Sebastopol City Zoning Code

17.20 Residential

Districts

Table 17.20-1 identifies permitted and conditionally permitted uses in the residential districts.

17.20.010 Purpose of the districts.

A. R1 – Single-Family Residential. The purpose of the R1 District is to implement the “Very Low Density Residential” land use category of the General Plan, and the General Plan goal of preserving the rural-agricultural setting of Sebastopol. This district is applicable to single-family areas exhibiting environmental constraints to development and/or with prime agricultural soils. The R1 District allows densities up to one unit per acre.

B. R2 – Single-Family Residential. The purpose of the R2 District is to implement the “Low Density Residential” land use category of the General Plan, and the General Plan goal of preserving the community’s rural agricultural setting and residential character. The R2 District allows densities up to approximately 2.5 units per acre.

C. R3 – Single-Family Residential. The purpose of the R3 District is to implement the “Medium Density Residential” land use category of the General Plan, and the General Plan goal of preserving Sebastopol’s character and image. This district is applicable to single-family residential areas with densities up to approximately 5.4 units per acre.

D. R4 – Single-Family Residential. The purpose of the R4 District is to implement the “Medium Density Residential” land use category of the General Plan. This district is applicable to single-family residential areas with densities up to approximately 8.7 units per acre.

E. R5 – Single-Family and Multifamily Residential. The purpose of the R5 District is to implement the upper end of the “Medium Density Residential” land use category of the General Plan. This district is applicable to areas appropriate for high density single-family, townhome, condominium, duplex, triplex, and fourplex residential uses and allows densities up to 12 units per acre.

F. R6 – Multifamily Residential. The purpose of the R6 District is to implement the lower end of the “High Density Residential” land use category of the General Plan. This district is applicable to areas appropriate for attached single-family development, including townhome and condominium, and multifamily development and allows densities from approximately 12.1 to 17.4 units per acre.

G. R7 – Multifamily Residential. The purpose of the R7 District is to implement the “High Density Residential” land use category of the General Plan. This district is applicable to those lands within that category which are appropriate for densities from approximately 12.1 to 25 units per acre.

H. RMH – Mobile Home Park. The purpose of the RMH District is to allow for comprehensively designed mobile home park developments in those areas where such use is allowed. The intent of these regulations is to create an integrated community wherein all land uses are planned and designed in a comprehensive “master plan” approach, including such aspects as roadways, open space, infrastructure, architecture, and landscaping, as well as to encourage their preservation as an important form of housing. These provisions shall be applicable to all parcels within the RMH District, and shall establish all land use controls for property within the RMH District. (Ord. 1111, 2018)

17.20.020 Allowed uses.

Table 17.20-1 identifies permitted and conditionally permitted uses in the residential districts. (Ord. 1116 § 4, 2018; Ord. 1111, 2018)

17.20.030 Development standards.

Table 17.20-2 identifies development standards in the residential districts. Additional standards, criteria, and regulations for parking, various uses and activities, signage, and recycling and trash collection areas are established in Chapters 17.100 through 17.280 SMC.

Use	R1	R2	R3	R4	R5	R6	R7	RMH
Accessory dwelling	P	P	P	P	P	P	P	-
Bed and breakfast inns	C	C	C	C	C	C	C	-
Dwelling groups	-	-	-	-	P	P	P	-
Employee housing (agricultural)	P	P	-	-	-	-	-	-
Homeless shelter	-	-	-	-	C	C	C	-
Junior accessory dwelling	P	P	P	P	P	P	-	-
Large community care, residential	C	C	C	C	C	C	C	-
Mobile home parks	C	C	C	C	-	C	C	P
Mobile home replacement, existing pad	-	-	-	-	-	-	-	P
Multifamily dwellings	-	-	-	-	P	P	P	-
Semi-transient	-	-	-	-	-	-	C	-
Single-family dwelling, attached	-	-	-	-	P	P	P	-
Single-family dwelling, detached; one per parcel	P	P	P	P	P	P	P	-
Single room occupancy dwelling	-	-	-	-	-	-	P	-
Small community care, residential	P	P	P	P	P	P	P	-
Small family day care, residential	P	P	P	P	P	P	P	-
Temporary dwelling	T	T	T	T	T	T	T	T
Transient	-	-	-	-	-	-	C	-
Two detached single-family dwellings	-	-	-	-	P	P	-	-
Two-family dwelling	-	-	-	-	P	P	P	-
Civic Uses
Community assembly	C	C	C	C	C	C	C	-
Community care facility	-	-	-	-	-	-	C	-
Community education, small or large	C	C	C	C	C	C	C	-
Community garden	P	P	P	P	P	P	P	P
Community park	P	P	P	P	P	P	P	P
Extensive impact civic	C	-	-	-	-	-	-	-
Health care	-	-	-	-	-	-	C	-
Large family day care center	C	C	C	C	C	C	C	-
Parking lots, when adjacent to any C or M District	-	-	-	-	-	-	C	-
Utility civic	C	C	C	C	C	C	-	C
Other Uses
Accessory uses, structures, and buildings	P	P	P	P	P	P	P	C
Agriculture, indoor growing and harvesting (structure <800 square feet)	P	P	-	-	-	-	-	-
Agriculture, outdoor growing and harvesting	P	P	C	C	C	-	-	-
Beekeeping, amateur	P	P	P	P	P	P	P	P
Home occupation	P	P	P	P	P	P	P	P
P = Permitted Use C = Conditional Use Permit, Planning Commission Review T = Temporary Use Permit - = Use Not Allowed

