1. All Zoning Districts. Except as otherwise specified, the standards of this chapter apply to all zoning districts (e.g., residential, commercial, manufacturing, etc.), and therefore are combined in this chapter.

1. All Zoning Districts. The standards of this chapter apply to all zoning districts (e.g., residential, commercial, mixed use, etc.), and therefore, are combined in this chapter.

2. Considered In Combination. These standards shall be considered in combination with the standards for each zoning district in Division II, Community Design, and for each subarea in Division III, Project Design.

3. In Case of Conflict. Where there may be a conflict, the standards specific to the zoning district shall override these general standards.

4. Compliance. All new or modified structures and uses shall comply with the standards of this chapter as determined applicable by the city planner, except as specified in Chapter 19.82 SMC, Nonconforming Structures, Uses and Parcels. (Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Detailed mapping of at least 1:100 scale showing topography, drainage features, and the creek feature(s);

2. Identification of drainage features present on site, including the direction and flow of overland flows (i.e., stormwater), material run-off from the site, immediately adjacent to the site, or otherwise relevant to the scope of the permit application;

3. The need for mitigation measures (e.g., rip-rap, energy dissipation structures or flow stabilizing devices) to keep flow velocities at predevelopment levels;

4. Other information that the city planner or reviewing staff determines is necessary to properly analyze and mitigate potential impacts of the proposed development on the creek; and

5. Presence and species of all trees along the creek corridor within the parcel, and their diameter at breast height (DBH) and including trees outside of creek setback when the canopy cover over contributes to creek habitats, as well as shrubs and herbaceous species of concern.

1. A minimum 30-foot-wide setback from the top of bank shall be required for all creeks (primary, secondary, tertiary) and wetland features, except along Sonoma Creek, where a 50-foot setback shall be required. Additional setback area may be necessary to protect sensitive environmental resources (e.g., vernal pools, seasonal and ephemeral wetlands, springs, presence of listed species, use of habitat by listed species, or due to impact or drainage impacting neighboring properties). Setbacks adjacent to creekside paths or open spaces shall be measured from the outside boundary of the path or open space.

2. No structure, fence, parking access, parking space(s), paved areas, or swimming pool shall be constructed within a creek or creekside setback area, alteration or clearing of creekside vegetation unless a variance is obtained in compliance with SMC 19.54.060, Variances.

3. No grading or filling, planting of exotic/nonnative or nonriparian plant species, or removal of native vegetation shall occur within a creek or creekside, wetland, or other setback area.

4. Where drainage improvements are required within the setback area and permitted or approved by the regulating state or federal agency, they shall be placed in the least visible locations and naturalized through the use of river rock, earthtone concrete, and landscaping with native plant materials.

5. Within creek setback areas, only permeable surfaces (e.g., wood decks, sand-joined bricks, and stone walkways) shall be utilized to minimize off-site flows and to facilitate the absorption of water into the ground.

6. Dedications, where consistent with the circulation element of the city’s General Plan and the Bicycle Plan, shall be required by the planning commission for all land use activities requiring a discretionary permit (e.g., use permits, planned development permits, etc.).

7. Public access and visibility to creeks, and the separation of residences and other uses from creeks shall be provided through the use of single-loaded frontage roads in combination with multi-use trails.

8. Development shall be oriented to creeks for access and visibility. Developments that backup to creeks are prohibited unless the creek features are a discrete portion of the stormwater system infrastructure (i.e., an open ditch with natural features and habitat benefits of a natural stream).

9. The provision of multi-purpose creekside trails and public open space is required outside of the riparian habitat area. Open space areas shall include planting for riparian enhancement with native shrubs and trees, paths and trails, lighting, benches, play and exercise equipment, and trash receptacles.

10. Creekside trails shall link to other trail and open space systems that are existing or planned in the surrounding area as shown in the circulation element of the General Plan.

11. Fences. Fencing shall not be located in the creek corridor. Fencing shall be parallel to the creek corridor, shall not bisect a creek and shall be located outside required setbacks. Fencing footings and fence structures may not encroach into creek setbacks.

12. All required regulatory agency permits (Army Corps of Engineers, California Department of Fish and Wildlife, and Regional Water Quality Control Board) shall be obtained and required as a condition of approval as applicable.

13. Land use changes within the setback area that cause an increase in impervious surfaces or sedimentation may result in channel erosion, scour, or undercutting of the creek bank or bed. This may require measures to stabilize the creek’s bank.

1. The creek bank in the vicinity of the modification has been demonstrated as being historically stable; and

2. Riparian resources will not be diminished by the modification; and

3. The regulating agency approves or waives the variance through an approved and legal permit process. (Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Type. Fixtures shall be of a type that is rectangular on a horizontal plane. The outside of the fixture, arm, and supporting pole shall be coated with a dark, low reflectance material;

2. Location. Light fixtures shall not be located closer than 10 feet to the nearest property line;

3. Height. The maximum height of the light fixtures shall be 15 feet measured from the court surface;

4. Number. Not more than one light fixture for each 900 square feet of court surface is allowed, with a maximum of eight poles and fixtures for each recreational court;

5. Supports. Light fixtures shall be supported by an arm extending at least four feet from a support pole;

6. Design. Light fixtures shall be designed, constructed, mounted, and maintained so that, with appropriate shielding, the light source is completely cut off when viewed from any point five feet or more beyond the property lines of the subject parcel. The incident light level at a property line shall not exceed one footcandle measured from finished grade to a height of 12 feet. The incident light level upon any habitable structure on an adjoining property shall not exceed 0.05 footcandle;

7. Hours of Operation. Recreational court lighting shall not be operated between 10:00 p.m. and 7:00 a.m. on weekdays and between 11:00 p.m. and 7:00 a.m. on Saturdays and Sundays;

8. Coating of Surface. In the event that an illuminated court surface is visible from another parcel, the court surface shall be treated with a low reflectance, dark-colored coating; and

9. Waiver of Provisions. Provisions of this subsection may be waived or modified by the planning commission through the approval of an exception in compliance with SMC 19.54.050. (Ord. 15-2022 § 1(A), 2022; Ord. 06-2013 § 3, 2013; amended during June 2011 supplement; Ord. 2003-02 § 3, 2003).

