Santa Rosa City Zoning Code
Division 1
Zoning Code Applicability
Note: Former Ch. 20-16, Resilient City Development Measures, derived from Ord. 2018-006; Ord. 2018-012; Ord. 2018-019; Ord. 2019-001; Ord. 2020-002; Ord. 2020-017; Ord. 2021-012; and Ord. 2023-015, 11/28/2023, was repealed by Ord. 2025-014, 11/18/2025.
§ 20-10.010 Title.
Title 20 of the Santa Rosa City Code is and may be cited as the Santa Rosa Zoning Code, hereafter referred to as "this Zoning Code."
(Ord. 3677 § 1, 2004)
§ 20-10.020 Purposes of Zoning Code.
This Zoning Code implements the goals and policies of the Santa Rosa General Plan by classifying and regulating the uses of land and structures within the City of Santa Rosa. In addition, this Zoning Code is adopted to protect and to promote the public health, safety, and general welfare of residents, and preserve and enhance the aesthetic quality of the City. To fulfill these purposes, it is the intent of this Zoning Code to:
Provide standards for the orderly growth and development of the City, and guide and control the use of land to provide a safe, harmonious, attractive, and sustainable community;
Implement the uses of land designated by the Santa Rosa General Plan and avoid conflicts between land uses;
Maintain and protect the value of property;
Conserve and protect the open space, scenic beauty, and other natural resources of the City;
Protect the character, and social and economic stability of residential, commercial, and industrial areas;
Assist in maintaining a high quality of life without causing unduly high public or private costs for development or unduly restricting private enterprise, initiative, or innovation in design; and
Provide for appropriate citizen participation in the decisions made in compliance with this Zoning Code.
(Ord. 3677 § 1, 2004)
§ 20-10.030 Authority, relationship to General Plan and Design Guidelines.
This Zoning Code is enacted based on the authority vested in the City of Santa Rosa by the State of California, through: the State Constitution; the Planning and Zoning Law; the Subdivision Map Act; the California Environmental Quality Act; other applicable statutes; and the City's Charter.
This Zoning Code and the Zoning Map (Chapter 20-20) are the primary tools used by the City of Santa Rosa to implement the Santa Rosa General Plan, which is the overall policy document of the City, hereafter referred to as the "General Plan."
The administration of this Zoning Code in development project review will include review and consideration of the following, provided that the provisions of this Zoning Code shall control in the event of any conflict with the provisions of the following:
The City's Design Guidelines, as required by Section 20-52.030 (Design Review) and other applicable provisions of this Zoning Code; and
(Ord. 3677 § 1, 2004)
§ 20-10.040 Responsibility for administration.
This Zoning Code shall be administered by: the City Council, hereafter referred to as the "Council"; Planning Commission, hereafter referred to as the "Commission"; Design Review and Preservation Board, hereafter referred to as the "DRPB"; Director of the Department of Planning and Economic Development, hereafter referred to as the "Director"; the Zoning Administrator; and the Department of Planning and Economic Development, hereafter referred to as the "Department" in compliance with Title 20 of the City Code and Chapter 20-60 (Administrative Responsibility) of this Zoning Code.
(Ord. 3677 § 1, 2004; Ord. 2025-003, 2/25/2025)
§ 20-10.050 Applicability of Zoning Code.
This Zoning Code applies to all land uses, structures, subdivisions, and development within the City of Santa Rosa, as provided by this Section.
New land uses or structures, changes to land uses or structures. Compliance with the requirements of Chapter 20-21 (Development and Land Use Approval Requirements) or, where applicable, Chapter 20-61 (Nonconforming Uses, Structures, and Parcels), is necessary for any person or entity to lawfully establish, construct, reconstruct, alter, or replace any use of land or structure.
Issuance of building or grading permits. The City may issue building, grading, or other construction permits only when:
Subdivision of land. Any subdivision of land proposed within the City after the effective date of this Zoning Code shall be consistent with: the minimum lot size requirements of Division 2 (Zoning Districts and Allowable Land Uses), any applicable Specific Plan, all other applicable requirements of this Zoning Code, and the City's subdivision regulations.
Effect of Zoning Code on existing uses and structures. An existing land use or structure is lawful only when it was legally established in compliance with all applicable regulations, and when it is operated and maintained in compliance with all applicable provisions of this Zoning Code, including Chapter 20-61 (Nonconforming Uses, Structures and Parcels).