Development Standard	R1	R2	R3	R4	R5	R6	R7	RMH
Minimum lot area
Interior lots, single-family or one duplex	1 ac (43,560 sf)	17,500 sf	8,000 sf	5,000 sf	4,000 sf	4,000 sf	6,000 sf	-
Corner lots, single-family or one duplex	1 ac (43,560 sf)	17,500 sf	10,000 sf	6,000 sf	4,000 sf	4,000 sf	7,000 sf	-
Interior or corner lots, multifamily or mobile home park	-	-	-	-	-	-	8,000 sf	1.5 ac
Minimum lot width
Interior lots, single-family or one two-family dwelling	150 ft.	80 ft.	70 ft.	50 ft.⁽¹⁾	40 ft.	45 ft.	60 ft.	-
Corner lots, single-family or one two-family dwelling	150 ft.	80 ft.	80 ft.	60 ft.⁽¹⁾	45 ft.	50 ft.⁽¹⁾	70 ft.	-
Interior or corner lots, multifamily	-	-	-	-	60 ft.⁽¹⁾	60 ft.⁽¹⁾	80 ft.⁽¹⁾	-
Maximum building height
Main buildings	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories	30 ft., 2 stories
Accessory buildings	17 ft.	17 ft.	17 ft.	17 ft.	17 ft.	17 ft.	17 ft.	17 ft.
Deed-restricted affordable housing, three stories	-	-	-	-	-	-	40 ft., 3 stories	-
Minimum yards/setbacks
Front yard	30 ft.⁽²⁾	30 ft.⁽²⁾	30 ft.⁽²⁾	20 ft.⁽²⁾	15 ft.⁽²⁾	15 ft.⁽²⁾	10 ft.⁽²⁾	20 ft.
Interior side yard (main building)	10% of lot width, or 15 ft., whichever is greater, not to exceed 25 ft.	10% of lot width, not to exceed 15 ft.	10% of lot width, or 10 ft., whichever is greater, not to exceed 15 ft.	10% of lot width, or 5 ft., whichever is greater, not to exceed 9 ft.	10% of lot width, or 5 ft., whichever is greater, not to exceed 9 ft.	10% of lot width, or 5 ft., whichever is greater, not to exceed 9 ft.	10% of lot width, or 5 ft., whichever is greater, not to exceed 9 ft.⁽³⁾	15/20 ft.
Interior side yard (accessory building)	20 ft. or 10% of lot width, whichever is greater, but not to exceed 25 ft.	10% of lot width, not to exceed 10 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.	15/20 ft.
Secondary front yard (corner lots)	15 ft., but not less than the front yard required on adjacent lot	15 ft., but not less than the front yard required on adjacent lot	20 ft., but not less than the front yard required on adjacent lot	10 ft., but not less than the front yard required on adjacent lot	10 ft., but not less than the front yard required on adjacent lot	10 ft., but not less than the front yard required on adjacent lot	10 ft.	15/20 ft.
Rear yard (main building)	20% of the lot depth, no less than 20 ft. nor greater than 50 ft.	20% of the lot depth, no less than 20 ft. nor greater than 35 ft.	20% of the lot depth, no less than 20 ft. nor greater than 30 ft.	20% of the lot depth, no less than 20 ft. nor greater than 30 ft.	20% of the lot depth, no less than 20 ft. nor greater than 30 ft.	20% of the lot depth, no less than 20 ft. nor greater than 30 ft.	20% of the lot depth, no less than 20 ft. nor greater than 25 ft.	15/20 ft.
Rear yard (accessory building)	20 ft. or 20% of the lot depth, whichever is greater, but not to exceed 30 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.
Special setbacks – farm animal improvements	60 ft. front, 20 ft. side or rear, 30 ft. from any dwelling	60 ft. front, 20 ft. side or rear, 30 ft. from any dwelling	-	-	-	-	-	-
Special setbacks – garage/carport opening facing the street	30 ft. from exterior property line at the street	-	-	-	20 ft. from any exterior property line at the street	20 ft. from any exterior property line at the street	20 ft. from any exterior property line at the street	-
Special setbacks – mechanical equipment	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾	50% of the otherwise applicable setback, but not less than 5 ft. from rear and side property lines⁽⁴⁾
Maximum lot coverage
On parcels ≥ 30,000 sf	20%	20%	20%	20%	20%	20%	40%⁽⁵⁾	-
On parcels > 15,000 sf and < 30,000 sf	30%	30%	30%	30%	30%	30%	40%⁽⁵⁾	-
On parcels > 5,000 sf and < 15,000 sf	40%	40%	40%	40%	40%	40%	40%⁽⁵⁾	-
On parcels ≤ 5,000 sf	50%	50%	50%	50%	50%	50%	40%⁽⁵⁾	-
Minimum residential density	-	-	-	-	-	1 DU/3,600 sf lot area	1 DU/3,600 sf lot area	-
Maximum residential density	-	-	-	-	1 DU/ 3,630 sf lot area-	1 DU/2,500 sf lot area	1 DU/1,743 sf lot area	1 DU/2,500 sf lot area
Open space	-	-	-	-	-	-	50 sf/DU	-
ac = acre ft. = feet sf = square feet - = not applicable ⁽¹⁾ In the case of single-family or two-family lots fronting on a cul-de-sac bulb, the lot frontage may be reduced to 45 feet so long as the minimum lot width is achieved at the front yard setback line. For multifamily or groups of buildings with lots fronting on a cul-de-sac bulb, the lot frontage may be reduced to 70 feet so long as the lot width is at least 80 feet measured at the front yard setback line. ⁽²⁾ Where 75 percent or more of the lots on any one block or portion thereof in the same zoning district have been improved with buildings, the required front yard may be reduced to a depth equal to the average of the front yards of the improved lots. ⁽³⁾ With one foot of additional setback for each foot above 30 feet for three-story buildings. ⁽⁴⁾ Ground-mounted mechanical equipment may be placed as indicated; provided, that the equipment is six feet or less in height and is constructed and/or insulated so that audibility beyond the property line is limited to the maximum extent feasible. ⁽⁵⁾ The Planning Commission may approve up to a 10 percent increase in the allowable lot coverage where it is found that sufficient open spaces and recreation areas can be provided through efficient and well-organized use of the land or where it is necessary to promote an affordable housing project.