1. Third-Floor Residential Units. Within the commercial, gateway commercial, and mixed use zoning districts, a maximum height of 36 feet may be allowed in order to accommodate a third floor of multifamily residential development. The allowance of this additional height shall be subject to an exception, in compliance with SMC 19.54.050.

2. Elevator Penthouses and Other Roof-Mounted Structures. Roof-mounted structures for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment shall be allowed, up to a maximum of five feet above the allowed structure height. The total square footage of all structures above the allowed height shall not exceed 25 percent of the total roof area of the main structure.

3. Chimneys, Spires, Antennas, Etc. Chimneys, flag poles, antennas and similar structures shall be allowed, up to a maximum of eight feet above the allowed structure height.

4. Additional Height. Additional height or roof area may be allowed subject to the approval of an exception in compliance with SMC 19.54.050. (Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Hillside Areas and Hillside Zoning District. The standards and guidelines contained in this section apply to all uses and structures within areas that have a slope of 10 percent or greater, or areas with slopes that exceed 15 percent over 25 percent or more of the site and to all development within the hillside zoning district.

2. Basis for Slope Determinations. For the purpose of this section, slope shall be computed on the natural slope of the land before grading, as determined from a topographic map having a scale of not less than one inch equals 100 feet and a contour interval of not more than five feet.

3. Use Permit Required. New development within a hillside area shall be subject to the approval of a use permit in compliance with SMC 19.54.040.

1. Structure Height. The height of structures in a hillside area shall not exceed the maximum established by the applicable zoning district. Measurement of structure height shall be as provided in SMC 19.40.040, Structure height measurement and height limit exceptions.

2. Grading and Drainage.

3. Street Layout. To the extent feasible based on property conditions, streets shall follow the natural contours of the terrain in order to minimize the need for grading. Cul-de-sacs and loop roads are encouraged to fit the natural topography subject to the approval of the city engineer and fire department.

1. Terrain Alteration. The project shall be designed to fit the terrain rather than altering the terrain to fit the project. Development patterns that form visually protruding or steeply cut slopes for roads or lots shall be avoided.

2. Lot Pad Grading. Lot pad grading shall not exceed 5,000 square feet in total area per parcel, including access road or driveways.

3. Site and Structure Design. Site design shall utilize varying structure heights and setbacks, split-level foundations, and retaining walls to terrace structures with the direction of the slope.

4. Lot Line Locations. Lot lines shall be placed at the top of slope areas to help ensure that the slope will not be neglected by the uphill owner.

5. Design and Location of Structures.

6. Retaining Walls. Retaining walls that result in large uniform planes shall be avoided. Retaining walls shall be divided into elements and terraces with landscaping to screen them from view. No retaining wall shall be higher than five feet. When a series of retaining walls is required, each individual retaining wall shall be separated from adjacent walls by a minimum of five feet, surfaces will be planted, and drainage solutions will prevent water from cascading over the retaining walls and scouring sediments or plant materials from adjacent or lower elevation topographical features.

7. Slope Restoration. Transitional slopes shall be replanted with drought-tolerant trees, shrubs, and ground cover that are compatible with existing surrounding vegetation in order to enhance the blending of constructed and natural slopes.

8. Reduced Public Street Widths. On-street parking lanes may be omitted from public streets when the result is a substantial decrease in cutting and/or filling. Where no on-street parking is provided, off-street parking areas shall be provided to yield a ratio of two additional spaces per dwelling unit. Streets may be reduced to 24 feet in width with no on-street parking, or 32 feet in width with on-street parking on one side.

9. Preservation of Ridgelines. Ridgelines shall be preserved. Structures shall not be located closer to a ridgeline than 100 feet measured horizontally on a topographic map or 50 feet measured vertically on a cross section, whichever is more restrictive. In no case shall the roofline or any other portion of a structure extend above the line of sight between a ridgeline and any public right-of-way, whether the ridgeline is above or below the right-of-way.

1. The preservation of natural topographic features and appearances by maintaining the natural topography to the greatest extent possible;

2. The protection of natural topographic features and appearances through limitations on successive padding and terracing of building sites and the preservation of significant ridgelines, steep slopes, natural rock outcroppings, drainage courses, prominent trees and woodlands, vernal pools, and other areas of special natural terrain;

3. The utilization of varying setbacks, building heights, foundation designs, and compatible building forms, materials, and colors that help blend buildings into the terrain;

4. The utilization of clustered sites and buildings on more gently sloping terrain to reduce grading alterations on steeper slopes;

5. The utilization of building designs, locations, and arrangements that protect views to and from the hillside area;

6. The preservation and introduction of plant materials so as to protect slopes from soil erosion and slippage and minimize the visual effects of grading and construction of hillside areas; and

7. The utilization of street designs and improvements that minimize grading alterations and harmonize with the natural contours of the hillsides. (Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Setbacks. All setback and open space areas required by this development code shall be landscaped, except where a required setback is occupied by a sidewalk or driveway, or where a required setback is screened from public view and it is determined by the review authority that landscaping is not necessary to fulfill the purposes of this chapter.

