Santa Rosa Zoning Code Ch. 20-16 (reserved)

Note: Former Ch. 20-16, Resilient City Development Measures, derived from Ord. 2018-006; Ord. 2018-012; Ord. 2018-019; Ord. 2019-001; Ord. 2020-002; Ord. 2020-017; Ord. 2021-012; and Ord. 2023-015, 11/28/2023, was repealed by Ord. 2025-014, 11/18/2025.

Chapter 20-20 ZONING MAP (§ 20-20.010 – § 20-20.020)

This chapter establishes the zoning districts applied to property within the City and adopts the City's Zoning Map.

(Ord. 3677 § 1, 2004)

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.

(Ord. 3677 § 1, 2004; Ord. 3950 § 2, 2010; Ord. 3997 § 3, 2012; Ord. 2020-001 § 2; Ord. 2020-014 § 3; Ord. 2025-014, 11/18/2025)

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

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.

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 premanufactured 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).

8.

Microenterprise Home Kitchen Operation (MEHKO) with a Sonoma County Environmental Health Permit and a Business Tax Certificate from the City of Santa Rosa.

9.

An exempt Compact Mobile Food Operation with a Business Tax Certificate that meets all requirements from the Sonoma County Environmental Health Department.

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)

Chapter 20-22 RESIDENTIAL ZONING DISTRICTS (§ 20-22.010 – § 2022.050)

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)

Note: Former § 20-22.020, Purposes of the residential zoning districts, derived from Ord. 3677; Ord. 3711; Ord. 3950; Ord. 2020-014; and Ord. 2021-012, was repealed by Ord. 2025-014, 11/18/2025 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.

P - Permitted Use, Zoning Clearance Required Consistent with Section 20-52.020

Uses and Permit Requirements for Industrial Districts*

MUP - Minor Conditional Use Permit Required

CUP - Conditional Use Permit Required

(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; Ord. 2025-014, 11/18/2025

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.

D.

Development in all R-3 and TV-R districts shall provide at least the midpoint of the allowed density, unless topography, parcel configuration, heritage trees, historic preservation, or utility constraints make the midpoint impossible to achieve.

(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3950 § 5, 2010; Ord. 2020-014 § 7; Ord. 2025-014, 11/18/2025)

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 2-6 and 2-8. 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.

(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. 2022010 § 2; Ord. 2024-012, 11/19/2024; Ord. 2025-004, 3/18/2025; Ord. 2025-005, 3/18/2025; Ord. 2025-014, 11/18/2025)

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.

(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; Ord. 2025-014, 11/18/2025)

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) 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 not reproduced in this text.)

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 not reproduced in this text.)

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 not reproduced in this text.)

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 not reproduced in this text.)

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 not reproduced in this text.)

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 not reproduced in this text.)

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.

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)

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)

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.

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)

• (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)

A.

Requirements for rezoning. A rezoning of property to the OSC zoning district in compliance with Chapter 2050 (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)

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.

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)

• 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.

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 not reproduced in this text.)

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 counterparts.

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 centerpiece 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.

Character defining elements.

a.

Architectural styles.

b.

• Predominantly wood siding. • Stucco.

c.

Building heights.

• Predominantly single-story.

• Two-story.

d.

Neighborhood elements.

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 not reproduced in this text.)

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-ofthe 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.

Character defining elements.

a.

Architectural styles.

b.

• 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.

d.

Neighborhood elements.

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).

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 not reproduced in this text.)

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 singlefamily 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.

b.

Building materials.

• Predominantly wood siding (shingle, shiplap, and clapboard). • Stucco. c. Building height. • Predominantly single-story. • Two-story.

d.

Neighborhood elements.

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 not reproduced in this text.)

Figure 2-8—Ridgway Preservation District

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.

b.

Building materials.

• Predominantly wood siding (shingle, shiplap, and clapboard). • Stucco.

c.

• Predominantly single-story. • Two-story.

d.

Neighborhood elements.

• 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 not reproduced in this text.)

Figure 2-9—McDonald Avenue

Preservation District

Context statement.

4.

Period of significance. 1878 to 1940.

5.

District character.

6.

Character defining elements.

a.

Architectural styles.

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.

(Ord. 3677 § 1, 2004; Ord. 3950 § 12, 2010; Ord. 2020-014 § 14)

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

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 roadway 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 semirural 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) 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 not reproduced in this text.)

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:

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.

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 not reproduced in this text.)

Figure 2-28

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)

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 not reproduced in this text.)

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.

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.

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)

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 not reproduced in this text.)

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.