Chapter 19.32 — BROADWAY CORRIDOR

Sections:

• 19.32.010 Existing conditions, desired future, potential changes. 19.32.020 Project planning and design standards.

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A. Existing Conditions. Connecting the southern gateway to the downtown, the Broadway corridor possesses considerable historic, visual, and functional significance. Historically, Broadway completes the Camino Real or “Royal Road” of Spanish/Mexican mission settlements. Visually, Broadway provides a grand entrance to downtown Sonoma with its axial view of the Plaza, City Hall, and the northern hills, its 110-foot right-of-way, and its procession of street trees. Functionally, Broadway is a segment of State Route 12 and is a major traffic arterial. The Broadway corridor is flanked by residential areas, with Nathanson Creek forming its eastern edge and First Street West its western boundary. Parcels along Broadway tend to be long and narrow (to widths of 50 feet) and some have double frontages.

North of MacArthur Street, Broadway possesses a clear visual organization defined by historic structures with landscaped front yards and generally regular setbacks, street trees, and a consistent street width. South Broadway, in contrast, features a patchwork of older (but not historic) commercial buildings, new commercial and multifamily residential development, historic single-family homes and remnant agricultural buildings. These uses are interspersed with vacant parcels. However, the dominant use on South Broadway, in terms of area, appearance, and intensity, is the high school. Street improvements along South Broadway are inconsistent.

Existing land uses include:

1. Retail, office and mixed use, often in adaptively reused historic buildings;

2. Single-family residences;

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

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3. Duplexes, apartments, and small multifamily development;

4. A hotel;

5. The Sonoma Valley High School and the Adele Harrison Middle School;

6. A nursing home; and

7. Scattered vacant parcels.

B. Desired Future. Historic structures on Broadway will be preserved, restored and re-used, while new development will respect and contribute to the character of the area. Mixed use development will be directed so as to retain the predominantly residential character of First Street West while enlivening Broadway with smallscale retail, office, and residential uses. With respect to the high school and the middle school, careful placement of playing fields, parking and school uses will be required in order to assure compatibility with neighboring residential areas.

. Mixed use development will be directed so as to retain the predominantly residential character of First Street West while enlivening Broadway with smallscale retail, office, and residential uses. With respect to the high school and the middle school, careful placement of playing fields, parking and school uses will be required in order to assure compatibility with neighboring residential areas.

C. Potential Changes. South of MacArthur Street, Broadway will be improved to a consistent configuration. Gaps in the sidewalk system and street tree plantings will be closed. Intersection improvements may ultimately be needed at Broadway/Andrieux Street. With the expansion of the high school, its main entrance has been aligned with Newcomb Street and a traffic signal has been installed at that intersection. The gains in pedestrian safety associated with this improvement will only be fully realized if the high school frontage is redesigned to prevent pedestrians from crossing at the Malet Street intersection. (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 the different zoning districts of the Broadway corridor:

Table 3-22. 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 3-23 and 3-24, following.

Table 3-23. Broadway Corridor: Additions and Replacement Structures

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
C 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- Replacement structures: The same Replacement structures: The same
side [1 ] location as the original structure. [2 ] location as the original structure. [2 ]
Additions to existing structures: 15 ft. Additions to existing structures: 20 ft.
Side: None required, except when abutting a 5 ft. minimum, 15 ft. combined
One-Story residential zone, in which case the
corresponding setback in the residential
Side: 2 ft. for every 5 ft. (or fraction thereof) of
zone shall apply.
Two-Story height above 15 ft., [3] in addition to the
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-23. Broadway Corridor: Additions and Replacement Structures

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
C MX
normal requirement for one-story
structures.
Rear 15 ft., except when abutting a residential
zone, in which case the corresponding
setback in the residential zone shall apply.
Parking Garages shall be set back 20 feet from the main structure. Parking areas should
Areas normally be located along 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. 0.60 1.0
Site Coverage 60% 60%
Open Space See SMC 19.40.070 for design requirements.
Commercial 7% – 11% of site 7% – 11% of site
Residential 300 sq. ft. per unit (any combination of 300 sq. ft. per unit (any combination of
shared or private) shared or private)
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft. 30 ft.
Structure
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Notes:

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

2. A replacement structure shall not exceed 10 percent of the height or area of the original structure unless a use permit is obtained.

3. Measured at wall, not ridge.

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

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Table 3-24. Broadway Corridor: New Development

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
C 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- 15 ft. or within the range of adjacent structures on either side.
side [1 ]
Side: None required, except when abutting a 5 ft. minimum, 15 ft. combined
One-Story residential zone, in which case the
corresponding setback in the residential
Side: zone shall apply. 2 ft. for every five ft. (or fraction thereof) of
Two-Story height above 15 ft., [2] in addition to the
normal requirement for one-story
structures.
Rear 15 ft., except when abutting a residential
zone, in which case the corresponding
setback in the residential zone shall apply.
Parking Garages shall be set back 20 ft. from the main structure. Parking areas should normally
Areas be located along 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. 0.60 1.0
Site Coverage 60% 60%
Open Space See SMC 19.40.070 for design requirements.
Commercial 7% – 11% of site 7% – 11% of site
Residential 300 sq. ft. per unit (any combination of 300 sq. ft. per unit (any combination of
shared or private) shared or private)
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-24. Broadway Corridor: New Development

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
C MX
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft. 30 ft.
Structure
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Notes:

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

2. Measured at wall, not ridge.

3. Driveways and Parking. Parking areas should be located at the rear or along the side of properties and should be discouraged in front of buildings. Parking areas shall be screened from adjacent residential zoning districts and land uses. See Chapter 19.48 SMC, Parking and Loading Standards. Driveways along Broadway shall be minimized when possible, by combining driveways, using alleys, or designing development so that access is provided from local streets.

rear or along the side of properties and should be discouraged in front of buildings. Parking areas shall be screened from adjacent residential zoning districts and land uses. See Chapter 19.48 SMC, Parking and Loading Standards. Driveways along Broadway shall be minimized when possible, by combining driveways, using alleys, or designing development so that access is provided from local streets.

4. Natural Features. Natural environmental amenities including creeks, streams and other drainage courses; and mature 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 creek development (SMC 19.40.020) and landscaping standards and design guidelines (SMC 19.40.060), and the tree preservation ordinance for specific tree preservation requirements and guidelines.

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 located within the MX zone, side setbacks shall be increased by two feet for each additional five feet in height. See 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 narrow dimension of the structure is parallel to the 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.

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

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3. Building Types – Guidelines for Commercial and Mixed Use Structures. New commercial and mixed use buildings and alterations to existing structures should contribute to the established Broadway streetscape. In reviewing proposals for commercial and mixed development and redevelopment, the review authority shall make use of the following guidelines:

• a. Proposed dwellings should be placed on their sites so that the narrow dimension of the structure is parallel to the narrow dimension of the parcel, and so that the primary entrance to the building faces the public street.

b. Buildings should reinforce the scale, massing, proportions and detailing established by other significant historic buildings in the vicinity (if any).

c. The massing of larger commercial and mixed use buildings (5,000 square feet or greater) should be broken down to an appropriate scale through the use of storefronts and breaks in the facade.

d. Architectural styles and details that reflect the Sonoma vernacular should be used. Along Broadway, Victorian and other residential architectural styles are more typical than purely commercial building types. The use of durable, high quality materials is encouraged.

e. Site design and architectural features that contribute to pedestrian comfort and interest, such as awnings, recessed entrances, and alleys, are encouraged.

f. In renovations involving historic buildings, authentic architectural details should be preserved and any new detailing and materials should be compatible with those of the existing structure. Pre-existing alterations that diminish a building’s historic qualities should be removed when the opportunity arises. (See Chapter 19.42 SMC, Historic Preservation and Infill in the Historic Zone.)

g. Building types, architectural details and signs having a generic or corporate appearance are strongly discouraged. Chain stores and franchises are not prohibited along Broadway, but such uses must respect and contribute to the historic qualities of the area in terms of building design and signs. (Ord. 10-2025 § 2 (Exh. A), 2025; Ord. 02-2021 § 1(8), 2021; Ord. 06-2013 § 3, 2013; 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 147 of 410

Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code