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Santa Rosa City Zoning Code

Division 2

Zoning Districts and Allowable Land Uses

§ 20-20.010 Purpose.

This chapter establishes the zoning districts applied to property within the City and adopts the City's Zoning Map.
(Ord. 3677 § 1, 2004)

§ 20-20.020 Zoning Map and zoning districts.

The Council hereby adopts the City of Santa Rosa Zoning Map (hereafter referred to as the "Zoning Map"), which is on file with the Department. The Zoning Map is hereby incorporated into this Zoning Code by reference as though it were fully included here.
A. 
Zoning districts established. The City of Santa Rosa shall be divided into zoning districts that implement the Santa Rosa General Plan. The zoning districts shown in Table 2-1 are hereby established, and shall be shown on the Zoning Map.
B. 
Interpretation of zoning district boundaries. If there is uncertainty about the location of any zoning district boundary shown on the official Zoning Map, the location of the boundary shall be determined by the Director as follows.
1. 
Where district boundaries approximately follow lot, alley, or street lines, the lot lines and street and alley centerlines shall be construed as the district boundaries;
2. 
If a district boundary divides a parcel and the boundary line location is not specified by distances printed on the zoning map, the location of the boundary will be determined by using the scale appearing on the zoning map or the legal description in the City ordinance that adopted the Zoning District boundary; and
3. 
Where a public street or alley is vacated or abandoned by an official action of the City Council, the property that was formerly in the street or alley will be included within the zoning district of the adjoining property on either side of the vacated or abandoned street or alley. If the adjoining properties are in different zoning districts, the boundary lines shall be the centerline of the former street or alley, and the extension of the side lot lines of the adjacent parcels.
C. 
Housing Projects. There is no requirement to rezone a site for consistency with the General Plan if a proposed housing project is consistent with objective General Plan standards and criteria. The housing project is required to comply with the objective standards and criteria of the zoning district which implements the subject General Plan land use, as shown in Table 2-1, Zoning Districts.
TABLE 2-1—ZONING DISTRICTS
Zoning District Symbol
Name of Zoning District
General Plan Land Use Classification Implemented by Zoning District
Residential Districts
RR
Rural Residential
Residential—Very Low Density
R-1
Single-Family Residential
Residential—Low Density/Open Space, Low Density, Medium Low Density
R-2
Medium Density Multi-Family Residential
Residential—Medium Density
R-3
Multi-Family Residential
Residential—Medium Density, Medium High Density
TV-R
Transit Village-Residential
Transit Village Medium
NMU
Neighborhood Mixed Use
Neighborhood Mixed Use
MH
Mobile Home Park
Residential—Mobile Home Parks
Commercial Districts
CO
Office Commercial
Office
CN
Neighborhood Commercial
Mixed Use, Neighborhood Shopping Center
CG
General Commercial
Retail and Business Services
CV
Motor Vehicle Sales
Retail and Business Services
CMU
Core Mixed Use
Core Mixed Use
SMU
Station Mixed Use
Station Mixed Use
MMU
Maker Mixed Use
Maker Mixed Use
CSC
Community Shopping Center
Mixed Use, Community Shopping Center
TV-M
Transit Village-Mixed
Transit Village Mixed Use
Industrial Districts
BP
Business Park
Business Park
IL
Light Industrial
Light Industry, Retail and Business Services
IG
General Industrial
General Industry
Special Purpose Districts
OSC
Open Space—Conservation
Open Space, Residential—Low Density/Open Space
OSR
Open Space—Recreation
Open Space
PD
Planned Development
All
PI
Public/Institutional
Public/Institutional
Combining Districts
-G
Gateway
All
-H
Historic
All
-SR
Scenic Road
All
-DSA
Downtown Station Area
All
-SA
North Station Area
All
-SH
Senior Housing
All
(Ord. 3677 § 1, 2004; Ord. 3950 § 2, 2010; Ord. 3997 § 3, 2012; Ord. 2020-001 § 2; Ord. 2020-014 § 3)

§ 20-21.010 Purpose.

This Chapter describes the City's requirements for the approval of proposed development and new land uses. The Permit requirements established by this Zoning Code for specific land uses are in Chapters 20-22 through 20-24.
(Ord. 3677 § 1, 2004)

§ 20-21.020 General requirements for development and new land uses.

Each land use and/or structure shall be established, constructed, reconstructed, altered, moved or replaced in compliance with the following requirements.
A. 
Allowable use. The land use shall be allowed by this Zoning Code in the zoning district applied to the site. The basis for determining whether a use is allowable is described in Section 20-21.030 (Allowable Land Uses and Permit Requirements).
B. 
Permit and approval requirements. Any land use permit or other approval required by Section 20-21.030 (Allowable Land Uses and Permit Requirements) shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in Section 20-21.040 (Exemptions from Land Use Permit Requirements).
C. 
Development standards, conditions of approval. Each land use and structure shall comply with the development standards of this Chapter, the provisions of Division 3 (Site Planning and General Development Standards), and any applicable conditions imposed by a previously granted land use permit.
D. 
Legal parcel. The site of a proposed development or new land use shall be a parcel that was legally created in compliance with the Subdivision Map Act and the Title 19 of the City Code (Subdivisions).
E. 
Consistency with Design Guidelines. A proposed development shall be consistent with the City's Design Guidelines as applied to the project through the Design Review process, or through the approval of a Conditional Use Permit or Minor Conditional Use Permit.
(Ord. 3677 § 1, 2004)

§ 20-21.030 Allowable land uses and permit requirements.

A. 
Allowable land uses. The uses of land allowed by this Zoning Code in each zoning district are listed in Chapters 20-22, 20-23, and 20-24, together with the type of land use permit required for each use.
1. 
Establishment of an allowable use.
a. 
Any one or more land uses identified by the tables as being allowable within a specific zoning district may be established on any parcel within that zoning district, subject to the land use permit requirements of Subsection B, and compliance with all applicable requirements of this Zoning Code.
b. 
Where a single parcel is proposed for development with two or more of the land uses listed in the tables, the overall project shall be subject to the highest permit level required by Subsection B for any individual use. For example, Table 2-6 in Section 20-23.030 would require that a new building proposed in the CN zoning district with a bar/tavern on the ground floor and professional offices on the second floor would require Conditional Use Permit (CUP) approval because Table 2-6 requires Conditional Use Permit approval for "Bar/Tavern," even though "Office—Business/Service" is listed in the CN zone as a permitted use, requiring only a Zoning Clearance.
2. 
Use not listed. A land use that is not listed in tables or is not shown in a particular zoning district is not allowed, except as otherwise provided in Subsection A.3, or Section 20-21.040 (Exemptions from Land Use Permit Requirements).
3. 
Similar and compatible use may be allowed. The Director may determine that a proposed use not listed in this Division is allowable as follows:
a. 
Required findings. The Director may determine that a proposed use is similar to, and compatible with a listed use and may be allowed, only after first making all of the following findings:
(1) 
The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the district;
(2) 
The use will be consistent with the purposes of the applicable zoning district;
(3) 
The use will be consistent with the General Plan and any applicable specific plan;
(4) 
The use will be compatible with the other uses allowed in the applicable zoning district; and
(5) 
The use is not listed as allowable in another zoning district.
A determination that a use qualifies as "a similar use" and the findings supporting the determination shall be in writing.
b. 
Applicable standards and permit requirements. When the Director determines that a proposed, but unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Zoning Code apply.
c. 
Referral for determination. The Director may refer the question of whether a proposed use qualifies as a similar and compatible use directly to the Commission for a determination at a public meeting.
d. 
Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter 20-62 (Appeals).
B. 
Permit requirements. Tables 2-2, 2-6, and 2-10 within Chapters 20-22, 20-23, and 20-24 provide for land uses that are:
1. 
Permitted subject to compliance with all applicable provisions of this Zoning Code, subject to first obtaining a Zoning Clearance (Section 20-52.020). These are shown as "P" uses in the tables;
2. 
Allowed subject to the approval of a Minor Conditional Use Permit (Section 20-52.050), and shown as "MUP" uses in the tables;
3. 
Allowed subject to the approval of a Conditional Use Permit (Section 20-52.050), and shown as "CUP" uses in the tables;
4. 
Allowed subject to the type of City approval required by a specific provision of Chapter 20-42 (Standards for Specific Land Uses), and shown as "S" uses in the tables; and
5. 
Not allowed in particular zoning districts.
Note: a land use authorized through the approval of a Zoning Clearance, Minor Conditional Use Permit, or Conditional Use Permit may also require Design Review approval (Section 20-52.030), a Building Permit, or other permit required by the City Code.
(Ord. 3677 § 1, 2004; Ord. 2020-014 § 4)

§ 20-21.040 Exemptions from land use permit requirements.

The land use permit requirements of this Zoning Code do not apply to the land uses, structures, and activities identified by this Section. These are allowed in all zoning districts subject to compliance with this Section.
A. 
General requirements for exemption. The land uses, structures, and activities identified by Subsection B below are exempt from the land use permit requirements of this Zoning Code only when:
1. 
The use, activity or structure is established and operated in compliance with the setback requirements, height limits, parking requirements, and all other applicable standards of this Division (Zoning Districts and Allowable Land Uses), Division 3 (Site Planning and General Development Regulations), and, where applicable, Chapter 20-61 (Nonconforming Uses, Structures, and Parcels); and
2. 
Any permit or approval required by regulations other than this Zoning Code is obtained (for example, a Building Permit).
B. 
Exempt activities and land uses. The following are exempt from the land use permit requirements of this Zoning Code when in compliance with Subsection A above.
1. 
Decks, paths and driveways. Decks, platforms, on-site paths, and driveways that are not required to have a Building Permit or Grading Permit.
2. 
Fences and walls. See Section 20-30.060 (Fences, Walls, and Screening).
3. 
Interior remodeling. Interior alterations that do not increase the gross floor area of the structure, or change the permitted use of the structure.
4. 
Repairs and maintenance.
a. 
Single-family dwellings. Ordinary repairs to, and maintenance of, single-family dwellings.
b. 
Multi-family, and non-residential structures. Ordinary repairs to, and maintenance of multi-family residential and non-residential structures including the installation and updating of air quality monitoring equipment, if:
(1) 
The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure; and
(2) 
Any exterior repairs employ the same materials and design as the original construction.
5. 
Small, portable residential accessory structures. A single portable structure per lot or unit, including pre-manufactured storage sheds and other small structures in residential zoning districts that are exempt from Building Permit requirements in compliance with the City Code and the Uniform Building Code.
6. 
Spas, hot tubs, and fish ponds. Portable spas and hot tubs, and constructed fish ponds that do not: exceed 120 square feet in total area including related equipment; contain more than 2,000 gallons of water; or exceed three feet in depth.
7. 
Utilities. The erection, construction, alteration, or maintenance by a public utility or public agency of utilities intended to service existing or nearby approved developments shall be permitted in any zoning district. These include: water; gas; electric; telecommunication; supply or disposal systems; including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, etc., but not including new transmission lines and structures. Satellite and wireless communications antennas are subject to Chapter 20-44 (Telecommunications Facilities).
(Ord. 3677 § 1, 2004; Ord. 3968 § 1, 2011)

§ 20-21.050 Temporary uses.

Requirements for establishing a temporary use (for example, a construction yard, seasonal sales lot, special event, temporary office trailer, etc.) are in Section 20-52.040 (Temporary Use Permits).
(Ord. 3677 § 1, 2004)

§ 20-22.010 Purpose.

This chapter lists the land uses that may be allowed within the residential zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
(Ord. 3677 § 1, 2004; Ord. 3968 § 1, 2011)

§ 20-22.020 Purposes of the residential zoning districts.

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.
A. 
RR (Rural Residential) district. The RR zoning district is applied to areas of the City intended to accommodate residential neighborhoods with compatible agricultural uses, but where the primary uses are residential, and compatible accessory uses. The maximum allowable density ranges from 0.2 to two dwellings per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the RR map symbol (see Section 20-22.040). The RR zoning district implements and is consistent with the Residential—Very Low Density land use classification of the General Plan.
B. 
R-1 (Single-Family Residential) district. The R-1 zoning district is applied to areas of the City intended to be maintained as residential neighborhoods comprised of detached and attached single-family houses, clustered Residential hillside projects, and small multi-family projects, together with compatible accessory uses. The maximum allowable density ranges from two to 13 dwellings per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the R-1 map symbol (see Section 20-22.040). The R-1 zoning district implements and is consistent with the Residential—Very Low Density (where residential clustered on hillsides is desirable), Low Density/Open Space, Low Density, and Medium Low Density land use classifications of the General Plan.
C. 
R-2 (Medium Density Multi-Family Residential) and R-3 (Multi-Family Residential) districts. The R-2 and R-3 zoning districts are applied to areas of the City appropriate for residential neighborhoods with medium and higher residential densities, to provide home rental and ownership opportunities, and to provide a full range of choices in housing types to improve access to affordable housing. The maximum allowable density ranges from eight to 30 dwellings per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the R-3 map symbol (see Section 20-22.040). Densities of more than 30 dwellings per acre may be allowed within the Mixed Use land use designation of the General Plan. The R-2 and R-3 zoning districts implement and are consistent with the Residential—Medium Density and Medium High Density land use classifications of the General Plan.
D. 
TV-R (Transit Village-Residential) district. The TV-R zoning district is applied to areas within approximately one-half mile of a transit facility that is appropriate for mixed use development. Development should transition from less intense uses at the outlying edges to higher intensity uses near the transit facility. Residential uses are required, and ground floor neighborhood serving retail and live-work uses are encouraged. The maximum allowable density ranges from 25 to 40 dwellings per acre. The TV-R zoning district is consistent with and implements the Transit Village Medium land use classification of the General Plan.
E. 
MH (Mobile Home Park) district. The MH zoning district is applied to areas of the City occupied by and intended to be maintained as mobile home parks. The maximum allowable density ranges from four to 18 dwellings per acre. The MH zoning district implements and is consistent with the Residential—Mobile Home Park land use classification of the General Plan.
F. 
NMU (Neighborhood Mixed Use) district. The NMU zoning district is applied to areas within downtown Santa Rosa to allow for multi-family residential development in all residential or mixed-use buildings and a variety of uses that primarily serve local residents such as professional office, retail, entertainment, service, and other neighborhood-scale supporting uses. Housing development will include low- and mid-rise apartments and condominiums, as well as small-lot single-family attached dwellings (e.g., duplexes, triplexes, townhomes). Live-work spaces and maker-oriented uses are permitted subject to performance standards. The NMU zoning district implements and is consistent with the Neighborhood Mixed Use land use classification of the General Plan.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3950 § 3, 2010; Ord. 2020-014 § 5; Ord. 2021-012 § 8)

§ 20-22.030 Residential district land uses and permit requirements.

Table 2-2 identifies the uses of land allowed by this Zoning Code in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).
Note: where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Code may also apply.
TABLE 2-2 Allowed Land Uses and Permit Requirements for Industrial Districts*
P - Permitted Use, Zoning Clearance Required
MUP - Minor Conditional Use Permit Required
CUP - Conditional Use Permit Required
S - See Specific Use Regulations for Permit
— Use Not Allowed
LAND USE (1)
PERMIT REQUIRED BY ZONE
Specific Use Regulations
RR
R-1
R-2
R-3
MH
NMU
TV-R
AGRICULTURAL & OPEN SPACE USES
Agricultural accessory structure
P
—
—
—
—
—
—
Animal keeping—Livestock, including aviaries
S
—
—
—
—
—
—
20-42.040
Crop production, horticulture, orchard, vineyard
P
MUP
—
—
—
—
—
Initial crop processing
MUP
MUP
—
—
—
—
—
Plant nursery
CUP
—
—
—
—
—
—
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Community garden (5)
P
P
P
P
P
P
P
20-40
Equestrian facility
CUP
—
—
—
—
—
—
Golf course/country club, public or quasi-public
CUP
CUP
—
—
—
—
—
Health/fitness facility—Commercial
—
—
—
—
—
P
—
Health/fitness facility—Quasi-public
MUP
MUP
MUP
MUP
MUP
P
MUP
Library/museum
MUP
MUP
MUP
MUP
MUP
P
P
Meeting facility, public or private
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Park/playground, public or quasi-public
MUP
MUP
MUP
MUP
MUP
P
P
Private residential recreation facility
MUP
MUP
MUP
MUP
MUP
MUP
MUP
School, public or private
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Studio—Art, dance, martial arts, music, etc.
—
—
—
—
—
MUP
MUP
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Accessory dwelling unit
S
S
S
S
—
S
S
20-42.130
Agricultural employee housing—6 or fewer residents
P
P
P
P
P
P
P
Agricultural employee housing—7 or more residents (11)
MUP
MUP
MUP (2)
MUP (2)
MUP
MUP (2)
MUP (2)
Animal keeping—Domestic, exotic
S
S
S
S
S
S
S
20-42.040
Cannabis—Personal cultivation
P
P
P
P
P
P
P
20-46
Community care facility—6 or fewer clients
P
P
P
P
P
P
P
20-42.060
Community care facility—7 or more clients (11)
MUP
MUP
MUP (2)
MUP (2)
MUP
MUP (2)
MUP (2)
20-42.060
Duplex (6)(7)(8)
MUP (2)
MUP (2)
P
P
—
P
P
Emergency shelter
CUP
CUP
CUP
CUP
CUP
CUP
CUP
Emergency Shelter - 10 or fewer beds
CUP (12)
CUP (12)
CUP (12)
CUP (12)
CUP (12)
CUP
CUP (12)
Half-Plex (6)(7)(8)
MUP (2)
MUP (2)
P
P
—
P
P
Home occupation
S
S
S
S
S
S
S
20-42.070
Junior accessory dwelling unit
S
S
S
S
—
S
S
20-42.130
Live/work
—
—
—
—
—
MUP
P (3)
20-42.080
Mobile home park (10)
CUP (13)
CUP (13)
CUP (13)
CUP (13)
P
CUP
—
20-42.100
Mobile home/manufactured housing unit (8)
P
P
P
P
P
P
P
20-42.094
Multi-family dwellings (6) (8)
MUP
MUP
P
P
—
P
P
Organizational house (dormitory, sorority, monastery, etc.)
MUP
MUP
CUP
CUP
—
CUP
CUP
Residential accessory structures and uses
P
P
P
P
P
P
P
20-42.030
Residential component of a mixed use project (11)
MUP (2)
MUP (2)
MUP (2)
MUP (2)
MUP
P
P
20-42.090
Rooming or boarding house
P
P
P
P
—
P
P
Rooming or boarding, accessory
P
P
P
P
—
P
P
Single-family attached (7)(8)
MUP (2)
MUP (2)
P
P
—
P
P
Single-family detached (7)(8)
P
P
—
—
—
—
—
Single Room Occupancy Facility (10)
—
MUP (12)
MUP (12)
MUP (12)
—
—
MUP (12)
Small lot residential project - single family attached (10)
CUP (12)
MUP (12)
MUP (12)
MUP (12)
—
CUP (12)
MUP (12)
20-42.140
Small lot residential project — single family detached (10)
CUP (12)
MUP (12)
—
—
—
—
—
20-42.140
Supportive housing
P
P
P
P
P
P
P
Transitional housing
P (4)
P (4)
P
P
P
P
P
Work/live
—
—
—
—
—
MUP
MUP
20-42.080
RETAIL TRADE
Accessory retail uses
—
—
—
—
MUP
P
P
20-42.024
Alcoholic beverage sales
—
—
—
—
—
CUP
CUP
20-42.034
Artisan shop
—
—
—
—
—
P
MUP
General retail—up to 20,000 sf of floor area
—
—
—
—
—
P
P
Specialty food store—10,000 sf or less
—
—
—
—
—
P
P
Mobile Food Facility
—
—
—
—
—
MUP
—
20-42.210
Neighborhood center
MUP
MUP
MUP
MUP
MUP
P
P
Outdoor display and sales
—
—
—
—
—
MUP
MUP
20-42.110
Pharmacy
—
—
—
—
—
P
P
Produce stand
MUP
—
—
—
—
P
MUP
Restaurant, café, coffee shop—Counter ordering
—
—
—
—
—
P
P
Restaurant, café, coffee shop—Outdoor dining
—
—
—
—
—
P
MUP
20-42.110, 20-42.160
Restaurant, café, coffee shop—Serving alcohol (no bar)
—
—
—
—
—
P
MUP
Restaurant, café, coffee shop—Table service
—
—
—
—
—
P
P
Second hand store
—
—
—
—
—
—
—
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM
—
—
—
—
—
P
P
20-42.044
Medical service—Health care facility—6 or fewer patients
P
P
P
P
P
P
P
20-42.060
Medical service—Health care facility—7 or more patients
MUP
MUP
MUP
MUP
MUP
MUP
MUP
20-42.060
Medical service—Integrated medical health center
—
—
MUP
MUP
—
MUP
MUP
SERVICES—GENERAL
Accessory service uses
—
—
—
—
MUP
MUP
MUP
20-42.024
Adult day care
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Child day care—Large family day care home (9)
P
P
P
P
P
P
P
Child day care—Small family day care home (9)
P
P
P
P
P
P
P
Child day care center (10)
MUP
MUP
MUP
MUP
—
P
MUP
20-42.050
Extended hours of operation (11:00 p.m. to 6:00 a.m.)
—
—
—
—
—
MUP
CUP
Lodging—Bed & breakfast inn (B&B)
MUP
MUP
—
—
—
—
—
Personal services
—
—
—
—
—
P
MUP
Public safety facility
MUP
MUP
MUP
MUP
MUP
MUP
MUP
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Telecommunications antenna
S
S
S
S
S
S
S
20-44
Utility facility
CUP
CUP
CUP
CUP
CUP
CUP
CUP
Utility infrastructure
P
P
P
P
P
P
P
Key to Zoning District Symbols
RR
Rural Residential
R-3
Multi-Family Residential
TV-R
Transit Village-Residential
R-1
Single-Family Residential
MH
Mobile Home Park
R-2
Medium Density Multi-Family Residential
NMU
Neighborhood Mixed Use
Notes:
(1)
See Division 7 for land use definitions.
(2)
Permitted by right within one of the City's Priority Development Areas and shall therefore not require a use permit.
(3)
A building permit is required to verify occupancy standards.
(4)
A Minor Use Permit is required for the construction of new multi-family supportive or transitional housing units in an RR or R-1-6 Zoning District, similar to construction of a new traditional multi-family unit in an RR or R-1-6 Zone. The construction of new multi-family supportive housing units does not require a Minor Use Permit when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651. A new supportive or transitional housing use occupying an existing multi-family residence in an RR or R-1-6 Zoning District is a permitted use requiring only a Zoning Clearance.
(5)
A community garden is allowed on the same property as an existing permitted meeting facility provided that the establishment of the garden does not trigger a grading permit or affect the operation and design of the meeting facility.
(6)
Permitted with a Minor Conditional Use Permit within any single-family Planned Development and/or any rural residential Planned Development within one of the City's Priority Development Areas.
(7)
Permitted by right within any single-family Planned Development and/or any rural residential Planned Development within one of the City's Priority Development Areas and shall therefore not require a use permit.
(8)
Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within one of the City's Priority Development Areas.
(9)
Permitted by right within any Planned Development.
(10)
Permitted with a Minor Conditional Use Permit within any residential Planned Development.
(11)
Permitted by right within any multifamily residential Planned Development within one of the City's Priority Development Areas and shall therefore not require a use permit.
(12)
Permitted with a Minor Conditional Use Permit within one of the City's Priority Development Areas."
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3889 § 2, 2008; Ord. 3950 § 4, 2010; Ord. 3968 § 2, 2011; Ord. 3978 § 3, 2012; Ord. 3997 § 4, 2012; Ord. 4001 § 2, 2012; Ord. 4002 § 2, 2012; Ord. 4042 § 2, 2015; Ord. 2017-024 § 2; Ord. 2017-025 § 2; Ord. 2018-012 § 3; Ord. 2020-001 § 3; Ord. 2020-014 § 6; Ord. 2021-012 § 9; Ord. 2024-012, 11/19/2024)

