race” or Hispanic descent. While the average
household income for Larkfield-Wikiup is higher than the County and State averages, it also
experiences greater income disparity. The unincorporated community of Larkfield-Wikiup, as
one Census-Designated Place within Sonoma County, contains higher than average death rates
for chronic diseases, higher than average smoking and excessive drinking rates, low-income
childhood obesity, and less healthy food outlets than its counterparts.
16
Demographics
Resources
"Larkfield-Wikiup Demographics." American FactFinder – Results. 2010 United States Census.
N.p., n.d. Web. 11 Nov. 2014.
Office of Disease Prevention and Health Promotion. “Healthy People 2020.” N.p., n.d. Web. 18
Nov. 2014.
"Sonoma County Demographics." American FactFinder – Results. 2010 United States Census.
N.p., n.d. Web. 11 Nov. 2014.
Sonoma County Economic Development Board. "2014 Sonoma County Indicators, Abridged
Edition." N.p., n.d. Web. 12 Nov. 2014.
Sonoma County 2013-2016. "Community Health Needs Assessment 2013-2016." N.p., n.d. Web.
12 Nov. 2014.
17
Economy
3.0 Economy
An economy is a system that consists of the production, distribution or trade, and consumption of
limited goods and services by different entities in a given location. One key aspect of being a
well-informed citizen or voter is to understand the basic importance of one’s economy. A
community's economy has the ability to fluctuate the revenue of specific industries, affect the
stability of one’s job, and at the same time, control the consumption of goods and services.
Economics and investments are fundamentally intertwined and as a nation and State, we
continually make decisions that affect our present and future economic well-being. For the
community of Larkfield-Wikiup, this section will assess the unincorporated area’s economy as of
present, highlighting on the strengths and weaknesses, as well as introducing possible economic
opportunities to be considered.
3.1 Key Industries in the Area
In Larkfield-Wikiup, some of the key industries in the area include supermarkets and other
grocery industries as seen in Figure 3-A below and Figure 3-B on the following page. While
wine, food, and agriculture industries are right behind, the new Sutter Health Hospital, having
opened at the end of October 2014, has been predicted to be one of the key driving forces to the
economic growth in the community of Larkfield-Wikiup. With the establishment of 696
businesses in Larkfield-Wikiup with fewer than 10 employees, this indicates the community’s
strong entrepreneurship. As Larkfield-Wikiup is made up of local businesses, straying away
from big box corporations, entrepreneurship can be clearly seen throughout the community and
in Figure 3-C on the following page.
Industry
Agriculture, forestry, fishing and
hunting, and mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing,
and utilities
Information
Finance and insurance, and real
estate and rental and leasing
Professional, scientific, and
management, and administrative
and waste management services
LarkfieldWikiup
Sonoma
County California
2.4%
5.9%
9.8%
3.8%
15.2%
3.1%
7.4%
9.7%
2.9%
12.8%
2.3%
6.2%
10.1%
3.2%
11.1%
4.4%
2.8%
3.3%
2.1%
4.7%
2.9%
6.8%
6.7%
6.5%
7.6%
11.6%
12.5%
Figure 3-A
Key Industries in the Area
“Larkfield-Wikiup CDP, California.” U.S. Census Bureau: State and County QuickFacts, 8 Jul.
2014. Web. 21 Oct. 2014.
19
Economy
Figure 3-B
Most Common Occupations
“Work and Jobs in Larkfield-Wikiup, California (CA) Detailed Stats: Occupations, Industries,
Unemployment, Workers, Commute.” City-Data.com. Advameg, Inc. 2014. Web. 24 Oct. 2014.
Figure 3-C
Class of Workers
Unemployment, Workers, Commute.” City-Data.com. Advameg, Inc. 2014. Web. 24 Oct. 2014.
20
Economy
3.1.1 Supermarkets
Based on community response and comments from one of the owners of Molsberry Market,
Brian Molsberry, there has been a definite increase of individuals shopping. Many have stated
that this is due to the new Sutter Health Hospital. They have expressed that the expanding of
Molsberry Market’s deli has occurred because of this increase of activity in Larkfield-Wikiup
from the hospital nearby. Lines have been longer at Molsberry Market, to the point where
customers have been going to the deli on the opposite side of Old Redwood Highway for their
lunch pit stop. Because of this impact, Molsberry Market has expanded their deli and salad bar
along with hiring more deli personnel to accommodate the increase in customers due to the new
Sutter Health Hospital.
3.1.2 Wine, Food, and Agriculture Industries
Sonoma County is quickly becoming recognized as one of the premier wine-grape growing
regions in North America. The wine industry provides a rising risk margin to the County
because it is becoming a dominant component of the economy. While world demand for wine is
growing, the wine industry already accounts for its share of industrial space construction in the
County for the storage, bottling, and glass-making facilities. With unemployment rates
declining, strong performance in agriculture has aided in buoying employment throughout
Sonoma County, including the unincorporated community of Larkfield-Wikiup. With the wine
culture facilities around Larkfield-Wikiup such as John Ash and Lavelle, business has
maintained a steady rate aiding to the community’s economic growth.
3.1.3 Health Industries
As of the end of October, the
Sutter Health Hospital off Mark
West Springs Road next to the
Wells Fargo Center opened to
the public. It is employing 926
individuals not including the 80
other doctor’s offices next to
the main hospital’s building.
Not considering the new Sutter
Health Hospital, residents of
Larkfield-Wikiup have access
to 40 acute care hospitals within
60 miles of the community.
Medical offices are one of the
Figure 3-D
most common industries in the
Most Common Industries
area as seen in Figure 3-D.
“Work and Jobs in Larkfield-Wikiup, California (CA) Detailed Stats:
The ownership of these
Occupations, Industries, Unemployment, Workers, Commute.” Cityhospitals are primarily nonData.com. Advameg, Inc. 2014. Web. 24 Oct. 2014.
profit at 70%, with 20% local
and State government entities, 5% are for-profit, and 2% are federal government entities.
21
Economy
Therefore, through the abundance of non-profit hospitals, this raises the issue of the amount of
economic surplus they could provide to the community.
3.1.4 Tourism and Restaurant Industries
With unemployment decreasing, tourism has helped in buoying employment in Sonoma County.
For Larkfield-Wikiup, much of their revenue comes from the significant number of restaurants
they have. The issues, however, lie in keeping these restaurants successful as many business
owners have expressed. On the other hand, they are very hopeful that the Sutter Health Hospital
and arrival of the Sonoma Marin Area Rail Transit (SMART) train as well as its proposed shuttle
system will bolster their economy related to tourism and the restaurant industry.
3.1.5 Construction Industry
According to the Economic Development Board, construction in Sonoma County is showing
recovery after a long period of inactivity. Through resurgence in inventory-to-sales ratios, house
price gains, residential permits, and construction employment, multi-family and non-residential
permit dollar volume has increased since mid-2012, but single-family residential permits are still
low. Seen later within the Economy section (3.12) are a few examples of Capital Project Plans
boosting the construction industry. In addition, the construction of multiple sidewalks within the
community has allowed citizens and visitors to more readily shop at different business locations.
3.1.6 Financial, Real Estate, and Creative Industries
Due to the up-and-coming expansion of the Charles M. Shultz – Sonoma County Airport, many
certified public accountant offices are opening or are being constructed in the general vicinity of
the airport. These developments, along with the local Exchange Bank in the Larkfield Center,
help the surrounding businesses in the area by offering them services necessary to run a
successful establishment.
Lydel’s Beauty College in Wikiup is doing rather well as Eugene Peterson from Exchange Bank
described it. He stated that beauticians, cosmetologists, and health specialists are always
graduating and looking to open an account with the bank and/or start their own business within
the community.
3.2 Employment
Sonoma County has continued a modest growth, which has been fueled by many factors with one
in particular being job growth. Although employment opportunities more often than not play a
large part in why people move, a county’s unemployment rate is also a major indicator of an
economy’s overall health. Therefore, lower unemployment rates indicate that the region is better
able to attract and retain skilled workers, retailers, and new industries. As a whole, Sonoma
County has shown measurable signs of recovery from the recent recession as unemployment
rates have improved, decreasing by almost 1.5% to a present 7.7% in November 2012.
22
Economy
In Larkfield-Wikiup, there is
a 7.7% unemployment rate,
as seen in Figure 3-E. When
comparing bordering
communities’ and cities’
unemployment rates, Windsor
is at 6.1%, Santa Rosa is at
6.5%, Roseland is at 6.9%,
and Forestville is at 7.2%.
Although Sonoma County as
a whole only gained 1.5% in
2012, this compares nicely to
the nation’s 0.9% job gain.
The unemployment rate for
Larkfield-Wikiup is slightly
higher than the State average,
but only 2% of survey
participants answered that
they were unemployed. A
much larger percent of survey
respondents, 43% to be exact,
Figure 3-E
stated that they were
Employment Status
employed with a full-time
“Larkfield-Wikiup CDP, California.” U.S. Census Bureau: State and County
job. An equally impressive
QuickFacts, 8 Jul. 2014. Web. 21 Oct. 2014.
percentage of 12% identified
themselves as self-employed. Both of these relatively high percentages show the increase in the
stability of the economy. According to the Public Opinion Survey, 32% of survey respondents
work in Santa Rosa compared to only 23% of survey respondents who work in LarkfieldWikiup. This displays a possible imbalance between the 65% of survey respondents who live in
Larkfield-Wikiup and the 23% who are able to work there. Although this imbalance may appear
to be insignificant, it is important to notice that when residents work other places, they often
shop where they work due to the convenience at the end of the workday. This leads to less
additional revenue for Larkfield-Wikiup, hindering the opportunity from continuing new and
beneficial development.
3.3 Sonoma County’s Financial Activities
As every resident of Sonoma County either directly or indirectly benefits from the wide variety
of services provided by the County, Larkfield-Wikiup is no exception. For Sonoma County as a
whole, the 2012 total government-wide net revenues increased by $114 million, or 8% of the
total, compared to the year before, while government-wide revenues increased $27 million, a 3%
increase compared to the year before. Public safety receives the largest share of the County’s
expenditures, accounting for 26% of the County’s expenses, while Health & Sanitation and
Public Assistance combined accounted for 38% of the County’s expenses. The County’s
governmental funds reported a combined ending fund balance of $491 million, a 6% increase
23
Economy
between 2011 and 2012’s restated balance, while governmental activities expenses ended the
year 5% below the prior year.
3.3.1 Revenues
With the County’s net assets having increased by approximately $114 million, as stated in the
previous section (3.3), $32 million of these dollars came from strategic cost savings measures
and County-wide efforts to reduce expenses while $8.4 million were a result of increased
investment earning. Sales tax and Open Space Special Tax revenues created an increase of $17.1
million; an increase of $8.7 million was related to Public Safety Realignment, and Water Agency
revenues and Transit capital grant revenues resulted in an increase of $9.3 million. Lastly,
Sonoma County’s increase in net assets is a result of several one-time particular items. These
include $15.5 million from the settlement of litigation initiated by several First 5 Commissions
with the State and $6.3 million related to the dissolution of the California redevelopment
agencies.
3.3.2 Revenue and Expenses
As program revenues include Charges of Services, Operating Grants & Contributions, and
Capital Grants & Contributions, these revenues are derived directly from individual programs or
from parties outside the County’s taxpayers or citizenry. This resulted in the County’s total
revenue for the fiscal year 2011-2012 of $938 million, increasing 3% over the year before.
Alternatively, Sonoma County’s total expenses during this fiscal year were $891 million, with a
decrease of 5% compared to the previous year’s expenses.
3.3.3 Sonoma County Employee Retirement Association (SCERA)
A tool for the financial security of retired employees, this pension trust fund is paid for through
employee and employer contributions
for those employees of Sonoma County
who are enrolled in SCERA. Charged
with safeguarding and investing the
funds of more than 7,600 members, the
average SCERA pension is $29,500 per
year, a number that is equal to that of the
State public retirement system average.
An increase was seen in the fiscal year
2011-2012 by $1,200 or 4.3% over the
prior year.
3.4 Undeveloped Commercial Land
Figure 3-F
Vacant Lot For Sale
The most prominent vacant lot in
Larkfield-Wikiup is the one seen in
Figure 3-F on Old Redwood Highway
adjacent to the Larkfield Center.
24
Economy
Around 2007, Long’s Drugs/CVS bought this property and had plans to build at this location, but
quickly had to back out due to the recession.
According to the Land Use Survey that was completed for this report, there are 7.28 acres of
vacant land that are zoned for commercial use. The 7.28 acres are divided into six parcels of
land, which leads to the possibility of multiple new businesses that the residents in LarkfieldWikiup have expressed interest in as discussed later within this section (3.13).
3.5 Commercial Spending and Taxable Sales
Proposition 30 was passed in 2012, providing sales and income tax increases to avert significant
cuts to education.
Sonoma County
Auditor-ControllerTreasurer-Tax
Collector David
Sundstrom stated that
although Proposition
30 brings in new
revenue to the State,
other State revenues
are coming in under
budget and spending
levels are high.
There are also some
uncertainties with
regard to funding
public safety, health,
and human services
programs enacted by
the State in 2011 and
Federal health care
Figure 3-G
reform, both of which
2014 Consumer Spending
continue to put
“2014 Consumer Spending.” Esri: Market Profile, Sonoma County Economic
pressure on the
Development Board. Derived from: 2011 and 2012 Consumer Expenditure
Surveys, Bureau of Labor Statistics. 2014: 50. Print. 23 Oct. 2014
County budget.
Alternatively, grants
and other government revenues not restricted to specific programs increased by $17.1 million, or
107%. This was mainly due to increased retail sales and a full year of Measure F sales tax
revenues received by the Open Space Special Tax Authority.
Obtaining rather current information relating to commercial spending and taxable sales in
Larkfield-Wikiup was a challenge due to the unique aspects of unincorporated communities.
According to the United States Census, in 2007 the total number of firms was at 510 with
3,425,510 in California. Manufacturing shipments of $1000 were at 0.01, while merchant
25
Economy
wholesaler sales of $1000 were at 9,493. Retail sales by $1000 were at 29,969 shipments, while
accommodation and food services sales of $1000 were at 6,768. Provided by the Sonoma
County Economic Development Board using a Geographic Information System (GIS) functions
to define our specific study area, Figure 3-G, as seen on the previous page, displays LarkfieldWikiup’s Consumer Spending for 2014.
3.6 Leakage
According to the Public Opinion Survey results, most survey participants considered themselves
a part of Larkfield or Wikiup. Out of all of the survey participants, 39% responded that they
lived in Larkfield and 26% stated that they resided in Wikiup. When asked where they go to
acquire their goods and services, 62% of the survey participants said that they typically obtain
them from Santa Rosa. Through evaluating these survey results, it can be clearly seen that there
is a major leakage problem in the community. Leakage occurs when a community is losing
revenue because its residents go outside of the area to do a majority of their shopping. This is an
evident problem for Larkfield and Wikiup due to the fact that residents are spending most of
their money in Santa Rosa and other places nearby rather than within their own community to aid
in its own economy.
3.7 Individual Wealth
Based on data from the United States Census, the per capita income in 2012 was at $36,711,
compared to $29,551 for California. Alternatively, the median household income was at $74,013
with the California’s median at $61,400. Those below poverty level made up 12.8% of the
Larkfield-Wikiup community, compared to California’s 15.3% as seen in Figure 3-I below.
Figure 3-I
Individual Wealth
“Larkfield-Wikiup CDP, California.” U.S. Census Bureau: State and County QuickFacts, 8 Jul. 2014.
Web. 21 Oct. 2014.
26
Economy
The individual wealth of the community can be seen on a smaller scale through the results of the
Public Opinion Survey for the Larkfield-Wikiup area. Individual wealth of a community can be
a significant indicator of economic strength, societal success, and business prosperity. The
survey results show that the average total annual income was between $100,000 and $149,000,
which appears to be slightly higher than the 15% of the population who had a yearly income of
the same level determined by the United States Census in 2010.
The next highest annual income that the Public Opinion Survey determined was $90,000 to
$99,000 with 13% followed by $40,000 to $49,000 and $50,000 to $59,000, each having 10% of
respondents declaring that to be their yearly household income. This data, combined with that of
the Unites States Census, shows that the economy and personal wealth for the community of
Larkfield-Wikiup is relatively stable.
3.8 Education and Health
Larkfield-Wikiup has been attempting to bridge the gap between children and non-profit
organizations in other areas by involving members, the community, and businesses. For
example, the Gravenstein Apple Celebration is a large event that provides school field trips for
children to learn about apples that were brought over from Germany and planted in Sebastopol.
This apple crop has been a big economic boost for the Larkfield-Wikiup area, where the leading
agriculture in Sonoma County used to be apples, but has now transitioned to grapes. However
there is a chance that just like Sonoma County used to be a big hop producing area, it is possible
the next leading economic boom could return to apple production.
3.9 Jobs and Housing Balance
For Sonoma County, the median family income in 2011-2012 was $82,600, a 1.5% increase over
the prior year, which is comparable to many of the surrounding counties and exceptionally
higher than the nation as well as the State.
With the mean travel time for workers at around 19.6 minutes, compared to the State average of
27.1 minutes, there is a slight imbalance between housing in Larkfield-Wikiup and jobs available
in the community.
With the high median value of owner-occupied housing units at $438,400 in 2012, compared to
the State’s median at $383,900, there is a major imbalance between individuals working in
Larkfield-Wikiup and those who are living in Larkfield-Wikiup. This is due to the housing
prices and variety of jobs available as seen earlier in section (3.2).
3.10 Citizen’s Advisory Committee
Though this committee is not yet established, interviewing past and current members of the Mark
West Chamber of Commerce provided insight for their need of its establishment. While talking
with Pete Lescure at Lescure Engineers, Incorporated, he described his desire for the
establishment of this committee. Lescure’s objectives in forming this committee are contributing
a low cost way of providing the County with input, offering referrals for private and public
27
Economy
projects for community development, and allocating the $20,000 a year the American Water
Company defaults to the County towards Larkfield-Wikiup’s needs as seen by members of the
community.
Mark West Area Chamber of Commerce is organized to serve the community’s businesses and
the community, dedicated to advancing the economic well-being and uniqueness of the Mark
West Area. As a non-profit organization, membership dues, fundraising projects, donations, and
grants fund the Chamber.
The Board of Supervisors dedicated $2.2 million in new General Fund revenues annually and the
Ad-Hoc Committee dedicated $8 million in one-time monies to preserve the County’s primary
road system in 2012. This helped in funding the Comprehensive Countywide Street Lighting
Consolidation, directly affecting Larkfield-Wikiup, among other projects. In addition, in 2012
the District protected 3,008 acres of land at a cost of $8.7 million, bringing more than 87,000
acres under the District’s protection. Of these acres, 12 reside in Wikiup to protect the greenbelt
between Windsor and the community of Larkfield.
3.11 Business Confidence Index
According to multiple members on the board of Mark West Chamber of Commerce, businesses
have been doing well within
the last few years. The
community is clearly more
economically comfortable
now than in previous years,
which can be seen in the
increase of revenue. There
has been a shift from making
purchases at big box
companies to more
independent businesses with
the increase of advertisement
for “buy local, go local.” The
business confidence index,
seen in Figure 3-J, shows the
general increase in the
confidence of the economy
since the winter of 2008.
Figure 3-J
Business Confidence Index
Markwest Area Chamber of Commerce and Visitors Center. Sonoma
CONNECTION. 2002-2014. Web 22 Oct. 2014.
28
Economy
3.12 Capital Project Plans
There has been substantial interest in the area for a community center. An issue regarding this
project, however, would be the associated capital and maintenance costs. The only tax base that
seems to be most affluent in Larkfield-Wikiup is from residents and the Larkfield Center. While
many believe that the Sutter Health Hospital will bring additional tax revenue into the
community, it is tax-exempt non-profit establishment and therefore would only provide second
person tax revenue. The individuals traveling to and from Sutter Health Hospital may stay and
contribute to Larkfield-Wikiup’s economy, but alternatively there may also be ‘leakage’ to other
neighboring communities and cities, as discussed previously in section (3.6).
3.12.1 Airport-Larkfield-Wikiup Wastewater Treatment Plant
As stated by Jose Obregon in the County of Sonoma Capital Project Plan 2011-2016, the
Internal Service Fund is providing a 5-year plan for various projects, three of which pertain to
Larkfield-Wikiup. The first project is the tenant improvements of the 1315 Airport Boulevard
building. The second project is the construction of the associated new buildings. Renovation of
an existing building at the Airport-Larkfield-Wikiup Wastewater Treatment Plant for the
relocation of the fleet center is the last project. The funding for this capital project plan by each
fiscal year can be seen below in Figure 3-K and Figure 3-L on the following page, while
comparisons to other capital project plans in the County is displayed in Figure 3-M respectively.
29
Economy
Figure 3-K
Capital Project Plan for Larkfield-Wikiup
Obregon, Jose. County of Sonoma: Capital Project Plan 2011-2016. Sonoma-County.org. Sonoma County
General Service Department. 2011: 168. Web. 23 Oct. 2014.
Figure 3-L
Capital Projects Plan: Airport/Larkfield/Wikiup Sanitation Zone
Obregon, Jose. County of Sonoma: Capital Project Plan 2011-2016. Sonoma-County.org. Sonoma
County General Service Department. 2011: 218. Web. 23 Oct. 2014.
