Chapter 17.25 — COMMERCIAL, OFFICE, AND INDUSTRIAL DISTRICTS

Sebastopol Zoning Code · 2026-06 edition · ingested 2026-07-07 · Sebastopol

17.25.010 Purpose of the districts.

Office Commercial . The CO District is intended to create, preserve, and enhance areas containing a mixture of professional, medical, administrative, and general offices, residential, and small-scale retail uses and to encourage mixed-use developments of commercial and residential uses. This district is typically appropriate along major thoroughfares and adjacent to residential neighborhoods.

General Commercial. The CG District provides areas for commercial uses with clusters of streetfront stores. This district permits primarily local-serving retail establishments, specialty shops, banks, professional offices, motels, residential uses, and business and personal services that are typically appropriate along major thoroughfares as well as regional commercial uses. The following types of retail uses are discouraged: factory outlets, large regional-serving shopping centers, and other similar retail uses generating high traffic volumes.

Central Core. The CD District is intended to create, preserve, and enhance the downtown area as the historic retail core of Sebastopol. This district provides for a range of uses, including office, retail, restaurant, service, and other commercial uses, while allowing for residential growth, including mixed-use and affordable housing development, with the intent of increasing the vibrancy of the City’s central downtown area. and It is noted that the CD is not applied to the entire downtown.

Industrial. The purpose of the M District is to implement the “Industrial” land use category of the General Plan and to provide areas for the manufacture, assembly, packaging, or storage of products which are not harmful, injurious, or detrimental to property or the general welfare of the City and its residents; and other general commercial and residential uses that are compatible with the industrial uses. This district is applicable to light and general industrial areas of the City.

Office/Light Industrial. The purpose of the OLM District is to implement the “Office/Light Industrial” land use category of the General Plan and to provide areas for well-planned, integrated business parks that may include office and related uses as well as research and development, laboratories, warehousing and distribution, exercise facilities, child care uses, and food service uses which are not harmful, injurious, or detrimental to property or the general welfare of the City and its residents; and other general commercial and residential uses that are compatible with the permitted uses. This district is applicable to office and light industrial areas of the City.

Commercial Industrial. The CM District is intended to encourage local production, innovation, and sales of local art, textile, food, beverage, and other tangible goods by allowing a range of complementary, community-oriented building types and spaces that accommodate small- and midsize makers, fabricators, producers, and manufacturers, as well as specified commercial, residential, and other uses.

17.25.020 Allowed uses.

Table 17.25-1 identifies permitted and conditionally permitted uses in the commercial, office, and industrial districts.

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17.25.030 Development standards.

  • A. Table 17.25-2 identifies development standards in the commercial, office, and industrial districts. Additional standards, criteria, and regulations for parking, various uses and activities, signage, and recycling and trash collection areas are established in SMC17.100 through 17.360.

  • B. General Project Layout and Design Criteria. The following criteria apply to commercial uses with three or more storefronts or 15,000 square feet or larger in the CO, CG, CD, M, CM, and OLM zones.

    1. The development shall be human-scale and pedestrian-friendly, with the site plan focused on pedestrian access and architecture.

    2. The development shall be oriented toward the street frontages and primary pedestrian access points, rather than the parking lot. Safe and convenient pedestrian access shall be provided throughout the development, with access and connections provided to existing and planned sidewalks and bicycle routes.

    3. Development shall not resemble a typical strip commercial development. Strip commercial development is characterized by uses that are one store deep, buildings are arranged in a linear fashion rather than clustered, and site design that emphasizes automobile access and parking.

    4. Off-street parking shall be distributed to the rear of buildings, except in unusual circumstances when parking to the side will be considered.

  • C. Residential development.

    1. Residential uses in the commercial, office, and industrial districts shall be permitted as mixed-use projects, with ground–floor non-residential uses located along the primary street frontages.

    2. Residential uses permitted as mixed-use projects shall be located on upper floors above non-residential uses or, if located on the ground floor, shall be located along side street frontages behind commercial or office uses. Access to the residential use may be located on the primary street frontage, provided that the access is 25% or less of the building width along that frontage. This paragraph does not apply to deed-restricted affordable housing projects.

    3. In non-residential zoning districts, residential uses permitted in the R7 zone that are not part of a mixed use project are allowed as a conditionally permitted use subject to the findings that the project will not create substantial adverse effects on commercial uses or street-front vitality and that the project will be compatible with nearby uses and development.

17.25.040 Open space and landscaping standards.

Developments shall provide open space as required under 17.25-2. Said open space shall conform to the following standards:

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

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

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

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

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

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

    1. Patios or balconies that have a minimum area of 30 square feet and a minimum dimension of five feet;

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

C. In projects of 25 units or greater, at least 50 percent of the total amount of open space required on any building site shall be common open space, available and readily accessible to all dwelling units on the site.

