Local zoning · Santa Rosa

Santa Rosa — Overlay Districts

Overlay Districts under the Santa Rosa local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Santa Rosa treats overlay rules as combining districts that layer on top of a property's primary zone to protect scenic corridors, historic resources, gateways, station-area objectives, and other special conditions. Combining-district rules modify or add to the primary-district standards; where a conflict exists the combining-district rule or the most restrictive standard controls. See the combining-district chapter in the City's zoning code for the authoritative text: § 20-28.010 – § 20-28.100.

For quick navigation while reading, note related topics you'll commonly need: Santa Rosa Zoning, Santa Rosa Development Standards, Santa Rosa Parking, Santa Rosa Design Review, Santa Rosa Historic Preservation, Santa Rosa ADUs, and California Building Standards Code.

How to read this page

  • Bold items are words you will scan for (district names, numeric standards).
  • Each district subsection states purpose, typical allowed uses (how the overlay interacts with the base zone), key dimensional/design rules, where it applies, and the controlling code citation(s).
  • Every legal requirement below points to the Santa Rosa Zoning Code by section number; the underlying file excerpts used are cited inline.

District-by-district breakdown

Gateway combining district (-G)

  • Purpose: Identify and manage major visual entries to the City and apply special design criteria at those entries. § 20-28.010 – § 20-28.100.
  • Typical allowed uses: Uses remain those of the primary zoning district; the combining district imposes design/landscaping/screening requirements rather than wholesale use bans. § 20-28.010 – § 20-28.100.
  • Key dimensional/design standards (decision-relevant):
    • Highway 101 major entries: 100 ft building setback from freeway right‑of‑way; 20 ft minimum landscaping inside setback; entry length ~ one parcel (~200 ft). § 20-28.010 – § 20-28.100.
    • Highway 12 major entries: 50 ft minimum setback from Hwy 12; 20 ft landscaping inside setback. § 20-28.010 – § 20-28.100.
    • Screening of service yards and parking when adjacent to freeways is required. § 20-28.010 – § 20-28.100.
  • Where it applies: Mapped gateway locations identified on the Zoning Map (major and minor entries listed in the ordinance). § 20-28.010 – § 20-28.100.

Scenic Road combining district (-SR)

  • Purpose: Protect visual character of identified scenic roads by regulating setbacks, frontage, tree and rock-wall preservation. § 20-28.010 – § 20-28.100.
  • Typical allowed uses: Same uses as primary district; overlay imposes site/development constraints (setbacks, frontage minimums). § 20-28.010 – § 20-28.100.
  • Key dimensional/design standards:
    • Standards apply to parcel portions within 125 ft of pavement for designated scenic roads. § 20-28.010 – § 20-28.100.
    • Road-specific minimum setbacks vary (examples in code): e.g., Brush Creek/Wallace Road setbacks 50 ft / 100 ft depending on building height; Montecito Ave and other roads have their own numeric setbacks and frontage minima. § 20-28.010 – § 20-28.100.
    • Tree removal within scenic corridors carries extra permit requirements (Tree Removal Permit near scenic roads). § 20-28.010 – § 20-28.100.
  • Where it applies: To parcels or parcel portions mapped as -SR on the Zoning Map. § 20-28.010 – § 20-28.100.

Historic / Preservation combining district (-H) — preservation districts

  • Purpose: Recognize and preserve locally designated historic resources and preservation districts. § 20-28.040.
  • Typical allowed uses: Any land use allowed by the primary district may continue, but procedural requirements from Chapter 20-58 (Historic & Cultural Preservation) and Processing Review Procedures apply for alterations. § 20-28.040.
  • Key dimensional/design standards and process:
    • Height guidance commonly keeps buildings generally under 35 ft in preservation districts; front setbacks commonly ~15 ft and side yards ~5 ft for residential preservation districts as part of character-defining elements (district-specific). § 20-28.040.
    • Historic review rules, the Secretary of the Interior Standards, and the City's Processing Review Procedures govern alterations and Landmark Alteration Permits. § 20-28.040 and Chapter 20-58.
  • Where it applies: All parcels inside mapped preservation districts and locally designated landmarks shown on the Zoning Map. § 20-28.040.

Practical note: preservation-district subrules (character-defining elements, signage guidance, preferred materials, storefront patterns, etc.) are detailed in the ordinance and linked design guidance for each named district (Burbank Gardens, Railroad Square, St. Rose, Cherry Street, etc.). § 20-28.040.