2. Unused Areas. All areas of a project site not intended for a specific use (including pad sites in shopping centers held for future development) or designated as natural open space shall be landscaped unless it is determined by the review authority that landscaping is not necessary to fulfill the purposes of this chapter.

3. Parking Areas. Parking areas shall be landscaped in compliance with SMC 19.48.090, Landscaping of parking facilities.

1. General Design Standards. The following features shall be incorporated into the design of landscaped areas:

Residential: Landscaping may include drought tolerant lawn, ground cover, trees, shrubs, and other live plant materials. Landscaping may also include small amounts of accessory decorative outdoor landscape elements (e.g., ponds, fountains, sculpture, drainage and stormwater outflows and paved or decorated surfaces) excluding driveways, parking, and storage areas.

Commercial: Landscaping shall be drought tolerant consistent with the city’s low-water use landscaping ordinance. Lawn is prohibited unless part of a play area.

2. Plant Materials. Plant materials shall be selected and installed to comply with the following requirements:

1. Preliminary Landscape Plan. A preliminary landscape plan shall be submitted in conjunction with or following the approval of an application for a land use entitlement (e.g., use permit, tentative map, planned unit development), for new development, or the significant expansion or redevelopment of an existing use subject to review by the review authority.

2. Content. Preliminary landscape plans and final landscape plans shall contain information as specified in the instructions for preparing landscape plans, provided by the department. Properties where more than 2,500 square feet of impervious surface are being developed or replaced must meet the BASMAA low impact development (LID) stormwater standards to treat flows unable to be infiltrated on site, which must meet the performance standard requirement to function as designed. Sites meeting or exceeding 2,500 square feet of impervious surface and are doubling the impervious surfaces extant on the parcel must treat 100 percent of all stormwater generated on site.

3. Review and Approval. After initial application review in compliance with SMC 19.52.060, Initial application review, the review authority shall review each preliminary landscape plan to verify its compliance with the provisions of this section. The review authority may approve the submittal in compliance with this section, or may disapprove or require changes to a submittal that is not in compliance. WELO calculations are not required for the preliminary landscape plan.

4. Final Landscape Plan. Following approval of the land use entitlement, a final landscape plan shall be submitted as part of the application for a building permit. Final plans shall be approved by the city planner prior to the start of on-site construction or soil disturbance and prior to the issuance of a building permit. Projects requiring commission approval due to their size or use shall require plans be prepared by a licensed landscape architect or licensed contractor. Evidence shall also be provided that a licensed landscape contractor will be responsible for plant and irrigation installation. WELO documentation shall be submitted with the final landscape plan.

5. Landscaping installation must comply with construction standards relating to sediment and erosion control, and stormwater compliance.

1. Required open space shall be located on site.

2. Open space shall be provided as continuous, usable site elements that reinforce or enhance other aspects of the site plan, such as pedestrian networks, view corridors, and environmental features.

3. Common open space areas shall be oriented to pedestrian circulation and shall incorporate seating, enhanced paving materials, lighting, shade trees and/or trellises, and landscaping. Fountains, works of art, and similar features are also encouraged.

4. Open space areas shall be easily accessible. Common open space areas shall be readily accessible from the majority of units in the development. Private open space shall be immediately accessible from a kitchen, dining room, family room or master bedroom within the unit it serves.

5. All open space areas shall be of sufficient size to be usable by residents:

6. The orientation of private and common open space shall take advantage of natural sunlight and shall be sheltered from the noise and traffic of adjacent street or incompatible uses.

7. Open space shall provide natural and beautification benefits and reduce the heat-island effect by providing natural or constructed shade through trellising, planting of trees, and shade structures.

1. Reduced parking requirements (for pedestrian-oriented open space and amenities of an especially high quality);

2. Increased lot coverage;

3. Reduced front and street-side setbacks. (Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Required open space shall be located on site.

2. Open space shall be provided as continuous, usable site elements that reinforce or enhance other aspects of the site plan, such as pedestrian networks, view corridors, and environmental features.

3. Common open space areas shall be oriented to pedestrian circulation and shall incorporate seating, enhanced paving materials, lighting, shade trees and/or trellises, and landscaping. Fountains, works of art, and similar features are also encouraged.

4. Private open space for residential and live-work units shall be immediately accessible from a kitchen, dining room, family room or master bedroom within the unit it serves.

5. Open space areas intended for residents shall be of sufficient size to be usable by residents:

6. The orientation of private and common open space shall take advantage of natural sunlight and shall be sheltered from incompatible uses.

1. Reduced parking requirements (for pedestrian-oriented open space and amenities of an especially high quality);

2. Increased lot coverage;

3. Reduced setbacks.

1. Minor commercial development or additions involving less than 500 square feet of new building area;

2. Infill or replacement development in the downtown district. (Ord. 10-2025 § 2 (Exh. A), 2025; Ord. 15-2022 § 1(A), 2022; Ord. 05-2015 § 4, 2015; Ord. 06-2013 § 3, 2013; amended during June 2011 supplement; Ord. 2003-02 § 3, 2003).

1. Wall Height. An opaque screen consisting of plant material and a solid masonry wall or wooden fence, a minimum of six feet in height, shall be installed along parcel boundaries whenever a commercial or industrial development adjoins a residential zoning district and whenever a multifamily zoning district adjoins a single-family residential zoning district. The maximum height of the walls shall comply with the provisions of Chapter 19.46 SMC, Fences, Hedges and Walls.

2. Wall Treatment. The walls or fences shall be architecturally treated on both sides, subject to the approval of the review authority.

3. Pedestrian Access. Pedestrian access shall be provided between the commercial properties and adjoining common open area(s) within residential developments.

