Chapter 26 — SONOMA COUNTY ZONING REGULATIONS[1]

Source: library.municode.com (print export)

CHAPTER 26 - SONOMA COUNTY ZONING REGULATIONS[[1]]

Footnotes:

--- ( 1 ) ---

Editor's note— For cross-reference table of the original zoning ordinance section numbers, see the Tables following Ch. 32.

Article 01. - Applicability of Zoning Districts to General Plan Land Use Categories.

Sec. 26-01-010. - Applicability of zoning districts to general plan land use categories.

• The Board of Supervisors may apply other zoning districts to a particular land use category on a case by case basis when determined to be appropriate.

(Ord. No. 6140, § II(Exh. B), 1-5-2016)

Article 02. - In General.

Sec. 26-02-010. - Purpose of chapter.

This chapter is adopted to promote and protect the public health, safety, peace, comfort, convenience and general welfare. It is also adopted for the following specified purposes:

(a)

To provide for the orderly and beneficial land use of the county;

(b)

To protect the character and social and economic stability of agricultural, residential, commercial, industrial and other communities within the county;

(c)

To protect the public safety and welfare by regulating the location and uses of all structures and land;

(d)

To protect and conserve the scenic, recreational and natural resource characteristics of the county;

(Ord. No. 2392, § 4)

(e)

To provide for the orderly and timely processing of development projects as anticipated by the California Permit Streamlining Act. Development projects do not include rezonings, plan amendments or other applications accompanied by a request for a rezoning or plan amendment.

(Ord. No. 4643, 1993.)

Sec. 26-02-020. - Composition of zoning ordinance.

(a)

The zoning ordinance establishes various districts within the unincorporated territory of the county and designates lawful permitted uses, and uses which may be approved through the use permit process. Within these districts (1) it is unlawful to erect, construct, alter or maintain certain buildings or to carry on certain trades or occupations or to conduct certain uses of land or buildings, (2) the height and bulk of future buildings shall be limited, and (3) certain open areas shall be required around future buildings. The various districts also consist of appropriate regulations to be enforced in such district, all as set forth in this chapter.

(b)

In conformance with the open space and public safety elements of the general plan, the county of Sonoma declares that the following articles of this chapter constitute its open space zoning pursuant to Government Code Section 65910:

(Ord. No. 4643, 1993.)

Sec. 26-02-030. - Numerical references and headings.

The planning director or his or her designee, without following the procedures necessary to amend the provisions of this chapter, may periodically renumber or reletter the sections of this chapter so long as no text changes are made.

(Ord. No. 4643, 1993.)

Sec. 26-02-040. - Zoning permits relative to the general, specific, and area plans.

No ministerial or discretionary permit, such as, but not limited to, rezonings, use permits, variances, building or zoning permits for any use in any district, shall be issued if such rezoning or permit is inconsistent with the Sonoma County general plan or any duly adopted specific or area plans, except that:

(a)

Issuance of a permit for an accessory dwelling unit is exempt from general plan density restrictions.

(Ord. No. 6444, § I, 8-22-2023; Ord. No. 4643, 1993.)

Sec. 26-02-045. - Economic stimulus measures.

Notwithstanding any other provision of this code, the following provisions shall control and prevail for a period of one year following the effective date of this section, unless otherwise amended by subsequent action of the Board of Supervisors:

(a)

Time Extensions. All approved land use entitlements that have not expired by the effective date of this section, and are not related to code violations, are hereby automatically extended for a period of one year from the date of expiration of the entitlement, but not to exceed the period of time allowed on an accompanying tentative map. This extension shall be in addition to any other time extensions allowed under the code.

(b)

Vacation Rentals in the LIA. Notwithstanding the fact that vacation rentals are not listed as an allowable use in Article 04, Land Intensive Agricultural Zoning District, of Chapter 26 of the Sonoma County Code, existing and new vacation rentals that are registered with the Sonoma County Auditor and Tax Collectors office to pay Transient Occupancy Tax and have submitted a complete application for a vacation rental permit within two (2) years of the effective date of this ordinance, may be permitted with a zoning permit, which shall expire upon transfer or sale of the property, provided that they comply with all of the following:

(1)

The vacation rental is within a primary residence and not within a second unit, farm family, agricultural employee, or farmworker unit which have restricted covenants; and the property is not under a Land Conservation Act (Williamson Act) contract;

(2)

The vacation rental complies with all operating standards of Section 26-88-120 of the Sonoma County Code;

(3)

No cultural events, special events, weddings or large gatherings are permitted;

(4)

The septic system serving a vacation rental permitted with a zoning permit shall be properly functioning and shall meet Class 3 standards or better, as verified by a registered Civil Engineer or registered Environmental Health Specialist;

(5)

The owner signs and records a Right to Farm Declaration.

(Ord. No. 6063, § II, 4-15-2014; Ord. No. 5941, § I, 5-10-2011; Ord. No. 5929, § II, 4-12-2011)

Editor's note— Ord. No. 6444, § II, adopted Aug. 22, 2023, repealed § 26-02-050, which pertained to Sonoma Valley residential growth management plan and derived from Ord. No. 4527; and Ord. No. 4643, adopted in 1993.

Sec. 26-02-060. - Reserved.

Editor's note— Ord. No. 6444, § III, adopted Aug. 22, 2023, repealed § 26-02-060, which pertained to Sonoma County Area No. 6 residential growth management plan and derived from Ord. No. 4643, adopted in 1993.

Sec. 26-02-070. - Applicability of chapter to governmental units.

Provisions of this chapter shall apply to cities, special districts and state or federal governments or any agency of such governmental units, to the extent legally permissible. The provisions of this chapter shall not apply to public projects of the county. Private projects on leased lands owned by the county are not public projects of the county.

(Ord. No. 5961, § 4, 1-24-2012; Ord. No. 4643, 1993.)

Sec. 26-02-080. - General plan conformity of certain open space acquisitions.

In accordance with section 2-76 of this code, the board of directors of the Sonoma County agricultural preservation and open space district shall make the general plan conformity reports, as required by Government Code section 65402, for the district's acquisition of open space interests in real property in the

unincorporated area of Sonoma County, and any related transactions including, but not limited to, those that result in an acquired interest being held by another public entity.

(Ord. No. 5180 § 2, 1999.)

Sec. 26-02-090. - Base districts enumerated.

The districts established by this chapter are as follows:

(Ord. No. 6140, § II(Exh. B), 1-5-2016; Ord. No. 4643, 1993.)

Sec. 26-02-100. - Combining districts enumerated.

In addition to the districts enumerated in Section 26-02-090, the following combining districts are established as set forth in this chapter:

(Ord. No. 6140, § II(Exh. B), 1-5-2016; Ord. No. 4991 § 1, 1996; Ord. No. 4774 § 1(A), 1994: Ord. No. 4643, 1993.)

The districts indicated in Sections 26-02-090 and 26-02-100 are established or may be established by progressive amendments to this chapter. The designations, locations, and boundaries thereof are set forth and indicated in the official zoning database. Such database, and all notations, references, data, and other information shown therein are hereby made a part of this chapter, or may be made a part of this chapter by the progressive amendment thereto.

(Ord. No. 6051, § I, 11-5-2013; Ord. No. 5739 § 1, 2007: Ord. No. 4643, 1993.)

Sec. 26-02-120. - Interpretation of district boundaries.

Where uncertainty exists as to the boundaries of any of the districts, the board of supervisors, upon written application or upon its own motion, shall determine the boundaries of such district.

(Ord. No. 4643, 1993.)

Sec. 26-02-130. - Official zoning database.

The official zoning database shall consist of an electronic database which shall contain zoning data for properties under provisions of Section 26-02-110, and shall be available at the Sonoma County permit and resource management department.

(Ord. No. 5739, § 1, 2007; Ord. No. 4643, 1993.)

Sec. 26-02-140. - Reserved.

Editor's note— Ord. No. 6335, § II, adopted Feb. 9, 2021, repealed § 26-02-140, which pertained to definitions. See Ordinance List and Disposition Table for a detailed history of derivation.

Article 04. - Glossary.[[2]]

Footnotes:

--- ( 2 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 04, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 04 pertained to LIA Land Intensive Agriculture District and derived from Ord. No. 4643, adopted in 1993; and Ord. No. 5964, § III, adopted Jan. 31, 2012.

Sec. 26-04-010. - Purpose.

This article provides definitions of terms and phrases used in the zoning ordinance that are technical or specialized, or which may not reflect common usage. Uses are defined separately in Chapter 26, within the use standards articles. If any of the definitions in this article conflict with others in this chapter or elsewhere in the county code, these definitions shall control for only the provisions of this zoning ordinance. If a word is not defined in this chapter or in other chapters of the zoning ordinance, the director shall determine the appropriate definition.

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

Sec. 26-04-020. - Definitions.

A.

"A" Terms.

1.

Accessory Dwelling Unit (ADU). See Section 26-24-020 for definition and development standards.

2.

Accessory Renewable Energy System. An on-site renewable energy system, including but not limited to wind, bioenergy, solar, low-temperature geothermal heating systems, geothermal heat pump systems, and fuel cells and combinations thereof, where the energy generated is used primarily to meet the energy

demands of the lawful use on the property where the system is located.

3.

Accessory Structure, Residential. A structure, which is accessory to and incidental to a dwelling on the same lot.

4.

Accessory Structure, Agricultural. A structure, primarily used in support of agricultural operations and which is located on the same lot as the agricultural operation.

5.

Accessory Use. A use of land or a building that is related to and subordinate to the primary use of the land or building located on the same lot. (Compare with "secondary use")

6.

Administrative Citation. A written citation on a form approved by the director, issued to any person or entity responsible for creating or allowing a violation of the provisions of the county code, when the agent of the county determines that a violation has occurred.

7.

Affordable Housing. Affordable ownership or affordable rental housing as defined in this article.

8.

Affordable Housing Agreement. A contract with the county executed by the developer of a residential project that limits the sales price and/or monthly rent of specified dwelling units within the project, establishes a time period during which the specified units shall continue to be sold and/or rented at affordable prices, and which may contain administrative, enforcement or other provisions to ensure that the specified units are sold and/or rented to targeted households at affordable sales prices and/or monthly rent over the entire term of the agreement.

9.

Affordable Housing Project. A project that is granted a density bonus in exchange for the provision of affordable ownership housing, or affordable rental housing, which affordable housing, or a portion thereof, is subject to an affordable housing agreement pursuant to Section 26.89.100.

10.

Affordable Housing Unit, Restricted. A unit of affordable rental or affordable ownership housing that is subject to an affordable housing agreement recorded and maintained in accordance with Sections 26.89.080 (ownership unit occupancy and long-term restrictions) and 26.89.090 (rental unit occupancy and long-term restrictions).

11.

Affordable Ownership Housing. Home ownership housing for which the monthly housing costs (principal and interest payment on a thirty-year, fixed-rate, fully amortized first mortgage, homeowners insurance, property taxes, and, as applicable, homeowners association dues and private mortgage insurance) do not exceed thirty percent (30%) of the maximum allowable income as established by the U.S. Department of Housing and Urban Development for extremely low-, very low-, low-, and moderate-income households, adjusted for household size; assuming that household size will equal the number of bedrooms contained within the unit, plus one (1).

12.

Affordable Rental Housing. Rental housing for which the monthly housing costs (rent plus tenant-paid utilities) do not exceed thirty percent (30%) of sixty percent (60%) of median area income as established by the U.S. Department of Housing and Urban Development (HUD) for a low-income household, adjusted for household size, and, not more than thirty percent (30%) of fifty percent (50%) of HUD median area income for a very low-income household, adjusted for household size, and not more than thirty percent (30%) of thirty percent (30%) of HUD median area income for an extremely low-income household, adjusted for household size, assuming that the household size will equal the number of bedrooms contained within the unit, plus one (1).

13.

Agent of the County. Any county employee or authorized representative of the County, or a designated county contractor, charged with the authority to implement or enforce any provision of the county code.

14.

Agency having jurisdiction. The agency having delegated authority to adopt, determine, mandate or enforce ordinances and regulatory requirements established by the county of Sonoma and other jurisdictional governing bodies.

15.

Agricultural Crop. Any cultivated crop grown and harvested for commercial purposes, except for cannabis and other controlled substances, which are defined and classified separately.

Agricultural Employee. A person employed in the operation of an agricultural enterprise.

16.1.

Agricultural Employee Housing. See Section 26-18-030 for definition and development standards.

17.

Agricultural Enterprise. An operation of a property owner/operator that derives their primary and principal income from the production of agricultural commodities for commercial purposes, including but not limited to the following: growing of crops or horticultural commodities; breeding and raising of livestock, poultry, bees, furbearing animals, horses; agricultural processing; and preparation of commodities for market. An agricultural enterprise excludes boarding of horses, forestry and lumbering operations, and commercial transportation of prepared products to market.

18.

Agricultural Lands. Land designated in the general plan within an agricultural land use category.

19.

Agricultural Processing. The act of changing an agricultural product from its natural state to a different form, as grapes to wine, apples to juice or sauce, agricultural crops to extracted oils, etc.

20.

Agricultural Production. Production of food, fiber and plant materials, including, but not limited to, growing, harvesting, crop storage and milking, etc., but not including agricultural support services, processing and visitor-serving uses.

20.1.

Agricultural Support Services. See Section 26-18-050 for definition and development standards.

20.2.

Airfields and Landing Strips: Agricultural or Personal. See Section 26-030-020 for definition and development standards.

20.3.

Airfields and Landing Strips: Restricted Use. See Section 26-30-030 for definition and development standards.

20.4.

Alcoholic Beverage Sales. See Section 26-26-020 for definition and development standards.

20.5.

Animal Keeping: Beekeeping. See Section 26-18-060 for definition and development standards.

20.6.

Animal Keeping: Confined Farm Animals. See Section 26-18-070 for definition and development standards.

20.7.

Animal Keeping: Farm Animals. See Section 26-18-080 for definition and development standards.

20.8.

Animal Product Processing. See Section 26-20-020 for definition and development standards.

Antenna. The transmitting and/or receiving device, including wires, rods, discs, or similar devices, that transmits or receives electromagnetic signals. 22.

Antenna, Vertical. A vertical type antenna with no horizontal components other than a small radial element at its base.

22.5.

Applicant - Cannabis. A person that is applying for a permit to engage in commercial cannabis activity pursuant to this chapter.

22.6.

Aquaculture. See Section 26-18-110 for definition and development standards.

Arboreal Value. A mathematical evaluation of the arboreal component of a site for the purposes of establishing a plan for tree preservation.

Attached Commercial Telecommunication Facility. A commercial telecommunication antenna which is affixed, fastened, or joined to a residence, business, or similar structure, other than another telecommunication facility, and which does not include a tower.

25.

Applicant. Any person, firm, partnership, association, joint venture, corporation, or an entity or combination of entities which seeks county permits and approvals.

B.

"B" Terms.

1.

Banks and Financial Institutions. See Section 26-28-030 for definition and development standards.

1.5.

Bar, Tavern, Nightclub. See Section 26-26-030 for definition and development standards.

1.6.

Base Unit. A dwelling unit allowed on a site by the applicable zoning district, but not including an accessory dwelling unit, farmworker housing, farm family unit, agricultural employee housing, or density bonus unit.

2.

Biodiesel. A liquid fuel intended for consumption by compression ignition engines that is produced by chemical modification of plant oil, animal fat, or algae feedstock. Production involves reacting the feedstock with an alcohol such as ethanol in the presence of a catalyst.

3.

Bioenergy. Renewable energy made available from materials derived from feedstocks that consist of recently living organisms or their metabolic by- products from sources such as farming, forestry, and biodegradable industrial and municipal waste.

4.

Biosolids. Sewage sludge that has been treated, tested and shown to be capable of being used beneficially as a soil amendment for agricultural, silvicultural, horticultural, and land reclamation activities.

5.

Biotic Resources. Unique or significant plant or animal communities including estuaries, fresh and salt water marshes, tideland resources, riparian corridors and certain terrestrial communities as set forth in the general plan.

6.

Base Zoning District. The primary zoning, as distinguished from a combining zone, that applies to a parcel of land as shown on the zoning map.

Board. The Sonoma County Board of Supervisors.

8.

Building. See "structure."

8.5.

Building and Landscape Materials Sales. See Section 26-26-040 for definition and development standards.

9.

Building, Accessory. A subordinate building, the use of which is incidental to that of the main building on the same lot or building site.

10.

Building Coverage. The percentage of total lot area covered by structures, provided that pavement, driveways, uncovered decks less than thirty inches (30″) in height, and roof overhangs less than two feet (2′) wide may be excluded.

11.

Building Envelope. A defined location or locations on a lot.

Building, Main. A building in which is conducted the principal use of the lot or building site on which it is situated.

Building Site Area. An area of land which may be smaller than a recorded lot or parcel occupied or to be occupied by a main building and its accessory buildings, or by a dwelling group and its accessory buildings, together with such open areas as are required by the terms of this chapter.

14.

Building Permit. A permit issued in compliance with the county code to allow construction of a structure or other physical improvement.

15.

Business Area. Property contiguous to a highway that (a) upon one (1) side of which highway, for a distance of six hundred feet (600′), fifty percent (50%) or more of the contiguous property fronting thereon is occupied by a permanent business use, or (b) upon both sides of which highway, collectively, for a distance of three hundred feet (300′), fifty percent (50%) or more of the contiguous property fronting thereon is so occupied. A business area may be longer than the distances specified in this section if the above ratio of land in use for business to the length of the highway exists.

15.5.

Business Support Services. See Section 26-28-040 for definition and development standards.

16.

By Right. A land use, structure, or activity allowed if it complies with applicable zoning ordinance requirements and no discretionary approval is required.

C.

"C" Terms.

1.

California Environmental Quality Act (CEQA). California State law (Public Resources Code Section 2100 et seq.) requiring government agencies to consider the environmental consequences of their actions before taking action on a proposed project.

1.5.

Camp, Organized. See Section 26-22-020 for definition and development standards.

1.6.

Campgrounds. See Section 26-22-030 for definition and development standards.

2.

Cannabis. All parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis, or any other strain or varietal of the genus Cannabis that may exist or hereafter be discovered or developed whether growing or not; the seeds thereof; the resin, whether crude or purified, extracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its seeds, or resin. "Cannabis" also means the separated resin, whether crude or purified, obtained from cannabis. "Cannabis" does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of germination. For the purpose of this section, "cannabis" does not mean "industrial hemp" as defined by Section 81000 of the California Food and Agricultural Code or Section 11018.5 of the California Health and Safety Code, or the weight of any other ingredient combined with cannabis to prepare topical or oral administrations, food, drink, or other product. Cannabis is classified as an agricultural product separately from other agricultural crops.

3.

Cannabis Business Owner. A person with an aggregate ownership interest of twenty percent (20%) or more in the person applying for a permit, unless the interest is solely a security, lien, or encumbrance; the chief executive officer of a nonprofit or other entity; a member of the board of directors of a nonprofit; the trustee(s) and all persons that have control of the trust and/or the commercial cannabis business that is held in trust; and/or an individual who will be participating in the direction, control, or management of the person applying for a permit.

4.

Cannabis Cultivation. Any activity involving the planting, growing, harvesting, drying, curing, grading, or trimming of cannabis.

5.

Cannabis Cultivation Area. The total aggregate area(s) of cannabis cultivation on a single premises as measured around the outermost perimeter of each separate and discrete area of cannabis cultivation at the dripline of the canopy expected at maturity and includes, but is not limited to, the space between plants within the cultivation area, the exterior dimensions of garden beds, garden plots, hoop houses, green houses, and each room or area where cannabis plants are grown, as determined by the review authority.

6.

Cannabis Cultivation - Indoor. Cannabis cultivation within any type of structure using exclusively artificial lighting.

Cannabis Cultivation - Mixed-Light. Cannabis cultivation in a greenhouse or other similar structure using natural light, light deprivation, and/or any combination of natural and supplemental artificial lighting.

8.

Cannabis Cultivation Outdoor. Cannabis cultivation using no artificial lighting conducted in the ground or in containers outdoors.

9.

Cannabis Cultivation Site. The premises where commercial cannabis is planted, grown, harvested, dried, cured, graded, or trimmed or where all or any combination of those activities occurs.

10.

Cannabis Cultivation Type. The type of cultivation is classified as outdoor, indoor or mixed-light as defined herein, consistent with the state licensing scheme.

10.5.

Cannabis Delivery. The commercial transfer of cannabis or cannabis products to a customer, including use by a retailer of any technology platform owned and controlled by the retailer.

11.

Cannabis Dispensary. A facility where cannabis, cannabis products, or devices for the use of cannabis are offered, either individually or in any combination, for retail sale, including an establishment that delivers cannabis and/or cannabis products as part of a retail sale.

12.

Cannabis Distribution. The procurement, sale, and transport of cannabis and cannabis products between licensees.

13.

Cannabis License. A license issued by the state of California pursuant to the Medicinal and Adult-Use Cannabis Regulation and Safety Act (MAUCRSA).

Cannabis Licensee. Any person issued a license by the state of California under the Medicinal and Adult-Use Cannabis Regulation and Safety Act (MAUCRSA).

15.

Cannabis Manufacturer. A person that conducts the production, preparation, or compounding of cannabis or cannabis products either directly or indirectly or by extraction methods, or independently by means of chemical synthesis, or by a combination of extraction and chemical synthesis at a fixed location that packages or repackages cannabis or cannabis products or labels or relabels its container.

16.

Cannabis Manufacturing. All aspects of the extraction process, infusion process, and packaging and labeling processes, including preparing, holding, or storing of cannabis products. Manufacturing also includes any preparing, holding, or storing of components and ingredients.

17.

Cannabis Medical. Any cannabis or cannabis product intended to be sold for use pursuant to the Compassionate Use Act of 1996 (Proposition 215), found at Section 11362.5 of the Health and Safety Code.

18.

Cannabis Operator. The individual authorized to represent the person applying for or operating pursuant to a permit authorizing any commercial cannabis activity pursuant to this chapter.

19.

Cannabis Product. Cannabis that has undergone any process whereby the plant material has been transformed into a concentrate, including, but not limited to, concentrated cannabis, or an edible or topical product containing cannabis or concentrated cannabis and other ingredients.

20.

Cannabis Testing Laboratory. A laboratory, facility, or entity in the state of California that offers or performs tests of cannabis or cannabis products.

Cannabis Transport. The physical movement of cannabis or cannabis products from one (1) licensed premises to another licensed premises.

21.5.

Caretaker Dwelling. See Section 26-24-080 for definition and development standards.

Carport. An accessible and usable covered space not less than ten feet (10′) by twenty feet (20′) open on two (2) or more sides for the storage of automobiles.

22.5. Cemetery. See Section 26-28-050 for definition and development standards. 23. Certified Arborist. Any person who has current certificate from the International Society of Arboriculture. 23.5. Civic institution. See Section 26-22-040 for definition and development standards. 24. Co-Generation. The successive production of electrical or mechanical energy and useful heat energy. 25.

Co-Located Telecommunication Facility. A telecommunication facility which is comprised of a single tower containing a combination of antennas owned or operated by more than one (1) public or private entity.

26.

Combining District. A district whose Regulation may supplement any other district except another combining district; for example, "RR" combined with "SR" (RR SR) adds the requirements of the scenic resource combining district.

26.1.

Commercial Cannabis Activity. The cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, delivery, or sale of cannabis and cannabis products.

26.2.

Commercial Horse Facilities and Stables. See Section 26-28-060 for definition and development standards.

26.3.

Commercial Kennel. See Section 26-28-070 for definition and development standards.

27.

Commercial Renewable Energy Facility. An energy generation facility using renewable fuel sources, including but not limited to wind, bioenergy, solar, geothermal, and fuel cells and combinations thereof, where the energy generated is used to meet off-site energy needs. Commercial renewable energy facilities are subject to the general development standards set forth in Section 26-88- 200(b) as well as any applicable special use regulation.

28.

Community Choice Aggregator (CCA). As defined in Public Utilities Code Section 331.1 refers to any of the following entities, if that entity is not within the jurisdiction of a local publicly owned electric utility that provided electrical service as of January 1, 2003: any city, county, or city and county whose governing board elects to combine the loads of its residents, businesses, and municipal facilities in a communitywide electricity buyers' program or any group of cities, counties, or cities and counties whose governing boards have elected to combine the loads of their programs, through the formation of a joint powers agency established under Chapter 5 (commencing with Section 6500) of Division 7 of Title 1 of the Government Code.

28.5.

Community Meeting Facilities. See Section 26-22-050 for definition and development standards.

Community Supported Agriculture. A system by which people purchase, typically through monthly subscription, a share from a local farm and periodically receive fresh produce or other agricultural products produced or processed on site.

Companion Animals. Animals normally maintained in a home as pets.

Composting. The controlled or uncontrolled biological decomposition of organic wastes.

32.

Condominium. An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential, commercial or industrial building on such property (See Civil Code Section 783.) A condominium may also include a separate interest in other parts of the real property. For purposes of this chapter, and to the extent reasonably feasible, the term condominium apartment building and a stock

cooperative, as each are defined by Sections 1103-4 of the Business and Professions Code. The creation of two (2) or more condominiums may be termed a condominium project.

33.

Condominium Conversion. The subdivision of real property containing an apartment building or buildings or dwelling group into a condominium project, a planned unit development project, a community apartment project, or a stock cooperative project.

33.5.

Congregate Housing. See Section 26-24-090 for definition and development standards.

34.

Contiguous Riparian Vegetation. Riparian vegetation that is physically touching or adjacent, and not separated by features like roads, developed land, or cropland.

34.1.

Cottage Food Operation. See Section 26-24-100 for definition and development standards.

34.2.

Cottage Housing Development. See Section 26-24-110 for definition and development standards.

34.3.

Country Club. See Section 26-22-060 for definition and development standards.

County. The unincorporated portions of Sonoma County.

36.

County Boundary. The boundary of the county, or the boundary of any city in the county.

Cropland. Land devoted to the production of agricultural crops.

38.

Cultural Events. See "periodic special events."

D.

"D" Terms.

1.

Damage to a protected tree. Significant injury to the root system or other parts of a tree including burning, application of toxic substances, damaging through contact with equipment or machinery or compacting the soil within the dripline, changing the natural grade, interfering with the normal water requirements of the tree, trenching or excavating within the dripline, or removing more than one-third of the live wood.

1.5.

Day Care Center. See Section 26-28-080 for definition and development standards.

2.

Decision maker. The director, the design review committee, the zoning administrator, the planning commission, or the board of supervisors, as appropriate.

3.

Density Bonus. A density increase allowed pursuant to Section 26.89.050 (density bonus programs) over the otherwise maximum allowable residential density permitted in the applicable zoning district. (See "residential density.")

4.

Density Bonus Unit. A dwelling unit allowed in a project by the County in addition to base units pursuant to Section 26.89.050 (density bonus programs).

Department. The Sonoma County Permit and Resource Management Department.

Designated Stream. A river or stream mapped or identified in the Open Space and Resource Conservation Element of the general plan, or in an adopted area plan or specific plan or other adopted stream protection standards, guidelines, or mitigation measures.

7.

Development Fee. The impact fees established by the board of supervisors for development including, but not limited to, special area development fees, countywide traffic development fee, parkland dedication fee and affordable housing in-lieu fee. Development fee does not include fees established by special districts or school districts.

8.

Development Incentive. See "Incentive."

9.

Development permit. A discretionary permit or approval including, but not limited to; subdivisions, use permits, precise development plans, lot line adjustments, variances, design review and zoning permits. Ministerial permits not accompanied by any other type of discretionary review or approval are exempt from this definition.

10.

Development Standard. For purposes of Article 89 (affordable housing program requirements and incentives), a site or construction standard or condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, resolution, or regulation.

11.

Diameter At Breast Height (Dbh). The average diameter of a standing live tree measured outside the bark, at breast height, a point four and one-half feet (1.37m) above the average ground level. For trees that are multi-stemmed at this height, diameter at breast height shall be calculated by measuring each stem individually and combining the results. Diameter at breast height may be calculated by measuring the circumference of a tree at breast height and dividing by 3.14.

12.

Director. The Sonoma County Permit and Resource Management Director or the director's designee.

13.

Disabled Household. A household with at least one (1) person who has a physical, developmental, or mental impairment that substantially limits one (1) or more major life activities, such as caring for one's self, performing manual tasks, walking, seeing, hearing, speaking, breathing, learning, and/or working (Source: 24 CFR Part 8, Sec. 8.3).

14.

Discretionary Approval. Action by the county by which individual judgement is used as a basis to approve or deny an application.

14.5.

