Chapter 19.34 — DOWNTOWN DISTRICT

Sections:

• 19.34.010 Existing conditions, desired future, potential changes. 19.34.020 Project planning and design standards.

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A. Existing Conditions. The Downtown district is the heart of Sonoma. The district centers on the Plaza and the historic downtown, collectively designated as a National Historic Landmark. The Sonoma Plaza is an eight-acre park, framed by historic buildings, with City Hall at its center. The downtown encompasses a lively concentration of small businesses, including restaurants, bookstores, specialty retail, and offices. A cluster of historically significant buildings on the north side of the district, including the mission and the barracks, are managed as a state park. Outside of the original downtown area, the western portion of the district contains a mix of single-family, multifamily, retail, and office development, including a modern shopping center. Multifamily development lies at the northwest and southeast edges of the district.

Existing land uses include:

1. The Sonoma Plaza and City Hall;

2. Retail uses, offices and apartments in historic buildings;

3. Restaurants, cafes, bakeries, and delicatessens;

4. Hotels;

5. A complex of historic buildings within a state park;

6. Modern retail and office development;

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

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7. A shopping center;

8. Condominiums, apartments, and PUDs; and

9. Older single-family development.

B. Desired Future. The primary objectives for the Downtown district are to preserve and enhance its historic character and to retain and promote its economic vitality as a commercial, cultural, and civic center attractive to residents and visitors. New construction and new uses should build upon the established character of the downtown. High quality architecture, pedestrian-friendly design, and uses which draw locals as well as tourists are reasonable expectations for Sonoma’s most distinctive district. While commercial uses will remain preeminent, the downtown’s housing stock should be preserved and extended. Multifamily and live-work development in the town center provide customers for downtown businesses and reduce automobile dependence. Higher density residential development at the edges of the district confers similar benefits and establishes a transition to lower density residential areas.

Many locals prefer to walk to the Plaza rather than drive, a choice which should be made as convenient and enjoyable as possible. Pedestrian amenities and connections should be extended throughout the district. The continued development of readily accessible off-street parking is also needed, as by choice or necessity, many visitors, local shoppers, and those who live or work in the downtown area will drive. In developing new parking or renovating existing parking, the creation of driveway connections between parking areas and pedestrian connections to commercial destinations should be emphasized.

rict. The continued development of readily accessible off-street parking is also needed, as by choice or necessity, many visitors, local shoppers, and those who live or work in the downtown area will drive. In developing new parking or renovating existing parking, the creation of driveway connections between parking areas and pedestrian connections to commercial destinations should be emphasized.

C. Potential Changes. Opportunities to create additional off-street parking should be pursued and interior connections between existing off-street parking lots should be created. A pedestrian path linking the Plaza with Depot Park and with the Sonoma Overlook Trail is planned in conjunction with improvements to the Casa Grande parking lot and the Maysonnave property. Additional plantings are needed to fill gaps in the layout of street trees. In terms of traffic improvements, West Napa Street between First Street West and Second Street West may need to be reconfigured as a three-lane street section. The re-use or other disposition of the former fire station property on Broadway and Patten Street will need to be considered. (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 apply to the zoning districts within the Downtown district:

Table 3-25. Lot Size and Residential Density Requirements

Notes:

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

Table 3-26. Downtown District: Additions and Replacement Structures

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-M R-O MX 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- In line with In line with None required In line with None required
side [1 ] existing existing existing
structure or 20 structure or 15 structure or 15
ft. ft. ft.
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-26. Downtown District: Additions and Replacement Structures

