Frequently Asked Questions (FAQs) Zoning

You can look up the zoning for a parcel, and find links to the County's Zoning Code and an explanation of the Code on our website. The Zoning Code contains a list of uses allowed in each zoning district, development standards such as setbacks, and information on permits required. Our GIS Mapping Services provide further information including special zoning considerations such as Scenic Resources, Riparian Corridors, and other overlays. Please see our website for application requirements. Note that “CC” zoning indicates a parcel is located in the Coastal Zone; development in these properties will require Coastal Permits which may have additional restrictions to comply with the Coastal Zoning Ordinance.

Permit Sonoma maintains current parcel-specific zoning for properties within Sonoma County jurisdiction. (For properties within incorporated city boundaries, contact your city government.)

Find Out Online

You can search for your property's zoning information by visiting our Zoning & Parcel Report page. (Search by Assessor Parcel Number (APN) or by street address.)

Information explaining the regulations that pertain to each zoning district are also available on our Zoning Codes page.

Find Out by Email or Phone

Contact Permit Sonoma by email or phone. Please provide the parcel number or the street address and the owner's name.

• Email: Planner@sonoma-county.org
• Phone: (707) 565-1900, option 5 during Planning phone hours and ask to speak with the "Planner Phone"

Zone changes are possible, however they require approval by the Board of Supervisors, and may require an amendment to the General Plan of Sonoma County, and will have the opportunity for public comment. We would advise that you work with a surveyor or other professional to explore feasibility. Please see our Zone and Land Use Changes page for more information on submittal requirements and instructions.

Sonoma County is separated between the unincorporated areas which fall under the jurisdiction of the County and the cities of Cloverdale, Cotati, Healdsburg, Petaluma, Rohnert Park, Santa Rosa, Sebastopol, Sonoma, and Windsor. You can determine the jurisdiction of your parcel by using our interactive GIS map, which grays out the areas within the county that are under the jurisdiction of the cities. By inputting the address of the parcel you should be able to quickly visualize where these jurisdictions are. If your parcel is in one of the cities we advise that you reach out to the respective cities for more information on the property.

Find Out Online

You can find out your property's jurisdiction by searching for the property's Zoning & Parcel Report. (Search by Assessor Parcel Number (APN) or by street address.)

Find Out by Looking at Your Property Tax Bill

You can find out your property's jurisdiction by looking for the Tax Rate Area (TRA) number on your tax bill as shown below. If the TRA number begins with two zeroes, the property is located within a City. If the TRA number is 010-000 or greater, the property is within County jurisdiction.

Below are two ways to find your property's APN:

1. Search online for Property Tax Record Information
2. On your annual property tax bill as shown below:

What you can build varies between different zoning districts. Land use designations are established by the General Plan and further modified by the zoning ordinance. You can look up the zoning of a parcel, and find code links at our Zoning Search page.

Note that “CC” zoning indicates a parcel is located in the Coastal Zone; development in these properties will require Coastal Permits which may have additional restrictions to comply with the Coastal Zoning Ordinance.

Some uses will require Zoning or Use Permits. These are further explained in the zoning ordinance and on our Planning homepage. If a given use is not listed on the “Allowed Land Uses” tables for your zoning, then it is generally not considered an allowed use. When looking at the zoning ordinance and “Allowed Land Uses” tables, pay special attention to the links on the right-hand side of the table for definitions and development standards for each use that may help inform decisions for what you would like to achieve with a property.

Every situation is different, so you should begin by consulting Permit Sonoma, Planning staff. You may request a formal determination from Permit Sonoma on this question. To do so, you should detail the proposed request in writing and submit it to the Project Review section of Permit Sonoma. A fee may be charged for this review.

Zoning site considerations such as setbacks, building height, or maximum lot coverage are considered “Development Standards” and are established by the zoning ordinance provided for your parcel. You can look up the zoning of a parcel, including Development Standards, on our website, where you’ll find an explanation of the zoning code and links to the code that includes the Development Standards. Your property might be affected by some of the following common special zoning considerations that can define where you can build:

• Properties in the Coastal "CC" Zone will have to acquire Coastal Permits that may have additional restrictions to comply with the Coastal Zoning Ordinance. 
• Additional building setbacks may be required by the building code or in areas with a high risk of fire danger, Biotic Habitat, Scenic Resources (SR), or Riparian Corridor (RC) zoning overlays.
• You can roughly visualize where certain zoning or special setbacks apply, such as Scenic Resources (SR) or Riparian Corridors (RC), by using our interactive GIS Map Viewer. Note some overlays are only estimates, and for considerations such as Riparian Corridors (RC) a surveyor or engineer will need to accurately determine these setbacks and demonstrate them on any plans for development of a site.

