Local zoning · Santa Rosa

Santa Rosa — Zoning

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what Santa Rosa's municipal Zoning Code (Title 20) says about zoning districts, the Zoning Map, combining/overlay districts, and the tables that set the most-used dimensional rules and permitted uses. It is based on the City’s Title 20 chapters (Zoning Map, Residential/Commercial/Industrial districts, Combining Districts, and the Site/Development standards) and points you to the controlling code sections for verification. See the city rules on parking, setbacks and design review as you plan a project: the Zoning Code ties into the city's Santa Rosa Parking, Santa Rosa Development Standards, and Santa Rosa Design Review rules.

Key controlling references: the Zoning Map and district list are adopted in § 20-20.010 – § 20-20.020; district-specific rules are grouped in the Residential, Commercial, and Industrial chapters (§ 20-22.010–§ 20-22.050, § 20-23.010–§ 20-23.080, § 20-24.010–§ 20-24.050); combining/overlay rules are in § 20-28.010 – § 20-28.100; permit rules live in § 20-21.010 – § 20-21.050.

How Santa Rosa structures Zoning (short)

  • The City adopts an official Zoning Map and a list of zoning district symbols (Table 2-1) that implement the General Plan; map interpretation rules and boundary determinations are in § 20-20.010 – § 20-20.020.
  • Allowed uses and permit types are listed by district in Chapters 20-22 (residential), 20-23 (commercial), and 20-24 (industrial); the permit/approval rules are in § 20-21.010 – § 20-21.050.
  • Development standards (setbacks, heights, lot coverage, densities) are shown in district development tables (for example Tables 2‑4, 2‑5, 2‑7) and measured according to Division 3 rules such as § 20‑30.110 (setback measurements) and § 20‑30.070 (height).

District-by-district breakdown

Below are the City’s primary districts grouped by type. Each subsection gives the district purpose (where available in the code), typical permitted uses (high‑level), key dimensional standards drawn from the district development tables, and where the district is applied (chapter references / map adoption). All items reference the Code chapters noted in the Zoning Code.

Notes on citations: the Zoning Map and district list are adopted in § 20-20.010–§ 20-20.020; residential district rules appear in Chapter 20‑22; commercial in Chapter 20‑23; industrial in Chapter 20‑24; combining/overlay rules in Chapter 20‑28.

Residential districts (Chapter 20-22)

  • RR (Rural Residential) — Purpose: very low density residential/open space; typical uses: large-lot single-family, limited agricultural accessory uses. Key standards: minimum lot sizes (e.g., RR-40 = 40 acres per Table 2‑3), primary structure height 35 ft, typical front/corner setbacks large (see Table 2‑4); review rules in Chapter 20‑22.
  • R-1 (Single-Family Residential) — Purpose: low-density single-family neighborhoods. Typical uses: single-family homes; limited accessory uses (see accessory rules § 20-42.030). Key standards from Table 2‑4: front setback 15 ft, side setback 5 ft, rear setback 5 ft, lot coverage ~40% for residential structures, max height 35 ft for primary structures, accessory structures 16 ft. Setback measurement rules: § 20‑30.110.
    • Suffixes (e.g., R-1-6, R-1-9) append minimum lot-size/width standards on the Zoning Map; see Table 2‑3 and Chapter 20‑22.
  • R-2 (Medium Density Multi‑Family) and R-3 (Multi‑Family) — Purpose: allow duplexes, small-up to larger multi‑family projects; typical uses: two‑ to multi‑unit residential, accessory dwelling units where allowed (see the City’s ADU rules and state law). Key standards (Table 2‑5): front setbacks often 10 ft (varies by R‑3 suffix), side interior 5 ft, rear 5–10 ft depending on stories, lot coverage and height 35 ft (primary). Minimum lot sizes and density standards are in Table 2‑3 (e.g., R-2 minimum lot 6,000 sf interior). Verify design review or combining district exceptions (e.g., -SA, -DSA) which can change setbacks.
  • TV‑R (Transit Village — Residential) — For stations/transit‑oriented medium-density housing (25–40 units/acre in Table 2‑3). Design and active‑ground-floor requirements may apply within the -SA/DSA combining zones.
  • MH (Mobile Home Park) — Large‑lot mobile home park rules and CUP requirements; minimum park area and unit density given in Table 2‑3.

(Primary residential rules are in Chapter 20‑22; see § 20‑22.010 – § 20‑22.050.)