Downtown Station Area combining district (-DSA)

  • Purpose: Establish form, intensity, streetscape, and public realm standards for the Downtown Station Area Specific Plan area. § 20-28.010 – § 20-28.100 (DSA combining district material in chapter).
  • Typical allowed uses: Uses allowed by the primary downtown mixed‑use zoning districts (CMU, SMU, MMU, NMU) remain, but the -DSA overlay requires specific site/design standards. § 20-28.010 – § 20-28.100.
  • Key dimensional/design standards and overlays inside DSA:
    • Downtown Transition: stepback requirement — buildings step back a minimum 6 ft (or as approved) above the fifth floor on specified frontages. § 20-28.010 – § 20-28.100.
    • Neighborhood Transition: front setback ranges (e.g., 6–10 ft min/max in some streets) and upper-floor stepbacks/daylight plane requirements (45°) for taller buildings abutting neighborhoods. § 20-28.010 – § 20-28.100.
    • Creek & Trail Activation and Active Ground Floor Overlay: activating uses, transparent ground-floor glazing (clear glass between 2–7 ft above grade), restrictions on surface parking between sidewalk and building façade, required activating features for creek frontages, and mandatory pedestrian entrances on Active Ground Floor streets. § 20-28.010 – § 20-28.100.
  • Where it applies: Properties mapped in the Downtown Station Area Specific Plan and shown on the DSASP maps (UDCS-1 / figures in the ordinance). § 20-28.010 – § 20-28.100.

If your project is in a Priority Development Area (PDA) or DSASP and you want design-level relief, check the Santa Rosa Design Review rules in addition to the -DSA requirements.

North Santa Rosa Station Area combining district (-SA) — North Station

  • Purpose: Enhance and reinforce distinctive characteristics within the North Santa Rosa Station Area Specific Plan; create walkable environments. § 20-28.070.
  • Typical allowed uses: Any land use allowed in the primary district remains allowed, subject to the SA site planning and development standards; SA applies to parcels with specified land-use designations within the North Station boundaries. § 20-28.070.
  • Key dimensional/design standards:
    • Development within the -SA must comply with the tables of standards (Tables 2-20 through 2-23 in the ordinance) and, if conflict arises, the most restrictive standard applies. § 20-28.070.
    • Active frontage, pedestrian entrances, transparency, and frontage activation requirements apply where mapped (Active Ground Floor Overlay inside SA). § 20-28.070.
  • Where it applies: Parcels inside the North Santa Rosa Station Area Specific Plan boundary mapped on the Zoning Map. § 20-28.070.

Rural Hearn combining district (-RH)

  • Purpose: Recognize and preserve the rural character of peripheral neighborhoods (example: West Hearn Avenue). § 20-28.010 – § 20-28.100 (RH subsection in chapter).
  • Typical allowed uses: Uses of the primary zone are allowed, but the overlay allows specific rural-compatible uses (e.g., animal keeping under defined densities, small greenhouses) and may add permit thresholds (zoning clearance or Minor Use Permit). § 20-28.010 – § 20-28.100.
  • Key standards and special uses:
    • Animal keeping allowed with explicit caps (examples: one horse per 20,000 sf or similar ratios; specific numbers are in the RH rules). § 20-28.010 – § 20-28.100.
    • Street standards aim to preserve rural character (interim street standard, limits on new streetlights). § 20-28.010 – § 20-28.100.
  • Where it applies: Mapped West Hearn neighborhood parcels. § 20-28.010 – § 20-28.100.

Missing Middle Housing combining district (-MMH)

  • Purpose: Allow "missing middle" multifamily types compatible with single-family scale and to enable a Missing Middle Housing Bonus. § 20-28.100 (MMH provisions within 20-28).
  • Applicability: Applied to designated MMH zones (MMH Small, MMH Medium, and Flex subzones). Projects must meet MMH zone standards to qualify for the bonus. § 20-28.100.
  • Key standards: Building types, courtyard measurements, height measurement methods, and street frontage/street design standards are spelled out in the MMH subsection and related figures; measurement methodology is in § 20-28.100.I.2 and adjoining subsections. § 20-28.100.I.2.

Senior Housing combining district (-SH)

  • Purpose: Provide a rezoning pathway and clear rules for senior housing projects (occupancy, parking allowances, regulatory agreement). § 20-28.010 – § 20-28.100 (SH text in chapter).
  • Key requirements:
    • Occupancy requirement: at least 80% of occupied units must be occupied by at least one person 55+ (occupancy restriction). § 20-28.010 – § 20-28.100.
    • Rezoning to -SH and recorded senior housing regulatory agreement are required for parking concessions and other SH-specific entitlements. § 20-28.010 – § 20-28.100.

