1. R-HS (Residential – Hillside) District. The R-HS zoning district is applied to hillside areas of the city that are suitable for very-low density single-family residential and agricultural land uses. The maximum allowable density is one dwelling unit per 10 acres. The R-HS zoning district is consistent with the hillside land use designation of the General Plan.

2. R-R (Residential – Rural) District. The R-R zoning district is applied to areas where the city intends to preserve low density, single-family neighborhoods with rural character. The maximum allowable density is two dwelling units per acre. The R-R zoning district is consistent with the Rural

Residential land use designation of the General Plan.

3. R-L (Residential – Low Density) District. The R-L zoning district is applied to areas primarily suitable for detached single-family dwellings and duplexes. Clustered housing and other types of residential development may be allowed with a planned development permit (SMC 19.54.070). The minimum density for new residential construction is two dwelling units per acre and the maximum density is five dwelling units per acre. The R-L zoning district is consistent with the low density residential land use designation of the General Plan.

4. R-S (Residential – Sonoma) District. The R-S zoning district is typically applied to parcels of three acres or more in size, and is intended to provide areas suitable for a broad range of housing types, including housing affordable to low and moderate income households. The R-S zoning district is intended to promote creativity in project design, variety in lot sizes and unit types, and development that will fit in with surrounding neighborhoods. The minimum density for new residential construction is three dwelling units per acre and the maximum density is eight dwelling units per acre. Subject to use permit review, limited neighborhood-serving commercial uses may be allowed, in accordance with SMC 19.14.030, Neighborhood commercial development. The R-S zoning district is consistent with the Sonoma residential land use designation of the General Plan.

5. R-M (Residential – Medium Density) District. The R-M zoning district is applied to areas appropriate for medium density, multifamily residential development. New single-family dwellings are prohibited as of July 1, 2023, but units in existence prior to that date can continue as a legal conforming use. New accessory dwelling units and junior accessory dwelling units are allowed. The minimum density for new residential construction is seven dwelling units per acre and the maximum density is 11 dwelling units per acre. The R-M zoning district is consistent with the medium density residential land use designation of the General Plan.

6. R-H (Residential – High Density) District. The R-H zoning district is applied to areas suitable for high density residential development, particularly in areas of transition between commercial or mixed use zoning districts. New single-family dwellings and duplexes are prohibited as of July 1, 2023, but units in existence prior to that date can continue as a legal conforming use. The minimum density for new residential construction is 11 dwelling units per acre and the maximum density is 15 dwelling units per acre. The R-H zoning district is consistent with the high density residential land use designation of the General Plan.

7. R-O (Residential – Housing Opportunity) District. The R-O zoning district is applied to areas appropriate for very high density residential development. The intent of this zoning district is to provide areas suitable for low and very low income households and for high density attached housing types. Single-family dwellings and duplexes are prohibited. The minimum density for new residential construction is 15 dwelling units per acre and the maximum density is 25 dwelling units per acre. The R-O zoning district implements the housing opportunity site land use designation of the General Plan.

8. R-P (Residential – Mobile Home Park) District. The R-P zoning district is applied to the city’s three mobile home parks. Only uses consistent with the continued operation of these sites as mobile home parks are allowed. The maximum residential density is seven dwelling units per acre. The R-P zoning district is consistent with the mobile home park land use designation of the General Plan.

1. C (Commercial) District. The C zoning district is applied to areas appropriate for a range of commercial land uses including retail, tourist, office, and mixed uses. The C zoning district may accommodate multifamily dwellings but single-family dwellings and duplexes are prohibited. The maximum residential density is 20 dwelling units per acre. The C zoning district is consistent with the commercial land use designation of the General Plan.

2. C-G (Commercial-Gateway) District. The C-G zoning district is applied to the Four Corners and Verano Triangle areas, prominent commercial entrances into the city that require sensitive site design. The maximum residential density is 20 dwelling units per acre. The C-G zoning district is consistent with the gateway commercial land use designation of the General Plan.