Check with the Fire Prevention Division or the Building Division or consult a licensed professional for more information.

For further Zoning and Planning questions or clarifications, please visit a planner in person at our customer service center at 2550 Ventura Avenue, Santa Rosa, CA 95403. Permit Sonoma’s public lobby is open Monday, Tuesday, Thursday, Friday from 8:00 AM to 4:00 PM, and  Wednesday from 10:30 AM to 4:00 PM.

You can also reach out to a planner at: Planner@sonoma-county.org

Building setback requirements vary depending on the zoning of your property. Call the Planner Phone at (707) 565-1900, option 5 during planning phone hours to verify zoning for a specific parcel. If the parcel is 1 acre or larger, Fire Safe Standards require a setback of 30 feet from all property lines, unless reduced by the Fire Marshal. Greater building setbacks or building envelopes may apply if required as part of a subdivision approval when the lot was created. This information is available at the Permit Sonoma office.

In certain zoning districts, front yard setbacks may be reduced according to the provisions in the Zoning Ordinance. The zoning code has street setbacks and street side setbacks for cases like corner lots where the property is bounded by streets on multiple sides.

A property owner may apply for a zoning permit to allow a front-yard setback reduction based on the average depth of setbacks of nearby properties. See Sec.26-88-040(g) in the Zoning Code:

Many zoning districts allow front yard setback reductions if other nearby houses are close to the street. This is called "yard averaging." The reduction would be documented with a zoning permit. The application must include a neighborhood map showing the average setback depth for each of the lots on the block and propose a reduced setback, of no less than the average of the nearby properties. Such reductions shall not result in a front yard of less than ten feet (10') for any garage or carport opening.

In rural areas, setbacks may be reduced if unusual circumstances exist and neighbors support the proposed yard reduction and in such cases, a zoning permit is required. In some zoning districts, a Use Permit or Variance with a public hearing is required. Any proposed reduction in zoning setbacks should be discussed thoroughly with Permit Sonoma staff before plans are prepared.

Permit Sonoma issues land use and construction permits for properties within unincorporated Sonoma County. A proposed land use or construction project may require one or multiple of the following types of permits:

• Land Use Permits: These are permits required by Permit Sonoma’s Planning Division to ensure compliance with the Sonoma County Zoning Code, General Plan, and other comprehensive plans. These permits are also necessary to evaluate the environmental impacts of private development proposals and public projects.
• Construction Permits: Building permits, grading permits, and septic and well permits are a few examples of construction permits that may be required for land disturbance or the construction of new buildings or structures. Construction permits are typically obtained once applicable land use permits have been approved.

Other Permits, Licenses, or Clearances: Some land uses, like tobacco retailers, cottage food operations, or food facilities, require approvals from other County or State departments or agencies, such as Sonoma County Environmental Health and Safety. Receiving an approval from Permit Sonoma, or from other County or State departments or agencies, does not indicate authorization by all responsible permitting entities. Property owners and project agents are responsible for obtaining all permits, licenses, or clearances required for a particular land use or construction project.

A parcel’s buildability depends upon constraints including parcel size and shape, slope, proximity to floodplain, soil suitability for foundations and septic systems, and water availability. Any structures will have to meet zoning ordinance setbacks from property lines, building code requirements for foundation and building design, health codes for water supply and sewage disposal, and fire codes.

Utilizing our GIS Zoning Maps and Parcel Search can help you evaluate what you can legally build on a property, but ultimately, it is up to the property owner or prospective buyer to determine if the constraints and opportunities associated with a site are acceptable, and whether the cost of development is feasible for the individual’s situation. It is recommended that you consult with a licensed professional to evaluate the site prior to purchase.

Many factors affect subdivision potential. Property owners should discuss their proposal with Permit Sonoma staff at the Planning Cubicle before proceeding with any subdivision plans. Subdivisions are regulated by state law as well as County regulations.

If your property is eligible for a subdivision, you must submit a complete application including a “tentative” subdivision map prepared by a licensed surveyor or engineer, and pay the necessary processing fees. Proposed subdivisions must meet the following conditions:

• Subdivisions must be consistent with the County’s General Plan, Zoning Code, and with the state Subdivision Map Act.
• Adequate sewage disposal and water supply must be demonstrated.
• Subdivisions are subject to environmental review under the California Environmental Quality Act (CEQA).
• A public hearing is held before:
  • Project Review Advisory Committee for minor subdivisions consisting of 4 or fewer lots
  • Planning Commission major subdivisions of 5 or more lots

Property owners within 300 feet of the property to be subdivided are notified and have an opportunity to speak at the public hearing.

