Chapter 19.43 — MULTIFAMILY OBJECTIVE DESIGN STANDARDS

Sections:

• 19.43.010 Purpose. 19.43.020 Multifamily objective design standards.

The intent of this chapter is to provide objective design standards for multifamily residential projects. Multifamily residential projects that are not consistent with one or more of the following standards shall be subject to design review in accordance with SMC 19.54.080. (Ord. 10-2025 § 2 (Exh. B), 2025; Ord. 08-2022 § 3(A), 2022).

A. General Requirements. Multifamily residential projects shall conform to all objective zoning, subdivision, and design standards applicable to the respective zoning district in which the project is located, except as expressly provided in this chapter.

1. Allowed Uses. Allowed uses shall comply with Chapter 19.10 SMC (Zones and Allowable Uses).

2. Minimum Lot Size. The minimum size of any parcel shall be that specified for the zoning district in which the project is located.

3. Affordable Housing.

a. A complete application for a housing development project shall include a separate statement, signed by the applicant or owner of the parcel for which the housing development project is proposed, stating whether each new dwelling unit will be an ownership or rental unit, outlining the required

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

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affordable housing component, in compliance with Chapter 19.44 SMC (Affordable Housing and Density Bonuses).

b. The site plan shall demonstrate how the housing development project shall comply with Chapter 19.44 SMC (Affordable Housing and Density Bonuses). It shall clearly identify the location and affordability level of each affordable housing unit.

c. The owner of each newly created unit in the housing development project shall enter into an affordable housing agreement (AHA), in a form approved by the planning director and city attorney, assuring the continued affordability of each unit in perpetuity. Affordable rental units shall include a management and maintenance plan (addressing issues including but not limited to tenant screening; warning and eviction procedures; use and maintenance of patios, decks and other outdoor areas; quiet time; and the long-term maintenance of buildings and landscaping). The AHA must be executed and recorded prior to the issuance of any building permits.

4. On-Site Manager. Rental multifamily development projects of 11 units or more shall include a permanent on-site unit dedicated to an on-site manager.

• B. Multifamily Objective Standards.

  1. Neighborhood Compatibility.

     • a. Three-story multifamily structures adjacent to single-family homes shall use a minimum of one of the following techniques along the street frontage to reduce the perceived size of the structure:

       • i. Three-story structures shall place third-floor dwelling units within the roof form. The roof form shall be measured from the second floor wall plate. Third-floor units shall have a minimum eightfoot wall plate height.

ii. Third-floor dwelling units shall be set back an additional 10 feet from the second-floor wall line and shall have a maximum overall plate height of 30 feet.

iii. Three-story structures shall be wholly dedicated to multifamily residential units. Parking is not allowed as part of a three-story structure.

b. Residential projects located across the street from single-family neighborhoods shall orient the buildings to the street with individual entries, patio areas and landscaping facing the single-family homes. Parking lot areas and carports shall not be located along single-family neighborhood street frontages.

c. Multifamily dwellings abutting single-family neighborhoods shall include individual front doors that provide direct access to the dwelling. Stairs providing access to multiple units shall not be located on an exterior elevation facing a street.

2. Orientation.

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

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• a. Structures at the street shall have a front entry oriented to the street.

• b. Structures that face two public streets shall provide an accessible entrance along each street, or a single corner entrance.

c. Structures not at the street shall be oriented to a shared interior space. Shared interior spaces include, but are not limited to: plazas and gathering areas, paseos, and internal pedestrian space.

• d. Upper-floor balconies shall not be located along side walls within 10 feet of the property line.

3. Site Design.

a. Floor Area Ratio. Maximum floor area ratio for a multifamily residential project shall be that specified for the zoning district in which the residential project is located.

• b. Site Coverage. Maximum site coverage for a multifamily residential project shall be that specified for the zoning district in which the project is located.

c. Setbacks. Required setbacks shall be that specified for the zoning district in which the multifamily residential project is located. Double frontage (lots that abut two nonintersecting and different streets) and corner lots (lots that abut two intersecting streets) shall address both street fronts. Street fronts shall be considered a front setback.

d. Multifamily residential development projects shall be broken into multiple buildings in order to reduce mass and bulk. No single building shall exceed 10 percent of the total site area for project site or 8,000 square feet, whichever is larger.

e. Laundry facilities (washer and dryer) shall either be provided in each unit or a shared laundry facility shall be provided.