Figure 3-M
Capital Project Plans Within the County
Obregon, Jose. County of Sonoma: Capital Project Plan 2011-2016. Sonoma-County.org. Sonoma County
General Service Department. 2011: 226. Web. 23 Oct. 2014.
30
Economy
3.13 Areas for Expansion
According to the Public Opinion Surveys that were collected for this study, there were many
different types of businesses that survey participants would like to see introduced to the
community, as seen in
Figure 3-N. When
speaking with the survey
participants, it was evident
that the businesses that are
in the highest demand
include: less expensive
grocery options, a drug
store, and more family
restaurants. The main
grocery option in the area is
Molsberry Market and
while this is a very popular
business in the community,
the higher prices that go
along with the excellent
quality of Molsberry
Figure 3-N
Market are not always the
Survey Participants’ Desired Businesses
best fit for lower income
residents. On the contrary,
many residents feel that a drug store would be a large asset to the community, as it would
provide a convenient, affordable, and efficient way for residents to pick up small items without
having to go to larger, more expensive stores. Residents also made it clear in the survey that
they desired a more formal sit-down restaurant. Many of the restaurants in the area provide takeout options, whereas sit-down restaurants are limited. A larger restaurant will allow residents to
celebrate anniversaries, birthdays, graduations, and other special events that every resident at one
point or another will experience in their lifetime. The addition of such restaurants in the
Larkfield-Wikiup area will prevent residents from spending their money in nearby areas, such as
Santa Rosa or Healdsburg, reducing ‘leakage’ as discussed previously in section (3.6).
3.14 Conclusion
The Larkfield-Wikiup economy mirrors the County’s economy exceptionally. It is apparent that
the economy is a major contributor to the success of Larkfield-Wikiup. Alternatively, it is
important to notice the sense of community that is created among the main contributors to the
area’s economy. Larkfield-Wikiup’s business owner’s work with one another, the Chamber of
Commerce, and the County to ensure that Larkfield-Wikiup can become a more desirable place
to live, work, and visit.
31
Economy
Resources
“Economy.” Wikipedia. Wikimedia Foundation, 17 Oct. 2014. Web. 21 Oct. 2014.
“Larkfield-Wikiup, CA.” Liability.com, 2014. Web. 21 Sep. 2014.
“Larkfield-Wikiup CDP, California.” U.S. Census Bureau: State and County QuickFacts, 8 Jul.
2014. Web. 21 Oct. 2014.
Lescure, Pete. Personal interview. 22 Oct. 2014.
Markwest Area Chamber of Commerce and Visitors Center. Sonoma CONNECTION. 20022014. Web 22 Oct. 2014.
Molsberry, Brian. Personal interview. 13 Oct. 2014.
Obregon, Jose. County of Sonoma: Capital Project Plan 2011-2016. Sonoma-County.org.
Sonoma County General Service Department. 2011. Web. 23 Oct. 2014.
Peterson, Eugene. Personal interview. 13 Oct. 2014.
Ricard, Tim. Email Interview. 23 Oct. 2014.
Sundstrom, David. Sonoma County Citizens’ Report: Fiscal Year 2011-2012. AuditorController-Treasurer-Tax Collector, 2012. Print.
“Wikiup.” Sonoma County Agricultural Preservation and Open Space District. 2006. Web. 22
Oct. 2014.
Unemployment, Workers, Commute.” City-Data.com. Advameg, Inc. 2014. Web. 24 Oct.
2014.
“2014 Consumer Spending.” Esri: Market Profile, Sonoma County Economic Development
Board. Derived from: 2011 and 2012 Consumer Expenditure Surveys, Bureau of Labor
Statistics. 2014. Print. 23 Oct. 2014.
32
Housing
4.0 Housing
Housing for any community encompasses many components. Some components include the
population of the area with the age ranges, as well as income rates. As residents can also rent or
own their housing unit, the availability of housing and the affordability rate are also taken into
account for evaluating housing as this section will examine the current housing statistics and
characteristics of the Larkfield-Wikiup area. Data collections of the current demographics,
housing stock, potential housing sites, as well as analysis of the collected data were conducted to
acquire the most accurate results of Larkfield-Wikiup’s housing. Thorough data analysis, the
current housing will allow a better understanding of the future housing needs in LarkfieldWikiup with key sources including the Sonoma County Permit and Resource Management
Department, the Association of Bay Area Governments (ABAG), and the United States Census
Bureau.
4.1 Population Age Groups
People in different age groups need different types of housing and people’s age affects their
specific housing needs. Age distribution of current Larkfield-Wikiup residents is shown in
Figure 4-A below, where this depicts the percentage of the residents across different age groups,
as well as which gender each portion of the age groups represents. In Larkfield-Wikiup,
approximately 40% of their population is composed of residents between 25 and 54 years of age,
which is 2% less than the California State average for that age group as stated in previous
sections.
Population Age Groups
5-17 years old
18-24 years old
25-54 years old
55 years and Over
California
18.0%
10.5%
42.2%
22.3%
LarkfieldWikiup
17.9%
8.5%
40.4%
28.7%
35.2 years
41.6 years
Median Age
Male
Female
16.0% 19.1%
12.7%
4.2%
39.1% 41.8%
26.1% 31.4%
39.3
44.1
years
years
Figure 4-A
Age Distribution of Current Larkfield-Wikiup Residents
In Larkfield-Wikiup, the median age of the residents in the community is 41.6 years of age. The
average age for a male living in Larkfield-Wikiup is 39.3 years of age, while the average age of a
female living in Larkfield-Wikiup is 44.1 years of age. In California, the average age of
residents is 35.2 years of age, resulting in the average ages for both male and female residents in
Larkfield-Wikiup to be greater than that of the State average.
33
Housing
4.2 Median Household Incomes and Median Housing Price
Figure 4-B below represents the prices of owner-occupied units within Larkfield-Wikiup. Over
75% of the current housing units are priced at $300,000 or greater, with the remaining
percentage of housing units priced at $299,999 or lower. The median price for a house in
Larkfield-Wikiup is approximately $438,400 where the median value of housing in California is
currently $431,400, making the average housing market prices greater in Larkfield-Wikiup.
Housing Costs
Owner-Occupied Units
Less than $50,000
$50,000-$149,000
$150,000-$299,999
$300,000-$999,999
$1,000,000 or more
Larkfield-Wikiup, CA
Estimate
Percent
2474
2474
274
11.10%
119
4.80%
170
6.90%
1,882
76%
29
1.20%
Figure 4-B
Prices of Owner-Occupied Units Within Larkfield-Wikiup
As income levels of California and residents of Larkfield-Wikiup are shown on the following
page in Figure 4-C, it is important to recognize that 44% of residents in Larkfield-Wikiup earn
between $50,000 and $149,000. As shown below, the mean and median household incomes
differ by about $20,000. Adding up all the income rates of the area and dividing by the number
of incomes that were collected calculated the mean. The mean household income was calculated
to $90,143 in Larkfield-Wikiup, which is greater than the California mean income of $82,265.
The median is then evaluated by placing all the income rates in value order, the lowest income
rate to the highest, where the median is then the single income rate that is directly in the middle
of the list. By doing this, the median household income in Larkfield-Wikiup was calculated to
approximately $74,013, which is also greater than the California median household income of
$61,400. The mean and median household incomes of Larkfield-Wikiup residents are drastically
different, indicating outliers of far less and far higher income rates than the average.
34
Income Rates
Total Households
Less Than $10,000
$10,000-$49,999
$50,000-$149,999
$150,000-$199,999
More Than $200,000
Median Household Income
Mean Household Income
Housing
California
Larkfield-Wikiup, CA
Estimate
Percent Estimate
Percent
12,466,331
12,466,331
3,459
3,459
683,523
5.50%
142
4.10%
4,495,355
36.10%
1,132
32.70%
5,569,759
44.60%
1,554
44.90%
836,973
6.70%
375
10.80%
880,721
7.10%
256
7.40%
$61,400
(X) $74,013
(X)
$82,265
(X) $90,143
(X)
Figure 4-C
Income Rates
4.2.1 Mortgage Rates
A majority of the occupied housing units in Larkfield-Wikiup are owner-occupied, as seen in
Figure 4-C above. Figure 4-D, shown below, displays the percentage of household income
resident’s pay for their mortgage. The chart also shows the number and percentage of housing
units with a mortgage and the number and percentage of housing units without a mortgage.
From the chart, it can be clearly seen that 36% of resident’s housing units with a mortgage pay
35% or more of their yearly household income towards their mortgage. On the other hand, over
40% of residents, but without a mortgage pay less than 10% of their yearly household income
towards their housing unit.
Housing Units with a Mortgage
Less than 20.0 percent
20 to 24.9 percent
25 to 34.9 percent
35.0 percent or more
Larkfield-Wikiup
Estimate
Percent
1,754
100%
406
23.10%
219
12.50%
495
28.20%
634
36.10%
Housing Units without a Mortgage
Less than 10.0 percent
10.0-24.9 percent
25.0-34.9
35.0 percent or more
720
297
157
118
148
100%
41.30%
21.80%
16.40%
20.60%
Figure 4-D
Housing Units With and Without Mortgage Rates
35
Housing
4.2.2 Cost of Living
The Cost of Living Index (CLI) is a calculation that analyses the cost of living in a particular
location. This calculation is composed of financial living factors, such as the cost of housing,
transportation, public utilities, health care, as well as other goods and services. When completed,
the Cost of Living Index calculation of a particular location can be compared to different
locations within the State and nation. Below, Figure 4-E compares the cost of living for
Larkfield-Wikiup, California, and the national average. With this calculation, one can evaluate
the housing costs in order to meet the needs of all income levels within Larkfield-Wikiup. As
the cost of living in Larkfield-Wikiup is rated at 145, much higher than the California CLI
average of 133, and much higher than the national CLI average of 100, this indicates that
Larkfield-Wikiup’s cost of living is 8% greater than California and 45% greater than the national
average. Therefore, the overall housing cost of Larkfield-Wikiup is 113% higher than the
national housing cost average and 24% higher than the California housing cost average.
Index
Cost of Living Index
Goods and Services
Groceries
Heath care
Housing
Transportation
Utilities
Larkfield-Wikiup
145
118
126
117
213
110
102
California
133
106
114
110
189
111
114
National
100
100
100
100
100
100
100
Figure 4-E
Cost of Living Index
4.3 Existing Types of Housing
Evaluating the existing types of housing, such as housing stock characteristics and average
household size, can be utilized by the community and the County to compare the future demands
with the current availabilities in Larkfield-Wikiup.
4.3.1 Households
According to the American Community Survey there are a total of 3,662 housing units in
Larkfield-Wikiup, where 3,459 are occupied and 203 are vacant. Because the vacancies are
exclusively rental units, this results in a 12.1% rental vacancy rate in Larkfield-Wikiup with a
0% homeowner vacancy rate.
36
Owner-Occupied
Renter-Occupied
Total Occupied
Housing Units
Housing
Estimate
2, 474
985
Percent
71.5%
28.5%
3, 459
100%
Figure 4-F
Occupied Housing Units
Above, Figure 4-F displays the housing tenancy for Larkfield-Wikiup. Housing tenancy is a
representation of how many units are renter occupied, where one pays a landlord of some sort,
versus how many people are homeowners. With a homeownership rate of 71.5% in LarkfieldWikiup, the community’s rate is 10% larger than Sonoma County and 15% larger than the
California rate.
The individuals who occupy a housing unit (a house, an apartment, a mobile home, or a single
room) make up a household. According to the United States Census, there are two types of
households, family households, and non-family households. Family households include relatives
by birth, marriage, or adoption that live together in one housing unit. Non-family households are
made up of people living with non-relatives or living alone. In Larkfield-Wikiup, 67% of
households are family households and 33% are non-family households. Below, Figure 4-G
displays the total number of households and the average number of persons per household in
Larkfield-Wikiup, Sonoma County, and California; with Larkfield-Wikiup displaying the lowest
average overall.
Households
Persons per household
Larkfield-Wikiup
3, 459
2.49
Sonoma County
184, 502
2.56
California
12, 466,331
2.93
Figure 4-G
Persons Per Household
4.3.2 Housing Stock Characteristics
Figure 4-H below shows the existing housing stock characteristics of Larkfield-Wikiup. The
housing units are separated by categories of 1 unit detached single-family homes, 1 unit attached
single-family homes, housing with 2 units, 3 or 4 units, 5 to 9 units, 10 to 19 units, 20 or more
units, and mobile homes. The last category in Figure 4-H on the following page represents the
category Boat, RV, Van, etc., and is shown as 0% because of its small number compared to that
of other categories. From the total housing units, at 3,662, there are 12 units that fit into the
category of Boat, RV, Van, etc. according to the American Community Survey.
37
Housing
The majority of housing units
are depicted as detached singlefamily homes, making up 63%
of the existing housing in
Larkfield-Wikiup and more than
26% are a form of multi-unit
structures. Mobile homes make
up 11% and are an affordable
housing option for elderly, lowincome workers, and people
living with disabilities.
In order to get a sense of the
commitment of individuals to
the community of LarkfieldWikiup, and when the
community expanded, the
Figure 4-H
following information was
Housing Stock
collected from the United States
Census. Figure 4-I below,
depicts the time frame that residents moved into their unit. The data shows that the majority of
residents moved in between the year 2000 and 2009.
Moved in 1969 or earlier
Moved in 1970 to 1979
Moved in 2010 or later
Estimate Percent
107
3.1
106
3.1
407
11.8
663
19.2
1,875
54.2
301
8.7
Figure 4-I
Number of Residents Moving to Larkfield-Wikiup
4.4 Housing Needs
State law requires cities and counties to provide housing for all needs and income groups. Some
of these needs include the elderly, farmworkers, homeless, and people with disabilities. Cities
and counties use the Regional Housing Needs Allocation in the following section (4.4.1) to
incorporate housing for all income groups.
4.4.1 Regional Housing Needs Allocation 2014-2022
The Regional Housing Needs Allocation (RHNA) is a process mandated by the State in order to
recognize the number of housing units each jurisdiction must identify in its Housing Element of
38
Housing
their General Plan. The first step in this process is determining the total housing need for each
region of the State, which is done by the California Department of Housing and Community
Development. The next step is completed by the Association of Bay Area Governments
(ABAG) to distribute the total prerequisites to the local governments.
The final RHNA allocations are provided for an 8-year planning period, where local jurisdictions
have approximately two years to incorporate RHNA allocations to their housing elements
through revisions or an entire housing element update. RHNA identifies housing needs for each
jurisdiction divided into four income categories in order to sustain housing affordability. The
four income categories are: Very Low, Low, Moderate, and Above Moderate. Very Low is
designated households that earn up to 50% of the median household income for LarkfieldWikiup. The Low category is for households that earn 51% to 80% of the median household
income. Moderate describes households that earn between 81% and 120% of the median
household income. And lastly, the Above Moderate category is designated for households that
earn more than 120% of the median household income for Larkfield-Wikiup.
Very
Low
0-50%
Sonoma County Unincorporated
Santa Rosa
Windsor
Sonoma County
220
947
120
1,818
Low
51-80%
Moderate
81-120%
Above
Moderate
120% +
127
581
65
1,094
160
759
67
1,355
429
2,375
188
4,177
Total
936
4,662
440
8,444
Figure 4-J
Regional Housing Needs Allocation
The Town of Windsor, City of Santa Rosa, and Sonoma County as a whole are included in
Figure 4-J above in order to compare their neighboring jurisdiction to that of Larkfield and
Wikiup. Since Larkfield-Wikiup is an unincorporated area of Sonoma County, there is no
specific allocation for the community; instead the community is grouped together as part of
Sonoma County Unincorporated. The total need for housing units in Sonoma County
Unincorporated is 11% of the total need in all of Sonoma County.
4.4.2 Special Needs Housing
Special needs housing includes housing for seniors, people living with disabilities, farmworkers,
and the homeless. According to the Disability Characteristics of Sonoma County, 490,960
people live in Sonoma County and it is estimated that 11.5% (56,583) are living with a disability.
In the Housing Element Update of 2014 for Sonoma County, it was specified that citizens of the
County were dissatisfied with the Regional Housing Needs Allocation (RHNA) numbers and felt
the numbers did not address all the housing needs for the County, especially special needs.
RHNA does not include specific numbers for special needs housing in different jurisdictions. In
response to the citizen’s concern, the County proposed to include development of group homes,
39
Housing
Single Room Occupancy (SRO) rooms, and shared housing in order to provide available
community and shared housing.
Figure 4-K, below, shows homeless populations for Sonoma County by point in time. North
County includes Cloverdale, Healdsburg, Windsor, and unincorporated areas, such as Larkfield
Wikiup. According to the 2013 Sonoma County homeless survey compiled the Applied Survey
Research from 2009, the total number of individuals homeless in North County increased by
22%. However, few homeless individuals have been observed in Larkfield-Wikiup.
Figure 4-K
Homeless Populations for Sonoma County
40
Housing
4.4.3 Sites in Larkfield-Wikiup
The following charts depict the existing and potential housing sites identified by the Sonoma
County Permit and Resource Management Department (PRMD). These charts only involve
potential housing sites in Larkfield and Wikiup. If desired, complete charts are available in the
Sonoma County PRMD Housing Element Update of 2014.
Site ID Acres GP
54
1.21 UR
54
0.57 UR
54
0.65 UR
55
3.04 UR
55
1.27 UR
57
0.47 UR
57
1.94 UR
57
1 UR
57
1.01 UR
57
0.51 UR
57b
1.27 UR
B34
0.52 UR
N44*
2.59 UR
Potential Housing Sites: Type A Multifamily
Net
Existing
Potential
Addtn'l
Zoning Units
Units
Units
APN
R2
1
26
25
039-025-003
R2
1
12
11
039-025-005
R2
1
14
13
039-025-071
R2
1
50
49
039-025-053
R2
2
25
23
039-025-054
R2
2
10
8
058-171-006
R2
11
42
31
058-171-023
R2
8
22
14
058-171-024
R2
8
22
14
058-171-025
R2
1
11
10
058-171-032
R2
6
27
21
058-171-033
R2
0
11
11
039-390-019
039-320-051
PC
0
56
56 (Split into 2 sites)
Figure 4-L
Potential Housing Sites: Type A Multi-family
Type A Multi-family, as seen above, is the “Rental Housing Opportunity Program” ran by the
County that provides affordable housing units by providing developers with a 100% density
bonus if the rental projects provide at least 40% of their total units as affordable housing to low
or very low-income households. There are also standards relating to density and design, but if
developers meet all the standards established by the County, these rental housing projects are
permitted uses. The final parcel shown in Figure 4-L above is split into two sites: a majority for
multi-family housing units and the remaining land for mixed-use, displayed in Figure 4-N on the
following page. The portion of the site that will be used for multi-family housing already has 40
units approved by the County.
41
Site ID Acres GP
29
1.02 UR
30
1.51 UR
31
1.09 UR
32
1.04 UR
Housing
Potential Housing Sites: Type C
Existing
Potential
Net Addtn'l
Zoning
Units
Units
Units
APN
R1
1
11
10
039-025-019
R1
1
16
15
039-380-018
R1
1
11
10
039-380-026
R1
1
11
10
039-380-027
Figure 4-M
Potential Housing Sites: Type C
Type C is the “Ownership Housing Opportunity Program” as seen in Figure 4-M above and is
provided by the County as well. This is a self-help housing program utilized mostly by nonprofits. This program requires that 20% of the project units sell at prices that are affordable for
lower-income households while the rest of the units are sold to moderate-income households.
Mixed-use is established when an area is zoned for commercial or industrial units and residential
units can be included. Generally, the housing units are mixed with commercial offices or
commercial retails. Larkfield-Wikiup’s mixed-use housing sites are seen below in Figure 4-N.
The residential units can be developed side by side to the commercial area, or residential units
can be developed on top of offices or retail. Mixed-use development is an approach of urban
planning used to create more walkable places for individuals. Housing units in mixed-use areas
allow for more convenient and efficient ways in which residents can get to specific goods and
services.
Site ID
MU-01
MU-02
Potential Housing Sites: Mixed-Use
Net
Existing
Potential
Addtn'l
Acres GP Zoning Units
Units
Units
0.76 LC CQ
0
8
1.81 LC
LC
0
18
APN
8
039-040-040
18
039-320-051
(Split into 2 sites)
Figure 4-N
Potential Housing Sites: Mixed-Use
The first vacant parcel that the County identifies as a possible use for limited commercial and
housing units, is just off of Old Redwood Highway. This not only allows for access to the main
highway for commercial activity, but also is far enough away for housing development. The
second parcel is located on Old Redwood Highway and is adjacent to the previously described
mixed-use parcel. The particular parcel splits two sites apart, mostly for Type A multifamily,
referred to in Figure 4-L on the previous page, and the rest for mixed-use, where this portion
would join the existing church on the site.
42
Housing
Single Room Occupancy (SRO) is an affordable housing option because it contains one room
with all the essentials: a kitchen, a bathroom, and a sleeping area. SROs are an affordable
housing option for people with disabilities and as stated above, SROs will be a way to address
the concern of housing for people with special needs. Figure 4-O below, shows that the sites
identified for SROs are zoned for limited commercial, but can be redeveloped into affordable
housing units.