4. Waiver by Planning Commission. The planning commission may waive or modify the requirements for screening walls or fences if one or more of the following findings can be made:

1. Screened From Public View. Roof- or ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust, water heaters, etc.), loading docks, service yards, storage and waste areas, and utility services shall be screened from public view from adjoining public rights-of-way, and adjoining area(s) zoned for residential or open space uses, including views from above the subject project. Screening can be compatible with multi-benefit projects, including stormwater vegetated sales, bioretention, or capture.

2. Architectural Compatibility. The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, architectural style, and shall include appropriately installed and maintained landscaping subject to SMC 19.40.060, Landscape standards, and the approval of the review authority.

1. Roof-Mounted Equipment. Roof-mounted solar collector panels shall be flat, matching the roof pitch, and placed as close as possible to the surface of the roof. All plumbing, piping, and other connections shall be suitably covered with metal flashing painted to match the color of the roof.

2. Ground-Mounted Equipment. Ground-mounted solar collector panels and related equipment shall be placed no closer than five feet to any property line and shall be screened from public view. The height of ground-mounted structures, including collector panels, shall not exceed seven feet.

3. Appurtenant Equipment. Appurtenant equipment and fixtures shall be screened from public view.

1. Solid Sight-Obscuring Wall and Gate(s). Outside uses shall have a solid sight-obscuring masonry wall or wooden fence not less than six feet, or more than eight feet in height. The wall shall include sight-obscuring gates. The wall and gate(s) shall be maintained to continuously conform to this standard; and

2. All Operations Within Walled Area. Site operations in conjunction with the outdoor uses, including the loading and unloading of materials and equipment, shall be conducted entirely within a walled area.

1. Compliance. All structures shall comply with the setback requirements established by Division III of this title, Project Design, state and federal regulations, and with any special setbacks established for specific uses by this development code and by the city’s adopted Uniform Building Code.

2. Extending Over Property Lines Prohibited. Portions of a structure, including eaves or roof overhangs, shall not extend beyond a property line or into an access easement or public right-of-way.

3. Unobstructed. Each required setback area shall be open and unobstructed from the ground upward, except as provided in this section.

1. Front Setback. The required front setback shall be measured at right angles from the nearest point on the front property line to the nearest point of the wall of the structure, except as follows:

2. Side Setbacks. The side setback shall be measured at right angles from the nearest point on the side property line of the parcel to the nearest point of the wall of the structure, establishing a setback line parallel to the side property line, which extends between the front and rear yards.

3. Street-Side Setback. The side setback, on the street side of a corner parcel, shall be measured at right angles from the nearest point on the side property line adjoining the public right-of-way to the nearest point of the wall of the structure.

4. Rear Setback. The rear setback shall be measured at right angles from the nearest point on the rear property line of the parcel to the nearest point of the wall of the structure, establishing a setback line parallel to the rear property line, which extends between the side yards, except:

b. Where the side property lines converge to a point, a line five feet long within the parcel, parallel to and at a maximum distance from the front property line, shall be deemed to be the rear property line for the purpose of determining the depth of the required rear setback.

1. Balconies, Porches, and Stairways. The following setback standards shall apply to balconies, porches, and stairways:

2. Canopies, Chimneys/Fireplaces, Cornices, Eaves, and Roof Overhangs. Cantilevered architectural features on the main structure, including bay windows, canopies, chimneys/fire places up to eight feet in width, cornices, eaves, fireplaces, roof overhangs, and solar devices may extend up to three feet into a required setback, but not closer than three feet to a side or rear property line.

3. Setback Requirements for Specific Structures and Equipment.

1. Signs, Awnings and Canopies. Subject to the approval of the historic preservation commission in accordance with SMC 19.54.080, Design review, signs, awnings, and similar nonpermanent structures may project into the public right-of-way. The minimum clearance of such structures shall be seven feet and the minimum distance from an adjoining curb or street edge shall be three feet. Supporting posts or columns shall not be permitted under this provision.

2. Balconies and Building Projections. Subject to the approval of the planning commission in accordance with SMC 19.54.040, Use permits, balconies and other permanent building features may project into a public right-of-way. The minimum clearance of such structures shall be eight feet and the minimum distance from an adjoining curb or street edge shall be three feet. Supporting posts or columns shall not be permitted under this provision.

3. Posts, Columns, and Supports. Subject to the approval of the city council through the review of an encroachment permit, posts, columns and other permanent building features may be permitted within the public right-of-way. Such features shall not impede pedestrian access and shall be set back a minimum of three feet from any adjoining public street.

1. Structures. Yards and required setback areas shall not be occupied by structures other than:

2. Use. The use of yards and required setback areas shall be limited to the following:

3. Storage. Front or street-side yards and setbacks shall not be used for the storage of garbage, rubbish, debris, parts, building materials (except in the course of permitted construction), or inoperable motor vehicles, except for screened storage facilities, such as building materials yards, allowed through a use permit in the commercial and mixed use zones.

4. Maintenance. Setbacks and yards shall be maintained so as to be free from garbage and debris and accumulations of refuse and yard waste. No yard or setback area shall be maintained in a manner that supports or attracts concentrations of vermin or feral animals. (Ord. 10-2025 § 2 (Exh. A), 2025; Ord. 15-2022 § 1(A), 2022; Ord. 06-2013 § 3, 2013; amended during June 2011 supplement; Ord. 2003-02 § 3, 2003).

1. Unbuilt space between buildings;

2. View opportunities created from undeveloped lots;

3. Airspace created from public parks and open spaces;

4. Open spaces created from the deliberate spacing of buildings on the same lot or adjacent lots; and

5. Development in hillside areas, especially near ridgelines, shall comply with the standards in SMC 19.40.050, Hillside development. (Ord. 10-2025 § 2 (Exh. A), 2025; Ord. 15-2022 § 1(A), 2022; Ord. 2003-02 § 3, 2003).

1. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.

2. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

3. Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This subsection does not apply to sites excluded from the specified hazard zones by a local agency, pursuant to subdivision (b) of Government Code Section 51179, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development. Two-unit residential developments shall not be permitted within the very high fire hazard severity zones, unless existing building standards within very high fire hazard zones include the high fire construction standards adopted or enforced by the city, as determined by the building official or the fire marshall. No variance or modification to any fire code requirements or high fire construction standards shall be permitted.

4. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.

5. Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code.

6. Within a special flood hazard area subject to inundation by the one percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that local government that is applicable to that site. A development may be located on a site described in this subsection if either of the following are met: (a) The site has been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or (b) the site meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.

7. Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency unless the development has received a no rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that local government that is applicable to that site.

8. Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the Federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531, et seq.), or other adopted natural resource protection plan.

9. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the Federal Endangered Species Act of 1973 (16 U.S.C. Section 1531, et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).

10. Lands under conservation easement.

1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to moderate, low, or very low incomes;

2. A rent-controlled unit;

3. A unit that has been occupied by a tenant within the past three years; or

4. A parcel or parcels on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code to withdraw accommodations from rent or lease within 15 years before the date of the application submittal.

5. Nonconforming Development. Sites already developed with two or more existing residential units, nonresidential uses, or mixed-use, shall not use the provisions of this section to add floor area, add residential units, or make any other alterations to the buildings or site otherwise prohibited by this chapter, unless the development complies with all the standards of this chapter.

6. Adverse Impacts. Sites the director finds that the proposed development would have a specific, adverse impact on public health and safety or the physical environment that cannot be feasibly mitigated or avoided. (Ord. 01-2025 § 2 (Exh. A), 2025; Ord. 13-2021 § 2, 2021).

1. Allowed Uses. The only uses allowed on parcels on which two-unit residential development is permitted and, in the units, created under a two-unit residential development shall be residential uses and may not be used for rentals of less than 30 days, and rental terms shall not allow termination of the tenancy prior to the expiration of at least one 31-day period occupancy by the same tenant.

2. Minimum Lot Size. The minimum size of any parcel on which a two-unit residential development is permitted is 1,200 square feet.

3. Maximum Floor Area. Maximum floor area ratio for a two-unit residential development shall be that specified for the zoning district in which the two-unit residential development is located.

4. Height. Maximum height for a two-unit residential development shall be that specified for the zoning district, however any portion of a new dwelling unit constructed within a reduced setback from the underlying zone shall be permitted to build to a maximum 16 feet in height. In no case shall the building exceed the height of the underlying zone to allow the development of two 800-square-foot units, when it is feasible to modify other development standards to allow the development.

5. Site Coverage. Maximum site coverage for a two-unit residential development shall be that specified for the zoning district in which the two-unit residential project is located. “Site coverage” means the percentage of total site area occupied by structures (including but not limited to the residential units, garage, all accessory buildings, and decks over 18 inches above grade), and areas necessary for the ingress, egress, outdoor parking, and circulation of motor vehicles.

6. Setbacks. Setbacks for a two-unit residential development shall be that specified for the zoning district, however setbacks from the side and rear lot property lines shall be no less than four feet, except in the case of existing structures or structures constructed in the same location and to the same dimensions as an existing structure.

7. Building Form.

8. Off-Street Parking.

9. Access to a Public Street. Every dwelling unit shall have permanent means of access to a public street. When automobile parking is required or proposed, vehicular access to a public street or alley shall be provided by a driveway that complies with the minimum width, slope, materials, and other standards consistent with the California Fire Code and Chapter 12.12 SMC.

10. Storm Water Management. Two-residential unit development must comply with the city’s storm water runoff requirements pursuant to Chapter 13.32 SMC (Stormwater Management and Discharge Control).

11. Landscaping. A complete application for a two-unit residential permit shall include a landscape plan which must comply with the city’s water efficient landscaping ordinance (Chapter 14.32 SMC) and SMC 19.40.060 (Landscape standards), 19.40.070 (Open space for multifamily residential projects), 19.40.100 (Screening and buffering), and Chapter 19.46 SMC (Fences, Hedges and Walls).

12. Outdoor/Common Space. Outdoor/common space for a two-unit residential development shall be that specified for the zoning district.

13. Utilities. Private underground utility services, including municipally supplied water, sewer, gas, electricity, cable TV and telephone, shall be available for extension to and connection with all units in a two-unit residential development. All dwelling units in a two-unit residential development must be able to connect and shall connect to municipally supplied water, sewer, gas, and electricity services. All existing and proposed utility distribution facilities (including electric, telecommunications and cable television lines) installed in and for the purpose of supplying service to any dwelling unit(s) proposed as part of a two-unit residential project shall be installed underground. Equipment appurtenant to underground facilities, including surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts, shall also be underground. (Ord. 01-2025 § 2 (Exh. A), 2025; Ord. 13-2021 § 2, 2021).

1. The project proposes creation of more than two units total as described in this chapter.

2. The urban lot split does not meet the requirements of SMC Title 19, Integrated Development Regulations and Guidelines.

3. Based on a preponderance of the evidence, the building official finds that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Government Code Section 65589.5, upon public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. (Ord. 01-2025 § 2 (Exh. A), 2025).

1. Initiation of Designation. Designation of an historical resource may be initiated by the historic preservation commission or by the owner of the property that is proposed for designation. Applications for designation originating from outside the commission must be accompanied by such historical and architectural information as is required by the commission to make an informed recommendation concerning the application, together with the fee set by the city council.