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Table 17.25-1: Permitted and Conditionally Permitted Uses in the Commercial, Office, and Industrial Zones

Use CO CG CD M OLM CM
Commercial Uses
Agriculture, outdoor and indoor growing and
harvesting		 - - - - C -
Alcoholic beverage tastingestablishment C C C - - C
Animal hospital and kennels - C - C C -
Animal hospital,office only CD CD C CD CD C
Automotivegas or fuelingstation - C - C C -
Automotive repair and service - - - P - -
Automotive sales,service,and repair - C C - - -
Beekeeping,commercial - P - P P P
Commercial manufacturing - - - P - P
Convenience sales and service P P/C(1) P - - P
Drive-through - - - - - -
Exercise facilities CD CD C C P C
Extensive commercial - C(1) C - - -
Food sales P P/C(1) P P P P
General wholesale sales - C - P - P
Home occupations P P P P P P
Mobile food truck court P P P - - P
Office P P P P(2) P P(2)
Outdoor commercial barbecue - C C C - C
Plant nurseries - C - P P P
Restaurant,fast-food - C C - - -
Restaurant,table or counter service P P P P P P
Restaurant,walk-up P P P - - P
Retail sales P P/C(1) P C - P/C(3)
Storage, personal or vehicle - C - C - -
Tobacco or smoke shops,vape shops - C - - - -
Industrial Uses
Artist work studios and arts-related
fabrication		 CD CD C P P P

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Use CO CG CD M OLM CM
General industrial - - - C - C
Heavyindustrial - - - C - -
Laboratories C - - P(4) P(4) C
Light industrial - - - P CD P
Research and development - - - P P C
Warehouse,storage and transport - - - P - C(5)
Warehouse,wholesalingand distribution - - - C P C(5)
Wineries,distilleries,and brewingfacilities - - - C C C
Civic Uses
Communityassembly C C C C C C
Community garden P P C P P P
Communitynon-assembly C C C C C C
Community park P P P P P P
Extensive impact civic - - - C C -
Health care uses C C C C C C
Large communitycare C - - - - -
Large communityeducation C C C C C C
Large communityeducation,adult C C C C C C
Outdoor farmers’ market - C C C C C
Parkingfacilities C C C C C -
Small communitycare P - - - - -
Small communityeducation P P P - P -
Sportspark -C C - C C -
Utilitycivic C C C C C C
Affordable housing projects P P P C C C
Bed and breakfast inns C C C - - -
Homeless shelter - P C - - -
Permanent residential uses that are allowed in
the R7 District when part of a mixed-use
development		 P(6) P(6) P(6) C C C

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Use CO CG CD M OLM CM
Permanent residential uses that are allowed in
the R7 District when not part of a mixed-use
development		 C C C C C C
Residential,Semi-transient C(7) C(7) C - - -
Residential,Transient C(7) C P/C(8) C - C
Other Use Types
Commercial minor antennas (>35 and ≤100 ft
in height), Minor antennas, Classes C and D,
and major telecommunications facilities		 C C C C C C
Minor antennas,Classes A and B P P P P P P
Minor telecommunications facilities and
commercial minor antennas (≤35 feet in
height)(		 P P P P P P
New development comprising ≥ 20,000 square
feet of floor area		 - - - C - C
New development comprising ≥ 25,000 square
feet of floor area		 - - C C - C
New drive-through uses - - - - - -
P = Permitted Use
C = Conditional Use Permit, Planning Commission review
CD = Conditional Use Permit, Planning Director review
- = Use Not Allowed
(1)Commercial uses allowed that have individual buildings exceeding 30,000 square feet in size.
(2)Only when located on second floors
(3)Permitted where uses are 1,500 square feet or less and the use is located within a footprint or space existing as of August 7, 2018; all other
retail uses require a conditional use permit.
(4)Except those which in the opinion of the Planning Director have the potential to be harmful, injurious, or detrimental to property or the
general health, safety, and welfare of the City and its residents in which case a conditional use permit shall be required.
(5)Allowed when secondary to a primary permitted use.
(6)Live-work units are not permitted along the street frontage on Sebastopol Avenue, Healdsburg Avenue/Gravenstein Highway North, or
Gravenstein Highway South, except by conditional use permit.
(7)Allowed when part of a mixed-use development.
(8)Permitted onlywhen involvingless than 50 rooms;conditional usepermit required when involving50 or more rooms.