§ 20-22.040 Residential district subdivision and density standards.

The minimum parcel size requirements for new subdivisions in the residential zoning districts and maximum allowable residential densities are established by Table 2-3.
A. 
Application of requirements to property. The application of minimum parcel size requirements to property within the City is shown on the Zoning Map (Chapter 20-20) by means of a numerical or alphabetical suffix appended to the residential Zoning Map symbols (e.g., R-1-9, R-3-HD). Each applicable suffix is shown in the "Zoning District and Suffix" column of Table 2-3.
B. 
Attached housing projects. A condominium, townhome, or planned development project may be subdivided for ownership purposes into smaller parcels than allowed by Table 2-3, with the minimum lot area requirement, maximum lot coverage, and dimensions determined through the subdivision review process, provided that the overall development site complies with the lot area and width requirements of this Chapter, and the total number of dwellings does not exceed the maximum density established by the applicable zoning district.
C. 
Small lot residential projects. Small lot residential projects are allowed in compliance with Section 20-42.140 (Residential Small Lot Projects), instead of the requirements in Table 2-3.
TABLE 2-3—RESIDENTIAL ZONING DISTRICT PARCEL SIZE AND DENSITY
Zoning District and Suffix
Minimum Lot Size
Maximum Number of Dwelling Units (units) per Parcel
Gross Area
Width (1)
RR-40
1 acre
Determined through subdivision process
1 dwelling unit, plus 1 second unit where allowed by Section 20-42.140,
Or a multi-family project where authorized by Minor Use Permit approval, and consistent with the allowable density established by the General Plan, only on a parcel that complies with the minimum lot size requirements.
RR-20
20,000 sf
R-1-6
6,000 sf—Interior lot
7,000 sf —Corner lot
60 ft—Interior lot
70 ft—Corner lot
R-1-7.5
7,500 sf—Interior lot
8,000 sf—Corner lot
75 ft
R-1-9
9,000 sf—Interior lot
9,500 sf—Corner lot
80 ft
R-1-15
15,000 sf—Interior lot
15,000 sf—Corner lot
R-2
6,000 sf—Interior lot
7,000 sf—Corner lot
60 ft—Interior lot
70 ft—Corner lot
1 unit per 3,000 sf (2)
R-3-10
1 unit per 4,300 sf (2)
R-3-15
1 unit per 2,900 sf (2)
R-3-18
80 ft—Interior lot
1 unit per 2,400 sf (2)
R-3-30
90 ft—Corner lot
1 unit per 1,450 sf (2)
R-3-HD
Determined by CUP
MH
5 acres for mobile home park; as determined by mobile home park Conditional Use Permit for individual mobile home sites within a mobile home park.
4 to 18 units per acre
TV-R
None required.
25 to 40 units per acre
NMU
None required.
No maximum. See FAR Section 20-23.060.A.
Notes:
(1)
Minimum lot width shall be measured midway between the front and rear lot lines.
(2)
The density requirement is expressed as the minimum number of square feet of gross site area required for each dwelling unit.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3950 § 5, 2010; Ord. 2020-014 § 7)

§ 20-22.050 Residential district general development standards.

New land uses, structures, and site development, and alterations to existing land uses, structures, and site development within the residential zoning districts shall be designed, constructed, and established in compliance with the following re-quirements, and all applicable standards in Divisions 3 (Site Planning and General Development Standards) and 4 (Standards for Specific Land Uses) of this Zoning Code.
A. 
RR and R-1 zoning districts. See the requirements in Tables 2-3 and 2-4.
B. 
R-2 and R-3 zoning districts. See the requirements in Tables 2-3 and 2-5.
C. 
MH zoning district. See the requirements in Section 20-42.100 (Mobile Home Parks).
D. 
TV-R zoning district. See the requirements in Tables 2-3 and 2-5. The standards of this district are intended to support a diverse mix of multi-family housing, live-work housing and mixed-use residential with neighborhood serving retail. See also the General Plan, Downtown Station Area Specific Plan and Section 2 (Core Area) of the City's Design Guidelines.
1. 
Residential required. Each new development shall be a residential project, with a ground floor neighborhood serving retail or live-work component encouraged, in compliance with the residential density requirements of the TV zoning district in Table 2-3.
2. 
Height limit. There is a four-story height limit for new buildings within this zoning district, with the exception of those projects located adjacent to existing residential zones or residential uses where the maximum height shall transition down to a maximum of three stories adjacent to the residential property.
3. 
Development adjacent to residential zones and residential uses. Development located adjacent to a Residential zone or residential use shall be compatible in both scale and design with the adjacent neighborhood.
4. 
Site design, hours of operation. Site design and hours of operation shall be as determined by the review authority to be compatible with surrounding neighborhood uses.
5. 
Setbacks for noise and air quality impacts. To facilitate the planned transition to a more compact Development pattern within the TV-R zoning district, increased setback distances shall not be used as a measure to mitigate potential noise and air quality impacts when new development is proposed adjacent to nonconforming industrial or light industrial uses.
E. 
NMU zoning district. See the requirements in Tables 2-3 and 2-5. The standards of this district allow for new multi-family residential development and other neighborhood-scale supporting uses in all-residential or mixed-use buildings.
See also Sections 2 (Core Area), 3.1 (Single-Family Residential), 3.2 (Multiple-Family Residential), and 4.3 (Infill Development), of the City's Design Guidelines.
TABLE 2-4—RR AND R-1 DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
RR-40
RR-20
R-1-6
R-1-7.5
R-1-9
R-1-15
Setbacks, primary structures (1)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions, and exceptions to these requirements.
Front
20 ft
15 ft
20 ft
Side—Interior
5 ft
5 ft
5 ft for 1-story parts of structures
10 ft for 2-story parts of structures
10 ft
10 ft
Side—Corner
20 ft
15 ft
15 ft
Rear
20 ft
15 ft
20 ft
Garage/carport front
A garage/carport entrance facing a public or private street shall be set back 19 ft from the rear of the sidewalk, street property line, or street plan line, whichever is greater. A garage facing a public or private alley or driveway shall be set back 3 to 5 ft from the alley property line, back of curb, sidewalk, or pavement edge, whichever is greater.
Setbacks, accessory structures (1)
Minimum setbacks accessory structures. See also Sections 20-30.110 for exceptions, and 20-42.030 (Accessory Uses and Structures).
Front
20 ft
Side—Interior
5 ft
5 ft
0 ft for attached and zero lot line units
5 ft
0 ft for attached and zero lot line units
Side—Corner
20 ft
15 ft
Rear
5 ft
5 ft
Alley
3 to 5 ft, or 19 ft when used for parking with direct access to alley.
Building separation
See Sections 20-30.110 (Setback Requirements and Exceptions) and 20-42.030 (Accessory Structures and Uses).
Lot coverage
Maximum percentage of total lot area that may be covered by structures. See Section 20-22.040 (Residential District Subdivision and Density Standards).
Residential structures
40%
Meeting facility
Determined through Conditional Use Permit approval, to a maximum of 75%
Height limit
Maximum allowable height of structures. See Sections 20-30.070 (Height Limits and Exceptions) for height measurement requirement and height limit exception and 20-52.060 (Minor Adjustments, Minor Variances and Variances).
Primary structures
35 ft
35 ft
Accessory structures
16 ft
16 ft
Fences, walls & hedges
No fence, wall, or hedge shall exceed a height of 3 feet in any required front or corner side setback, or 6 feet in any other location on the lot. See Section 20-30.050 (Fences, Walls, and Hedges).
Landscaping
See Chapter 20-34 (Landscaping Standards).
Parking
See Chapter 20-36 (Parking and Loading).
Signs
See Chapter 20-38 (Signs).
Notes:
(1)
For a multi-family housing project the setbacks are measured from the exterior walls of the structure to the outermost project property lines.
TABLE 2-4—RR AND R-1 DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
RR-40
RR-20
R-1-6
R-1-7.5
R-1-9
R-1-15
Setbacks, primary structures (1)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions, and exceptions to these requirements.
Front
20 ft
15 ft
20 ft
Side—Interior
5 ft
5 ft
5 ft for 1-story parts of structures
10 ft for 2-story parts of structures
10 ft
10 ft
Side—Corner
20 ft
15 ft
15 ft
Rear
20 ft
15 ft
20 ft
Garage/carport front
A garage/carport entrance facing a public or private street shall be set back 19 ft from the rear of the sidewalk, street property line, or street plan line, whichever is greater. A garage facing a public or private alley or driveway shall be set back 3 to 5 ft from the alley property line, back of curb, sidewalk, or pavement edge, whichever is greater.
Setbacks, accessory structures (1)
Minimum setbacks accessory structures. See also Sections 20-30.110 for exceptions, and 20-42.030 (Accessory Uses and Structures).
Front
20 ft
Side—Interior
5 ft
5 ft
0 ft for attached and zero lot line units
5 ft
0 ft for attached and zero lot line units
Side—Corner
20 ft
15 ft
Rear
5 ft
5 ft
Alley
3 to 5 ft, or 19 ft when used for parking with direct access to alley.
Building separation
See Sections 20-30.110 (Setback Requirements and Exceptions) and 20-42.030 (Accessory Structures and Uses).
Lot coverage
Maximum percentage of total lot area that may be covered by structures. See Section 20-22.040 (Residential District Subdivision and Density Standards).
Residential structures
40%
Meeting facility
Determined through Conditional Use Permit approval, to a maximum of 75%
Height limit
Maximum allowable height of structures. See Sections 20-30.070 (Height Limits and Exceptions) for height measurement requirement and height limit exception and 20-52.060 (Minor Adjustments, Minor Variances and Variances).
Primary structures
35 ft
35 ft
Accessory structures
16 ft
16 ft
Fences, walls & hedges
No fence, wall, or hedge shall exceed a height of 3 feet in any required front or corner side setback, or 6 feet in any other location on the lot. See Section 20-30.050 (Fences, Walls, and Hedges).
Landscaping
See Chapter 20-34 (Landscaping Standards).
Parking
See Chapter 20-36 (Parking and Loading).
Signs
See Chapter 20-38 (Signs).
Notes:
(1)
For a multi-family housing project the setbacks are measured from the exterior walls of the structure to the outermost project property lines.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3950 §§ 6, 7, 2010; Ord. 2020-014 § 8; Ord. 2021-012 § 10)

§ 20-23.010 Purpose.

This chapter lists the land uses that may be allowed within the commercial zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
(Ord. 3677 § 1, 2004)

§ 20-23.020 Purposes of commercial zoning districts.

The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows:
A. 
CO (Office Commercial) district. The CO zoning district is applied to areas appropriate for administrative, business, financial, medical, professional, and public office uses, together with similar and related compatible uses. Residential uses may also be accommodated as part of mixed use projects. The CO zoning district is consistent with and implements the Office land use classification of the General Plan.
B. 
CN (Neighborhood Commercial) district. The CN zoning district is applied to areas within and adjacent to Residential neighborhoods appropriate for limited retail and service centers for convenience shopping. Uses in these centers are intended to provide for the day-to-day needs of local neighborhoods and workplaces, but not to be of such scope and variety as to attract substantial traffic volumes from outside the neighborhood. New development is encouraged to include both a residential and nonresidential component as noted by Section 20-23.030 (Commercial district land uses and permit requirements). The CN zoning district is consistent with and implements the Neighborhood Shopping Center land use classification of the General Plan.
C. 
CG (General Commercial) district. The CG zoning district is applied to areas appropriate for a range of retail and service land uses that primarily serve residents and businesses throughout the City, including shops, personal and business services, and restaurants. Residential uses may also be accommodated as part of mixed use projects, and independent residential developments. The CG zoning district is consistent with the Retail and Business Services land use classification of the General Plan.
D. 
CV (Motor Vehicle Sales) district. The CV zoning district is applied to areas appropriate for a concentration of new and used motor vehicle sales establishments and related support uses.
The CV zoning district is consistent with the Retail and Business Services land use classification of the General Plan.
E. 
CMU (Core Mixed Use) district. The CMU zoning district is applied to areas within downtown Santa Rosa to foster a mix of residential and nonresidential uses to activate the greater Old Courthouse Square area and key transit corridors. The principal objectives of the CMU designation are to strengthen the role of this area as a business, governmental, retail, tourism, entertainment, and cultural hub for the region, and to accommodate significant new residential development. New residential development will serve as a catalyst for increased activity and create a built-in market for retail, service, and entertainment uses. High-rise development in all residential or mixed-use buildings is envisioned in a walkable, bikeable environment with public gathering places such as plazas, courtyards, or parks and easy access to public transit. The CMU zoning district implements and is consistent with the Core Mixed Use land use classification of the General Plan.
F. 
SMU (Station Mixed Use) district. The SMU zoning district is applied to areas within downtown Santa Rosa to provide for a range of visitor-serving uses, including retail, restaurants, entertainment, cultural amenities, and hotels in proximity to the Downtown SMART station. While commercial uses are emphasized, new multi-family housing will also be allowed to support the daytime and evening vitality of the Downtown Station Area. New development will be required to respect the historic character of the Railroad Square area, adding to the mix of uses and enhancing the walkable, pedestrian-oriented streets and public spaces that attract locals, SMART train riders, and visitors from the wider region. The SMU zoning district implements and is consistent with the Station Mixed Use land use classification of the General Plan.
G. 
MMU (Maker Mixed Use) district. The MMU zoning district is applied to areas within downtown Santa Rosa to emphasize a balanced mix of residential, creative, and maker-oriented uses, including artisan shops, studios, media production, printing and publishing, distilleries and micro-breweries, cannabis, tech start-ups, research and development facilities, limited light industrial uses, and other home-based businesses. Multi-family residential and live/work units are encouraged in all-residential or mixed-use buildings. Supportive uses that contribute to a vibrant village atmosphere, such as bodegas, specialty food stores, cafés, coffee shops, performing arts venues, theatres, restaurants, schools, and educational facilities are also permitted. The MMU zoning district implements and is consistent with the Maker Mixed Use land use classification of the General Plan.
H. 
CSC (Community Shopping Center) district. The CSC zoning district is applied to areas appropriate for complexes of retail establishments, anchored by a large grocery store, serving clients from the community as a whole and in particular surrounding residential neighborhoods. These centers are intended to be designed to facilitate pedestrian and bicycle access in addition to vehicular access. Proposed commercial development is required to include a residential component when significant additions or reconstruction is proposed as noted by Section 20-23.030(Commercial district land uses and permit requirements), Table 2-6 and Section 20-23.080. The CSC zoning district is consistent with and implements the Community Shopping Center land use classification of the General Plan.
I. 
TV-M (Transit Village-Mixed) district. The TV-M zoning district is applied to areas within approximately one-quarter mile of a transit facility outside of the Downtown Station Area that are appropriate for a mix of higher density residential, office and commercial uses.
Development is designed and oriented to create a central node of activity at or near the transit facility. The minimum allowable density is 40 dwellings per acre; there is no maximum density. The TV-M zoning district is consistent with and implements the Transit Village Mixed Use land use classification of the General Plan.
(Ord. 3677 § 1, 2004; Ord. 3950 § 8, 2010; Ord. 3987 § 2, 2012; Ord. 2020-014 § 9; Ord. 2021-012 § 11)

§ 20-23.030 Commercial district land uses and permit requirements.