Quick reference table — most decision‑relevant items

Overlay / Topic Most decision-relevant standard or permitted feature Code reference
Combining districts (general rules) Overlay supplements primary-zone standards; most‑restrictive/overlay rules apply; mapping and suffix notation on Zoning Map § 20-28.010 – § 20-28.100
Gateway (-G) Hwy 101 entries 100 ft setback; Hwy 12 50 ft setback; 20 ft landscape buffer § 20-28.010 – § 20-28.100
Scenic Road (-SR) Standards apply within 125 ft of pavement; road-by-road setback tables (varies by road) § 20-28.010 – § 20-28.100
Historic (-H) Historic review required; preservation district character elements; buildings generally under 35 ft in districts § 20-28.040 and Chapter 20-58
Downtown Station Area (-DSA) Stepbacks, Active Ground Floor Overlay transparency 2–7 ft, no surface parking between sidewalk & façade on active streets § 20-28.010 – § 20-28.100
North Station (-SA) Uses per primary zone; must follow SA-specific tables (Tables 2-20—2-23) and Active Ground Floor rules § 20-28.070
MMH (Missing Middle) Zone-specific building typologies, courtyard/height measurement rules; MMH zones & bonuses § 20-28.100 (see Subsections & figures)
Senior Housing (-SH) Occupancy 80% 55+ requirement; rezoning + recorded regulatory agreement required § 20-28.010 – § 20-28.100

Checklist

  • Confirm whether the parcel is mapped with a combining district suffix on the Zoning Map (Director can determine ambiguous boundaries) — § 20-20.020.
  • Pull the specific combining-district subsection that applies (for example § 20-28.040 for -H, § 20-28.070 for -SA) and read district tables/figures.
  • Verify which primary zoning district (R‑1, CMU, SMU, etc.) applies to the parcel and check base standards in Division 2. § 20-20.020.
  • Cross-check overlay-specific dimensional standards (setbacks, frontage minima, stepbacks) in the overlay subsection and any referenced tables (e.g., Tables 2-14, 2-20–2-23). § 20-28.070, Tables cited in the ordinance.
  • If located in Downtown or North Station PDAs, apply Active Ground Floor Overlay details (transparency, entrances, no surface parking between sidewalk and façade). § 20-28.010 – § 20-28.100.
  • Check design review triggers and required processing route (Design Review, DRPB, Zoning Administrator) — Chapter 20-52 and Table 6-1.
  • For historic properties, follow Proposal Processing Review Procedures and Chapter 20-58 requirements; consider early consultation with Historic Preservation staff. § 20-28.040.

Risks & Ambiguities

Issue Why it matters What to verify
District boundary ambiguity Overlay applicability hinges on exact map lines; mis‑identifying overlay can change required standards Confirm Zoning Map suffix at Department or Director determination (see § 20-20.020).
Multiple overlays apply Two overlays (e.g., -H + -DSA) may both contain relevant standards; the most restrictive applies or a conflict rule dictates outcome Check the explicit conflict-resolution text in § 20-28.010 – § 20-28.100 and Section 20-12.020.D (Rules of Interpretation).
Numeric standards referenced in plan tables Some overlays reference development tables or specific plan figures (e.g., DSASP Tables 2‑20—2‑23); omitting correct table can lead to wrong setbacks Pull the exact table referenced by the overlay subsection to confirm numeric values. Example: § 20-28.070 (SA) references Tables 2‑20—2‑23.
Historic resource process vs. building code Historic overlays affect design review and alteration approvals but do not replace building‑code requirements (structural/safety) — different review tracks Verify required permits: Landmark Alteration Permit under Chapter 20-58 and separately meet California Building Standards Code requirements. § 20-28.040.
Project-specific exceptions Some overlays allow director discretion or minor use permits (e.g., -RH animal keeping may require Minor Use Permit) Confirm when director discretion applies and whether Minor Use Permit or MUP is required for your proposed use. § 20-28.010 – § 20-28.100.

Plain-English Summary

In Santa Rosa, an overlay (called a combining district, shown as a suffix on the Zoning Map) adds rules on top of the base zone for specific places — gateways, scenic roads, historic districts, and station areas — and those overlay rules (setbacks, stepbacks, transparency, special uses) must be followed in addition to the regular zoning rules; consult the exact combining-district subsection that maps to your property (e.g., § 20-28.040 for historic; § 20-28.070 for North Station).