These are considered accessory structures. Accessory structures may be attached or detached depending on the occupancy and intended use. Any accessory structure must meet the development standards such as setbacks, lot coverage, and maximum height set by the parcel’s zoning. In addition they must meet the standards in our Detached Residential Accessory Structures policy. Please note that the “Second Unit” information pertains to Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) rules in that policy are outdated, and you should refer to our ADU website for those standards.

For accessory structures with residential occupancy such as a guest house, pool house, accessory dwelling unit (ADU), etc. only one of each type of accessory structure is allowed. For all others, the number is limited by the parcel’s applicable development standards such as maximum lot coverage. 

For further Zoning and Planning questions or clarifications, please visit a planner in person at our customer service center at 2550 Ventura Avenue, Santa Rosa, CA 95403. Permit Sonoma’s public lobby is open Monday, Tuesday, Thursday, Friday from 8:00 AM to 4:00 PM, and  Wednesday from 10:30 AM to 4:00 PM.

You can also reach out to a planner at: Planner@sonoma-county.org

For further Zoning and Planning questions or clarifications, please feel free to visit a planner in person at our customer service Permit Center at 2550 Ventura Avenue, Santa Rosa, CA 95403. Permit Sonoma’s Permit Center: View Business Hours

Make an appointment or get in line before you arrive: Get in Line

You can also reach out to a planner at: Planner@sonoma-county.org

Generally, an Accessory Dwelling Unit (ADU) and a Junior Accessory Dwelling Unit (JADU)  may be allowed accessory to a primary residence in residential, mixed-use, and agricultural and resource zoning districts. ADUs may be permitted on lots with a primary residence, which may be either a single-family home or multi-family residential building. JADUs may only be constructed out of existing or proposed space within a single-family residence. ADUs are prohibited on parcels subject to Williamson Act contracts, and on parcels within the Z (Accessory Dwelling Unit Exclusion) Combining District. You can find the zoning of your parcel through the Permit Sonoma Parcel Search. Note that short-term/vacation rentals are not allowed in ADUs under any circumstance. 

As with all development, there must be code-compliant access, water supply, and ability to dispose of wastewater either onsite with a private well and septic system, or through public utilities. Minimally, a building permit is required to construct a new ADU or JADU, or convert existing space within a building into an ADU or JADU. Other permits may be required including sewer, septic and well permits, or grading permits. For more information about ADU and JADU requirements, please visit our ADU webpage.

Accessory dwelling units are a permitted accessory to an existing or proposed primary residence. A building permit for an ADU may be submitted simultaneously as the building permit for a primary residence on a lot; however, a certificate of occupancy for the ADU shall not be issued prior to a certificate of occupancy for the primary residence. 

Existing primary single-family residences that meet the latest ADU standards (e.g. 1,200 square-foot size limit) may be re-designated as an ADU when a new primary residence is proposed, and with the approval of a zoning permit. For more information, please visit our ADU and JADU page.

New residential development is required to contribute to the County’s affordable housing program. These fees fund affordable housing development through the County Fund for Housing, administered by the Sonoma County Community Development Commission. Rather than pay the affordable housing fees for constructing a new single-family residence, a property owner may defer the fees by constructing an accessory dwelling unit and restricting it for rent to qualified low-income households. The property owner must sign and record an affordable housing agreement, which runs with the land for a term of 30 years. The property owner must regularly report compliance with the agreement to the County’s Community Development Commission. More information on this program can be found on the Single Family Development Fee Deferral Program webpage. 

You can learn more about Sonoma County’s Affordable Housing programs and fee schedule on our Housing Initiatives page.

The Z (Accessory Dwelling Unit Exclusion) Combining District was established in 1993 where physical constraints or other factors existed that would render a parcel or area inappropriate for an accessory dwelling unit (ADU). 

You may apply for a zone change to remove the exclusion zone from your property. A zone change is a discretionary permit process that requires public notice and approval by the Board of Supervisors, and may be costly and time-consuming. Find more information on procedures and forms for zone change applications on our Zone and Land Use Change page.

A guest house is a detached residential accessory structure limited to 640 square feet in size, does not have provisions for cooking, and may contain a bathroom. Any accessory structure must meet the development standards of the applicable zoning district, and the standards in Permit Sonoma Policy 1-4-6 for Detached Residential Accessory Structures. Generally, one of each type of accessory structure is allowed.

