§ 26-59

Purpose: to implement policies and programs of the Sonoma County Housing Element by providing for the use of under-utilized commercial or industrial , or residential lands within the county's urban service areas to increase the supply of rental housing affordable to lower-income residents. Vacation rental or transient occupancy uses are not allowed.

(Ord. No. 6247, § II(Exh. E), 10-23, 2018)

Sec. 26-59-010. - Permitted uses.

Permitted uses include the permitted uses of the underlying base zone, as well as the following:

(a)

Projects consisting entirely of dwelling units affordable to households with incomes in the extremely low, very low and low income categories on permanent foundations with residential densities between sixteen (16) and twenty-four (24) dwelling units per acre;

(b)

Home occupations;

(c)

Accessory buildings and uses appurtenant to the primary use; and

(d)

Small family day care.

(Ord. No. 6247, § II(Exh. E), 10-23, 2018)

Sec. 26-59-020. - Residential density, building intensity and development criteria.

(a)

Multi-family residential projects shall meet the design and development criteria in Section 26-18-030 (R3 - High Density Residential).

(b)

Affordable Housing Agreement. All units shall be affordable to low, very low and extremely low income households, and shall be subject to the terms of an affordable housing agreement pursuant to Article 89.

(c)

Design Review. Design review shall be required in the manner provided in Article 82.

(Ord. No. 6247, § II(Exh. E), 10-23, 2018)

Article 60. - RE Renewable Energy Combining Zone.

Sec. 26-60-005. - Purpose.

To identify, designate and protect areas suitable for the development of large scale renewable energy facilities based on the availability of renewable resources, the location of existing or proposed infrastructure, and the potential for renewable energy facilities to be appropriately sited and to effectively mitigate potential significant impacts.

(Ord. No. 6046, § II(b), Exh. A, 9-10-2013)

Sec. 26-60-010. - Applicability.

The RE combining zone may be applied only within the following base zones:

The uses allowed and standards required in the RE combining zone shall be in addition to those of the base zone.

(Ord. No. 6046, § II(b), Exh. A, 9-10-2013)

Sec. 26-60-020. - Criteria for designation.

The RE combining zone may be applied only to property meeting all of the following designation criteria:

(1)

The RE combining zone may not be combined with the Land Intensive Agriculture Zone (LIA).

(2)

The RE combining zone may not be combined with any residential zone including R1, R2, R3, RR, AR or PC, nor may it be applied within 300 feet of these zones.

(3)

The RE combining zone shall not be placed on any property under Williamson Act contract or within an open space or conservation easement unless renewable energy power generation facilities are specifically allowed under the Agricultural Preserve or Open Space District Rules, contract and/or easement.

(4)

The RE combining zone shall not be placed within the approach zone (outer or inner safety zones) or the inner turning zones for any public use airport.

(5)

The RE combining zone shall exclude areas within the General Plan, Area Plan or Specific Plan designated as Biotic, Historic or Scenic Resources including the Biotic Resource (BR), Scenic Resources (SR), or Historic District (HD) combining zones, unless a protective easement is provided to ensure protection of the resources. The RE Combining Zone shall also exclude areas mapped as state designated Important Farmland unless a protective easement is placed over these farmlands.

(6)

An RE combining zone shall not be applied within 300 feet of an urban service area for a city or unincorporated community, except that RE combining zone may be applied to public facility, industrial, and commercially zoned properties regardless of location within or outside of urban service areas.

(Ord. No. 6046, § II(b), Exh. A, 9-10-2013)

Sec. 26-60-030. - Permitted uses.

All uses allowed as permitted uses by the underlying primary zone with which the RE combining zone is combined shall be permitted in the RE combining zone in compliance with the provisions and standards of the primary zone.

In addition to the uses allowed by the underlying primary zone, the following renewable energy facilities shall be allowed as a permitted use, subject to a zoning permit and the site planning and development standards of Section 26.88.200.

(1)

Exploratory wells for either low temperature or steam geothermal development.

(2)

Wind anemometers.