3. Residential Component.

1. MX (Mixed Use) District. The MX zoning district is intended to allow for multifamily dwellings, both separately and in conjunction with commercial and office development, in order to increase housing opportunities, reduce dependence on the automobile, and provide a pedestrian presence in commercial areas. Under this designation, longstanding commercial and industrial uses in otherwise residential areas may be preserved and, subject to use permit review, modified or intensified. New single-family dwellings and duplexes are prohibited as of July 1, 2023, but units in existence prior to that date can continue as a legal conforming use. The maximum residential density is 20 dwelling units per acre. The MX zoning district is consistent with the Mixed Use land use designation of the General Plan.

2. Residential Component.

3. Commercial Component. In applications for new development for which a discretionary permit is required, a commercial component may be required, unless waived by the planning commission. Circumstances in which a commercial component may be waived include, but are not limited to, the following:

1. A (Agriculture) District. The A zoning district is applied to existing agricultural areas within the city. The intent of the zoning district is to protect these parcels for productive agricultural uses. The maximum residential density is one dwelling unit per 10 acres. The A zoning district is consistent with the agricultural land use designation of the General Plan.

2. Pk (Park) District. The Pk zoning district is applied to parkland of a variety of types, from intensively developed playing fields and recreational facilities (including museums and recreation centers), to natural open spaces where development is limited to trails. The Pk zoning district is consistent with the park land use designations of the General Plan.

3. P (Public Facilities) District. The P zoning district applies to areas appropriate for a variety of public and quasi-public land uses. The P zoning district is consistent with the public land use designations of the General Plan.

4. W (Wine Production) District. The W zoning district is applied to winery facilities. Only winery-related land uses are suitable for this designation. The W zoning district is consistent with the wine production land use designation of the General Plan. (Ord. 03-2023 §§ 1(A), (B), 2023; Ord. 12-2022 § 1(A), 2022; Ord. 03-2016 § 3 (Exh. C), 2016; Ord. 03-2004 § 1, 2004; Ord. 2003-02 § 3, 2003).

1. Mapping of Overlay Districts. The applicability of any overlay zoning district to a specific site is shown by the overlay zoning map symbol established by this section being appended as a suffix to the symbol for the primary zoning district on the zoning map (for example, R-L/H) or by the use of shading and other graphical means as depicted on the zoning map.

2. Allowed Land Uses, Permit Requirements, Development Standards. Except as may be provided by this development code for a specific overlay zoning district:

1. /C (Creek Setback) District. The /C overlay district is intended to preserve the environmental integrity and riparian habitat of the city’s creeks, and to ensure that new land uses near the creeks are developed safely. Development within the /C overlay district shall be evaluated in accordance with the procedures, standards and guidelines set forth in SMC 19.40.020, Creekside development.

2. /H (Historic) District. The /H overlay district is intended to preserve structures that are historically and/or culturally significant.

3. /O (Open Space) District. The /O overlay district is intended to recognize sites that are designated to remain substantially undeveloped and in a natural condition. This designation is only applicable to properties that are publicly owned or for which open space or development easements have been obtained.

4. /P (Plaza Retail) District. The /P overlay district is intended to preserve the vitality of Sonoma’s historic downtown area as a predominantly retail center.

1. Permitted subject to compliance with all applicable provisions of this development code, subject to first obtaining a zoning clearance (SMC 19.54.020), and any building permit or other administrative permit required by the municipal code. These are shown as “P” uses in the tables;

2. Allowed subject to the approval of a use permit (SMC 19.54.040), and shown as “UP” uses in the tables.

Note: where the last column in the tables (“Specific Use Standards”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this development code may also apply.

1. Single-Family Dwellings and Duplexes.

2. Nonresidential Uses and Multifamily Dwellings. Parcels serving nonresidential uses and multifamily dwellings shall be provided with a fire apparatus access road that shall be constructed to provide a minimum unobstructed width of 20 feet.

3. Structures three or more stories or structures 30 feet in height must comply with the California Fire Code Appendix D as adopted and amended by the city of Sonoma and may require wider fire apparatus access roads.

