Big news! We’ve added new housing program data - check them out under “Housing Programs” on each city page.

Sonoma

Housing Element Status
Certified
Rent Burden
60%
rent burdened
Affordable Housing Production
1%
affordable permits issued
Housing Programs
33
total programs
Share

Housing Programs

Housing programs are the strategies that cities and counties legally have at their disposal to produce more and preserve existing affordable housing, as well as protect existing residents from getting displaced from their homes and communities.

6th Cycle Programs

33
total programs

Local housing programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well.

Overview of Program Deliverables

Use the below data to explore this jurisdiction’s approaches to affirmatively furthering fair housing for the 6th element cycle, and review the actions, deliverables, and deadlines committed to for each program.

PROGRAM NUMBER
ACTIONS
DELIVERABLE
DELIVERABLE DATE
2
In today’s housing market, creative approaches are required to finance, build, and rehabilitate affordable and special needs housing. Sonoma has partnered with several different non-profit developers in the provision of affordable ownership and rental housing. Nonprofits active in the Sonoma area include: Burbank Housing Corporation; Community Housing Sonoma County; Affordable Housing Associates; Habitat for Humanity; Community Land Trust of Sonoma County; 4, and Eden Housing, among others. The City participates in the Sonoma County Housing Coalition, providing an ongoing opportunity for coordination with local housing nonprofits. To specifically address the housing needs of farmworkers, the City will coordinate with the County’s farmworker housing program, as well as nonprofits such as Burbank Housing Development Corporation, California Human Development Corporation, Housing Land Trust of Sonoma County, and Sonoma County Housing Coalition, to promote the construction of farmworker housing. The City will assist by partnering with the County and/or other organizations to support applications for funding to the State’s Joe Serna Jr. Farmworker Housing Grant Program (FWHG).
Provide information annually via email and host an quarterly meeting with affordable housing developers and non-profits to identify housing opportunities and to identify City programs, including the Housing Trust Fund, and incentives that support affordable housing development, rehabilitation, and conversion of marketrate housing or non-residential development to affordable housing through provision of land write-downs, regulatory incentives, and/or direct assistance. Identify developer interest in at least 2 affordable projects (1 project by 2024 and another by 2026), including at least 42 extremely low, 41 low, and 48 low income units, by 2026 Annually meet with County representatives to discuss farmworker housing needs and to identify opportunities and potential applications for funding. Identify at least one City of Sonoma, 2023-2031 Housing Element | HP-6 project, locally or regionally, to provide at least 20 units of farmworker housing
Annual mailing of information to housing developers and annual meeting with affordable housing developers. Ongoing implementation.
3
The conversion of outmoded buildings, including non-residential development and market-rate housing, can provide an opportunity for new residential uses and new affordable and special needs housing within a community. As a housing strategy, adaptive reuse can restore buildings to a useful purpose, and potentially provide higher density housing at a reasonable cost. Sonoma encourages the adaptive reuse of historic structures, permitting uses not otherwise allowed through the base zone as well as allowing for increased residential densities. Successful examples of conversion of commercial structures to residential use in Sonoma include the old Boys and Girls Club, and the Olde Bowl Center. Additional opportunities for adaptive reuse may include conversion of upper-story office and other uses in non-residential buildings to housing units.
Develop innovative strategies for the adaptive reuse of commercial structures and market-rate housing with potential to convert to affordable housing beyond only officially designated historic structures to provide for a range of housing types and residential uses.
Amend the Development Code to broaden the applicability of adaptive reuse by 2026. Identify at least four sites with adaptive reuse potential, including underutilized commercial sites or underutilized residential sites, by 2026 and reach out to property owners of sites informing them of the City’s methods of promoting adaptive reuse in 2027.
4
Sonoma recognizes the changing housing needs of its population, including a growing number of non-family households, aging seniors in need of supportive services, and single-parent families in need of childcare and other services. To address such needs, the City can support the provision of non-traditional and innovative housing types to meet the unique needs of residents, such as co-housing, shared housing, and assisted living for seniors, among others. Cottage housing developments are groupings of small, attached or detached single family dwelling units, often oriented around a common open space (courtyard) area, and with a shared area for parking. Cottage housing is typically built as infill development in established residential zones and can provide increased density and a more affordable alternative to traditional single-family housing. Similarly, duplexes, triplexes, and fourplexes offer an alternative to traditional single family housing and expand housing choices. Rather than codifying all parameters of expanded alternatives to single family and multifamily development, a more flexible approach of design guidelines and design review may be appropriate.
