Volume 1: Goals, Policies, Implementation Programs & Background
City of
Sonora
General Plan
2020
Adopted: May 30, 2007
Resolutions: 5- 30- 2007- A, 5- 30- 2007- B
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Acknowledgements
Sonora General Plan 2020 iii
Acknowledgements
The following participated in the preparation of Sonora General Plan 2020:
City Council Members
David A. Sheppard
Hank Russell
Marlee Powell ( to August 1, 2005)
Liz Bass ( to 1/ 1/ 2005)
Ron Stearns
Gary Anderson ( commencing 1/ 1/ 2005)
Bill Canning ( commencing 9/ 1/ 2005)
Planning Commissioners
Dwain McDonald
Gary Anderson ( to 1/ 1/ 2005)
Clark Segerstrom ( to June 30, 2005)
Tom Holloway ( to April 10, 2006)
Delbert Rotelli ( to December 11, 2006)
John Richardson ( commencing July 1, 2005)
Chris Garnin ( commencing October 10, 2005)
John Andersen ( commencing June 12, 2006)
George Segarini ( commencing January 8, 2007)
Planning Committee
Pat Perry ( retired)
Karen Stark
Rachelle Kellogg
Greg Applegate
Ed Wyllie
Liz Bass ( to 1/ 1/ 2005)
Marlee Powell ( to August 1, 2005)
Dwain McDonald
Hank Russell
Gary Anderson
Department Heads & City Staff
Greg Applegate, City Administrator
Michael T. Barrows, Fire Chief
Kim Campbell, Community Development Department
Steve Fickel, Chief Building Official
Gerard Fuccillo, City Engineer
Rachelle Kellogg, Grants, Redevelopment & Special Programs
Duane Ellis, Police Chief ( retired)
Mace Mcintosh, Police Chief
Richard Matranga, City Attorney
Pat Perry, Finance Director ( retired)
Karen Stark, Finance Director
Ed Wyllie, Community Development Director
Acknowledgements
Sonora General Plan 2020 iv
Consultants
Amy Augustine
Augustine Planning Associates, Inc.
270 South Barretta, Suite C
Sonora, CA 95370
( 209) 532- 7376
landplan@ mlode. com
Robert Ozbirn
Golden State Surveying & Engineering Services, Inc.
488 South Stewart Street
Sonora, CA 95370
( 209) 533- 4797
www. surveyingengineering. com
Thank you also to the following individuals and agencies providing information and
assistance in the preparation of this plan:
Amador- Tuolumne Community Action Agency
National Association of the Mentally Ill, Tuolumne County Chapter
Sonora Community Hospital/ Sonora Regional Medical Center
Mountain Women’s Resource Center
Kings View Homeless Outreach Service Team
Tuolumne County Community Development Department
Tuolumne County Department of Public Works and Engineering Services
Tuolumne Utilities District
Tuolumne County Ambulance Service
CAL FIRE
Tuolumne County Sheriff’s Department
Economic Development Company of Tuolumne County ( no longer in service)
29th Agricultural District Fair Board
Sonora Elementary School
Tuolumne County Chamber of Commerce
Sonora Union High School
Tuolumne County Department of Parks & Recreation
Supervisor Larry Rotelli, District 1
Supervisor Liz Bass, District 1
Tuolumne County Administration
Historic Sonora Chamber of Commerce
Central Sierra Arts Council
Central Sierra Environmental Resources Center
California Highway Patrol
Central Sierra Resource Conservation & Development District
Table of Contents
Sonora General Plan 2020 v
Table of Contents – Volume # 1
Table of Contents – Volume # 1 ................................................................................................ v
List of Figures .................................................................................................................. x
List of Tables ................................................................................................................. xi
Appendices - See Volume # 2................................................................................................. xiv
VISION STATEMENT, PURPOSE AND REQUIREMENTS................................................. 1
Vision Statement & Purpose................................................................................................. 1
General Plan Requirements................................................................................................... 1
Planning Process ................................................................................................................... 2
Chapter 1. Land Use.............................................................................................. 3
1.1. Requirements ............................................................................................................ 3
1.2. Approach................................................................................................................... 4
1.3. Project Boundaries and Location .............................................................................. 5
1.4. Goals, Policies and Implementation Programs ......................................................... 8
1.5. General Plan 2020 Land Use Designations & Maximum Density and Intensity
Standards ................................................................................................................ 33
1.6. Comparison of 1986 General Plan and General Plan 2020 Land Use Designations
by Acreage.............................................................................................................. 46
Chapter 2. Circulation......................................................................................... 50
2.1. Requirements .......................................................................................................... 50
2.2. Background and Setting.......................................................................................... 50
2.2.1. Transportation Organizations.......................................................................... 51
2.2.2. Streets and Highways...................................................................................... 51
2.2.3. Parking ............................................................................................................ 52
2.2.4. Rail.................................................................................................................. 53
2.2.5. Public Transportation...................................................................................... 54
2.2.6. Non- Motorized Modes of Transportation ....................................................... 56
2.2.7. Park and Ride Facilities .................................................................................. 56
2.2.8. Aviation........................................................................................................... 57
2.3. Goals, Policies and Implementation Programs ....................................................... 59
Chapter 3. Housing............................................................................................... 74
3.1. Introduction............................................................................................................. 74
3.1.1. Requirements .................................................................................................. 74
3.1.2. Public Participation......................................................................................... 74
3.2. Executive Summary ................................................................................................ 76
3.2.1. City Redevelopment Agency & RDA- Assisted Programs.............................. 77
3.2.2. Removing Government Constraints, Providing Incentives............................. 78
3.2.3. Special Needs Housing ................................................................................... 80
3.2.3.1. Female heads of households .................................................................... 80
3.2.3.2. Elderly...................................................................................................... 80
3.2.3.3. Farm workers ........................................................................................... 80
3.2.3.4. Homeless.................................................................................................. 81
3.2.3.5. Women..................................................................................................... 81
3.2.3.6. Disabled ................................................................................................... 81
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Sonora General Plan 2020 vi
3.2.4. Other Housing- Related Programs.................................................................... 81
3.2.4.1. Jobs/ Housing Balance .............................................................................. 81
3.2.4.2. Improve Coordination .............................................................................. 82
3.2.4.3. Replacement of At- Risk Affordable Housing Units................................. 82
3.3. Review of the 1993 Housing Element..................................................................... 82
3.3.1. Evaluation of 1993 Programs .......................................................................... 82
3.3.1.1. Identification of Adequate Sites ............................................................... 82
3.3.1.2. Development of Housing for Low and Moderate Income Households.... 84
3.3.1.3. Removal of Government Constraints ....................................................... 85
3.3.1.4. Conservation and Improvement of Existing Affordable Housing Stock.. 86
3.3.1.5. Equal Housing Opportunity...................................................................... 86
3.3.1.6. Preservation of Assisted Units.................................................................. 87
3.3.1.7. Quantified Objectives............................................................................... 87
3.3.1.8. Other Programs......................................................................................... 88
3.4. Analysis of Existing Conditions.............................................................................. 90
3.4.1. Population Characteristics ............................................................................... 90
3.4.1.1. Growth Trends.......................................................................................... 90
3.4.1.2. Age and Gender of Population ................................................................. 92
3.4.1.3. Ethnicity of Population............................................................................. 95
3.4.1.4. Jobs/ Housing Balance .............................................................................. 96
3.4.2. Household Characteristics ............................................................................. 101
3.4.2.1. Household Type and Presence of Children ............................................ 101
3.4.2.2. Household Income and Housing Costs................................................... 103
3.4.2.3. Overpayment .......................................................................................... 108
3.4.2.4. Household Income Characteristics ......................................................... 110
3.4.2.5. Overcrowding......................................................................................... 111
3.4.2.6. Group Quarters ....................................................................................... 112
3.4.3. Housing Characteristics................................................................................. 113
3.4.3.1. Housing Stock ........................................................................................ 113
3.4.3.2. Housing Conditions................................................................................ 115
3.4.3.3. Occupancy and Vacancy Rates .............................................................. 116
3.4.3.4. Owner/ Renter Occupation ...................................................................... 117
3.5. Special Needs Households .................................................................................... 118
3.5.1. Households with Individuals 65 Years and Over .......................................... 118
3.5.2. Single Parent Heads of Household ................................................................ 119
3.5.3. The Disabled.................................................................................................. 119
3.5.4. Large Households.......................................................................................... 121
3.5.5. The Homeless ................................................................................................ 121
3.5.6. Farm Workers................................................................................................ 124
3.6. Projected Needs ..................................................................................................... 125
3.6.1. Regional( Citywide) Housing Needs.............................................................. 125
3.6.2. Housing Needs by Income Group ................................................................. 126
3.7. Resource Inventory................................................................................................ 129
3.7.1. Land Suitable for Residential Development.................................................. 129
3.7.2. Assisted Housing Developments & At- Risk Housing Developments........... 140
3.7.3. Housing Programs ( Existing) ........................................................................ 142
3.7.4. Energy Conservation ..................................................................................... 143
3.8. Constraints............................................................................................................. 144
3.8.1. Governmental ................................................................................................ 144
3.8.1.1. Zoning and General Plan ........................................................................ 144
3.8.1.2. Permit and Processing Procedures.......................................................... 161
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Sonora General Plan 2020 vii
3.8.1.3. Building Codes and Enforcement .......................................................... 165
3.8.1.4. Process and Policy for Substandard Units and Rehabilitation
Requirements ......................................................................................... 165
3.8.1.5. Development Fees.................................................................................. 165
3.8.1.6. Infrastructure.......................................................................................... 171
3.8.1.7. State Law ............................................................................................... 173
3.8.2. Non- Governmental Constraints .................................................................... 173
3.8.3. Summary....................................................................................................... 175
3.9. Goal, Policies and Implementation Programs....................................................... 176
3.10. Housing Implementation Plan 5- Year Schedule and Action Plan Per Government
Code Section 65583 ( c) ........................................................................................ 200
Chapter 4. Conservation & Open Space .............................................................. 210
Requirements .................................................................................................................... 210
4.1. Mineral Resources ................................................................................................ 214
4.1.1. Issues and Opportunities ............................................................................... 214
4.2. Mineral Resources: Goals, Policies and Implementation Programs .................... 220
4.3. Energy Resources.................................................................................................. 223
4.3.1. Issues and Opportunities ............................................................................... 223
4.4. Energy Resources: Goal, Policies and Implementation Programs....................... 224
4.5. Scenic Resources .................................................................................................. 228
4.5.1. Issues and Opportunities ............................................................................... 228
4.6. Scenic Resources: Goals, Policies and Implementation Programs ...................... 231
4.7. Biological Resources ............................................................................................ 236
4.7.1. Issues and Opportunities ............................................................................... 236
4.7.2. Habitat/ Vegetation Resources....................................................................... 236
4.7.3. Wildlife Resources........................................................................................ 239
4.8. Biological Resources: Goals, Policies and Implementation Programs ................ 242
4.9. Water Resources ................................................................................................... 246
4.9.1. Issues and Opportunities ............................................................................... 246
4.9.1.1. Water Quality......................................................................................... 246