4. Parking.

a. Multifamily residential projects shall not include parking spaces dedicated to specific units and shall not include garages.

b. Required parking space(s) shall not be obstructed and shall be independently accessible. Tandem parking is prohibited.

c. All parking areas, covered and uncovered, shall be screened from public street frontages. Screening may be accomplished through building placement, landscaping or some combination of the above. Landscaping used for screening purposes shall be no less than 15 feet wide (from the back of sidewalk or street curb to the parking lot paving, whichever is greater) and no less than four feet tall.

d. Parking areas are prohibited in the front and street-side setback areas. Parking may be located in interior side setback areas.

• C. Structure Design.

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

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1. General.

a. Each building shall carry the same theme on all elevations. For the purposes of this standard, a theme includes primary (nonaccent) materials and colors.

b. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

2. Height.

a. The maximum height of the one-story unit shall be 18 feet above finished grade, measured from finished grade to the highest point of the roof. One-story walls shall not exceed a plate height of 12 feet above finished grade.

b. The height of a two-story structure shall not exceed 26 feet measured from the finished grade to the highest point of the roof. Two-story walls shall not exceed an overall plate height of 20 feet above finished grade and the plate height on any new second story shall not exceed eight feet.

c. The height of a three-story structure shall not exceed 36 feet measured from the finished grade to the highest point of the roof structure.

3. Structure Entries.

   • a. Structure entries at the street shall incorporate a waterproof projection (e.g., porch) or recess, or combination of projection and recess with minimum area of 50 square feet.

b. Entryways shall be visible from the nearest street or shared interior space and shall not be separated from these areas by vehicular parking, a wall, fence, or landscaping taller than three feet in height.

• c. Paved or wooden deck surfaces that function as a porch, stoop, or unfenced patio may project up to 10 feet into the front setback area. These areas must be raised from the ground by a minimum of eight inches and a maximum of 18 inches.

4. Street-Facing Facade Transparency. Mixed-use structures with ground floor retail shall have windows that make up a minimum of 60 percent of the ground floor frontage.

5. Wall Modulation. Blank walls (walls without windows, recessed entryway or porch, or articulation) shall not exceed 20 feet in length. Walls that are not visible from public streets and neighboring residences are excluded from this requirement.

6. Open Space and Common Areas.

a. All multifamily residential projects shall provide permanently maintained outdoor open space for each dwelling unit (private open space) and for all residents (common open space). Unless different standards are applied through specific planning area regulations as set forth in Division III, Project

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Design, usable outdoor open space, not including required front or street-side yards, shall be provided as set forth in Table 1-1, below:

Table 1-1. Minimum Open Space Requirements for Multifamily Development

Type Area Required

Common outdoor space: 300 square feet per dwelling unit

Private outdoor space:

b. Outdoor seating shall be provided at common usable open space areas and outside of laundry facilities.

c. Multifamily developments (except senior-restricted multifamily developments) exceeding 10 residential units shall have two outdoor areas, one for adults and one for a children’s play area, each totaling one percent of the project site. For the purpose of this standard, adult open space does not include play equipment, but does include tables with seating.

d. Multifamily developments (except senior-restricted multifamily developments) exceeding 20 residential units shall also include outdoor areas such as sports fields, playground equipment, or other recreational equipment totaling three percent of the site area.

e. Play equipment for children under the age of five shall be included in children’s play areas. The play area must be visible to as many units as possible to provide casual surveillance and be separated from traffic by fencing. Benches or picnic tables for adults that are accompanying younger children shall be provided.

7. Landscaping.

a. Street trees shall be planted in the city’s right-of-way, along the property frontages as required by the city engineer. All street trees (including their spacing, size, type and quantity) shall be consistent with the city’s tree planting program, including the master tree list.

b. Each parcel on which a multifamily residential project is permitted shall feature landscaped front yards with mature trees (minimum of three trees, each of 36-inch box size) and other shrubs (minimum of 10 shrubs, each of 15-gallon size).

c. A complete application for a multifamily residential project shall include a water conservation plan, which plan is subject to the approval of the city engineer. The plan shall include conservation measures

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

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for indoor and outdoor water use and shall be consistent with the city’s water conservation and landscape efficiency ordinances and policies.

d. A complete application for a multifamily residential project shall include a landscape plan which must comply with the city’s water efficient landscaping ordinance (Chapter 14.32 SMC) and SMC 19.40.100 (Screening and buffering), Chapter 19.46 SMC (Fences, Hedges, and Walls), and SMC 19.40.070 (Open space for multifamily residential projects) and 19.40.060 (Landscape standards).