1. Vegetation Clearance. All vegetation including trees, bushes, and shrubs shall be maintained to provide a minimum unobstructed vertical clearance of 15 feet and shall be maintained above all portions of the required fire apparatus access road including required turnouts and turnarounds.

2. Physical Obstructions. Eaves, balconies, carports, garages, and other structures located above a fire apparatus access road must have an unobstructed vertical clearance height of 13 feet six inches.

1. Turnouts. All required fire apparatus access roads less than 20 feet in width and exceeding 150 feet in length shall have a turnout constructed at approximately the midpoint of the fire apparatus access road. Any fire apparatus access roads exceeding 800 feet in length shall have turnouts constructed approximately every 400 feet along the entire length of the fire apparatus access roads. Fire apparatus access roads required to have a turnout shall have a turnout that is a minimum of 22 feet wide, including the fire apparatus access road and the turnout, and 30 feet long with a minimum taper of 25 feet on each end. The length of the turnout shall be measured along the fire apparatus access road’s centerline and shall not be located on the inside of horizontal curves without approval from the fire code official.

2. Turnarounds. All required fire apparatus access roads exceeding 150 feet in length shall have a turnaround constructed within 50 feet of the structure served by the fire apparatus access road. Any fire apparatus access road longer than 1,320 feet shall have additional turnarounds located at intervals no less than 1,320 feet unless approved by the fire code official. Parking shall not be allowed in the approved turnaround locations.

1. Parcels Two Acres or Less. Only one driveway is allowed unless the city engineer determines that more than one driveway is required to accommodate traffic volumes on specific projects. Whenever a property has access to more than one street, access shall be limited to the lowest volume street, where the impact of a new access will be minimized, unless otherwise approved by the city engineer.

2. Parcels Greater Than Two Acres. Up to two driveways shall be allowed unless the city engineer determines that more than two driveways are required to accommodate traffic volumes on specific projects. Additional driveways shall not be allowed if it is determined to be detrimental to traffic flow on the adjacent street(s). Whenever a property has access to more than one street, access shall be limited to the lowest volume street, where the impact of a new access will be minimized, unless otherwise approved by the city engineer.

1. Single-Family and Duplex Residential Development. Driveway approaches on separate parcels shall be separated by at least six feet, unless a shared, single driveway is approved by the city engineer. The six-foot separation does not include the transition or wing sections on each side of the driveway; and

2. Multifamily and Nonresidential Development. Where two or more driveways serve the same or adjacent multifamily or nonresidential development, the centerlines of the driveway approaches shall be separated by a minimum of 50 feet. Exceptions to this standard shall be subject to the approval of the city engineer.

1. All driveways shall be constructed to provide a minimum of one 12-foot-wide and maximum of 14-foot-wide traffic lane. Driveways shall serve no more than three parcels, containing no more than one single-family dwelling or duplex per parcel and any number of accessory dwelling units.

2. Private roads shall serve four parcels or more. Private roads serving five dwellings or less are permitted to have a minimum unobstructed width of 20 feet. Private roads serving six dwelling units or more shall have a minimum width of 24 feet.

3. No parking is allowed within the minimum width of private roads or driveways.

1. Guidelines for Park Development. The planning commission shall make use of the following guidelines in its review of any development within which dedicated parkland is proposed:

a. Such facilities should be centrally located within the development and should be located at street frontages rather than behind lot lines (although alternative locations may be considered in order to take advantage of significant natural features).

1. Neighborhood commercial centers shall be allowed only in conjunction with new developments of 30 units or more.

2. The land area devoted to a neighborhood commercial center shall be confined to a single, defined area, that shall not exceed five percent of the total land area of the development.

3. Uses within neighborhood commercial centers shall be limited to those set forth in Table 2-1, Residential Uses and Permit Requirements, for the R-S zone.

1. Neighborhood commercial centers should be centrally located and should be easily accessible within the development to pedestrians and bicyclists.

2. Neighborhood commercial centers should incorporate public uses, such as parks.

3. Higher density residential development should be located within or adjacent to any neighborhood commercial center. (Ord. 2003-02 § 3, 2003).