Dispatch Facility. See Section 26-30-040 for definition and development standards.

Distributed Energy System or Facility. A small-scale electricity generation system or facility that is interconnected to the distribution network. Distributed energy systems primarily serve on-site uses, while distributed energy generation facilities generate power for both on- and off-site power needs.

District. See "zoning district."

17.

Drip Line. The area identified by extending a vertical line from the outermost portion of the limb canopy to the ground with its axis parallel to the trunk.

18.

Dwelling Group. A group of two (2) or more detached or semi-detached, one (1) family duplex or multiple dwellings situated upon a permanent foundation, occupying a parcel of land having any yard, court or area in common.

19.

Dwelling Unit. See "Residential - dwelling unit."

E.

"E" Terms.

Education Institutions: Colleges and Universities. See Section 26-22-070 for definition and development standards.

1.1.

Education Institutions: Elementary and Secondary schools. See Section 26-22-080 for definition and development standards.

1.2.

Education Institutions: Specialized Education and Training. See Section 26-22-090 for definition and development standards.

1.3

Efficiency Kitchen. A cooking facility with appliances, and a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the dwelling unit.

1.4.

Electric Vehicle Charging Station. A station that is designed and built in compliance with Article 625 of the California Electrical Code to charge electric or partially electric vehicles.

2.

Emerging Renewable Technology. Technology that uses a renewable power source, such as solar or wind energy, to generate electricity, and that has emerged beyond the research and development phase, is commercially available, and has significant commercial potential as determined by the Energy Commission. Emerging renewable technologies include photovoltaic, solar thermal electric, fuel cells using a renewable fuel, and small wind turbine technology no greater than fifty (50) kilowatts in size.

3.

Employment Node. An area of contiguous parcels within an urban service area that encompasses at least three (3) acres of commercial-zoned land, ten (10) acres of industrial-zoned land, or a combination that provides an equivalent ratio.

4.

Exotic Animal. Any wild animal which the California Fish and Game Commission has declared to be a prohibited wild animal and the importation, transportation or possession of which is unlawful except under authority of a revocable permit issued by the California Department of Fish and Game.

5.

Extremely Low-Income Household. A household whose gross annual income does not exceed thirty percent (30%) of the median income for Sonoma County as established by the U.S. Department of Housing and Urban Development, adjusted for household size.

F.

"F" Terms.

1.

Family Day Care Home. See Section 26-24-150 for definition and development standards.

1.1

Farm Animal. Any animal, other than wild or exotic, customarily kept or raised by humans for companion and/or commercial purposes.

1.2.

Farm Equipment and Supplies Sales and Rental. See Section 26-26-050 for definition and development standards.

2.

Farm Family Dwelling. 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.

2.5.

Farm Stand. See Section 26-18-150 for definition and development standards.

3.

Farm Retail Sales Facility. A small-scale retail facility for year-round sales of agricultural products grown or raised on the site or other properties owned or leased by the farm operator, and pre-packaged goods processed from onsite agricultural production, excluding alcoholic products. See use regulation 26-18-140. See also tasting room or farm stand.

4.

Farmworker. See "agricultural employee."

Farmworker Housing. See Section 26-24-120 for definition and development standards.

6.

Feed Yard/Lot. Corrals or holding areas for the primary purpose of holding or feeding animals for market and not incidental to a farm or ranch.

7.

Fertilizer Plants. See Section 26-20-030 for definition and development standards.

8.

Final Inspection. The same meaning as described in the Uniform Building Code, as modified and adopted in Chapter 7 of the county code.

8.5.

Firewood Yard. See Section 26-20-030 for definition and development standards.

9.

First Time Home-Buyer. As defined by the CDC and set forth in its Sonoma County Affordable Housing Program Homeownership Policies, available at the offices of the CDC.

10.

Flood Proof Structure. A structure which, in the opinion of the chief engineer of the Sonoma County water agency and the county building inspector, is designed and constructed to resist flotation, destruction, or major damage by the maximum flood predicted for the structure site.

11.

Flood, Selected. The magnitude of flood to be used for establishing minimum flood profile levels and designating the outer limits of the part of the flood plain to be regulated, i.e., the outer limits of the floodway (F1) and floodplain (F2) districts. The selected flood shall be determined by the planning commission and the board of supervisors upon recommendation by the chief engineer of the Sonoma County water agency.

12.

Floodway. The portion of the stream channel and the adjacent flood plain that must be reserved in order to discharge the selected flood without cumulatively increasing the water surface more than one foot (1′).

13.

Forest Practice Rules. The California Forest Practice Rules, California Code of Regulations, Title 14, Division 1.5, Chapter 4.

14.

Freestanding Commercial Telecommunication Facility. A telecommunication facility which is operated in whole or part for commercial purposes such as mobile radio services, cellular telephone services, TV and radio broadcast, personal communication services, but which is not affixed, fastened, or joined to a residence, business, or similar structure. A facility which includes an antenna(s) placed upon a tower which is attached to a structure is considered to be a freestanding facility. Telecommunication facilities operated in whole or part by public agencies are included in this category. However, a telecommunication facility installed by a public utility for the sole purpose of monitoring and protecting its gas and electric facilities shall not be considered a telecommunication facility and shall be exempt from the telecommunication standards of this chapter.

a.

Major Facility. Such facility which involves a combination of towers and antennas greater than one hundred thirty feet (130′) in height.

b.

Intermediate Facility. Such facility which involves a combination of towers and antennas greater than forty feet (40′) and less than or equal to one hundred thirty feet (130′) in height.

c.

Minor Facility. Such facility which involves a combination of towers and antennas less than or equal to forty feet (40′) in height.

15.

Freeway. Any expressway or limited access highway, as those terms are defined by the Streets and Highways Code of the State.

16.

Fuel Cell. An advanced energy conversion device that combines hydrogen-bearing fuels with airborne oxygen in an electrochemical reaction to produce electricity very efficiently and with minimal environmental effects.

Fuel Dealers. See Section 26-26-070 for definition and development standards.

18.

Fuel Station, Retail. A retail facility that sells gasoline or diesel to the public for the purposes of fueling motor vehicles, or gasoline powered tools or appliances.

19.

Fuel Station, Non-Retail. Fossil fuel dispensing equipment operated solely by an owner, business, or agricultural operation to support that owner, business, or agricultural operation's own legally established uses, but not including any equipment used to provide fuel for sale to the public.

G.

"G" Terms.

1.

Garage. An accessible and usable covered parking space of not less than ten feet (10′) by twenty feet (20′) for storage of automobiles, such garage to be located on the lot so as to meet the requirements of this chapter for an accessory building.

2.

Garden Apartments. An apartment building with a minimum of two thousand (2,000) square feet of building area per dwelling unit together with outdoor living or recreation space with planting and landscaping.

3. Gasoline service station. See "fuel station." 4. General Plan. The current adopted version of the Sonoma County General Plan. 4.5. General Retail. See Section 26-26-090 for definition and development standards. 5. Geothermal. Natural heat from within the earth, captured for production of electrical power. 5.5. Golf Course. See Section 26-22-100 for definition and development standards. 5.6. Greenhouse. A permanent structure, including glasshouses, conservatories, hothouses, or other similar structures for the covered propagation and growing of plants, constructed with a translucent roof and/or walls. 6. Guest House. See Section 26-24-170 for definition and development standards. H. "H" Terms. 1. Hardrock Quarry Operations. Processed or crushed rock operations which entail the extraction, stockpiling, processing and sale of bedrock geologic deposits. 1.5. Heavy Equipment Sales and Rentals. See Section 26-26-100 for definition and development standards. 2. Height of Buildings. The vertical distance from the average level of the highest and lowest point of that portion of the lot covered by the building to the topmost point of the roof. 3.

ock operations which entail the extraction, stockpiling, processing and sale of bedrock geologic deposits. 1.5. Heavy Equipment Sales and Rentals. See Section 26-26-100 for definition and development standards. 2. Height of Buildings. The vertical distance from the average level of the highest and lowest point of that portion of the lot covered by the building to the topmost point of the roof. 3.

Home Occupation. The 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. All home occupations shall be conducted in accordance with Section 26-88-121.

3.1.

Homeless Shelter. See Section 26-28-090 for definition and development standards.

3.2.

Hoop House - Cannabis. A temporary structure used for season extension or crop protection erected for less than one hundred eighty (180) days. Hoop houses do not include light deprivation, ventilation, artificial lighting, or any electrical components. The ends are left open and the material covering the structure is removable.

3.3.

Horse Boarding. See Section 26-28-100 for definition and development standards.

4.

Housing Opportunity Area. A parcel or parcels of land designated by the County for affordable housing in compliance with the general plan housing element and Section 26.89.050(F).

5.

Hybrid Alternative Energy Facilities. An alternative energy system using one or more renewable fuel sources to provide electricity, gas, or heat energy. Batteries or fuel cells may be a part of a hybrid alternative energy facility.

I.

"I" Terms.

1.

Important Farmland. Lands mapped by the state Farmlands Mapping and Monitoring Program (FMMP) as prime farmland, farmland of statewide importance, or unique farmlands. Does not include lands mapped by the FMMP as farmlands of local importance unless specifically noted.

2.

Incentive. For purposes of Article 89 (affordable housing program requirements and incentives), a modification of zoning code requirements (e.g., minimum open space, minimum lot size, setbacks, parking standards); or an allowance of other regulatory incentives or measures granted in exchange for the provision of affordable ownership housing or affordable rental housing pursuant to Section 26.89.060.

3.

Incidental Use. See "secondary use."

3.5.

Indoor Crop Cultivation. See Section 26-18-160 for definition and development standards.

4.

Indoor Recreation. See "commercial recreation facility, indoor."

5.

Infill Development. A dwelling group, consisting of detached single-family dwellings or manufactured homes, on a single parcel located in an R1 low density residential district. The number of dwelling units within such dwelling group shall not exceed the maximum residential density permitted by the general plan land use element.

6.

Institutional Use. Any use, commonly consisting of offices, churches, public buildings, financial institutions, etc., whose function does not involve direct on- site sales of products or personal services.

7.

Instream Operations. Sand and gravel operations which entail the extraction and sale of sand and gravel from stream and river channels.

8.

Intensity of Development. The floor area or floor area ratio of a development.

J.

"J" Terms.

1.

Junior Accessory Dwelling Unit (JADU). See Section 26-24-190 for definition and development standards.

Junkyard. Any land or lot where more than one hundred (100) square feet of the area or where any portion of that land or lot which adjoins any public or private street or road is used for the storage of junk, including scrap metals, salvage or other scrap materials, or for the dismantling or wrecking of automobiles or other vehicles or machinery, whether for sale or storage.

K.

"K" Terms.

1.

Kennel Animal. Any dog or cat kept at a commercial kennel or pet fancier kennel.

2.

Kitchen. A kitchen means an area within a structure that is used or designed to be used for the preparation or cooking of food and that contains one (1) or both of the following:

a.

Cooking appliances or rough-in facilities including, but not limited to: ovens, convection ovens, stoves, stove-tops, built-in grills or microwave ovens or similar appliances, 240-volt electrical outlets or any gas lines; or

b.

A sink less than eighteen inches (18") in depth with a waste line drain one and one-half inches (1½") or greater in diameter AND a refrigerator exceeding five (5) cubic feet in capacity or space with an electrical outlet that may reasonably be used for a refrigerator exceeding five (5) cubic feet in capacity.

L.

"L" Terms.

1.

Laboratories. See Section 26-20-040 for definition and development standards.

1.1.

Land and Resource Management. See Section 26-18-170 for definition and development standards.

1.2

Land Use. See "Use."

2.

Land Use Regulation Table. A table in Article 6 (agricultural and resource zoning districts) through Article 14 (special purpose zoning districts) identify permits required for allowed land uses in each zoning district

3.

[Reserved].

3.5.

Laundry Plants. See Section 26-20-050 for definition and development standards.

4.

Lead Agency. Lead agency as defined in Section 15367 of the State CEQA Guidelines.

4.5.

Light Deprivation. The elimination of natural light in order to induce flowering, using black out tarps or any other opaque covering.

4.6.

Live/Work. See Section 26-24-200 for definition and development standards.

5.

Livestock. Animals maintained as a source of food or clothing, including bovine and equine animals.

6.

Local Area Development Guidelines. Design and other guidelines for development that apply to a specified community or local area, as a subunit of a planning area, and which provide a greater level of detail or relate special circumstances for use in that area.

6.1.

Lodging: Agricultural Farmstay. See Section 26-28-110 for definition and development standards.

6.2.

Lodging: Agricultural Marketing Accommodations. See Section 26-28-120 for definition and development standards.

6.3.

Lodging: Bed and Breakfast. See Section 26-28-130 for definition and development standards.

6.4.

Lodging: Hosted Rental. See Section 26-28-140 for definition and development standards.

6.5.

Lodging: Hotel, Motel, and Resort. See Section 26-28-150 for definition and development standards.

6.6.

Lodging: Vacation Rental. See Section 26-28-160 for definition and development standards.

7.

Lot. Lot means a legally defined parcel or contiguous group of parcels in single ownership or under single control, usually considered a unit for purposes of development.

8.

Lot, Corner. A lot, two (2) or more adjacent sides of which abut upon a street.

9.

Lot Coverage. See "building coverage."

Lot, Frontage. The linear measurement of the front lot line.

11.

Lot, Key. An interior lot adjacent to a corner lot, the side line of which is contiguous with the rear lot line of the corner lot.

12.

Lot Lines. The property lines bounding the lot.

13.

Lot Line, Front. Any of the following: (1) each street lot line of an interior or through lot, (2) either one or the other of the two (2) street lot lines of a corner lot.

14.

Lot Line, Rear. The lot line opposite and most distant from the front line, where such lot line is not also a street lot line.

15.

Lot Line, Side. Any lot line other than a front or rear lot line. A side lot line separating a lot from a street is called a side street lot line. A side lot line separating a lot from another lot or lots is called an interior side lot line.

16.

Lot of Record. A lot that is designated upon a map showing the lot, block and tract as indicated on a final map, as such map is filed in the County recorder's office, or as a lot shown on a recorded parcel map.

17.

Lot Width. The least distance between the side lot lines, measured at points midway between the front and rear lot lines. In the case of triangular lots, or lots that are bounded by more than four (4) straight lines, or that have curvilinear side lines, the planning director shall determine the lot width.

18.

Lot Depth. Lot depth is measured along an imaginary straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.

18.5.

Low Temperature Geothermal Resource Development. See Section 26-30-050 for definition and development standards.

18.7.

Low-Barrier Navigation Center. See Section 26-24-210 for definition and development standards.

19.

Low-Income Household. A household whose gross annual income does not exceed eighty percent (80%) of the median income for Sonoma County as established by the U.S. Department of Housing and Urban Development, adjusted for household size.

20.

Lower-Income Household. Includes "low-income households," "very low- income households" and "extremely low-income households."

M.

"M" Terms.

1.

Maintenance and Repair Service, non-vehicular. See Section 26-28-170 for definition and development standards.

1.5.

Major Timberland Conversion. A timberland conversion that requires a timberland conversion permit, or is exempt from a timberland conversion permit under Section 1104.2 of the Forest Practice Rule.

2.

Manufactured Cannabis. Raw cannabis that has undergone a process whereby the raw agricultural product has been transformed into a concentrate, an edible product, or a topical product.

3.

Manufactured Home. A dwelling unit including mobile homes and factory-built housing as defined in Sections 18210.5 and 19971, respectively, of the California Health and Safety Code.

3.1.

Manufactured Home Sales and Rental. See Section 26-26-110 for definition and development standards.

3.2.

Manufacturing/processing, heavy. See Section 26-20-060 for definition and development standards.

3.3.

Manufacturing/processing, light. See Section 26-20-070 for definition and development standards.

3.4.

Manufacturing/processing, medium. See Section 26-20-080 for definition and development standards.

3.5.

Marina. See Section 26-30-060 for definition and development standards.

4.

Marijuana. See Cannabis.

5.

Market Rate Unit. A dwelling unit in a residential project that is not restricted by an affordable housing agreement, and which is not expected to be provided as affordable to an extremely low-, very low-, low- or moderate-income household.

6.

Medical Marijuana. See "Cannabis - Medical."

6.1.

Medical Services: Hospitals. See Section 26-28-180 for definition and development standards.

6.2.

Medical Services: Offices and Outpatient Care. See Section 26-28-190 for definition and development standards.

6.3.

Mining, Surface. See Section 26-18-180 for definition and development standards.

7.

Ministerial Action. A governmental decision involving little or no personal judgment by the decision maker as to the wisdom or manner of carrying out a project. The decision maker merely applies the law to the facts as presented but uses no special discretion or judgement in reaching a decision. A ministerial decision involves only the use of fixed standards or objective measurements, and the decision maker cannot use personal, subjective judgement in deciding whether or how a project should be carried out.

7.5.

Mixed-use Development. See Section 26-24-210 for definition and development standards.

8.

Mobile Home. A structure, transportable in one (1) or more sections, which is built on a permanent chassis and is designed to be used as a dwelling unit with or without a permanent foundation. Mobile home does not include a recreational vehicle or factory-built housing as defined in Section 19971 of the California Health and Safety Code.

8.5.

Mobile Home Park. See Section 26-24-220 for definition and development standards.

9.

Moderate-Income Household. A household whose gross annual income does not exceed one hundred twenty percent (120%) of the median income for Sonoma County as established by the U.S. Department of Housing and Urban Development, adjusted for household size.

10.

Multi-Family Housing Project. See "Rental Housing Project."

11.

Multiple-User Telecommunication Facility. A telecommunication facility which is comprised of multiple towers containing a combination of antennas owned or operated by more than one (1) public or private entity.

12.

Mushroom Farming. See Section 26-18-190 for definition and development standards.

N.

"N" Terms.

0.1.

Native Oak Tree. A native oak tree to Sonoma County of the genus Quercus, that is classified as any one (1) of the following: blue oak (Q. douglasii), interior live oak (Q. wislizenii), coast live oak (Q. agrifolia), canyon live oak (Q. chrysolepis), Oregon oak (Q. garryana), California black oak (Q. kelloggii), valley oak (Q. lobata), Shreve oak (Q. parvula var. shrevei), or naturally occurring hybrids of two (2) or more of the preceding listed trees.

0.2.

Natural Community Conservation Plan. A plan that meets the definition of "Natural community conservation plan," codified at California Fish and Game Code Section 2805(h).

1.

Natural Slope. The slope of the ground prior to any grading or other land disturbing activity. Natural slope shall be determined by measuring the horizontal distance between adjacent contours on a USGS quadrangle map or other topographic map acceptable to the County with a scale of not less than 1:24000 (1″ = 2000′) and contour intervals of not more than twenty feet (20′), and then dividing the difference in elevation between the two (2) contours by the measured horizontal distance. The horizontal distance shall be measured perpendicular to the contours.

2.

Noncommercial Telecommunication Facility. A telecommunication facility which is operated solely for personal use and not for commercial purposes.

3.

Nonconforming Use. A lawful use existing on the effective date of a zoning ordinance restriction and continuing since that date in nonconformance to the zoning ordinance restriction.

3.5.

Nonmanufactured Cannabis: Flower, shake, kief, leaf, and pre-rolls.

3.6.

Nonoperative Motor Vehicle. A nonoperative motor vehicle is any which cannot be moved under its own power, or cannot be operated lawfully on a public street or highway within this state. Nonoperative motor vehicle shall not include "vehicles of historic value" as defined by the California Vehicle Code which have current special identification plates as provided herein.

4.

Nonoperative Motor Vehicle Storage Yard. The placing on any lot or parcel or contiguous lots or parcels of land one (1) or more nonoperative motor vehicles for a period exceeding fifteen (15) days. A nonoperative motor vehicle is any which cannot be moved under its own power, or cannot be operated lawfully on a public street or highway within this state. Nonoperative motor vehicle shall not include "vehicles of historic value" as defined by the California Vehicle Code which have current special identification plates as provided herein.

4.5.

Nonvolatile Solvent: Any solvent used in the extraction process that is not a volatile solvent. For purposes of this chapter, 'nonvolatile solvents' include carbon dioxide and ethanol.

5.

Nursery Cannabis. An establishment that produces only clones, immature plants, and seeds for wholesale distribution to permitted cultivators or dispensaries, used specifically for the planting, propagation, and cultivation of medical cannabis.

6.

Nursery, Retail. See Section 26-26-120 for definition and development standards.

7.

Nursery Wholesale. An establishment engaged in the commercial production of trees, plants, seeds, stock, and other vegetation grown on site outdoors either in the ground or in containers for wholesale distribution to other businesses. Wholesale nursery does not include cannabis nurseries which are classified separately.

8.

Nursery Wholesale Greenhouse. An establishment engaged in the commercial production of trees, plants, seeds, stock, and other vegetation grown within a commercial greenhouse for wholesale distribution to other businesses. Wholesale greenhouse nursery does not include cannabis nurseries which are classified separately.

O.

"O" Terms.

0.1.

Oak Woodland. A contiguous stand of trees dominated by Native Oak Trees with at least one-half (0.5) acre of cover. For purposes of this definition, "contiguous stand" means a stand where all individual oak trees with diameter at breast height (dbh) equal to or greater than six inches (6″) have canopies located within two hundred feet (200 ′) of one another on a parcel. Oak Woodland includes lands that supported native oak trees as indicated in the 2013 Sonoma VegMap. This term is inclusive of both oak woodlands and savannas, where canopy gaps may be more present, and oak forests, where canopy gaps are less present. Oak woodland is inclusive of associated vegetative strata including canopy, subcanopy, and shrubs.

0.2.

Oak Woodland Conservation Plan. A site-specific plan developed by a qualified professional knowledgeable in Oak Woodland conservation, which describes the conditions, qualities, and capabilities of a property's Oak Woodland resources, describes conservation objectives, identifies existing and intended use of the property, and identifies recommended or potential resource improvement projects.

1.

Oil and Gas Exploration and Extraction. See Section 26-30-070 for definition and development standards.

1.5.

Old Growth Redwood. Any redwood tree over two hundred (200) years old.

2.

Open Areas. Those areas suitable for common recreational use or which provide visual relief to developed areas, exclusive of flood control channel rights-of-way, areas devoted to parking, vehicular traffic or private use, and any other area which does not significantly lend itself to the overall benefit of either the particular development or surrounding environment. Open areas may include areas in private lot ownership, provided, that such areas are not fenced. The boundaries of open areas shall be treated as property lines in determining required rear and side yard setbacks. At least fifty percent (50%) of the required open area shall be contained as a single visually identifiable area exclusive of connecting corridors or pathways, and in no case be less than fifty feet (50′) in width nor five thousand (5,000) square feet in area.

3.

Outdoor Advertising Sign. Any card, cloth, paper, metal, painted or wooden sign of any character (excluding appurtenant and directional signs) placed for outdoor advertising purposes, on the ground or onto any tree, wall, bush, rock, post fence, building, structure or thing. The term "placed," as used in this definition,

includes erecting, constructing, maintaining, posting, painting, printing, tacking, nailing, gluing, sticking, carving or otherwise fastening, affixing to, or making visible in any manner.

Outdoor Advertising Structure. A structure of any kind or character erected or maintained for outdoor advertising purposes, upon which any advertisement of any kind whatsoever may be placed. The term placed, as used in this definition, includes erecting, constructing, maintaining, posting, painting, printing, tacking, nailing, gluing, sticking, carving or otherwise fastening, affixing to, or making visible in any manner.

4.5.

Outdoor Vendor. See Section 26-26-130 for definition and development standards.

5.

Ownership Housing Project. A project of two (2) or more units, whether attached or detached, when those units are each placed on individual or air-space lots such that each individual unit may be owned separately.

P.

"P" Term.

1.

Parking Facilities. See Section 26-30-080 for definition and development standards.

1.5.

Parking Spaces. Usable off-street area with independent access, not included within established front-yard setback, at least nine feet (9′) by twenty feet (20′) for diagonal or perpendicular vehicle parking, or at least eight feet (8′) by twenty-two feet (22′) for parallel vehicle parking.

1.6.

Parks and Playgrounds. See Section 26-22-110 for definition and development standards.

2.

Periodic Special Events. See Section 26-22-120 for definition and development standards. (Also "cultural events.") 2.5. Permanent Supportive Housing. See Section 26-24-230 for definition and development standards. 3.

Permit. A county approval required by the zoning ordinance, including design and site plan review, historic resource permits, use permits, planned development permits, variances and zoning permits. The term "permit" does not including planning clearances, building permits, grading permits, and other constructionrelated approvals unless otherwise indicated. See also "use permit" and "zoning permit."

4.

Person. An individual, firm, partnership, joint venture, association, corporation, limited liability company, estate, trust, business trust, receiver, syndicate, tribe, or any other group or combination acting as a unit and includes the plural as well as the singular number.

4.5.

Personal Services. See Section 26-28-200 for definition and development standards. 5. Photovoltaic (PV). A technology that uses a semiconductor to convert sunlight directly into electricity.

6.

Planned Development. A real estate development other than a community apartment project, a stock cooperative or a cooperative, or a condominium and which is more particularly defined in Sections 11003 and 11003.1 of the California Business and Professions Code and subsequent amendments thereto, and having either or both of the following features:

a.

Any contiguous or noncontiguous lots, parcels or areas owned in common by the owners of the separately owned lots, parcels or areas consisting of areas or facilities the beneficial use and enjoyment of which is reserved to same or all of the owners of separately owned lots, parcels or areas;

b.

Any power existing to enforce any obligation in connection with membership in the owners association, or any obligation pertaining to the beneficial use and enjoyment of any portion of, or any interests in, either the separately or commonly owned lots, parcels or areas by means of a levy or assessment which may

become a lien upon the separately owned lots, parcels or areas of defaulting owners or members, which said lien may be foreclosed in any manner provided by law for the foreclosure of mortgages or deeds of trust, with or without a power of sale.

7.

Planning Department. The permit and resource management department.

7.5.

Premises - Cannabis: The designated structure or structures and land specified in the application that is owned, leased, or otherwise held under the control of the applicant or person holding a valid permit where commercial cannabis activity will be or is conducted.

8.

Primary Caregiver. The same meaning as Health and Safety Code Section 11362.7(d), as may be amended.

9.

Primary Owner. The property owner who resides in the property for a majority of the year, and does not have another primary residence. Primary owner does not include residences or condominiums owned as a timeshare, limited liability partnership or corporation, or fractional ownership of six (6) or more interests.

10.

Prime Soils. Soils classified by the United States Department of Agriculture Soil Conservation Service as class I or class II.

10.5.

Process, Processing, or Processes - Cannabis: All activities associated with drying, curing, grading, trimming, rolling, storing, packaging, and labeling of nonmanufactured cannabis.

11.

Processing Services. Support services which are related to and necessary for agricultural processing activities.

11.5.

Professional Office. See Section 26-28-210 for definition and development standards.

12.

Protected Perimeter. A protected area surrounding a protected tree, the radius of which is at least one and one-half (1.5) times the distance from trunk to outermost extent of canopy.

13.

Protected Tree. The following tree species and any natural hybrids of these tree species are considered protected tree species:

1)

Hardwoods: Big Leaf Maple (Acer macrophyllum), Black Oak (Quercus kelloggii), Blue Oak (Quercus douglasii), Boxelder (Acer negundo), California Black Walnut (Juglans californica), California Buckeye (Aesculus californica), Canyon Live Oak (Quercus chrysolepis), Coast Live Oak (Quercus agrifolia), Cottonwood species (Populus fremontii, P. trichocarpa), Interior Live Oak (Quercus wislizenii), Madrone (Arbutus menziesii), Oregon Ash (Fraxinus latifolia), Oregon Oak (Quercus garryana), Red or White Alder (Alnus rubra, A. rhombifolia), Valley Oak (Quercus lobata), Willow species (Salix laevigata, S. lucida) 2) Softwoods: Cypress species (Hesperocyparis macrocarpa, H. macnabiana), Grand Fir (Abies grandis), Pine species (Pinus attenuata, P. contorta, P. lambertiana, P. muricata, P. ponderosa, P. sabiniana), Redwood (Sequoia sempervirens), Western Hemlock (Tsuga heterophylla)

14.

Public Garage. Any premises, except those herein defined as a private or storage garage, used for the storage or care of motor vehicles or where any such vehicles are equipped for operation or repair or kept for remuneration, hire or sale.

15.

Public Safety Facilities. See Section 26-30-090 for definition and development standards.

16.

Public Utility Facilities. See Section 26-30-100 for definition and development standards.

Q.

"Q" Terms.

1.

Qualified Patient. The same meaning as Health and Safety Code Section 11362.7(f), as may be amended.