Table 2-6 identifies the uses of land allowed by this Zoning Code in the commercial zoning districts, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).
Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Code may also apply.
TABLE 2-6 Allowed Land Uses and Permit Requirements for Commercial Districts*
P - Permitted Use, Zoning Clearance Required
MUP - Minor Conditional Use Permit Required
CUP - Conditional Use Permit Required
S - See Specific Use Regulations for Permit
— Use Not Allowed
LAND USE (1)
PERMIT REQUIRED BY ZONE
Specific Use Regulations
CO
CN (7)
CG
CV
CMU
SMU
MMU
CSC (2)
TV-M
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Artisan/craft product manufacturing
—
MUP
P
—
MUP
MUP
P
P
—
Brewery—Brew pub
—
MUP
MUP
—
MUP
MUP
P
MUP
MUP
Cannabis—Commercial cultivation—up to 5,000 sq ft
—
—
—
—
—
—
MUP
—
—
Cannabis—Distribution
—
—
—
—
—
—
MUP
—
—
Cannabis—Manufacturing Level 1 (non-volatile)
—
—
—
—
—
—
MUP
—
—
Cannabis Microbusiness
—
—
—
—
—
—
MUP
—
—
Cannabis—Testing laboratory
MUP
—
—
—
—
—
P
—
—
20-46
Laboratory—Medical, analytical
MUP
—
—
—
MUP
MUP
P
—
—
Manufacturing/processing—Light
—
—
—
—
—
—
P
—
—
Manufacturing/processing—Medium
—
—
—
—
—
—
MUP
—
—
Media production
—
—
—
—
—
—
P
—
—
Printing and publishing
—
—
—
—
MUP
MUP
P
—
—
Recycling—Reverse vending machines
—
P
P
—
—
—
—
P
—
20-42.120
Recycling—Small collection facilities
—
—
MUP
—
—
—
—
MUP
—
20-42.120
Research and development
—
—
—
—
MUP
P
P
—
—
Storage—Accessory
P
P
P
P
P
P
P
P
P
Storage—Personal storage facility (mini—storage)
—
—
MUP
—
—
—
—
—
—
20-42.180
Winery—Boutique
—
—
MUP
—
MUP
MUP
P
MUP
MUP
Winery—Production
—
—
CUP
—
CUP
CUP
MUP
—
CUP
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult entertainment business
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
20-40
Commercial recreation facility—Indoor
—
—
MUP
—
MUP
MUP
MUP
MUP
MUP
Community garden (6)
P
P
P
P
P
P
P
P
P
Conference/convention facility
—
—
CUP
—
MUP
MUP
CUP
—
CUP
Health/fitness facility—Commercial
—
MUP
P
—
P
P
P
P
MUP
c
Health/fitness facility—Quasi-public
—
MUP
P
—
P
P
P
P
MUP
Library, museum
P
P
P
MUP
P
P
P
P
P
Meeting facility, public or private
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Park, playground
P
P
P
MUP
P
P
P
P
P
School, public or private
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Sports and entertainment assembly facility
—
—
CUP
—
MUP
MUP
CUP
—
—
Studio—Art, dance, martial arts, music, etc.
MUP
P
P
—
P
P
P
P
MUP
Theater, auditorium
—
—
CUP
—
MUP
MUP
MUP
CUP
MUP
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Animal keeping— Domestic and exotic
S
S
S
—
S
S
S
S
S
20-42.040
Community care facility—6 or fewer clients (9)
P
P
P
—
P
P
P
P
P
20-42.060
Community care facility—7 or more clients (9)
MUP (16)
MUP
MUP (16)
—
MUP (16)
MUP (16)
MUP (16)
MUP
MUP (16)
20-42.060
Duplex (14)(17)
CUP (15)
P
MUP (15)
—
P
P
P
P
P (5)
Emergency shelter—50 or fewer beds (17)
CUP (15)
CUP (15)
P
CUP (15)
CUP (15)
CUP
CUP
CUP (15)
CUP (15)
20-42.190
Emergency shelter—51 or fewer beds (17)
CUP (15)
CUP (15)
CUP (15)
CUP (15)
CUP (15)
CUP
CUP
CUP (15)
CUP (15)
20-42.190
Half-Plex (14)(17)
CUP (15)
P
MUP (15)
—
P
P
P
P
P (5)
Home occupation
S
S
S
—
S
S
S
S
S
20-42.070
Live/work
MUP
MUP
MUP
—
P
P
P
MUP
MUP
20-42.080
Multi-family dwelling (14)(17)
CUP (15)
P
MUP (16)
—
P
P
P
P
P (5)
Residential accessory uses and structures
P
P
P
—
P
—
—
P
P
20-42.030
Residential component of a mixed use project (9)
MUP (16)
P
MUP (16)
—
P
P
P
P
P (5)
20-42.090
Single-family Attached(17)
CUP (15)
P
MUP (15)
—
P
P
P
P
P (5)
Single room occupancy facility
—
—
CUP
—
MUP
MUP
MUP
CUP
—
20-42.164
Supportive housing (12)
P
P
P
—
P
P
P
P
P
Transitional housing
CUP
CUP
CUP
CUP
MUP
MUP
MUP
—
CUP
Work/live
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
20-42.060
RETAIL TRADE
Accessory retail uses
P
P
P
P
P
P
P
P
P
20-42.024
Alcoholic beverage sales
—
CUP
CUP
—
CUP
CUP
CUP
CUP
CUP
20-42.034
Artisan shop
—
P
P
—
P
P
P
P
P
Auto and vehicle sales and rental
—
—
MUP (11)
P
—
—
—
—
—
Auto parts sales (no installation services)
—
—
P (11)
P
—
—
—
P
—
Bar/tavern
—
CUP
CUP
—
CUP
CUP
CUP
CUP
CUP
20-42.034
Building and landscape materials sales—Indoor
—
—
P (11)
—
—
—
—
P
—
Building and landscape materials sales—Outdoor
—
—
MUP
—
—
—
—
MUP
—
20-42.100
Cannabis—Retail (dispensary) and delivery
CUP (10)
CUP (10)
CUP (10)
—
—
—
—
CUP (10)
—
20-46
Construction and heavy equipment sales and rental
—
—
—
MUP
—
—
—
—
—
Drive-through retail sales
—
CUP
CUP (11)
—
—
—
—
CUP
—
20-42.064
Electric vehicle sales
—
—
—
—
MUP
MUP
MUP
—
—
Farm supply and feed store
—
—
MUP
—
—
—
—
MUP
—
Fuel dealer (propane for home and farm use, etc.)
—
—
—
CUP
—
—
—
—
—
Furniture, furnishings, appliance/equipment store
—
—
P
—
P
P
P
P
MUP
Gas station
—
—
—
—
—
—
—
—
—
General retail—UP to 20,000 sf of floor area
—
P(11)
P
—
P
P
P
P
P
General retail— More than 20,000 sf, up to 50,000 sf
—
MUP (11)
P (11)
—
P
P
MUP
P
MUP
General retail—More than 50,000 sf of floor area
—
—
CUP (11)
—
—
—
—
P
—
Grocery store, small—Less than 20,000 sf
—
P
P
—
P
P
P
P
P
Grocery store, large—20,000 sf and greater
—
CUP (11)
CUP (11)
—
P
P
P
P
CUP
20-42.200
Mobile Food Facility (20)
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
20-42.210
Mobile home, boat, or RV sales
—
—
MUP
P
—
—
—
—
—
Neighborhood center
MUP
P
P
CUP
P
P
P
P
MUP
Night club
—
—
MUP (11)
—
MUP
MUP
MUP
MUP
MUP
Office—Supporting retail
MUP
P
P
—
P
P
P
P
P
Outdoor display and sales
—
MUP
MUP
—
MUP (13)
MUP (13)
MUP (13)
CUP
CUP
20-42.110
Pharmacy
MUP
P
P
—
P
P
P
P
MUP
Restaurant, café, coffee shop—Counter ordering
MUP
P
P
—
P
P
P
P
P
Restaurant, café, coffee shop— Outdoor dining
P (8)
P (8)
P (8)
—
P (8)
P (8)
P (8)
P (8)
P (8)
20-42.110, 20-42.160
Restaurant, café, coffee shop— Serving alcohol (no bar)
P
P
P
—
P
P
P
P
P
Restaurant, café, coffee shop—Table service
MUP
P
P
—
P
P
P
P
P
Second hand store
—
MUP
MUP
—
MUP
MUP
MUP
MUP
MUP
Shopping center
—
—
P
—
P
P
P
P
—
Tasting room
—
MUP
P
—
P
P
P
P
P
Tobacco or smoke shop
—
—
MUP
—
MUP
M UP
MUP
MUP
—
Warehouse retail
—
—
CUP (11)
—
—
—
—
CUP
—
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM
P
P
P
P
P
P
P
P
P
20-42.044
Bank, financial services
MUP
P
P
—
P
P (5)
P (5)
P
P (5)
Business support service
MUP
MUP
P
—
P
P
P
P
P
Medical service—Clinic, urgent care
P
MUP
P
—
P
P
MUP
P
MUP
Medical service—Doctor office
P
P
P
—
P
P (5)
MUP
P
P (5)
Medical service—Health care facility
MUP
—
MUP
—
—
—
—
—
—
20-42.060
Medical service—Hospital
CUP
CUP (11)
CUP (11)
CUP
CUP
CUP
CUP
CUP
CUP
Medical service— Integrated medical health center
P
MUP
P
—
P
P
P
P
MUP
Medical service—Lab
P
—
P
—
—
—
—
MUP
—
Medical service—Veterinary clinic, animal hospital
MUP
—
MUP
—
—
—
—
MUP
—
Office—Accessory
P
P
P
P
P
P
P
P
P
Office—Business/service
P
P
P
—
P
P
P
P
P (5)
Office—Government
P
MUP
MUP
MUP
P
MUP
MUP
MUP
MUP
Office—Processing
MUP
—
MUP
—
MUP
MUP
MUP
—
MUP
Office—Professional
P
MUP
P
—
P
P
P
—
P (5)
SERVICES—GENERAL
Accessory services
P
P
P
P
P
P
P
P
P
20-42.030
Adult day care
—
P
MUP
—
MUP
MUP
MUP
P
MUP
Catering service
—
—
P
—
—
—
P
—
—
Child day care—Large family day care home (18)
P
P
P
—
P
P
P
P
P
Child day care—Small family day care home (18)
P
P
P
—
P
P
P
P
P
Child day care center (19)
P
P
P
—
P
P
P
P
P
20-42.050
Commissary
—
—
P
—
—
—
P
—
—
Drive-through service
—
CUP
CUP
—
—
—
—
CUP
—
20-42.064
Equipment rental
—
—
P (4)
—
—
—
—
—
—
Extended hours of operation (11:00 p.m. to 6:00 a.m.)
—
MUP
MUP
—
P
P
P
MUP
MUP
Lodging—Bed and breakfast inn (B&B)
—
—
MUP
—
P
P
P
—
MUP
Lodging—Hotel or motel
MUP
—
MUP
—
P (4)
P (4)
P (4)
—
P
Massage related uses
P
P
P
P
P
P
P
P
P
Chap 20-49
Mortuary, funeral home
—
—
CUP
—
—
—
—
—
—
Personal services
P
P (2)
P
—
P
P
P
P
P
Personal services— Restricted
—
—
MUP
—
MUP
MUP
MUP
MUP
—
Public safety facility
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Repair service—Equipment, large appliances, etc.
—
—
MUP
—
—
—
—
—
—
Social service organization
MUP
—
MUP
—
MUP
MUP
MUP
—
—
Vehicle services—Major repair/body work
—
—
—
P (4)
—
—
—
—
—
Vehicle services—Minor maintenance/repair
—
—
MUP
P (4) (11)
—
—
MUP
MUP
—
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio
P
—
P
—
P
P
P
P
P
Parking facility, public or commercial
MUP
—
MUP
—
P (4)
P (4)
MUP
—
MUP
Telecommunications facilities
S
S
S
S
S
S
S
S
S
20-44
Transit station or terminal
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Utility facility
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
Utility infrastructure
P
P
P
P
P
P
P
P
P
Key to Zoning District Symbols
CO
Office Commercial
CV
Motor Vehicle Sales
TV-M
Transit Village—Mixed
MMU
Maker Mixed Use
CN
Neighborhood Commercial
CD
Downtown Commercial
CMU
Core Mixed Use
CG
General Commercial
CSC
Community Shopping Center
SMU
Station Mixed Use
Notes:
(1)
See Division 7 for land use definitions.
(2)
Each new development or project involving significant additions or reconstruction is required to be a mixed use project with a residential component in compliance with the residential density requirements for the CSC zoning district as described in Sections 20-23.040 and 20-23.080.
(3)
Each new development on a site shown in Figure 2-1, Section 20-23.060.C shall be a mixed use project, and each new development within the Courthouse Square Sub-Area of the Downtown Station Area Specific Plan shall provide activity-generating uses at the ground floor along all public streets.
(4)
Minor Conditional Use Permit required when site abuts residential zoning district or parcel with residential use.
(5)
Uses permitted on upper stories of building, Minor Use Permit required when proposed on ground floor.
(6)
A community garden is allowed on the same property as an existing permitted meeting facility provided that the establishment of the garden does not trigger a grading permit or affect the operation and design of the meeting facility.
(7)
Residential uses are encouraged as part of new development on sites zoned CN, as described in Section 20-23.050.
(8)
Administrative Design Review is required when a project is not part of a building permit application.
(9)
Permitted by right within any nonresidential Planned Development within one of the City's Priority Development Areas and shall therefore not require a use permit.
(10)
Subject to a 600-foot minimum setback requirement to a "school," as defined by the Health and Safety Code Section 11362.768. In addition, a cannabis retail use shall not be established within 600 feet of any other cannabis retail use established within and permitted by the City of Santa Rosa.
(11)
Not permitted in the Southeast Greenway area.
(12)
Supportive housing is allowed only when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651.
(13)
Outdoor dining permitted by right, pursuant to Section 20-42.110.B.
(14)
Permitted by right within any commercial Planned Development within one of the City's Priority Development Areas.
(15)
Permitted with a Minor Conditional Use Permit within one of the City's Priority Development Areas.
(16)
Permitted by right within one of the City's Priority Development Areas.
(17)
Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within one of the City's Priority Development Areas.
(18)
Permitted by right within any Planned Development.
(19)
Permitted by right within any commercial Planned Development.
(20)
Permitted with a Minor Conditional Use Permit within any commercial Planned Development."
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3760 § 2 Exh. A, 2006; Ord. 3766 § 1 Exh. A, 2006; Ord. 3889 § 2, 2008; Ord. 3908 §§ 2, 3, 2009; Ord. 3950 § 9, 2010; Ord. 3968 § 3, 2011; Ord. 3978 § 4, 2012; Ord. 3987 § 3, 2012; Ord. 3989 § 2, 2012; Ord. 3995 § 4, 2012; Ord. 3997 § 4, 2012; Ord. 4001 § 3, 2012; Ord. 4002 § 3, 2012; Ord. 4042 § 2, 2015; Ord. 4074 § 2, 2016; Ord. 2017-017 § 2; Ord. 2017-025 § 3; Ord. 2018-012 § 3; Ord. 2019-009 § 2; Ord. 2020-001 § 4; Ord. 2020-014 § 10; Ord. 2021-012 § 12; Ord. 2022-010 § 2; Ord. 2024-012, 11/19/2024; Ord. 2025-004, 3/18/2025; Ord. 2025-005, 3/18/2025)

§ 20-23.040 Commercial district general development standards.

A. 
General requirements. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-7 and 2-8, in addi-tion to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this Zoning Code.
B. 
Modifications to standards. The requirements of Tables 2-7 and 2-8 may be modified by the Commission through Conditional Use Permit approval.
C. 
Design Guidelines. See also Sections 2 (Core Area), 3.3 (Retail Centers and Commercial Districts) and 4.3 (Infill Development) of the City's Design Guidelines.
TABLE 2-7—CO, CN, AND CG DISTRICT DEVELOPMENT STANDARDS
 
Requirement by Zoning District
Development Feature
CO
CN
CG
Minimum lot size
Minimum area and dimensions for parcels proposed in new subdivisions.
Area (1)
6,000 sf—Interior lot
7,000 sf—Corner lot
None required
Determined by CUP
Dimensions (1)
None required
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum or required density
30 units per acre, maximum
1 unit required per 4,000 sf of non-residential use, to a max. 30 units per acre
30 units per acre, maximum
Setbacks (1) (2)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front
15 ft
7.5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Interior (each)
5 ft
5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Corner
15 ft
Rear
1-story building—5 ft
2-story building—10ft;
15 ft adjacent to R zone
3 or more stories—15 ft 25 ft adjacent to R zone
10 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Lot coverage (1)
Maximum percentage of total lot area that may be covered by structures.
Maximum coverage
65%
85% for retail/service uses other than lodging;
65% for recreation, education, public assembly, lodging, public buildings and utilities
100%
Height limit
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft
45 ft
55 ft
Landscaping
See Chapter 20-34 (Landscaping Standards)
Parking
See Chapter 20-36 (Parking and Loading)
Signs
See Chapter 20-38 (Signs)
Notes:
(1)
Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area, maximum lot coverage, set backs, and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)
The Design Review process may require larger setbacks.
TABLE 2-7—CO, CN, AND CG DISTRICT DEVELOPMENT STANDARDS
 
Requirement by Zoning District
Development Feature
CO
CN
CG
Minimum lot size
Minimum area and dimensions for parcels proposed in new subdivisions.
Area (1)
6,000 sf—Interior lot
7,000 sf—Corner lot
None required
Determined by CUP
Dimensions (1)
None required
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum or required density
30 units per acre, maximum
1 unit required per 4,000 sf of non-residential use, to a max. 30 units per acre
30 units per acre, maximum
Setbacks (1) (2)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front
15 ft
7.5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Interior (each)
5 ft
5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Corner
15 ft
Rear
1-story building—5 ft
2-story building—10ft;
15 ft adjacent to R zone
3 or more stories—15 ft 25 ft adjacent to R zone
10 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Lot coverage (1)
Maximum percentage of total lot area that may be covered by structures.
Maximum coverage
65%
85% for retail/service uses other than lodging;
65% for recreation, education, public assembly, lodging, public buildings and utilities
100%
Height limit
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft
45 ft
55 ft
Landscaping
See Chapter 20-34 (Landscaping Standards)
Parking
See Chapter 20-36 (Parking and Loading)
Signs
See Chapter 20-38 (Signs)
Notes:
(1)
Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area, maximum lot coverage, set backs, and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)
The Design Review process may require larger setbacks.
TABLE 2-7—CO, CN, AND CG DISTRICT DEVELOPMENT STANDARDS
 
Requirement by Zoning District
Development Feature
CO
CN
CG
Minimum lot size
Minimum area and dimensions for parcels proposed in new subdivisions.
Area (1)
6,000 sf—Interior lot
7,000 sf—Corner lot
None required
Determined by CUP
Dimensions (1)
None required
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum or required density
30 units per acre, maximum
1 unit required per 4,000 sf of non-residential use, to a max. 30 units per acre
30 units per acre, maximum
Setbacks (1) (2)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front
15 ft
7.5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Interior (each)
5 ft
5 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Side—Corner
15 ft
Rear
1-story building—5 ft
2-story building—10ft;
15 ft adjacent to R zone
3 or more stories—15 ft 25 ft adjacent to R zone
10 ft adjacent to a residential zone or use, or more as required by Design Review; none required elsewhere
Lot coverage (1)
Maximum percentage of total lot area that may be covered by structures.
Maximum coverage
65%
85% for retail/service uses other than lodging;
65% for recreation, education, public assembly, lodging, public buildings and utilities
100%
Height limit
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft
45 ft
55 ft
Landscaping
See Chapter 20-34 (Landscaping Standards)
Parking
See Chapter 20-36 (Parking and Loading)
Signs
See Chapter 20-38 (Signs)
Notes:
(1)
Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area, maximum lot coverage, set backs, and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)
The Design Review process may require larger setbacks.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3799 § 1, 2006; Ord. 3810 § 1, 2007; Ord. 3950 § 10, 2010; Ord. 2020-014 § 11)

§ 20-23.050 CN zoning district standards.

All commercial development within the CN zoning district shall comply with the following standards, in addition to the other applicable requirements of this Chapter and Zoning Code. See also Section 3.3 (Retail Centers and Commercial Districts) of the City's Design Guidelines.
A. 
Mixed use development encouraged. Each new development is encouraged to be a mixed use project with a residential component in compliance with the residential density requirements of the CN zoning district in Table 2-7. Residential uses may be either vertically or horizontally integrated with the nonresidential uses.
B. 
Multiple tenancies required. All proposed development shall be designed for multiple nonresidential tenants, with no one tenant space exceeding 50 percent of the aggregate commercial floor area.
C. 
Site design, hours of operation. Site design and hours of operation shall be as determined by the review authority to be compatible with surrounding neighborhood uses.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3750 § 1 Exh. A, 2005; Ord. 3987 § 4, 2012)

§ 20-23.060 CMU, SMU, MMU, NMU zoning district development standards.