Establish design and development standards and a streamlined review process that supports a greater variety of housing types, including duplex, triplex, and fourplex units and cottage/courtyard housing. Increase access to census tracts that have low racial or economic diversity and to census tracts in areas of higher opportunity by allowing a greater variety of housing types in order to promote greater racial and economic diversity Permit 40 units of duplex, triplex, and fourplex units and cottage/courtyard housing census tracts that have low racial or economic diversity and to census tracts in areas of higher opportunity
Amend the Development Code to include design and development standards and a streamlined review process for at least duplex, triplex, fourplex, and cottage/courtyard housing by 2026.
5
An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is a unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low and low-income households and can provide options for seniors, single persons, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes. ADUs offer an important opportunity to help Sonoma address its regional housing needs while maintaining the community’s smalltown character. The City will continue to apply Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single-family and multifamily uses.
Update the ADU/JADU requirements to comply with State law; pursue funding for ADU construction; provide financial assistance to build ADUs; provide technical resources; conduct outreach and education on ADUs; conduct a mid-cycle review of ADU assumptions; and achieve at least 64 ADUs
• Update the City’s current ADU/JADU requirements (SMC Section 19.50.090) to comply with State law by December 2023. • Pursue State funding available to assist lower- and moderate-income homeowners in the construction of ADUs. City of Sonoma, 2023-2031 Housing Element | HP-8 • Provide financial assistance to qualified property owners to build ADUs using State funds (such as CalHOME funds). • Provide technical resources online in 2024 to assist with ADU/JADU development, including an ADU factsheet with a summary of requirements for ADUs/JADUs and permit fees required for ADUs/JADUs, and information regarding CalHFA grants. • Conduct outreach and education on ADU options and requirements to homeowners and Homeowners’ Associations in 2025. • 32 permitted ADUs by January 31, 2027 and 32 additional permitted ADUs by January 31, 2031 • Conduct a mid-cycle review no later than January 31, 2027 of ADU assumptions included in the Housing Resources chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized.
6
As shown in Tables 26 and 27 of the Background Report, the City has an overall vacancy rate of approximately 11%. Of the vacant units, the majority are for seasonal, recreational, or occasional use (69%). These seasonal, recreational, or occasional use units do not provide permanent housing opportunities and reduce the availability of housing in Sonoma for permanent use. While new vacation rentals are prohibited in the residential, mixed use, and commercial zones, the City will further disincentivize second homes uses through economic tools that can be used to fund affordable and workforce housing.
Develop tools to disincentivize second homes and reduce the number of seasonal, recreational, or occasional use units by 5-10% during the planning period
• In 2024/2025, evaluate programs that disincentivize second units, such as the property tax used by the City of Oakland or a real-estate transfer tax • In 2026, pursue implementation of approaches to reduce second homes and capture a portion of the cost of second homes have on the need for permanent housing, including affordable and workforce.
7
Successful implementation of Sonoma’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, State, County, and private sources. The Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Sonoma. In addition to applying for those funds directly available to municipalities, the City plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro-forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of the project and application. Many “thirdparty” grants may also require some form of local financial commitment.
Actively pursue federal, State, County and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources. Funds will be used to support the City’s housing goals, policies, and programs including providing ADUs, alternative housing types, integration of housing into commercial areas, adaptive reuse of non-residential structures, rehabilitation and preservation of housing, including subsidized housing and mobile home parks, incentivizing affordable housing, infill housing, and furthering access to housing opportunities throughout Sonoma. In 2023, pursue a Prohousing Designation from HCD in order to reflect the City’s significant housing achievements and to increase the City’s competitiveness for State grant and loan program applications In 2024, request to join the Renewal Enterprise District (a Joint Powers Authority between the County of Sonoma and the City of Santa Rosa) to assist housing providers with access to opportunities to pool and leverage financing tools and funding sources Work with developers and housing providers to identify at least 2 affordable new development projects, including at least 42 extremely low, 41 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 (1 project identified by 2024 and 1 by 2026) Submit, or support developer submission of, at least 3 affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist the above-referenced projects as well as other opportunities identified during the planning period Work with non-profits and philanthropy groups to identify opportunities to purchase larger lots or to purchase contiguous smaller lots, with an emphasis on opportunities in the east side, that can be made available at low or now cost to non-profit developers to provide affordable, workforce, and special needs housing.