Quasi-Public Use or Facility. A use operated by a private nonprofit, educational, religious, charitable or medical institution, having the primary purpose of serving the general public, and including uses such as churches, private schools and universities, community, youth and senior citizen recreational facilities, private hospitals and the like.

R.

==> picture [512 x 574] intentionally omitted <==

----- Start of picture text -----
"R" Terms.
1.
Recreation and Sports Facilities: Health/Fitness Facility. See Section 26-22-130 for definition and development standards.
1.1.
Recreation and Sports Facilities: Recreation Facility, Indoor. See Section 26-22-140 for definition and development standards.
1.2.
Recreation and Sports Facilities: Recreation Facility, Outdoor. See Section 26-22-150 for definition and development standards.
1.3.
Recreation and Sports Facilities: Rural sports and recreation. See Section 26-22-160 for definition and development standards.
1.4.
Recreation and Sports Facilities: Shooting Ranges. See Section 26-22-170 for definition and development standards.
1.5.
Recycling Collection Facilities. See Section 26-20-090 for definition and development standards.
1.6.
Recycling Processing Facilities. See Section 26-20-100 for definition and development standards.
2.
Registered Professional Forester. A registered professional forester as defined in Section 895.1 of the Forest Practice Rules.
2.5.
Renewable Energy Facility. See Section 26-30-110 for definition and development standards.
3.
Rental Housing Project. A project of two (2) or more units on a single lot, such that the individual units cannot be separately owned.
3.5.
Residential Community Care. See Section 26-24-240 for definition and development standards.
4.
Residential Density. The maximum number of dwelling units per acre or the minimum number of acres per dwelling unit as permitted in the applicable zoning
district.
4.5.
Residential Dwelling, Multi-family. See Section 26-24-120 for definition and development standards.
4.6.
Residential Dwelling, Single-family. See Section 26-24-130 for definition and development standards.
4.7.
Residential Dwelling, Two-family. See Section 26-24-140 for definition and development standards.
5.
----- End of picture text -----

Residential Dwelling Unit. A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one (1) kitchen, which constitute an independent housekeeping unit, occupied by or intended for one (1) household on a long-term basis. Dwelling unit does not include a tent, travel trailer, recreational vehicle or similar vehicle or structure.

Residential Project. For the purposes of Article 89 (affordable housing program requirements and incentives), one (1) or more dwelling units on a single site, including residential units provided within a mixed-use development.

7.

Resource Agency. A federal or state agency having jurisdiction by law over natural resources affected by an activity.

7.5.

Restaurant. See Section 26-26-140 for definition and development standards.

8.

Restoration. Actions taken with the primary goal to maintain, improve, or restore physical, chemical, and biological functions of a stream, wetland, or other sensitive habitat.

9.

Review Authority. The official or body designated to approve, conditionally approve, or deny an application.

10.

Riparian Corridor. The area occupied by a river or stream and related plant and animal communities.

11.

Riparian Corridor, #-Foot. A riparian corridor with a streamside conservation area of 50/100/200 feet as specified, on each side of a designated stream measured from the top of the higher bank.

12.

Riparian Functions. The beneficial uses of areas in and along streams, including: providing food, water, and breeding, egg deposition and nesting areas for fish, amphibians, reptiles, birds, insects, and mammals; providing protective cover, shade and woody debris to stream channels as habitat for coho salmon, steelhead, freshwater shrimp, and other protected and common aquatic-dependent species; providing movement opportunities, protective cover, and breeding, roosting, and resting habitat for terrestrial wildlife; filtering sediment and pollutants in runoff into streams; providing erosion protection for stream banks; and facilitating groundwater recharge.

13.

Riparian Tree. A woody perennial plant growing in a riparian corridor, typically larger than fourteen feet (14') at maturity with a well-defined stem and definite crown having a single or multi-trunk structure, with a minimum diameter at breast height of two inches (2") for a single stem or aggregate of multi-trunk stems of five inches (5"), and a minimum height of ten feet (10').

14.

Riparian Vegetation. Plant communities contiguous to and affected by surface and subsurface hydrologic features of water bodies (rivers, streams, lakes, or wetlands) that have one (1) or both of the following characteristics: 1) distinctly different vegetative species than adjacent areas, and 2) species similar to adjacent areas but exhibiting more vigorous or robust growth forms. Riparian vegetation is usually transitional between wetland and upland.

15.

River Terrace Operation. Sand and gravel operations which entail the extraction, stockpiling, processing and sale of sand and gravel from terrace floodplain deposits.

16.

Roof. The exterior surface on the top of a building or structure, as shown in the illustration accompanying "structure ridgeline."

S.

"S" Terms.

1.

Scenic Corridor. As designated on Figure OS-2 of the general plan open space element, a strip of land of high visual quality along a certain roadway.

2.

Scenic Highway. Those roadways in Sonoma County that have been so designated by the state of California.

3.

Second Unit. See "accessory dwelling unit."

4.

Secondary Use. A use of land or a building that is subordinate to, but may be different from the primary use of the land or building located on the same lot.

Senior Household. A household with at least one (1) person who is sixty-two (62) years of age or older.

6.

Silhouette. A calculation of the exposed surface area of the towers and antennas associated with a telecommunication facility, as seen from an elevation perspective, as shown in the accompanying illustration.

==> picture [185 x 87] intentionally omitted <==

The silhouette is a calculation of the physical surfaces of the combined tower and antenna(s) included in a telecommunication facility. Only the physical surfaces, and not the air spaces in between, are counted in the calculation. The silhouette calculation is measured from the viewing angle which presents the largest exposure from an elevation perspective.

==> picture [224 x 103] intentionally omitted <==

Single-room Occupancy. See Section 26-24-250 for definition and development standards.

8.

Site Class I or II timberland. As defined in Section 1060 of the Forest Practice Rules.

9.

Site Classification. Site classification as defined in Section 4528 of the Public Resources Code.

Site Coverage. The percentage of total lot area encumbered by impervious surfaces, including all structures, buildings and paved or compacted driveways, parking areas, patios and walkways and similar features.

11.

Slope. An inclined ground surface, the inclination of which is expressed as a ratio of horizontal distance to vertical distance (e.g., 2:1) or as a percentage (e.g., fifty percent (50%)).

12.

Sludge. Solid material produced through sewage treatment processes.

13.

Small Alcoholic Beverage Retail Establishment. An alcoholic beverage retail establishments with less than ten thousand (10,000) square feet of floor area.

Small Collection Facility. A small collection facility which occupies an area of not more than five hundred (500) square feet and includes: reverse vending machines occupying more than fifty (50) square feet; bins, boxes, cans, kiosk-type units and other containers or receptacles; and/or a properly licensed automobile, truck, trailer or van.

15.

Small Wind Energy System. A wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity that does not exceed the allowable rated capacity under the Emerging Renewables Fund of the Renewables Investment Plan administered by the California Energy Commission and which will be used primarily to reduce onsite consumption of utility power.

Solar Thermal Electric. The conversion of sunlight to heat and its concentration and use to power a generator to produce electricity. Typically, solar concentrators boil water with focused sunlight, generating high-pressure steam which drives conventional turbine generators.

16.5.

Sports and Entertainment Assembly. See Section 26-22-180 for definition and development standards.

17.

State CEQA Guidelines. The State Guidelines for Implementation of the California Environmental Quality Act, California Code of Regulations Title 14, Division 6, Chapter 3.

18.

State Stocking Standards. Stocking standards as defined in Section 895.1 of the Forest Practice Rules.

18.1.

State-Regulated Small Employee Housing. See Section 26-24-260 for definition and development standards. 18.2. Storage: Contractor's storage yard. See Section 26-20-110 for definition and development standards. 18.3. Storage: Manufactured home storage. See Section 26-20-120 for definition and development standards.

18.4.

Storage: Personal storage. See Section 26-20-130 for definition and development standards.

18.5.

Storage: Vehicle, boat, and RV storage. See Section 26-20-140 for definition and development standards. 18.6. Storage: Warehouses. See Section 26-20-150 for definition and development standards.

18.7.

Storage: Wholesale and distribution. See Section 26-20-160 for definition and development standards.

19.

Street. A public or private thoroughfare which affords principal means of access to abutting property, including avenue, place, way, drive, land, boulevard, highway, road and any other thoroughfare except an alley as defined herein.

20.

Street Line. The boundary between a street and property.

21.

Structure. Anything constructed or erected, the use of which requires a location on the ground or attachment to something having location on the ground.

Structural Alterations. Any change in the supporting members of a building such as bearing walls, columns, beams or girders.

23.

Structure Ridgeline. The long, narrow crest at the top of the juncture of two (2) or more surfaces making up the roof of a building or structure, as shown in the accompanying illustration.

==> picture [201 x 259] intentionally omitted <==

Studios for Art Crafts, Dance, Music. See Section 26-22-190 for definition and development standards.

T.

"T" Terms.

1.

Tasting Rooms. See Section 26-18-210 for definition and development standards.

1.1.

Telecommunication Facility. See Section 26-30-120 for definition and development standards.

1.2.

Temporary Occupancy of Travel Trailer. See Section 26-24-260 for definition and development standards.

1.3.

Theater and Entertainment Venues. See Section 26-22-200 for definition and development standards.

1.4.

Timber. Those species of trees listed as commercial species for the Coast Forest District, Group A, in Section 895.1 of the Forest Practice Rules.

2.

Timber Harvesting Plan. A timber harvesting plan approved by the Director of the California Department of Forestry and Fire Protection, or by the State Board of Forestry and Fire Protection upon appeal, pursuant to Section 1032 et seq. of the Forest Practice Rules.

2.1.

Timber Management. See Section 26-18-220 for definition and development standards.

2.2.

Timber Operations. Timber operations as defined in Section 4527 of the Public Resources Code.

2.3.

Timber Operator Storage Yard. See Section 26-18-230 for definition and development standards.

2.4.

Timber Production. Growing and harvesting timber for commercial purposes.

Timber Saw Mills and Lumber Production. See Section 26-18-240 for definition and development standards.

4.

Timberland. Timberland as defined in Section 1100 of the Forest Practice Rules.

5.

Timberland Conversion. See Section 26-18-250 for definition and development standards.

6.

Timberland Conversion Permit. A timberland conversion permit issued by the Director of the California Department of Forestry and Fire Protection, or by the State Board of Forestry and Fire Protection upon appeal, pursuant to Section 1100 et seq. of the Forest Practice Rules.

6.5.

Timeshare. Any accommodation, or portion thereof, used in accordance with a timeshare plan. See Section 26-28-165 for related definitions.

7.

Tower. The support structure, including guyed, monopole and lattice types, upon which antennas are located as part of a telecommunication facility or upon which a wind turbine (or other mechanical device) is mounted as part of a small wind energy system.

8.

Tower Height. The height above grade of the fixed portion of the tower, excluding any telecommunication antennas or a wind energy system or its blades.

9.

Transient Use or Transient Occupancy. occupancy of a lodging facility or residence by any person other than the primary owner by concession, permit, right of access, license, gift or other agreement for a period of thirty (30) consecutive calendar days or less, counting portions of calendar days as full days.

9.5.

Transitional Housing. See Section 26-24-270 for definition and development standards.

10.

Travel Trailer. A vehicle, other than a motor vehicle or mobile home which is designed or used for human habitation and for travel or recreational purposes, which is not more than eight feet (8′) in width and is less than forty feet (40′) in length, and which may be moved upon a public highway without special permit or chauffeur's license or both, without violating any provision of the Vehicle Code of the state.

11.

Travel Trailer Park Or Recreational Trailer Park. Any area or tract of land where one (1) or more lots accommodate owners or users of travel trailers used for travel or recreational purposes wherein occupancy by any one (1) individual does not exceed ninety (90) consecutive days in any one (1) calendar year.

12.

Tree. A healthy living large woody plant which ordinarily has a central trunk and at maturity exceeds a height of fourteen feet (14′).

13.

Truck/Bus/Freight Terminal. See Section 26-30-130 for definition and development standards.

14.

Type Conversion. The removal of the capacity of the land to grow oak trees or Oak Woodlands by a person. This includes but is not limited to, clearing, grading, or otherwise modifying land for roads, driveways, buildings or building pads, utility easements, and Agricultural Crop Cultivation within an Oak Woodland. Maintenance such as pruning and removing dead branches from living oak resources is not included, provided that the maintenance does not include crown reduction resulting in death or conversion of the oak resource.

U.

"U" Terms.

1.

Universal Design. An environment designed and built to be accessed and used by all persons, regardless of ability or mobility.

2.

Urban Service Area. An urban service area designated in the general plan land use element. Also "county-designated area urban service area."

Use or Land Use. The activity conducted on a site or in a structure, or the purpose for which a site or structure is designed, arranged, occupied, or maintained.

4.

Use Permit. A conditional use permit or a minor use permit.

V.

"V" Terms.

1.

Vacation Rental. The tenancy of residential property for a term of thirty (30) days or less that is subject to transient occupancy tax. Vacation rental does not include a hosted rental or a bed and breakfast inn.

2.

Vegetation removal. The cutting, breaking, burning or uprooting of vegetation, the application of herbicide to vegetation, the covering over of vegetation with earth, or the compacting of the soil under and around vegetation. For the purposes of this chapter, vegetation means all natural, non-cultivated plant life including the root system, stem, trunk, crown, branches, leaves or blades.

2.5.

Vehicle Maintenance and Repair. See Section 26-28-220 for definition and development standards.

2.6.

Vehicle/boat Sales and Rentals. See Section 26-26-150 for definition and development standards.

3.

Very Low-Income Household. A household whose gross annual income does not exceed fifty percent (50%) of the median income for Sonoma County as established by the U.S. Department of Housing and Urban Development, adjusted for household size.

4.

Veterinary Clinic. See Section 26-28-220 for definition and development standards.

4.5.

Visitor/Interpretive Center. See Section 26-22-210 for definition and development standards.

5.

Volatile Solvent. Volatile solvents may include but is not limited to: (1) explosive gases, such as Butane, Propane, Xylene, Styrene, Gasoline, Kerosene, 02 or H2; and (2) dangerous poisons, toxins, or carcinogens, such as Methanol, Methylene Chloride, Acetone, Benzene, Toluene, and Tri-chloro-ethylene as determined by the fire marshall.

W.

"W" Terms.

1.

Wet Bar. A single sink with a waste drain line no greater than one and one-half inches (1½") in diameter and an under counter refrigerator no greater than five (5) cubic feet in size with cabinets and/or counter top area not exceeding six (6) lineal feet. A wet bar shall not include a refrigerator in excess of five (5) cubic feet in size or a kitchen sink greater than two (2) square feet in size or a gas or electric range, stove top and/or oven (but may include a microwave oven).

2.

Wind Energy Conversion System. A machine used to convert the kinetic energy of the wind into a usable form of electrical energy, including wind turbine generators, rotors, and blades.

3.

Wind Energy System Height. The height above grade of the fixed portion of the tower including the vertical length of any extensions such as the rotor blade.

3.1.

Woodland Impact. Any activity which results in the removal or death of Native Oak Trees within an Oak Woodland.

4.

Work/Live Unit. See Section 26-24-280 for definition and development standards.

5.

Wrecking and Salvage Yards. See Section 26-20-170 for definition and development standards.

X.

"X" Terms.

Y.

"Y" Terms.

1.

Yard, Front. A yard extending across the front of the lot between the inner side yard lines and measured from the front line of the lot to the nearest lines of the building; provided, that if any building line or official plan line has been established for the street upon which the lot faces, then such measurement shall be taken from such building line or official plan line to the nearest line of the building.

2.

Yard, Rear. A yard extending across the full width of the lot and measured between the rear line of the lot and the nearest line of the main building.

3.

Yard, Side. A yard between the line of the lot and the nearest line of the building and extending from the front line of the lot to the rear yard.

4.

Year-Round or Extended Seasonal Farmworker Housing. See "Agricultural Employee Housing, Year-Round or Extended Seasonal."

Z.

"Z" Terms.

0.5

Zoning administrator. The zoning administrator or acting zoning administrator, as provided in Section 2-79 of this code.

1.

Zoning Database. The official zoning map of Sonoma County identifying the zoning districts and combining districts that apply to properties in unincorporated Sonoma County.

2.

Zoning District. A portion of the County within which certain uses of land and buildings are specified and within which certain yards and other open areas are required and certain height limits are established for buildings, all as set forth and specified in this chapter.

3.

Zoning Ordinance. Chapter 26 of the Sonoma County Code.

4.

Zoning Permit. A document issued by the Planning Division, typically permitting a parcel of land to be used for a prescribed purpose. See also "permit."

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6516, § III(Exh. A), 5-6-2025; Ord. No. 6478, § V(Exh. A), 4-30-2024; Ord. No. 6469, § IV(Exh. A), 4-16-2024; Ord. No. 6458, §§ I, II, 12-5-2023; Ord. No. 6424, § II(Exh. A), 4-24-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6405, § IV(Exh. A), 3-14-2023; Ord. No. 6386, § III, 8-22022; Ord. No. 6352, §§ II—IV, 9-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Article 06. - Agricultural and Resource Zones.[[3]]

Footnotes:

--- ( 3 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 06, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 06 pertained to LEA Land Extensive Agriculture District. See Ordinance List and Disposition Table for a detailed history of derivation.

This article identifies allowed land uses in the agricultural and resource zones, permits required for allowed uses, and general standards for site development.

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

Sec. 26-06-020. - Purpose of agricultural and resource zones.

A.

General. The agricultural and resource zones protect agricultural land and natural resource and open space areas, support the county's agricultural and natural resource economic base in a sustainable manner, and manage and conserve natural resources to avoid depletion and promote replenishment of these resources.

B.

Specific.

1.

Land intensive agriculture (LIA). The LIA zone:

a.

Enhances and protects lands best suited for permanent agricultural use and capable of relatively high production per acre of land; and

b.

Implement the land intensive agriculture land use category of the general plan and the policies of the agricultural resources element.

2.

Land extensive agriculture (LEA). The LEA zone:

a.

Enhances and protects lands best suited for permanent agricultural use and capable of relatively low production per acre of land; and

b.

Implements the land extensive agriculture land use category of the general plan and the policies of the Agricultural Resources Element.

3.

Diverse agriculture (DA). The DA zone:

a.

Enhances and protects land where soil, climate, and water conditions support farming but where small acreage intensive farming and part-time farming activities are predominant, and where farming may not be the principal occupation of the farmer; and

b.

Implement the diverse agriculture land use category of the general plan and the policies of the Agricultural Resource Element.

4.

Resources and rural development (RRD). The RRD zone:

a.

Protects lands needed for:

(1)

Commercial timber production, geothermal production, aggregate resources production;

(2)

Watershed, fish and wildlife habitat, biotic resources; and

(3)

Agricultural production activities not subject to the agricultural resources element of the general plan.

b.

Allows very low-density residential development and recreational and visitor-serving uses where compatible with resource use and available public services; and

c.

Implements the resources and rural development land use category of the general plan.

5.

Timberland production district (TP). The TP zone:

a.

Provides for timberland zoning, a yield tax to be imposed at the time of harvest, and the conservation and protection of land capable of producing timber and forest products; and

b.

Specifies compatible uses that are consistent with the Forest Taxation Reform Act of 1976.

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

Sec. 26-06-030. - Allowed land uses.

A.

General.

1.

Table 6-1 identifies the allowed uses and permit requirements in the agricultural and resource zones.

2.

All uses may be subject to additional standards and regulations and may require a zoning permit, design review, or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 6-1.

3.

If Table 6-1 shows two permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions, as described in the use regulations for the allowed use.

B.

Additional Permits. A zoning permit, design review or other permits may be required in addition to those permits required by Table 6-1. See individual use regulations sections for additional requirements that may apply.

C.

Unlisted Land Uses.

1.

If a proposed use is not specifically listed in any allowed land use table, the use shall not be allowed, except as provided below.

2.

LIA, LEA, DA, RRD zones: For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

3.

TP zone: For a proposed nonresidential use not listed as a permitted use in the allowed land use table, the Director may determine that the proposed use is of a similar and compatible nature and equivalent to a permitted use.

4.

When the director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

Table 6-1:Allowed Land Uses in Agricultural and Resource Zones

Key of symbols for Table 6-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

• = Prohibited Use

• = Permit requirement indicated in use regulations column

D.

Williamson Act. All uses on a parcel under a Williamson Act contract must be consistent with Government Code Section 51200 et seq. (the Williamson Act) and the Sonoma County Uniform Rules for Agricultural Preserves and Farmland Security Zones.

E.

Restricted Nonagricultural Uses.

1.

For the purpose of this subsection, a "restricted nonagricultural use" means the following land uses:

a.

Agricultural farmstays

b.

Cemeteries

c.

Commercial kennels

d.

Day care centers

e.

Golf courses

f.

Horse boarding

g.

Home occupations

h.

Land and resource management

i.

Low temperature geothermal resource development

j.

Meeting facilities

k.

Non-commercial composting

l.

Public parks and playgrounds

m.

Pet fancier facilities

n.

Public safety facilities

o.

Public utility facilities

p.

Recreation and sports facilities: rural sports and recreation

q.

Renewable energy facilities

r.

Temporary events

s.

Studios for arts and crafts

t.

Telecommunication facilities

u.

Application of clean dredge material or biosolids

2.

In addition to any other applicable standards or criteria, restricted nonagricultural uses in the LIA, LEA, and DA zones are allowed, only if the applicant demonstrates that:

a.

The use meets a local need;

b.

The use avoids conflict with agricultural activities; and

c.

The use is consistent with general plan objectives AR-4.1 and policy AR-4a.

3.

If a restricted nonagricultural use requires a discretionary permit, the use must also comply with all applicable Conditional Use Permit approval criteria and requirements.

F.

Geotechnical Studies. In the RRD zone, geotechnical studies involving no grading or construction of new roads or pads are a permitted use. Geotechnical studies which involve grading or construction of new roads or pads are subject to a use permit.

G.

Dredge Materials and Biosolids. In the LIA, LEA, DA, and RRD zones, the application of clean dredge material or biosolids from wastewater treatment plants is allowed with a use permit, subject, at a minimum, to general plan policy PF-2s.

H.

Hazardous Materials.

1.

A Use Permit is required for commercial and industrial uses otherwise permitted by-right in the RRD zone which involve significant quantities (over 100 kg/month) of hazardous materials as defined by Title 22 of the California Code of Regulations.

2.

Such uses are not permitted on land subject to a Williamson Act contract.

I.

Two (2) Parcel Subdivision for Agricultural Employee Housing. To accommodate the development of agricultural employee housing, the two (2) way division of a parcel subject to a Williamson Act contract is allowed subject to the following requirements:

1.

The parcel to be divided is in the in the LIA, LEA, DA, or RRD zone.

2.

The division complies with California Subdivision Map Act and County Code Chapter 25 (Subdivisions).

3.

The resulting parcel will be sold or leased for agricultural employee housing and is not more than five (5) acres in size. For the purposes of this section, "agricultural employee" shall have the same meaning as defined by Subdivision (b) of Section 1140.4 of the Labor Code.

The parcel will be sold or leased to a nonprofit organization, a city, a county, a housing authority, or a state agency, for the sole purpose of the provision and operation of agricultural employee housing. A lessee that is a nonprofit organization shall not sublease that parcel without the written consent of the landowner, and shall notify the county of such sublease.

5.

The parcel to be sold or leased will be subject to a deed restriction that limits the use of the parcel to agricultural employee housing facilities for not less than thirty (30) years. The deed restriction shall also provide, through reversionary or similar provision, that the parcel shall automatically revert to and be merged with the parcel from which it was subdivided when the parcel ceases to be used for farmworker housing for a period of more than one (1) year. The deed restriction shall be in a form satisfactory to county counsel.

6.

There is a written agreement between the parties to the sale or lease of the parcel and their successors to operate the parcel to be sold or leased under joint management of the parties, subject to the terms and conditions and for the duration of the Williamson Act contract.

8.

The agricultural employee housing project complies with the standards of Section 26-18-030 (agricultural employee housing).

9.

A subdivision of land pursuant to this section will not affect any Williamson Act contract executed pursuant to Article 3 (commencing with Section 51240) of the Government Code, and the parcel to be sold or leased will remain subject to that contract.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6458, § III, 12-5-2023; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6404, § II(Exh. A), 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-06-040. - Development standards.

A.

General. Table 6-2 identifies the development standards in the agricultural and resource zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG Local Guidelines Combining District) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

C.

TP Zone - Maximum Units Per Property. In the TP zone, more than one (1) detached single-family dwelling unit is allowed on a property under single ownership with a use permit. The total number of units may not exceed:

1.

Four (4) per property; and

2.

One (1) unit per one hundred sixty (160) acres or the maximum density allowed by the general plan, whichever is less.

D.

Lot Size Standards.

1.

Agricultural Homesite Parcels DA Zone. In the DA zone, a lot line adjustment may reduce a lot to less than ten (10) acres as allowed by Section 26-88-180 (agricultural homesite parcels).

2.

Additional Lot Size Standards. See 26-16-030.A (Williamson Act lands) and 26-16-030.B (clustered development).

E.

Lot Coverage. See 26-16-050.A (increased lot coverage for farm operations) and 26-16-050.B (residential greenhouses and swimming pools).

F.

Increased Building Height. The maximum allowed building height shown in Table 6-2 may be increased with design review approval in accordance with Article 82.

Table 6-2:Development Standards in Agriculture and Resource Zones

Key of symbols for Table 6-2:

† = Standard indicated in supplemental standards column

G.

Setbacks.

1.

TP Zone. Minimum setbacks from property lines in the TP zone are as follows:

a.

Front: ten percent (10%) of parcel depth to a maximum of seventy-five feet (75').

b.

Street and Interior Side: ten percent (10%) of parcel width to a maximum of twenty feet (20').

c.

Rear: twenty feet (20').

2.

Reduced Setbacks for Agricultural Buildings. In the LIA, LEA, and DA zones, minimum front and side setbacks for agricultural buildings and structures may be reduced up to fifty percent (50%) when necessary for efficient farming operations.

H.

Accessory Buildings on Vacant Parcels. See Section 26-16-080 (accessory buildings on vacant parcels).

I.

Two-Parcel Subdivision for Agricultural Employee Housing. To accommodate the development of agricultural employee housing, the two-way division of a parcel subject to a Williamson Act contract is allowed subject to the following requirements:

The parcel to be divided is in the in the LIA, LEA, DA, or RRD zone.

2.

The division complies with California Subdivision Map Act and County Code Chapter 25 (Subdivisions).

3.

The resulting parcel will be sold or leased for agricultural employee ("farmworker") housing and is not more than five (5) acres in size. For the purposes of this section, "agricultural employee" shall have the same meaning as defined by Subdivision (b) of Section 1140.4 of the Labor Code.

4.

The parcel will be sold or leased to a nonprofit organization, a city, a county, a housing authority, or a state agency, for the sole purpose of the provision and operation of agricultural employee housing. A lessee that is a nonprofit organization shall not sublease that parcel without the written consent of the landowner, and shall notify the county of such sublease.

5.

The parcel to be sold or leased will be subject to a deed restriction that limits the use of the parcel to agricultural employee housing facilities for not less than thirty (30) years. The deed restriction shall also provide, through reversionary or similar provision, that the parcel shall automatically revert to and be merged with the parcel from which it was subdivided when the parcel ceases to be used for agricultural employee housing for a period of more than one (1) year. The deed restriction shall be in a form satisfactory to county counsel.

6.

There is a written agreement between the parties to the sale or lease of the parcel and their successors to operate the parcel to be sold or leased under joint management of the parties, subject to the terms and conditions and for the duration of the Williamson Act contract.

7.

Reserved.

8.

The agricultural employee housing project complies with the standards of Section 26-18-030 (agricultural employee housing).

9.

A subdivision of land pursuant to this section will not affect any Williamson Act contract executed pursuant to Article 3 (commencing with Section 51240) of the Government Code, and the parcel to be sold or leased will remain subject to that contract.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Article 08. - Residential Zones.[[4]]

Footnotes:

--- ( 4 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 08, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 08 pertained to DA Diverse Agriculture District. See Ordinance List and Disposition Table for a detailed history of derivation.

This article identifies allowed land uses, permit requirements for land uses, and basic development standards in the residential zones.

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

Sec. 26-08-020. - Purpose of residential zones.

A.

General. The residential zones provide areas for housing and other uses compatible with a residential setting.

B.

Specific.

1.

Agriculture and Residential (AR). The AR zone provides lands for raising crops and farm animals in areas designated primarily for rural residential use.

2.

Rural Residential (RR). The RR zone preserves the rural character and amenities in areas best utilized for low-density residential development. Rural residential uses are intended to take precedence over agricultural uses. Agricultural service uses are not allowed.