Short-term rentals, also known as vacation rentals, require a vacation rental or hosted rental permit. All of the rules and restrictions for vacation rentals can be found on our Vacation Rental page. The X (Vacation Rental Exclusion) Combining District indicates that a parcel is ineligible for vacation rentals for reasons defined in the Vacation Rental Exclusion Combining District Ordinance. You can look up the zoning of your parcel on our Parcel Search page.

For vacation rentals in the Coastal Zone (CC) please see the Coastal Zone (CC) section of our Vacation Rental page. 

Please see this Vacation Rental FAQs page for more information.

Events and facilities that can accommodate events are considered commercial, visitor-serving uses and only expressly allowed in the County’s “K” zoning district. You may see events in agricultural areas of the county, but they are heavily regulated. The Agriculture Resources Element of the County’s General Plan includes policies that limit visitor-serving uses in agricultural zones unless they are related to the promotion of Sonoma County agriculture and are compatible with and “secondary and incidental” to agricultural production activities in the area. Therefore, visitor-serving uses like event venues in agricultural areas are limited. You may apply for a Zoning Permit for a special event but those are typically limited to a maximum of four events every two years.

The Agriculture Resources Element of the County’s General Plan includes policies that limit visitor-serving uses in agricultural zones unless they are related to the promotion of Sonoma County agriculture and are compatible with and “secondary and incidental” to agricultural production activities in the area. Therefore, visitor-serving uses like event venues in agricultural areas are limited and may only be allowed on agriculturally zoned lands in cases where, for example, there is a use permit for a winery or a B&B that allows marketing events. You may apply for a special event zoning permit but those are typically limited to a maximum of four events every two years.

You can look up permit history and records using our Permit History search page. Once you find a permit record, click on the permit name to see details about the permit and download documents, including plans for some permits. If you ever need a record that is not available electronically, contact our Records section.

Using our Permit History search page, 

• Click “Address” to open the Address Search Function
• Type in the name of your community, village, or township in the appropriate field
• In the “Select an Address” window, click “Show all results”

Each zoning district lists specific land uses that are allowed as “Permitted Uses.” You can see these when you look up the zoning for your parcel, and find an explanation of the zoning code and links to the code on our website. 

In contrast to uses which require a Use Permit, Permitted Uses are generally less intensive in nature and have little or no environmental or neighborhood impacts. Most permitted uses are considered “ministerial,” meaning that they are approved or denied based on compliance with fixed measurable standards such as the “development standards” like setbacks, building heights, etc. These uses do not require a special planning application. However, building permits, grading permits, septic permits, etc. may still be required. 

Some Permitted Uses require Zoning Permits which are either over-the-counter permits or require administrative review by an assigned project planner. Commercial and Industrial zoning districts require Design Review approval for all permitted uses. Note also that some zoning overlays such as Scenic Resources or Riparian Corridors may also require a Planning Permit in addition to any building permits. 

For further questions or clarifications, please reach out to a planner at: planner@sonoma-county.org

A Use Permit (commonly known as a Conditional Use Permit) is an approval that allows a specific use of land on a parcel, generally subject to specific conditions and/or limitations. A Use Permit is a discretionary approval, meaning that the County decision makers will exercise judgment in determining whether a specific proposal conforms with the codes and policies adopted by the County. Each zoning district lists specific land uses that can be allowed with a Use Permit. These land uses are generally those that are more intensive in nature and may have environmental or neighborhood impacts if not designed appropriately. The Use Permit process generally takes approximately 6-9 months at which time a public hearing is held before the Board of Zoning Adjustments (BZA). At the conclusion of the public hearing, the BZA will conditionally approve or deny the Use Permit application. Decisions of the BZA can be appealed to the Board of Supervisors. If approved, the applicant has two years to meet conditions of approval and implement the approved use. 

You can find out if your proposed use will require a Use Permit by looking at the allowed uses in your parcel’s zoning. You can look up the zoning for a parcel which includes allowed uses, and find links to the County's Zoning Code and an explanation of the Code on our website.

All General Plan Amendments and Zone Changes require public hearings before both the Planning Commission and the Board of Supervisors. Most Use Permits and Design Review applications require public hearings before the Board of Zoning Adjustments or the Design Review Committee, respectively. An Administrative Design Review approval (processed by staff with no public hearing) is often the only requirement for new commercial or industrial uses in existing buildings or for minor additions to existing commercial and industrial buildings. Construction within designated Scenic Resources (Scenic Corridors, Landscape Units, or Community Separators) will often require a design review prior to planning approval.