Potential Housing Sites: Single Room Occupancy (SRO)
Site ID
SRO-19
SRO-20
SRO-21
SRO-22
Acres
0.37
0.41
0.38
0.36
GP
LC
LC
LC
LC
Zoning
LC
LC
LC
LC
Existing
Units
Potential
Units
0
1
1
1
7
8
7
7
Net Addtn'l
Units
APN
7
058-071-017
7
058-183-011
6
058-191-001
6
059-281-004
Figure 4-O
Potential Housing Sites: Single Room Occupancy (SRO)
Figure 4-P below, depicts potential housing sites with the Affordable Housing Overlay (AHO)
program. This program is provided through the County where it allows designated sites for
100% affordable housing projects to have densities of 20-24 units per acre. The County
identified a total of 10 sites to include the Affordable Housing Overlay, three of which are
located in Larkfield-Wikiup. The sites identified below and at the end of this section in Figure
4-R, on page 45 are undeveloped land zoned for either limited commercial or commercial
offices, but have been given a new designation with the – AH. The added – AH designation
requires all housing units developed be affordable with higher densities than otherwise allowed.
These projects would add a total of 157 affordable housing units for residents of Larkfield,
Wikiup, and neighboring communities.
Potential Housing Sites: Affordable Housing Overlay
Site ID
A7
B5
B5
Acres
0.46
2.21
1.47
GP
LC
LC
LC
Zoning
CO-AH
LC-AH
LC-AH
Existing
Units
Potential
Units
1
0
0
Net Addtn'l
Units
APN
10
9
039-025-060
74
74
058-290-051
74
74
058-300-076
Figure 4-P
Potential Housing Sites: Affordable Housing Overlay
The totals for existing, potential, and net additional housing site units in Larkfield-Wikiup are
shown in Figure 4-Q on the following page, as well as the totals for Sonoma County.
Approximately 22% of the potential housing units for Sonoma County are located in LarkfieldWikiup.
43
Total for Larkfield
Total for Sonoma County
Housing
Existing Potential
Units
Units
50
590
694
2624
Net
Addtn'l
Units
540
2974
Figure 4-Q
Total Existing, Potential, and Net Additional Housing Site Units
4.5 Conclusion
From the data identified above, it can be determined that housing prices are at a higher rate than
the California average in Larkfield-Wikiup. The cost of living and the median household income
are greater in the community, indicating that people earn more money than the average
California resident, and the expenses of living are higher as well. Larkfield-Wikiup is made up
of predominately single-family homes with a zero homeowner vacancy rate and a higher than
average rental vacancy rate, where both rates will consistently fluctuate. Of the 8,444 housing
units allocated to Sonoma County by RHNA, approximately 22% will be located in LarkfieldWikiup. The above information will be utilized and provided to the community members of
Larkfield-Wikiup and Sonoma County. From the information gathered, community members of
Larkfield-Wikiup and County officials will be able to accommodate current and future housing
needs in the community.
44
Housing
Figure 4-R
Potential Affordable Housing Sites in Larkfield-Wikiup
45
Housing
Resources
American Community Survey. City-Place Demographic- Economic Interactive Tables: ACS
2012 Housing Characteristics. ProximityOne. Proximity. 2014. Web. 25 Sept. 2014.
Applied Survey Research. 2013 Sonoma County Homeless Point- In-Time Census & Survey
Comprehensive Report. 2013. Web. 5 Nov 2014.
AreaVibes. Larkfield-Wikiup, CA Cost of Living Index. 2010-2014 AreaVibes Inc. Web. 3
November 2014.
“Regional Housing Needs Allocation 2014-2022.” Association of Bay Area Government, June
2013.Web. 17 Sept. 2014.
Sonoma County. Permit and Resource Management Department. “2014 Housing Element
Update.” County of Sonoma. Permit and Resource Management Department, Aug. 2014.
Web. 15 October 2014.
Unites States. U.S. Department of Commerce. United States Census Bureau. “Disability
Characteristics (Sonoma County): 2013 American Community Survey 1- Year
Estimates.” American FactFinder. American Community Survey, 2013. Web. 5 Nov
2014.
United States. U.S. Department of Commerce. United States Census Bureau. “State & County
QuickFacts.” United States Census Bureau. Web. 23 Sept. 2014.
Yahoo! – Zillow Real Estate. Larkfield-Wikiup Real Estate. 2006-2014 Zillow. Web. 3
November 2014.
46
Land Use
5.0 Land Use
The Land Use section of this Existing Conditions Report illustrates an overview of existing and
planned land uses in Larkfield-Wikiup, and compares the existing land uses with the Sonoma
County General Plan Land Use designations. Information has been compiled from the 2020
Sonoma County General Plan, the Sonoma County Zoning Ordinance, the Land Use Field
Survey conducted for this report, and the Sonoma County Assessor’s Office. The information
provided below is meant to support the Sonoma County General Plan update process by
providing current land use information that may be used when formulating and considering the
County’s next General Plan.
This section is formatted and organized in the following manner:
•
•
•
•
General Plan and Zoning policies
Distribution of Existing Land Use
Vacant Lands
Future Growth
5.1 Sonoma County 2020 General Plan and Zoning Policies
The General Plan and Zoning Ordinance are both interdependent documents, that together exist
to direct communities through development, growth, and environmental issues within a
structured consistency that is ultimately directed by the General Plan document itself. Zoning
ordinances are created in response to the vision of the General Plan and act to help implement
the plan as well as give guidelines to residents and business owners regarding land uses in their
community. Therefore, the General Plan conveys a basic suggestive land use vision while the
Zoning Ordinance is much more policy specific and detailed. In addition to those factors,
California Senate Bill 375 (SB375) directs certain regions including the nine-county Bay Area
region to develop and implement a Sustainable Communities Strategy that helps to reduce the
amount of greenhouse gas emissions it creates. The reduction targets are to be achieved by using
a multi-strategic plan that includes creating more sustainable transportation systems especially in
populated urban areas. One of the strategies outlined in SB375 deals with the allocation of land
use in the Regional Transportation Plan. Approximately 8,000 new affordable housing units are
slated to be built in Sonoma County through the Regional Housing Need Allocation (RHNA)
program and the Larkfield-Wikiup area will eventually need a portion of new affordable
residential units in order for Sonoma County to become SB375 compliant. (See the Housing
section of this report, (4.0), for more on the RHNA program and potential sites for affordable
housing).
Inconsistencies are to be expected when looking at the general plan vision for an area, and then
assessing the existing conditions of that area. During our Land Use Survey, we were able to
identify the existing land uses in Larkfield-Wikiup and determine if they were consistent with the
2020 General Plan outlines and the County’s Zoning Ordinance. For the most part, the Land Use
Survey affirmed what the Sonoma County 2020 General Plan calls for in this particular zone,
Zone 5, of the County.
47
Land Use
5.2 Distribution of Existing Land Use
The existing land uses of Larkfield-Wikiup are based on two supporting documents; Sonoma
County’s 2020 General Plan document and the County’s Zoning Ordinance. During the Fall
semester of 2014, students from the Environmental Studies and Planning Department conducted
an on-site Land Use Survey to gather data on existing land uses and vacant parcels within the
Urban Service Boundary of Larkfield-Wikiup. These two items were compared with the
County’s 2020 General Plan vision for Zone 5, and in accordance with the County’s Zoning
Ordinance. The Land Use Survey was conducted during the same time period as the Public
Opinion Survey; which can be found at the end of this report, (10.0). All of the data that was
collected comes from direct on-site examination and observation from senior planning students
using a strict assessment criteria and code key. Teams of student planners were assigned a
specific area within the Larkfield-Wikiup Urban Service Boundary and were tasked with
compiling an excel chart containing each individual parcel APN and their corresponding existing
assessment code as seen in Figure 5-A below. In addition to the calculations shown in the
accompanied tables in this section, three base maps were created using GIS software and can be
found at the end of this section on Map 1, Map 2, and Map 3 on pages 55, 57, and 59
respectively.
Land Use
GC – General Commercial
LC – Limited Commercial
AF – Agriculture
I – Industrial
PQP – Public/Quasi-Public
RVSC – Recreation/VisitorServing Commercial
V – Vacant
SF – Single Family
MF – Multifamily
General Plan
GC – General Commercial
LC – Limit Commercial
LIA – Limited Intensive Agriculture
I – Industrial
PQP – Public/Quasi-Public
RR – Rural Residential
UR – Urban Residential
Zoning
GC
LC
LIA20
I
PQP
RVSC
UR1 RVSC
UR2
UR2.6
UR3
UR5
UR9
UR11
RR1
Figure 5-A
Land Use Survey Key
Once the data was collected and assembled, each individual student’s evaluation was analyzed to
determine the total acreage and percentage ratio of each current existing land use designation.
Furthermore, some categories shown in Figure 5-A above were condensed into a single
category, such as placing certain similar land uses like General, Limited, and Office into one
single category (Commercial) for simplification. It should also be noted that the existing land
uses calculated from the 2014 Land Use Survey and the County’s 2020 General Plan land use
48
Land Use
map were compared for inconsistencies and differences, and those differences are visually
illustrated at the end of this section in Map 1 and Map 2 on pages 55 and 57, where Map 3 on
page 59, shows only vacant parcels.
Larkfield-Wikiup is located slightly east of Highway 101, in between the Town of Windsor to
the north and the City of Santa Rosa to the south. Comprising of approximately 1,000 acres on
more than 2,400 parcels, Larkfield-Wikiup’s existing land use distribution varies from several
different types of residential areas to general and limited commercial uses that include retail,
office, and industrial uses. Several other land uses were recorded during the Land Use Survey
and are accounted for in Figure 5-B below and Figure 5-C on the following page respectively.
Type of Current Land Use
Number of Parcels
Total Acres
Commercial
84
53
% Of Total Land Not
Including Streets
4%
Industrial
11
10.39
1%
Agriculture
1
5.91
<1%
Parks & Open space
8
8.21
<1%
2080
709.2
73%
185
51.93
5%
5
15
1.5%
13
61.12
6.3%
6
31.3
3.2%
38
48.22
5%
Single Family
Multifamily
Mobile Homes
Public & Quasi-Public
Recreational and Visitor
Serving Commercial (RVSC)
Vacant (land only)
Figure 5-B
Existing Land Use
49
Land Use
Percent of Total Land not including Streets Landuse Agriculture Mobile Homes Commercial Multifamily Single Family 0% 10% 20% 30% 40% 50% 60% 70% 80% Percent of Land Figure 5-C
Percent of Total Land Not Including Streets
5.2.1 Commercial Land Uses
Old Redwood Highway, which travels north to south and parallel to Highway 101, serves as the
main road through town and is where the majority of commercial businesses can be found. The
Larkfield Center just north of Mark West Springs Road functions as the main commercial and
retail hub. There were 84 total parcels either with existing commercial land uses or with an
existing site that is zoned for commercial use. In addition to those commercial parcels, there are
several industrial and semi-industrial sites along Old Redwood Highway at the far north end of
town. Recreation and Visitor Serving Commercial (RVSC) accounted for just 3.2% of the total
land use, with the Urban Service Boundary. The 9-hole Wikiup Golf Course, along with the
Wikiup Tennis and Swim Club both account for the majority of the total 31.3 acres of this land
use type.
5.2.2 Residential Land Uses
The most dominant existing land use is single-family homes, which make up 709.2 acres and
account for 73% of the overall land use within the Urban Service Boundary. Single-family
homes are distributed fairly evenly throughout the Larkfield-Wikiup area, ranging in parcel sizes
that are typically smaller in the Larkfield lowlands with density generally ranging from 5-11
units per acre, to larger parcels in the Wikiup hills that are zoned for 1 unit per acre of land.
Multi-family homes, generally found further north along Old Redwood Highway, accounted for
50
Land Use
approximately 5% of the total land use and calculated at 51.93 acres. Mobile homes accounted
for just over 1% of the total land use within the Urban Service Boundary.
5.2.3 Open Space land Uses
When considering how to designate open space along with trails, parks, and greenways, it was
decided to include them all in the same land use designation in the Existing Conditions Survey.
Although some parcels were assessed as open space, they may include some parcels that are
actually private property or part of a homeowners association. Due to limited access in some
cases, the Land Use Survey data may be unclear to determine conclusively whether certain
parcels were indeed open space or simply private property, as several of these parcels identified
along Mark West Creek and elsewhere were not easily accessible to students conducting the
survey, and in a few cases were marked “private property”.
5.2.4 All Other Categories
Existing agriculture land uses were in some cases difficult to distinguish on parcels zoned for
Land Intensive Agriculture (LIA). Some parcels may have appeared vacant if agricultural
activity was not evident during the time of the survey. While there are four parcels within the
Urban Service Boundary zoned for LIA, only one was identified during the land use survey to be
actively practicing agriculture as seen in Figure 5-B on page 49.
5.3 Vacant Land
Vacant parcels and not vacant structures on parcels were accounted for in the Land Use Survey
primarily because of the difficulty of determining what constitutes a vacant structure or building,
and then forecasting whether that structure will be vacant at the time of this writing and
publishing. The total acreage of all vacant land in Larkfield and Wikiup is 49.22 acres and is
spread across 38 individual parcels as seen in Figure 5-D on the following page. Of these vacant
parcels, 22.6 acres are zoned for residential development and 7.28 acres are zoned for various
commercial uses. The remaining 19.4 acres are split between agriculture and Recreation and
Visitor Serving Commercial (RVSC) and Land Intensive Agriculture (LIA) uses as seen in
Figure 5-E on the following page. Vacant parcels are the primary factor in potential growth and
development within any community.
51
Vacant Property and
Current Zoning
Total Vacant (Land only)
Land Use
Number of Parcels
Acres
38
49.26
Zoned for Commercial Use 6
Including Limited, General,
and Office Commercial
Zoned for Agriculture
2
7.28
Zoned for RVSC
1
6.47
Zoned for Urban
Residential UR1
Zoned for Urban
Residential UR2
Zoned for Urban
Residential UR3
Zoned for Urban
Residential UR9
Zoned For Urban
Residential UR11
9
7.12
3
2.07
1
1.03
2
4.78
14
7.59
12.92
Figure 5-D
Zoning Designations for Existing Vacant Land
Vacant Propeerty and Current Zoning Vacant Property and Current Zoning Urban Residential UR11 Urban Residential UR3 Urban Residential UR1 Agriculture Total Vacant (Land only) 0 10 20 30 40 50 60 Acres Figure 5-E
Vacant Property and Current Zoning
52
Land Use
5.4 Future Growth
Potential for growth is limited by the lack of vacant land and the existing land use policy. Only
5% of the total land area (49.26 acres) within the Larkfield-Wikiup Urban Service Boundary is
available for development according to the Land Use Survey results. Of the 38 vacant parcels,
there are six parcels zoned for commercial uses including two adjacent lots that are 1.4 and 2.5
acres, as seen in Map 1, at the end of the section on page 55 which are well situated for potential
commercial opportunities on the south west corner of Old Redwood Highway and Pacific
Heights Drive next to the Larkfield Center. Both parcels are also approved for affordable
housing units by Sonoma County and would be an ideal location for mixed-use development that
would help to bring Larkfield-Wikiup into compliance with the Sustainable Communities
Strategy portion of SB375. Additional opportunities for residential growth are limited to various
potential building sites scattered within the Urban Service Boundary. Most of these sites are
located in the uplands and their zoning varies from low-density single-family housing in the hills
to medium density multi-family housing closer to the town center and along Old Redwood
Highway. There are also three vacant parcels zoned for limited intensive agriculture just east of
Highway 101.
5.5 Conclusion
The land use section focused on four aspects of land use; general plan and zoning policies,
distribution of existing land use, vacant lands, and future growth. Within the general plan and
zoning policies section we highlighted the importance of the Sonoma County General Plan and
Zoning Ordinance documents to land use and the current push to comply with the Senate Bill
375. The distribution of existing land use section narrates the process of conducting the Land
Use Survey, which provided the majority of the information used to create the three base maps
located at the end on the section. The vacant lands section focuses on the distribution, acreage
and percent of vacant land within the total existing land use. Future growth combines the
findings of existing land uses and vacant lands and comparing them to the wants and needs of the
resident of Larkfield-Wikiup in compliance with Senate Bill 375. Using the data from the Land
Use Survey, general plan guidelines and zoning ordinances we were able to create three pertinent
maps using a Geographic Information System. Located at the end of this section are these three
maps displaying a comparative between the first map of general plan and zoning to the second
map of the existing land uses and lastly the third map of current vacant land.
53
Map 1 Insert, General Plan Land Use Designation
55
56
Map 2 Insert, Existing Land Use
57
58
Map 3 Insert, Vacant Parcels & Current Zoning
59
60
Land Use
Resources
"General Plan 2020 – Permit and Resource Management Department – County of Sonoma,
California." General Plan 2020 – Permit and Resource Management Department –
County of Sonoma, California. Sonoma County, 3 Dec. 2013. Web. Oct. – Nov. 2014.
"Zoning Regulations and Zoning Database – Permit & Resource Management Department –
County of Sonoma, California." Zoning Regulations and Zoning Database – Permit &
Resource Management Department – County of Sonoma, California. Sonoma
County, Web. Oct. – Nov. 2014.
61
6.0 Circulation and Transportation
By definition, circulation refers to the movement of people from one location to a destination.
Within this section of the report, the existing conditions of circulation and transportation in the
Larkfield-Wikiup area will be addressed. All aspects of a transportation system were analyzed in
an attempt to identify ways to increase sustainability within the system. During the process of
collecting information, we identified strengths and weaknesses in the infrastructure supporting
the existing transportation system. Utilizing the findings, the goal is to improve the
transportation system by expanding travel options, improving personal mobility, increasing the
efficiency and reliability of the transportation system, and reducing the number of commute trips
during peak congestion hours. To properly recommend policies and actions that achieve the
goals for transportation within the community, investigation into how and why people move
from origin to destination was pursued and issues and opportunities for mobility within the
community were identified.
6.1 Regional Context
The regional context of the Larkfield-Wikiup area refers to the surroundings of the community.
These include topics such as landmarks, barriers, districts, reference points, and nodes. To the
north border of Larkfield-Wikiup is the Town of Windsor, to the south is the City of Santa Rosa,
and to the west is Fulton. The Larkfield-Wikiup area has two primary nodes: the Larkfield
Center that contains Molsberry’s Market (the community’s local grocery store), and the Wikiup
Business Center. Transit systems to Santa Rosa and Windsor are nearby and accessible to
residents of the area, within close distance of the Larkfield Center. There are several major
transportation systems including the Charles M. Schulz – Sonoma County Airport and the
planned SMART train station at the airport, which is approximately 2.8 miles from the Larkfield
Center.
6.2 Street Network
The term “street network” refers to a system of interconnecting lines and points that represent a
network of streets or roads for a given area. The design of a street network greatly affects intown movement and traffic congestion.
6.2.1 Road Classifications
In the Highway Functional Classification: Concepts, Criteria and Procedures 2013 Edition,
roads are defined according to the designed function of the road. Roads are primarily used for
two reasons: access and mobility. Access is defined as entering and exiting a place. Mobility is
defined as the efficiency of the movement to and from access points. Applying this, there are
three main types of road classifications: Arterial, Collector, and Local. Typically, larger traffic
volumes occur on arterial roads and smaller volumes of traffic occur on collector roads.
•
Arterial roads are designed to be the primary roadways consisting of heavy traffic
volumes and connecting primarily to collectors.
63
•
•
Collector roads are designed to ‘collect’ traffic from local roads and connect traffic to the
arterial roads.
Local roads are designed to provide access to residential, commercial, and industrial land
uses. Alternatively, they are not intended for through traffic and are intended for low
traffic volumes.
In Larkfield-Wikiup, the arterial roads are classified as Airport Boulevard, Mark West Springs
Road, and Old Redwood Highway. The roads that are classified as collector roads are Carriage
Lane, Faught Road, and Shiloh Road. All remaining roadways in the community are classified
as local roads.
Airport Boulevard is classified as an arterial road. It runs east to west connecting to Highway
101 and Old Redwood Highway. It is an undivided 2-lane roadway with a speed limit of 40
miles per hour. There are sidewalks on both sides for the majority of the roadway and parking is
discontinuous to the east of Old Redwood Highway.
Carriage Lane is classified as a collector road. It is an undivided 2-lane roadway that primarily
runs north to south veering east to west as it connects to Faught Road. The sidewalks are
discontinuous on both sides and parking is variable on one side.
Faught Road is classified as a collector road from Old Redwood Highway to Carriage Lane. It is
an undivided 2-lane roadway with a speed limit of 35 miles per hour. Side walks run
discontinuously on both sides and there is parking for residents on one side for the majority of
the roadway.
Mark West Springs Road is classified as an arterial road that runs east to west connecting to
Highway 101 and Old Redwood Highway. It is an undivided 4-lane roadway with a speed limit
of 40 miles per hour. There are sidewalks on both sides for the majority of the roadway and is
one of the main roads serving the community, with no parking available on Mark West Springs
Road.
Old Redwood Highway is classified as an arterial road that runs north to south through LarkfieldWikiup. It is located east off Highway 101 and runs parallel along side it. Old Redwood
Highway connects Santa Rosa to Larkfield-Wikiup from the south and Windsor from the north.
It is primarily an undivided 2-lane roadway with a speed limit of 35 miles per hour through most
of the Larkfield-Wikiup area. It widens to four lanes from the Mark West Springs intersection to
St. James Drive and Old Redwood Highway intersection where it narrows back down to two
lanes. There are sidewalks on both sides for the majority and on-street parking is variable.
