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are actively used in the daily conduct of the business. Vehicles must be operable and parked in a lawful or authorized manner.
C. Prohibited Display Standards. This subsection regulates the manner in which signs convey their messages by specifying prohibited display features that create distractions to the traveling public and create visual clutter that mar the natural and architectural aesthetics of the city. Signs with the following display features are prohibited:
1. Devices Affected by Movement. Any sign animated by any means, including fixed aerial displays, airborne balloons, feather banners, pennants, propellers, spinners, streamers, lights, string of flags, tubes or other devices affected by movement of the air or other atmospheric or mechanical means;
2. Flashing Lights. Any sign or lighting device, whether on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel, or from any public right-of-way, with intermittent, flashing, rotating, blinking, or strobe light illumination, including search lights, except that community or special events are allowed beacons or flashing lights with an administrative sign permit.
3. Fluorescent Colors. Any sign which uses high intensity colors, highly visible hues, or “day-glow” colors;
4. Rotating Signs. Any sign in which the sign body or any portion of the sign body or any portion of the sign rotates, moves up and down, or any other type of action involving a change in position of the sign body or any portion of the sign, whether by mechanical or any other means;
5. Visible Matter and Motion Picture Projection. Any sign which emits sound, odor, smoke, laser light display, hologram lights, or other visible matter, including any sign that uses motion picture projection except those signs approved as part of a special event permit.
D. Prohibited Sign Types. The following signs are prohibited within the city:
1. Any sign which advertises a business that is a prohibited use or no longer in existence or a product or service no longer being sold, except landmark signs;
2. Bandit signs;
3. Billboards;
4. Cabinet signs, except those designed with push-through letters on an opaque background;
5. Feather banners;
6. Sign spinners;
7. Sign walkers;
8. Roof signs;
9. Stuffed or inflated animals or characters used as signs; and Agenda Item #8.1:
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10. Any signs not specifically allowed in this chapter, except as may be approved by the planning commission as provided in SMC 19.47.030.C.
E. Rules of Measurement.
1. Sign Area Measurement. Sign area is measured as follows:
a. Signs on Background Panel. Where the sign copy is mounted, affixed, or painted on a background panel or distinctively painted, textured, or constructed surface, the sign area is measured as the sum of the smallest rectangle(s) that will enclose both the sign copy and the background, as shown in Figure
19.47.040.A.
Figure 19.47.040.A: Signs on Background Panel
b. Signs with Individual Letters. Where the sign has individual letters or graphics mounted against a wall, fascia, mansard, parapet, or other building surface that has not been distinctively painted, textured or constructed as a background panel, the sign area is measured as a sum of the smallest rectangle(s) that will enclose each word and each graphic in the total sign except for the descending elements of lower case letters, as shown in Figure
19.47.040.B. Sign area for individual letters or graphics shall be counted as 75 percent of the area enclosing the sign copy.
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Figure 19.47.040.B: Signs with Individual Letters
c. Irregular Shaped Signs. Sign area for irregular shaped signs is determined by dividing the sign into squares, rectangles, triangles, circles, or arcs as shown in Figure 19.47.040.C.
Figure 19.47.040.C: Irregular Shaped Signs
d. Multi-Face Signs. The sign area for multi-face signs, as shown in Figure
19.47.040.D, are measured as follows:
i. Two-Face Signs. The sign area is calculated by a single side. ii. Three- or Four-Face Signs. The sign area is measured as the sum of the areas of all sign faces divided by two.
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Figure 19.47.040.D: Multi-Face Signs
2. Sign Height Measurement. Sign height is measured as follows:
a. Freestanding Signs. Sign height for freestanding signs is measured as the vertical distance from the finished grade to the top of the sign, as shown in Figure 19.47.040.E.
Figure 19.47.040.E: Freestanding Sign Height
b. Wall Signs. The height of building-mounted signs is the vertical distance measured from the base of the wall on which the sign is located to the top of the sign structure, as shown in Figure 19.47.040.F.
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Figure 19.47.040.F: Wall Sign Height
3. Building Frontage Measurement. Building frontage is measured as follows:
a. The wall length and sign area shall be calculated separately for buildings with two or more frontages; i.e. a primary building frontage and a secondary building frontage.
F. Sign Illumination.
1. External Illumination.
a. Externally illuminated signs must be illuminated only with steady, stationary, fully shielded light sources directed solely onto the sign without causing glare. b. The light source for externally illuminated signs must be arranged and shielded to substantially confine all direct light rays onto the sign face and away from streets and adjacent properties as illustrated in Figure 19.47.040.G. c. Externally illuminated signs must include automatic dimming to reduce brightness to at least 30% of total power output after sunset. d. Externally illuminated signs, except for signs necessary for public safety, security, or wayfinding, shall be turned off daily at the close of business or at 10:00 p.m., whichever occurs last.
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Figure 19.47.040.G: External Illumination
2. Internal Illumination.
a. Internally illuminated signs include LED signs, exposed neon signs, signs constructed with pan channel letters or reverse pan channel letters (indirect halo illuminated channel letters) on an unlit or otherwise indistinguishable background on a freestanding sign or building wall.
b. Internally illuminated signs shall be illuminated only with steady, stationary, light sources.
c. Internally illuminated signs must include automatic dimming to reduce brightness to at least 30% of total power output after sunset. d. Internally illuminated signs, except for signs necessary for public safety, security, or wayfinding, shall be turned off daily at the close of business or at 10:00 p.m., whichever occurs last.
e. Standards for permanent signs shall define for what signs and where internally illuminated signs are allowed, as provided in SMC 19.47.050.
3. Multicolor LED, Electronic Message Signs and Electronic Display Devices. a. Multicolor LED, Electronic Message signs and Electronic Display Devices are only allowed in commercial and mixed-use zoning districts, except within the Plaza Retail Overlay District.
b. Multicolor LED, Electronic Message signs and Electronic Display Devices are included in the total sign area limitations for window signs established in Table
19.47.050.K (Standards for Window Signs).
c. Any individual Multicolor LED, Electronic Message sign or Electronic Display Devices must not exceed four (4) square feet in area.
d. Multicolor LED, Electronic Message signs and Electronic Display Devices must be turned off daily at the close of business or at 10:00 p.m., whichever occurs last.
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G. Sign Structure and Installation.
1. The installation of signs shall be enforced and administered by the building official.
All signs and sign structures must be designed to comply with the provisions of this chapter, the applicable provisions of applicable building and electrical codes, and constructed to withstand wind loads, dead loads, and lateral forces. a. Any angle iron, bracing, guy wires, or similar features used to support a sign shall not be visible to the extent technically feasible. b. Where electrical service is provided to freestanding signs or landscape wall signs, the electrical service shall be placed underground and concealed.
Electrical service to building mounted signs, including conduit, housings, and wire, shall be concealed or, when necessary, painted to match the surface of the structure upon which they are mounted. A building permit shall be issued prior to installation of any new signs requiring electrical service. c. All permanent signs allowed by this chapter shall be constructed of durable materials capable of withstanding continuous exposure to the elements and the conditions of a built-up environment, and shall be permanently attached to the ground, a building or another structure by direct attachment to a rigid wall, frame, or structure.
2. Signs shall be designed so that the support frameworks for the sign are an integral part of the design of the sign or within the structure of the building to which it is attached in such a manner as to not be visible.
H. Sign Maintenance.
1. All signs must be maintained by the property owner, tenant, or permittee. In the event a sign becomes derelict for reasons of lack of maintenance the approval may be revoked and the sign subject to abatement.