4.9.1.2. Sewage Disposal .................................................................................... 247
4.9.1.3. Non- point Source Pollution ................................................................... 251
4.9.1.4. Water Quantity....................................................................................... 252
4.9.1.5. Special Programs ................................................................................... 256
4.10. Water Resources: Goals, Policies and Implementation Programs ....................... 257
4.11. Agricultural Resources.......................................................................................... 262
Chapter 5. Noise ..................................................................................................... 263
5.1. Requirements ........................................................................................................ 263
5.2. Issues and Opportunities ....................................................................................... 264
5.2.1. Noise- Generating Sources In/ Adjacent to Sonora ........................................ 264
5.2.2. Community Noise Exposure Inventory......................................................... 270
5.3. Goals, Policies and Implementation Programs ..................................................... 273
Chapter 6. Safety.................................................................................................... 278
Requirements .................................................................................................................... 278
Issues and Opportunities ................................................................................................... 278
6.1. Geologic Hazards.................................................................................................. 280
6.1.1. Seismic Hazards............................................................................................ 280
6.1.2. Geologic Hazards.......................................................................................... 284
6.2. Geologic Hazards: Goals, Policies and Implementation Programs...................... 287
6.3. Flood Hazard & Dam Failure................................................................................ 291
Table of Contents
Sonora General Plan 2020 viii
6.4. Flood Hazard & Dam Failure: Goals, Policies and Implementation Programs.... 292
6.5. Fire Protection ....................................................................................................... 295
6.5.1. City Fire Department..................................................................................... 295
6.5.2. Tuolumne County Fire Department............................................................... 299
6.5.3. CAL FIRE ..................................................................................................... 299
6.6. Fire Protection: Goals, Policies and Implementation Programs........................... 300
6.7. Law Enforcement .................................................................................................. 307
6.8. Law Enforcement: Goals, Policies and Implementation Programs ...................... 312
6.9. Emergency Services Plan & Emergency Services ................................................ 314
6.9.1. Emergency Operations Plan ( EOP) ............................................................... 314
6.9.2. Emergency Medical Services ........................................................................ 317
6.10. Emergency Services: Goals, Policies and Implementation Programs .................. 319
6.11. Hazardous Materials.............................................................................................. 321
6.12. Hazardous Materials: Goals, Policies and Implementation Programs.................. 322
6.13. Water Supply & Utilities ....................................................................................... 325
6.13.1. Water Quantity .............................................................................................. 325
6.13.2. Utility failures................................................................................................ 326
6.14. Water Supply, Utilities & Communications: Goals, Policies and Implementation
Programs ............................................................................................................... 327
6.15. Other Safety Issues: Transportation, Severe Weather, Agricultural Disaster,
Radiological Incidents........................................................................................... 330
6.15.1. Transportation Accidents ( including aircraft and rail accidents)................... 330
6.15.2. Severe Weather.............................................................................................. 330
6.15.3. Agricultural Disasters.................................................................................... 330
6.15.4. Radiological Incidents ................................................................................... 330
6.16. Severe Weather, Transportation, Radiological Incidents: Goals, Policies and
Implementation Programs ..................................................................................... 331
Chapter 7. Public Facilities & Services................................................................. 332
7.1. Requirements......................................................................................................... 332
7.2. Issues and Opportunities........................................................................................ 333
7.3. City Facilities......................................................................................................... 335
7.3.1. Parking........................................................................................................... 339
7.4. County Facilities.................................................................................................... 341
7.5. State Facilities ....................................................................................................... 344
7.6. Federal Facilities ................................................................................................... 345
7.7. Other Facilities ...................................................................................................... 346
7.7.1. Cemeteries ..................................................................................................... 350
7.7.2. Water ............................................................................................................. 350
7.7.2.1. Water Quality ......................................................................................... 350
7.7.2.2. Non- Point Source Pollution.................................................................... 352
7.7.2.3. Water Quantity ....................................................................................... 353
7.7.3. Sewer Facilities ............................................................................................. 353
7.8. Goals, Policies and Implementation Programs...................................................... 355
Chapter 8. Air Quality ........................................................................................... 359
8.1. Requirements......................................................................................................... 359
8.2. Issues and Opportunities........................................................................................ 359
8.2.1. Ozone............................................................................................................. 359
8.2.2. Carbon Monoxide.......................................................................................... 361
8.2.3. Suspended Particulate Matter ( PM 2.5)......................................................... 361
8.2.4. Other.............................................................................................................. 362
Table of Contents
Sonora General Plan 2020 ix
8.3. Goals, Policies and Implementation Programs ..................................................... 363
Chapter 9. Cultural Resources.............................................................................. 367
9.1. Requirements ........................................................................................................ 367
9.2. Purpose.................................................................................................................. 368
9.3. Historical Overview .............................................................................................. 368
9.3.1. Prehistory ...................................................................................................... 369
9.3.2. 1848- 49 The Gold Rush and the Founding of Sonora .................................. 369
9.3.3. 1850s: Sawmills, City Incorporation, Miner’s Tax and Depression ............. 371
9.3.4. 1860s- 1870s: Civil War and the Chinese..................................................... 373
9.3.5. 1880s, 1890s and the Turn of the Century: the Second Gold Rush ............. 374
9.3.6. World War I to the Present ........................................................................... 376
9.3.7. Cultural Resource Studies............................................................................. 377
9.3.8. Resource Types............................................................................................. 377
9.4. Architectural Styles .............................................................................................. 378
9.5. Goals, Policies and Implementation Programs ..................................................... 388
Chapter 10. Economics ............................................................................................ 398
10.1. Requirements ........................................................................................................ 398
10.2. Issues and Opportunities ....................................................................................... 398
10.2.1. Economic Development Organizations and Agencies.................................. 398
10.2.1.1. Tuolumne County Chamber of Commerce............................................ 398
10.2.1.2. Historic Sonora Chamber of Commerce................................................ 398
10.2.1.3. Tuolumne County Visitor’s Bureau....................................................... 399
10.2.1.4. City of Sonora Special Programs ........................................................... 399
10.2.1.5. Sonora Redevelopment Agency............................................................. 399
10.2.2. Employers ..................................................................................................... 401
10.2.3. Fastest Growth Occupations ......................................................................... 402
10.3. Goals, Policies and Implementation Programs ..................................................... 408
Chapter 11. Community Identity............................................................................ 414
11.1. Requirements ........................................................................................................ 414
11.2. Issues and Opportunities ....................................................................................... 414
11.2.1. Hillside Preservation Ordinance ................................................................... 414
11.2.2. Tree City, USA ............................................................................................. 414
11.2.3. Sonora Parks, Recreation and Beautification Committee ( PR& B)............... 415
11.2.4. Scenic Highways........................................................................................... 416
11.2.5. Cultural Resources ........................................................................................ 416
11.3. Goals, Policies and Implementation Programs ..................................................... 417
Chapter 12. Parks & Recreation............................................................................. 425
12.1. Requirements ........................................................................................................ 425
12.2. Issues and Opportunities ....................................................................................... 425
12.3. Facility Needs ....................................................................................................... 427
12.4. Existing Facilities.................................................................................................. 429
12.5. Options and Opportunities for Future Park and Recreation Facilities .................. 431
12.6. Goals, Policies and Implementation Programs ..................................................... 433
Chapter 13. Glossary ............................................................................................... 443
Chapter 14. Citations ............................................................................................... 453
Appendices – See Volume # 2
List of Figures, List of Tables
Sonora General Plan 2020 x
List of Figures
Figure 1: Regional Project Location ........................................................................... 6
Figure 2: Project Vicinity ............................................................................................ 7
Figure 3: City of Sonora Planning Referral Area, Existing Sphere of Influence ....... 25
Figure 4: 1986 General Plan and General Plan 2020 Comparison – Distribution of
Land Use Designations by Number of Parcels .................................................. 46
Figure 5: 1986 General Plan and General Plan 2020 Comparison – Distribution of
Land Uses by Acreage....................................................................................... 47
Figure 6: 1986 General Plan and General Plan 2020 Comparison: Vacant and
Underdeveloped Parcels by Number of Parcels ................................................ 48
Figure 7: 1986 General Plan and General Plan 2020 Comparison: Vacant and
Underdeveloped Parcels by Acreage ................................................................ 49
Figure 8: City of Sonora Public Transportation Routes ( 2004) ................................ 54
Figure 9: City of Sonora Public Transportation Routes ( 2004) ................................ 55
Figure 10: Columbia Airport Land Use Plan Boundaries and City of Sonora City
Limits.................................................................................................................. 58
Figure 11: Areas of State Designated Mineral Lands ............................................ 215
Figure 12: Carbonate Rock ( i. e., Limestone) in and around Sonora...................... 216
Figure 13: California tiger salamander ................................................................... 236
Figure 14: Valley elderberry longhorn beetle ......................................................... 239
Figure 15: Nissenen Manzanita ( aka El Dorado Manzanita).................................. 240
Figure 16: Noise Contours and Noise Sources...................................................... 266
Figure 17: Exterior Community Noise Exposure- Ldn or CNEL, ( in Decibels, dB) .. 277
Figure 18: Earthquake Shaking Potential, California ............................................. 283
Figure 19: Sonora Fire Department ....................................................................... 295
Figure 20: Fire Hazard Severity Zone Classification – City of Sonora ................... 302
Figure 21: Sonora Police Department ( 2006) ........................................................ 307
Figure 22: Sonora City Hall, 94 North Washington Street...................................... 332
Figure 23: Monument Commemorating Sonora’s Chinatown of the 1860s and
1870s, Stewart Street ...................................................................................... 373
Figure 24: Nicol Mansion Constructed 1887, 313 South Stewart Street................ 374
Figure 25: Sonora’s Opera Hall, Constructed 1885, 150 South Washington Street
......................................................................................................................... 375
Figure 26: The Sonora “ Dome”, Constructed 1909, 251 South Barretta Street ..... 375
Figure 27: Bradford Building, Constructed 1903, 42 S. Washington Street ........... 376
Figure 28: Sugg- McDonald House, Constructed 1857, 37 Theall Street ............... 378
Figure 29: Gunn House, Constructed 1852, 186 South Washington Street, A Sonora
adobe – Believed to be the oldest building in Sonora, Served as the county
hospital in 1852 and later as Bisordi’s Rosa Italia Hotel .................................. 379
Figure 30: Cady House, 72 North Norlin Street ..................................................... 379
Figure 31: City Hotel, Constructed 1853, 139- 145 South Washington Street, One of
Sonora’s first substantially stone buildings ...................................................... 380
Figure 32: Servente’s Constructed 1856, 64 S. Washington, The only remaining
building in Tuolumne County with an iron storefront ( by Sutler Iron Works).