Pacific Heights Drive is classified as a local road that runs primarily north to south through the
area’s residential neighborhoods. It is an undivided 2-lane roadway that provides access for the
residents to higher volume roads such as Old Redwood Highway and Mark West Springs Road.
There are sidewalks on both sides and the speed limit is 25 miles per hour.
64
Shiloh Road is classified as a collector road that runs east to west, containing sidewalks on both
sides. It is an undivided 2-lane roadway with a speed limit of 40 miles per hour. To the east of
Highway 101, Shiloh Road connects residential to the Highway 101 on-ramp.
Ursuline Road is classified as a local road that runs primarily north to south connecting Old
Redwood Highway to Mark West Springs Road. It is an undivided 2-lane roadway that runs
alongside Cardinal Newman High School. There is a discontinuous sidewalk on one side of the
roadway and there is limited parking on one side of the roadway.
All of the roads described in this section can be seen in Figure 6-A in the Circulation and
Transportation Appendix on page 75.
6.3 Traffic Congestion
Congestion is a term referred to as roads experiencing high volumes of traffic at any time of the
day resulting in a delay of movement. According to the Public Opinion Survey, a significant
number of survey participants had a concern for high levels of traffic congestion in three specific
areas of Larkfield-Wikiup. The first area is along Mark West Springs Road, where increased
traffic congestion is expected due to the development of the Sutter Health Hospital. The second
area consists of numerous school sites within Larkfield-Wikiup consisting of Cardinal Newman
High School, Mark West Charter School, Mark West Elementary School, San Miguel
Elementary School, Santa Rosa Christian School, and St. Rose Catholic School. The third and
last place of concern was the Airport Industrial Area. All of these areas mentioned are a main
source of traffic congestion at the AM and PM peak hours of the weekday as described in the
following section (6.3.1).
6.3.1 Traffic Counts
Traffic counts are used to measure volumes of vehicle trips that are made during various parts of
the day to determine which roads and intersections experience the highest volumes of traffic.
Traffic counts were retrieved for four different segments of roadway in the community: Airport
Boulevard east of Fulton Road, Mark West Springs Road east of Highway 101, Old Redwood
Highway north of Mark West Springs Road, and Old Redwood Highway south of Ursuline Road.
•
•
•
•
•
On a weekday during the PM peak hours from 4:00 PM to 6:00 PM, 1,439 vehicle trips
were counted moving southbound on Old Redwood Highway north of Mark West
Springs Road.
On a weekday during the PM peak hours from 4:00 PM to 6:00 PM, 1,658 vehicle trips
were counted moving northbound on Old Redwood Highway north of Mark West Springs
Road.
On a weekday during the PM peak hour from 5:00-6:00pm, 542 vehicle trips were
counted moving westbound on Airport Boulevard east of Fulton Road.
counted moving eastbound on Airport Boulevard east of Fulton Road.
counted moving eastbound on Mark West Springs Road east of Highway 101.
65
•
•
•
counted moving westbound on Mark West Springs Road east of Highway 101.
counted moving northbound on Old Redwood Highway south of Ursuline Road.
counted moving southbound on Old Redwood Highway south of Ursuline Road.
6.3.2 Level of Service (LOS)
Level of Service (LOS) classifications measure the quality and adequacy of traffic service in a
qualitative system through speed and density of traffic delays. LOS is represented as a letter
grade A through F. LOS A represents light, free flowing conditions while LOS F represents the
most severely congested conditions. Sometimes, unsatisfactory LOS can be controlled through
improved traffic lights or signalization measures. High volumes of traffic are seen on arterial
streets and smaller volumes are seen on collector streets. Below, Figure 6-B displays the
different levels of classification.
•
•
•
Currently, Pacific Heights Drive at Old Redwood Highway experiences a level of service
C during PM peak hours from 4:00 PM to 6:00 PM.
St. James Drive at Old Redwood Highway experiences a level of service C during PM
peak hours from 4:00 PM to 6:00 PM.
Lark Center Drive at Old Redwood Highway experiences a level of service E during PM
peak hours from 4:00 PM to 6:00 PM.
Figure 6-B
Level of Service Classifications
6.3.3 California Senate Bill 743
California Senate Bill 743 has changed the way traffic impacts are analyzed. A reason for this
new approach is to reduce Vehicle Miles Traveled (VMT), which will in turn reduce greenhouse
gas emissions (GHGs). Areas served by transit should promote the reduction of greenhouse gas
emissions, the development of multimodal transportation networks, and a diversity of land uses.
66
Within Larkfield-Wikiup, this means that the current conditions of traffic congestion will now be
measured through the VMT model instead of the LOS model, bringing about a new challenge to
identify areas of congestion with this new measure.
6.3.4 Traffic Collisions
Traffic collision data was requested from the Statewide Integrated Traffic Records System
(SWITRS). This database collects and processes data gathered from collision scenes.
The three study intersections were selectively chosen because this segment of Old Redwood
Highway contained the highest traffic volumes during the PM peak hour in comparison to the
other study intersections where traffic volumes were collected. The data range of reported
collisions is from the most recent five years of collision data available, which was from July 1,
2008 to June 30, 2013.
The total number of collisions reported at each intersection:
•
•
•
Old Redwood Highway at Lark Center Drive – 3
Old Redwood Highway at Pacific Heights Drive – 8
Old Redwood Highway at St. James Drive – 3
6.4 Bicycle Network
According to Chapter 1000,“Bicycle Transportation Design,” of the Highway Design Manual,
there are three types of bikeway facilities defined.
Class I Bikeway – “Bike paths”, as seen in
Figure 6-C, provide cyclists with an
exclusive right of way, minimizing cross
flows with vehicles.
Class II Bikeway – “Bike lanes”, as seen
in Figure 6-D on the following page, are
intended to improve conditions for
bicyclists in corridors by giving them
exclusive right of way with the intention
that travel by pedestrians and motorists
are restricted. However, they do allow
cross-flows by pedestrians and parked
vehicles.
Figure 6-C
Class I Bikeway
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Class III Bikeway – “Bike routes”, as seen in Figure 6-E below, provide cyclists with a right of
way designated by signage and markings in the road and are intended to be shared between
motorists and pedestrians. They can be either on-street or off-street and typically are
implemented to provide connectivity through the bikeway system by placing bike route signs
along roadways. Usually, they are established along through routes not equipped with Class I or
Class II bikeways.
Figure 6-D
Class II Bikeway
Figure 6-E
Class III Bikeway
Sharrow – A sharrow is defined as a street-marking symbol that represents a shared road for
cyclists and automobiles as seen in Figure 6-F below.
Bicycle Boulevard – A bicycle boulevard is a street that protects cyclists through low-speed
limits and large sharrows seen in Figure 6-G below.
Figure 6-F
Sharrow
Figure 6-G
Bicycle Boulevard
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6.4.1 Existing Bikeway and Trail Facilities
In the Circulation and Transportation Appendix, Figure 6-H on page 77 and Figure 6-I on
page 79 displays all existing bicycle facilities in Larkfield-Wikiup and the surrounding area.
•
•
•
•
Airport Boulevard – Class II Bike Lane
Mark West Springs – Class II Bike Lane
Old Redwood Highway – Class II Bike Lane
Shiloh Road – Class II Bike Lane
6.4.2 Bicycle Parking and Requirements
Through fieldwork, it was identified that existing bicycle parking is available at the Larkfield
Center and at all schools in Larkfield-Wikiup.
6.5 Pedestrian Network
A pedestrian network refers to the connectivity between the pedestrians, the roadways, and the
existing infrastructure that supports pedestrians in the transportation system.
6.5.1 Existing Pedestrian Facilities
The following are identified pedestrian crosswalks in Larkfield-Wikiup:
•
•
•
•
•
•
•
•
•
•
Airport Boulevard and Fulton Road
Airport Boulevard Road East and Faught
Road
Faught Road and Corbett Circle
Firelight Drive and Arnica Way
Firelight Drive and Carriage Lane
Firelight Drive and Cassandra Way
Firelight Drive and El Mercado Parkway
Firelight Drive and Marigold Way
Lavell Road and Noonan Ranch Lane at
Mark West Elementary School
Mark West Springs Road and Highway
101 off ramp
•
•
•
•
•
•
•
•
Shiloh Regional Park has several hiking
trails in Larkfield-Wikiup
Old Redwood and Lavell Road
Old Redwood and Mark West Commons
Circle
Old Redwood Highway and Airport
Boulevard
Old Redwood Highway at the Larkfield
Shopping Center
Old Redwood Highway and Wikiup
Drive
Wikiup Drive and Carriage Lane
Wikiup Drive at Wikiup Golf Course
6.5.2 Safe Routes to School (SRTS)
The Safe Routes to School (SRTS) program works with schools to promote walking and biking
on safe routes and advocates for changes to routes that are not safe for pedestrians. The Sonoma
County Bicycle Coalition, the Sonoma County Department of Health Services, and the Sonoma
County Transportation Authority partner to implement the program. According to the SRTS
website, Cardinal Newman High School, Mark West Charter School, San Miguel Elementary
69
School, and St. Rose Catholic School are not enrolled in the Safe Routes To School program.
Mark West Elementary School is enrolled in the Safe Routes To School program, but published
routes have not been identified.
6.6 Transit Network
Transit network refers to the connectivity of various transit routes and other transportation
networks such as the street network, the bicycle network, and the pedestrian network.
6.6.1 Sonoma County Transit Authority (SCTA)
The existing transit operation serving Larkfield-Wikiup is the Sonoma County Transit Authority
(SCTA). Currently there are three bus lines directly serving Larkfield-Wikiup. These routes are
20X, 60, and 62, which are facilitated by the Sonoma County Transit Authority.
With the new Sutter Health Hospital on Mark West Springs Road, new transit operations with
connections to the hospital on Routes 20X, 60, and 62, became effective October 2014. Routes
60, 62 southbound, and 20X eastbound currently share a stop. Route 60 will serve a stop in front
of the Sutter Health Hospital traveling northbound and southbound. A new bus stop with a
transit shelter for northbound Route 62 and westbound Route 20X is located across from the
hospital, on the north side of Mark West Springs Road.
The three bus routes that serve Larkfield-Wikiup are Routes 20X, 60, and 62 and are facilitated
by the Sonoma County Transit Authority. Listed below are transit stops occurring in the area:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Fulton Road and Airport Boulevard – Route 62
Larkfield Shopping Center – Route 60
Mark West Springs Road and Old Redwood Highway – Routes 62, 20X
Old Redwood Highway and Airport Boulevard – Route 60
Old Redwood Highway and Ascot Drive – Route 60
Old Redwood Highway and Cardinal Newman High School – Routes 60, 62, 20X
Old Redwood Highway and Chelsea Drive – Routes 60, 62, 20X
Old Redwood Highway and Colonial Park Drive – Route 60
Old Redwood Highway and Deerwood Drive – Route 60
Old Redwood Highway and Donna Drive/Fulton Road – Route 60
Old Redwood Highway and Faught Road – Route 60
Old Redwood Highway and Fulton Road – Route 60
Old Redwood Highway and La Mancha Apartments – Routes 60, 62, 20X
Old Redwood Highway and Larkfield Maples Court – Route 60
Old Redwood Highway and Mark West Springs Road – Routes 60, 62, 20X
Old Redwood Highway and Pacific Heights Drive – Route 60
Old Redwood Highway and Plymouth Way – Route 60
Old Redwood Highway and Shiloh Road – Route 60
Shiloh Road and Old Redwood Highway – Route 60
70
Route 20X runs roughly from 5:30 AM to 7:30 PM and has connections to the Russian River
Area, Forestville, Sebastopol, Santa Rosa, Cloverdale, Healdsburg, Windsor, and the Sonoma
County Airport. The Route 60 bus line runs from roughly 6:30 AM to 9:30 PM and has
connections to Cloverdale, Healdsburg, Windsor, and Santa Rosa. Lastly, the Route 62 bus line
runs from approximately 6:00 AM to 6:30 PM and connects to Santa Rosa, the Sonoma County
Airport, and Windsor. Essentially, the Larkfield-Wikiup community has access to and from the
surrounding communities due to these connections.
Transit Information can be viewed in the Circulation and Transportation Appendix in Figure
6-J, 6-K, and 6-L on page 81.
6.6.2 Golden Gate Transit
Golden Gate Transit serves Sonoma County and has connections to San Francisco and Del Norte
BART station, as well as ferries between Marin and San Francisco. Golden Gate Transit does
not have any routes directly to the Larkfield-Wikiup community; however, they do have routes
that connect to SCTA, which provides direct
access to Larkfield-Wikiup.
6.6.3 Planned SMART Train – Sonoma
County Airport Station Area Plan
The SMART train is a rail and pathway
system created for passengers and
pedestrians in Marin and Sonoma County as
seen in Figure 6-M. The train will provide
access from the Charles M. Schultz –
Sonoma County Airport to San Rafael in the
first phase of construction. In the second
phase of construction, tracks will extend
north as far as Cloverdale and south as far
the Larkspur Ferry in Larkspur. The
SMART train will begin operations in late
2015 and is expected to relieve some of the
traffic congestion that is projected along
Larkfield-Wikiup’s main transportation
corridors as stated in the previous section
(6.3.1) due to growth in the State’s
population.
Figure 6-M
Sonoma-Marin SMART Area Rail Transit
"Smart Train North Bay Sonoma Marin, SMART –
Sonoma Marin Area Rail Transit, Passenger Train, and
Multi-use Pathway Project." SMART Sonoma Marin Area
Rail Transit. N.p., n.d. Web. 14 Nov. 2014.
71
6.7 Modal Choice
Modal Choice refers to the selection of transportation modes people make to meet their daily
needs. The transportation modes
that were measured include public
transportation, driving a private
automobile, carpooling, and
walking or riding a bicycle. For
Larkfield-Wikiup however, the
community is very car dependent.
According to the 2012 United
States Census, as seen in Figure 6N, approximately 81% of residents
drive to work, 14% carpool, and
5% take public transportation. The
percentage of residents who
carpool is relatively high compared
to the average 11.5% of people who
Figure 6-N
carpool in California. The
Means of Transportation
percentage of workers who take
"Larkfield-Wikiup, CA Transportation." Area Vibes. N.p., n.d. Web.
public transportation in the
14 Nov. 2014.
community is relatively similar
compared to the average 5.1% of people who take public transportation in California. Lastly, the
percentage of residents who walk or bike to work is significantly lower than the average 2.8% of
people who walk or bike to work in California.
6.8 Walkability
Walkability is the measure of how accommodating walking is in a community. Ideal walkable
spaces depend on sidewalks, footpaths, pedestrian right-of-ways, traffic conditions, safety, and
building accessibility among others. The Complete Streets Act was passed in California in 2008
to help guide cities towards building more complete streets that are designed and operated to
enable safe access for all users. This means pedestrians, bicyclists, transit users, and motorists of
all ages should be able to use the street safely and efficiently. Walkability plays a huge factor
when instituting a complete streets program within a specific area. Utilizing a private company
that calculates walkability scores through a public website, a community’s walkability score can
be determined. This tool rates the walkability of a community by measuring different aspects of
a community to calculate a walkability score from any address. The walkability score represents
a numerical value that ranges from 1 to 100 through a large-scale public walkability index.
When imputing the 95403 zip code of Larkfield-Wikiup, the walk-score calculator found the
community contained a walkability score of 15. For the Larkfield Center, the score provided
was 47, compared to Windsor at a score of 36, and Santa Rosa at a score of 42. According to the
walkability score, Larkfield-Wikiup is a highly car-dependent neighborhood resulting in most
errands requiring the use of a car.
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6.9 Mobility for All Users
The Americans with Disabilities Act requires all public transit operators to provide a ParaTransit
service to persons with disabilities who are unable to use accessible fixed route public transit.
Sonoma County ParaTransit and Whistle-Stop Wheels are two providers that offer such services
for Larkfield-Wikiup by appointment.
6.10 Parking
Local parking facilities in Larkfield-Wikiup are at the Larkfield Center and Wikiup Business
Center, which were never seen at full capacity and are not an issue of concern after fieldwork
was completed. A Park & Ride is located on River Road in Fulton, approximately 1900 feet
from Highway 101 and the Mark West Springs Road on-ramp. Overall, there were no observed
parking issues in residential areas.
6.11 Planned Projects
One of the planned projects that have been approved for development include the SMART train
station at the Charles M. Schultz – Sonoma County Airport. This will provide transportation
from Sonoma County Airport to San Rafael in the first phase of construction; an alternative
mode of transportation for Larkfield-Wikiup residents that did not previously exist.
The airport expansion has planned improvements for Charles M. Schulz – Sonoma County
Airport including the extension of one of the two runways to approximately 6,000 feet, a larger
terminal building and parking lot, improved taxiways, the relocation of the air traffic control
tower, expanded commercial cargo freight facilities, and new aircraft rescue and firefighting
facilities. With these new improvements, the airport will now have the ability to serve larger
amounts of people more efficiently and should complement the planned SMART train station.
Road widening improvements will be provided for four travel lanes, proposed along Old
Redwood Highway from Mark West Springs Road to Shiloh Road, Airport Boulevard, and along
Mark West Springs Road to Highway 101.
Planned bikeway improvements will result in the development of Class I and Class II bikeways
along Old Redwood Highway, Mark West Springs Road, and Airport Boulevard. The SMART
train includes a trail along the railway tracks as well for bike and pedestrian use. This will be
served as the Class I bike path called the ‘SMART Trail.’ These new bikeway improvements
will enable residents to get from Old Redwood Highway to the Airport safely.
Improvements will result in projects split into two phases of construction along Highway 101 in
the Larkfield-Wikiup area. Phase A started construction in late 2008 and was completed in
2011. It includes construction of 7.5 miles of High Occupancy Vehicle (HOV) lanes from Steele
Lane in Santa Rosa to Windsor River Road in Windsor, a complete rehabilitation of the roadway,
highway ramp improvements, and intelligent transportation systems including ramp metering.
Phase B includes interchange improvements such as the construction of a new, wider Airport
Boulevard overcrossing to the Airport Boulevard and Fulton Road interchange complex. Phase B
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of this project started construction in 2012 and is projected to be complete in 2015.
6.12 Conclusion
The existing conditions of Old Redwood Highway heavily influence Larkfield-Wikiup’s
circulation system and the arterials connecting to Highway 101. The lack of public transit
availability and infrastructure supporting alternative modes of transportation leads to a high
percentage of residents commuting by private automobiles. The opening of the SMART rail
service projected at the end of 2015 will provide residents with an efficient and reliable
alternative to the private automobile. The bicycle network of Larkfield-Wikiup is adequate, but
can be improved to increase cycling as a competitive alternative to the automobile. Currently,
many improvements are planned in the Larkfield-Wikiup community to increase the fluidity of
traffic and encourage residents to utilize alternative modes of transportation. This may aid in
shifting the community from its current reliance on automobile transportation.
74
Circulation and Transportation Appendix
Figure 6-A
Road Classifications
"General Plan 2020 – Permit and Resource Management Department – County of Sonoma, California." General
Plan 2020 – Permit and Resource Management Department – County of Sonoma, California. N.p., n.d. Web. 14
Nov. 2014.
75
Figure 6-H
Sonoma County Bicycle and Pedestrian Plan
"Sonoma County Transit (SCT), Public Transportation for Sonoma County, California." Sonoma County
Transit (SCT), Public Transportation for Sonoma County, California. Sonoma County. N.p., n.d. Web. 14
Nov. 2014.
77
Figure 6-I
Transportation Network Improvements
California." General Plan 2020 – Permit and Resource Management Department – County of Sonoma,
California. N.p., n.d. Web. 14 Nov. 2014.
79
Figure 6-J
Route 20X Bus Line
Figure 6-K
Route 60 Bus Line
"Transit Information." Transportation Providers
Phone Numbers – Sonoma County
Transportation Authority. N.p., n.d. Web. 14 Nov.
2014.
"Transit Information." Transportation Providers
Phone Numbers – Sonoma County Transportation
Authority. N.p., n.d. Web. 14 Nov. 2014.
Figure 6-L
Route 62 Bus Line
"Transit Information." Transportation Providers Phone Numbers –
Sonoma County Transportation Authority. N.p., n.d. Web. 14 Nov.
2014.
81
Resources
Act, The Americans With Disabilities. PARATRANSIT. N.p., n.d. Web. 14 Nov. 2014.
"California Department of Transportation." California Department of Transportation. N.p., n.d.
Web. 7 Nov. 2014.
Chapter 1000 Bikeway Planning and Design (2006): 1-26. 26 June 2006. Web. 11 Nov. 2014.
"County of Sonoma, California." County of Sonoma, California. N.p., n.d. Web. 7 Nov. 2014.
California." General Plan 2020 – Permit and Resource Management Department –
County of Sonoma, California. N.p., n.d. Web. 22 Oct. 2014.
"Geocortex Viewer for Silverlight." Geocortex Viewer for Silverlight. N.p., n.d. Web. 14 Nov.
2014.
Highway Functional Classification: Concepts, Criteria and Procedures. Washington: U.S. Dept.
of Transportation, Federal Highway Administration, 1974. Web. 22 Oct. 2014.
"Larkfield-Wikiup, CA Transportation." Area Vibes. N.p., n.d. Web. 11 Nov. 2014.
"Online Edition: Highway Capacity Manual." 55842 HCM. N.p., n.d. Web. 7 Nov. 2014.