2. All signs together with their supports and appurtenances shall be maintained in good structural condition, in compliance with applicable building and electrical codes, and in conformance with this chapter. Maintenance of a sign includes periodic cleaning, replacement of flickering, burned out or broken light bulbs or fixtures, repair or replacement of any faded, peeled, cracked, or otherwise damaged or broken parts of a sign, and any other activity necessary to restore the sign so that it continues to comply with the requirements and contents of the sign permit issued for its installation and provisions of this chapter. The building official has the authority to order the repair, maintenance, or removal of any sign or sign structure that has not been maintained and is dangerous or in disrepair, or which is erected or maintained contrary to the requirements of this section.
3. All signs and supporting structures shall be kept in repair and in proper state of preservation. The display surfaces of all signs shall be kept neatly painted and clean.
The immediate surrounding premises shall be maintained free of weeds and rubbish. The community development department is authorized to order the painting, cleaning or repair of signs which become dilapidated and the cleaning of Agenda Item #8.1:
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the immediate premises. Such maintenance and corrective action shall be completed within 30 days of receiving written notice in compliance with SMC Chapter 14.30.
4. Required landscaped areas shall receive regular repair and maintenance, any plant materials that do not survive after installation in required landscape areas are required to be replaced.
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19.47.050 Standards for Permanent Signs
A. Applicability.
1. This section establishes the standards for permanent building-mounted and freestanding signs that are applicable in all zoning districts. All permanent signs must comply with the standards for sign area, height, number, type, and the other requirements provided in these tables.
B. Maximum Allowable Area for Permanent Signs. The maximum allowable area for all permanent signage on a single property shall not exceed the following limits unless otherwise allowed with the approval of a variance in accordance with SMC 19.47.030.D.
1. Residential. The maximum allowable area for all permanent signs in residential zoning districts shall not exceed 25 square feet.
2. Commercial. The maximum allowable area for all permanent signs in commercial zoning districts shall not exceed 100 square feet.
3. Mixed Use. The maximum allowable area for all permanent signs in mixed use zoning districts shall not exceed 75 square feet.
Table 4-8: Allowed Sign Types by Zoning Districts
Sign Type R-HS, R-R, R-L, R-S,
R-M, R-H, R-O, R-P
MX C, C-G P A, W Pk /P
“• ” = Permitted; “--” = Not Permitted; “UP” = Use Permit Required Building-Mounted Signs
Awning Sign -- • • • • -- •
Canopy Sign -- • • • • -- •
Directional Sign UP • • • • • --
Directory Sign UP • • • -- • •
Projecting Sign -- • • • • -- •
Service Island
Canopy Sign -- -- • -- -- -- --
Wall Sign UP • • • • • •
Window Sign UP • • • -- -- •
Freestanding Signs
Directional Sign
(Freestanding)
UP • • • • • --
Directory Sign
(Freestanding)
UP • • • • • •
Monument Sign UP • • • • • --
Post Sign UP • • • • • --
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C. Standards for Permanent Building-Mounted Signs. The following sign types are allowed, subject to the criteria listed under each sign type.
1. Awning Sign. Awning signs must comply with the standards provided in the table below.
Table 4-9: Standards for Awning Signs
Standards Requirements
“sf” = square feet ;“lf” = linear feet
Mounting Height Min. 7 ft from the bottom of the valance to the nearest grade or sidewalk.
Max. 20 ft.
Sign Placement
Awnings must only be placed above the doors and windows of the ground floor.
Signage only allowed on 80% of the length of the valance.
Valance Height Max. 12 in.
Horizontal Distance
from Back of Curb Min. 2 ft.
Illumination Non-illuminated.
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2. Canopy Sign. Canopy signs must comply with the standards provided in the table below.
Table 4-10: Standards for Canopy Signs
Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 0.75 sf per linear foot of canopy width.
Sign Height Min. 7 ft from the bottom of the canopy to the nearest grade or sidewalk; Max. 20 ft.
Number of Signs 1 per business frontage.
Sign Placement
Must be placed above the doors and windows of the ground floor of a building.
Sign width must not be greater than 80% of the width of the canopy on which it is displayed.
If a canopy is placed on multiple store fronts, each business is permitted signage no greater than 60% of the store or tenant space width.
Horizontal Distance
from the Edge of the
Canopy to Back-ofCurb
Min. 2 ft.
Illumination Illuminated or Non-illuminated
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3. Directional Sign (Building-Mounted). Directional signs must comply with the standards provided in the table below.
Table 4-11: Standards for Directional Signs (Building-Mounted) Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 6 sf.
Mounting Height Max. 6 ft.
Sign Placement
Max. 1 per pedestrian walkway.
Max. 2 per alley placed at each alley entrance.
Illumination Non-illuminated.
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4. Directory Sign (Building-Mounted). Directory signs must comply with the standards provided in the table below.
Table 4-12: Standards for Directory Signs (Building-Mounted) Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 16 sf total sign area.
Mounting Height Max. 6 ft from nearest grade.
Number of Signs
Max. 1 per primary building entrance.
Businesses located on an alley: Max. 2 per alley placed at each alley entrance with approval from the property owner.
Illumination Illuminated or Non-illuminated.
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5. Projecting Sign (Building-Mounted). Projecting signs must comply with the standards provided in the table below.
Table 4-13: Standards for Projecting Signs (Building-Mounted) Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 9 sf. per side.
Mounting Height Min. 7 ft from the bottom of the sign to the nearest sidewalk.
Sign Placement
Projecting signs shall not be permitted closer than 20 feet from each other.
May not extend vertically above the second floor windowsill or when there is no second floor, may not extend above the parapet, eave, or roof line.
Horizontal Distance
from Back of the
Curb
Min. 2 feet.
Number of Signs Max. 1 per business.
Illumination Illuminated or Non-illuminated
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6. Service Island Canopy Sign. Service island canopy signs must comply with the standards provided in the table below.
Table 4-14: Standards for Service Island Canopy Signs
Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 30 sf for the total area of all signs on the canopy. Max. 10 sf per side.
Number of Signs Max. three signs, with no more than one sign per canopy side.
Illumination Illuminated or Non-illuminated.
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7. Wall Sign. Wall signs must comply with the standards provided in the table below.
Table 4-15: Standards for Wall Signs by Zoning District Applicable Zoning
District
Sign Area Sign Height
“sf” = square feet; “lf” = linear feet
Residential Zoning
Districts (R-HS, R-R,
R-L, R-S, R-M, R-H, RO, R-P)
Max. 8 sf. Max. 6 ft.
Commercial Zoning
Districts (C, C-G)
Max. primary frontage: 1 sf. for every 1 lf. of primary building frontage, 60 sf. max. 1
Max. secondary frontage: 0.5 sf. for every 1 lf. of
primary building frontage, 20 sf.
Max. 25 ft.
Mixed-Use Zoning
District (MX)
Max. primary frontage: 1 sf. for every 1 lf. of primary building frontage, 40 sf. max. 1
Max. secondary frontage: 0.5 sf. for every 1 lf. of
primary building frontage, 20 sf.
Max. 25 ft.
Agricultural and
Wine Production
Zoning District (A, W)
Max. 16 sf. Max. 15 ft.
Table 4-16: Additional Standards for Wall Signs
Standards Requirements
Sign
Placement
Wall signs shall be placed to establish a facade rhythm, scale, and proportion between buildings.
The sign’s length shall not exceed the width of the framed portion of the storefront and shall not exceed 80 15 percent of the building facade.
Illumination Illuminated or Non-illuminated.
Special
Provisions
Painted wall signs are allowed on any exterior building wall of an individual tenant space or building.