(Ord. 1129 Exh. A § 2, 2019; Ord. 1123 § 2 (Exh. A § 3), 2019; Ord. 1122 § 3, 2019; Ord. 1111, 2018)

17.20.040 Open space standards.

Developments shall provide open space as required under SMC Table 17.20-2. Said open space shall conform to the following standards:

A. None of the following shall be counted as part of the open space required by this section:

1. Any access area, open area, or other space required by any other code or ordinance of the City such as a Building Code or Safety Code;

2. Required parking areas or driveways, which are designed and utilized primarily for vehicular circulation. Courtyards and similar facilities, which are designed and utilized primarily for pedestrian use, but through which vehicles may travel, may be considered by the Planning Commission as allowable usable open space;

3. Any area having a dimension of less than five feet; and

4. Any area having a grade of more than 15 percent.

B. The following may be counted as a part of the open space required by this section:

1. Patios or balconies which serve individual units (private open space partially or fully separated or screened from other users) and which have a minimum area of 30 square feet and a minimum dimension of five feet;

2. Uncovered swimming pools, tennis courts, and similar recreation facilities, tot lots, rear yards.

C. In projects of 25 units or greater in residential zoning districts, at least 50 percent of the total amount of open space required on any building site shall be common open space, available and readily accessible to all dwelling units on the site. (Ord. 1111, 2018)

17.20.050 Mobile home park standards.

A. In determining the desirability of permitting the development or expansion of a mobile home park in any given area, the Planning Commission and City Council shall consider the following:

1. The relationship of proposed project to the existing and proposed street network.

2. The relationship of the proposed project to public facilities, including, but not limited to, existing or proposed shopping areas, schools, and public transportation.

3. The effect of the proposed project on adjoining uses and the effect of adjoining uses on the project.

4. The general impact of the proposed mobile home park on the immediate vicinity and terrain.

5. The compatibility of the proposed park to surrounding uses and land use densities.

B. Minimum Mobile Home Park Area. One and one-half acres.

C. Maximum Building Height. One story, not to exceed 17 feet.

1. Yards at mobile home park boundaries:

a. Front Yard. Each mobile home park shall have a front yard measured from the front property line to the nearest mobile home lot line not less than 20 feet for the full width of the parcel.

b. Side and Rear Yards. Each mobile home park shall have a rear yard and side yards measured from the property line to the nearest mobile home lot line, not less than 15 feet on all sides of the parcel, except where a side or rear yard abuts a street, in which case the yard shall not be less than 20 feet.

