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

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;

8. 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)

Key to Zoning District Symbols

Notes:

(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; Ord. 2026-003, 3/24/2026; Ord. 2026-006, 4/21/2026)

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

Notes:

(Ord. 3677 § 1, 2004)

A. Requirements for rezoning. A rezoning of property to the OSC zoning district in compliance with Chapter 20-50 (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.

2. 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)