FREQUENTLY ASKED QUESTIONS
Note: Questions posed at the front information counter are often general in nature and usually address application issues (time, cost, requirements, etc.)
Q1) Are there any easements or setbacks on my property? If so, where are they?
A1) Easement information should be included in your title report, if not, call Land Division & Site Improvement Review (LDSIR) at (916) 874-6544. Setbacks are regulated by the zoning code and vary depending on the type of structure and land use zoning of your property. Call the Planning and Community Development Department at (916) 874-6221.
Q2) Am I in a flood zone?
A2) “Flood Zones” are established by FEMA. Localized and seasonal flooding can occur outside of established flood zones. Call Water Resources Flood Zone Determination Hotline at (916) 874-7517 where you will be instructed on how to get a determination. Or, visit the water resources website’s flood page at http://www.msa.saccounty.net/waterresources/floodready and fill out the Flood Zone Information Request Form. There is no charge for this information.
Q3) Can my property be split? If so, what is required to split my property?
A3) Due to the complexity of some properties and certain zoning code requirements, these questions must be answered on an individual basis. Call the Planning and Community Development Department at (916) 874-6221.
Q4) What is my zoning? What does it take to rezone my property?
A4) Due to the complexity of some properties and certain General Plan and Community Plan requirements, these questions must be answered on an individual basis. Call the Planning and Community Development Department at (916) 874-6221.
Q5) What is the status of my project? When is it going to be done/approved?
A5) Have your application’s control number handy and call the Planning and Community Development Department at (916) 874-6221 and ask to speak to the Project Manager.
Q6) Can I have a second residence on my property?
A6) This is another type of question that must be answered on an individual basis. It will depend on the zoning of your property and the size of your lot. Please call the Planning and Community Development Department at (916) 874-6141 and ask for the Application intake Planner.
Q7) Can I place a modular/mobile home on my property?
A7) Most likely yes, when it is the primary dwelling and if it will be on a permanent foundation. A use permit may be required in some instances. Or, if there is an existing single-family home on the property, the manufactured home could be allowed as a residential accessory dwelling, usually with a use permit. Visit the Sacramento County Zoning Code Table of Contents online at http://www.planning.saccounty.net/zc/toc/index.html. Under Title III click on “Chapter 5: Residential Use Development Standards,” then scroll down to Section 305-83, entitled “Residential Accessory Dwelling Regulations.” This information continues through section 305-83.2.
Q8) Where is my property line?
A8) This answer will be different for every property. Call the County Land Division and Site Improvement Review office at (916) 874-6544. It may be necessary for you to hire a surveyor to obtain the exact location.
Q9) Who is responsible when a shared fence blows down?
A9) A shared fence means shared responsibility. Try to work out an agreement with your neighbor so the repair/replacement cost is even. An investigation into property lines would determine if the fence is located entirely on one parcel, but the money spent on this investigation could also be spent on the new fence. Please note that in most residential zones, the zoning code does not require a fence along property lines.
Q10) Am I allowed chickens and other fowl in my property’s zone?
A10) The property must have a net lot area of at least 10,000 sq. feet in the RD-5 zone. Chickens are also permitted on lots of at least 10,000 square feet in general agricultural and agricultural-residential land use zones. For more information, call the Community Assistance Resource Center at (916) 875-5656.
Notes: Questions posed to general planning staff are usually (but not always) more specific than those posed at the front information counter and can include a broad range of topics.
Q1) Is the Sacramento County Zoning Code available online?
A1) Yes. Visit the Sacramento County website at http://www.planning.saccounty.net/ and click on Zoning Code” in the left-hand margin.
Q2) What are the requirements for a “residential accessory dwelling” (Granny Flat)?
A2) These requirements are listed in the Zoning Code, which is available online. Go to http://www.planning.saccounty.net/zc/toc/index.html. Under Title III click on “Chapter 5: Residential Use Development Standards,” then scroll down to Section 305-83, “Residential Accessory Dwelling Regulations.” This information continues through section 305-83.2.
Q3) Where do I get the information to put together the 500-foot radius map?