The standards of this section are intended to support a mixed use and pedestrian-oriented Downtown. Development within the CMU, SMU, MMU, NMU zoning districts shall comply with the following standards and any other applicable requirements of this Chapter and Zoning Code. See also the General Plan and Section 2 – Core Area of the City's Design Guidelines.
A. 
Floor area ratio (FAR).
1. 
The following map shows the maximum base FAR allowed within specified areas of the CMU, SMU, MMU, and NMU zoning districts.
a. 
12 historic properties within the CMU zoning district have no assigned FAR (eastside of B Street between 7th Street and Lincoln Street, and one property on 10th Street as shown in Figure 2-1.A). See Table 2-8 for height and density development standards.
-Image-4.tif
Figure 2-1.A
2. 
Calculations. FAR is a ratio of the building(s) total floor area divided by gross lot area as follows:
a. 
Building total floor area is the entire area within the walls of a building, measured in a horizontal plane from the outside edge of exterior wall to exterior wall or from the center line of common walls to the outside edge of exterior walls, in square feet. For FAR calculation, total floor area excludes:
•
Crawl spaces.
•
Structured parking and carports.
•
Breezeways.
•
Attics without floors.
•
Porches, balconies, and terraces.
•
Below-grade structures.
•
Outdoor recreational spaces (common, public, or private).
•
The area of any designated historic structure to be preserved on a specific site, so long as the historic and/or architectural character of the structure is rehabilitated and not adversely affected.
•
Active ground floor uses in areas where active ground floor requirements apply in the AGF combining district.
b. 
For an interior building space where the ceiling height exceeds 20 feet above floor height, the floor area square footage is doubled for the purpose of calculating FAR. This is to ensure that double-height lobbies, ballrooms, and similar spaces are adequately accounted for in the FAR calculation.
c. 
Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated street rights-of-way.
3. 
New development is required to achieve the mid-point or higher of the maximum FAR. Exceptions are allowed where parcel configuration, historic preservation, or utility constraints make the mid-point impossible to achieve.
B. 
Site design and building placement.
1. 
All development is subject to sight distance and vision triangle requirements contained in Section 20-30.110.
2. 
Setbacks. Building placement shall comply with the respective zoning district standards shown in Section 20-22.050 Table 2-5, or Section 20-23.040 Table2-8.
3. 
Buildings shall be constructed at the required front setback for at least 70 percent of linear street frontage. This build-to-line requirement may be modified or waived if elements such as entry courtyards, plazas, entries, outdoor eating and display areas, or mature heritage trees, are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, dining, or landscaped area.
4. 
Development on lots over 60,000 square feet in size shall comply with tower separation requirements shown on Figure 2-1.B. Residential towers over 100 feet tall shall be separated from other towers by a minimum of 100 feet as measured from the closest point of the face of one tower to the next, while nonresidential towers over 100 feet tall shall be separated by a minimum of 80 feet, measured similarly.
-Image-5.tif
Figure 2-1.B
5. 
For portions of buildings above 100 feet, as shown in Figure 2-1.B, the dimension of the longest building side and the diagonal shall not exceed the following:
•
Commercial uses. Maximum side: 200 feet; maximum diagonal: 220 feet;
•
Residential uses. Maximum side: 140 feet; maximum diagonal: 160 feet.
6. 
Development on First Street or Third Street between A Street and D Street in the Core Area shall not cast shadows covering more than 25 percent of Courthouse Square for more than three hours between the hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time (between late October and early April), or for more than four hours between 9:00 a.m. and 5:00 p.m. Pacific Daylight Time (between early April and late October). See Shadow Study, Figure 2-1.C.
-Image-6.tif
Figure 2-1.C
C. 
Building design.
1. 
Dimensional relief. Building design shall create visual interest and avoid large-scale, bulky, or box-like appearance (see Figure 2-1.D). Design alternatives include, but are not limited to:
a. 
Wall plane variety;
b. 
Height or roof form variety; and
c. 
Incorporation of architectural detail or vegetative elements into façade design.
-Image-7.tif
Figure 2-1.D
2. 
Design extent. Façade architectural articulation and finishes shall be consistently applied to all sides of the structure.
3. 
Transparency (fenestration) requirements. Primary and side street non-residential building facades shall incorporate ground floor transparency/fenestration for 60 percent of the main frontage and 25 percent of the side façade, or as allowed by local building code.
4. 
Ground level design requirements.
a. 
Ceiling height. The minimum floor-to-ceiling height of the ground floor commercial space shall be at least 12 feet, as shown in Figure 2-1.E.
-Image-8.tif
Figure 2-1.E
b. 
Primary building entrance. A primary building entrance may be individual or shared. The entrance shall be prominent and easy to identify; shall face a public street or paseo; and shall incorporate a projection (porch, stoop, bay window, etc.), recess, or a combination of porch or recess.
c. 
Architectural features. Ground-level architectural features such as porches and stoops may project up to six feet into the required setbacks. Architectural features such as balconies, bay windows, and awnings may project up to six feet over the property line, if located at least 10 feet above sidewalk grade.
d. 
The depth of ground floor commercial space shall be sufficient to encourage small scale, or larger, commercial retail tenancies. Smaller tenant spaces, including pop-up stores and mini-shops, may be approved in certain locations, such as on side streets or garage frontages.
e. 
No street-facing walls may run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. The maximum length of the blank wall may be 30 feet for retail establishments with a gross floor area of 25,000 square feet or greater, as shown in Figure 2-1.F.
-Image-9.tif
Figure 2-1.F
f. 
Franchise architecture that is generic in nature, intended to be repeated on a mass-scale throughout a large region without consideration of and adaptation to local visual or cultural context, is prohibited unless doing so would violate State or Federal law.
(Ord. 2020-014 § 12; Ord. 2021-012 § 14)

§ 20-23.070 TV-M zoning district standards.

The standards of this section are intended to support a diverse mix of high density residential, hotel, office, and retail uses and maintain a vibrant and activity generating specialty shopping district. See also the General Plan and Section 4.10 (North Santa Rosa Station Area Specific Plan) of the City's Design Guidelines.
A. 
Height limit. All new development within this area is required to be a minimum of two stories.
B. 
Site design, hours of operation. Site design and hours of operation shall be as determined by the review authority to be compatible with surrounding neighborhood uses.
C. 
Ground floor uses. Require activity generating uses such as retail at the street level.
(Ord. 3950 § 11, 2010; Ord. 3992 § 2, 2012; Ord. 2020-014 § 13)

§ 20-23.080 CSC zoning district standards.

A. 
Mixed use development required. Each new development shall be a mixed use project involving commercial uses with a residential component in compliance with the residential density requirements of the CSC zoning district in Table 2-7.
B. 
Changes at existing Community Shopping Centers:
1. 
Minor repairs or reconstruction of an existing commercial structure or center does not trigger the residential requirement.
2. 
When a significant addition or reconstruction is proposed, commercial development is required to include a residential component. However, single-use projects may be considered through the Design Review process provided that it is demonstrated through site planning that a well integrated mix of commercial and residential uses is not precluded by the single-use project design.
C. 
All new development shall demonstrate pedestrian orientation. Residential uses may be either vertically or horizontally integrated with the nonresidential uses.
(Ord. 3987 § 5, 2012)

§ 20-24.010 Purpose.

This chapter lists the land uses that may be allowed within the industrial zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
(Ord. 3677 § 1, 2004)

§ 20-24.020 Purposes of industrial districts.

The purposes of the individual industrial zoning districts and the manner in which they are applied are as follows.
A. 
BP (Business Park) district. The BP zoning district is applied to areas appropriate for planned, visually attractive centers for business that do not generate nuisances (noise, clutter, noxious emissions, etc.). This zone accommodates campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, incubator-research facilities, testing, repairing, packaging, and printing and publishing. Warehousing and distribution, retail, hotels, and residential uses are permitted on an ancillary basis. Restaurants and other related services are permitted as accessory uses. Outdoor storage is not permitted. The BP zoning district is consistent with and implements the Business Park land use classification of the General Plan.
B. 
IL (Light Industrial) district. The IL zoning district is applied to areas appropriate for some light industrial uses, as well as commercial service uses and activities that may be incompatible with residential, retail, and/or office uses. Residential uses may also be accommodated as part of work/live projects. The IL zoning district is consistent with the Light Industry land use classification of the General Plan.
C. 
IG (General Industrial) district. The IG zoning district is applied to areas appropriate for industrial and manufacturing activities, warehousing, wholesaling and distribution uses. Uses may generate truck traffic and operate 24 hours. Retail and business service uses that could be more appropriately in another zone are not permitted. Land uses allowed in the IG zoning district have the potential for creating objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes. The IG zoning district is consistent with the General Industry land use classification of the General Plan.
(Ord. 3677 § 1, 2004)

§ 20-24.030 Industrial district land uses and permit requirements.

A. 
General land use permit requirements. Table 2-10 identifies the uses of land allowed by this Zoning Code in the industrial zoning districts, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).
Note: where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Code may also apply.
B. 
Re-occupancy with less intensive use. The re-occupancy of a building that was authorized by Minor Conditional Use Permit or Conditional Use Permit, with a use allowed in the same industrial zoning district by Table 2-10 as a permitted or conditional use, may occur with a Zoning Clearance where noted by Table 2-10, and where the Director determines that the proposed use is similar to or less intense than the previous use. The determination shall be based on the following criteria, and other relevant considerations as identified by the Director.
1. 
Pedestrian and vehicular traffic;
2. 
Parking requirements;
3. 
Number of employees and clients;
4. 
Nuisance factors, including noise, odors, fumes, dust, dirt, litter, vibrations, etc.
TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Districts*
P
Permitted Use, Zoning Clearance required
MUP
Minor Conditional Use Permit required
CUP
Conditional Use Permit required
S
See Specific Use Regulations for requirement
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY ZONE (2)
Specific Use Regulations
BP
IL
IG
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Agricultural product processing
—
—
P (3)
Artisan/craft product manufacturing
P
P
P
Brewery—Brew pub
P
CUP
—
Brewery—Production
P
P
P
Cannabis—Commercial cultivation—up to 5,000 sq ft
—
MUP
MUP
20-46
Cannabis—Commercial cultivation—5,001 sq ft or greater
—
CUP
CUP
20-46
Cannabis—Distribution
MUP (4)
P (3)
P (3)
20-46
Cannabis—Manufacturing level 1 (non-volatile)
P (3)
P (3)
P (3)
20-46
Cannabis—Manufacturing level 2 (volatile)
—
CUP
CUP
20-46
Cannabis—Microbusiness
—
CUP
CUP
20-46
Cannabis—Testing laboratory
P
P
P
20-46
Furniture/fixtures manufacturing, cabinet shops
—
P (3)
P (3)
Laboratory—Medical, analytical
P
P
—
Laundry, dry cleaning plant
—
MUP
P
Manufacturing/processing—Heavy
—
—
MUP
Manufacturing/processing—Light
P (3)
P (3)
P (3)
Manufacturing/processing—Medium
—
MUP
MUP
Media production—Indoor only
P
P (3)
P (3)
Media production—With outdoor uses
MUP
P (3)
P (3)
Petroleum product storage and distribution
—
—
MUP
Printing and publishing
P (3)
P (3)
P
Recycling—Large collection facility
—
—
MUP
20-42.120
Recycling—Processing facility
—
—
MUP
20-42.120
Recycling—Reverse vending machines
P
P
P (3)
20-42.120
Recycling—Scrap or dismantling yard
—
—
MUP
20-42.120
Recycling—Small collection facility
MUP
MUP
MUP
20-42.120
Research and development
P
P
MUP
Storage—Accessory
P
P
P (3)
Storage—Contractor's yard
—
MUP
MUP
Storage—Open during extended or transitional hours
—
MUP
MUP
Storage—Outdoor
—
MUP
MUP
20-42.170
Storage—Personal storage facility (ministorage)
—
P (3)
P (3)
20-42.180
Warehouse, wholesaling and distribution
MUP (4)
P (3)
P (3)
Winery—Boutique
P
P
P
Winery—Production
P
P
P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult entertainment business
CUP
CUP
CUP
20-40
Commercial recreation facility—Indoor
MUP
P
P
Commercial recreation facility—Outdoor
—
MUP
—
Community garden (6)
P
P
P
Conference/convention facility
MUP (4)
MUP
—
Health/fitness facility—Commercial
MUP
MUP
—
Health/fitness facility—Quasi-public
MUP
MUP
—
Meeting facility, public or private
MUP
MUP
—
School, public or private
MUP
MUP
MUP
Sports and entertainment assembly facility
—
CUP
—
Studio—Art, dance, martial arts, music, etc.
MUP
MUP
—
Theater, auditorium
—
CUP
—
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Accessory dwelling unit
P (4)
—
—
20-42.130
Animal keeping—Domestic/exotic
S
S
S
20-42.040
Caretaker unit
MUP (4)
MUP (4)
MUP (4)
Community care facilities—6 or fewer clients (12)
P
P
P
Community care facilities—7 or more clients (12)
MUP
MUP
MUP
Duplex (10)
CUP (4) (9)
—
—
Emergency shelter (10)
CUP (9)
CUP (9)
CUP (9)
Half-Plex (10)
CUP (4) (9)
—
—
Home occupation
S
—
—
20-42.070
Junior accessory dwelling unit
P (4)
—
—
20-42.130
Live/work unit
MUP
—
—
20-42.080
Mixed use project
MUP
—
—
Mobile home/manufactured housing (10)
CUP (4) (9)
—
—
20-42.094
Multi-family dwellings (10)
CUP (4) (9)
—
—
Organizational house
CUP (4)
—
—
Residential accessory uses and structures
P (4)
—
—
Single-family attached (10)
CUP (4) (9)
—
—
Single-family detached (10)
CUP (4) (9)
—
—
Supportive housing (8)
P
—
—
Transitional housing
CUP
CUP
CUP
Work/live unit
MUP
MUP
MUP
20-42.080
RETAIL TRADE
Accessory retail uses
P (4)
P
P
20-42.024
Alcoholic beverage sales
—
CUP
—
20-42.034
Auto and vehicle sales and rental
—
MUP
—
Bar/tavern
—
CUP
—
Building and landscape materials sales— Indoor
—
P
MUP
Building and landscape materials sales— Outdoor
—
MUP
MUP
Cannabis—Retail (dispensary) and delivery
CUP (7)
CUP (7)
CUP (7)
20-46
Construction and heavy equipment sales and rental
—
MUP
MUP
Farm supply and feed store
—
P
MUP
Fuel dealer (propane for home and farm use, etc.)
—
—
MUP
Gas station
—
—
—
Mobile Food Facility
MUP
MUP
MUP
20-42.210
Neighborhood center
MUP (5)
MUP (5)
CUP (5)
Night club
—
CUP
—
Office supporting retail
P
—
—
Restaurant, cafe, coffee shop—Counter ordering
P (4)
P
CUP
Restaurant, cafe, coffee shop—Outdoor dining
MUP (4)
MUP
CUP
Restaurant, cafe, coffee shop—Serving alcohol (no bar)
P (4)
P
CUP
Restaurant, cafe, coffee shop—Table service
P (4)
P
CUP
Warehouse retail
CUP (4)
CUP
CUP
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM
P
P
—
20-42.044
Bank, financial services
P
—
—
Business support service
P
P
MUP
Medical service—Clinic, urgent care
P
MUP
—
Medical service—Doctor office
P
—
—
s
Medical service—Health care facility
MUP
—
—
20-42.060
Medical service—Integrated medical health center
P
MUP
—
Medical service—Lab
P
MUP
—
Medical service—Veterinary clinic, animal hospital
—
MUP
MUP
Office—Accessory
P
P
P (3)
Office—Business/service
P
—
—
Office—Government
P
—
—
Office—Processing
MUP
—
—
Office—Professional
P
—
—
SERVICES—GENERAL
Accessory services
P (4)
P
MUP
20-42.024
Catering service
—
P
P
Child Day Care - Large Family Day Care Home (11)
P
P
P
Child Day Care - Small Family Day Care Home (11)
P
P
P
Child day care center
P
P
—
20-42.050
Commissary
P
P
P
Equipment rental
—
P (3)
P (3)
Extended hours of operation (11:00 p.m. to 6:00 a.m.)
MUP
MUP
MUP
Kennel, animal boarding
—
MUP
MUP
Lodging—Hotel or motel
CUP (4)
—
—
Maintenance service—Client site services
MUP
P
P
Massage related uses
P
P
—
Chap 20-49
Personal services
P
MUP
—
Public safety facility
MUP (2)
MUP
MUP
Repair service—Equipment, large appliances, etc.
—
MUP
P (3)
Vehicle services—Major repair/body work
—
MUP
P (3)
Vehicle services—Minor maintenance/repair
—
P
P (3)
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio
P
P
P
Parking facility, public or commercial
—
—
MUP
Taxi or limousine dispatch facility
—
MUP
MUP (3)
Telecommunications facilities
S
S
S
20-44
Truck or freight terminal
—
MUP
MUP (3)
Utility facility
—
P (3)
P (3)
Utility infrastructure
P (3)
P (3)
P (3)
Vehicle storage
—
MUP
P (3)
Key to Zoning District Symbols
BP
Business Park
IL
Light Industrial
IG
General Industrial
Notes:
(1)
See Division 7 for land use definitions.
(2)
The reoccupancy of a building with an allowable use that is similar to or less intense than the former use may be permitted without MUP or CUP approval. See Section 20-24.030.B.
(3)
MUP required if the use, specific suite, or its associated operations abuts a residential zoning district or parcel with a residential use.
(4)
Use only allowed if ancillary and related to a primary or dominant use.
(5)
Allowed in any industrial district where the review authority first determines that a need exists, and that the proposed business will be economically viable.
(6)
A community garden is allowed on the same property as an existing permitted meeting facility provided that the establishment of the garden does not trigger a grading permit or affect the operation and design of the meeting facility.
(7)
Subject to a 600-foot minimum setback requirement to a "school," as defined by the Health and Safety Code Section 11362.768. In addition, a cannabis retail use shall not be established within 600 feet of any other cannabis retail use established within and permitted by the City of Santa Rosa.
(8)
Supportive housing is allowed only when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651.
(9)
Permitted with a Minor Conditional Use Permit within one of the City's Priority Development Areas.
(10)
Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within one of the City's Priority Development Areas.
(11)
Permitted by right within any Planned Development.
(12)
Permitted by right within any nonresidential Planned Development within one of the City's Priority Development Areas."
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3766 § 1 Exh. A, 2006; Ord. 3820 § 1, 2007; Ord. 3889 § 2, 2008; Ord. 3968 § 4, 2011; Ord. 3981 § 2, 2012; Ord. 3995 § 5, 2012; Ord. 3997 § 4, 2012; Ord. 4001 § 4, 2012; Ord. 4002 § 4, 2012; Ord. 4042 § 2, 2015; Ord. 2017-024 § 3; Ord. 2017-025 § 4; Ord. 2018-012 § 3; Ord. 2020-001 § 5; Ord. 2021-012 § 15; Ord. 2022-010 § 3; Ord. 2024-012, 11/19/2024; Ord. 2025-004, 3/18/2025; Ord. 2025-005, 3/18/2025)

§ 20-24.040 Industrial zoning district development standards.

A. 
General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 2-11, in addition to any other applicable requirements of this Division, and the development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this Zoning Code.
B. 
Design Guidelines. See Section 3.4 (Business and Light Industrial Parks and Buildings) in the City's Design Guidelines.
TABLE 2-11—INDUSTRIAL DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
BP
IL
IG
Minimum lot size
Minimum area and width for parcels proposed in new subdivisions.
Area
20,000 sf
Determined by CUP (1)
None required (1)
Dimensions
None required (1)
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum density
Determined by review authority
Setbacks (1)
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front
7.5 ft adjacent to a residential zone or use; set by CUP approval elsewhere (2)
Side—Interior (each)
5 ft adjacent to a residential zone or use; set by CUP approval elsewhere (2)
Side—Corner
Rear
10 ft adjacent to a residential zone or use; none required elsewhere.
Lot coverage (1)
Maximum percentage of total lot area that may be covered by structures.
Determined by CUP
85%
Height limit
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
55 ft; or greater or lesser height as approved or required by CUP
55 ft
Landscaping
See Chapter 20-36 (Landscaping Standards)
Parking
See Chapter 20-38 (Parking and Loading)
Signs
See Chapter 20-38 (Signs)
Notes:
(1)
Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area, maximum lot coverage, setbacks, and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)
The Design Review process may require larger setbacks.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005)

§ 20-24.050 BP zoning district development standards.

Within the BP (Business Park) zoning district, the approval of a Conditional Use Permit or a Minor Conditional Use Permit for a land use listed by Table 2-10 in the Retail, or Services—General use groups shall require that the review authority first find that the approval of the use will not significantly reduce the City's inventory of land available for manufacturing and processing uses.
(Ord. 3677 § 1, 2004)

§ 20-26.010 Purpose.

This Chapter lists the land uses that may be allowed within the Special Purpose zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
(Ord. 3677 § 1, 2004)

§ 20-26.020 Purposes of special purpose districts.

The purposes of the individual Special Purpose zoning districts and the manner in which they are applied are as follows.
A. 
OSR (Open Space—Recreation) district. The OSR zoning district is applied to public park and recreation sites and areas within the City. The OSR zoning district is consistent with and implements the Parks & Recreation land use classification of the General Plan.
B. 
OSC (Open Space—Conservation) district. The OSC zoning district is applied to important open space areas of the City including wetlands, waterways, hillsides, ridgelines, scenic areas, significant vegetation areas, wildlife habitat and corridors, community separators, watersheds, geologic features, natural hazards areas, agricultural land, and areas that functionally link open space areas. The OSC zoning district is consistent with and implements the Open Space land use classification of the General Plan. More specific purposes of the open space District are to:
1. 
Provide a zoning district for permanently protected open space areas;
2. 
Preserve as open space parcels from which development potential has been sold, transferred, dedicated, donated, or otherwise removed from the parcel as recorded on deed, map, development plan, policy statement, easement, private covenant, or any other legal mechanism;
3. 
Provide for limited development up to one unit per 40 acres or legally existing parcel in a manner that will preserve and maintain open space benefits;
4. 
Protect rare, threatened, and endangered plants and animals;
5. 
Protect and enhance wildlife habitat;
6. 
Provide sites for education and scientific research;
7. 
Control alteration of the natural environment and terrain in areas of environmental and scenic significance to the community;
8. 
Protect people and property from geologic, hydrologic, and other natural hazards;
9. 
Enhance and maintain for public welfare and well-being, the public amenities accrued from the preservation of scenic beauty and environmental quality;
10. 
Provide opportunities for low intensity uses and recreational activities compatible with open space benefits, which may include bird watching, playing fields for team sports, nature photography and study, wildlife observation, and scientific research and education.
C. 
PI (Public and Institutional) district. The PI zoning district is applied to areas appropriate for public facilities, utilities, hospitals, and public assembly facilities including: public schools, libraries, government offices, etc. The PI zoning district is consistent with and implements the Public/Institutional land use designation of the General Plan.
D. 
PD (Planned Development) district. The PD district is intended to recognize the advantage that integrated community offers over conventional zoning techniques in implementing General Plan goals through specific site developments. The PD district is specifically envisioned as a mechanism to preserve and/or create distinctive, high quality, single or mixed use developments that meet or exceed the goals of the General Plan. The requirements of this district are intended to encourage preservation of existing amenities and creation of new amenities; provide for a variety of housing types and densities; and achieve superior relationships among uses, both within and surrounding the district. The PD district is intended to be used only where the other zoning districts established by this Zoning Code cannot achieve these goals.
(Ord. 3677 § 1, 2004; Ord. 4002 § 7, 2012)

§ 20-26.030 Special purpose district land uses and permit requirements.