Existing land uses or structures that were in violation of City zoning regulations applicable before the effective date of this Zoning Code, are in violation of this Zoning Code. These uses and structures shall continue to be in violation unless they conform to the current provisions of this Zoning Code.
Effect of Zoning Code changes on projects in progress. A land use permit or rezoning application that has been accepted by the Department as complete prior to the adoption date of this Zoning Code or any applicable amendment shall be processed according to the development standard and process requirements of this Zoning Code. Applications may be processed according to the development standards of the past Zoning Code upon written instruction made by the applicant or representative, but compliance with all current process requirements is required. The Department must receive the written instruction no later than 30 days after the effective date of this Zoning Code. To be considered eligible for consideration under the past Zoning Code, at least one action must be taken by the review authority no later than 210 days after the effective date of this Zoning Code.
Government projects. The provisions of this Zoning Code shall apply to any County, special district, and State or Federal government or agency to the maximum extent allowed by law. The provisions of this Zoning Code shall not apply to any public project of the City except to the minimum extent required by law. While an entitlement permit is not required for a City project, review by the Design Review and Preservation Board may be required as described in Zoning Code Section 20-52.030(B)(2).
Government projects. The provisions of this Zoning Code shall apply to any County, special district, and State or Federal government or agency to the maximum extent allowed by law. The provisions of this Zoning Code shall not apply to any public project of the City except to the minimum extent required by law. While an entitlement permit is not required for a City project, conceptual design review by the Design Review Board is required.
Minimum requirements. The provisions of this Zoning Code shall be minimum requirements for the promotion of the public health, safety, and general welfare. When this Zoning Code provides for discretion on the part of a City official or body, that discretion may be exercised to impose more stringent requirements than set forth in this Zoning Code as may be necessary to promote orderly land use development and the purposes of this Zoning Code.
Other requirements may still apply. Nothing in this Zoning Code eliminates the need for: obtaining any permit, approval, or entitlement required by other provisions of the Municipal Code; or complying with the regulations of any City department, or any County, regional, state, or federal agency.
Conflicting requirements. Any conflict between different requirements of this Zoning Code, or between this Zoning Code and other regulations, shall be resolved in compliance with Section 20-12.020D (Conflicting Requirements).
Effect of Zoning Code changes on Pipeline projects. Approved projects that are diligently pursuing construction, and which propose modifications that do not result in a substantial change to project intensity may be processed for compliance according to the Zoning Code in effect at the time of approval. These may be changes allowed by Zoning Code Section 20-54.060 Changes to an approved project, or similar changes as approved by the applicable review authority.
(Ord. 3677 § 1, 2004; Ord. 2021-012 §§ 2, 3; Ord. 2024-012, 11/19/2024; Area Specific Plan, the North Santa Rosa Station Area Specific Plan, and the Roseland Area/ Sebastopol Road Specific Plan, as they support housing production, environmental sustainability, transportation access, and land use compatibility. )
§ 20-12.010 Purpose of chapter.
This chapter provides rules for resolving questions about the meaning or applicability of any part of this Zoning Code. The provisions of this Chapter are intended to ensure the consistent interpretation and application of the requirements of this Zoning Code and the General Plan.
(Ord. 3677 § 1, 2004)
§ 20-12.020 Rules of interpretation.
Authority. The Zoning Administrator shall have the responsibility and authority to interpret the meaning and applicability of all provisions and requirements of this Zoning Code.
Language.
Terminology. When used in this Zoning Code, the words "shall," "will," "is to," and "are to" are always mandatory. "Should" is not mandatory but is strongly recommended; and "may" is permissive. The present tense includes the past and future tenses; and the future tense includes the present. The singular number includes the plural number, and the plural the singular, unless the natural construction of the word indicates otherwise. The words "include," "includes," and "including" mean "including but not limited to…."
Number of days. Whenever a number of days is specified in this Zoning Code, or in any permit, condition of approval, or notice issued or given as provided in this Zoning Code, the number of days shall be construed as calendar days, unless business days are specified. Time limits will extend to the following business day where the last of the specified number of days falls on a day that the City is not open for business, except as otherwise provided for by the Map Act.
Number of months. Whenever a time limit in this Zoning Code is specified in months, the number of months shall be deemed to be consecutive months.
Calculations—Rounding. Where provisions of this Zoning Code require calculations to determine applicable requirements, any fractional/decimal results of the calculations shall be rounded as provided by this subsection.
