Sonoma City Council
January 31, 2023

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-43
Table 41: Financial Resources
Program Name Description Eligible Activities

1. Federal Programs
Community Development Block
Grant (CDBG)
Grants available to small counties and cities
on a competitive basis for a variety of housing
and community development activities. The
City accesses CDBG funds as part of the
Urban County entitlement jurisdiction,
administered by Sonoma County Community
Development Commission. The funds are
used for many housing and community
development activities, including acquisition
and rehabilitation of housing, fair housing
services, including education and outreach,
public improvements, and housing
construction.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
Continuum of Care Grant program available to eligible applicants, including local governments, public housing
agencies, and nonprofits, to assist individuals
(including unaccompanied youth) and
families experiencing homelessness and to
provide the services needed to help such
individuals move into transitional and
permanent housing, with the goal of longterm stability - Acquisition
- Rehabilitation
- New Construction
- Rental Assistance
- Supportive Services
- Operative Costs
HOME Grant program available to County and cities
on a competitive basis for housing activities.

The City accesses HOME funds as part of the
Urban County entitlement jurisdiction
administered by the SCCDC. HOME funds
are used for a variety of housing activities,
including homebuyer assistance, homeowner
and multifamily rental rehabilitation, new
construction of housing, housing acquisition
and rehabilitation, and tenant-based rental
assistance.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Rental Assistance
Low income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low income rental
housing. Proceeds from the sales are
typically used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. - Home Buyer Assistance
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-44
Table 41: Financial Resources
Housing Choice Voucher (HCV)
Program
The Sonoma County Housing Authority via
HUD administers the HCV Program in
Sonoma County. As such, rental assistance
payments from the Sonoma County Housing
Authority to owners of private market rate
units on behalf of very-low income tenants.

The Housing Choice Voucher program
includes vouchers issued to individual
households as well as project-based
vouchers issued to a developer to preserve a
specified number of units in a project for
lower income residents.
- Rental Assistance
- Home Buyer Assistance
Section 202 Grants to non-profit developers of supportive housing for the elderly.
- Acquisition
- Rehabilitation
- New Construction
Section 203(k) Provides long-term, low interest loans at fixed rate to finance acquisition and rehabilitation of
eligible property.
- Land Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Indebtedness
Section 811 Grants to non-profit developers of supportive housing for persons with disabilities,
including group homes, independent living
facilities and intermediate care facilities.
- Acquisition
- Rehabilitation
- New Construction
- Rental Assistance
U.S. Department of Agriculture
(USDA) Housing Programs
Below market-rate loans and grants for very
low, low, and moderate income multifamily
housing, self-help subdivisions, and
farmworker rental housing.
- New Construction
- Rehabilitation

2. State Programs
Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Home Buyer Assistance
Cal HOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- Home Buyer Assistance
- Rehabilitation
- New Construction
California Housing Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Home Buyer Assistance
California Self-Help Housing
Program (CSHHP)
Provides grants for the administration of
mutual self-help housing projects.
- Home Buyer Assistance
- New Construction
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Shelter Program Grants awarded to non-profit organizations for shelter support services.
- Support Services
Farmworker Housing Assistance
Program
Provides State tax credits for farmworker
housing projects.
- New Construction
- Rehabilitation
Golden State Acquisition Fund
(GSAF)
GSAF makes up to five-year loans to
developers for acquisition or preservation of
affordable housing.
- Acquisition/Preservation
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-45
Table 41: Financial Resources
Joe Serna Jr. Farm-worker Housing
Grant Program (FWHG)
Provides recoverable grants for the
acquisition, development and financing of
ownership and rental housing for
farmworkers.
- Home Buyer Assistance
- Rehabilitation
- New Construction
Mobilehome Park Rehabilitation and
Resident Ownership Program
(MPRROP)
MPROP makes short- and long-term low
interest rate loans for the preservation of
affordable mobilehome parks for ownership
or control by resident organizations, nonprofit
housing sponsors, or local public
agencies. MPRROP also makes long-term
loans to individuals to ensure continued
affordability.
- Preservation
Multifamily Housing Program (MHP) MHP makes low-interest, long-term deferredpayment permanent loans for permanent and transitional rental housing for lower-income
households.
- New construction
- Rehabilitation
- Preservation

3. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
- Fixed rate mortgages issued by private
mortgage insurers.
- Home Buyer Assistance
- Mortgages, which fund the purchase and
rehabilitation of a home.
- Home Buyer Assistance
- Rehabilitation
- Low Down-Payment Mortgages for SingleFamily Homes in underserved low income and minority cities.
- Home Buyer Assistance
Freddie Mac Home Works Provides first and second mortgages that include rehabilitation loan. County provides
gap financing for rehabilitation component.

Households earning up to 80% MFI qualify.
- Home Buyer Assistance
City Programs
Housing Trust Fund The purpose of the Housing Trust Fund is to accumulate and distribute funds in
accordance with Council’s Affordable Housing
Plan. The main source of funding is from
General Fund transfers of one percent of the
Transient Occupancy Tax.
- New Construction
- Rehabilitation
- Preservation
- Conversion from market rate to
affordable
- First time homebuyer assistance
- Land acquisition
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-46

3. HOUSING CONSTRAINTS
Constraints to housing development are defined as government measures or non-governmental conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)). Sonoma is undertaking many changes to its Development Code as part of its work program to implement this Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.

Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Sonoma in formulating housing programs.

This section addresses these potential constraints and their effects on the supply of affordable housing.

A. GOVERNMENTAL AND ENVIRONMENTAL CONSTRAINTS
Sonoma’s policies and regulations play an important role in protecting the public’s health, safety, and welfare. However, governmental policies and regulations can act as constraints that affect both the amount of residential development that occurs and housing affordability. State law requires housing elements to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583).

Therefore, the City is required to review its regulations to ensure there are no unnecessary restrictions on the operation of the housing market. If the City determines that a policy or regulation results in excessive constraints, the City must attempt to identify what steps can be taken to remove or minimize obstacles to affordable residential development. Sonoma’s primary policies and regulations that affect residential development and housing affordability are land use controls; development processing procedures, fees, and improvement requirements; and building and housing codes and enforcement.

The governmental constraints analysis focuses on factors that are within the City’s control, not on state, federal, or other governmental policies or regulations that the City cannot affect or modify. There are many such policies and regulations that could affect the City’s ability to meet future housing needs and secure adequate funding to construct very low- and low-income housing.

These are among other governmental constraints:
• Land use and environmental policies and regulations that could limit the City’s ability to designate land in its planning area for future residential development. Examples include agricultural open space and natural habitat preservation, protection of endangered species, and flood control.
• Fiscal and financial constraints related to regional, state, or federal funding for housing, transportation, infrastructure, and services needed to support new residential development. • State and federal requirements that add to the cost of constructing affordable housing, when public funds are used (such as so called “prevailing wage” requirements).
• Construction codes and regulations that the City must follow for new residential construction that could restrict the use of cost-saving techniques or materials.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-47

1. LAND USE CONTROLS
Land use controls guide local growth and development. Sonoma applies land use controls through its General Plan and Development Code. All residential land use classifications pose a constraint on residential development in the sense that various conditions, building requirements, and limitations restrict a pure free market ability to construct housing. Land use regulations also have the potential of adding costs to construction, which indirectly may constrain housing. These impacts are measured against the general health and public safety served in the adoption of such regulations. Standards have been determined by the City to establish minimum constraints to provide for adequate separation of buildings for fire protection, air and light between structures, and the intensity of development. Implementation of these standards has not resulted in a serious constraint in providing housing to households of various income levels.

GENERAL PLAN LAND USE DESIGNATIONS
By definition, local land use controls constrain housing development by restricting housing to certain sections of the City and by limiting the number of housing units that can be built on a given parcel of land. In 2006, the City of Sonoma completed a comprehensive update of its entire General Plan, except the Housing Element. The 2020 General Plan is committed to responsible development aligned within natural resource limitations, providing a diversity of housing that is available and affordable to residents and the local workforce. In furtherance of this goal, the General Plan increased permitted residential densities in Sonoma’s multifamily, commercial and mixed use districts. The Plan provides expanded opportunities for multifamily housing, including encouraging residential uses in the Town Center and along Broadway through mixed use development. Furthermore, the City requires new development to include a residential component of at least 50% the total building area on parcels zoned Commercial that are larger than 1½- acre, a policy that has proven effective in integrating housing within walking distance of commercial uses. Table 42 identifies the different land use designations in the Sonoma General Plan that accommodate residential development. Sonoma’s General Plan land use designations provide for a wide range of residential development types and densities.

Table 42. Residential Land Use Categories, Density, and Intensity Land Use
Category
Description Residential
Density
Residential
Intensity
Hillside This designation is intended to preserve Sonoma’s hillside backdrop, while allowing limited residential development in conjunction with agricultural uses. Crop and tree farming are allowed.
1 unit per 10 or
more acres
(excluding second
units)
Height Limit: 30 feet
(two stories)
Maximum Lot
Coverage: 20%
Agriculture This designation is intended to protect remaining tracts of productive agriculture within city limits, including grazing land, truck farms, vineyards, and crop production areas.
1 unit per 10 or
more acres
Height Limit: 30 feet
(two stories)
Maximum Lot
Coverage: 30%
Rural
Residential
This designation is intended to preserve areas of lower density development within the city limits, especially adjacent to hillsides and in established low density neighborhoods. Day care facilities, fire stations, post offices, and similar activities may be allowed subject to use permit review. Home occupations are allowed, but retail and office uses are not. 0 to 2 dwelling
units per acre
(du/ac)
Height Limit: 35 feet
(two stories)
Maximum Lot
Coverage: 40%
FAR: 0.2
Low Density
Residential
This designation is intended primarily for single-family housing and duplexes, with attached or clustered development allowed by use permit, in association with related public improvements such as streets. Other uses compatible with the primary use may be allowed subject to use permit review, including transitional housing, schools, day care facilities, churches, fire stations, post offices, nursing homes, convalescent hospitals, and parking areas. Home occupations are allowed, but retail and office uses are not
2 to 5 du/ac Height Limit: 35 feet
(two stories)
Maximum Lot
Coverage: 40%
FAR: 0.35
Sonoma
Residential
This designation, which usually applies to properties at least 3 acres in size, has three purposes: 1) to ensure a variety of unit types and lot sizes in new development, 2) to provide sufficient flexibility in site planning 3 to 8 du/ac Height Limit: 35 feet
(two stories)
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-48
Table 42. Residential Land Use Categories, Density, and Intensity and design to allow individual developments to respond to site and neighborhood conditions, and 3) to ensure a range of housing prices and living opportunities for middle-income households. Through this designation housing units of different price ranges are mingled rather than segregated. Home occupations are allowed, but retail and office uses are not.

Maximum Lot
Coverage: 40%
FAR: 0.35
Medium
Density
Residential
This designation is intended to provide opportunities for multifamily housing and related public improvements, especially in transition areas between higher density and single-family development. Transitional housing, schools, day care facilities, churches, fire stations, post offices, nursing homes, convalescent hospitals, parking areas, and similar activities may be allowed subject to use permit review. Home occupations are allowed, but retail and office uses are not.
7 to 11 du/ac Height Limit: 30 feet
(two stories)
Maximum Lot
Coverage: 50%
FAR: 0.5
High Density
Residential
This designation is intended to provide opportunities for relatively dense multifamily housing and related public improvements, especially close to commercial centers and mixed use development. Transitional housing, schools, day care facilities, churches, fire stations, post offices, nursing homes, convalescent hospitals, parking areas, and similar activities may be allowed subject to use permit review. Home occupations are allowed, but retail and office uses are not.
11 to 15 du/ac Height Limit: 30 feet
(two stories)
Maximum Lot
Coverage: 60%
FAR: 0.7
Housing
Opportunity
This designation identifies sites suitable for higher density and affordable development, especially close to commercial centers and mixed use areas, and is intended to provide opportunities for low and very low income households. Uses other than housing and associated improvements are not allowed. Home occupations are allowed. 15 to 25 du/ac Height Limit: 36 feet
(two stories)
Maximum Lot
Coverage: 60%
FAR: 0.7
Mobile Home This designation is intended to acknowledge existing mobile home parks.

Home occupations are allowed, but retail and office uses are not. 0 to 7 mobile
homes per acre
Height Limit: 16 feet
(one story)
Maximum Lot
Coverage: 50%
FAR: 0.3
Commercial This designation is intended to provide areas for retail, hotel, service, medical, and office development, in association with apartments and mixed-use developments and necessary public improvements. Schools, day care facilities, fire stations, post offices, emergency shelters, and similar activities may be allowed subject to use permit review. 0 to 20 du/ac Height Limit: 36 feet
Maximum Lot
Coverage: 70% to
100%
FAR: 0.6 to 2.0
Gateway
Commercial
This designation is applied specifically to the Four Corners area and the Verano triangle. It is intended to promote high-quality neighborhoodand visitor-serving office and retail development while implementing a coordinated design program for these areas, in keeping with their status as gateways to the community and in recognition of the need to buffer residential development. Building coverage is limited compared to other commercial areas to allow for landscaping and transition areas. Cultural and recreational facilities, hotels, and small-scale agricultural support facilities are allowed in association with apartments and mixed use developments and necessary public improvements. Schools, day care facilities, fire stations, post offices, emergency shelters, and similar activities may be allowed subject to use permit review. 0 to 20 du/ac Height Limit: 36 feet
Maximum Lot
Coverage: 50%
FAR: 0.8
Mixed Use This designation is intended to accommodate uses that provide a transition between commercial and residential districts, to promote a pedestrian presence in adjacent commercial areas, and to provide 0 to 20 du/ac Height Limit: 36 feet
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-49
Table 42. Residential Land Use Categories, Density, and Intensity neighborhood commercial services to adjacent residential areas. It is also intended to provide additional opportunities for affordable housing, especially for low and very low income households. The Mixed Use designation also is intended to recognize the continued existence of uses that contribute to the character or function of their neighborhood and to allow for the possibility of their expansion. Day care facilities, fire stations, post offices, transitional housing, and emergency shelters may be allowed subject to use permit review. A residential component is required in new development, unless an exemption is granted through use permit review.

Maximum Lot
Coverage: 70% to
100%
FAR: 0.6 to 1.2
Source: City of Sonoma General Plan (adopted October 2006)

DEVELOPMENT CODE
Title 19 (Integrated Development Regulations and Guidelines) of the City of Sonoma Municipal Code carries out the policies and implementation measures of the General Plan by classifying and regulating the use of land and structures in the City. Specifically, Title 19 of the Sonoma Municipal Code (“Development Code”) contains standards and provisions to:
• Encourage the use of land as designated by the General Plan Land Use Plan and ensure compatibility between neighboring land uses;
• Retain the unique small-town character of the community and the integrity of its neighborhoods through detailed prescriptions for block form, site planning, and building design for specific geographic areas of the City; • Conserve and protect the City’s natural beauty, including scenic views, hillside open space, creeks, and trees; • Retain and create small pockets of open space and natural areas and require adequate, park, open space, landscaping, and tree planting in new development;
• Protect historic buildings and sites, and carry the historic character of the Plaza and old Sonoma into the rest of the City through careful attention to urban design;
• Minimize automobile use and congestion by promoting pedestrian- and bicycle-oriented development, safe and effective traffic circulation, and adequate off-street parking facilities, and by expanding bicycle and pedestrian connections; and • Support continued agricultural opportunities.

Periodically, the Development Code is reviewed to ensure its consistency with the policies of the General Plan, as required by Government Code Section 65860, and amendments are initiated to enhance its value in accommodating new development. The Development Code provides for an array of residential districts throughout the City that allow a variety of different residential uses.

The Development Code also permits residential uses in certain commercial zones. Table 43 identifies the zoning districts in Sonoma that allow residential uses and the corresponding General Plan land use designations.

Table 43. Land Use Categories and Zoning
Land Use Category Zoning District
Hillside Residential – Hillside (R-HS)
Agriculture Agricultural (A)
Rural Residential Residential – Rural (R-R)
Low Density Residential Residential – Low Density (R-L) Sonoma Residential Residential – Sonoma (R-S)
Medium Density Residential Residential – Medium Density (R-M) High Density Residential Residential – High Density (R-H) Housing Opportunity Residential – Housing Opportunity (R-O) Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-50
Table 43. Land Use Categories and Zoning
Mobile Home Residential – Mobile Home Park (R-P)
Commercial Commercial (C)
Gateway Commercial Commercial – Gateway (C-G)
Mixed Use Mixed Use (MX)
Source: City of Sonoma Development Code (Title 19)
Additionally, Sonoma is comprised of 13 Planning Areas with individual characteristics and features representing different periods in the City’s history. Chapter 19.16 of the Development Code establishes the Planning Areas within the City and specific site planning and design standards for each area to ensure that projects are designed to enhance and maintain the development and environmental characteristics of each unique Planning Area. The Planning Areas are described in terms of three subtypes – areas, districts, and corridors – depending upon their function, their geography, and the range of land uses within them. Table 44 provides a description of each of the Planning Areas and identifies the applicable zoning districts within each.

Table 44: Sonoma Planning Areas
Planning Area Existing Conditions / Potential Changes Applicable Zoning Districts Northeast Area
(See Sonoma Municipal
Code Chapter 19.18 for
a complete description)
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. The general objective for this area is to preserve the quality and context of land uses and buildings, with an emphasis on residential mixed use development with some small-scale office or other compatible commercial land uses.

Residential – Hillside (R-HS)
Residential – Rural (R-R)
Residential – Low Density (R-L)
Residential – Medium Density (R-M)
Mixed Use (MX)
Wine Production (W)
Public (P)
Agricultural (A)
Central-East Area
(See Sonoma Municipal
Code Chapter 19.20 for
a complete description)
The Central-East planning area is located at the eastern edge of the city, between East Napa Street and East MacArthur Street, and includes some of the oldest residential areas in the community, with mature landscaping and street trees. The general objective of this area is to preserve the existing quality and fabric of residential neighborhoods in the Central-East planning area. This area, portions of which are currently outside of city limits, has an R-S designation, which calls for somewhat higher densities and a greater variety in lot sizes than what is found in the development to the west (Armstrong Estates), which features lots having a minimum area of 20,000 square feet.

Residential – Low Density (R-L)
Residential – Sonoma (R-S)
Residential – Medium Density (R-M)
Public (P)
Southeast Area
(See Sonoma Municipal
Code Chapter 19.22 for
a complete description)
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 three single-family
subdivisions within the city contrast with the rural lands of the unincorporated sphere of influence, with little transition between the two. Future development in this area is required to 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.

Residential – Low Density (R-L)
Residential – Sonoma (R-S)
Residential – Medium Density (R-M)
Public (P)
Agricultural (A)
Northwest Area
(See Sonoma Municipal
Code Chapter 19.24 for
a complete description)
The Northwest planning area is a predominantly residential district bounded by the West Napa Street/Sonoma Highway commercial corridor on the west and south and the Vallejo Home State Park on the east. Verano Avenue forms the
Residential – Low Density (R-L)
Residential – Sonoma (R-S)
Residential – Medium Density (R-M)
Mixed Use (MX)
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-51
Table 44: Sonoma Planning Areas
northern boundary. In general, residential development within the area is of three types:

1. Older tracts of single-family residences on long,
narrow blocks arranged in a grid pattern (east of
Fifth Street);

2. (2) newer tracts of single-family residences
arranged on curvilinear streets and cul-de-sacs
(west of Fifth Street); and

3. (3) multifamily development, in the form of
condominiums and P.U.D.s, along West Spain
Street.

The largest opportunity for new residential development in this planning area is represented by the Montini property, a 14- acre parcel within the Residential – Sonoma (R-S) zoning district located at the northwest corner of the planning area, adjacent to the Vallejo Home State Park.

Public (P)
Central-West Area
(See Sonoma Municipal
Code Chapter 19.26 for
a complete description)
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 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. The general objective for this area is to ensure single-family areas remain single-family with regular setbacks and development in multifamily areas, while having greater flexibility in site design and massing, respond to conditions on adjacent parcels.

Residential – Low Density (R-L)
Residential – Sonoma (R-S)
Residential – Medium Density (R-M)
Residential – High Density (R-H)
Residential—Mobile Home (R-P)
Commercial (C)
Public (P)
Southwest Area
(See Sonoma Municipal
Code Chapter 19.28 for
a complete description)
The Southwest planning area, which is entirely residential, is marked by sharp contrasts between rural and urban
development. Malet Street and Harrington Drive are rural enclaves, developed mainly with older residences. New
residential development includes a single-family tract and a series of higher density tracts featuring detached units on small lots. The Southwest area is bounded by rural and
agricultural lands outside of the City’s sphere of influence on the south and west, with the Broadway corridor and the
gateway at Four Corners to the east, and urban residential development to the north. Existing and planned single-family developments within the planning area will inevitably contrast with adjacent rural areas.

Residential – Rural (R-R)
Residential – Low Density (R-L)
Residential – Sonoma (R-S)
Residential – Medium Density (R-M)
Public (P)
Gateway District
(See Sonoma Municipal
Code Chapter 19.30 for
a complete description)
Although the Gateway commercial district encompasses only 59 acres, its future development is crucial to the identity of Sonoma. It forms the southern entrance to the city and marks the division between the rural and agricultural character of the unincorporated area and the urban features of the city. The desired future of the Gateway District is to provide a mix of resident- and visitor-serving uses, along with a substantial residential component.

Commercial – Gateway (C-G)
Broadway Corridor Connecting the southern gateway to the downtown, the Broadway Corridor provides a grand entrance to downtown Sonoma with its axial view of the Plaza, City Hall, and the Commercial (C)
Mixed Use (MX)
Public (P)
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-52
Table 44: Sonoma Planning Areas
(See Sonoma Municipal
Code Chapter 19.32 for
a complete description)
northern hills. The Broadway Corridor is flanked by residential areas, with Nathanson Creek forming its eastern edge and First Street West its western boundary. The desired future of the Broadway Corridor is to preserve, restore, and re-use historic structures and ensure new development respect and
contribute to the character of the area. Mixed use development will be directed so as to retain the predominantly residential character of First Street West while enlivening Broadway with small-scale retail, office, and residential uses.

Downtown District
(See Sonoma Municipal
Code Chapter 19.34 for
a complete description)
The Downtown District centers on the Plaza and the historic downtown, collectively designated as a National Historic Landmark. The Downtown encompasses a lively concentration of small businesses, including restaurants, bookstores, specialty retail, and offices Outside of the original downtown area, the western portion of the district contains a mix of single-family, multifamily, retail, and office development, including a modern shopping center. Multifamily development lies at the northwest and southeast edges of the district. While commercial uses will remain preeminent, the downtown’s
housing stock should be preserved and extended. Higher
density residential development at the edges of the district confers similar benefits and establishes a transition to lower density residential areas.

Residential – Low Density (R-L)
Residential – Medium Density (R-M)
Residential – Housing Opportunity (R-O)
Commercial (C)
Mixed Use (MX)
Public (P)
West Napa Street/
Sonoma Highway
Corridor
(See Sonoma Municipal
Code Chapter 19.36 for
a complete description)
The West Napa Street/Sonoma Highway corridor is a
commercial strip comprised of segments of State Highway 12.

The corridor is punctuated by shopping centers with expansive parking lots, some only lightly landscaped, which break the rhythm established by smaller-scale development. Existing residential uses include small multifamily developments and scattered single-family residences, as well as a mobile home park.

Residential – Medium Density (R-M)
Residential – Mobile Home (R-P)
Mixed Use (MX)
Commercial (C)
Commercial – Gateway (C-G)
Public (P)
Open Space Districts
(See Sonoma Municipal
Code Chapter 19.38 for
a complete description)
The three open space districts are characterized by large areas of land in public ownership devoted to open space and
recreational uses, as follows:

1. The Maxwell district has an area of approximately 89 acres;

2. The Vallejo district is dominated by the 57-acre
Vallejo Home State Park.

3. The third open space district is comprised of the
Mountain Cemetery.

Residential – Hillside (R-HS)
Residential – Low Density (R-L)
Park (PK)
Public (P)
Sources: City of Sonoma Development Code (Chapter 19.16); City of Sonoma General Plan (2006) Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special needs groups such as lower income households and senior citizens.

