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Board advances multiple housing measures: ADU compliance, objective design standards and TEFRA bond for Windsor housing
Summary
The board adopted ADU ordinance updates to align with state ADU law, approved an initial set of objective design standards for multiunit housing, and authorized TEFRA bond approval for a 62‑unit Windsor project that will include deed‑restricted affordable units.
Sonoma County supervisors on Dec. 9 approved several housing‑related measures intended to align the county with state housing law and move local housing projects forward.
ADU ordinance: Permit Sonoma presented a code update to bring county accessory dwelling unit (ADU) and junior ADU rules into compliance with the California Department of Housing and Community Development (HCD) findings and recent state law changes (including AB1154, effective 2026). Staff said the update removes or adjusts provisions that conflicted with state law (front setbacks, parking restrictions, groundwater net‑zero limitations, and references to a Z‑overlay) and clarified that unpermitted ADUs created before 2020 may be permitted provided they are not substandard. The board adopted the ordinance by voice vote; staff noted AB1033 (condominiumization of ADUs) as an item to monitor and potentially pursue in future code work.
Objective design standards: The board also adopted an initial set of objective design standards (ODS) for housing projects to comply with Program 12b of the county housing element and state requirements favoring objective over subjective standards. The package covers structure form, site design and exterior lighting, includes an off‑ramp that allows projects to pursue discretionary design review where necessary, and retains existing objective standards for special districts and plans. The planning commission had recommended a few refinements; staff incorporated flexibility on parking area markings and retained open‑space minimums; the board adopted the standards and found the ordinance categorically exempt under CEQA common‑sense exemptions.
TEFRA bond hearing and Windsor project: Under item 62 the board held the TEFRA public hearing and adopted a resolution to satisfy TEFRA requirements for tax‑exempt bond financing by the California Municipal Finance Authority (CMFA) for Gallagher Community Housing’s Elo and Oak Apartments, a 62‑unit development at Golf Course Drive and Shiloh Road in Windsor. Gallagher said 20% of units will be deed‑restricted at 50% AMI; the proceeds will be repaid by the borrower and are not obligations of the county.
What happens next: Staff will implement ADU code changes immediately; the ODS will apply to new housing projects moving forward with the option for discretionary review when a project cannot meet objective standards. The TEFRA approval allows the borrower to proceed with tax‑exempt bond financing; construction activity on the Windsor project is already underway per the applicant.