The allowable area for painted wall signs will be increased by 10% over the normal allowable sign dimensions for the zoning district.
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Table 4-16: Additional Standards for Wall Signs
Standards Requirements
Painted wall signs are prohibited on unpainted masonry walls.
End Note:
1 In the C and C-G zoning districts on the primary building frontage, the following increased wall sign areas are allowed provided that the business does not have; • Wall signs mounted on a building located between 100 ft and 199 ft from the property line – max. increased wall sign area is 10%.
• Wall signs mounted on a building located >200 ft from the property line – max. increased wall sign area is 20%.
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8. Window Sign. Window signs must comply with the standards provided in the table below.
Table 4-17: Standards for Window Signs
Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area
The combined area of temporary and permanent window signs, including signs made of perforated vinyl, must not exceed 25% of the area of the window on which they are displayed.
Refer to SMC 19.47.040.F.3 for standards governing multicolor LED, electronic message signs and electronic display devices.
Sign Placement
Must be mounted or displayed on the interior of the window, unless placed directly on the window.
Window signs shall only be mounted on the first or second floor windows of a building.
Illumination Illuminated or Non-illuminated
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D. Standards for Permanent Freestanding Signs. The following sign types are allowed, subject to the criteria listed under each sign type.
1. Directional Sign (Freestanding). Directional signs must comply with the standards provided in the table below.
Table 4-18: Standards for Directional Signs (Freestanding) Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area Max. 4 sf.
Height Max. 3 ft.
Sign Placement
Max. 1 per walkway or driveway.
Min. 3 ft setback from the property line.
Illumination Non-illuminated or internal illumination.
Sample
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2. Directory Sign (Freestanding). Directory signs must comply with the standards provided in the table below.
Table 4-19: Standards for Directory Signs (Freestanding) Standards Requirements
“sf” = square feet; “lf” = linear feet
Sign Area 2 sided allowed; Max. 16 sf per sign face.
Sign Height Max. 6 ft; Max. 4 ft at driveway or drive-through lanes.
Sign Placement
Max. 1 per driveway entrance or pedestrian walkway.
Min. 8 3 ft setback from the property line back of sidewalk subject to a visibility triangle.
Illumination Internal Illumination or Non-illuminated.
Special Provisions May be mounted on either 1 or 2 posts.
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3. Monument Sign. Monument signs must comply with the standards provided in the table below.
Table 4-20: Standards for Monument Signs by Zoning District Applicable Zoning
District(s)
Sign Area Number of Signs Sign Height
“sf” = square feet; “lf” = linear feet; “gsf” = gross square feet Residential SingleFamily (R-HS, R-R,
R-L, R-S)
Max. 8 sf. Max. 1 monument sign per parcel or
property.
Only 1 monument sign is allowed per street
frontage.
Not allowed if a post sign is proposed.
Max. 4 ft.
Residential MultiFamily (R-M, R-H,
R-O, R-P)
Max. 16 sf. Max. 1 monument sign per parcel or
property.
Only 1 monument sign is allowed per street
frontage.
Not allowed if a post sign is proposed.
Max. 6 ft
Commercial Zoning
Districts (C, C-G)
Max. 32 sf. Max. 1 monument sign allowed per building
per street frontage.
Max. 1 additional sign if the street frontage is
≥ 200 ft.
Not allowed if a post sign is proposed except
for buildings > 25,000 sf.
Max. 6 ft.
Mixed-Use Zoning
District (MX)
Max. 24 sf. Only 1 monument sign is allowed per
building per street frontage.
Not allowed if a post sign is proposed.
Max. 6 ft.
Agricultural and
Wine Production
Zoning District (A, W)
Max. 16 sf. Only 1 monument sign is allowed per street
frontage.
Not allowed if a post sign is proposed.
Max. 6 ft.
Table 4-21: Additional Standards for Monument Signs
Standards Requirements
Sign Placement Min. 3 ft setback from the back of sidewalk subject to a visibility triangle.Min. 8 ft setback from the front property line.
Illumination Non-illuminated, external illumination, or internal illumination.
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The area for LED signs incorporated within a monument sign is max. 25% of the sign area.
4. Post Sign. Post signs must comply with the standards provided in the table below.
Table 4-22: Standards for Post Signs by Zoning District Applicable Zoning
District(s)
Sign Area Number of Signs Sign Height
“sf” = square feet; “lf” = linear feet; “gsf” = gross square feet Residential Zoning
Districts (R-HS, R-R,
R-L, R-S)
Max. 8 sf. Max. 1 per property frontage.
Not allowed if a monument sign is
proposed.
Max. 6 ft.
Residential MultiFamily (R-M, R-H,
R-O, R-P)
Max. 16 sf. Max. 1 per property frontage.
Not allowed if a monument sign is
proposed.
Max. 8 ft.
Commercial Zoning
Districts (C, C-G)
Max. 24 sf. Max. 1 sign per property frontage.
Not allowed if a monument sign is
proposed except for buildings > 25,000 sf.
Max. 12 ft.
Mixed-Use Zoning
District (MX)
Max. 16 sf. Max. 1 per street frontage.
Not allowed if a monument sign is
proposed.
Max. 8 ft.
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Table 4-22: Standards for Post Signs by Zoning District Applicable Zoning
District(s)
Sign Area Number of Signs Sign Height
Agricultural and
Wine Production
Zoning District (A, W)
Max. 12 sf. Max. 1 per street frontage.
Not allowed if a monument sign is
proposed.
Max. 6 ft.
Table 4-23: Additional Standards for Post Signs
Standards Requirements
Sign Placement Min. 3 ft setback from the back of sidewalk subject to a visibility triangle.
Illumination Illuminated or Non-illuminated.
Special Provisions Post signs shall be located in a landscaping area defined by a vertical curb to protect the sign.
19.47.060 Standards for Portable and Temporary Signs
A. Purpose. The city finds that the proliferation of portable and temporary signs is a distraction to the traveling public and creates aesthetic blight and litter that threatens the public’s health, safety, and welfare. In addition to the purpose provisions of SMC 19.47.010, these regulations ensure that portable and temporary signs do not create a distraction to the traveling public by eliminating the aesthetic blight and litter caused by these signs.
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B. Applicability. Portable and temporary signs intended for the advertisement of a business, sale of a product, or property for sale are allowed only in compliance with the provisions of this section.
1. Permits.
a. Portable Signs. No permits are required to place or display portable signs consistent with the requirements found in SMC 19.47.060.C. b. Temporary Signs. No permits are required for all temporary signs (i.e., banner signs and yard sign type I, II, and III) consistent with the requirements found in SMC 19.47.060.D, unless approved as part of a special event permit.
2. Not Included in Permanent Sign Allowances. Portable and temporary signs are not counted toward the maximum total sign area established in SMC 19.47.050.
3. General Time, Place, and Manner Restrictions.
a. Time Restrictions.
i. Portable signs. Refer to Table 4-24 (Portable Sign Standards) for the time restrictions for portable signs.
ii. Temporary signs. Refer to Table 4-26 (Temporary Sign Standards) for the time restrictions for temporary signs.
b. Location Restrictions. Unless specifically exempted by this section, portable and temporary signs must be placed in compliance with SMC 19.47.040.B. c. Prohibited Elements. Any form of illumination is prohibited on portable and temporary signs, including flashing, blinking, or rotating lights; animation; reflective materials; and attachments including balloons, ribbons, loudspeakers, etc. are prohibited.
d. Design and Construction. Portable and temporary signs must be of sufficient weight and durability to withstand wind gusts, storms, etc.. If a sign has wheels, the wheels must be capable of locking.
e. Removal. All portable signs must be removed in accordance with the time restriction standards provided in Table 4-24 and Table 4-26.
