Chapter 19.24 — NORTHWEST PLANNING AREA

Sections:

• 19.24.010 Existing conditions, desired future, potential changes. 19.24.020 Project planning and design.

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A. Existing Conditions. The Northwest planning area is a predominantly residential district bounded by the West Napa Street/Sonoma Highway commercial corridor on the west and south and the Vallejo Home State Park on the east. Verano Avenue forms the northern boundary. A class 1 bike/walking path crosses the planning area, providing local access to Olsen Park, as well as a route to Maxwell Regional Park on the west and the Plaza on the east. In general, residential development within the area is of three types: (1) older tracts of single-family residences on long, narrow blocks arranged in a grid pattern (east of Fifth Street); (2) newer tracts of single-family residences arranged on curvilinear streets and cul-de-sacs (west of Fifth Street); and (3) multifamily development, in the form of condominiums and P.U.D.s, along West Spain Street.

Existing land uses include:

1. Low density single-family homes;

2. Condominiums and planned developments;

3. A neighborhood park;

4. A restaurant and a cooking school;

5. A parking area and a small office building associated with the Sonoma Valley shopping center; and

6. Scattered vacant parcels, some of them as large as 14 acres.

The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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B. Desired Future. As expressed in SMC 19.24.020, the general objectives for the Northwest planning area are as follows: Within the single-family areas, additions and reconstruction will increase the architectural variety of the area, a trend which should be encouraged while preserving the generally small scale of the older tracts and avoiding the over-building of lots. The largest opportunity for new residential development is represented by the Montini property, a 14-acre parcel located at the northwest corner of the planning area, adjacent to the Vallejo Home State Park. Its development should contribute to the character of the area by extending the grid pattern of the older residential blocks to the south, while providing a greater variety of lot sizes and unit types as called for by its Sonoma Residential zoning designation.

New multifamily development along West Spain Street should emulate the good examples in the area by providing generous street-side setbacks, maintaining low building profiles, and locating parking within the interior or the back of the lot.

C. Potential Changes. Views from Fifth Street West of the northern hills lost through the development of the Montini property will be regained by the extension of Fourth Street West and Verano Avenue. While Fourth Street West will also be extended from West Spain Street to connect with Rosalie Drive, no connection will be made across the bike path in order to preserve the safety of the path and to prevent Fourth Street from being used as a shortcut to Sonoma Highway. Pedestrian access to and from Sonoma Market will be improved by closing gaps in the sidewalk system, especially at the intersection of Fifth Street West and West Spain Street. This intersection may ultimately be signalized. (Ord. 2003-02 § 3, 2003).

The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code

A. Site Planning Standards.

1. Residential Density. The following density and minimum lot size requirements apply to proposed subdivisions and multifamily projects within the Northwest planning area:

Table 3-11. Lot Size and Residential Density Requirements

Notes:

1. Densities do not include density bonus. See Chapter 19.44 SMC.

2. Setbacks, Site Coverage, and Open Space. Proposed development shall be designed and constructed in compliance with the requirements set forth in Tables 3-12 and 3-13.

3. Driveways and Parking. Parking areas for multifamily projects shall not be located in a front setback, but shall be provided at the rear or along the side of the site. Multifamily parking areas shall be screened from adjacent residential zoning districts and land uses. See Chapter 19.48 SMC, Parking and Loading Standards. Driveways along collector streets (West Spain Street, Fifth Street West, and Verano Avenue) shall be minimized when possible, by combining driveways, using alleys, or designing development so that access is provided from local streets.

4. Natural Features. Significant environmental amenities, including mature oak trees, shall be preserved by being incorporated into site plan design and layout. Appropriate enhancement or protective measures shall be included in plans where determined necessary by the planning commission. See landscaping standards and design guidelines (SMC 19.40.060), and the tree preservation ordinance for specific tree preservation requirements and guidelines. Environmental features of lesser significance should be incorporated into project site plans when appropriate if justified by the quality of the feature and its relation to the site.

The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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5. Screening and Buffering. Multifamily developments shall require screening and buffering of parking and driveway areas, and noise and light sources. See Chapter 19.46 SMC, Fences, Hedges and Walls, and landscape standards and guidelines (SMC 19.40.060).

• B. Building Design.

  1. Height and Profile. Proposed structures shall not exceed a maximum height of 30 feet. For structures in excess of 15 feet, side and rear setbacks shall be increased by two feet for each additional five feet in height. See the following design guidelines, and SMC 19.40.040 for height measurement and exceptions.