At the public hearing, the staff planner will summarize the project and key issues, then the applicant (or appellant, in the case of an appeal) speaks on the matter. As a project applicant this is your opportunity to present your case to the decision makers. After the applicant speaks, anyone else in the audience can speak and then the applicant/appellant has the opportunity for rebuttal. The hearing is then closed. The decision making body then discusses the issue and makes their decision.

The length of time to process an application depends on many factors, including the complexity of the project, whether there is public controversy about the project, and whether the application materials you have provided are complete. From the time that a complete submittal is received, Administrative (or staff) reviews take from 6 to 8 weeks*. If a public hearing and environmental review is required, processing time takes approximately 6 months*. If an Environmental Impact Report (EIR) is required, processing may take one year or more. General Plan Amendments and Zone Changes generally take from 12 to 18 months*. Applications approved by the county will generally include conditions of approval which must be satisfied by the property owner/applicant. 

*Please note that these are subject to change at any time and are only estimates.

Submitting a complete and clear application, including a thorough project description and a clear site plan, is very important. Also, discussing your proposed project with your neighbors before you finalize your plans is highly recommended. After you submit your application, you should respond to requests from your project planner promptly and ensure compliance with any permit conditions and comments from County departments and other agencies. Be sure to visit our Planning Applications page and review our requirements for site plans as most Planning permits will require these.

Most Planning applications are “discretionary,” meaning that approval or denial involves some judgment on the part of the County decision makers. In order for a project to be approved, it must be consistent with the Zoning Ordinance and General Plan while addressing any potential environmental impacts. For Use Permits that require a public hearing, the Board of Zoning Adjustments will listen to testimony from neighbors and others at the hearing and consider potential environmental impacts and neighborhood compatibility before making a decision on any project. All decisions by the hearing body are appealable to the Board of Supervisors.

“RC” Riparian Corridor zoning indicates that there is a designated streamside conservation area on the property. In order to protect these areas, special setbacks are required. You can see if your parcel is in one of these areas when you look up a parcel’s zoning. If it is subject to this overlay, it will say “RC” followed by two numbers. The two numbers indicate the distance from the top of the highest bank that is designated as the streamside conservation area (or setback area). The first number is the setback for all activities except agricultural cultivation, followed by the setback for agricultural conservation. For example, “RC 100/50” indicates a streamside conservation area of 100 feet from the top of the highest bank for all activities except agricultural cultivation, and 50 feet for agricultural cultivation.

These activities are prohibited within the setback area: grading, vegetation removal, agricultural cultivation, structures, roads, utility lines, and parking lots. Some exceptions, outlined in Article 65 of the Zoning Ordinance, are allowed with planning permits.

You can see roughly where the Riparian Corridor is located using our online interactive GIS Map viewer. The setback area must be measured from the top of the highest bank, so the location on the viewer is only approximate. The setback area as determined by an engineer or surveyor must be shown on any site plan submitted. 

Encroachment into the riparian corridor setback may require either a Zoning Permit or a Use Permit depending on the reason for the encroachment, the type of use, and the extent/intensity of the encroachment. Generally, if the encroachment is associated with an existing legally established structure, meets one of the exceptions in Zoning Code Section 26-65-030(A), or is for one of the allowed land uses in Zoning Code Section 26-65-040, then we could permit the encroachment with a Zoning Permit. If the encroachment does not meet any of that criteria, a Use Permit with a conservation plan is required under Section 26-65-030(B).

In order to preserve Sonoma County’s scenic beauty, areas have been identified throughout the county as scenic corridors, resources, and landscape units. These also include community separators which are voter-approved areas designated to maintain rural character, enhance community identity, and prevent urban sprawl. 

It is possible to develop parcels within these areas, however certain constraints apply to help preserve the scenic attributes of the area. Development constraints are laid out in detail in the zoning ordinance. Design review may be required for development in these areas. The scenic landscape unit designation requires that structures be “substantially screened” from the road. A berm may be used to achieve this screening, but it should be landscaped to have a natural appearance. 

Scenic Corridors are established along designated roadways to preserve the scenic attributes of Sonoma County’s unique agricultural and rural heritages. Developments on these corridors will often require a design review prior to submitting for a building permit. 

You can see where these areas are located using our online interactive GIS Map viewer. For further Zoning and Planning questions or clarifications, please feel free to visit a planner in person at our customer service center at 2550 Ventura Avenue, Santa Rosa, CA 95403. Permit Sonoma’s public lobby is open Monday, Tuesday, Thursday, Friday from 8:00 AM to 4:00 PM, and  Wednesday from 10:30 AM to 4:00 PM.

