Santa Rosa Zoning Code Ch. 20-28 Combining Districts (§ 20-28.010 – § 20-28.100)

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

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Zoning Ordinance shall be resolved in compliance with Section 20-12.020.D (Rules of Interpretation—Conflicting requirements).

A.

Mapping of combining districts. The applicability of any combining district to a specific site is shown by the combining district Zoning Map symbol established by Section 20-20.020 (Zoning Map and Zoning Districts), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map. The combining districts are applied to property through the rezoning process (Chapter 20-64), subject to any specific rezoning Requirements of the applicable combining district.

B.

Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific combining district:

1.

Any land use normally allowed in the primary zoning district by this Division may be allowed within a combining district, subject to any additional requirements of the combining district; 2.

Development and new land uses within a combining district shall obtain the land use permits required by this Division for the primary zoning district; and

3.

Development and new land uses within a combining district shall comply with all applicable development standards of the primary zoning district, except as modified by this Chapter. (Ord. 3677 § 1, 2004)

A.

Purpose. The Gateway (-G) combining district is intended to identify areas designated by the General Plan as visual entries into the City, and to provide special design criteria for proposed development at each entry.

B.

Applicability. Implementation of the design criteria shall be through private and public development and improvement plans. Landscaping features may be a requirement of private development while signing and other public improvements shall be provided by public resources and completed on a phasing or priority basis.

C.

Locations of combining district. The standards of this Section apply to the following identified entry ways; affected properties are designated within the -G combining district on the Zoning Map.

1.

Major entries:

North—Highway 101 at the at the northern Urban Boundary; South—Highway 101 at the intersection of Santa Rosa Avenue and 101; East—Highway 12 at the intersection of North Melita Road; West—Highway 12 Urban Boundary, i.e., Fulton Road.

Minor entries:

a.

Urban arterials:

Old Redwood Highway;

Guerneville Road;

Santa Rosa Avenue.

b.

Rural roads:

Petaluma Hill Road; Calistoga Road; Bennett Valley Road; Piner Road; Fulton Road; Stony Point Road; Hall Road.

D.

Development standards and guidelines. The following standards apply to public and private development proposed within the -G combining district, as noted. 1.

Major entries—Highway 101. The northern entry along Highway 101 should be at the urban boundary line and will be a stark transition where rural countryside abuts the urban edge. Significant setbacks and dense landscaping will soften the visual transition.

The southern entry shall occur at the urban boundary when Santa Rosa Avenue meets Highway 101. The community separator shall divide this area from the north end of Rohnert Park. The transition from rural to

urban will be assisted by significant setbacks and dense landscaping. The triangular, remnant Caltrans property shall be landscaped by the City and have a sign introducing Santa Rosa at its foreground.

a.

Setbacks. Setbacks to buildings for new projects along Highway 101, at both the north and the south entries to the City shall be 100 feet from the freeway right-of-way. Substantial landscaping and parking (if adequately screened), may be used in the setback areas. Entry length shall be the equivalent of one parcel or approximately 200 feet in length.

b.

Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.

c.

Screening. Rear service yards, project storage areas, and parking lots adjacent to Highways 101 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.

2.

Major entries—Highway 12. The eastern entry shall occur at Highway 12, at the urban boundary line, approximately North Melita Road. A sign denoting entrance to Santa Rosa should be placed here.

The western major entry is at the urban boundary where Highway 12 meets Fulton Road. The entry is emphasized by the community separation to the west and the abrupt urban edge at Fulton Road. Setbacks to structures are the primary design criteria to be considered at this City entrance. Setbacks to structures on the north side of Highway 12 are controlled by the frontage road (Occidental Road). Setbacks on the south side have been significant due to the non-development of the old railroad right-of-way. Should the railroad right-of-way be in public use, it should be appropriately landscaped and a sign installed to denote entrance to Santa Rosa. Signing and area landscaping would then occur on State property with State permission.

a.

Setbacks. Setbacks to buildings for new projects along Highway 12 east and west shall observe a minimum 50-foot setback. A minimum of 20 feet of dense landscaping shall also be required from the highway rightof-way.

b.

Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.

c.

Screening. Rear service yards, project storage areas, and parking lots adjacent to Highway 12 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.

3.

Minor entries.

a.

