Sonoma Development Center Housing Development Project (PLP24-0005)
Project Overview
In August 2023, Eldridge Renewal submitted a development pre-application vesting their rights under the Gov. Code § 65589.5(d)(5) provision known as the “Builder’s Remedy.” A full application package followed on February 16, 2024. The application was deemed complete on March 6, 2025, wherein Permit Sonoma determined the information received was sufficient to begin environmental review under the California Environmental Quality Act and process the application.
The project consists of a Major Subdivision, Design Review, and Density Bonus application for a mixed-use housing development project and commercial space across three existing parcels consisting of the following:
- A mixed- use development across three parcels on the Sonoma Development Center campus (APNs 054- 090- 001, 054- 150- 005, and 054- 150- 010) consisting of the following: 990 residential units with a diverse array of styles of attached and detached residential homes, apartments, cohousing, and independent living residences. The apartments and homes will range from 500 square feet to 3,200 square feet per unit and 200 of the 990 total units on-site will be affordable to lower income households.
- The residential buildout includes:
- 56 courtyard units, 312 detached homes, 26 duplexes, 57 triplexes, 254 townhomes, 200 apartment units, 74 mixed-use units, 6 cohousing units, and 5 independent living; and
- Approximately 130,000 square feet of commercial uses, including office, retail, research and development, micro-manufacturing and other uses that form an active jobs center for the broader Sonoma Valley; and
- A 150- room hotel and associated amenitie (approximately 120,000 square feet in total) with a parking structure; and
- Approximately 70 acres of outdoor public parks, active recreational areas, and open space areas including walking trails, sports fields, children’ s playgrounds, dog parks; and
- A community center and gym, and riparian corridors. Various public infrastructure and utility network improvements; and Approximately 3,030 parking spaces for automobiles (on- street and off- street) and commensurate outdoor parking spaces for bicycles distributed throughout the site;
- A new fire station and designated evacuation command center.
Plans, designs, and information for the development application can be found through the Documents Section below.
Analysis of the development is underway. Permit Sonoma has determined that the scope and intensity of development proposed under the project number PLP24-0005 (DRH24-0003 and MJS24-0003) has the potential to result in significant environmental impacts that cannot be fully mitigated, and therefore an Environmental Impact Report (EIR) will be prepared. As the lead agency, Permit Sonoma will manage the environmental review process and prepare the required environmental document. This process will also identify and analyze any discrepancies that arise between the Specific Plan and proposed development application, providing mitigations as necessary.
As a “Builder’s Remedy” project under state law there will be no more than five (5) public hearings. The public is encouraged to participate and provide comment at these hearings. The dates for the hearings are yet to be determined but will be publicly noticed at the appropriate time in compliance with State Law.
Notice of Preparation and Public Meetings
Permit Sonoma will publish a Notice of Preparation (NOP), which will notify responsible agencies and interested parties of its intent to prepare a Draft Subsequent Environmental Impact Report for the project. The NOP describes the project that will be analyzed in the Environmental Impact Report and identifies areas of probable environmental effects.
Scoping Meeting
The County will hold a scoping meeting to provide an additional opportunity for agency staff and interested members of the public to submit comments, either written or verbal, on the scope of the environmental issues to be addressed in the EIR. The date has not been determined but will be publicly noticed on this website when a date is finalized.
Public Hearings and Meetings
More information on these meetings and supporting documentation will be published here and in the Documents section below.
Project Timeline
Frequently Asked Questions
Answers to frequently asked questions (FAQs) about the General Plan Update:
What is the Housing and Accountability Act (HAA)??
The California Housing Accountability Act (HAA), first passed in 1982, prohibits a jurisdiction from denying or reducing the size of housing developments that are compliant with its zoning code and other objective standards. Senate Bill 167 (2017), strengthens the HAA to ensure cities and counties do not unfairly hinder the development of legally compliant housing projects. Senate Bill 167 clarified the definition of “objective standards” and increases the amount of evidence a jurisdiction must show to legally reject an application. Under these amendments, local governments can only apply standards in effect when the development application was deemed complete.
What is a “Builder’s Remedy” Project and what does it mean?
Under the “Builder’s Remedy” provision in the State Housing and Accountability Act (HAA), jurisdictions without a substantially compliant Housing Element are prohibited from denying, reducing the density of, or rendering infeasible certain housing projects, even if the project is noncompliant with that jurisdiction’s Zoning Ordinance, and General and Specific Plans. Sonoma County’s Housing Element was out of compliance at time of submittal of this project.
How many hearings will the project have?
Under the HAA, the project is limited to five (5) total hearings. These will be publicly announced when dates are determined. Public comment and participation are welcome.
Does the Project still have to comply with the California Environmental Quality Act (CEQA)?
Yes, the HAA contains no exemptions from the California Environmental Quality Act. The HAA specifically states that nothing relieves the local agency from making the required CEQA findings and otherwise complying with CEQA generally.
Does the Project still have to comply with the General Plan and Zoning Regulations?
The Builders Remedy provision may require a local agency to approve an eligible housing development project despite its noncompliance with local development standards, zoning, or the General Plan.
Additionally, under the State Density Bonus Law, developers are entitled to a certain number of incentives and concessions based on the percentage of affordable housing proposed. Incentives and concessions include a reduction in site development standards or modification of zoning code or architectural requirements, approval of mixed-use zoning, or other regulatory incentives or concessions that result in identifiable and actual cost reductions. The County is required to grant a concession or incentive unless it finds that it would not result in identifiable and actual cost reductions, would cause a public health, safety, or environmental problem, would harm historical property, or would be contrary to law. If a local development standard would prevent a project from being built at the permitted density and with the granted concessions/incentives, that standard can be waived. Developers are afforded significant flexibility to design projects, including adding amenities and density beyond local standards, even if those additions conflict with local zoning regulations. An agency cannot enforce any rule that effectively blocks the construction of the project as proposed by the developer, regardless of whether it includes extra amenities.
Project Contact
The public is encouraged to provide written comment either via email or in writing at:
PermitSonoma-SDC@sonoma-county.org
Designated Planner: Wil Lyons
Permit Sonoma
2550 Ventura Avenue
Santa Rosa, CA 95403
Revised Environmental Impact Reports will be posted on this site as available. Any applicable comment deadlines and directions will be posted at that time.
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