You can also reach out to a planner at: planner@sonoma-county.org

If your parcel is in the F2: This parcel is in a County-designated floodplain, which is identified by the F2 (Floodplain) Combining District. This designation does not prohibit construction but it does impose certain construction requirements to reduce the potential for flood damage to new construction. 

You can see the extent of the F1 or F2 zoning using our online GIS map viewer. The exact location of the floodway (F1) and floodplain (F2) boundaries must be determined by a licensed engineer or land surveyor. The areas on the zoning map are generalized areas and serve to make the property owner aware that standards for the floodway and/or floodplain apply to the parcel. The location of these must be shown on any site plan submitted for a permit

If your parcel is in the County’s Coastal Zone (designated with CC zoning), there are additional procedures for developing in the Coastal Zone. Any use of this land is subject to approval by the California Coastal Commission, by way of a Coastal Permit processed by Permit Sonoma. More information about Coastal Permits can be found on our Coastal Permit page. You can find the zoning for a parcel on our Parcel Search page.

From a regulatory perspective, lots in the coastal zone with residential land use may be developed unless there is an extraordinary safety or environmental resource constraint on the site. It is up to the property owner or prospective buyer to determine if the constraints and opportunities associated with a site are acceptable, and whether the cost of development is feasible for the individual’s situation. It is recommended that you work with a team of qualified professionals to evaluate the site prior to purchase.

The Local Coastal Program is a comprehensive planning and regulatory framework that guides local development in the coastal zone, in partnership with the Coastal Commission. While all Local Coastal Programs must be certified by the Coastal Commission, the structure of a Local Coastal Programs will vary from jurisdiction to jurisdiction in order to reflect the unique characteristics of individual local coastal communities.

The Sonoma County Local Coastal Program currently consists of three documents: The Local Coastal Plan, serving as the master planning document for the Sonoma Coast, the Coastal Zoning Ordinance, implementing the land use policies of the Local Coastal Plan, and the Administrative Manual, providing specific guidance on processing Coastal Development Permits.

“Local Coastal Program” and “Local Coastal Plan” are similar sounding and often confused with each other. The project currently underway is an update to the Local Coastal Plan, not the entire Local Coastal Program. The Coastal Zoning Ordinance will be updated once the Local Coastal Plan has been certified by the Coastal Commission. The Administrative Manual will be incorporated into the Local Coastal Plan.

Once the Local Coastal Plan is approved by the Coastal Commission, permitting authority in the Coastal Zone is transferred to the County with the exception of tidelands, submerged lands, and public trust lands. In certain cases, the Coastal Commission may act on appeals of County permit decisions.

An Environmentally Sensitive Habitat Area is an area in which plant or animal life or their habitats are either rare or especially valuable because of their specific nature or role in an ecosystem, and which could be easily disturbed or degraded by human activities and developments. Mapping of potential Environmentally Sensitive Habitat Areas will be included in the Open Space and Resource Conservation Element.

The Local Coastal Plan states that these maps do not represent an absolute limit of all known Environmentally Sensitive Habitat Areas. Environmental review is part of the Coastal permit process and any site that meets the criteria for an Environmentally Sensitive Habitat Area is given all the protection provided by the Local Coastal Plan policies for protection of Environmentally Sensitive Habitat Areas.

The Local Coastal Plan’s Environmentally Sensitive Habitat Areas policies will generally not apply to marine habitats which are protected separately and under direct jurisdiction of the Coastal Commission.

The Endangered Species Act protects special status species like the California Tiger Salamander. It is not a county code or law; it is a federal and State law. The County only reviews environmental issues when approving discretionary permits, like use permits. In that case, the County would conduct environmental review and would require any impacts to species or habitat to be mitigated.

In every zoning district, there are two types of uses allowed: 1) uses that are permitted by right and require no planning permits or only what are called “ministerial” permits, and 2) conditional uses (referred to in the zoning ordinance as “uses permitted with a use permit”) which require use permits (“discretionary” permits).

Permitted uses don’t trigger the County’s environmental review and we rely on the applicant to work with State and federal resource agencies to ensure that work will not harm any protected species or habitat. A building permit is a ministerial permit and therefore the County would not require environmental review. Please review our Notice to Recipients of Ministerial Permits page for further information. Discretionary permits would likely require biological assessments at the expense of the applicant, and typically require significant time and expense to pursue.