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Table 17.25-2: Development Standards in the Commercial, Office, and Industrial Zones

Development Standard CO CG CD M OLM CM
Maximum floor area, single establishment
Convenience sales and service or
general retail uses		 5,000 sf - - - - -
Nonresidential uses, except for office
uses		 - 35,000 sf 35,000 sf - - -
Nonresidential and nonindustrial uses - - - 35,000 sf - 35,000 sf
Exercise andfood sales and service - - - - 25,000 sf -
Minimum lot area 6,000 sf 6,000 sf 6,000 sf 15,000 sf 130,680 sf 15,000 sf
Minimum lot width 60 ft. - - 60 ft. 150 ft. 60 ft.
Minimum new building height - - 2 stories - - -
Maximum building height
Buildings and other facilities 32 ft.,
2 stories		 32 ft.,
2 stories		 40 ft.,
3 stories/
50 ft.
4 stories(1)		 35 ft.,
2 stories(2)		 40 ft.,
3 stories		 35 ft.,
2 stories(1,2)
Accessory buildings 17 ft.,
1 story		 17 ft.,
1 story		 17 ft.,
1 story		 17 ft.,
1 story		 17 ft.,
1 story		 17 ft.,
1 story
Deed-restricted affordable housing 40 ft.,
3 stories(3)		 40 ft.,
3 stories(3)		 - - - 50 ft.
4 stories(1,3)
Minimum building setbacks
Front yard West side of
South Main St:
10 ft.
Other: N/A(4)		 0 ft.(4) 0 ft. 15 ft. from
existing curb or
property line if
there is no
curb,(5)		 20 ft./25ft(6) 15 ft. from
existing curb or
property line if
there is no
curb(5)
Side Yard, Interior 0 ft. 0 ft) 0 ft. 0 ft. 0 ft. 0 ft
Side Yard, Corner 0 ft. 0 ft. 0 ft. 0 ft 0 ft. 0 ft.
Rear Yard, Main Building 5 ft. 5 ft. 0 ft. 0 ft. 0 ft. 0 ft.
Rear Yard, Main Building when
abutting residential district		 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Rear Yard, Accessory building 3 ft. 3 ft. 3 ft. 0 ft 0 ft 0 ft
Rear Yard, Parking 6 ft. 6 ft. 6 ft. 0 ft. 0 ft 0 ft.

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Development Standard CO CG CD M OLM CM
Special Setbacks – commercial outdoor
barbecues		 - 10 ft from
property line;
see SMC
17.300		 10 ft from
property line;
see SMC
17.300		 10 ft from
property line;
see SMC
17.300		 - 10 ft from
property line;
see SMC
17.300
Special Setbacks – commercial
beekeeping		 - See SMC
17.300		 - See SMC
17.300		 See SMC
17.300		 See SMC
17.300
**Maximum Floor area ratio,**not
including residential except for
purposes of calculatingminimum FAR		 1.5 1.5 Minimum (new
buildings): 1.0
Maximum: 2.5		 0.75 1.5 0.75
Maximum residential density 1 DU/2,900 sf
lot area(7)		 1 DU/2,000 sf
lot area(7)		 1 DU/1,000 sf
lot area(7)		 1 DU/2,000 sf
lot area(7)		 1 DU/2,000 sf
lot area(7)		 1 DU/1,750 sf
lot area(7)
Minimum usable open space 50 sf/
DU		 50 sf/
DU		 50 sf/
DU		 50 sf/DU 50 sf/DU 50 sf/DU
Buffering/screening If abutting a lot in any residential district, screening shall be provided along the entire abutting residential
lot bydense landscaping,includingscreen-type trees,or bya solid fence of six feet in height.
Transitional sites See Chapter 17.320 for standards for commercial, industrial, and other-non-residential developments
located next to residential districts.
ac = acre
ft. = feet
sf = square feet
DU = dwelling unit
N/A = not applicable
(1)Four stories and 50 ft. allowed for projects with residential uses, including hotel rooms, on upper floors, provided a Conditional Use Permit
obtained, and the Planning Commission finds that the project design provides appropriate massing, height transitions and variations, and
suitable relationships to neighboring sites.
(2)Additional height may be permitted by a Conditional Use Permit, if each yard is increased by one foot for each foot in additional height up
to a height of 40 feet and three stories.
(3)Provided, that front, side, and rear setbacks for the third story are equal to a minimum of 10 feet beyond required second story setbacks.
(4)Buildings should provide a zero first floor front setback, unless the Design Review Board determines a different setback is appropriate due
to site conditions, existing improvements, provision of pedestrian amenities, or the neighborhood context.
(5)No front setback shall be required for buildings not fronting on a public street.
(6)20 feet for buildings of up to 30 feet in height, and 25 feet for buildings of more than 30 feet in height.
(7)With mixed-use(residential and office)development,the entire lot area maybe used to calculate the maximum residential density.

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