[stickfigure]

We have primarily been looking for large agricultural plots (20-40 ac) in Sacramento, Solano, Napa, and Sonoma counties. Well and septic are tractable problems - which is to say, suitable properties are available. However, agricultural zoning rules in all of these counties forbid these kinds of dwelling groups. It's probably possible to fly under the radar but I don't think we're willing to take that risk. It might also be possible to get variances but again that's high risk, and you only find out for certain after you've bought the property.

It does seem to be that one of the least-friction approaches is to permit property as an RV park and have everyone move into tinyhomes-on-wheels instead of small permanent structures. We may end up taking that approach, although it would probably change the composition of our consortium somewhat.

There are some "special planning areas" in the delta (Sac county) that look very permissive, but they bring other issues (flood risk and flood construction requirements, mainly). On the other hand, hey, water :-)