Sonoma Municipal Code Ch. 19.18 Northeast Planning Area (CA)

19.18.010 Existing conditions, desired future, potential changes.¶

A. Existing Conditions. The Northeast planning area lies immediately to the north and east of the Plaza and downtown, and extends to the northeast city boundary. The planning area, which encompasses 230 acres, includes many historical structures and diverse land uses. Scenic vistas of the surrounding hillsides along four of the major north-south streets and a portion of the city’s bike path are also important attributes of this area. Existing development is characterized by wide variety in architectural styles, site planning techniques, and street patterns, reflecting different periods in the city’s history. Important natural features include Schocken Hill, which extends into the planning area from the north, and Nathanson Creek, which runs through the southeast edge of the area. Visually, this area is marked by the contrast of rural and urban elements.

Existing land uses include:

A scattering of commercial uses, including a restaurant, a small office building, the Vella Cheese company and a light industrial facility;
Medium density residences, including a few small lot subdivisions and multifamily dwellings;
Depot Park and a complex of county-owned recreational facilities including the Veterans’ Building and Arnold Field;
Sebastiani Winery and a small amount of vineyard land;
Rural hillside residential areas;
Low density single-family residences;
Agricultural land; and
Undeveloped open space areas zoned for other land uses.

The bicycle/walking path which runs east and west through the center of the planning area is an important recreational and social element of the Northeast planning area.

B. Desired Future. The general objective for this area, as expressed in SMC 19.18.020, Project planning and design, is to preserve the quality and context of land uses and buildings. Remodeling or additions to existing structures and infill development including intensification in mixed use areas, will require careful attention to surrounding building form, site design, and land uses to preserve the quality of development in the Northeast planning area. The emphasis of mixed use development should be residential, with some small-scale office, bed and breakfast, or other compatible commercial land uses allowed subject to use permit review.

C. Potential Changes. Specific improvements contemplated in this area include improvements to the Maysonnave property and Depot Park, the creation of a pedestrian corridor linking the Plaza, Depot Park and the Sonoma Overlook Trail, and landscaping improvements to public parking lots. (Ord. 2003-02 § 3, 2003).

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19.18.020 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 developments within the Northeast planning area.

Table 3-2. Lot Size and Residential Density Requirements

Zoning District	Number of Dwellings Per Parcel 1	Minimum Lot Size
R-HS (Residential – Hillside)	1 maximum; or, 1 per 10 acres	10 acres
R-R (Residential – Rural)	2 per acre maximum	20,000 sq. ft.
R-L (Residential – Low Density )	2 per acre minimum; 5 per acre maximum	7,500 sq. ft.
R-M (Residential – Medium Density )	7 per acre minimum; 11 per acre maximum	5,500 sq. ft.
MX (Mixed Use)	20 per acre maximum	7,000 sq. ft.
W (Wine Production)	None 2	5 acres
A (Agriculture)	1 maximum	10 acres

Notes:

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

2.Residences are not allowed in the W zone, except for caretaker residences authorized through use permit approval.

Setbacks, Site Coverage, and Open Space. Proposed development shall be designed and constructed in compliance with the requirements set forth in Tables 3-3 and 3-4.

Table 3-3. Northeast 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	Requirements by Zoning District Setbacks, Site Coverage, Open Space and Height
Development Feature	W 1	A	R-HS	R-R	R-L	R-M	MX
Development Feature	W 1	A	R-HS	R-R	R-L	R-M	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.	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 2	30 ft.	30 ft.	30 ft.	30 ft.	New construction : 20 ft. or the same as the closest structure to the street on either side, whichever is more. Additions: 20 ft.	New construction : 15 ft. or the same as the closest structure to the street on either side, whichever is less. Additions: 15 ft.	N.A.
Side: One-story	30 ft.	30 ft.	30 ft.	20 ft. min., 50 ft. total	7 ft. minimum, 18 ft. total.	7 ft. minimum, 18 ft. total.	N.A.
Side: Two-story	30 ft.	30 ft.	30 ft.	20 ft. min., 50 ft. total	7 ft.minimum, 18 ft. total.	7 ft. minimum, 18 ft. total.	N.A.
Rear	30 ft.	30 ft.	30 ft.	30 ft.	25 ft.	20 ft.	N.A.
Garage: Front	30 ft.	30 ft.	30 ft.	30 ft.	20 ft. from primary structure	20 ft. from primary structure	N.A.
F.A.R./Site Coverage
F.A.R.	N.A.	0.05	0.10	0.20	0.35	0.50	0.60
Site Coverage	N.A.	10%	15%	25%	40%	60%	60%
Open Space	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.	See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	N.A.	7% – 11% of site
Residential: Common	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	300 sq. ft. per unit	300 sq. ft. per unit
Residential: Private	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	No minimum requirement.	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.	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	35 ft.	35 ft.	30 ft.	30 ft.	30 ft.	30 ft.	30 ft.

Notes:

1.Setbacks in the W district may be reduced where the review authority first finds that the reduced setback would not be detrimental to surrounding land uses.

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

Table 3-4. Northeast 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
Development Feature	R-M	MX
Development Feature	R-M	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.	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	15 ft., one-story 20 ft., two-story	A variety of setbacks , consistent with neighborhood conditions, shall normally be required at the discretion of the planning commission .
Side: One-story	5 ft. minimum, 15 ft. total.	5 ft. minimum, 15 ft. total.
Side: Two-story	10 ft. minimum on two-story side	8 ft. minimum on two-story side
Rear	One-story: 20 ft.; two-story: 25 ft.	One-story: 15 ft.; two-story: 20 ft.
Garage: Front	20 ft. from primary structure	20 ft. from primary structure
F.A.R./Site Coverage
F.A.R.	0.45	0.60
Site Coverage	50%	60%
Open Space	Minimum open space required for residential development component only. See SMC 19.40.070 and 19.40.080 for design requirements.	Minimum open space required for residential development component only. See SMC 19.40.070 and 19.40.080 for design requirements.
Commercial	7% – 11% of site	7% – 11% of site
Residential: Common	300 sq. ft. per unit	300 sq. ft. per unit
Residential: Private	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.
Primary Structure	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).

Driveways and Parking. Parking areas for multifamily and mixed use developments shall not be located in a front setback, but shall be provided at the rear or along the side of the site. Nonresidential and multifamily parking areas shall be screened from adjacent residential zoning districts and land uses. See Chapter 19.48 SMC, Parking and Loading Standards.
Natural Features. Environmental amenities including creeks, streams and other drainage courses, mature trees, and rock outcrops shall be preserved and incorporated into the proposed site plan. Appropriate enhancement or protective measures shall be included in plans where determined necessary by the planning commission. See SMC 19.40.050, Hillside development, and SMC 19.40.060, Landscape standards, and the tree preservation ordinance for specific hillside development and tree preservation requirements and guidelines.

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Screening and Buffering. Multifamily and mixed use development 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 two stories or 30 feet; provided, that structures in the A and the W zoning districts may be allowed up to 35 feet in height. Second stories shall be set back an additional 10 feet from the front setback, and five feet on the sides and rear setbacks. 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.
Building Types – Guidelines for Commercial Structures. Proposed commercial and mixed use structures should be compatible in scale, massing height to residential development in the vicinity. Building architecture and design details should maintain a low-key, residential flavor.

C. Street and Block Layout. It is intended that streets within the Northeast Planning Area will be maintained at their existing width and alignment. (Ord. 02-2021 § 1(1), 2021; Ord. 03-2004 § 3, 2004; Ord. 2003-02 § 3, 2003).

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