8. Lighting.

a. A lighting plan shall be prepared and shall demonstrate the dispersal of light on the ground surface and compliance with the requirements of this section. Building-mounted decorative lights shall not exceed five foot-candles measured five feet from the light source.

• b. Exterior lighting shall conform to the California Energy Standards and standards.

• c. Lighting shall use light-emitting diodes (LEDs) and shall have a color temperature of a maximum of 3,000 Kelvin.

• d. Lighting along pedestrian pathways shall not exceed eight feet in height.

• e. Lighting in parking areas shall not exceed 15 feet in height.

• f. Bicycle parking areas shall be illuminated.

• g. Gateway entry signs, directional signs, and unit and structure identifiers shall be externally illuminated for visibility at night.

• h. Backlit, internally illuminated, and halo signs are prohibited.

• i. All exterior light fixtures shall be shielded and glare onto neighboring properties is prohibited.

j. Pole-mounted fixtures shall not exceed 15 feet in height and shall be equipped with light shields to eliminate light spillage beyond the project’s boundaries.

k. The level of light projected onto any ground or wall surface shall not be less than two foot-candles nor more than five foot-candles at the base of the light fixture. Pedestrian courts, plazas, and walkways shall have a light level at the ground surface of one foot-candle.

l. Light fixtures shall be designed, constructed, mounted, and maintained so that, with appropriate shielding, the light source is completely cut off when viewed from any point five feet or more beyond the property lines of the subject parcel. The incident light level at a property line shall not exceed one footcandle measured from finished grade to a height of 12 feet. The incident light level upon any habitable structure on an adjoining property shall not exceed 0.05 foot candle;

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m. Security lighting shall be provided in all nonresidential zoning districts at building entrances/exits. Security lighting shall provide a minimum of two foot-candles and a maximum of three foot-candles at the ground level of the entrance.

9. Fences, Walls, and Hedges.

   • a. Fencing shall comply with SMC 19.40.100 (Screening and buffering) and Chapter 19.46 SMC (Fences, Hedges, and Walls).

b. Perimeter fencing utilized along public streets shall be constructed of wood, decorative iron, or prepainted welded steel.

• c. Vinyl and chain link fencing are prohibited.

10. Utilities.

• a. Development Standards.

i. Private underground utility services, including water, sewer, gas, electricity, cable TV and telephone, shall be available for extension to and connection with all units in the residential development.

ii. All dwelling units in the residential development must be able to connect and shall connect to water, sewer, gas, and electricity services.

iii. All existing and proposed utility distribution facilities (including electric, telecommunications and cable television lines) installed in and for the purpose of supplying service to any dwelling unit(s) proposed as part of a residential project shall be installed underground, in addition to any utilities crossing the property line.

iv. Equipment appurtenant to underground facilities, including surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts, shall also be underground.

• v. HVAC shall be roof mounted.

vi. Ground-mounted utility meters, fire line detector check valves, backflow preventers, and mechanical equipment shall not be located in the front setback area and shall be located to the side or rear of structures.

vii. Utilities, mechanical equipment, and service areas shall not obstruct pedestrian pathways.

b. Screening.

i. Ground-mounted utility and mechanical equipment shall be screened from view from streets, parks, plazas, gathering areas, and structure entries.

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ii. Approved screening includes building recesses, vine-covered walls or fences, trellises, or evergreen plant materials. Screening shall exceed the equipment in height by a minimum of one foot.

iii. Roof-mounted utility and mechanical equipment shall be screened from view behind parapets or recessed into hips, gables, or other building recessions.

11. Refuse.

• a. Enclosure Requirement.

i. Bins, carts, and dumpsters for trash, yard waste, compost, and recycling shall be contained in covered refuse enclosures with an opaque gate. Developments with three or fewer units may be excluded from this requirement if the receptacles are kept in a lighted area separate from parking and pedestrian areas.

ii. Refuse enclosures shall be provided in the number, dimensions, and type required by the local waste hauler.

iii. Refuse containers are prohibited in the front, side, and rear setback areas and shall be located at least 20 feet from adjacent residences.

iv. Refuse areas shall be designed so that garbage trucks enter the property to pick up all garbage and recycle.

• v. Refuse containers shall be prohibited on sidewalks and in the public right-of-way.

• vi. Dumpster enclosures shall include wheel stops.

12. Screening. Refuse enclosures shall not be located within the front setback and shall be screened from view of the street behind opaque landscaping or fencing reaching a minimum of six feet in height. (Ord. 08-2022 § 3(A), 2022).