Source References

  • Chapter 20-28 COMBINING DISTRICTS (overview): § 20-28.010 – § 20-28.100.
  • Historic/Preservation combining district: § 20-28.040.
  • North Santa Rosa Station Area combining district: § 20-28.070 (North Station -SA).
  • Downtown Station Area / Active Ground Floor Overlay standards (DSA / Active Ground Floor Overlay requirements, transparency and activation): ordinance excerpts in Combine District chapter. § 20-28.010 – § 20-28.100.
  • Gateway (-G) combining district (setback/landscaping examples): ordinance combining-district text. § 20-28.010 – § 20-28.100.
  • Scenic Road (-SR) combining district (road-specific setbacks & tree protection): ordinance combining-district text. § 20-28.010 – § 20-28.100.
  • Missing Middle Housing (MMH) and measurement methodology: § 20-28.100 and § 20-28.100.I.2 for measurement.
  • Senior Housing combining district (-SH): ordinance subsection in Chapter 20-28. § 20-28.010 – § 20-28.100.

(Primary source file used: SantaRosa_ZoningCode.md — Title 20 Zoning, excerpts and tables within the combining districts chapter.)

Sources

Retrieved passages

  • Santa Rosa Zoning Code (§ 16) High relevance
  • Santa Rosa Zoning Code (Chapter 20-28) High relevance
  • Santa Rosa Zoning Code (§ 16) High relevance
  • Santa Rosa Zoning Code (section apply) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (Title 20) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (Chapter 17-24) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (Section 20-30.060) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (chapter are) Medium relevance
  • Santa Rosa Zoning Code (Section 20-20.020) High relevance
  • Santa Rosa Zoning Code (Title 20) Medium relevance
  • Santa Rosa Zoning Code (Section and) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code (Chapter 20-61) Medium relevance
  • Santa Rosa Zoning Code Medium relevance

Cited sections

Frequently asked questions

What combining district applies to my Santa Rosa parcel?

Check the official Zoning Map and the zoning symbol suffix on your parcel; combining districts are appended as suffixes to the primary district and mapped in the Zoning Map. If the boundary is ambiguous the Director determines the location per § 20-20.020; confirm with the Department.

What can I build in properties within the -H (Historic) overlay?

You may build or use the property consistent with the primary zone, but exterior changes and certain enlargements must comply with the -H processing rules and Chapter 20-58 (Historic and Cultural Preservation); approvals typically require findings based on the Secretary of the Interior's Standards. See § 20-28.040.

Do overlay districts change permitted uses (e.g., allow new businesses)?

Overlays generally do not alter the lists of permitted uses — they add site, design, or procedural requirements. The ordinance says "Any land use normally allowed in the primary zoning district may be allowed within a combining district" unless the combining district specifically says otherwise; check the exact overlay subsection. § 20-28.010 – § 20-28.100.

What front-yard/setback rules apply in a Gateway (**-G**) overlay by Highway 101?

Gateway rules call for substantial setbacks at Highway 101 entries; the code lists a 100 ft building setback from freeway right‑of‑way for major Hwy 101 entries and 20 ft of landscape within the setback. Verify mapping/parcel status to confirm applicability. § 20-28.010 – § 20-28.100.

If my site is in the Downtown Station Area, do I have to provide transparent ground floor windows?

Yes — the Active Ground Floor Overlay requires clear storefront glazing (viewable between 2–7 ft above grade) and activation measures (primary pedestrian entrances, street furniture, art, or parklet options for certain frontage lengths). See the Active Ground Floor Overlay standards in the DSASP combining-district text. § 20-28.010 – § 20-28.100.

Are there special tree or rock-wall rules when a parcel is in a Scenic Road overlay?

Yes. The -SR overlay includes tree-protection and rock-wall preservation measures; tree removal within specific distances to scenic roads requires a Tree Removal Permit and extra findings. See the -SR subsection and tree removal rules. § 20-28.010 – § 20-28.100.

Can an owner get reduced parking requirements under an overlay?

Some overlays (for example -SH senior housing) allow parking allowances tied to the overlay's regulatory agreement; other overlays do not change parking unless explicitly stated — always check the overlay subsection and Division 3 parking tables. Also consult Santa Rosa Parking and the overlay text. § 20-28.010 – § 20-28.100.

Where are the numeric development standards (tables) for North Station (-SA)?

The North Station overlay text directs applicants to the SA-specific development tables (Tables 2‑20, 2‑21, 2‑22, 2‑23) and states that the most restrictive standard controls if conflicts arise. See § 20-28.070.

Do overlays affect design review?

Yes — projects in visually sensitive overlays (e.g., -G, -H, -SR) commonly trigger Design Review; the Design Review chapter and Table 6‑1 list review authorities and appeal bodies. Consult Section 20-52.030 and Table 6‑1 in the ordinance.

If overlays conflict with base-zone rules, which controls?

The ordinance instructs to apply the more restrictive standard; perceived conflicts also are resolved under the Rules of Interpretation in Section 20-12.020.D. For combining-district specifics, rely on § 20-28.010 – § 20-28.100.

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