Article 14 — Special Purpose Zones.

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)

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)

A.

Base Zone.

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.

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)

A.

General.

Table 14-1 identifies the allowed uses and permit requirements in the special purpose zones.

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.

"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.

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 .

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.

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

Land Use PCRR PCUR PCCOM PF Use Regulations Zone Zone Zone Zone

Agricultural and Resource-Based Land Use Category

Agricultural Crop Production and Cultivation P P - - 26-18-020

Agricultural Employee Housing P P - - 26-18-030

Agricultural Processing - - - C 26-18-040

Animal Keeping: Beekeeping - - - P 26-18-070

Animal Keeping: Farm Animals P - - - 26-18-090

Farm Stands C - - - 26-18-160

Indoor Crop Cultivation P - - - 26-18-170

Nursery, Wholesale P - - - 26-26-210

Industrial, Manufacturing, Processing and Storage Land Use Category

Laboratories - - - P 26-20-040

Manufacturing/Processing, Light - - - P 26-20-070

Manufacturing/Processing, Medium - - - P 26-20-080

Recycling Collection Facilities † † † † † See 26-20-090 and 26-88-070

Recycling Processing Facilities † † † † † See 26-20-100 and 26-88-070

Storage: Warehouses - - - P 26-20-150

Storage: Wholesale and Distribution - - - P 26-20-160

Recreation, Education and Public Assembly Land Use Category

Civic Institution C C - C 26-22-040

Community Meeting Facilities C C - C 26-22-050

Country Club C C - - 26-22-060

Educational Institutions: Colleges or Universities - C - C 26-22-070

Educational Institutions: Elementary and Secondary C C - C 26-22-080 Schools

Educational Institutions: Specialized Education and C - - C 26-22-090 Training

Golf Course C C C C 26-22-100

Parks and Playgrounds C C C C 26-22-110

Periodic Special Events P P P P 26-22-120

Recreation and Sports Facilities: Recreation Facility, - - - C 26-22-140 Indoor

Studios for Art, Crafts, Dance, Music C - - - 26-22-200

Residential Land Use Category

Caretaker Dwelling - - - C 26-24-030

Congregate Housing, Large C C - - 26-24-040

Cottage Food Operation P P P - 26-24-050

Dwelling, Single-family P P P - 26-24-080

Guest House P - - - 26-24-130

Family Day Care Home, Large P P P - 26-24-100; 26-88-080

Family Day Care Home, Small P P P - 26-24-100; 26-88-080

Home Occupation P P P - 26-24-140; 26-88-121

Junior Accessory Dwelling Unit P P P - 26-24-150; 26-88-061

Live/Work C C C - 26-24-160; 26-88-122

Mixed-Use Development - - C - 26-24-180; 26-88-123

Mobile Home Parks - C - - 26-24-190; 26-88-100

Permanent Supportive Housing P P - - 26-24-200

Residential Community Care, Large C C C - 26-24-210

Residential Community Care, Small P P P 26-24-210

Single-Room Occupancy, Large - C C - 26-24-220; 26-88-125

State-Regulated Small Employee Housing P P P - 26-24-230

Transitional Housing P P - - 26-24-250; 26-88-127

Retail Land Use Category

Fuel Station, Retail - - - - 26-26-080

Fuel Station, Non-Retail - - C - 26-26-081

General Retail - - C - 26-26-090

Restaurants - - C - 26-26-140

Services Land Use Category

Cemeteries C - - C 26-28-050

Commercial Horse Facilities C C C - 26-18-060

Day Care Center C C C - 26-28-080

Homeless Shelter: Emergency - - - P 26-28-090; 26-88-127

Homeless Shelter, Small-Scale - C - - 26-28-090; 26-88-127

Horse Boarding C C C - 26-18-100

Lodging: Bed and Breakfast (B&B) C - - - 26-28-130; 26-88-118

Lodging: Vacation Rentals P/C - - - 26-28-16026-88-120

Maintenance and Repair Service, Non- Vehicular - - - P 26-28-170

Personal Services - - C - 26-28-200

Professional Office - - C P/C 26-28-210

Vehicle Maintenance and Repair - - - C 26-28-220

Transportation, Communications and Utilities Land Use Category

Low Temperature Geothermal Resource Development C C C C 26-30-050

Public Safety Facilities C C C C 26-30-090

Public Utility Facilities C C C C 26-30-100

Renewable Energy Facilities † † † † See 26-30-110 and 26-88-200

Telecommunications facilities † † † † See 26-30-120 and 26-88-130

Other Land Uses

Cannabis Cultivation, Personal Use P P - - 26-88-258

Commercial Cannabis Uses † † † † † See 26-88-250; 26-88-254; 26-88-256

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.

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.

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)

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

Standards PC Zone PF Zone Supplemental Standards

Lot Size (min. sq. ft.) 6,000 6,000 26-14-040 C.1; 26-16-030

Lot Width (min. ft.) No min. 60

Front Property Line Setback (min. ft.) 20 20 26-14-040 C.5; 26-16-060

Street Side Property Line Setback (min. ft.) 20 20 26-14-040 C.5; 26-16-060

Interior Side Property Line Setback (min. ft.) 5 5 26-14-040 C.5; 26-16-060

Rear Property Line Setback (min. ft.) 20 20 26-14-040 C.5; 26-16-060

Street Centerline Setbacks (min. ft.)

Front Street Centerline Setbacks (min. ft.) No min. 45

Side Street Centerline Setbacks (min. ft.) No min. 45

Lot coverage for mixed commercial and residential development 50% N/A 26-14-040 C.3; 26-16-050

Lot coverage for all other development 35% 40% 26-14-040 C.3; 26-16-050

Main Building Height (max. ft.) 35 35 26-16-040

Accessory Building Height (max. ft.) 35 15

Parking † † † See Article 86; 26-14- 040 C.6

C.

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

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

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

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 thirty- five 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).

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.

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.

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)

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;

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:

The location and boundaries entire proposed planned community.

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.

A preliminary circulation pattern.

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.

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)

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:

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.

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.

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.

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.

The county may require the landowner to provide adequate security to guarantee the proper completion of approved work or compliance with conditions of approval.

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)