City of Santa Rosa, CA Chapter 20-26 SPECIAL PURPOSE ZONING DISTRICTS

§ 20-26.010 Purpose.

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)

§ 20-26.020 Purposes of special purpose districts.

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)

§ 20-26.030 Special purpose district land uses and permit requirements.

TABLE 2-12 Allowed Land Uses and Permit Requirements for Special Purpose Districts*	P	Permitted Use, Zoning Clearance required
	MUP	Minor Conditional Use Permit required
	CUP	Conditional Use Permit required
	S	See Specific Use Regulations for requirement
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY ZONE			Specific Use Regulations
	OSR	OSC	PI
AGRICULTURAL & OPEN SPACE USES
Agricultural accessory structure	CUP	CUP	—
Animal keeping—Livestock, including aviaries	S	S	S	20-42.040
Crop production, horticulture, orchard, vineyard	CUP	CUP	—
Open space, public or private	CUP	CUP	—
Wildlife or botanical preserve or sanctuary	CUP	CUP	—
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Storage—Accessory	P	P	P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Golf course/country club, public or quasi-public	CUP (3)	—	MUP
Library, museum	MUP	MUP	P
Meeting facility, public or private	MUP	MUP	CUP
Park, playground	P	P	P
School, public or private	MUP	MUP	CUP
Sports and entertainment assembly facility	CUP	—	CUP
Studio—Art, dance, martial arts, music, etc.	CUP	—	CUP
Theater, auditorium	CUP	—	P
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Accessory dwelling unit	S (3)	S	—	20-42.130
Animal keeping—Domestic and exotic	S	S	S	20-42.040
Caretaker unit	CUP (3)	—	—
Community care facility—6 or fewer clients (7)	P (3)	P	CUP (8)	20-42.060
Community care facility—7 or more clients (7)	—	—	CUP (8)	20-42.060
Duplex (5)	MUP (3)	—	—
Emergency shelter (5)	CUP	CUP	CUP (8)
Half-plex (5)	MUP (3)	—	—
Home occupation	S (3)	S	—	20-42.070
Junior accessory dwelling unit	S	S	—	20-42.130
Mobile home/manufactured housing	P (3)	CUP	—
Multi-family dwellings (5)	MUP (3)	—	—
Organizational house	—	—	CUP
Residential accessory structures and uses	P (3)	P	—	20-42.030
Single-family detached (5)	P (3)	CUP	—
Single-family attached (5)	MUP (3)	—	—
Supportive housing (4)	P	—	—
Transitional housing	CUP (3)	CUP	CUP
RETAIL TRADE
Mobile Food Vending Facility	—	—	MUP	20-42.210
Restaurant, café, coffee shop—Counter ordering	MUP	—	MUP
Restaurant, café, coffee shop—Outdoor dining	MUP	—	MUP	20-42.160
Restaurant, café, coffee shop—Serving alcohol (no bar)	MUP	—	MUP	20-42.160
Restaurant, café, coffee shop—Table service	MUP	—	MUP
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM	—	—	P
Medical service—Clinic, urgent care	—	—	P (2)
Medical service—Doctor office	—	—	MUP
Medical service—Health care facility	—	—	MUP	20-42.060
Medical service—Hospital	—	—	CUP
Medical service—Integrated medical health center	—	—	P (2)
Medical service—Lab	—	—	P (2)
Office—Accessory	P (3)	P	P
Office—Government	MUP (3)	MUP	P
Office—Professional	—	—	MUP
SERVICES—GENERAL
Accessory services	—	—	P	20-42.024
Cemetery, mausoleum, columbarium	—	—	P
Child day care—Small family day care home (6)	P (3)	P	P	20-42.050
Child day care—Large family day care home (6)	P (3)	P	P	20-42.050
Child day care center	MUP	MUP	P	20-42.050
Extended hours of operation (11:00 p.m. to 6:00 a.m.)	—	—	MUP
Mortuary, funeral home	—	—	P
Public safety facility	CUP	CUP	P
Social service organization	—	—	P
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio	—		MUP
Electronic vehicle supply equipment (EVSE)—Accessory	—	MUP	P
Electronic vehicle supply equipment (EVSE)—Primary	—	—	MUP
Parking facility, public or commercial	—	—	MUP
Taxi or limousine dispatch facility	—	—	MUP
Telecommunications facilities	S	S	S	20-42.044
Utility facility	MUP	MUP	MUP
Utility infrastructure	P	P	P

Key to Zoning District Symbols
OSR	Open Space—Recreation	OSC	Open Space —Conservation	PI	Public and Institutional

Notes:
(1)	See Division 7 for land use definitions.
(2)	Any new uses shall be directly affiliated with an existing hospital; otherwise a MUP is required for a new use.
(3)	Not permitted in the Southeast Greenway area.
(4)	Supportive housing is allowed only when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651.
(5)	Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within one of the City's Priority Development Areas.
(6)	Permitted by right within any Planned Development.
(7)	Permitted by right within any nonresidential Planned Development within any of the City's Priority Development Areas.
(8)	Permitted with a Minor Conditional Use Permit within any of the City's Priority Development Areas.

(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))

§ 20-26.040 Special purpose zoning district development standards.

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
Development Feature	Requirement by Zoning District
	OSR, OSC	PI (3)
Minimum lot size	Minimum area and width for parcels proposed in new subdivisions.
Area	Determined by CUP, but shall be large enough to protect open space resource	10,000 sf
Width, depth	Determined by CUP	None required (1)
Residential density	Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum density	1 unit per 40 acres; or 1 unit per legal lot less than 40 acres	Determined by CUP for student housing
Setbacks	Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front	Determined by CUP	15 ft (2)
Side—Interior, each		5 ft (2)
Side—Corner		15 ft (2)
Rear		15 ft (2)
Lot coverage	Maximum percentage of total lot area that may be covered by structures.
Maximum coverage	1% or 6,000 sf, whichever is greater (maximum coverage applies to both structures and non-native vegetation)	65%
Height limit	Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height	35 ft; non-residential structures may be authorized greater height by CUP	35 ft
Landscaping	See Chapter 20-36 (Landscaping Standards)
Parking	See Chapter 20-38 (Parking and Loading)
Signs	See Chapter 20-38 (Signs)

Notes:
(1)	Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)	The Design Review process may require larger setbacks.
(3)	Each PI zoning district development standard may be reduced by Conditional Use Permit approval based upon the project's appropriateness of location, accessibility, traffic impacts, existing site conditions, design compatibility with adjacent land uses, natural and built constraints, and other potential community impacts.

(Ord. 3677 § 1, 2004)

§ 20-26.050 OSC zoning district standards.

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)

§ 20-26.060 PD zoning district standards.

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)