TABLE 2-12
Allowed Land Uses and Permit Requirements for Special Purpose Districts*
P
Permitted Use, Zoning Clearance required
MUP
Minor Conditional Use Permit required
CUP
Conditional Use Permit required
S
See Specific Use Regulations for requirement
—
Use not allowed
LAND USE (1)
PERMIT REQUIRED BY ZONE
Specific Use Regulations
OSR
OSC
PI
AGRICULTURAL, OPEN SPACE, AND RESOURCE-BASED USES
Agricultural accessory structure
CUP
CUP
—
Animal keeping—Livestock
S
S
S
20-42.040
Crop production, horticulture, orchard, vineyard
CUP
CUP
—
Open space, public or private
CUP
CUP
—
Wildlife or botanical preserve or sanctuary
CUP
CUP
—
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Storage—Accessory
P
P
P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Golf course/country club, public or quasi-public
CUP (3)
—
MUP
Library, museum
MUP
MUP
P
Meeting facility, public or private
MUP
MUP
CUP
Park, playground
P
P
P
School, public or private
MUP
MUP
CUP
Sports and entertainment assembly facility
CUP
—
CUP
Studio—Art, dance, martial arts, music, etc.
CUP
—
CUP
Theater, auditorium—Public
CUP
—
P
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Accessory dwelling unit
S (3)
S
—
20-42.130
Animal keeping—Domestic and exotic
S
S
S
20-42.040
Caretaker unit
CUP (3)
—
—
Community care facility—6 or fewer clients (7)
P (3)
P
CUP (8)
20-42.060
Community care facility—7 or more clients (7)
—
—
CUP (8)
20-42.060
Duplex (5)
MUP (3)
—
—
Emergency shelter (5)
CUP
CUP
CUP (8)
Half-plex (5)
MUP (3)
—
—
Home occupation
S (3)
S
—
20-42.070
Junior accessory dwelling unit
S
S
—
20-42.130
Mobile home/manufactured housing unit
P (3)
CUP
—
20-42.094
Multi-family dwellings (5)
MUP (3)
—
—
Organizational house
—
—
CUP
Residential accessory structures and uses
P (3)
P
—
20-42.030
Single-family detached (5)
P (3)
CUP
—
Single-family attached (5)
MUP (3)
—
—
Supportive housing(4)
P
—
—
Transitional housing
CUP(3)
CUP
CUP
RETAIL TRADE
Mobile Food Facility
—
—
MUP
20-42.210
Restaurant, cafe, coffee shop—Counter ordering
MUP
—
MUP
Restaurant, cafe, coffee shop—Outdoor dining
MUP
—
MUP
20-42.160
Restaurant, cafe, coffee shop—Serving alcohol (no bar)
MUP
—
MUP
20-42.160
Restaurant, cafe, coffee shop—Table service
MUP
—
MUP
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM
—
—
P
Medical service—Clinic, urgent care
—
—
P (2)
Medical service—Doctor office
—
—
MUP
Medical service—Health care facility
—
—
MUP
20-42.060
Medical service—Hospital
—
—
CUP
Medical service—Integrated medical health center
—
—
P (2)
Medical service—Lab
—
—
P (2)
Office—Accessory
P (3)
P
P
Office—Government
MUP (3)
MUP
P
Office—Professional
—
—
MUP
SERVICES—GENERAL
Accessory services
—
—
P
20-42.024
Cemetery, mausoleum, columbarium
—
—
P
Child day care—Small family day care home (6)
P (3)
P
P
Child day care—Large family day care home (6)
P (3)
P
P
Child day care—Child care center
MUP
MUP
P
20-42.050
Extended hours of operation (11:00 p.m. to 6:00 a.m.)
—
—
MUP
Mortuary, funeral home
—
—
P
Public safety facility
CUP
CUP
P
Social service organization
—
—
P
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio
—
MUP
Parking facility, public or commercial
—
—
MUP
Taxi or limousine dispatch facility
—
—
MUP
Telecommunications facilities
S
S
S
20-42.044
Utility facility
MUP
MUP
MUP
Utility infrastructure
P
P
P
Key to Zoning District Symbols
OSR
Open—Recreation
OSC
Open—Conservation
PI
Public and Institutional
Notes:
(1)
See Division 7 for land use definitions.
(2)
Any new uses shall be directly affiliated with an existing hospital; otherwise a MUP is required for a new use.
(3)
Not permitted in the Southeast Greenway area.
(4)
Supportive housing is allowed only when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651.
(5)
Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within one of the City's Priority Development Areas.
(6)
Permitted by right within any Planned Development.
(7)
Permitted by right within any nonresidential Planned Development within one of the City's Priority Development Areas.
(8)
Permitted with a Minor Conditional Use Permit within one of the City's Priority Development Areas."
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3766 § 1 Exh. A, 2006; Ord. 3968 § 5, 2011; Ord. 3997 § 4, 2012; Ord. 4001 § 5, 2012; Ord. 4002 § 5, 2012; Ord. 4042 § 2, 2015; Ord. 2017-024 § 4; Ord. 2018-012 § 3; Ord. 2019-009 § 3; Ord. 2020-001 § 6; Ord. 2021-012 § 16; Ord. 2024-012, 11/19/2024)

§ 20-26.040 Special purpose zoning district development standards.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 2-13, in addition to any other applicable Requirements of this Division, and the development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this Zoning Code.
TABLE 2-13—OS AND PI DISTRICT DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
OSR, OSC
PI (3)
Minimum lot size
Minimum area and width for parcels proposed in new subdivisions.
Area
Determined by CUP, but shall be large enough to protect open space resource
10,000 sf
Width, depth
Determined by CUP
None required (1)
Residential density
Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum density
1 unit per 40 acres; or 1 unit per legal lot less than 40 acres
Determined by CUP for student housing
Setbacks
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front
Determined by CUP
15 ft (2)
Side—Interior, each
5 ft (2)
Side—Corner
15 ft (2)
Rear
15 ft (2)
Lot coverage
Maximum percentage of total lot area that may be covered by structures.
Maximum coverage
1% or 6,000 sf, whichever is greater (maximum coverage applies to both structures and non-native vegetation)
65%
Height limit
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height
35 ft; non-residential structures may be authorized greater height by CUP
35 ft
Landscaping
See Chapter 20-36 (Landscaping Standards)
Parking
See Chapter 20-38 (Parking and Loading)
Signs
See Chapter 20-38 (Signs)
Notes:
(1)
Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)
The Design Review process may require larger setbacks.
(3)
Each PI zoning district development standard may be reduced by Conditional Use Permit approval based upon the project's appropriateness of location, accessibility, traffic impacts, existing site conditions, design compatibility with adjacent land uses, natural and built constraints, and other potential community impacts.
(Ord. 3677 § 1, 2004)

§ 20-26.050 OSC zoning district standards.

A. 
Requirements for rezoning. A rezoning of property to the OSC zoning district in compliance with Chapter 20-50 (General Plan, Zoning Map, and Zoning Code Amendments) shall be subject to the following requirements.
1. 
Eligible sites. The OSC district may be applied to:
a. 
An area designated as Open Space or Low Density/Open Space in the General Plan;
b. 
A site with special open space areas such as creeks, hillsides, ridges, wetlands, or other areas as described in the purpose statement for the OSC zoning district in Section 20-26.010;
c. 
A site that contains, or is thought to contain, natural resources or natural hazards. If important natural resources or natural hazards are demonstrated not to exist on the parcel, a property owner may request a rezoning to an appropriate zoning district consistent with the underlying land use designation of the General Plan; or
d. 
A site for which development potential no longer is attached to the land.
2. 
Application requirements. The application for rezoning shall include a map of existing land uses within 300 feet of the site, in addition to the information and materials normally required by the Department for a rezoning application.
(Ord. 3677 § 1, 2004)

§ 20-26.060 PD zoning district standards.

A. 
Requirements for rezoning. A rezoning of property to the PD zoning district in compliance with Chapter 20-50 (Permit Application Filing and Processing) shall be subject to the following requirements, including the concurrent filing and approval of a Development Plan and Policy Statement.
1. 
Minimum site area for rezoning. The site proposed for rezoning to the PD district shall be a minimum of 15 acres.
2. 
Application requirements. The application for rezoning shall include the following information and materials, in addition to those normally required by the Department for a rezoning application.
a. 
Project description. A written and/or diagrammatic project description that provides sufficient information to evaluate the merits of the proposed zoning, including a statement of how proposed Residential development will comply with the City's affordable housing and growth management requirements.
b. 
Site features map. A site features map depicting the existing topography, structures and natural features including areas of significant vegetation. Properties within 300 feet of the site shall be included on the site features map.
c. 
Infrastructure. A description of the infrastructure necessary for each phase of the proposed project.
d. 
Policy Statement. A Policy Statement that provides the following information for each land use area proposed in the Development Plan, organized and formatted as required by the Department:
(1) 
Permitted uses, allowable accessory uses, and uses allowed with Conditional Use Permit approval;
(2) 
Subdivision regulations including minimum lot area and dimension requirements;
(3) 
Site planning and development regulations establishing maximum densities, setback and building height requirements for primary and accessory structures, site coverage limits (including paved areas, except for those on single-family detached residential lots), and parking requirements; and
(4) 
Design guidelines.
e. 
Development Plan. A Development Plan that identifies the following, consistent with the Policy Statement:
(1) 
The location of each land use area proposed within the site, including any proposed open space and common areas;
(2) 
Major circulation features within the development; and
(3) 
Site features affecting site development, including site features to be preserved in their natural state, or modified as specified by the Development Plan.
3. 
Design Review and Preservation Board review and recommendation. Prior to a hearing by the Commission on a rezoning to the PD zoning district, the proposed Policy Statement and Development Plan shall be reviewed by the:
a. 
Design Review and Preservation Board (DRPB), who shall recommend to the Commission whether the project will comply with the findings required by Subsection A.4.b and the City's Design Guidelines; and
b. 
The Community Development Advisory Committee (DAC), in the case of a Policy Statement and Development Plan that involves the proposed subdivision of the site.
The comments and recommendations of the DRPB and/or DAC, as applicable, shall be forwarded to the Commission.
4. 
Commission review and decision. In establishing the PD district, the Commission shall hold a public hearing on the proposed Policy Statement and Development Plan at the same time as the hearing required for the rezoning by Chapter 20-66.
a. 
After the hearing, the Commission may recommend Council approval of the Policy Statement, development Plan, and rezoning, or approval subject to conditions and/or modifications, or the Commission may deny the application. A Commission denial shall be final unless appealed to the Council.
b. 
The Commission may recommendation approval or conditional approval if it first finds that the proposed PD district will promote development of a distinctive project of the highest quality as evidenced by specific findings which may include the following:
(1) 
Preservation of natural amenities including creeks, hillsides and significant vegetation;
(2) 
The creation of new amenities such as recreational and/or community facilities;
(3) 
Diversity in the proposed mix of housing types and densities;
(4) 
Development regulations that will ensure a superior relationship among uses within the district as well as those surrounding the district;
(5) 
Preservation and protection of the quality of living for areas surrounding the proposed planned community; and
(6) 
Accommodation of non-auto oriented modes of transportation including pedestrian walkways, bicycle paths and transit routes/stops.
(7) 
Other project features that the Planning Commission believes should be acknowledged.
5. 
Council review and decision. Upon receipt of a Commission recommendation for approval, or approval subject to conditions and/or modifications, the Council shall hold a public hearing on the zoning application, including the proposed Policy Statement and Development Plan. Following the public hearing, the Council shall either adopt an ordinance changing the zoning on the site to the PD district, and approve the Policy Statement and Development Plan subject to conditions and/or modifications as the Council deems appropriate, or the Council may deny the application.
B. 
Effect of Policy Statement and Development Plan. All proposed development and new land uses within a PD district shall comply with the approved Policy Statement and Development Plan. In the event an inconsistency is found between the Policy Statement and Development Plan, the regulations established in the Policy Statement shall govern development of the site. A request to modify, change or revise any approved Development Plan or Policy Statement shall be processed in the same manner as any other zone change application.
C. 
Allowable land uses. Allowable land uses within the PD district shall be limited to those identified in the adopted Policy Statement or Development Plan. The uses authorized by the City through the approval of a Policy Statement and Development Plan shall be limited to those that are consistent with the General Plan land use classification applicable to the site. Animal keeping shall comply with Section 20-42.040 unless the Policy Statement allows for different uses in which case the least restrictive regulations would apply. Where a Policy Statement or Development Plan does not include a list of allowable land uses, the most similar standard zoning district and its list of allowable land uses shall apply.
D. 
Land use permit requirements. The adopted Policy Statement or Development Plan shall specify whether each allowable use is permitted, or requires Minor Use Permit, or Conditional Use Permit approval; except that the re-occupancy of an existing building with a use permitted in the Policy Statement or Development Plan that is similar or less intense than the previous approved use of the building shall be permitted, as determined by the Director. The Director's determination shall be based on criteria including the following:
1. 
Pedestrian and vehicular traffic;
2. 
Parking requirements;
3. 
Number of employees/clients;
4. 
Nuisance factors including noise, odors, fumes, dust, dirt, litter, vibrations, etc.; and
5. 
The consistency of the proposed use with the other permitted uses identified in the Policy Statement or development Plan.
E. 
Site planning and development standards. Proposed development shall occur, and new land uses shall be established on a site within the PD zoning district only in compliance with the development standards (e.g., minimum parcel size, building site area, lot coverage, setbacks, height limits, parking requirements, open space requirements, etc.) identified by the approved Policy Statement and Development Plan.
1. 
Setback requirements. Unless specifically stated in the Policy Statement or Development Plan, single-family dwellings shall comply with the following setback requirements.
a. 
Front yard setback: 15 feet, except that garages and carports opening onto a street shall have a minimum distance of 19 feet between the opening and the rear of a public sidewalk or 19 feet from property line or adopted plan line, whichever is greater, except that detached accessory buildings shall have a 50-foot front yard.
b. 
Side yard setback: five feet, except that:
(1) 
Two story portions of the structure shall be set back 10 feet; and
(2) 
When the street side lot line of a corner lot is the continuation of the front lot line of an adjacent lot, portions of a single-family dwelling located within the rear 20 feet of the corner lot shall be set back a minimum of 15 feet from the street side lot line.
c. 
Rear yard setback: five feet.
2. 
Allowable variation of standards with rezoning to PD. In considering a proposed Development Plan and Policy Statement, the Commission and Council may require higher standards or allow different standards for the PD district than are required by other residential zoning districts with respect to density, uses, heights, parking, traffic circulation, landscaping, lot sizes, and other standards, provided that the modified standards, requirements and regulations are consistent with the General Plan.
F. 
Minor modifications. Minor modifications to an approved PD project that do not increase approved density, change approved uses, or substantially change the approved Policy Statement or Development Plan may be authorized through Minor Use Permit approval.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3994 § 3, 2012; Ord. 3995 § 6, 2012; Ord. 2025-003, 2/25/2025)

§ 20-28.010 Purpose of Chapter.

This Chapter regulates new and existing structures and land uses in the combining districts established by Section 20-20.020 (Zoning Map and Zoning Districts). The provisions of this Chapter provide guidance for development in addition to the standards and regulations of the primary zoning districts, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.
(Ord. 3677 § 1, 2004)

§ 20-28.020 Applicability of combining districts.

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Zoning Ordinance shall be resolved in compliance with Section 20-12.020.D (Rules of Interpretation—Conflicting requirements).
A. 
Mapping of combining districts. The applicability of any combining district to a specific site is shown by the combining district Zoning Map symbol established by Section 20-20.020 (Zoning Map and Zoning Districts), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map. The combining districts are applied to property through the rezoning process (Chapter 20-64), subject to any specific rezoning Requirements of the applicable combining district.
B. 
Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific combining district:
1. 
Any land use normally allowed in the primary zoning district by this Division may be allowed within a combining district, subject to any additional requirements of the combining district;
2. 
Development and new land uses within a combining district shall obtain the land use permits required by this Division for the primary zoning district; and
3. 
Development and new land uses within a combining district shall comply with all applicable development standards of the primary zoning district, except as modified by this Chapter.
(Ord. 3677 § 1, 2004)

§ 20-28.030 Gateway (-G) combining district.

A. 
Purpose. The Gateway (-G) combining district is intended to identify areas designated by the General Plan as visual entries into the City, and to provide special design criteria for proposed development at each entry.
B. 
Applicability. Implementation of the design criteria shall be through private and public development and improvement plans. Landscaping features may be a requirement of private development while signing and other public improvements shall be provided by public resources and completed on a phasing or priority basis.
C. 
Locations of combining district. The standards of this Section apply to the following identified entry ways; affected properties are designated within the -G combining district on the Zoning Map.
1. 
Major entries:
North—Highway 101 at the at the northern Urban Boundary;
South—Highway 101 at the intersection of Santa Rosa Avenue and 101;
East—Highway 12 at the intersection of North Melita Road;
West—Highway 12 Urban Boundary, i.e., Fulton Road.
2. 
Minor entries:
a. 
Urban arterials:
Old Redwood Highway;
Guerneville Road;
Santa Rosa Avenue.
b. 
Rural roads:
Petaluma Hill Road;
Calistoga Road;
Bennett Valley Road;
Piner Road;
Fulton Road;
Stony Point Road;
Hall Road.
D. 
Development standards and guidelines. The following standards apply to public and private development proposed within the -G combining district, as noted.
1. 
Major entries—Highway 101. The northern entry along Highway 101 should be at the urban boundary line and will be a stark transition where rural countryside abuts the urban edge. Significant setbacks and dense landscaping will soften the visual transition.
The southern entry shall occur at the urban boundary when Santa Rosa Avenue meets Highway 101. The community separator shall divide this area from the north end of Rohnert Park. The transition from rural to urban will be assisted by significant setbacks and dense landscaping. The triangular, remnant Caltrans property shall be landscaped by the City and have a sign introducing Santa Rosa at its foreground.
a. 
Setbacks. Setbacks to buildings for new projects along Highway 101, at both the north and the south entries to the City shall be 100 feet from the freeway right-of-way. Substantial landscaping and parking (if adequately screened), may be used in the setback areas. Entry length shall be the equivalent of one parcel or approximately 200 feet in length.
b. 
Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.
c. 
Screening. Rear service yards, project storage areas, and parking lots adjacent to Highways 101 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.
2. 
Major entries—Highway 12. The eastern entry shall occur at Highway 12, at the urban boundary line, approximately North Melita Road. A sign denoting entrance to Santa Rosa should be placed here.
The western major entry is at the urban boundary where Highway 12 meets Fulton Road. The entry is emphasized by the community separation to the west and the abrupt urban edge at Fulton Road. Setbacks to structures are the primary design criteria to be considered at this City entrance. Setbacks to structures on the north side of Highway 12 are controlled by the frontage road (Occidental Road). Setbacks on the south side have been significant due to the non-development of the old railroad right-of-way. Should the railroad right-of-way be in public use, it should be appropriately landscaped and a sign installed to denote entrance to Santa Rosa. Signing and area landscaping would then occur on State property with State permission.
a. 
Setbacks. Setbacks to buildings for new projects along Highway 12 east and west shall observe a minimum 50-foot setback. A minimum of 20 feet of dense landscaping shall also be required from the highway right-of-way.
b. 
Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.
c. 
Screening. Rear service yards, project storage areas, and parking lots adjacent to Highway 12 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.
3. 
Minor entries.
a. 
Bennett Valley Road. The secondary eastern entry to the City is from Bennett Valley Road. The entry point on Bennett Valley Road shall occur at the urban boundary which is adjacent to the Bennett Valley Golf Course. This entry, like the other secondary City entries is dramatic in its change from urban to rural. It is a natural to man-made demarcation that should remain for many years to come. Like the other entry treatments, special landscape and sign features announcing the entrance to the City should occur.
b. 
Hall Road—Guerneville Road—Piner Road. The City entry from the west, other than Highway 12, is by way of Hall, Guerneville or Piner Roads. Each entry should occur at the urban boundary which is either at Fulton Road or just gradually west of Fulton Road. At each location the distinction of City entry should be discernable due to the sharp change that occurs between rural and urban land use, and development improvements. Guerneville and West Third Street (opposite Hall Road) are slated to have landscape median strips. The design criteria for each of these entry ways shall be to have a special landscape feature, including signing at the intersection where each intersects with Fulton Road.
c. 
Old Redwood Highway. Entering the city from Old Redwood Highway presently has no clear presence. This is primarily due to the absence of urban level development. Existing development is rural in nature. The entry should occur at the urban boundary, which is located at the north end of the former Stevenson Equipment property. Urban level landscaping at the street frontage, signing announcing entering Santa Rosa.
d. 
Santa Rosa Avenue. As one enters the City on Santa Rosa Avenue, a landscape median shall be provided down the center of the street. Twenty feet of landscape setbacks shall be required along each property frontage. A dual row of unified street trees shall be planted across the frontage as required by the County's South Santa Rosa Avenue Design Guidelines.
e. 
Stony Point Road and Petaluma Hill Road. Secondary southern entry ways should occur at Stony Point Road and Petaluma Hill Road, each at the urban boundary line. Each are rural roads that connect to outside communities and towns. Each, like other rural roads, transitions sharply as one enters the City from the County area. Design criteria for each of these entry ways is to feature landscaped yards and signing announcing Santa Rosa. Landscape setbacks of at least 15 feet should be provided along each street frontage with common street trees provided.
(Ord. 3677 § 1, 2004)

§ 20-28.040 Historic (-H) combining district.