Commercial districts (Chapter 20-23)

  • CO (Office Commercial) — Office, professional, medical uses; allows mixed‑use with residential. Development standards: lot area minima for new subdivisions, heights typically 35 ft in CO; setbacks per Table 2‑7; landscaping, parking, and signs governed by Chapters 20‑34, 20‑36, 20‑38 respectively.
  • CN (Neighborhood Commercial) — Retail/services serving neighborhoods; standards similar to CO but higher lot coverage allowances in CG.
  • CG (General Commercial) — Retail and business services; higher lot coverage (up to 100% in some uses) and taller maximum heights (e.g., 55 ft in some CG allowances per Table 2‑7). Large grocery and other special uses have additional CUP criteria (see Large Grocery standards).
  • Mixed‑Use districts (CMU, SMU, MMU, NMU, TV‑M) — Purpose: encourage vertically or horizontally integrated commercial + residential uses; some require an active ground-floor retail orientation and transparency standards found in the North Station Area / DSA/SA rules (see the -SA and -DSA combining district sections).

(See Chapter 20‑23 for complete use tables and Table 2‑7 development standards; the permit matrix is in Chapters 20‑22/20‑23.)

Industrial districts (Chapter 20-24)

  • BP (Business Park) — Campus-style offices, R&D, light manufacturing and compatible ancillary retail/hotel; outdoor storage generally not permitted.
  • IL (Light Industrial) — Light industrial and commercial service uses; may allow work/live projects.
  • IG (General Industrial) — Heavier industrial/manufacturing, warehousing, 24-hour operations; retail is limited to compatible services.

(Industrial districts and allowable uses are contained in Chapter 20‑24.)

Special-purpose / public districts

  • OSC (Open Space — Conservation) and OSR (Open Space — Recreation) — Protect parks, open space resources; very low lot coverage or specific CUP-driven standards. See Table 2‑13 for OSC/OSR/PI standards.
  • PI (Public/Institutional) — Public buildings, institutional uses; standards set in Table 2‑13 and Chapter 20‑24.
  • PD (Planned Development) — Flexible district used where a Policy Statement and Development Plan supersede some standard numeric rules; the Commission/Council can modify density, setbacks, heights and other standards consistent with the General Plan (§ 20‑22 or PD-specific rules). Minor modifications can be handled by Minor Use Permit. Key PD rules referenced in the PD chapter and Table 2‑3/2‑4 as applicable.

Combining/overlay districts (Chapter 20-28)

Santa Rosa uses combining symbols appended to primary zoning (e.g., -G, -H, -SR, -SA, -DSA) that impose extra site or design rules beyond the underlying zone:

  • -G (Gateway) — Special design criteria at city entryways.
  • -H (Historic) — Historic resource protections and processing procedures; see Chapter 20‑58 and the Processing Procedures for historic properties. Link to historic rules via the site’s Santa Rosa Historic Preservation menu when considering changes to designated resources.
  • -SR (Scenic Road) and scenic setbacks for specific corridors (e.g., Francisco Ave, Burbank Ave, Montecito Ave) have larger setbacks and planting buffers; see the scenic road combining district provisions.
  • -SA / -DSA (North Station Area / Downtown Station Area) — Station-area specific standards requiring active ground-floor uses, minimum stories, transparency, and special setbacks (Tables 2‑14–2‑23).

(Combining district rules are in Chapter 20‑28; mapping is suffix-based as shown in § 20‑28.010 and the Zoning Map rules in § 20‑20.020.)

Quick reference table — decision‑relevant items

What you need to know Typical value / rule in code Code Reference
Zoning Map adoption and district list Official Zoning Map adopted and Table 2‑1 lists districts § 20‑20.010 – § 20‑20.020
R‑1 setbacks (typical) Front 15 ft, Side 5 ft, Rear 5 ft, Height 35 ft Table 2‑4; Chapter 20‑22; setback measure § 20‑30.110
R‑2 / R‑3 front setback (typical) Front 10 ft (varies by suffix), Side 5 ft Table 2‑5; Chapter 20‑22; § 20‑30.110
Commercial lot coverage / height (CG) Lot coverage up to 100% (use-dependent); heights 35–55 ft depending on district Table 2‑7; Chapter 20‑23
Combining overlays (affect standards) -G, -H, -SR, -SA appended as suffixes; overlay standards apply in addition to primary zone Chapter 20‑28 (§ 20‑28.010–§ 20‑28.100)
Permit threshold for allowable uses Use tables in Chapters 20‑22/23/24 list P / MUP / CUP / S; see permit rules in § 20‑21.030 § 20‑21.010 – § 20‑21.050; use tables in Chapters 20‑22–20‑24
Setback measurement and exceptions See § 20‑30.110 for setback measurement; projections and accessory rules in § 20‑42.030 § 20‑30.110; § 20‑42.030
Design review Design Review and guidelines apply to projects per § 20‑52.030; certain overlays (e.g., -H) have specific processing § 20‑52.030; Chapter 20‑58 for historic processing

