Sebastopol — Land Use

Overview

Sebastopol regulates what can be built and operated on a parcel by zoning district in Title 17 of the Zoning Code. The district name on the zoning map controls which uses are permitted (P), require a Conditional Use Permit (C), or are temporary (T), and which baseline dimensional standards apply. Residential districts have detailed land-use tables and setbacks, while commercial, office, and industrial districts allow a mix of business uses with specific conditions for any residential component (§ 17.20.020, § 17.25.020, § 17.10.020).

If a use is not shown as “P” or “T” in the district land-use tables, expect to need a Conditional Use Permit with findings (§ 17.20.020, § 17.25.020, § 17.415.030).

Use this page to match your district to allowed uses and the key numeric rules. For setbacks, height, and related dimensional rules, also see the Sebastopol Development Standards. For related requirements (e.g., parking, design review, overlay districts, ADUs, and variances), follow the linked topics.

Citywide land-use framework

• The Zoning Code is the controlling plan for land use and development citywide (§ 17.04.010, § 17.100.010). Parcels are assigned to districts on the official map, which is part of the code (§ 17.10.020).
• Land-use tables establish P, C, or T status by district. Where a Conditional Use Permit is required, the City must make specific findings and may impose operating conditions (§ 17.415.010–§ 17.415.030).
• No City entitlement is issued unless the use complies with the applicable chapter (§ 17.340.010).

Residential districts — purposes, uses, and key standards

Sebastopol has eight residential districts. Table 17.20-1 lists allowed uses; Table 17.20-2 sets dimensional standards (§ 17.20.020, § 17.20.030).

R1 — Single Family Residential

• Purpose: Very-low density residential; preserve rural-agricultural setting; areas with environmental constraints and/or prime agricultural soils; up to 1 unit/acre (§ 17.20.010).
• Typical permitted uses: Single-family detached, ADU (P). Amateur beekeeping, home occupations, small family daycare are P. Bed and breakfast (C). Agricultural employee housing (P). Outdoor agriculture (P). (§ 17.20.020)
• Key standards: Front setback 30 ft; interior side: 10% of lot width or 15 ft, whichever greater, max 25 ft; rear: 20% of lot depth (20–50 ft); max height 30 ft, 2 stories; special garage opening setback 30 ft when facing street (§ 17.20.030). Minimum lot area 1 acre interior/corner (§ 17.20.030).
• Where it applies: Large-lot edges and constrained areas; verify mapping on the Sebastopol Zoning map (§ 17.10.020).

R2 — Single Family Residential

• Purpose: Low-density residential; preserve rural-agricultural character; up to ~2.5 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family detached, ADU (P). Outdoor agriculture (P). Bed and breakfast (C). (§ 17.20.020)
• Key standards: Front 30 ft; side 10% of lot width (≤15 ft); rear 20% (20–35 ft); height 30 ft, 2 stories. Minimum lot area 17,500 sf interior/corner (§ 17.20.030).
• Where it applies: Low-density neighborhoods; verify (§ 17.10.020).

R3 — Single Family Residential

• Purpose: Medium-density residential; up to ~5.4 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family detached, ADU (P). Outdoor agriculture (C). Bed and breakfast (C). (§ 17.20.020)
• Key standards: Front 30 ft; side 10% of lot width or 10 ft (≤9 ft cap); rear 20% (20–30 ft); height 30 ft, 2 stories. Min lot area 8,000 sf interior (§ 17.20.030).
• Where it applies: Established single-family neighborhoods; verify (§ 17.10.020).

R4 — Single Family Residential-4

• Purpose: Medium-density residential; up to ~8.7 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family detached, ADU (P). Outdoor agriculture (C). Bed and breakfast (C). (§ 17.20.020)
• Key standards: Front 20 ft; side 10% of lot width or 5 ft (≤9 ft cap); rear 20% (20–30 ft); height 30 ft, 2 stories. Min lot area 5,000 sf interior (§ 17.20.030).
• Where it applies: Smaller-lot single-family areas; verify (§ 17.10.020).

R5 — Single Family and Multifamily Residential

• Purpose: Upper end of medium density; high-density single family, townhomes/condos, duplex–fourplex; up to 12 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family detached (one per parcel) (P), two detached single-family (P), two-family (duplex) (P), multifamily (P), attached single-family (P), dwelling groups (P), ADU/JADU (P). Bed and breakfast (C). Homeless shelter (C). (§ 17.20.020)
• Key standards: Front 15 ft; side 10% of lot width or 5 ft (≤9 ft cap); rear 20% (20–30 ft); height 30 ft, 2 stories. Min lot area 4,000 sf interior; multifamily lot width 60 ft (§ 17.20.030).
• Notable special: Garage/carport opening facing street must be 20 ft back (§ 17.20.030).
• Where it applies: Areas suited to small-lot and multi-unit forms; verify (§ 17.10.020).