Formerly Charles Freidenberg Dry Goods; Haag’s Cigars & Groceries; Presently
Servente’s Groceries & Liquors. ...................................................................... 381
Figure 33: Linoberg Building, Constructed 1856, 87 South Washington Street,
Building by Emanuel Linoberg as a Wells Fargo Office................................... 381
List of Figures, List of Tables
Sonora General Plan 2020 xi
Figure 34: Street/ Morgan Mansion, C. W. Ayres, Architect, An example of Sonora’s
Queen Anne architecture ................................................................................. 382
Figure 35: Bradford/ Rosasco House, C. W. Ayres, Architect, An Example of Sonora’s
Queen Anne Architecture................................................................................. 382
Figure 36: Tuolumne County Courthouse - William Mooser, Architect .................. 383
Figure 37: The Webster- Meuli Home, 173 W. Bradford St., One of Sonora’s
Craftsmen Bungalows...................................................................................... 384
Figure 38: Masonic Hall, Spanish Eclectic, Built 1858, Remodeled 1929,........... 384
Figure 39: Lick Building, Constructed 1930s, 157 South Washington Street......... 385
Figure 40: Veterans Memorial Hall, Constructed 1933, 9 North Washington Street,
An example of Sonora’s Colonial Revival Architecture.................................... 385
Figure 41: Segerstrom Home, Knowles Hills House, 1927, Designed by Stockton
Architect, Davis Pearce.................................................................................... 386
Figure 42: Sonora’s Certified Farmers Market ....................................................... 399
Figure 43: Pocket Park........................................................................................... 426
List of Tables
Table 1: List of Abbreviated Terms .......................................................................... xv
Table 2: Projected Population Growth City of Sonora: 2006 – 2020 / a/, / b/............. 4
Table 3: General Plan 2020 Land Use Designations & Compatible Title 17 Zoning
Classifications .................................................................................................... 40
Table 4: Summary of Title 17 Revisions Necessary for General Plan 2020
Consistency ....................................................................................................... 42
Table 5: Combining Districts ( Compatible with all General Plan 2020 land use
designations)...................................................................................................... 43
Table 6: Land Use Density and Intensity Standards ................................................ 44
Table 7: Summary of Transportation Studies........................................................... 50
Table 8: City of Sonora Off- Street Parking Facilities................................................ 52
Table 9: City of Sonora On- Street Parking............................................................... 53
Table 10: Projected Housing Needs by Income Group ( City of Sonora 2001- 2009) 76
Table 11: Historical Population Growth 1860- 2000 ( Sonora Incorporated 1851)..... 90
Table 12: Population by Age Group ......................................................................... 92
Table 13: Population by Gender, Sonora 2000........................................................ 94
Table 14: Population by Ethnicity, Sonora 1990- 2000 ............................................. 95
Table 15: Hispanic or Latino Population ( Single or Multiple Races), Sonora 1990-
2000 ................................................................................................................... 95
Table 16: Household Size & Population Characteristics........................................ 101
Table 17: 2000 Household Characteristics ( General) ............................................ 101
Table 18: 2000 Sonora Household Characteristics ( Detailed) ............................... 102
Table 19: Elderly and Children – 2000 Household Characteristics........................ 102
Table 20: 2003 Annual Household Income by Category........................................ 104
Table 21: Projected Annual Wages for Income Groups for a Family of Two, City of
Sonora ............................................................................................................. 104
Table 22: Projected Annual Wages for Income Groups for a Family of Three, City of
Sonora ............................................................................................................. 105
Table 23: Housing Costs 1990- 2000...................................................................... 105
Table 24: Two- Person Household Housing Affordability Projections ..................... 106
List of Figures, List of Tables
Sonora General Plan 2020 xii
Table 25: Three- Person Household Housing Affordability Projections .................. 107
Table 26: Overpayments, City of Sonora 1990- 2000............................................. 109
Table 27: Household Income Characteristics, Sonora 1990- 2000 and Comparison to
County.............................................................................................................. 110
Table 28: Household Incomes per City of Sonora Housing Survey ....................... 110
Table 29: Overcrowding, Sonora 2000 .................................................................. 111
Table 30: Population in Group Quarters by Age & Sex, Sonora Census 2000...... 112
Table 31: Group Quarters, Sonora 1990- 2000 ...................................................... 112
Table 32: City of Sonora Housing Conditions Survey Results, 2003 ..................... 114
Table 33: Substandard Housing Units, City of Sonora Housing Conditions Survey –
June, 2003 ....................................................................................................... 115
Table 34: Age of Housing Stock, City of Sonora 2000........................................... 116
Table 35: Household Occupancy Status, Sonora 1990- 2000................................ 116
Table 36: Owner/ Renter Housing Units, Sonora 1990- 2000.................................. 117
Table 37: Owners versus Renters in Occupied Housing Units; Comparison of City of
Sonora and Tuolumne County, 2000............................................................... 117
Table 38: Households with Individuals 65 Years and Over, Sonora 2000 ............. 118
Table 39: Elderly 65 Years of Age and Over Housing Tenure, Sonora 2000 ........ 118
Table 40: Single Parent Heads of Family Households, Sonora ............................. 119
Table 41: Disabled Population by Age, City of Sonora .......................................... 119
Table 42: Disabled Population – By Type of Disability, Sonora 2000 .................... 120
Table 43: Large Households, Sonora 2000 ........................................................... 121
Table 44: Large Households by Tenure, Sonora 2000 .......................................... 121
Table 45: Estimated Farm Worker Population ( Including Non- Farm Workers in
Household) for All of Tuolumne County, 2000 ................................................. 124
Table 46: Projected Housing Needs by Income Group, Sonora 2001- 2009 .......... 126
Table 47: Household Projections, City of Sonora .................................................. 126
Table 48: Quantified Objectives for Meeting Housing Needs, Sonora 2001- 2009. 127
Table 49: Annual Quantified Objectives................................................................. 128
Table 50: New Construction Projected Need by Income Group ............................ 129
Table 51: Existing Multi- Family Residential Developments – Actual Densities, City of
Sonora ( 2004).................................................................................................. 130
Table 52: Inventory of High Density Residential ( HDR) Parcels Available for
Residential Development, General Plan 2020 ( Excludes Infill)........................ 131
Table 53: Inventory of Special Planning Parcels Available for New Residential
Development ( General Plan 2020) .................................................................. 132
Table 54: Inventory of Single- Family Residential ( SFR) Parcels Available for New
Residential Development, ( General Plan 2020, excludes in- fill lots) ............... 135
Table 55: Inventory of Low Density Parcels ( Estate Residential) Available for New
Residential Development ( General Plan 2020)................................................ 136
Table 56: Summary of Land Inventory ( Excluding In- fill) ....................................... 138
Table 57: General Plan 2020 Residential Land Use Designations and Compatible
Zoning Districts ................................................................................................ 138
Table 58: Assisted Housing Developments, City of Sonora, 2000........................ 140
Table 59: City of Sonora At- Risk Housing, 2001- 2018 .......................................... 141
Table 60: City of Sonora Assessed Value of At- Risk Housing ( 2002 Values) ....... 142
Table 61: Analysis of Potential Constraints to the Provision of Affordable Housing,
Special Needs Housing; City of Sonora Municipal Code & General Plan 2020
......................................................................................................................... 155
Table 62: Analysis of Potential Housing Constraints for the Disabled .................. 160
Table 63: Permit Review Process, City of Sonora ................................................. 164
List of Figures, List of Tables
Sonora General Plan 2020 xiii
Table 64: Development Costs for a 1,500 Square Foot Three- Bedroom Single-
Family Home Outside of an Existing Subdivision, 0.25 ac., City of Sonora 2003
......................................................................................................................... 166
Table 65: Development Costs for a 1,500 Square Foot Three- Bedroom Single-
Family Home within Morning Star Subdivision with Water, Sewer, Roads; 0.25
ac., City of Sonora 2003 .................................................................................. 167
Table 66: Development Costs for a 1,500 Square Foot Three- Bedroom Single-
Family Home within Subdivision with Water, Sewer, Roads; 0.25 ac., City of
Sonora 2003 .................................................................................................... 168
Table 67: Development Costs for a 15- Unit Apartment Complex on 1.5 acres, 15
Three- Bedroom Units @ 1,500 sq. ft.; City of Sonora 2003 ............................ 169
Table 68: Development Costs for a Duplex on 0.25 ac.; Two, Three- Bedroom Units
@ 1,500 sq. ft.; City of Sonora 2003................................................................ 170
Table 69: Vacant Residential Land Costs, City of Sonora – November, 2003....... 174
Table 70: Average Construction Costs; City of Sonora – May 22, 2002................ 174
Table 71: Housing Implementation Plan, 5- Year Schedule and Action Plan per
Government Code Section 65583( c) ............................................................... 200
Table 72: Location of Required Conservation and Open Space Elements in Other
Sections of the General Plan 2020 .................................................................. 212
Table 73: Vegetation Types in the City’s Sphere of Influence ............................... 237
Table 74: Special Status Species with Potential to Occur in City Sphere of Influence
......................................................................................................................... 240
Table 75: Waterways City of Sonora Sphere of Influence ..................................... 246
Table 76: Estimated Wastewater Demand Increase at Full Buildout ( Post 2020) of
Vacant and Underdeveloped Acreage ............................................................. 249
Table 77: Estimated Wastewater Demand Increase Based on 2020 Population
Projections and Vacant and Underdeveloped Acreage ................................... 250
Table 78: Estimated Water Demand Increase at Full Buildout ( Post 2020) of Vacant
and Underdeveloped Acreage ......................................................................... 254
Table 79: Estimated Water Demand Increase Based on 2020 Population Projections
for Vacant and Underdeveloped Acreage........................................................ 255
Table 80: Distance to Ldn Contours and Traffic Data City of Sonora and Adjacent
Areas................................................................................................................ 265
Table 81: Noise Levels Generated at Construction Sites....................................... 268
Table 82: Community Noise Exposure Inventory................................................... 270
Table 83: 2003 Sonora Fire Calls .......................................................................... 297
Table 84: Sonora Emergency Response Equipment ............................................. 298
Table 85: Police Calls, 2003 .................................................................................. 309
Table 86: City Facilities & Services within the City of Sonora ( Excluding Road
Rights- of- Way) ................................................................................................. 335
Table 87: City of Sonora Off- Street Parking Facilities............................................ 339
Table 88: City of Sonora On- Street Parking........................................................... 340
Table 89: County Facilities & Services within the City of Sonora ( Excluding Road
Rights- of- Way) ................................................................................................. 341
Table 90: State Facilities & Services within the City of Sonora ( Excludes
Transportation Rights- of- Way)......................................................................... 344
Table 91: Federal Facilities & Services within the City of Sonora .......................... 345
Table 92: Other Facilities & Services within the City of Sonora: Schools, Utilities,
Hospitals .......................................................................................................... 346
Table 93: Waterways City of Sonora Sphere of Influence ..................................... 350
Table 94: State and Federal Ozone Standards...................................................... 360
List of Figures, List of Tables
Sonora General Plan 2020 xiv
Table 95: Number of Days Sonora has Exceeded State or Federal Air Quality
Standards for Ozone ( CARB Barretta Street Station).................................... 360
Table 96: State and Federal Carbon Monoxide Standards.................................... 361
Table 97: 2003 Historic Resources Inventory Resources by Type ........................ 377
Table 98: 2003 Historic Resources Inventory by Architectural Type ..................... 387
Table 99: City of Sonora Employers ( 10+ Employees) .......................................... 401
Table 100: Fastest- Growing Absolute Growth Occupations Regional Projections
through 2006.................................................................................................... 403
Table 101: Fastest- Growth Occupations, Regional Projections 1999- 2006 .......... 405
Table 102: Developed Park and Recreation Facilities in the City of Sonora ( 2004)
......................................................................................................................... 429
Table 103: Sonora Park and Recreation Facility Options ( See Map, Sonora General
Plan 2020 Appendix 12A) ................................................................................ 431
Appendices - See Volume # 2
List of Abbreviated Terms
Sonora General Plan 2020 xv
Table 1: List of Abbreviated Terms
APN Assessor’s Parcel Number
CDFG California Department of Fish and Game
CEQA California Environmental Quality Act
CNDDB California Natural Diversity Database
CNPS California Native Plant Society
DEIR Draft Environmental Impact Report
EIR Environmental Impact Report
FEIR Final Environmental Impact Report
MBTA Migratory Bird Treaty Act
NPDES National Pollutant Discharge Elimination System
TCGP Tuolumne County General Plan
TUD Tuolumne Utilities District
USFWS United States Fish and Wildlife Service
USGS United States Geological Survey
Vision Statement and Purpose
Sonora General Plan 2020 Vision- 1
VISION STATEMENT, PURPOSE AND
REQUIREMENTS
Vision Statement & Purpose
On December 1, 2003, the City of Sonora adopted the following vision statement
which reflects the city’s vision for development within and around the City of Sonora
as reflected in this City of Sonora General Plan 2020 ( hereinafter, Sonora General
Plan 2020 or General Plan 2020):
General Plan Requirements
California has required local jurisdictions to develop plans to guide growth and
development since 1937.
Pursuant to Government Code Section 65300, state law requires that a city prepare,
and its legislative body adopt, a comprehensive long- term general plan for the
physical development of the city and of any land outside of its boundaries which, in
the judgment of the planning agency, bears relation to its planning.
Pursuant to Government Code Section 65302, the general plan must include the
following seven elements:
• Land Use Element
• Circulation Element [ included as two separate elements in Sonora
General Plan 2020: Circulation ( Transportation) and Public Facilities
and Services]
• Housing Element
• Conservation Element ( included as the Conservation & Open
Space Element in Sonora General Plan 2020)
• Open Space Element ( included as the Conservation & Open Space
Element in Sonora General Plan 2020)
City of Sonora Vision Statement
The City of Sonora has an obligation to provide the community
with a clean, safe and secure environment in which to live and
work, and to preserve and promote its historic character.