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C. Portable Sign Standards.
1. Portable signs must comply with the standards provided in Table 4-24 (Portable Sign Standards).
Table 4-24: Portable Sign Standards
Applicable Zoning
Districts
Total Area of all
Portable Signs at
Any One Time
Time Restrictions
Residential Only
Zones or Residential
Only Portions of
Mixed-Use Zones
Max. 6 sf per lot or
parcel.
May only be displayed during regular business
hours with approval of a Use Permit.
Real Estate Signs:
Limited to time of use. (eg. Open House, etc.)
All Other Zones Max. 8 sf per
business.
May only be displayed during regular business
hours.
Real Estate Signs:
Limited to time of use. (eg. Open House, etc.)
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2. Standards for Specific Portable Sign Types. Portable signs must comply with the standards provided in Table 4-25 (Standards for Specific Portable Sign Types).
Table 4-25: Standards for Specific Portable Sign Types
Sign Type Height
(Max.)
Width
(Max.)
Sign Copy
Area
(Max.)
Other Requirements
“sf” = square feet; “lf” = linear feet
A-Frame or
Upright Sign 4 ft 2 ft 8 sf per side
Signs must be made of wood or metal.
Prohibited in residential zoning districts except
when approved with a Use Permit.
If placed on a sidewalk, must be located within 3
feet of the of the back of curb. Signs shall not
obstruct pedestrian accessibility. A 5-foot min.
sidewalk clearance is required.
3. Location Standards.
a. Portable signs shall be located on the property of the business which it advertises or on the sidewalk fronting that property.
b. Portable signs shall not be placed in the travel lanes or on-street parking areas of a street.
c. Portable signs must be spaced no closer than a minimum of 10 feet apart.
D. Temporary Sign Standards.
1. Temporary signs are allowed in compliance with provisions in Table 4-26 (Temporary Sign Standards).
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Table 4-26: Temporary Sign Standards
Applicable Zoning
Districts
Time Restrictions
“sf” = square feet; “lf” = linear feet
Residential Only
Zones
Yard sign type I, II, and III:
Max. display period of 120 days.
Real Estate Signs:
Signs intended for the sale or lease of a property or unit may be placed until 15 days after the completed sale or lease of a property or unit.
Commercial Only
Portions of MixedUse Zones
Yard sign type I, II and III:
Max. display period of 120 days.
Banner sign:
1 banner sign max 8 sf may be displayed for any 120-day consecutive period one time within the calendar year.
Real Estate Signs:
Signs intended for the sale or lease of a property or unit may be placed until 15 days after the completed sale or lease of a property or unit.
All Other Zones Yard sign type I, II and III:
Max. Display period of 120 days.
Banner sign:
1 banner sign max 15 sf may be displayed per lot or parcel for 15 consecutive days and 3 times per year.
1 additional banner sign max 45 sf may be displayed per lot or parcel for 30 consecutive days.
1 additional banner sign per lot or parcel may be displayed for any 120- day consecutive period one time within the calendar year.
Real Estate Signs:
Signs intended for the sale or lease of a property or unit may be placed until 15 days after the completed sale or lease of a property or unit.
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2. Standards for Specific Temporary Signs. Temporary signs must comply with the standards provided in Table 4-27 (Standards for Specific Temporary Sign Types).
Table 4-27: Standards for Specific Temporary Signs
Temporary Sign
Type 1
Standards Other Requirements
Height
(Max.)
Width
(Max.)
Area
(Max.)
“sf” = square feet; “lf” = linear feet
Wall Banner
25 ft to
top of
wall
― 15 sf
Prohibited in residential zoning districts.
Must be mounted on a building wall or on Tposts or stakes installed ≤ 6” from a wall on which the wall banner would be hung.
Yard Sign Type I
3 ft 2 ft 3 sf
Prohibited in the Plaza Retail Overlay District.
Installed securely in the ground.
Additional Yard Sign Type 1 may be placed on a
parcel when limited to 15 consecutive days.
Yard Sign Type 2 ― 6 ft 15 sf Prohibited in the Plaza Retail Overlay District.
All yard signs must be installed securely in the
ground. Yard Sign Type 3 ― 6 ft 24 sf
End Notes:
1 Other temporary sign types may be allowed (e.g., fuel pump topper signs or wraps around waste receptacles) provided the max. area limitation for all temporary signs is not exceeded.
19.47.070 Nonconforming Signs
A. Signs rendered nonconforming. Any sign which was in compliance with existing laws as of the date of the adoption of the ordinance codified in this title, but that becomes legally nonconforming on the effective date of the ordinance codified in this title by the amendment Agenda Item #8.1:
38 | Sonoma Sign Code | Draft 2026
of this title, or subsequent to the effective date becomes legally nonconforming by reason of annexation to the city of territory upon which the sign is located, shall be permitted to remain until such time as one or more signs of the business are replaced, moved, or altered in any manner, at which time all signage for the business shall conform to this title. While they remain in place, such signs are considered to be legal nonconforming signs.
B. Modification of nonconforming signs. No nonconforming sign shall be in any manner altered, reconstructed or moved without being made to comply in all respects with the provisions of this chapter.
19.47.080 Sign Enforcement
It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter, repair, display, maintain or use a sign within the city contrary to, or in violation of, any provision of this chapter. The requirements of this chapter shall be enforced in compliance with the enforcement provisions of this Section.
A. Inspections. The community development department may, at any time, make such inspections as may be necessary or appropriate to ascertain whether a sign will comply or is complying with the purpose and intent of this title.
B. Abatement. Signs, except legal nonconforming signs, which do not comply with the regulations of this chapter or a sign’s associated permit, shall be immediately and completely removed (including any structure and/or supports), or abated as determined by the community development director in accordance with the following paragraph.
A warning letter or citation shall be issued to request compliance with this chapter, and shall give a specific time period for rectification. If compliance is not reached within the time period specified, or if the noncompliance or offense is repeated or continued, a citation may be issued according to SMC Chapter 1.12 or other legal action may be taken by the city as described allowed by this Section.
C. Public Nuisance. A violation of the provisions of this title is declared to be a public nuisance, and the city prosecutor or city attorney, on direction of the city council, may institute necessary legal proceedings for the abatement or enjoinment thereof in the manner provided by law and shall take such steps as may be necessary to accomplish those ends.
D. Unsafe, Unlawful Signs. Should any sign or other advertising structure regulated herein become unsafe, insecure, a menace to the public, or should it be constructed, erected or maintained in violation of this chapter, or should the same no longer advertise a legitimate business conducted or a product or service sold on the premises, the community development department may abate the sign, or legal action may be pursued by the city, as provided by this Section.
E. Penalties. Citations issued for violation of any portion of this title shall be according to SMC Chapter 1.12. In addition, any person violating any of the provisions of this title may be deemed guilty of a misdemeanor at the discretion of the city attorney and upon conviction thereof shall be punished as provided in SMC Chapter 1.12. Each such person shall be guilty of a separate offense for each and every day during any portion of which any violation of this Agenda Item #8.1:
EXHIBIT A
Draft 2026 | Sonoma Sign Code | 39
title is committed, continued or permitted by any such person, and they shall be punished accordingly.
19.47.090 Definitions of Sign Terms and Phrases
As used in this development code, the following terms and phrases specific to signs regulated in SMC Chapter 19.47, shall have the meaning ascribed to them in this section, unless the context in which they are used clearly requires otherwise.