Low Density Residential (R1). The R1 zone stabilizes and protects the residential characteristics of an area and promotes and encourages a suitable environment for residents of all ages. The R1 zone is intended for low-density single-family homes which are compatible with the existing neighborhood character.

4.

Medium Density Residential (R2). The R2 zone reserves appropriately located areas for a variety of dwelling types at a reasonable range of densities and preserves the desirable characteristics of single-family neighborhoods while accommodating higher densities.

5.

High Density Residential (R3). The R3 zone allows a range of dwelling types at higher densities in appropriate locations and preserves the desirable characteristics of single-family neighborhoods while accommodating higher densities and to ensure adequate light, air, privacy, and open space for each dwelling unit.

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

Sec. 26-08-030. - Allowed land uses.

A.

General.

Table 8-1 identifies the allowed uses and permit requirements in the residential zones.

2.

All uses may be subject to additional standards and regulations and may require a zoning permit, design review, or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 8-1.

3.

If Table 8-1 shows two permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions, required as described in the use regulations for the allowed use.

B.

Additional Planning Permits.

1.

In addition to the permits identified in Table 8-1 , design review is required for certain projects in compliance with Article 82 (design review), including the following:

a.

All planned developments and condominiums with four (4) or more dwelling units in the RR zone.

b.

All dwelling groups, apartments, and similar residential developments with four (4) or more dwelling units in the R3 zone.

c.

Cottage housing developments, except where there are no exterior changes.

2.

A zoning permit or other permits may be required in addition to those permits identified in Table 8-1 . See individual use regulations sections for additional requirements that may apply.

Table 8-1:Allowed Land Uses in Residential Zones

Key of symbols for Table 8-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

• = Prohibited Use

C.

Craft and Garage Sales. In the AR and RR zones, craft sales and garage sales not exceeding two (2) sales days per calendar year provided that prior notification is given to the California Highway Patrol and that adequate off-street parking is provided. Craft sales and garage sales involving three (3) or four (4) sales days per year require a use permit.

D.

Unlisted Land Uses.

1.

For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

When the Director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6458, § IV, 12-5-2023; Ord. No. 6444, § VI, 8-22-2023; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6403, 3- 7-2023; Ord. No. 6386, § IV, 8-2-2022; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-08-040. - Development standards.

A.

General. Table 8-2 identifies the development standards in the residential zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG local guidelines combining district) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

Table 8-2:Development Standards - Residential Zones

Key of symbols for Table 8-2:

† = Standard indicated in supplemental standards column

C.

Affordable Housing. Development standards in this article may be modified for affordable housing and other priority projects in accordance with Article 89 (affordable housing program requirements and incentives).

D.

Cottage Housing. In the R2 and R3 zones, cottage housing developments are subject to the standards in Section 26-88-263 (cottage housing developments).

E.

R2 Multi-Family. In the R2 zone, multifamily developments of five (5) or more units are subject to the high density residential (R3) development standards including those listed in Table 8-2 and additional R3 standards listed in 26-08-040.

F.

Density Standards.

1.

Reduced Density in Residential Zones.

a.

All residential projects shall be designed to meet the minimum density requirements shown in the general plan land use element or on the sectional district maps, whichever is more restrictive.

b.

Nothing set forth in this section shall be construed to prohibit the construction of a single-family dwelling on a single lot of record.

2.

R3 Density Equivalents. In the R3 zone, residential densities are calculated in density unit equivalents shown in Table 8-3 using net parcel area (excluding right-ofway dedications).

Table 8-3:R-3 Residential Density Unit Equivalents

G. Lot Size Standards. 1. AR Zone. The minimum lot size in the AR zone is: a. 1 acre on lots served by public water; and b. 1.5 acres on lots that are not served by public water. 2. RR Zone. a.

The minimum lot size in the RR zone is twenty thousand (20,000) square feet on lands designated urban residential on the general plan land use map. b.

On lands designated rural residential on the general plan land use map, the minimum lot size in the RR zone is:

(1)

One (1) acre on lots served by public water; and (2)

One and one-half (1.5) acres on lots that are not served by public water.

Williamson Act Lands. See Section 26-16-030.A (Williamson Act Lands).

Clustered Development. See Section 26-16-030.B (Clustered Development).

H. Height Standards.

Increased Building Height. See Section 26-16-040.A (Increased Building Height).

2.

Solar Impacts - R2 Zone.

a.

An application for a new main building in the R2 zone shall include evidence showing compliance with paragraph (2) below if the proposed building:

(1)

Exceeds fifteen feet (15') in height; and

(2)

Is located on a property with a side yard that abuts a north, northwesterly or northeasterly property line.

b.

The proposed building may not cast a shadow greater than ten percent (10%) of the solar collection absorption area on the adjacent lot at any one (1) time between the hours of 9:00 a.m. to 3:00 p.m. on December 21[st ] local standard time.

3.

R3 Increased Height. In the R3 zone, a maximum building height of three (3) stories and forty feet (40') is allowed with design review approval for:

a.

Housing opportunity area type "A" projects; or

b.

Projects where the majority of resident parking is provided as tuck-under (podium-style) ground floor parking.

4.

R3 Abutting R1 and R2. The following applies to R3 buildings within thirty feet (30') of an abutting R1 or R2 zone:

a.

The maximum height of a building within thirty feet (30') of the R1 or RR zone is thirty feet (30').

b.

A second story within thirty feet (30') of the R1 or R2 zone must be set back an additional five feet (5') or more from the first-floor building wall.

I.

Lot Coverage.

1.

AR Zone. Table 8-4 shows maximum allowed lot coverage in the AR zone.

Table 8-4: AR Zone Lot Coverage

2.

R3 Zone.

a.

Lot area not occupied by buildings in the R3 zones shall be devoted to landscaping, lawns, private yard spaces, play or recreational areas, and open parking and access areas.

b.

The review authority may approve a ten percent (10%) increase in lot coverage upon finding that, due to the efficient use of land, the project provides sufficient onsite open space and recreation areas.

Farm Operations in RR Zone. See Section 26-16-050.A (Increased Lot Coverage for Farm Operations).

Greenhouses and Swimming Pools. See Section 26-16-050.B (Residential Greenhouses and Swimming Pools). J.

Setbacks.

R2 Abutting R1 or R2. If a side property line in the R2 zone abuts an R1 or RR zone, the minimum side yard setback is increased by one foot (1') for each four feet (4') of building height in excess of fifteen feet (15').

R2 and R3 Setback Adjustments. The following setback adjustments apply in the R2 and R3 zones.

a.

In a proposed project with multiple buildings, minimum front and street side setbacks for individual buildings may be reduced up to five feet (5') so that the average setbacks for all buildings are at least:

(1)

Twenty feet (20') in the R2 zone; and

(2)

Fifteen feet (15') in the R3 zone.to obtain an average of twenty feet (20') for all buildings in the proposed development.

b.

On lots where access is gained to an interior court by way of a side yard, or where an entrance to a building faces the sideline, the minimum interior side setback is ten feet (10'). 3.

Porches. Unenclosed front porches in multifamily projects may extend up to ten feet (10') into the required front setbacks provided that adequate sight distance is maintained from driveways, alleys or roads. 4.

Other Exceptions and Adjustments. See Section 26-16-060 (setbacks) for additional allowed exceptions and adjustments to setback standards. 5. Agricultural Buffers. An agricultural buffer may be required for any nonagricultural land use that adjoins land zoned AR or designated as agricultural land in the general plan. See Section 26-88-040(f). K. Waived Covered Parking for Single-Family Dwellings. See Section 26-16-80.B (waived covered parking for single-family dwellings). L. Planned Developments and Condominiums. 1. Where Allowed. Planned developments and condominiums are permitted in the RR, R1, R2, and R3 zones. 2. Development Standards.n Lot size, setback, and coverage requirements in Table 8-2 do not apply to planned developments and condominiums. 3.

R1 Density. In the R1 zone, allowed densities for planned developments or condominiums shall be in accordance with the general plan land use element or the B combining district, whichever is more restrictive. Allowed density shall also consider density which could be accommodated following conventional subdivision design, acknowledging topographical variations and permitted conventional lot areas.

Common Walls. Dwelling units in planned developments or condominiums may be attached and share common walls.

5.

Condominium Conversions. Condominium conversions proposed as part of planned developments or condominiums are subject to the requirements of Section 26-88-193 and applicable Housing Element policies.

6.

Review Criteria. When reviewing a proposed planned development or condominiums project, the review authority shall consider compatibility with adjacent development, unique characteristics, innovation, the provision of amenities, universal design, and housing affordability among relevant criteria.

M.

Accessory Buildings on Vacant Parcels. See Section 26-16-080.

(Ord. No. 6444, § IV, 8-22-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-08-050. - Multifamily development standards.

A.

Applicability. The standards in this section apply in the residential zones to dwelling groups and multifamily structures involving four or more dwelling units.

B.

Underground Utilities.

1.

All utility distribution facilities (including but not limited to electric, communication and cable television lines) installed in and for the purpose of supplying service to any residential development shall be placed underground, except for equipment appurtenant to underground facilities, (e.g., surface-mounted transformers, pedestal- mounted terminal boxes and meter cabinets, and concealed ducts).

2.

The developer is responsible for complying with the requirements of this section, and shall make the necessary arrangements with the utility companies involved for the installation of the facilities.

C.

Landscaping. Landscaping shall be provided and perpetually maintained in all required yards for the life of the project.

D.

Drainage. Adequate drainage and stormwater management using low-impact development guidelines is required

E.

Refuse Collection Areas.

1.

All refuse collection areas shall be enclosed on at least three (3) sides by a five-foot high wall, such wall to be constructed of masonry or other material as specifically approved by design and site plan review.

2.

Alternate methods of refuse and recycling storage and screening thereof may be approved by the director.

F.

Parking.

1.

To the extent possible, all off-street parking areas shall be screened from view of surrounding residents by a fence not less than four feet (4') in height, or by landscape materials having a normal growth of not less than four feet (4') in height.

2.

All points of vehicular access and vehicular circulation to and from off-street parking areas and driveways and onto public rights of way shall be approved by the director of transportation and public works.

Unless an alternative permeable treatment is approved by the director of transportation and public works and design review, all off-street parking areas shall be paved with asphalt or its equivalent, and shall conform to the off-street parking design standards of Article 86. Use of alternative permeable surfaces is strongly encouraged wherever feasible in order to maintain or enhance groundwater absorption and recharge.

G.

Public Utilities. Public utilities and necessary easements shall be provided as required by applicable public utilities and agencies.

H.

Privacy.

1.

Main buildings shall be placed such that privacy issues are minimized.

2.

Building-to-building window placement shall be staggered, or otherwise designed to provide adequate privacy between the units, as determined by design and site plan review.

I.

Open/Recreational Space Requirement.

1.

In developments of four (4) or more rental units on a single lot, a landscaped, usable open recreational and leisure area, totaling at least two hundred (200) square feet for each dwelling unit, shall be provided except that for projects limited to seniors, at least one hundred fifty (150) square feet of landscaped, usable open area shall be provided for each dwelling unit.

2.

Landscaped areas shall be conveniently located and readily accessible to each dwelling unit, as determined by the review authority.

Private open space areas (i.e., patios and balconies) may be considered for up to 50 percent of the required open recreational and leisure area.

The following areas shall not be considered as contributing to the required recreational and leisure areas:

a.

Any required front or side yard.

b.

Any paved (non-permeable) area used for parking or vehicular circulation

c.

Any area with a dimension of less than six feet (6'). J. Exterior Lighting. 1.

Exterior lighting shall be low mounted, downward casting and fully shielded to prevent glare.

Lighting shall not wash out structures or any portions of the site.

3.

Light fixtures shall not be located at the periphery of the property and shall not spill over onto adjacent properties or into the night sky.

Flood lights are not permitted.

All parking lot and street lights shall be full cut-off fixtures. Lighting shall shut of automatically after closing and security lighting shall be motion sensor activated.

K.

Water Conservation.

1.

A water conservation plan including the best available conservation technologies or measures to reduce water demand to the maximum extent feasible including installation of recycled water plumbing, ultra low-flow fixtures, rainwater collection systems and graywater reuse.

2.

Landscaping plans must comply with the county code Chapter 7D3 (Water Efficient Landscape).

3.

Prior to building permit issuance, a landscape permit application shall be submitted for all new and rehabilitated landscapes, as required by county code Chapter 7D3. Verification from a qualified irrigation specialist that landscaping plan complies with Chapter 7D3 shall be provided prior to building permit issuance. The measures in the plan shall be implemented by the applicant and verified by department staff prior to certificate of occupancy or operation of the use.

L.

Vacation Rentals. No vacation rental, timeshares, or transient occupancies are allowed.

M.

Design Review. Prior to issuance of a building permit, design review approval is required for all dwelling groups, apartments, and similar residential developments with four (4) or more dwelling units.

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

Article 10. - Commercial Zones.[[5]]

Footnotes:

--- ( 5 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 10, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 10 pertained to RRD Resources and Rural Development. See Ordinance List and Disposition Table for a detailed history of derivation.

This article identifies allowed land uses in the commercial zones, permits required for allowed uses, and general standards for site development.

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

Sec. 26-10-020. - Purpose of commercial zones.

A.

General. The commercial zones provide appropriately located areas for a wide range of business and employment activities with development standards to ensure well-designed facilities and compatibility with adjacent land uses.

B.

Specific.

1.

Administrative and Professional Office District (CO). The CO zone provides areas for administrative and professional office space in urban service areas that are designed and landscaped so as to be harmonious with adjacent residential uses.

2.

Neighborhood Commercial District (C1). This C1 zone provides areas for various retail business, service and professional activities in rural neighborhoods and within urban service areas.

3.

Retail Business and Service District (C2). The C2 zone provides areas for a full range of retail goods and services to serve the countywide residential and business community. The C2 zone provides for comparison retail shopping and direct consumer service uses which are usually sought on occasion, rather than daily.

4.

General Commercial District (C3). The C3 zone provides a location for wholesale and heavy commercial uses and services necessary within the county which are not suited to other commercial districts.

Limited Commercial District (LC). The LC zone provides areas for retail sales and services necessary for the daily self-sufficiency of urban and rural areas in keeping with their character.

6.

Commercial Rural District (CR). The CR zone provides locations in rural areas and unincorporated communities for a mixture of residential and commercial uses. The CR zone supports compatibility between commercial uses and community residents by retaining discretionary jurisdiction over new commercial uses.

Agricultural Services District (AS). The AS zone limits allowed uses to those necessary to support local agricultural production.

8.

Recreation and Visitor-Serving Commercial District (K). The K zone encourages a compatible blend of recreation and tourist-commercial uses to maintain and enhance Sonoma County's recreational resources.

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

Sec. 26-10-030. - Allowed land uses.

A.

General.

Table 10-1 identifies the allowed uses and permit requirements in the commercial zones.

2.

All uses may be subject to additional standards and regulations and may require a zoning permit, design review or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 10-1.

3.

If Table 10-1 shows two (2) permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions as described in the use regulations for the allowed use.

B.

Additional Permits.

1.

In addition to the permits required by Table 10-1 , Design Review is required for all allowed uses in compliance with Article 82 (Design Review), except that design review is not required in the AS zone.

2.

A zoning permit or other permits may be required in addition to those permits required by Table 10-1 . See individual use regulations sections for additional requirements that may apply.

Table 10-1:Allowed Land Uses in Commercial Zones

Key of symbols for Table 10-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

• = Prohibited Use

• = Permit requirement indicated in Use Regulations column

C.

Amplified Live Music. Amplified live music allowed with a Use Permit in the C2, C3, LC, AS, and K zones.

D.

Accessory Storage Yards: In the C3 and LC zones, storage yards accessory to a permitted use are allowed provided the storage yards does not exceed one hundred percent (100%) of the gross area of the main building.

E.

Agricultural Products Sale and Promotion CR Zone. In the CR zone, the sale and promotion of agricultural products grown, produced, or processed on site is allowed, subject to design review.

F.

Unlisted Land Uses.

For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use, if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

2.

When the Director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6458, § V, 12-5-2023; Ord. No. 6424, § III(Exh. B), 4-24-2023; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6363 § II(Exh. A), 12-14-2021; Ord. No. 6352, § VII, 9-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-10-040. - Development standards.

A.

General. Table 10-2 identifies the development standards in the commercial zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG local guidelines combining district) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

Table 10-2:Development Standards in Commercial Zones

Key of symbols for Table 10-2:

† = Standard indicated in Supplemental Standards column

C.

Increased Building Height. The maximum allowed building height in Table 10-2 may be increased with a use permit. A building with increased allowed height may not exceed the maximum allowed building intensity in the applicable zone.

D.

CR Zone Setbacks. Required setbacks in the CR are as follows:

1.

Lots exclusively occupied by a commercial use: Same as LC zone.

2.

Lots not exclusively occupied by a commercial use and less than 6,000 square feet: Same as R1 zone.

3.

Lots not exclusively occupied by a commercial use and 6,000 square feet or more: Same as RR zone, but may be reduced if the planning director determines that a practical hardship exists.

E.

C2, C3, LC, AS Increased Setbacks. Increased minimum setbacks in the C2, C3, LC, AS zones may be increased:

1.

On properties abutting collector or arterials roads as designated in the general plan; and

2.

To accommodate landscaping required by this article.

F.

CO Zone Setbacks. Minimum setbacks in the CO zone are as follows:

Front property line: fifteen feet (15').

2.

Front centerline of public road, street or highway: forty-five feet (45').

3.

Side property line: five feet (5') or fifty percent (50%) of the building height, whichever is greater.

4.

Rear property line: ten feet (10') or fifty percent (50%) of the building height, whichever is greater.

G.

Residential Zone Setbacks. Table 10-3 shows increased minimum setbacks required when a parcel in a commercial zone is opposite from or abuts a residential zone.

Table 10-3:Setbacks from Residential Zones

H.

K Zone Setbacks.

1.

Minimum setbacks in the K zone are as follows:

a.

Front property line: fifteen feet (15'). Setbacks for individual buildings may be reduced up to five feet (5') so that the average setbacks for all buildings are at least fifteen feet (15').

b.

Front centerline of public road, street or highway: forty-five feet (45').

c.

Street side property line: fifteen feet (15')

d.

Interior side property line: five feet (5'); ten feet (10') on lots where access is gained to an interior court by way of a side yard, or where an entrance to a building faces the side line

e.

Rear property line: ten feet (10').

2.

Minimum setbacks for commercial uses in the K zone may be waived by the BZA.

I.

Guest Parking K Zone.

0.5 uncovered guest parking spaces are required per unit in a garden apartment or dwelling groups involving four (4) or more dwelling units.

Developments with nine (9) or more dwelling units shall provide an additional 0.5 guest parking spaces per unit with two (2) or more bedrooms.

J.

Planned Developments and Condominiums.

1.

Where Allowed. Commercial planned developments and condominiums are permitted in the CO, C1, C2, C3, LC, and CR zones.

Development Standards.

a.

Minimum setback requirements in Table 10-2 do not apply to planned developments and condominiums in the CO, C1, C2, and LC zones.

b.

Minimum lot size requirements in Table 10-2 do not apply to planned developments and condominiums in the CO, C1, and C2 zones.

c.

Minimum project area in the CR zone: one (1) acre.

3.

Condominium Conversions. Condominium conversions proposed as part of a planned development or condominium project may be approved through a use permit waiver in conformance with county code Chapter 25 (subdivisions) and 26-88-193.

Review Criteria. Compatibility and provision of amenities shall be required and unique characteristics, design innovation and creativity shall be additional criteria utilized in evaluating proposed planned development and condominiums projects.

K.

Maximum Building Intensity.

Definition. Maximum building intensity is the maximum volume of structures permitted on a lot, as expressed in cubic feet.

Calculation. Maximum building intensity is calculated by multiplying the maximum permitted building height by the maximum square footage of lot coverage permitted on a lot.

Example. If a lot is ten thousand (10,000) square feet and the maximum permitted height in the applicable zoning district is thirty feet (30') and the maximum permitted lot coverage is forty percent (40%), the maximum building intensity equation would be (.4*10,000)*30 and the maximum intensity would be one hundred twenty thousand (120,000) cubic feet.

Relationship to Use Permits. Height or lot coverage limits may be modified when a use permit is first secured, however maximum building intensity may not be increased beyond the amount calculated using the original height and coverage limits.

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

Article 12. - Industrial Zones.

Sec. 26-12-010. - Purpose of article.

This article identifies allowed land uses in the industrial zones, permits required for allowed uses, and general standards for site development.

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

Sec. 26-12-020. - Purpose of industrial zones.

A.

General. The industrial zones provide areas for a wide range of business and employment activities with standards to ensure well-designed facilities that are compatible with adjacent land uses. The industrial zones accommodate land uses that provide jobs and services for county residents and businesses. B.

Specific.

Industrial Park (MP) Zoning District: The MP zone provide areas exclusively for modern compatible industrial research, light manufacturing, assembly and headquarters office uses. The permitted uses, dimensional standards and landscaping requirements are designed to ensure compatibility with adjoining nonindustrial areas.

2.

Limited Urban Industrial (M1) Zoning District: The M1 zone provides areas for land extensive industrial development or industrial development within designated urban service areas. Development in the M1 zone is limited in scale by such factors as incompatible adjacent land uses and adverse environmental impacts.

Heavy Industrial (M2) Zoning District: The M2 zone provide areas within urban service areas which permit a wide range of industrial uses.

Limited Rural Industrial (M3) Zoning District: The M3 zone provide areas for land extensive industrial development or industrial development within designated urban service areas. Development in the M3 zone is limited in scale by such factors as lack of public services, incompatible adjacent land use, and adverse environmental impacts.

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

Sec. 26-12-030. - Allowed land uses.

A.

General.

1.

Table 12-1 identifies the allowed uses and permit requirements in the agricultural and resource zones.

All uses may be subject to additional standards and regulations and may require a zoning permit, design review, or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 12-1 .

3.

If Table 12-1 shows two (2) permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions as described in the use regulations for the allowed use.

B.

Additional Permits.

1.

In addition to the permits required by Table 12-1, design review is required for all allowed uses in compliance with Article 82 (Design Review). In the MP, M1, and M3 zones, if any regulation in this article differ from those in Article 82, this article governs.

A zoning permit, design review or other permits may be required in addition to those permits required by Table 12-1. See individual use regulations sections for additional requirements that may apply.

Table 12-1:Allowed Land Uses in Industrial Zones

Key of symbols for Table 12-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

• = Prohibited Use

• = Permit requirement indicated in use regulations column

C.

Amplified Live Music. Amplified live music is allowed with a use permit in all industrial zones.

D.

Incidental Commercial Uses in M3. In the M3 zone, retail commercial and service uses incidental to and in conjunction with industrial development are permitted.

E.

Hazardous Materials. Uses which involve noxious odors or fumes, explosives, flammables, radiation, or other hazards to the surrounding property require a use permit.

F.

Unlisted Land Uses.

1.

For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

2.

When the Director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6352, § VIII, 9-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-12-040. - Development standards.

A.

General. Table 12-2 identifies the development standards in the industrial zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG local guidelines combining district) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

Table 12-2:Development Standards - Industrial Zones

Key of symbols for Table 12-2:

† = Standard indicated in Supplemental Standards column

C.

Increased Lot Coverage. See Section 26-16-050.C (increased lot coverage in commercial, industrial and PC zones).

D.

MP Zone Landscaping. A minimum of twenty percent (20%) of a site in the MP zone shall be reserved for landscaping.

E.

MP Residential Buffer.

1.

In the MP zone a minimum 100-foot setback is required from a property line that that fronts, sides or backs upon:

a.

A residential zone, or

b.

A street the opposite side of which is a residential zone.

2.

The first fifty feet (50') of the setback nearest the property line shall be used and maintained only as landscaped planting or screening strip, except for access ways.

3.

The remainder of the setback may be used only for off-street parking or shall be landscaped in the same manner as the first fifty feet (50') of the setback area.

F.

Increased M1, M2, M3 Setbacks. Minimum required setbacks in the M1, M2, and M3 zones may be increased when required by the general plan or to accommodate any landscaping required for design review approval.

G.

Residential Zone Setbacks.

1.

If any portion of the front property line in the M1, M2, or M3 zone is opposite a residential zone, the minimum front setback is the same as the residential zone.

2.

If a side or rear property line in the M1, M2, or M3 zone abuts a residential zone, a minimum ten-foot setback is required.

H.

Increased Building Height. See Section 26-18-040 (increased allowed height).

I.

Height MP Zone.

1.

The height of a structure may not exceed twenty-eight feet (28') at a required minimum setback line.

2.

For each foot of setback from a minimum setback line, an additional six inches (6") of height is permitted to a maximum of sixty-five feet (65').

J.

MP Parking.

Table 12-3 shows the required number of off-street parking spaces in the MP zone.

Table 12-3:MP Zone Required Off-Street Parking

2.

One (1) parking space shall be provided for each vehicle used in conjunction with the permitted use and stored on the premises.

3.

Off-street parking may not be located in a required front yard.

4.

Off-street parking may be located in a required side or rear yard if the parking is separated from the side lot by a minimum five-foot landscaped area. This requirement may be waived by the design review committee for the rear yard.

K.

Accessory Buildings. In M1, M2, and M3 zones, accessory uses and buildings may not alter the character of the site.

L.

Planned Developments and Condominiums.

1.

Where Allowed. Planned industrial developments and industrial condominiums are permitted in all industrial zones.

Development Standards.

a.

In the MP and M2 zones, minimum lot size, lot overage and setback requirements in Table 10-2 apply to planned developments and condominiums unless otherwise specified in the use permit.

b.

In the M1 and M3 zones, minimum lot size, lot overage and setback requirements in Table 10-2 do not apply to planned developments and condominiums.

3.

Condominium Conversions. In the MP and M2 zones, industrial condominium conversions proposed as part of a planned development or condominium project may be approved through a use permit waiver and must conform with county code Chapter 25 (subdivisions).

4.

Review Criteria.

a.

In the MP and M2 zones, compatibility with adjacent development and the provision of amenities shall be required and design innovation, creativity and unique characteristics shall be additional criteria utilized in evaluating proposed planned development and condominiums projects.

b.

In the M1 and M3 zones, compatibility with adjacent development, unique characteristics, innovation and the provision of amenities shall be the primary criteria utilized in evaluating proposed planned development and condominiums projects.

M.

Maximum Building Intensity.

Definition. Maximum building intensity is the maximum volume of structures permitted on a lot, as expressed in cubic feet.

2.

Calculation. Maximum building intensity is calculated by multiplying the maximum permitted building height by the maximum square footage of lot coverage permitted on a lot.

3.

Example. If a lot is ten thousand (10,000) square feet and the maximum permitted height in the applicable zoning district is thirty feet (30') and the maximum permitted lot coverage is forty percent (40%), the maximum building intensity equation would be (.4*10,000)*30 and the maximum intensity would be 120,000 cubic feet.

4.

Relationship to Use Permits. Height or lot coverage limits may be modified when a use permit is first secured, however maximum building intensity may not be increased beyond the amount calculated using the original height and coverage limits.

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

Sec. 26-12-050. - MP zone design requirements.

A.

Minimum District Size. The MP zone may only be applied to an area forty (40) acres or more, unless a smaller area is suitable because of unusual parcel configuration, topography or location.

B.

Access. Access to an area zoned MP shall be directly from:

An arterial or collector roadway as designated in the circulation element of the general plan; and/or

A freeway frontage road.

C.

Use Locations.

1.

All uses shall be conducted primarily within buildings.

2.

Any outdoor activities such as storage or loading facilities shall be incidental to the primary use of the property.

D.

Landscaping.

1.

All unused portions of each parcel devoted to the permitted use shall be maintained as a landscaped area.

2.

For phased developments, landscaping shall be installed along the entire street frontage during the first phase or as determined through the design review process. Undeveloped areas shall be mowed periodically for grass/fire control, not used for any kind of storage and kept in a clean and orderly fashion at all times. E.

Outdoor Storage.

1.

Outdoor storage of merchandise, material and equipment is permitted only when associated with the principal operation conducted within the buildings on the lot.

2.

Outdoor storage may occupy more than fifteen percent (15%) of the lot only with design review approval.

The location of outdoor storage areas shall provide for complete screening of storage from adjacent properties as determined by the decision maker.

