This article provides standards for specific residential land uses in all zones.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. An attached or a detached residential dwelling unit that provides complete independent living facilities for one (1) or more persons and is located on a lot with a proposed or existing primary residence. An ADU shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the single-family or multifamily dwelling is or will be situated. An ADU may be an efficiency unit, as defined in state Government Code § 65852.2; or a manufactured home, as defined in state Government Code § 65852.2.

B.

Standards.

1.

See Section 26-88-060 (Accessory Dwelling Units).

(Ord. No. 6352, § V, 9-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A single dwelling unit occupied by a caretaker for a seasonal agricultural employee housing project with housing for at least six (6) employees when no other permanent residences exist on the property.

B.

Permits. A Zoning Permit is required.

C.

Standards. Seasonal farmworker housing having accommodations for at least six (6) workers may have a single caretaker unit per parcel occupied year-round, provided that:

1.

the property meets the criteria for an agricultural employee housing unit; and

2.

there are no other permanent residences on the property.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A dwelling unit for full-time, year-round agricultural employees located at a location owned by the agricultural employer.

B.

Standards.

1.

Number of Units Allowed. One (1) dwelling unit for full-time agricultural employees is allowed for each of the following agricultural uses conducted on the site:

a.

At least fifty (50) dairy cows, dairy sheep, or dairy goats.

b.

At least twenty (20) acres of grapes, apples, pears, prunes.

c.

At least twenty thousand (20,000) broilers, fifteen thousand (15,000) egg-layers or three thousand (3,000) turkeys.

d.

At least one hundred (100) non-dairy sheep, goats, replacement heifers, beef cattle, or hogs.

e.

At least thirty (30) mature horses.

f.

Wholesale nurseries with a minimum of either one (1) acre of propagating greenhouse or outdoor containers or three (3) acres of field-grown plant materials,

g.

Any other agricultural use which the director determines to be of the same approximate agricultural value and intensity as paragraphs (a) through (f) of this section.

2.

Construction Type. The dwelling unit may be a conventionally built home or a manufactured home with or without a permanent foundation. Manufactured homes without a permanent foundation require a zoning permit. The zoning permit shall be subject to the following standards:

a.

The manufactured home must be at least twelve feet (12') in width except those that are owned and occupied on the effective date of the ordinance codified in this chapter.

b.

The manufactured home must be skirted. All skirting shall be of a type approved by the state of California.

c.

The manufactured home must have either a garage, carport or awning with a minimum dimension of ten feet (10') by twenty feet (20') for covered parking.

3.

Water Scarce Areas. Agricultural employee units may be established within designated class 4 water-scarce areas only where a hydrogeology report certifies that the establishment and continuation of the additional residential use will not have significant adverse impacts on local or cumulative groundwater availability or yield.

4.

Affidavit. Prior to the issuance of a building permit or zoning permits for the unit, the property owner shall place on file with the department an affidavit that the unit will only be used to house persons employed on the premises for agricultural purposes.

5.

Covenant. A covenant shall be recorded, in a form satisfactory to county counsel, which acknowledges that in the event that the agricultural use is terminated on the property, the agricultural employee dwelling becomes a nonconforming residential use.

6.

Lot Transfers. In the LIA, LEA, and DA zones, an agricultural employee unit may be transferred to a lot that is under the same ownership and in the same zone as the subject property. The transfer requires a use permit. The unit must be placed on the receiving parcel closer to the primary dwelling unit than to the property line.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Housing used by agricultural employees for one hundred eighty (180) days or less in a year in compliance with California Code of Regulations Title 25.

B.

Standards.

1.

See Section 26-88-010(l).

2.

Must conform to all public health, building, and fire safety criteria established the board of supervisors.

C.

Deviation from Standards. Seasonal agricultural employee housing that does not meet the road access, occupancy or setback standards of Section 26-88-010(l) are allowed with a use permit.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A camp area with recreational vehicles and/or travel trailers for employees who require short term housing due to the temporary or seasonal nature of the agricultural activity.

B.

Standards.

1.

No more than one (1) camp per property with up to four (4) vehicles and/or travel trailers.

2.

My only be located on the site of a bona fide agricultural enterprise and may only house persons solely employed on that site.

3.

Maximum duration: ninety (90) days per year.