The Development Code contains specific development standards for each zoning district, which vary slightly depending on the specific Planning Area the development is located in. In addition, the Development Code provides different development standards for residential infill/addition projects and residential subdivision projects. The Table 45 shows the allowed densities, minimum lot sizes, and floor area ratios (FAR) of the various residential zoning districts and commercial zones that allow residential uses within the City.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-53

Table 45. Zoning District Density, Minimum Lot Size, and FAR Regulations Zoning District Permitted Density1 Minimum Lot Sizes
(square feet/unit)
Floor Area Ratio
(FAR)
Residential – Hillside
(R-HS)
Minimum: N/A
Maximum: 1 unit per 10 acres 10 acres 0.1
Agriculture
(A)
Minimum: N/A
Maximum: 1 unit per 10 acres 10 acres 0.05
Residential – Rural
(R-R)
Minimum: 0
Maximum: 2 du/ac 20,000 sf 0.2
Residential – Low Density
(R-L)
Minimum: 2 du/ac
Maximum: 5 du/ac 7,500 sf 0.35
Residential – Sonoma
(R-S)
Minimum: 3 du/ac
Maximum: 8 du/ac 5,000 sf2 0.35
Residential – Medium Density
(R-M)
Minimum: 7 du/ac
Maximum: 11 du/ac 5,000 sf3 0.56
Residential – High Density
(R-H)
Minimum: 11 du/ac
Maximum: 15 du/ac 3,500 sf 0.7
Residential – Housing Opportunity
(R-O)
Minimum: 15 du/ac
Maximum: 25 du/ac 4,500 sf 0.7
Residential – Mobile Home Park
(R-P)
Minimum: 0 du/ac
Maximum: 7 du/ac 10 acres 0.37
Commercial
(C)
Minimum: 0 du/ac
Maximum: 20 du/ac 10,000 sf 0.88
Commercial – Gateway
(C-G)
Minimum: 0 du/ac
Maximum: 20 du/ac 10,000 sf4 0.8
Mixed Use
(MX)
Minimum: 0 du/ac
Maximum: 20 du/ac 7,000 sf5 0.79
Notes:
1 Densities do not include density bonus. See Chapter 19.44 of the Development Code. 2 Minimum Lot Sizes requirements in the R-S district differ in the following Planning Areas:

Northwest Area = 5,500 sf; Southwest Area = 7,500 sf 3
Minimum Lot Sizes requirements in the R-M district differ in the following Planning Areas:

Central-West Area = 4,500 sf; Central-East and Northeast Areas = 5,500 sf; Southwest Area = 7,500 sf 4 Minimum Lot Sizes requirements in the C district differ in the following Planning Areas:

Broadway Corridor = 8,000 sf; Downtown District = 7,000 sf

5 Minimum Lot Sizes requirements in the MX district differ in the following Planning Areas:

Broadway Corridor and West Napa Street/Sonoma Highway Corridor = 8,000 sf 6 FAR requirements in the R-M district differ in the following Planning Areas:

Central-West and Southwest Areas = 0.45; West Napa Street/Sonoma Highway Corridor = 0.45 7 FAR requirements in the R-P district differ in the following Planning Areas:

West Napa Street/Sonoma Highway Corridor = 0.2
8 FAR requirements in the C district differ in the following Planning Areas:

Broadway Corridor = 0.6; Downtown District = 2.0
9 FAR requirements in the MX district differ in the following Planning Areas:

Northeast Area = 0.6; Broadway Corridor = 1.0; Downtown District = 1.2 Source: City of Sonoma Development Code (Title 19)
Table 46 provides setback, height, and site coverage requirements for residential infill/addition development within the various zoning districts that allow for residential development.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-54
Table 46: Zoning District Setbacks, Height, and Site Coverage – Infill and Additions Planning Area Front Setback Side Setback Rear Setback Height Site Coverage
Residential – Hillside (R-HS)
Northeast Area
30 feet 30 feet 30 feet 30 feet
15%
Open Space
Districts 10%
Agriculture (A)
Northeast Area 30 feet 30 feet 30 feet 35 feet 10%
Residential – Rural (R-R)
Northeast Area 30 feet 20 feet minimum,
50 feet total
30 feet 30 feet 25%
Southwest Area
1-Story
20 feet
2-Story
30 feet
15 feet
Residential – Low Density (R-L)
Northeast Area 20 feet1 7 feet minimum,
18 feet total 25 feet
30 feet 40%
Central-East Area
New Structures
25 feet1
Additions
20 feet
1-Story
7 feet minimum,
18 feet total
2-Story
1-Story Setback, plus 3 feet for
every 5 feet of height above 15 feet
20 feet
Southeast Area 20 feet1
Northwest Area 20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Central-West
Area 20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Southwest Area
1-Story
20 feet
2-Story
30 feet
15 feet 30 feet
Downtown
District 20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
20 feet
Residential – Sonoma (R-S)
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-55
Table 46: Zoning District Setbacks, Height, and Site Coverage – Infill and Additions Central-East Area
New Structures
25 feet1
Additions
20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet 20 feet 30 feet 40% Southeast Area 20 feet1
Northwest Area
20 feet
Central-West
Area
Southwest Area
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Residential – Medium Density (R-M)
Northeast Area 15 feet2 7 feet minimum,
18 feet total 20 feet
30 feet
60%
Central-East Area 20 feet 1-Story
5 feet minimum, 15 feet total
2-Story
8 feet minimum
15 feet Southeast Area 15 feet
Northwest Area
1-Story
15 feet
2-Story
20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
1-Story
15 feet
2-Story
20 feet
Central-West
Area
Southwest Area 20 feet
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
20 feet 50%
Downtown
District
15 feet for
additions/replacement
structures
10 feet for new
development
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
1-Story
15 feet
2-Story
20 feet
60%
Napa Street /
Sonoma Highway
Corridor
1-Story
15 feet
2-Story
25 feet
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
15 feet or 20
feet is abutting
the R-L zone
Residential – High Density (R-H)
Central-West
Area
15 feet 1-Story
5 feet minimum,
1-Story
12 feet 30 feet 60%
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-56
Table 46: Zoning District Setbacks, Height, and Site Coverage – Infill and Additions 12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
2-Story
15 feet
Residential – Housing Opportunity (R-O)
Downtown
District
N/A 8 feet 12 feet 30 feet 65%
Residential – Mobile Home Park (R-P)
Central-West
Area
20 feet
1-Story
10 feet
2-Story
20 feet
20 feet
30 feet
35%
Napa Street /
Sonoma Highway
Corridor
10 feet 30%
Commercial (C)
Central-West
Area
1-Story
15 feet
2-Story
20 feet
N/A3

30 feet
60%
Broadway
Corridor 15 feet7 N/A3
Napa Street /
Sonoma Highway
Corridor
1-Story
15 feet
2-Story
25 feet
N/A3
N/A 70%
Commercial – Gateway (C-G)
Gateway District
Edge Property
20 feet or consistent
with existing structure4
Core Property
N/A
Edge Property
N/A5
Core Property
N/A
Edge Property
N/A6
Core Property
N/A
Edge Property
30 feet
Core Property
35 feet 40%
Napa Street /
Sonoma Highway
Corridor
1-Story
15 feet
2-Story
25 feet
N/A3
N/A 30 feet
Mixed Use (MX)
Northeast Area N/A N/A N/A N/A 60%
Northwest Area N/A5
30 feet
Broadway 60%
Corridor 20 feet7
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
15 feet3
Downtown
District
15 feet for
additions/replacement
structures
N/A3 N/A 70%
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-57
Table 46: Zoning District Setbacks, Height, and Site Coverage – Infill and Additions 10 feet for new
development
Napa Street /
Sonoma Highway
Corridor
1-Story
15 feet
2-Story
25 feet
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
15 feet or 20
feet is abutting
the R-L zone
60%
Notes:
1 For new construction, the front setback is either the setback identified in the table or the same setback as the closest structure to the street on either side, whichever is greater. 2
For new construction, the front setback is either the setback identified in the table or the same setback as the closest structure to the street on either side, whichever is smaller. 3
Except when abutting a residential zone, in which case the corresponding setback in the residential zone shall apply. 4 Represents the front setback for additions or renovations. The front setback requirements for new development are as follows:

Project fronting Broadway = 30-foot setback
Project fronting Napa/Leveroni = 20-foot setback
Project fronting internal drives = No setback requirement 5 None required, except 1) when abutting a residential zone, in which case the corresponding side setback in the residential zone shall apply; 2) when abutting the sphere of influence, in which case a 20-foot side setback is required. 6 None required, except when abutting a residential zone or the sphere of influence, in which case a 20-foot rear setback is required. 7 Replacement structures shall use the same front setbacks of the original structures. New development (not including additions to existing structures) may use a front setback of 15 feet or a setback within the range of adjacent structures on either side.

Source: City of Sonoma Development Code (Title 19)
Additionally, Table 47 provides the setback, height, and site coverage requirements for residential subdivisions of 5+ lots within the various zoning districts within Sonoma that allow this type of development.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-58
Table 47: Zoning District Setbacks, Height, and Site Coverage – Subdivisions of 5+ Lots Planning Area Front Setback Side Setback Rear Setback Height Site Coverage
Residential – Low Density (R-L)
Central-East Area Average of 25 feet
1 1-Story
7 feet minimum,
18 feet total
2-Story
1-Story Setback, plus 3 feet for
every 5 feet of height above 15 feet 20 feet 30 feet2 40% Southeast Area Average of 20 feet1
Northwest Area 20 feet 1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Central-West Area Average of 25 feet1
Residential – Sonoma (R-S)
Central-East Area Average of 25 feet1
3 feet minimum1
20 feet 30 feet 40%
Southeast Area
Northwest Area 20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Central-West Area Average of 25 feet
1 3 feet minimum1
Residential – Medium Density (R-M)
Northeast Area
1-Story
15 feet
2-Story
20 feet
1-Story
5 feet minimum, 15 feet total
2-Story
10 feet minimum
1-Story
20 feet
2-Story
25 feet
30 feet
50%
Central-East Area 20 feet 1-Story
5 feet minimum, 15 feet total
2-Story
8 feet minimum
15 feet
60%
Southeast Area 15 feet
Northwest Area
1-Story
15 feet
2-Story
20 feet
1-Story
5 feet minimum,
15 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
1-Story
15 feet
2-Story
20 feet
Central-West Area
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-59
Residential – High Density (R-H)
Central-West Area 15 feet
1-Story
5 feet minimum,
12 feet combined
2-Story
1-Story Setback, plus 2 feet for
every 5 feet of height above 15 feet
15 feet 30 feet 60%
Mixed Use (MX)
Northeast Area TBD1
1-Story
5 minimum, 15 total
2-Story
8 minimum on two-story side
1-Story
15 feet
2-Story
20 feet
30 feet 60%
Northwest Area N/A3
Notes:
1 A variety of setbacks, compatible with neighborhood conditions, shall normally be required at the discretion of the Planning Commission. 2 For Central-East Area, maximum height requirement is 35 feet for parcels 20,000 sf or greater. 3 None required, except when abutting a residential zone, in which case the corresponding setback in the residential zone shall apply.

Source: City of Sonoma Development Code (Title 19)
In addition to the standards presented in Tables 45, 46, and 47, multifamily projects (except duplexes) are required to provide permanently maintained outdoor open space for each dwelling unit (private open space) and for all residents (common open space). Private open space requirements vary depending on unit size, and range from 75 square feet for studio and one-bedroom units, to 150 square feet for two-bedroom units, and 225 square feet for three-bedroom units and larger. Common open space is to be provided at a rate of 300 square feet per unit. A reduced open space requirement of 300 square feet (any combination of common and/or private) has been adopted for residential development within commercial and mixed use districts and 250 square feet for live/work developments; any combination of private and common open space may be used to fulfill these requirements.

As a means of encouraging pedestrian-oriented open spaces that exceed the minimum requirements, the City offers reduced parking requirements, increased lot coverage, and reduced front and street-side setbacks.

Overall, the setback and height requirements are comparable to other communities throughout the region. The maximum building height allowed in the residential zoning districts is 30 feet or two-stories while the maximum building height allowed within the commercial and mixed use zoning districts ranges between 30-35 feet, depending on the Planning Area. According to SMC Section 19.40.040, a maximum building height of 36 feet may be allowed in order to accommodate third-floor multifamily residential development within the Commercial, Commercial – Gateway, Mixed Use, and Residential – Housing Opportunity zoning districts, at the discretion of the Planning Commission. It is noted that the City has accommodated the RHNA for the 5th Cycle and the City’s height limits and development standards have not imposed an impediment to residential development, including multifamily or affordable housing, and have not constrained the cost and supply of housing as the City has accommodated housing at all income levels and fully met the RHNA for each income level. Altamira Apartments (also referred to as the Alta Madrone project), a 100% affordable housing project, developed at 121% of maximum permitted density with building heights of 20 to 30 feet, within the maximum allowed heights. Still, the predominant 30-foot, two-story height limit for the zoning districts allowing residential development represents a potential constraint for affordable multifamily projects, specifically those seeking a higher density bonus where additional height is necessary to accommodate the proposed density. Housing Program 15: Development Code Amendments – Housing Constraints Program provides for a maximum building height of 36 feet for projects that exceed the maximum permitted density and include at least 20% of units for special needs households or affordable to lower income households or for projects that demonstrate that a 36-foot height is necessary to accommodate design features unique to the site, such as protection of on-site riparian features or open space.

Projects within the R-M and R-S zones have additional side setback requirements compared to the other zoning districts that allow multifamily development. Specifically, the Development Code requires two-story residential projects within the R-M and R-S zoning districts to meet the one-story side setback requirement plus an additional 2-3-foot side setback for every 5 feet (or fraction Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-60
thereof) of building/structure height over 15 feet. The increased setback requirements represent a potential constraint for multifamily developments, limiting the building footprint available for site development. For example, the side setback requirement for a 30-foot tall, two-story building located within the R-S zone in the Northwest Area would be to provide a side setback of 21 feet in total, with a minimum setback of 5 feet allowed on a side. The City’s standards have not constrained development, as evidenced by the City meeting or exceeding its RHNA allocation for all income levels during the 5th Cycle. To ensure that the City’s standards continue to accommodate development, Housing Program 15: Development Code Amendments – Housing Constraints Program requires the City to review development standards, including the setbacks associated with existing height restrictions, in all residential districts every three years to identify if standards have constrained potential development and to revise standards when necessary to remove constraints to multifamily residential developments, including mixed use development.

Additionally, projects that qualify under the density bonus provisions of California Government Code Section 65915 may receive a further reduction in site development standards, such as reduced setbacks or increased building heights, which can further reduce development costs. Density bonus provisions pursuant to California Government Code Section 65915 are located in Chapter 19.44 (Affordable Housing and Density Bonuses) of the Development Code. While Chapter 19.44 implements some requirements of State density bonus law, including Government Code Section 65915(f) and (k), it does not address the provisions of Government Code Section 65915(g) and (h) and incorrectly references parking provisions, which are located at Government Code Section 65915(p). l, Therefore, Program 15 of the Housing Plan is included to ensure that the City will review and update the Development Code to reflect the current requirements of State law, including density bonus provisions.

Parking Requirements
Sonoma’s parking regulations are set forth in Chapter 19.48 of the Development Code, which identifies the number of spaces required for each land use. Table 48 below shows the parking regulations pertaining to the development of residential units.

Table 48. Residential Off-Street Vehicle Parking Requirements Residential Use Minimum Off-Street Parking
Accessory Dwelling Unit (ADU) 0 spaces
Single-Family 1 space (in garage or carport)/unit
Two-Family/Duplex 1.5 spaces/unit
Multifamily, Condominiums, and Other
Attached Dwellings

1.5 spaces/unit
1 ; and
An additional 25% of total required parking spaces for guest parking Mobile Home Park 1 space/mobile home; and
1 guest space/4 mobile homes
Mixed Use Developments Determined by Use Permit
Senior Housing Projects 1 space/2 units with half the spaces covered; and 1 guest space/10 units
Senior Congregate Care Facilities 0.5 space/unit; and
1 guest or employee space/4 units
Group Quarters (including boarding
houses, rooming houses, and dormitories)
1 space/bed;
1 guest space/8 beds; and
1 space for each employee on largest shift
Emergency Shelter No parking requirements
Transitional and Supportive Housing No parking requirements Notes:
1 A minimum of one covered or enclosed space provided per unit Source: City of Sonoma Development Code (Chapter 19.48) As shown by Table 48, the Development Code requires zero parking spaces for ADUs, one parking space (which must be covered or enclosed) for each dwelling unit for single-family residences, and 1.5 parking spaces per unit for duplexes/two-family dwelling units. The ADU and one or two-family residential parking requirements are not considered a development constraint and are comparable to those in jurisdictions throughout the region.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-61
Additionally, multifamily parking standards require 1.5 spaces per unit and guest parking at a rate of 25% of total required spaces.

This requirement is not considered a constraint to multifamily development as it is generally comparable to jurisdictions throughout the region. The parking requirements for mixed use projects are determined as part of the Use Permit review process. Parking for commercial and residential mixed uses located in a commercial zone may be reduced upon determination by the Planning Commission that a reduction is justified. A parking demand study may be required to justify the requested modification.

Furthermore, a portion of all of the parking spaces required for the commercial component of a mixed use project need not be provided by the use if an in-lieu fee is approved by the Planning Commission and contributed by the developer to a parking improvement trust fund. Therefore, mixed use projects are given the option to pay in-lieu fees to meet the parking requirements, which provides more flexibility in the overall design of a project.

It is also noted that projects that qualify under the density bonus provisions (Chapter 19.44 of the Development Code) would be eligible for parking reductions. However, the existing multifamily parking standards are comparable to the parking reductions allowed under the density bonus provisions, which would remove the guest parking requirement and require only one space for zero to one bedroom units, two parking spaces for two to three bedroom units, and 2.5 parking spaces for four and more bedroom units for projects that qualify. Therefore, the existing multifamily parking standards are not considered a constraint.

Permitted and Conditional Uses
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes housing to meet the needs of different types of households with incomes ranging from low to above moderate. The City’s Development Code allows a range of residential uses within the various zoning districts to accommodate a variety of housing types, such as single-family, duplex, multifamily, mobile homes, residential care facilities, agricultural employee housing, single room occupancy housing, supportive housing, transitional housing, and emergency shelters. As shown in Table 49, a number of zoning districts in Sonoma allow a range of residential uses that are permitted by right while districts also allow additional residential uses with a Use Permit (UP). UPs are discretionary permits that address whether a proposed use complies with applicable zoning standards and is compatible with surrounding uses.

The following describes the permitted and conditional uses allowed by the Sonoma Municipal Code and their consistency with current State laws and regulations:
.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-62
Table 49: Zoning Districts Permitting Residential Uses
Housing Type A R-HS R-R R-L R-S R-M R-H R-O R-P C C-G MX1 PK P W
ADU/Junior ADU P P P P P P P P P P P P Single-Family Dwelling P P P P P P UP P2Duplex UP P P UP UPMultifamily (3 to 4 units) UP P P P UP UP P Multifamily (5+ units) UP UP UP P UP UP UP Live/Work Facilities UP UP UP UP Agricultural Employee Housing P
Mobile Home Park UP Single Room Occupancy UP Residential Care Homes (6 or fewer beds) P P P Residential Care Homes (7 or more beds) UP UP Senior Residential Care Facilities UP Emergency Shelters UP UP UP UP UP UP P34Supportive Housing23 P P P/UP P/UP P/UP P/UP UP UP P/UP UP Transitional Housing23 P P P/UP P/UP P/UP P/UP UP UP P/UP UP Caretaker and Employee Housing UP UP UP UP Notes: P = Permitted use UP = Permitted with Use Permit *New residential developments are subject to the City’s growth management ordinance. 1 New development in the mixed use zone shall include a residential component unless waived by the planning commission through use permit review (see Development Code Section 19.10.020(C)). 2 Limited to single residence on existing lot; otherwise UP required. 23 Supportive and transitional housing shall be subject to those restrictions that apply to other residential dwellings of the same type in the same zone. For example, such housing structured as single-family is permitted in the R-HS, R-R, R-L and R-S residential zones, whereas supportive and transitional housing structured as multifamily is limited to the R-M and R-H residential zones and the mixed use zone. 34 Emergency shelters with 16 or more beds shall require a UP.

Source: City of Sonoma Development Code (Chapter 19.10 – Zones and Allowable Uses) Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-63
Accessory Dwelling Units (ADU)
Government Code Section 65852.2 establishes State standards for accessory dwelling units (ADUs). Jurisdictions may adopt local ordinances that meet the State standards; however, without a local ordinance, State ADU regulations apply and local governments cannot preclude ADUs. The purpose of an ADU is to provide additional housing options for family members, students, the elderly, in-home health care providers, the disabled, veterans, and others, in existing urban, suburban, and rural residential areas without substantially changing the use, appearance, or character of a neighborhood.

In 2019, the Governor signed a series of bills that significantly limit a local jurisdiction’s ability to restrict the development of ADUs. Assembly Bill (AB) 68, AB 587, AB 670, AB 671, AB 881, and Senate Bill (SB) 13 provide revisions to Government Code Section 65852.2 to further lift constraints on ADUs. These recent laws also provide numerous other standards, addressing lot coverage restrictions, lot size restrictions, owner-occupancy requirements, and changes to parking requirements, and addressing certain covenants, conditions, and restrictions that prohibit or unnecessarily restrict ADUs. In general, under these new laws:
• A Junior ADU and ADU are allowed on the same property; • A local jurisdiction must ministerially approve an attached or detached ADU that is less than 800 feet, is 16 feet in height or less, and has at least 4-foot rear and side-yard setbacks; • If there is an existing primary dwelling, the total floor area of an attached ADU shall not exceed 50 percent of the primary dwelling;
• The total floor area for a detached ADU shall not exceed 1,200 square feet; • A local jurisdiction must review and approve compliant ADUs within 60 days instead of 120 days; • A local jurisdiction is prohibited from imposing development impact fees, excluding connection fees or capacity charges, on ADUs smaller than 750 square feet;
• A local jurisdiction is prohibited from establishing a minimum square footage requirement for either an attached or detached ADU that prohibits an efficiency unit;
• A local jurisdiction may now choose to allow the sale of an ADU in certain circumstances; and • Homeowner Associations and other common interest developments are prohibited from not allowing or unreasonably restricting the development of ADUs.

Section 19.50.090 of the Sonoma Development Code provides general provisions and development standards for ADUs and Junior ADUs in the City, which are consistent with State laws and regulations. Nonetheless, Program 5: Accessory Dwelling Units and Junior Accessory Dwelling Units, of the Housing Plan is included to ensure that the City will review and update the ADU ordinance as necessary to reflect the current requirements of State law and work with HCD to ensure continued compliance with the law throughout the 6th Cycle. The City will also monitor trends pertaining to the extent of ADU production to ensure that the Housing Element goals can be met.

Single-Family Dwellings
Single-family dwellings are defined in Section 19.92.020 of the Sonoma Development Code as a building designed for and/or occupied exclusively by one family. Also includes factory-built, modular housing units, constructed in compliance with the Uniform Building Code (UBC), and mobile homes/manufactured housing on permanent foundations. According to Chapter 19.10 of the Sonoma Development Code (see Table 49), single-family dwellings are permitted by right in the A, R-HS, R-R, R-L, R-S, and RM zoning districts and are allowed with an approved Use Permit in the R-H zone. In the MX zoning district, single-family dwellings are limited to a single residence on an existing lot, otherwise a UP is required.

Duplexes
Duplexes are defined in Section 19.92.020 of the Sonoma Development Code as a residential structure under single ownership containing two dwellings. According to Chapter 19.10 of the Sonoma Development Code (see Table 49), duplexes are permitted by right in the R-S and R-M zoning districts and are allowed with an approved Use Permit in the R-L, R-H, and R-O zones.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-64
Multifamily Dwellings
Multifamily dwellings are defined in Section 19.92.020 of the Sonoma Development Code as a building or a portion of a building used and/or designed as residences for three or more families living independently of each other. Includes: triplexes, fourplexes (buildings under one ownership with three or four dwelling units, respectively, in the same structure), and apartments (five or more units under one ownership in a single building); townhouse development (three or more attached single-family dwellings where no unit is located over another unit); and senior citizen multifamily housing. According to Chapter 19.10 of the Sonoma Development Code (see Table 49), multifamily dwellings of 3-4 units are permitted by right in the R-M, R-H, R-O, and MX zoning districts and are allowed with an approved Use Permit in the R-S, C, and C-G zones. Multifamily dwellings of 5 or more units are permitted by right in the R-O zoning district and are allowed with an approved Use Permit in the R-S, R-M, R-H, C, C-G, and MX zoning districts.

Live/Work Facilities
Live/work facilities are defined in Section 19.92.020 of the Sonoma Development Code as an integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-family or multifamily, that has been designed or structurally modified to accommodate joint residential occupancy and work activity. According to Chapter 19.10 of the Sonoma Development Code (see Table 49), live/work facilities are allowed with an approved Use Permit in the R-M, C, C-G and MX zoning districts.

Agricultural (Farmworker) Employee Housing
Section 19.92.020 of the Sonoma Development Code defines “Agricultural employee housing” as housing as described in California Health and Safety Code Sections 17021.5 and 17021.6, and employee housing as defined in California Health and Safety Code Section 17008.

HSC Section 17021.5 requires that employee housing serving six or fewer employees shall be deemed a single-family structure and shall be treated subject to the standards for a family dwelling in the same zone.

HSC Section 17021.6 requires that any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces shall be deemed an agricultural land use and permitted in the same manner as agricultural uses, with exceptions related to various health, safety, and resource conservation provisions identified in HSC Section 17021.8. As shown by Table 49, agricultural (farmworker) employee housing is allowed by right in the Agriculture (A) zoning district. It is noted that agricultural uses are a permitted use in the Wine Production (W) zoning district, but agricultural employee housing is not addressed in this district.

Further, HSC Section 17021.8 requires streamlined, ministerial approval and application of reasonable objective development standards for eligible agricultural employee housing, which must not contain dormitory-style housing and must be 36 or fewer units or space designed for use by a single-family or household. To qualify for the streamlined, ministerial approval process, an eligible agricultural housing development must meet the health, safety, and resource conservation provisions in HSC Section 17021.8(a).

Agricultural uses are permitted in the R-HS, R-R, R-L, Agricultural (A), and Wine Production (W) districts. The Allowed Uses and Permit Requirements tables in the Development Code allow agricultural employee housing as a permitted use in the A district and caretaker and employee housing with a Use Permit in the A, Park, Public Facilities, and W districts. The Development Code currently provides for ministerial approval of eligible developments as required by HSC Section 17021.8; nonethelessdoes not provide for agricultural employee and employee housing as required by State law. , Program 15: Development Code Amendments – Housing Constraints Program will ensure that the City’s provisions for employee housing and agricultural employee housing are consistent with the requirements of HSC Sections 17021.5, 17021.6, and 17021.8.

Mobile Home Parks and Manufactured Homes
Manufactured homes are defined in Section 19.92.020 of the Sonoma Development Code as a dwelling unit including mobile homes and factory-built housing as defined in California Health and Safety Code Sections 18210.5 and 19971, respectively.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-65
“Mobile home park” means any site that is planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two or more mobile home lots are rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for residential purposes.

Government Code Section 65852.3 requires that a mobile home or manufactured home attached to a permanent solid foundation system be allowed on lots zoned for conventional single-family residential dwellings and, except for architectural requirements for the roof overhang, roofing material, and siding material, shall only be subject to the same development standards applicable to a single-family residential dwelling on the same lot. A mobile/manufactured home shall conform to all of the residential use development standards for the zoning district in which it is located.

The R-P zoning district is applied to the City’s three mobile home parks. Only uses consistent with the continued operation of these sites as mobile home parks are allowed. The maximum residential density is seven dwelling units per acre. The R-P zoning district is consistent with the Mobile Home Park land use designation of the General Plan.