Material or equipment stored may not be piled or stacked higher than the required screening. F. Boundary Fencing. 1. Boundary fencing, except when allowed by Article 82 (design review), may not be constructed in any required yard which abuts a street. 2. Boundary fencing may be of open wire mesh or similar open construction with the exception of those screening approved outdoor storage areas. 3. Landscaping shall be provided where necessary to screen boundary fencing from adjacent residences, businesses and public roads. G. Signs. 1. Street Entrance Signs to Identify the District. a. One (1) detached sign is allowed at each street entrance on an MP zone in order to identify the area and industries. b. Street entrance signs may not contain advertising copy. c. Street entrance signs may not exceed one hundred seventy-five (175) square feet in area or six feet (6') in height. d.

idences, businesses and public roads. G. Signs. 1. Street Entrance Signs to Identify the District. a. One (1) detached sign is allowed at each street entrance on an MP zone in order to identify the area and industries. b. Street entrance signs may not contain advertising copy. c. Street entrance signs may not exceed one hundred seventy-five (175) square feet in area or six feet (6') in height. d.

Street entrance signs may be located in a yard adjacent to a street or right of way, but may not be closer than ten feet (10') to a street or right-of-way property line. 2.

Detached Appurtenant Signs.

a.

One (1) detached appurtenant sign not to exceed thirty-two (32) square feet in area or four feet (4') in height is permitted on each street frontage of each lot. b.

Parcels with over a 200-foot frontage may have additional signs if they are spaced a minimum of one hundred seventy-five feet (175') apart.

c.

Detached appurtenant signs may be located in a yard adjacent to a street or right of way, but may be closer than ten feet (10') to a street or right-of-way property line.

Attached Appurtenant Signs.

a.

The total attached appurtenant sign area shall not exceed three percent (3%) of the total area of the walls on any face of the building to which they are attached. Occupant signs shall be scaled proportionately to the amount of overall space occupied within the building.

b.

Fascia and roof signs are not permitted

H.

Loading Spaces.

1.

A minimum of one (1) loading space per forty thousand (40,000) square feet of gross building floor area is required. Buildings used primarily for office purpose are exempt from this requirement.

2.

Loading spaces shall be at least twelve feet (12') by forty feet (40') with fourteen feet (14') of clearance height.

3.

Loading spaces shall be provided for each tenant on the premises with forty thousand (40,000) square feet of gross building floor area or more.

Loading spaces may not be located in the required front yard.

5.

Loading spaces shall not face any public street and must one hundred (100) or more [sic] from a residential zone unless adequately screened and approved by the decision maker.

6.

In the case where buildings are used primarily for office purposes, this requirement may be deleted.

I.

Performance Standards.

1.

Noise. Noise related to industrial uses shall be controlled so as to be in compliance with the noise element of the general plan.

2.

Vibration. Vibration shall not be permitted which is discernible with instruments at the lot line of the property on which the vibration is generated.

3.

Smoke, Dust, Fumes, Contaminants and Odors. Any permitted use which emits smoke, dust, fumes, particulate matter contaminants, or odors shall comply with the latest rules and regulations of the Bay Area Pollution Control District.

4.

Glare. Any light source used for exterior lighting purposes shall be shielded so as not to be directly visible from off site. Reflected light shall be controlled so as not to significantly increase off-site glare.

5.

Flammable and Explosive Materials. All activities involving and all storage of flammable and explosive materials shall be provided with adequate safety devices against the hazards of fire and explosion and adequate fire- fighting and fire-suppression equipment and devices standards in industry shall be provided and maintained. Open burning is prohibited.

6.

Radioactivity, Electrical Disturbance or Electromagnetic Interference. No activities shall be permitted which emit dangerous radioactivity at any point, or electrical disturbance or electromagnetic interference adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.

Liquid Wastes. Wastes detrimental to a public sewer system or detrimental to the functioning of a sewage treatment plant shall not be discharged to a public sewer system unless they have been pretreated to the degree required by the authority having jurisdiction over the sewerage system. Where pretreatment is not effective, the waste shall not be discharged to a public sewer system.

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

Article 14. - Special Purpose Zones.[[6]]

Footnotes:

--- ( 6 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 14, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 14 pertained to TP Timberland Production District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-14-010. - Purpose of article.

This article identifies allowed land uses in the special purpose zones, permits required for allowed uses, and general standards for site development.

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

Sec. 26-14-020. - Purpose of special purpose zones.

A.

Planned Community (PC). The PC zone allows diverse mixes of uses, buildings, structures, lot sizes and open spaces while ensuring compliance with the general plan and protecting the public health, safety and general welfare.

B.

Public Facilities (PF). The PF zone provide sites to serve the community or public need and to protect these sites from encroachment of incompatible uses.

(Ord. No. 6499, § II, 12-3-2024; Ord. No. 6400, § IV, 12-16-2022; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-14-020.5. - PF zone as base zone and combining district. A.

Base Zone. 1.

The PF zone is applied as a base zone to identify existing public facilities consistent with the general plan.

Where the PF zone is a base zone, development shall comply with the requirements of this section.

B. Combining District. 1.

The PF zone is applied as a combining district to generally indicate those areas in which a future public facility is needed.

Where the PF zone is applied as a combining district, development shall comply with the requirements of the applicable base district. The county may require development to contribute public service facilities or infrastructure as identified in the general plan or applicable specific or area plan.

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

Sec. 26-14-030. - Allowed land uses.

A. General. 1. Table 14-1 identifies the allowed uses and permit requirements in the special purpose zones. 2. Allowed uses in the PC zone apply as follows: a. "PCRR" applies where the base zoning is planned community and the underlying general plan land use is rural residential. b. "PCUR" applies where the base zoning is planned community and the general plan land use is urban residential. c.

==> picture [508 x 36] intentionally omitted <==

----- Start of picture text -----
"PCCOM" applies where the base zoning is planned community and the general plan land use is limited commercial, limited commercial/traffic sensitive, or
general commercial.
3.
----- End of picture text -----

All uses may be subject to additional standards and regulations and may require a zoning permit, design review, or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 14-1 .

Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 14-1 .

5.

If Table 14-1 shows two (2) permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions, described in the use regulations for the allowed use.

B.

Additional Permits.

1.

A zoning permit, design review or other permits may be required in addition to those permits required by Table 14-1 . See individual use regulations sections for additional requirements that may apply.

Table 14-1:Allowed Land Uses in Special Purpose Zones

Key of symbols for Table 14-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

- = Prohibited Use

† = Permit requirement indicated in use regulations column

C.

Governmental Facilitates PF Zone. In addition to allowed uses in Table 14-1 , any facilities owned and operated by a city or the county are permitted in the PF zone.

D.

Unlisted Land Uses.

1.

PCRR, PCUR, PCCOM and PF zones: For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

2.

When the Director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6499, § II, 12-3-2024; Ord. No. 6458, § VI, 12-5-2023; Ord. No. 6444, § V, 8-22-2023; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6400, § V, 12-16-2022; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-14-040. - Development standards.

A.

General. Table 14-2 identifies the development standards in the special purpose zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG local guidelines combining district) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

Table 14-2:Development Standards in Special Purpose Zones

Key of symbols for Table 14-2:

• = Standard indicated in Supplemental Standards column

C.

PC Zone Standards. The following additional standards apply in the PC zone.

1.

Lot Size. Minimum lot size in the PC zone may be reduced with an approved precise development plan.

2.

Increased Building Height. See Section 26-16-040 (increased allowed height).

3.

Increased Lot Coverage.

a.

For development in the PC zone that is not mixed commercial and residential, an approved precise development plan may allow a lot coverage greater than thirtyfive percent (35%).

b.

See also Section 26-16-050 A (increased lot coverage for farm operations) and 26-16-050 B (residential greenhouses and swimming pools).

4.

Building Groups. Dwelling units in the PC zone may not be arranged in a continuous group or in any one (1) building in excess of six (6) dwelling units or one hundred fifty (150) lineal feet, whichever is less, unless otherwise allowed by the planning commission.

5.

Setbacks. The following additional setback standards apply in the PC zone.

a.

Minimum required setbacks may be modified by an approved precise development plan.

b.

Garage openings must be setback at least twenty feet (20') from any road, right-of-way, or common driveway.

c.

At least ten feet (10') separation must be provided between all detached buildings.

d.

Landscaping shall be installed and permanently maintained in all required setback areas for the life of the project.

6.

Guest Parking. In the PC zone one (1) uncovered guest parking space is required per unit in a multifamily or dwelling group development.

D.

Telecommunication Facilities - PF Zone. A telecommunication facility may not exceed the maximum allowed building height in the base zone which is predominant in the area outside of the boundary of the PF zone and in closest proximity to the proposed location of the facility.

E.

Accessory Buildings on Vacant Parcels. See Section 26-16-080 (accessory buildings on vacant parcels).

(Ord. No. 6499, § II, 12-3-2024; Ord. No. 6400, § V I, 12-16-2022; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-14-050. - PC zone preliminary development plan.

A.

When Required. Applications to rezone lands to the PC zone shall be accompanied by a preliminary development plan that meets the requirements of this section. B.

Sectional District Map. The sectional district maps for PC zones shall reflect the preliminary development plan by showing:

The precise areas and anticipated square footage of commercial use, where applicable;

The precise areas and number of residences, where applicable;

3.

A reference to any resolution of intent adopted by the planning commission or board of supervisors at the time of recommendation or adoption of the sectional district maps.

C.

Required Contents. The preliminary development plan shall include a graphic representation of the applicant's intended development showing the following:

1.

The location and boundaries entire proposed planned community.

2.

If used in the limited commercial, limited commercial-traffic sensitive, or general commercial land use category, the proposed land uses precisely divided between residential and commercial.

3.

A preliminary circulation pattern.

4.

A preliminary site plan for all residential areas including the size of each area.

The proposed number of dwelling units and size of each unit.

6.

The anticipated square footage and building intensity for commercial development in each area.

The type and location of proposed public facilities located on site.

General delineation of those units to be constructed in progression.

Topography at contour intervals determined by the director.

The relationship of the planned community to its surroundings and the general plan.

Other information deemed necessary by the director.

D.

Revisions. Revisions to a preliminary development plan may be approved in the same manner as the original approval, except that permit expiration provisions are automatically waived.

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

Sec. 26-14-060. - PC zone precise development plan.

A.

When Required. Applications for a conditional use or subdivision of land in the PC zone shall require a precise development plan. A "precise development plan" is synonymous with "use permit". Applications to rezone lands to planned community shall be accompanied by a preliminary development plan that meets the requirements of Section 26-14-050.

B.

Timing. A precise development plan must be submitted prior to or concurrently with an application for tentative map or zoning permit.

C.

Noticed Public Hearing. The planning commission or board of supervisors shall review and act on a proposed precise development plan at a noticed public hearing in the same manner as required for a use permit.

D.

Contents. A precise development plan shall be a precise, graphic and written representation of the applicant's intended development describing:

1.

Location and description of all buildings;

Vehicular circulation;

Pedestrian circulation;

Parking;

Topography at contour intervals determined by the planning director;

Drainage plan;

Building elevations;

Landscaping and maintenance provisions therefore;

Gross area, lot area and open areas calculated to the nearest tenth of an acre;

Delineation of those subunits to be constructed in progression;

Signage;

Other information deemed necessary by the planning director.

E.

Open Areas. The maintenance of and perpetual existence of required open areas shall be guaranteed by creation of entities and the imposition of real conditions, covenants and restrictions as required by county counsel.

F.

Conveyance of Public Areas.

1.

In the event that a subdivision map is not required for approval of the entirety of any general or precise plan of planned community, such approval shall not become effective until conveyances for any required public easements, streets, rights-of-way or other public areas shall have been filed with the county surveyor and accepted by the board of supervisors.

2.

Where any land is to be conveyed for public use, a title report issued by a title insurance company in the name of the owner of the land, issued to or for the benefit and protection of the county of Sonoma showing all parties whose consent is necessary and the nature of their interest therein, shall be filed with the conveyances of such land.

G.

Public Improvements.

1.

Where public improvements will be conveyed to the county of Sonoma, the landowner shall execute and file an agreement with the county to install these improvements at the landowner's cost and expense.

2.

The county may require the landowner to provide adequate security to guarantee the proper completion of approved work or compliance with conditions of approval.

3.

The improvement agreement and security cover required landscaping and plantings located on both public and private lands.

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

Article 16. - Supplemental Development Standards.[[7]]

Footnotes:

--- ( 7 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 16, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 16 pertained to AR Agriculture and Residential District. See Ordinance List and Disposition Table for a detailed history of derivation.

This article contains provisions to supplement the basic development standards for zones found in articles 26-6 through 26-14.

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

Sec. 26-16-020. - Density.

A.

Maximum Allowed. In zones where residential uses are allowed, the maximum number of primary dwelling units per acre is specified in the parcel-specific general plan land use map or zoning database, whichever is more restrictive.

B.

Exempt Units. Accessory dwelling units, junior accessory dwelling units, farm family housing, farmworker housing, and agricultural employee housing, where allowed, are exempt from the maximum density standard.

C.

Affordable Housing. Maximum allowed density may be increased in accordance with Article 89 (affordable housing program requirements and incentives).

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-16-030. - Lot size.

A.

Williamson Act Lands. Subdivision of any Williamson Act contracted lands shall not result in any new parcel less than ten (10) acres in size for type 1 preserves or forty (40) acres in size for type 2 preserves, or the established minimum lot size, whichever is more restrictive. (general plan policy AR-8c)

B.

Clustered Development.

1.

In all zones:

a.

Clustered development is not allowed on land subject to a Williamson Act contract.

b.

When lot sizes are reduced to allow for clustered development, a protective easement shall be applied to the remaining large parcels which indicates that density has been transferred to the clustered area.

In the RRD zone, the minimum lot size in a clustered development is one and one-half (1.5) acres. There is no minimum lot size for clustered development in other zones where clustered development is allowed.

3.

LEA zone (general plan policy AR-3b):

a.

In considering subdivision of lands within "Land Extensive Agriculture" areas except those lands under Williamson Act contract, one-half (frax;1;2;) or three (3) of the permitted residential lots (whichever is greater), may be clustered.

b.

These clustered parcels may be as small as one and one-half (1½) acres but no larger than ten (10) acres. No future subdivision of these small parcels shall be permitted.

c.

All other parcels created in this category shall have a minimum lot size at least as large as the maximum density specified by the land use map or policy AR-8c, whichever is more restrictive.

d.

Lands subject to a Williamson Act contract are restricted from incompatible development under the county's rules for administration of agricultural preserves, as amended from time to time.

4.

DA zone (general plan policy AR-3c, AR-3e, AR-4a):

a.

Where clustered subdivision is permitted, separate clusters on one (1) site from those on another site unless it is clearly demonstrated that the resulting lots will not create the appearance of, or conflicts associated with, residential intrusion.

b.

Any subdivision which proposes to cluster parcels of ten (10) acres or less shall locate those lots around existing residences on the parcel being subdivided. The intent of this policy is to minimize the impact of residential parcels on adjacent agricultural operations.

c.

Where clustered subdivision is permitted, to the extent allowed by law, place an agricultural easement in perpetuity on the residual farming parcel(s) at the time that the subdivision occurs. The easement shall be conveyed to the county or other appropriate non-profit organizations.

d.

The primary use of any parcel shall be agricultural production and related processing, support services, and visitor serving uses. Residential uses in these areas shall recognize that the primary use of the land may create traffic and agricultural nuisance situations, such as flies, noise, odors, and spraying of chemicals.

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

Sec. 26-16-040. - Increased allowed height.

A.

Allowed with Design Review. In the agricultural and resource-based and residential zones, the maximum allowed building height may be increased with design review approval in accordance with Article 82.

B.

Allowed with Use Permit. In the commercial, industrial, PC, and PF zones, the maximum allowed building height may be increased with a use permit. A building with increased allowed height may not exceed the maximum allowed building intensity in the applicable zone.

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

Sec. 26-16-050. - Lot coverage exceptions.

A.

Increased Lot Coverage for Farm Operations. In the agriculture and resources zones and the AR zone, the planning director may allow increased maximum lot coverage for commercial greenhouses, large animal operations, and buildings required for the farm operation to meet water quality or other environmental protection regulations.

B.

Residential Greenhouses and Swimming Pools. The planning director may waive the maximum lot coverage standard for:

1.

Greenhouses in the RR zone; and

2.

Swimming pools in the RR, R1, and PC zones.

C.

Increased Lot Coverage in Commercial, Industrial and PC Zones. In the commercial and industrial zones and the PC zone, the maximum allowed lot coverage may be increased with a use permit provided the development does not exceed the maximum allowed building intensity in the applicable zone.

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

Sec. 26-16-060. - Setbacks.

A.

Street Centerline Setbacks. Minimum street centerline setbacks are measured from the centerline of the abutting public road, street or highway, except as may be otherwise indicated on the district maps.

B.

Farm Animal Accessory Structures. Table 20-1 shows minimum setbacks for in the LIA, LEA, DA, RRD, AR, RR zones for watering troughs, feed troughs, accessory buildings used for the housing or maintenance of farm animals and accessory buildings and runs used for the housing or maintenance of kennel animals.

Table 20-1: Setbacks for Animal Structures in the LIA, LEA, DA, RRD, AR, RR Zones

C.

Garages and Carports.

1.

Minimum Setback. A garage or carport opening facing the street in the LIA, LEA, DA, RRD, PF, K or any residential zone must be setback at least twenty feet (20') from a front or exterior side property line, except as allowed by paragraph (2) below.

2.

Allowed Adjustments. The following adjustments to the minimum setback standard in paragraph (1) above are allowed in the LIA, LEA, DA, RRD, AR, RR, R1 zones.

a.

If twenty-five percent (25%) or more of the lots on a block or portion of a block in the same zoning district have been improved with garages or carports, the required setback may be reduced to a depth equal to the average front setback of these garages or carports. In no case may the front setback be reduced to less than ten feet (10'). The director may require a use permit if the reduction may result in a traffic hazard.

b.

If a residence is elevated to meet flood requirements, the space underneath the building may be utilized for a garage or carport if it will meet building codes, even if the minimum setback cannot be met, subject to administrative design review approval.

D.

Building Projections. Table 20-2 shows building features which may project into minimum setbacks in the LIA, LEA, DA, RRD, AR, RR, R1, PF, CR zones.

Table 20-2: Allowed Setback Projections in the LIA, LEA, DA, RRD, AR, RR, R1, PF Zones

Uncovered porches, fire escapes or landing places

6 ft 3 ft. 6 ft. None

E.

Average Front Setbacks. The following front setback adjustment is available in the LIA, LEA, DA, RRD, AR, RR, R1, PF, CR, and K zones.

1.

If twenty-five percent (25%) or more of the lots on a block or portion of a block in the same zoning district have been improved with buildings, the required front yard may be reduced to a depth equal to the average of the front yards of the improved lots.

2.

In all zones except for PF, CR and K, the front setback may not be reduced to less than ten feet (10').

3.

In all zones except CR and K, the director may require a use permit if the reduction may result in a traffic hazard.

F.

Accessory Buildings. The following standards apply to accessory buildings in the agricultural and resource-based zones and the AR, RR, R1, and PF, CR zones:

Accessory buildings may be constructed within the required setbacks in the rear half of the lot.

2.

Accessory buildings may not occupy more than thirty percent (30%) of the width of any rear setback area.

3.

Accessory buildings may not be located closer than ten feet (10') from the main buildings on adjacent lots. In CR, this setback shall also apply to the main buildings on the same lot as the accessory building.

G.

Swimming Pools. The following standards apply to swimming pools in the agricultural and resource-based zones and the AR, RR, R1, and CR zones:

1.

Swimming pool walls shall be setback a minimum of three feet (3') from:

a.

The rear and side property lines; and

b.

The main building on the same lot.

2.

Conventional pool accessory equipment (pump, filters, etc.) are exempt from minimum setback requirements.

H.

Agricultural Buffers. An agricultural buffer may be required for any nonagricultural land use that adjoins land zoned AR or designated as agricultural land in the general plan. See Section 26-88-040(f).

I.

Additional Setback Provisions. See also 26-88-040 (general yard regulations and exceptions).

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

Sec. 26-16-070. - Parking.

A.

General. Off-street parking shall be provided as required by Article 86 (parking requirements) and this section.

B.

Waived Covered Parking for Single-Family Dwellings.

In the RRD, AR, and R1 zones, the covered parking requirement for single-family dwellings may be waived with design review approval.

2.

In the CR, PC, and K zones, the covered parking requirement for single-family dwellings may be waived with design review approval where the lot size, shape or location allows for parking will be visually screened from adjacent lots and from the common roadways serving the property.

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

Sec. 26-16-080. - Accessory buildings on vacant parcels.

A.

Accessory Buildings on Vacant Parcels. The following requirements apply in the LIA, LEA, DA, RRD, AR, RR, and PC zones:

Accessory buildings may be constructed on vacant parcels of two (2) acres or more in advance of a primary permitted use. Excludes accessory dwelling units.

On vacant parcels less than two (2) acres, accessory buildings may only be constructed if less than one hundred twenty (120) square feet or as incidental to an existing agricultural use.

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

Article 18. - Agriculture and Resource-Based Use Standards.[[8]]

Footnotes:

--- ( 8 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 18, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 18 pertained to RR Rural Residential District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-18-010. - Purpose of article.

This article provides standards for specific agriculture and resource-based land uses in all zones.

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

Sec. 26-18-020. - Agricultural crop production and cultivation. A.

Definition. The commercial growing and harvesting of agricultural crops.

Includes:

a.

Growing and harvesting shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food and fiber crops.

b.

The preparation of soil for the raising of agricultural crops.

c.

Incidental cleaning, storage, packing, and similar preparation of crops grown on site, at the time of harvest or shortly thereafter.

2. Excludes: a. Cannabis cultivation. b. Agricultural support services. c.

Visitor-serving uses.

d.

Processing of agricultural crops where the crop is changed from its natural state to a different form (see "agricultural processing").

e.

The growing and harvesting of crops in greenhouses or similar structures (see "indoor crop cultivation").

B.

Standards.

1.

Crop production must comply with applicable provisions of Article 65 (RC riparian corridor combining zone) and Chapter 36 (vineyard and orchard development ordinance); which may require a use permit.

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

Sec. 26-18-030. - Agricultural employee housing.

A.

Definition. Housing accommodations for a person employed in the operation of an agricultural enterprise, consistent with the terms of California Health and Safety Code Section 17008. Accommodations must consist of any living quarters, dwelling, boardinghouse, tent, bunkhouse, maintenance-of-way car, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodation, maintained in one (1) or more buildings or one (1) or more sites.

Includes: Agricultural caretaker dwelling, seasonal agricultural employee housing, temporary camp, and permanent agricultural employee housing.

Excludes: farmworker housing, farm family dwellings.

B.

Permits.

1.

Agricultural employee housing shall obtain all applicable construction permits, including, but not limited to, a building, well, septic, and/or sewer permit, from the Department.

2.

Agricultural employee housing shall obtain a permit to operate from the California housing and community development department's employee housing program. 3.

Agricultural employee housing may be developed as directed in California Health and Safety Code Section 17021.8 subject to the standards and requirements of the statute.

C.

Requirements for All Agricultural Employee Housing.

1.

Agricultural employee housing shall comply, where applicable, with all of the following:

a.

California Health and Safety Code Section 17000 through 17062.5, also known as the Employee Housing Act.

b.

California Health and Safety Code Section 18200 et seq., also known as the California Mobilehome Parks Act.

c.

California Health and Safety Code Section 18860 et seq., also known as the California Special Occupancy Parks Act. d.

State and local building, fire, and sanitation codes, including but not limited to the provision of adequate wastewater disposal capacity, water supply, and access.

Agricultural employee housing may be developed and/or maintained for the purpose of providing permanent, seasonal or temporary housing for employees.

Agricultural employee housing may be allowed, but is not required, to be:

a.

Developed or provided by the agricultural employer(s); and/or

b.

Located on the same property where the qualifying agricultural work is being performed.

4.

Agricultural employee housing is limited to a maximum of thirty-six (36) beds in group quarters, occupied exclusively by agricultural employees, or twelve (12) residential units or spaces, occupied exclusively by agricultural employees and their households if the housing does not consist of any group quarters. This limit shall apply per parcel.

5.

Agricultural employee housing must comply with the development standards of the underlying zoning district or an applicable combining district, except as otherwise provided in this section.

6.

Within thirty (30) days after obtaining a permit to operate from the California Department of Housing and Community Development (HCD) for the agricultural employee housing, and annually thereafter, the applicant shall submit a completed verification form to the Director describing:

a.

The agricultural employee housing, including the number of units, spaces or beds.

b.

The number and employment status of the residents of the agricultural employee housing, and any other employment information regarding the residents required by the Director.

c.

Proof that the HCD permit for the agricultural employee housing is current and valid.

D.

Additional Standards for Temporary Camp Agricultural Employee Housing.

1.

Temporary camp means agricultural employee housing that is not operated on the same site annually and which is established for one (1) operation and is then removed.

2.

No more than one (1) camp per property.

3.

Temporary camps are permitted to operate for a maximum duration of ninety (90) days per year.

4.

Accommodations used for temporary camps must be immediately removed from the site when they are no longer occupied by agricultural employees or after ninety (90) days of operation, whichever comes first.

5.

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.

E.

Additional Standards for Seasonal Agricultural Employee Housing.

Seasonal agricultural employee housing means agricultural employee housing that is used by employees for one hundred eighty (180) days or less in a year.

2.

Seasonal Agricultural Employee housing shall be located on parcels of one and one-half (1.5) acres or more.

3.

Seasonal Agricultural Employee housing shall be located on parcels having direct access to a publicly maintained road. If a private road is to provide such access, the applicant shall file with the planning department a written agreement signed by all of the property owners entitled to use such road acknowledging and agreeing to the road's use as access for the seasonal worker housing.

4.

Seasonal agricultural employee housing shall be set back a minimum of fifty-five feet (55') from the center line of any roadway, sixty feet (60') from any other property line, forty feet (40') from any other structure, and forty feet (40') from watering troughs, feed troughs and accessory buildings. Seasonal agricultural employee housing and support structures shall also be set back seventy-five feet (75') from barns, pens or similar quarters of livestock or poultry.

5.

Seasonal agricultural employee housing shall have off-street parking provided at a ratio of one (1) space per four (4) persons housed. The parking does not need to be covered or paved but may not be located within any scenic corridor setback. Parking areas shall be screened from public view by buildings, fences, landscaping or terrain features.

6.

Seasonal agricultural employee housing having accommodations for at least six (6) workers may have a one (1) agricultural caretaker unit per parcel as permitted by Section 26-18-030F.

7.

Prior to the issuance of a building permit for seasonal agricultural employee housing, the applicant shall place on file with the planning department an affidavit that the housing will be used to house persons employed for agricultural purposes. Further, a covenant shall be recorded, in a form satisfactory to county counsel, acknowledging and agreeing that park and traffic mitigation fees for the housing shall be waived unless and until the housing units are no longer used to house persons employed for agricultural purposes and further acknowledging and agreeing that in the event the housing units are converted to some other use, the park and traffic mitigation fees existent at the time of conversion shall be immediately due and payable and the housing units shall be either removed or, if the new use is otherwise permitted, brought into compliance with the provisions of this code and state laws in effect at the time of conversion.

F.

Additional Standards for Agricultural Caretaker Dwelling.

1.

Agricultural caretaker dwelling means a permanent dwelling unit occupied year-round by an agricultural employee that serves as a caretaker for seasonal agricultural employee housing on a parcel without a primary residence. The agricultural caretaker dwelling is additional to other agricultural employee housing allowances.

2.

One (1) agricultural caretaker dwelling is permitted per parcel in combination with seasonal agricultural employee housing for at least six (6) workers provided that:

a.

the property meets the threshold criteria for a full-time farmworker dwelling unit in Section 26-24-120; and

b.

there are no other permanent residences on the property.

G.

Additional Standards for Permanent Agricultural Employee Housing.

1.

Permanent agricultural employee housing means housing that is used by agricultural employees for more than one hundred eighty (180) days in a year.

2.

Permanent agricultural employee housing shall be located on parcels of ten (10) or more acres. Notwithstanding the above, permanent agricultural employee housing may be located on a parcel five (5) acres or less pursuant to Government Code Section 51230.2, when such worker housing otherwise meets the provisions of this subsection and the standards of the underlying zoning district. Such parcels shall be owned or leased by the applicant, unless the parcel is being subdivided pursuant to Government Code Section 51230.2 in which case it shall be owned by a public entity, or by a qualified non-profit agency.

Permanent agricultural employee housing shall be located on parcels having direct access to a publicly maintained road. If a private road is to provide such access, the applicant shall file with the planning department a written agreement signed by all of the property owners entitled to use such road acknowledging and agreeing to the road's use as access for the permanent agricultural employee housing.