2. Building Types – Guidelines for Residential Structures. Proposed dwellings should be placed on their sites so that the most narrow dimension of the structure is parallel to the most narrow dimension of the parcel, and so that the primary entrance to the dwelling faces the public street, or is accessible from a porch or other entry element which faces the street.

C. Street and Block Layout. It is intended that streets within the Northwest planning area will be maintained at their existing width and alignment.

Table 3-12. Northwest Area: Infill and Additions

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-S R-M MX
Setbacks Minimum setbacks required for primary structures. See SMC 19.40.110 for setback
measurement, allowed projections into setbacks, exceptions, and design guidelines for
setbacks.
Front/Street- 20 ft. 20 ft. One-story: 15 ft. 15 ft.
side [1 ] Two-story: 20 ft.
Side: 5 ft. minimum, 15 5 ft. minimum, 15 5 ft. minimum, 15 None required,
One-story ft. combined ft. combined ft. combined except when
abutting a
Side: 2 ft. for every 5 ft. (or fraction thereof) of 2 ft. for every 5 ft.
residential zone, in
Two-story height above 15 ft., [2] in addition to the (or fraction thereof) which case the
of height above 20
normal requirement for one-story corresponding
structures. ft., [2] in addition to setback in the
the normal residential zone
requirement for shall apply.
one-story
structures.
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-12. Northwest Area: Infill and Additions

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-S R-M MX
Rear 20 ft. 20 ft. One-story: 15 ft.
Two-story: 20 ft.
Garage: 5 ft. from the front 20 ft. from the front 20 ft. from the front N.A.
Front of the primary of the primary of the primary
structure structure structure
F.A.R./Site
Coverage
F.A.R. 0.35 0.35 0.50 0.70
Site Coverage 40% 40% 60% 60%
Open Space See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial N.A. N.A. N.A. 7 – 11% of site
Residential: N.A. N.A. 300 sq. ft. per unit 300 sq. ft. per unit,
Common any combination of
shared or private.
Residential: N.A. N.A. 75 – 225 sq. ft. per
Private unit
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft.
Structure
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Notes:

1. Front porches may extend up to 10 feet into front setback (or street-side setback for wrap-around porches).

2. Measured at building wall, not ridge.

The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-13. Northwest Area: Subdivisions of 5+ Lots

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-S R-M MX
Setbacks Minimum setbacks required for primary structures. See SMC 19.40.110 for setback
measurement, allowed projections into setbacks, exceptions, and design guidelines for
setbacks.
Front/Street- 20 ft. 20 ft. One-story: 15 ft. 15 ft.
side [1 ] Two-story: 20 ft.
Side: 5 ft. minimum, 15 5 ft. minimum, 15 5 ft. minimum, 15 None required,
One-story ft. combined ft. combined ft. combined except when
abutting a
Side: 2 ft. for every 5 ft. (or fraction thereof) of 2 ft. for every 5 ft.
residential zone, in
Two-story height above 15 ft., [2] in addition to the (or fraction thereof) which case the
of height above 20
normal requirement for one-story corresponding
structures. ft., [2] in addition to setback in the
the normal residential zone
requirement for shall apply.
one-story
structures.
Rear 20 ft. 20 ft. One-story: 15 ft.
Two-story: 20 ft.
Garage: 5 ft. from the front 20 ft. from the front 20 ft. from the front N.A.
Front of primary of primary of primary
structure structure structure
F.A.R./Site
Coverage
F.A.R. 0.35 0.35 0.50 0.70
Site Coverage 40% 40% 60% 60%
Open Space See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial N.A. N.A. N.A. 7 – 11% of site
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-13. Northwest Area: Subdivisions of 5+ Lots

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-S R-M MX
Residential: N.A. N.A. 300 sq. ft. per unit, 300 sq. ft. per unit,
Common any combination of
shared or private
Residential: N.A. N.A. 75 – 225 sq. ft. per
Private unit
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft.
Structure
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Notes:

1. Front porches may extend up to 10 feet into front setback (or street-side setback for wrap-around porches).

2. Measured at building wall, not ridge.

(Ord. 02-2021 § 1(4), 2021; Ord. 03-2004 § 3, 2004; Ord. 2003-02 § 3, 2003).

The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code

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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

Page 113 of 410

Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code