"OPR." Office of Planning and Research. N.p., n.d. Web. 22 Oct. 2014.
"Smart Train North Bay Sonoma Marin, SMART – Sonoma Marin Area Rail Transit, Passenger
Train, and Multi-use Pathway Project." SMART Sonoma Marin Area Rail Transit. N.p.,
n.d. Web. 14 Nov. 2014.
"Sonoma County Bicycle Coalition." Sonoma County Bicycle Coalition. N.p., n.d. Web. 3 Nov.
2014.
"Sonoma County Safe Routes To School." Sonoma County Safe Routes To School. N.p., n.d.
Web. 14 Nov. 2014.
"Sonoma County Transit (SCT), Public Transportation for Sonoma County, California." Sonoma
County Transit (SCT), Public Transportation for Sonoma County, California. Sonoma
County. N.p., n.d. Web. 3 Nov. 2014.
83
"Transit Information." Transportation Providers Phone Numbers – Sonoma County
Transportation Authority. N.p., n.d. Web. 14 Nov. 2014.
"United States Census Bureau." State and County QuickFacts. N.p., n.d. Web. 11 Nov. 2014.
"Walk Score for Larkfield-Wikiup." Walk Score. N.p., n.d. Web. 7 Nov. 2014.
84
7.0 Public Facilities and Services
Public Facilities and Services will cover important information regarding health care facilities,
animal control service, law enforcement, day care facilities, education, and fire protection. The
information provided in this section will describe various details about emergency response
times, closest health facilities, places for recreation, public and private schools within the area,
and more. These various services will be separated into three sections titled Emergency
Services, Community Services, and Public Facilities.
7.1 Emergency Services
This section focuses on the locations and services of the nearest health facilities available to the
community, emergency response times and dispatch services, details about the Rincon Valley
Fire District, and information about animal control services.
7.1.1 Health Facilities
There are three private health facilities in Larkfield-Wikiup. Two of the facilities are located in
the southernmost section, while the third is located in the most centralized area. Located in the
middle of Larkfield-Wikiup at 101 Wikiup Drive is Peltz and Associates Physical Therapy. This
facility helps with everyday physical therapy needs such as the treatment of the lower back,
neck, shoulders, as well as both pre- and post-surgical preparation and rehabilitation. Another
health facility located in the Larkfield-Wikiup area is Graham and Hunt Vocational
Rehabilitation Service. This company offers a wide range of vocational rehabilitation methods
and training in the field of medical services. It is located within the Larkfield Center, at 650
Larkfield Center #A. The final private health facility in this area is called Nini Guerard
Acupuncture and Healing Clinic. This business offers a wide range of healing regimens and is
located at 4701 Old Redwood Highway. The closest care facilities for the residents of LarkfieldWikiup are Danny’s Place (an elder care facility), Kaiser Foundation Hospital Home Health
Santa Rosa, and the new Sutter Health Hospital.
7.1.2 Emergency Medical Response
American Medical Response (AMR) handles all medical emergencies in Sonoma County. AMR
is a medical ambulance service that provides emergency response and dispatch services. It
specializes in maintaining a very quick response time to any area in Sonoma County, as the
average medical response time is seven minutes. AMR can only request help if a certain
accident has more than one casualty.
7.1.3 Fire Protection
Larkfield-Wikiup is located in the Rincon Valley Fire Protection District. Members of the
Rincon Valley Fire Protection District are trained in rope rescue, the handling of hazardous
materials, swift water rescue, and protecting the community against wildland fires. The
members are also full-time state-certified firefighters that are either paramedics or emergency
85
medical technicians (EMTs). The District’s ratio of paramedics to residents is one of the highest
ratios in the state at 1:1250. In addition, the Rincon Valley Fire Protection District provides fire
protection and emergency services aimed towards increasing awareness through various public
education programs. The one station in the area, which is located in the center of LarkfieldWikiup at 45 Lark Center Drive, is shown in Figure 7-A below. As the average response time
throughout the county is around 4 minutes and 30 seconds, this could be improved with an
additional firehouse.
Figure 7-A
Rincon Valley Fire District: Larkfield Station
7.1.4 Law Enforcement
Larkfield-Wikiup’s law enforcement is provided by the Sonoma County Sheriff’s Department
due to the community’s unincorporated status. The closest Sonoma County Sheriff’s
Department Office is located at 2796 Ventura Avenue, Santa Rosa, California and can be
reached at (707) 565-2511.
7.1.5 Animal Control Services
The Sonoma County Animal Services department handles animal control concerns and
emergencies within the county. Their mission is to protect the well being of both the people of
the community and the animals. The shelter operated by the department is located in Santa Rosa
and offers a variety of services, such as providing homes to stray animals, pet licensing, offering
help to owners finding lost animals, and field services. Their field services focus on the control
86
and treatment of rabies, dead animal removal, rescue and care of injured or distressed animals,
investigation of animal abuse or neglect, and animal regulation law/ordinance enforcement. For
emergencies after business hours, residents are encouraged to contact the Sonoma County
Sheriff’s Department. The Humane Society of Sonoma County (HSSC) will offer additional
adoption and animal surrender services.
7.2 Community Services
This study falls under the Sonoma County Public Works and Transportation Department, who
has broken down community services into five divisions: air quality, airport, integrated waste,
roads, and transit. The Sonoma County Public Works and Transportation Department work
vigorously to administer critical services to the community including road, public transit, water
systems, and the regulation of air quality. When issues arise in these areas, residents are
encouraged to contact the Sonoma County Public Works and Transportation Department at (707)
565-2231 or at http://sonomacounty.ca.gov/TPW/Contact-TPW/. The department will work with
the community to try and resolve the problem.
7.2.1 Utilities
This area of study falls under the jurisdiction of the Sonoma County Permit and Resource
Management Department.
This department will assist
people with septic sewer
permits, well permits, and
sewer connections.
California American Water
is in charge of providing
water for the community of
Larkfield-Wikiup. It
provides customers with an
average of around 818,000
gallons of water per day.
California American Water
receives its water from two
different sources. The first
source is produced from
wells that pump water from
Figure 7-B
the Glen Ellen formation.
Most Commonly Used House Heating Fuel
The second source is through
the purchase of water from the Sonoma County Water Agency (SCWA). The Ranney Collectors
and wells that are located along the Russian River and in the Santa Rosa Plain produce water for
the Sonoma County Water Agency. Residents are encouraged to contact California American
Water for any questions at (707) 542-1717. Pacific Gas and Electric Company powers most of
the community for residential and commercial uses. Data from the 2010 Census tells us that
residents use a variety of different energy sources. For example, solar energy has gone up from
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0% to 2% within ten years. The different Home-Heating Sources used in the Larkfield-Wikiup
community according to the 2010 Census is displayed on the previous page in Figure 7-B.
7.2.2 Street Lighting
The Sonoma County Public Works and Transportation Department is in charge of providing
street lighting throughout Larkfield-Wikiup. The Board of Supervisors has established
Community Service Area Number 41, Zone 5 as the Airport/Larkfield/Wikiup Lighting District.
In 2011, the Board of Supervisors approved a $59.00 annual fee for lighting of the streets. The
County relies on the public to relay problems regarding street lighting to the County. The
community is encouraged to contact the Sonoma County Public Works and Transportation
Department for issues relating to the street lighting in their community.
7.2.3 Solid Waste Management
The Sonoma County Waste Management Agency (SCWMA) is in charge of providing services
in waste management. The agency’s mission is to implement and focus on diversion programs
required by State Law Assembly Bill 939, which mandates that the SCWMA informs residents
and businesses on ways they can reduce, reuse, and recycle their solid waste and properly
dispose of hazardous materials. On February 19, 2014 the agency passed Ordinance Number
2014-2, which established a Waste Reduction Program for carryout bags. The purpose of the
program is to reduce solid waste and other environmental impacts related to the use of single-use
carryout bags. The privately held company of Redwood Empire Disposal provides service in the
Larkfield-Wikiup community for the collection of garbage, recycling, and green waste for
residents and businesses.
7.2.4 Waste Water Management
In 1995, Sonoma County Water Agency assumed responsibility for operating the
Airport/Larkfield/Wikiup sanitation zone. The California American Water Company provides
the water for the Larkfield-Wikiup community. The water is stored and released from the nearby
Russian River.
7.2.4 Road Maintenance
The Roads Division of Transportation and Public Works Department is responsible for the
construction, operation, and maintenance of the Sonoma County-Maintained Road System. This
division is not responsible for state highways or private roads. Residents are encouraged to
contact the Roads Division of Transportation and Public Works Department for issues pertaining
to pavement damage, culverts and storm drains, roadside vegetation, roadway hazards, and road
sign repair.
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7.2.5 Telephone, Internet, and Television Services
Larkfield-Wikiup offers many different options when choosing an internet, telephone, and
television provider. Some of these include: AT&T, Comcast, Direct TV, DISH Network, and
Verizon Wireless. Providers may be contacted at:
•
•
•
•
•
AT&T: 1071 Santa Rosa Plaza #2001a, Santa Rosa, California or (707) 591-0359
Comcast: 1722 Piner Road, Santa Rosa, California or (707) 820-2081
Direct TV: 1950 Santa Rosa Avenue Santa Rosa, California or (707) 545-1078
DISH Network: 657 Doyle Park Drive, Santa Rosa, California or (707) 237-8992
Verizon Wireless: 9090 Brooks Road, Windsor, California or (707) 837-5684
7.3 Public Facilities
This section will describe the various public facilities in Larkfield-Wikiup. These public
facilities include schools, day care facilities, community meeting facilities, parks and recreation,
and facilities for the homeless. Information in this section will cover the current enrollment
when available within the Mark West Union School District, daycare prices, event venues,
nearest homeless facilities, and open spaces.
7.3.1 Schools
Results from the data made available by the 2008-2012 American Community Survey (ACS)
show that in the Larkfield-Wikiup community, 811 students were enrolled in elementary school,
553 students enrolled in high school, 703 enrolled in college, and 217 enrolled in graduate
school.
There are three elementary schools governed by the Mark West Union School District that are
located in the Mark West/Larkfield area: John B. Riebli Elementary School, Mark West
Elementary School, and San Miguel Elementary School. John B. Riebli Elementary School is a
public charter school with a current enrollment of 472 students. San Miguel Elementary School
is also a public charter school with 603 current students. Mark West Elementary School is a
public school with a current enrollment of approximately 396 students. The Mark West Union
District also offers students a middle school experience through the Mark West Charter School
(grades 7 and 8) and the Mark West Home Study Program (grades K-8).
There are four other schools, all private, in Larkfield-Wikiup that are not part of the Mark West
Union School District: Cardinal Newman High School, Guadalupe Private School, Redwood
Adventist Academy, and St. Rose Catholic School. Most of the schools have a 10:1 student-tofaculty ratio.
7.3.2 Day Care Facilities
Larkfield-Wikiup offers two large facility day care services and a few small in-home day care
services. Tiny Treasures Preschool and Childcare is a fully licensed day care service with its
own private building and playground. The facility can accommodate up to sixty children and
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prices can range from $27 per day to $175 per week. St. Rose Preschool, part of the St. Rose
Catholic School, is the other day care service accessible in Larkfield-Wikiup, offering full time
childcare Monday through Friday.
7.3.3 Community Meeting Facilities
A community meeting facility is a place where members of the community can go to participate
in cultural, social, or recreational activities. Larkfield-Wikiup has a few known community
meeting facilities. One community meeting facility is the Wells Fargo Center for the Arts. The
Center for the Arts is comprised of one principal performing space and several smaller venues
for parties and events. The largest number of seats the Center can hold is 1,612. It has been
owned and operated by the non-profit Luther Burbank Memorial Foundation since 1981. The
Wikiup Tennis and Swim Club is another facility that has space available for rent. Their event
spaces can facilitate up to 350 people. Another community meeting place is Stokes Ranch.
Although Stokes Ranch is closed to the public, it does occasionally hold community events.
7.3.4 Social and Human Services
A primary human service within the boundaries of Larkfield-Wikiup, known as the American
Red Cross of Sonoma, Mendocino & Lake Counties Chapter is located at 5296 Aero Drive,
which is near Airport Boulevard. This chapter of the American Red Cross Association serves the
California Northwest Region, serving about 640,000 people. The Red Cross provides the
community with the right tools and information for dealing with various disasters such as
earthquakes, floods, and fires. They do so by raising awareness through education, offering
disaster preparedness classes, and providing disaster response teams.
There are two additional social and human services in proximity to the Larkfield-Wikiup
community: the Redwood Empire Food Bank and the Sonoma County Human Services. The
Redwood Empire Food Bank facility is located at 3990 Brickway Boulevard and is a non-profit
organization that provides nutritious food for low-income children, seniors, and families. The
Sonoma County Human Services is located at 3725 Westwind Boulevard. They offer various
programs that aim to protect and improve the well-being of adults, children, families, veterans,
seniors, and those with disabilities. There are no shelters for the homeless in Larkfield-Wikiup.
The nearest homeless shelters are located in Santa Rosa, of which there are six. The California
Human Development Corporation is located at 3315 Airway Drive and provides emergency
shelter for farm workers. The Community Support Network offers emergency shelter for
residential as well as services for adults with mental illnesses. It is located at 1430 Guerneville
Road, Suite #1, Santa Rosa. The largest of the six shelters are operated by Catholic Charities of
the Diocese of Santa Rosa. The Family Support Center provides shelter for families with
children, the disabled, and elderly individuals who may stay for up to 60 days. The Samuel L.
Jones Homeless Shelter is a year-round shelter with 80 beds. The Homeless Service Center is a
ten-man shelter program that offers showering, laundry, phone, mail, and counseling services for
the homeless. Last but not least, the Sloan House, operated by the Community Action
Partnership Sonoma County (CAPSC), is a shelter for homeless women with children.
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7.3.5 Parks and Recreation
Shiloh Ranch Regional Park is an 850-acre park that is partially located in Larkfield-Wikiup.
The park offers nearly eight miles of trails for hiking, horseback riding, and biking through the
foothills of the Mayacamas Mountains. One of the most walked trails is the Shiloh Ranch
Regional Park Trail, which is a 3.8-mile loop trail.
Other recreational areas and parks are scattered throughout the neighborhoods in LarkfieldWikiup, which offers residents limited open space. Most of these smaller open spaces are just
paths through the neighborhoods. Areas where residents can participate in recreational activities
are largely located on school’s campuses within the district, with a few exceptions. The Wikiup
Golf Course, located just off of Highway 101, is a public 9-hole course and extends to over 3,223
yards. The Wikiup Tennis and Swim Club, located right on Wikiup Drive, is a family-friendly
recreational center with three swimming pools, six tennis courts, and a variety of courses in
fitness.
7.4 Conclusion
In conclusion, Larkfield-Wikiup, although a relatively small and quiet community, provides a
variety of services and facilities to its residents. The schools have enough enrollment capacity
for the youth of the community and there are sufficient emergency and health services near or
within Larkfield-Wikiup. However, it could possibly be beneficial for the community to have a
larger neighborhood-friendly park, such as the presence of an official dog park.
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Resources
California American Water. "Water Quality Reports." Water Quality Reports. N.p., n.d. Web. 15
Nov. 2014.
"John B. Riebli Elementary School." Santa Rosa, California. N.p., n.d. Web. 15 Nov. 2014.
"Larkfield-Wikiup, CA Historical School Enrollment Data." – USA.com. N.p., n.d. Web. 8
Nov. 2014.
"Mark West Elementary School." Santa Rosa, California. N.p., n.d. Web. 15 Nov. 2014.
Red Cross. "Stay Informed." Disaster Preparedness & Response. N.p., n.d. Web. 15 Nov. 2014.
"San Miguel Elementary School." Santa Rosa, California. N.p., n.d. Web. 15 Nov. 2014.
"Shiloh Ranch Regional Park." Sonoma Hiking Trails. N.p., n.d. Web. 10 Nov. 2014.
Sonoma County. "Human Services Department." Human Services Department. N.p., n.d. Web.
15 Nov. 2014.
“Sonoma County Emergency Services.” Response Times. N.p., n.d. Web 28 Oct.2014
“Sonoma County Public Works.” Roads, Maintenance, Waste Management. N.p., n.d. Web 28
Oct.2014.
“Sonoma County Transportation Authority.” Road Services. N.p, n.d. Web 28 Oct.2014.
"Swim and Tennis Club Santa Rosa: Event Space: Family Activities." Wikiup Tennis and Swim
Club. N.p., n.d. Web. 10 Nov. 2014.
"Wells Fargo Center for the Arts | Official Website." Wells Fargo Center for the Arts. N.p., n.d.
Web. 10 Nov. 2014.
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8.0 Natural Systems and Environmental Hazards
The population is entirely dependent on the earth, drawing all materials from our planet.
Therefore, natural systems and environmental hazards are crucial topics to consider when
planning for a community. Understanding these systems and hazards can provide insight as to
how to live in partnership with our dynamic earth. Even further, it is especially important to
remain knowledgeable about natural systems and environmental hazards when planning for
development, agriculture, housing, and the local economy.
This section will provide information regarding the environmental risks within the community of
Larkfield-Wikiup associated with the geology, topography, and hydrology of the area. In
addition, this section provides an overview of the current natural conditions, the implications of
the natural state of the land, potential environmental hazards, and mitigation measures. The
information provided should be considered when planning for the Larkfield-Wikiup community.
8.1 Natural Systems
An overview of current conditions of the natural surroundings in Larkfield-Wikiup is discussed
within this section. The information found should be considered when planning for the area.
8.1.1 Regional Setting and History
Sonoma County is a product of past tectonic, volcanic, erosion, and sedimentation processes of
the Northern California Coast Range. Larkfield-Wikiup lies in the Northern California Coast
Range, on the North American Tectonic Plate. The nearest tectonic boundary is the transverse
Pacific and North American Plate, 28 miles west of the area. Around 30 million years ago, the
boundary was convergent between the Juan de Fuca and North American Plates. This tectonic
boundary has been inactive for about 25 million years. Most ongoing tectonic forces are a result
of the collision of the North American Plate and the Pacific Plate. The collision of these plates
has resulted in the rising of mountains and the formation of parallel valleys.
Larkfield-Wikiup lies in the Santa Rosa Plain, also referred to as the Cotati Valley. The
Mayacamas Mountains create a backdrop to the east. The topography is moderately smooth as
the valley runs northeast so that most of the land has a southeast or northwest orientation. The
area contains hills to the east, leading to the valley in the west. Larkfield-Wikiup lies on an
alluvial fan, where the site contains smooth land with rolling hills throughout, creating a
moderate relief.
8.1.2 Climate
Sonoma County experiences moderate temperatures and precipitation due to its relative location
to the Pacific Ocean. During the summer, the temperature of the area occasionally exceeds one
hundred degrees Fahrenheit and rarely falls below freezing in the winter. Humidity remains
around 80% throughout the year, with fluctuations in the summer months. Any excess moisture
in the soil dries and leaves desiccated land. The winter months are usually mild, where Sonoma
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County tends to experience colder temperatures along the coast and temperatures increase further
inland. Due to the County’s current state of drought as of November 2014, little rainfall has
occurred within the past three years.
8.1.3 Groundwater and Riparian Corridors
There are several sources of groundwater and aquifers in the Larkfield-Wikiup area. The
Russian River watershed constitutes the largest of the bodies of water. The watershed is roughly
1,485 square miles in area, and due to its large size is divided into nine sub-basins. The subbasin nearest to Larkfield-Wikiup is Mark West Creek. The sub-basin is divided into three types
of land use: 55% dedicated to rural, 29% to agricultural, and 11% to urban land use. It is an
impaired water body, meaning that the quality of the water is not up to standards with those
required by the Environmental Protection Agency, which is regulated by the State Water
Resources Control Board. Sources of impairment can be attributed to the following:
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Agricultural runoff
Channel erosion
Channelization
Construction and maintenance
Disturbed sites
Drainage and filling of wetlands
Erosion and siltation
Habitat modification
Hydro modification
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Land development
Logging road
Residue management
Restoration
Riparian grazing
Road construction
Silviculture harvesting
Specialty crop production
Upland grazing
Riparian corridors are areas of land adjacent to a river or stream. These areas of land improve
water quality, increase groundwater recharge and flood capacity, enhance wildlife and aquatic
habitat, as well as support the recovery of salmon, steelhead, and other special status species.
The Sonoma County 2020 General Plan requires that zoning be amended to implement its stream
protection policies and include all riparian corridor designated streams. The more these streams
and surrounding land of riparian corridors are protected, the more plant and animal species will
be able to thrive.
8.1.4 Endangered Species
There are several endangered and threatened animal and plant species within Sonoma County.
While most of these species like the Coho salmon, Chinook salmon and Steelhead trout reside in
areas outside of the Larkfield-Wikiup area, human activities from those in the area attribute to
further threatening of the species. The Russian River endangered species fish are protected by
the federal Endangered Species Act (ESA) and additionally the California Endangered Species
Act (CESA). Under these two acts, the species are acknowledged as endangered or threatened
and prohibit the takings of any of these fish. The Northern Spotted Owl resides closer to
Larkfield-Wikiup, inhabiting the Mayacamas and Sonoma Mountains. This species is threatened
due to habitat loss and disturbance through timber harvest, agricultural conversion, development,
and wildfire. The California Tiger Salamander located in various parts of Sonoma County is
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listed as endangered. The species resides in grasslands and low foothill regions where they may
breed in aquatic areas. These aquatic areas consist of natural seasonal pools or ponds.