4.

Permanent agricultural employee housing and support structures shall be set back a minimum of fifty-five feet (55') from the centerline of any roadway, sixty feet (60') from any other property line, forty feet (40') from any other structure, and forty feet (40') from watering troughs, feed troughs, and accessory buildings. Permanent agricultural employee housing and support structures shall also be set back seventy-five feet (75') from barns, pens or similar quarters of livestock or poultry.

5.

Permanent agricultural employee housing shall have off-street parking provided at the ratio of one (1) space per four (4) persons housed. The parking does not need to be covered, but may not be located within a scenic corridor setback. Parking areas shall be screened from public view by buildings, fences, landscaping or terrain features.

6.

Prior to the issuance of a building permit for permanent agricultural employee housing, the applicant shall place on file with the planning department an affidavit that the permanent agricultural employee housing will be used to house persons employed for agricultural purposes. Further a covenant shall be recorded, in a form satisfactory to county counsel, acknowledging and agreeing that park and traffic mitigation fees for the permanent agricultural employee housing shall be waived unless and until the housing units are no longer used to house persons employed for agricultural purposes and further acknowledging and agreeing that in the event the housing units are converted to some other use the park and traffic mitigation fees existent at the time of conversion shall be immediately due and payable and the housing units shall be either removed or, if the new use is otherwise permitted, brought into compliance with the provisions of this code and state laws in effect at the time of conversion.

(Ord. No. 6532, § III(Exh. A), 10-7-2025; Ord. No. 6404, § IV, 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-18-040. - Agricultural processing, small scale.

A.

Definition. An agricultural processing operation that meets the performance standards in Section 26-88-210 (small-scale agricultural processing facility).

Excludes: Production of alcoholic or Cannabis products, animal slaughter and/or meat cutting and packing, cottage food operations.

B.

Permits. Zoning Permit required.

C.

Standards. See Section 26-88-210 (small-scale agricultural processing facility).

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

Sec. 26-18-050. - Agricultural support services.

A.

Definition. A commercial service that provides services purchased by farmers and agricultural enterprises. Includes farm product processing services, custom farming services, agricultural waste handling and disposal services, veterinary clinics, farm machinery and equipment maintenance and repair; irrigation, and vineyard management services.

B.

Standards.

1.

Permitted Use. Agricultural support services involving no more than one (1) employee and occupying no more than one-half (½) acre of land are allowed without a use permit.

2.

Conditional Use. Agricultural Support Services may occupy an area:

a.

LIA zone: Agricultural support services with more than one (1) and a maximum of three (3) employees or occupying more than one-half (½) acre of land.

b.

LEA, DA, and AS zones: two (2) or more employees allowed with a use permit.

LIA, LEA, DA Criteria. Agricultural support services in the LIA, LEA, and DA zones are subject at minimum to the criteria of general plan policies AR-5e and AR-5f. Such services may include incidental sales of products related to the support service use but shall not include additional walk-in, over-the-counter retail sales.

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

Sec. 26-18-060. - Animal keeping: Beekeeping.

A.

Definition. A private or commercial activity where beehives are kept on a property.

B.

Standards. No unique use-specific standards.

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

Sec. 26-18-070. - Animal keeping: Confined farm animals.

A.

Definition. The raising, feeding, maintaining and breeding of farm animals where animals are continuously confined in enclosed pens or similar structures, the majority of animal feed is provided by facility management rather than grazing, and animal wastes are concentrated on site.

Includes: Dairies, hog farms, veal production, and chicken and turkey ranches, and similar livestock where animals are continuously confined.

Excludes: Horses, goats, sheep, and similar farm animals.

B.

Permits.

Zoning Permit: facilities five hundred feet (500') or more from a nonagricultural land use category.

Use Permit: facilities within five hundred feet (500') of a nonagricultural land use category.

C.

Standards.

Minimum parcel area: two (2) acres.

Prior to zoning permit approval, the Sonoma County Health Services Department and the North Coast Regional Water Quality Control Board must approve a confined animal management plan for the use.

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

Sec. 26-18-080. - Animal keeping: Farm animals.

A.

Definition. The raising, feeding, maintaining and breeding of farm animals which are not continuously confined.

Excludes: Confined farm animal facilities, the keeping of household pets and wild or exotic animals.

B.

Standards.

Maximum Number of Animals.

a.

Animal limits apply only to parcels:

(1)

2 acres or less in the LIA, LEA, DA, RRD, AR, and PCRR zones; and

(2)

5 acres or less in the RR zone

b.

When animal limits apply, not more than one (1) of the following animal uses in Table 18-1 is permitted per twenty thousand (20,000) square feet of land area.

Table 18-1:Maximum Number of Farm Animals per twenty thousand (20,000) square feet of land area

c.

LIA, LEA, DA, RRD and AR zones: The above limitations may be modified by the Director upon submittal of a proposal statement which describes the extent of the domestic farming use and which is signed by the owners of all property within three hundred feet (300') of the subject property. If the project exceeds the limitations in Table 18-1 , the director may require the applicant to obtain a use permit if the director determines that the project might be detrimental to surrounding uses.

d.

LIA, LEA, DA, RRD, AR, RR, and PCRR zones: 4-H and FFA animal husbandry projects are exempt from the limitations in Table 18-1 if the project is on a parcel twenty thousand (20,000) square feet or more and the project advisor submits a letter of project authorization to the department. However if the project exceeds the limitations in Table 18-1 , the director may require a use permit for the project upon determining that the project may be detrimental to surrounding uses.

e.

RR zone: On a lot 5 acres or more, the number of animals may exceed Table 18-1 with a use permit.

f.

RRD and AR zones: Temporary or seasonal sales and promotion of livestock raised on the site is allowed.

Hens in R1 Zone.

a.

In the R1 zone, raising, feeding, and maintaining of up to six (6) hens is allowed. Hens must have access to chicken coop and contained within a secure enclosure which prevents animal trespass.

b.

The coop and pen shall be located in the rear yard of the property and maintained in a sanitary condition.

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

Sec. 26-18-090. - Animal keeping: Livestock feed yards.

A.

Definition. Corrals or holding areas for the primary purpose of holding or feeding animals for market and not incidental to a farm or ranch.

1.

Includes: Specialized and intensive commercial animal facilities such as animal sales yards, stockyards, and cattle feedlots where most feed is imported or purchased.

Excludes: Slaughterhouses, rendering plants.

B.

Standards. No unique use-specific standards.

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

Sec. 26-18-100. - Animal keeping: Pet fancier.

A.

Definition. A facility, licensed by the Sonoma County Public Health Department, on which five (5) to ten (10) dogs and/or five (5) to ten (10) cats over four (4) months of age are owned and kept by the owner or occupant for personal, noncommercial purposes.

1.

Includes: Keeping of animals for hunting, tracking, exhibiting at shows, exhibitions, field trials and other competitions, enhancing or perpetuating a given breed.

2.

Excludes: Dogs or cats used in conjunction with an agricultural operation on the site.

B.

Standards.

1.

Minimum lot size: one (1) acre.

2.

May not sell, display, offer for sale, barter, or give away more than four (4) litters of puppies and/or four (4) litters of kittens in any calendar year.

Requires a pet fancier license from the division of animal regulation which must be renewed annually.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-18-110. - Aquaculture.

A.

Definition. The raising of fish, frogs, or other aquatic animal species for commercial purposes.

B.

Standards.

1.

Prohibited on prime soils.

Shall not adversely affect biotic resources.

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

Sec. 26-18-120. - Composting, commercial.

A.

Definition. A commercial facility that produces compost from the onsite and/or offsite organic material fraction of the waste stream in compliance with California Code of Regulations, Title 14, Division 7.

Excludes: Non-commercial composting.

B.

Standards.

LEA, DA, and RRD zones: Commercial composting is subject to general plan policy AR-4a.

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

Sec. 26-18-130. - Composting, non-commercial.

A.

Definition. Composting that is an incidental part of an agricultural operation and relies primarily upon onsite material to amend soils onsite or on adjacent parcels owned or operated by the same property owner.

B.

Standards. No unique use-specific standards.

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

Sec. 26-18-140. - Farm retail sales.

A.

Definition. A retail facility for year-round sales of agricultural products grown or raised on the site or other properties owned or leased by the farm operator, and pre-packaged goods processed from onsite agricultural production.

Includes: Dairy and meat products that require refrigeration.

Excludes: Tasting rooms serving alcoholic beverages; farm stands.

B.

Permits. Zoning permit required.

C.

Standards.

General. See Section 26-88-215 (farm retail sales).

2.

Goods Not Produced On-Site. Incidental sales of merchandise or goods not produced on site is limited to ten percent (10%) of the floor area up to a maximum of fifty (50) square feet.

3.

Product Sampling. Sampling of products grown or processed on-site may be allowed with a retail food facility permit.

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

Sec. 26-18-150. - Farm stands.

A.

Definition. An area for the temporary or seasonal sales and promotion of agricultural products that are grown or raised on the site; and pre-packaged, shelf stable goods processed from onsite agricultural production.

Includes: Sale of produce, eggs, honey, jams, pickles, nuts, olive oil, and similar products; sampling of non-alcoholic beverages; community supported agriculture, U-Pick and U-Cut operations.

2.

Excludes: Tasting rooms serving alcoholic beverages; farm retail sales.

B.

Standards.

1.

Must comply with Food and Agricultural Code Section 47050 and Public Health and Safety Code Section 113778.2.

Sampling of products grown on-site requires a retail food facility permit.

3.

Incidental sales of merchandise or goods not produced on site is limited to ten percent (10%) of the floor area up to a maximum of fifty (50) square feet.

RR zone: Limited to one (1) stand per property.

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

Sec. 26-18-160. - Indoor crop cultivation.

A.

Definition. The growing and harvesting of shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food and fiber crops, in greenhouses or similar structures

Excludes: Cannabis cultivation.

B.

Use Permit Required.

AR, RRD and PCRRD zones: greenhouses and other similar structures over eight hundred (800) square feet in RRD and PCRRD zones require a use permit.

C.

Standards:

LIA, LEA, and DA zones: The area on a property occupied by a greenhouse or other similar structure used for indoor crop cultivation shall not exceed two thousand five hundred (2,500) square feet.

2.

RR zone: The area on a property occupied by a greenhouse or other similar structure used for indoor crop cultivation shall not exceed eight hundred (800) square feet.

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

Sec. 26-18-170. - Land and resource management.

A.

Definition. Management of land for watershed, for fish and wildlife habitat, fish rearing ponds, hunting and fishing, grazing.

TP zone: Includes recreational and educational uses, with or without fee (swimming, hunting, fishing, occasional camping, etc.).

B.

Standards.

LIA, LEA, DA, RRD, and TP zones: Allowed only when incidental to a primary use.

TP zone:

a.

Permanent improvements prohibited. b.

Shall not interfere with the primary use of the property.

RRD and TP zones: Incidental grazing allowed.

4.

On a parcel under a Williamson Act contract, use must be consistent with Government Code Section 51200 et seq. (the Williamson Act) and local rules and regulations.

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

Sec. 26-18-180. - Mining, surface.

A.

Definition. Removing mineral substances from a pit, quarry, or excavation in the earth in compliance with Sonoma County Code Chapter 26A (surface mining regulations), Section 34.2.29.100 (mineral resources combining zone) and the Sonoma County Aggregate Resources Management Plan.

Includes: Hardrock quarry operations, instream operations, river terrace operations.

2.

Excludes: Grading and excavation in conjunction with other allowed construction activities, development of geothermal or water resources.

B.

Standards.

1.

Must be within the surface mining combining district (MR) and comply with county code Chapter 26A (Surface Mining).

2.

Must comply with Sonoma County Aggregate Management (ARM) Plan, on file with the department.

Hardrock quarry operations are allowed only if they meet all of the following standards:

a.

Must be consistent with the purpose(s) of the parcel's base zone.

b.

Minimum land area: five (5) acres.

c.

Maximum annual production: five thousand (5,000) cubic yards.

d.

Shall not include crushing, screening, or batching operations.

e.

Subject to payment of fees and other mitigation measures as may be found consistent with the aggregate resources management (ARM) plan. f.

Approved reclamation plan required.

g.

Maximum distance from the nearest approved source of aggregate materials: four (4) miles. h.

Prohibited on land subject to a Williamson Act contract.

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

Sec. 26-18-190. - Mushroom farming.

A.

Definition. The commercial production of food, medicine, and other products by the cultivation of mushrooms and other fungi.

Includes. Outdoor logs, indoor trays.

B.

Standards: No unique use-specific standards.

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

Sec. 26-18-200. - Nursery, wholesale.

A.

Definition. An establishment engaged in the commercial production of trees, plants, seeds, stock, and other vegetation grown on site outdoors either in the ground or in containers for wholesale distribution to other businesses.

Excludes: Cannabis nurseries.

B.

Standards. No unique use-specific standards.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-18-210. - Tasting rooms.

A.

Definition. A retail food facility where one (1) or more agricultural products grown or processed in the county are tasted and sold. Agricultural products sold may include alcoholic beverages.

Includes: Wine tastings, olive oil, honey, fruit preserves.

Excludes: Farm stands, farm retail sales.

B.

Standards.

Shall not require the extension of sewer and water.

RRD zone: Allowed only for agricultural products grown or processed onsite.

3.

LIA, LEA, DA zones: Wine tasting rooms, winery visitor serving activities, and winery events are subject to Winery Definitions and Standards in Section 26-18-260. C.

General Plan Consistency.

Must be consistent with general plan policy AR 6-d and AR 6-f.

(Ord. No. 6404, § V, 3-14-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-18-220. - Timber management.

A.

Definition.

RRD zone: The management of lands and forests to grow and harvest timber for commercial purposes.

TP zone: Management of lands and forests for the primary use of commercial production and harvest of trees.

B.

Includes:

1.

RRD zone:

2.

TP zone: Removal of timber and fuel wood; uses integrally related to growing, harvesting, and on-site processing of forest products including roads, log landings, log storage areas, and incidental logging camps; timber management, including planting, raising, harvesting, and incidental milling for noncommercial purposes of trees and logs for lumber or fuel woods; establishing and maintaining gas, electric, or water generating and transmission facilities, including necessary structures; the production and harvesting of miscellaneous compatible forest products such as Christmas trees and greenery; contractor equipment storage incidental to the on-site growing and harvesting of forest products, including parking, repairing and storage of equipment so used; temporary or seasonal sales and promotion, and incidental storage of fuel wood grown on site; controlled burns. Also includes timber management, including planting, raising, harvesting and incidental milling for noncommercial purposes of trees and logs for lumber or fuel woods, subject to requirements of California Department of Forestry and Fire Protection.

C.

Standards.

1.

TP: Construction of permanent structures necessary for contractor equipment storage incidental to on-site growing and harvesting of forest products, including parking, repairing and storage of equipment so used, is subject to Article 82.

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

Sec. 26-18-230. - Timber operator storage yard.

A.

Definition. Storage of large equipment, vehicles, and/or other materials commonly used in timber operations or production.

1.

Off-site. A storage yard not located on property which is included in the timber harvesting plan, for off-site growing and harvesting of forest products, including packing, repairing, and storage of equipment so used.

2.

On-site and Incidental. A timber operations storage yard located on the same property of the applicable timber harvesting plan and incidental to the primary use of the land for timber operations.

3.

Standards.

a.

Permanent structures require design review.

b.

RRD zone: Off-site storage yards prohibited on property subject to Williamson Act contract.

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

Sec. 26-18-240. - Timber saw mills and lumber production.

A.

Definition. A facility that cuts and processes timber to produce lumber products.

1.

Includes: Saw mills, lumber, planing and logging mills, pulp mills, particle board plants, mill and log ponds, earth-filled dams, and associated uses.

Excludes: Temporary portable mills.

B.

Standards.

a.

Not permitted on land subject to a Williamson Act contract.

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

Sec. 26-18-250. - Timberland conversions.

A.

Definition. Timberland Conversion as defined in Forest Practice Rules Section 1100, except that Timberland Conversion shall not include the conversion of less than three (3) acres of timberland for the purpose of constructing a structure in compliance with a valid building permit where the conversion is limited to the cutting and removal of the minimum number of trees necessary to accommodate the structure and related improvements.

1.

Minor Timberland Conversion. A Timberland Conversion that is exempt from a Timberland Conversion Permit under Section 1104.1, subdivision (a), of the forest practice rules.

2.

Major Timberland Conversion. A timberland conversion that requires a timberland conversion permit, or is exempt from a timberland conversion permit under Section 1104.2 of the forest practice rule.

B.

Permits. See Sections 26-88-140 (minor timberland conversions), 26-88-150 timberland conversions of less than three (3) acres in the TP (timberland production) district, 26-88-160 (major timberland conversions).

C.

Standards. See Sections 26-88-140 (minor timberland conversions), 26-88-150 timberland conversions of less than three (3) acres in the TP (timberland production) district, 26-88-160 (major timberland conversions).

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

Sec. 26-18-260. - Winery definitions and standards.

A.

Purpose. This Section 26-18-260 provides a greater level of detail for the desired character of development in areas zoned LIA - Land Intensive Agriculture, LEA - Land Extensive Agriculture, and DA - Diverse Agriculture. For the areas zoned LIA, LEA, and DA, this Section 26-18-260 identifies procedures and criteria applicable to new or modified use permit applications for winery visitor serving activities and winery events. The Standards in this division shall be referred to as "Winery Definitions and Standards."

B.

Applicable Areas. The provisions of this section apply to parcels zoned LIA - Land Intensive Agriculture, LEA-Land Extensive Agriculture, and DA -Diverse Agriculture. For split-zoned parcels, the provisions of this section apply to the portion of the parcel zoned for any of the agricultural zoning districts listed above.

C.

Local Advisory Guidelines. Citizen advisory councils/commissions established by the board of supervisors review projects subject to this section in accordance with their adopted local advisory guidelines, and make advisory recommendations to the applicable decision maker.

D.

Terms and phrases used in this section are defined as follows:

1.

Restaurant is a retail business selling ready-to-eat food for consumption on or off the premises, as defined by Section 26-26-140 of the Zoning Code.

2.

Winery means an agricultural processing facility that converts fruit into wine. Wineries may include crush areas, production rooms, case goods and barrel storage, tank rooms, warehouses, bottling lines, laboratories, administrative offices, tasting rooms, event space, commercial kitchen, and catering kitchen.

3.

Winery Events means events held at wineries and tasting rooms for the purpose of promoting and marketing agricultural products grown or processed in the County, and which exceed the permanent infrastructure capacity of the site and are outside the regular business hours for tasting rooms. Winery events are secondary and incidental to agricultural production activities occurring onsite and/or in the area and are consistent with General Plan Policy AR-6d. There are two (2) types of winery events: Agricultural Promotional Events and Industry-Wide Events.

Agricultural Promotional Events beyond defined activities during standard daily operations that are directly related to public education, sales and promotion of agricultural products to consumers, including but not limited to: winemaker lunches, dinners, release parties, and wine club parties and similar events.

5.

Industry-Wide Events are promotional activities sponsored by a recognized wine industry association that may involve multiple wineries and/or tasting rooms. Industry-wide events are held within a specified geographic area, during regular tasting room hours, and may last up to three (3) consecutive days.

6.

Wine Trade Partners means distributors, wine trade buyers, restaurant owners and their representatives, winery or tasting room owner(s), winery employees, and tasting room employees.

7.

Winery Visitor Serving Activities means visitor serving activities that are part of standard daily winery and wine tasting room operations. Standard daily operations do not include events or use of overflow parking. There are two (2) types of winery visitor-serving activities: Sales Activities and Wine Trade Activities.

8.

Sales Activities are wine tasting, food and wine pairing, tours, seminars and other hospitality related activities that support the promotion of wine sales, excluding winery events. Sales Activities occur during the approved tasting room hours of operation specified in the use permit.

9.

Wine Trade Activities are by-invitation meetings, seminars, employee harvest parties and similar activities, excluding events. Wine Trade Activities are attended only by wine trade partners and are not advertised to the consumer. Wine Trade Activities are intended to be low impact activities with a prohibition on outdoor amplified sound after 5:00 p.m.

E.

Operating Standards.

1.

Winery Visitor Serving Activities. Winery visitor serving activities are considered part of normal winery and tasting room business operations. All winery visitor serving activities must be consistent with the hours of operation, maximum number of guests allowed, building occupancy limits, and operational requirements specified in the use permit.

2.

Winery Events. Winery events must be consistent with the hours of operation, maximum number of event days, maximum number of guests allowed, building occupancy limits, and operational requirements specified in the use permit.

3.

Sizing of winery visitor serving activities and winery events, and maximum number of event days is based upon a variety of factors specific to the site and surrounding uses, including, but not limited to, septic capacity, available water supply, emergency access, availability of on-site parking, noise attenuation, increased risk of harm to people or property as a result of hazards, and the potential for negative cumulative effects related to noise, traffic, and water supplies.

4.

Hours of Operation. The maximum hours of operation for winery visitor serving activities and winery events are specified below, unless further limited by the use permit.

a.

Tasting Rooms. Regular business hours for tasting rooms are 10:00 a.m.—5:00 p.m.

b.

Winery Visitor Serving Activities. The maximum hours of operation for winery visitor-serving activities are specified below by activity type.

(1)

Sales Activities: 10:00 a.m.—5:00 p.m.

(2)

Wine Trade Activities: 8:00 a.m.—10:00 p.m.

c.

Winery Events. The maximum hours of operation for events are specified below by event type.

(1)

Agricultural Promotional Events may occur during the hours of 10:00 a.m.—10:00 p.m., with all cleanup occurring no later than between 9:30 p.m.—10:00 p.m.

(2)

Industry-wide Events may occur during the hours of 10:00 a.m.—5:00 p.m.

5.

Wineries and tasting rooms shall not be rented out to third parties for events.

6.

On-Site Parking. The following on-site parking is required for wineries and tasting rooms:

a.

One (1) parking space per two and one-half (2.5) guests and one (1) space per employee. The parking standard may be reduced in accordance with Article 86, Parking Regulations, Section 26-86-010(i).

b.

Use of on-site unimproved overflow parking areas or shuttling may be allowed to accommodate winery events, if specified in the use permit.

c.

Overflow parking and shuttling shall not be used to accommodate parking for winery visitor serving activities.

d.

No parking is permitted along any public or private roadways or on shared vineyard roads.

Food Service. Food service is allowed as specified below.

a.

All food service must be designed to promote and enhance marketing of wine. Food service shall be secondary and incidental to agricultural production, wine sales and education.

b.

Operating the food service area as a restaurant, café, delicatessen or any food service offering cooked-to-order food is prohibited. c.

Food and wine pairings featuring local foods and food products is allowed in conjunction with winery visitor serving activities and winery events. d. Prepared meals featuring local foods and food products is allowed in conjunction with wine trade activities and winery events. e. Retail sales of pre-packaged food in conjunction with wine tasting is allowed subject to the following limitations: (1) Retail sale of pre-packaged food featuring local foods and food products is allowed during the regular business hours identified in the use permit. (2) Retail sale of pre-packaged food is allowed for on-site consumption only. Outdoor seating areas may be allowed for use as outdoor picnic areas. (3) Indoor seating area or table service in conjunction with retail sales of pre-packaged food is prohibited.

(4)

Off-site signs advertising retail sales of pre-packaged food are prohibited.

Traffic Management. Traffic management and parking plans are required to address the maximum number of people visiting during winery visitor serving activities and winery events. For events exceeding one hundred (100) participants and for events that require use of overflow parking, the traffic management plan shall include the following:

a.

Provisions for event coordination to avoid local traffic delays.

b.

Parking attendants for each day of the event.

c.

A shuttle plan, if shuttling is requested, to support each day of the event. A convenient and secure "park and ride" area must be provided.

d.

A plan for on-site parking requirements and queuing of traffic.

e.

Enforcement of the on-street parking restrictions.

f.

Subsequent changes to the approved Traffic Management Plan shall be submitted in advance to the Permit and Resource Management Department.

9.

Noise Attenuation Setbacks. Noise is attenuated by distance from the noise source. To ensure compliance with the Sonoma County General Plan Noise Element thresholds for maximum allowable exterior noise exposure levels, winery visitor serving activities and winery events shall meet the required setbacks provided in Table 18-2 below:

Table 18-2:Required Noise Attenuation Setbacks

Exceptions to the setbacks listed in Table 18-2 above may be allowed when a project-specific noise study prepared in accordance with the Permit and Resource Management Department Guidelines for the Preparation of Noise Analysis determines the project will comply with the Sonoma County General Plan Noise Element due to intervening structures or natural features, available open land on noise sensitive parcels, or by incorporating noise mitigation measures.

(Ord. No. 6516, § III(Exh. A), 5-6-2025; Ord. No. 6404, § III(Exh. B), 3-14-2023)

Article 20. - Industrial, Manufacturing, and Processing Use Standards.[[9]]

Footnotes:

--- ( 9 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 20, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 20 pertained to R1 Low Density Residential District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-20-010. - Purpose of article.

This article provides standards for specific industrial, manufacturing and processing land uses in all zones.

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

Sec. 26-20-020. - Animal product processing.

A.

Definition. Establishments engaged in the commercial butchering and processing of animals.

Includes: Slaughterhouses; fat rendering; fish processing facilities.

B.

Standards.

Must serve agriculture use in the local area.

2.

LIA, LEA, DA, zones: The size of the facility may not exceed the needs of the on-site animal production operation. (general plan policy AR-5c)

C.

Findings LIA, LEA, DA Zones. To approve an animal product processing facility in the LIA, LEA, or DA zone where animals are raised off-site, the review authority must find that the facility will be consistent with general plan policy AR-5g.

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

Sec. 26-20-030. - Fertilizer plants.

A.

Definition. A manufacturing facility where chemical fertilizers are manufactured and packaged, and/or where animal fertilizers are collected, processed, and packaged.

B.

Standards.

LIA, LEA, DA, RRD, and AS zones: Must serve agriculture production in the local area.

LIA, LEA, and DA zones: The size of the use may not exceed the needs of the on-site growing or processing operation. (general plan policy AR-5c)

C.

Findings LIA, LEA, DA Zones. To approve a fertilizer plant in the LIA, LEA, or DA zone, the review authority must find that the facility will be consistent with general plan policy AR-5g.

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

Sec. 26-20-040. - Laboratories.

A.

Definition. A facility for scientific research and the design, development, and testing of products in advance of product manufacturing.

1.

Includes: Assembly of related products from parts produced off site where the manufacturing activity is secondary to the research and development activities. B.

Standards. No unique use-specific standards.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-20-050. - Laundry plants.

A.

Definition. A service establishment engaged primarily in high volume laundry and garment services

Includes: Carpet and upholstery cleaners; diaper services; laundries; linen supply. 2. Excludes: Coin-operated laundries; retail dry cleaning stores. B. Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-20-060. - Manufacturing/processing, heavy.

A.

Definition. A facility accommodating manufacturing processes where the intensity and/or scale of operations may cause significant impacts on surrounding land uses or the community.

1.

Includes: Manufacturing of asphalt, building materials, cement, concrete, chemicals, fabricated metals, paper products, petroleum products, machinery, textiles, and vehicles and transportation equipment.

B.

Standards. No unique use-specific standards.

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

Sec. 26-20-070. - Manufacturing/processing, light.

A.

Definition. The manufacture, predominantly from previously prepared materials, of finished products or parts, that produces little or no noise, odor, fumes, dust, or vibration detectable beyond the interior walls of the facility and is unlikely to cause significant impacts on surrounding land uses.

Includes: Manufacturing of clothing and fabric products, drugs and pharmaceuticals, electronic equipment, optical goods, pottery and ceramic products, photographic equipment, paper products, and miscellaneous small consumer products; foundries casting lightweight, nonferrous metal without noxious fumes or odor.

Standards. No unique use-specific standards.

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

Sec. 26-20-080. - Manufacturing/processing, medium.

A.

Definition. A facility accommodating manufacturing processes that involve and/or produce food products, building materials, fabricated metal products, machinery, and/or transportation equipment, where the intensity and/or scale of operations is greater than those classified under manufacturing/processing light but where impacts on surrounding land uses or the community can typically be mitigated to acceptable levels.

1.

Includes: Bakeries and catering services, cooperage and bottling works; food and beverage processing, cabinet shops, welding, sheet metal and machine shops, furniture shops, machinery manufacturing, metal product fabrication

B.

Standards. No unique use-specific standards.

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

Sec. 26-20-090. - Recycling collection facilities.

A.

Definition. A center for the acceptance of recyclable materials, include the following:

Collection Facility, Large. A recycling collection facility that occupies an area of more than five hundred (500) square feet. Includes bins, boxes, cans, kiosk-type units, and other containers or receptacles.