4.

Camps are subject to applicable septic regulations.

5.

Recreational vehicle and/or travel trailers must be immediately removed from the site when it is no longer occupied by agricultural employees;

6.

The property owner shall place on file with the department an affidavit that the vehicle and/or travel trailers will only be used to house persons employed on the premises for agricultural purposes.

C.

Deviation from Standards. Temporary farm worker camps that do not comply with the above standards are subject to a use permit.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Housing used by agricultural employees for more than one hundred eighty (180) days in a year in compliance with California Code of Regulations Title 25.

B.

Standards.

1.

See Section 26-88-010(o).

2.

Must conform to all public health, building, and fire safety criteria established the board of supervisors.

C.

Deviation from Standards. Year-round and extended seasonal farmworker housing that does not meet the road access, occupancy limits, parcel size or setback standards of Section 26- 88-010(o) are allowed with a use permit.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A residence that is accessory to a non-residential primary use of the site where needed for security or 24-hour care or supervision.

B.

Standards.

1.

LC zone:

a.

Allowed only outside of urban service areas.

b.

Lot may not already contain a residence.

2.

AS zone: Allowed only outside of urban service areas.

3.

K zone: Lot may not already contain a residence.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Shared living quarters, such as boarding houses and dormitories, where individual rooms or sleeping spaces are rented for occupancy of thirty (30) days or more. Congregate housing facilities typically have a resident manager but do not provide institutional supervision or intensive health care.

1.

Small congregate housing: Serving six (6) persons or less.

2.

Large congregate housing: Serving more than six (6) persons.

B.

Standards.

1.

Design review required for large congregate housing.

2.

RR zone:

a.

Small congregate housing must be located within an urban service area.

b.

Large congregate housing must be served by public sewer.

3.

R2 and R3 zone: Small congregate housing allowed only on lots eight thousand (8,000) square feet or more.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. An enterprise in a private home where food products are prepared and/or packaged for sale to consumers as allowed by California Health and Safety Code Section 113758, 11837, and 114365.

B.

Standards.

1.

Must have current food service permits from Sonoma County Environmental Health and must comply with Health and Safety Code Sections 113758, 11837, and 114365.

2.

One (1) cottage food employee is permitted in addition to the onsite resident cottage food operator.

3.

Annual sales may not exceed fifty thousand dollars ($50,000.00).

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Small-scale, clustered housing units that are comparable in scale and intensity to single-family residential uses in the surrounding neighborhood.

1.

Includes: Conversion of an existing single-family dwelling to attached cottage housing, detached cottage housing with small, detached units clustered around common open space and designed with a coherent concept.

B.

Standards.

1.

See Section 26.88.063 (cottage housing developments).

2.

R1 and R2 zones: Up to three (3) cottages per property allowed by right. Four (4) or more cottages requires a use permit.

3.

R1 and R2 zones: Allowed only on lots eight thousand (8,000) square feet or more.

(Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A residential structure with separate dwelling units for three (3) or more families, each with its own entrance and independent permanent provisions for living, sleeping, eating, cooking, and sanitation.

B.

Standards.

1.

Permanent foundation required.

2.

A single family dwelling with a junior accessory dwelling unit and accessory dwelling unit is not considered a multi-family dwelling.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A residential structure designed for occupancy by one (1) household with permanent provisions for living, sleeping, eating, cooking, and sanitation.

a.

Includes: Prefabricated, factory-built and manufactured homes.

B.

Standards.

1.

Permanent Foundation Required. Except as allowed by Section (B)(2) below, all single-family dwellings must be on a permanent foundation.

2.

Single-Family Dwellings without a Permanent Foundation. The following standards apply in the LIA, LEA, DA, RRD, and AR zones

a.

No more than one (1) single-family dwelling per property may be a manufactured home without a permanent foundation.

b.

A manufactured home without a permanent foundation requires a zoning permit.

c.

A zoning permit for a manufactured home without a permanent foundation shall be subject to the following standards:

(1)

The manufactured home must be at least twelve feet (12') in width except those that are owned and occupied on the effective date of the ordinance codified in this chapter.

(2)

The manufactured home must be skirted. All skirting shall be of a type approved by the state of California.