A3) From the County Assessor’s office: (916) 875-0700. Title Companies also perform this service for a fee.
Q4) What can I do to expedite the application/approval process? Why does it take so long?
A4) Depending on the complexity of your project a pre-application meeting is recommended and can be very helpful in identifying issues early on. Before submitting your application, be sure it is complete. Submit maps with as much detail as possible so that reviewing agencies can easily see and understand what you want to do and can identify constraints or potential problems. If you are aware of issues with your property or project, it is best to try to resolve them as early as possible. When additional information is needed or you need to submit a revised map, submit it in a timely manner. Talk with your neighbors about what you want to do on your property. Public outreach is very important in getting projects approved. Due to the State-mandated hearing process, the various departments involved in the approval process and various unexpected delays, the application process sometimes takes longer than is generally expected.
Q5) Can I get an appointment to submit my application?
A5) An application appointment is not only possible, it is required for almost all new projects. To schedule an appointment, call the Planning and Community Development Department at (916) 874-6141 and ask for the Application Intake Planner.
Q6) Does the application process include input from my neighbors?
A6) All owners of property that lies within a 500-foot radius of the subject property will receive a letter by U.S. mail notifying them of your application. The general public is encouraged to; participate in the planning process and voice an opinion about proposed developments. The sooner neighbors are involved, the better, so that problems can be resolved early. All communities have either a Community Planning Advisory Council (CPAC) or a Community Council that hears projects. People are encouraged to attend these meetings and follow the project throughout the hearing process. More information is available on the Sacramento County Planning Department website. Visit http://www.planning.saccounty.net/index.html and click on “services” in the left-hand column.
Q7) Which applications require a public hearing? When am I going to get a hearing date?
A7) Public hearings are required for most applications, the exception being those projects with very minor impacts and that are administrative in nature, such as boundary line adjustments and staff level development plan reviews. Hearing dates are usually not set until the staff report is finalized at the end of the internal review process. For more information, call the Planning and Community Development Department at (916) 874-6221.
Q8) When will I be notified of a hearing date?
A8) Hearing dates vary depending on the number/level of hearing bodies required for your project. Ten (10) days before the hearing date, the County is required to notify (by U.S. mail) the owner of the subject property and the owners of properties that lie within a 500-foot radius of the subject property. For more information, call the Planning and Community Development Department at (916) 874-6221.
Q9) Are there any hidden fees? I would like an explanation of DERA’s billing.
A9) This information is available online, in the “forms and fees” section of the Planning Department website and on the Department of Environmental Review and Assessment website. Visit http://www.planning.saccounty.net/index.html and http://www.dera.saccounty.net. DERA will quote estimated fees if preparation of an environmental document is necessary since fees are charge on a time and material basis. In addition, other fees may be triggered during final map recordation or building permits, subsequent to the Planning Department entitlement process.
Q10) I got a “negative declaration.” That doesn’t sound good. Should I be concerned about that?
A10) The term “negative declaration” is often misunderstood. A negative declaration is a written statement which briefly describes the reasons why a proposed project will not cause significant damage to the environment and does not require the preparation of an Environmental Impact Report (EIR). Information about negative declarations and EIRs is available online, in the FAQs section of the Department of Environmental Review and
Assessment (DERA) website. Visit http://www.dera.saccounty.net and click on “FAQs.” Please note that to determine if a project can receive a “negative declaration” DERA must produce an environmental document called an “initial study.” Please see Question 9 for information on the costs associated with this document.
Notes: Questions posed to plan check staff usually relate to the more intermediate stages in the application process, and usually are deeper in scope than the questions asked on initial application.
Q1) Can I get the parcel viewer images and information on the internet?
A1) Yes. Visit the Sacramento County Assessor’s website at http://www.assessor.saccounty.net and
click on “parcel viewer.” Once you accept the terms, enter your search criteria in the
right-hand margin. Please note that not all maps and information will be available, depending on your computer’s configuration.
Q2) What do I need to submit for a building or sign permit?
A2) For building and sign permit information, call Building Inspection at (916) 875-5296. Sign requirements and regulations are available in the Sacramento County Zoning Code which is
online at http://www.planning.saccounty.net/zc/toc/index.html. Under Title III click on “Chapter 35: Sign Regulations.”
Q3) Where do I go next in the building permit process?
A3) It depends on where you currently are in the process. If your project has not yet been approved by the Planning Commission, Community Council or Board of Supervisors, have your application’s control number handy and call the Planning and Community Development Department at (916) 874-6221. If you have these approvals and are ready to obtain building permits or already have your permits, have your CBN number available and call Building Inspection at (916) 875-5296.
Q4) Can I get a site plan for my property here?
A4) No. Depending on what your needs and skills are, sometimes you can draw your own site plan or you will need to hire a Land Surveyor or Engineer who can produce your site plan for a fee.
Q5) What is the process of applying for and obtaining a use permit?
A5) The need for a Conditional Use Permit (CUP), or simply “use permit,” as determined by the Zoning Code generally specifies that a use permit is needed when a proposed use is consistent with the zoning but a special review by the appropriate hearing body is needed to make the use compatible with the surrounding area. Depending on the complexity and level of concerns, the hearing body might be the Zoning Administrator, the Project Planning Commission, the local Community Council or the Sacramento County Board of Supervisors. A Project Application is required along with the appropriate fees, again depending on the proposed use and the hearing body. For more information on use permits, visit http://www.planning.saccounty.net/index.html and click on “services” in the left-hand column.
Q6) What is the maximum accessory floor space permitted without a use permit?
A6) It depends if you are talking about an accessory dwelling or an accessory structure. A use permit is not required if the floor area of an accessory dwelling is less than 400 square feet. For accessory structures, which by definition are non-habitable, the square footage on a single parcel shall not exceed 50% of the habitable floor area of the primary dwelling. For example, if the primary dwelling on the parcel is 2,000 square feet then all accessory structure’s combined floor area shall not exceed 1,000 square feet. For more information, visit the Sacramento County Zoning Code Table of Contents at http://www.planning.saccounty.net/zc/toc/index.html and under Title III, click on “Chapter 5: Residential Use Development Standards” and scroll down to “Article 6: Accessory Structures Incidental to Primary Residential Dwellings.” Feel free to call the Planning and Community Development Department at (916) 874-6221.
Q7) What’s the difference between an accessory structure and accessory dwelling?
A7) An accessory structure is an additional non-habitable structure located on the premises, the use of which is incidental to a primary dwelling on the parcel. An accessory structure can consist of a detached garage, shed, workshop, barn, or patio. The square footage of all accessory structures combined shall not exceed 50% of the habitable floor area of the primary dwelling. An accessory dwelling is a habitable structure (such as a guest house) that is secondary to a primary dwelling on the parcel. An accessory dwelling greater than 400 sq. ft. in size requires a use permit, and in no case shall exceed 1,200 square feet in total habitable floor area.
Q8) What is the setback of my building?
A8) This question must be answered on an individual basis. Please call the Planning and Community Development Department at (916) 874-6221.
Q9) What is an NPA? What is a SPA?
A9) An NPA is a Neighborhood Preservation Area. Some areas of the County have unique social, architectural, environmental or other characteristics that require protection and preservation within existing neighborhoods. These unique features are not found within the basic Land Use Zones, so an NPA zone captures these features for this particular neighborhood. An NPA is a supplement to other zoning classifications which preserve the existing, unique characteristics. An SPA is a Special Planning Area very similar to an NPA. An SPA has the distinction of providing for a greater range or mixture of uses, while also preserving unique characteristics or providing for more varied land uses. To read more about NPAs and SPAs, visit the Sacramento County Zoning Code Table of Contents online at http://www.planning.saccounty.net/zc/toc/index.html and under Title II click on Chapter 35, then scroll down to Article 5 (NPA) and Article 6 (SPA). For more information, call the Planning and Community Development Department at (916) 874-6221.
Q10) How is the height of a single family home/accessory structure/commercial building measured?
A10) The height of all structures is measured from base grade to top of roof.
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