§ 26-24-030. Permitted residential density and development criteria.

The following residential development density and development criteria and additional design standards are intended to apply to multifamily developments. Policies and criteria of the general plan and any applicable specific or area plan or local area development guidelines shall supersede the standards herein.

(a)

Residential Density. Residential density shall be between twelve (12) and twenty (20) units per acre as shown in the general plan land use map and zoning database, whichever is more restrictive, provided however that a density bonus and further incentives may be granted in compliance with the applicable requirements of Article 89; and provided further that for a rental housing opportunity area project which meets the requirements of, the permitted residential density may be increased one hundred percent (100%) above the mapped designation in the general plan to a maximum of thirty (30) dwelling units per acre. All applications for a discretionary approval shall be designed to meet, at a minimum, the density requirements shown in the general plan land use element or on the sectional district maps, whichever is more restrictive, provided however, that a lesser density may be approved if the body deciding the application determines that such a reduction in density is necessary to mitigate a particular significant effect on the environment and that no other specific mitigation measure or alternative would provide a comparable lessening of the significant impact. Nothing set forth in this section shall be construed to prohibit the construction of one (1) single-family dwelling on a single lot of record. Residential densities shall be based on dwelling units per net acre (exclusive of right-of-way dedications) calculated in density units as follows.

Residential Density Unit Equivalents

Dwelling Unit Size	Density Units
Micro Apt or Studio <500 sq. ft.	0.33 density unit
One-bedroom <750 sq. ft.	0.5 density unit
Two-bedroom <1,000 sq. ft.	0.75 density unit
Three-bedroom	1.00 density unit
Four or more bedrooms	1.5 density units

 

(b)

Maximum Building Height.

(1)

Thirty-five feet (35′) or two (2) stories, whichever is less, provided, that no detached accessory structure shall be permitted to exceed one (1) story;

(2)

Three (3) story construction is allowed, provided it does not exceed forty feet (40′) in height, for (a) projects that meet the inclusionary requirements on-site in compliance with Section 26-89-040; or (b) projects where the majority of resident parking is provided as tuck-under (podium-style) ground floor parking. The decision maker may approve an increase in height as an incentive for any density bonus project.

(3)

Notwithstanding subsections (b)(1) and (b)(2) of this section, where the project abuts an R1 or RR zone, the height of any building within thirty feet (30′) of the R1 or RR zone shall not exceed thirty five feet (35′). If any structure within the thirty-foot (30′) distance is provided as three (3) stories, the second floor shall be set back at least five feet (5′) more than the first floor, in order to reduce impacts related to bulk, height, mass, and loss of solar access on neighboring properties.

(4)

Maximum height for telecommunication facilities is subject to the provisions of this article and Section 26-88-130.

(c)

Minimum Lot Size. Six thousand (6,000) square feet.

(d)

Minimum Lot Width. The minimum average lot width within each lot is eighty feet (80′).

(e)

Lot Coverage.

(1)

Not more than sixty percent (60%) of the total lot area shall be devoted to main and accessory buildings. The remaining lot area shall be devoted to landscaping, lawns, private yard spaces, play or recreational areas, and open parking and access areas.

(2)

The decision maker may approve a ten percent (10%) increase in lot coverage where it is found that due to efficient land utilization, sufficient open areas and recreation areas are provided on site.

(f)

Yard Requirements. The following shall apply except that if the subject property adjoins land which is zoned AR or designated as agricultural land, the use is subject to the requirements of Section 26-88-040 (f).

(1)

Front Yard. Not less than fifteen feet (15′) provided, however, that no structure shall be located closer than forty-five feet (45′) to the centerline of any public or private road, street or highway. Setbacks may be reduced up to five feet (5′) in order to attain an average of fifteen feet (15′). Unenclosed front porches may extend up to ten feet (10′) into the required front yard setback provided that adequate sight distance is maintained from driveways, alleys or roads.

(2)

Side Yard. Not less than five feet (5′) except where the side yard abuts a public street, in which case such yard shall be the same as the front yard. On lots where access is gained to an interior court by way of a side yard, or where an entrance to a building faces the side line, said side yard shall be not less than ten feet (10′).

(3)

Rear Yard. Not less than ten feet (10′).

(4)

Garage Setback. No garage or carport opening facing the street shall be located less than twenty feet (20′) from any exterior property line.

(g)

Parking Requirements. Parking shall be provided as set forth in Article 86, (Required Parking).

(h)

Where planned developments and condominiums are proposed, dwelling units may be attached and common walls are permitted. The lot size and setback requirements of this section shall not apply to planned developments and condominiums.

(i)

Additional Design and Development Standards.

(1)

For dwelling groups and/or multifamily structures involving four (4) or more dwelling units, all utility distribution facilities (including but not limited to electric, communication and cable television lines) installed in and for the purpose of supplying service to any residential development shall be placed underground, except equipment appurtenant to underground facilities, such as surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts. The developer is responsible for complying with the requirements of this section, and shall make the necessary arrangements with the utility companies involved for the installation of the facilities.

(2)

Landscaping shall be provided and perpetually maintained in all required yards and open space areas for the life of the project.

(3)

Adequate drainage and stormwater management using low-impact development guidelines shall be required.

(4)

All refuse collection areas shall be enclosed on at least three (3) sides by a five-foot high wall, such wall to be constructed of masonry or other solid material. Alternate methods of refuse and recycling storage and screening thereof may be approved by the director.

(5)

To the extent possible, all off-street parking areas shall be screened from view of surrounding residents by a fence not less than four feet (4′) in height, or by landscape materials having a normal growth of not less than four feet (4′) in height. Parking areas shall provide trees for shading at a ratio of one (1) tree per six (6) parking spaces.

(6)

All points of vehicular access and vehicular circulation to and from off-street parking areas and driveways and onto public rights of way shall be approved by the director of transportation and public works.

(7)

Unless an alternative permeable treatment is approved by the director, all off-street parking areas shall be paved with asphalt or its equivalent, and shall conform to the off-street parking design standards of Article 86. Use of alternative permeable surfaces is strongly encouraged wherever feasible in order to maintain or enhance groundwater absorption and recharge.

(8)

Public utilities and easements therefore shall be provided as required by applicable public utilities and agencies.

(9)

Main buildings shall be placed such that privacy issues are minimized. Building-to-building window placement shall be staggered, or otherwise designed to provide adequate privacy between the units.

(10)

Open/Recreational Space Requirement. In developments of four (4) or more rental units on a single lot, a landscaped, usable open recreational and leisure area, totaling at least two hundred (200) square feet for each dwelling unit, shall be provided on-site except that for affordable housing projects meeting the inclusionary housing requirements on-site, at least one hundred fifty (150) square feet of landscaped, usable open area shall be provided for each dwelling unit. Such areas shall be conveniently located and readily accessible to each dwelling unit, as determined by the decision maker. Private open space areas (i.e., patios and balconies) may be considered for up to fifty percent (50%) of the required open recreational and leisure area. The following areas shall not be considered as contributing to the recreational and leisure areas required above:

(i)

Any required front or side yard;

(ii)

Any paved (non-permeable) area used for parking or vehicular circulation;

(iii)

Any area with a dimension of less than six feet (6′).

(11)

Exterior lighting shall be low mounted, downward casting and fully shielded to prevent glare. Lighting shall not wash out structures or any portions of the site. Light fixtures shall not be located at the periphery of the property and shall not spill over onto adjacent properties or into the night sky. Flood lights are not permitted. All parking lot and street lights shall be full cut-off fixtures. Lighting shall shut of automatically after closing and security lighting shall be motion sensor activated.

(12)

A water conservation plan including the best available conservation technologies or measures to reduce water demand to the maximum extent feasible including installation of recycled water plumbing, ultra low-flow fixtures, rainwater collection systems and graywater reuse. Landscaping plans must comply with the county water efficient landscape ordinance. Prior to building permit issuance a landscape permit application shall be submitted for all new and rehabilitated landscapes, as required by the water efficient landscape regulations (Chapter 7D3 of the Sonoma County Building Code). Verification from a qualified irrigation specialist that landscaping plan complies with the county ordinance shall be provided prior to building permit issuance. The measures in the plan shall be implemented by the applicant and verified by PRMD staff prior to certificate of occupancy or operation of the use.

(13)

No vacation rental, timeshares or transient occupancies are allowed.

(j)

Design Review. Prior to issuance of a building permit, design review approval shall be required for all dwelling groups, apartments, and similar residential developments featuring four (4) or more dwelling units.

(Ord. No. 6247 , § II(Exh. D), 10-23-2018)

Editor's note

Ord. No. 6247 , § II(Exh. D), adopted Oct. 23, 2018, repealed the former § 26-24-030 and enacted a new section as set out herein. The former § 26-24-030 pertained to similar subject matter and derived from Ord. No. 4643, adopted in 1993; Ord. No. 4839 § 1(D), adopted in 1994; Ord. No. 4973 § 6(f), adopted in 1996; Ord. No. 5009 § 1(D), adopted in 1997; and Ord. No. 5569 § 4, adopted in 2005.