8.2 Environmental Hazards
Environmental hazards have the potential to threaten the surrounding natural environment and
adversely affect the health of a community. Hazards discussed in the section include:
earthquakes, liquefaction, landslides, wildland fires, flooding, and noise. The hazards included
in this section are limited to those that affect the Larkfield-Wikiup area.
8.2.1 Seismicity
Larkfield-Wikiup is located in a tectonically active region. The area lies within the San Andreas
Fault System and is in close proximity to the eastern side of the Healdsburg Fault, shown in
Figure 8-A below. The San Andreas Fault is the largest in Sonoma County where the North
Coast Section of the fault is approximately 40 miles northwest of the area. In addition,
Larkfield-Wikiup is 8 miles west of the Maacama Fault where the Healdsburg-Rodgers Creek
Fault runs directly through. All are right lateral strike-slip faults and move north during an
earthquake.
Figure 8-A
Sonoma County’s Major Earthquake Faults & Areas of Liquefaction
Permit and Resource Management Department. “Sonoma County Hazard Mitigation Plan.” Sonoma County
Board of Supervisors, Oct. 2011. Web. 20 Oct. 2014.
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More than 140 earthquakes have been felt in the Santa Rosa area since 1855. These earthquakes
are measured using both the Modified Mercalli Intensity scale and the Richter Magnitude scale.
The Modified Mercalli Intensity (MMI) scale is a seismic scale used to measure the effects and
intensity of an earthquake. The Richter Magnitude scale is a numeric scale used to measure the
energy released during an earthquake. The earthquakes that have been felt in the area since 1855
had a MMI ranging from VI-VIII. The 1906 San Francisco earthquake had a Richter Magnitude
of 8.3 and a VII-IX rating on the MMI scale. The earthquake occurred on the northern segment
of the San Andreas Fault and the epicenter was located near the city of San Francisco. The
earthquake displaced 400 kilometers of the fault. Santa Rosa experienced a substantial amount
of horizontal displacement and damage due to its lack of earthquake-ready infrastructure and its
location on an alluvial fan. Larkfield-Wikiup lies directly north of Santa Rosa, also on an
alluvial fan; therefore, the movement was similar to that of Santa Rosa.
The 1969 Healdsburg-Rodgers Creek Fault Earthquake experienced two earthquakes with a
Richter Magnitude of 5.6 and 5.7 and an epicenter located in Larkfield-Wikiup. The two
earthquakes had a VII-VIII rating on the MMI scale. The majority of the damage recorded
occurred in Santa Rosa and the Larkfield-Wikiup area. A total of 99 buildings were damaged,
resulting in a $30 million loss. Side effects of the earthquake included damage to telephone
communications and electrical power, and fires.
The 2014 American Canyon Earthquake had a Richter magnitude of 6.1 and a rating of VII to
VIII on the MMI scale. The epicenter was 5 miles south of Napa and 7 miles north of Vallejo,
near the north shore of San Pablo Bay. The earthquake occurred on the West Napa Fault.
Damage from the earthquake was severe and the counties that were most affected include Napa
and Sonoma. Extensive reports have not been developed as of November 2014.
Figure 8-B
Modified Mercalli Intensity Shaking Severity Level Map
Shown in Figure 8-B above are the anticipated earthquake levels in the surrounding area. The
Healdsburg-Rodgers Creek Fault is rated as VI to VIII, the San Andreas Fault is rated as VII, the
Hayward is rated as VIII to IX, and the Maacama Fault is rated as VII to VIII, all on the MMI
scale. In the case of a 7.2 magnitude earthquake along the Northern Hayward/Rodgers Creek
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Fault, the shaking would be VIII on the MMI scale. For a 7.4 magnitude earthquake along the
Maacama Fault, the shaking would be VII to VIII according to the MMI scale. In the case of a
7.9 magnitude earthquake, the shaking would be IV to VI on the MMI scale. Therefore, in the
case of an earthquake along any of these faults, there would be violent ground shaking in
Larkfield-Wikiup, intensified by the composition of underlying alluvial sediments in the soil.
As seen in Figure 8-C below, prior studies indicate there is a 62% probability for one or more
magnitude 6.7 or greater earthquakes from 2003 to 2032 to occur in the San Francisco Bay
region. There is a 27% chance along the Hayward/Rodgers Creek Fault and a 21% chance along
the San Andreas Fault of an earthquake with a magnitude of 6.7 or greater to occur. These
potential earthquakes would cause significant damage to infrastructure and facilities surrounding
the area. All of Sonoma County, including Larkfield-Wikiup, would be threatened if an
earthquake were to strike along either of these faults. The most threatening of these faults, due
to its proximity to the area, is the Hayward/Rodgers Creek Fault.
Figure 8-C
San Francisco Bay Region Earthquake Probability
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8.2.2 Soils
The Sonoma region primarily consists of deposits from the Franciscan Complex and the Sonoma
Volcanics as seen in Figure 8-D below. The Franciscan Complex, part of the Mesozoic Era and
Jurassic period, which dates back to 199.6 million years ago, is a result of sediments that formed
on the ocean floor and accumulated in the oceanic trench. When the Farallon plate subducted
under the North American plate, these sediments were mixed together, ultimately forming the
Franciscan Complex. This formation consists of mélange, blueschist, metagraywacke, peridotite,
serpentine, greenstone, chert, sandstone, shale, conglomerate, and minor limestone.
Figure 8-D
Sonoma Region Soil Deposits Map
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The Sonoma Volcanics are part of the Cenozoic Era, Neogene Period, and Pliocene Epoch dating
back to 5.3 million years ago. These volcanics are the result of a changing landscape in the
Northern California Region. As the convergent Farallon boundary altered to a transverse
boundary, known as the San Andreas Fault System, a trail of volcanic rocks were left behind.
The Sonoma Volcanics consist of several different types of rock including: basalt, andesite,
rhyolite, tuff, and other pyroclastic rocks.
Larkfield-Wikiup lies on an alluvium and alluvial fan with a syncline fold and no fault blocking.
The Glen Ellen Formation expands 600 feet below with the Merced Formation believed to cross
through it. The Glen Ellen Formation is less than 3.2 million years in age, part of the Cenozoic
Era, Neogene Period, and Pliocene Epoch. The formation contains mainly alluvial fan material
such as clay, silt, sand, and gravel that was deposited by streams in surrounding basins near the
Sonoma Volcanics. The Merced Formation dates back to the late Miocene and Pliocene Epochs
around 5.3 million years ago. It is part of the Neogene Period and Cenozoic Era. Also known as
the Wilson Grove Formation, the Merced Formation consists of “weakly consolidated”
sandstones, siltstones, and claystones. Much of the formation, especially on the coast, is uplifted
as a result of the Pacific and North American plate compression along the San Andreas Fault.
The surface sedimentation of the site consists mainly of Franciscan Formation rocks (PSV),
Huichica, Glen Ellen Formation deposits (QT), and landslide deposits (Qls). The Huichica
formation consists of deformed continental beds, including yellow silt, gravel, and boulders. At
the base of this formation are beds of re-deposited volcanic material, silt, clay, and lenses of
coarse gravel and boulders. The Glen Ellen formation is made of alluvial clay, silt, sand, and
gravel in a stratified but generally lenticular bed.
The Huichica Formation dates back to Pleistocene Epoch, part of the Quaternary Period and the
Cenozoic Era. The formation lies at the southern hills of the Mayacamas Mountains and is
considered to have been deposited as an alluvial fan by streams that principally drained uplifted
areas of the Sonoma Volcanics and flowed into basins. The existing landslide deposits of the site
are from the Cenozoic Era, part of the Quaternary Period and Holocene Epoch, which date back
to 10,000 years ago. These landslide deposits have resulted from a combination of past tectonic
movements, weathering, and erosion.
There are a large variety of soil types located in the Larkfield-Wikiup area. Soils that are useful
and can be used for agricultural purposes can be identified in Figure 8-E on the following page.
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Figure 8-E
Soils for Agricultural Purposes in Larkfield-Wikiup
8.2.3 Liquefaction
Liquefaction is a phenomenon in which the strength of a soil is compromised by ground shaking
or rapid loading. Liquefaction can cause tremendous amounts of damage and is especially
prevalent in saturated soils. As seen in Figure 8-F below, the liquefaction potential for the area
is at medium to high risk. Liquefaction potential is located primarily in the western portion of
the area, described as the Santa Rosa Plain, where high water tables, layers of loose sediments,
and earthquake shaking are the primary causes. As previously stated, the Santa Rosa Plain is
located on an alluvial fan indicating that layers of loose sediment and high water tables exist in
the area. Structures located on liquefiable soil surface may sink, spread, tip unevenly, or
collapse. These occurrences would be magnified in the case of an earthquake. In addition,
pipelines and paving can tear apart and degrade. Secondary effects of liquefaction include floods
from damage to dams, fires, broken water lines, damaged roads, and destruction to
communication mechanisms.
Figure 8-F
Liquefaction Potential for Larkfield-Wikiup
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8.2.4 Landslides
The most common type of land failures in Sonoma County are landslides. A landslide is a
downslope movement of soil and rock materials, where the greatest risk areas are made up of
weak soil and rocks, and a steep slope. Heavy rainfall, earthquakes, or human alterations to the
land most often initiate landslides. High rainfall is the primary cause of landslides in Sonoma
County. Larkfield-Wikiup is a deep-seated landslide area, where the landslide concern lies
primarily at the foothills of the Mayacamas Mountains. This can be seen in Figure 8-G on the
following page.
According to the Santa Rosa Geologic map, much of the sediment on the east portion of the area
or at the foot of the Mayacamas is a result from past landslides. Due to the hilly terrain
surrounding the area it is very probable that landslides will occur in the future, especially in the
case of an earthquake along the Hayward/Rodgers Creek Fault. The west portion of the area
does not include notable concern due to its flat terrain, and location in the Santa Rosa Plain.
Factors that contribute to landslide potential include:
• Cohesive strength and shrink-swell characteristics
• Density and vegetation
• Improper drainage
• Orientation of joints
• Over steepening or overloading of slopes through construction
• Places of weakness between slide material and bedrock
• Removal of natural vegetation
• Saturation of ground materials
• Steepness of slopes
Despite the high potential for a landslide occurrence in the eastern portion of Larkfield-Wikiup,
landslides pose a relatively small danger when taking into consideration the consequence of
other hazards. Landslides are highly localized in nature and only a small portion (9.4%) of areas
with high concern in the County have been urbanized.
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Figure 8-G
Sonoma County’s Landslide Hazard Areas
8.2.4 Flooding
Flooding is the most frequent natural hazard that impacts Sonoma County. Floods occur when
existing channels and bans of a stream, river, or other water corridors cannot contain excess
runoff from rainfall. This results in an overflow onto adjacent lands. Flooding usually occurs in
conjunction with severe winter storms, which deliver high rainfall and can result in wind
damage. Despite the frequency of floods in Sonoma County, Larkfield-Wikiup is not located in
a flood zone and has low flood potential.
8.2.5 Wildland Fires
A wildland fire contains natural vegetation as its primary fuel. Wildland fires can deplete
thousands of acres of vegetation, timber, and agricultural lands. The wildland fire season
encompasses the months after the last spring, fall, or winter rain. August, September, and
October have the greatest potential for wildland fires due to dry vegetation, decreased humidity
levels, and offshore winds.
Wildland fires in the County are primarily caused by lightning, high winds, and human activity.
Examples of these human activities are: campfires, negligent smokers, electrical sparks, and
arson. Such activities cause most wildland and wildland-urban interface fires. Eminently
flammable fuel, long and dry summers, and steep slopes pose a significant hazard of large
wildland fires in many areas of Sonoma County. Electrical equipment, such as power lines and
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transformers are the leading cause for several fires in Sonoma County. Fires are often associated
with mowing and the use of power equipment within proximity to dry vegetation. In the case of
an earthquake, the area could experience significant damage from fires through breaks in natural
gas lines, damaged electrical systems, or overturned appliances with pilot lights posing a
significant amount of potential risk in the case of a seismic event. Shown in Figure 8-H below,
the Fire Hazard Severity Zone in Larkfield-Wikiup ranges from low in the western-most portion,
moderate in the central area, and very high in the eastern-most portion.
Wildfires can result in the loss of life and property, and degradation of the land. Land impacts
include: loss of vegetation and ground cover, alteration of soil properties, and a reduction of
slope stability. Wildfires have the potential to change the watershed’s hydrologic response to
rain and can result in post-fire floods, debris flows, and landslides downstream of recent burn
areas. In turn, this can adversely affect water quality by resulting in increased sediment deposits
in the stream area and further habitat degradation. Chemicals such as phosphorous and nitrogen
can also increase in the water supply as a result of fire-induced landslides.
Figure 8-H
Sonoma County’s Wildland Fire Threat
8.2.6 Noise
Hazardous noise is a sound that is especially loud or unpleasant or that may cause disturbance.
Due to its location on the Santa Rosa Plain, the Larkfield-Wikiup area experiences a vast range
of noises. The sources of noise in the area can be identified through the adjacent highway,
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primary arterial roads, railroad operation, aircraft, local facilities, and even the average next-door
neighbor. Highway 101, which runs both north and south about half a mile from any given point
in the area accounts for a large portion of the unwanted noise in Larkfield-Wikiup. Positioned
through the heart of Larkfield-Wikiup lies Old Redwood Highway, a major arterial route that
experiences persons traveling by vehicle at all hours of the day. The train track lies one mile
directly southwest of the area. Construction for the implementation of the SMART train
continues with an active schedule for the remainder of 2014. Existing freight trains in the area
provide unwanted noise as they pass through to make deliveries and occasional stops. The
Charles M. Schulz – Sonoma County Airport is located roughly 2.8 miles to the west of
Larkfield-Wikiup. As final configurations to the runway expansion of the airport are still
underway, noise from construction, in addition to existing aircraft noise, affect the residents in
the surrounding area. Larkfield Center, surrounding small businesses, and schools provide basic
needs for the community and experience an average amount of noise as individuals travel in and
out. Much like any neighborhood, noise from adjacent households can either prove to be
entertaining or bothersome and is often unavoidable. The following table, Figure 8-I, illustrates
the average measured noise of various environmental occurrences in decibels (dB).
Figure 8-I
Environmental Noise in Decibels (dB)
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The largest contributor to noise levels in unincorporated areas of Sonoma County is vehicular
traffic. As land use and development conform to the 2020 General Plan, it is evident that traffic
and the noise associated with it will increase. As the SMART train finishes construction,
increased scheduling frequency may disrupt surrounding residences.
Noise is a source of pollution that has been and will continue to be monitored by appointed and
elected officials as well as the County’s general plan. In spite of mitigation measures and
improving technologies implemented to reduce the amount of noise associated with different
locations and businesses, it is an element that will always be considered in the community.
8.2.6 Electromagnetic Fields
All individuals are exposed to a range of low-level electric and magnetic fields, both inside and
outside of the home. The exposure is mainly due to the transmission of electricity, domestic
appliances, industrial equipment, telecommunications, and broadcasting. Even in the absence of
external electric fields, electrical currents exist in the human body through the nervous system,
heartbeats, biochemical reactions, and more. The external electric fields distribute charges at
their surface, which then move as a current through the body and to the ground. Though the
body is affected at low levels of external electric fields, it has not been found to be detrimental.
To date, there are no negative health effects that arise from low-level, long-term exposure to
radiofrequency or power frequency fields. However, there is a growing public alarm about the
possible adverse health effects of Electromagnetic Fields (EMF). As stated previously,
electromagnetic fields affect the human body, yet the human body is not negatively affected by
low-level exposure. As scientific research continues, more will be revealed as to whether or not
the human body has a negative response to low levels of exposure. One thing is certain, the
public has shown significant concern and there are multiple claimed accounts of adverse body
responses.
In the case that electromagnetic fields do have an adverse health effect on the human body, it
would be necessary to note the high voltage transmission lines that run through the LarkfieldWikiup community. These transmission lines could potentially be a significant source of
electromagnetic activity. The power lines run directly through the community, through
backyards, close to schools, and in other areas of human activity. If it is found that
electromagnetic fields have the capacity to affect the human body in a negative way, it is
recommended that an assessment of the power lines be pursued.
8.3 Land Use Implications
Current land use policies in Sonoma County promote city and community centered growth while
limiting new development to levels that are consistent with acceptable infrastructure, services,
and public safety considerations. Refer to the following sections for more information on how
hazards affect land use in Sonoma County.
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8.4 Safety and Mitigation
A hazard is defined by Federal Emergency Management Agency (FEMA) as, “any event or
physical condition that has the potential to cause fatalities, injuries, property damage,
infrastructure damage, agricultural losses, damage to the environment, interruption of business,
or other types of harm or loss”. The Sonoma County Operational Area Emergency Operations
Plan, adopted in October 2006, identifies six natural hazards. These include major earthquakes,
winter storms and floods, landslides, wildland urban/interface fires, tsunamis, and droughts
throughout the County. The FEMA Mitigation Plan focuses on those that have been found to
present the greatest potential risk. These include earthquake, landslide, flooding, and wildland
fires. Earthquakes and wildland fires present the greatest potential risk for Larkfield-Wikiup,
and are therefore heavily focused on in this section of the report.
The level of risk from environmental hazards is determined by assessing the level of hazard
exposure and the vulnerability of structures and people. Risk measures the potential loss to a
community, including loss of life, personal injury, property damage, and economic injury.
FEMA defines a four-step process for mitigating potential risk of environmental hazards. This
process identifies hazards, profiles hazard events, takes an inventory of assets, and estimates
losses.
Hazard vulnerability is affected by population growth and development patterns. Policies that
focus on city and community centered growth rather than sprawl help to reduce the potential
impact of new development on hazard vulnerability within the unincorporated areas of Sonoma
County. Even with these risk management measures, potential impacts still exist regarding
community-centered development. This type of development could lead to population growth,
increasing the risk associated with hazard vulnerability. Regardless, it is critical that community
services such as water, power, roads, and emergency response structures are able to perpetuate
performance after a natural disaster.
8.4.1 Earthquakes
Sonoma County is a highly active tectonic region. It is necessary to practice risk management
measures in order to mitigate the potential impact in the case of an earthquake. A series of acts,
laws, and regulations listed in the Natural Systems and Environmental Hazards Appendix
under Earthquakes on pages 108 and 109 displays how these influence development patterns
and mitigation.
8.4.2 Landslides
The area of highest concern for landslides is the development and housing area located in the
hills of Larkfield-Wikiup. The Sonoma County 2020 General Plan includes information and
programs to prevent unnecessary exposure of people and property to risks and damage associated
with landslides. Landslides, like most other environmental hazards are unpredictable and
therefore there are no special actions taken by the County in order to prevent landslides from
occurring. However, building and grading ordinances exist in Chapter 7 of the County Code for
California Building Code. This includes information about current standards for site
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preparations, design, materials, and construction methods in order to mitigate potential risk from
landslide occurrence.
8.4.3 Floods
According to FEMA flood maps, Larkfield-Wikiup is not located in a flood zone and has a low
potential of a 100-year flood occurring. However, in the case of a flood occurring, especially
along the Mark West Creek, the following information could be valuable.
Damage from floods can be caused by saturation of building materials, hydrostatic forces, flood
currents, and flowing debris. In addition, water can destroy insulation, sheet rock and flooring of
houses, which leads to costly and extensive reconstruction. Water inundation can damage
personal, public and privately owned properties from furniture, to agricultural lands, to roadways
and bridges. In addition, floods can cause a release of sewage and hazardous toxic materials.
The accumulation of these effects give reason for public concern and can result in public health
issues associated with contaminated waterways, mold, drownings, and hypothermia.
8.4.4 Wildland Fires
The Fire Protection Responsibility Areas are divided between west and east Larkfield-Wikiup.
In the western portion lies a Local Responsibility Area (LRA), while in the eastern portion lies a
State Responsibility Area (SRA). The National Fire Plan and the California Fire Plan both
include information regarding the current wildland fire situation and mitigations, and the
reduction of wildfire risk. The following acts, laws, and regulations also attempt to reduce the
potential risk of wildland fires. These can be found in the Natural Systems and Environmental
Hazards Appendix under Wildland Fires on page 110.
8.5 Conclusion
Larkfield-Wikiup is located in a major earthquake zone, meaning that at any unpredicted
moment, an earthquake may strike. As previously stated, there is 62% probability that a 6.7 or
greater magnitude earthquake on the Richter Scale may occur within the Bay Area before the
year 2032. This probability is relatively high and something that residents should take into
consideration when planning ahead for natural disasters. Due to the current and ongoing
drought, Sonoma County is in sufficient need of precipitation. However, residents should still be
aware of the risks that may result should there be any flooding. Any individuals residing on the
top of, middle, or base of a hill or slope may potentially be at risk of experiencing a landslide.
Due to weather, human activity, and electrical devices, fires are extremely capable of destroying
landscapes in a short amount of time.
Naturally occurring environmental events are arbitrary and can happen to anyone. Essentially,
no one is shielded from an environmental hazard. Our planet contains an ever-changing system
of natural occurrences that are often unpredictable. As a species, humans have learned to adapt
to these unforeseeable events, overcoming past and potential difficulties.