Residential density, minimum lot area and number of lots. The fractional/decimal results of calculations of the number of dwelling units allowed on a parcel based on maximum density requirements, and the number of parcels allowed through subdivision based on a minimum lot area requirement, shall be rounded down to the next lowest whole number. For example, the CV zoning district allows a minimum lot area of 20,000 feet for new subdivisions. Therefore, a parcel of 78,000 square feet could be subdivided into a maximum of three parcels, if approved by the review authority (78,000 / 20,000 = 3.9, rounded down to 3).
Floor area ratio. The decimal results of calculations of the floor area ratio on a parcel shall be rounded to the nearest tenth. If the digit to the right of the tenths place (hundredths place) is greater than or equal to five, the tenths place digit is rounded up. If the hundredths place digit is less than five, the tenths place digit remains unchanged (3.46 = 3.5, 3.42 =3.4).
All other calculations. For all calculations required by this Zoning Code other than those described in Subsection C.1 above, the fractional/decimal results of calculations shall be rounded to the next highest whole number when the fraction/decimal is 0.5 or more, and to the next lowest whole number when the fraction is less than 0.5.
Conflicting requirements. Any conflicts between different requirements of this Zoning Code, or between this Zoning Code and other regulations, shall be resolved as follows.
Zoning Code provisions. In the event of any conflict between the provisions of this Zoning Code, the most restrictive requirement shall control, except in case of any conflict between the zoning district regulations of Division 2 (Zoning Districts and Allowable Land Uses) and the provisions of Division 3 (Site Planning and General Development Standards), the provisions of Division 3 shall control. The provisions of Division 4 (Standards for Specific Land Uses) shall control over any conflicting provisions in Divisions 2 and 3.
Development Agreements, the General Plan or Specific Plans. In the event of any conflict between the requirements of this Zoning Code and standards adopted as part of any Development Agreement, the General Plan or a Specific Plan, the requirements of the Development Agreement, the General Plan, or a Specific Plan shall control.
City Code provisions. In the event of any conflict between requirements of this Zoning Code and other regulations of the City, the Zoning Administrator shall determine which provision shall control.
Private agreements. It is not intended that the requirements of this Zoning Code shall interfere with, repeal, abrogate or annul any easement, covenant, or other agreement that existed when this Zoning Code became effective. This Zoning Code applies to all land uses and development regardless of whether it imposes a greater or lesser restriction on the development or use of structures or land than an applicable private agreement or restriction, without affecting the applicability of any agreement or restriction. The City shall not enforce any private covenant or agreement unless it is a party to the covenant or agreement.
Internal cross-references. When a provision of this Zoning Code refers to a requirement elsewhere, the subject of the cross reference is assumed to be another Division, Chapter, Section, or Subsection of this Zoning Code, or another provision within the same Section, unless the title of another document is provided. For example:
§ 20-12.030 Procedures for interpretations.
Whenever the Zoning Administrator determines that the meaning or applicability of any of the requirements of this Zoning Code are subject to interpretation generally, or as applied to a specific case, the Zoning Administrator shall issue an official interpretation, or refer the matter to the Commission in compliance with Subsection B.
Request for interpretation. The request for an interpretation or determination shall be filed with the Department and shall include all information required by the Department.
Referral of interpretation. The Zoning Administrator has the option of forwarding any interpretation or determination of the meaning or applicability of any provision of this Zoning Code directly to the Commission for consideration.
Findings, basis for interpretation. The issuance of an interpretation shall include findings stating the basis for the interpretation. The basis for an interpretation may include technological changes or new industry standards. The issuance of an interpretation shall also include a finding documenting the consistency of the interpretation with the General Plan, and any applicable Specific Plan.
Record of interpretations. Official interpretations shall be:
Written, and shall quote the provisions of this Zoning Code being interpreted, and the applicability in the particular or general circumstances that caused the need for interpretations, and the determination; and
Distributed to the Council, Commission, Director, DRPB, City Manager, City Attorney, City Clerk, and affected Department staff.
Any provision of this Zoning Code that is determined by the Zoning Administrator to need refinement or revision will be corrected by amending this Zoning Code as soon as is practical. Until an amendment can occur, the Zoning Administrator will maintain a complete record of all official interpretations as an appendix to this Zoning Code, and indexed by the number of the Chapter or Section that is the subject of the interpretation.
(Ord. 3677 § 1, 2004; Ord. 2025-003, 2/25/2025)