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-M R-O MX C
Side: 5 ft. minimum, 5 ft. minimum, 8 ft. None required, except when
One-Story 15 ft. 15 ft. abutting a residential zone, in
combined combined which case the corresponding
setback in the residential zone
Side: 2 ft. for every 5 ft. (or fraction 8 ft.
shall apply.
Two-Story thereof) of height above 15 ft., [2] in
addition to the normal
requirement for one-story
structures.
Rear 20 ft. One-story: 15 12 ft. None required
ft.
Two-story: 20
ft.
Garage: Front Garages shall be set back 20 feet from the main structure (residential development).
Parking areas should normally be located along the sides and to the rear of a property
and should be minimized or avoided in front of buildings. For the expansion or
renovation of existing parking areas subject to planning approval, the review authority
may require additional landscaping and/or the consolidation of driveway cuts.
F.A.R./Site
Coverage
F.A.R. 0.35 0.50 0.70 1.20 2.0
Site Coverage 40% 60% 65% 70% 100%
Open Space See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial N.A. N.A. N.A. 25% of site 10% of site
Residential: N.A. 300 sq. ft. per 300 sq. ft. per 250 sq. ft. per 200 sq. ft. per
Common unit unit, any unit, any unit, any
combination of combination of combination of
Residential: N.A. 75 – 225 sq. ft. shared or shared or shared or
Private per unit
private private private
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The Sonoma Municipal Code is current through Ordinance 13-2025, passed December 3, 2025.

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Table 3-26. Downtown District: Additions and Replacement Structures

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-M R-O MX C
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft. 30 ft. 30 ft. 30 ft. 35 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 3-27. Downtown District: New Development

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-M R-O MX 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. 10 ft. None required 10 ft. None required
side [1 ]
Side: 5 ft. minimum, 5 ft. minimum, 8 ft. None required, except when
One-Story 15 ft. 15 ft. abutting a residential zone, in
combined combined which case the corresponding
setback in the residential zone
Side: 2 ft. for every 5 ft. (or fraction 8 ft.
shall apply.
Two-Story thereof) of height above 15 ft., [2] in
addition to the normal
requirement for 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 3-27. Downtown District: New Development

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Requirements by Zoning District
Development
Setbacks, Site Coverage, Open Space and Height
Feature
R-L R-M R-O MX C
Rear 20 ft. One-story: 15 12 ft. None required
ft.
Two-story: 20
ft.
Garage: Front Garages shall be set back 20 feet from the main structure (residential development).
Parking areas should normally be located along the sides and to the rear of a property
and should be minimized or avoided in front of buildings. For the expansion or
renovation of existing parking areas subject to planning approval, the review authority
may require additional landscaping and/or the consolidation of driveway cuts.
F.A.R./Site
Coverage
F.A.R. 0.35 0.50 0.70 1.20 2.0
Site Coverage 40% 60% 65% 70% 100%
Open Space See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial N.A. N.A. N.A. 25% of site 10% of site
Residential: N.A. 300 sq. ft. per 300 sq. ft. per 400 sq. ft. per 300 sq. ft. per
Common unit unit, any unit, any unit, any
combination of combination of combination of
Residential: N.A. 75 – 225 sq. ft. shared or shared or shared or
Private per unit
private private private
Height Ridge height measured from finished grade. See SMC 19.40.040 for applicability and
exceptions.
Primary 30 ft. 30 ft. 30 ft. 30 ft. 35 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).

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

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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 3-26 and 3-27, preceding.

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. Throughout the district, driveway cuts 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 such as creeks, streams and other drainage courses, and mature trees, should 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 setback (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 35 feet in the Commercial zoning district and 30 feet in the Mixed Use and R-O zoning districts, except that a 36-foot height may be allowed at the discretion of the planning commission for new developments that include a third floor residential component. Within the R-L, R-M, and P zoning districts, the maximum height shall be 30 feet. For structures in excess of 15 feet in the R-M and R-O districts, 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.

3. Building Types – Guidelines for Commercial and Mixed Use Structures. New commercial and mixed use buildings and alterations to existing structures should reinforce the authentic historic character of the downtown district. In reviewing proposals for commercial and mixed use development and redevelopment, the review authority shall make use of the following guidelines:

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

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

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b. 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.

c. Architectural styles and details that reflect the Sonoma vernacular should be used. In the Downtown district, examples include stone, stucco, pressed metal, transoms, base tile, and glass block. The use of durable, high quality materials is encouraged.

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

e. In renovations involving historic buildings, authentic 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.)

f. Building types, architectural details and signs having a generic or corporate appearance are strongly discouraged. Chain stores and franchises are not prohibited in the Downtown district, 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(9), 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 157 of 410

Title 19 Integrated Development Regulations and Guidelines | Sonoma Municipal Code