2.

Collection Facility, Small. A recycling collection facility which occupies an area of not more than five hundred (500) square feet. Include bins, boxes, cans, kiosktype units and other containers or receptacles; and/or a properly licensed automobile, truck, trailer or van

3.

Reverse Vending Machines. A mechanical device which accepts and temporarily stores one (1) or more types of empty beverage containers, including aluminum cans, glass and plastic bottles and cartons and issues a cash refund or redeemable credit slip.

Standards.

a.

See Section 26-88-070 (recycling collection and processing facilities).

b.

C1, M1, M2, M3 zones: Small collection facilities must be accessory to a permitted use.

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

Sec. 26-20-100. - Recycling processing facilities.

A.

Definition. A facility used for the collection and processing of recyclable materials and/or used motor oil, for shipment, or to an end-user's specifications, by means of baling, briquetting, cleaning, compacting, crushing, flattening, grinding, mechanical sorting, re- manufacturing, and shredding.

1.

Light Processing Facility. A recycling processing facility that occupies an area of under forty-five thousand (45,000) gross square feet for material collection, processing and storage. A light processing facility does not shred, compact, or bale ferrous metals other than food and beverage containers.

Heavy Processing Facility. Any recycling processing facility other than a light processing facility.

B.

Standards. See with Section 26-88-070 (recycling collection and processing facilities).

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

Sec. 26-20-110. - Storage: Contractor's storage yard.

A.

Definition. Storage of construction materials or equipment on a site other than a construction site.

1.

Includes: Indoor and outdoor storage, ancillary office, storage of large equipment and vehicles, and storage of scrap materials used for repair and maintenance of on-site equipment.

B.

Standards. No unique use-specific standards.

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

Sec. 26-20-120. - Storage: Manufactured home storage. A.

Definition. Facilities for the storage of manufactured and mobile homes.

B.

Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-20-130. - Storage: Personal storage. A.

Definition. A facility with separate storage spaces of varying size for the storage of customers' goods and possessions.

B.

Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-20-140. - Storage: Vehicle, boat, and RV storage.

A.

Definition. A facility for the long-term storage of cars, trucks, buses, recreational vehicles, boats, fleet vehicles, motorized farm equipment and machinery and other motor vehicles.

Includes: Towing and impound facilities

2. Excludes: Wrecking and salvage yards. B. Standards. 1.

C3 zone: the storage of non-operative vehicles, recreational vehicles, manufactured homes, and fleet vehicles requires a use permit.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-20-150. - Storage: Warehouses. A. Definition. A facility for the storage of commercial goods. 1. Includes: Cold storage. 2. B.

Excludes: Personal storage; wholesale and distribution; truck and freight terminals.

Standards.

C3 zone: Includes the incidental retail sales and service of furniture, carpet, drapery and upholstery

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

Sec. 26-20-160. - Storage: Wholesale and distribution. A.

Definition. A facility that sells merchandise to retailers; to contractors, industrial, commercial, institutional, farm, or professional business users; to other wholesalers; or acts as agents or brokers in buying merchandise for or selling merchandise to customers.

Includes: Storage, processing; packaging; and shipping facilities for mail order and e- commerce retail facilities.

B. Standards. No unique use-specific standards.

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

Sec. 26-20-170. - Wrecking and salvage yards. A.

Definition. Open storage, dismantling and/or selling of old cast off, unused, scrap or salvage material of any kind.

Includes: Non-operative motor vehicle storage yards.

B.

Standards. No unique use-specific standards.

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

Article 22. - Recreation, Education and Public Assembly Use Standards.[[10]]

Footnotes:

--- ( 10 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 22, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 22 pertained to R2 Medium Density Residential District and derived from Ord. No. 6247, § II(Exh. C), adopted Oct. 23, 2018; and Ord. No. 6298, § III(Exh.), adopted Feb. 4, 2020.

Sec. 26-22-010. - Purpose of article.

This article provides standards for specific recreation, education and public assembly land uses in all zones.

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

Sec. 26-22-020. - Camp, organized.

A.

Definition. A site with program and facilities established for the primary purposes of providing an outdoor group living experience with social, spiritual, educational, or recreational objectives, for five (5) days or more during one (1) or more seasons of the year.

Excludes: Hotels, motel, and resorts; tourist camps; trailer parks; hunting camps; auto courts; labor camp; penal or correctional camp; child care institutions; charitable or recreational organizations that complies with the rules and regulations for recreational trailer parks.

B.

Standards.

TP zone: must be permanently located and improved.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-22-030. - Campgrounds.

A.

Definition. Land or premises which are used or intended to be used, let or rented for occupancy by campers.

B.

Standards.

1.

Not permitted on property subject to a Williamson Act contract.

LEA and DA zones: maximum of thirty (30) sites within campground.

RRD zone: May not interfere with or detract from the purposes of RRD zone.

RRD and K zones: May include sites for recreational vehicle (RV) camping.

TP zone: must be permanently located and improved.

C.

Findings.

LEA zone: To approve a conditional use permit for a campground in the LEA zone, the review authority must find that the use will be consistent with general plan policy AR-6f and other applicable provisions of the general plan.

TP zone: The use does not significantly detract from the use of the property for, or inhibit, growing and harvesting timber.

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

Sec. 26-22-030.1. - Campgrounds, resorts and organized camps (TP).

A.

Definition. Permanently located and improved private and public campgrounds, resorts and organized camps. Applies in TP zones only.

B.

Standards.

Must be permanent located and improved.

2.

The use shall not include construction of permanent residences, except as otherwise allowed in the TP zone.

The use does not significantly detract from the use of the property for, or inhibit, growing and harvesting timber.

(Ord. No. 6403, 3-7-2023)

Sec. 26-22-040. - Civic institution.

A.

Definition. Public or non-profit institutions that support and contribute to the cultural development of the community and provide community-serving programs and services on-site.

1.

Includes: libraries, museums, aquariums, zoos, environmental education centers, non-profit art centers and galleries, botanical gardens, and other similar uses.

Excludes: Elementary and secondary schools, colleges and universities, and specialized education and training institutions.

RR and PCRR zones:

a.

May serve no more than the residential community in which it is located.

b.

May not adversely affect the agricultural community.

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

Sec. 26-22-050. - Community meeting facilities.

A.

Definition. A noncommercial facility for public or private assembly.

Includes: Community centers, grange halls, meeting halls for clubs and other membership organizations, places of worship, and functionally related internal facilities (e.g., kitchens, multi-purpose rooms, and storage).

2.

Excludes: Sports or other recreational or entertainment facilities, overnight lodging, functionally independent restaurants and food service, day care centers, schools.

B.

Standards.

Not permitted on property subject to a Williamson Act contract.

2.

LIA and AS zone: Limited to granges and similar agriculturally related community service facilities which do not adversely impact agriculture in the area. All other community meeting facility uses are prohibited.

3.

LEA, DA, RRD, AR, and RR zones: May occupy no more than fifty percent (50%) of the parcel or ten (10) acres, whichever is less.

4.

LEA and DA zones: Agricultural production and related processing, support services, and visitor serving uses must remain the primary use of the parcel. (general plan policy AR-4a)

5.

RR and PCRR zones: May serve no more than the residential community in which it is located and may not adversely affect the agricultural community.

Industrial zones: must be located in existing industrial buildings and clearly incidental to the permitted industrial use.

7.

PF zone: on leased Sonoma County airport lands designated in the airport master plan for non-aeronautical development uses, high intensity and noise sensitive uses such as houses of worship are not allowed.

8.

Criteria In LIA, LEA, DA, RRD, AR and RR zones, the use must be consistent with general plan policy LU-6e.

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

Sec. 26-22-060. - Country club.

A.

Definition. A private membership club which may include recreational facilities (e.g., swim and tennis facilities), fitness facilities, a restaurant, and related facilities.

Excludes: Overnight lodging facilities

B.

Standards.

1.

Not permitted on property subject to a Williamson Act contract.

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

Sec. 26-22-070. - Educational institutions: Colleges and universities.

A.

Definition. Public and private institutions of higher education providing curricula of a general nature, typically granting recognized degrees or certificates.

Includes: community colleges, junior colleges, colleges, universities

2.

Standards. No unique use-specific standards.

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

Sec. 26-22-080. - Educational institutions: Elementary and secondary schools.

A.

Definition. Educational institutions providing instruction to minors as required by the California Education Code.

Includes: public and private elementary, junior high, and high schools;

B.

Permits.

A use permit is required.

C.

Standards.

Not permitted on property subject to a Williamson Act contract.

2.

In the LEA, DA, RRD, AR, RR zones, the use must be consistent with general plan policy LU-6e.

3.

In the LEA and DA zones, the applicant must demonstrate that the use meets a local need, avoids conflict with agricultural activities and is consistent with general plan objective AR-4.1 and policy AR-4a.

4.

In the RR Zone, private elementary and secondary schools must be consistent with General Plan Policy Lu-6f.

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

Sec. 26-22-090. - Educational institutions: Specialized education and training.

A.

Definition. Public and private educational institutions providing instruction in specific fields, with limited to no course offerings in general education subjects.

Includes: Vocational schools; art, graphic design and photography schools; film and video schools; music, theater, and dance schools; seminaries/religious ministry training facilities; facilities providing courses by mail; facilities, institutions, and conference centers that offer specialized programs in personal growth and development, including fitness; environmental education schools.

B.

Standards.

RR and PCRR zones:

a.

May serve no more than the residential community in which it is located.

b.

May not adversely affect the agricultural community.

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

Sec. 26-22-100. - Golf course.

A.

Definition. An area of land used for the playing of golf, consisting of at least nine (9) holes, and improved with tees, greens, fairways, and hazards.

Includes: Driving ranges, locker and shower facilities, pro shop with incidental sales of golfing equipment, snack bar, and maintenance operations

Excludes: Restaurants, non-golfing retail sales, lodging, miniature golf courses.

B.

Standards.

1.

RR zone: Driving ranges may not be operated during night time hours. Associated facilities include only those necessary to serve the driving range use, such as equipment rental and snack bar and not restaurants, retail sales and similar facilities.

2.

PC zone: Publicly owned golf courses only.

LIA, LEA, and DA zones:

a.

A golf course must be adjacent to a designated urban service boundary or include an irrevocable offer of offsite unutilized development rights for all lands between the use and the urban service boundary.

b.

Permanent open space or agricultural preservation must be provided for the site of a proposed golf course and all areas for which development rights are acquired,

c.

A golf course must be located in close proximity to an existing wastewater treatment facility and use of reclaimed wastewater in accordance with the regulations of the applicable regional water quality control agency,

d.

A golf course is subject to design review approval and includes setbacks, buffers or other measures designed to minimize its impact on existing and potential agricultural uses in the area,

e.

Under no circumstances shall housing be included as part of the use, except that one (1) caretaker unit may be allowed.

f.

A golf course must be compatible with and not result in limitations on any agricultural operation.

g.

Golf courses are not allowed on lands subject to a Williamson Act contract or in a timber production zone.

h.

Facilities associated with the golf course and/or driving range shall be limited to those which serve golfers on the course or range, such as locker and shower facilities, pro shop with incidental sales of golfing equipment, snack bar and maintenance operations. Such facilities shall not include restaurants, other retail sales, lodging or similar uses,

i.

Driving ranges may not be operated during nighttime hours.

j.

In the event that a golf course is proposed within a designated Community Separator, the criteria established by general plan policy OSRC-1c shall supersede the above criteria.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-22-110. - Parks and playgrounds. A.

Definition. Public and private facilities for neighborhood or community use for outdoor sports and recreation activities, where the facilities are oriented more toward participants than spectators.

Includes: Includes athletic/sport field, tennis and other sport courts, swimming pools, playgrounds with children's play equipment, picnicking and open space areas.

B.

Standards.

1.

RR and PCRR zones:

a.

May serve no more than the residential community in which it is located.

b.

May not adversely affect the agricultural community.

2.

K zone: Public parks are permitted by right. Public playgrounds and private parks require a use permit.

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

Sec. 26-22-120. - Periodic special events.

A.

Definition. A periodic event such as a parade, concert, festival, race or gathering which attracts a large gathering of people either by direct participation, or as spectators.

B.

Zoning Permit Required. A zoning permit is required for all periodic special events, except the following, which are not considered periodic special events:

1.

Events conducted entirely within dedicated rights-of-way where event organizers have secured necessary encroachment or other permits;

2.

Events conducted entirely within a building for which all necessary county permits have been secured, provided that the events are within the scope of the use for which the building was permitted;

3.

Events conducted at fairgrounds or events conducted at outdoor spectator facilities for which a use permit has been obtained, provided that the outdoor event is within the scope of the use permit;

4.

An event which has all of the following characteristics:

a.

Has no live amplified music;

b.

Does not involve an admission fee either for participants or spectators;

c.

Is a one (1) day event conducted between the hours of seven a.m. and eleven p.m.;

d.

Does not involve overnight sleeping of participants or spectators;

e.

Is not conducted more than one (1) calendar day in a thirty-day period;

f.

Is not accompanied by newspaper, internet, social media, radio or television advertising or printed leaflets distributed to the public at large; and

g.

Does not involve the sale of food or beverages.

All periodic special events may be subject to requirements of sheriff, public health, fire services, building inspection, public works, or other permitting agencies not specified in this article. Event hosts are responsible for securing approvals from applicable agencies.

C.

Standards.

1.

Periodic special events subject to a zoning permit shall comply with the following requirements, in addition to the requirements of other applicable agencies:

a.

The event shall comply with all local and state fire codes.

b.

Noise shall be managed in accordance with the noise element of the Sonoma County general plan.

c.

A courtesy notice shall be posted on the property at least ten (10) days in advance of the event, which states the nature and duration of the event. Notice of the event and contact information for the event host, including a telephone number at which the event host can be reached before and at all times during the event, shall be provided at least forty-eight (48) hours before the event to at least one (1) resident of each adjacent lot. The notice shall state that a request for a public hearing may be submitted to the project planner at least 10 days in advance of the date specified on the notice.

d.

Periodic Special Events are "restricted nonagricultural uses" in the LEA, LIA, and DA Districts. See Section 26-06-030.E for additional applicable provisions.

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

Sec. 26-22-130. - Recreation and sports facilities: Health/fitness facility.

A.

Definition. Fitness centers, gymnasiums, health and athletic clubs.

Includes: Swimming pools; saunas; spas and hot tubs; indoor tennis; handballs; racquetball courts; indoor fitness activities.

B.

Standards. No unique use-specific standards.

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

Sec. 26-22-140. - Recreation and sports facilities: Recreation facility, indoor.

A.

Definition. A commercial establishment providing indoor recreation, entertainment, and sports facilities for a fee or admission charge.

Includes. Paintball/laser tag; rock climbing; martial arts; ice skating; pool and billiards; indoor tennis and racquet clubs, indoor sports activities as primary uses. B.

Standards.

1.

All activities must relate to and utilize the primary sports function of the facility.

Periodic Special events are not allowed on site.

3.

In MP, allowed by-right if accessory to the primary use permitted on the site. Otherwise, Use Permit required.

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

Sec. 26-22-150. - Recreation and sports facilities: Recreation facility, outdoor.

A.

Definition. A commercial facility for outdoor sports and recreational activities where a fee is charged for use.

Includes: Amusement and theme parks, go-cart tracks, miniature golf courses, outdoor water park, accessory retail and food service facilities customarily associated with outdoor commercial recreation activities.

==> picture [529 x 648] intentionally omitted <==

----- Start of picture text -----
B.
Standards. No unique use-specific standards.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-22-160. - Recreation and sports facilities: Rural sports and recreation.
A.
Definition. Facilities for sports and recreational activities requiring large undeveloped sites, remote locations, and having significantly lower numbers of visitors per
day as compared to other recreation and sports facilities.
1.
Includes: Hunting and fishing clubs, game preserves, paint-ball, zip line and ropes courses, non-motorized mountain biking facilities.
B.
Standards.
1.
LEA, LIA, and DA, and AR zones: Limited to game preserves, refuges, and hunting clubs.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-22-170. - Recreation and sports facilities: Shooting ranges.
A.
Definition. A facility providing a confined space for safe target practice with firearms, archery equipment, or other weapons.
B.
Standards. No unique use-specific standards.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-22-180. - Sports and entertainment assembly.
A.
Definition. A large-scale indoor or outdoor facility accommodating spectator-oriented sports, concerts, and other entertainment activities.
1.
Includes: Amphitheaters; race tracks; rodeo arenas; stadiums; coliseums; incidental and subordinate commercial facilities (i.e. bars, restaurants and gift shops).
B.
Standards. No unique use-specific standards.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-22-190. - Studios for art crafts, dance, music.
A.
Definition. Production studios for individual musicians, painters, sculptors, photographers, and other artists and craftsmen.
1.
Includes: Individual and group instruction and training in the arts dance, and music; production rehearsal; photography, and the processing of photographs
produced only by users of the studio facilities; martial arts training studios; dance studios; gymnastics instruction; and aerobics and gymnastics studios with no
other fitness facilities or equipment.
B.
Standards.
1.
----- End of picture text -----

LIA, LEA, DA, and RRD zones: Only non-commercial arts and crafts studios are allowed. Retail or wholesale sales are prohibited.

2.

RR zone: Retail or wholesale sales are allowed if the use is conducted within an existing abandoned agricultural building appropriate for such use.

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

Sec. 26-22-200. - Theater and entertainment venues.

A.

Definition. Indoor facilities with a permanent stage or screen for the presentation of live or recorded entertainment and which contains an audience viewing hall or room, with fixed seats.

1.

Includes: Civic theaters and facilities for live theater and indoor concerts; exhibition and convention halls; movie theaters; public auditoriums; similar public assembly uses and live entertainment or amplified music uses.

2.

Excludes: Outdoor theaters; outdoor concert venues; indoor commercial recreation facilities.

B.

Standards.

MP zone: Limited to auditoriums accessory to the primary permitted use on site.

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

Sec. 26-22-210. - Visitor/interpretive center.

A.

Definition. A facility for providing information for travelers and/or the public about a specific community, region, geographic area, or site.

B.

Standards. No unique use-specific standards.

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

Article 24. - Residential Use Standards.[[11]]

Footnotes:

--- ( 11 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 24, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 24 pertained to R3 High Density Residential District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-24-010. - Purpose of article.

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

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

Sec. 26-24-020. - Accessory dwelling unit.

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.

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

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

Secs. 26-24-030—26-24-070. - Reserved.

Editor's note— Ord. No. 6532, § III(Exh. A), adopted Oct. 7, 2025, repealed §§ 26-24-030—26-24-070, which pertained to Agricultural employee housing and derived from Ord. No. 6335, § III(Exh. A), adopted Feb. 9, 2021.

Sec. 26-24-080. - Caretaker dwelling.

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.

LC zone:

a.

Allowed only outside of urban service areas.

b.

Lot may not already contain a residence.

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) Sec. 26-24-090. - Congregate housing. 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.

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

B.

Standards.

Design review required for large congregate housing.

RR zone:

a.

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

b.

Large congregate housing must be served by public sewer.

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)

Sec. 26-24-100. - Cottage food operation.

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.

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

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

Sec. 26-24-110. - Cottage housing developments.

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).

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

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)

Sec. 26-24-120. - Farmworker housing.

A.

Definition. A dwelling unit for a full-time, year-round agricultural employee located on the site of a qualifying agricultural use.

B.

Permit. A zoning permit is required, subject to annual monitoring of qualifying agricultural use.

1.

Where Allowed. Farmworker housing may be allowed on sites that do not already have agricultural employee housing as permitted under Section 26-18-030. 2.

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 parcel. a.

At least thirty (30) dairy cows, dairy sheep, or dairy goats.

b.

At least ten (10) acres of grapes, apples, pears, prunes, or other orchard crop.

c.

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

d.

At least fifty (50) 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-half (0.5) acre of propagating greenhouse or outdoor containers or one (1) acre of field-grown plant materials.

g.

At least two (2) acres of vegetable, row crops and/or cut flowers.

h.

If none of the above thresholds can be met individually, a farmworker dwelling unit may be allowed on a site with an agricultural use that produces a minimum of $120,000 inflation-adjusted gross sales of agricultural products as reported on tax rolls or other verified documentation. On January 1st of each year beginning in 2026, the gross sales threshold shall be adjusted by Permit Sonoma by an amount equivalent to the percentage change in the Consumer Price Index, or other industry-specific index at the discretion of Permit Sonoma, for the preceding twelve (12) month period.

3.

Water Scarce Areas. Farmworker dwelling 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.

Covenant. A covenant shall be recorded, in a form satisfactory to county counsel, which acknowledges that the unit shall be used to house an agricultural employee and that in the event that the agricultural use is terminated on the property, the farmworker unit becomes a nonconforming residential use or another permitted use in compliance with the provisions of this code and state laws in effect at the time of conversion.

5.

Lot Transfers. In the LIA, LEA, and DA zones, a farmworker 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. 6532, § III(Exh. A), 10-7-2025)

Editor's note— Ord. No. 6532, § III(Exh. A), adopted Oct. 7, 2025, repealed the former § 26-24-120, and enacted a new § 26-24-120 as set out herein. The former § 26-24-120 pertained to dwelling, multi-family, and derived from Ord. No. 6335, § III(Exh. A), adopted Feb. 9, 2021.

Sec. 26-24-140. - Dwelling, two-family.

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)

Sec. 26-24-150. - Family day care home.

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.

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.

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.

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)

Sec. 26-24-160. - Farm family dwelling. 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.

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

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

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)

Sec. 26-24-170. - Guest house.

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.

Maximum one (1) guest house per lot.

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)

Sec. 26-24-180. - Home occupation.

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)

Sec. 26-24-190. - Junior accessory dwelling unit.

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.

See Section 26-88-061.

May not exceed five hundred (500) square feet.

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)

Sec. 26-24-200. - Live/work.

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.

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

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)

Sec. 26-24-210. - Low-barrier navigation center.

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:

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.

Pets.

The storage of possessions.

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

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.

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.

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

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.

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.

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.

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)

Sec. 26-24-220. - Mixed-use development.

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).

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)

Sec. 26-24-230. - Mobile home parks.

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.

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

B.

Standards.

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

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)

Sec. 26-24-240. - Permanent supportive housing.

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.

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

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)

Sec. 26-24-250. - Residential community care.

A.

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

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)

Sec. 26-24-260. - Single-room occupancy.

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.

Small: Less than ten (10) SRO rooms

Large: Ten (10) or more SRO rooms.

B.

Standards.

1.

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

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)

Sec. 26-24-270. - State-regulated small employee housing.

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.

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)

Sec. 26-24-280. - Temporary occupancy of travel trailer.

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)

Sec. 26-24-290. - Transitional housing.

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)

Sec. 26-24-300. - Work/live.

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)

Article 26. - Retail Use Standards.[[12]]

Footnotes:

--- ( 12 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 26, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 26 pertained to PC Planned Community District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-26-010. - Purpose of article.

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

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-020. - Alcoholic beverage sales.

A.

Definition. A retail establishment that sells alcoholic beverages for off-site consumption.

1. Includes: Liquor stores, convenience stores, markets, and other similar establishments 2.

Excludes: Winery tasting rooms.

Small alcoholic beverage sales: Less than ten thousand (10,000) square feet of floor area.

Large alcoholic beverage sales: ten thousand (10,000) square feet or more of floor area. B.

Standards. See Section 26-88-195 (small alcoholic beverage sales).

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

Sec. 26-26-030. - Bar, tavern, nightclub. A.

Definition. A business selling alcoholic beverages for on-site consumption where food service is subordinate to the sale of alcoholic beverages. 1. Includes: Cocktail lounges, entertainment (e.g., live music and/or dancing, comedy, etc.) as an accessory and incidental use 2. Excludes: Restaurants that serve alcoholic beverages. B. Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-040. - Building and landscape materials sales. A.

Definition. A retail business selling hardware, lumber, building materials, paint, plants and landscaping products, garden supplies, and other similar merchandise. Typically requires the primary use of the site as exterior storage of lumber, equipment, stone, gravel, soil amendments, and other similar products. 1.

Includes: Heavy commercial uses for which storage, large or heavy merchandise, or commercial transportation facilities are necessary and usual to the operation.

Excludes: Nurseries selling only plants and landscaping products.

B.

Standards. No unique use-specific standards.

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

Sec. 26-26-050. - Farm equipment and supplies sales and rental.

A.

Definition. An establishment selling, renting, and repairing agricultural machinery, equipment, and supplies for use in farming and ranching operations.

Includes: Retail sale of tractors, combines, animal feed, and other farm supplies. B.

Standards.

LC zone: Feed stores are a permitted use. (Ord. No. 6335, § III(Exh. A), 2-9-2021)

Sec. 26-26-060. - Firewood yard. A.

Definition. A business that cuts, splits, chips, sells, stores, and/or delivers firewood.

Includes: Associated large equipment and vehicle storage and retail sales.

B.

Standards.

1.

TP zone: Temporary or seasonal sales and promotion, and incidental storage of fuel wood which is grown on site is permitted by-right. Sale of wood grown off-site requires use permit approval.

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

Sec. 26-26-070. - Fuel dealers.

A.

Definition. The retail sale of fuel oil, butane, propane, and liquefied petroleum gas (LPG), bottled or in bulk, as a principal use.

Excludes: Fuel stations selling gasoline or other motor vehicle fuels

B.

Standards. No unique use-specific standards.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-080. - Fuel station, retail.

A.

Definition. A retail facility that sells gasoline or diesel to the public for the purposes of fueling motor vehicles, or for fueling gasoline or diesel-powered tools or appliances; or any facility for fueling rental motor vehicles with gasoline or diesel at the Sonoma County Airport, whether or not the gasoline or diesel is sold to the public.

Includes: Retail sales of motor vehicle fossil fuels; facilities for fueling rental motor vehicles with gasoline or diesel at the Sonoma County Airport.

Excludes: Vehicle maintenance and repair.

B.

Standards.

1.

Industrial zones: Must be appropriate to and in conjunction with industrial development permitted in the zone.

(Ord. No. 6405, § VI(Exh. C), 3-14-2023)

Editor's note— Ord. No. 6405, § VI(Exh. C), adopted March 14, 2023, amended § 26-26-080 in its entirety to read as herein set out. Former § 26-26-080 pertained to fuel station and derived from Ord. No. 6335, § III(Exh. A), adopted Feb. 9, 2021.

Sec. 26-26-081. - Fuel station, non-retail.

A.

Definition. Fossil fuel dispensing equipment operated solely by an owner, business, or agricultural operation to support that owner, business, or agricultural operation's own legally established uses, but not including any equipment used to provide fuel for sale to the public.

1.

Includes: Fuel support for legally established Commercial, Industrial, or Agricultural uses.

2.

Excludes: Retail sales, Private Auto or Retail Clubs, Vehicle maintenance and Repair, and Fuel Stations, Fueling facilities for rental motor vehicles at the Sonoma County Airport, Retail uses defined in Section 26-26-080.

B.

Standards.

1.

Industrial zones: Must be appropriate to and in conjunction with industrial development permitted in the zone.

(Ord. No. 6405, § VI(Exh. C), 3-14-2023)

Sec. 26-26-090. - General retail.

A.

Definition. A retail establishment selling merchandise to the general public.

1.

Includes: neighborhood markets, grocery stores, bakeries, drug stores, hardware stores, general merchandise stores, antique stores, second hand sales, convenience shops, pet stores, department stores, pet shops, florists, vehicle accessory stores, and other similar retail establishments.

B.

Standards.

C1 and LC zones: Limited to neighborhood-serving retail selling household commodities without a use permit.

C1 and LC zones: Antique stores, second hand sales, auction studios with use permit.

C3 zone: Limited to retail sales of heavy commercial goods not suited to other commercial zones, including sale of surplus goods.

K zone: Limited to visitor-oriented retail businesses which supply commodities such as groceries, prepared foods, drugs, or hardware.

Industrial zones: Limited to and in conjunction with industrial development permitted in the applicable industrial zone.

(Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-100. - Heavy equipment sales and rentals. A.

Definition. Sale and rental of construction and other heavy equipment.

1.

Includes: Sale and rental of cranes, earth moving equipment, and tractor trailers and other similar heavy trucks; outdoor sales yards, swap meets, flea markets, and auction yards.

2.

Excludes: Farm equipment and supplies sales, vehicle/boat sales. B. Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-110. - Manufactured homes sales and rentals. A. Definition. Sale and rental of manufactured homes, mobile homes, and pre-fabricated structures. B. Standards. 1. Occupancy on the premises not allowed. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-120. - Nursery, retail.