(3)

The manufactured home must have either a garage, carport or awning with a minimum dimension of ten feet (10') by twenty feet (20') for covered parking.

3.

Commercial Lots with Commercial Use. On lots with an existing or proposed commercial use in the CO and C1 zones, one (1) dwelling unit is allowed if compatible with and secondary to the commercial use.

4.

Commercial Lots without Commercial Use. On lots without an existing or proposed commercial use in the CO, C1, C2, C3, and LC zones, one dwelling unit is allowed only if all of the following apply:

a.

The property is not located within a redevelopment project area identified on the general plan land use map.

b.

The property has constraints or is of such a size as to make it infeasible to develop with the commercial uses allowed by zoning.

c.

The unit complies with setbacks, building heights and other standards of the applicable zoning district.

d.

The unit meets other conditions resulting from the application review process.

5.

K Zone. On lots in the K zone without a commercial or recreational use, one (1) dwelling unit is allowed if all of the following apply:

a.

The dwelling is expressly allowed by general plan planning area policy.

b.

The habitable portion of the dwelling is not located within the FEMA 100-year flood elevation or is built so as not to be affected by flooding.

c.

The property has constraints or is of such a size as to make it infeasible to develop with the commercial uses allowed by the zoning code.

d.

The dwelling complies with setbacks, building heights and other standards of the applicable zone.

e.

The property is adjacent to a parcel with a dwelling unit or is located in an area predominantly developed with residential uses.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A single residential structure containing two (2) separate dwelling units, each with its own entrance and independent permanent provisions for living, sleeping, eating, cooking, and sanitation.

1.

Includes: Prefabricated and manufactured homes

2.

Excludes: Single-family dwelling with attached accessory dwelling unit.

B.

Standards.

1.

PC zone: Allowed only on lots six thousand (6,000) square feet or more with a width of sixty feet (60') or more.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A facility providing daytime supervision and care for children in the provider's own home for periods of less than twenty-four (24) hours.

1.

Large family day care home: Provides care to nine (9) to fourteen (14) children, including children under the age of twelve (12) who reside at the home.

2.

Small family day care home: Provides care to eight (8) or fewer children, including children under the age of twelve (12) who reside at the home.

B.

Permits. Zoning permit required for large family day care.

C.

Standards.

1.

Large family day care homes are not permitted on land subject to a Williamson Act contract.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. An additional single-family dwelling incidental to the main dwelling in terms of size, location and architecture which is not leased, subleased, rented or subrented separately from the main dwelling nor divided by sale, and which is inhabited by a member of the farm operator's family.

B.

Standards.

1.

A maximum of one (1) farm family dwelling unit is allowed per lot.

2.

LIA zone: Allowed only on a property with a Williamson Act contract.

3.

LIA and LEA zones:

a.

An agricultural easement having a term equal to the useful life of the structure, but in no event less than twenty (20) years, shall be offered to the county at the time of application.

b.

A covenant shall be recorded, in a form satisfactory to county counsel, which acknowledges that, in the event that the agricultural use is terminated on the property, the farm family dwelling becomes a nonconforming residential use.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. An accessory building to a single-family dwelling which consists of a detached living area of a permanent type of construction, which may contain a full or half bathroom, but may not contain provisions for appliances or fixtures for the storage and/or preparation of food, including, but not limited to, refrigeration, dishwashers or cooking facilities.

B.

Standards.

1.

Maximum one (1) guest house per lot.

2.

May not be leased, subleased, rented or sub-rented separately from the main dwelling except that a legal, fully permitted guest house may be used as a hosted rental as allowed by Section 26-88-118 (hosted rentals).

3.

Maximum floor area: six hundred forty (640) square feet. Floor area is calculated by measuring the exterior perimeter of the guest house and the length of any common walls. In the case of straw bale or similar construction, floor area may be calculated using interior dimensions. Floor area includes any storage area attached to the guest house, excluding garage, shall be included.

4.

Must be located closer to the primary dwelling on the subject lot than to a primary dwelling on any adjacent lot.

5.

Maximum distance from the primary dwelling on the lot: one hundred feet (100'). The director may allow a greater setback due to topography, vegetation or unique physical characteristics.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Conduct of a business within a dwelling unit or accessory structure by occupants of the dwelling, with the business activity being subordinate to the residential use of the site.

B.