Mobile homes and manufactured homes on a permanent foundation are permitted by right in the A, R-HS, R-R, R-L, R-S, and RM zoning districts and are allowed with an approved Use Permit in the R-H zone, similar to single-family dwellings. In the MX zoning district, they are limited to a single residence on an existing lot, otherwise a UP is required.

Residential Care Facilities
California Health and Safety Code (HSC) Section 1566.3 establishes requirements for the local zoning standards for residential care facilities that serve six or fewer persons. Section 1566.3(e) specifies that no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential care facility that serves six or fewer persons that is not required of a family dwelling of the same type in the same zone, while paragraph (g) indicates “family dwelling” includes, but is not limited to, singlefamily dwellings, units in multifamily dwellings, including units in duplexes and units in apartment dwellings, mobile homes, including mobile homes located in mobile home parks, units in cooperatives, units in condominiums, units in townhouses, and units in planned unit developments. HSC Section 1569.85 further specifies these same requirements for residential care facilities for the elderly that serve six or fewer persons.

According to Chapter 19.10 of the Sonoma Development Code (see Table 49), residential care homes that serve six or fewer persons are permitted by right in the R-L, R-S, and R-M zoning districts. The current Development Code does not allow residential care homes that serve six or fewer persons in any other residential zone, which is inconsistent with State law and could be viewed as a constraint to the development of residential care facilities. Program 15: Development Code Amendments – Housing Constraints Program of the Housing Plan will update the Development Code to allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all residential zoning districts.

Additionally, within the R-M and MX zoning districts, residential care homes serving seven or more clients are allowed with a Use Permit granted by the Planning Commission through a public hearing process. Program 15: Development Code Amendments – Housing Constraints Program of the Housing Plan will update the Development Code to allow residential care facilities that serve seven or more people in all zones that allow residential uses, in the same manner as a residential use of the same type, and to ensure all conditions of approval are objective and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and to clarify that this type of facility is intended to serve as a residence for individuals in need of assistance with daily living activities.

Single-Room Occupancy Units
Although single-room occupancy (SRO) units are identified as an allowed use in the C zoning district with a Use Permit, the Sonoma Development Code does not provide general provisions or standards for SRO units. Typically, SRO units are intended to provide housing opportunities for lower-income individuals, persons with disabilities, seniors, and formerly homeless individual.

Program 15: Development Code Amendments – Housing Constraints Program of the Housing Plan will update the Development Code to define single-room occupancy units and to establish objective standards for SROs.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-66
Emergency Shelters
Government Code Section 65583 requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed without a discretionary permit, such as a use permit. California HSC Section 50801(e) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” The City’s Development Code defines emergency shelters as the meaning set forth in HSC Section 50801(e). According to Chapter 19.10 of the Sonoma Development Code (see Table 49), emergency shelters are permitted by right in the Public Facilities (P) zoning district and are allowed with an approved Use Permit in the R-M, R-H, R-O, C, C-G, and MX zones. In the P zoning district, emergency shelters with 16 or more beds require a UP.

Section 19.50.033 of the Development Code provides objective standards for emergency shelters that address waiting and intake areas, security, concentration (no closer than 300 feet to any other emergency shelter), and management plans, and which are consistent with the requirements identified in Government Code Section 65583(a)(4). Government Code Section 65583(a)(4) limits parking standards to only sufficient parking to accommodate all staff working in the emergency shelter; the Development Code does not contain parking standards for emergency shelters and will therefore be amended to clarify that the parking standards are consistent with the requirements of State law (Program 15: Development Code Amendments – Housing Constraints Program).

The City currently has 14 parcels in the P zoning district that could accommodate shelters of varying size. These sites could accommodate a shelter the size of a single-family home (at least 6 bed capacity) at a minimum; larger shelters are more likely on sites that are 0.25 acres or larger. There are 28 total shelters in the Sonoma County Community Development Commission (SCCDC) region, ranging from 4 to 125 beds; the City’s inventory of sites could accommodate shelters comparable to those in the mid-range. These sites are all in proximity to existing public utilities. While tThe sites have adequate capacity to accommodate emergency shelters that could house the City’s most recent unsheltered homeless population count (61 persons), the requirement for shelters with 16 or more beds to receive a Use Permit may constrain provision of emergency shelters. Use Permit requirements include subjective language that addresses the compatibility of the use with existing and future land uses in the vicinity as well as that the use will not impair the architectural integrity and character of the zoning district; these requirements may constrain development of a shelter through introducing subjective requirements that may be used to deny a project. Use Permit requirements are discussed in more detail in the Processing and Permit Procedures section. Program 15: Development Code Amendments – Housing Constraints would amend the Development Code to allow emergency shelters of up to 30 beds in the P zone as a permitted (ministerial, by-right) use and to revise Use Permit findings to use objective terminology or to define subjective terms to ensure Use Permits are applied consistently. Recent California Legislation (AB 761) has provided an update to Government Code Section 65583 to authorize vacant armories to be used as emergency shelters; however, there are no armories located in Sonoma.

Transitional and Supportive Housing
Government Code states that transitional and supportive housing shall be considered a residential use and only subject to the restrictions that apply to other residential uses of the same type in the same zone. Transitional housing is defined (Government Code Section 65582(j) and HSC 50675.2(h)) as “buildings configured as rental housing developments, but operated under program requirements that require for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Supportive housing is defined (Government Code Section 65582(g) and HSC 50675.14(b)) as “housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.”
The City’s Development Code defines transitional housing as the meaning set forth in HSC Section 50675.2(h) and defines supportive housing as the meaning set forth in HSC Section 50675.14(b). The Development Code addresses both transitional and supportive housing as uses allowed subject only to the requirements and restrictions that apply to other residential dwellings of the same type in the same zone.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-67
Government Code Section 65583(c)(3) and Government Code Article 11 (commencing with Section 65650) were revised in 2019 to implement AB 2162, which requires that specified supportive housing developments shall be a use by right in multifamily and mixed use zones with a streamlined and ministerial review and not be subject to discretionary review (e.g., Use Permit, etc.). For a project to be eligible for the streamlined and ministerial AB 2162 process, it is required to meet specific criteria, including, but not limited to, the following:
• Units within the development are subject to a recorded affordability restriction for 55 years; • One hundred percent of the units within the development, excluding managers’ units, are dedicated to lower-income households and are receiving public funding to ensure affordability of the housing to lower-income Californians; • A specified number of units are designated as supportive housing; • Nonresidential floor areas are used for onsite supportive services in specified amounts; and • Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities.

The City may require a supportive housing development subject to this article to comply with objective, written development standards and policies; provided, however, the development is only subject to the objective standards and policies that apply to other multifamily developments within the same zone. Housing Plan Program 15: Development Code Amendments – Housing Constraints Program will revise the Development Code in compliance with AB 2162.

Low Barrier Navigation Centers
A “low barrier navigation center” is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. Assembly Bill (AB) 101 was approved on July 31, 2019, which added Article 12 (commencing with Section 65660) to Chapter 3 of Division 1 of Title 7 of the Government Code to address “low barrier navigation centers”. Government Code Section 65660 requires a low barrier navigation center use to be allowed by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. Additionally, AB 101 defines “low barrier navigation center” as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation center developments are essential tools for alleviating the homelessness crisis and are considered a matter of statewide concern. Low barrier navigation centers are a “by right use” in areas zoned for mixed use and nonresidential zones permitting multifamily uses.” The Sonoma General Plan and Development Code do not address or define low barrier navigation centers; therefore, Housing Plan Program 15: Development Code Amendments – Housing Constraints Program will ensure that the City updates the Development Code to address low barrier navigation centers consistent with Government Code Sections 65660 through 65668.

Historic Preservation and Infill in the Historic Zone
Chapter 19.42 of the Development Code addresses designation of historic structures, adaptive reuse, and infill development.

Adaptive reuse of historic structures is allowed, including single-family dwellings, multifamily dwellings, and residential condominiums. Densities are allowed to exceed the allowable densities under the General Plan and zoning standards, with Planning Commission approval. Chapter 19.42 establishes guidelines for infill development in the historic zone that address site plan/site design, architectural considerations, provisions for single family residences, sustainable construction techniques, and accessory structures. Chapter 19.42 includes subjective requirements, which is the nature of guidelines rather than objective standards. To ensure that Chapter 19.42 is implemented consistently and in a predictable manner, Program 15 provides for revisions to Chapter 19.42 to remove subjective requirements or to provide clarification, such as definitions and illustrations for subjective terms, and clarify whether the guidelines are a requirement or are optional for a project to implement.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-68
Density Bonus
Chapter 19.44 of the Development Code (Affordable Housing and Density Bonuses) addresses the provisions of California Government Code Section 65915 (State Density Bonus law), to facilitate the development of affordable housing to serve families of moderate and less-than-moderate incomes within the City through density bonus and other incentives. This section of the Development Code was last updated in 2021 and currently allows a density bonus of up to 50% depending on the proportion of total affordable dwelling units and their level of affordability. In addition to the density bonus, an applicant may request one or more incentives or concessions that may include a reduction of local zoning standards that indirectly increase housing costs, including, but not limited to, development standards for setbacks, lot size, building coverage, open space, parking, building height, and floor area ratio (FAR).

In October 2019, the Governor approved AB 1763, which revised the existing Density Bonus law found in Government Code Section 65915. In general, AB 1763 provides an 80% density bonus and four incentives or concessions for housing projects that contain 100% affordable units (including the density bonus units but excluding managers’ units) for low and very low-income households. If the project is located within a half-mile of a major transit stop, all restrictions on density are eliminated and a height increase of up to three stories or 33 feet is allowed. For housing projects that qualify as a special needs or supportive housing development, the legislation eliminates all local parking requirements. Sonoma’s Development Code currently does not comply with these most recent revisions to Government Code Section 65915; therefore, Program 19: Affordable Housing Density Bonus Program in the Housing Plan includes measures to update the City’s density bonus provisions consistent with State law.

Inclusionary Housing Ordinance
Chapter 19.44 of the Development Code (Affordable Housing and Density Bonuses) also provides for the City’s inclusionary housing requirements. The provisions require that at least 25 percent of the total parcels and/or units in a residential development be affordable to varying lower and moderate-income categories depending on whether the project is for rental units or ownership units. Moreover, affordable units must be integrated into the overall project design and distributed throughout the residential development. To prevent the inclusionary requirements from impeding development, a qualifying residential development project is entitled to incentives and/or concessions as provided for by State law. These include:
• Reduction in Standards. A modification (reduction or increase) of the site development standards of the Development Code (e.g., parking design requirements, setbacks, site coverage, zero lot line and/or reduced parcel sizes, etc.) that would result in identifiable, financially sufficient, and actual cost reductions; • Mixed Use Zoning. Approval of mixed use zoning in conjunction with the residential development project if nonresidential land uses would reduce the cost of the project, and the nonresidential land uses would be compatible with the project and surrounding development;
• Other Incentives. Other regulatory incentives or concessions proposed by the developer or the City that would result in identifiable, financially sufficient, and actual cost reductions; and • Alternative Parking Ratios. Use of the parking ratios that result in a parking reduction in excess of that provided in the parking standards set forth in Government Code Section 65915(c).

The City provides flexibility to developers in implementing the inclusionary housing provisions to ensure that the requirements do not render a development infeasible. The City allows projects to pay in-lieu fees instead of providing affordable units in a residential project of four or fewer units. Additionally, as provided in SMC 19.44.020(D), if the number of affordable units results in a fractional unit below 0.50, an in-lieu fee may be paid instead of providing an affordable unit. The City has not adopted an inlieu fee and is in the process of establishing an in-lieu fee. Program 1 ensures that: the City evaluates the City’s inclusionary housing provisions to ensure they remain appropriate and do not impede the development of housing, including ensuring that alternatives are provided to on-site production of inclusionary units and that any adopted in-lieu fee is not economically infeasible.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-69
Planned Development Permit
The planned development permit, as described in Section 19.54.070 of the Development Code, is intended to provide a mechanism to allow greater flexibility in site planning and design than afforded by the general development standards of the Development Code, to encourage more innovative and desirable projects, and efficient use of land than may be possible through strict application of conventional zoning regulations. In general, planned development permits are intended to address development under the following circumstances:
• Properties with unique, challenging, or valuable topographic or environmental features; • Infill properties that are oddly shaped, narrow, or otherwise difficult to design for using normal development standards; • Site plans or building designs that are clearly responsive to the objectives of the Development Code, but which require variations from the normal development standards in order to achieve a useful innovation or a higher level of design quality than would otherwise be possible; or
• Developments that include affordable housing, where departures from normal development standards are used to reduce development costs while maintaining design quality.

A mixture of residential housing types (i.e., attached, detached, single-family, condominium, senior, etc.) as well as densities can be accommodated through a planned development permit.

ZONING AND LAND USE PROVISIONS FOR A RANGE OF HOUSING TYPES State and federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing suited to their needs. As previously described, single-family homes, multifamily homes, single-room occupancies, emergency shelters, transitional housing, supportive housing, employee and agricultural employee housing, accessory dwelling units, residential care facilities, mobile/manufactured homes, and mobile home parks are accommodated by the City’s Development Code. As described under the Permitted and Conditional Uses discussion, Program 15: Development Code Amendments – Housing Constraints Program will remove constraints associated with these uses to ensure such uses are allowed consistent with the requirements of State law. Additionally, Housing Plan Program 16: Monitor Changes in Federal and State Housing, Planning, and Zoning Laws Program will ensure that the City monitors the development processes and zoning regulations to identify and remove constraints to the development of housing consistent with federal and state legislation.

PERSONS WITH DISABILITIES (REASONABLE ACCOMMODATION)
On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Additionally, Government Code Section 65008 requires localities to analyze potential and actual constrains upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for disabled persons. As part of the Housing Element update process, the City analyzed the Development Code, development standards, building code interpretation and enforcement, other regulatory standards, and permit processes for compliance with State accessibility standards.

The City determined whether these requirements are constraints to special housing accommodations for persons with disabilities (such as disabled access within required setbacks or yards), whether the City facilitates alternative housing types with supportive services for persons with disabilities who cannot live independently, and whether conditions of approval are reasonable.

The Lanterman Development Disabilities Act (Lanterman Act) is that part of California law that sets out rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning. According Section 19.92.020 of the Sonoma Development Code, “Residential care homes” means intermediate care facilities providing residential, social, habilitative, and personal care for children, the elderly, the developmentally disabled, and persons with limited ability for self-care, but where medical care is not a major element. Includes: children’s homes; transitional houses; orphanages; rehabilitation centers; and self-help group homes. A residential care facility serving six or fewer clients shall be a self-contained entity located and Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-70
operated within a single parcel of record and shall not be operated or managed in conjunction with the same or similar use on any adjoining parcel.

As discussed above under Residential Care Facilities, the City’s Development Code provides for residential care homes that serve six or fewer persons by right in the R-L, R-S, and R-M zoning districts. As further discussed, Program 15: Development Code Amendments – Housing Constraints Program of the Housing Plan will update the Development Code to allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all residential zoning districts.

The City’s Development Code does not define “family” or “household”, so there are no constraints regarding how households are treated (e.g., discrimination based on number of persons, how members are related, etc.).

The City provides reasonable accommodations for persons with disabilities from zoning, permit processing, and building regulations to provide those individuals with an equal opportunity to use and enjoy a dwelling pursuant to Development Code Section 19.54.100. There is no fee to process an application for reasonable accommodation. A decision on whether to grant a reasonable accommodation is made by the Planning Director, or his/her designee. If the request for an accommodation is related to another discretionary permit, then the request is processed with the project as a whole. However, no special permit is required for the granting of a reasonable accommodation. Findings required for a reasonable accommodation request are identified below; the findings are consistent with the Model Ordinance provided on HCD’s website, while not limiting the disability to one protected by State and Federal law thus reducing the burden on the applicant to demonstrate a disability, and do not pose a constraint:

1. The housing will be used by a disabled person or persons;

2. The requested accommodation is necessary to make specific housing available to a disabled person;

3. The requested accommodation would not impose an undue financial or administrative burden on the city;

4. The requested accommodation would not require a fundamental alteration in the nature of a city program or law, including land use and zoning.

Currently, residential parking standards for persons with disabilities are not different from other parking standards. When a special needs project proponent requests a reduction in parking requirements and can demonstrate a reduced need for parking, the request would likely be addressed during the review of the reasonable accommodation request. The City’s Development Code does not have occupancy standards that apply specifically to unrelated adults nor does it require a minimum distance between two (or more) housing facilities that accommodate individuals with disabilities or other special needs. The City permits housing that accommodates individuals with disabilities without regard to distances between such uses or the number of uses in any part of the City.

Permits and Processing
The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility.

The City consistently applies the requirements of the Development Code to all residential projects and has not noted any impacts which suggest a limitation on the construction of housing units designed for persons with disabilities. The City has received no complaints from local building contractors or lower income and/or senior citizen housing advocates regarding any impacts on the construction or rehabilitation of housing for persons with physical disabilities created as a result of building codes.

The City does not impose special occupancy permit requirements or business licenses for the establishment or retrofitting of structures for residential uses serving persons with a disability.

Building Codes
Sonoma enforces the 2019 California Building Standards Code, including Chapter 11A which addresses the provisions for housing accessibility for people with disabilities and Chapter 11B which addresses the provisions for accessibility to public buildings, public accommodations, commercial buildings, and public housing for people with disabilities. These standards include Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-71
requirements for a minimum percentage of fully accessible units in new multifamily developments. The City also permits existing and new homes to be retrofitted or fitted for features that provide for accessibility and independent living for persons with disabilities. Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.

Universal Design
The current Housing Element has a Universal Design Program in place to promote the construction or modification of homes using design principles that allow individuals to remain in their homes as their physical needs and capabilities change. The objective of the program is to promote accessibility principals to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility. Examples of universal design features include:
• Entrances without steps that make it easier for persons to enter the home; • Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs; • Lever door handles that are easier to use, especially by parents with an infant or persons with arthritis; and • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.

The City promotes the program by distributing a brochure on universal design available at City Hall and on the City’s website.

STREAMLINED REVIEW AND OBJECTIVE DESIGN STANDARDS
California legislation has been adopted to address the housing shortage within the State, requiring a streamlined and ministerial process for specific residential developments. SB 35 (Government Code Section 65913.4), which went into effect on January 1, 2018, was part of a comprehensive package aimed at addressing the State’s housing shortage and high costs. SB 35 requires the availability of a streamlined ministerial approval process for developments located in jurisdictions that have not yet made sufficient progress towards their required allocation of the regional housing need. For a project to be eligible for streamlining pursuant to SB 35, it must:
• Contain at least two multifamily units;
• Provide a specified level of affordability;
• Be located on an eligible site in an urbanized area or urban cluster; • Comply with residential or mixed use General Plan and Zoning provisions; and • Comply with other requirements, such as locational and/or demolition restrictions.

A streamlined and ministerial review per State legislation requires projects to be reviewed against existing objective standards, rather than through a discretionary entitlement process, in specified timeframes. Residential development that is a permitted use by right is not required to go through a discretionary process. However, there is potential for multifamily projects with an affordable component to be eligible for the streamlining provisions of SB 35, but to require a degree of discretionary review under current zoning requirements, such as a UP for certain multifamily projects in the residential and commercial zoning districts or projects requiring design review. The City’s design review provisions are somewhat subjective in nature and demonstrate preferences or characteristics for consideration while allowing discretion and flexibility, and as such, cannot be enforced through a streamlined ministerial process. Consistent with existing State law, objective standards are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark. The City does not have formal written procedures specific to SB 35.

The City of Sonoma has a preliminary application for projects requesting review under SB 330. The application addresses the eligibility screening criteria identified at Government Code Section 65913.4(a)(6,7). The preliminary application does not include written instruction.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-72
On June 15, 2022, Sonoma has adopted multi-family objective design standards to ensure multi-family projects are permitted pursuant to an objective project review. The standards address general requirements, including affordable housing and on-site management, neighborhood compatibility, orientation of units and project components, site design, parking, structure design, including heights up to 3 stories (36 feet), utilities, and refuse.

While the City’s objective design standards address duplexes that can be developed under SB 9, the objectives do not address multi-unit development allowed under SB 9, such as two single family homes on a property or a lot split to allow 4 single family units – these types of projects must also be permitted pursuant to objective development and design standards.

A streamlined ministerial review removes multiple constraints to residential development including, financial, time, and environmental constraints and the City’s development application process for streamlined ministerial review should be codified to ensure the projects that must be allowed under the streamlined ministerial (by-right) review, such as SB 330 SB 9 projects, are processed in accordance with State law. Program 15: Development Code Amendments – Housing Constraints Program in the Housing Plan provides for revisions to the Development Code to identify a streamlined approval process, application materials, written procedures, and objective zoning and design standards for eligible residential projects per State law, including projects subject to AB 2011, SB 330, SB 35, SB 9, and Government Code Section 65913.4.

SUBDIVISION ORDINANCE
The City’s Subdivision Ordinance (Division VI of the Development Code) defines the City’s official requirements governing the division of land into separate parcels for future development. The City’s Subdivision Ordinance is patterned after the model version recommended by the State Office of Planning and Research and adheres to the requirements of the State Subdivision Map Act.

The requirements for adequate roads, lot size dimensions, provisions for water supply and sewage disposal, and drainage improvements are among the key factors addressed in the Subdivision Ordinance. The ordinance has proven valuable in sustaining a cohesive pattern of development with unified street standards that are coordinated with the existing City street network. These regulations ensure that residential building sites can exist in a safe environment to accommodate a wide range of residential building options desired by the public. Annual monitoring of the effectiveness of these regulations is achieved through input received from the City’s Public Works Department, Building Department, Planning Department, and the Sonoma Valley Fire & Rescue Authority (SVFRA).

SHORT-TERM RENTALS
Section 19.50.110 (Vacation rentals) of the Sonoma Development Code outlines the requirements for short-term rentals in the City. The purpose of this section is to minimize the potential adverse impacts of transient occupancy uses in residential neighborhoods on traffic, noise, and density to ensure the health, safety, and welfare of renters and guests patronizing vacation rentals in order to ensure the long-term availability of housing stock in compliance with the Housing Element. Short-term rentals in Sonoma are required to obtain a business license, as outlined in Section 19.50.110 of the Sonoma Development Code.

As of June 2022, there were ten short-term rentals listed on Airbnb.com. Three of the rentals are limited to a room or loft within a home and six are for the entire house, guest house, or apartment in Sonoma, while one was listed as a hotel room. In addition, there are eight short-term rentals listed in the City on VRBO.com for the entire house. These eight rental listings for the entire house minimally decrease the amount of housing stock available for permanent occupancy.

The City’s Code Enforcement Officer ensures that all operating short-term rentals are legal vacation rentals or bed and breakfasts.

The short-term rental of one room in a single family residence is prohibited.

GROWTH CONTROLS/GROWTH MANAGEMENT
Sonoma’s residential growth control system – the Growth Management Ordinance or GMO (SMC Chapter 19.94) – was adopted by City Council in 1980 based on a computer model developed by ABAG that examined various rates of growth against the City’s ability to maintain an appropriate level of services. Factors addressed in the model included City revenues, water supply and infrastructure requirements, police and fire service, street maintenance, and capital improvements. The evaluation indicated that an annual average of 100 new units would allow for manageable increases in service without exceeding the available water supply Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-73
for at least 20 years. In 2005, the average rate of allowed development was reduced to 88 units, and in 2008 reduced to 65 units to reflect the current and projected availability of water and sewer treatment capacity and the actual rate of development experienced, while maintaining sufficient development capacities to accommodate Sonoma’s fair share housing allocation (RHNA).

Key provisions of the current GMO are as follows:
• Each September, the City Council distributes allotments from a pool of 65 allocations, as follows:

1. Any unused development or forfeited allocations from the prior year are added to the pool, at the discretion of the City Council, except that the number of allocations available for distribution shall not exceed 165 allocations;

2. The number of small developments approved during the previous year is subtracted from the available development applications;

3. Thirty (30) allocations are made available for potential “infill” developments;

4. Development allocations are distributed to large developments and exempt developments which have received some but not all of their allotments requested through their pre-application (up to 20 per year);

5. Any remaining development allocations are distributed to the next available pre-applications in the processing queue in order of date received (up to 20 per project). Allotments are distributed until either the pool is used up or there are no more projects in line to receive them.
• Projects of fewer than five (5) units, which are defined as “small developments,” may be processed at any time, but the number of units in such projects is counted against the succeeding year’s available allotment. • Developments of five (5) units or more that do not otherwise qualify as “infill developments” (defined as “large developments”) are processed on a first-come/first-served basis depending on their place on a “Pre- Application Waiting List.” There is no fee to get on the list; all that is required is a preliminary development plan and the authorization of the property owner.
• The 30 allocations for “infill” development are made available for that development year on a first-come, first-served basis to projects of 15 units or fewer that are proposed for sites that have been within city limits for at least three years and that fully develop the site.
• Large developments may receive a maximum of 20 allotments per development year (in order to prevent one project from taking an entire year’s allocation).
• Once a potential development on the waiting list receives at least 50% of the requested allotments, the prospective developer has four years to file an application; otherwise, the allotments are forfeited. Forfeited allotments are added to the following year’s allocation pool.
• In cases where a development is denied or withdrawn, any allotments accumulated by such developments are added to the following year’s allocation pool, except that the number of allocations available for distribution shall not exceed 165 allocations.
• Although over the long term the 65-unit per year average is maintained, the system may result in some peaks in actual construction because of varying market conditions or a group of approved projects all building at the same time.

The GMO exempts the following types of development from the allocation process in that a qualifying development may apply for a building permit or planning approval, as applicable, at any time:

1. Small projects are exempt from the planning approval allocation process, but the number of small projects approved in any one development year are deducted from the 65-unit allocation of the following year.

2. Condominium conversions where no additional dwelling units are created.

3. ADUs and JADUs.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-74

4. Density bonus units.

5. Inclusionary units provided at the low-income level (except within projects located in the Sonoma residential zone) or at the very low-income level.

6. Inclusionary units provided in numbers in excess of the normal requirement.

7. As determined by the City Council on a case-by-case basis, applications in which at least 60% of the proposed units qualify as affordable housing and which involve City participation in planning, financing, or development.