R6 — Multifamily Residential

• Purpose: Lower end of high density; townhome/condo and multifamily; ~12.1–17.4 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family attached, duplex, multifamily, ADU/JADU (P). Bed and breakfast (C). Homeless shelter (C). (§ 17.20.020)
• Key standards: Front 15 ft; side 10% or 5 ft (≤9 ft cap); rear 20% (20–30 ft); height 30 ft, 2 stories. Min lot area 4,000 sf interior; multifamily width 60 ft (§ 17.20.030).
• Where it applies: Medium–high-density corridors; verify (§ 17.10.020).

R7 — Multifamily Residential

• Purpose: High density; ~12.1–25 units/acre (§ 17.20.010).
• Typical permitted uses: Single-family attached, duplex, multifamily, SRO (P). ADU (P). Bed and breakfast, semi-transient, transient lodging, homeless shelter, community care, health care (C). (§ 17.20.020)
• Key standards: Front 10 ft; side 10% or 5 ft (≤9 ft cap); rear 20% (20–25 ft); height 30 ft, 2 stories, with up to 40 ft, 3 stories for deed-restricted affordable housing (§ 17.20.030). Min lot area 6,000 sf interior; multifamily width 80 ft (§ 17.20.030).
• Where it applies: High-density areas near services; verify (§ 17.10.020).

RMH — Mobile Home Park

• Purpose: Comprehensively planned mobile home parks; master-planned community with open space, circulation, and long-term preservation (§ 17.20.010).
• Typical permitted uses: Mobile home park (P). Accessory uses/structures (C). Mobile home replacement on existing pad (P). Community garden/park (P). Temporary dwellings (T). (§ 17.20.020)
• Key standards: Height 30 ft, 2 stories; setbacks listed as 20 ft front, and “15/20 ft” for sides and rear (interpretation not provided; Verify with the jurisdiction) (§ 17.20.030).
• Where it applies: Parcels zoned RMH; verify mapping (§ 17.10.020).

Residential land-use snapshot

Commercial, office, and industrial districts — mixed-use rules and selected allowances

Sebastopol’s nonresidential districts include CO, CG, CD, M, OLM, and CM (§ 17.10.010). Allowed uses are identified in Table 17.25-1 (not in source materials). Key, code-controlled land-use rules you can rely on:

• Mixed-use siting for residential:
  • Residential in CO/CG/CD/M/CM/OLM is allowed as mixed-use, with ground-floor nonresidential along primary street frontages; residential on upper floors or behind street-front commercial. Ground-floor residential access may front the street if it is ≤25% of the width. This siting limit does not apply to deed-restricted affordable housing (§ 17.25.030(C)).
  • Permanent residential uses that are allowed in R7 but not part of a mixed-use project are allowed as CUPs in CO/CG/CD/M/CM/OLM (§ 17.25.030(C); § 17.25.040).
• Transient/semi-transient lodging:
  • Transient lodging is C in several districts and P/C in CD depending on room count (<50 rooms P; 50+ rooms C) (§ 17.25.040).
  • Semi-transient residential is C in CO, CG, and M; not allowed in OLM and CM (§ 17.25.040).
• Antennas and telecom:
  • Minor antennas Classes A/B are P in all listed districts; Classes C/D and commercial minor antennas ≤35 ft, and major telecom facilities, are C (§ 17.25.040).
• Drive-throughs: New drive-through uses are not allowed in any listed commercial/industrial district (§ 17.25.040).
• Large project layout criteria: For developments with 3+ storefronts or ≥15,000 sf in CO/CG/CD/M/CM/OLM, the project must be human-scale, pedestrian-oriented, and avoid strip-commercial layouts; parking generally belongs to the rear/side (§ 17.25.030(B)).

Dimensional standards for these districts are in Table 17.25-2 (not in source materials).

Civic and open space districts

• CF — Community Facilities. Allowed uses are identified in Table 17.30-1 (Not found in source materials) (§ 17.30.020).
• OS — Open Space. Land uses are limited to passive recreation, environmental education parks, and habitat conservation/restoration, including walkways (P). All other uses require a CUP (§ 17.32.020).