2. Review, Notice and Hearing. The historic preservation commission shall conduct a public hearing on a nomination for local historic resource designation. Notice of the public hearing shall be provided, and the hearing shall be conducted in compliance with Chapter 19.88 SMC (Public Hearings), including mailed notice to the owners of any property proposed for such designation.

3. Findings, Decision. Following a public hearing, the historic preservation commission may approve or disapprove a nomination for designation as a local historic resource. The commission shall record the decision and the findings upon which the decision is based. The historic preservation commission may approve such designation only if it finds that the resource meets at least one of the following criteria:

1. Initiation of Designation. The designation of a local historic district may be initiated by the city council or the historic preservation commission.

2. Requirements for Designation. The designation of a local historic district is subject to finding by the review authority that all of the following requirements are met:

3. Historic Preservation Commission Hearing and Recommendation. The historic preservation commission shall conduct a public hearing on a nomination for local historic resource district. Notice of the public hearing shall be provided, and the hearing shall be conducted in compliance with Chapter 19.88 SMC (Public Hearings), including mailed notice to the owners of any property proposed for such designation. Following the public hearing, the commission shall recommend approval in whole or in part or disapproval of the application for designation in writing to the city council, setting forth the reasons for the decision. The historic preservation commission may approve a recommendation for a local historic district only if it makes the findings set forth in subsection (B) of this section.

4. City Council Hearing and Decision. The city council shall conduct a public hearing on a nomination for local historic district. Notice of the public hearing shall be provided, and the hearing shall be conducted in compliance with Chapter 19.88 SMC (Public Hearings), including mailed notice to the owners of any property proposed for such designation. Following the public hearing, the city council shall by resolution approve the recommendations in whole or in part, or shall by motion disapprove them in their entirety. The city council may approve a designation as a local historic district only if it makes the findings set forth in subsection (B) of this section. If the city council approves a local historic district, notice of the decision shall be sent to property owners within the district.

1. Officially Designated Structures. Those structures of officially designated historical significance as indicated by (a) listing with the State Office of Historic Preservation, or (b) listing as a locally significant historic resource, regardless of whether they are located within the historic overlay zone.

2. Structures with Potential Historical Value. In addition to officially designated structures, there are other structures that may have historical value because of their age (usually more than 50 years old), and their contribution to the overall historic character of the community due to their unique architectural scale and style, use of design details, form, materials, or proportion, as may be documented through listing on the Sonoma League for Historic Preservation’s inventory of historic structures. Such structures shall only be eligible for adaptive reuse if located within the historic overlay zone and shall not be eligible for consideration as a vacation rental.

1. Residential Uses and Densities.

2. Nonresidential Uses.

1. Enhance, perpetuate, preserve, protect, and restore those historic districts, neighborhoods, sites, structures, and zoning districts which contribute to the aesthetic and cultural benefit of the city;

2. Stabilize and improve the economic value of historic districts, neighborhoods, sites, structures, and zoning districts;

3. Preserve diverse architectural design reflecting phases of the city’s history, and encourage design styles and construction methods and materials that are compatible with the surrounding neighborhood(s);

4. Promote and encourage continued private ownership and utilization of structures now so owned and used; and

5. Substantially comply with the applicable Secretary of the Interior Standards and Guidelines for the Treatment of Historic Properties as well as the applicable requirements and guidelines of this chapter.

The following additional finding is required for applications for adaptive reuse as a vacation rental:

6. Restore and rehabilitate a historic structure and/or property, excluding second units, which is listed or eligible for listing on the State Register of Historic Places, that has fallen into such a level of disrepair that the economic benefits of adaptive reuse are necessary to stem further deterioration, correct deficient conditions, or avoid demolition as implemented in the conditions of project approval. (Ord. 03-2016 § 1 (Exh. A), 2016; Ord. 06-2013 § 2(A) (Exh. B), 2013; Ord. 06-2009 §§ 1 – 3, 2009; Ord. 2003-02 § 3, 2003. Formerly 19.42.020).

1. General Rehabilitation Principles.

2. Doors.

3. Exterior Materials.

4. Ornamentation and Trim.

5. Porches and Stairs.

6. Roofs.

7. Windows.

1. Site Plan Considerations. Additions should be carefully placed to minimize changes in the appearance of the structure from the public right-of-way. Whenever possible, additions should be placed to the side or rear of the structure and should not obstruct the appearance of the structure from the public right-of-way.

2. Architectural Compatibility.

3. Roof Pitch and Style.

4. Second-Story Additions.

1. Site Plan Considerations.

2. Architectural Considerations.

3. Single-Family Residences.

4. Sustainable Construction Techniques.

5. Accessory Structures.

1. Allowed Uses. Allowed uses shall comply with Chapter 19.10 SMC (Zones and Allowable Uses).

2. Minimum Lot Size. The minimum size of any parcel shall be that specified for the zoning district in which the project is located.

3. Affordable Housing.

4. On-Site Manager. Rental multifamily development projects of 11 units or more shall include a permanent on-site unit dedicated to an on-site manager.

1. Neighborhood Compatibility.

2. Orientation.

3. Site Design.

4. Parking.

1. General.

2. Height.

3. Structure Entries.

4. Street-Facing Facade Transparency. Mixed-use structures with ground floor retail shall have windows that make up a minimum of 60 percent of the ground floor frontage.

5. Wall Modulation. Blank walls (walls without windows, recessed entryway or porch, or articulation) shall not exceed 20 feet in length. Walls that are not visible from public streets and neighboring residences are excluded from this requirement.