A. 
Purpose. The -H combining district is intended to recognize, preserve, and enhance Santa Rosa's locally designated historic resources.
B. 
Applicability. The -H combining district shall apply to all properties within designated preservation districts, including both contributing and non-contributing parcels. Additionally, the -H combining district shall apply to all locally designated landmark properties. The -H combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts).
C. 
Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -H combining district, subject to the land use permit requirements of the primary district, the procedural requirements of Chapter 20-58 (Historic and Cultural Preservation), and any district specific standards as outlined below.
D. 
Character defining elements.
1. 
Purpose. Character defining elements are specific to each preservation district and are intended to identify those physical aspects that represent the historical significance of the district and are essential to maintaining and enhancing the unique character of the individual district. On March 15, 2006, Cultural Heritage Board Resolution No. 209, adopted character defining elements for the Burbank Gardens, Cherry Street, Ridgway, McDonald, Olive Park, St. Rose, West End and Railroad Square Preservation Districts, reflected in the subsections below.
2. 
Applicability. The character defining elements provide an outline of the historic context for each preservation district to project sponsors such as developers, property owners, architects, and designers. These district specific frameworks will be used by City staff, boards and commissions, and the City Council when evaluating project proposals that impact properties or existing buildings within designated preservation districts. Although each individual element may not be appropriate to each project, each project shall enhance the contextual framework of the district.
3. 
Elements to consider in all preservation districts include:
a. 
Architecture.
•
Residential structures relate to each other in terms of size, scale, mass and rhythm.
•
Buildings in preservation districts utilize traditional building materials.
•
In general, buildings do not exceed 35 feet in height.
•
Houses have articulated, pedestrian-friendly frontages and are not dominated by garages.
•
Most houses have front porches.
b. 
Hardscape.
•
Residential driveways are generally single wide rather than double wide.
•
Concrete sidewalks are scored in one- to two-foot squares.
•
Traditional light standards are found in each preservation district.
c. 
Landscape.
•
Mature landscape predominates in preservation districts.
•
Landscaping typically does not obscure buildings.
d. 
Site planning.
•
Garages and parking are located to the rear of the property.
•
Houses are typically set back from the sidewalk a minimum of 15 feet.
•
Houses typically maintain a minimum of five-foot side yard setback.
•
Each preservation district offers a community-serving facility within a short walking distance.
E. 
Site planning and development standards. Development within the -H combining district shall comply with the following standards, and the requirements of Chapter 20-58 (Historic and Cultural Preservation). In the event of any conflict between the following standards and those of the primary zoning district, those applicable to the -H combining district shall apply.
1. 
Processing Review Procedures. The Processing Review Procedures for Owners of Historic Properties were adopted by the City Council as Santa Rosa's local guidelines for alterations to properties within designated preservation districts or individually designated landmark properties. These guidelines are referred to in findings for approval of a Landmark Alteration Permit and provide a basis for objective and consistent decision-making by the review authority.
2. 
Secretary of the Interior's Standards. The Secretary of the Interior's Standards for Rehabilitation are the accepted standards used on the national, state, and local level for assessing the impacts of alterations to historic resources and their significance. These standards have been adopted by reference within the Processing Review Procedures, and consistency with applicable standards is a required finding for approval of a Landmark Alteration Permit.
3. 
Height limits.
a. 
Purpose. In an effort to preserve and enhance neighborhood character within designated preservation districts, height limits within the combining district are more restrictive than the height limits of the primary zoning district.
b. 
Height limit. No structure within the -H combining district shall exceed a maximum height of 35 feet and two stories, except as provided in Subsection E.3.c.
c. 
Increased height. A structure may be approved with a height over 35 feet or two stories provided that:
(1) 
The review authority finds that the increased height does not detract from the character of the preservation district or any adjacent contributing properties; and
(2) 
The review authority may require conditions of approval that pertain to the placement of screens, the location and type of openings, the location and projections of sun decks, porches, balconies, patios, and similar architectural amenities, to enhance or preserve the residential privacy of the proposed structures and of any adjacent existing or anticipated residential structures or uses.
4. 
Setbacks.
a. 
Purpose. The historic development pattern is a unique and defining feature in each of the City's preservation districts and on each landmark property. Standard setback requirements may not be sensitive to such unique attributes and therefore it is important to allow flexibility in determining appropriate setbacks to preserve and enhance existing conditions or character.
b. 
Applicability. Reduced setbacks may be applied to development within a designated preservation District or on a designated local landmark. The reduced setback may be applied to new buildings as well as the addition or expansion of an existing building.
c. 
Reduced setbacks. A reduction of setbacks required by the primary zoning district may be approved provided that:
(1) 
The review authority first finds that the reduced setback will not significantly impair the Residential privacy of the proposed structures or any adjacent existing or anticipated residential structures or use; and
(2) 
The review authority first finds that the reduced setback enhances and protects the historic development pattern of the preservation district or any adjacent contributing properties and that approving a reduced setback facilitates a superior project.
F. 
West End Preservation District.
1. 
Designation. The West End Preservation District was designated by the City Council on August 13, 1996 (Resolution #22811) after recommendation by the Cultural Heritage Board on May 28, 1996 (Resolution #0063).
2. 
Boundaries. The West End Preservation District is bounded by West 9th Street on the north; Santa Rosa Creek and West 6th Street on the south; Northwestern Pacific Railroad tracks on the east; and North Dutton Avenue on the west. See Figure 2-2.
-Image-10.tif
Figure 2-2—West End Preservation District
3. 
Context statement. The West End Preservation District is significant for architecture as a large and reasonably intact 19th and early 20th century working-class residential district comprised of small houses on the "wrong side of the tracks," and for its ethnic history as Santa Rosa's large and long-standing Italian neighborhood. The large 'Italian Town' in and around the West End district is Santa Rosa's only historic ethnic neighborhood. Besides representing a good cross section of very modest residential architecture of the 1870s through the 1940s, the West End shows traces of its heritage in its rustic landscaping, stonework and folk art, and the generally handmade character of the home improvements.
The residential development of the District can be seen in the architectural progression of West 6th, 7th, and 8th Streets. Early construction can be found on West 6th Street, examples of the late 1890s on West 7th Street, and earth 20th century styles are visible on West 8th Street. These streets combined with others in the District are an important part of the historic building fabric. The DeTurk Winery and the Burris Distillery buildings are important early commercial/industrial buildings. The DeTurk Round Barn, which is unusual in its design and one of few in the country, is currently used as a public assembly facility.
4. 
Period of significance. 1870s to1940s.
5. 
Neighborhood character. The West End Preservation District is significant as a predominantly single-family residential neighborhood made up of modest houses on narrow, deep lots. Although a variety of architectural styles are found within the neighborhood, as listed below, homes are predominately bungalows and Queen Anne or Colonial cottages. Although not uniform, front setbacks are generally similar, with some articulation on any given blockface.
Commercial buildings including Franco American Bakery, Starks Steakhouse, Western Farms Center, and community facilities including CHOPS, DeTurk Round Barn, and DeMeo Park contribute to the character of the neighborhood.
6. 
Character defining elements.
a. 
Architectural style.
•
Bungalows.
•
Colonial cottages
•
Italianates.
•
Queen Anne cottages.
•
Saltboxes.
•
19th Century vernaculars.
•
1930s, 1940s and 1950s houses.
b. 
Types of buildings.
•
Predominantly single-story.
•
Two-story.
•
Predominantly single-family houses.
•
Duplexes.
•
Small apartment buildings.
•
Commercial buildings.
•
Church.
•
DeTurk Round Barn.
c. 
Building materials
•
Predominantly horizontal lap siding.
•
Stucco.
d. 
Neighborhood elements.
•
Vertical window orientation.
•
Narrow but deep lots (typically 40 feet x 120 feet).
•
Small houses (typically 700 to 1,200 square feet).
•
Reduced setbacks.
•
Front yard fences or small retaining walls, if any at all.
•
Houses generally orient to the street with usable entry porch or stoop.
•
Single-car, detached garages are located behind the house, often close to or on the side property line.
•
Rustic or informal landscaping.
•
Sidewalks with planter strips.
•
Traditional two-foot sidewalk squares within the public right-of-way.
•
Parks.
G. 
Railroad Square Preservation District.
1. 
Designation. The Railroad Square Preservation District was designated by the Cultural Heritage Board on November 14, 1990 (Resolution #0026). The Railroad Square National Register Historic District was listed on the National Register of Historic Places in 1979.
2. 
Boundaries. The Railroad Square Preservation District is bounded by 6th Street on the north; 3rd Street on the south; U.S. 101 Freeway on the east; and Santa Rosa Creek on the west. The locally designated Preservation District encompasses and expands the boundaries of the National Register District. See Figure 2-3.
-Image-11.tif
Figure 2-3—Railroad Square Preservation District
3. 
Context statement. The Railroad Square Preservation District is a homogeneous mixture of building styles and construction techniques, not found elsewhere in the City, that reflect its commercial development during the railroad era, and the final onslaught of post World War II freeway systems which effectively divided the district from the central downtown area and allowed it to retain its links with transportation systems of the past. The district maintains most of its original composition and the commercial storefronts, hotels, and remaining warehouses represent a fairly accurate snapshot of Railroad Square during the height of rail travel and commerce and its rebirth after the 1906 earthquake.
Fourth Street, the main thoroughfare through the District, begins as a tree shaded park located next to a 1904 Railroad Depot (4th Street and Wilson Street) constructed from locally quarried basalt. The Depot is one of four such blue basalt buildings located within the District, all of which are of significant historic and architectural value (Western Hotel at 10 4th Street, LaRose Hotel at 100 5th Street, and REA Express Building at 9-11 5th Street). Along 4th Street is a series of one-story brick commercial buildings built from 1915 to 1925. Adjacent to the railroad tracks, which form a ribbon through the western end of the District, is a series of brick warehouses built from 1888 to 1914. The commercial brick buildings located in the District are of particular importance because the 1906 and 1969 earthquakes, as well as urban renewal, destroyed most of those found within Santa Rosa City limits.
4. 
Period of significance. 1888 to1923.
5. 
District character. Railroad Square is comprised of five distinct architectural areas which reflect the evolution of this historic commercial district: west of the tracks with brick warehouses and wooden loading docks (1888 to 1915); 3rd Street between Wilson and Davis Streets with newer buildings; South side of 4th Street with predominately painted brick storefronts built after the 1906 earthquake; and the north side of 4th Street with Mission Revival Style false front buildings built between 1911 and 1913. The signature blue basalt buildings built between 1903 and 1915 and surrounding Depot Park are the architecturally significant buildings that qualified the District for its National Register designation.
Existing buildings in the District are typically single-story, with heights ranging from 22 to 27 feet. The dominant building materials are brick, painted and unpainted, stone masonry (basalt), and stucco. The color palette of the district is generally muted. Glass transoms and large storefront windows are typical of store-fronts. Historic window types are generally wood, painted metal, or copper.
Roof parapets are found on most commercial storefronts, obstructing flat or low pitched roofs and screening roof equipment from street level view. Although the heights of the parapets vary, they are usually harmonious with adjacent buildings. Windows on the upper façades are regularly spaced.
Buildings reflect a commercial theme with simple detailing and human scale. In addition to the commercial brick buildings on the south side of 4th Street and the four basalt buildings in the district, common architectural themes are rooted in the Mission Revival and Spanish Revival architectural styles.
6. 
Character defining elements.
a. 
Architectural style.
•
Brick warehouses and wooden loading docks.
•
Painted brick store fronts.
•
Mission Revival.
•
Basalt stone buildings.
b. 
Building types.
•
Predominantly one- and two-story.
•
Three- and four-story.
•
Commercial store fronts.
•
Hotels.
•
Warehouses.
•
Railroad buildings.
•
Water Tower.
c. 
Building materials.
•
Brick – painted and unpainted.
•
Stone masonry.
•
Stucco.
•
Glazed tile decorative detailing.
•
Glass transoms.
•
Wood paneling.
•
Window sashes (wood, painted metal or copper).
d. 
Neighborhood elements.
•
Building placement is at zero setbacks.
•
Typically constructed at 100 percent lot coverage.
•
Historic color pallet of the district is generally muted.
•
Windows on the upper façades are regularly spaced.
•
Large building façades are divided into multiple storefront bays.
•
Storefronts are typically divided into 20-foot wide increments with a uniform pattern.
•
Large storefront windows are 10 feet with transoms above and a wood panel or glazed tile kickplate beneath.
•
Storefront have single light wood framed entry doors that are recessed.
•
Glazed decorative tile detailing and wood paneling below windows is typical.
•
Heights of the parapets vary, but they are usually harmonious with adjacent buildings.
•
Signage appropriate to the era.
•
Period light fixtures.
•
Sidewalks with brushed cement and two-foot squares.
7. 
Signs. Retaining and restoring original signs which have traditionally linked Railroad Square buildings to their environment is a primary goal. New signs shall be designed to be compatible with the character of Railroad Square in size, scale, material, and color. In approving sign permits for Railroad Square, the review authority shall make the consider the following criteria:
a. 
The original signs and building graphics have been restored wherever possible. The size, type, location and quantity shall be calculated in compliance with Zoning Code Chapter 20-38, which regulates signs;
b. 
The proposed signs are compatible with the character of the building and the district in terms of scale, materials, and color;
c. 
The proposed sign adheres to Railroad Square's overall design concept of retaining and enhancing the distinctive architectural character that existed between 1900 and the1930s;
d. 
The proposed signage is oriented to the pedestrian as the primary user of the Railroad Square historic specialty shopping area; and
e. 
Signage for upper story tenants is comprised of painted lettered window signs similar to the gold-leaf type or similarly compatible.
H. 
St. Rose Preservation District.
1. 
Designation. The St. Rose Preservation District was designated by the Cultural Heritage Board on November 28, 1990 (Resolution #0027).
2. 
Boundaries. The St. Rose Preservation District is bounded by Lincoln Street (properties on both sides) on the north; 6th and 7th Streets on the south; B Street (properties on both sides) on the east; and Morgan Street on the west. See Figure 2-4.
-Image-12.tif
Figure 2-4—St. Rose Preservation District
3. 
Context statement. The St. Rose Preservation District is significant for its architecture as a cross-section of Santa Rosa's residential building types and some institutional and commercial types. Though primarily residential, the district has this variety because it is adjacent to Santa Rosa's commercial core, and because similar variety, perhaps less intense, used to exist in most residential neighborhoods prior to the advent of zoning restrictions. Dates of construction vary from 1872 to 1948, but the big growth came in the early 1920s with nearly 40 new houses, all single-story, mostly bungalows along Lincoln St. Notable exceptions to the modest residences are some of Santa Rosa's grandest surviving 19th century residences.
The district grew up around St. Rose Church and school, but its main cohesiveness today results from its surroundings. In addition to the houses, the residential building types found in the district include duplexes, small apartment buildings, and a small late bungalow court. Commercial types include three Art Deco office buildings. The most prominent institution is St. Rose Church, a Romanesque Revival stone structure built by local Italian stone masons in 1900. The large St. Rose School is on another face of the same block. The Santa Rosa Post Office relocated to the St. Rose Preservation District in 1979 and is listed on the Na-tional Register; it is one of more than 12 buildings that have been moved into the district.
4. 
Period of significance. 1872 to 1948.
5. 
Neighborhood character. The St. Rose Preservation District is primarily residential with a wide range of architectural styles as shown below. The northern portion of the district has vernacular versions of the architecture reflective of residential growth in the 1920s. Houses in the southern portion of the district were built in the 1800s and reflect an older period of development.
Residential parcels are generally 40 to 50 feet wide. Single car detached garages are located on rear lot lines with narrow driveway access. Generally uniform front setbacks are found on any given block face. When found, front yard fences are typically three-foot tall picket. St. Rose has maintained the traditional two-foot sidewalk squares within the public right-of-way.
Houses are typically small, simple, and one story with stylistic elements appropriate to their dates of construction. There are several large and elaborate houses sprinkled throughout the district (Italianate, Stick, and Queen Anne). Houses are generally wood framed with narrow clapboard or shingle exteriors, although some examples of stucco exterior are found. Full or partial width porches with orientation toward the street are typical. Double hung wood sash windows in simple rectangular form are common.
Multi-pane windows are also typical. Front doors generally include windows.
6. 
Character defining elements.
a. 
Architectural styles.
•
Bungalow.
•
Queen Anne.
•
Craftsman.
•
Italianate.
•
Colonial Revival.
•
Mediterranean Revival.
•
Art Deco.
•
Gothic Revival.
•
Victorian Gothic.
•
Provincial.
b. 
Types of buildings.
•
Predominantly one-story (especially on the north side of Lincoln Street).
•
Two- and three-story.
•
Predominantly single-story houses.
•
Small apartment buildings.
•
Small-scale commercial buildings.
•
Church.
•
St. Rose School Building Materials.
c. 
Building materials.
•
Predominantly wood siding..
•
Stucco.
d. 
Neighborhood elements.
•
Narrow, deep lots (typically 50 feet x 100-120 feet), with the exception of the lots on the north side of Lincoln Street, which are shallow.
•
A mix of large and small houses.
•
Front yard fences.
•
Sidewalks with planter strips.
I. 
Cherry Street Preservation District.
1. 
Designation. The Cherry Street Preservation District was designated by the City Council on March 24, 1992 (Resolution #20725) after recommendation by the Cultural Heritage Board on January 8, 1992 (Resolution #0039).
2. 
Boundaries. The Cherry Street Preservation District is bounded by Cherry Street (properties on both sides) on the north; 7th Street on the south; west of "E" Street on the east; and Riley Street and east of Mendocino Avenue on the west. See Figure 2-5.
-Image-13.tif
Figure 2-5—Cherry Street Preservation District
3. 
Context statement. The Cherry Street Preservation District is significant for its architecture as a cross section of Santa Rosa's residential building types between 1870 and 1946. In addition to the many examples of modest 19th and 20th century dwellings, there are a large number of Victorian era mansions scattered throughout the district. Some institutional and commercial uses are found here as well. The Cherry Street District reflects the kind of diversity often found in older portions of American towns. The district derives additional significance from being the home of many early Santa Rosa leaders of commerce, government, religion and education.
The Cherry Street District is one of the oldest neighborhoods in Santa Rosa and contains the highest concentration of 19th century buildings in the City. Particularly noteworthy are the remaining Queen Anne and Stick style mansions scattered throughout the neighborhood. The district also contains fine examples of early 20th century dwellings, although these usually are of a more modest scale than their Victorian counter-parts.
For the district as a whole, the integrity is above average. Relatively little large scale exterior remodeling has occurred over the years and most structures retain stylistic elements appropriate to their dates of construction. The structural condition of most buildings appears quite sound. Cherry Street itself, the center-piece of the neighborhood, is four blocks long and is contained entirely within the confines of the district.
The irregular street pattern of the neighborhood results from conflicting grids. The grid along 7th Street follows the original downtown grid system laid out parallel to Santa Rosa Creek.
4. 
Period of significance. 1870 to 1946.
5. 
District character. The Cherry Street Preservation District is predominately made up of single-family homes and showcases a range of architectural styles. Generally, the homes in the Cherry Street District are one- or two-story and sited on original 50-foot by 100-or 150-foot lots, with lawns and mature landscaping surround the houses. Many of the larger trees in the neighborhood were planted at the time of house construction and contribute to the neighborhood character.
Cherry Street itself is the spine of the district. The district's larger homes are located on Cherry Street and the properties on the north side are alley loaded. Many of the homes on Cherry Street appear taller than more contemporary two stories due to attic space.
Defined front entries with orientation to the street are typical. Front setbacks are 15 to 20 feet with some variation on each block face, and five-foot side yard setbacks are typical. The majority of the houses are wood framed with clap board, shiplap, and shingle exteriors. Some examples of stucco are found throughout the district. Steep pitched roofs and basements are also common features of existing single-family dwellings.
There are many examples of historic double-hung wood sash windows, found both as singles and in pairs. Detached garages are located on rear and/or side property lines with narrow driveway access. Generally, accessory structures are single story, although some examples of two stories with second units above the garage are found.
6. 
Character defining elements.
a. 
Architectural styles.
•
Art Moderne.
•
Beaux Arts.
•
Bungalows.
•
Colonial Revival.
•
Craftsman.
•
Gothic Revival.
•
Greek Revival.
•
Italianate.
•
Mediterranean Revival.
•
Prairie School.
•
Provincial.
•
Queen Anne.
•
Shingle.
•
Stick-Estate.
b. 
Building materials.
•
Predominantly wood siding.
•
Stucco.
c. 
Building heights.
•
Predominantly single-story.
•
Two-story.
d. 
Neighborhood elements.
•
Narrow but deep lots (typically 50 feet x 100-150 feet).
•
Less than 40 percent lot coverage.
•
Both large and small houses.
•
Entry doors face the street.
•
Alleys.
•
Lawns.
•
Front yard fences.
•
Narrow streets.
•
Traditional light standards.
J. 
Olive Park Preservation District.
1. 
Designation. The Olive Park Preservation District was designated by the City Council on July 11, 1995 (Resolution #22328) after recommendation by the Cultural Heritage Board on May 24, 1995 (Resolution #0057).
2. 
Boundaries. Olive Park Preservation District is bounded by Buckingham Drive and Santa Rosa Creek on the north; State Highway 12 freeway on the south; U.S. Highway 101 freeway on the east; and the alley between Chestnut Street and Olive Street on the west. See Figure 2-6.
-Image-14.tif
Figure 2-6—Olive Park Preservation District
3. 
Context statement. The Olive Park District is a homogeneous group of 43 residential properties and a park, and is significant as an example of Santa Rosa's residential context. The District demonstrates the housing chosen by middle-class shopkeepers and craftsmen in the early 20th century. Early residents included proprietors of a furniture store, liquor stores, gas stations, plumbing shops, an auto repair shop, a photographer, and a general contractor; as well as various craftsmen. The district also displays strong family ties to the neighborhood. The historic houses are remarkably intact and represent a fine collection of turn-of-the century styles. The feeling of a historic neighborhood is very strong here. The public park is one of Santa Rosa's oldest.
4. 
Period of significance. 1891 to 1926.
5. 
District character. Olive Park Preservation District is a quiet residential enclave bordered by bustling downtown and at the intersection of Highway 12 and Highway 101. There are a variety of architectural styles found in the District, most of which remain remarkably intact, and no two homes are alike.
6. 
Character defining elements.
a. 
Architectural styles.
•
Bungalows.
•
Colonial Revival.
•
Craftsman.
•
Hipped-roof boxes.
•
Prairie School.
•
Queen Anne.
b. 
Types of buildings.
•
Predominantly one-story (some have a raised basement resulting in a taller, still single-story profile).
•
Two-story
•
Single-family houses.
•
Small apartment buildings.
c. 
Types of building materials.
•
Predominantly wood siding (narrow clapboards, rustic, shingles).
•
Stucco.
•
Generally double-hung wood windows.
d. 
Neighborhood elements.
•
Narrow but deep lots (typically 50 feet x 134 feet).
•
Medium and small houses.
•
Tree lined streets.
•
Olive Park.
•
Yard area is all four sides.
•
Most houses have front porches oriented towards the street.
•
Front setbacks are generally consistent on any one block.
•
Parking is generally limited to one single-car, detached garage at the rear of the property.
•
Garages are generally accessed from the alleyway.
K. 
Burbank Gardens Preservation District.
1. 
Designation. The Burbank Gardens Preservation District was designated by the City Council on March 25, 2003 (Resolution #25606) with recommendation of the Cultural Heritage Board on January 22, 2003 (Resolution #145).
2. 
Boundaries. The Burbank Gardens Preservation District is bounded by Sonoma Avenue and Tupper Street (east of Hendley Street) to the north, Santa Rosa Avenue to the west, Maple Street to the south, and South E Street on the east. See Figure 2-7.
-Image-15.tif
Figure 2-7—Burbank Gardens Preservation District
3. 
Context statement. The Burbank Gardens Preservation District is significant in the context of the residential development of Santa Rosa. The district includes the small Riverside (1904), Freeman (1875), and Tupper (1873) additions and the larger Wheeler (1875) addition south of Charles Street. The name Burbank Gardens comes from Luther Burbank's home and gardens located in the northwest corner of the district (a City Park and local landmark, and listed on both the State and National Registers), which served as the focal point for the area's residential development between 1875 to 1903. Some of the lots on Tupper Street, closest to the Burbank House, are said to be on former Burbank property, developed by Burbank or his widow.
An 1896 Directory lists 11 residences including that of Luther Burbank. By 1903, 15 residences were listed and in six years the total had doubled to 30. Many of the early houses are found in the area of Burbank's home and gardens. Early residents included a nurseryman, railroad men, carpenters, and a paper hanger. Houses built in the northern section include examples of single-story with raised basements, reflecting not only the architectural style of the time but also their proximity to the flooding creek.
The southern section has many cottages and bungalows, all built in a modest scale.
4. 
Period of significance. 1875 to 1940s.
5. 
District character. The Burbank Gardens Preservation District is a fairly homogenous district of small single-family homes, predominately Bungalows representing the bulk of development that occurred in the 1920s and 1930s with a mix of other architectural as shown below, as well as some duplexes, apartment buildings, small commercial buildings and Burbank Home and Gardens.
Houses are generally single-story with some exceptions found in the northern portion of the district, closer to Santa Rosa Creek. Architectural detailing is minimal and simple. Double hung wood windows are common.
Typical lots are narrow, generally measuring 40 to 50 feet. Houses generally follow a similar front setback on any given block face and front stoops or small porches create clearly defined entries with orientation to the street. Front yard fencing is generally three-foot tall picket fencing if any at all. Small front yards include informal landscaping. Single car garages are located at the rear of property, often on a side property line with narrow driveway access.
Although some houses are found on Santa Rosa Avenue, in general the character along this outer edge of the district is different. Most district properties along Santa Rosa Avenue are considered noncontributing properties, although two National Register properties (Luther Burbank Home and Gardens and Park Apartments) are found along this strip.
6. 
Character defining elements.
a. 
Architectural styles.
•
Bungalow.
•
Colonial Revival.
•
Italianate.
•
Period Revival.
•
Queen Anne.
b. 
Building materials.
•
Predominantly wood siding (shingle, shiplap, and clapboard).
•
Stucco.
c. 
Building height.
•
Predominantly single-story.
•
Two-story.
d. 
Neighborhood elements.
•
Narrow lots (typically 40 feet wide).
•
Small houses, predominantly Bungalow-style.
•
Interior courtyards for multifamily.
•
Open lawns.
•
Narrow streets.
•
Parks.
L. 
Ridgway Preservation District.
1. 
Designation. The Ridgway Preservation District was designated by the City Council on March 6, 2007 (Resolution #3818) with recommendation of the Cultural Heritage Board on November 15, 2006 (Resolution #0225).
2. 
Boundaries. The Ridgway Preservation District is bounded by Ridgway Avenue on the north; College Avenue on the south; Mendocino Avenue on the east; and U.S. Highway 101 freeway on the west. See Figure 2-8.
-Image-16.tif
Figure 2-8—Ridgway Preservation District
3. 
Context statement. Architecturally, the Ridgway Preservation District provides a panoramic view of historic progression of building styles. The District has some particularly good examples of modest, well-designed 1920s residences as well as newer dwellings constructed in the 1930s, 1940s and even the 1950s. The District encompasses an architectural time span of Santa Rosa starting with early hip roof residences, through to the Spanish or Mission Revival homes, which are found in the northeast section. Much of the early construction done in the district was the work of Roberts and Simpson who worked locally as contractors and carpenters. A number of the larger homes within the area were converted to multiple living units, probably during World War II.
There are two particularly distinctive structures on Mendocino Avenue, both designed by Petaluma architect Brainerd Jones. One is the Belvedere, a late Queen Anne built for W. H. Lumsden, now an excellent example of adaptive re-use that retains the integrity of its design both inside and out. The other is the Oates/Comstock residence, an outstanding Shingle Style house with Colonial Revival elements.
4. 
Period of significance. Not identified.
5. 
District character. Not identified.
6. 
Character defining elements.
a. 
Architectural styles.
•
Hip Roof.
•
Spanish Revival.
•
Mission Revival.
•
Queen Anne.
b. 
Building materials.
•
Predominantly wood siding (shingle, shiplap, and clapboard).
•
Stucco.
c. 
Building height.
•
Predominantly single-story.
•
Two-story.
d. 
Neighborhood elements.
•
Narrow lots (typically 40 feet wide).
•
Small houses, predominantly Bungalow-style.
•
Interior courtyards for multifamily.
•
Open lawns.
•
Narrow streets.
•
Parks.
M. 
McDonald Avenue Preservation District.
1. 
Designation. The McDonald Avenue Preservation District was designated a local district by the City Council on November 3, 1998 (Resolution #23742) after receiving recommendation from the Cultural Heritage Board on September 23, 1998 (Resolution #0087).
2. 
Boundaries. The McDonald Avenue Preservation District is located in the northeast quadrant of the City and bounded by Franklin and Pacific Avenues to the north, College Avenue and Fourth Street to the south, St. Helena Avenue to the east and Monroe and Stewart Streets on the west. See Figure 2-9.
-Image-17.tifFigure 2-9—McDonald Avenue Preservation District
3. 
Context statement.
4. 
Period of significance. 1878 to 1940.
5. 
District character.
6. 
Character defining elements.
a. 
Architectural styles.
•
Bungalow.
•
Colonial Revival.
•
Craftsman.
•
English Cottage.
•
Greek Revival.
•
Hip-roofed Cottage.
•
Italianate.
•
Mediterranean Revival.
•
Period Revival.
•
Prairie School.
•
Provincial.
•
Queen Anne.
•
Shingle.
•
Stick-Eastlake.
•
Tudor Revival.
•
1930s track type.
b. 
Types of buildings.
•
Predominantly one- and two-story.
•
Predominantly single-family.
•
Duplex units.
•
Small apartment buildings.
•
Other miscellaneous buildings (i.e., church, school, nursery, warehouse).
c. 
Building materials.
•
Predominantly wood siding.
•
Stucco.
d. 
Neighborhood elements.
•
Medium and larger lots (typically 50 feet x 150 feet or larger).
•
Less than 40 percent lot coverage.
•
Large, medium and small houses.
•
Entry door face the street.
•
Alleys.
•
Lawns.
•
Front yard fences.
•
Wide and normal streets.
•
Traditional light standards.
(Ord. 3677 § 1, 2004; Ord. 3950 § 12, 2010; Ord. 2020-014 § 14)

