Santa Rosa Zoning Code Ch. 20-26 Special Purpose Zoning

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)

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;

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)

TABLE 2-12 Allowed Land Uses and Permit Requirements for Special Purpose Districts*	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	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
	OSR	OSC	PI	Regulations
AGRICULTURAL AND OPEN SPACE USES
Agricultural accessory structure	CUP	CUP	—
Animal keeping—Livestock, including aviaries	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	—
	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
	OSR	OSC	PI	Regulations
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	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)	—	—
	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
	OSR	OSC	PI	Regulations
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	—
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 Vending 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
	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
	OSR	OSC	PI	Regulations
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	20-42.050
Child day care—Large family day care home (6)	P (3)	P	P	20-42.050
Child day 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
Electronic vehicle supply equipment (EVSE)—Accessory	—	MUP	P

TABLE 2-12 Allowed Land Uses and Permit Requirements for Special Purpose Districts*	TABLE 2-12 Allowed Land Uses and Permit Requirements for Special Purpose Districts*	TABLE 2-12 Allowed Land Uses and Permit Requirements for Special Purpose Districts*		P	P	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	Permitted Use, Zoning Clearance required	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
				OSR		OSC	PI		Regulations
Electronic vehicle supply equipment (EVSE)—Primary				—		—	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 Space— Recreation		OSC	Open Space — 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 any of the City's Priority Development Areas.
(8)	Permitted with a Minor Conditional Use Permit within any 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; Ord. 2025-014, 11/18/2025)

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)