§ 26-10

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:

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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.