A.

Definition. An establishment engaged in the propagation of trees, shrubs and horticultural and ornamental plants grown under cover or outdoors for sale to the public. Includes commercial scale greenhouses and establishments for the sale of plant materials, lawn and garden supplies, and related items. 1.

Includes: Commercial-scale greenhouses and lawn and garden supplies. 2. Excludes: Cannabis nurseries, wholesale nurseries. B. Standards. 1. Not allowed on properties subject to a Williamson Act contract. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-130. - Outdoor vendor. A. Definition. The sale of articles and agricultural or horticultural commodities on a small scale for profit or livelihood. 1. Excludes: The sale of lumber or other building material. B. Standards. 1. See Section 26-88-010(i), outdoor vendors. 2. Use may not be conducted within a building.

ct to a Williamson Act contract. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-130. - Outdoor vendor. A. Definition. The sale of articles and agricultural or horticultural commodities on a small scale for profit or livelihood. 1. Excludes: The sale of lumber or other building material. B. Standards. 1. See Section 26-88-010(i), outdoor vendors. 2. Use may not be conducted within a building.

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

Sec. 26-26-140. - Restaurants.

A.

Definition. A retail business selling ready-to-eat food for consumption on or off the premises.

1.

Includes: Full-service restaurants, fast-food restaurants, carry-out prepared foods for off-site consumption, coffee shops, cafes, and other similar eating establishments.

B.

Standards.

C1, LC, and K zones: Use permit required for restaurants serving alcohol.

2. M1 and M2 zones: Must be appropriate to and in conjunction with a permitted industrial development. 3. MP zone:

a.

Cafeterias, cafes and restaurants are permitted by-right when accessory to a primary permitted use on the site. b.

Restaurants that are not an accessory use but are appropriate to and in conjunction with an industrial development are allowed with a use permit.

(Ord. No. 6363 § II(Exh. A), 12-14-2021; Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-26-150. - Vehicle/boat sales and rentals. A.

Definition. Sale and rental of automobiles, light trucks, recreational vehicles, campers, boats, motorcycles, and similar vehicles. B. Standards. 1. C2 and LC zone: Use permit required. Automobile sales only.

(Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021) Article 28. - Service Use Standards.[[13]] Footnotes: --- ( 13 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 28, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 28 pertained to CO Administrative and Professional Office District. See Ordinance List and Disposition Table for a detailed history of derivation. Sec. 26-28-010. - Purpose of article.

This article provides standards for specific service-based land uses in all zones. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-28-020. - Adult entertainment establishment. A.

Definition.

Adult entertainment establishment. An "adult entertainment establishment" is any place of business at which one (1) or more of the following activities is conducted:

1.

Adult bookstore means an establishment that devotes more than fifty percent (50%) of the total display, shelf, rack, table, stand or floor area utilized for the display of books and periodicals to the display and sale of the following:

a.

Books, magazines, periodicals or other printed matter, or photographs, films, motion pictures, video cassettes, slides, tapes, records or other forms of visual or audio representations which are characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas; or

b.

Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities.

c.

An adult bookstore does not include an establishment that sells books or periodicals as an incidental or accessory part of its principal stock-in-trade and does not devote more than fifty percent (50%) of the total floor area of the establishment to the sale of books and periodicals.

2.

Adult motion picture theater means an establishment, whether open or closed, where, for any form of consideration, films, motion pictures, video cassettes, slides or similar photographic reproductions are shown, and in which a substantial portion of the total presentation time is devoted to the showing of material which is distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas for observation by patrons. A "substantial portion of the total presentation time" means the presentation of activities described above for viewing for more than fifty percent (50%) of the operating time.

3.

Adult motion picture arcade means any place to which the public is permitted or invited wherein coin or slug-operated or electronically, electrically or mechanically controlled still or motion picture machines, projectors or other image-producing devices are maintained to show images, in which a substantial portion of the total presentation time of the images so displayed are distinguished or characterized by an emphasis for depicting or describing specified sexual activities or specified anatomical areas. A "substantial portion of the total presentation time" means the presentation of activities described above for viewing on more than fifty percent (50%) of the operating time.

4.

Adult cabaret means a nightclub, bar, restaurant or similar establishment which during a substantial portion of the total presentation time features live performances which are distinguished or characterized by an emphasis on specified sexual activities or by exposure of specified anatomical areas and/or feature films, motion pictures, video cassettes, slides or other photographic reproductions which are distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas for observation by patrons. A "substantial portion of the total presentation time" means the presentation of activities described above for viewing for more than fifty percent (50%) of the operating time.

5.

Adult theater means a theater, concert hall, auditorium or similar establishment either indoor or outdoor in nature, which, for any form of consideration, regularly features live performances, a substantial portion of the total presentation time of which are distinguished or characterized by an emphasis on specified sexual activities or by exposure of specified anatomical areas for observation by patrons. A "substantial portion of the total presentation time" means the presentation of activities described above for viewing for more than fifty percent (50%) of the operating time.

6.

Massage establishment means:

a.

An establishment where, for any form of consideration, massage, alcohol rub, fomentation, electric or magnetic treatment, or similar treatment or manipulation of the human body is administered, unless such treatment or manipulation is administered by a medical practitioner, chiropractor, acupuncturist, physical therapist or similar professional person licensed by the state of California. This definition does not include an athletic club, health club, school, gymnasium, reducing salon, spa or similar establishment where massage or similar manipulation of the human body is offered as an incidental or accessory service.

b.

A massage establishment which provides only specialized massage services and is operated in accordance with the following provisions shall not be considered an adult entertainment establishment. The applicant shall submit proof of proficiency in the specialized field of practice. Proficiency may be established by proof of actual practice in the field of specialization for a period of three (3) years or completion of a course of instruction in the specialized field of practice at a school authorized to provide such instruction by the state of California. The period of practice shall be attested to, in writing, by no less than three (3) persons who meet the educational qualifications described in this paragraph or are members of a professional organization which is incorporated in the state of California which fosters or promotes the specialized field of practice.

Other businesses means any business not otherwise herein defined or identified which involves specified sexual activities or display of specified anatomical areas.

==> picture [530 x 694] intentionally omitted <==

----- Start of picture text -----
B.
Standards. See Section 26-88-010(f) (entertainment establishment).
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-28-030. - Banks and financial institutions.
A.
Definition. A financial institution providing retail banking services to walk-in customers and clients
1.
Includes: Federally-chartered banks, savings associations, industrial loan companies, credit unions payday lenders, and check cashing businesses.
2.
Excludes: Financial institutions that do not serve walk-in customers (see professional office).
B.
Standards.
1.
C1 and LC zones: 5,000 square feet maximum.
2.
Industrial zones: Must be appropriate to and in conjunction with a permitted industrial development.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-28-040. - Business support services.
A.
Definition. Facilities providing customers with maintenance, repair, testing, rental and other similar services.
1.
Includes: Copying and quick printing services; computer rental and repair; security guard services; janitorial services; household good rentals; security systems
services; soils and materials testing; electrical, plumbing and heating shops; business equipment and furniture rentals; moving and storage service companies
B.
Standards. No unique use-specific standards.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-28-050. - Cemeteries.
A.
Definition. A place used for the interment of human or animal remains
1.
Includes: Burial parks, mausoleums, crematories, columbariums, and memorial gardens.
B.
Standards.
1.
Not permitted on property subject to a Williamson Act contract.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-28-060. - Commercial horse facilities and stables.
A.
Definition. Facilities for the boarding and/or training of horses not owned by the property owner or occupant of an on-site residence, related shows, group lessons
and clinics, and similar activities.
----- End of picture text -----

Includes: Commercial equestrian facilities, education or instruction facilities for horsemanship, riding academies, equestrian riding and driving clubs.

B.

Standards. No unique use-specific standards.

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

Sec. 26-28-070. - Commercial kennels.

A.

Definition. A commercial facility keeping five (5) or more dogs and/or five (5) or more cats over four (4) months of age.

Includes: Boarding, breeding, buying, selling, renting, exhibiting, and training.

Excludes: Veterinary clinics, pet shops, animal shelters.

B.

Standards.

LIA zone: Prohibited on land subject to a Williamson Act contract.

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

Sec. 26-28-080. - Day care center.

A.

Definition. A facility providing non-medical care and supervisions to minors for periods of less than 24 hours.

Includes: Infant centers, preschools, nursey schools, sick-child centers, and school-age day care facilities.

Excludes: Family day care homes.

B.

Standards.

May be operated in conjunction with a school or religious meeting facility, or as an independent land use.

Not permitted on property subject to a Williamson Act contract.

LEA, DA, RRD, AR, and RR zones: May occupy no more than fifty percent (50%) of the parcel or ten (10) acres, whichever is less.

LEA, DA, RRD, AR, and RR zones, the use must be consistent with general plan policy LU-6e.

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

Sec. 26-28-090. - Homeless shelter.

A.

Definition. A facility operated by a governmental agency, non-profit organization, or a religious facility, that provides temporary overnight shelter for homeless persons.

Homeless Shelter, Emergency. A facility providing temporary, short-term emergency housing for individuals or families. The length of stay is generally not more than thirty (30) days and is typically less. On-site services may be provided.

2.

Homeless Shelter, Small Scale. A residential or mixed-use structure which provides temporary for up to ten (10) persons, and may include support services for the residents.

B.

Standards. 1. Emergency and Small-Scale Homeless Shelters. See Section 26-88-127 (homeless shelters) (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-28-100. - Horse boarding. A. Definition. The keeping and training of horses not owned by the property owner or occupant. 1. Excludes: Group lessons and clinics, shows, and similar related activities. B. Permits. 1. Zoning Permit required in AR, DA, LEA, LIA, and RRD. C. Standards. 1. May include private lessons (one (1) trainer/one (1) student). 2. AR zone: Five (5) horses maximum. 3. Must be consistent with objective AR-4.1 and policy AR-4a of the agricultural resources element. 4. On a parcel under a Williamson Act contract, use must be consistent with Government Code Section 51200 et seq. (the Williamson Act) and local rules and regulations. D. Exclusions. 1. Shall not include group lessons 2. Group clinics 3. Shows or similar related activities (Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-28-110. - Lodging: Agricultural farmstay. A.

Definition. Transient lodging accommodations provided as part of an agricultural operation.

B.

Permits. Zoning permit required. C.

Standards. See Section 26-88-085 (agricultural farmstays). (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-28-120. - Lodging: Agricultural marketing accommodations.

A.

Definition. Overnight guest accommodations to promote agricultural products grown or processed on-site.

B.

Standards. See Section 26-88-086 (marketing accommodations).

C.

Findings. When approving agricultural marketing accommodations, the review authority must find the use consistent with general plan policy LU-6d and LU-6f.

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

Sec. 26-28-130. - Lodging: Bed and breakfast (B&B).

A.

Definition. A residential structure with one (1) household or person in permanent residence with bedrooms rented for transient lodging and where meals may be provided.

B.

Permits. Zoning Permit required. C. Standards.

See Section 26-88-118 (special use standards for hosted rentals and bed and breakfast inns)

Maximum five (5) guest bedroom, except that up to ten (10) bedrooms allowed in the C2 and K zones.

Design Review required. 4. C1 and LC zones: a.

Must be established and maintained in conjunction with an existing or proposed commercial use on the property.

b.

Periodic special events may be allowed only if authorized by the use permit.

c. Outdoor amplified sound is prohibited at all times. d.

May not use more than one (1) single-family dwelling on a property. e.

Accessory structures may not be used for transient occupancy.

C2 and K zones:

a.

Periodic special events may be allowed only if authorized by the use permit.

b.

Outdoor amplified sound allowed only if authorized by the use permit.

c.

May include the use of no more than one (1) single-family dwelling and one (1) accessory structure for transient occupancy. No more than two (2) of the ten (10) guest rooms may be located in an accessory structure.

d.

If an accessory structure is used for transient occupancy, the total floor area available for use by guests, including guest rooms and common areas, may not exceed six hundred forty (640) square feet. Internal doorway or passage between the area available for use by guests and any remaining area of the accessory structure is not allowed.

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

Sec. 26-28-140. - Lodging: Hosted rental.

A.

Definition. A residential structure with one (1) household or person in permanent residence with one (1) bedroom rented for transient lodging, where meals may be provided.

B.

Permits. Zoning permit required.

C.

Standards.

1.

See Section 26-88-118 (special use standards for hosted rentals and bed and breakfast inns)

Maximum one (1) guest bedroom.

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

Sec. 26-28-150. - Lodging: Hotel, motel, and resort.

A.

Definition. Facilities with six (6) or more guest rooms or suites rented to the general public for transient lodging of less than thirty (30) days.

1.

Includes: On-site ancillary restaurants, meeting facilities, personal and spa services, recreational facilities, accessory retail uses.

B.

Standards.

1.

K zone:

a.

Maximum two hundred (200) rooms in urban service areas.

b.

Maximum one hundred (100) rooms in rural areas serviced by public sewer.

c.

Maximum fifty (50) rooms in all other locations.

Industrial zones: Must be appropriate to and in conjunction with industrial development permitted in the zone.

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

Sec. 26-28-160. - Lodging: Vacation rental.

A.

Definition. Vacation rental means the tenancy of residential property for a term of thirty (30) days or less that is subject to transient occupancy tax.

Excludes: Hosted rentals and bed and breakfast inns.

B.

Permits. Zoning permit and vacation rental license (Chapter 4 Article VII) required.

C.

Standards.

Permit Term. A vacation rental permit automatically expires upon sale or transfer of the parcel.

a.

Allowable Structures. A vacation rental is only allowed in the following:

i.

A detached single family dwelling unit.

ii.

A detached single family dwelling unit together with its legally established guest house.

b.

Restricted Structures. A vacation rental is not allowed in the following:

i.

A structure subject to a recorded governmental restriction, including covenants or agreements for an affordable housing unit, agricultural employee unit, farmworker housing, or a farm family dwelling.

ii.

A structure on a parcel under a Land Conservation (Williamson) Act contract.

iii.

A timeshare.

iv.

Any dwelling unit on a lot created pursuant to Government Code § 66411.7 or local ordinance adopted to implement Government Code § 66411.7.

v.

Any dwelling unit created pursuant to Government Code § 65852.21 or local ordinance adopted to implement Government Code § 65852.21.

vi.

An accessory dwelling unit or junior accessory dwelling unit.

c.

Maximum Occupancy. Maximum occupancy for a vacation rental is up to two (2) guests per bedroom, plus two (2) additional guests per property, up to a maximum of twelve (12) guests, not including children under three (3) years old.

d.

Wastewater Treatment Systems. If a vacation rental is on a conditional or non-standard septic system, or a septic system with capacity limited by a voluntary repair, the maximum occupancy is calculated using the number of bedrooms the septic system is designed to serve. Where no record exists showing size and capacity of the septic system, maximum occupancy is limited to four (4) guests, not including children under three (3) years old.

e.

One Vacation Rental per Parcel. Only one (1) vacation rental is allowed per parcel.

f.

Parking.

i.

Parking spaces must be provided as follows:

ii.

Required parking spaces must be provided on-site, except that one (1) required parking space may be provided on-street.

iii.

Where there is no on-site parking the maximum occupancy is limited to 4 guests, not including children under three (3) years old.

iv.

An on-site parking space must be at least nine (9) feet by twenty (20) feet.

v.

On-street parking must conform to the Sonoma County Parking Regulations and the California Vehicle Code.

vi.

A vacation rental permit cannot be issued where there is no on-site parking or on-street parking within five hundred (500) feet of the parcel.

(Ord. No. 6386, § V(Exh. A), 8-2-2022)

Editor's note— Ord. No. 6386, § V(Exh. A), adopted Aug. 2, 2022, repealed the former § 26-28-160 and enacted a new section as set out herein. The former § 2628-160 pertained to similar subject matter and derived from Ord. No. 6335, § III(Exh. A), adopted Feb. 9, 2021.

Sec. 26-28-165. - Lodging: timeshares.

A.

Definition. Any accommodation, or portion thereof, used pursuant to a timeshare plan.

1.

Accommodation, as used in the definition of timeshares, is any residential dwelling unit, condominium or cooperative unit, cabin, lodge, hotel or motel room, or other private or commercial structure containing toilet facilities.

2.

Person, for the purposes of this section, is a natural person, corporation, limited liability company, partnership, joint venture, association, estate, trust, government, governmental subdivision or agency, or other legal entity, or any combination thereof.

3.

Timeshare plan, as used in the definition of timeshares, is any arrangement, plan, scheme, or similar device, whether established by membership agreement, sale, lease, deed, license, right-to-use agreement, articles of organization or incorporation, operating agreement or bylaws, or by any other means, whereby a purchaser receives the right to exclusive use of an accommodation(s) or portion thereof, according to a fixed or floating time schedule, for a period of time less than a full year during any given year, on a recurring basis for more than one (1) year, but not necessarily for consecutive years. A timeshare plan shall be deemed to exist whenever such recurring rights of exclusive use to the accommodation(s), or portion thereof, are created, regardless of whether such exclusive rights of use are a result of a grant of ownership rights, possessory rights, membership rights, rights pursuant to contract, or ownership of a fractional interest or share in the accommodation(s), and regardless of whether they are coupled with an estate in real property such as a freehold interest or an estate for years in the property subject to the time-share plan.

4.

Timeshare interest, as used in the definition of timeshares, is the right to exclusively occupy an accommodation for a period of time on a recurring basis pursuant to a timeshare plan, whether or not coupled with an estate in real property.

Timeshare use means the use of one (1) or more accommodations or any part thereof, pursuant to a timeshare plan.

B.

Permits. A use permit is required.

C.

Standards.

Only permitted on parcels within the VR combining district.

Vacation rentals are prohibited in timeshares.

(Ord. No. 6424, § IV(Exh. C), 4-24-2023)

Sec. 26-28-170. - Maintenance and repair service, non-vehicular.

A.

Definition. A business that provides repair and/or maintenance services for appliances, computers, electronics, and other types of non-vehicular-related equipment that is brought to the facility by customers, or picked-up by the business from the client site.

Includes: Only maintenance and repair businesses that do not operate on the same site as a retail establishment which sells the products being maintained or repaired. When maintenance and repair services operate from a retail establishment that sells the products being maintained or repaired, these services are instead considered part of the retail use.

B.

Standards. No unique use-specific standards.

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

Sec. 26-28-180. - Medical services: Hospitals.

A.

Definition. Facilities providing medical, psychiatric, or surgical services for sick or injured persons primarily on an in-patient basis.

Includes: ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, administration, and services to patients, employees, or visitors; emergency heliports.

B.

Standards. No unique use-specific standards.

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

Sec. 26-28-190. - Medical services: offices and outpatient care.

A.

Definition. A facility other than a hospital where medical, mental health, surgical, and other personal health services are provided on an outpatient basis.

Includes: Offices for physicians; dentists; optometrists; diagnostic centers; out-patient care facilities; urgent care facilities; medical laboratories (e.g., blood and tissue testing, x-rays).

Excludes: Hospitals, medical research and development establishments, counseling services not provided by a medical doctor.

B.

Standards. No unique use-specific standards.

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

Sec. 26-28-200. - Personal services.

A.

Definition. Facilities providing non-medical services to individuals as a primary use.

1.

Includes: Barber and beauty shops; clothing rental; dry cleaning stores; laundromats (self-service laundries; massage (licensed and therapeutic); shoe repair shops; tailors; tanning salons.

B.

Standards.

C1, LC: Only personal service establishments which perform services on the premises for persons residing in adjacent residential areas

K: Only personal service establishments intended primarily for travelers.

C1, LC, K: All retail sales and services uses shall be conducted entirely within an enclosed structure.

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

Sec. 26-28-210. - Professional office.

A.

Definition. A place of employment occupied by businesses or public agencies providing professional, executive, management, or administrative services.

1.

Includes: Offices for accountants, architects, advertising agencies, insurance agents, attorneys, commercial art and design services, non-retail financial institutions, real estate agents, news services, photographers, engineers, and other similar professions; includes offices for government agencies. 2.

Excludes: Heavy government services, public safety facilities.

B.

Standards.

1.

LC zone: Must provide services for persons residing in nearby residential areas.

K zone:

a.

Must be within an urban service area.

b.

Must primarily serve tourist commercial and recreational needs.

MP zone: Must be compatible with uses permitted in the zone.

M3 zone: Must be incidental to a permitted use.

PF zone:

a.

On-site administrative office incidental to a permitted use allowed by-right.

b.

Other office uses limited to government offices and require a Use Permit.

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

Sec. 26-28-220. - Vehicle maintenance/repair.

A.

Definition. The repair, servicing, alteration, restoration, towing, painting, cleaning, or finishing of automobiles, trucks, trailers, recreational vehicles, boats, and other vehicles.

1.

Includes: Collision repair, body work, painting/coating services, tire recapping, muffler and radiator shops, quick-lube services, tire and battery sales and installation, car washes and detailing, incidental wholesale and retail sale of vehicle parts as an accessory use

2.

Excludes: Automobile parking; repair shops that are part of a vehicle dealership on the same site; fuel stations; dismantling yards; repair of farm equipment.

B.

Standards.

Industrial zones:

a.

All work must be conducted inside and enclosed structure.

b.

All storage of materials, junk or non-operable vehicles must be screened.

c.

Vehicles may not be parked outside overnight.

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

Sec. 26-28-230. - Veterinary clinic.

A.

Definition. Office and indoor facilities providing medical treatment to animals.

Includes: Large and small animal veterinary clinics, animal hospitals, incidental retail sales of pharmaceuticals for the health care of the animals, kenneling of animals onsite.

B.

Standards.

RRD and AR zones: Treatment for farm animals and livestock only, not for companion and exotic animals.

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

Article 30. - Transportation, Energy and Public Facilities Use Standards.[[14]]

Footnotes:

--- ( 14 ) ---

Editor's note— Ord. No. 6335, § II, adopted February 9, 2021, repealed the former Art. 30, and § III(Exh. A) of the same ord. enacted a new article as set out herein. The former Art. 30 pertained to C1 Neighborhood Commercial District. See Ordinance List and Disposition Table for a detailed history of derivation.

Sec. 26-30-010. - Purpose of article.

This article provides standards for specific transportation, energy, public facilities and infrastructure uses in all zones.

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

Sec. 26-30-020. - Airfields and landing strips: Agricultural, resource or personal landing strip.

A.

Definition. A landing strip or heliport for agricultural crop dusting, allowed forestry, or personal use of the tenant or owner of the site.

B.

Standards.

LEA, DA, and RRD zones:

a.

On land subject to a Williamson Act contract, limited to private landing strips necessary for aircraft dedicated to aerial spraying and other agricultural purposes.

b.

Facilities for private passenger aircraft for personal convenience and transportation are not allowed.

TP zone: allowed only when incidental to permitted forestry and recreational related uses. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-30-030. - Airfields and landing strips: Restricted use airfield.

A.

Definition. A landing strip or heliport with no more than ten (10) based aircraft for exclusive use by a specific property, business, institution, or other defined entity. B.

Standards.

C3 and industrial zones: heliports only. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-30-040. - Dispatch facility. A.

Definition. A base facility from which service vehicles are dispatched.

Includes: Taxis and limousine dispatch, facilities where private ambulance vehicles and crews stand by for emergency calls. 2. Excludes: Public safety facilities. B. Standards. No unique use-specific standards. (Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-30-050. - Low temperature geothermal resource development. A.

Definition. Exploration and development of low temperature geothermal resources for other than power development purposes B. Standards. No unique use-specific standards. C.

Findings. To approve use permit, the review authority must find the proposed use to be compatible with surrounding land uses.

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

Sec. 26-30-060. - Marinas.

A.

Definition. A recreation-oriented small craft harbor.

Includes: Yacht clubs; fueling docks; Mooring, launching, boat storage facilities; incidental boat storage sales.

B.

Standards. No unique use-specific standards.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-30-070. - Oil and gas exploration and extraction.

A.

Definition. Resource extraction facilities primarily engaged in producing crude petroleum and natural gas, recovering oil from oil sands and shales, and producing natural gasoline and cycle condensate.

1.

Includes: Exploration, drilling, oil and gas well operation and maintenance, operation of natural gas and cycle plants, the mining and extraction of oil from oil sands and shales, on-site processing only to the extent necessary to permit extraction, or to conform extracted crude to pipeline requirements.

B.

Standards. No unique use-specific standards.

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

Sec. 26-30-080. - Parking facilities.

A.

Definition. Parking lots or structures operated by a public or a private entity providing parking for a fee.

Excludes: Parking lots accessory to an allowed use; towing, impound, and storage facilities.

B.

Standards. No use specific standards.

(Ord. No. 6335, § III(Exh. A), 2-9-2021) Sec. 26-30-090. - Public safety facilities.

A.

Definition. Facilities operated by public agencies that provide public safety services.

Includes: Fire stations; police and sheriff stations; related civic buildings; facilities may include kitchens; sleeping accommodations; areas for equipment maintenance; and ambulance dispatch facilities on the same site.

B.

Standards.

Prohibited on property subject to a Williamson Act contract.

The County will review proposals for new transmission lines or acquisition of easements for new transmission lines serving a Public Safety Facility for consistency with general plan policy PF-2t.

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

Sec. 26-30-100. - Public utility facilities.

A.

Definition. A permanent structure or facility providing a utility service to the general public.

Includes: Electricity generating plants; electric substations; solid waste collection, treatment and disposal; water reservoirs, storage, and pumping stations; water or wastewater treatment plants, and similar facilities.

==> picture [528 x 515] intentionally omitted <==

----- Start of picture text -----
2.
Excludes: electrical distribution lines, underground water/sewer lines, and telecommunication facilities.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-30-110. - Renewable energy facilities.
A.
Definition. Renewable energy systems, including but not limited to wind, bioenergy, solar, low-temperature geothermal heating systems, geothermal heat pump
systems, and fuel cells and combinations thereof.
B.
Permits.
1.
See Section 26-88-200.
2.
In addition to permit requirements in Section 26-88-200 and special use standards in Section 26-88-208, a use permit is required for small wind energy systems
located:
a.
Within an urban service area; or
b.
Within 2,500 feet of an urban service area.
C.
Standards. See Sections 26-88-200, 26-88-202, 26-88-206, and 26-88-208.
(Ord. No. 6335, § III(Exh. A), 2-9-2021)
Sec. 26-30-120. - Telecommunications facilities.
A.
Definitions. See Section 26-02-140 (Definitions).
B.
Commercial and Noncommercial Facilities. All commercial and noncommercial telecommunication facilities must comply with the standards in Section 26-88-130
(telecommunication facilities). The county will review and act on telecommunication facilities consistent with state and federal law. In case of conflict between this
section and higher law, higher law governs.
C.
Commercial Facilities.
1.
----- End of picture text -----

Required Permits. Table 30-1 shows permits required for commercial telecommunication facilities. "ZP" indicates that a zoning permit is required pursuant to Section 26-30-120.E.

Table 30-1:Required Permits for Commercial Telecommunication Facilities

2.

PF Zone.

a.

Attached facilities are permitted by-right in the PF zone.

b.

Freestanding facilities in the PF zone are allowed subject to the standards and requirements in the base district which is predominant in the area outside of the boundary of the PF zone and in closest proximity to the proposed facility.

D.

Noncommercial Telecommunication Facilities. Table 30-2 shows permits required for noncommercial telecommunication facilities.

Table 30-2:Required Permits for Noncommercial Telecommunication Facilities

E.

Permits for Telecommunication Facilities.

1.

Public Notice. Public notice of a zoning permit application for a telecommunication facility must be mailed to adjacent property owners and posted on the property at least ten (10) days prior to application approval. The notice must describe the facility, include a site plan and one (1) elevation with dimensions of the facility, and state that the department will approve the zoning permit provided that no appeal pursuant to Section 26-92-040 has been received from any interested person. In the event of an appeal, a hearing on the project shall be held pursuant to the above section. Public notice of a use permit application shall be provided in accordance with Art. 92 and state law.

2.

Environmental Review. Commercial telecommunication facilities that require discretionary review also require environmental review under the California Environmental Quality Act (CEQA).

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

Sec. 26-30-130. - Truck/bus/freight terminal.

A.

Definition. Transportation facilities furnishing services incidental to air, motor freight, and rail transportation with parking or storage of two (2) or more trucks, vehicles, or equipment other than private automobiles or farm equipment.

1.

Includes: Freight, forwarding services, freight terminal facilities, joint terminal and service facilities, packing, crating, inspection and weighing services, postal service bulk mailing distribution centers, transportation arrangement services, trucking facilities including transfer and storage, repair services for trucks using the facility.

B.

Standards. No unique use-specific standards.

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

Article 54. - S Study District.