Bennett Valley Road. The secondary eastern entry to the City is from Bennett Valley Road. The entry point on Bennett Valley Road shall occur at the urban boundary which is adjacent to the Bennett Valley Golf Course. This entry, like the other secondary City entries is dramatic in its change from urban to rural. It is a natural to man-made demarcation that should remain for many years to come. Like the other entry treatments, special landscape and sign features announcing the entrance to the City should occur.

b.

Hall Road—Guerneville Road—Piner Road. The City entry from the west, other than Highway 12, is by way of Hall, Guerneville or Piner Roads. Each entry should occur at the urban boundary which is either at Fulton Road or just gradually west of Fulton Road. At each location the distinction of City entry should be discernable due to the sharp change that occurs between rural and urban land use, and development improvements. Guerneville and West Third Street (opposite Hall Road) are slated to have landscape median strips. The design criteria for each of these entry ways shall be to have a special landscape feature, including signing at the intersection where each intersects with Fulton Road.

c.

Old Redwood Highway. Entering the city from Old Redwood Highway presently has no clear presence. This is primarily due to the absence of urban level development. Existing development is rural in nature. The entry should occur at the urban boundary, which is located at the north end of the former Stevenson Equipment property. Urban level landscaping at the street frontage, signing announcing entering Santa Rosa.

d.

Santa Rosa Avenue. As one enters the City on Santa Rosa Avenue, a landscape median shall be provided down the center of the street. Twenty feet of landscape setbacks shall be required along each property frontage. A dual row of unified street trees shall be planted across the frontage as required by the County's South Santa Rosa Avenue Design Guidelines.

e.

Stony Point Road and Petaluma Hill Road. Secondary southern entry ways should occur at Stony Point Road and Petaluma Hill Road, each at the urban boundary line. Each are rural roads that connect to outside communities and towns. Each, like other rural roads, transitions sharply as one enters the City from the

County area. Design criteria for each of these entry ways is to feature landscaped yards and signing announcing Santa Rosa. Landscape setbacks of at least 15 feet should be provided along each street frontage with common street trees provided.

(Ord. 3677 § 1, 2004)

A.

Purpose. The -H combining district is intended to recognize, preserve, and enhance Santa Rosa's locally designated historic resources.

B.

Applicability. The -H combining district shall apply to all properties within designated preservation districts, including both contributing and non-contributing parcels. Additionally, the -H combining district shall apply to all locally designated landmark properties. The -H combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts).

C.

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -H combining district, subject to the land use permit requirements of the primary district, the procedural requirements of Chapter 20-58 (Historic and Cultural Preservation), and any district specific standards as outlined below.

D.

Character defining elements.

1.

Purpose. Character defining elements are specific to each preservation district and are intended to identify those physical aspects that represent the historical significance of the district and are essential to maintaining and enhancing the unique character of the individual district. On March 15, 2006, Cultural Heritage Board Resolution No. 209, adopted character defining elements for the Burbank Gardens, Cherry

Street, Ridgway, McDonald, Olive Park, St. Rose, West End and Railroad Square Preservation Districts, reflected in the subsections below.

2.

Applicability. The character defining elements provide an outline of the historic context for each preservation district to project sponsors such as developers, property owners, architects, and designers. These district specific frameworks will be used by City staff, boards and commissions, and the City Council when

evaluating project proposals that impact properties or existing buildings within designated preservation districts. Although each individual element may not be appropriate to each project, each project shall enhance the contextual framework of the district.

3.

Elements to consider in all preservation districts include:

a.

Architecture.

• Residential structures relate to each other in terms of size, scale, mass and rhythm. • Buildings in preservation districts utilize traditional building materials. • In general, buildings do not exceed 35 feet in height. • Houses have articulated, pedestrian-friendly frontages and are not dominated by garages. • Most houses have front porches.

b.

Hardscape.

• Residential driveways are generally single wide rather than double wide. • Concrete sidewalks are scored in one- to two-foot squares. • Traditional light standards are found in each preservation district. c. Landscape. • Mature landscape predominates in preservation districts. • Landscaping typically does not obscure buildings.

d.

Site planning.

• Garages and parking are located to the rear of the property. • Houses are typically set back from the sidewalk a minimum of 15 feet. • Houses typically maintain a minimum of five-foot side yard setback. • Each preservation district offers a community-serving facility within a short walking distance.