Vision Statement and Purpose
Sonora General Plan 2020 Vision- 2
• Noise Element
• Safety Element
In addition to these mandatory elements, Sonora General Plan 2020 includes five
non- mandatory elements:
• Air Quality
• Cultural Resources
• Economics
• Community Identity
• Recreation
Planning Process
The following is a list of meetings held in conjunction with the planning process:
City Council: 8/ 20/ 01
Joint City Council/ Planning Commission: 11/ 09/ 00, 9/ 03/ 02, 4/ 13/ 05, 4/ 27/ 05,
5/ 30/ 07
Planning Committee: 4/ 03/ 01, 6/ 06/ 01, 7/ 31/ 01, 10/ 24/ 01, 11/ 05/ 01, 12/ 03/ 01,
12/ 10/ 01, 3/ 04/ 02, 3/ 11/ 02, 3/ 14/ 02, 3/ 19/ 02, 3/ 28/ 02, 8/ 12/ 02, 8/ 21/ 02, 9/ 09/ 02,
5/ 19/ 03, 6/ 26/ 03, 11/ 4/ 03, 11/ 14/ 03, 3/ 1/ 04, 3/ 5/ 04, 3/ 24/ 04, 4/ 14/ 04, 5/ 10/ 04,
7/ 28/ 04, 8/ 11/ 04, 8/ 25/ 04, 7/ 13/ 05, 8/ 23/ 05, 9/ 8/ 05, 5/ 1/ 07
Open Houses: 11/ 13/ 02, 5/ 30/ 07
Landowner Meetings: 3/ 21/ 06, 3/ 22/ 06, 3/ 23/ 06, 3/ 24/ 06
Other:
Kick- off meeting with City staff - 10/ 13/ 00
Meetings with Advisory Agencies - 3/ 22/ 01- 4/ 15/ 01 ( and throughout process)
EIR Scoping Meeting – 7/ 31/ 06
Consultant/ Staff meetings ( throughout)
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 3
Chapter 1. Land Use
1.1. Requirements
The land use element is a required element of the general plan and is considered to
be the most important element of the general plan. All other elements of the general
plan relate directly to the land use element.
Government Code Section 65302( a) states that a general plan shall include a land
use element which designates the proposed general distribution and general location
and extent of the uses of the land for housing, business, industry, open space,
including agriculture, natural resources, recreation and enjoyment of scenic beauty,
education, public buildings and grounds, solid and liquid waste disposal facilities, and
other categories of public and private uses of land.
The land use element shall include a statement of the standards of population
density and building intensity recommended for the various districts and other
territory covered by the plan.
The land use element shall identify areas covered by the plan which are subject to
flooding and shall be reviewed annually with respect to those areas.
The land use element shall designate, in a land use category that provides for timber
production, those parcels of real property zoned for timberland production pursuant
to the California Timberland Productivity Act of 1982, Chapter 6.7 ( commencing with
Section 51100) of Part 1 of Division 1 of Title 5. It is noted that there are no
commercially significant timberlands located within the city limits. Therefore, this
land use designation is inapplicable to the City of Sonora.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 4
1.2. Approach
Table 2: Projected Population Growth City of Sonora: 2006 – 2020 / a/, / b/
Low Projection – 0.7% County Projection – 1.39% High Projection – 1.75%
Year
Projected City
Population @
0.7%
# Individuals
increase @ 0.7%
Projected City
Population @
1.39%
# Individuals
increase @ 1.39%
Projected City
Population @
1.75%
# Individuals
increase @ 1.75%
2006 4,804 00 4,804 00 4,804 00
Adjusted
2006/ b/
4,664 00 4,664 00 4,664 00
2007 4,697 33 4,729 65 4,746 82
2008 4,730 33 4,795 66 4,829 83
2009 4,763 33 4,862 67 4,914 85
2010 4,796 33 4,930 68 5,000 86
2011 4,830 34 4,999 69 5,088 88
2012 4,864 34 5,068 69 5,177 89
2013 4,898 34 5,138 70 5,268 91
2014 4,932 34 5,209 71 5,360 92
2015 4,967 35 5,281 72 5,454 94
2016 5,002 35 5,354 73 5,549 95
2017 5,037 35 5,428 74 5,646 97
2018 5,072 35 5,503 75 5,745 99
2019 5,108 36 5,579 76 5,846 101
2020 5,144 36 5,656 77 5,948 102
480 992 1,284
/ a/ 1.39% growth rate per California Department of Finance for Tuolumne County, 0.7% and 1.75% growth rates based on historic long- term
growth rates for the City of Sonora
/ b/ 140 individuals included population estimates by the DOF are housed in the county jail located within the city limits. The adjusted total
population removes this non- resident jail population.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 5
As illustrated in the preceding table, the City of Sonora can expect its population to grow to
between 5,144 and 5,948 individuals by the year 2020. Applying the county’s projected
growth rate, the city’s projected population would be approximately 5,656 individuals.
For the purposes of General Plan 2020 and this analysis, the population for the City of
Sonora is expected to reach between 5,144 and 5,948 resident individuals in the city limits.
Based on historical growth rates over the long term, the City of Sonora
anticipates its resident population will reach between 5,144 and 5,948
individuals by 2020— an increase of between 480 and 1,284 individuals
As the county seat, and the major employment and commercial center of Tuolumne County,
the City of Sonora sees a daily influx of non- resident population that increases the city’s
daytime population. The city estimates that the daytime population could increase to
between 22,000 and 25,000 individuals.
1.3. Project Boundaries and Location
The City of Sonora’s location is indicated in Figures 1 and 2. Figure 3 identifies the
Planning Referral Area and existing Sphere of Influence for Sonora General Plan 2020.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 6
Figure 1: Regional Project Location
Chapter 1: Land Use
Sonora General Plan 2020
Land Use - 7
Figure 2: Project Vicinity
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 8
1.4. Goals, Policies and Implementation Programs
Land Use: General
Goal:
1. A Provide a well- organized and orderly development pattern that maintains and
enhances the City of Sonora’s social, economic, cultural, environmental, and
aesthetic resources while managing growth so that adequate facilities and
services can be provided in pace with development.
Policies:
1. A. 1 Ensure an adequate amount of land planned for urban development to
accommodate projected population growth in areas where the appropriate
level of services are or can be made available.
1. A. 2 Make efficient use of land and promote a functional development pattern with
varied and compatible land uses.
1. A. 3 Ensure that the extent of development shall be related to the property’s
environmental constraints.
1. A. 4 Protect the public, existing and planned land uses, and the environment from
natural and development hazards.
Implementation Programs:
1. A. a Establish, Maintain and Update Zoning Districts
Establish and maintain new zoning districts and update existing zoning
district regulations consistent with the density and intensity standards
established in this element.
1. A. b Update the Sonora General Plan
Update or provide a thorough review of the Sonora General Plan 2020, as
necessary.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 9
1. A. c Monitor Land Availability
Monitor the supply of land available within the city for future development to
ensure that there is an adequate supply available to implement the goals,
policies and implementation programs of the general plan. Monitoring may
be accomplished by updating the city’s Geographic Information System land
use files when rezoning or general plan amendments are approved.
Related Programs: Chapter 1 ( Land Use) - Implementation Program 1. E. b, Chapter 3
( Housing) - Implementation Program 3. A. a( i) and 3. A. a ( ii), Chapter 10 ( Economics) -
Implementation Program 10. A. a.
1. A. d Establish Criteria for General Plan Amendments
In reviewing and application to amend the Sonora General Plan 2020 Land
Use Map, the Sonora Planning Commission and Sonora City Council shall
consider the overall consistency of the proposal with the goals, objectives
and policies of Sonora General Plan 2020 including, but not limited to:
i. What physical, social, or economic factors exist that were not
considered at the time of Sonora General Plan 2020 adoption
and the evaluation of the proposal based on new information
ii. Existing reasonable alternative sites in the vicinity that are
planned for the use and can accommodate the proposal
iii. The potential for the proposal to encourage undesirable
impacts
iv. The effect of the proposal on the fiscal health of the city
Related Program: Chapter 1 ( Land Use) - Implementation Program 1. J. b
1. A. e Continue to Reflect on the General Plan 2020 Land Use Maps the Non-
Availability of State- Designated Mineral Resources in Locations where
Development Already Exists
Those areas designated as MRZ- 2 by the State Mining and Geology Board
within the city limits which already have existing structures have not been
designated as mineral reserve zones on the Sonora General Plan 2020 land
use maps because the mineral reserves as described in DMG Open- File
Report 97- 09 Mineral Land Classification of a Portion of Tuolumne County,
California for Precious Metals, Carbonate Rock, and Concrete- Grade
Aggregate, are no longer available because of encroachment by
development. The city shall continue to reflect on its Sonora General Plan
2020 land use map, those locations where mineral resources are no longer
available due to existing development. The city shall continue to assign land
use designations other than Mineral Reserve in those areas.
Equivalent Program: Chapter 4 ( Conservation & Open Space)- Implementation Program 4. A. b
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 10
1. A. f Continue to Require a Conditional Use Permit for Mining Activities
within the City Limits
Continue to require a conditional use permit for mining activities located
within the city limits. Mining activities shall be consistent with the
requirements of the Surface Mining and Reclamation Act ( SMARA).
Equivalent Program: Chapter 4 ( Conservation & Open Space) - Implementation Program
4. A. c
Land Use: Community Design1
Goal:
1. B Balance the social, environmental, economic, cultural, and aesthetic
elements of the City of Sonora to provide a quality living environment and to
maintain the city as a distinct community.
Policies:
1. B. 1 Minimize conflicts between adjacent land uses.
1. B. 2 Encourage development which complements and blends in with its
surroundings.
1. B. 3 Consider aesthetics when reviewing development proposals.
1 See also General Plan 2020 Chapter 11, Community Identity Element
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 11
Implementation Programs:
1. B. a Consider Designating Scenic- Gateway Corridors
Consider designation of the following transportation routes as scenic- gateway
corridors in coordination with state and county agencies, as necessary:
Scenic- Gateway Corridors
State Highway
Route 49
School Street North. This highway is currently included in
California’s Master Plan for State Scenic Highways and is
designated as eligible for scenic highway status.
State Highway
49/ 108 Business
( Stockton Rd.)
Washington Street south/ southwest to Highway 108
State Highway
Route 108
All. This highway is currently included in California’s Master
Plan for State Scenic Highways and is designated as eligible
for scenic highway status.
South Washington
Street
Hospital Road South to Highway 108
Business Route
108/ Mono Way
East entrance to the city; from the by- pass off- ramp to
Sanguinetti
Update these designations, as necessary, to include annexation areas, as
they are added to the city.
Equivalent Programs: Chapter 2 ( Circulation) - Implementation Program 2. E. a, Chapter 4
( Conservation and Open Space) - Implementation Program 4. C. a, Chapter 11 ( Community
Identity) - Implementation Program 11. A. a
1. B. b Consider Establishing Scenic- Gateway Corridor Overlay ( Combining)
Zones on Lands Located Along Designated Scenic- Gateway Corridors
and Adopt Development Standards for that Zone
Consider establishing a Scenic- Gateway Corridor Overlay ( Combining) Zone
along lands designated scenic- gateway corridors. Adopt development
standards within these overlay ( combining) zones which do not prohibit new
development and, at a minimum: comply with the city’s hillside preservation
ordinance, include landscaping requirements, promote vegetation retention,
include design guidelines for construction emphasizing the blending of
structures with the existing landscape, require under grounding of utilities
( including power lines), promote retention of historic structures, promote non-glare
lighting, include standards for sign design, establish minimum setbacks
for buildings, and similar standards.
Equivalent Programs: Chapter 2 ( Circulation) - Implementation Program 2. E. b , Chapter 4
( Conservation and Open Space) - Implementation Program 4. C. b, Chapter 11 ( Community
Identity) - Implementation Program 11. A. b
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 12
1. B. c Develop a Master Plan for Context Sensitive Solutions
Identifying locations throughout the city which might benefit from the
application of context sensitive solutions including, but not limited to, plans
for:
i. type, size, location and planting technique for street trees
ii. location and design of bulbouts and pedestrian crossings
iii. location and design of parking
iv. location for civic buildings and other public facilities and
amenities
v. approaches to restoring historic buildings
vi. street lighting
vii. location and design of transit stops and ride- share centers
viii. similar programs
Equivalent Programs: Chapter 2 ( Circulation) - Implementation Program 2. E. c, Chapter 11
( Community Identity) - Implementation Program 11. A. l.