Checklist

  • Confirm the parcel’s zoning symbol and suffix on the City’s adopted Zoning Map (adopted in § 20‑20.010 – 20‑20.020).
  • Check the applicable district’s allowed-use table in Chapter 20‑22, 20‑23, or 20‑24 to determine permit type (Zoning Clearance, Minor CUP, CUP).
  • Verify dimensional standards in the district development table (e.g., Table 2‑4, 2‑5, 2‑7).
  • Check setback measurement rules (§ 20‑30.110) and height exceptions (§ 20‑30.070).
  • Identify any combining districts (-G, -H, -SR, -SA, -DSA) that apply to the parcel and follow their specific standards (Chapter 20‑28).
  • Review related standards: parking in Chapter 20‑36 (Santa Rosa Parking); landscaping in Chapter 20‑34 (Santa Rosa Landscaping and Screening); signs (Chapter 20‑38) (Santa Rosa Signage).
  • If the parcel is historic or in the -H overlay, check Chapter 20‑58 and the Processing Review Procedures.
  • For deviations, confirm the applicable variance or minor adjustment procedures (Chapter 20‑52.060 and related variance sections).

Risks & Ambiguities

Issue Why it matters What to verify
Zoning boundary alignment on the map A small parcel split or map scale can change allowed uses/standards Confirm exact zoning boundary and Director’s boundary interpretation rules in § 20‑20.010 – 20‑20.020; verify with City GIS/Zoning Map and staff.
Combining district suffixes Overlays (e.g., -SA, -DSA, -SR, -H) can supersede or add standards Check Chapter 20‑28 for the overlay’s exact text and which properties are mapped.
Table vs. text conflicts Tables list numeric standards but some narrative sections impose site-specific conditions (e.g., station-area rules) Where conflict exists, the more restrictive standard usually controls; review the combining district text and site-specific tables (e.g., Tables 2‑14–2‑23).
Project type vs. permit type A use may be allowed in the district but require CUP / MUP rather than a ministerial clearance Check the use tables in Chapters 20‑22–20‑24 and the permit rules in § 20‑21.030.
Changes since file copy Ordinance amendments and local practice (design review) can change interpretations Verify current code text and recent ordinances with the Planning Department. Not found in retrieved materials: any amendments after the version used here. Verify with the jurisdiction.

Plain‑English summary

Santa Rosa’s Title 20 divides the city into many named zones (for example, R‑1, R‑2, CG, BP) and maps those on the official Zoning Map; each zone has a table of allowed uses and a table of dimensional standards (setbacks, heights, lot coverage). Overlays like -H (Historic) or -SA (Station Area) are added as suffixes and add rules on top of the base zone. Always check the district’s table and any overlay language, then confirm whether the use requires a Zoning Clearance, Minor Conditional Use Permit, or Conditional Use Permit (§ 20‑21.030).

Source References

  • Chapter 20‑20 Zoning Map — § 20‑20.010 – § 20‑20.020. (adopted official Zoning Map; list of zoning districts / Table 2‑1).
  • Chapter 20‑22 Residential Zoning Districts — § 20‑22.010 – § 20‑22.050 (Tables 2‑2, 2‑3, 2‑4, 2‑5 for uses and development standards).
  • Chapter 20‑23 Commercial Zoning Districts — § 20‑23.010 – § 20‑23.080 (Table 2‑7 and commercial use tables).
  • Chapter 20‑24 Industrial Zoning Districts — § 20‑24.010 – § 20‑24.050 (industrial uses and standards).
  • Chapter 20‑28 Combining Districts — § 20‑28.010 – § 20‑28.100 (overlay mapping and standards: -G, -H, -SR, -SA, -DSA, etc.).
  • Permit and approval rules — Chapter 20‑21 (Development and Land Use Approval Requirements), including § 20‑21.030 (Allowable Land Uses and Permit Requirements).
  • Setback measurement and exceptions — § 20‑30.110; Height limits and measurement — § 20‑30.070.
  • Accessory structures and uses — § 20‑42.030.
  • Design Review rules — § 20‑52.030 and related design guidelines; North Station Area / Active Ground Floor overlay development standards (Tables 2‑14 through 2‑23).

