Chapter 19.26 — CENTRAL-WEST PLANNING AREA

Sections:

• 19.26.010 Existing conditions, desired future, potential changes. 19.26.020 Project planning and design.

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A. Existing Conditions. The Central-West planning area is large, at 297 acres, and contains a variety of housing types, including low density single-family, mobile home parks, duplexes and fourplexes, as well as large-scale multifamily developments. Sonoma Creek, on the west, represents the area’s most distinct boundary. The West Napa/Sonoma Highway commercial corridor lies to the north, the Downtown district and Broadway to the east, and rural development within the Southwest planning area to the south. The development of this area is recent in terms of the city’s overall history, with the oldest tracts dating back to the 1950s. Within single-family areas, front setbacks tend to be quite consistent (20 feet, usually), less so in the multifamily sections. Most of the streets are developed with monolithic sidewalks rather than planter strips. The major streets within the Central-West area form a grid, continued by some local streets and ignored by others.

Existing land uses include:

1. Low density single-family homes;

2. Two mobile home parks;

3. Multifamily development, including duplexes, triplexes and fourplexes, condominiums, and apartments;

4. Two congregate care facilities;

5. A neighborhood park (Hertenstein Park);

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

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6. Sassarini Elementary School;

7. A hospital; and

8. A small shopping center.

B. Desired Future. The general objective for this area, as expressed in SMC 19.26.020, is to ensure that new infill developments respect their immediate context. Single-family areas should remain single-family with regular setbacks and development in multifamily areas, while having greater flexibility in site design and massing, should clearly respond to conditions on adjacent parcels. Otherwise, the mini-neighborhoods within the planning area risk losing their distinctiveness. In the development or redevelopment of properties on the edge of the planning area, particularly adjacent to the West Napa Street corridor, uses should be laid out to minimize potential conflicts with adjacent commercial development, while maximizing appropriate connections. In order to preserve the city’s largest stock of affordable senior housing, the regular maintenance of the mobile home parks’ grounds and of the individual coaches should be encouraged.

of the planning area, particularly adjacent to the West Napa Street corridor, uses should be laid out to minimize potential conflicts with adjacent commercial development, while maximizing appropriate connections. In order to preserve the city’s largest stock of affordable senior housing, the regular maintenance of the mobile home parks’ grounds and of the individual coaches should be encouraged.

C. Potential Changes. The need for street improvements within the area is limited mainly to traffic calming and pedestrian safety improvements, such as safety improvements to the bike path crossing on West MacArthur Street. Hayes Street, between Bettencourt Street and West MacArthur Street, will ultimately be improved to a full width as adjoining properties develop. In the long term, intersection improvements may be needed at Fifth Street West/Andrieux Street and Fifth Street West/West MacArthur Street. Although a significant environmental feature, Sonoma Creek is largely inaccessible within the planning area, but a bike/pedestrian connection has been developed along it between Oregon Street and Napa Road. The Fryer Creek bike/walking path should be extended, if possible, to connect with Second Street West. Throughout the planning area, gaps in the sidewalks and in street tree plantings need to be filled. (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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A. Site Planning Standards.

1. Residential Density. The following residential densities and minimum lot sizes apply to new subdivisions within different zoning districts in the Central-West planning area.

Table 3-14. Lot Size and Residential Density Requirements

Notes:

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

Table 3-15. Central-West Area: Infill and Additions

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-P R-L R-S R-M R-H C
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. 20 ft. One-story: 15 ft. One-story: 15
15 ft. ft.
side [1 ]
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-15. Central-West Area: Infill and Additions

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-P R-L R-S R-M R-H C
Two-story: Two-story: 20
20 ft. ft.
Side: 10 ft. 5 ft. minimum, 15 ft. 5 ft. minimum, 12 ft. None
One-story combined combined required,
except when
Side: 20 ft. 2 ft. for every 5 ft. (or 2 ft. for every 5 ft. (or
abutting a
Two-story fraction thereof) of height fraction thereof) of height residential
above 15 ft., [2] in addition to above 15 ft., [2] in addition to zone, in which
the normal requirement the normal requirement case the
for one-story structures. for one-story structures. corresponding
setback in the
Rear 20 ft. 20 ft. 20 ft. One-story: One-story:
residential
15 ft. 12 ft.
zone shall
Two-story: Two-story: apply.
20 ft. 15 ft.
Garage: N.A. 5 ft. from 20 ft. from 20 ft. from 20 ft. from N.A.
Front the front of the front of the front of the front of
the primary the primary the primary the primary
structure structure structure structure
F.A.R./Site
Coverage
F.A.R. 0.30 0.35 0.35 0.45 0.70 0.80
Site Coverage 35% 40% 40% 50% 60% 60%
Open Space See SMC 19.40.070 for design requirements.
Commercial N.A. N.A. N.A. N.A. N.A. 7 – 11% of site
Residential: N.A. N.A. N.A. 300 sq. ft. 300 sq. ft. 300 sq. ft. per
Common per unit per unit unit, any
combination
Residential: N.A. N.A. N.A. 75 – 225 sq. 75 – 225 sq. of shared or
Private ft. per unit ft. per unit
private
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-15. Central-West Area: Infill and Additions

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-P R-L R-S R-M R-H C
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.

Table 3-16. Central-West 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 R-H
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- A variety of setbacks, compatible with One-story: 15 ft. 15 ft.
side [1 ] neighborhood conditions, shall normally Two-story: 20 ft.
be required at the discretion of the
planning commission. An average setback
of 25 feet shall be maintained.
Side: 5 ft. minimum, 15 As approved by the 5 ft. minimum, 12 ft. combined
One-story ft. combined planning
commission, except
Side: 2 ft. for every 5 ft. that in no case shall 2 ft. for every 5 ft. (or fraction thereof) of
Two-story (or fraction thereof) a setback of less height above 15 ft., [2] in addition to the
of height above 15 than 3 ft. be normal requirement for one-story
ft., [2] in addition to allowed. structures.
the normal
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-16. Central-West 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 R-H
requirement for
one-story
structures.
Rear 20 ft. 20 ft. One-story: 15 ft. 15 ft.
Two-story: 20 ft.
Garage: 5 ft. from the front 20 ft. from the front Parking areas (including carports and
Front of the primary of the primary garages) should normally be located along
structure structure the sides and to the rear of a property and
should be minimized or avoided in front of
buildings.
F.A.R./Site
Coverage
F.A.R. 0.35 0.35 0.45 0.70
Site Coverage 40% 40% 50% 60%
Open Space See SMC 19.40.070 for design requirements.
Commercial N.A. N.A. N.A. N.A.
Residential: N.A. N.A. 300 sq. ft. per unit 300 sq. ft. per unit
Common
Residential: N.A. N.A. 75 – 225 sq. ft. per 75 – 225 sq. ft. per
Private unit 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:

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

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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.

2. Setbacks, Site Coverage, and Open Space. Proposed development shall be designed and constructed in compliance with the requirements set forth in Tables 3-15 and 3-16, preceding.

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 Sonoma Creek, Fryer Creek, the west fork of Fryer Creek, related riparian areas, and 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.

5. Screening and Buffering. Multifamily developments shall require screening and buffering of parking and driveway areas, and noise and light sources (SMC 19.40.030). See Chapter 19.46 SMC, Fences, Hedges and Walls, and landscape standards and guidelines (SMC 19.40.060). A masonry wall may be required of any new development whose rear yard abuts a commercially zoned property.

• 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 Central-West planning area will be maintained at their existing width and alignment. (Ord. 02-2021 § 1(5), 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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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

Page 122 of 410

Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code