6. Open Space and Common Areas.

7. Landscaping.

8. Lighting.

9. Fences, Walls, and Hedges.

10. Utilities.

11. Refuse.

12. Screening. Refuse enclosures shall not be located within the front setback and shall be screened from view of the street behind opaque landscaping or fencing reaching a minimum of six feet in height. (Ord. 08-2022 § 3(A), 2022).

1. Existing residences that are altered, improved, restored, repaired, expanded or extended; provided, that the number of dwelling units is not increased and that the existing floor area of the dwelling is not increased by 850 square feet or more. These units will be subject to a fee per square foot for any increase in square footage greater than 850 square feet.

2. New dwelling units of 850 square feet or less.

3. Accessory dwelling units (ADUs) constructed pursuant to SMC 19.50.090 (Accessory dwelling units).

1. A development containing five or more parcels or units shall provide the following affordable housing units:

2. A development containing four or fewer parcels or units shall pay a fee pursuant to SMC 19.44.030 – In-lieu fees.

1. Timing of Construction. Affordable units shall be constructed concurrently with the other units in the project. Where construction phasing is necessary, each phase shall provide the same ratio of lower or moderate income units to the market rate or other unrestricted units in the phase as that required for the development as a whole.

2. Location Within Overall Development. Affordable units shall be integrated into the overall project design and distributed throughout the development.

3. Unit Size.

4. Exterior Appearance. Exterior appearance and quality of the affordable units shall be the same as the market-rate units, with exterior materials and appointments similar to, and architecturally compatible with, the market-rate units in the development.

5. Upgrades. A developer shall not offer upgrades of materials to renters or buyers of affordable dwelling units where the upgrades would increase the total price paid by the buyer to the developer, or total rent paid by the tenant, for the affordable dwelling unit to above the specified affordable rent or sales price.

6. Residents of inclusionary units shall have access to the project’s common open spaces or recreational amenities.

7. Accessory dwelling units shall not be counted toward meeting a project’s inclusionary housing requirements.

8. Inclusionary units may be for-sale or rental units. This determination shall be stated in the project narrative and noted on the site plan reviewed and approved by the planning commission. A rental project shall provide rental affordable housing units and an ownership project shall provide ownership affordable housing units. Conditions of approval regarding the affordable housing units shall clearly identify if the units are for-sale or rental units. (Ord. 06-2021 § 1, 2021; Ord. 02-2014 § 1 (Exh. A), 2014; Ord. 2003-02 § 3, 2003).

1. Minimum Percentage Required. The density bonus allowed by this chapter shall consist of a percentage increase in the number of dwelling units normally allowed by the General Plan designation and zoning district applicable to the parcel as of the date of filing for the development project application. The percentage increase shall be calculated in accordance with Government Code Section 65915(f). Inclusionary units required pursuant to SMC 19.44.020 shall be included when calculating a density bonus.

2. Only One. A single development project shall not be granted more than one density bonus in compliance with this chapter.

1. Reduction in Standards. A modification (reduction or increase) of the site development standards of this development code (e.g., parking design requirements, setbacks, site coverage, zero lot line and/or reduced parcel sizes, etc.) that would result in identifiable, financially sufficient, and actual cost reductions;

2. Mixed Use Zoning. Approval of mixed use zoning in conjunction with the residential development project if nonresidential land uses would reduce the cost of the project, and the nonresidential land uses would be compatible with the project and surrounding development;

3. Other Incentives. Other regulatory incentives or concessions proposed by the developer or the city that would result in identifiable, financially sufficient, and actual cost reductions; and

4. Alternative Parking Ratios. Use of the parking ratios that result in a parking reduction in excess of that provided in the parking standards set forth in Government Code Section 65915(c). (Ord. 06-2021 § 1, 2021; Ord. 02-2014 § 1 (Exh. A), 2014; Ord. 2003-02 § 3, 2003. Formerly 19.44.030).

1. Number and Duration. The number of, and duration of the affordability for, the affordable units;

2. Monitoring Affordability. The method in which the developer and the city are to monitor the affordability of the subject affordable units and the eligibility of the tenants or owners of those units over the period of the agreement;

3. Marketing of Units. The method in which vacancies would be marketed and filled;

4. Location and Type. A description of the location and unit type (bedrooms, floor area, etc.) of the affordable units within the project; and

5. Standards for Incomes and Rents/Sales Prices. Standards for maximum qualifying household incomes and standards for maximum rents or sales prices consistent with the most recently adopted affordability policies of the city of Sonoma and Section 50053 of the Health and Safety Code. (Ord. 01-2023 § 1(C), 2023; Ord. 06-2021 § 1, 2021; Ord. 03-2016 § 5, 2016; Ord. 02-2014 § 1 (Exh. A), 2014; Ord. 2003-02 § 3, 2003. Formerly 19.44.040).

1. A site plan showing the total number and location of all proposed housing units and the number and location of proposed housing units which qualify the housing development for density bonus housing units.

2. The manner in which the applicant shall satisfy the affordability requirements for the housing units which qualify the housing development for density bonus units.

3. A description of any requested incentives and concessions, waivers or modification of development standards, or modified parking standards. For all incentives and concessions, except mixed use development, the application shall include evidence that the requested incentives and concessions result in identifiable, financially sufficient, and actual cost reductions. For waivers or modifications of development standards, the application shall include evidence that the waiver or modification is necessary to make the housing units economically feasible and that the development standard from which a waiver or modification is requested will have the effect of precluding the construction of the housing development at the densities to which the applicant is entitled pursuant to this article and with the concessions and incentives permitted by this chapter.

1. All ADUs permitted before January 1, 2020, are subject to the owner-occupancy requirement that was in place when the ADU was permitted.

2. All JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement of this subsection does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization.