1. B. d Consider Establishing an Annexation Priority for Scenic Corridors
Consider establishing, as priorities for annexation, main corridors into the City
of Sonora. For example, consider annexing the area contained within the
city’s sphere of influence to encompass that area north of the city extending
from Highway 49, east to the Shaw’s Flat ditch as a priority to ensure
conservation of the scenic qualities of this corridor.
Related Programs: Chapter 1 ( Land Use) - Implementation Programs 1. B. a, 1. B. b and 1. G. b
1. B. e Identify Solid Waste Facilities
Identify existing and planned solid waste facilities in the county within or
adjacent to the city’s sphere of influence on the Sonora General Plan 2020
land use diagrams and designate land around these facilities for compatible
land uses recognizing that some potentially incompatible land uses may
already exist.
Related Program: Chapter 4 ( Conservation and Open Space) - Implementation Program 4. B. f
1. B. f Consider Redevelopment for New Annexation Areas
Consider using redevelopment as a tool for enhancing the appearance and/ or
economic values of new annexation areas subject to redevelopment law
restrictions and requirements.
Related Program: Chapter 1 ( Land Use) - Implementation Program 1. G. b
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 13
1. B. g Establish a Hillside Management Overlay Combining District
Establish and maintain a Hillside Management Overlay Combining District
applicable to those parcels subject to the city’s Hillside Preservation
Ordinance. Development on lands subject to this combining district shall be
in accordance with the hillside design practices of the city’s Hillside
Preservation Ordinance.
Equivalent Program: Chapter 11 ( Community Identity) - Implementation Program 11. A. e
1. B. h Consider Expanding the City’s Hillside Preservation Ordinance to
Include All Land Uses
The city’s hillside preservation ordinance currently addresses new
development on residentially- zoned lands. Consider expanding the
ordinance to address new development in all zoning districts.
In the absence of a Hillside Preservation Ordinance, or equivalent,
applications for new non- residential development of one acre or more on
slopes averaging 10% or greater, will, at a minimum, be accompanied by a
grading plan indicating, at a minimum, the amount of soil to be disturbed; a
tree plan indicating the number, size, species and location of trees to be
removed and proposals for replacing trees; a vegetation management plan
and revegetation plans.
Equivalent Programs: Chapter 4 ( Conservation and Open Space) - Implementation Program
4. C. d, Chapter 11 ( Community Identity) - Implementation Program 11. A. d
1. B. i Continue to Implement the City’s Hillside Preservation Ordinance
The density standards of the city’s hillside preservation ordinance are
reflected on the Sonora General Plan 2020 Land Use Maps and are based on
the Sonora General Plan 2020 Slope Maps. Whenever the city annexes new
land, land use designations shall reflect the density standards of the hillside
preservation ordinance per the Sonora General Plan 2020 Slope Maps.
Equivalent Programs: Chapter 4 ( Conservation & Open Space)- Implementation Program
4. C. c, Chapter 11 ( Community Identity) - Implementation Program 11. A. c
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 14
Land Use: Historic Preservation2
Goal:
1. C Maintain and enhance the character and diversity of the city’s historic
neighborhoods and downtown.
Policies:
1. C. 1 Encourage the retention, rehabilitation and restoration of historic structures.
1. C. 2 Preserve the contextual setting of the city’s historic neighborhoods and
historic districts.
Implementation Programs:
1. C. a Consider Amending the City’s Nonconforming Use Policies to Facilitate
the Replacement of Historic Structures and Uses
Consider amending Chapter 17.58, Nonconforming Uses, to eliminate the
requirement for a conditional use permit to replace some pre- existing uses to
allow replacement to pre- existing nonconforming status when such a use has
been destroyed by more than 50% for the following:
i. Residences 50 years of age or older
ii. Businesses operating at the same location since 1960 or earlier
( as listed on an inventory to be established by the city in
accordance with the implementation of this program and based on
assessor’s records, business licenses, historical records and other
information which documents the date of the businesses’
establishment)
2 See General Plan 2020 Chapter 9, Cultural Resources Element for additional information
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 15
1. C. b Encourage Off- Site Parking Areas in Historic Neighborhoods
Encourage development of alternatives to on- site parking requirements for
those historic neighborhoods where multi- family zoning conditionally permits
non- residential uses. Consider development of community parking areas
within these areas as an alternative to on- site parking. Pursue acquisition of
public lands and vacant lots within these areas, as feasible, to develop
landscaped community parking areas, consistent with the character of the
historic neighborhoods as an alternative to on- site parking. Encourage re-use
plans for public properties to include community parking areas. Consider
expanding the area in which in- lieu parking fees may be collected to include
those areas of historic neighborhoods which may conditionally permit non-residential
uses.
Related Program: Chapter 2 ( Circulation)- Implementation Program 2. D. d
1. C. c Continue to Permit Residential Uses in Commercial Zones, Including
Historic Commercial District Zones
Continue to maintain a provision within the city’s municipal code allowing
residential uses as permitted uses above ground level within all commercial
zones, including those within historic commercial districts.
Related Program: Chapter 3 ( Housing)- Implementation Program 3. A. d
1. C. d Develop an Historic Mixed Density Residential (: HMR) Combining
District
Develop an Historic Mixed Density Residential (: HMR) Combining District to
be applied to those parcels carrying the Historic Mixed Density Residential
( HMR) general plan land use designation. The HMR combining district
should allow, but is not limited to allowing: single- family residential uses,
multi- family residential uses and bed and breakfast establishments. As
compatible with state law and the city’s Housing Element, the district is
expected to allow residential care homes, day care and similar facilities. The
HMR combining district should include, but not be limited to addressing:
alternatives for on- site parking ( e. g., allowing reduced parking or use of
community parking areas in partial fulfillment of parking requirements),
maintenance of mature landscaping, reduced setbacks compatible with
historic character, and similar topics. This combining district also is expected
to allow for lots sizes consistent with historic lot sizes ( e. g., 6,000 square foot
net for single- family residential districts).
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 16
1. C. e Develop an Historic Mixed Use (: HMU) Combining District
Develop an Historic Mixed Use Combining District (: HMU) to be applied to
those parcels carrying the Historic Mixed Use general plan land use
designation. The HMU combining district should allow, but is not limited to
allowing: professional offices, single- family residential uses, multi- family
residential uses, museums, public uses, bed and breakfast establishments,
restaurants, art galleries, tourist information facilities, libraries, churches,
cemeteries ( generally less than one- half acre in size) and related and
accessory uses. As compatible with state law and the city’s Housing
Element, the district is expected to allow residential care homes, day care
and similar facilities. The overlay also is expected to allow storage within
existing structures ( of non- hazardous materials) where high- volume multiple
vehicle pick- ups for warehouses and deliveries are not anticipated ( i. e.,
distribution centers are not expected to be a permitted use). Low- volume
traffic retail may be considered.
The HMU combining district should include, but is not limited to addressing:
alternatives for on- site parking ( e. g., allowing reduced parking or use of
community parking areas in partial fulfillment of parking requirements),
maintenance of mature landscaping, adaptive re- use of historic structures,
reduced setbacks compatible with historic character, and similar topics. This
combining district also is expected to allow for lots sizes consistent with
historic lot sizes ( e. g., 6,000 square foot net for single- family residential
districts).
Land Use: Residential, Jobs & Housing Balance3
Goal:
1. D Provide for a wide variety of housing types and a high quality living
environment for city residents while maintaining and enhancing the city’s
economic base.
Policies:
1. D. 1 Promote the intermixing of different types of housing in residential areas and
within walking distance of commercial centers to meet the needs of different
segments of the population and avoid concentrations of affordable housing.
3 See also General Plan 2020 Chapter 3, Housing Element
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 17
1. D. 2 Encourage higher density housing in areas served by a full range of urban
services, preferably along collector, arterial, and major arterial streets, and
within walking distance of shopping areas.
1. D. 3 Recognize the need to supply affordable housing in close proximity to
commercial centers to serve the city and county’s high number of service-oriented,
minimum wage workers.
1. D. 4 Continue to provide a wide variety of housing suitable to all income levels.
Implementation Programs:
1. D. a Develop a Neighborhood Commercial ( NC) Zoning District
Develop a Neighborhood Commercial Zoning in areas located within one-quarter
mile of concentrated residential or high- density office land uses.
Neighborhood commercial uses may include, but are not limited to: small
grocery stores, neighborhood post offices and similar uses. To ensure
compatibility with adjacent land uses, neighborhood commercial uses should
be established as a conditional use in residential zoning districts.
Equivalent Program: Chapter 1 ( Land Use) - Implementation Program 1. E. d
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 18
1. D. b Maintain Moderate and High- Density Residential Land Use Designations
Near the City’s Commercial Centers and Encourage their Development
for Affordable Housing
Maintain the HDR ( High Density Residential) and MDR ( Medium Density
Residential) general plan land use designations and their compatible zoning
districts on vacant land within walking distance to the city’s commercial
centers.
Encourage the development of these lands for affordable housing through
implementation of the following programs:
i. Amend the Sonora Municipal Code and Sonora General Plan 2020
to require new development on lands zoned R- 2 and R- 3 ( MDR and
HDR land use designations) to meet the following minimum density
requirements:
Medium Density Residential ( R- 2): 6 du/ acre
High Density Residential ( R- 3): 11 du/ acre
This amendment shall include a provision for waiving the minimum
density requirement where such densities cannot be met due to health
and safety concerns as determined by the city or in which density’s
are in conflict with the density standards established in the city’s
hillside preservation ordinance.
ii. Implementation of the programs contained in the Housing Element,
Program 3. A. a ( This program encourages the establishment of
small, affordable housing units distributed throughout the city and
targeting infill parcels).
Equivalent Program: Chapter 1 ( Land Use) - Implementation Program 1. E. e, Chapter 3
( Housing) - Implementation Program 3. A. c, Chapter 8 ( Air Quality) - Implementation Program
8. A. c
Related Program: Chapter 3 ( Housing) - Implementation Programs 3. A. a and 3. B. f ( Density
Bonuses)
1. D. c Update, Maintain, and Promote the City’s Density Bonus Program
Amend Section 17.56.020 of the Municipal Code ( the city’s density bonus
program) to allow the provision of both a density bonus and other incentives
rather than limiting incentives to a density bonus or other incentives. Update
the density bonus provisions of the zoning code to reflect the adoption of new
standards enacted pursuant to Senate Bill 1818 ( Hollingsworth) adopted by
the state in 2004 ( e. g., increasing the density bonus from 25% to 35%).
Promote the availability of density bonuses through handouts at the public
counter, and by including information related to density bonuses on the city’s
website.
Equivalent Program: Chapter 3 ( Housing) - Implementation Program 3. B. f
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 19
1. D. d Facilitate Compact Development Patterns
Maintain minimum performance standards for development on adjoining
multiple- family and industrial or commercially- designated lands for Sonora
General Plan 2020 as necessary to ensure that new employee housing is
included in close proximity to new commercial or industrial development.
Equivalent Program: Chapter 4 ( Conservation & Open Space) - Implementation Program
4. B. e
Land Use: Commercial4
Goal:
1. E Maintain and enhance the present and future needs of city and county
residents and visitors while maintaining and enhancing the city’s economic
base and conserving the city’s social, economic, cultural, environmental, and
aesthetic resources.
Policies:
1. E. 1 Prohibit strip commercial development.
1. E. 2 Organize future commercial uses into planned, group concentrations.
1. E. 3 Encourage adaptive renovation and reuse of existing shopping centers as
anchor grocer stores recycle, consolidate, or leave.
1. E. 4 Require screening and buffering of commercial developments from adjoining
residential uses.
1. E. 5 Encourage a mixture of uses and activities that will maintain the vitality of the
downtown area.
1. E. 6 Promote integrated, rather than scattered, visitor- serving commercial
developments.
1. E. 7 Encourage new commercial development to integrate natural features into
project design taking advantage of, to the maximum extent feasible, creeks,
hillsides, scenic views, mature vegetation.
1. E. 8 Require new commercial development to be designed to minimize the visual
impact of parking areas from public transportation routes.
4 See also General Plan 2020 Chapter 10, Economics Element
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 20
1. E. 9 Facilitate walking in the historic downtown core area.
1. E. 10 Ensure that new commercial development within historic districts is designed
to be compatible with the scale and architectural style of the historic district.
