Sonoma

Green Building Program

Promote sustainable and green building design in development.

Beginning January 1, 2017, the 2016 California Green Building Standards Code (CALGreen) becomes effective for new buildings and certain addition or alteration projects throughout California. The City of Sonoma has adopted and amended CALGreen to require CALGreen+Tier 1 level of compliance for all new buildings (except Tier 1 Energy Efficiency measures need not be met). The City of Sonoma requires that project applicants hire a third-party green building special inspector to verify compliance with CALGreen requirements as amended by the City of Sonoma.

Fair Housing Program

Refer fair housing complaints to Fair Housing of Sonoma County. Disseminate fair housing information.

Housing complaints are received by the City's Code Enforcement Division and are referred to the Fair Housing of Sonoma County as they are received.

Energy Conservation Initiatives

Promote the installation of solar systems and water efficient technologies.

In addition to implementing CALGreen, the City supports expedited Solar Permitting for One & Two-Family Dwellings. The City’s Expedited Solar Permitting Process for One- & Two-Family Dwellings provides an expedited and streamlined permitting process for qualifying small rooftop solar systems for one-and two-family dwellings that are no larger than 10 kilowatts AC nameplate rating or 30 kilowatts thermal. The City also offers expedited permitting for electric vehicle charging stations.

Mobile Home Park Senior-Only Occupancy Restrictions

Evaluate regulatory mechanisms, such as a senior-only zoning overlay, for mobile home parks to maintain to senior-only occupancy restrictions.

The City attorney is the primary point of contact for this initiative and is in the progress of research options for this program.

Adaptive Reuse

Evaluate elimination of vacation rentals.

Ordinance was adopted in 2017 to prohibit short term vacation rentals in the city limits (Ordinance 11-2017 adopted on December 4, 2017). In 2022, the City adopted an Urgency Ordinance and regular ordinance prohibiting time-shares and fractional ownership uses.

Mobile Home Park Rent Stabilization and Conversion Ordinance

Enforce mobile home park rent stabilization and conversion ordinances. Evaluate strengthening the City's existing ordinance.

On April 18, 2016 the City Council adopted Ordinance No. 02-2016, amending Chapter 9.80 of the City of Sonoma Municipal Code regarding the protection of rents for spaces in mobilehome parks. The new ordinance updated some of the 1992 regulations, adds additional clarification and eliminated the Mobilehome Park Rent Review Board. Applications for rent increases are now submitted to the City Manager. Appeals of City Manager decisions are heard by a hearing officer selected through the California Office of Administrative Hearings (OAH).

Affordable Housing Monitoring/ Annual Report

Review the Housing Element on an annual basis, provide opportunities for public participation, and submit annual report to the State.

The City engaged Rise Housing to manage and implement the City's affordablehousing program and conduct a full audit of the City's units, which was initiated in 2022. The City also collaborated with Sonoma County on a consolidated affordable housing tracking and compliance system.

Design Guidelines and Design Review

Continue to implement Sonoma’s design review process.

In 2021 the City Council initiated a process of evaluating the Design Review process with the intent of streamlining the housing development process.City Council had a joint meeting with the Design Review and Historic Preservation Commission to discuss roles and responsibilities and opportunities for streamlining. The Planning Commission reviewed a draft ordinance in 2022 and the city anticipates the amendment being completed in 2023.

Parking Incentives and Modified Standards

Provide parking reductions on affordable projects, and other projects which meet community goals. Re-evaluate multi-family parking standards and modify as appropriate.

In conjunction with the update of the Housing and Circulation Elements of the General Plan, which occurred over 2015/2016, the City commissioned a downtown parking study. In 2021 the City initiated zoning code changes to the parking and loading standards. The first round of amendments were reviewed by the Planning Commission in 2022 and were adopted in 2023. The City also initiated a Downtown Parking Managmeent Plan.

Land Assembly and Write-Down

Coordinate with County Housing Authority in issuance of RFP for the Broadway site; develop with minimum 39 low income rental units.