Special-purpose and combining districts

• PC — Planned Community. No uses are permitted by right; all uses require a Conditional Use Permit (§ 17.40.020). A rezone to PC must include a policy statement and a development plan that specifies allowed uses, setbacks, heights, density, coverage, parking, open space, circulation, landscaping, and other controls (§ 17.40.060).
• W — Primary Wetland. District is established in § 17.10.010; specific allowed uses not included in source materials.
• Combining districts: ESOS, WF, WS, REC exist (§ 17.10.010). Standards for these overlay districts are not included in the source materials.

Citywide residential modifiers that affect land use

• Accessory Dwelling Units (ADUs). Allowed on parcels zoned for single-family, duplex, or multifamily (and on nonresidential parcels currently used for a single-family dwelling) (§ 17.220.020(A)). Key rules:
  • Max size: 1,000 sf on parcels ≥10,000 sf; otherwise 840 sf (§ 17.220.020(D)(1)).
  • Height: 17 ft (1-story detached); 25 ft (detached 2-story) (§ 17.220.020(D)(3)).
  • Setbacks: 2-story/attached ADUs follow primary setbacks; 1-story detached may use half the side/rear setback, but not less than 5 ft; special no-setback for converting qualifying existing garages and ≤5 ft for units above garages (§ 17.220.020(D)(5)).
  • No off-street parking required for the ADU (§ 17.220.020(D)(14)(a)).
  • Lot coverage: ADUs are excluded from lot coverage calculations (§ 17.220.020(D)(13)).
  • Density: ADUs are not counted as “development units” for General Plan density (§ 17.220.020(H)).
  • Timing: An ADU may be built before the primary dwelling; if no primary is built within 4 years, the ADU becomes the primary unit for fee purposes (§ 17.295.030).
• Junior ADUs (JADUs). Allowed only on single-family parcels with an existing dwelling; owner-occupancy required; within existing walls including a bedroom; dedicated entry and efficiency kitchen; no parking required (§ 17.220.030(A)-(G)). JADUs are not shown as permitted in R7 in Table 17.20-1 (§ 17.20.020).

Growth management — residential allocation limits

• Citywide dwelling allocations are capped at 750 units through 2035 (or the remaining wastewater capacity, if less), with an annual cap of 50 units. Certain categories are exempt (e.g., affordable units, ADUs, replacement units, single-family on pre-1994 lots, shelters/SROs/community care, and residential units in the Central Core) (§ 17.500.030(B)-(C)).
• No residential building permit is issued unless an allocation is granted or the unit is exempt (§ 17.500.030(D)).

How approvals line up with land uses

• Administrative Permits apply when the land-use tables identify an administrative-level permitted use (§ 17.405.020).
• Conditional Use Permits require findings that the use will not be detrimental and is consistent with the General Plan and Title 17; standard and additional conditions may apply (§ 17.415.010–§ 17.415.030).
• Development in several districts also triggers design review and must comply with cross-cutting provisions on parking, signage, and landscaping and screening (§ 17.20.030; § 17.25.030(A)).

Checklist

• Confirm your parcel’s district on the official map and note any overlay/combining designations (§ 17.10.020; § 17.10.010).
• Identify your proposed use in the applicable land-use table: residential (Table 17.20-1) or commercial/industrial (Table 17.25-1; Not found in source materials) (§ 17.20.020; § 17.25.020).
• If the use is “C,” prepare for a Conditional Use Permit and findings; if “T,” secure a Temporary Use Permit (§ 17.415.010–§ 17.415.030).
• For residential projects, verify minimum lot area/width, front/side/rear setbacks, and height in Table 17.20-2 (§ 17.20.030).
• If proposing residential in a commercial/industrial district, design it as a mixed-use project with ground-floor commercial along the primary frontage unless exempt (affordable) (§ 17.25.030(C)).
• For ADUs/JADUs, confirm size, height, setback, and parking rules; confirm JADU allowance in your district (§ 17.220.020; § 17.220.030; § 17.20.020).
• Check for growth-management allocation needs or exemptions for new dwellings (§ 17.500.030).
• Anticipate cross-cutting requirements for parking, design review, and signage (§ 17.25.030(A)).
• If standards or allowances are unclear (e.g., RMH setbacks, commercial use lists), Verify with the jurisdiction.

Risks & Ambiguities

Plain-English Summary

Your Sebastopol zoning district determines what you can use your property for. In R1–R4 you’re mainly limited to single-family homes (ADUs are allowed citywide), while R5–R7 open the door to duplexes and multifamily. Commercial/industrial zones allow housing only as mixed-use, with storefronts on the main street side. Setbacks and heights vary by district (e.g., 30 ft front in R1 down to 10 ft in R7), and some uses need a Conditional Use Permit.

