Chapter 20-23 — COMMERCIAL ZONING DISTRICTS (§ 20-23.010 – § 2023.080)

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

(Ord. 3677 § 1, 2004)

The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows:

A.

CO (Office Commercial) district. The CO zoning district is applied to areas appropriate for administrative, business, financial, medical, professional, and public office uses, together with similar and related compatible uses. Residential uses may also be accommodated as part of mixed use projects. The CO zoning district is consistent with and implements the Office land use classification of the General Plan.

B.

CN (Neighborhood Commercial) district. The CN zoning district is applied to areas within and adjacent to Residential neighborhoods appropriate for limited retail and service centers for convenience shopping. Uses in these centers are intended to provide for the day-to-day needs of local neighborhoods and workplaces, but not to be of such scope and variety as to attract substantial traffic volumes from outside the neighborhood. New development is encouraged to include both a residential and nonresidential component as noted by Section 20-23.030 (Commercial district land uses and permit requirements). The CN zoning district is consistent with and implements the Neighborhood Shopping Center land use classification of the General Plan.

C.

CG (General Commercial) district. The CG zoning district is applied to areas appropriate for a range of retail and service land uses that primarily serve residents and businesses throughout the City, including shops, personal and business services, and restaurants. Residential uses may also be accommodated as part of mixed use projects, and independent residential developments. The CG zoning district is consistent with the Retail and Business Services land use classification of the General Plan.

D.

CV (Motor Vehicle Sales) district. The CV zoning district is applied to areas appropriate for a concentration of new and used motor vehicle sales establishments and related support uses.

The CV zoning district is consistent with the Retail and Business Services land use classification of the General Plan.

E.

CMU (Core Mixed Use) district. The CMU zoning district is applied to areas within downtown Santa Rosa to foster a mix of residential and nonresidential uses to activate the greater Old Courthouse Square area and key transit corridors. The principal objectives of the CMU designation are to strengthen the role of this area as a business, governmental, retail, tourism, entertainment, and cultural hub for the region, and to accommodate significant new residential development. New residential development will serve as a catalyst for increased activity and create a built-in market for retail, service, and entertainment uses. High-rise

e principal objectives of the CMU designation are to strengthen the role of this area as a business, governmental, retail, tourism, entertainment, and cultural hub for the region, and to accommodate significant new residential development. New residential development will serve as a catalyst for increased activity and create a built-in market for retail, service, and entertainment uses. High-rise

development in all residential or mixed-use buildings is envisioned in a walkable, bikeable environment with public gathering places such as plazas, courtyards, or parks and easy access to public transit. The CMU zoning district implements and is consistent with the Core Mixed Use land use classification of the General Plan.

F.

SMU (Station Mixed Use) district. The SMU zoning district is applied to areas within downtown Santa Rosa to provide for a range of visitor-serving uses, including retail, restaurants, entertainment, cultural amenities, and hotels in proximity to the Downtown SMART station. While commercial uses are emphasized, new multifamily housing will also be allowed to support the daytime and evening vitality of the Downtown Station Area. New development will be required to respect the historic character of the Railroad Square area, adding to the mix of uses and enhancing the walkable, pedestrian-oriented streets and public spaces that attract locals, SMART train riders, and visitors from the wider region. The SMU zoning district implements and is consistent with the Station Mixed Use land use classification of the General Plan.

G.

MMU (Maker Mixed Use) district. The MMU zoning district is applied to areas within downtown Santa Rosa to emphasize a balanced mix of residential, creative, and maker-oriented uses, including artisan shops, studios, media production, printing and publishing, distilleries and micro-breweries, cannabis, tech start-ups, research and development facilities, limited light industrial uses, and other home-based businesses. Multifamily residential and live/work units are encouraged in all-residential or mixed-use buildings. Supportive uses that contribute to a vibrant village atmosphere, such as bodegas, specialty food stores, cafés, coffee shops, performing arts venues, theatres, restaurants, schools, and educational facilities are also permitted. The MMU zoning district implements and is consistent with the Maker Mixed Use land use classification of the General Plan.