(3)

Accessory bioenergy and related cogeneration facilities using off-site feedstocks for onsite energy demands, subject to the standards of Section 26.88.202;

(4)

Commercial low temperature geothermal facilities for heat and power, subject to the standards of Section 26.88.204;

(5)

Accessory wind electric generation facilities on parcels over 5 acres with towers not exceeding 100 feet, subject to the standards in Section 26-88-208.

(6)

Cogeneration and similar technologies resulting in a net reduction in carbon output.

(Ord. No. 6046, § II(b), Exh. A, 9-10-2013)

Sec. 26-60-040. - Uses permitted with a use permit.

In addition to the uses permitted with a use permit by the underlying base zone, the following renewable energy facilities may be permitted subject to granting of a use permit and compliance with the site planning and development standards of Section 26.88.200, unless otherwise exempted by state or federal law.

(1)

Commercial bioenergy production facilities and related cogeneration facilities, subject to the standards in Section 26.88.202;

(2)

Steam geothermal or solar thermal electric power facilities less than 50 MW, subject to the standards in Section 26.88.204;

(3)

Commercial solar photovoltaic facilities, subject to the standards of Section 26.88.206;

(4)

Commercial wind electric generation facilities, subject to the standards in Section 26.88.208;

(5)

Transmission lines, pipelines, substations and similar facilities associated with a renewable energy facility;

(6)

Other hybrid or emerging renewable energy technologies which in the opinion of the director are of a similar and compatible nature to those uses described in this section.

(Ord. No. 6046, § II(b), Exh. A, 9-10-2013)

Article 63. - LG Local Guidelines Combining District.

Sec. 26-63-005. - Purpose.

The purpose of the LG combining zone is to identify parcels subject to compliance with Article 90 (Local Area Guidelines and Standards).

(Ord. No. 6057, § III(b), Exh. B, 2-4-2014)

Sec. 26-63-010. - Applicability.

The LG combining zone is applied concurrently to properties where Local Area Guidelines and Standards have been established by the Board.

(Ord. No. 6057, § III(b), Exh. B, 2-4-2014)

Sec. 26-63-020. - Allowed land use and permit requirements.

All uses allowed within the base zone shall be allowed subject to compliance with the requirements of Article 90 (Local Area Guidelines and Standards) and all other applicable Code requirements.

(Ord. No. 6057, § III(b), Exh. B, 2-4-2014)

Sec. 26-63-030. - Local area development guidelines combining zones established.

When Article 90 (Local Area Guidelines and Standards) establishes a new Local Area Development Guideline, the parcels within the boundary shall be added to the LG combing zone with an appropriate suffix to indicate the specific area. The following specific LG combining zone subareas have been established and are included within the Zoning Database:

(1)

Canon Manor West (LG/CMW), Section 26-90-050.

(2)

Glen Ellen Subareas 1 and 2 (LG/GE1)(LG/GE2), Section 26-90-060.

(3)

Highway 116 Scenic Corridor (LG/116), Section 26-90-070.

(4)

Penngrove Main Street (LG/PNG), Section 26-90-080.

(5)

Russian River Corridor (LG/RRC), Section 26-90-90.

(6)

Russian River Corridor & Highway 116 (LG/RRC116) Sections 26-90-070 and 26-90-090.

(7)

Sebastopol Road Urban Vision Plan (LG/SRV), Section 26-90-100.

(8)

The Springs Highway 12 Corridor (LG/SPR), Section 26-90-110.

(9)

Taylor/Sonoma/Mayacamas Mountains (LG/MTN), Section 26-90-120.

(10)

Lance Drive (LG/LAN), Section 26-90-130.

(Ord. No. 6458, § XII, 12-5-2023; Ord. No. 6057, § III(b), Exh. B, 2-4-2014)

Article 64. - SR Scenic Resources Combining District.

Sec. 26-64-005. - Purpose.

Purpose: to preserve the visual character and scenic resources of lands in the county and to implement the provisions of Sections 2.1, 2.2 and 2.3 of the general plan open space element.

(Ord. No. 4643, 1993.)