Ongoing review of potential funding sources and application submittals on or before July 1st of 2025, 2027, and 2029. . City of Sonoma, 2023-2031 Housing Element | HP-10
9
The Federal Housing Choice Voucher (HCV) Rental Assistance Program extends rental subsidies to extremely low and very lowincome households, including families, seniors, and persons with disabilities. The Housing Choice Voucher Program offers a voucher that pays the difference between the current fair market rent (FMR) and what a tenant can afford to pay (i.e., 30% of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low and very low-income households can afford to pay for housing, the Housing Choice Voucher Program plays a critical role in allowing such households to remain in the community, and is a key program to address the needs of extremely low and very low-income households.
• Cooperate with the Sonoma County Housing Authority to continue to make Housing Choice Vouchers available in Sonoma. • Make information regarding the HCV program available on the City website and in an annual direct mailing to all residents and property owners, identifying available housing resources. • Provide referrals to the Sonoma County Housing Authority to households seeking rental assistance. • To increase housing mobility and opportunities in the City’s highest resource areas, provide annual outreach to property owners citywide encouraging owners of rental property to register with the Sonoma County Housing Authority to increase housing stock accessible to very low and extremely low-income households. • Perform additional outreach, with a minimum of three (3) presentations per year, to Homeowners’ Associations and Neighborhood Associations in the areas with the highest opportunity scores in the City, to provide education about the benefits of the HCV program and to encourage increased landlord participation.
Ongoing implementation and annual reporting throughout the planning period. .
10
Since the City of Sonoma participates in the County’s Community Development Block Grant (CDBG) 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. During the 6th Cycle, the City will work to identify any areas of the City with concentrations of housing in need of repair, including dilapidated units, as well as individual multi-family developments that are in need of significant repair or rehabilitation and will coordinate connecting owners of such housing with federal, State, and regional resources for housing rehabilitation. Ensure that Code Enforcement staff providers information regarding available financial resources for housing rehabilitation, weatherization, and emergency repair to any owners of housing in need of repair.
Promote the availability of the Housing Rehabilitation Program on the City’s website, through social media, and by way of handouts available at the City Hall public counter and Sonoma Community Center as well as through the local real estate community. Continue to work with the SCCDC to ensure that funding remains available for City of Sonoma, 2023-2031 Housing Element | HP-12 housing rehabilitation activities. Seek to assist a total of 20 lower income households during the planning period. Identify concentrations of housing in need of repair and multifamily developments in need of significant repair and connect property owners with resources for rehabilitation.
Ongoing implementation and annual reporting throughout the planning period. Identification of multifamily developments in need of significant repair by December 2024 and coordinate with property owners in 2025.
11
Rental units, including mobile homes, represent important sources of housing affordable to lower income households, the workforce, and persons with fixed incomes. The City has enacted protections since 1993 to preserve the affordability of its mobile home parks – which are primarily occupied by senior citizens. Residents of mobile home parks receive rent stabilization and other protections under Chapter 9.92 of the Municipal Code. Tenants living in apartment projects and mobile home parks that are proposed for conversion to condominium ownership are subject to Sonoma’s condominium conversion regulations (Section 19.65.030 of the Development Code). To build upon these tenant and resident protections, the City will consider methods to protect tenants from excessive rent increases and unjust evictions.