1. E. 11 Continue to establish parking for commercial development within the historic
district to be consolidated in well- designed and landscaped lots or parking
structures.
Implementation Programs:
1. E. a Continue to Maintain and Update Commercial Development Standards
and the Site Plan Review Process
Continue to maintain and update the city’s landscaping, design review, sign
and parking design criteria and apply them through the city’s site plan review
process.
Equivalent Program: Chapter 11 ( Community Identity)- Implementation Program 11. A. o
1. E. b Maintain a List of Vacant Commercial Land
Facilitate economic development within the city by working in cooperation
with the Economic Development Company of Tuolumne County to maintain a
list of vacant commercial land to be made available to the public upon
request.
Equivalent Program: Chapter 10 ( Economics) - Implementation Program 10. A. a
Related Program: Chapter 1 ( Land Use) - Implementation Program 1. A. c
1. E. c Develop a Business Park ( BP) Zoning District
Develop a Business Park ( BP) Zoning District within the city to provide for a
mixing of light industrial and commercial uses.
Equivalent Program: Chapter 10 ( Economics) - Implementation Program 10. A. b
1. E. d Develop a Neighborhood Commercial ( NC) Zoning District
Develop a Neighborhood Commercial Zoning District in areas located within
one- quarter mile of concentrated residential or high- density office land uses.
Neighborhood commercial uses may include, but are not limited to: small
grocery stores, neighborhood post offices and similar uses. To ensure
compatibility with adjacent land uses, neighborhood commercial uses should
be established as a conditional use in residential zoning districts.
Equivalent Program: Chapter 1 ( Land Use) - Implementation Program 1. D. a
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 21
1. E. e Maintain Moderate and High- Density Residential Land Use Designations
Near the City’s Commercial Centers and Encourage their Development
for Affordable Housing
Maintain the HDR ( High Density Residential) and MDR ( Medium Density
Residential) general plan land use designations and their compatible zoning
districts on vacant land within walking distance to the city’s commercial
centers.
Encourage the development of these lands for affordable housing through
implementation of the following programs:
i. Amend the Sonora Municipal Code and Sonora General Plan 2020
to require new development on lands zoned R- 2 and R- 3 ( MDR and
HDR land use designations) to meet the following minimum density
requirements:
Medium Density Residential ( R- 2): 6 du/ acre
High Density Residential ( R- 3): 11 du/ acre
This amendment shall include a provision for waiving the minimum
density requirement where such densities cannot be met due to health
and safety concerns as determined by the city or in which density’s
are in conflict with the density standards established in the city’s
hillside preservation ordinance.
ii. Implementation of the programs contained in the Housing Element,
Program 3. A. a ( This program encourages the establishment of
small, affordable housing units distributed throughout the city and
targeting infill parcels).
Equivalent Program: Chapter 1 ( Land Use) - Implementation Program 1. D. b, Chapter 3
( Housing) - Implementation Program 3. A. c, Chapter 8 ( Air Quality) - Implementation Program
8. A. c
Related Program: Chapter 3 ( Housing) - Implementation Programs 3. A. a and 3. B. f ( Density
Bonuses)
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 22
Land Use: Industrial 5
Goal:
1. F Provide for wide variety of services, while protecting industrial development
from incompatible land uses.
Policies:
1. F. 1 Locate new industrial development away from established residential areas.
1. F. 2 Minimize the visibility of industrial areas from public transportation routes.
1. F. 3 Enhance the appearance of existing industrial establishments with extensive
outdoor storage visible from public transportation routes.
Implementation Programs:
1. F. a Pursue Development of a Sonora Business/ Industrial Park( s)
Consider establishing an annexation priority within the city’s sphere of
influence to add appropriate land to the city for the establishment of a
business/ industrial park where the city’s industrial development can be
concentrated and protected from incompatible land uses.
Equivalent Program: Chapter 10 ( Economics) - Implementation Program 10. A. d
1. F. b Encourage the Relocation and Concentration of Existing Industrial
Uses to Business/ Industrial Parks
Establish an incentive program for existing industrial developments within the
city limits or for quasi- industrial developments with extensive outside storage
visible from public transportation routes to relocate to newly established
business and industrial parks within the city in conjunction with the
establishment of new business or industrial parks within the city limits.
Equivalent Program: Chapter 10 ( Economics) - Implementation Program 11. A. o
5 See also General Plan 2020 Chapter 10, Economics Element
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 23
1. F. c Screen Existing Outdoor Storage Areas
Identify and, where feasible, pursue funding to assist landowners in adding
landscaping, wood- slatted fencing or similar devices to screen outdoor
storage areas ( e. g. outdoor storage of equipment, materials, and parts)
visible from public transportation routes.
Equivalent Program: Chapter 11 ( Community Identity) - Implementation Program 11. A. q
Land Use: Sphere of Influence, Planning Review Area and
Annexations
Goals:
1. G Participate in land use decisions for development located outside of the city
limits and within the city’s sphere of influence which directly or indirectly affect
the city and its ability to provide adequate police, fire and other services.
2. G Consider city annexations which further the goals, policies and
implementation programs of the city’s General Plan 2020 while maintaining
the city’s economic stability and ability to provide adequate public services
within its sphere of influence.
Policies:
1. G. 1 Ensure an adequate amount of land planned for urban development to
accommodate projected population growth in areas where the appropriate
level of services are or can be made available.
1. G. 2 Avoid problems and costs imposed on local government by development
served with inadequate public services and facilities.
1. G. 3 Discourage annexations which may imperil the city’s long- term ability to
finance, maintain, and operate facilities.
1. G. 4 Consider future annexations which contribute to a positive revenue flow
and/ or which further the implementation of Sonora General Plan 2020 Goals,
Policies and Implementation Programs.
1. G. 5 Promote land uses within areas annexed to the city that maintain the City of
Sonora as a separate and distinct community from the neighboring
communities— especially the communities of Columbia and Jamestown.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 24
Implementation Programs:
1. G. a Adopt Planning Review Area Boundaries
Adopt and submit to Tuolumne County, a map of the City of Sonora Planning
Review Area Boundaries indicating those areas in which the city formally
requests that the county undertake referrals and consultations with the city
Pursuant to California Government Code Section 65919.2 and as illustrated
in Figure 3.
Related Programs: Chapter 2 ( Circulation) - Implementation Program 2. E. d, Chapter 12
( Recreation) - Implementation Programs 12. B. b and 12. B. e
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Sonora General Plan 2020 Land Use - 25
Figure 3: City of Sonora Planning Referral Area, Existing Sphere of Influence
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Sonora General Plan 2020 Land Use - 26
1. G. b Establish an Annexation Plan/ Amend Sphere of Influence
Consider establishing an annexation plan which addresses policies for
evaluating annexation priorities and which identifies potential annexation
areas which assist in the implementation of the Sonora General Plan 2020’ s
goals, policies and implementation programs. Annexations will be
undertaken in consultation with Tuolumne County.
Priority annexations identified in Sonora General Plan 2020 include, but are
not limited to:
i. the addition of lands located immediately north and northeast
of Mono Way across from the Timberhills Shopping Center as
necessary to further the jobs and housing balance goals of the
General Plan 2020;
ii. the addition of light industrial lands located southeast of the
existing city limits as necessary to fulfill the community identity
and economic development goals of Sonora General Plan
2020;
iii. lands essential to preserving the scenic corridor along
Highway 49 north of the existing city limits as necessary to
fulfill the goals and policies of the conservation and open
space and community identity goals of Sonora General Plan
2020; and
iv. Lands located adjacent to Woods Creek southwest of the city
limits which may further the recreation goals, policies and
programs of the recreation element of Sonora General Plan
2020
v. United States Bureau of Land Management parcels adjacent
to the existing city limits or within the city’s sphere of influence,
especially along the Shaw’s Flat Ditch and between the Gibbs
Ranch Subdivision and Stockton Road where future trails
might be established consistent with the goals, policies and
programs of the recreation element of Sonora General Plan
2020
vi. Lands that facilitate the construction of high priority
transportation projects identified in the Sonora General Plan
2020 Circulation Element
Request formal adoption of the City of Sonora’s amended sphere of influence
by LAFCo as necessary to reflect annexation priorities pursuant to this
program.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 27
Land Use: Transportation 6
Goal:
1. H Provide a wide variety of transportation alternatives for the city’s residents
and visitors.
Policies:
1. H. 1 Safeguard lands identified for future transportation corridors and facilities to
ensure their future use.
1. H. 2 Promote and encourage pedestrian- oriented development.
Implementation Programs:
1. H. a Continue to Make Available Proposed Transportation Corridor/ Facility
Routes on City Maps
Continue to make available proposed transportation corridor/ facility routes on
city maps to ensure that landowners and developers are made aware of the
city and county plans for transportation routes when planning for future site
development.
Related Programs: Chapter 2 ( Circulation) - Implementation Program 2. A. b, Chapter 8 ( Air
Quality) - Implementation Program 8. A. b
1. H. b Identify Bicycle and Pedestrian Facilities
Maintain a list of priority routes for pedestrian and bicycle use within the city
limits which link existing residential areas to nearby commercial and
community centers. This list should be in addition to and, to the maximum
extent feasible, integrate with, the routes designated in the Non- motorized
Element of Tuolumne County’s Regional Transportation Plan.
Related Programs: Chapter 2 ( Circulation Element) - Implementation Programs 2. B. a through
2. B. f , 2. C. e, 2. E. e through 2. E. g; Chapter 8 ( Air Quality) - Implementation Program 8. A. a
6 See also General Plan 2020 Chapter 2, Circulation Element
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 28
1. H. c Promote Construction of Non- Motorized Transportation Facilities
Continue to include a non- motorized element in the Circulation Element of
Sonora General Plan 2020 ( Chapter 2) which promotes construction of
bicycle and pedestrian facilities connecting high population centers and high-use
destinations ( e. g., schools, shopping, multi- family housing, concentrated
single- family housing) over short distances.
Related Programs: Chapter 2 ( Circulation Element) - Implementation Programs 2. B. a through
2. B. f and 2. E. e through 2. E. g
Equivalent Program: Chapter 4 ( Conservation & Open Space) - Implementation Program
4. B. e
Land Use: Interjurisdictional Coordination
Goal:
1. I Foster communication between city and county planning agencies.
Policy:
1. I. 1 Maintain and increase opportunities for city and county planning staffs to
work together and establish common goals.
Implementation Programs:
1. I. a Continue to Participate on the Tuolumne County Transportation Council
Continue to maintain city representation on the Tuolumne County
Transportation Council as necessary to ensure that the city’s critical
transportation needs are addressed in regional transportation decisions.
Equivalent Programs: Chapter 2 ( Circulation) - Implementation Programs 2. A. m and 2. E. h
1. I. b Continue City of Sonora Representation on the Local Agency Formation
Commission ( LAFCo)
Continue to maintain city representation as a member of the Local Agency
Formation Commission. Investigate the potential benefits of expanding the
city’s representation on LAFCo.
1. I. c Consider Facilitating an Annual City/ County Coordination Event
Consider facilitating an annual city/ county staff meeting, luncheon or similar
activity to facilitate coordinated land use planning between city and county
staff members. Senior staff from the various city and county staffs should,
at a minimum, be present at the coordination event.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 29
Land Use: Special Planning Areas7
Goal:
1. J. Encourage new development which creates a diverse, walkable, compact,
vibrant project with integrated design compatible with the physical
characteristics of the property. 8
Policy:
1. J. 1 Provide a flexible framework for the development of properties that have
unique or unusual characteristics and do not fit into the conventional zoning
pattern including vacant land requiring unusually environmentally and
aesthetically sensitive development.