Information Gaps

• Full commercial/office/industrial allowed-use list and numeric standards (Table 17.25-1 and Table 17.25-2): Not found in source materials.
• Community Facilities (CF) allowed-use list (Table 17.30-1): Not found in source materials.
• Primary Wetland (W) standards and permitted uses: Not found in source materials.
• Overlay/combining district standards for ESOS, WF, WS, and REC: Not found in source materials.

Source References

• § 17.04.010 Adoption of Zoning Code
• § 17.08 Definitions (chapter listed in contents)
• § 17.10.010 Zoning districts
• § 17.10.020 Zoning Map
• § 17.20.010 Residential district purposes
• § 17.20.020 Allowed uses (Table 17.20-1)
• § 17.20.030 Development standards (Table 17.20-2)
• § 17.25.020 Allowed uses (commercial/office/industrial; table reference)
• § 17.25.030 Development standards and mixed-use siting
• § 17.25.040 Selected use permissions (residential and antennas in nonresidential districts)
• § 17.30.020 Community Facilities allowed uses (table reference)
• § 17.32.020 Open Space allowed uses
• § 17.40.020 PC permitted uses (none)
• § 17.40.060 PC policy statement and development plan contents
• § 17.220.010 Purpose of ADU chapter
• § 17.220.020 ADU criteria
• § 17.220.030 JADU criteria
• § 17.225.010 Temporary care unit standards
• § 17.230.030 Small-lot subdivision setbacks
• § 17.230.050 Maximum building height
• § 17.295.030 ADU allowed before principal dwelling
• § 17.300.010 Outdoor uses applicability
• § 17.340.010 Permits (compliance prerequisite)
• § 17.405.020 Administrative permits
• § 17.415.010–§ 17.415.030 Conditional Use Permits (purpose, criteria, findings)
• § 17.500.030 Growth management allocations

Source passages

• Sebastopol Zoning Code (§ 17.20.010) High relevance show source text
• Sebastopol Zoning Code (§ 17.20.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.10.010) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.40.060) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.230.050) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.500.030) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.220.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.40.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.32.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.100.010) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.25.030) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.25.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.415.010) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.20.030) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.10.020) Medium relevance show source text
• Sebastopol Zoning Code (§ 17.230.030) Medium relevance show source text

Cited sections

• § 17.04.010 Adoption of Zoning Code (§ 17.04.010)
• § 17.08 Definitions (chapter listed in contents) (§ 17.08)
• § 17.10.010 Zoning districts (§ 17.10.010)
• § 17.10.020 Zoning Map (§ 17.10.020)
• § 17.20.010 Residential district purposes (§ 17.20.010)
• § 17.20.020 Allowed uses (Table 17.20-1) (§ 17.20.020)
• § 17.20.030 Development standards (Table 17.20-2) (§ 17.20.030)
• § 17.25.020 Allowed uses (commercial/office/industrial; table reference) (§ 17.25.020)
• § 17.25.030 Development standards and mixed-use siting (§ 17.25.030)
• § 17.25.040 Selected use permissions (residential and antennas in nonresidential districts) (§ 17.25.040)
• § 17.30.020 Community Facilities allowed uses (table reference) (§ 17.30.020)
• § 17.32.020 Open Space allowed uses (§ 17.32.020)
• § 17.40.020 PC permitted uses (none) (§ 17.40.020)
• § 17.40.060 PC policy statement and development plan contents (§ 17.40.060)
• § 17.220.010 Purpose of ADU chapter (§ 17.220.010)
• § 17.220.020 ADU criteria (§ 17.220.020)
• § 17.220.030 JADU criteria (§ 17.220.030)
• § 17.225.010 Temporary care unit standards (§ 17.225.010)
• § 17.230.030 Small-lot subdivision setbacks (§ 17.230.030)
• § 17.230.050 Maximum building height (§ 17.230.050)
• § 17.295.030 ADU allowed before principal dwelling (§ 17.295.030)
• § 17.300.010 Outdoor uses applicability (§ 17.300.010)
• § 17.340.010 Permits (compliance prerequisite) (§ 17.340.010)
• § 17.405.020 Administrative permits (§ 17.405.020)
• § 17.415.010–§ 17.415.030 Conditional Use Permits (purpose, criteria, findings) (§ 17.415.010)
• § 17.500.030 Growth management allocations (§ 17.500.030)

• Official Sebastopol code library