The project site at 20269 Broadway was identified in the Housing Element as an important opportunity site. With prior redevelopment funding, the City acquired the property for the affordable housing project that became Altamira. Property was transferred to the Sonoma County Community Development Commission as part of the transition of shifting the Housing Successor Agency role to the County after the dissolution of redevelopment. City also secured $1.45 million from 2011 redevelopment bond sale to invest in the project and support affordable housing. In addition, the City gave a $100,000 loan for seed money to assist with up front costs for the entitlement process. Launching a three part series of City workshops to learn, discuss and develop a community dialogue and direction on housing issues, priorities and practical solutions. A Use Permit was issued for the project on 1/29/18 for 48 units of housing (including 47 affordable units and one manager's unit) and building permits submitted on January 17, 2019 and building permits for 4 units were issued on 12/2/19. In 2021, all 48 units recieved final building permits and the complex is fully operating.

Housing Rehabilitation Program

Advertise availability of program on website and via handouts. Seek to assist 30 lower income households.

This program halted with loss of redevelopment funding for housing.

Partnerships with Affordable Housing Developers

Partner with non-profits by providing incentives. Work with County on farmworker housing needs.

The City engages in ongoing coordination with the Sonoma County Community Development Commission including on specific projects such as 20269 Broadway and others. In 2022 the City collaborated with the Housing Land Trust of Sonoma County, a local non-profit dedicated to providing local affordable housing opportunities and engaged Rise Housing to help manage the City's affordable housing program.

Affordable Housing Funding Sources

Actively pursue variety of funding sources for affordable housing. Support developers in securing outside funding.

Planning staff regularly coordinates with the Sonoma County Community Development Commission to support funding efforts for projects, including review and completion of Local Agency Review Forms. The City Council adopted the Housing Trust fund on May 20, 2019 by Resolution 18-2019 and continued adding to this fund in 2021.

Affordable Housing Density Bonus

Implement City's density bonus provisions, advertise on website, and promote in discussions with developers.

A density bonus provision added to Sonoma Municipal Code on April 2, 2003 and is implemented through Chapter 19.44 - Affordable Housing and Density Bonuses. Implemented on a project by project basis. This section was reviewed in 2021 and no changes were required.

Inclusionary Housing Ordinance

Re-evaluate City's inclusionary program, and amend to strengthen and improve effectiveness.

Inclusionary Housing is regulated by Chapter 19.44 - Affordable Housing and Density Bonuses (Ord. 02-2014). The ordinance was amended in May 2021 and the inclusionary requirement was increased to 25 percent, includes requirements for extremely low and low income units in addition to low and moderate. The amendment also increases the term from 55 years to in perpetuity.

Growth Management Ordinance- Exception for Affordable Housing

Annually review effects of GMO on production of affordable housing and modify as necessary to provide adequate incentives consistent with Sonoma’s current and future regional housing needs.

The Planning Department and City manager prepare an annual GMO report in August of each year, when the allocations are dispersed by City Council.

Reasonable Accommodation Procedures

Implement City's reasonable accommodation procedures.

19.54.100, Request for reasonable accommodation of the Sonoma Municipal Code allows the City to grant reasonable modifications to the requirements of the Zoning Code to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The ordinance establishes a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes and land use. The City imposes no fees for a reasonable accommodation application and applications are reviewed annual as they are submitted.

Second Dwelling Units

Make information available to the public via the City website and at City Hall. Evaluate prohibiting use of second units as vacation rentals.

In March 2017, the City hired the consultant team of Keyser-Marston and Karen Warner Associates to prepare the 2018 Draft Residential Nexus Study and the 2018 Draft Non-Residential Nexus Study, providing a legal basis and options for establishing fees to mitigate the impacts of new development on the need for affordable housing. The draft report was presented to the City Council for review, discussion, and direction at the City Council Meeting Monday, March, 19 2018. Based on the direction received, a final report will be prepared, reflecting the City Council's determinations. In 2020, City Council adopted impact fees for commecial development and in 2021 staff worked on impact fees for residential development. Staff anticipates completing this effort in 2022.A32:D37

Section 8 Rental Assistance

Encourage landlords to register units with Housing Authority; prepare handout for rental property owners.

Sonoma County Housing Authority is responsible for implementing the Section 8 Housing Choice Voucher Program, along with several other programs to assist members of the community with special needs. Part of the county run program entails encouraging landlords to participate in the program by providing information on available subsidies.

Condominium Conversion Ordinance

Implement condominium and mobile home park conversion regulations.

The City attorney is the primary point of contact for this initiative and is in the progress of research options for this program.