E.

Site planning and development standards. Development within the -H combining district shall comply with the following standards, and the requirements of Chapter 20-58 (Historic and Cultural Preservation). In the event of any conflict between the following standards and those of the primary zoning district, those applicable to the -H combining district shall apply.

Processing Review Procedures. The Processing Review Procedures for Owners of Historic Properties were adopted by the City Council as Santa Rosa's local guidelines for alterations to properties within designated preservation districts or individually designated landmark properties. These guidelines are referred to in findings for approval of a Landmark Alteration Permit and provide a basis for objective and consistent decision-making by the review authority.

2.

Secretary of the Interior's Standards. The Secretary of the Interior's Standards for Rehabilitation are the accepted standards used on the national, state, and local level for assessing the impacts of alterations to historic resources and their significance. These standards have been adopted by reference within the Processing Review Procedures, and consistency with applicable standards is a required finding for approval of a Landmark Alteration Permit.

3.

Height limits.

a.

Purpose. In an effort to preserve and enhance neighborhood character within designated preservation districts, height limits within the combining district are more restrictive than the height limits of the primary zoning district.

b.

Height limit. No structure within the -H combining district shall exceed a maximum height of 35 feet and two stories, except as provided in Subsection E.3.c.

c.

Increased height. A structure may be approved with a height over 35 feet or two stories provided that:

(1)

The review authority finds that the increased height does not detract from the character of the preservation district or any adjacent contributing properties; and

(2)

The review authority may require conditions of approval that pertain to the placement of screens, the location and type of openings, the location and projections of sun decks, porches, balconies, patios, and similar architectural amenities, to enhance or preserve the residential privacy of the proposed structures and of any adjacent existing or anticipated residential structures or uses.

4.

Setbacks.

a.

Purpose. The historic development pattern is a unique and defining feature in each of the City's preservation districts and on each landmark property. Standard setback requirements may not be sensitive to such unique attributes and therefore it is important to allow flexibility in determining appropriate setbacks to preserve and enhance existing conditions or character.

b.

Applicability. Reduced setbacks may be applied to development within a designated preservation District or on a designated local landmark. The reduced setback may be applied to new buildings as well as the addition or expansion of an existing building.

c.

Reduced setbacks. A reduction of setbacks required by the primary zoning district may be approved provided that:

(1)

The review authority first finds that the reduced setback will not significantly impair the Residential privacy of the proposed structures or any adjacent existing or anticipated residential structures or use; and

(2)

The review authority first finds that the reduced setback enhances and protects the historic development pattern of the preservation district or any adjacent contributing properties and that approving a reduced setback facilitates a superior project.

F.

West End Preservation District.

1.

Designation. The West End Preservation District was designated by the City Council on August 13, 1996 (Resolution #22811) after recommendation by the Cultural Heritage Board on May 28, 1996 (Resolution #0063).

2.

Boundaries. The West End Preservation District is bounded by West 9th Street on the north; Santa Rosa Creek and West 6th Street on the south; Northwestern Pacific Railroad tracks on the east; and North Dutton Avenue on the west. See Figure 2-2.

(Image not reproduced in this text.)

Figure 2-2—West End Preservation District

3.

Context statement. The West End Preservation District is significant for architecture as a large and reasonably intact 19th and early 20th century working-class residential district comprised of small houses on the "wrong side of the tracks," and for its ethnic history as Santa Rosa's large and long-standing Italian neighborhood. The large 'Italian Town' in and around the West End district is Santa Rosa's only historic ethnic neighborhood. Besides representing a good cross section of very modest residential architecture of the 1870s through the 1940s, the West End shows traces of its heritage in its rustic landscaping, stonework and folk art, and the generally handmade character of the home improvements.

The residential development of the District can be seen in the architectural progression of West 6th, 7th, and 8th Streets. Early construction can be found on West 6th Street, examples of the late 1890s on West 7th Street, and earth 20th century styles are visible on West 8th Street. These streets combined with others in the District are an important part of the historic building fabric. The DeTurk Winery and the Burris Distillery buildings are important early commercial/industrial buildings. The DeTurk Round Barn, which is unusual in its design and one of few in the country, is currently used as a public assembly facility.

4.

Period of significance. 1870s to1940s.

5.

Neighborhood character. The West End Preservation District is significant as a predominantly single-family residential neighborhood made up of modest houses on narrow, deep lots. Although a variety of architectural styles are found within the neighborhood, as listed below, homes are predominately bungalows and Queen Anne or Colonial cottages. Although not uniform, front setbacks are generally similar, with some articulation on any given blockface.

Commercial buildings including Franco American Bakery, Starks Steakhouse, Western Farms Center, and community facilities including CHOPS, DeTurk Round Barn, and DeMeo Park contribute to the character of the neighborhood.

6.

Character defining elements.

a.

Architectural style.

b.

Types of buildings.

c.

Building materials

• Predominantly horizontal lap siding. • Stucco.

d.

Neighborhood elements.

G.

Railroad Square Preservation District.

1.

Designation. The Railroad Square Preservation District was designated by the Cultural Heritage Board on

November 14, 1990 (Resolution #0026). The Railroad Square National Register Historic District was listed on the National Register of Historic Places in 1979.

2.

Boundaries. The Railroad Square Preservation District is bounded by 6th Street on the north; 3rd Street on the south; U.S. 101 Freeway on the east; and Santa Rosa Creek on the west. The locally designated

Preservation District encompasses and expands the boundaries of the National Register District. See Figure 2-3.

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Figure 2-3—Railroad Square Preservation District

Context statement. The Railroad Square Preservation District is a homogeneous mixture of building styles and construction techniques, not found elsewhere in the City, that reflect its commercial development during the railroad era, and the final onslaught of post World War II freeway systems which effectively divided the district from the central downtown area and allowed it to retain its links with transportation systems of the past. The district maintains most of its original composition and the commercial storefronts, hotels, and remaining warehouses represent a fairly accurate snapshot of Railroad Square during the height of rail travel and commerce and its rebirth after the 1906 earthquake.

Fourth Street, the main thoroughfare through the District, begins as a tree shaded park located next to a 1904 Railroad Depot (4th Street and Wilson Street) constructed from locally quarried basalt. The Depot is one of four such blue basalt buildings located within the District, all of which are of significant historic and architectural value (Western Hotel at 10 4th Street, LaRose Hotel at 100 5th Street, and REA Express Building at 9-11 5th Street). Along 4th Street is a series of one-story brick commercial buildings built from 1915 to 1925. Adjacent to the railroad tracks, which form a ribbon through the western end of the District, is a series of brick warehouses built from 1888 to 1914. The commercial brick buildings located in the District are of particular importance because the 1906 and 1969 earthquakes, as well as urban renewal, destroyed most of those found within Santa Rosa City limits.

4. Period of significance. 1888 to1923.

District character. Railroad Square is comprised of five distinct architectural areas which reflect the evolution of this historic commercial district: west of the tracks with brick warehouses and wooden loading docks (1888 to 1915); 3rd Street between Wilson and Davis Streets with newer buildings; South side of 4th Street with predominately painted brick storefronts built after the 1906 earthquake; and the north side of 4th Street with Mission Revival Style false front buildings built between 1911 and 1913. The signature blue basalt buildings built between 1903 and 1915 and surrounding Depot Park are the architecturally significant buildings that qualified the District for its National Register designation.

Existing buildings in the District are typically single-story, with heights ranging from 22 to 27 feet. The dominant building materials are brick, painted and unpainted, stone masonry (basalt), and stucco. The color palette of the district is generally muted. Glass transoms and large storefront windows are typical of storefronts. Historic window types are generally wood, painted metal, or copper.

Roof parapets are found on most commercial storefronts, obstructing flat or low pitched roofs and screening roof equipment from street level view. Although the heights of the parapets vary, they are usually harmonious with adjacent buildings. Windows on the upper façades are regularly spaced.

Buildings reflect a commercial theme with simple detailing and human scale. In addition to the commercial brick buildings on the south side of 4th Street and the four basalt buildings in the district, common architectural themes are rooted in the Mission Revival and Spanish Revival architectural styles.

Character defining elements.

a.

Architectural style.

b.

Building types.

c.

Building materials.

d.

Neighborhood elements.

• Building placement is at zero setbacks. • Typically constructed at 100 percent lot coverage. • Historic color pallet of the district is generally muted. • Windows on the upper façades are regularly spaced. • Large building façades are divided into multiple storefront bays. • Storefronts are typically divided into 20-foot wide increments with a uniform pattern. • Large storefront windows are 10 feet with transoms above and a wood panel or glazed tile kickplate beneath. • Storefront have single light wood framed entry doors that are recessed. • Glazed decorative tile detailing and wood paneling below windows is typical. • Heights of the parapets vary, but they are usually harmonious with adjacent buildings. • Signage appropriate to the era. • Period light fixtures. • Sidewalks with brushed cement and two-foot squares.

7.

Signs. Retaining and restoring original signs which have traditionally linked Railroad Square buildings to their environment is a primary goal. New signs shall be designed to be compatible with the character of Railroad Square in size, scale, material, and color. In approving sign permits for Railroad Square, the review authority shall make the consider the following criteria:

a.

The original signs and building graphics have been restored wherever possible. The size, type, location and quantity shall be calculated in compliance with Zoning Code Chapter 20-38, which regulates signs;

b.

The proposed signs are compatible with the character of the building and the district in terms of scale, materials, and color;

c.

The proposed sign adheres to Railroad Square's overall design concept of retaining and enhancing the distinctive architectural character that existed between 1900 and the1930s;

d.

The proposed signage is oriented to the pedestrian as the primary user of the Railroad Square historic specialty shopping area; and

e.

Signage for upper story tenants is comprised of painted lettered window signs similar to the gold-leaf type or similarly compatible.

H.

St. Rose Preservation District.

1.

Designation. The St. Rose Preservation District was designated by the Cultural Heritage Board on November 28, 1990 (Resolution #0027).

2.

Boundaries. The St. Rose Preservation District is bounded by Lincoln Street (properties on both sides) on the north; 6th and 7th Streets on the south; B Street (properties on both sides) on the east; and Morgan Street on the west. See Figure 2-4.

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Figure 2-4—St. Rose Preservation District

3.

Context statement. The St. Rose Preservation District is significant for its architecture as a cross-section of Santa Rosa's residential building types and some institutional and commercial types. Though primarily

residential, the district has this variety because it is adjacent to Santa Rosa's commercial core, and because similar variety, perhaps less intense, used to exist in most residential neighborhoods prior to the advent of zoning restrictions. Dates of construction vary from 1872 to 1948, but the big growth came in the early 1920s with nearly 40 new houses, all single-story, mostly bungalows along Lincoln St. Notable exceptions to the modest residences are some of Santa Rosa's grandest surviving 19th century residences.

The district grew up around St. Rose Church and school, but its main cohesiveness today results from its surroundings. In addition to the houses, the residential building types found in the district include duplexes, small apartment buildings, and a small late bungalow court. Commercial types include three Art Deco office buildings. The most prominent institution is St. Rose Church, a Romanesque Revival stone structure built by local Italian stone masons in 1900. The large St. Rose School is on another face of the same block. The Santa Rosa Post Office relocated to the St. Rose Preservation District in 1979 and is listed on the Na-tional Register; it is one of more than 12 buildings that have been moved into the district.

Period of significance. 1872 to 1948.

5.

Neighborhood character. The St. Rose Preservation District is primarily residential with a wide range of architectural styles as shown below. The northern portion of the district has vernacular versions of the architecture reflective of residential growth in the 1920s. Houses in the southern portion of the district were built in the 1800s and reflect an older period of development.

Residential parcels are generally 40 to 50 feet wide. Single car detached garages are located on rear lot lines with narrow driveway access. Generally uniform front setbacks are found on any given block face. When

found, front yard fences are typically three-foot tall picket. St. Rose has maintained the traditional two-foot sidewalk squares within the public right-of-way.

Houses are typically small, simple, and one story with stylistic elements appropriate to their dates of construction. There are several large and elaborate houses sprinkled throughout the district (Italianate, Stick, and Queen Anne). Houses are generally wood framed with narrow clapboard or shingle exteriors, although some examples of stucco exterior are found. Full or partial width porches with orientation toward the street are typical. Double hung wood sash windows in simple rectangular form are common. Multi-pane windows are also typical. Front doors generally include windows.

6.

Character defining elements.

a.

Architectural styles.

b.