Santa Rosa Zoning Code Ch. 20-52 Permit Review Procedures (§ 20-52.010 – § 2052.060)

A.

Permit review procedures. This chapter provides procedures for the final review, and approval or denial of the land use permit applications established by this Zoning Code.

B.

Subdivision review procedures. Procedures and standards for the review and approval of subdivision maps are found in Title 19 (Subdivisions) of the City Code. C.

Application filing and initial processing. Where applicable, the procedures of this chapter are carried out after those described in Chapter 20-50 (Permit Application Filing and Processing), for each application. (Ord. 3677 § 1, 2004)

A.

Purpose. A Zoning Clearance is the procedure used by the City to verify that a proposed land use or structure is allowed in the applicable zoning district, and that the project complies with the development standards of this Zoning Code that apply to the use, consistent with the General Plan.

B.

Applicability.

When required. Where Division 2 (Zoning Districts and Allowable Land Uses) or other provision of this Zoning Code require a Zoning Clearance as a prerequisite to establishing a new or modified land use, authorizing a change in ownership, or the issuance of a Business Tax Certificate, the Zoning Clearance shall be required at the time of Department review of any change in use or occupancy authorization required by this Zoning Code.

a.

Land use. A Zoning Clearance shall be obtained before the initiation or commencement of any use of land not requiring the construction of a structure.

b.

Change of use. Whenever a use is proposed to be changed from an activity for which a Zoning Clearance has been issued, or which is exempt under Subsection B.1 (When required), whether or not the new use involves a new lessee, operator, or owner, a new Zoning Clearance shall be obtained.

c.

Change of tenancy or ownership. A new Zoning Clearance shall be obtained for a change of lessee, operator, or owner even when the change does not involve a change in the use or activity being conducted on the subject property.

d.

Residential use. The provisions of this section shall not apply to any residential land use or residential accessory land use within a residential zoning district.

C.

Form of Zoning Clearance. A Zoning Clearance may take the form of a Zoning Clearance Certificate, an authorized signature on another City approval document, a stamp or authorized signature on a set of building plans, or other form determined by the Director to be appropriate.

D.

Issuance. The Director shall issue the Zoning Clearance after determining that the request complies with all Zoning Code provisions applicable to the proposed use.

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

A.

Purpose. This section establishes procedures for the City's review of the design aspects of proposed development (for example, building design, landscaping, site planning and development, and signs), in compliance with the City's Design Guidelines.

B.

Applicability.

1.

Private Projects. Design Review approval is required for all projects requiring a Building Permit and all exterior physical changes to existing structures that may or may not require a Building Permit except for the following:

a.

Landscaping repair or replacement; b.

Parking lot repaving;

c.

Repainting, even when it includes a color change, unless the repainting is for the purpose of creating signage for the building;

d.

Single-Family Residential accessory structures;

e.

Detached Single-Family dwellings;

f.

Up to two detached dwellings on one parcel resulting in no more than two units;

g.

Duplex, and Half-plex dwellings that do not result in more than two units;

h.

Missing Middle Housing developments designed in accordance with the standards listed in Section 2028.100;

i.

Solar panels, and integral parts of the solar panel system including supporting posts or poles, not including proposed new structures, such as a carport or other similar structures proposed in conjunction with the solar panel system. If proposed solar panels would have the possibility of creating a life or safety issue, such as excessive glare to local residences, sensitive facilities (airport) or water resources, the solar panels shall require a Minor Use Permit or Conditional Use Permit depending on the severity of the issues;

j.

Activities subject to a Temporary Use Permit; and

k.

Electric Vehicle supply equipment.

2.

City Projects. The DRPB shall review conceptual plans for all development projects that are visible from the public right-of-way by any City agency or department that 1) exceed 10,000 square feet of building area; or 2) include new above-ground projects, such as bridges (at-grade roadways and sidewalks are exempt) or park improvements which include full park redesigns or the development of park master plans; or 3) any other public project as determined by the Director. Notwithstanding other provisions of this section, the review shall be for the purposes of providing feedback to the Council or Housing Authority. C.

Review authority. Table 5-2 identifies the review authority and notice requirements for Design Review.

D.

Design Review process. The stages of Design Review established by this chapter are as follows:

1.

Conceptual Design Review. Conceptual Design Review is highly advised and provides the applicant with the review authority's tentative reaction to the general design concept of a proposed project. The review shall not include a formal decision on the application by the review authority. This review is optional, except within an -H combining district (see Section 20-58.060) and for projects utilizing Streamlined Design Review, as described in subsection 3.

2.

The Design Review and Preservation Board or Zoning Administrator shall adopt a formal resolution approving the design.

a.

The Design Review Board or Zoning Administrator shall adopt a formal resolution approving the design. 3.

Streamlined Design Review. Subject to the provisions of Subsection 3.b below, Design Review approval for new development and major remodels, with the exception of projects located within the Historic (-H)

combining district, that meet the categories outlines in Subsection 3.a, are hereby delegated to the Zoning Administrator, through a streamlined process.

a.

Categories. Categories of Streamlined Design Review are as follows:

(1)

Priority Development Areas (PDAs). Design Review approval for new development and major remodels in one of the City's PDAs, which include childcare, lodging, mixed-use developments, multifamily residential, or single-room occupancy facility uses.

(2)

Affordable Housing. Design Review approval for new development and major remodels for projects where 100% of the units, excluding managers' units, within the development are dedicated as affordable to households making 60% or less of area median income (AMI), adjusted for family size. The development is subject to a recorded affordability agreement with the City's Housing and Community Services Department. b.

Requirements.

(1)

Pre-application Concept Design Review. Prior to submittal of an application for Streamlined Design Review, Concept Design Review by the Design Review Board, as described in Section 20-50.040, shall be required.

(2)

Pre-application neighborhood meeting. Prior to submittal of an application for Streamlined Design Review, a pre-application neighborhood meeting shall be required in compliance with Section 20-50.050.A.

c.

Review authority referral. The Zoning Administrator may defer any decision and refer the request to the Design Review Board, pursuant to Section 20-50.020, Authority for Land Use and Zoning Decisions.

d.

Appeals. Any appeal of a decision by the Zoning Administrator for Streamlined Design Review shall be heard and determined by the City Council.

E.

Application requirements. An application for Design Review approval shall be filed in compliance with Chapter 20-50 (Permit Application Filing and Processing). The application shall be accompanied by the information identified in the Department handout for Design Review approval applications. It is the responsibility of the applicant to provide evidence in support of the findings required by subsection J (Findings and decision), below.

F.

Project review. The review authority shall consider the location, design, site plan configuration, and the overall effect of the proposed project upon surrounding properties and the City in general. Review shall be conducted by comparing the proposed project to the General Plan, any applicable specific plan, applicable Zoning Code standards and requirements, consistency of the project with the City's Design Guidelines, architectural criteria for special areas, and other applicable City requirements (e.g., City policy statements and development plans).

G.

Review with other entitlements. Final Design Review approval for projects that also require the approval of a discretionary permit (e.g., Conditional Use Permit, Variance, etc.) shall be acted upon following land use approval by the review authority in compliance with Table 5-1 (Review Authority). H.