1. The ADU or JADU may not be sold separately from the primary dwelling.

2. Owner-occupancy is required for parcels with a JADU, consistent with subsection (E)(2) of this section.

4. The deed restriction runs with the land and may be enforced against future property owners.

5. The deed restriction is enforceable by the planning and community services director or his or her designee for the benefit of the city. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit. (Ord. 04-2023 § 1(B), 2023).

1. The maximum size of a detached or attached ADU requiring an ADU permit is 850 square feet for a studio or one-bedroom unit and 1,000 square feet for a unit with two bedrooms. No more than two bedrooms are allowed.

2. Application of other development standards may further limit the size of the ADU, but the application of development standards that impose limits on lot coverage, floor area ratio, open space, front setbacks, and minimum lot size shall not require an attached or detached ADU to be less than 800 square feet with a minimum four-foot side and rear yard setback.

1. No setback is required for a legally constructed existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as a legally constructed existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit.

2. A minimum setback of four feet from the side and rear lot lines is required for detached and attached ADUs.

3. Front and street-side setbacks shall comply with those established in the zoning district where the parcel is located. Detached accessory dwelling units shall comply with front and street-side setback restrictions for accessory structures while attached accessory dwelling units shall comply with front setback restrictions for primary structures. However, where the imposition of front or street-side setbacks under this subsection would prohibit the development of an ADU of at least 800 square feet on the parcel, front and street-side setbacks shall be a minimum of four feet.

1. Lots With an Existing or Proposed Single-Family Dwelling Unit.

2. Lots With a Proposed or Existing Duplex or Multifamily Dwelling Unit.

1. Impact Fees.

2. Utility Fees.

1. ADU Established from Existing Converted Space – Single-Family. Only one ADU or JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:

2. New Detached ADU – Single-Family. One detached, new-construction ADU on a lot with a proposed or existing primary residence (in addition to any JADU that might otherwise be established on the lot under subsection (A)(1) of this section), if the detached ADU satisfies the following limitations:

3. ADU Established From Existing Converted Space – Multifamily. ADUs may be created within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. At least one converted ADU is allowed within an existing multifamily dwelling, and up to 25 percent of the existing multifamily dwelling units may each have a converted ADU under this subsection.

4. New Detached ADU – Multifamily and Duplexes. No more than two detached ADUs on a lot that has an existing or proposed duplex or multifamily dwelling if each detached ADU satisfies the following limitations:

1. Except as allowed under subsection (A) of this section, no ADU may be created without a building permit and an ADU permit in compliance with the standards set forth in SMC 19.45.030 (General ADU and JADU requirements) and 19.45.040 (ADU permit development standards).

2. The city may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the city’s ADU ordinance. The ADU permit processing fee is determined by the planning and community services director and approved by the city council by resolution.

1. An ADU permit is considered and approved ministerially, without discretionary review or a hearing.

2. The city must approve or deny an ADU permit application or building permit application to create an ADU or JADU within 60 days from the date that the city receives a completed application, unless either:

1. Revocation of the ADU or JADU permit;

2. Where an ADU or JADU has been improperly terminated and is being used as habitable space for the primary dwelling, removal of the floor area serving as habitable space may be required; and

3. In any civil enforcement action, the city is entitled to recover attorneys’ fees and costs from an owner who is determined to have an illegal ADU or JADU, or is in violation of this chapter. (Ord. 04-2023 § 1(B), 2023).

1. That the fence will be compatible with the design, appearance, and physical characteristics of the site and other existing structures in the surrounding neighborhood;

2. That the height, orientation, and location of the fence is in proper relation to the physical characteristics of the site and surrounding properties;

3. That the fence will be a planned architectural feature and would not dominate the site or overwhelm surrounding properties, structures, or passersby; and

4. That the fence will be of sound construction and located so as not to cause a safety hazard.

1. Wall for a Cut in Grade. Where a retaining wall protects a cut below the finished grade and is located on a front, side, or rear property line, the retaining wall may be topped by a fence or wall of the same height that would otherwise be allowed if no retaining wall existed.

2. Wall for a Fill of Grade. Where a retaining wall contains a fill, the height of the retaining wall shall be considered as contributing to (counting towards) the allowable height of a fence or wall.

3. Safety Protection. Regardless of the height of the retaining wall, an open-work, non-view-obscuring fence may be erected at the top of the retaining wall for safety protection to a maximum height of 42 inches.

1. Setback. Where a wall or fence is located in a required setback area adjacent to a retaining wall containing a fill, in compliance with SMC 19.40.110, Setback regulations and exceptions, the wall or fence shall be set back from the retaining wall a distance of one foot for each one foot in height.

2. Landscaping. The area between the wall or fence and the retaining wall shall be landscaped and continuously maintained in good condition. (Ord. 2003-02 § 3, 2003).

1. Variations. To allow for variation in topography, the height of a fence or wall may vary up to six inches.

2. Average Finished Grade. The variation shall be dependent on the average finished grade which shall be determined by adding to the lowest grade adjacent to the fence or wall, one-half of the difference in elevation of the grade on each side of the fence.

3. Maximum Height. The average height of a fence or wall shall not exceed the maximum height allowed. (Ord. 2003-02 § 3, 2003).

1. Uniformity Required. Fence or wall designs should be consistent throughout a multifamily or nonresidential development, or single-family subdivision, although multiple designs may be employed in large projects.

2. Mix of Materials Required. The design should include a mix of materials and finishes that are compatible with the overall design of the project.

3. Articulation Required. Perimeter fences and walls adjoining public rights-of-way should be articulated. (Ord. 10-2025 § 2 (Exh. A), 2025; Ord. 06-2013 § 3, 2013; amended during June 2011 supplement; Ord. 2003-02 § 3, 2003).