Standards. See Section 26-88-121 (home occupations).

(Ord. No. 6363 § II(Exh. A), 12-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A dwelling unit that is no more than five hundred (500) square feet in size and contained entirely within a single-family residence. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing structure.

B.

Standards.

1.

See Section 26-88-061.

2.

May not exceed five hundred (500) square feet.

3.

Must include an efficiency kitchen.

4.

May include separate sanitation facilities or share sanitation facilities with the existing structure.

(Ord. No. 6352, § VI, 9-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A building or space within a building that is used jointly for residential and commercial purposes, where the commercial activity is subordinate to the residential use of the site.

B.

Standards.

1.

See Section 26-88-122 (live/work uses).

2.

Commercial and PC zones:

a.

Allowed only in conjunction with a legally established single-family dwelling.

b.

Not permitted in a mixed-use development, SRO unit, or caretaker dwelling.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.

"Low-Barrier" means best practices to reduce barriers to entry, and may include, but is not limited to, the following:

1.

The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.

2.

Pets.

3.

The storage of possessions.

4.

Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two (2) beds, or private rooms.

5.

A low-barrier navigation center is a use by right in zones where it is identified as a permitted use, provided that the use meets the requirements enumerated in Government Code Section 65662 or successor statute.

B.

Standards. A low-barrier navigation center must meet the following requirements:

1.

Connected Services. It offers services to connect people to permanent housing through a services plan that identifies services staffing.

2.

Coordinated Entry System. It links to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. "Coordinated entry system" means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.

3.

Code Compliant. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.

4.

Homeless Management Information System. It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local homeless management information system, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

5.

Lighting. Exterior lighting must be fully shielded and downward facing. Flood lights and uplights are prohibited. Luminaries must not exceed one thousand (1,000) lumens per fixture. Total illuminance beyond the property line must not exceed 1.0 lux. The color temperature of exterior lighting must not exceed three thousand (3,000) Kelvin.

6.

Security and Management. Onsite security shall be provided during hours of operation. The low-barrier navigation center shall provide at least one (1) onsite manager at all times.

7.

Common Facilities. Low-barrier navigation centers are encouraged but not required to provide the following common facilities for the exclusive use of the residents:

a.

Central cooking and dining room(s);

b.

Common recreation room;

c.

Office with services for residents;

d.

Laundry facilities adequate for the number of residents.

8.

On-Site Parking. On-site parking for low-barrier navigation centers, including bicycle parking, shall be subject to requirements as set forth in Article 86.

9.

Secure Storage. Low-barrier navigation centers are encouraged, but not required, to provide secure, locked storage facilities for residents' personal belongings.

(Ord. No. 6458, § VII, 12-5-2023)

A.

Definition. A development that combines residential and non-residential uses either within a single building or in separate buildings on the same site. Mixed-use developments feature structural separations between the residential and non-residential spaces to allow the two (2) uses to be rented, leased, sold, or occupied separately.

B.

Standards.

1.

See Section 26-88-123 (mixed-use developments).

2.

C1, C2, and LC zones:

a.

Allowed by-right if the development provides affordable housing on-site meeting the inclusionary requirements of Article 89 (affordable housing).

b.

All other mixed-use development requires a use permit.

3.

K zone:

a.

Must be located within an urban service area.

b.

The residential units must provide workforce housing serving an existing or proposed commercial use on the property.

c.

The residential units must be provided as affordable to very low- or low-income households, subject to Section 26-88-123 (mixed use developments).

d.

No more than ten percent (10%) of the total gross project floor space may be in residential floor area.

e.

Allowed residential units in the mixed-used development are in addition to the allowed caretaker dwelling.

4.

PC zone:

a.

Must be located within an urban service area.

b.

The residential units must complement and be compatible an existing or proposed on-site commercial use.

c.

The residential floor area may not exceed eighty percent (80%) of the total floor area of the development.

(Ord. No. 6458, § VII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. An area of land that accommodates two (2) or more mobile homes, manufactured homes, or recreational vehicles for single-family residential use, where individual home lots are rented or leased consistent with the Mobile Home Parks Act, Health and Safety Code Section 18200 et seq.

1.

Excludes: Areas in agricultural zones with mobile homes that house twelve (12) or fewer agricultural employees.

B.

Standards.

1.

See Section 26-88-100 (mobile home park standards).

2.

Closure, cessation of use or conversion of a mobile home park to an alternate land use must comply with Section 26-92-090.

(Ord. No. 6458, § VII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Rental housing with no limit on length of stay, occupied by a special needs population as specified in the housing element, with on-site or off-site services assisting residents to retain their housing, improve their health status, and maximize their ability to live and, where possible, work in the community. Also "supportive housing."

B.

Standards.

1.

Permanent supportive housing is a use by right in zones where multifamily and mixed uses are permitted.

2.

Subject to the same density limitations and to the same regulations applicable to other residential dwellings of the same type (ex. single-family or multi-family residential) in the same zone.

(Ord. No. 6458, §§ VII, VIII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A facility that provides primarily nonmedical residential care for children and/or adults.

1.

Includes: Family home, group care facility or similar licensed facility for 24-hour care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual.

2.

Small residential care facility: Facilities serving six (6) or fewer persons.

3.

Large community care facility: Facilities serving seven (7) or more persons.

B.

Standards.

1.

Not allowed on land subject to a Williamson Act contract.

2.

Subject to the same density limitations and regulations applicable to other residential dwellings of the same type (ex. single-family residential) in the same zone. Subject to the same density limitations and regulations applicable to other residential dwellings of the same type (ex. multifamily) in the same zone.

(Ord. No. 6458, §§ VII, IX, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A living unit intended for occupancy by not more than two (2) persons, with a minimum floor area of one hundred fifty (150) square feet. Single room occupancy units may have partial kitchen and/or bathroom facilities pursuant to Health and Safety Code Section 17958.1.

1.

Small: Less than ten (10) SRO rooms

2.

Large: Ten (10) or more SRO rooms.

B.

Standards.

1.

Compliance with county code Section 26-88-125 (single room occupancy facilities).

2.

C1, C2, LC: only in designated urban service area

(Ord. No. 6458, § VII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Employee housing, as defined in California Health and Safety Code §17008 and as provided in Health and Safety Code §17021.5, for six or fewer employees in a single-family dwelling.

1.

State-regulated small employee housing is not included within the definition of a boarding house, rooming house, hotel, dormitory, congregate housing or similar term that implies that the qualified employee housing is a business run for profit or differs in any other way from a single-family dwelling.

2.

Consistent with California Health and Safety Code §17021.5, use of a single-family dwelling as State-regulated small employee housing does not constitute a change in occupancy for purposes of State Housing Law (California Health and Safety Code §17910, et seq.) and local building codes.

B.

Standards.

1.

Subject to the same density limitations, standards, regulations, permit requirements, taxes, and fees applicable to other single-family dwellings of the same type in the same zone.

2.

State-regulated small employee housing shall be established and maintained in compliance with any applicable Williamson Act contract.

C.

Permits.

1.

A use permit is required if the applicable zoning district requires a use permit for single-family dwellings.

2.

A permit to operate from the state Department of Housing and Community Development is required.

(Ord. No. 6458, § X, 12-5-2023)

A.

Definition. Temporary occupancy of a travel trailer or recreational vehicle on a residential property.

B.

Standards. See Section 26-88-010(p)

(Ord. No. 6458, § VII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. Housing with supportive services for persons or families in transition from a homelessness to permanent housing. The length of stay is typically six (6) months to two (2) years.

B.

Standards.

1.

CO, C1, C2, and C3, and LC zones: Transitional housing is allowed only when located in an existing, legal residential unit.

2.

Subject to the same density limitations and regulations applicable to other residential dwellings of the same type (ex. multi-family residential) in the same zone.

(Ord. No. 6458, §§ VII, XI, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Definition. A single unit with one (1) or more rooms, occupied and utilized by a single household, which accommodates both work activity and residential occupancy, in which the working space is predominant and the residential facilities secondary.

B.

Standards.

1.

See Section 26-88-124 (Work/live units).

2.

Must contain working space reserved for and regularly used for commercial or industrial use by one (1) or more residents of the unit.

3.

Must contain complete residential cooking, sleeping and sanitary facilities in compliance with all applicable building codes.

4.

M1 zone: Allowed only in urban service area.

(Ord. No. 6458, § VII, 12-5-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)