(These source references are drawn from the Santa Rosa Title 20 Zoning Code materials retrieved for this page.)

Sources

Retrieved passages

  • Santa Rosa Zoning Code (Chapter 20-28) High relevance
  • Santa Rosa Zoning Code (§ 1) High relevance
  • Santa Rosa Zoning Code (Title 20) High relevance
  • Santa Rosa Zoning Code (§ 1) High relevance
  • Santa Rosa Zoning Code (Title 20) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (Chapter 20-16) Medium relevance
  • Santa Rosa Zoning Code (Chapter 20-61) Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code (§ 5) Medium relevance
  • Santa Rosa Zoning Code Medium relevance
  • Santa Rosa Zoning Code (§ 1) Medium relevance
  • Santa Rosa Zoning Code (§ 12) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R‑1 lot in Santa Rosa?

You can build a single‑family dwelling and accessory uses allowed in the R‑1 district; the R‑1 development table (Table 2‑4) lists typical limits: front setback 15 ft, side 5 ft, rear 5 ft, max height 35 ft, and accessory structures rules apply per § 20‑42.030. Check whether a suffix (R‑1‑6, R‑1‑9, etc.) on the map imposes a minimum lot size in Table 2‑3.

What are Santa Rosa setback requirements?

Setback numbers depend on the zoning district tables (e.g., Table 2‑4 for RR/R‑1 and Table 2‑5 for R‑2/R‑3). Setback measurement rules and exceptions are in § 20‑30.110; some overlays or station‑area rules may require larger or special setbacks. Always pull the district table for your parcel and then confirm measurement under § 20‑30.110.

Do I need design review in Santa Rosa?

Some projects require design review under § 20‑52.030 (and certain overlays like -H have extra processing). Also many station‑area or core mixed‑use projects must meet design guidelines. If your proposed change involves exterior design, new construction, or falls within an overlay that references design review, expect design review to apply.

How do overlay districts (like -H or -SA) affect my project?

An overlay is mapped as a suffix (for example R‑2‑SA) and its standards apply in addition to the base zone. Chapter 20‑28 sets mapping and how the combining rules interact with the primary zone; specifics (historic processing, scenic setbacks, station‑area active ground‑floor rules) are found in the overlay’s subsection. Always read the overlay section that appears on the Zoning Map for your parcel first.

Where do I find the allowed uses for a district?

Allowed uses and the permit required (P, MUP, CUP, S) are listed in the use tables in Chapters 20‑22 (residential), 20‑23 (commercial), and 20‑24 (industrial). The permit rules and how to interpret the use tables are in § 20‑21.030.

Can I build an ADU in Santa Rosa and where does ADU law apply?

Accessory Dwelling Units are governed by the Zoning Code’s accessory-use rules and the City’s ADU policy; check the ADU chapter and the state's ADU law where applicable. For setbacks, accessory structure rules (§ 20‑42.030) and the R‑1/R‑2/R‑3 development tables determine allowed placement; verify ADU specifics and ministerial standards under the City’s ADU administrative rules and state law. See also the City’s ADU menu (Santa Rosa ADUs) and California ADU law resources. Not all ADU procedural details are in the district tables; confirm with the jurisdiction.

If my project doesn't meet a table standard, can I get relief?

Yes—variances, minor adjustments, or conditional use permits can modify numeric standards when the findings are met. The Code provides for Minor Adjustments and Variances (see § 20‑52.060 and related variance procedures). Park-specific or PD projects may propose alternative standards via the PD process. Verify process, required findings and hearing level for your requested relief.

How does the Zoning Map treat a parcel split by two zones?

Where a zoning boundary divides a parcel and the precise line isn't printed, the Director uses the map scale or the legal description adopting the boundary; where a street/alley is vacated the Code explains which zone applies. See the Zoning Map interpretation rules in § 20‑20.010 – 20‑20.020 and confirm with Planning staff.

Do station-area or downtown rules change height / ground-floor requirements?

Yes. The -SA and -DSA combining districts impose station‑area specific rules (e.g., minimum stories, active ground floor, transparency) and their tables (Tables 2‑14–2‑23) can supersede base district values where mapped. See the -SA/-DSA text and tables in Chapter 20‑28 and the station-area development tables.

Where are parking requirements set and when do I use them?

Parking and loading standards are in Chapter 20‑36; district tables will reference parking requirements and some overlays (e.g., station areas) limit surface parking between sidewalk and building facades. Check Chapter 20‑36 and the district-specific tables for parking minimums/maximums. Link to the City’s parking guidance at Santa Rosa Parking.

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