A-Frame Sign. A portable pedestrian-oriented sign that is not permanently affixed to a structure or the ground. An A-frame sign may consist of a dry erase board face featuring a white or black background and wording that is primarily hand-drawn or professionally crafted. (May be known as a Sandwich Board Sign or an Upright Sign).
Abandoned Sign. A sign which pertains to a time, event, or purpose which no longer exists.
Thirty days after a business has ceased operation, or has gone out of business, signs for that business shall be presumed to have been abandoned.
Balloon. A brightly colored bag made of flexible material, inflated with air or other gas, and sealed, often to make it rise in the air.
Balloon Bobber. A reusable pre-formed balloon with regular air made of a durable PVC vinyl that does not need to be inflated, and typically attached to a short pole.
Building Element. The maximum lineal dimension of an exterior wall, excluding canopies and projections, measured on a straight line parallel to the site’s street frontage.
Building Face. The general outer surface of a main exterior wall of a building. Rectangular buildings generally have four faces.
Building Frontage. The building façade that directly abuts a public street, private street, parking lot driveway, parking spaces, pedestrian mall, arcade, or walkway. The primary business frontage is one which contains a customer entrance or which includes a glassenclosed showroom facing the street. If a building has more than one business, frontage is that portion of a building, which faces a street, parking lot, pedestrian mall, arcade or walkway.
The primary business frontage is one which contains a customer entrance or which includes a glass-enclosed showroom facing the street.
Channel Letters. Three dimensional, individually manufactured letters or figures with an open back which may contain a light source to provide light onto the sign background against which the channel letters are silhouetted.
Commemorative Sign. A permanent sign or marker that identifies, names, or provides information about a historic structure, site, event, or person of significance to the community, and which is intended primarily for educational or memorial purposes rather than for commercial promotion.
Commercial Message. A message conveyed by any sign that is solely intended to interest, entice, or solicit any person to participate in commercial transactions with a business, including offers of goods, cash, discounts on products or services, or other items, including Agenda Item #8.1:
40 | Sonoma Sign Code | Draft 2026
the offering of free goods or services made in exchange for or with the intent to induce the recipient’s willingness to receive information relating to a possible commercial transaction.
Community Development Director. The planning and community services director of the city of Sonoma or designee or their equivalent or authorized deputy.
Effective Date. The date upon which these sign regulations are in full force and effect from and after its date of adoption by the city council.
Electronic Display Devices. Any television, monitor, computer screen, digital display, or similar electronic device used to display images, video, graphics, animations, or text that is visible from a public right-of-way or adjacent property.
Encroachment. The extension of any sign over a public right-of-way or private access way.
Flag. A fabric sheet of square, rectangular, or triangular shape that is typically mounted on a pole.
Fluorescent Colors. The range of colors created through a synthetic pigmentation process in which ultraviolet light is absorbed and emitted at a different range within the color spectrum of the individual colors.
Frontage. The portion of a property parallel and adjacent to a public street. If there is more than one structure housing a separate business on a parcel, the frontage of each will be the measurement of the building portion fronting on the street plus a proportionate amount of the open area between those buildings, determined according to the frontage of each building.
Fully Shielded. Light fixture or luminous tube constructed and mounted such that all light emitted by the fixture or tube, either directly from the lamp, tube, or a diffusing element, or indirectly by reflection or refraction from any part of the light fixture, is projected below the horizontal. If the lamp or tube, any reflective surface, or lens cover (clear or prismatic) is visible when viewed from above or directly from the side, from any angle around the fixture or tube, the fixture or tube is not fully shielded.
Historical Plaque. A permanent sign or marker that identifies, names, or provides information about a historic structure, site, event, or person of significance to the community, and which is intended primarily for educational or memorial purposes rather than for commercial promotion.
Illumination, External. Illumination resulting from the face of the sign reflecting light from an external light source intentionally directed upon it.
Illumination, Halo. A form of sign illumination in which neon tubing, LED, or similar lights are mounted within the letter to illuminate the mounting surface causing a halo of light around the letter
Illumination, Internal. A form of sign illumination that includes single-color LED signs, signs constructed with pan channel letters (but not reverse pan channel letters), or indirect illuminated pan channel letters on an unlit or otherwise indistinguishable background on a freestanding sign or building wall.
Incidental, Sign. A sign that accompanies an approved use for the purpose of supporting that use, but does not serve as the primary signage.
Agenda Item #8.1:
EXHIBIT A
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Landscape Area. For purposes of sign regulation, an area surrounding the base of a freestanding sign, and containing living plant materials with or without a fixed border.
Laser Light Display. A display that emits light through the use of a laser beam(s).
LED (Light Emitting Diode). A semiconductor diode that emits light when a voltage is applied to it.
Legal, Nonconforming Use (or Business). A use which is not a permitted use in the location where it is found according to the current zoning ordinance, but is allowed by conditional use permit, variance, or by virtue of operating continuously in the same location prior to the adoption of the current zoning regulations.
Maintenance. The upkeep of signs, and their support structures, in a condition of good repair.
This includes the replacement or repainting of sign faces which have been damaged or have otherwise lost their ability to convey the message intended. Maintenance does not include the changing of location, orientation, size, or height of a sign.
Master Sign Program. The process for the review and approval of permanent signs in multitenant commercial or mixed-use developments to ensure compliance with the applicable provisions of this title.
Multi-tenant Building. A building in which two or more separate and independently owned, rented, leased, or operated occupancies are contained.
Neon. An illumination source created when a glass tube filled with neon or other similar gas emits light when energized. The tube can be bent to form letters, symbols, or other shapes.
Nonprofit. Any person(s), partnership, association, corporation or other group whose activities are conducted for unselfish, civic, or humanitarian motives, or for the benefit of others, and not for the gain of any private individual or group and may include but not limited to, patriotic, philanthropic, social service, welfare, benevolent, educational, civic, fraternal, cultural, charitable, scientific, historical, athletic, or medical activities.
Noncommercial Message. Any copy that communicates a message that is not a commercial message. A noncommercial message does not directly or indirectly name, draw attention to, or advertise a business, product, good, service, or other commercial activity, or propose a commercial transaction.
Pan Channel Letter. A specific type of sign letter consisting of a metal pan enclosure fabricated in the shape of a letter, numeral, or other shape in which the metal pan enclosure is used to house the lighting and electrical components of the letter and can be mounted directly to a wall. The sign face is usually made of colored plastic attached to the metal pan so that the letters are illuminated and to seal it off from pests and harsh weather.
Primary Frontage. The side of a building facing a street or, in the case of a building having more than one side facing a street, the side so designated by planning department staff.
Professionally Crafted or Painted. A permanent or temporary sign that is made to a high standard by a competent individual(s) skilled in sign design, fabrication, and installation.
Raceway. An enclosed conduit for electrical wiring.
Agenda Item #8.1:
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Reverse Pan Channel Letter. A specific type of sign letter consisting of a metal pan enclosure fabricated in the shape of a letter, numeral, or other shape in which the metal pan enclosure is used to house the lighting and electrical components of the letter and can be mounted directly to a wall. The sign face is made of the same solid opaque materials as the sides of the letters so that the front and sides of the sign letters do not emit light.
Roof Line. The top edge of a roof or building parapet, whichever is higher, excluding any cupolas, pylons, chimneys, or minor projections.
Search Lights. Lights which disappear and reappear at periodic intervals, or are intermittently on and off, and which are placed so as to attract vehicular traffic with emphasis on the recurrence of lights.
Secondary Frontage. The sides of a building other than the primary frontage which are visible from a public right-of-way or from adjacent private property or which provide secondary access to the use or activity.