Continue to enforce the mobile home park rent stabilization and conversion ordinances to preserve the affordability and long-term use of mobile home parks in Sonoma. Update the Chapter 9.92 of the Municipal Code by December 20234 to reflect the requirements of State law, including AB 2782 changes to Civil Code Section 798.17 (rental agreement requirements), Civil Code Section 798.56 (tenancy termination standards), and Government Code Sections 65863.7 and 66427.4 provisions regarding conversion or closure of a mobile home park. Continue to provide tenant protections through implementation of the City’s condominium conversion regulations. Utilize State provisions under SB 510 to ensure that mobile home park residents are afforded all protections specified by law pertaining to park conversions to resident ownership. Adoption of additional tenant protection requirements to reduce displacement
Ongoing implementation of Chapter 9.92 and Section 19.65.030 to address mobile home park conversions and condominium conversions, respectively Update Municipal Code by December 2024 to address above requirements In 2023/2024, review rent stabilization and just cause eviction policies including reasonable protections for small-time, good-behavior landlords In 2024, adopt tenant protection requirements
13
Sonoma’s Planning Department is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Planning Department will prepare the Annual Progress Report for review by the public, City decision-makers, and submittal to the Department of Housing and Community Development (HCD). Completion of the Annual Progress Report is required for the City to maintain access to State housing funds. The Annual Progress Report will document: • Sonoma’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market rate units to an appropriate affordability category; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; and • Implementation status of the Housing Element programs. As part of Housing Element implementation monitoring, the City will monitor individual projects and its inventory of sites suitable for residential development and ensure no net loss of housing sites pursuant to Government Code Section 65863.
Review the Housing Element annually and provide opportunities for public participation, in conjunction with the submission of the City’s Annual Progress Report to the State Department of Housing and Community Development by April 1st of each year. By 2025, develop a registry of rental units, accessory dwelling units, and SB 9 units to monitor the affordability of such units, to collect data to inform decisions, and to assist the City in monitoring the efficacy of its programs directed at tenant protections, promoting housing opportunities through ADUs and SB 9 units, and addressing the maintenance and preservation of housing.
Ongoing implementation and annual reporting throughout the planning period. Registry of rental units, ADUs, and SB 9 units by 2025. Ongoing monitoring of inventory of residential sites, with replacement sites identified within 6 months of any shortfall.
14
Sonoma uses design review to ensure development embodies excellence in architectural design and complements the scale, character, and rich history of the community. The Development Code establishes design guidelines for each of the City’s planning areas, addressing site plan elements, building types, and materials, and provides the foundation for all design reviews in Sonoma. The design guidelines work in concert with the Code’s development standards, although unlike development standards, which are mandatory, design guidelines are applied with flexibility to foster creativity and strict adherence is not required for project approval. Sonoma’s Design Review and Historic Preservation Commission (DRHPC) reviews all residential projects, except for single-family homes and duplexes located outside the Historic zone. Typically, only one to two meetings are necessary to receive approval.
Update the City’s Development Code and design guidelines to expand the City’s objective multifamily design standards to also address mixed use and multi-unit (two or more units on a single parcel) projects and to provide a streamlined ministerial review process consistent with relevant provisions of State law as discussed under Program 15. Continue to implement design review in accordance with State law, focusing on increasing housing opportunities in the City while ensuring maintenance of Sonoma’s architectural character and quality of the built environment as the City continues to grow.
Update the City’s zoning and design requirements to provide objective design and development standards consistent with State requirements, including SB 330 and SB 9, by December 2023; ongoing implementation.
15
Amendments to the Development Code are needed to address various recent changes to State law and create consistency with the Housing Element. The amendments shall address the following: A. Low Barrier Navigation Centers: The Development Code will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses. B. Transitional and Supportive Housing: The Development Code will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656. C. Residential Care Facilities: The Development Code will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Development Code (1) 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, and (2) 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. City of Sonoma, 2023-2031 Housing Element | HP-16 D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Development Code will be updated to ensure that eligible multifamily, mixed use, and multi- unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including AB 2011, SB 330, SB 35, and SB 9, as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65912.100 through 65912.131, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” The City will also prepare application materials and written procedures for projects processed under State requirements for ministerial or streamlined projects, including SB 330, SB 35, AB 2011, and SB 9. E. Employee Housing and Agricultural Employee Housing: The Development Code will be amended to 1) define “employee housing” and to clarify that employee housing serving six or fewer employees shall be deemed a single-family structure