Since the Growth Management Ordinance allows for 65 units to be built per year, and Sonoma’s 2023-2031 RHNA allocation is 311 units, or an average of 39 units per year over the eight year period, the GMO will not prohibit the City from meeting its target housing needs allocation. The GMO is not a voter-approved initiative, allowing City Council the discretion to amend the ordinance over time as appropriate. Further, based on the Housing Accountability Act (SB 330), City staff has determined that the ordinance is not currently enforceable and has not been limiting units based on the Growth Management Ordinance. As indicated in Housing Program 17: Growth Management Ordinance, upon any reactivation of the Growth Management Ordinance, the Council will review the GMO to ensure it does not conflict with SB 330 or other provisions of State law, including ensuring that the GMO will accommodate the RHNA at all income levels, and will annually review the GMO in conjunction with the monitoring of affordable housing production to ensure adequate incentives for the provision of affordable housing and fulfillment of regional housing growth needs. Monitoring will continue in future housing element cycles to ensure the GMO does not impede Sonoma from addressing its regional housing needs for all income levels.

BUILDING CODES AND ENFORCEMENT
Building codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical divisions. The purpose of the Building Code and its enforcement is to protect the public from unsafe conditions associated with construction.

The City enforces the California Building Code (CBC) for existing units, new construction, and residential rehabilitation. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climate considerations. Further, State Housing law provides that local building departments can authorize the use of materials and construction methods other that those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes.

The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, published by the International Code Council, was adopted by the City by reference as Title 14 of the City’s Municipal Code and subject to the amendments contained in that Title. No local amendment to the CBC has been initiated or approved that directly impacts housing standards or processes. The City enforces its codes on a complaint-driven basis and enforces codes to the degree necessary to ensure health and safety conditions are addressed.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT) AND RELATED CONSULTATION Section 21082 of the Public Resources Code, referred to as the California Environmental Quality Act of 1970 or "CEQA", requires all projects subject to discretionary review by the City adopted guidelines consistent with the CEQA Guidelines to assure compliance with State law pertaining to environmental review. Since there is uncertainty as to what specific environmental impacts a development might have there is also a lack of predictability of how long it can take to negotiate this process before a project can be approved by the City. In some instances, a project can be exempt from environmental review which has very little impact on the timing or costs of review. However, in other instances where a project may be found to have a potential adverse impact on the environment, the environmental review process can take over a year to complete, undergoing thousands of dollars in environmental analysis, before it is ready to be approved.

NATIVE AMERICAN CONSULTATION
AB 52, Consultation with Native American Tribes, took effect July 1, 2015. It seeks to protect a new class of resources under CEQA: “tribal cultural resources.” It requires that agencies undertaking CEQA review must, upon request of a California Native American tribe, begin consultation as part of a project review to consider impacts to “tribal cultural resources.” A tribal cultural Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-75
resource is defined as a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American tribe, which may include non-unique archeological resources. Consultations can have an impact on project budgets and timing. Sonoma regularly consults with local tribes concerning projects, and thus far, these consultations have not resulted in any impediments to the development review process.

SB 18, Local and Tribal Intergovernmental Consultation, requires local governments to consult with tribes prior to making certain planning decisions and to provide notice to tribes at certain key points in the planning process. These consultation and notice requirements apply to adoption and amendment of general plans (defined in Government Code § 65300 et seq.). To comply with SB 18 for this Housing Element update, Sonoma contacted Native American tribes to provide an opportunity for consultation. [Tribal notice occurring concurrently with public and HCD review; this section will be updated to reflect tribes contacted and their input.]

2. FEES AND EXACTIONS
The City requires a number of permits and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are needed to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing.

Residential development is assessed fees by the City, County, and school district to cover the costs of infrastructure improvements and maintenance, and the provision of services. Fees are also charged to cover the costs of City staff’s review and processing of applications and permits related to housing development. A number of a project’s application fees are estimated upon submittal and the developer pays a deposit covering the estimate. Actual staff time spent on the project is then deducted from the deposit amount and any unspent remainder is refunded. If staff time exceeds the deposit, the project applicant will be required to pay the outstanding fees.

Other types of exactions include land dedication, which may be required of residential development for rights-of-way or as an alternative to the park development fee, in addition to on-site improvements that are necessary for the public health, safety, and welfare. On-site improvements may include water, sewer and other utility line extensions, street construction, and traffic control device installations that are reasonably related to a project.

Table 50 details the City’s current planning processing fees for project entitlements. One or more of the entitlements would be required to process a residential project and a building permit is required for each residential structure.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-76
Table 50. Development Project – Planning Fees
Permits/Entitlements Fee
General Plan / Development Code Amendment
General Plan Amendment $16,581
Rezoning $981
Zoning Permit $77
Design Review
Design Review (Alteration) $371
Design Review (Minor) $602
Design Review (Major) $1,114
Design Review ((Landscaping Plan) $371
Design Review (Demolition or Relocation) $807
Use Permits
Temporary Use Permit $525
Minor Use Permit/Exception $1,995
Major Use Permit $10,634
Environmental Review
Environmental Review (Initial Study) $15,281
Environmental Review (EIR) $29,045
Subdivisions
Tentative Parcel Map $3,735 plus $395 per lot
plus engineering time
Tentative Subdivision Map $10,481 plus $726 per lot
plus engineering time
Lot Line Adjustment /Lot Merger $1,253
Miscellaneous Fees
Prezoning/Annexation $15,041
Variance $2,279
Planned Unit Development $9,830
Modification of an Approved Plan $1,908
Building Plan Review $162 (per hour)
Source: City of Sonoma, Schedule of Fees (effective 8/23/2021) Table 51 describes the City’s current fee schedule for residential building permits and Public Works/Engineering fees. Building permit fees are deposited by an applicant at the time an application is made for a building permit. This deposit is applied towards the costs of processing the permit application, plan checking services, training fees, and other permit costs required to be paid by the applicant. Permit processing fees and training fees apply to every permit application. Plan checking fees only apply on those permit applications where plan review services are provided.

Actual City staff time spent in the project is calculated and an invoice is prepared, which includes a $54.00 permit processing fee.

The invoice amount is then deducted from the deposit amount, and any unspent remainder is refunded. If the invoice exceeds the deposit, the project applicant will be required to pay the outstanding fees.

Table 51: Residential Building Permit and Public Works/Engineering Fees Building Permit
Estimated Project Cost Deposit Rate1
Design Change for an existing Permit $54.00
<$100,000 $100 MINIMUM OR
$10.00 for each $1000 of Estimated Project
Cost or portion thereof, whichever is greater
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-77
>=$100,000 but <$1,000,000 $1,000 MINIMUM OR
$5.00 for each $1,000 of Estimated Project
Cost or Portion thereof, whichever is greater
>=$1,000,000 $5,000 MINIMUM OR
$3.00 for each $1,000 of Estimated Project
Cost or Portion thereof, whichever is greater
Plan Check Fee $125 (per hour)
Building Permit Inspection Fee Based on the valuation of the work to be performed
Grading Permit Inspection Fee 20% of calculated Building Permit Inspection Fee
Public Works
City Engineer Map and Plan Checking Services $157 (per hour) City Engineer Inspection Fee $142 (per hour)
Public Works Inspection Fee $95 (per hour)
Stormwater Plan Review and Inspection Fee $108 (per hour) Note:
1 Deposit is applied towards the costs of processing the permit application, plan checking services, training fees, and other permit costs required to be paid by the applicant. Does not include the Mechanical Permit Fee, Electrical Permit Fee, or Plumbing Permit Fee.

Source: City of Sonoma, Schedule of Fees (effective 8/23/2021) Development impact fees can have a much larger effect than permit fees on the final cost of a residential development. Development impact fees include water and sewer impact and hook-up costs, park fees (in lieu of land dedication), traffic impact fees, and similar charges. Table 52 shows the current residential development impact fee per unit.

With regard to school fees, the Sonoma Valley Unified School District (SVUSD) collects school impact fees, which must be paid prior to building permit issuance, based on the square footage of each residential unit developed. The current fee for residential construction is $3.36 per square foot. Sonoma Valley Fire Protection District charges an impact fee per square foot of $1.72 for single family housing, $2.91 for multifamily housing, and $1.90 for mobile homes. Sonoma Water/Sonoma Valley Community Services District charges $15,547.44 per single family equivalent connection; this fee is estimated to be approximately $11,660.58 per multifamily unit.

Table 52: City Residential Impacts Fees Per Unit
Estimated Project Cost Deposit Rate1
Capital Improvement Fee Single-Family Dwelling: $410 (1-BD) - $614 (3-BD) Multifamily Dwelling: $410 (1-BD) - $614 (3-BD)
Additions and Alterations to Dwelling: $68
Mobile Home Lot: $152
City Impact Fee $966 per residential unit
Non-Residential Affordable Housing Impact Fee Office: $4.33 (per square foot) Retail: $4.33 (per square foot)
Hotel: $16.24 (per square foot)
Parkland Fee (in lieu of land dedication) (2)
Note:
1 Deposit is applied towards the costs of processing the permit application, plan checking services, training fees, and other permit costs required to be paid by the applicant. Does not include the mechanical, electrical, or plumbing permit fee. 2 The fee shall equal the parkland acreage obligation, less the amount of parkland, if any, offered for dedication by the subdivider, times the average per-acre fair market value for the appropriate park planning area.

Source: City of Sonoma, Schedule of Fees (effective 8/23/2021) Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-78
Table 53 compares the total City and regional fees, including planning, building, and development impact fees for a 48-unit singlefamily subdivision, a single-family unit, and a 48-unit multifamily project. This assumes that the 48-unit subdivision and singlefamily unit is constructed in the Residential – Low Density (R-L) zone and the multifamily project is constructed in the Residential – High Density (R-H) zone. Additionally, the calculations assume that the single-family residential homes average 1,850 square feet and the multifamily development averages 750 square feet per unit.

As shown in Table 53, the City’s fees range from approximately $1,901.17 per unit for a multifamily development of 48 units averaging 750 square feet to $3,803.47 per unit for a 48-unit single-family subdivision with a typical home size of 1,850 square feet to $8,341.75 for an individual single-family home on an existing lot. When taking outside agency fees into account, fees per unit are approximately $18,264.25 for a 48-unit multifamily development and $28,748.91 for a 48-unit single family development.

Table 53: Development Fees – Single-Family Subdivision, Single-Family Home, Multifamily Development
Fees 48-Unit Subdivision Single-Family Unit 48-Unit Multifamily Project Planning Fees
Design Review $1,114 $602 $1,114
Tentative Subdivision Map $45,3291 -- --
Environmental Review (CEQA) $15,2811,2 $503 $503
Building Permit Fees4 $34,898.40 $1,211.75 $14,148.00
Public Works/Engineering Fees1 $15,000 $5,000 $5,000
City Development Impact Fees $70,944 $1,478 $70,944
School Developer Fees $298,368 $6,216 $120,960
Sonoma Valley Fire Protection District $152,736 $3,182 $104,760 Sonoma Valley CSD (Sewer) $746,277.12 $15,547.44 $559,707.84 Total Fees $1,379,947.52 $17,739.75 $876,683.84
Total Fees Per Unit $28,748.91 $33,287.19 $18,264.25
Notes:
1 Estimated cost or recommended deposit.
2 Assumes appropriate CEQA document is an Initial Study/Mitigated Negative Declaration. 3 Assumes a single-family unit and 48-unit multifamily project would be exempt from CEQA review. 4 Construction valuation assume $131 per square foot. Single-Family Unit: 1,850 sf x $131 = $242,350 per unit; 48-unit Single-Family Subdivision: $242,350 x 48 units = $11,632,800; 48-unit Multifamily Project: 750 sf x $131 = $98,250 per unit x 48 units = $4,716,000 Sources: City of Sonoma, Schedule of Fees (effective 8/23/2021); HomeGuide: How Much Does It Cost to Build A House, https://homeguide.com/costs/cost-to-build-a-house
Table 54 compares the development fees for a single-family unit and multifamily unit in Sonoma to the cities of Santa Rosa, Rohnert Park, and Petaluma. Development fees throughout Sonoma County vary widely due to the different needs of individual communities and the different fee programs adopted by local agencies serving the individual communities. The City of Sonoma’s fees, which include planning, development impact, and outside agency fees, are the lowest of local jurisdictions as shown in Table 54 below and do not constrain the development of housing.

Table 54: Comparison of Development Fees in Cities within Sonoma County Jurisdiction Single-Family Unit
Development Fee
Multifamily Unit
Development Fee
City of Sonoma $28,748.91 $18,264.25
City of Napa1 $50,803+ $31,830
City of Santa Rosa2 $51,862 + school fees $29,386.46 + school fees Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-79
City of Rohnert Park3 $24,000 (City impact fees only – no planning or outside agency fees,
estimate total fee to be $33,000+)
$15,000 (City impact fees only –
no planning or outside agency
fees, estimate total fee to be
$23,000+)
City of Petaluma4 $51,376 $35,160
Sources:
1 City of Santa Rosa Draft Housing Element, June 2022
2 City of Napa Housing Element, March 3, 2015
3 City of Rohnert Park, November 25, 2014 4 City of Petaluma, 2015-2023 Housing Element, November 19, 2018

3. PROCESSING AND PERMIT PROCEDURES
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home. The City Council and Planning Commission govern the review process in the City, or depending on the project, it might be reviewed by the Design Review and Historic Preservation Commission (DRHPC).

The time required to process a project varies greatly from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table 55 identifies the typical processing times for most entitlements and the reviewing body for each entitlement. It should be noted that each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with General Plan and zoning designations do not generally require Environmental Impact Reports (EIR), General Plan Amendments, rezones, or variances).

Also, certain review and approval procedures may run concurrently. For example, a design review for a multifamily condominium project would be processed concurrently with the subdivision map.

Table 55: Application Processing Times
Type of Approval or Permit Typical Processing Time Approval Body General Plan Amendment 24-52 weeks City Council
Rezoning/Zoning Map Amendment 24 weeks City Council
Development Code Amendment 24 weeks City Council
Site Design and Architectural Review 6-12 weeks DRHPC
Site Design and Architectural Review 6-12 weeks Planning Commission Temporary Use Permit 2-4 weeks City Staff
Use Permit 8-16 weeks Planning Commission
Tentative Parcel Map 24 weeks Planning Commission
Tentative Parcel Map with Dedications 52 weeks City Council Tentative Subdivision Map 52 weeks City Council
Variance 16 weeks Planning Commission
Planned Development Permit 16-24 weeks Planning Commission Source: City of Sonoma, 2022
The City also encourages the joint processing of related applications for a single project. For example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative subdivision map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could substantially decrease the costs for a developer. It is important to note that some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with CEQA, etc. Table 56 outlines typical approval requirements for a single-family infill project, a 48-unit subdivision, and a 48-unit multifamily project, assuming that the land is zoned appropriately.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-80
Table 56: Typical Processing Procedures by Type
Approval
Requirements
Single-Family Unit Single-Family Subdivision Multifamily Project Site Plan/Design Review Tentative Subdivision Map Design Review Initial Study/Negative
Declaration
Initial Study/Negative
Declaration or CEQA
Exemption
Design Review
Final Map
Estimated Total
Processing Time
for Entitlements
Up to 30 days
(4-6 months in Historic
Overlay)
6-12 months
2-4 months with CEQA
Exemption
6-8 months with IS/MND
Construction
Requirements Building Permit Building Permit, Grading and Infrastructure Plans Building Permit, Grading and
Infrastructure Plans
Estimated Total
Processing Time
for Building
Permit Approval
30 days 30-90 days 30-60 days
Source: City of Sonoma, 2022
City staff avoids any unnecessary timing constraints on development by working closely with developers and property owners to expedite approval procedures. In addition, City staff will assist the developer through the permit processing to ensure a rapid processing time. It should be noted that Tables 56 and 57 assume the following:

1. The applicant and staff meet and discuss the project before submitting the application;

2. The applicant provides a complete application and may need to work with staff to adjust the project before it is initially reviewed and considered by the approving authority;

3. There are not significant environmental issues that would require an Environmental Impact Report; and

4. The approval of the project is not appealed to the City Council.

For most proposed projects, the City invites the developer to a pre-application meeting to strategize about project design, City standards, necessary public improvements, and funding strategies (where appropriate).

The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent with Sonoma’s General Plan and Development Code, an Initial Study in accordance with CEQA may follow depending on the scope of the project. During the Initial Study period, many departments will review the project and provide comments. At the same time, Planning staff is likely to be preparing other documents to expedite the process as previously mentioned. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the Building Department performs plan checks and issues building permits. Administrative approval projects requiring minor permits are approved by City staff. Throughout construction, the Building Department will perform building inspections to monitor the progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision-making body.

PROCESSING PROCEDURES
The City does not normally conduct discretionary design review for single-family units or duplexes, unless such units fall within the Historic Overlay zone. There is, however, design review for all multi-unit projects of more than two units. The following is a summary of the seven (7) steps involved with the planning entitlement and public hearing process for housing development:

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-81
Step 1 (Application filed) – The applicant submits a completed Uniform Application along with the necessary plans and materials and application fee as identified on the submittal checklist to Planning Department staff.

Step 2 (Completeness review) – Upon receipt of a complete application, the Planning Department routes the project plans and materials to multiple City departments for their concurrent review and comment, and for recommended conditions of approval.

Although the Planning Department is primarily responsible for administering the planning permit process, there is close coordination with all branches of the City government, including the Public Works Department, Building Department, City Engineer, Police Department, and the Fire Department. Outside agencies and organizations may also play a role in the review process, depending upon the circumstances of the application. For example, the State Department of Fish and Game participates in the review of projects involving wetlands, while Caltrans reviews developments involving changes to the right-of-way associated with State Highway 12.

Step 3 (Incomplete notification) – If the application is incomplete, the applicant will be required to submit follow-up information as requested. The time to complete this step varies and is determined by the applicant. If the application was initially found to be complete, this step is skipped.

Step 4 (Environmental review) – The application is reviewed to determine whether the project is exempt from the requirements of the California Environmental Quality Act (CEQA) or if an Initial Study is required. Projects in Sonoma may be found to be exempt from CEQA under the urban infill exemption. If a Negative Declaration is prepared, environmental review may take up to six months.

Step 5 (Staff report and COAs) – Once all departments and agencies have reviewed the project, Planning Department staff prepares Conditions of Approval (COAs), which are included within the staff report that is forwarded to the approving authority for its review and consideration, and for public review.

Step 6 (Noticing) – The Planning Department will prepare a Public Hearing notice for the project (this notice will include the environmental determination).

Step 7 (Public Hearing) – At the Public Hearing, testimony is heard on the project and the approving authority takes final action on the project. Note: Permits for new development that include land use and/or zoning issues such as General Plan Amendments or Rezoning require two public hearings (one Planning Commission meeting and one City Council meeting). In these cases, the City Council is the final approving authority.

SB 330 Application
SB 330 (Housing Crisis Act of 2019) provides for streamlined review and preliminary application for housing development projects in order to increase certainty in the development review process. The City utilizes its standard Housing Development Project, Preliminary Application and Uniform Application forms for processing SB 330 applications, which adequately address the SB 330 submittal requirements.

Use Permit Process
The Use Permit (UP) process is described in Section 19.54.040 (Use permits) of the Sonoma Development Code. The purpose of the Use Permit process is to allow for activities and uses which may be desirable in the applicable zoning district and compatible with adjacent land uses, but whose effect on the site and surroundings cannot be determined prior to being proposed for a particular location. The Use Permit procedures provide for the review of the location, design, configuration, and potential impacts of the proposed use, to evaluate the compatibility of the proposed use with surrounding uses and the suitability of the use to the site. In granting a Use Permit, the Planning Commission must find all of the following general conditions to be fulfilled by the requested use:

1. The proposed use is consistent with the General Plan and any specific plan;

2. The proposed use is allowed with a conditional use permit within the applicable zoning district and complies with all applicable standards and regulations of this development code (except for approved variances and exceptions); Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-82

3. The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity; and

4. The proposed use will not impair the architectural integrity and character of the zoning district in which it is to be located.

Where one or more of these findings cannot be made, the UP application shall be denied. The Planning Commission may conditionally approve applications by imposing conditions on the project to allow the findings noted above to be made. However, conditions may not be imposed which by their nature would effectively preclude the development of the project.

Site Design and Architectural Review (Design Review) Process The Site Design and Architectural Review (Design Review) process is described in Section 19.54.080 of the Sonoma Development Code. The City does not normally conduct design review for single-family units or duplexes, unless such units fall within the Historic Overlay zone. There is, however, design review for all multi-unit projects of more than two units and all planned developments (including landscape review).

When applicable, the design review of new residential development is conducted by the City’s Design Review and Historic Preservation Commission (DRHPC), a five-member citizen commission that normally meets once each month. The authority of the DRHPC can differ depending on the scope of a project. If a project is subject to discretionary review by the City’s Planning Commission, then the preceding DRHPC review is normally limited to three areas: 1) architectural details; 2) colors and materials; and, 3) landscaping and lighting. This approach is intended to ensure that when a project is subject to Planning Commission review, the preceding design review does not result in changing or revisiting key elements of the project. However, when projects are nondiscretionary, the DRHPC’s authority is much broader, including consideration of the project site plan, building massing, and elevation concepts. The applicant is required to submit a one-page application form, the application fee, site plan, and drawings documenting proposed building designs, colors, materials, lighting, and landscaping. The application is evaluated by the DRHPC in a public meeting. The applicant has the option of conducting the review in stages (e.g., having the architecture colors and materials reviewed at one meeting and having the landscaping reviewed at another meeting) or all at once. Usually, only one or two meetings are necessary to receive an approval.

The DRHPC makes use of design guidelines set forth in the City’s Development Code that address site plan elements, building types, and materials appropriate to Sonoma. Although they are reasonably detailed and give an applicant practical guidance as to the City’s expectations with regard to design, they are necessarily somewhat subjective. The findings required for approval of site design and architectural review are as follows:

1. The project complies with applicable policies and regulations, as set forth in the Development Code (except for approved Variances and Exceptions), other City ordinances, and the General Plan;

2. On balance, the project is consistent with the intent of applicable design guidelines set forth in the Development Code; and

3. The project responds appropriately to the context of adjacent development, as well as existing site conditions and environmental features.

In addition to the basic findings set forth above, additional findings are applicable for any project located within the Historic Overlay zone:

1. The project will not impair the historic character of its surroundings;

2. The project substantially preserves the qualities of any significant historic structures or other significant historic features on the site;

3. The project substantially complies with the applicable guidelines set forth in Chapter 19.42 SMC (Historic Preservation and Infill in the Historic Zone); and
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-83

4. The project substantially complies with any applicable preservation plan or other guidelines or requirements pertaining to a local historic district as designated through SMC 19.42.020.

While the design review requirements have not posed a constraint to development, the design guidelines contained in SMC Chapter 19.42 include a subjective components related to compatibility, including language related to whether the project responds appropriately to the context of development, site conditions, and surrounding features and the findings for projects within the Historic Overlay zone include subjective language regarding Finding 2 to clarify what “substantially preserves the qualities…” and to define or clarify substantial compliance with applicable guidelines, plans, and requirements for Finding 3. These subjective components can pose as a constraint on housing, including fair housing opportunities, as they may result in inconsistent determinations on project applications due to the ability for multiple interpretations. Program 15: Development Code Amendments – Housing Constraints Program will ensure the design review criteria and findings are revised to address potentially subjective terminology in order to provide objectivity in the design review process.

Downtown Sonoma Historic Preservation Design Guidelines The Downtown Sonoma Historic Preservation Design Guidelines were prepared in 2017 in response to community concerns about future growth and development within the Downtown Planning District. The purpose of the Design Guidelines is to supplement Sonoma’s existing design review and preservation planning framework by establishing guidelines that manage change while also preserving the qualities that are most important to the Downtown Planning District’s historic character – thereby recognizing that historic preservation and urban growth are not mutually exclusive.

The Downtown Sonoma Historic Preservation Design Guidelines impose design guidelines that are not contained in the City’s Development Code. Besides the obvious aesthetic issues, one of the goals, or perhaps the focus, of design review is to ensure that the City’s historic, small-town character is preserved and enhanced. Thus, the guidelines are subjective; however, to ensure the guidelines are consistently applied to each residential project, a list of design elements or qualities that could be incorporated into the design of projects is included below each guideline to identify how to meet the applicable design guideline.

The use of design review has created minimal cost impact on single-family and multifamily development because the types of architectural styles and embellishments required by the City do not, by themselves, cost significantly more to construct than other types of architectural styles.

4. LOCAL EFFORTS TO REMOVE GOVERNMENTAL BARRIERS

DEVELOPMENT CODE UPDATES
The City periodically updates the Development Code to reduce potential governmental constraints and provide for a variety of housing types. Recent revisions to the Development Code addressed emergency shelters, transitional and supportive housing for those moving from various circumstances, and farmworker/agricultural employee housing. Additionally, the Development Code was revised to address pre-manufactured buildings to allow more mobile/manufactured homes within the community, which are viewed as more affordable. The Development Code was also updated to address ADUs, which provide for higher densities to support senior and lower income housing.

FEE DEFERRALS, WAIVERS, AND REDUCTIONS
The City has previously provided fee reductions for affordable housing when funds were available and when necessary to ensure the affordability of a project. While the City’s development fees are necessary to provide services and utilities to the community, the City reviewed requests for fee reductions on a case-by-case basis. Should funding become available again, the City may resume a program of building and impact fee reductions.

In addition, the application of AB 641 (2007) helps to address the cash flow challenges inherent in many affordable housing projects during the construction phase. For affordable housing developments in which at least 49% of the units are affordable to low or very low-income households, AB 641 prohibits local governments from requiring payment of local developer fees on affordable housing projects prior to receiving a certificate of occupancy.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-84

TRANSPARENCY
Government Code Section 65940.1 requires the City to make the following available on its website:
• A current schedule of fees, exactions, and affordability requirements applicable to a proposed housing development project, presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel and the fees that apply to each new water and sewer utility connection. • All zoning ordinances and development standards adopted by the city or county presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel. • The list(s) that specify in detail the information that will be required from any applicant for a development project, pursuant to Government Code Section 65940.
• The current and five previous annual fee reports or the current and five previous annual financial reports, that were required pursuant to subdivision (b) of Section 66006 and subdivision (d) of Section 66013. • An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by that city, county, or special district on or after January 1, 2018.

The City of Sonoma provides its fee schedules, development application and permit forms, its General Plan, the Zoning Map, a link to the Development Code, and other applicable planning-related documents on its website to assist interested parties in understanding the fees and requirements associated with development of a parcel (or parcels) in the City. To provide financial transparency, the City also provides current budget and rate information, as well as archived comprehensive annual financial reports prepared since 2011/2012, and City budgets prepared from the 2011/2012 fiscal year to the current budget.

5. VOTER INITIATIVES
In November 2020, Measure W: City of Sonoma, Urban Growth Boundary Extension, was passed by 78.68% of Sonoma voters.

Measure W continued protections provided by the existing Urban Growth Boundary (“UGB”), such as preventing urban sprawl and preserving agricultural land and open space, through December 31, 2040, and requires that future changes to the UGB be approved by the voters except under limited circumstances requiring a 4/5ths vote of the City Council.

The Urban Growth Boundary was created to promote stability in long-term planning for the City of Sonoma by setting a cornerstone policy within the General Plan establishing the geographic limits of long-term development, while allowing sufficient flexibility within those limits to respond to the City's changing needs over time. The UGB is a line beyond which urban development is not to be allowed, except for public schools and public parks. Only uses consistent with the General Plan "agricultural" land use designation as it existed on February 25, 2000 and "open space lands" as set forth in Government Code Section 65560(b) as of February 25, 2000, are allowed beyond the UGB.

Figure 1: Measure W – Urban Growth Boundary (below) shows the City Limits, the Sphere of Influence (SOI), and the approved Urban Growth Boundary (UGB). The areas shaded yellow are those lands within the UGB and not in the City Limits, with the exception of the area extending beyond the northern City Limit (“Montini Preserve” – owned by the City), which is outside the City Limits but within the SOI and outside the UGB.

As discussed in Chapter 4, the City does not rely on lands outside of the City limits to accommodate the 6th Cycle RHNA and the UGB is not an impediment to the City accommodating its fair share of housing.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-85
Figure 1: Measure W – Urban Growth Boundary

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-86
B. NONGOVERNMENTAL CONSTRAINTS
Government Code Section 65583(a)(5) requires a housing element to contain an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. The cost parameters of these elements fluctuate significantly in response to a wide variety of local, state, natural, and global economic and social events. The influence that city government has on these factors is negligible. As regional and state economic conditions change, the demand and supply of affordable housing is impacted.

Historically, the cost of housing in general in Sonoma, relative to Bay Area communities, has been considered moderate; however, the housing market has recently been surging and median home prices in the City are reaching all-time highs.

1. DEVELOPMENT COSTS

LAND COSTS
The price of residential building sites is influenced by fundamental factors such as location, topographical or geographical constraints, natural amenities such as existing streams or lakes, tree cover, and the availability of services (i.e. road systems, public utilities, schools, shopping outlets, etc.). Table 57 shows the land on the market with a Sonoma address and its current listed price as of June 2022 based on Zillow.com data.

Table 57: Price of Land
Address List Price Total Acres Price per Acre
0 W Napa St, Sonoma, CA 95476 $518,000 0.18 $2,877,778
471 York Ct, Sonoma, CA 95476 $579,000 0.22 $2,631,818
1120 Napa Rd, Sonoma, CA 95476 $1,800,000 8.16 $220,588 Source: Zillow.com (as of June 8, 2022)
As shown in Table 57, the current price of land per acre in Sonoma ranges between $220,588 to $2.9M per acre for unentitled land that would require planning entitlements and permit processing prior to development.

COST OF CONSTRUCTION
The cost of construction is primarily dependent on the cost of labor and materials. Construction costs in Sonoma are comparable to costs throughout the Oakland region. Non-union labor is typically used for residential construction and there are no unusual costs with obtaining materials. Many factors can affect the cost of building a house, including site conditions, type of construction, materials, finishing details, amenities, and structural configuration. In recent years, factors such as materials demanded by China for major construction projects and the price of fuel have adversely impacted overall construction costs.

The previous 2015-2023 Housing Element cited construction costs of $125 per square foot for residential construction. Average residential construction costs in the Oakland region (the closest region to Sonoma with estimated costs from BuildingJournal.com) are estimated to range between $135.33 – $200.95 per square foot, with a median construction cost of $151.84 per square foot, for basic construction.2
As shown in Table 58, construction costs for a 1,750 square foot single-family home are estimated to be $257,736.68, or $147.28 per square foot. An 850 square foot multifamily unit would cost approximately $153.37 per square foot; therefore, a 48-unit multifamily development with an average unit size is estimated to have a construction cost of approximately $6.3 million, with a cost of $130,360.77 per unit and $153.37 per square foot. 2 Oakland Home Construction Costs & Prices - ProMatcher Cost Report. June 2022. Access: https://home-builders.promatcher.com/cost/oakland-ca-homebuilders-costs-prices.aspx Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-87
Table 58: Construction Cost Estimates – Oakland Region
Single-Family (1,750 sq. ft.) Multifamily (850 sq. ft./unit) Construction Cost $174,146.41 $88,081.60
Contractor (25%) $43,536.60 $22,020.40
Design Fees (8%) $13,931.71 $7,046.53
Contingency (15%) $26,121.96 $13,212.24
Total Cost $257,736.68 $130,360.77
Per Square Foot $147.28 $153.37
Note:
1 1,750 sq. ft., 2-stories, stucco exterior, no basement, custom grade 2 850 sq. ft. per unit, 3-stories, stucco exterior, no basement, standard grade Source: BuildingJournal.com, 2022

A residential developer may need to make certain site improvements to “finish” the lot before a home can actually be built on the property. Such improvements could include the installation of water mains; fire hydrants; sewer mains; storm drainage mains; streetlights; and the construction of streets, curbs, gutters, and sidewalks. In addition, the developer may be required to provide other improvements, including, but not limited to, bridges, culverts, fencing of watercourses and hazardous areas, ornamental walls, landscaping, noise barriers, and recreation areas and facilities.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements).

The development community is currently producing market rate, for-sale housing that is affordable to moderate and above moderate-income households.

COST AND AVAILABILITY OF FINANCING
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing.

The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing. • If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), and therefore reduce the purchasing power of homebuyers.

Homebuyer Financing
On June 2, 2022, the reported average rate for a 30-year mortgage was 5.09% with 0.8 points (Freddie Mac). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.8% in July 2006 to a low of 2.65% in January 2021. The record low in mortgage rates has been attributed by Freddie Mac to a slowdown in the economic recovery igniting robust purchase demand activity. The intense growth in purchase demand will result in a continued constraint to homeownership due to a lack of housing supply being readily available to support this growth momentum despite low mortgage rates. In addition, for homebuyers, it is necessary to pay a higher down payment than in the immediate past, and demonstrate credit worthiness and adequate incomes so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.

Landowner and Developer Financing
With respect to landowners and developers seeking to provide housing or retain affordable housing in Sonoma, a variety of federal, state, and local resources are available to help fund affordable housing and reduce financing constraints on housing development, as shown in Table 59.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-88
Table 59: Financial Resources
Program Name Description Eligible Activities

1. Federal Programs
Community Development Block
Grant (CDBG)
Grant program administered by HUD on a
formula basis for entitlement communities,
and by HCD for non-entitled jurisdictions.

Allots money to cities and counties for
housing rehabilitation and community
development, including public facilities and
economic development.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
HOME HOME funds awarded annually as formula
grants to participating jurisdictions. HUD
establishes HOME Investment Trust Funds for
each grantee, providing a line of credit that the
jurisdiction may draw upon as needed. HOME
funds can be used for grants, direct loans,
loan guarantees, or other forms of credit
enhancement or rental assistance or security
deposits.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Rental Assistance
Low Income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sales are typically
used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. The Sonoma County Housing Authority does not currently participate in the
program, but would be the implementing
agency.
- Home Buyer Assistance
Housing Choice Voucher Program Rental assistance payments from the Sonoma County Housing Authority to owners of
private market rate units on behalf of very lowincome tenants. The Housing Choice Voucher Program includes vouchers issued to
individual households as well as projectbased vouchers issued to a developer to preserve a specified number of units in a
project for lower income residents.
- Rental Assistance
- Home Buyer Assistance
Section 202 Grants to non-profit developers of supportive housing for the elderly.
- Acquisition
- Rehabilitation
- New Construction
Section 203(k) Provides long-term, low interest loans at fixed rate to finance acquisition and rehabilitation of
eligible properties.
- Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Indebtedness
Section 811 Grants to non-profit developers of supportive housing for persons with disabilities,
including group homes, independent living
facilities and intermediate care facilities.
- Acquisition
- Rehabilitation
- New Construction
- Rental Assistance
U.S. Department of Agriculture
(USDA) Housing Programs
Below market-rate loans and grants for very
low, low, and moderate-income multifamily
housing, self-help subdivisions, and
farmworker rental housing.
- New Construction
- Rehabilitation
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-89
Table 59: Financial Resources
Program Name Description Eligible Activities

2. State Programs
Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Home Buyer Assistance
CalHOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- Home Buyer Assistance
- Rehabilitation
- New Construction
California Housing Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Home Buyer Assistance
California Self-Help Housing
Program (CSHHP)
Provides grants for the administration of
mutual self-help housing projects.
- Home Buyer Assistance
- New Construction
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Shelter Program Grants awarded to non-profit organizations for shelter support services.
- Support Services
Farmworker Housing Assistance
Program
Provides State tax credits for farmworker
housing projects.
- New Construction
- Rehabilitation
Joe Serna Jr. Farmworker Housing
Grant Program (FWHG)
Provides recoverable grants for the
acquisition, development, and financing of
ownership and rental housing for
farmworkers.
- Home Buyer Assistance
- Rehabilitation
- New Construction
Multifamily Housing Program (MHP) Provides low interest loans to developers of permanent and transitional rental housing.

Funds may be used for new construction,
rehabilitation, or acquisition and rehabilitation
of permanent or transitional rental housing,
and the conversion of nonresidential
structures to rental housing.
- New Construction
- Rehabilitation
- Preservation
Project Homekey Provides grants to local entities to acquire and rehabilitate a variety of housing types – such
as hotels, motels, vacant apartment buildings,
and residential care facilities – in order to
serve people experiencing homelessness.
- Acquisition
- Rehabilitation
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-90
Table 59: Financial Resources
Program Name Description Eligible Activities

3. Local Programs
Housing Rehabilitation Program Sonoma residents are eligible to participate in the Sonoma County Community Development
Commission’s Housing Rehabilitation Loan
Program. This program offers below market
rate loans to low-income owner-occupants of
single-family homes or mobile homes, and
owners of rental properties where at least half
of the tenants are low-income households, to
make necessary repairs to their dwellings.

Loans can offer up to $50,000 for singlefamily homes, $24,000 for mobile homes, and $25,000 per unit for multifamily rental
properties.
- Rehabilitation

4. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Fixed rate mortgages issued by private
mortgage insurers.
- Home Buyer Assistance
Mortgages which fund the purchase and
rehabilitation of a home.
- Home Buyer Assistance
- Rehabilitation
Low down-payment mortgages for singlefamily homes in underserved low-income and minority cities.
- Home Buyer Assistance
Freddie Mac HomeOne Provides down-payment assistance to firsttime homebuyers and second mortgages that include a rehabilitation loan.
- Home Buyer Assistance
These financing programs are essential to facilitating affordable housing development by providing necessary financial relief. For example, the project site at 20269 Broadway was identified in the previous Housing Element as an important opportunity site. With prior redevelopment funding, the City acquired the property for the affordable housing project that became Alta Madrone. The property was transferred to the Sonoma County Community Development Commission as part of the transition of shifting the Housing Successor Agency role to the County after the dissolution of redevelopment. The City secured $1.45 million from a 2011 redevelopment bond sale to invest in the project and support affordable housing, and provided a $100,000 loan for seed money to assist with up-front costs for the entitlement process. The project was also funded with Low Income Housing Tax Credits (LIHTC), which is a federal subsidy used to finance the construction and rehabilitation of low-income affordable rental housing, and which gives investors a dollar-for-dollar reduction in federal tax liability if they finance affordable housing. Additional funding is provided by Project-Based Vouchers through the Sonoma County Housing Authority.

The City has established a number of programs in the Housing Plan to encourage affordable housing development and encourage collaboration with non-profit agencies and affordable housing developers, and to assist affordable housing developers obtain federal, state, and local grant funding.

2. MARKET CONDITIONS
Most developers respond to market conditions, both in the project design in terms of density and unit sizes, and in terms of the timing between receiving entitlements and applying for building permits.

BUILDING PERMIT TIMING
Typically, single-family home developers apply for the first building permits for a subdivision upon receipt of a grading permit.

For simple projects or projects that must remain static in their design, building permits may be processed concurrently with Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-91
grading plan reviews. Building permits typically take 60-90 days, assuming two to three plan checks. Building permits can be issued in as few as 30 days if there are no corrections, but this is rarely the case for residential subdivisions or multifamily projects.

During the 4th and 5th Housing Element Cycles, there was a significant lag between project approvals and requests for building permits. Projects that received approvals in the mid-2000s (2005 and 2006) requested multiple extensions in order to delay development due to the Great Recession and lack of market demand. These projects requested building permits more than ten years after receiving initial entitlements. Project entitlements expired in some cases without any building permit applications.

Building activity has increased, particularly over the 2017-2021 period, and it is anticipated that projects will be quicker to request building permits if the current residential demand and stronger housing market continues. It has also been observed that affordable projects often take longer to request building permits following project approval. This is due, in part, to the need for these projects to assemble funding and financing to make the development feasible. Affordable housing projects will often need to go through several funding rounds in order to procure adequate tax credits and/or project-based rental assistance and may request building permits years after receiving project approval.

Table 16 summarizes multi-unit (2 or more) development projects in the City that were approved or received permits during the 5th Cycle. Table 16 includes a range of projects, such as subdivisions and mixed use projects, but does not include individual single family units approved for a single family lot or individual ADUs approved on an existing subdivided lot as these types of projects are typically quicker to receive building permits and are not reflective of the timing and process for projects with more than 1 unit. As shown in Table 60, of the 177 multi-unit projects that were approved or permitted, 14 units (8% of approved projects) did not request a building permit of the remaining 163 units, the average time from project approvals to building permit application was a little over a year (approximately 60 weeks / 14 months). This timing does not demonstrate any hindrances on housing development and the City is not aware of any governmental or non-governmental conditions that would cause extensive delays for projects requesting building permits. The typical timing of 14 months reflects the range of projects that are anticipated to occur on the Inventory of Residential Sites during the 6th Cycle.

APPROVED AND BUILT DENSITIES
As discussed in Section III.A.1, Land Use Controls, the City of Sonoma General Plan and Development Code regulate the residential densities for each land use and zoning designation. Future development must be consistent with the allowed densities anticipated by the City’s General Plan, Specific Plans, and Development Code. However, while the City’s regulations identify minimum and maximum densities that may be developed in the City, individual developers may opt to build at the lower, midrange, or higher end of allowed densities. If developers choose to develop at the lower end of allowed residential densities, this could result in significantly fewer units at full buildout of the City and result in an overall lower contribution to the City’s RHNA. In recent years, developments in Sonoma have typically occurred at or slightly below the maximum permitted densities, as shown in Table 60. The City’s project that is affordable to lower income households – Alta Madrone Family Apartments – proposed units at 120% of the maximum allowed density through a 35% density bonus. Maximum densities in Sonoma are not an obstacle to development, as demonstrated by the majority of projects requesting entitlements at or below permitted densities. Table 16 summarizes multi-unit (2 or more) development projects in the City that were approved or received permits during the 5th Cycle.

Table 16 includes a range of projects, including subdivisions, mixed use projects, and small projects (i.e., duplexes). These projects types are representative of typical developments in Sonoma and are applicable to the sites included in the Inventory of Residential Sites for which multiple units are projected during the 6th Cycle. As shown in Table 60, the average density of projects on residentially zoned sites (R-S, R-M, R-O) has been 95% of allowed maximum density. The average density on Commercial and Mixed Use sites has been 77% of allowed maximum density; it is noted that this includes two underutilized sites (19380 Sonoma Multifamily and Jacks Diner Duplex) that retain the existing use and are only developing a portion of the site – without these two projects, the average density on Commercial and Mixed Use sites that are more comparable to the sites included in the Inventory is 88%. As shown in Table 60, densities at the upper end of the allowed density range are typical for affordable, mixed income, and moderate/above moderate income development in the City.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-92
Table 60. Building Permit Timing and Densities
Project
Building Permit Timing Densities
Project Approval Building Permit
Application
Maximum
Allowed Approved/Built
Approved Projects
Taub Apartments
19410 Sonoma Highway

0.68 acres
Underutilized: Two residences,
detached garage
9/2018: 14 units (12
apartments, 2
live/work units)
(3 moderate + 11
above moderate units)
No building
permit
application
submitted
C/West Napa
Street/Sonoma
Highway
Corridor:
20 units/acre

20.6 units/acre
(103% of max.)
Oliva Apartments
655 West Spain Street

1.52 acres
Vacant
11/2017: 30 units
(6 moderate + 24
above moderate
income units)
10 – 6/29/2018
30 20 –
2/13/2019
MX/Northwest
Area:
20 units/acre

19.73 units/acre
(99% of max.)
Alta Madrone Family Apartments
20269 Broadway

1.98 acres
Previously underutilized with
residence, detached garage, water
towner, and barns removed in 2008
and two billboards removed in 2017
while the project was under review)
11/2017: 48 units w/
Density Bonus
(15 extremely low, 23
very low, 9 low, + 1
moderate units)
1/2019: 48 units MX/Broadway
Corridor:
20 units/acre

24.24 units/acre
(121% of max.)
Jinks Planned Development/Fifth
Street West Homes
405 Fifth Street West

0.50 acres
Underutilized: Existing residence
2/2015: 7 units w/
Planned Development
Permit
(1 moderate + 6 above
moderate units)
2/25/16: 7 units C/Northwest
Area:
20 units/acre
14 units/acre
(70% of max.)
Rabbitt Apartments
840 West Napa Street

1.01 acres
Underutilized: single family
residence, detached accessory
structure, and a well
9/2014: 11 units
(11 above moderate
units)
6/29/2018: 11
units
C: 20 units/acre
R-M:
7-11 units/acre
11 units/acre
(100% of max.)
Nicora Place
821-845 West Spain St

0.862.0 acres
Underutilized: Eight residential and
accessory buildings with a total of
10 housing units
9/26/2013: 18 units
12/16/2016:
18 units (3 moderate
+ 15 above moderate
units)
9/26/2013: 18
units12/16/2016:
18 units
R-M: 7-11
units/acre
9 units/acre
(82% of max.)
Mockingbird Lane
853 Fourth Street West
12/13/2018: 12/13/2019: 2
units
R-S: 3-8
units/acre
9 units/acre
(113% of max.)
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-93

3.54 net acres (1.33 acres of
original 4.87-acre parcel was
retained as parking for original
owner, Sonoma Valley Hospital)
Vacant
32 units (2 low, 14
moderate, and 16
above moderate units)
12/16/2019: 30
units
Caymus Capital UP
800 West Spain

0.86 acres
Underutilized: Residence, water
tower, garage, and hatchery
buildings
10/9/2014: 7 units
(1 moderate + 6 above
moderate units)
5/2/15: 7 units R-M: 7-11
units/acre

9.30 units/acre
(85% of max.)
Pending Projects
First Street East Townhomes
216-254 First Street East

2.60 acres
Proposed: 52 units
(5 low, 5 moderate, +
40 above moderate
units)
-- R-OMX: 15-
2520 units/acre

19.98 units/acre
(proposed)
(80100% of max.)
Montaldo Apartments
19320 Sonoma Highway

2.15 acres
Proposed: 55 units
(3 extremely low, 5
very low, 5 low, and
37 above moderate
units)
-- R-O: 15-25
units/acre

25.6 units/acre
(proposed)
(102% of max.)
Hummingbird Cottages
19910 Fifth Street West

1.50 acres
Proposed: 15 units
(1 low, 2 moderate,
and 12 above
moderate units)
-- R-M: 7-11
units/acreR-O:
15-25
units/acre

10.0 units/acre
(4091% of max.)
(proposed)
1211 Broadway Housing
1211 Broadway

0.34 acres
Proposed: 5 units
(2 moderate + 3 above
moderate units)
-- MX: 20
units/acre

14.7 units/acre
(proposed)
(73.5% of max.)
19380 Sonoma Hwy Multifamily
19380 Hwy 12
Approx. 0.5 acres of 1.19-acre site
Proposed: 7 units, in
addition to existing
use
(1 very low, 1 low, + 5
above moderate units)
-- MX: 20
units/acre

14.0 units/acre
(proposed)
(70% of max.)
Jacks Diner Duplex
899 Broadway
Approx. 0.17 acres of 0.34-acre site
Proposed: 2 units, in
addition to existing
use
(2 moderate units)
-- MX: 20
units/acre

11.7 units/acre
(proposed)
(58.5% of max.)
Sweetwater Spectrum Inc.
34 W. Spain St

0.25 acres
Proposed: 2 units
(2 above moderate
units for adults with
developmental
disabilities, Sweetwater
may have funds to
-- MX: 20
units/acre
8 units/acre
(proposed)
(40% of max.)
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-94
provide financial
assistance)

3. AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.

Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available, and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount. (Tax credits are not worth as much to investors if their incomes have dropped.) As previously described, Chapter 19.44 of the Development Code (Affordable Housing and Density Bonuses) requires 25% of the total parcels and/or units in a residential development be affordable to varying lower and moderate-income categories depending on whether the project is for rental units or ownership units. For rental units, 5% are required for the extremely low-income (ELI) household category, 10% for the very low-income (VLI) household category, and 10% for the low-income (LI) household category.

For ownership units, 5% are required for the low income (LI) household category; 10% for the moderate-income (M) household category, and 10% for the middle-income (MI) household category. While the City encourages the units to be provided as part of the proposed development on-site, applicants may choose to pay in-lieu fees instead of providing affordable units in a residential project of four or fewer units. These in-lieu fees are subsequently used to provide financial assistance to affordable housing developments.

The City has the lowest fees in the region for residential development, encouraging both affordable and market rate development and reducing the cost of development in Sonoma in comparison to other regional jurisdictions. The City also sponsors funding applications, either for HOME or CDBG funds through the Sonoma County CDC or for State funds administered by HCD, on behalf of affordable housing developers. While the City can support CDBG, HOME, and various State funding applications, there are limited funds available for City projects and there is no guarantee of funding.

C. PUBLIC FACILITIES AND INFRASTRUCTURE
The City requires that developers complete certain minimum site improvements in conjunction with new housing development.

Water, sewer, drainage, police, fire, parks, schools, and transportation will require improvements in capacity to treat and distribute water, to treat sewage, to handle run-off, and to provide sufficient space and capacity for public safety, recreation, education, and movement of people and goods. Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Sonoma. However, whenever a developer advances the costs for improvements not located on the development project, which may be required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number, or length for the benefit of property not within the development project. In Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-95
each case, the cost of expansion most likely will be financed through development fees, exactions, assessment districts, or some combination of these.

ROADWAY IMPROVEMENTS
The City of Sonoma General Plan Circulation Element outlines the official classification of the existing and proposed streets and roads in Sonoma, including State highway, arterial streets, collector streets, local streets, and rural roads. The following provides a description of the various roadway classifications, including a description of the specific roadway standards for each classification.

Pavement width, sight distance, and travel speed generally increase as one moves from local streets to collector streets and arterials to highways. The following provides a description of the various roadway classifications, including a description of the specific roadway standards for each classification. The City is primarily built out and all of the parcels in the Inventory of Residential Sites are adjacent improved roadways, so projects will not typically be required to build the full standard street section for the street half adjacent the project as streets are in place. Projects typically would need to improve the curb, gutter, and sidewalk to meet City standards in locations where those do not yet exist. The City’s improvement standards are not burdensome and are developed to address the safety of the circulation system. The City’s improvement standards have not posed a constraint for development projects, including related to housing supply and affordability. The City of Sonoma Standard Plans, updated August 17, 2015, establish the rights-of-way and improvement requirements for City streets. • State Highway – Although in traffic engineering parlance Highway 12 is considered an arterial, it is unique among local roadways. The highway is not only a primary route for through traffic, commuters, and tourists, but it also carries the majority of local trips of any distance. Existing peak hour capacity ranges from 755 – 1,460 vehicles per hour along different roadway segments. Caltrans has not established a standard for frontage improvements along the Caltrans rightof-way of Highway 12; requirements vary from project to project. However, Highway 12 is constructed through the City and frontage improvements are typically limited to striping for parking and bicycle facilities where needed and curb, gutter, and sidewalk.
• Arterial Streets – These streets carry traffic to and from the highway and to major commercial and public destinations.

Volumes are heavy compared to connectors and local streets. Existing peak hour capacity ranges from 685 – 970 vehicles per hour along different roadway segments (excluding SR 12). The City requires an 80-foot right-of-way with a 32-foot travel lane (2 lanes including parking), curb, and gutter, a minimum 5-foot sidewalk (sidewalks must meet ADA clearance requirements), and a 5-foot public utilities easement in each direction for arterial streets. • Collector Streets – These link arterials to local streets and commercial and public destinations. In some cases, a connector may also serve as a lesser link to the highway. Existing peak hour capacity ranges from 560 – 660 vehicles per hour along different roadway segments. The City requires a 55-foot or 60-foot right-of-way with an 20-foot travel and parking lane (includes parking), curb, and gutter, a minimum 5-foot sidewalk (sidewalks must meet ADA clearance requirements), and a 5-foot public utilities easement in each direction for collector streets. • Local Streets – Typically residential streets, these provide access to neighborhoods and individual parcels within them.

The City requires a 50-foot right-of-wayy with an 18-foot travel lane (includes parking), curb, and gutter, a minimum 5- foot sidewalk (sidewalks must meet ADA clearance requirements), and a 5-foot public utility easement in each direction for local streetsare generally developed with curb, gutter, and sidewalk. Typical existing peak hour capacity is 660 vehicles per hour.
• Rural Roads – These carry traffic to outlying districts. They are generally not developed with curb, gutter, or sidewalk.

Typical existing peak hour capacity is 545 vehicles per hour.

The Circulation Element identifies the existing (2020) traffic conditions of the local roadways and intersections in Sonoma. The continued development of Sonoma would require an expanded circulation system in order to adequately serve the growing mobility needs of the community. Future changes to traffic patterns in the City will be largely determined by the location of jobs and housing in Sonoma and the region, and by improvements to the local roadway system. Growth will determine future volume, while circulation improvements can only modify its distribution. Traffic projections for the year 2020 (Table CE-2 of the Circulation Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-96
Element) indicated increased traffic volumes citywide. This traffic was the result of growth in the City, Sonoma Valley, and the greater Bay Area.

WATER SERVICE
Most of the City’s water is supplied via connection to the Sonoma County Water system (approximately 95%). Total water allocated annually to the City under its agreement with Sonoma Water is fixed through 2035. Any additional water made available to the City will result from increased pumping of municipal wells (existing and future). The City’s contract with Sonoma County Water Agency provides for a peak delivery rate of 6.3 million gallons per day (mgd), with an annual limit of 3,000 acre-feet on total water purchases by the City. However, through consultations between the City and Sonoma County Water Agency, Sonoma County Water Agency clarified that the City was projected to receive a maximum of 2,355 AFY in 2019, increasing in five-year increments to 2,626 in 2035.

The Sonoma Water supply is supplemented by a system of city-owned groundwater wells. These wells would provide a potable water source in the event that aqueduct deliveries are interrupted or are otherwise unable to meet demand. They also serve to help meet peak demands during the summer. The City currently owns eight groundwater production wells, five of which are operational. During a typical water year, the groundwater wells are only used during seasonal high water demand months, and are not operated during the winter except for short-term operation to exercise the pumps. The capacity of the well system is estimated to be 820 gpm. City wells supply an average of 4.4 percent of annual water needs.

On an annual basis, the City has received less than 2,355 AFY from the Sonoma County Water Agency over the past several years, meaning that additional capacity remains available to serve new development. According to the 2020 Urban Water Management Plan (UWMP) prepared for Sonoma Water, the actual amount of water delivered by the Sonoma County Water Agency in 2020 was 2,000 AFY. Projected deliveries increase for the City from 2,168 AFY in 2025 to 2,233 AFY in 2045. The UWMP also compares the total water supply available in multiple dry water years with projected total water use over the next 25 years, in five-year increments, and shows that there is adequate water supply during multiple dry years to meet demands through 2045 across the region, including the City of Sonoma.

The City’s current water strategy is to meet the water demands using purchased water from Sonoma Water and use local groundwater supplies to supplement water demand needs during peak periods and also during periods of drought and/or Sonoma Water shortages and shortfalls. The City’s local groundwater supply is a key element of its drought contingency plan and it is expected to remain as such throughout the planning horizon of the 2020 UWMP.

The City’s 2020 UWMP anticipated an increase of approximately 406 households from 2020 through 2035 and population increase from approximately 11,725 persons in 2020 to 12,582 persons in 2035 and a total of 643 households (1,357 persons) from 2020 through 2045. The City’s 2020 UWMP shows a surplus in water supply versus demand in normal dry year conditions, single dry year conditions, and multiple dry year scenarios for all study years (2025, 2030, 2035, 2040, and 2045). The City’s planned water supply is adequate to accommodate the RHNA.

SEWER SERVICE
The treatment of wastewater generated within the City of Sonoma and the urbanized unincorporated area of Sonoma Valley is provided by the Sonoma Valley County Sanitation District (SVCSD), which has one treatment plant, located on 8th Street East. The SVCSD is operated and maintained by Sonoma County Water Agency. The SVCSD service area encompasses central Sonoma Valley from Glen Ellen to south Sonoma, including all of the City of Sonoma. The service area, which is approximately eight miles long and two miles wide, is roughly aligned with Sonoma Creek. Not all properties within the service area have been annexed to the SVCSD. As of 2022, the SVCSD served 17,548 equivalent single-family dwellings (ESDs). An ESD is a measure of sewage flow equal to the amount generated by a single-family residence. The District uses ESDs, rather than population, to monitor treatment capacity and estimate future needs.

The SVCSD treatment plant operates under a National Pollutant Discharge Elimination System (NPDES) permit, which was granted by the San Francisco Regional Water Quality Control Board. While the estimated maximum capacity of the treatment plant is 20 Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-97
million gallons per day (MGD), the NPDES permit limits the permitted average dry weather flow (ADWF) of the treatment plant to

3.0 MGD. Currently, the average dry weather flow at the treatment plant amounts to 2.7 MGD or 90% of permitted plant dry weather discharge limit. When a treatment plant reaches 75 percent of its permitted capacity, the Regional Water Quality Control Board and the State Water Resources Board require the preparation of plans for additional treatment and disposal capacity. The Sonoma Valley Treatment Plant was identified as exceeding the 75 percent threshold as early as 1985. Since that time, the SVCSD has analyzed alternative methods to increase treatment capacity and limit discharge. In this regard, the District has focused on water conservation and the recycling of treated wastewater as the preferred methods of conserving the effective capacity of the plant by limiting discharge in accordance with its NPDES permit limitations. Water conservation benefits capacity by reducing flows into the plant. The recycling of treated wastewater reduces discharge into the Bay. The addition of tertiary treatment capability further assists the District in limiting discharge from the plant by expanding the range of uses for reclaimed water, although storage and distribution improvements are needed to take full advantage of options for recycled water use.

This NPDES permit does not directly cover wet weather flows, which are difficult to estimate due to stormwater infiltration. During the wet weather months, the plant discharges treated water into Schell Slough (no discharge is allowed during the dry weather period, defined as May 1st through October 31st). In addition, the plant has several equalization basins, which can store excess wastewater during wet weather flows. During wet weather months, discharges from the plant are currently limited to approximately 11 MGD by the capacity of the pumps that release water into Schell Slough. Because the equalization basins allow the plant to store excess flows until they can be treated, the plant is currently able to adequately treat all of the wet weather flows.

Since 1994, the District has implemented a number of effective water conservation programs aimed at conserving treatment capacity by reducing flows. In addition, the District has entered into agreements with local farmers and others to use reclaimed water (treated at the secondary level) for the irrigation of nearby dairies and vineyards, as well as wetland enhancement. Currently, the use of recycled water in this manner amounts to 1,000-1,200 acre-feet per year.

The treatment plant has a current unused capacity of approximately 0.3 MGD ADWF (per the NPDES permit). The SVCSD strategy for meeting projected treatment requirements is focused on conservation and recycling. The District estimates that its water conservation programs will successfully conserve treatment capacity within the current allowance of 3.0 MGD during the dry period through 2020-2030. This estimate is based on 2% growth rate within the District, an amount that is consistent with City and County growth management regulations and accommodates the City’s share of regional housing needs. To address projected treatment demand through the year 2030 and beyond, the SVCSD has implemented tertiary treatment, which enhances its recycled water programs. Achieving this capability will allow the SVCSD to greatly increase the recycling of treated wastewater while respecting the 3.0 MGD discharge limit, thereby meeting the treatment needs associated with future development within the SVCSD. However, storage facilities will have to be expanded and new users of reclaimed water found in order to take advantage of the tertiary treatment capability. In addition to implementing tertiary treatment capability, the SVCSD is taking the following actions to provide treatment capacity necessary to serve projected growth within the City and the SVCSD as a whole:
• Continuing to implement water conservation programs aimed at reducing flows from existing connections. • Upgraded the reclamation facility by providing for tertiary treatment and is increasing the amount of reclaimed wastewater use by pursuing additional reclaimed water user contracts. • Working with the Regional Water Quality Control Board for renewal of the plant’s NPDES permit. • Completing additional engineering and environmental studies on required improvements as needed.

In consideration of these factors, it is anticipated that wastewater treatment will be adequately available to serve development as anticipated in the City’s General Plan. Therefore, wastewater will not be a constraint to residential development during this Housing Element planning period.

Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-98

DRY UTILITIES
PG&E is responsible for the transmission and distribution system that delivers natural gas and electricity to sites in Sonoma.

Sonoma Clean Power provides electricity via PG&E’s infrastructure. Telecommunications services are provided to the City by a variety of providers, including Xfinity, AT&T, and Verizon. The dry utilities providers serving the City have capacity in their transmission, generation, and distribution system to serve the City and have planned to accommodate growth. No capacity issues are known that would result in the dry utilities providers inability to serve the RHNA growth identified in the Inventory of Sites.

D. ENVIRONMENTAL ISSUES
Environmental constraints affecting residential development in Sonoma include geologic and seismic conditions, which provide the greatest threat to the built environment, urban fires and wildfires, and flooding hazards. Apart from the larger issues discussed below, there are no known site-specific environmental constraints that would substantially impact development on the identified Housing Opportunity Sites.

1. GEOLOGIC AND SEISMIC HAZARDS
Earthquakes pose the most serious potential threat in the Planning Area, particularly the City, as urban areas are more prone to damage than less developed areas. Although no known faults lie cross the Planning Area, Sonoma County is traversed by seven active or potentially active faults, including the San Andreas fault, the Tolay fault, and the Healdsburg/Rodgers Creek fault. The Rodgers Creek fault, which has been identified as an extension of the Hayward fault, lies closest to the Planning Area and represents a significant earthquake risk. Earthquake hazards in the Planning Area include fault rupture, ground shaking, liquefaction, seismically induced landslides, and subsidence. Each can result in extensive property damage, personal injury, and/or death. The most widespread effect of an earthquake is ground shaking, or movement of the Earth’s surface in response to seismic activity. Ground shaking is often the greatest cause of physical damage. Buildings and utility facilities may suffer severe damage or collapse if not properly designed to withstand shaking.

California has a long history of strong earthquakes that have affected communities in the San Francisco Bay Area. The largest earthquake to occur within the area was the 1906 San Francisco Earthquake (7.8 magnitude) that occurred along the San Andreas Fault. The City's proximity to fault zones and other potentially active faults suggests a high probability that a strong earthquake will occur in the future in the City’s vicinity.

The Sonoma Planning Area is located within Zone VIII (Very Strong) and Zone VII (Strong) of the Modified Mercalli Intensity (MMI) Shaking Severity Level. The MMI estimates the intensity of shaking from an earthquake at a specific location or over a specific area by considering its effects on people, objects, and buildings. At high intensities (MMI ≥ 6), earthquake shaking damages buildings. The severity of the damage depends on the building type, the age of the building, and the quality of the construction. Masonry and non-ductile concrete buildings can be more severely damaged than wood-frame or engineered buildings. Buildings built to older building codes can be more severely damaged than recently constructed buildings using newer codes.

In order to minimize potential damage to the buildings and site improvements, all construction in California is required to be designed in accordance with the latest seismic design standards of the California Building Code. The California Building Code, Title 24, Part 2, Chapter 16 addresses structural design and Chapter 18 addresses soils and foundations. Collectively, these requirements, which have been adopted by the City, include design standards and requirements that are intended to minimize impacts to structures in seismically active areas of California. Section 1613 specifically provides structural design standards for earthquake loads. Section 1803.5.11 and 1803.5.12 provide requirements for geotechnical investigations for structures assigned varying Seismic Design Categories in accordance with Section 1613. Design in accordance with these standards and policies is typical in Sonoma and addresses risks associated with seismic activity.

2. FIRE HAZARDS
Structural fires pose a significant potential threat. The closely packed wood-frame buildings around Sonoma Plaza, many of them without sprinklers, raise a particular concern. The risk of structure fires may increase in the future due to changes in land use patterns, such as an increased emphasis on infill and planned unit developments, if not mitigated through site planning and Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-99
building design and retrofit requirements. The risk of a widespread structure fire is related to seismic risks in that major earthquakes in urban areas often cause conflagrations and make firefighting more difficult.

With the exception of Sonoma Mountain Cemetery, the entirety of the Planning Area lies within a Local Responsibility Area (LRA) and no properties within the Planning Area are in a fire hazard severity zone.

3. FLOODING
Flooding, even at its worst, presents only localized threats to property and little or no threat to life in Sonoma. Although some local urbanized areas lie within the 100-year floodplain mapped by the Federal Emergency Management Agency, flood water heights rarely exceed one-to-two feet and flood control improvements have eliminated many former problems. Urban development could increase the rate and volume of drainage runoff within the community by increasing areas of impervious surface, which could result in localized flooding in some areas where the existing storm drainage system may not be sufficient. However, mitigations measures would reduce the risk of flooding and may include: requiring development within the Planning Area to document the adequacy of proposed storm drain improvements; requiring development projects to contribute to the cost of implementation of the Sonoma Area Master Drainage Plan; and requiring development within the Planning Area to be designed and constructed consistent with Sonoma Water Flood Control Design Criteria.

Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-100

4. INVENTORY OF RESIDENTIAL SITES
This section of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Sonoma. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.

A. AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)).

An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.

This section documents the availability of sites for future residential development and the adequacy of these sites to accommodate Sonoma’s 6th Cycle RHNA. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. Sonoma will fulfill its share of regional housing needs using a combination of the methods below, as further described in this section:
• Residential projects with development entitlements with occupancy post June 30, 2022 • Sites with zoning in place
o Vacant and underutilized sites with a proposed project o Vacant sites with zoning in place (R-R, R-S, R-L, R-M, R-H, R-O, MX, and C zoned sites):
 Residential sites (R-R, R-S, R-L, R-M, R-H, R-O) are assumed to develop at 85% of capacity,  Mixed use (MX and C) sites are assumed to develop with residential uses at 75% of capacity, and  Realistic capacity assumptions are consistent with approved and built densities shown in Table 60. o Underutilized sites with zoning in place (R-O, MX, and C zoned sites):
 Residential sites (R-R, R-S, R-L, R-M, R-H, R-O) are assumed to develop at 85% of capacity,  Mixed use (MX and C) sites are assumed to develop with residential uses at 75% of capacity, and  It is noted that underutilized sites are only necessary to accommodate 5 of the very low income RHNA units; the remainder of underutilized sites are included to demonstrate additional capacity. • Projected accessory dwelling units
Table 61 summarizes the residential unit potential from the above methods and provides a comparison with Sonoma’s RHNA and inventory parcels are shown on Figures 2 and 3. Parcel-specific site inventories are included in Appendix A.

Table 61: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Very Low Low Moderate Above
Moderate
Total
2023-2031 RHNA
(Table II-39) 83 48 50 130 311
Approved Projects
Approved Projects with
occupancy post June 30, 2022 0 0 30 53 83
Pending Projects
Pending Projects with occupancy
post June 30, 2022 911 1211 1512 108 144142
Vacant Sites by Zoning District
Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-101
Table 61: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Very Low Low Moderate Above
Moderate
Total
C 27 18 8 12 65
MX 0 0 5 7 12
R-H 0 0 10 1 21
R-L 0 0 0 61 61
R-M 0 0 1815 2019 3834
R-O 42 27 0 0 69
R-R 0 0 0 7 7
R-S 0 0 0 3 3
Subtotal Vacant Sites 69 45 3228 111110 257252
Underutilized Sites by Zoning District
C 0 0 4 4 8
MX 32 21 2 3 58
R-L 0 0 0 19 19
R-M 0 0 2 23 45
R-S 0 0 0 3 3
R-O 0 0 5 5 10
Subtotal Underutilized Sites 32 21 13 3637 102103
Accessory Dwelling Units
ADUs 0 0 64 0 64
Total Capacity (Inventory, plus Approved Projects, plus ADUs) TOTAL CAPACITY 110112 7877 127117 264258 579564
Shortfall -- -- -- -- --
Excess Capacity 2729 3029 7767 134128 268253 1
Moderate income units based on affordability of ADUs produced during the 5th Cycle.

Source: City of Sonoma, 2022; Sonoma County Assessor Data, 2021; De Novo Planning Group, 2022 As shown in Table 61, Sonoma has a total realistic capacity for 679 564 units, reflecting an excess capacity of 268 253 units to accommodate the RHNA.

3. REALISTIC CAPACITY AND AFFORDABILITY
To evaluate the adequacy of the sites identified to address the affordability levels stablished by the RHNA, State law (Government Code Section 65583.2(c)(3)) provides for the use of “default densities” to assess affordability. Based on its population and location within Sonoma County, the City of Sonoma falls within the default density of 20 units per acre for providing sites affordable to very low and low income households.

Sites suitable for very low and low income households are sites zoned C, MX, and R-O that are sized from 0.5 to 10 acres, based on Government Code Section 65583.2(c)(2), as well as pending projects that propose low income units. Sites anticipated to accommodate very low and low income units include Site J (Pending 1st Street East Townhomes), Site 38 (vacant 3.0-acre site zoned C), Site 80 (underutilized 6.1-acre site zoned MX), Site A (Pending Montaldo Apartments), Site C (Pending 19380 Sonoma Highway Multifamily), and Site 94 (3.25-acre vacant site zoned R-O).

Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-102
Sites suitable for moderate density households can be provided at 10 or more units per acre (R-M, R-H, C, and MX districts).

The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Table 61 and detailed by site in Appendix A.

Realistic capacity was calculated at 85% of maximum density for residential zoning districts and 75% of maximum density for commercial and mixed use districts that allow residential development. The City performed a detailed analysis of residential projects to support these assumptions. As shown in Table 60, approved and proposed projects in the City tend to be at the upper end of the permitted density range, with multiple affordable and mixed income projects exceeding the maximum permitted densities. These assumptions for the City’s inventory are more conservative than development patterns in the City, which reflect development at 97.577% to 88% of maximum density for projects built in the C and MX districts and at 93.395% of maximum density for projects built in the residential districts, as discussed in Table 60. Where appropriate, additional considerations, such as the need for stream setbacks, are factored into the maximum capacity with units reduced accordingly; reductions for such sites and are identified in Appendix A. It is also noted that AB 2011 allows eligible sites where retail, office, and parking are principally permitted uses to have densities that either: meet or exceed the allowed residential density, develop with a minimum of 20 units per acre (sites less than 1 acre), develop with a minimum of 30 units per acre (sites 1 acre or larger located on a commercial corridor of less than 100 feet in width) – these provisions support projects on the C sites and other sites in the City that are 100% or more than the maximum permitted densities and further increase development potential.

The City’s capacity to accommodate new residential development exceeds the minimum RHNA required within each income category, which will help offset any sites that may be developed with fewer units or at less affordable levels than assumed in the inventory of residential sites.

All identified developable land designated for residential use (all residential land use designations in the General Plan) is considered available for residential development. Additionally, land within the C and MX zoning districts is also considered available for residential development as the Zoning Code permits residential uses by right for these sites. The methodology considers factors including the extent to which existing uses may constitute an impediment to additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites, as discussed below.

4. NONVACANT SITES
State law allows use of underutilized (nonvacant) sites to accommodate the RHNA. The City encourages redevelopment of underutilized uses and infill development. With the exception of 5 very low income units, the City does not need underutilized sites to accommodate the RHNA and the excess underutilized sites are included to encourage development throughout the 6th Cycle by including additional opportunities for development.

The City has completed a detailed assessment of the suitability of all nonvacant sites identified to accommodate its RHNA.

In evaluating the potential for nonvacant sites to accommodate additional residential development beyond the RHNA, the methodology for Inventory of Residential Sites considered a number of factors, including the extent to which existing uses may constitute an impediment to additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. Appendix A provides data supporting the methodology to determine nonvacant sites suitable for development, including the existing uses (type of use and amount of development) located at each site, land and improvement values, any known constraints to development, and any other relevant information which supports the City’s finding that all sites identified in its inventory are suitable for redevelopment during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. Each of the underutilized sites in the inventory was selected based on a combination of factors rendering it suitable and likely to redevelop during the planning period.

All non-vacant sites are appropriate for development at the residential densities and intensities identified in this chapter and Appendix A and are anticipated to be developed with urban uses as planned by the City’s General Plan and Zoning Ordinance.

Agenda Item #2.1:

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City of Sonoma, 2023-2031 Housing Element | HBR-103

EXISTING USES
Existing uses were evaluated based on several factors to determine if the existing uses would render a site suitable and likely to redevelop during the 6th Cycle. Sites are considered to have low utilization if there is physical underutilization of a site or economic obsolescence of the existing use. Physical underutilization of the site is measured by a structure-to-land ratio of less than 0.25.

Economic obsolescence of the existing use is measured by an improvement-to-land value ratio of less than 1.0. Existing uses on the sites are limited to single family residential uses. As discussed below, development trends in the City indicate strong support for redeveloping sites with more intense residential uses.

DEVELOPMENT TRENDS
The majority of recently approved and constructed projects in Sonoma, as shown in Table 60, have occurred on underutilized sites, with existing development ranging from individual residences to 10 residential units. As evidenced by Table 60, the housing market in Sonoma has supported development on underutilized sites during the 5th Cycle. It is anticipated that these trends will continue into the 6th Cycle, particularly given the strong demand for housing as reflected by the State’s projection of housing needs for the Bay Area and assigned through the 6th Cycle RHNA.

MARKET CONDITIONS
The market demand for housing, including affordable housing, has been well-documented by the State in support of passage of multiple bills in recent years to better accommodate the strong housing demand throughout the State. Development trends in the City during the 5th Cycle demonstrated a strong demand for housing in Sonoma at all income levels (see Chapters 2 and 7), as evidenced by the City meeting or exceeding the RHNA at all income levels 2 years prior to the end of the 5th Cycle. This strong demand and need for housing will continue to encourage redevelopment of underutilized sites and to encourage lot splits and other mechanisms that maximize capacity of sites. The market demand for more housing, including more density housing that takes advantage of opportunities such as underutilized sites in order to intensify development in the midst of a State-identified housing crisis, has been highlighted repeatedly by the Governor and State legislators [bold added for emphasis]:
“California’s severe housing shortage is badly damaging our state, and we need many approaches to tackle it,” said Senator Wiener.3
“California needs more housing, and we need it now,” said Senator Skinner. 2 “For too long, California has kicked the can down the road when it came to building more housing,” said San Francisco Mayor London Breed. “The housing crisis is at the center of our state’s biggest challenges – with our children and our most vulnerable bearing the brunt of sky-high costs and a severe shortage of housing inventory. Thankfully, Governor Newsom and our legislative leaders are taking bold action to address this shortage with a smart, targeted housing packing that will allow our communities to grow with inclusion and expand the dream of home ownership and housing stability to people across California.” 2 “The acute affordability crisis we are experiencing in California was decades in the making, and now we’re taking the necessary steps to fix it,” said Governor Newsom, who signed the legislation at an affordable housing development in Oakland today. “This package of smart, bipartisan legislation boosts housing production in California – more streamlining, more local accountability, more affordability, more density. These bills, plus this year’s historic budget investments in affordable housing, will directly lead to more inclusive neighborhoods across the state. Creating denser housing near jobs, parks and schools is key to meeting our climate goals as well as our affordability goals.” 4
3 Office of the Governor, Gov. Newsom Signs Sb 8, Extending The Housing Crisis Act, September 16, 2021 4 Office of the Governor, Governor Newsom Signs Legislation to Increase Affordable Housing Supply and Strengthen Accountability, Highlights Comprehensive Strategy to Tackle Housing Crisis, September 28, 2021
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-104
“Administration has advanced $800 million in new or accelerated funding to build affordable, climate-friendly housing and infrastructure…Since taking office, the Governor has prioritized tackling the housing crisis, signing major legislation to boost housing production, remove barriers to construction of accessory dwelling units and streamline state laws to maximize housing production.” Office of the Governor3
Incentives for Residential Development
The most significant incentive Sonoma offers for residential development that it can boast is the lowest fee structure in the region.

As shown in Table 54, the City’s fees are substantially less than other jurisdictions – even when taking into account school fees and outside agency fees which are not addressed uniformly and comprehensively in the other jurisdiction fee calculations. Further, the State has committed new and accelerated funding to assist with providing housing to address the current housing shortage throughout the State. Program 2: Partnerships with Affordable Housing Developers in the Housing Plan commits the City to working with developers to access State and other funding available to support development of underutilized sites.

5. PROJECTS WITH ENTITLEMENTS
The City has 9 projects with development entitlements that will have occupancy post June 30, 2022 and will contribute towards addressing its 6th Cycle RHNA, as described below. It is noted that sites with rental units are assumed to be affordable to a mix of moderate and above moderate units, based on market rental rates in the City and ADUs are anticipated to be affordable to moderate income households with Program 5 in the Housing Plan addressing the affordability of ADUs. The projects listed below are approved and are either under construction or only require issuance of a building permit, timing of which is at the developer’s discretion; no other entitlements or approvals are required and the projects are anticipated to be constructed toward the beginning (2023/2024) of the 6th Cycle. There are no phasing, conditions of approval, or other requirements that would delay these projects. :
• 588 1st St West, APN 018-213-001 – 1 live/work unit, above moderate • 515 Lasuen St, 127-471-038, 2 single family units, above moderate. Building permit issued for 1 single family unit on 7/27/22 and construction of both units anticipated to be complete toward the beginning of the 6th Cycle. • 700 W Spain St, 127-204-011, 2 single family units, above moderate • 392 Arroyo Way, 018-393-001, ADU, moderate
• 819 Virginia Ct, 018-381-040, single family dwelling, above moderate • 301 First Street West, 018-161-017, duplex, 1 moderate and 1 above moderate • 481 York Court, 018-382-029, single family dwelling, 1 above moderate. Entitlements/approvals: building permit.

Building permit application not yet submitted but anticipated to be submitted in first half of 6th Cycle; there are no known impediments to permit issuance that would delay the project.