2. Yards for individual mobile homes:

a. Mobile home trailers shall be located a minimum of five feet from the front, side and rear line of the trailer lot or trailer site.

b. Mobile home trailers shall not be located closer than 10 feet to any other mobile home trailer or building in the mobile home park.

c. Mobile home trailers or buildings in a mobile home park shall not be located within 15 feet of any front or side property line of a mobile home park site adjacent to a road or five feet from any other public easement.

1. Walls, fences and landscaping at mobile home park boundaries:

a. Required Fences and Walls. A six-foot wall or such other decorative fencing or screening of a similar nature as determined by the Planning Department shall be constructed along all boundaries adjoining other properties and 15 feet back of the property line adjacent to any public street unless otherwise approved.

b. Landscaping. All yards and incidental open space areas shall be landscaped and maintained. Landscaping shall include trees not fewer than a number determined by dividing the number 25 into the number of lineal feet of frontage abutting public streets. Said trees shall be at least 15-gallon-size specimens. An irrigation system shall be included within all landscaped areas, and other assurances given prior to the development of the mobile home park that all landscaping shall be adequately maintained.

2. Vehicular Access. Vehicular access to mobile home parks shall be from abutting major or collector streets. Vehicular access to mobile home parks from minor streets shall be prohibited.

3. Pedestrian Access. Pedestrian access into the mobile home park shall be provided by connecting the interior pedestrian pathway network with sidewalks located in the rights-of-way of perimeter streets.

4. Mobile home parks in areas of excessive slope may require additional lot area to minimize cut and fill slopes; however, where mobile home sites are graded into stepped pads, there shall be no more than a three-foot vertical elevation difference between adjoining pads whether separated by an internal access road or not.

5. Patio. A patio of suitable material, having a minimum area of 160 square feet, shall be installed as part of each mobile home lot prior to occupancy of the unit. The patio shall satisfy the requirement for usable open space so long as it has a minimum dimension of six feet.

6. Tenant Storage. A minimum of 75 cubic feet general storage locker shall be provided for each mobile home space. Storage lockers may be located on the mobile home lot or in locker compounds located within close proximity of the mobile home lot being served.

7. Internal Access Roads. Internal access roads shall be paved to a width of not less than 25 feet.

a. Internal access roads of less than 25 feet may be permitted when mobile home or orientation is toward interior open space.

b. Internal access roads shall be 33 feet in width if car parking is permitted on one side, and 41 feet in width if car parking is permitted on both sides.

c. Widths shall be measured from the face of curbs on standard curb construction and from the back of the curb on rolled curb construction.

8. Parking. Each mobile home space shall accommodate a minimum of one parking space; the park shall provide an additional 0.5 spaces per pad.

9. Sanitary Sewer. Each mobile home space shall be provided with a connection to a City sewer line, either directly or indirectly.

10. Utility Service. All utility service within a mobile home park shall be underground.

11. Recreation Open Space. There shall be provided park and recreation areas:

a. A minimum of 200 square feet of usable area per unit shall be provided in a combination of indoor and outdoor community recreation and service facilities.

b. Indoor facilities shall be provided at a minimum of 50 square feet per unit for the first 150 units, and 10 square feet for each additional unit.

i. A minimum of one parking space for every 500 square feet of indoor area, and one space for every 2,000 square feet of outdoor area shall be provided.

12. Management Office. Each mobile home park shall maintain an on-site manager. If provided as a management office, at least two parking spaces shall be provided for such office.

13. Suitable central facilities shall be provided for mail distribution.

14. No accessory building shall be constructed as a permanent part of the mobile home.

15. Refuse disposal shall be by central collection containers located behind decorative screens.

16. On-Site Landscaping. In the design of the mobile home park, the developer shall make every effort to retain existing trees. No less than 20 percent of each mobile home space shall be landscaped with plant materials, including at least one tree at least eight feet in height with a trunk diameter of at least one inch measured one foot above ground level. Tree selection shall be a part of the landscape plan review.

17. All accessory structures, including but not limited to carports, storage lockers, recreation and management buildings, and cabanas, shall be of a consistent design theme and shall be subject to the design review process.

18. Except in mobile homes existing as of July 1, 2004, no air conditioning or cooling apparatus shall be permitted above the roof line of any mobile home.

19. Storage Areas. Areas for the storage of camping trailers, boats, recreational vehicles, campers, and other such vehicles and recreational equipment shall be provided at the minimum ratio of 50 square feet of land for each mobile home space or lot. Such area shall be constructed of a dust-free, all-weather surface and shall be enclosed by a six-foot, sight-obscuring decorative fence and gate.

20. No mobile home shall be hauled to or stored within a mobile home park unless it is properly erected on a site approved for such use. (Ord. 1111, 2018)