and shall be subject to the same standards for a single-family residence in the same zone in accordance with the requirements of Health and Safety Code (HSC) Section 17021.5, and 2) to permit agricultural (farmworker) employee housing in accordance with HSC Sections 17021.6 through 17021.8. F. Single-Room Occupancy (SRO): The Development Code will be updated to define single-room occupancy units and to establish objective standards for SROs. G. Emergency Shelters: The Development Code will be updated to allow emergency shelters with up to 30 beds as a permitted (ministerial, by-right) use in the P zone and to require sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139. H. Design Standards: The City will review and modify the Design Review criteria to address potentially subjective terminology in order to provide objectivity in the design review process. I. Affordability in Perpetuity: The City will review its conversion provisions for market-rate to affordable housing and for non-residential uses to affordable housing to ensure that affordable units that are required by the City are provided in perpetuity. Use Permits: The Development Code will be updated to revise the findings for use permits, including the language at Section 19.54.080.G.1.c. “the project responds appropriately to the context of adjacent development, as well as existing site conditions and environmental features,” to ensure that subjective language for the findings associated with residential uses, including mixed use, commercial, and other projects with a residential component, is either defined or replaced with objective language and that the findings do not constrain accommodating a variety of housing types or otherwise constrain residential development. K. Building Heights and Setbacks: The Development Code will be updated to allow a maximum building height of 36 feet (3 stories) for projects that: 1) exceed the maximum permitted density and include at least 20% of units for special needs households or affordable to lower income households, or 2) demonstrate that a 36-foot height is necessary to accommodate features unique to the site, such as protection of on-site riparian features, historic structures, or open space. As part of this effort the City will review the feasibility of increasing heights to 4 stories and reducing setbacks along Highway 12. L. Chapter 19.42: The City will review its guidelines and requirements related to historic preservation and infill development in the historic zone to clarify in regards to residential development whether the guidelines are a requirement or are optional for a project to implement and, if the guidelines are required, to ensure that subjective language is removed or clarified and to ensure that projects can be implemented consistently in a predictable manner.
Ensure that the City’s Development Code is consistent with State law and update the Development Code as needed to comply with future changes. Review development standards in all residential districts every three years to identify if standards have constrained potential development and revise standards when necessary to remove constraints to multifamily residential developments, including mixed use development.
Identified Development Code Amendments adopted by December 2023. Periodic review of development standards every three years.
16
The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while Program 15 addresses specific constraints identified in this Housing Element, the City will continue to, at least annually, monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing. Recent laws that may require Municipal Code revisions to implement include Assembly Bill (AB) 2011 and Senate Bill (SB) 6. AB 2011 creates a CEQA-exempt, ministerial approval process for eligible housing developments, including 100% affordable projects and mixed-income projects located on “commercial corridors”, on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 and the Housing Accountability Act approval processes.
Monitor federal and state legislation as well as City development processes and zoning regulations to identify and remove constraints to housing.
By December 2023, update the Municipal Code and the City’s project application documents to incorporate the requirements of AB 2011 and SB 6. City of Sonoma, 2023-2031 Housing Element | HP-18 Annual monitoring of relevant legislation and ongoing implementation to address any revisions needed to the Municipal Code or other City standards based on annual monitoring of relevant legislation.
17
Sonoma’s Growth Management Ordinance (GMO) was adopted by City Council in 1980 to manage increases in service and infrastructure demand from development consistent with available water supplies and sewer treatment capacities. The GMO currently limits development within the City to an average of 65 units per year, a level determined after extensive study of infrastructure capacities. City staff is not implementing the GMO due to the potential for it to conflict with the California’s Housing Crisis Act (SB 330). Furthermore, should the GMO begin to be implemented, the 65-unit per year GMO limit is sufficient to accommodate Sonoma’s regional housing needs, defined as 311 units for the 2023-2031 planning period, or an average of 39 units per year. 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: • Small projects, although the number of small projects approved in any one development year are deducted from the 65- unit allocation of the following year; • Condominium conversions where no additional dwelling units are created; • Accessory dwelling units and junior accessory dwelling units; • Density bonus units; • Inclusionary units provided at the low-income level (except within projects located in the Sonoma residential zone) or at the very low-income level; • Inclusionary units provided in numbers in excess of the normal requirement; and • As determined by the City Council on a case-by-case basis, applications in which at least 60 percent of the proposed units qualify as affordable housing, and which involve City participation in planning, financing, or development. The GMO is adopted by ordinance and thus the City Council is not subject to the limitations of a voter approved initiative in making appropriate changes to the ordinance.
