Sonoma Municipal Code Ch. 19.26 Central-West Planning Area

19.26.010 Existing conditions, desired future, potential changes.¶

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:

Low density single-family homes;
Two mobile home parks;
Multifamily development, including duplexes, triplexes and fourplexes, condominiums, and apartments;
Two congregate care facilities;
A neighborhood park (Hertenstein Park);
Sassarini Elementary School;
A hospital; and
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.

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).

[Figure]

Exceptions & meaning →

19.26.020 Project planning and design.¶

A. Site Planning Standards.

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

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-P (Residential – Mobile Home Park )	7 per acre maximum	10 acres
R-M (Residential – Medium Density )	7 per acre minimum; 11 per acre maximum	4,500 sq. ft.
R-H (Residential – High Density )	15 per acre maximum	3,500 sq. ft.
C (Commercial)	20 per acre maximum	10,000 sq. ft.

Notes:

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

Table 3-15. Central-West 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	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-P	R-L	R-S	R-M	R-H	C
Development 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.	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.	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	20 ft.	20 ft.	20 ft.	One-story: 15 ft. Two-story: 20 ft.	15 ft.	One-story: 15 ft. Two-story: 20 ft.
Side: One-story	10 ft.	5 ft. minimum, 15 ft. combined	5 ft. minimum, 15 ft. combined	5 ft. minimum, 12 ft. combined	5 ft. minimum, 12 ft. combined	None required, except when abutting a residential zone , in which case the corresponding setback in the residential zone shall apply.
Side: Two-story	20 ft.	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	None required, except when abutting a residential zone , in which case the corresponding setback in the residential zone shall apply.
Rear	20 ft.	20 ft.	20 ft.	One-story: 15 ft. Two-story: 20 ft.	One-story: 12 ft. Two-story: 15 ft.	None required, except when abutting a residential zone , in which case the corresponding setback in the residential zone shall apply.
Garage: Front	N.A.	5 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	20 ft. from the front of the primary structure	N.A.
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.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.	See SMC 19.40.070 for design requirements.
Commercial	N.A.	N.A.	N.A.	N.A.	N.A.	7 – 11% of site
Residential: Common	N.A.	N.A.	N.A.	300 sq. ft. per unit	300 sq. ft. per unit	300 sq. ft. per unit, any combination of shared or private
Residential: Private	N.A.	N.A.	N.A.	75 – 225 sq. ft. per unit	75 – 225 sq. ft. per unit	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.	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.	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.

Table 3-16. Central-West Area: 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	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height
Development Feature	R-L	R-S	R-M	R-H
Development 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.	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 25 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 25 feet shall be maintained.	One-story: 15 ft. Two-story: 20 ft.	15 ft.
Side: One-story	5 ft. minimum, 15 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, 12 ft. combined	5 ft. minimum, 12 ft. combined
Side: Two-story	2 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.	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .	2 ft. for every 5 ft. (or fraction thereof) of height above 15 ft., 2 in addition to the normal requirement for one-story structures .
Rear	20 ft.	20 ft.	One-story: 15 ft. Two-story: 20 ft.	15 ft.
Garage: Front	5 ft. from the front of the primary structure	20 ft. from the front of the primary structure	Parking areas (including carports and garages ) should normally be located along the sides and to the rear of a property and should be minimized or avoided in front of buildings .	Parking areas (including carports and garages ) should 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.	0.35	0.35	0.45	0.70
Site Coverage	40%	40%	50%	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.	See SMC 19.40.070 for design requirements.
Commercial	N.A.	N.A.	N.A.	N.A.
Residential: Common	N.A.	N.A.	300 sq. ft. per unit	300 sq. ft. per unit
Residential: Private	N.A.	N.A.	75 – 225 sq. ft. per unit	75 – 225 sq. ft. per unit
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.	Ridge height measured from finished grade. See SMC 19.40.040 for applicability and exceptions.
Primary Structure	30 ft.	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.

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.
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.
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.
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.

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 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).

[Figure]

Exceptions & meaning →