Implementation Programs:
1. J. a Develop a Special Planning Zoning District 9
Develop a Special Planning Plan Zoning District consistent with the Special
Planning ( SP) general plan land use designation promoting development
which includes some or all of the principles of Traditional Design. The
Special Planning Zoning District may consider discerning between principles
applicable to those developments which are primarily commercial in nature
and those which are primarily residential in nature. Examples of Special
Planning development principles may include, but are not limited to:
i. Walkability - most things within a 10- minute walk of home and
work, pedestrian- friendly street design
ii. Connectivity - interconnected streets, high quality pedestrian
network
iii. Diversity – diversity of complementary uses
iv. Quality Architecture and Urban Design – integrated
appearance consistent with the character of the city and
design recognizing the physical characteristics of the parcel
7 See also Chapter 11, Community Identity Element
8 This approach is sometimes referred to as Traditional Design ( TD), New Urbanism, Awhanee
Principles, Traditional Neighborhood Design, or similar names.
9 Summarized and adapted from www. newurbanism. org and the California Chapter of the
American Planning Association ‘ s “ Model Traditional Development District Enabling Zoning
Regulation, ” Gurdon H. Buck, AICP, 2000.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 30
v. Traditional Neighborhood Structure ( for Residential
Development)
vi. Increased Density – more buildings, residences, shops and
services located closer together for ease of walking ( increased
density would be inapplicable to development which does not
promote walkability)
vii. Smart Transportation – pedestrian- friendly design encouraging
a greater use of bicycles and walking as daily transportation
viii. Sustainability – minimal environmental impact of development
and its operations
ix. Quality of Life – taken together, the application of the design
principles in the Special Planning district should produce a
high quality of life
Development in this zone should require the preparation of a Specific Plan
( as defined in Government Code Section 65450 et seq), or an equivalent plan
for developments in excess of 10 acres. The SP Zoning District shall
establish the required contents as necessary to fully illustrate the project’s
design concepts.
Related Program: Chapter 3 ( Housing) - Implementation Program 3. A. b
1. J. b Establish Criteria for Requiring a Specific Plan for Some General Plan
Amendments and Annexation Areas
Establish criteria for when a specific plan shall be required including, but not
limited to:
i. Annexations initiated by a private entity where a site
development plan has not already been approved on land
exceeding ten acres in size
ii. General plan amendments on sites exceeding ten acres in
size
Related Program: Chapter 1 ( Land Use) - Implementation Program 1. A. d
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 31
1. J. c Establish Incentives for Coordinated Planning within the Special
Planning ( SP) Zone 10
Develop incentives to encourage multiple landowners to coordinate their
planning and development efforts to create well- design projects. Incentives
may include:
i. Allowing a relatively greater range of permitted uses and
greater development density/ intensity if a minimum
percentage of owners join together to formulate and
master plan
ii. Broader staff authority to grant administrative relief from
development standards ( e. g., 5% reduction in lot area,
setbacks, lot width; 5% increase in lot coverage and
building height)
iii. For commercial uses integrating housing, consider
excluding residential uses in calculations for maximum lot
coverage requirements, thereby providing a development
“ bonus”
iv. Allow developments with diverse uses to provide
alternative compliance with development and design
standards that accomplish the purposes of the standard
equally well or better than a plan that complies with the
standards.
v. Longer vesting of property rights connected with an
approved specific plan, or equivalent.
Related Program: Chapter 3 ( Housing) - Implementation Program 3. A. b
10 City of Colorado Springs, Colorado – Comprehensive Plan, 2001.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 32
1. J. d Preparation of a Fiscal Impact Statement 11
Consider requiring, in the Special Planning ( SP) Zone, the preparation and
submittal of a Municipal Fiscal Impact Statement prepared by a professional
real estates economic analyst addressing some or all of the following:
i. The property and other municipal tax and fee revenue that
may be generated
ii. The municipal expenses and burdens that may be
generated
iii. The impact of ancillary business to be generated in
existing business centers by the population of and visitors
to the project, and the demand for ancillary development to
be generated.
11 California Chapter of the American Planning Association, “ Model Traditional Development District
Enabling Zoning Regulation,” adapted from a paper by Gordon H. Buck, AICP, 2000.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 33
1.5. General Plan 2020 Land Use Designations & Maximum
Density and Intensity Standards
PRO - Park/ Recreation/ Resource/ Open Space
Purposes and Intent
To protect the open and semi- rural character of the City of Sonora while protecting its
inhabitants from natural hazards and conserving important areas of scenic, biological or
cultural values. To provide for and maintain publicly owned parks, recreational and cultural
facilities.
Locational Criteria
Encompasses areas prone to geotechnical hazards, flooding, important scenic and
biological resources, significant natural areas, and cultural areas. Includes Woods Creek,
Dragoon Gulch and Sonora Creek. Also includes those areas encompassing the city’s
existing and planned publicly- owned parks, recreational and cultural facilities. In areas
targeted for consideration as potential new redevelopment areas, pocket parks may be
indicated on the land use maps, however, locations indicated are intended to provide
general, rather than precise, locations for these parks which generally are intended to serve
those of live, work and shop at the city’s commercial centers.
Land Use Density and Intensity of Use
Generally, development within these areas is limited or prohibited. Because this
designation may be used in partnership with parks and recreational facilities, some small,
limited development ( e. g., bathrooms, rest stops) may occur, but rarely exceeds an FAR of
0.1.
ER - Estate Residential
Purposes and Intent
To provide a variety of housing alternatives, including larger lots ( 1- 3 acres) on relatively
gentle slopes.
Locational Criteria
Generally located in areas with gentle slopes away from the central core of the city. The
ER land use designation typically provides a transition between urban and more rural or
agricultural uses. The ER land use also provides opportunities for clustering on small
expanses of gently- sloping land.
Land Use Density and Intensity of Use
One dwelling unit per one acre to one dwelling unit per three acres.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 34
SFR - Single- Family Residential
Purpose and Intent
To preserve the integrity of existing single- family residential neighborhoods and reserve
lands best- suited for future single- family development.
Locational Criteria
Variable, but restricted to those areas which may be served by adequate water, sewer,
police, fire, roads and other public services.
Land Use Density and Intensity of Use
One dwelling unit per 7,500 square feet with an average of six dwelling units per acre and a
maximum FAR of 0.5. Lots of less than 7,500 square feet existing prior to the effective
date of Sonora General Plan 2020 ( May 30, 2007) are considered legal, conforming lots, but
may not be subdivided into lots of less than 7,500 square feet. Lots existing after the
effective date of Sonora General Plan 2020 shall be at least 7,500 square feet in size.
MDR - Medium Density Residential
Purposes and Intent
To provide for a variety of housing needs throughout the city including both single- family and
medium- density multi- family dwellings. Generally, MDR developments will include duplexes,
triplexes, and fourplexes. Integrated condominium or townhouse developments also are
encouraged. MDR housing is intended as a primary tool for fulfilling the housing needs of
special population groups ( e. g., seniors, affordable, retired, single).
Locational Criteria
Typically, MDR developments will be located close to commercial or other services and near
major streets and thoroughfares for convenient access. MDR developments will normally
be located on in- fill sites scattered throughout the city blending with the character of existing,
established neighborhoods. MDR developments that are not in- fill will typically be
condominium or townhouse developments located outside of existing, established
neighborhoods. MDR may also occur as upstairs apartments constructed in conjunction
with commercial developments to provide for live- work opportunities.
Land Use Density and Intensity of Use
The land use density for MDR is 10.89 dwelling units per gross acre for parcels less than
one acre in size. Land use density is 8.0 dwelling units per gross acre for parcels one acre
or larger in size. Minimum parcel size is 7,500 square feet. Building coverage shall not
exceed a maximum FAR of 0.5. Lots of less than 7,500 square feet existing prior to the
effective date of Sonora General Plan 2020 ( May 30, 2007) are considered legal,
conforming lots, but may not be subdivided into lots of less than 7,500 square feet. Lots
existing after the effective date of Sonora General Plan 2020 shall be at least 7,500 square
feet in size.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 35
HDR - High Density Residential
Purposes and Intent
To provide for a variety of housing needs throughout the city including both single- family and
medium- density multi- family dwellings. The HDR designation is intended primarily for
grouped or clustered single- family dwellings, duplexes, triplexes, apartments, dwelling
groups, condominiums and townhouses, senior housing projects, and multi- family dwellings.
It is anticipated that large, multi- family residential complexes will provide a designated
percentage of units for affordable housing as an alternative to high- density complexes built
solely for a single- target income group.
Locational Criteria
HDR developments will be located close to commercial or other services and near major
streets and thoroughfares for convenient access. HDR developments typically will be
located throughout the city and not concentrated in a single location. HDR may also occur
as upstairs apartments constructed in conjunction with commercial developments to provide
for live- work opportunities.
Land Use Density and Intensity of Use
The HDR land use density is 21.75 dwelling units per gross acre for parcels of less than one
acre in size. The HDR land use density is 15.0 dwelling units per gross acre for parcels one
acre or greater in size. Parcel sizes shall be a minimum of 12,500 net square feet. Building
coverage shall not exceed a maximum FAR of 0.5. Lots of less than 12,500 square feet
existing prior to the effective date of Sonora General Plan 2020 ( May 30, 2007) are
considered legal, conforming lots, but may not be subdivided into lots of less than 12,500
square feet. Lots existing after the effective date of General Plan 2020 shall be at least
12,500 square feet in size.
HMR - Historic Mixed Density Residential
Purpose and Intent
The HMR designation is intended to preserve both the historic and residential character of
those portions of the city with large concentrations of structures 50 years of age or older
located outside of the city’s designated historic commercial district and used primarily for
residential purposes.
Land Use Density and Intensity of Use
The allowable density for individual parcels designated HMR is variable. The HMR land
use density allows up to 21.75 dwelling units per gross acre for parcels of less than one acre
in size. The HMR land use density allows up to 15.0 dwelling units per gross acre for
parcels one acre or greater in size.
The maximum density permitted on any given parcel designated HMR is a reflection of
opportunities and constraints unique to each parcel. Allowable density is a direct function
of the site’s capacity to provide one or more housing units ( within single structures or
multiple structures) while maintaining the historic integrity of existing structures, providing
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 36
adequate parking, preserving mature landscaping and sustaining the overall historic
characteristics of the parcel, the immediate area and adjoining neighborhoods.
It is anticipated that a new Historic Mixed Density Residential Use combining district will be
developed to implement this proposed general plan land use designation. The HMR
combining district would overlay the existing primary zoning district and is expected to allow:
single- family residential uses, multi- family residential uses and bed and breakfast
establishments. As compatible with state law and the city’s Housing Element, the district is
expected to allow residential care homes, day care and similar facilities.
The HMR combining district is expected to include/ address: alternatives for on- site parking
( e. g., allowing reduced parking or use of community parking areas in partial fulfillment of
parking requirements), maintenance of mature landscaping, reduced setbacks compatible
with historic character, and similar topics. This combining district also is expected to allow
for lots sizes consistent with historic lot sizes ( e. g., 6,000 square foot net for single- family
residential districts).
HMU - Historic Mixed Use
Purpose
The HMU designation is intended to preserve historic character in those portions of the city
with large concentrations of structures 50 years of age or older located outside of the city’s
designated historic commercial district while allowing for a broad range of land uses
compatible with maintaining the historic integrity of individual structures and groups of
structures, landscapes and overall neighborhood character. The HMU designation is
intended to provide a transition between areas with high concentrations of structures 50
years of age or older that are primarily residential in nature ( Historic Mixed Density
Residential) and more intensive commercial and civic land uses located near the city’s
designated historic commercial district and along major city thoroughfares.
Land Use Density and Intensity of Use
The allowable density for individual parcels designated HMU is variable. The HMU land
use density allows up to 21.75 dwelling units per gross acre for parcels of less than one acre
in size. The HMU land use density allows up to 15.0 dwelling units per gross acre for
parcels one acre or greater in size.
The maximum density permitted on any given parcel designated HMU is a reflection of
opportunities and constraints unique to each parcel. Allowable density is a direct function
of the site’s capacity to provide multiple housing units ( within single structures or multiple
structures) while maintaining the historic integrity of existing structures, providing adequate
parking, preserving mature landscaping and sustaining the overall historic characteristics of
the parcel, the immediate area and adjoining neighborhoods.