Should the GMO be reinstated or reactivated, the City will: • Review the GMO to ensure that it does not conflict with SB 330 or other provisions of State law, and • Aannually review the Growth Management Ordinance in conjunction with the monitoring of affordable housing produced (refer to Program 13), and modify as necessary to ensure adequate incentives are provided for the development of affordable housing and fulfillment of regional housing needs in the current and future housing element cycles. Any modifications shall occur within one1 year of identification of constraints associated with accommodating the 6th Cycle RHNA under the GMO. • Continue to track and reallocate unused and forfeited allocations.
Ongoing implementation.
18
Residential parking requirements play a significant role in project design and achievable densities, and can greatly impact the cost of development. Sonoma offers reductions in its residential parking standards as a means of facilitating the development of affordable and special needs housing, as well as mixed-use, live-work, and pedestrian-oriented housing. The City has established reduced parking standards for senior housing and live-work developments, and allows reduced parking for mixed-use developments based on a determination by the Planning Commission. Parking reductions are also offered as an incentive for developments to provide increased pedestrian-oriented open space. Furthermore, the Planning Commission is permitted to grant exceptions to parking standards of up to 30 percent in response to environmental features and site conditions, to historic development patterns, and to promote creativity in site planning and development. Affordable housing projects are eligible for reduced parking under the City’s density bonus ordinance.
Continue to provide options for reduced parking as an incentive for development of affordable, special needs, mixed-use, live-work, and pedestrian-oriented housing.
Ongoing implementation.
19
Pursuant to current State density bonus law (Government Code § 65915), applicants of residential projects of five or more units may apply for a density bonus and additional incentives if the project provides for one of the following: • Ten percent of the total units of a housing development for rental or sale to lower income households; or • Five percent of the total units of a housing development for rental or sale to very low income households; or • A senior citizen housing development or a mobile home park that limits residency based on age requirements for housing for older persons; or • Ten percent of the total dwelling units of a housing development are sold to persons and families of moderate income.; or • Ten percent of the total units of a housing development for transitional foster youth, disabled veterans, or homeless persons; or • Twenty percent of the total units for lower income students in a student housing development. The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage, but generally ranges from 20-50 percent above the specified General Plan density. In addition to the density bonus, eligible projects may receive 1-4 additional development incentives, depending on the proportion of affordable units and level of income targeting. The following development incentives may be requested: • Reduced site development standards or design requirements. • Approval of mixed-use zoning in conjunction with the housing project. • Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions. City of Sonoma, 2023-2031 Housing Element | HP-20 Applicants are also eligible to utilize the State’s alternative parking ratio (inclusive of handicapped and guest spaces) of one space for 0-1 bedroom units, 2 spaces for 2-3 bedroom units, and 2.5 spaces for 4+ bedrooms. Under AB 2011, State law provides for increased densities for eligible projects on sites where office, retail, or parking are a principally permitted use. AB 2011 increases the viability of sites in the City to accommodate lower income housing, due to the increased densities and ministerial approval process established by Government Code Sections 65912.100 through 65912.131. Sonoma has approved density bonuses for several affordable housing projects in the past, including Firehouse Village and Maysonnave Apartments. The City will review and update its Development Code to reflect current State density bonus provisions. In addition to the density bonus and incentives for qualified projects, the City can encourage affordable and special needs housing, including housing for seniors, persons with a disability, large families, farmworkers, single female heads of household, by offering incentives for special needs housing that is affordable to very low, low, and/or moderate income households but does not qualify for a density bonus. This approach can also be used to incentivize housing that improves Sonoma’s opportunity scores. Recognizing that most of the City has low or moderate opportunity scores, affordable and workforce projects that improve educational, economic, and environmental conditions shall be prioritized and incentivized. Incentives for such projects shall include priority for commitment of the City’s financial resources for affordable housing, streamlined processing, and a density bonus or incentives for projects that are not otherwise eligible for a density bonus or incentives under State density bonus law.
Continue to implement and grant density bonuses for projects meeting density bonus criteria, consistent with State law. Update Chapter 19.44 to reflect the density bonus provisions of State law and to allow up to two additional incentives for special needs housing that is affordable to very low, low, and/or moderate income households in perpetuity and to establish density bonuses and incentives for housing projects that improve economic, educational, and environmental opportunities. Promote the use of density bonus incentives and provide technical assistance to developers in utilizing the density bonus to maximize feasibility and meet local housing needs. Consider applying an Affordable Housing Overlay (AHO) to sites, including but not limited to Sites 1 and 28, identified for very low and low income development in the Background Report. The AHO would allow development of the sites at 25 units per acre for projects that provide a minimum of 40% of units affordable to very low and low income households. This shall include consideration of whether the City has received development applications for projects that would assist in meeting the RHNA and whether an AHO is necessary to further incentivize development of sites to meet the 6th Cycle RHNA. Apply an AB 2011 overlay to identify sites eligible for increased density under Government Code Sections 65912.100 through 65912.131
Update Chapter 19.44 by December 2023. Apply AB 2011 overlay by December 2023. By June December 20245, hold a workshop with the Planning Commission and/or City Council to discuss applying an Affordable Housing Overlay to the City’s sites that accommodate the very low and low income RHNA. If the AHO is warranted, implement by December 2025February 2026.
20
The City of Sonoma will rezone to allow developments by right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower income households on sites identified in Appendix A to accommodate the lower income RHNA that were previously identified in past housing elements. Specifically, the City will rezone Site 11 (APN 127-221- 033), Site 28 (APN 018-241-054), and Site 70 (APNs 128-321-032 and 128-321-034). Site A (APNs 127-202-006 and 127-202- 007) and Site H (APNs 018-131-012, 018-131-013, and 018-131-018) are not required to be rezoned as they are included in pending projects.
Create opportunity for at least 30 units of rental housing for lower income households.
Site rezoned by October 2023.
21
Fair Housing Advocates of Northern California (FHANC) is the designated provider of fair housing and tenant-landlord information throughout the County. FHANC provides fair housing investigation and coordinates referral services to assist individuals who may have been the victims of discrimination. They maintain a fair housing hotline and provide bilingual in-person counseling. Fair housing education and outreach includes publication and distribution of A Handbook for Landlords & Tenants, and presentations to community groups and housing providers on fair housing issues.
Continue to provide comprehensive fair housing services, including promoting fair housing practices, review and enforcement assistance with fair housing complaints, and education to housing providers, through FHANC. As a means of furthering fair housing education and outreach in the community, the City will advertise the fair housing program through placement of fair housing services brochures at the public counter, the Sonoma Community Center, and on the City’s website. City of Sonoma, 2023-2031 Housing Element | HP-22
Ongoing implementation of fair housing services through FHANC, including semiannual outreach events to the community to promote fair housing practices. Increase access to fair housing information on the City’s website and at locations in throughout the City by December 2023
22
Facilitate equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing and address impediments identified in the AFFH analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and implementing actions. The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report. The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows: • High Priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control; • Medium Priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation; • Low Priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice. As shown in Table 1, the City intends to complete the necessary actions to meet the State AFFH requirements. These actions are integrated into the Housing Plan for the overall 6th Cycle Housing Element with the specialized timeframes for expedited implementation. The rationale for identifying these actions is to ensure they are implemented in a timely manner to better serve the Sonoma community. These actions are intended to alleviate the main issues identified in the Assessment of Fair Housing and the City intends to implement these and all the programs outlined in this Housing Plan during the 2023-2031 planning period. In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the Annual Progress Report (APR) to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.
Implement measures to affirmatively further fair housing.
Ongoing implementation for the 2023-2031 planning period, and as further outlined in Table 1.
23
The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities, including developmental 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 of all ages 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 a person with arthritis. • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly. Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: (1) providing a 32-inch clear opening in all interior and bathroom doorways; and (2) providing at least one accessible means of ingress and egress for each unit. Sonoma’s Building Department has prepared a series of handouts on accessibility and visitability principles. Ensuring that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.
Continue to provide information on universal design and visitability principles to residential development applicants. By December 2024, update the Municipal Code to include visitability requirements for new residential construction (single family and multifamily) and multifamily remodels By December 2025, update the Circulation Element of the General Plan to ensure that the City’s circulation system, including sidewalks, bicycle lanes, and transit stops, are designed to promote accessibility for all persons, including persons with a disability
Ongoing implementation.
Displaying 1 - 20 of 33
Let us know if we got something wrong.
Contact Us

Take action and get involved

Right now, we have a once-in-a-decade chance to address current housing problems, invest in our communities, and create better housing options for all. Sign up with your email to stay connected!