§ 20-28.050 Scenic Road (-SR) combining district.

A. 
Purpose. The -SR combining district is intended to enhance and preserve the natural and constructed features that contribute to the character of scenic roads. Natural and constructed features include trees, rock walls, view corridors, road configuration and tree canopy.
B. 
Applicability. The -SR combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and Zoning Districts), provided that the standards of this Section shall apply only to the portions of parcels within 125 feet or less from the edge of the pavement of the designated scenic road. All portions of a parcel more than 125 feet from the edge of the pavement of a designated scenic road shall be regulated by the standards of the primary zoning district.
C. 
Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -SR combining district, subject to the land use permit requirements of the primary district.
D. 
Site planning and development standards. Proposed development and new land uses shall comply with the following standards, as applicable. In the event of any conflict between the following standards and those of the primary zoning district, the most restrictive shall apply.
1. 
Brush Creek Road and Wallace Road. Scenic characteristics consist of the many native and ornamental trees that line the roadway as well as groups of trees found immediately adjacent to the roadway. Numerous dry-laid rock walls formed from native field stone are along properties fronting Brush Creek Road. Development density is very low and low density with varied setbacks creating a rural to semi-rural character.
a. 
Minimum Brush Creek Road-Wallace Road lot frontage: 100 feet measured at property line, provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Brush Creek Road-Wallace Road:
(1) 
50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet measured from edge of pavement to a two-story structure, or a one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Brush Creek Road or Wallace Road than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
2. 
Calistoga Road (North of Badger Avenue). Scenic characteristics consist of views over Rincon Valley as one enters Santa Rosa from the northeast. This portion of Calistoga Road is very picturesque due to the proximity of the hills and the open pasture land. Most of the area has a semirural character due to the very low density development consisting of low ranch style homes on large lots. In addition the road surface is relatively narrow with few urban improvements which reinforces the semi-rural image as one enters and leaves Santa Rosa.
a. 
Minimum Calistoga Road lot frontage:
(1) 
150 feet when a home fronts Calistoga Road;
(2) 
100 feet when a home backs or sides on Calistoga Road.
b. 
Minimum setback from Calistoga Road:
(1) 
50 feet measured from edge of pavement to back-on fencing or a one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet measured from edge of pavement to a two-story structure or a one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Calistoga Road than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Nonback-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district
3. 
Highway 12 (Calistoga Road to Oakmont). Scenic characteristics consist of the picturesque views of the surrounding hills from the valley floor as one enters and leaves Santa Rosa. The area has a semi-rural character due to the variations in development patterns consisting of rural homes on large lots and suburban subdivisions separated by open pasture. The highway has a boulevard character due to the urban improvements with a landscaped median. As the highway leaves Santa Rosa, the character changes to a rural highway.
a. 
Minimum setback from Highway 12. The setback shall be measured from the Highway 12 right-of-way, or the back of sidewalk, whichever provides the greater setback:
(1) 
50 feet to back-on fencing or one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet to a two-story structure or one-story with height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Highway 12 than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Nonback-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
b. 
Require back-on landscaping to include dense planting of coniferous tree and shrubs to screen development from view from Highway 12.
4. 
Los Alamos Road. Scenic characteristics consist of the picturesque views of hills and valleys from the road as one enters or leaves Santa Rosa. Development along the road has a semi-rural-suburban character due to the very low density development, consisting mostly of low ranch style homes on large lots. Existing road improvements enhance the semi-rural character due to the lack of urban improvements.
a. 
Minimum lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Los Alamos Road:
(1) 
30 feet measured from edge of pavement to back-on fencing or one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet measured from edge of pavement to a two-story structure or one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Los Alamos Road than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Nonback-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
5. 
Los Olivos Road (entire length). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. In addition the road surface is relatively narrow with minimal urban improvements alone, most of its length which reinforces the image of a rural environment.
a. 
Minimum Los Olivos Road lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Los Olivos Road:
(1) 
50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet measured from edge of pavement to a two-story structure, or one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Los Olivos Road than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
6. 
Manzanita Avenue (Entire Length). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. The road surface is also relatively narrow with no urban improvements, which reinforces the image of a rural environment.
a. 
Minimum Manzanita Avenue lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Manzanita Avenue:
(1) 
75 feet measured from edge of pavement to one-story structure with a maximum height not exceeding 25 feet;
(2) 
125 feet measured from edge of pavement to a two-story structure or a one-story structure over 25 feet in height;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Manzanita Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative accessory structures need only comply with the setbacks and other standards of the primary zoning district.
7. 
Melita Road. Scenic characteristics consist of the many native and ornamental trees that the line the road-way that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The rural character is enhanced by the very narrow width and curves of the road. In addition, portions of the road parallel Santa Rosa Creek. The most scenic areas of the road lack urban street improvements. Most of the area has a very low density rural character with relatively small homes on large lots. The road has an historic feel due to the rock walls and former stagecoach station.
a. 
Minimum Melita Road lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Melita Road:
(1) 
50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;
(2) 
100 feet measured from edge of pavement to a two-story structure or to a one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Melita Road than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
c. 
Minimum lot area. The minimum area of lots that border on Melita Road and are located in the Very Low Density General Plan designation shall be 40,000 square feet. This requirement does not apply to existing or new flag lots where only the access strip has frontage on Melita Road or the creation of a new lot where the new lot does not border on Melita Road.
8. 
Montecito Avenue (Norte Way to Chanate Avenue). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. In addition the road surface is relatively narrow with no urban improvements which reinforces the image of a rural environment
a. 
Minimum Montecito Avenue lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.
b. 
Minimum setback from Montecito Avenue:
(1) 
75 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;
(2) 
125 feet measured from edge of pavement to a two-story structure, or one-story structure with a height over 25 feet;
(3) 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Montecito Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district;
(4) 
Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
c. 
Minimum lot area: 40,000 square feet for lots that border on Montecito Avenue; provided that this requirement does not apply to existing or new flag lots where only the access strip has frontage on Montecito Avenue or the creation of a new lot where the new lot does not border on Montecito Avenue.
9. 
Francisco Avenue (east/west portion). Scenic characteristics consist of the picturesque views of the surrounding hills from the valley floor from the northern edge of the City of Santa Rosa. The area has a semi-rural character due to the transition from the City of Santa Rosa into Sonoma County. The transition primarily consists of rural county land, characterized by rural residential development, to the north, and more urbanized subdivisions to the south.
a. 
Minimum setback from Francisco Avenue. The setback shall be measured from the Francisco Avenue back of side walk:
(1) 
14 feet to back-on fencing or one-story structure or element with a maximum height not exceeding 25 feet;
(2) 
24 feet to a two-story structure or element, or one-story structure or element with height over 25 feet;
(3) 
Non back-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
b. 
Require an 8-foot planter on the south side of the street, with trees and other low plantings, to transition from the urban characteristics of the City of Santa Rosa into the rural setting to the north. The plantings are not intended to screen the urban development, but to assist the transition.
10. 
Burbank Avenue (from the northerly boundary of Roseland Creek Community Park to Hearn Avenue). Scenic characteristics consist of larger front setbacks than typically found in low density, single-family residential areas, and a narrow roadway width that provides a "country road" feel, as well as roadside trees that create an occasional wooded "tunnel" effect. The area has a semi-rural residential character, with more urbanized subdivisions to the north and south.
a. 
Minimum setback from Burbank Avenue:
(1) 
20 feet measured from edge of pavement to one-story structure or element with a maximum height not exceeding 25 feet;
(2) 
25 feet measured from edge of pavement to a two-story or greater structure or element, or one-story structure or element with height over 25 feet;
(3) 
Fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.
b. 
Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Burbank Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district.
c. 
Roadway improvements. Roadway improvements along Burbank Avenue shall be designed consistent with the street sections included in the Roseland Area/Sebastopol Road Specific Plan.
E. 
Replacement of damaged or destroyed nonconforming structure. A nonconforming structure within the -SR combining district that is damaged or destroyed may be restored, reconstructed, and used as before, provided that the restoration does not increase the degree of nonconformity with the requirements of this Section, and that the restoration complies with the requirements of the primary zoning district. Restoration that does not comply with the primary zoning district may occur only in compliance with Chapter 20-61 (Nonconforming Uses and Structures).
F. 
Tree removal. The following requirements apply in addition to those in Municipal Code Chapter 17-24 (Trees).
1. 
Existing developed parcels within 50 feet of a scenic road. A Tree Removal Permit is required prior to the removal of any tree, including an exempt tree. Prior to the approval of a Tree Removal Permit, the applicant shall demonstrate that the removal of the tree will not have a negative impact on the scenic quality of the corridor, or that the tree is a hazard and/or unhealthy as determined by the Director. If the Director cannot determine whether the tree is a hazard or the health of the tree, the applicant shall hire an arborist to make the determination.
2. 
Tree removal for new development within 100 feet of a scenic road. Special care shall be taken to preserve the maximum number of trees possible, including exempt trees. Prior to the approval of a project the applicant shall demonstrate that each tree proposed for removal shall not have a negative impact on the scenic quality of the corridor, or that the tree is a hazard or unhealthy, as determined by a certified arborist.
G. 
Alteration of rock walls or other identified scenic feature. Any removal or alteration of a rock wall or other identified scenic feature in conjunction with new development or a public projects within the -SR combining district shall be avoided or minimized whenever possible, through alternative project configurations.
(Ord. 3677 § 1, 2004; Ord. 4052 § 1, 2015; Ord. 4074 § 3, 2016)

§ 20-28.060 Downtown Station Area (-DSA) combining district.

A. 
Purpose. The -DSA combining district is intended to enhance and reinforce distinctive characteristics within the Downtown Station Area Specific Plan area and create environments that are comfortable to walk in by establishing development form, intensity, streetscape, and public realm standards.
B. 
Applicability. The -DSA combining district may be combined with the Core Mixed Use (CMU), Station Mixed Use (SMU), Maker Space Mixed Use (MMU), or Neighborhood Mixed Use (NMU) primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts), provided that the standards of this section shall apply as directed in each of the subsections under Subsection E (Site planning and development standards). All other portions of a parcel shall be regulated by the standards of the primary zoning district. The -DSA combining district is applicable to any property designated Downtown Transition, Neighborhood Transition, Creek and Trail Activation, and Active Ground Floor Overlay in the Downtown Station Area Plan.
C. 
Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -DSA combining district, subject to the land use permit requirements of the primary district.
D. 
Locations of combining district. The standards of this section apply to properties designated Downtown Transition, Neighborhood Transition, Creek and Trail Activation, or Active Ground Floor Overlay on the Downtown Station Area Specific Plan Map UDCS-1: Special Design Considerations (see Figure 2-26 below).
-Image-18.tif
Figure 2-26
E. 
Downtown Transition. Downtown Transition Standards are applied to areas within the Downtown Station Area Specific Plan area to create a welcome pedestrian environment in the downtown core area. In the event of conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.
1. 
Buildings in the Downtown Transition zone, shown in Figure 2-26, shall step back a minimum of six feet, or as approved by the Review Authority, above the fifth floor along the frontage of Fourth and Fifth Streets.
F. 
Neighborhood Transition. Neighborhood Transition Standards are applied to areas within the Downtown Station Area Specific Plan area to reduce the visual impact of new development on residential areas of preservation districts. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.
1. 
Development of the properties identified in the Neighborhood Transition zones shown on Figure 2-26, shall comply with the following standards:
 
Seventh, Ninth/W. Ninth, Cherry, Riley, and B Streets, and Sonoma Avenue
Santa Rosa and College Avenues and E Street
Front setback
6-10 feet (min/max) with trees, shrubs, and groundcovers per requirements of Zoning Code Chapter 20-34.
 
Stepback
Buildings must step back from the street frontage a minimum of 10 feet above the third floor. Above 6 stories, buildings must maintain a daylight plane of 45 degrees as shown in Figure 2-27.
Buildings must step back from the rear a minimum of 10 feet above the third floor and a minimum of 20 feet above the sixth floor.
Above 6 stories, buildings must maintain a daylight plane of 45 degrees as shown in Figure 2-27.
Ground floors
Residential and mixed-use projects located across the street from single-family neighborhoods shall orient the buildings to the street with individual entries, patio areas and landscaping facing the single-family homes.
 
Surface parking
Surface parking areas are not permitted between the sidewalk and the building façade.
 
-Image-19.tif
Figure 2-27
G. 
Creek and Trail Activation Transition. The Creek and Trail Activation Transition is applied to promote the use and visibility of specified creek areas within the DSASP area.
1. 
New development in the areas identified for creek and trail activation on Figure 2-26 shall provide at least one activating use or at least two activating design features fronting the creek and trail as noted below.
At least one of the following activating uses:
OR
At least two of the following activating design features:
A public space or plaza up to 5% of the total lot size with a minimum width of 30 ft
 
One piece of site furniture for each 100 linear feet of creek/trail frontage, which may include seating, informational kiosks, bicycle racks, and trash/recycling receptacles or outdoor fitness equipment
A café, restaurant, brew pub, retail space or substantially similar use
Integrated public art in the form of a mural, sculpture, light display, or other original work of a permanent nature as defined in the City Code
Interpretive signage related to Santa Rosa Creek and its riparian habitat
2. 
New buildings within 200 feet of the creek top of bank shall be constructed so that at least one pedestrian entrance faces the creek. Where stoop entrances to residential units are provided, these shall face the creek.
3. 
New development shall provide pedestrian pathways at least 15 feet in width to connect the development to the creekside trail network. Pedestrian pathways must be provided at least every 600 feet along the creek to enhance connectivity to the surrounding area.
4. 
As development occurs in the creek and trail activation areas shown in Figure 2-26, lighting should be provided consistent with Santa Rosa Creek Design Guidelines.
5. 
Blank façades at ground level and above should be avoided. Windows, doors and transparent opening are encouraged to provide "eyes on the creek" and heighten sense of security. To the extent feasible, surface and structured parking should not front onto the creek or trail.
H. 
Active Ground Floor Overlay. Within the Downtown Station Area Specific Plan area, active ground floor frontages are key to creating the vibrant character envisioned for the Downtown Station Area. All proposed development on a parcel designated Active Ground Floor Overlay in Figure 2-26 shall comply with the following development standards. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.
1. 
On corner lots where only one frontage is in the Active Ground Floor Overlay, ground floor activating strategies shall also be applied to the intersecting street frontage as appropriate, subject to review by the review authority.
2. 
New development with frontage on streets in the Active Ground Floor Overlay as shown on Figure 2-26 shall provide design features that optimize the pedestrian experience. To comply with this requirement, developments with up to 90 linear feet of frontage must provide two or more of the following and Developments with over 90 linear feet of frontage must provide three or more of the following:
•
Awnings or overhangs over all ground floor entrances;
•
One piece of street furniture per 15 linear feet of street frontage. Street furniture may include seating, ornamental planting boxes, informational kiosks, bicycle racks, or trash/recycling receptacles integrated into front setbacks where sidewalk width is not sufficient to accommodate street furniture;
•
Integrated public art in the form of a mural, sculpture, light display, or other original work of a permanent nature as defined in the City Code;
•
At least 600 square feet of publicly accessible active or passive recreational space on-site, or in the form of a curbside parklet;
•
A green/living wall of a size equivalent to at least 15 percent of the building façade as measured between two and 12 feet above sidewalk level;
•
Innovative alternative strategies to optimize the pedestrian experience along Active Ground Floor Overlay streets. Staff will evaluate proposals on a case by case basis for compliance with applicable DSASP Urban Design Principles and development standards.
Alternatively, this requirement can be satisfied through compliance with Policy LU-1.4 in the Land Use chapter.
3. 
Properties with street frontage in the Active Ground Floor Overlay shall provide at least one primary pedestrian entrance or alternative design solution(s) that implements active ground floor goals as described in the 2020 Downtown Station Area Specific Plan, subject to approval by the review authority.
4. 
Ground floor façades of nonresidential development on streets in the Active Ground Floor Overlay shall have clear glass that is free of tinting or other glazing material to allow views of indoor space between a height of two and seven feet above grade as shown in Figure 2-28 below.
-Image-20.tif
Figure 2-28
5. 
Where a project site is bordered by side street or alley, vehicular access shall betaken from side street or alley subject to discretionary review.
6. 
Surface parking shall not be located between the sidewalk and building façade on streets in the Active Ground Floor Overlay.
7. 
Loading and service areas shall not be visible from streets in the Active Ground Floor Overlay and shall be located at the rear of the property, within structures, or on interior streets.
(Ord. 2020-014 § 16; Ord. 2021-012 § 18)

§ 20-28.070 North Station Area (-SA) combining district.

A. 
Purpose. The -SA combining district is intended to enhance and reinforce distinctive characteristics within the North Santa Rosa Station Area Specific Plan area and create environments that are comfortable to walk in.
B. 
Applicability. The -SA combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts), provided that the standards of this section shall apply as directed in each of the subsections under Subsection E (Site planning and development standards); all other portions of a parcel shall be regulated by the standards of the primary zoning district.
C. 
Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -SA combining district, subject to the land use permit requirements of the primary district.
D. 
Location of combining district. The standards of this section apply to properties located within the North Santa Rosa Station Area Specific Plan boundary, as follows:
1. 
North Santa Rosa Station Area Specific Plan area.
-Image-21.tif
Figure 2-10—North Santa Rosa Station Area Specific Plan Boundaries
(Paulin Creek to the north, Highway 101 and Santa Rosa Junior College/Santa Rosa High School to the east, West College Avenue to the south, and Ridley Avenue to the west)
a. 
All properties located within the boundaries of the North Santa Rosa Station Area Specific Plan that have a land use designation of Transit Village Mixed Use, Transit Village Medium, Medium Density Residential, Medium High Density Residential, Retail and Business Services, Office, Light Industrial, Business Park and Public Institutional.
E. 
North Santa Rosa Station Area Specific Plan site planning and development standards. Proposed development and new land uses located within the North Santa Rosa Station Area Specific Plan boundaries shall comply with the development standards outlined in Tables 2-20, 2-21, 2-22 and 2-23, as applicable. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.
TABLE 2-14—DEVELOPMENT STANDARDS FOR RESIDENTIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature
Requirement by General Plan Land Use Designation
Medium Density Residential
Medium High Density Residential
Transit Village Medium
Ground-Floor Retail Ceiling Height
Minimum interior ceiling height for ground-floor retail space.
Not Applicable
Not Applicable
15 ft
Ground-Floor Retail Depth
Minimum interior depth for ground-floor retail space.
Not Applicable
Not Applicable
25 ft
Building Height
3 stories (35 ft) maximum
4 stories (45 ft) maximum
3 stories (35 ft) minimum;
4 stories (45 ft) maximum
Canopy or Awning Height
Minimum height to bottom of canopy or awning.
No Requirement
No Requirement
8 ft
Allowed Projections
Maximum allowed projection of towers or turrets at corners of buildings, or roof forms that project above a building fascia.
10 ft
10 ft
10 ft or roof forms and for corner towers or turrets; 5 ft for towers or turrets that are not at the corner of a building
Allowed Encroachments
Main entries may encroach up to 12 ft into front setback; Awnings and canopies may project up to 8 ft into public right-of-way; Secondary entries, balconies, bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback
Main entries may encroach up to 10 ft into front setback; Awnings and canopies may encroach up to 8 ft into public right-of-way; Secondary entries, balconies, bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback
Awnings and canopies may project up to 8 ft into public right-of-way; Balconies may encroach up to 2.5 ft into front setback or public right-of-way; Bay windows, chimneys, and eaves may encroach up to 2.5 ft into any setback
Access Standards
All main building entries shall orient toward the street; Surface parking lots are not permitted in front of buildings; Locate on-site parking to the rear or side of the property, or internal to the block, and provide access to parking through alleys and driveways, where possible
TABLE 2-15—DEVELOPMENT STANDARDS FOR COMMERCIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature
Requirement by General Plan Land Use Designation
Transit Village Mixed Use
Retail and Business Services
Office
Ground-Floor Land Use
Activity Generating
Activity Generating
No Requirement
Ground-Floor Retail Ceiling Height
Minimum interior ceiling height for ground-floor retail space.
15 ft
15 ft
No Requirement
Ground-Floor Retail Depth
Minimum interior depth for ground-floor retail space.
25 ft
25 ft
No Requirement
Ground-Floor Retail Frontage Transparency
Minimum percentage of transparency (windows) along main building frontage, and along the side façade facing the street for buildings on corner lots.
No Requirement
80 % of main frontage;
25% of side façade
No Requirement
Building Height
2 stories (25 ft) minimum
5 stories (55 ft) maximum
See applicable zoning district requirements
2 stories (25 ft) minimum;
3 stories (35 ft) maximum
Canopy or Awning Height
Minimum height to bottom of canopy or awning.
8 ft
No Requirement
No Requirement
Recessed Entries
Maximum depth of recessed main building entry on the street frontage or at the corner of building, when entry is located on corner.
5 ft at street; 10 ft at corner
5 ft at street; 10 ft at corner
No Requirement
Allowed Projections
Maximum allowed projection of towers or turrets at corners of buildings, or roof forms that project above a building fascia.
10 ft
No Requirement
No Requirement
Allowed Encroachments
Awnings and canopies may encroach up to 8 ft into the front setback or public right-of-way; Bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback
Balconies may encroach up to 2.5 ft into front setback or public right-of-way
No additional requirements
Main entry may encroach 5 ft into front setback
Access Standards
Locate on-site parking to the rear, internal to block, tucked under the building, or in a below-ground structure, and provide access through alleys or driveways, where possible
Main building entries shall face the street; Surface parking is not permitted in front of buildings
Surface parking is not permitted in the front setback
Main building entries shall face the street; Surface parking is not permitted in front of buildings
TABLE 2-16—DEVELOPMENT STANDARDS FOR INDUSTRIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature
Requirement by General Plan Land Use Designation
Business Park
Light Industrial
Building Height
See applicable zoning district requirements
2 stories (25 ft) minimum;
5 stories (55 ft) minimum
Building Stepback
Step back all floors above 3 stories a minimum of 6 ft
Allowed Encroachments
No Requirements
Main entries may encroach up to 5 ft into front setback; Awnings and canopies may encroach up to 8 ft into the front setback or public right-of-way; Bay windows and eaves may encroach up to 2.5 ft into any setback
Access Standards
Surface parking is not permitted in front of buildings; Locate on-site parking and yards to the side or rear of buildings; Provide access to parking through alleys or driveways, where possible
TABLE 2-17—DEVELOPMENT STANDARDS FOR PUBLIC INSTITUTIONAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature
Requirement by General Plan Land Use Designation
Public Institutional
Building Height
4 stories (45 ft) maximum
Building Stepback
Step back all floors above 3 stories a minimum of 6 ft
Allowed Encroachments
Main entries may encroach up to 5 ft into setback; Awnings and canopies may encroach up to 8 ft into front setback or public right-of-way; Bay windows and eaves may encroach up to 2.5 ft into any setback
Access Standards
Surface parking is not permitted in front setback; Locate on-site parking to the side or rear of buildings; Provide access to parking through alleys or driveways, where possible
(Ord. 2020-014 § 15)

§ 20-28.080 Senior Housing (-SH) combining district.

A. 
Purpose. The Senior Housing (-SH) combining district is intended to create a new zoning district for senior housing and to set forth a process through which property may be rezoned specifically as housing for older persons within the City in compliance with Federal and State Fair Housing Law by establishing a clear set of requirements for senior housing.
B. 
Applicability.
1. 
The -SH combining district shall only apply to residential developments within the City of Santa Rosa proposed as senior housing that seek automobile and bicycle parking allowances based on the "senior housing project" parking requirements, pursuant to Section 20-36.040, Table 3-4 (Automobile and Bicycle Parking Requirements by Land Use Type), or any other allowances from the City based on the senior housing status. Such projects shall also include an application to be rezoned, pursuant to Chapter 20-64 (Amendments), to add the -SH combining district to the base zone for the property.
2. 
Nothing in this section shall limit the ability of a housing provider to operate housing exclusively for persons 62 years and older, or housing for persons 55 and older as otherwise permitted by and consistent with Federal and State law requirements.
C. 
Occupancy requirement. Residential units within the -SH combining district shall be occupied so that at least 80 percent of the occupied units are occupied by at least one person who is age 55 or older. The age restriction stated herein does not apply to or affect ownership of the residential units, but is an occupancy requirement.
D. 
Notification. The signage, advertising, covenant, regulations and restrictions, and leases for occupancy for all residential units within the -SH combining district shall state that the residential units are senior housing as defined in this Zoning Code.
E. 
Senior housing regulatory agreement.
1. 
Application to the Housing Authority. Once property has been zoned to the -SH combining district, the developer, owner, or homeowners' association shall file an application with the Housing Authority for the purpose of entering into a senior housing regulatory agreement, including the payment of any processing and monitoring fees. The senior housing regulatory agreement shall require that the development is at all times occupied in compliance with the requirements of this section and shall be reviewed and approved by the Executive Director of the Housing Authority.
2. 
Execution of a senior housing regulatory agreement. The owner(s) of the senior housing development shall execute a senior housing regulatory agreement prior to recording any final map or the issuance of any building permits, as applicable. The senior housing regulatory agreement shall be recorded in the Official Records of Sonoma County against each residential unit within the -SH combining district. The senior housing regulatory agreement shall be binding on future owners of the residential development.
3. 
Projects with a density bonus. A project providing residential units pursuant to the City's density bonus ordinance or the City's Housing Allocation Plan ordinance may enter into a single agreement for purposes of regulating and monitoring the senior residential units and other restrictions applicable under those chapters in accordance with the most restrictive requirements.
F. 
Verification of occupancy.
1. 
Biennial verification. As part of the senior housing regulatory agreement, the owner, or homeowners' association shall submit verification of occupancy to confirm its status as senior housing, not less frequently than biennially, through survey or affidavits, in a form to be determined by the Executive Director of the Housing Authority, which shall be consistent with the requirements and applicable regulations of the Federal Fair Housing Act and shall be submitted to and reviewed by the Housing Authority Director, or designee. The Housing Authority is hereby expressly authorized to act as the City's agent for purposes of monitoring compliance with this chapter, including enforcement pursuant to the regulatory agreement.
2. 
Failure to verify status of senior housing. Failure to submit the verification required by this section or failure of the verification to confirm that the development meets the senior housing requirements as defined in this section and consistent with Federal and State law, shall constitute a violation of the City's Zoning Code, in addition to violations under the senior housing regulatory agreement, and may be subject to enforcement pursuant to the City Code, including specifically the applicable provisions of Chapter 1-30 (Administrative Review of Ordinance Violations).
(Ord. 3997 § 2, 2012)

§ 20-28.090 Rural Heritage (-RH) combining district.

A. 
Purpose. The -RH combining district is intended to recognize, preserve, and enhance Santa Rosa's rural communities.
B. 
Applicability. The -RH combining district shall apply to properties within rural residential areas near the perimeter of the Santa Rosa city limits. The -RH combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and Zoning Districts).
C. 
Locations of combining district. The standards of this section shall apply to properties located within the West Hearn Avenue neighborhood, as follows:
1. 
West Hearn Avenue neighborhood.
-Image-22.tif
Figure 2-17 – West Hearn Avenue Neighborhood (shaded area with properties that primarily front, or receive access from, West Hearn Avenue)
D. 
Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -RH combining district, subject to the land use permit requirements of the primary district. The following special land uses and permit requirements shall apply to properties within the -RH combining district. In the event of any conflict between the following land uses and permit requirements and those of the primary zoning district or the standards for specific land uses (Chapter 20-42), those applicable to the -RH combining district shall apply.
1. 
The following land uses are permitted, zoning clearance required:
a. 
Animal keeping. Raising, feeding, maintaining and breeding of not more than one of the following per 20,000 square feet of lot area:
(1) 
Five hogs or pigs;
(2) 
One horse, mule, cow or steer;
(3) 
Five goats, sheep, or similar animals;
(4) 
50 chickens or similar fowl;
(5) 
50 ducks or geese or one hundred rabbits or similar animals;
(6) 
4-H and Future Farmers of America (FFA) animal husbandry projects are permitted without limitation of parcels size, provided that the parcel contains at least 20,000 square-feet and provided further a letter of project authorization is first submitted by the project advisor. The Planning and Economic Development Director may require the applicant to obtain a Minor Use Permit when the director determines that the project might be detrimental to surrounding uses.
b. 
The indoor growing and harvesting of shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food and fiber crops, provided that the greenhouse or similar structure for indoor growing is less than 800 square feet.
c. 
Pet fancier facilities. Pet fancier facility means any lot or premises on which five or more but not exceeding 10 dogs and/or five or more but not exceeding 10 cats over four months of age are owned and kept by the owner or occupant for personal, noncommercial purposes, including, but not limited to, hunting, tracking, exhibiting at shows, exhibitions, field trials or other competitions, or enhancing or perpetuating a given breed, other than dogs or cats used in conjunction with an agricultural operation on the lot or premises. No pet fancier facility shall be located on any lot or premises less than one acre in size. No pet fancier facility shall sell, display, offer for sale, barter or give away more than four litters of puppies and/or four litters of kittens in any calendar year.
2. 
The following land uses are allowed with the approval of a Minor Conditional Use Permit (MUP):
a. 
Art studios and arts and crafts centers not involving retail or wholesale sales.
b. 
Live/work uses in conjunction with an otherwise allowed residential use.
E. 
Fences, walls and screening. Fences within the -RH combining district shall comply with the height limits set forth in Section 20-30.060 (Fences, Walls and Screening), with the following exception:
1. 
For purposes of the -RH combining district, the term "fence" shall include fences, walls or structures in the nature of a fence. The term "fence" shall not include hedges.
F. 
Street standard. The City of Santa Rosa Interim Street Standard (File No. STD.-200K) shall apply, until such time as a Rural Street Standard can be developed and adopted. Any street improvement design shall take into consideration the rural character of the neighborhood and any heritage trees (as defined by City Code Chapter 17-24).
G. 
Street lights. No additional streetlights shall be installed unless requested by the neighborhood, or as deemed necessary by the City for safety purposes.
H. 
Extension of West Hearn Avenue. Upon development of the property located at 1011 Yuba Drive (Assessor's Parcel Number 134-022-007), consideration shall be given to limiting through traffic onto West Hearn Avenue.
(Ord. 4074 § 4, 2016)

§ 20-28.100 (Reserved)

Prior History: Former Section 20-28.100 Resilient City (-RC) combining district, consisting of Ord. 2017-018 § 3; Ord. 2018-015 § 3; Ord. 2019-006 § 3; Ord. 2019-013 § 3; Ord. 2020-011 § 1; Ord. 2020-012 § 2; Ord. 2023-015, 11/28/2023; repealed by Ord. 2024-012, 11/19/2024.