Shopping Center. Any combination of four or more commercial businesses on a single or commonly owned or leased parcel of land where common vehicular access from the street and common parking facilities are provided.
Sign. A permanent or temporary structure, device, figure, display, message, placard or other contrivance, or any part thereof, situated outdoors or indoors, which is designed, constructed, intended or used to advertise, provide information in the nature of advertising, provide historical, cultural, archeological, ideological, political, religious, or social information, or direct or attract attention to an object, person, institution, business, product, service, message, event or location by any means, including words, letters, figures, designs, symbols, fixtures, colors, or illumination.
Sign Area. Area enclosed in the frame of the sign as measured from the outside of the frame and following the contour of the frame. In those instances where a sign is painted or otherwise affixed or attached to a wall or similar structure or portion thereof, the area of a sign shall be computed by measuring the overall length and width of the message. This computation shall also be utilized when raised or freestanding letters are affixed or attached to a structural surface.
Sign Face. The exterior surface of a sign, exclusive of structural supports, on which is placed the sign copy.
Sign, Abandoned. Any sign that identifies a business, lessor, owner, product, service, or activity that is no longer on the premises where the sign is displayed.
Sign, A-Frame. A temporary pedestrian-oriented sign constructed with two sides attached at the top allowing the sign to stand in an upright position and with the sign display areas attached to the side supports (also known as a Sandwich Board Sign or an Upright Sign).
Sign, Awning. Any permanent sign that is part of or attached to an awning or other fabric, plastic or structural protective cover located over a door, entrance, window, storefront, or outdoor service area.
Sign, Bandit. Any sign that is placed on public or private property without the consent of the property owner or as authorized in SMC Chapter 19.47.
Agenda Item #8.1:
EXHIBIT A
Draft 2026 | Sonoma Sign Code | 43
Sign, Billboard. A permanent structure for the display of a commercial or non-commercial message.
Sign, Building Identification. A sign consisting of letters or numbers applied to a building wall, engraved into the building material or consisting of a sculptural relief which contains the name of the building or describes its function, but which does not advertise any individual tenant of the building or any products or services offered.
Sign, Building-Mounted. A permanent sign attached, connected, painted, or erected on the wall, parapet, or fascia of a building or structure.
Sign, Cabinet. A permanent building-mounted or freestanding sign with its text and/or logo symbols and artwork on a translucent face panel that is mounted within a metal frame or cabinet that contains the lighting fixtures which illuminate the sign face from behind.
Sign, Canopy. A permanent sign that is painted, or mounted to a canopy, typically used to accent building entries.
Sign, Commemorative. Any sign containing words or figures commemorating a historical, cultural, or artistic event or location.
Sign, Copy. Any graphic, word, numeral, symbol, insignia, text, sample, model, device, or combination thereof that is primarily intended to advertise, identify, or notify.
Sign, Directional. A permanent sign erected to inform the viewer of the approximate route, direction, or location of a facility or tenant.
Sign, Directory. A permanent sign on a multi-tenant site or building providing information including a list of tenants and occupants, addresses, and suite numbers or a map of the building or complex. These signs are typically internal to a center, oriented to pedestrians, or motorists circulating in a parking lot rather than vehicles travelling on a public street.
Sign, Electronic Message. A permanent sign or portion of a sign that utilizes computergenerated messages or some other electronic means of changing its characters, letters, numbers, illustrations, display, color, and/or light intensity, including animated graphics and video, by electronic or automatic means. An Electronic Message Sign is not a Single- or TwoColor LED Sign.
Sign, Feather Banner. A potable sign that is taller than it is wide and made of a flexible material (typically cloth, nylon, or vinyl) and mounted to a pole.
Sign, Freestanding. A permanent sign that is erected or mounted on its own self-supporting permanent structure or base detached from any supporting elements of a building.
Sign, Front Yard. A permanent freestanding sign mounted on a single post or pole installed securely in the ground with a sign hanging from a cross-bar mounted parallel to the ground.
Sign, Fuel Pump Topper. A temporary sign affixed to the top of an operable fuel dispensing pump used to advertise goods offered for sale on the same parcel on which the fuel pump is located.
Agenda Item #8.1:
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Sign, Government. Any sign, posting, notice or similar signs placed, installed, or required by law by a city, county, or a federal or state governmental agency in carrying out its responsibility to protect the public health, safety, and welfare.
Sign, Incidental. A sign which provides incidental information, including security, credit card acceptance, business hours, directions to services and facilities, or menus.
Sign, Individual Letter. A cut-out or etched letter or logo which is individually mounted on a building wall, or freestanding permanent sign.
Sign, LED. A permanent or temporary sign consisting of light emitting diodes (electronic components that let electricity pass in only one direction) that emit visible light when electricity is applied.
Sign, Monument. A permanent freestanding sign, with a solid base that is equal to or larger than the width of the sign face.
Sign, Multicolor LED. A permanent or temporary sign or portion of a sign composed of one or more colored LEDs that displays static or changeable sign messages using characters, letters, and numbers only. Examples of these signs include, "open" or "closed" signs", ”time and temperature " signs, gas station price signs, or signs indicating the number of available spaces in a parking facility.
Sign, Non-Conforming. Any sign legally established prior to the effective date which does not fully comply with the standards imposed by the individual sections of this code.
Sign, Off-Premise. Any sign for a business, commodity, service, entertainment, product, structure, use or property that is different from a structure or use existing on the property where the sign is located. Includes any sign on which space is rented, donated, or sold by the owner of the sign or property for the purpose of conveying a message.
Sign, On-Premise. Any sign directing attention to a business, commodity, service, or offered upon the same premises as those upon which the sign is maintained.
Sign, Painted Wall. A permanent or temporary sign painted directly onto the exterior wall of a building and having no sign structure.
Sign, Pennant. A temporary sign made of flexible materials usually longer than it is wide, often triangular in shape, and frequently displayed with other pennants on a string.
Sign, Permanent. A sign constructed of durable materials and intended to exist for the duration of time that the use or occupant is located on the premises.
Sign Portable. A sign not permanently attached to the ground or a building, structure, or other immovable object. Includes an A-frame sign, yard sign type I sign, non-permanent window sigs, and feather banner sign, and sign walker signs.
Sign, Post. A freestanding sign supported by one or more posts or columns that are permanently anchored to the ground, with the area between the bottom of the sign face and the finished grade remaining substantially open.
Sign, Prohibited. Any sign not in accordance with or authorized in SMC Chapter 19.47.
Agenda Item #8.1:
EXHIBIT A
Draft 2026 | Sonoma Sign Code | 45
Sign, Projecting. A permanent, pedestrian-oriented sign mounted either to the wall of building by means of a bracket or attached to the underside of an overhead structure above a sidewalk or walkway and which is typically hung perpendicular to the wall of the building.
Sign, Raised Letter. A sign containing copy, logo, and/or decorative embellishments in relief on the face.
Sign, Roof. Any permanent sign erected, painted, or attached to the sloped surface of a roof or mounted on the top of a building’s roof.
Sign, Spinner. Any lightweight, durable, and colorful device designed to be affected by the movement of air so that it spins or rotates in a manner to capture attention.
Sign Structure. The supports, uprights, bracing, and/or framework of a sign.
Sign, Temporary. A sign intended for a limited period of display which is not permanently affixed to a structure or window.
Sign, Upright. A pedestrian oriented sign that is not permanently affixed to a structure or the ground to advertise special goods, services, or products offered on the site.
Sign, Vehicle. Any sign on or affixed to a truck, van, automobile, trailer, or other vehicle.