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Natural Systems and Environmental Hazards Appendix
Earthquakes
Alfred E. Alquist Hospital Seismic Safety Act
This act ensures primary hospital buildings to remain intact and capable of operation of medical
services after a seismic event. This act was initiated due to the loss of life incurred during the
1971 San Fernando earthquake and the collapse of hospitals.
Building Code Regulations
Disaster resistant development as established through the California Building Code and Chapter
7 of Sonoma County Code, must be applied to all new construction and to considerable
renovations. The County requires structural analysis for all complex structures in order to
determine the strength of earthquake forces on a structure.
California Environmental Quality Act (CEQA)
According to the California Environmental Quality Act (CEQA), an Environmental Impact
Report (EIR) must be prepared if a proposed project exposes people or structures to potential
significant adverse effects such as loss of life or property. The rupture of a known earthquake
fault, strong seismic ground shaking, seismic-related ground failure, and earthquake-induced
landslides could initiate this potential risk. Under the Alquist Priolo Earthquake Fault Zoning
(AP) Act, structures for human occupancy that are located along traces of active faults that
establish a potential hazard to structures from surface faulting or fault creep are prohibited.
Essential Services Building Seismic Safety Act
The act requires that essential services buildings must be devised and constructed to be
functional and able to provide essential services in the case of a natural disaster. An essential
services buildings is any building or part of a building used or intended for a fire station, police
station, emergency operations center, California Highway Patrol office, sheriff’s office, or
emergency communication dispatch center. Enhanced regulatory oversight, plan review, and
design standards are required when essential service facilities are constructed. The responsibility
of the act falls into local building jurisdiction for locally owned or leased facilities, and to the
Division of State Architect for state owned/leased structures. Structures built prior to the act are
exempt.
Field Act
The Field Act requires thorough assessments of construction plans, strict inspections, and quality
control of public school structures. Private schools are exempt from the act.
Geologist and Geophysicist Act
This act ensures that qualified Geologists and Geophysicists carry out geologic or seismic
analyses.
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Natural Gas Pipeline Safety Act (NGPSA), Department of Transportation’s (DOT), Office
of Pipeline Safety (OPS), and Pipeline and Hazardous Materials Safety Administration
(PHMSA)
This group of acts and administrations have overall regulatory authority for hazardous liquid and
gas pipelines in the United States. These acts guide field inspection of management and
construction activities, inspections of operator procedures, processes and records, incident
investigation, and direct interaction with operator management.
Seismic Hazards Mapping Act
The act works to protect the public from the effects of strong ground shaking, liquefaction, and
landslides caused by earthquakes. The act establishes necessary measures that require the
following:
1. State Geologist must define various seismic hazard zones through the Seismic
Hazards Mapping program, established by the California Geological Survey (CGS).
2. Cities, counties, or other local permitting authority must manage certain development
projects within seismic hazard zones. These authorities must withhold development
permits for a site that is located within a zone until conditions of the project are
researched and feasible mitigation measures are incorporated.
3. Cities and counties must take into consideration seismic hazard zones when preparing
safety elements of the general plans. Cities and counties must maintain and modify
land use planning, permitting ordinances, and review building permits.
4. State Mining and the Geology Board must provide supplementary regulations,
policies, and criteria to inform cities and counties.
5. Sellers and agents of real property within an accounted hazard zone must disclose that
the property lies within an area of concern at the time of sale.
Subdivision Regulations
These regulations establish requirements to determine the division of land and define lot sizes,
densities, and development standards. Any applicants for a subdivision located in an area with
geologic hazard must prepare a geologic assessment where recommended mitigation measures
must be included in all reports as well.
Unreinforced Masonry Building (URM) Law
Senate Bill 547 requires local jurisdictions to address safety risks posed by URM building that
were constructed prior to the adoption of earthquake resistant building codes. Jurisdictions must
notify owners about the expected performance of a building and are urged to constitute programs
and/or plans to deal with the threat. These jurisdictions must also notify the public regarding
which URM buildings may be at risk during an earthquake.
Zoning Regulation,“G” (Geologic) Combining District
This is applied on areas near a major fault zone. It imposes supplementary geologic assessment
requirements on proposed development to limit the hazard regarding fault rupture structures.
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Wildland Fires
Community Wildfire Protection Plans (CWPP)
These plans stemmed from the Healthy Forests Restoration Act of 2003, emphasizing the need
for federal authorities to collaborate with communities and develop hazardous fuel reduction
programs.
Government Code, Section 65302.5
This code states that any county that includes State Responsibility Areas (SRAs) within its
boundaries must adhere to Public Resources Code, Section 4128.5. The Public Resources Code
requires counties with SRAs to submit a copy of a proposed safety element of the General Plan
to any agency that holds the responsibility of fire protection in the county prior to adoption.
Public Resources Code Section 4290
This section provides authority of the State Board of Forestry and Fire Protection to develop and
implement fire safety standards for defensible safety on SRA lands.
Public Resources Code Section 4291
The section states that any structure that is located on or next to a mountainous area, forestcovered land, brush covered lands, grass-covered land, or land that is covered with flammable
material should, at all times, maintain a space of 100 feet from each side of the structure, but not
beyond the property line.
Sonoma County Fire Safety Ordinance (Chapter 13, Sonoma County Code)
This ordinance is often referred to as “Fire Safe Standards” and is a local adoption of California
Fire Code. It has been adopted for the purpose of establishing minimum fire safe standards for
development within the unincorporated areas of the County. This ensures that all new
development will provide a basic level of fire protection. In addition, it is responsible for the set
up of requirements such as, emergency access, road addressing, minimum emergency water
supply and sprinklers, fuel modification, defensible space, and much more.
Subdivision Code (Chapter 25, Sonoma County Code)
The subdivision standard requires equipping of a water storage facility and fire management plan
that identifies hazards on the site and necessary safety measures.
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Resources
Allen, James R. “Composition Age and Geographical Extent of the Glen Ellen, Huichica, and
Petaluma Formations, Sonoma and Napa Counties, California.” The Geological Society
of America, 2007. Web. 15 Oct. 2014.
Alt, David and Hyndman, Donald W. Roadside Geology of Northern and Central California.
Mountain Press Publishing Company, 2000. Print
Carwell, Richard. “Geology and Ground-Water Resources of the Merced Formation.” N.p., n.d.
Web. 10 Oct. 2014.
Galen Carol Audio. “Decibel (Loudness) Comparison Chart.” N.p., 2007. Web. 11 Oct. 2014.
“Endangered Species.” Sonoma County Water Agency. 2014. Web. 11 Oct. 2014.
“Geology and Soils.” N.p., n.d. Web. 10 Oct. 2014.
Kunkel, Fred and Upson, J.E. “Geology and Groundwater in Napa and Sonoma Valleys Napa
and Sonoma Counties California.” United States Government Printing Office, 1960.
Print. Web. 17 Oct. 2014.
“Land Capability Classification.” N.p., n.d. Web. 10 Oct 2014.
National Park Service. “Lassen Volcanic.” N.p., n.d. Web. 10 Oct. 2014.
Permit and Resource Management Department. “Geology/Soils.” N.p., n.d. Web. 15 Oct. 2014.
Permit and Resource Management Department. “Hydrology and Water Resources.” N.p., n.d.
Web. 16 Oct. 2014.
Permit and Resource Management Department. “Sonoma County Hazard Mitigation Plan.”
Sonoma County Board of Supervisors, Oct. 2011. Web. 20 Oct. 2014.
Permit and Resource Management Department. “Riparian Corridors (RC) Zoning Code
Changes.” N.p., n.d. Web. 11 Oct. 2014.
Sloan, Doris. Geology of the San Francisco Bay Region. Regents of the University of California,
2006. Print.
“Species Profile.” Fish and Wildlife Service. N.p., n.d. Web. 17 Oct 2014.
“The Geysers.” Calpine Corporation. N.p., n.d. Web. 11 Oct 2014.
US Geological Survey. “Natural Hazards.” N.p., n.d. Web. 15 Oct 2014.
111
US Geological Survey. “Volcano Hazards Program.” N.p., n.d. Web. 15 Oct 2014.
US Geological Survey. “Clear Lake Volcanic Field Geology and History.” N.p., n.d. Web. 15
Oct 2014.
“Web Soil Survey.” United States Department of Agriculture. N.p., n.d. Web. 14 Oct. 2014.
World Health Organization. “Electromagnetic Field (EMF).” N.p., 2014. Web. 20 Oct. 2014.
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9.0 Issues and Opportunities
Larkfield-Wikiup faces many challenges, but it is also a prime location for many opportunities.
This section outlines the issues and opportunities facing Larkfield-Wikiup today and in the near
future. Issues of importance identified in Larkfield-Wikiup include involving residents in
community relations, as public participation can be difficult to attain. Broad challenges facing
bedroom communities nationwide as well as specific concerns about Larkfield-Wikiup are also
addressed. Additionally, we have included a multipoint discussion about the possibility of
incorporation, including the willingness of the community and common motivations.
Participants in the Public Opinion Survey have identified specific community needs.
They have provided information on businesses and services they feel are unobtainable for them
due to their proximity or budget limitations. A discussion on how those businesses and services
would contribute to a potential downtown will follow. Likewise, Larkfield-Wikiup does have
opportunities to better meet the needs of its residents and improve social engagement. The
impending Charles M. Schulz – Sonoma County Airport expansion and new Sutter Health
Hospital will bring significant changes to the community, but may also carry with them
economic bounty and opportunity.
9.1 Room for Additional Research and Community Involvement
One of the largest issues facing Larkfield-Wikiup is the lack of research and acknowledgment in
planning that it has recently received. The last known study conducted on the area was the
Larkfield-Wikiup Study by Don Laidlaw & Associates in 1980. The lack of additional or more
recent studies may be indicative of residents’ satisfaction with the conditions of their
environment and community. However, over 30 years have passed since the study by Don
Laidlaw & Associates, and this lack of research has contributed to issues today, such as the
limited amount of community involvement. Public participation should be continuously
monitored and encouraged so that the needs and wants of the community are frequently being
addressed. Monitoring changing community needs is particularly important in communities such
as Larkfield-Wikiup that do not vote for local representation other than their seat on the Sonoma
County Board of Supervisors. Considering that the most recent study found on Larkfield-Wikiup
was conducted in 1980, it is due time to consider the wants and needs of newer generations
residing in Larkfield-Wikiup.
9.2 Incorporation
A pressing issue facing many Census-Designated Places like Larkfield-Wikiup is the question of
incorporation. Incorporated areas are cities, such as Santa Rosa or Windsor, that have their own
local government and their own locally elected officials. Because Census-Designated Places
such as Larkfield-Wikiup are unincorporated, they fall under the jurisdiction of the County. The
Sonoma County Board of Supervisors govern and are responsible in part for managing the
services of Larkfield-Wikiup and all other unincorporated areas in the County.
When survey participants were asked if they favored incorporation, only 25% said yes while
75% said no. The majority of residents are clearly content with their status as an unincorporated
area of the County. This may be because cities are typically subject to higher taxes. In exchange
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for higher taxes, cities provide more of their own services, including police and fire services,
which often reduces wait times and improves safety. However, 88% of survey participants in
Larkfield-Wikiup feel that emergency services are already responsive and adequate. Maintained
roads, libraries, community centers, and city halls are all amenities that often come with
incorporation, but do not seem to be a pressing issue to Larkfield-Wikiup residents. The County
has made recent efforts to improve the road infrastructure on Old Redwood Highway and several
residents have identified that most of the needs met with incorporation are already in the
immediate vicinity of Windsor and Santa Rosa. The only service of concern identified by
community members is dissatisfaction with the California American Water Company, as it is the
current water service provider for the area. Residents have complained about higher rates and
poor customer service; however, it remains unclear whether incorporation would improve these
conditions. From our Public Opinion Survey results, it has been made clear that LarkfieldWikiup will likely continue governance by Sonoma County.
9.3 Challenges Facing Bedroom Communities
Bedroom communities are the living places primarily utilized by daily commuters. Most often,
bedroom communities are suburban models, like Larkfield-Wikiup, where people's daily lives,
work, and recreation largely take place outside of the geographic boundaries of the community.
The time these residents devote to their community is often spent in their homes asleep or
seeking solace. As a result, residents are often unaware or unavailable to take part in
community-wide activities. In the Public Opinion Survey, only 23% of survey participants
stated that they work in Larkfield-Wikiup and only 13% of survey participants stated that they
get their primary services within the community. Therefore, Larkfield-Wikiup generally fits the
model of a bedroom community outlined above.
Bedroom communities are often challenging places to engage residents in meaningful
community-enhancing efforts. Those living in bedroom communities do not disengage
themselves intentionally from their neighbors or local events; rather, disengagement can be due
to outside influences, such as scheduling conflicts. Because the cause of community
disengagement is rarely known, it is improper to assume that the community members are not
interested. In fact, 36% of survey participants that considered themselves a part of Larkfield or
Wikiup stated that they have lived there for 11 or more years, and another 36% stated that they
planned on living there for another 11 years or more. These statistics imply that LarkfieldWikiup residents intend to permanently reside there and are likely to be concerned about present
and future community issues. Therefore, when planning for Larkfield-Wikiup, it is worth taking
the extra effort to engage the community in the process, even if they do not initially show interest
or reach out.
To incite participation in enhancing the community while ensuring that the needs of the
population are being met, improving opportunities for social interaction is an indispensable tool.
By improving social opportunities, residents will be encouraged to spend more time within their
community. Something as simple as waiting in line at the popular take-out restaurant down the
street can result in new observations and connections made within the community. This
connection may be a deterrent for picking up dinner near work in Santa Rosa and encourage time
and money invested in the community. Taking the first step to encourage residents to spend
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more time in the community is daunting and undoubtedly differs in each place, but once
accomplished, it will encourage wider, more effective participation. For example, locating a
community hall or gathering place in Larkfield-Wikiup would facilitate open discussion and help
to enhance the community members’ sense of place.
9.4 Community Improvement Opportunities
An opportunity for community improvement is the development of the vacant lot by the
Larkfield Center, as seen in Figure 9-A. This lot, for sale by Mason McDuffie Real Estate
Company, is advantageous because it is under single ownership and is in a prime location next to
one of Larkfield’s busiest existing commercial areas. When asked what types of businesses
Larkfield-Wikiup was in need of the most, survey participants were very willing to provide their
thoughts and opinions.
Figure 9-A
Vacant Lot by Larkfield Center For Sale
Although Molsberry Market provides fresh and healthy food that satisfies many residents, some
survey participants expressed interest in more grocery availabilities, particularly within a more
affordable price range. In addition to grocery options, ideas about a greater variety of restaurants
and dining experiences were expressed. Several survey participants wanted to see a pharmacy in
Larkfield-Wikiup, as there are hospitals and medical services, but not many pharmacies such as
Rite Aid, CVS, or Walgreens in the immediate area to pick up prescriptions. The nearest post
office to Larkfield-Wikiup is off of Fulton Road, 1.5 miles west of the Larkfield Center, but
postal services seemed to be another desirable business opportunity, particularly if located in a
more central and accessible location.
One issue of concern identified was lack of services for the elderly. Several survey participants
stated that they desired a senior center or community center within the immediate proximity of
Larkfield-Wikiup. A local public center would reduce travel time and foster social opportunities
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and interactions within the community’s senior population. Auto services, laundromats, banks,
dog parks, and retail stores are all other potential opportunities that survey participants found
practical and useful within Larkfield-Wikiup. These suggestions were acknowledged and
appreciated, and many of these, when considered together, could indicate potential for a town
center in Larkfield-Wikiup.
9.5 Potential Town Center
The idea of a town center may be considered for a variety of reasons. Primarily, it would
enhance and promote commercial areas with ideas recommended by survey participants. Not
only would this foster the economy, but it would also bring currently distant amenities to
Larkfield-Wikiup, decreasing commute time. It would also provide a place for young people to
spend time with their peers instead of being isolated at home. Youths are often without a means
of transportation, but if provided with an accessible gathering place, they would be motivated to
practice active transportation, such as walking or biking. Town centers are also prime locations
for transit stops, which encourages the use of public transportation for both youths and adults.
Several survey participants identified that entertainment, nightlife, music, art, and cultural
activities were lacking in the immediate area, and the idea of a town center could potentially
provide for these activities.
On the other hand, community members often oppose town
centers because it involves a significant amount of
construction. However, expanding on the Larkfield Center or
filling in vacancies with services and amenities that are wanted
by the people could avoid most of this construction by using
existing infrastructure. Although the Larkfield Center and
surrounding areas would be an ideal location for a potential
downtown, Old Redwood Highway currently serves as a
barrier for pedestrians and bicyclists traveling between the east
and west sides of Larkfield-Wikiup. An issue concerning the
Larkfield Center and additional development within the
vicinity is the potential for earthquake damage, as seen in the
flyers posted around Larkfield Center in Figure 9-B.
However, these flyers are simply informing shoppers that the
current infrastructure of Larkfield Center may not be adequate
in the case of a seismic event, not necessarily saying that the
entire area is unsafe. Therefore, if additional development
were to occur, the newer buildings would be subject to higher
safety and construction standards regarding earthquakes and
would not experience the same risks that the older structures
face.
Figure 9-B
Earthquake Warning Flyer
at Larkfield Center
Aside from being a commercial and entertainment hub, town centers often provide benches,
tables, public art, and events that make an authentic place. In turn, a sense of community and
character is produced as residents identify a central location that is universally recognized
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throughout their community. More opportunities and places to identify with will likely increase
public motivation to participate in public events and provide input on community issues.
9.6 A Changing Community: Airport Expansion and New Sutter Health Hospital
The Charles M. Schulz – Sonoma County Airport is a County-owned airport 3 miles west of
Larkfield-Wikiup. The
airport is currently
undergoing an
expansion that will
allow it to take large jet
planes and increase the
number of destinations
offered. This
expansion has raised
concerns in the
community about noise
and traffic, though the
Environmental Impact
Report issued by the
County has determined
these issues are
minimal or can be
mitigated. In addition
Figure 9-C
to the expansion of the
Sutter Health Hospital
airport, a SMART train
stop is set to be located
near the airport and its adjoining business park. This stop provides access to residents and
visitors to Larkfield-Wikiup. The expansion of the airport for the arrival of larger jets from
further destinations will likely lead to economic opportunity within Larkfield-Wikiup. Some
economic opportunities that are possible with the expansion of the airport and the associated
train stop are nearby lodging and related services within scenic Sonoma County. Related
services to lodging that can contribute economically to Sonoma County are typically restaurants,
breweries, wine tasting venues, and recreation activities. These amenities must be planned
properly in order to enhance, rather than distract, from community character.
The new Sutter Health Hospital at 30 Mark West Springs Road, shown above in Figure 9-C,
opened October 25, 2014. Community members have made clear that they are concerned about
noise from emergency services like helicopters and ambulances, and that traffic may interfere
with access to the freeway, along the most frequently used commute route for Larkfield-Wikiup
residents. Due to the statutes regarding medical facilities, little can be done to regulate these
problems. However, road improvements have been made on Mark West Springs Road prior to
the opening of the hospital. Even before the opening of the hospital, businesses have reported
increased product sales due to the large number of employees Sutter Health Hospital has
introduced to the area. Many businesses like delis, restaurants, and lodging could provide further
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comfort to those who are visiting family members in the hospital as well as serve employees,
where in turn, it may be economically beneficial to the community of Larkfield-Wikiup.
9.7 Conclusion
With the help of survey participants, major issues and opportunities within Larkfield-Wikiup
were identified. Because a formal study on the area has not been conducted since 1980,
community input was especially crucial to understanding the advantages and disadvantages of
living in a bedroom community of an unincorporated area. Several community improvement
opportunities exist in Larkfield-Wikiup, such as a potential town center, the airport expansion,
and the new Sutter Health Hospital. Community satisfaction is a priority in Larkfield-Wikiup
and numerous opportunities for growth and fulfillment are provided.
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Resources
"Environmental Reports 2011." Welcome to Charles M. Schulz. N.p., n.d. Web. 7 Nov. 2014.
Larkfield-Wikiup Study. Sonoma County: The Dept. N.p., n.d. 1980.
"Sutter Medical Center of Santa Rosa New Hospital Construction Website." New Hospital. N.p.,
n.d. Web. 7 Nov. 2014.
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10.0 Public Opinion Survey
It is important to collect the opinions of residents and those involved in the community in any
planning effort. Recognizing the value of public involvement, a public opinion survey was
conducted for the Larkfield-Wikiup area in order to better understand the needs and concerns of
the community. To ensure that comprehensive and in-depth information was gathered,
community input was collected using several survey methods described below.
10.1 Survey Methods
A survey questionnaire was compiled, consisting of 28 questions to gather information regarding
topics such as satisfaction with public services and sense of community. In addition,
demographic information was collected in order to compare the opinion survey with the 2010
Federal Census information.
Surveys were distributed utilizing a Geographical Information System (GIS) Land Use map of
the Larkfield-Wikiup planning area. The planning area was divided into eight sections according
to land use designation. Surveys were then conducted amongst the eight sections in both
residences and public locations. Teams of two students were assigned to each section, where
persons were interviewed and selected at random. These efforts ensured that the survey was
made to be inclusive and representative of the entire community.
10.1.1 Accuracy
A crucial objective of the survey is to assure that the results are reflective of the entire
community. To achieve this, statistical methods were used to select a feasible sample size. Due
to the resource limitations, the completely random selection of persons to be interviewed was not
achieved. After some adjustments, the sample size was selected to represent a significant portion
of the entire population. In order for the data to be as accurate as possible for the LarkfieldWikiup area, the sample size was 257 individuals with a confidence level of 95% and a margin
of error of +/-6%.