H.

NMU (Neighborhood Mixed Use) zoning district. The NMU designation is applied to areas within downtown Santa Rosa to allow for new multi-family residential development in all-residential or mixed-use buildings, together with a broad mix of uses that primarily serve local residents, including professional office, retail, entertainment, service, and other neighborhood-scale supporting uses. Permitted housing developments

d Use) zoning district. The NMU designation is applied to areas within downtown Santa Rosa to allow for new multi-family residential development in all-residential or mixed-use buildings, together with a broad mix of uses that primarily serve local residents, including professional office, retail, entertainment, service, and other neighborhood-scale supporting uses. Permitted housing developments

include low and mid-rise apartments and condominiums, as well as small-lot single-family attached dwellings (e.g., duplexes, triplexes, townhomes.) Live-work spaces and maker-oriented uses are permitted subject to performance standards. The NMU zoning district is consistent with and implements the Neighborhood Mixed Use land use classification of the General Plan.

I.

CSC (Community Shopping Center) district. The CSC zoning district is applied to areas appropriate for complexes of retail establishments, anchored by a large grocery store, serving clients from the community as a whole and in particular surrounding residential neighborhoods. These centers are intended to be designed to facilitate pedestrian and bicycle access in addition to vehicular access. Proposed commercial development is required to include a residential component when significant additions or reconstruction is proposed as noted by Section 20-23.030 (Commercial district land uses and permit requirements), Table 2-6 and Section 20-23.080. The CSC zoning district is consistent with and implements the Community Shopping Center land use classification of the General Plan.

J.

TV-M (Transit Village-Mixed) district. The TV-M zoning district is applied to areas within approximately onequarter mile of a transit facility outside of the Downtown Station Area that are appropriate for a mix of higher density residential, office and commercial uses. Development is designed and oriented to create a central

node of activity at or near the transit facility. The minimum allowable density is 40 dwellings per acre; there is no maximum density. The TV-M zoning district is consistent with and implements the Transit Village Mixed Use land use classification of the General Plan.

(Ord. 3677 § 1, 2004; Ord. 3950 § 8, 2010; Ord. 3987 § 2, 2012; Ord. 2020-014 § 9; Ord. 2021-012 § 11; Ord. 2025-014, 11/18/2025)

Table 2-6 identifies the uses of land allowed by this Zoning Code in the commercial zoning districts, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).

Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Code may also apply.

P - Permitted Use, Zoning Clearance Required

TABLE 2-6 Allowed Land Uses P - Permitted Use, Zoning Clearance Required and Permit Requirements for MUP - Minor Conditional Use Permit Required Commercial Districts CUP - Conditional Use Permit Required S - See Specific Use Regulations for Permit*

P - Permitted Use, Zoning Clearance Required

TABLE 2-6 Allowed Land Uses P - Permitted Use, Zoning Clearance Required and Permit Requirements for MUP - Minor Conditional Use Permit Required Commercial Districts*

P - Permitted Use, Zoning Clearance Required

TABLE 2-6 Allowed Land Uses P - Permitted Use, Zoning Clearance Required and Permit Requirements for MUP - Minor Conditional Use Permit Required Commercial Districts*

CUP - Conditional Use Permit Required S - See Specific Use Regulations for Permit

P - Permitted Use, Zoning Clearance Required

TABLE 2-6 Allowed Land Uses P - Permitted Use, Zoning Clearance Required and Permit Requirements for MUP - Minor Conditional Use Permit Required Commercial Districts*

CUP - Conditional Use Permit Required S - See Specific Use Regulations for Permit

Sales

Center

Notes:

(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.

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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.

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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.

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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.

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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.

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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.

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Figure 2-1.F

f.

Franchise architecture that is generic in nature, intended to be repeated on a mass-scale throughout a large region without consideration of and adaptation to local visual or cultural context, is prohibited unless doing so would violate State or Federal law.

(Ord. 2020-014 § 12; Ord. 2021-012 § 14)

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)