An Administrative Certificate of Compliance (ACC) is a determination by the County that a parcel was created in conformance with the State and County laws in effect at the time the lot was created. It does NOT guarantee that the lot can be developed nor does it create new lots. The application is processed administratively, and, if approved, a certificate must then be recorded in order to be valid. 

Requests for an Administrative Certificate of Compliance are made on a case-by-case basis based on the evidence provided, specific findings regarding the subdivision laws in effect at the time the lot was created, and subsequent activities on the parcels in question (examples: mergers, issuance of building permits, Lot Line Adjustments, grant deeds, construction of buildings over the property boundaries, etc.).

Permit Sonoma’s determination on an Administrative Certificate of Compliance can be appealed to the Planning Commission.

It is the applicant's responsibility to do the research and assemble necessary historical and legal documents to support each request. Permit Sonoma staff then reviews all of the documentation and verifies whether the lots were created in conformance with applicable state and County laws. 

Please visit our dedicated Administrative Certificates of Compliance FAQ page and our Administrative Certificates of Compliance Applications page for more information.

Fence height, location considerations, as well as application requirements, vary by zoning district. Properties located in agricultural or resource zoning districts (LEA, LIA, DA, and RRD) have no height restrictions on fencing. However, if the property is zoned with the SR (Scenic Resources) Combining District, administrative design review is usually required. Residentially zoned parcels have more requirements to consider. Use permits for fences within the required setbacks are not required for Agriculture Zoned Parcels but are usually required for residential properties. Please see our Fencing Regulations page for a summary of fence regulations and application requirements. You can use our Parcel Search page to find the zoning for your parcel.

Please also see the below files to ensure your plan meets the following standards:

• 230 - Fence Location Detail
• 242 - Gate Installation (Inset)

• 812 - Rural County Road, Driveway and Private Road Intersections
  • This exhibit will contain information on sight distance. Please be sure to apply this at the driveways and on corners and intersections.

Please review the “When is a Building Permit Not Required” page for more information, email PermitSonoma@sonoma-county.org or visit our Permit Center page for additional contact information. 

See our Current Fee Schedules for updated information on permitting costs and fees.

Building permit applications are accepted electronically. Applications are submitted online via our Applications Page. You will have to create an account and become a Registered User to be able to submit applications online.

You will go to "Start a New Application" and choose "Building Permit with Plancheck.'' Follow the prompts and you can upload all of your plans after you have filled out the information for your permit. Once completed, a Permit Technician will be in touch with you if they have any further questions or issues with your application. Email PermitSonoma@sonoma-county.org or visit our Permit Center page for additional contact information. 

If the project is ministerial in nature, a planner will review for compliance with the zoning code during the building permit process.

If the structure was built without a permit it would either need to be legalized with a building permit (in which case it would need to meet all current standards described in the zoning code), or the property owners can apply for a legal nonconforming determination. To demonstrate that you would need to show with “Assessor’s Field Notes” that the structure predates any prohibition against it (either density limitations or if it was built without a building permit, that it was built before 1962). You would apply for a zoning permit to establish the unit’s legal nonconforming status and it would then be subject to the restrictions set forth in the Article 94 of the Zoning Ordinance.

You can look up permit history and records using our Permit History search page. Once you find a permit record, click on the permit name to see details about the permit and download documents, including plans for some permits. If you ever need a record that is not available electronically, contact our Records section.

The County has policies protecting native oak trees, or specific stands of trees that have been identified as “heritage” or “landmark trees,” and certain policies may apply when removing trees in the Coastal “CC” Zone. Tree trimming, maintenance, and vegetation management is not typically subject to permit requirements. You can use our Parcel Search page to find the zoning for your parcel.

The County has various policies protecting trees: 

• If a property has the VOH (Valley Oak Habitat) zoning designation, removal of valley oaks may require mitigation, depending on the size of the trees to be removed. 
• Specific stands of trees that have been identified as “heritage” or “landmark trees” may be protected from removal. This would be designated by a document recorded on the property. Recorded documents would be on file at the Sonoma County Recorder’s Office and would be disclosed in a title report. 
• The Tree Protection Ordinance (subsection (m) of Sec. 26-88-010 of the Zoning Ordinance) may also apply if a discretionary permit such as a Zoning or Use Permit is sought. 
• Certain policies may also apply when removing trees in the coastal zone. 
• Please also see our Vegetation Management page

If your property does not meet this criteria and/or the work is not part of a discretionary permit, there are no additional restrictions on tree removal. For further information please review Sec.26-88-010(m) for Sonoma County’s tree protection ordinance.