Sign, Wall. A permanent sign affixed to or erected against the wall or fascia of a building or structure, with the exposed face of the sign parallel to the plane of the wall or the fascia to which it is affixed or erected.
Sign, Wall Banner. A temporary sign and constructed of cloth, bunting, plastic, paper, or similar nonrigid material, and securely attached to the wall or support structure for which it is advertising. Flags are not considered temporary wall banners.
Sign, Walker. A person who wears, holds, or balances a sign.
Sign, Window. A permanent or temporary sign posted, painted, placed, or affixed in, on, or within a window, or otherwise exposed to public view through a window.
Sign, Yard, Type I. A small portable sign typically constructed of corrugated plastic and supported on either an H-shaped wire frame or mounted so as to swing between two pairs of support legs, used for example, for advertising by local businesses or by election campaigns (Synonym: Lawn Sign). A type I yard sign is not an A-frame sign.
Sign, Yard, Type II. A temporary sign mounted on a single post installed securely in the ground with a small sign hanging from a cross-bar mounted parallel to the ground.
Sign, Yard, Type III. A large temporary typically wooden sign mounted on two posts installed securely in the ground.
Valance. The vertical front face of an awning that is parallel to the face of the building to which it is mounted.
Agenda Item #8.1:
City of Sonoma
Agenda Item Summary
Meeting: City Council - 07 Oct 2026
Department
Community Development
Department
Staff Contact
Jennifer Gates, AICP, Community Development
Director
Agenda Item Title
Consideration of a Notice of Funding Availability (NOFA) for up to $1,250,000 in Local Affordable Housing Funds, Including Approval of Program Guidelines, Selection Criteria, and a Proposed Timeline
Summary
The City of Sonoma faces a persistent shortage of housing that is affordable to lower-income households, essential workers, seniors, and families. High land and construction costs, limited developable land, wildfire and water-supply constraints, and the loss of naturally occurring affordable units all make it difficult for the private market alone to deliver housing at rents and prices working households can afford.
The City’s 2023–2031 Housing Element (6th Cycle) establishes goals, policies, and programs to meet the City’s Regional Housing Needs Allocation (RHNA) of 311 units, including 83 units for very low-, 48 units for low-, and 50 units for moderate-income households. Housing Element Program 7 Affordable Housing Funding Sources identifies the City's role in funding and supporting developers to secure outside funds. One objective is to work with developers and housing providers to identify at least 2 affordable new development projects, including at least 42 extremely low, 41 very-low, and 48 low income units, and 1 rehabilitation or conversion project that would assist at least 10 very low and 10 low income households. Issuing a Notice Of Funding Availability (NOFA) is a direct implementation step that supports the City’s objective.
At the end of calendar year 2025 the City issued building permits for 57 units during this housing element cycle. To meet the City’s Regional Housing Needs Allocation (RHNA), 254 units are still needed, including 82 units for very low-, 45 units for low-, and 25 units for moderate-income households. The City has been made aware of opportunities for new affordable housing projects and conversion of units to affordable units that need gap financing.
NOFA is intended to provide competitive gap financing to qualified developers of affordable housing in Sonoma. Local funds are most effective when they leverage state, federal, and private sources such as Low-Income Housing Tax Credits, State Housing & Community Development (HCD) programs (e.g., Multifamily Housing Program, Housing Accelerator, Homekey+), Federal Home Loan Bank Affordable Housing Program (AHP) funds, County funds, and conventional debt. Staff recommends the Council use affordable housing trust funds to prioritize projects that are financially feasible, ready to proceed, and deliver deep and long-term affordability.
The City’s Affordable Housing Trust Fund gets its money from fees paid by developers when new development does not provide the required affordable housing, as well as fees charged to help offset a project’s impact on the need for affordable housing. As of July 2026, the fund balance is $2.8M, of which $1.25M is uncommitted and recommended to be available for this NOFA.
Agenda Item #9.1:
Proposed NOFA Terms
Term Staff Recommendation
Total funds available Up to $1,250,000
Eligible applicants Nonprofit and for-profit developers, community land trusts, and limited partnerships with
demonstrated experience developing, owning,
and managing affordable housing in California
Eligible activities New construction; acquisition and
rehabilitation; conversion of existing buildings;
preservation of at-risk or naturally occurring
affordable housing; predevelopment costs for
projects
Eligible project location Within the City limits of Sonoma Eligible households Lower-income households at or below 80% of Area Median Income (AMI), as published
annually by HCD/HUD for Sonoma County
Minimum affordability At least 100% of assisted units restricted to households at or below 80% AMI; priority for
units at or below 60% AMI and 30–50% AMI
Affordability term Minimum 55 years for rental; minimum 45 years for ownership (with resale/recapture
provisions); recorded regulatory agreement
and deed of trust
Funding form City is open to various financial structures based on what the developer needs.
Development teams should identify if
assistance is needed, in what form it is needed
and how much is needed, and then verify this
need. Operating costs are not eligible for City
funding.
Maximum award per project $250,000 to $1,250,000
Minimum leverage Every $1 of City funds must leverage at least $4 of non-City funds
Application format Single-round with deadline (see Timeline) Threshold Requirements
To be eligible for scoring, applications must demonstrate:
Site control (fee title, executed purchase agreement, option, or long-term ground lease), unless proposal is to purchase a site;
Consistency with the General Plan, Development Code, and applicable zoning, or a clear pathway to approval, including State density bonus and streamlining laws where applicable; A complete development budget, 15-year operating pro forma, and sources and uses showing a financing gap that the City’s funds will help close; Evidence of developer and property management experience by providing a pro forma and budget documents that demonstrate their financial capacity to deliver the project; Compliance with applicable prevailing wage, fair housing, and relocation laws; Adoption of an affirmative fair housing marketing plan, with local preference to the extent allowed by law; and
Agenda Item #9.1:
A reasonable timeline to close financing and start construction, if applicable, upon award.
Proposed Scoring Criteria
Criterion Points
Depth and duration of affordability (share of units at or below 50% AMI, extremely low-income units, term beyond 55 years) 25
Project readiness (entitlements, site control, CEQA status, design, and schedule) 20 Financial feasibility and leverage (committed and pending non-City funds, reasonable costs, cost per unit, City dollars per unit) 20 Developer capacity and experience (track record, local presence, property management plan) 15
Housing priorities (special-needs or supportive housing, family units with 2–3+ bedrooms, seniors, workforce, or persons with disabilities) 10 Location and community benefits (proximity to transit, services, schools, jobs; walkability; infill or reuse; sustainability and wildfire-resilient design; resident services) 10 Total 100
Applications must score a minimum of 70 points to be recommended for funding. Staff may recommend partial funding, conditional commitments, or no award if no application meets minimum criteria.
Evaluation and Award Process
1. City staff conducts completeness review and score applications within 10 business days of the deadline.
2. Underwriting and scoring by a review panel consisting of the Community Development Director, future Administrative Services Director, and a County Community Development Commission staff member.
3. Recommendation to City Council at a public meeting with a summary of applications, scores, underwriting analysis, and proposed conditions.
4. Council award of a conditional funding commitment at a public meeting.
5. Negotiation and execution of a Loan Agreement, Promissory Note, Deed of Trust, and Regulatory Agreement, in a form approved by the City Attorney.
Awards will be conditioned on securing all remaining financing; completing California Environmental Quality Act (CEQA) review and project entitlements before any funds are disbursed; and compliance with all City and legal requirements. The City reserves the right to reject any or all applications and to amend or cancel the NOFA.