It is anticipated that a new Historic Mixed Use combining district will be developed to
implement this proposed general plan land use designation. The HMU combining district
would be added to the underlying, primary, zoning district, and is expected to allow ( but is
not limited to): professional offices, single- family residential uses, multi- family residential
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 37
uses, museums, public uses, bed and breakfast establishments, restaurants, art galleries,
tourist information facilities, libraries, churches, cemeteries ( generally less than one- half
acre in size) and related and accessory uses. As compatible with state law and the city’s
Housing Element, the district is expected to allow residential care homes, day care and
similar facilities. The overlay also is expected to allow storage within existing structures ( of
non- hazardous materials) where high- volume multiple vehicle pick- ups for warehouses and
deliveries are not anticipated ( i. e., distribution centers are not expected to be a permitted
use). Low- volume traffic retail may be considered.
The HMU combining district is expected to include/ address: alternatives for on- site parking
( e. g., allowing reduced parking or use of community parking areas in partial fulfillment of
parking requirements), maintenance of mature landscaping, adaptive re- use of historic
structures, reduced setbacks compatible with historic character, and similar topics. This
combining district also is expected to allow for lots sizes consistent with historic lot sizes
( e. g., 6,000 square foot net for single- family residential districts). Many parcels designated
HMU are expected to qualify for benefits pursuant to the Mills Act program.
HC - Heavy Commercial
Purposes and Intent
To provide a broad range of commercial uses for both residents and visitors. Typical uses
include shopping centers, hotels, motels, restaurants, bars, department stores, gift shops
and professional offices. Generally used for large shopping centers with an integrated
design.
Locational Criteria
Generally located within urban areas and along major thoroughfares.
Land Use Density and Intensity of Use
The FAR for this designation shall not exceed 2.0.
C: Commercial
Purposes and Intent
Less intensive than HC and generally encompassing single small lots, a collection of small
lots or the city’s downtown historic district. Uses include professional offices, bed and
breakfasts, public facilities, small retail businesses, resident and tourist services, restaurants
and similar facilities. Generally includes commercial uses located outside of shopping
centers and outside of special planning areas.
Locational Criteria
Commercial uses located near residential or some public use areas and within the city’s
downtown historic district.
Land Use Density and Intensity of Use
The FAR for this designation shall not exceed 2.0.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 38
SP - Special Planning
Purposes and Intent
Encourage new development which creates a diverse, walkable, compact, vibrant project
with integrated design compatible with the physical characteristics of the property. This
designation includes two subcategories: Special Planning Residential ( SP- R) and Special
Planning Mixed Use ( SP- MU) reflecting the emphasis of land uses within each Special
Planning area.
Locational Criteria
Properties that have unique or unusual characteristics and do not fit into the conventional
zoning pattern including vacant land requiring unusually environmentally and aesthetically
sensitive development.
Land Use Density and Intensity of Use
Flexible standards, but generally will not exceed a FAR of 2.0 for projects which are
primarily commercial, a FAR of 1.5 for projects with diverse uses, and a FAR of 1.0 for
projects which are primarily residential.
P - Public ( and Quasi Public)
Purposes and Intent
Includes both public and quasi- public uses for those agencies which serve as their own
Lead Agency when conducting environmental reviews ( e. g., government buildings, schools,
railroad, PG& E, TUD facilities, cemeteries). Also includes hospitals as necessary to
address the unique land use needs of hospitals within the City of Sonora including
associated offices, helipads, emergency vehicles, and related uses.
Locational Criteria
Government buildings, schools, railroad, hospital facilities, PG& E, TUD, cemeteries and
similar uses.
Land Use Density and Intensity of Use
There are no maximum density or intensity standards for this designation.
LM - Light Manufacturing
Purposes and Intent
To provide for manufacturing, processing, assembly, storage, distribution and other
businesses including those which may require outdoor storage including auto repair facilities
and similar uses. Generally, uses under this designation may be incompatible with other
land uses due to noise, appearance, traffic, odors or similar characteristics. In areas where
noise, odors or aesthetics may be of concern, the designation provides for a mixture of light
industrial and commercial land uses ( BP Zoning District) with an emphasis on light
manufacturing, processing, assembly, wholesale businesses and research and development
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Sonora General Plan 2020 Land Use - 39
activities in a campus- like business setting ( e. g., extensive landscaping, integrated
architectural design)
Locational Criteria
Sonora General Plan 2020 does not include this designation within its existing city limits.
However, future annexations adjacent to the city will address the need for light
manufacturing uses within the city limits. Generally, these land uses will be concentrated in
industrial parks isolated from other land uses by topography, major thoroughfares or other
natural barriers. The LM land use will be located in areas which are not highly visible from
either Highway 49 or 108 or other major thoroughfares. For areas visible from major
thoroughfares requiring special design considerations, the BP Zoning District is expected to
apply.
Land Use Density and Intensity of Use
The FAR for this designation shall not exceed 1.0.
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 40
Table 3: General Plan 2020 Land Use Designations & Compatible Title 17 Zoning
Classifications
General Plan 2020 Designation Compatible Zoning
PRO:
Park/ Recreation/ Resource/ Open Space
P/ R: Park/ Recreation
O: Open Space
ER: Estate Residential RE- 1: Residential Estate, one acre minimum
RE- 2: Residential Estate, two acre minimum
RE- 3: Residential Estate, three acre minimum
SFR: Single- family residential R- 1: Single- family residential
MDR: Medium density residential R- 2: Medium- density residential
HDR: High density residential R- 3: High- density residential
HMR: Historic Mixed Density Residential R- 1: HMR
R- 2: HMR
R- 3: HMR
HMU: Historic Mixed Use R- 1: HMU
R- 2: HMU
R- 3: HMU
C: HMU
HC: Heavy Commercial GC: General Commercial
SC: Shopping Center Commercial
C: Commercial HC: Historic Central District Commercial
VC: Visitor- Serving Commercial
C: Commercial
NC: Neighborhood Commercial
SP: Special Planning
Includes Special Planning Residential ( SP- R)
and Special Planning Mixed Use ( SP- MU)
SP: Special Planning
SP- R: Special Planning, Residential
SP- MU: Special Planning, Mixed Use
P: Public and Quasi Public
P: Public
P- School, P- Hospital, P- City, P- County, P- Utility, P-Cemetery,
P- State, P- Federal, P- Highway, P- Road
LM: Light Manufacturing BP: Business Park
M- 1: Light Manufacturing
All Designations P/ R: Park/ Recreation
O: Open Space
P: Public
Combining Districts
: D Design Review Combining District
: H Historic Combining District
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 41
General Plan 2020 Designation Compatible Zoning
: HD Historic District Combining District
: HMO Hillside Management Overlay Combining
District
: HMU Historic Mixed Use
: HMR Historic Mixed Density Residential
: MRZ Mineral Reserve Combining District ( reflecting
state law)
: SCG Scenic Gateway Corridor Overlay Combining
District
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 42
Table 4: Summary of Title 17 Revisions Necessary for General Plan 2020 Consistency
Designation Description
New Title 17 Zoning Districts Proposed
RE- 1 Residential Estate, one acre minimum
RE- 2 Residential Estate, two acre minimum
RE- 3 Residential Estate, three acre minimum
SC Shopping Center Commercial
HC Historic Central District Commercial
VC Visitor- Serving Commercial
C Commercial
NC Neighborhood Commercial
SP Special Planning, Special Planning Residential, Special Planning Mixed Use
BP Business Park
Zoning Districts to be Replaced in Title 17
PD Planned Development to be replaced by Special Planning ( SP)
: PD
Planned Development Combining District to be replaced by Special Planning
( SP)
Zoning Districts to be Renamed
AR Agricultural residential to be renamed Estate Residential ( ER)
ML Limited manufacturing to be renamed Light manufacturing ( M- 1)
CO Tourist and administrative to be renamed Commercial ( LC) and Visitor- Serving
Commercial ( VC)
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 43
Table 5: Combining Districts ( Compatible with all General Plan 2020 land use
designations)
Combining District Description
: MRZ Mineral Reserve Combining District ( reflecting state law)
: SGC Scenic Gateway Corridor Overlay Combining District
: D Design Review Combining
: H Historic Combining
: HD Historic District Combining
: HMO Hillside Management Overlay Combining District ( applies to all parcels
subject to the city’s hillside preservation ordinance)/ a/
: HMR Historic Mixed Density Residential
: HMU Historic Mixed Use
/ a/ Hillside Management Overlay Combining District:
Purposes and Intent
To protect hillsides in accordance with the City of Sonora’s Hillside Preservation Ordinance.
Locational Criteria
Citywide
Land Use Density and Intensity of Use
Density varies based on slope.
Slope Density Slope Density
0- 15% 6 du/ acre 31- 35% 2 du/ acre
16- 20% 5 du/ acre 36- 40% 1 du/ acre
21- 25% 4 du/ acre 41- 45% 1 du/ 2 acres
26- 30% 3 du/ acre 46- 49% 1 du/ 3 acres
50%+ 1 du/ 10 acres
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 44
Table 6: Land Use Density and Intensity Standards
Maximum Building Intensity
General Plan 2020 Land Use Designation
Maximum Population
Density
Persons
Per Acre/ a/
Dwelling Units ( du) per
minimum parcel size
Floor Area Ratio
( FAR)
PRO: Park/ Recreation/ Resource/ Open Space
N/ A N/ A
0.0 – 0.1
ER: Estate Residential
0.70 – 3 acre parcels
1.03 – 2 acre parcels
2.06 – 1 acre parcels
1 du per 1- 3 acres
0.5
SFR: Single- Family residential
12.36
1 du per 7,500 sq. ft. gross
( 6,000 sq. ft. net)
6 du per 1 gross acre
0.5
MDR: Medium Density residential
16.48
8 du per 1 gross acre for
parcels one acre or larger
10.89 du per gross acre for
parcels less than one acre
0.5
HDR: High Density residential
30.9 ( 1 gross acre or
larger)
44.8 ( parcels less than
one gross acre)
15 du per 1 gross acre for
parcels one acre or larger
21.75 du per gross acre for
parcels less than one acre
0.5
HMR: Historic Mixed Density Residential 30.9 ( 1 gross acre or
larger)
44.8 ( parcels less than
one gross acre)
15 du per 1 gross acre for
parcels one acre or larger
21.75 du per gross acre for
parcels less than one acre
Minimum parcel size of
0.5
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 45
Maximum Building Intensity
General Plan 2020 Land Use Designation
Maximum Population
Density
Persons
Per Acre/ a/
Dwelling Units ( du) per
minimum parcel size
Floor Area Ratio
( FAR)
6,000 sq. ft. ( net) permitted
HMU: Historic Mixed Use 30.9 ( 1 gross acre or
larger)
44.8 ( parcels less than
one gross acre)
15 du per 1 gross acre for
parcels one acre or larger
21.75 du per gross acre for
parcels less than one acre
Minimum parcel size of
6,000 sq. ft. ( net) permitted
0.5
HC: Heavy Commercial N/ A N/ A 2.0
C: Commercial N/ A 8 du/ acre 2.0
SP: Special Planning
SP- R: Special Planning Residential
SP- MU: Special Planning Mixed Use
Normally 12.36- 30.9
( varies by
development)
Varies by development Varies by
development
P: Public/ Quasi Public N/ A N/ A N/ A
LM: Light Manufacturing N/ A N/ A 1.0
/ a/ “ Population density” is the number of residential units permitted on a single parcel multiplied by the average household size as determined by the 2000
Census. In the case of single- family dwellings, the average household size is 2.06 persons per dwelling
Chapter 1: Land Use
Sonora General Plan 2020 Land Use - 46
1.6. Comparison of 1986 General Plan and General Plan 2020 Land Use Designations by
Acreage
Figure 4: 1986 General Plan and General Plan 2020 Comparison – Distribution of Land Use Designations by Number of
Parcels
1986/ a/ Distribution of Land Uses by # Parcels 2020 Distribution of Land Uses by # Parcels
/ a/ Existing Conditions
Residential 74.5%
Commercial, Mixed Use 16.5%
Industrial, Rail 0.5%
Public, Recreation 8.5%
1,794 parcels 398 parcels
11 parcels 205 parcels
Residential 64.0%
Commerical