Sonoma Municipal Code Ch. 19.22 Southeast Planning Area (CA)

19.22.010 Existing conditions, desired future, potential changes.¶

A. Existing Conditions. The Southeast area is roughly bounded on three sides by major collector streets, with Nathanson Creek forming the western boundary. The smaller lot sizes and street improvements associated with the single-family subdivisions within the city contrast with the rural lands of the unincorporated sphere of influence, with little transition between the two. The three large single-family subdivisions within city limits are not characterized by any particular street or block pattern, except that all feature curb, gutter, and sidewalk, and none provide, at present, a connection to or continuation of the traditional grid pattern found to the north.

Existing land uses include:

Low density single-family homes;
A large block of vacant or lightly developed Sonoma residential and low density residential properties in the sphere of influence;
A creekside neighborhood park;
The Sonoma Valley High School and its associated playing fields on the east;
A middle school;
An elementary school; and
A cemetery.

B. Desired Future. The general objectives for this area, as expressed in SMC 19.22.020, Project planning and design, are as set forth below. The area along Fifth Street East, between Denmark Street and Napa Road, represents the largest block of undeveloped residential land within the sphere of influence. Its development should be based on elements found in traditional Sonoma neighborhoods, including grid streets, a mix of lot sizes, and variation in the size and style of homes. The development of this area should result in a distinct edge to the city, rather than a “feathering” effect, and should connect to adjoining subdivisions.

C. Potential Changes. The development of the Sonoma residential area will allow for additional grid street connections to Fifth Street East, Denmark Street, and, potentially, Napa Road. The extension of curb, gutter and sidewalk, and the undergrounding of drainage will be needed along the east side of Fifth Street East and the north side of Napa Road. In addition, the intersection of Fifth Street East/Napa Road will ultimately need to be signalized.

The high school expansion and the recently completed middle school on the property south of the high school have implications for the residential development adjacent to the east. The placement of buildings, playing fields, access and parking should support those neighborhoods, not diminish them. To provide convenient access to playing fields and other facilities on the east side of the creek, an access road (public or private) should be extended to connect Denmark Street with Newcomb Street. Opportunities for creek restoration should be pursued along the bicycle/pedestrian path recently developed on the east side of Nathanson Creek. Connections to this path should be made to the residential areas on the east. (Ord. 2003-02 § 3, 2003).

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19.22.020 Project planning and design.¶

A. Site Planning Standards.

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

Table 3-8. Lot Size and Residential Density Requirements

Zoning District	Number of Dwellings Per Parcel 1	Minimum Lot Size
R-L (Residential – Low Density )	2 per acre minimum; 5 per acre maximum	7,500 sq. ft.
R-S (Residential – Sonoma)	3 per acre minimum; 8 per acre maximum	5,000 sq. ft.
R-M (Residential – Medium Density )	7 per acre minimum; 11 per acre maximum	5,500 sq. ft.

Notes:

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

Setbacks, Site Coverage, and Open Space. Proposed development shall be designed and constructed in compliance with the requirements set forth in Tables 3-9 and 3-10, following.
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 shall be minimized when possible, by combining driveways, using alleys, or designing development so that access is provided from local streets.
Natural Features. Significant environmental amenities, including Nathanson 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.
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.

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.
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 Southeast planning area will be maintained at their existing width and alignment.

Table 3-9. Southeast Area: Infill and Additions

Development Feature	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height
Development Feature	R-L	R-S	R-M
Development Feature	R-L	R-S	R-M
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.	Minimum setbacks required for primary structures. See SMC 19.40.110 for setback measurement, allowed projections into setbacks, exceptions, and design guidelines for 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-side 1	New structures on vacant parcels : 20 ft. or the same as the average of structures to the street on either side, whichever is greater. 2 Additions: 20 ft. Nonconforming replacement structures : The same location as the original structure . 3	New structures on vacant parcels : 20 ft. or the same as the average of structures to the street on either side, whichever is greater. 2 Additions: 20 ft. Nonconforming replacement structures : The same location as the original structure . 3	15 ft.
Side: One-story	7 ft. minimum, 18 ft. combined	5 ft. minimum, 15 ft. combined	5 ft. minimum, 15 ft. combined
Side: Two-story	3 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 4 in addition to the normal requirement for one-story structures .	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 4 in addition to the normal requirement for one-story structures .	8 ft. minimum on two-story side
Rear	20 ft.	20 ft.	15 ft.
Garage: Front	20 ft. from the front of the primary structure	20 ft. from the front of the primary structure	20 ft. from the front of the primary structure
F.A.R./Site Coverage
F.A.R.	0.35	0.35	0.50
Site Coverage	40%	40%	60%
Open Space	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.
Residential: Common	N.A.	500 sq. ft. per unit, any combination of shared or private.	300 sq. ft. per unit, any combination of shared or private.
Residential: Private	N.A.	500 sq. ft. per unit, any combination of shared or private.	300 sq. ft. per unit, any combination of shared or private.
Height	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.
Primary Structure	30 ft.	30 ft.	30 ft.

Notes:

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

2.Where averaging adjacent structures results in a setback of greater than 30 feet, a 30-foot setback shall be allowed.

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

4.Measured at building wall, not ridge.

Table 3-10. Southeast Area: New Subdivisions of 5+ Lots

Development Feature	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height
Development Feature	R-L	R-S	R-M
Development Feature	R-L	R-S	R-M
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.	Minimum setbacks required for primary structures. See SMC 19.40.110 for setback measurement, allowed projections into setbacks, exceptions, and design guidelines for 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-side 1	A variety of setbacks , compatible with neighborhood conditions, shall normally be required at the discretion of the planning commission . An average setback of 20 feet shall be maintained.	A variety of setbacks , compatible with neighborhood conditions, shall normally be required at the discretion of the planning commission . An average setback of 20 feet shall be maintained.	15 ft.
Side: One-story	7 ft. minimum, 18 ft. combined	As approved by the planning commission , except that in no case shall a setback of less than 3 ft. be allowed.	5 ft. minimum, 15 ft. combined
Side: Two-story	3 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	As approved by the planning commission , except that in no case shall a setback of less than 3 ft. be allowed.	8 ft. minimum on two-story side
Rear	20 ft.	20 ft.	15 ft.
Garage: Front	20 ft. from the front of the primary structure	20 ft. from the front of the primary structure	20 ft. from the front of the primary structure
F.A.R./Site Coverage
F.A.R.	0.35	0.35	0.50
Site Coverage	40%	40%	60%
Open Space	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.
Residential: Common	N.A.	500 sq. ft. per unit, any combination of shared or private	300 sq. ft. per unit, any combination of shared or private
Residential: Private	N.A.	500 sq. ft. per unit, any combination of shared or private	300 sq. ft. per unit, any combination of shared or private
Height	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.
Primary Structure	30 ft.	30 ft.	30 ft.

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

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