Proposed Timeline
Milestone Target Date
Council approves NOFA [Month Day, 2026]
NOFA released and publicized [+1 week]
Optional developer workshop / Q&A [+3 weeks]
Applications due [+8 weeks]
Staff review and scoring complete [+12 weeks]
Council award consideration [+14 weeks]
Loan documents executed Within 6 months of award
Agenda Item #9.1:
Outreach
Staff will publish the NOFA on the City website, distribute it through the Sonoma County Community Development Commission, the Non-Profit Housing Association of Northern California (NPH), Housing Land Trust of Sonoma County, Burbank Housing, MidPen Housing, Eden Housing, and other regional developers, and post it through City social media and e-newsletters.
Policy Options & Staff Recommendations:
One or more than one award of funding. A single $1.25 million award can meaningfully move a larger project but concentrates risk. Splitting awards helps more projects but may not provide enough funding to be decisive.
o Staff recommends retaining flexibility and therefore not specifying in the NOFA whether the Council will fund one or more than one application. Ownership housing. The guidelines allow ownership projects, but rental projects will generally deliver more affordability per dollar and for a longer term. o Staff recommends that ownership projects be allowed but that rental projects be given preference.
Funding form. Specify loan type, if inclined.
o Staff recommends being open to various financial structures based on what developer needs but the City Council may want to specify the loan type it is willing to support.
Environmental Review:
Authorizing release of a NOFA is not a “project” under CEQA because it is an organizational or administrative activity that will not result in a direct or indirect physical change in the environment, and it does not commit the City to any specific project (CEQA Guidelines §§ 15060(c)(3), 15378(b)(4)–(5)). Any funding commitment will be conditioned on completing appropriate environmental review of the specific project before any funds are disbursed or the City takes a binding action.
Recommended Council Action
Move to authorize the release of a Notice of Funding Availability for up to $1,250,000 from the City’s Affordable Housing Trust Fund to support the new construction, acquisition, rehabilitation, or preservation of affordable housing within the City of Sonoma and authorize the City Manager or designee to publish the NOFA consistent with staff’s recommendation in consultation with the City Attorney and finding that action exempt from CEQA.
Alternative Actions
1. Council may adjust the funding amount, scoring criteria, affordability levels, or eligible uses and direct staff to return with a revised NOFA.
2. Council may take no action or direct staff to return following additional study or outreach.
This would delay the availability of funds and could cause the City to miss competitive State funding cycles.
Financial Impact
Approval of this item would obligate up to $1,250,000 from the Affordable Housing Fund 732- 00000-000-37200, and no General Fund impact is anticipated. Funds would not be disbursed until the Council makes an award, loan documents are executed, and conditions are satisfied.
Agenda Item #9.1:
If the loans are structured as residual-receipts loans, repayments will be returned to the Affordable Housing Fund over time and made available for future projects.
Environmental Review Status
Environmental Impact Report
Negative Declaration
Exempt
Not Applicable
Approved/Certified
No Action Required
Action Requested
Attachments
Trust Fund Policy
Agenda Item #9.1:
CITY OF SONOMA
HOUSING TRUST FUND
A
lam
Administrative Guidelines
Planning and Community Services Department
As adopted by the City Council on May 20, 2019 by Resolution # EE)—2019 Agenda Item #9.1:
City of Sonoma
Housing Trust Fund
Administrative Guidelines
Chapter 1: Statement of Purpose
The purpose of the City of Sonoma Housing Trust Fund, (hereinafter referred to as the HTF), is to assist in the creation and preservation of affordable housing in the City of Sonoma for the benefit of vewlow, low and moderate-income households
Chapter 2: Definitions
1. ”Area median income” or “AMI"is established for metropolitan areas or non—metropolitan counties by the US. Department of Housing and Urban Development (HUD), pursuant to 42 U. S. C. Chapter 1437 et seq., to establish local income classi?cation levels. These classifications are also used in California housing law with respect to income eligibility limits. ”Affordable Housing" for purposes of these Guidelines shall mean rental housing that is affordable to low and/or vew—lowincome households and for sale housing that is affordable to moderate, low and/or very—lowincome households.
“Extremely low income household” shall mean a household having an income not exceeding thirty (30) percent of AMIadjusted for householdsize.
“Very low income household” shall mean a household having an income not exceeding fifty (50) percent of Am adjusted for household size.
“Low income household" shall mean a household having an income not exceeding eighty (80) percent of the AMI adjusted for household size.
“Moderate income household" shall mean a household having an income not exceeding one hundred twenty (120) percent of the AMIadjusted for household size. “ mpact Fees” are fees paid by market rate developers for either residential or non-residential projects consistent with a nexus study and the Mitigation Fee Act. ”in—LieuFees” are fees paid by a market rate developer in lieu of building affordable units on— site within the development for four or fewer units as a means of satisfying the City’s inclusionary housing requirement as speci?ed under Chapter 19.44 of the Sonoma Municipal Code. Under these Guidelines, the ln~Lieu Fees willhenceforth be dedicated to the HTF as stipulated below.
Agenda Item #9.1:
Chapter 3: Housing Trust Fund Established
1. 4.
By adoption of Resolution No. ig on MINZD, 2019, the City Council establishes a trust fund for a special revenue account under the name of the "Housing Trust Fund".
Accumulated and future Moderate, Low or Very—LowIncome Housing Fund ln-Lieu Fee dedications under Chapter 19.44 of the Municipal Code shall become HTF property and shall be deposited directly into the HTF.
The HTF may accept donations from individualsor organizations other than the City of Sonoma. Such donations may not be designated for a specific project or purpose and may be used for purposes as determined by the City Council either in the City of Sonoma or within Sonoma Valley.
Allmoneys remaining in the HTF at the end of any fiscal year, whether or not expended by the City, remain within the HTF.
Chapter 4: Distribution & Use of Housing Trust Fund Assets
1. Distributions may be made to individuals and/or private or public, profit or non—for—pro?t entities.
The types of investments the fund may make include: gifts, grants, loan guarantees, letters of credit or other forms of credit enhancement, or other disbursements deemed necessary and appropriate to fulfillthe purposes of the HTF.
Types of projects in which the HTF may invest include:
a.
b,
Creation of new affordable units;
Preservation of existing affordable housing;
Assistance with multi-family rehabilitation programs;
Conversion of market rate units to affordable housing units; Support of the construction of accessory dwelling units; Acquisition and rehabilitation of potential limited equity housing operatives; First time homebuyer loans or other forms of assistance; Predevelopment loans/grants to assist non-profit and for—profitdevelopers with project feasibility studies, site acquisition and preliminary design studies for potential affordable housing projects;
Administrative costs for affordable housing programs and projects; Program development, research or community engagement efforts focusing on housing matters; and
Purchase of [and for the development of affordable housing projects.
Agenda Item #9.1:
Chapter 5: Management
1. The Planning and Community Services Director shall serve as the Manager of the Housing Trust Fund The responsibilities of the Manager, subject to direction of the City Council, shall include:
a. Maintaining all records of the HTFt
b. Assisting prospective applicants requesting HTF support in the preparation and presentation of their applications;
c. Monitoring the use of monies distributed to successful applicants for HTF support to assure ongoing compliance with the purposes of the HTF and the conditions under which these monies were granted or loaned; and d. Reporting annually to the City Council regarding the operation and activity of the HTF with assistance from the City’s Finance staff.
The City Manager, or designee, in coordination with the Manager of the Housing Trust Fund shall be responsible for the following:
a. Disbursing and collecting HTF monies.
b. Maintaining and managing a separate account or accounts for HTF monies. c. Maintaining financial records for the HTF.
Agenda Item #9.1: