Sebastopol Municipal Code Ch. 17.42 Wh Workforce Housing Combining District

The purpose of the Workforce Housing (WH) Combining District is to implement policies and programs of the Sebastopol Housing Element by increasing the supply of housing for the local workforce near jobs and transportation services. When the WH Overlay Zone is applied to a parcel, allowed uses shall include those allowed by the underlying zone district, or the residential and mixed uses allowed by this section, or both. (Ord. 1162 § 2 (Exh. D), 2026)

The WH combining district may be applied to properties within commercial areas with the following base zones:

A. CG (General Commercial) District;

B. CO (Office Commercial) District;

C. CD (Downtown Core) District; (Ord. 1162 § 2 (Exh. D), 2026)

Parcels proposed for rezoning to add the Workforce Housing Combining District must meet all of the following criteria:

A. Parcel must be located within the downtown or along the 116 commercial corridor.

B. There are adequate urban services available to serve the projected residential development.

C. The proposed parcel would accommodate housing to serve an on-site commercial or industrial use; or the parcel is located within 1,300 feet from either one of the following:

1. A bus stop with average headways of 60 minutes or less during peak hours; or

2. If the subject parcel is not developed or planned for both residential and employment opportunities on site, then the parcel to be rezoned shall be located within 1,300 feet of an employment opportunity with at least six jobs, or at least two acres of commercially or five acres of industrially zoned land.

D. The proposed rezoning to add the -WH Overlay is consistent with the overall goals, objectives, policies and programs of the general plan and any applicable area or specific plans as amended from time to time.

E. The parcel to be rezoned is not directly adjacent to incompatible land uses that emit noxious levels of noise, odor, and other pollutants. (Ord. 1162 § 2 (Exh. D), 2026)

The following uses are permitted in addition to those allowed by the underlying base zone, in compliance with Chapter 17.250 SMC (Inclusionary Housing Requirements):

A. Multifamily housing projects providing at least the number of inclusionary units required under SMC 17.250.050(A) on site;

B. Planned developments and condominiums with as-built density of not less than 12 units per acre and providing at least 15 percent of the total units affordable to low- and moderate-income households;

C. Cottage courts, duplexes, triplexes, quadplexes, small-lot ownership developments, and similar small home villages when the project achieves an as-built density of not less than 10 units per acre and when the inclusionary requirements of SMC 17.250.050(A) are met on site.

D. Mixed-use projects in compliance with Section 17.25.030(C) (residential mixed-use development standards on commercial parcels) providing at least 10 percent of the total residential floor area as affordable to lower-income households or at least 15 percent of the total residential floor area as affordable to moderate-income households.

Notwithstanding the above, nothing in this section shall be construed to prevent a property containing a single-family home within the WH Combining Zone from being developed in accordance with State law, including but not limited to statutory allowances for accessory dwelling units and junior accessory dwelling units. (Ord. 1162 § 2 (Exh. D), 2026)

A. Multifamily, mixed-use, or ownership housing projects providing less than the minimum densities or minimum number of affordable units or levels of affordability required in SMC 17.42.030;

B. Multifamily, mixed-use, or ownership housing projects that do not meet the objective development criteria or design standards. (Ord. 1162 § 2 (Exh. D), 2026)

Multifamily residential and mixed-use projects shall conform to the development standards listed in SMC 17.20.030 for R7 (High Density Residential) and the City’s objective design standards. Cottage courts and similar ownership projects shall conform to the development standards listed in SMC 17.20.030 for R5 (Single-Family and Multifamily Residential) and the applicable portions of the objective design standards. Additional criteria for parcels within the WH Overlay Zone are set forth below:

1. Residential and mixed-use housing projects located on the same site as, or directly adjacent to, existing or proposed commercial or industrial uses must notify prospective tenants of the potential for noise disturbance or future noise disturbance. (Ord. 1162 § 2 (Exh. D), 2026)