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Sonoma council introduces zoning changes to implement state housing rules, including by-right affordable option on three sites
Summary
The City Council introduced and approved ordinance amendments implementing Housing Element programs 15 and 20, aligning local code with state requirements for navigation centers, supportive housing, employee housing, SROs and by-right affordable housing on three previously identified sites; councilors pressed staff on CEQA, emergency-shelter requirements and compliance deadlines.
The Sonoma City Council on Dec. 17 moved to amend the municipal code to implement two housing-element programs required by state law, introducing ordinances that would revise zoning rules for specialized housing types and allow ministerial (by-right) approvals for qualifying affordable developments on three previously identified sites.
Community Development Director Jennifer Gates told the council the ordinances (Program 15 and Program 20) update local definitions and land-use tables so low-barrier navigation centers, supportive and transitional housing, residential care facilities, employee housing, single-room occupancy (SRO) units and emergency shelters are treated consistently with California law. For Program 20, staff identified three prior RHNA sites — Site 11 (590 West Napa St.), Site 28 (477 West Napa St., adjacent to Safeway) and Site 70 (45 & 69 Napa Road) — where a project that provides 20% or more affordable units would receive ministerial approval rather than discretionary review.
Why it matters: The changes respond directly to state housing law and an HCD reminder that the city needs these implementing ordinances. If Sonoma fails to adopt required implementing measures, HCD can find the housing element noncompliant and the state’s “builder’s remedy” could shift permitting authority away from the city for housing projects on noncompliant sites.
Council members pressed staff on several points during the public hearing and follow-up questions. Vice Mayor Wallander asked whether Program 20 carries CEQA exemptions and whether the by-right path effectively removes CEQA review; Gates answered that the program’s by-right option is a statutory provision tied to the state housing element framework and is meant to encourage housing production on the specified sites. Councilmembers asked whether emergency-shelter requirements compel the city to build a shelter; staff clarified the ordinance must identify at least one zone allowing emergency shelters by right but does not itself require construction of a shelter. On inclusionary policy, Gates said the city’s existing inclusionary ordinance (currently at 25%) remains a separate requirement: a developer who also complies with any local inclusionary obligation could still be eligible for the ministerial pathway if the project meets the 20% affordability threshold.
The council introduced both ordinances by roll call vote; all members voted in favor. Staff said references to state code sections, operational standards and definitions in the draft will be finalized and that the city will report back in March with the annual housing-element progress report.
Next steps: Staff will finalize ordinance language and return with required administrative steps; the council will receive the housing element annual progress report in March 2026 documenting implementation activity and permit counts.