6. PENDING PROJECT
The City has 17 pending residential projects that will have occupancy post June 30, 2022 and contribute toward addressing its 6th Cycle RHNA, as summarized below. Sites with deed-restricted units are identified. It is noted that sites with rental units are assumed to be affordable to a mix of moderate and above moderate units, based on market rental rates in the City and ADUs are anticipated to be affordable to moderate income households with Program 5 in the Housing Plan addressing the affordability of ADUs. Additional information regarding each site is provided in Appendix A. For each project, its status is described, along with the necessary approvals and steps required prior to development. The projects listed below are anticipated to be entitled within the next 1 to 2 years and constructed in the first half of the 6th Cycle. While these projects are not yet approved, there are no known or anticipated phasing or timing requirements that would delay these projects from being constructed during the 6th Cycle. • 1211 Broadway Housing - 1211 Broadway, APN 128-181-004, 5 multifamily units (2 deed-restricted moderate, 3 above moderate proposed on a 0.34-acre underutilized site with a single family dwelling. Entitlements/approvals required: Site Design and Architectural Review permit (approximately 4-6 months) and building permits (timing at developer’s discretion).

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-105
• 19380 Sonoma Hwy Multifamily - 19380 Hwy 12, APN 127-202-013, 7 multifamily units (1 deed-restricted very low, 1 deed-restricted low, 5 above moderate) proposed on approximately 0.5 acres of a 1.19-acre underutilized site with a cocktail lounge. Entitlements/approvals required: Site Design and Architectural Review permit, Tentative Subdivision Map approval (processed concurrently with Site Design and Architectural Review), and Final Subdivision Map. Decision anticipated within 6 months. Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.
• Jacks Diner Duplex - 899 Broadway, APN 018-411-012, 2 duplex units (2 moderate) proposed on a 0.55-acre underutilized site with service station. Entitlements/approvals required: Site Design and Architectural Review permit (4- 6 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.
• Single Family Dwelling - 470 Harrington Dr, APN 128-162-042, 1 single family unit (above moderate) proposed on a

0.28-acre underutilized site with single family dwelling. Entitlements/approvals required: Site Design and Architectural Review permit (4-6 months). Entitlements/approvals required: building permit (30-60 days). Following approval, building permits will be processed (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.
• Single Family Dwelling -– 315 5th St W, APN 127-204-021, 1 single family unit (above moderate) proposed on a 0.65- acre underutilized site with: single family dwelling. Entitlements/approvals required: Site Design and Architectural Review permit (4-6 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.
• Sweetwater Spectrum Inc. -– 734 W Spain St, APN 127-204-009, 0.248, 2 duplex units (above moderate – it is noted that Sweetwater does have limited funds available to reduce burden of monthly costs, units are for special needsdevelopmental disabilities) proposed on a 0.25-acre vacant lot. Entitlements/approvals required: Site Design and Architectural Review permit (4-6 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.
• Single Family Dwelling, 420 Patten St, APN 018-273-013, 1 single family unit (above moderate) proposed on a 0.24- acre underutilized site with single family dwelling. Site Design and Architectural Review (2-4 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval. • HSU Residence ADU - 214 E Napa St, APN 018-222-008, 0.256, , 1 ADU (moderate) proposed on a 0.26-acre underutilized site with single family dwelling. Entitlements/approvals required: building permit (30-60 days). • DeNova Homes/Hummingbird Cottages - 19910 Fifth Street West, APN 128-061-001, 15 single family attached units (1 deed-restricted low, 2 deed-restricted moderate, and 12 above moderate) proposed on a 1.50-acre underutilized site with a single family dwelling. Entitlements/approvals required: Site Design and Architectural Review permit, Tentative Subdivision Map approval (processed concurrently with Site Design and Architectural Review – approximately 6-12 months), Final Subdivision Map, and building permits (timing for building permit application at developer’s discretion but anticipated within 15 months of project approval). Following approval, building permits, grading and infrastructure plans will be processed concurrently (60-90 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval. • 1st Street East Townhomes - 216-254 First Street East, APNs 018-131-012, -013, -018, 2.60, 5th, 50 single family attached units (5 deed-restricted low, 5 deed-restricted moderate, and 40 above moderate) proposed on a 2.60-acre underutilized site with two single family dwellings on two of the parcels, industrial uses (5,000 s.f.) on one parcel.

Entitlements/approvals required: SB 330 Application completed, SB 330 streamlined review (anticipated within 3 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-106
• DeNova Homes/Montaldo Apartments - 19320 Sonoma Highway, APNs 127-202-006, -007, 2.15, 5th, 50 multifamily units (3 deed-restricted extremely low, 5 deed-restricted very low, 5 deed-restricted low, and 37 above moderate/market rate) proposed on a 2.15-acre underutilized site with single family dwelling on one parcel, other parcel is vacant.

Entitlements/approvals required: Site Design and Architectural Review approval, Initial Study and CEQA review (approximately 12-16 months depending on CEQA determination). An Initial Study is required for this project to determine the scope of CEQA review as the project applicant’s historic evaluation identified potentially significant impacts to historical resources. There are multiple options for addressing this, including reuse of the structure and its incorporation into project site plans (would likely require a Mitigated Negative Declaration) or demolition of building (would likely require an Environmental Impact Report). This condition does not render the project infeasible, but must be addressed pursuant to State law requirements for environmental impacts. Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval • Single Family Dwelling - 20029 1st Street W, APN 128-131-016, 1 single family unit (above moderate) proposed on a

0.57-acre underutilized site with single family dwelling. Site Design and Architectural Review (2-4 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval. • Single Family Dwelling - 114 Malet St, APN 128-071-023, 1 single family unit (above moderate) proposed on a 0.50- acre underutilized site with single family dwelling. Site Design and Architectural Review (2-4 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval. • Single Family Dwelling - 234 Malet St, APN 128-071-014, 1 single family unit (above moderate) proposed on a 1.36- acre underutilized site with single family dwelling. Site Design and Architectural Review (2-4 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval. • Single Family Dwelling – 525 Lasuen St, 1 single family unit (above moderate) and 1 ADU unit (moderate). Site Design and Architectural Review (2-4 months). Following approval, building permits, grading and infrastructure plans will be processed concurrently (30-60 days), timing of application is at developer’s discretion but anticipated to occur within approximately 15 months of project approval.

7. ACCESSORY DWELLING UNITS
From 2018 through 2021, an average of 8 ADUs were permitted annually (8 moderate income in 2018, 15 moderate income in 2019, 5 moderate income in 2020, and 5 moderate income in 2021). For the preparation of the 6th Cycle Housing Element, the City reviewed all of its building permit data to identify ADUs permitted each year. The City collected information regarding proposed rents and applied affordability assumptions to all ADUs constructed during the 5th Cycle as documented in the City Annual Performance Reports. ADU development averaged 8 units per year, which results in 64 ADUs when projected over the 2023- 2031 6th Cycle. All ADUs are estimated to be affordable to moderate income households. While it is anticipated that a portion of the ADUs will be affordable to very low and low income households, the Inventory of Residential Sites has assumed that ADUs will be affordable to moderate income households, at a minimum. Program 5: Accessory Dwelling Units and Junior Accessory Dwelling Units in the Housing Plan requires the City to track affordability of ADUs, which will ensure accurate reporting of 6th Cycle progress and will assist the City in assuming affordability of ADUs for the 7th Cycle.

8. SIZE OF SITES
As shown in Table 62, the City has sites in a range of sizes, with the majority of the City’s sites in vacant condition. Sites available for single-family development appropriate for above moderate income households range from small lots of 0.05 up to 0.25 acres in existing and approved subdivisions, to infill lots from approximately 0.3 to over 5 acres. Lots for moderate income households accommodate higher density single-family (e.g., townhomes, attached single-family, cluster housing) and medium/high density multi-family units, primarily in the R-M and R-S zones and on smaller lots in the C, MX, and R-O zones. These lots vary in size from smaller lots of 0.12 acres to lots of more than 1 acres. Sites for lower income, multi-family housing are located in the C, Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-107
MX, and R-O zones and range from 0.5 acres to over 5 acres and are identified with more details in Appendix A. There are no lots over 10 acres in the inventory.

Table 62: Vacant and Underdeveloped Parcels by Size
Zoning District <0.25 <0.5 <1 <2.5 <5 <10
Total
Parcel
County
Pending Projects
MX - 1 1 1 - - 3
R-L 2 2 1 - - - 5
R-O - 3 - 3 - - 6
R-R - 1 1 1 - - 3
Vacant Sites
R-R - 1 4 1 - - 6
R-L 20 23 2 1 - - 46
R-S - 2 - - - - 2
R-M 5 1 1 1 - - 8
R-H 1 - - - - - 1
R-O - - 1 1 - - 2
C 8 - - - 1 - 9
MX 8 0 - - - - 8
Nonvacant (Underutilized) Sites
R-L - - - - 1 - 1
C - - 1 - - - 1
MX - 1 - - - 1 2
R-O - - 1 - - - 1
Total 44 35 13 9 2 1 104
Agenda Item #2.1:

UV12
UV12
UV12
UV12
E Spain St
Broadway
Denmark St
Andrieux St
Del Rio Paseo
5th St W
W Spain St
Manor Dr
Robinson Rd
W Napa St
5th St E
E Napa St
Junipero Serra Dr
4th St E
1st St W
2nd St W
Fryer Creek Dr
E Verano Ave
Nathanson Creek Pky
2nd St E
Chase St
W Macarthur St
Harrington Dr
Brazil St
1st St E
Malet St
Larkin Dr
Patten St
Joaquin Dr
6th St W
7th St W
Engler St
Newcomb St
Curtin Ln
3rd St W
Todd Ave
Ramon St
Cox St
Lasuen St
Pal ou St
Smith St
Sonora Dr
Jones St
Oregon St
Church St
Perkins St
Eastin Dr
Clay St
France St
Avenue Del Oro
Cordilleras Dr
Wilking Way
Studley St
Este Madera r D
E Macarthur St
Cooper St
Mitchell Way
Pickett St
Charles VanDamme Way
Mariano Dr
Beasl e y Way
Donner Ave
4th St W
Brockman Ln
Fano Ln
Towne St
Knight St
Barracchi Way
Saunders Dr Ingram Dr
Bettencourt St
Dewell Dr
Bike Path
3rd St E
York Ct
Gregory C ir
Oak Ln
Back Meadow Trl
Troy Ln
6th St E
Park Ln
Greve Ln
Evans Ave
Nash St
Fine Ave
Nicoli Ln
Garry Ln
Linda Dr
La Quinta Ln
Austin Ave
E Walnut St
Claudia Dr
Rosalie Dr
Haraszthy Dr
Montini Way
Spotte d Fawn Tr l
Ho sl et in HillTrl
Hayes St
Val ley Of The Moon Trl
19 22
29 3
30 39
40 40 40
7 70
H
M
A
20 21
13 12 G
17 15
14 16
18 23
28 33
32 38
J
34 35
36 59
60 56
K
57 63
4 5
27 26
58 24
2 1
C D
9 F
10 11
25 E
6 47
46 49 50
42 41
51 N
64 61 Q
62 R
66 65
68 S
69 67
53 44
I
37 L
B
P
31 54
55 8
45 48 43
52 O
Legend
City of Sonoma
Sonoma Sphere of Influence
Inventory of Housing Sites
Vacant
Underutilized
Project - Pending
Project - Approved
FEMA Designation
100-year Flood Zone
Regulatory Floodway
500-year Flood Zone
Area of Minimal Flood Hazard
FIGURE 2
Inventory of Housing Sites
Aerial Map
± 0 500 1,000
Feet
Sources: City of Sonoma; Sonoma County; FEMA 02-09-2022; Inventory Parcels v4. Map date: July 29, 2022. unshaded
Agenda Item #2.1:

UV12
UV12
UV12
UV12
E Spain St
Broadway
Denmark St
Andrieux St
Del Rio Paseo
5th St W
W Spain St
Manor Dr
Robinson Rd
W Napa St
5th St E
E Napa St
Junipero Serra Dr
4th St E
1st St W
2nd St W
Fryer Creek Dr
E Verano Ave
Nathanson Creek Pky
2nd St E
Chase St
W Macarthur St
Harrington Dr
Brazil St
1st St E
Malet St
Larkin Dr
Patten St
Joaquin Dr
6th St W
7th St W
Engler St
Newcomb St
Curtin Ln
3rd St W
Todd Ave
Ramon St
Cox St
Lasuen St
Pal ou St
Smith St
Sonora Dr
Jones St
Oregon St
Church St
Perkins St
Eastin Dr
Clay St
France St
Avenue Del Oro
Cordilleras Dr
Wilking Way
Studley St
Este Madera r D
E Macarthur St
Cooper St
Mitchell Way
Pickett St
Charles VanDamme Way
Mariano Dr
Beasl e y Way
Donner Ave
4th St W
Brockman Ln
Fano Ln
Towne St
Knight St
Barracchi Way
Saunders Dr Ingram Dr
Bettencourt St
Dewell Dr
Bike Path
3rd St E
York Ct
Gregory C ir
Oak Ln
Back Meadow Trl
Troy Ln
6th St E
Park Ln
Greve Ln
Evans Ave
Nash St
Fine Ave
Nicoli Ln
Garry Ln
Linda Dr
La Quinta Ln
Austin Ave
E Walnut St
Claudia Dr
Rosalie Dr
Haraszthy Dr
Montini Way
Spotte d Fawn Tr l
Ho sl et in HillTrl
Hayes St
Val ley Of The Moon Trl
19 22
29 3
30 39
40 40 40
7 70
H
M
A
20 21
13 12 G
17 15
14 16
18 23
28 33
32 38
J
34 35
36 59
60 56
K
57 63
4 5
27 26
58 24
2 1
C D
9 F
10 11
25 E
6 47
46 49 50
42 41
51 N
64 61 Q
62 R
66 65
68 S
69 67
53 44
I
37 L
B
P
31 54
55 8
45 48 43
52 O
Legend
City of Sonoma
Sonoma Sphere of Influence
Inventory of Housing Sites
Vacant
Underutilized
Project - Pending
Project - Approved
Zoning Designation
A: agriculture
R-HS: hillside residential (1 d.u./10 acres, maximum)
R-R: rural residential (2 d.u./acre, maximum)
R-L: low density residential (2-5 d.u./acre)
R-M: medium density residential (7-11 d.u./acre)
R-H: high density (11-15 d.u./acre)
R-S: sonoma residential (3-8 d.u./acre)
R-P: mobile home park (7 d.u./acre,maximum)
R-O: housing opportunity (15-20 d.u./acre)
C-G: commercial-gateway (15 d.u./acre, maximum)
C: commercial (15 d.u./acre,maximum)
MX: mixed use (12 d.u./acre,maximum)
P: public facility
Pk: Park
W: wine production
FIGURE 3
Inventory of Housing Sites
Zoning Map
± 0 500 1,000
Feet
Sources: City of Sonoma; Sonoma County; Inventory Parcels v4. Map date: July 29, 2022.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-110
Figure 4: Intentionally left blank.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-111

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The AFFH analysis must contain the following:
• A: Outreach
• B: Assessment of Fair Housing
• Key Data and Background Information
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially or Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs in the Jurisdiction
• Displacement Risk
• C: Sites Inventory
• D: Identification of Contributing Factors
• E. Goals and Actions
While this section provides a focused analysis of fair housing issues in Sonoma, several other sections of the Housing Element address the issue and are included in this section by reference.

A. OUTREACH
The City of Sonoma deeply values the role of public participation in the planning process and has worked diligently to engage all members of the Sonoma community, including non-English speakers and those typically underrepresented in the planning process. This summary highlights those steps taken as part of the Housing Element Update.

1. PROJECT WEBSITE
A dedicated project website (https://www.sonomacity.org/housing-element-update/) serves as the main conduit of information for individuals who can access material online. The project website launched in 2021 and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The website includes the following information:
• Upcoming meeting information
• Project timeline
• Narrated presentation on the City’s Housing Needs, including an animated video explaining Housing Elements (narrated and subtitled in Spanish)
• Contact/sign-up information
• Links to other relevant resources
Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-112

2. GENERAL MULTI-LINGUAL ADVERTISEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.

These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:
• Emails to interested individuals
• Virtual workshop flyer (in English and Spanish)
• Social media posts (in English and Spanish)
• Emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish

3. WORKSHOPS, POP-UP, AND PUBLIC HEARINGS

CITY COUNCIL/PLANNING COMMISSION WORKSHOP
In January 2022, a public joint workshop was held with the City Council and Planning Commission to provide an overview of the Housing Element Update, invite input on housing-related needs and priorities, and to give the community an opportunity to identify housing-related concerns.

VIRTUAL WORKSHOP
As part of the community outreach, a virtual community workshop was conducted to educate the community about housing issues and opportunities facing Sonoma, and to gather input on housing-related topics. The virtual workshop was hosted on the project website in Spring 2022 from March 23, 2022 through May 8, 2022. The extended timeframe was intended to allow community members and stakeholders to participate at their leisure and in accordance with their schedule and availability. The Virtual Community Workshop consisted of two parts:
• Part A: Overview video describing Housing Elements and why they are important, g existing conditions in Sonoma, and the City’s Housing Element Update process
• Part B: Housing Needs and Priorities Survey (described below)

ONLINE PUBLIC ENGAGEMENT TOOL
In 2021, the City of Sonoma was awarded a Balancing Act license through the ABAG Technical Assistance Program. The Balancing Act tool is an online public engagement tool. The Balancing Act tool was hosted on the project website from February 14, 2022 to July 15, 2022. The Balancing Act survey was available in English and Spanish and asked for input from the community by exploring how different housing densities can help Sonoma meet its housing goals, envisioning where that housing might go, and providing input on where they want to see new housing built. A total of 1,173 (765 English speaking and 408 Spanish speaking) individuals visited the site and 14 individuals submitted responses, including 12 residents of Sonoma. Participants identified plans for growth ranging from 315 units to 620 units. The majority of participants focused housing growth in the Gateway District and Southeast Area. Participants planned for an average of 7% of units in the Downtown, 9% in West Napa/Sonoma Corridor, 6% in the Northwest Area, 9% in the Broadway Corridor, 5% in the Vallejo District, 12% in the Central-West Area, 7% in the Southwest Area, 10% in the Gateway District, 13% in the Southeast Area, 12% in the Central-East Area, and 11% in the Northeast Area. Balancing Act submissions are provided in Appendix B.

COMMUNITY POP-UP
To encourage involvement in the Housing Element Update, the City staffed a booth at the Tuesday Night Market on July 19, 2022, sharing information about the City’s Housing Element Update and the City’s dedicated web page that includes the most up-to-date information on the process.

DRAFT HOUSING ELEMENT PUBLIC REVIEW AND OPEN HOUSE
The Draft Housing Element was made available for a 38-day review period from August 9 through September 16, 2022. During the public review period, the community and stakeholders were invited to comment in writing and to attend an open house to Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-113
learn about the Draft Housing Element and provide feedback. The City received 13 comments. A summary of comments and responses to the comments is provided in Appendix E. As discussed in Appendix H, revisions have been made to the Draft Housing Element where necessary to address comments.

PUBLIC HEARINGS
Prior to adoption of the Housing Element, the Planning Commission and City Council each held a public hearing to provide the community with an opportunity to comment.

4. HOUSING NEEDS AND PRIORITIES SURVEY
The City hosted an online Housing Element survey which was available from March 28 through May 9, 2022. The survey was available in English and Spanish. The surveys asked for input on the community’s housing priorities and strategies to address Sonoma’s future housing growth needs. A total of 381 individuals, including 343 residents of Sonoma (90%), responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditions and homelessness. A summary of the key survey results is provided in the Housing Element Introduction section, with the complete results included in Appendix C. The City received the following feedback:
• 57% of respondents rated their housing as sound (very good to excellent condition), 23% as showing signs of minor deferred maintenance; 11% as needing moderate repairs or upgrades, 8% as needing two or more major upgrades, and less than 1% as dilapidated.
• 52% of respondents indicated they are happy with the current type of housing available in Sonoma; 44% are unhappy • 52% of respondents said they are very satisfied with their current housing situation, 28% are somewhat satisfied, and 23% are somewhat dissatisfied or dissatisfied
• 50% of respondents chose to live in Sonoma for its proximity to friends or family • 32% of respondents indicated they would like to buy a home in Sonoma and cannot find a home in their price range • 14% of respondents indicated they wish to rent a home in Sonoma and cannot find a home within their rental cost range
• 5% of respondents indicated they have encountered housing-related discrimination • 43% of respondents indicated they are concerned with their rent increasing to an amount they cannot afford • 29% of respondents indicated they struggle to pay their rent or mortgage payment • 30% of respondents indicated they are concerned that if they ask their property manager or landlord to make repairs their rent will increase or they will be evicted

5. STAKEHOLDER INPUT
The City invited representatives from 33 community stakeholders to provide input on housing-related issues in Sonoma; this invitation list included housing developers (affordable and market-rate), religious organizations, school representatives, fair housing service providers, and other social service providers. Stakeholders invited to participate included representatives from:
• Altimira Middle School
• Burbank Housing
• DeNova Homes
• Council on Aging
• Disability Services and Legal Center
• Fair Housing Advocates of Northern California
• Farm Bureau
• FISH of Sonoma Valley
• Housing Sonoma County
• Inclusion Services & Specialized Programs Northern California • Las Luz
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BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-114
• Legal Aid of Sonoma County
• Lodge at Sonoma
• MacArthur Place
• North Bay Regional Center
• Prestwood Elementary School
• Sassarini Elementary School
• Satellite Affordable Housing Associates
• Sonoma County Agricultural Preservation and Open Space District • Sonoma County Department of Agriculture
• Sonoma County Human Services Department
• Sonoma Ecology Center
• Sonoma Land Trust
• Sonoma Overnight Support
• Sonoma Valley Chamber of Commerce
• Sonoma Valley Collaborative
• Sonoma Valley Community Health Center
• Sonoma Valley High School
• Sonoma Valley Hospital
• Sonoma Valley Vintners and Growers Alliance
• St. Francis Solano School
• Teen Services Sonoma
• Vintage House Sonoma
3 stakeholders responded to the service provider survey. Survey results are provided in Appendix D. In the future, the City will include Homeless Action Sonoma, Inc. as a stakeholder in addressing homeless issues.

B. ASSESSMENT OF FAIR HOUSING ISSUES
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Sonoma. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Sonoma, and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

1. KEY DATA AND BACKGROUND INFORMATION
Sonoma is a participating city with SCCDC in the Sonoma County Urban County and is served by the Sonoma County Housing Authority, which provides wide-ranging programs related to affordable housing and community and economic development. The Sonoma County Regional Analysis of Impediments to Fair Housing Choice (AI) was prepared in 2012. In 2019, the SCCDC began preparation of an Assessment of Fair Housing but the effort was suspended. The 2012 AI is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The 2012 AI is one source of information regarding fair housing issues in the region and is the most recent comprehensive regional analysis of fair housing issues. The 2012 AI identified the following impediments to fair housing choice:

1. Residents report high levels of discrimination in Sonoma County

2. Some areas in the county are ethnically segregated; this may be related to lack of affordable housing.

3. There is a shortage of transit opportunities and services for persons with disabilities.

4. Information about fair housing is not available on jurisdictions’ websites.

5. In some jurisdictions, Hispanics/Latinos have much higher loan application denial rates than Non-Hispanics/Latinos.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-115
Barriers to fair housing choice specific to the City of Sonoma that were identified in the AI, supplemental data analysis, including use of HCD’s Affirmatively Furthering Fair Housing (AFFH) mapping tool, and the commitments of the City to address identified barriers were incorporated into this AFHH analysis. Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFFH topics, at the city-level. Figure 5 shows the Tract and Block Group boundaries. The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report.

2. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The City’s fair housing services are provided by Fair Housing Associates of Northern California (FHANC). Through a contract with the SCCDC, FHANC provides fair housing education and empowerment services to all residents of Sonoma County, except the cityies of Petaluma which funds these services separately. FHANC provides comprehensive fair housing enforcement, education, and outreach services, including:
• Intake, counseling and investigation of housing discrimination complaints • Mediations with housing providers on fair housing matters • Referral and support when filing a complaint or lawsuit • Assistance with reasonable accommodation/modification requests for people with disabilities • Education programs for tenants and housing providers
• Foreclosure prevention counseling
The City of Sonoma complies with fair housing laws and regulations as described in Table 63. The City has not been issued or notified of any existing or pending findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights.

Table 63: Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act (FEHA)
The Fair Employment and Housing Act (FEHA) applies to public and private employers, labor organizations and employment agencies and prohibits discrimination in housing and employment on the basis of protected characteristics.

The FEHA prohibits those engaged in the housing business – landlords, real estate agents, home sellers, builders, mortgage lenders, among others – from discriminating against tenants or homeowners on the basis of protected characteristics.

It is also illegal for cities, counties, or other local government agencies to make zoning or land-use decisions, or have policies, that discriminate against individuals based on those traits.

In its local practices, the City requires all development projects assisted with City funding to comply with the
FEHA. The City achieves compliance with employment
requirements through strict enforcement in hiring
practices and regular training of and by Human
Resources staff.

Through the Urban County CDBG annual funding, the
City obtains fair housing enforcement, education, and
outreach services through FHANC. The City refers all
parties with concerns related to housing discrimination to FHANC.

Government Code
Section 65008
Covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, landownership, tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy.

For example, a violation under Government Code section 65008 may occur if a jurisdiction applied more scrutiny to reviewing and approving an affordable development as compared to market-rate developments, or multifamily housing as compared to single family homes.

Compliance is achieved by uniform application of the
City’s codes, regulations, policies and practices,
including development standards, design guidelines,
application submittal requirements, fees and approval
findings.

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BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-116
Table 63: Compliance with Fair Housing Laws
Law Description Compliance
Government Code
Section 8899.50
Requires all public agencies to administer programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing.

Compliance is achieved through consultations with
community stakeholders and support agencies as part
of program evaluating and funding decisions. The 6th
Cycle Housing Element Housing Plan describes how
each program addresses fair housing issues and
contributing factors.

Government Code
Section 11135 et
seq.

Requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.

Compliance is achieved through promotion/availability
of activities and programs to all persons of all
backgrounds to participate equally in community
programs and activities.