10.1.2 Forms of Response
Survey responses were received in two ways:
•
•
Verbal – Respondents were initially given a survey to view, and then read their answers
aloud to the surveyor. The surveyor then marked the respondent’s answers onto a
separate recording chart.
Manual – Respondents were given a survey to mark their answers. They were then able
to complete the survey and leave it outside for surveyors to pick up later. In addition,
respondents were also able to complete the survey as surveyors waited and answered
logistical questions.
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The responses were received in different ways depending on the approach the teams of student
surveyors preferred. Students were also able to provide survey respondents with the option of
fulfilling the survey either verbally or manually.
10.1.3 Question Format
In order to obtain a sufficient range of answers, the survey format included options for multiple
choice questions, check boxes, and descriptive answers.
10.2 Survey Results
The results of the survey will be used to compare existing data and to draw information directly
from a representative group of the community. Survey results can indicate opinions regarding
sense of place, adequacy of services, economic concerns, and more. These results are important
in providing a better understanding for the needs and concerns of the community. Survey results
can be seen on the following page.
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1) Where do you currently reside?
a) Larkfield (39%)
b) Wikiup (26%)
c) Windsor (7%)
d) Santa Rosa (19%)
e) Other (9%)
2) If you answered a) or b) for number 1, how long do you plan to reside in Larkfield or
Wikiup?
a) 0-4 years (21%)
b) 5-10 years (16%)
c) 11+ years (36%)
d) Does not apply (27%)
3) Which community do you consider yourself a part of?
a) Larkfield (21%)
b) Wikiup (7%)
c) Larkfield-Wikiup (25%)
d) Mark West Springs (2%)
e) Windsor (10%)
f) Santa Rosa (25%)
g) Other (9%)
4) Do you own or rent your residence?
a) Own (67%)
b) Rent (30%)
c) Other (3%)
5) How long have you lived at your current residence?
a) 0-1 year (19%)
b) 2-5 years (25%)
c) 6-10 years (20%)
d) 11+ years (36%)
e) Does not apply (0%)
6) Are you overpaying for your residence?
a) Yes (24%)
b) No (63%)
c) Does not apply (12%)
7) What group(s) does Larkfield-Wikiup need more housing for? Check all that apply.
❏ First time home buyers (32%)
❏ Persons in the workforce (25%)
❏ Persons below median income (21%)
❏ Persons above median income (11%)
❏ Other (11%)
123
8) Where do you work?
a) Within Larkfield-Wikiup (23%)
b) Santa Rosa (32%)
c) Healdsburg (6%)
d) Windsor (10%)
e) Marin County (3%)
f) San Francisco (2%)
g) Other (24%)
9) Are modes of transportation, other than your personal vehicle, practical for you (bus,
carpool, walking, biking, etc.)?
a) Yes (46%)
b) No (54%)
10) Would you be interested in participating in a carpool program? Why or why not? (For
additional information, see Section 10.2.1)
a) Yes (19%)
b) No (75%)
c) Does not apply (6%)
11) Does Larkfield-Wikiup experience traffic congestion?
a) Yes (51%)
b) No (49%)
12) If you answered yes to number 11, what would you like to see done?
a) Wider streets (12%)
b) More traffic signals (9%)
c) Carpool/rideshare program (7%)
d) Bike-share program (3%)
e) Improved public transit (15%)
f) Other (10%)
g) Does not apply (44%)
13) Rate each of the following Larkfield-Wikiup community conditions with a value of 1-5
(1 being inadequate, 5 being excellent):
Water services
Park and recreation areas
Bikeability/walkability
Business opportunities
Food availabilities
Shopping opportunities
Entertainment activities
1
18%
11%
5%
10%
4%
16%
29%
2
13%
17%
17%
21%
15%
23%
21%
3
20%
25%
29%
39%
28%
27%
24%
4
18%
27%
28%
18%
29%
22%
16%
5
30%
21%
21%
12%
25%
12%
11%
124
14) Where do you get most of your primary services (postal, food, goods and services, etc.)?
a) Within Larkfield-Wikiup (13%)
b) Santa Rosa (62%)
c) Healdsburg (2%)
d) Windsor (16%)
e) Other (7%)
15) What three types of businesses is Larkfield-Wikiup in need of the most? (Top three
choices shown below; see section 10.2.1 for additional responses).
a) Restaurants
b) Entertainment/Nightlife
c) Grocery Stores
d) Does not apply
16) Larkfield-Wikiup is an unincorporated area, not a city. Would you like to see LarkfieldWikiup become its own city, with its own local government?
a) Yes (25%)
b) No (75%)
17) Do you feel that the Larkfield-Wikiup community is safe from crime?
a) Yes (82%)
b) No (18%)
18) Are police services adequate?
a) Yes (88%)
b) No (12%)
19) What potential environmental hazards in Larkfield-Wikiup are you aware of? Check all
that apply.
❏ Earthquakes (35%)
❏ Landslides (7%)
❏ Fires (21%)
❏ Water shortages (24%)
❏ Floods (8%)
❏ Other (0%)
❏ None (5%)
20) Which of the following are you prepared for? Check all that apply.
❏ Earthquakes (33%)
❏ Landslides (4%)
❏ Fires (26%)
❏ Water shortages (16%)
❏ Floods (6%)
❏ Other (0%)
❏ None (14%)
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21) Do you have any complaints about noise in Larkfield-Wikiup related to any of the
following? Check all that apply.
❏ Automobiles (13%)
❏ Aircraft (19%)
❏ Emergency services (6%)
❏ Roadways (8%)
❏ Neighbors (10%)
❏ Construction (6%)
❏ Other (4%)
❏ None (34%)
22) Which of the following activities do you participate in 3 or more times per week? Check
all that apply.
❏ Cycling (12%)
❏ Walking briskly, 30+ min (29%)
❏ Participating in a fitness class (yoga, zumba, strengthening/conditioning) (17%)
❏ Swimming (8%)
❏ Running (10%)
❏ Hiking (14%)
❏ Other (2%)
❏ None of the above (8%)
23) What have been your biggest health concerns while living or working in LarkfieldWikiup? Rate each of the following from 1-5 (1 being the most concerning and 5 being
the least concerning):
Availability of fresh produce
Ability to safely walk or bike
Access to health care facilities
Air quality
Services for the elderly
1
4%
9%
4%
4%
9%
2
5%
11%
8%
3%
16%
3
17%
19%
18%
22%
38%
4
18%
23%
24%
30%
17%
5
56%
38%
47%
41%
21%
24) What do you identify as?
a) Male (48%)
b) Female (51%)
c) Other (1%)
25) What is your ethnic background? Check all that apply.
❏ African-American (3%)
❏ Asian (7%)
❏ Caucasian (73%)
❏ Latino/a (13%)
❏ Native American (4%)
❏ Other (1%)
126
26) Please select your age:
a) 19 and under (7%)
b) 20-29 (19%)
c) 30-39 (14%)
d) 40-49 (19%)
e) 50-59 (17%)
f) 60-69 (18%)
g) 70 and older (6%)
27) What is your primary employment status?
a) Disabled (2%)
b) Full-time (43%)
c) Homemaker (3%)
d) Military (1%)
e) Part-time (11%)
f) Retired (16%)
g) Self-employed (12%)
h) Student (11%)
i) Unemployed (2%)
j) Other (0%)
28) What is your total household income?
a) Less than $10,000 (4%)
b) $10,000 to $19,999 (3%)
c) $20,000 to $29,999 (4%)
d) $30,000 to $39,999 (5%)
e) $40,000 to $49,999 (5%)
f) $50,000 to $59,999 (10%)
g) $60,000 to $69,999 (10%)
h) $70,000 to $79,999 (7%)
i) $80,000 to $89,999 (9%)
j) $90,000 to $99,999 (13%)
k) $100,000 to $149,999 (22%)
l) $150,000 or more (9%)
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10.2.1 Answers Other Than Listed Options
The questions below are included on an “other” option where the respondents were asked to
specify. Indicated below are more prominent answers that were mentioned when conducting the
surveys. However, these answers were not frequent enough to be in their own separate category.
Question 10 and 15 were open-ended questions where respondents were given the opportunity to
express individual ideas.
Q1: Currently Reside
•
•
•
•
•
Cotati
Healdsburg
Kenwood
Lake County
Larkfield-Wikiup
•
•
•
•
Petaluma
Rohnert Park
San Francisco
Sebastopol
•
•
West County
Windsor
Q3: Community You Consider Yourself a Part of
•
•
Healdsburg
Sebastopol
Q4: Own or Rent Your Residence
•
•
Not applicable
Resident Manager
Q7: Groups That Need More Housing in Larkfield-Wikiup
•
•
•
Affordable Single Family
At Median Income
Disabled
Q8: Where Do You Work
•
•
•
•
Disabled
Geyserville
Multiple Places
Napa County
•
•
•
•
Petaluma
Retired
Rohnert Park
Unemployed
Q10: Carpool Program
Yes: Environmental, Already Carpool, Expenses, Efficiency (Environmental, Social, Economic),
Traffic, If Safe and Easy Opportunity was Available
128
No: Inconvenience, Family Responsibilities, Sufficient Public Transit/Walkability, Schedule
Varies, No Transportation Needed for Work, Proximity to Work, Rural, Safety Concerns,
Miscellaneous
Q12: For Alleviating Traffic Congestion
•
•
•
Crosswalks with Light Signal
Improved Roads
Improved Sidewalks and Bike Lanes
Q14: Where You Get Primary Services
•
•
•
Rohnert Park
Sebastopol
South San Francisco
Q15: Businesses Larkfield-Wikiup is in Need of Most
•
•
•
•
•
•
•
•
Auto Services
Bank
Community/Cultural Center
Entertainment/Nightlife
Grocery Stores
Healthy Food Options
Laundromat
Medical Services
•
•
•
•
•
•
•
Parks and Recreation
Pharmacy
Postal Services
Restaurants
Retail
Senior Center
Specialty Services
•
•
Sutter Health Hospital
Trains
Q19: Potential Environmental Hazards
•
None were specified
Q20: Preparation for Environmental Hazards
•
None were specified
Q21: Noise Complaints
•
•
•
Dog Barking
Neighbor’s Rooster
Power Lines Buzz
129
Q22: Physical Activities You Participate In
•
•
•
Dance
Gardening
Golfing
•
•
Gym
Manual Labor
Q25: Ethnic Background
•
Pacific Islander
Q27: Primary Employment Status
•
None were specified
10.3 Correlations
The following charts include information regarding correlations between questions. To read
these charts, find where the two options intersect in order to know the percentage. For example,
21% of people who currently reside in Larkfield (Question 1) also selected that they consider
themselves a part of the Larkfield community (Question 3).
Question 1: Where do you currently reside?
Question 3: Which
community do you
consider yourself a
part of?
Question 9:
Are modes of
transportation,
other than
your vehicle,
practical for
you?
130
Question 14:
Where do
you get most
of your
primary
services?
Question 17: Do you feel that Larkfield-Wikiup is safe from crime?
Question 24: What do you
identify as?
131
Resources
Datacracker. Numbers International, 2012-2014. Web. 28 Oct. 2014.
“Sebastopol Study Area Existing Conditions Report.” Sonoma State University Planning
Department, 2012-2013. 30 Oct. 2014.
“Senior Mobility Action and Implementation Plan Existing Conditions Report.” Marin County
Division of Aging & Adult Services and Marin Transit. Nelson Nygaard Consulting
Associates. N.p., n.d. Web. 30 Oct. 2014.
132
Glossary
Glossary
Acceptable Risk
A hazard deemed to be a tolerable exposure to danger given the expected benefits to be obtained.
Different levels of acceptable risk may be assigned according to the potential danger and the
criticalness of the threatened structure. The levels may range from "near zero" for nuclear plants
and natural gas transmission lines to "moderate" for open space, ranches, and low-intensity
warehouse uses.
Access/Egress
The ability to enter a site from a roadway and exit a site onto a roadway by motorized vehicle.
Adverse Impact
A negative consequence for the physical, social, or economic environment resulting from an
action or project.
Affordable Housing
Housing capable of being purchased or rented by a household with very low, low, or moderate
income, based on a household's ability to make monthly payments necessary to obtain housing.
Housing is considered affordable when a household pays less than 30 percent of its gross
monthly income (GMI) for housing including utilities.
Alluvial
Soils deposited by stream action.
Alquist-Priolo Special Studies Zone Act, Earthquake Fault Zone
A state designated seismic hazard zone along traces of potentially and recently active faults, in
which specialized geologic investigations must be prepared prior to approval of certain types of
new development.
Arterial
Medium-speed (30-40 mph), medium-capacity (10,000-35,000 average daily trips) roadway that
provides intra-community travel and access to the countywide highway system. Access to
community arterials should be provided at collector roads and local streets, but direct access
from parcels to existing arterials is common.
California Environmental Quality Act (CEQA)
A State law requiring State and local agencies to regulate activities with consideration for
environmental protection. If a proposed activity has the potential for a significant adverse
environmental impact, an Environmental Impact Report (EIR) must be prepared and certified as
to its adequacy before taking action on the proposed project. General Plans require the
preparation of a "program EIR."
Capital Improvements Program (CIP)
A program, administered by a city or county government and reviewed by its planning
commission, which schedules permanent improvements, usually for a minimum of five years in
133
Glossary
the future, to fit the projected fiscal capability of the local jurisdiction. The program generally is
reviewed annually, for conformance to and consistency with the general plan.
Census
The official decennial enumeration of the population conducted by the federal government.
Circulation Element
One of the seven State-mandated elements of a local general plan, it contains adopted goals,
policies, and implementation programs for the planning and management of existing and
proposed thoroughfares, transportation routes, and terminals, as well as local public utilities and
facilities, all correlated with the land use element of the general plan.
Commercial
A land use classification that permits facilities for the buying and selling of commodities and
services.
Community Redevelopment Agency (CRA)
A local agency created under California Redevelopment Law, or a local legislative body that has
elected to exercise the powers granted to such an agency, for the purpose of planning,
developing, re-planning, redesigning, clearing, reconstructing, and/or rehabilitating all or part of
a specified area with residential, commercial, industrial, and/or public (including recreational)
structures and facilities. The redevelopment agency's plans must be compatible with adopted
community general plans.
Community Service Area
A geographic subarea of a city or county used for the planning and delivery of parks, recreation,
and other human services based on an assessment of the service needs of the population in that
subarea.
Crop Residue
Plant material remaining after harvesting, including leaves, stalks, roots
Design Review; Design Control
The comprehensive evaluation of a development and its impact on neighboring properties and
the community as a whole, from the standpoint of site and landscape design, architecture,
materials, colors, lighting, and signs, in accordance with a set of adopted criteria and standards.
"Design Control" requires that certain specific things be done and that other things not be done.
Design Control language is most often found within a zoning ordinance. "Design Review"
usually refers to a system set up outside of the zoning ordinance, whereby projects are reviewed
against certain standards and criteria by a specially established design review board or
committee.
Flood, 100-Year
The magnitude of a flood expected to occur on the average every 100 years, based on historical
data. The 100-year flood has a 1/100, or one percent, chance of occurring in any given year.
134
Glossary
Flood Plain
The relatively level land area on either side of the banks of a stream regularly subject to flooding.
That part of the flood plain subject to a one percent chance of flooding in any given year is
designated as an "area of special flood hazard" by the Federal Insurance Administration.
Hazardous Material
Any substance that, because of its quantity, concentration, or physical or chemical
characteristics, poses a significant present or potential hazard to human health and safety or to
the environment if released into the workplace or the environment. The term includes, but is not
limited to, hazardous substances and hazardous wastes.
Historic; Historical
An historic building or site is one that is noteworthy for its significance in local, state, or national
history or culture, its architecture or design, or its works of art, memorabilia, or artifacts.
Hydromodification
The systematic response to alterations to riverine and non-riverine water bodies such as coastal
waters (estuaries and bays) and lakes.
Incorporation
Creation of a new city.
Industry, Basic
The segment of economic activity that brings dollars to a region from other areas. Traditional
examples are manufacturing, mining and agriculture. The products of all of these activities are
exported (sold) to other regions. The money thus brought into the local economy is used to
purchase locally provided goods and services as well as items that are not available locally and
that must be imported from other regions. Other, less traditional examples of basic industry are
tourism, higher education, and retirement activities that also bring new money into a region.
Jobs/Housing Balance; Jobs/Housing Ratio
The availability of affordable housing for employees. The jobs/housing ratio divides the number
of jobs in an area by the number of employed residents. A ratio of 1.0 indicates a balance. A
ratio greater than 1.0 indicates a net in-commute; less than 1.0 indicates a net out-commute.
Landmark
(1) A building, site, object, structure, or significant tree, having historical, architectural, social, or
cultural significance and marked for preservation by the local, state, or federal government.
(2) A visually prominent or outstanding structure or natural feature that functions as a point of
orientation or identification.
Land Use
The occupation or utilization of land or water area for any human activity or any purpose defined
in the General Plan.
135
Glossary
Level of Service (LOS) Standard
A standard used by government agencies to measure the quality or effectiveness of a municipal
service, such as police, fire, or library, or the performance of a facility, such as a street or
highway.
Local Agency Formation Commission (LAFCo)
A five- or seven-member commission within each county that reviews and evaluates all
proposals for formation of special districts, incorporation of cities, annexation to special districts
or cities, consolidation of districts, and merger of districts with cities. Each county's LAFCo is
empowered to approve, disapprove, or conditionally approve such proposals. The five LAFCo
members generally include two county supervisors, two city council members, and one member
representing the general public. Some LAFCos include two representatives of special districts.
Mixed-use
Properties on which various uses, such as office, commercial, institutional, and residential, are
combined in a single building or on a single site in an integrated development project with
significant functional interrelationships and a coherent physical design. A "single site" may
include contiguous properties.
Open Space Land
Any parcel or area of land or water that is essentially unimproved and devoted to an open space
use for the purposes of (1) the preservation of natural resources, (2) the managed production of
resources, (3) outdoor recreation, or (4) public health and safety.
Pollution, Non-Point
Sources for pollution that are less definable and usually cover broad areas of land, such as
agricultural land with fertilizers that are carried from the land by runoff, or automobiles.
Pollution, Point
In reference to water quality, a discrete source from which pollution is generated before it enters
receiving waters, such as a sewer outfall, a smokestack, or an industrial waste pipe.
Residential
Land designated in the City or County General Plan and zoning ordinance for buildings
consisting only of dwelling units. May be improved, vacant, or unimproved.
Safety Element
One of the seven State-mandated elements of a local general plan, it contains adopted goals,
policies, and implementation programs for the protection of the community from any
unreasonable risks associated with seismic and geologic hazards, flooding, and wildland and
urban fires. Many safety elements also incorporate a review of police needs, objectives,
facilities, and services.
Single Family Housing
A dwelling unit occupied or intended for occupancy by only one household that is structurally
independent from any other such dwelling unit or structure intended for residential or other use
136
Glossary
Solid Waste
Any unwanted or discarded material that is not a liquid or gas. Includes organic wastes, paper
products, metals, glass, plastics, cloth, brick, rock, soil, leather, rubber, yard wastes, and wood,
but does not include sewage and hazardous materials. Organic wastes and paper products
comprise about 75 percent of typical urban solid waste.
Subdivision
The division of a tract of land into defined lots, either improved or unimproved, which can be
separately conveyed by sale or lease, and which can be altered or developed. "Subdivision"
includes a condominium project as defined in Section 1350 of the California Civil Code and a
community apartment project as defined in Section 11004 of the Business and Professions Code.
Tourism
The business of providing services for persons traveling for pleasure, tourism contributes to the
vitality of the community by providing revenue to local business. Tourism can be measured
through changes in the transient occupancy tax, or restaurant sales.
Urban Land Use
Residential, commercial, or industrial land use in areas where urban services are available.
Urban Service Area
(1) An area in which urban services will be provided and outside of which such services will not
be extended. (2) Developed, undeveloped, or agricultural land either incorporated or
unincorporated, within the sphere of influence of a city, which is served or will be served during
the first five years of an adopted capital improvement program by urban facilities, utilities, and
services. The boundary around an urban service area is called the "urban service area boundary"
and is to be developed in cooperation with a city and adopted by a Local Agency Formation
Commission (LAFCO). (California Government Code Section 56080.)
Urban Services
Utilities (such as water, gas, electricity, and sewer) and public services (such as police, fire,
schools, parks, and recreation) provided to an urbanized or urbanizing area.
Use
The purpose for which a lot or structure is or may be leased, occupied, maintained, arranged,
designed, intended, constructed, erected, moved, altered, and/or enlarged in accordance with the
city or county zoning ordinance and General Plan land use designations.
Vacant
Land or buildings that are not actively used for any purpose.
Zoning
The division of a city or county by legislative regulations into areas, or zones, which specify
allowable uses for real property and size restrictions for buildings within these areas; a program
that implements policies of the General Plan.
137
Glossary
Zoning Map
Government Code Section 65851 permits a legislative body to divide a county, a city, or portions
thereof, into zones of the number, shape, and area it deems best suited to carry out the purposes
of the zoning ordinance. These zones are delineated on a map or maps, called the Zoning Map.
138

Larkfield-Wikiup Race - Mark West Area Chamber of Commerce and

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