If your operation meets the standards for a Home Occupation and are in a LIA, LEA, DA, RRD, RRD, AR, RR, R1, R2, and R3 zone, then a permit is no longer required for Home Occupation operations (per Ordinance no. 6363). You can find the zoning for your parcel on the Permit Sonoma Parcel Search tool.

If your operation exceeds the above standards it may qualify as a Live/Work operation, which requires a permit. The Zoning Ordinance allows for a Live/Work use in a residential property. These require zoning permits and will need to meet the standards for Live/Work uses. Whether or not these are allowed will be dictated by your property’s zoning. Be sure to review your parcel’s zoning, allowed uses, and development standards before making any decisions about moving a business into your home.

Seasonal camping on a residential parcel is generally not permitted. Campgrounds require a Use Permit and are not allowed in any of the residential zoning districts, Land Intensive Agriculture (LIA) zoning, or any parcel that is under a Williamson Act contract. Campgrounds in the Coastal Zone will need a Coastal Development Permit in addition to the Use Permit. 

For information regarding temporary occupancy of RVs or travel trailers please see our dedicated Temporary Occupancy of Travel Trailers, Recreational Vehicles and Mobile Homes page.

Sonoma County ordinances generally do not allow occupancy of a travel trailer on private property unless it is located in a mobile home park or, for limited time periods, in a recreational vehicle park.

However, a travel trailer can be used while a home is under construction on the property, provided that a permit is obtained. In addition, under certain circumstances a travel trailer can be used to house an ill or convalescent relative or friend, or a caretaker for that person. A Temporary Occupancy Permit is necessary for these uses. Please review Policy 8-1-1 on our Policies and Procedures page for further information.

An Agricultural Preserve is an area of at least 100 acres designated by the Board of Supervisors within which a landowner may enter into a contract with the County to receive reduced property taxes in exchange for maintaining the land in agricultural or open space use. The process for designating Agricultural Preserves and entering into Land Conservation Act contracts are contained in the Land Conservation Act, often referred to as the “Williamson Act” adopted by the state legislature in 1965.

Please see our dedicated FAQ page for more information on the Williamson Act and Agricultural Preserves.

Depending on the size, scale, and location of the equestrian project, permits may or may not be required. In the agricultural zoning districts, a property owner can raise, board and train their own horses without any required planning permits. Private horse boarding may also be allowed in the Agriculture Residential (AR) and Rural Residential (RR) zoning, dependent on lot size in compliance with Sec.26-18-080. Construction of buildings used for equestrian purposes may also require permits. Please note according to the Agriculture and Resource Element of the Sonoma County General Plan, Section 2.11, “Equestrian uses conducted primarily for recreational or other non-agricultural uses are not considered agricultural uses in this context” and don’t qualify for exemptions to certain development standards for agricultural uses. 

If the project is located in agriculture or agriculture residential zones and will only facilitate the boarding of the property owners’ and other peoples’ horses and 1-on-1 lessons, then it may qualify as Horse Boarding.  These facilities have specific definitions in the Zoning Ordinance and are permitted in LIA, LEA, DA, and AR zones without a Zoning Permit. In RRD zones, a Zoning Permit is required for Horse Boarding operations. Note that in the AR zones, there is a maximum of 5 horses allowed.  If the project exceeds this scope, a Use Permit for a Commercial Horse Facility may be required. 

If the equestrian project is a commercial venture meeting the definition of a Commercial Horse Facility, a use permit will be required. Commercial horse facilities are only allowed in zones: LIA, LEA,DA, RRD, AR, or in planned community developments.

Required Permits

• Zoning Permit
  Zoning permits are no longer required for Horse Boarding. However, if the project exceeds the scope allowed by the definition and standards for Horse Boarding, a Use Permit for a Commercial Horse Facility may be required.
  
  
• Use Permit
  Shows, group lessons, clinics and similar horse-related group activities require a Use Permit. A Use Permit is required for boarding or training six or more horses.
  
  
• Septic Permit
  Septic permit approval is required and restroom facilities that are accessible to persons with disabilities must be provided. Additionally, manure management plan must also be submitted for review and approval.
  
  
• Building Permit
  Building permits are required for structures such as stables, barns and covered arenas.
  
  
• Grading Permit
  Grading permits and drainage review may be needed for earthwork and to address stormwater runoff.

Please also review Policy 9-4-10 for Horse Boarding and Riding Arena Facilities for further information. We recommend confirming plans with our Buildings Plan Check team to ensure compliance with the most up-to-date building codes regarding equestrian facilities prior to submission.