Density Bonus Law
(Gov. Code, §
65915.)
Density bonus law is intended to support the construction of affordable housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range, in exchange for offering to build or donate land for affordable or senior units. Density Bonus Law also provides for incentives intended to help make the development of affordable and senior housing economically feasible.

Compliance is achieved by administration of Sonoma
Municipal Code Chapter 19.44 – Affordable Housing
and Density Bonuses, which provides for compliance
with Government Code Section 65915 et seq.

Housing
Accountability Act
(Gov. Code, §
65589.5.)
Provides that a local agency shall not disapprove a housing development project, for very low, low-, or moderate-income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate-income households, or an emergency shelter, including through the use of design review standards, unless it makes certain written findings, based upon a preponderance of the evidence in the record.

Compliance is achieved through the development
review process consistent with the Housing
Accountability Act. Additionally, the City is in the
process of preparing objective development standards
to facilitate an objective and equitable review of
applicable projects.

No-Net-Loss Law
(Gov. Code, §
65863)
Ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s RHNA allocation, especially for lower- and moderate- income households.

The City’s draft Housing Element identifies a surplus of sites with a capacity to accommodate the City’s RHNA
allocation. The City reviews all General Plan and zoning amendment applications to ensure there is no net loss
in density or adequate sites to accommodate its housing needs.

Least Cost Zoning
Law (Gov. Code, §
65913.1)
Provides that, in exercising its authority to zone for land uses and in revising its housing element, a city, county, or city and county shall designate and zone sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet housing needs for all income categories as identified in the housing element of the general plan.

Compliance is achieved through implementation of the
City’s General Plan and the implementation of Housing
Element Housing Plan Programs which commit the City
to ensuring adequate sites to accommodate the City’s
RHNA at densities and intensities consistent with those discussed in the Inventory of Residential Sites section.

Excessive
Subdivision
Standards (Gov.

Code, § 65913.2.)
Provides that, in exercising its authority to regulate subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as defined in Section 66418, or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community. However, nothing in this section shall be construed to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and actions taken by it with respect to the housing needs of the region in which the local jurisdiction is situated.
(c) Refrain from imposing standards and criteria for public improvements including, but not limited to, streets, sewers, fire stations, schools, or parks, which exceed the standards and criteria Compliance is achieved through the implementation of
a fair and equitable development review process which
is administrated consistent with the Excessive
Subdivision Standards Act.

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BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-117
Table 63: Compliance with Fair Housing Laws
Law Description Compliance
being applied by the city, county, or city and county at that time to its publicly financed improvements located in similarly zoned districts within that city, county, or city and county.

Limits on Growth
Controls (Gov.

Code, § 65302.8.)
Provides that, if a county or city, including a charter city, adopts or amends a mandatory general plan element which operates to limit the number of housing units which may be constructed on an annual basis, such adoption or amendment shall contain findings which justify reducing the housing opportunities of the region. The findings shall include all of the following:
(a) A description of the city’s or county’s appropriate share of the regional need for housing.
(b) A description of the specific housing programs and activities being undertaken by the local jurisdiction to fulfill the requirements of subdivision (c) of Section 65302.
(c) A description of how the public health, safety, and welfare would be promoted by such adoption or amendment.
(d) The fiscal and environmental resources available to the local jurisdiction
The City’s draft Housing Element and the elements in
the City’s adopted General Plan do not include any
provisions which further limits (relative to the current Housing Element and prior General Plan) the
development of housing, except such provisions as may
be required by state or federal laws.

Housing Element
Law (Gov. Code, §
65583, esp. subds.
(c)(5), (c)(10).)
Section 65583 stipulates that the housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobilehomes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.

Subdivision (c)(5) provides that, in order to make adequate provision for the housing needs of all economic segments of the community, the program shall promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.

Compliance is achieved through preparation and
adoption of a Housing Element found to be in
substantial compliance with State Housing Element law
by the California Department of Housing and
Community Development.

Of the five impediments identified by the 2012 AI, three impediments are related to fair housing enforcement and outreach:
including #1 (Residents report high levels of discrimination in Sonoma County), #3 (Information about fair housing is not available on jurisdictions’ websites), and #5 In some jurisdictions, Hispanics/Latinos have much higher loan application denial rates than Non-Hispanics/Latinos). The 2012 AI indicated that approximately 25% of residents reported discrimination and respondents to the City’s Housing Needs and Priority Survey identified concerns related to discrimination, including discrimination when trying to purchase housing (10%), rent housing (11%), understanding fair housing rights (22%), and concern about potential rent increases or eviction in response to requests for repair (30%). While the City provides information regarding fair housing services on its website and at City Hall, the information could be made more prominent and provide clear guidance to persons with fair housing concerns. Lack of readily accessible information can be an impediment to fair housing if information is not equally available to all protected classes or if the lack of information prevents individuals from understanding their rights and housing providers from understanding their responsibilities.

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Agenda Item #2.1:

Block Group 1
Block Group 2
Block
Group 2
Block
Group 1
Block
Group
4 Block
Group 3
Block Group 2 Block Group 4
Block Group 3
Block Group 2
Block Group 1
Block
Group 3 Block Group 2
Block Group 3
Block Group 1
Block Group 1
Block Group 3
Block Group 4
Block Group 2
Block
Group 5
Block Group 3
Block Group 1
Block Group 2
Block Group 3
Block Group 1
Block Group 3
Block Group 2
Block Group 4
1502.03
1502.04
1503.06
1503.03
1502.02
1501
1503.04
1503.05
Petaluma Ave
Hwy 12
Napa Rd
Arnold Dr
Verano Ave
W Napa St
Broadway
8th St E
Boyes Blvd
Leveroni Rd
E Napa St
12 12
Legend
Housing Inventory by Income
Mixed Income (M/AM)
Mixed Income (VL/L, AM)
Mixed Income (L, M, AM)
Very Low/Low
Moderate
Above Moderate
City of Sonoma
Census Tract Boundary
Census Block Groups within the
City of Sonoma
Other Census Block Groups
Sources: County of Sonoma GIS; U.S. Census Bureau.

Map date: October 16, 2022.

FIGURE 5: CENSUS TRACT BOUNDARIES
0 1,000500
Feet
±
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C O N T R A

C O S T A

C O U N T Y

L A K E C O U N T Y

M A R I N C O U N T Y

N A P A C O U N T Y

S O L A N O

C O U N T Y

S O N O M A C O U N T Y

Y O L O C O U N T Y
242
128
29 37
116
131
4 780
24 175
29 121
1 123
221
16 12
1 580
80 80
80 80
680
680
580
580
101
Northwestern Pacific
C alifornia Northern Railroad
Napa Valley Railroad
Northwestern
Pa
cific
Cotati
Windsor
Healdsburg
Sebastopol
Rohnert
Park
Santa Rosa
Cloverdale
Petaluma
Sonoma
12 Sonoma
Legend
Housing Inventory by Income
Mixed Income (M/AM)
Mixed Income (VL/L, AM)
Mixed Income (L, M, AM)
Very Low/Low
Moderate
Above Moderate
City of Sonoma
County Boundary
Public Housing Buildings
LIHTC Projects
Sources: U.S. Department of Housing and Urban Development; California Tax Credit Allocation Committee.

Map date: October 16, 2022.

FIGURE 6: HOUSING CHOICE VOUCHERS
0 21
Miles
±
0 ½ 1
Miles
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City of Sonoma, 2023-2031 Housing Element | HBR-121

3. ANALYSIS OF AVAILABLE FEDERAL, STATE, AND LOCAL DATA AND LOCAL KNOWLEDGE This section presents an overview of available federal, state, and local data to analyze fair housing issues in Sonoma. These data sources are supplemented with local knowledge of existing conditions in the community to present a more realistic picture of fair housing concerns in Sonoma and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

OTHER RELEVANT FACTORS
The City of Sonoma works cooperatively with the Sonoma County Housing Authority, which administers the Housing Choice Voucher Program. The program assists very low-income, elderly and disabled households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit. Figure 6 shows housing choice vouchers and LITHCassisted housing by census tract. As shown in Figure 6, there are four LIHTC-assisted housing developments and no Public Housing buildings in census tracts located in Sonoma.

INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
To inform priorities, policies, and actions, Sonoma has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Sonoma that experience the highest levels of segregation.

Local Knowledge
The City recognizes that segregation and discriminatory practices have occurred in Sonoma and the region. Members of the public commented on patterns of segregation and racially restrictive covenants, as evidenced by the divide between the race and income demographics of Sonoma and The Springs community to the north.

Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods.

Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes (unless as a servant).

In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, many restrictive covenants continue to remain in property deeds throughout Sonoma County. Residents of Sonoma have indicated that the creeds, covenants, and restrictions (CC&Rs) for their homes or in the community include racially restrictive language.

Sonoma County’s Restrictive Covenant Modification (RCM) program provides for a modification document to be recorded with the unlawful covenant language stricken, where a property owner submits their title documents for such a change and the existence of unlawfully restrictive language is confirmed by County Counsel. However, most people are not even aware that these covenants exist and very few, eligible, property owners in Sonoma County have completed this process.

In 2021, Assembly Bill 1466 made changes to the RCM processes and added Government Code Section 12956.3, which imposes a state-mandated local program and opens the ability to all, including the County Recorder, to submit a RCM document for recording and redact the illegal restrictive language. As part of the new processes, GC Section12956.3(b)(1), requires the Sonoma County Clerk-Recorder’s Office create a Restrictive Covenant Modification Program Implementation Plan to address the following requirements:

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BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-122
• Identify unlawfully restrictive covenants
• Redact unlawfully restrictive covenants
• Track identified illegal restrictive covenants
• Establish a timeline to identify, track, and redact unlawfully restrictive covenants • Make index of recorded RCM documents available to the public • Maintain original non-redacted recording
• Provide status reports to the County Recorders Association of California Separate from racially restrictive covenants, the Home Owners Loan Corporation mapped regions and “redlined” areas, depicting “best” areas in green, “still desirable” in blue, “definitely declining” in yellow, and “hazardous” in red. This practice was known as “redlining”. The City is not aware of any known redlining maps that include Sonoma or Sonoma County.

Diversity Index
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. ESRI, a provider of geographic information system (GIS) software, locational intelligence, and mapping, has developed a Diversity Index, which captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity.

Table 64 shows the demographic trends over time for the City and Sonoma County. Since 1990, the percentage of population that are Hispanic or Latinx residents has increased in the City from 5.1% to 20.8% compared to the County which has increased at a slightly higher rate from 10.6% to 26.7%. The percentage of population that are White residents has decreased in the City from 92.5% to 73.4% compared to the County which has decreased at a slightly higher rate from 84.3% to 63.2%. The percentage of population that are Other Races or Multiple Races residents has increased in the City from 0.0% to 3.0% compared to the County which has increased at a higher rate from 0.1% to 3.8%. The percentage of population that are Asian or Native Hawaiian and Other Pacific Islander residents has increased from 1.7% to 2.6% in the City compared to the County which has increased at a higher rate from 2.6% to 4.3%.

Table 64: Demographic Trends
Racial/Ethnic 1990 2000 2010 Current
Sonoma
American Indian or Alaska Native, NonHispanic 0.3% 0.3% 0.3% 0.1% Asian / API, Non-Hispanic 1.7% 1.4% 3.0% 2.6%
Black or African American, Non-Hispanic 0.3% 0.4% 0.5% 0.1% White, Non-Hispanic 92.5% 88.7% 79.2% 73.4%
Other Race or Multiple Races, Non-Hispanic 0.0% 2.5% 1.7% 3.0% Hispanic or Latinx 5.1% 6.7% 15.3% 20.8%
Total 100.0% 100.0% 100.0% 100.0%
Sonoma County
American Indian or Alaska Native, NonHispanic 0.9% 0.8% 0.7% 0.5% Asian / API, Non-Hispanic 2.6% 3.2% 4.0% 4.3%
Black or African American, Non-Hispanic 1.4% 1.3% 1.4% 1.5% White, Non-Hispanic 84.3% 74.3% 66.1% 63.2%
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Other Race or Multiple Races, Non-Hispanic 0.1% 3.0% 2.9% 3.8% Hispanic or Latinx 10.6% 17.4% 24.9% 26.7%
Total 100.0% 100.0% 100.0% 100.0%
Source: 1990 US Census; 2000 US Census; 2010 US Census, 2016-2020 ACS As shown in Figure 9, there generally appears to be lower to moderate diversity index scores throughout the City of Sonoma (compared to its neighbors), with the highest diversity index scores (55-70) located west of the California State Route 12. From 2010 to 2018, there has been a slight increase to the diversity index in the City, as illustrated by Figures 9 and 10. As shown in Figure 9, communities in Sonoma County with higher diversity scores are somewhat more likely to be located in the central portions of the County generally along the Highway 101 corridor than they are in the eastern and western portions of the County.

Racial Dissimilarity Index
Another way to measure segregation is by using a dissimilarity index. This index measures how evenly any two groups are distributed across neighborhoods relative to their representation in a city overall. The dissimilarity index at the jurisdiction level can be interpreted as the share of one group that would have to move neighborhoods to create perfect integration for these two groups. The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (e.g., they tend to live in different neighborhoods).

Table 65 below provides the dissimilarity index values indicating the level of segregation in Sonoma between White residents and residents who are Black, Latinx, or Asian/Pacific Islander. The table also provides the dissimilarity index between White residents and all residents of color in the jurisdiction, and all dissimilarity index values are shown across three time periods (2000, 2010, and 2020).

Table 65: Racial Dissimilarity Index Values for Segregation within Sonoma Sonoma Bay Area
Average
Race 2000 2010 2020 2020
Asian/Pacific Islander vs. White 0.031* 0.018* 0.056* 0.185 Black/African American vs. White 0.165* 0.109* 0.063* 0.244 Latinx vs. White 0.079 0.059 0.066 0.207
People of Color vs. White 0.068 0.048 0.046 0.168
Source: AFFH Segregation Report: Sonoma – IPUMS National Historical Geographic Information System (NHGIS). U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002. Data from 2010 is from U.S.

Census Bureau, Census 2010, Table P4. Data for 2000 is standardized to 2010 census tract geographies and is from U.S. Census Bureau, Census 2000, Table P004.

Note: If a number is marked with an asterisk (*), it indicates that the index is based on a racial group making up less than 5 percent of the jurisdiction population, leading to unreliable numbers.

In Sonoma, the highest segregation is between Latinx and White residents (see Table 65). Sonoma’s Latinx /White dissimilarity index of 0.066 means that 6.6% of Latinx (or White) residents would need to move to a different neighborhood to create perfect integration between Latinx residents and white residents.

Theil’s H Index
The Theil’s H Index can be used to measure segregation between all groups within a jurisdiction:
• This index measures how diverse each neighborhood is compared to the diversity of the whole city. Neighborhoods are weighted by their size, so that larger neighborhoods play a more significant role in determining the total measure of segregation.

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BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-124
• The index ranges from 0 to 1. A Theil’s H Index value of 0 would mean all neighborhoods within a city have the same demographics as the whole city. A value of 1 would mean each group lives exclusively in their own, separate neighborhood.
• For jurisdictions with a high degree of diversity (multiple racial groups comprise more than 10% of the population), Theil’s H offers the clearest summary of overall segregation.

The Theil’s H Index values for neighborhood racial segregation in Sonoma for the years 2000, 2010, and 2020 can be found in Table 66 below. The “Bay Area Average” column in the table provides the average Theil’s H Index across Bay Area jurisdictions in 2020. Sonoma’s Theil’s H index is very low (at 0.006 is much closer to 0 than 1), indicating that demographics are similar throughout the City. It is noted that between 2010 and 2020, the Theil’s H Index for racial segregation in Sonoma increased, suggesting that there is now more neighborhood level racial segregation. In 2020, the Theil’s H Index for racial segregation in Sonoma was 85% lower than the average value for Bay Area jurisdictions, indicating that neighborhood level racial segregation in Sonoma is much less than in the average Bay Area city.

Table 66: Theil’s H Index Values for Racial Segregation within Sonoma Sonoma Bay Area Average
Index 2000 2010 2020 2020
Theil’s H Multi-racial 0.003 0.002 0.006 0.042
Source: AFFH Segregation Report: Sonoma – IPUMS National Historical Geographic Information System (NHGIS). U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002. Data from 2010 is from U.S.

Census Bureau, Census 2010, Table P4. Data for 2000 is standardized to 2010 census tract geographies and is from U.S. Census Bureau, Census 2000, Table P004.

Mapped Patterns of Integration and Segregation
Patterns of integration and segregation are considered for people with disabilities, familial status, and income groups. Relying primarily on data available from the US Census, it is possible to map and consider existing patterns which may indicate historical influences and future trends by census tract and census block groups.

Predominant Racial/Ethnic Population
Figure 7 identifies the predominant racial/ethnic population by census tract for Sonoma and the surrounding area. As shown in Figure 7, the predominant population in Sonoma and most of Sonoma County is White majority. In the Springs community, just north of Sonoma, and in the Santa Rosa and Healdsburg areas along the Highway 101 corridor there are several tracts with a Hispanic majority. As shown in Figure 7, the Bay Area region located south and southwest of Sonoma shows more diversity, with a variety of racial and ethnic majorities, including areas of Asian, African American, and Hispanic majorities.

Concentrations of Race and Ethnicity
Figure 8 provides another lens to look at concentrations of race and ethnicity, evaluating areas with a single racial/ethnic majority, with two ethnic majorities, areas with a mix of 3 groups, areas with a mix of 4 groups, and diverse areas. The City of Sonoma’s census tracts are all Latinx-White, similar to areas immediately north, east, and south of Sonoma. To the west as well as in the broader region, there are large areas identified as mostly White. In Sonoma County, there is more diversity around Rohnert Park and eastern Santa Rosa than in Sonoma and its surrounding area. The Bay Area region located south and east of Sonoma, in Napa County, Solano County, and Contra Costa County is much more diverse than Sonoma and Sonoma County, with many areas of 3- and 4-group mixed races/ethnicities.

Figure 9 shows the diversity index for Sonoma and the surrounding area in 2018 and Figure 10 depicts the diversity index in 2010. Sonoma’s diversity index by block group remained relatively static in the majority of the City from 2010 to 2018, with an increase in diversity (from <40 to a 40-55 score) in the southeast area of the City (Block Group 2 of Census Tract 1502.03).

Sonoma does not have any census block groups with the highest diversity index scores (above 85) in either 2010 or in 2018.

Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-125
Population with a Disability
As shown in Figure 11, the southern portion of the City has a higher percentage of persons with a disability. As discussed in the Housing Needs Assessment section of this Background Report, approximately 13.5% of Sonoma’s population in 2019 had at least one disability and 63.1% of those individuals were seniors. For persons ages 0 to 64, the most common disabilities are Cognitive Difficulty (37.1%), Vision Difficulty (18.9%), and Hearing Difficulty (18.5%). For the population of ages 65 and over, the most common disabilities are Hearing Difficulty (25.2%), Ambulatory Difficulty (24.9%), and Independent Living Difficulty (24.1%).

Looking beyond Sonoma’s boundaries, the census tracts in the City exhibit similar level of concentrations of persons with disabilities. As shown in Figure 11, one census tract in the City has a rate of disability that is at less than 10%, one census tract in the City has a rate of disability that is between 10-20%, and one census tracts in the City has a rate of disability that is between 20-30%, indicating that communities in the City of Sonoma with higher percentage of population with disabilities are more likely to be located in north and south portions of the City.

Based on this analysis, the City finds that, in Sonoma, census tracts with higher concentrations of disabilities are also some of the City’s census tracts with higher cost burdens of owner households, indicating that households with disabilities may be particularly susceptible to these economic impacts. Moreover, the City recognizes that at a regional level, Sonoma is home to higher concentrations of persons with disabilities than other cities and communities in southern Sonoma County, which can be correlated with the community’s older resident profile. In other cities in the region, such as Rohnert Park, Cotati, and Petaluma, all census tracts have a rate of disability that is less than 10% or between 10-20% and there are no areas or concentrations of higher levels of persons with a disability. Therefore, Sonoma is the only city in southern Sonoma County and the region that has a census tract with a rate of disability that is between 20-30%.

Percent of Population 18 Years and Over in Households Living with Spouse Figure 12 identifies the percent of population over the age of 18 years and over in households living with spouse in Sonoma. As shown in Figure 12, all census tracts in Sonoma have 40 to 60% of their population over the age of 18 years and over in households living with spouse. This is similar to much of the area surrounding the City. Countywide, the areas with higher concentrations of population over the age of 18 years and over in households living with spouse are located in less densely developed areas of the County, as illustrated in Figure 12. Dense communities have a lower percentage of population over the age of 18 years and over in households living with spouse. Based on this analysis, it appears that there are no significant patterns of segregation impacting population over the age of 18 years and over in households living with a spouse in Sonoma. Other cities in Sonoma County have different percentages of population over the age of 18 years and over in households living with spouse.

Santa Rosa, Sebastopol, Rohnert Park, and Cotati have census tracts that have 20% - 40% of their population over the age of 18 years and over in households living with spouse. Petaluma, Windsor, and Healdsburg have census trats that have 60% - 80% of their population over the age of 18 years and over in households living with spouse.

Percent of Children in Married Households
As shown in Figure 13, the percentage of children in married couple households varies across different census tracts in Sonoma.

Citywide, the areas with higher concentrations of children in married couple households are located in the southern portion of the City. Census tract 1502.03 that covers the southern portions of the City have 40-60%of its children in married households. Census tract 1502.04 that covers the central portions of the City have 60-80% of its children in married households. Census tract 1502.02 that covers the northern portions of the City have over 80% of its children in married households. It is noted that some census tracts with higher percentages of children in married households extends out into areas of the unincorporated County. Based on this analysis, the County finds that there are no significant patterns of segregation impacting children in married households in Sonoma County, given that the concentration of married households has no correlation with the degree of diversity throughout the County. As shown in Figure 23 and Figure 24, census tracts that have higher percentage of children in married couple households area also some of the census tracts that with higher cost burdens for renter households, indicating that these households may be particularly susceptible to these economic impacts. Family makeup, including married couples (with or without children), persons over the age of 18 living alone and female headed households can provide insight into potential segregation issues in the community. As shown in Figure 12, all census tracts in Sonoma have 40 to 60 percent of the population in married households. Countywide, the areas with higher percentage of children in married couple households concentrations of married Agenda Item #2.1:

BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-126
households are located in less densely developed areas of the County, as illustrated in Figure 12. Dense communities have a lower percentage of children in married couple householdsmarried households and this pattern is consistent throughout Sonoma County. Census tracts within other cities and communities in Sonoma County have similar percentage of children in married couple households as census tracts in Sonoma.

Female-headed Households
Sonoma is also home to a number of female-headed households located throughout the community with approximately one third of the City’s census tracts exhibiting higher proportions than the rest of the City. This pattern is present in the region as well; regional jurisdictions like Cotati, Rohnert Park, Santa Rosa, Windsor, and Healdsburg generally have some census tracts with higher proportions of female-headed households with no spouse or partner and with children present, as shown in Figure 14. In the City as well as Countywide, there are no census tracts with higher proportions of female-headed households with no partner/spouse and with children; there are some tracts with higher concentrations, in the Bay Area including in Marin, Napa, and Contra Costa County. In Sonoma, census tracts with higher concentrations of female-headed households are also some of the City’s census tracts with vulnerable sensitive communities.

Persons 65 Years of Age or Older
The community’s older residents, persons 65 years of age or older, are dispersed throughout the community, as shown in Figure

15. All census tracts in the City are comprised of populations where over 25% of residents are 65 years of age or older. The highest concentrations of senior residents are located in the south portion of the City. As members of the community age-in-place (remain in their residence as they get older), it’s possible that some areas of the City will continue to see higher proportions of their neighborhood occupied by senior residents. Safe and convenient access to goods and services is especially important for seniors, who may have mobility limitations or minimum household income. As shown in Figure 15, in Sonoma, census tracts with higher concentrations of senior households are also some of the City’s census tracts with higher cost burdens for renter households, indicating that senior households may be particularly susceptible to these economic impacts. Compared with other cities and communities in Sonoma County, such as Santa Rosa, Sebastopol, Rohnert Park, Cotati, and Petaluma, and Windsor, Sonoma is the home of a higher percentage of senior residents. Only Healdsburg has similar proportion of its population as senior residents.

Median Household Income
Patterns of moderately segregated economic wealth, as indicated by median household income, do exist in Sonoma, as illustrated on Figure 16. In general, those areas with higher median household incomes are located in the eastern and western portion of the City, and areas with lower median household incomes are more likely located in the central portion of the City. As shown in Figure 16, communities in Sonoma County with lower median incomes are somewhat more likely to be located in the more racially and ethnically diverse portion of the County. There are not strong patterns of household income in the region, with a range of range of household income levels are reflected throughout the County as shown on Figure 16. There are clusters of lower income areas located southwest of Sonoma, in the Cotati/Rohnert Park area, north of Rohnert Park, throughout Santa Rosa, between Windsor and Healdsburg, and between Healdsburg and Cloverdale. The cities of Healdsburg, Windsor, Sebastopol, and Rohnert Park have more of the highest income block groups than other areas in the County. Compared with census tracts within other cities and communities in Sonoma County, census tracts in Sonoma have similar distribution and range of median household income levels. In comparison, the median income in Sonoma County ($103,300) is higher than the Statewide median of $90,100.

Income segregation can be measured using similar indices as racial segregation. The isolation index values for all income groups in Sonoma for the years 2010 and 2015 can be found in Table 67 below. Above Moderate-income residents are the most isolated income group in Sonoma. Sonoma’s isolation index of 0.483 for these residents means that the average Above Moderate-income resident in Sonoma lives in a neighborhood that is 48.3% Above Moderate-income. Among all income groups, the Above Moderate-income population’s isolation index has changed the most over time, becoming more segregated from other income groups between 2010 and 2015. As shown in Table 67, Sonoma’s very low, moderate, and above moderate income groups are less isolated than those in the Bay Area as a whole, while the low income groups are slightly more isolated than average in the Bay Area.

Agenda Item #2.1: