City of Santa Rosa, CA COMBINING DISTRICTS

§ 20-28.010 Purpose of Chapter.

This Chapter regulates new and existing structures and land uses in the combining districts established by Section 20-20.020 (Zoning Map and Zoning Districts). The provisions of this Chapter provide guidance for development in addition to the standards and regulations of the primary zoning districts, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.

(Ord. 3677 § 1, 2004)

§ 20-28.020 Applicability of combining districts.

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Zoning Ordinance shall be resolved in compliance with Section 20-12.020.D (Rules of Interpretation—Conflicting requirements).

Mapping of combining districts. The applicability of any combining district to a specific site is shown by the combining district Zoning Map symbol established by Section 20-20.020 (Zoning Map and Zoning Districts), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map. The combining districts are applied to property through the rezoning process (Chapter 20-64), subject to any specific rezoning Requirements of the applicable combining district.

Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific combining district:

Any land use normally allowed in the primary zoning district by this Division may be allowed within a combining district, subject to any additional requirements of the combining district;

Development and new land uses within a combining district shall obtain the land use permits required by this Division for the primary zoning district; and

Development and new land uses within a combining district shall comply with all applicable development standards of the primary zoning district, except as modified by this Chapter.

(Ord. 3677 § 1, 2004)

§ 20-28.030 Gateway (-G) combining district.

Purpose. The Gateway (-G) combining district is intended to identify areas designated by the General Plan as visual entries into the City, and to provide special design criteria for proposed development at each entry.

Applicability. Implementation of the design criteria shall be through private and public development and improvement plans. Landscaping features may be a requirement of private development while signing and other public improvements shall be provided by public resources and completed on a phasing or priority basis.

Locations of combining district. The standards of this Section apply to the following identified entry ways; affected properties are designated within the -G combining district on the Zoning Map.

Major entries:

North—Highway 101 at the at the northern Urban Boundary;

South—Highway 101 at the intersection of Santa Rosa Avenue and 101;

East—Highway 12 at the intersection of North Melita Road;

West—Highway 12 Urban Boundary, i.e., Fulton Road.

Minor entries:

Urban arterials:

Old Redwood Highway;

Guerneville Road;

Santa Rosa Avenue.

Rural roads:

Petaluma Hill Road;

Calistoga Road;

Bennett Valley Road;

Piner Road;

Fulton Road;

Stony Point Road;

Hall Road.

Development standards and guidelines. The following standards apply to public and private development proposed within the -G combining district, as noted.

Major entries—Highway 101. The northern entry along Highway 101 should be at the urban boundary line and will be a stark transition where rural countryside abuts the urban edge. Significant setbacks and dense landscaping will soften the visual transition.

The southern entry shall occur at the urban boundary when Santa Rosa Avenue meets Highway 101. The community separator shall divide this area from the north end of Rohnert Park. The transition from rural to urban will be assisted by significant setbacks and dense landscaping. The triangular, remnant Caltrans property shall be landscaped by the City and have a sign introducing Santa Rosa at its foreground.

Setbacks. Setbacks to buildings for new projects along Highway 101, at both the north and the south entries to the City shall be 100 feet from the freeway right-of-way. Substantial landscaping and parking (if adequately screened), may be used in the setback areas. Entry length shall be the equivalent of one parcel or approximately 200 feet in length.

Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.

Screening. Rear service yards, project storage areas, and parking lots adjacent to Highways 101 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.

Major entries—Highway 12. The eastern entry shall occur at Highway 12, at the urban boundary line, approximately North Melita Road. A sign denoting entrance to Santa Rosa should be placed here.

The western major entry is at the urban boundary where Highway 12 meets Fulton Road. The entry is emphasized by the community separation to the west and the abrupt urban edge at Fulton Road. Setbacks to structures are the primary design criteria to be considered at this City entrance. Setbacks to structures on the north side of Highway 12 are controlled by the frontage road (Occidental Road). Setbacks on the south side have been significant due to the non-development of the old railroad right-of-way. Should the railroad right-of-way be in public use, it should be appropriately landscaped and a sign installed to denote entrance to Santa Rosa. Signing and area landscaping would then occur on State property with State permission.

Setbacks. Setbacks to buildings for new projects along Highway 12 east and west shall observe a minimum 50-foot setback. A minimum of 20 feet of dense landscaping shall also be required from the highway right-of-way.

Landscaping. Landscaping within setbacks shall provide a minimum of 20 feet of on-site planting in addition to any existing or proposed freeway landscaping.

Screening. Rear service yards, project storage areas, and parking lots adjacent to Highway 12 shall be adequately screened. Screening may be by landscaped berms and dense tree planting or combination of fences and landscaping.

Minor entries.

Bennett Valley Road. The secondary eastern entry to the City is from Bennett Valley Road. The entry point on Bennett Valley Road shall occur at the urban boundary which is adjacent to the Bennett Valley Golf Course. This entry, like the other secondary City entries is dramatic in its change from urban to rural. It is a natural to man-made demarcation that should remain for many years to come. Like the other entry treatments, special landscape and sign features announcing the entrance to the City should occur.

Hall Road—Guerneville Road—Piner Road. The City entry from the west, other than Highway 12, is by way of Hall, Guerneville or Piner Roads. Each entry should occur at the urban boundary which is either at Fulton Road or just gradually west of Fulton Road. At each location the distinction of City entry should be discernable due to the sharp change that occurs between rural and urban land use, and development improvements. Guerneville and West Third Street (opposite Hall Road) are slated to have landscape median strips. The design criteria for each of these entry ways shall be to have a special landscape feature, including signing at the intersection where each intersects with Fulton Road.

Old Redwood Highway. Entering the city from Old Redwood Highway presently has no clear presence. This is primarily due to the absence of urban level development. Existing development is rural in nature. The entry should occur at the urban boundary, which is located at the north end of the former Stevenson Equipment property. Urban level landscaping at the street frontage, signing announcing entering Santa Rosa.

Santa Rosa Avenue. As one enters the City on Santa Rosa Avenue, a landscape median shall be provided down the center of the street. Twenty feet of landscape setbacks shall be required along each property frontage. A dual row of unified street trees shall be planted across the frontage as required by the County's South Santa Rosa Avenue Design Guidelines.

Stony Point Road and Petaluma Hill Road. Secondary southern entry ways should occur at Stony Point Road and Petaluma Hill Road, each at the urban boundary line. Each are rural roads that connect to outside communities and towns. Each, like other rural roads, transitions sharply as one enters the City from the County area. Design criteria for each of these entry ways is to feature landscaped yards and signing announcing Santa Rosa. Landscape setbacks of at least 15 feet should be provided along each street frontage with common street trees provided.

(Ord. 3677 § 1, 2004)

§ 20-28.040 Historic (-H) combining district.

Purpose. The -H combining district is intended to recognize, preserve, and enhance Santa Rosa's locally designated historic resources.

Applicability. The -H combining district shall apply to all properties within designated preservation districts, including both contributing and non-contributing parcels. Additionally, the -H combining district shall apply to all locally designated landmark properties. The -H combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts).

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -H combining district, subject to the land use permit requirements of the primary district, the procedural requirements of Chapter 20-58 (Historic and Cultural Preservation), and any district specific standards as outlined below.

Character defining elements.

Purpose. Character defining elements are specific to each preservation district and are intended to identify those physical aspects that represent the historical significance of the district and are essential to maintaining and enhancing the unique character of the individual district. On March 15, 2006, Cultural Heritage Board Resolution No. 209, adopted character defining elements for the Burbank Gardens, Cherry Street, Ridgway, McDonald, Olive Park, St. Rose, West End and Railroad Square Preservation Districts, reflected in the subsections below.

Applicability. The character defining elements provide an outline of the historic context for each preservation district to project sponsors such as developers, property owners, architects, and designers. These district specific frameworks will be used by City staff, boards and commissions, and the City Council when evaluating project proposals that impact properties or existing buildings within designated preservation districts. Although each individual element may not be appropriate to each project, each project shall enhance the contextual framework of the district.

Elements to consider in all preservation districts include:

Architecture.

•	Residential structures relate to each other in terms of size, scale, mass and rhythm.
•	Buildings in preservation districts utilize traditional building materials.
•	In general, buildings do not exceed 35 feet in height.
•	Houses have articulated, pedestrian-friendly frontages and are not dominated by garages.
•	Most houses have front porches.

Hardscape.

•	Residential driveways are generally single wide rather than double wide.
•	Concrete sidewalks are scored in one- to two-foot squares.
•	Traditional light standards are found in each preservation district.

Landscape.

•	Mature landscape predominates in preservation districts.
•	Landscaping typically does not obscure buildings.

Site planning.

•	Garages and parking are located to the rear of the property.
•	Houses are typically set back from the sidewalk a minimum of 15 feet.
•	Houses typically maintain a minimum of five-foot side yard setback.
•	Each preservation district offers a community-serving facility within a short walking distance.

Site planning and development standards. Development within the -H combining district shall comply with the following standards, and the requirements of Chapter 20-58 (Historic and Cultural Preservation). In the event of any conflict between the following standards and those of the primary zoning district, those applicable to the -H combining district shall apply.

Processing Review Procedures. The Processing Review Procedures for Owners of Historic Properties were adopted by the City Council as Santa Rosa's local guidelines for alterations to properties within designated preservation districts or individually designated landmark properties. These guidelines are referred to in findings for approval of a Landmark Alteration Permit and provide a basis for objective and consistent decision-making by the review authority.

Secretary of the Interior's Standards. The Secretary of the Interior's Standards for Rehabilitation are the accepted standards used on the national, state, and local level for assessing the impacts of alterations to historic resources and their significance. These standards have been adopted by reference within the Processing Review Procedures, and consistency with applicable standards is a required finding for approval of a Landmark Alteration Permit.

Height limits.

Purpose. In an effort to preserve and enhance neighborhood character within designated preservation districts, height limits within the combining district are more restrictive than the height limits of the primary zoning district.

Height limit. No structure within the -H combining district shall exceed a maximum height of 35 feet and two stories, except as provided in Subsection E.3.c.

Increased height. A structure may be approved with a height over 35 feet or two stories provided that:

(1)

The review authority finds that the increased height does not detract from the character of the preservation district or any adjacent contributing properties; and

(2)

The review authority may require conditions of approval that pertain to the placement of screens, the location and type of openings, the location and projections of sun decks, porches, balconies, patios, and similar architectural amenities, to enhance or preserve the residential privacy of the proposed structures and of any adjacent existing or anticipated residential structures or uses.

Setbacks.

Purpose. The historic development pattern is a unique and defining feature in each of the City's preservation districts and on each landmark property. Standard setback requirements may not be sensitive to such unique attributes and therefore it is important to allow flexibility in determining appropriate setbacks to preserve and enhance existing conditions or character.

Applicability. Reduced setbacks may be applied to development within a designated preservation District or on a designated local landmark. The reduced setback may be applied to new buildings as well as the addition or expansion of an existing building.

Reduced setbacks. A reduction of setbacks required by the primary zoning district may be approved provided that:

(1)

The review authority first finds that the reduced setback will not significantly impair the Residential privacy of the proposed structures or any adjacent existing or anticipated residential structures or use; and

(2)

The review authority first finds that the reduced setback enhances and protects the historic development pattern of the preservation district or any adjacent contributing properties and that approving a reduced setback facilitates a superior project.

West End Preservation District.

Designation. The West End Preservation District was designated by the City Council on August 13, 1996 (Resolution #22811) after recommendation by the Cultural Heritage Board on May 28, 1996 (Resolution #0063).

Boundaries. The West End Preservation District is bounded by West 9th Street on the north; Santa Rosa Creek and West 6th Street on the south; Northwestern Pacific Railroad tracks on the east; and North Dutton Avenue on the west. See Figure 2-2.

Figure 2-2—West End Preservation District

Context statement. The West End Preservation District is significant for architecture as a large and reasonably intact 19th and early 20th century working-class residential district comprised of small houses on the "wrong side of the tracks," and for its ethnic history as Santa Rosa's large and long-standing Italian neighborhood. The large 'Italian Town' in and around the West End district is Santa Rosa's only historic ethnic neighborhood. Besides representing a good cross section of very modest residential architecture of the 1870s through the 1940s, the West End shows traces of its heritage in its rustic landscaping, stonework and folk art, and the generally handmade character of the home improvements.

The residential development of the District can be seen in the architectural progression of West 6th, 7th, and 8th Streets. Early construction can be found on West 6th Street, examples of the late 1890s on West 7th Street, and earth 20th century styles are visible on West 8th Street. These streets combined with others in the District are an important part of the historic building fabric. The DeTurk Winery and the Burris Distillery buildings are important early commercial/industrial buildings. The DeTurk Round Barn, which is unusual in its design and one of few in the country, is currently used as a public assembly facility.

Period of significance. 1870s to1940s.

Neighborhood character. The West End Preservation District is significant as a predominantly single-family residential neighborhood made up of modest houses on narrow, deep lots. Although a variety of architectural styles are found within the neighborhood, as listed below, homes are predominately bungalows and Queen Anne or Colonial cottages. Although not uniform, front setbacks are generally similar, with some articulation on any given blockface.

Commercial buildings including Franco American Bakery, Starks Steakhouse, Western Farms Center, and community facilities including CHOPS, DeTurk Round Barn, and DeMeo Park contribute to the character of the neighborhood.

Character defining elements.

Architectural style.

•	Bungalows.
•	Colonial cottages
•	Italianates.
•	Queen Anne cottages.
•	Saltboxes.
•	19th Century vernaculars.
•	1930s, 1940s and 1950s houses.

Types of buildings.

•	Predominantly single-story.
•	Two-story.
•	Predominantly single-family houses.
•	Duplexes.
•	Small apartment buildings.
•	Commercial buildings.
•	Church.
•	DeTurk Round Barn.

Building materials

•	Predominantly horizontal lap siding.
•	Stucco.

Neighborhood elements.

•	Vertical window orientation.
•	Narrow but deep lots (typically 40 feet x 120 feet).
•	Small houses (typically 700 to 1,200 square feet).
•	Reduced setbacks.
•	Front yard fences or small retaining walls, if any at all.
•	Houses generally orient to the street with usable entry porch or stoop.
•	Single-car, detached garages are located behind the house, often close to or on the side property line.
•	Rustic or informal landscaping.
•	Sidewalks with planter strips.
•	Traditional two-foot sidewalk squares within the public right-of-way.
•	Parks.

Railroad Square Preservation District.

Designation. The Railroad Square Preservation District was designated by the Cultural Heritage Board on November 14, 1990 (Resolution #0026). The Railroad Square National Register Historic District was listed on the National Register of Historic Places in 1979.

Boundaries. The Railroad Square Preservation District is bounded by 6th Street on the north; 3rd Street on the south; U.S. 101 Freeway on the east; and Santa Rosa Creek on the west. The locally designated Preservation District encompasses and expands the boundaries of the National Register District. See Figure 2-3.

Figure 2-3—Railroad Square Preservation District

Context statement. The Railroad Square Preservation District is a homogeneous mixture of building styles and construction techniques, not found elsewhere in the City, that reflect its commercial development during the railroad era, and the final onslaught of post World War II freeway systems which effectively divided the district from the central downtown area and allowed it to retain its links with transportation systems of the past. The district maintains most of its original composition and the commercial storefronts, hotels, and remaining warehouses represent a fairly accurate snapshot of Railroad Square during the height of rail travel and commerce and its rebirth after the 1906 earthquake.

Fourth Street, the main thoroughfare through the District, begins as a tree shaded park located next to a 1904 Railroad Depot (4th Street and Wilson Street) constructed from locally quarried basalt. The Depot is one of four such blue basalt buildings located within the District, all of which are of significant historic and architectural value (Western Hotel at 10 4th Street, LaRose Hotel at 100 5th Street, and REA Express Building at 9-11 5th Street). Along 4th Street is a series of one-story brick commercial buildings built from 1915 to 1925. Adjacent to the railroad tracks, which form a ribbon through the western end of the District, is a series of brick warehouses built from 1888 to 1914. The commercial brick buildings located in the District are of particular importance because the 1906 and 1969 earthquakes, as well as urban renewal, destroyed most of those found within Santa Rosa City limits.

Period of significance. 1888 to1923.

District character. Railroad Square is comprised of five distinct architectural areas which reflect the evolution of this historic commercial district: west of the tracks with brick warehouses and wooden loading docks (1888 to 1915); 3rd Street between Wilson and Davis Streets with newer buildings; South side of 4th Street with predominately painted brick storefronts built after the 1906 earthquake; and the north side of 4th Street with Mission Revival Style false front buildings built between 1911 and 1913. The signature blue basalt buildings built between 1903 and 1915 and surrounding Depot Park are the architecturally significant buildings that qualified the District for its National Register designation.

Existing buildings in the District are typically single-story, with heights ranging from 22 to 27 feet. The dominant building materials are brick, painted and unpainted, stone masonry (basalt), and stucco. The color palette of the district is generally muted. Glass transoms and large storefront windows are typical of store-fronts. Historic window types are generally wood, painted metal, or copper.

Roof parapets are found on most commercial storefronts, obstructing flat or low pitched roofs and screening roof equipment from street level view. Although the heights of the parapets vary, they are usually harmonious with adjacent buildings. Windows on the upper façades are regularly spaced.

Buildings reflect a commercial theme with simple detailing and human scale. In addition to the commercial brick buildings on the south side of 4th Street and the four basalt buildings in the district, common architectural themes are rooted in the Mission Revival and Spanish Revival architectural styles.

Character defining elements.

Architectural style.

•	Brick warehouses and wooden loading docks.
•	Painted brick store fronts.
•	Mission Revival.
•	Basalt stone buildings.

Building types.

•	Predominantly one- and two-story.
•	Three- and four-story.
•	Commercial store fronts.
•	Hotels.
•	Warehouses.
•	Railroad buildings.
•	Water Tower.

Building materials.

•	Brick – painted and unpainted.
•	Stone masonry.
•	Stucco.
•	Glazed tile decorative detailing.
•	Glass transoms.
•	Wood paneling.
•	Window sashes (wood, painted metal or copper).

Neighborhood elements.

•	Building placement is at zero setbacks.
•	Typically constructed at 100 percent lot coverage.
•	Historic color pallet of the district is generally muted.
•	Windows on the upper façades are regularly spaced.
•	Large building façades are divided into multiple storefront bays.
•	Storefronts are typically divided into 20-foot wide increments with a uniform pattern.
•	Large storefront windows are 10 feet with transoms above and a wood panel or glazed tile kickplate beneath.
•	Storefront have single light wood framed entry doors that are recessed.
•	Glazed decorative tile detailing and wood paneling below windows is typical.
•	Heights of the parapets vary, but they are usually harmonious with adjacent buildings.
•	Signage appropriate to the era.
•	Period light fixtures.
•	Sidewalks with brushed cement and two-foot squares.

Signs. Retaining and restoring original signs which have traditionally linked Railroad Square buildings to their environment is a primary goal. New signs shall be designed to be compatible with the character of Railroad Square in size, scale, material, and color. In approving sign permits for Railroad Square, the review authority shall make the consider the following criteria:

The original signs and building graphics have been restored wherever possible. The size, type, location and quantity shall be calculated in compliance with Zoning Code Chapter 20-38, which regulates signs;

The proposed signs are compatible with the character of the building and the district in terms of scale, materials, and color;

The proposed sign adheres to Railroad Square's overall design concept of retaining and enhancing the distinctive architectural character that existed between 1900 and the1930s;

The proposed signage is oriented to the pedestrian as the primary user of the Railroad Square historic specialty shopping area; and

Signage for upper story tenants is comprised of painted lettered window signs similar to the gold-leaf type or similarly compatible.

St. Rose Preservation District.

Designation. The St. Rose Preservation District was designated by the Cultural Heritage Board on November 28, 1990 (Resolution #0027).

Boundaries. The St. Rose Preservation District is bounded by Lincoln Street (properties on both sides) on the north; 6th and 7th Streets on the south; B Street (properties on both sides) on the east; and Morgan Street on the west. See Figure 2-4.

Figure 2-4—St. Rose Preservation District

Context statement. The St. Rose Preservation District is significant for its architecture as a cross-section of Santa Rosa's residential building types and some institutional and commercial types. Though primarily residential, the district has this variety because it is adjacent to Santa Rosa's commercial core, and because similar variety, perhaps less intense, used to exist in most residential neighborhoods prior to the advent of zoning restrictions. Dates of construction vary from 1872 to 1948, but the big growth came in the early 1920s with nearly 40 new houses, all single-story, mostly bungalows along Lincoln St. Notable exceptions to the modest residences are some of Santa Rosa's grandest surviving 19th century residences.

The district grew up around St. Rose Church and school, but its main cohesiveness today results from its surroundings. In addition to the houses, the residential building types found in the district include duplexes, small apartment buildings, and a small late bungalow court. Commercial types include three Art Deco office buildings. The most prominent institution is St. Rose Church, a Romanesque Revival stone structure built by local Italian stone masons in 1900. The large St. Rose School is on another face of the same block. The Santa Rosa Post Office relocated to the St. Rose Preservation District in 1979 and is listed on the Na-tional Register; it is one of more than 12 buildings that have been moved into the district.

Period of significance. 1872 to 1948.

Neighborhood character. The St. Rose Preservation District is primarily residential with a wide range of architectural styles as shown below. The northern portion of the district has vernacular versions of the architecture reflective of residential growth in the 1920s. Houses in the southern portion of the district were built in the 1800s and reflect an older period of development.

Residential parcels are generally 40 to 50 feet wide. Single car detached garages are located on rear lot lines with narrow driveway access. Generally uniform front setbacks are found on any given block face. When found, front yard fences are typically three-foot tall picket. St. Rose has maintained the traditional two-foot sidewalk squares within the public right-of-way.

Houses are typically small, simple, and one story with stylistic elements appropriate to their dates of construction. There are several large and elaborate houses sprinkled throughout the district (Italianate, Stick, and Queen Anne). Houses are generally wood framed with narrow clapboard or shingle exteriors, although some examples of stucco exterior are found. Full or partial width porches with orientation toward the street are typical. Double hung wood sash windows in simple rectangular form are common.

Multi-pane windows are also typical. Front doors generally include windows.

Character defining elements.

Architectural styles.

•	Bungalow.
•	Queen Anne.
•	Craftsman.
•	Italianate.
•	Colonial Revival.
•	Mediterranean Revival.
•	Art Deco.
•	Gothic Revival.
•	Victorian Gothic.
•	Provincial.

Types of buildings.

•	Predominantly one-story (especially on the north side of Lincoln Street).
•	Two- and three-story.
•	Predominantly single-story houses.
•	Small apartment buildings.
•	Small-scale commercial buildings.
•	Church.
•	St. Rose School Building Materials.

Building materials.

•	Predominantly wood siding..
•	Stucco.

Neighborhood elements.

•	Narrow, deep lots (typically 50 feet x 100-120 feet), with the exception of the lots on the north side of Lincoln Street, which are shallow.
•	A mix of large and small houses.
•	Front yard fences.
•	Sidewalks with planter strips.

Cherry Street Preservation District.

Designation. The Cherry Street Preservation District was designated by the City Council on March 24, 1992 (Resolution #20725) after recommendation by the Cultural Heritage Board on January 8, 1992 (Resolution #0039).

Boundaries. The Cherry Street Preservation District is bounded by Cherry Street (properties on both sides) on the north; 7th Street on the south; west of "E" Street on the east; and Riley Street and east of Mendocino Avenue on the west. See Figure 2-5.

Figure 2-5—Cherry Street Preservation District

Context statement. The Cherry Street Preservation District is significant for its architecture as a cross section of Santa Rosa's residential building types between 1870 and 1946. In addition to the many examples of modest 19th and 20th century dwellings, there are a large number of Victorian era mansions scattered throughout the district. Some institutional and commercial uses are found here as well. The Cherry Street District reflects the kind of diversity often found in older portions of American towns. The district derives additional significance from being the home of many early Santa Rosa leaders of commerce, government, religion and education.

The Cherry Street District is one of the oldest neighborhoods in Santa Rosa and contains the highest concentration of 19th century buildings in the City. Particularly noteworthy are the remaining Queen Anne and Stick style mansions scattered throughout the neighborhood. The district also contains fine examples of early 20th century dwellings, although these usually are of a more modest scale than their Victorian counter-parts.

For the district as a whole, the integrity is above average. Relatively little large scale exterior remodeling has occurred over the years and most structures retain stylistic elements appropriate to their dates of construction. The structural condition of most buildings appears quite sound. Cherry Street itself, the center-piece of the neighborhood, is four blocks long and is contained entirely within the confines of the district.

The irregular street pattern of the neighborhood results from conflicting grids. The grid along 7th Street follows the original downtown grid system laid out parallel to Santa Rosa Creek.

Period of significance. 1870 to 1946.

District character. The Cherry Street Preservation District is predominately made up of single-family homes and showcases a range of architectural styles. Generally, the homes in the Cherry Street District are one- or two-story and sited on original 50-foot by 100-or 150-foot lots, with lawns and mature landscaping surround the houses. Many of the larger trees in the neighborhood were planted at the time of house construction and contribute to the neighborhood character.

Cherry Street itself is the spine of the district. The district's larger homes are located on Cherry Street and the properties on the north side are alley loaded. Many of the homes on Cherry Street appear taller than more contemporary two stories due to attic space.

Defined front entries with orientation to the street are typical. Front setbacks are 15 to 20 feet with some variation on each block face, and five-foot side yard setbacks are typical. The majority of the houses are wood framed with clap board, shiplap, and shingle exteriors. Some examples of stucco are found throughout the district. Steep pitched roofs and basements are also common features of existing single-family dwellings.

There are many examples of historic double-hung wood sash windows, found both as singles and in pairs. Detached garages are located on rear and/or side property lines with narrow driveway access. Generally, accessory structures are single story, although some examples of two stories with second units above the garage are found.

Character defining elements.

Architectural styles.

•	Art Moderne.
•	Beaux Arts.
•	Bungalows.
•	Colonial Revival.
•	Craftsman.
•	Gothic Revival.
•	Greek Revival.
•	Italianate.
•	Mediterranean Revival.
•	Prairie School.
•	Provincial.
•	Queen Anne.
•	Shingle.
•	Stick-Estate.

Building materials.

•	Predominantly wood siding.
•	Stucco.

Building heights.

•	Predominantly single-story.
•	Two-story.

Neighborhood elements.

•	Narrow but deep lots (typically 50 feet x 100-150 feet).
•	Less than 40 percent lot coverage.
•	Both large and small houses.
•	Entry doors face the street.
•	Alleys.
•	Lawns.
•	Front yard fences.
•	Narrow streets.
•	Traditional light standards.

Olive Park Preservation District.

Designation. The Olive Park Preservation District was designated by the City Council on July 11, 1995 (Resolution #22328) after recommendation by the Cultural Heritage Board on May 24, 1995 (Resolution #0057).

Boundaries. Olive Park Preservation District is bounded by Buckingham Drive and Santa Rosa Creek on the north; State Highway 12 freeway on the south; U.S. Highway 101 freeway on the east; and the alley between Chestnut Street and Olive Street on the west. See Figure 2-6.

Figure 2-6—Olive Park Preservation District

Context statement. The Olive Park District is a homogeneous group of 43 residential properties and a park, and is significant as an example of Santa Rosa's residential context. The District demonstrates the housing chosen by middle-class shopkeepers and craftsmen in the early 20th century. Early residents included proprietors of a furniture store, liquor stores, gas stations, plumbing shops, an auto repair shop, a photographer, and a general contractor; as well as various craftsmen. The district also displays strong family ties to the neighborhood. The historic houses are remarkably intact and represent a fine collection of turn-of-the century styles. The feeling of a historic neighborhood is very strong here. The public park is one of Santa Rosa's oldest.

Period of significance. 1891 to 1926.

District character. Olive Park Preservation District is a quiet residential enclave bordered by bustling downtown and at the intersection of Highway 12 and Highway 101. There are a variety of architectural styles found in the District, most of which remain remarkably intact, and no two homes are alike.

Character defining elements.

Architectural styles.

•	Bungalows.
•	Colonial Revival.
•	Craftsman.
•	Hipped-roof boxes.
•	Prairie School.
•	Queen Anne.

Types of buildings.

•	Predominantly one-story (some have a raised basement resulting in a taller, still single-story profile).
•	Two-story
•	Single-family houses.
•	Small apartment buildings.

Types of building materials.

•	Predominantly wood siding (narrow clapboards, rustic, shingles).
•	Stucco.
•	Generally double-hung wood windows.

Neighborhood elements.

•	Narrow but deep lots (typically 50 feet x 134 feet).
•	Medium and small houses.
•	Tree lined streets.
•	Olive Park.
•	Yard area is all four sides.
•	Most houses have front porches oriented towards the street.
•	Front setbacks are generally consistent on any one block.
•	Parking is generally limited to one single-car, detached garage at the rear of the property.
•	Garages are generally accessed from the alleyway.

Burbank Gardens Preservation District.

Designation. The Burbank Gardens Preservation District was designated by the City Council on March 25, 2003 (Resolution #25606) with recommendation of the Cultural Heritage Board on January 22, 2003 (Resolution #145).

Boundaries. The Burbank Gardens Preservation District is bounded by Sonoma Avenue and Tupper Street (east of Hendley Street) to the north, Santa Rosa Avenue to the west, Maple Street to the south, and South E Street on the east. See Figure 2-7.

Figure 2-7—Burbank Gardens Preservation District

Context statement. The Burbank Gardens Preservation District is significant in the context of the residential development of Santa Rosa. The district includes the small Riverside (1904), Freeman (1875), and Tupper (1873) additions and the larger Wheeler (1875) addition south of Charles Street. The name Burbank Gardens comes from Luther Burbank's home and gardens located in the northwest corner of the district (a City Park and local landmark, and listed on both the State and National Registers), which served as the focal point for the area's residential development between 1875 to 1903. Some of the lots on Tupper Street, closest to the Burbank House, are said to be on former Burbank property, developed by Burbank or his widow.

An 1896 Directory lists 11 residences including that of Luther Burbank. By 1903, 15 residences were listed and in six years the total had doubled to 30. Many of the early houses are found in the area of Burbank's home and gardens. Early residents included a nurseryman, railroad men, carpenters, and a paper hanger. Houses built in the northern section include examples of single-story with raised basements, reflecting not only the architectural style of the time but also their proximity to the flooding creek.

The southern section has many cottages and bungalows, all built in a modest scale.

Period of significance. 1875 to 1940s.

District character. The Burbank Gardens Preservation District is a fairly homogenous district of small single-family homes, predominately Bungalows representing the bulk of development that occurred in the 1920s and 1930s with a mix of other architectural as shown below, as well as some duplexes, apartment buildings, small commercial buildings and Burbank Home and Gardens.

Houses are generally single-story with some exceptions found in the northern portion of the district, closer to Santa Rosa Creek. Architectural detailing is minimal and simple. Double hung wood windows are common.

Typical lots are narrow, generally measuring 40 to 50 feet. Houses generally follow a similar front setback on any given block face and front stoops or small porches create clearly defined entries with orientation to the street. Front yard fencing is generally three-foot tall picket fencing if any at all. Small front yards include informal landscaping. Single car garages are located at the rear of property, often on a side property line with narrow driveway access.

Although some houses are found on Santa Rosa Avenue, in general the character along this outer edge of the district is different. Most district properties along Santa Rosa Avenue are considered noncontributing properties, although two National Register properties (Luther Burbank Home and Gardens and Park Apartments) are found along this strip.

Character defining elements.

Architectural styles.

•	Bungalow.
•	Colonial Revival.
•	Italianate.
•	Period Revival.
•	Queen Anne.

Building materials.

•	Predominantly wood siding (shingle, shiplap, and clapboard).
•	Stucco.

Building height.

•	Predominantly single-story.
•	Two-story.

Neighborhood elements.

•	Narrow lots (typically 40 feet wide).
•	Small houses, predominantly Bungalow-style.
•	Interior courtyards for multifamily.
•	Open lawns.
•	Narrow streets.
•	Parks.

Ridgway Preservation District.

Designation. The Ridgway Preservation District was designated by the City Council on March 6, 2007 (Resolution #3818) with recommendation of the Cultural Heritage Board on November 15, 2006 (Resolution #0225).

Boundaries. The Ridgway Preservation District is bounded by Ridgway Avenue on the north; College Avenue on the south; Mendocino Avenue on the east; and U.S. Highway 101 freeway on the west. See Figure 2-8.

Figure 2-8—Ridgway Preservation District

Context statement. Architecturally, the Ridgway Preservation District provides a panoramic view of historic progression of building styles. The District has some particularly good examples of modest, well-designed 1920s residences as well as newer dwellings constructed in the 1930s, 1940s and even the 1950s. The District encompasses an architectural time span of Santa Rosa starting with early hip roof residences, through to the Spanish or Mission Revival homes, which are found in the northeast section. Much of the early construction done in the district was the work of Roberts and Simpson who worked locally as contractors and carpenters. A number of the larger homes within the area were converted to multiple living units, probably during World War II.

There are two particularly distinctive structures on Mendocino Avenue, both designed by Petaluma architect Brainerd Jones. One is the Belvedere, a late Queen Anne built for W. H. Lumsden, now an excellent example of adaptive re-use that retains the integrity of its design both inside and out. The other is the Oates/Comstock residence, an outstanding Shingle Style house with Colonial Revival elements.

Period of significance. Not identified.

District character. Not identified.

Character defining elements.

Architectural styles.

•	Hip Roof.
•	Spanish Revival.
•	Mission Revival.
•	Queen Anne.

Building materials.

•	Predominantly wood siding (shingle, shiplap, and clapboard).
•	Stucco.

Building height.

•	Predominantly single-story.
•	Two-story.

Neighborhood elements.

•	Narrow lots (typically 40 feet wide).
•	Small houses, predominantly Bungalow-style.
•	Interior courtyards for multifamily.
•	Open lawns.
•	Narrow streets.
•	Parks.

McDonald Avenue Preservation District.

Designation. The McDonald Avenue Preservation District was designated a local district by the City Council on November 3, 1998 (Resolution #23742) after receiving recommendation from the Cultural Heritage Board on September 23, 1998 (Resolution #0087).

Boundaries. The McDonald Avenue Preservation District is located in the northeast quadrant of the City and bounded by Franklin and Pacific Avenues to the north, College Avenue and Fourth Street to the south, St. Helena Avenue to the east and Monroe and Stewart Streets on the west. See Figure 2-9.

Figure 2-9—McDonald Avenue Preservation District

Context statement.

Period of significance. 1878 to 1940.

District character.

Character defining elements.

Architectural styles.

•	Bungalow.
•	Colonial Revival.
•	Craftsman.
•	English Cottage.
•	Greek Revival.
•	Hip-roofed Cottage.
•	Italianate.
•	Mediterranean Revival.
•	Period Revival.
•	Prairie School.
•	Provincial.
•	Queen Anne.
•	Shingle.
•	Stick-Eastlake.
•	Tudor Revival.
•	1930s track type.

Types of buildings.

•	Predominantly one- and two-story.
•	Predominantly single-family.
•	Duplex units.
•	Small apartment buildings.
•	Other miscellaneous buildings (i.e., church, school, nursery, warehouse).

Building materials.

•	Predominantly wood siding.
•	Stucco.

Neighborhood elements.

•	Medium and larger lots (typically 50 feet x 150 feet or larger).
•	Less than 40 percent lot coverage.
•	Large, medium and small houses.
•	Entry door face the street.
•	Alleys.
•	Lawns.
•	Front yard fences.
•	Wide and normal streets.
•	Traditional light standards.

(Ord. 3677 § 1, 2004; Ord. 3950 § 12, 2010; Ord. 2020-014 § 14)

§ 20-28.050 Scenic Road (-SR) combining district.

Purpose. The -SR combining district is intended to enhance and preserve the natural and constructed features that contribute to the character of scenic roads. Natural and constructed features include trees, rock walls, view corridors, road configuration and tree canopy.

Applicability. The -SR combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and Zoning Districts), provided that the standards of this Section shall apply only to the portions of parcels within 125 feet or less from the edge of the pavement of the designated scenic road. All portions of a parcel more than 125 feet from the edge of the pavement of a designated scenic road shall be regulated by the standards of the primary zoning district.

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -SR combining district, subject to the land use permit requirements of the primary district.

Site planning and development standards. Proposed development and new land uses shall comply with the following standards, as applicable. In the event of any conflict between the following standards and those of the primary zoning district, the most restrictive shall apply.

Brush Creek Road and Wallace Road. Scenic characteristics consist of the many native and ornamental trees that line the roadway as well as groups of trees found immediately adjacent to the roadway. Numerous dry-laid rock walls formed from native field stone are along properties fronting Brush Creek Road. Development density is very low and low density with varied setbacks creating a rural to semi-rural character.

Minimum Brush Creek Road-Wallace Road lot frontage: 100 feet measured at property line, provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Brush Creek Road-Wallace Road:

(1)

50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet measured from edge of pavement to a two-story structure, or a one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Brush Creek Road or Wallace Road than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.

Calistoga Road (North of Badger Avenue). Scenic characteristics consist of views over Rincon Valley as one enters Santa Rosa from the northeast. This portion of Calistoga Road is very picturesque due to the proximity of the hills and the open pasture land. Most of the area has a semirural character due to the very low density development consisting of low ranch style homes on large lots. In addition the road surface is relatively narrow with few urban improvements which reinforces the semi-rural image as one enters and leaves Santa Rosa.

Minimum Calistoga Road lot frontage:

(1)

150 feet when a home fronts Calistoga Road;

(2)

100 feet when a home backs or sides on Calistoga Road.

Minimum setback from Calistoga Road:

(1)

50 feet measured from edge of pavement to back-on fencing or a one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet measured from edge of pavement to a two-story structure or a one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Calistoga Road than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Nonback-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district

Highway 12 (Calistoga Road to Oakmont). Scenic characteristics consist of the picturesque views of the surrounding hills from the valley floor as one enters and leaves Santa Rosa. The area has a semi-rural character due to the variations in development patterns consisting of rural homes on large lots and suburban subdivisions separated by open pasture. The highway has a boulevard character due to the urban improvements with a landscaped median. As the highway leaves Santa Rosa, the character changes to a rural highway.

Minimum setback from Highway 12. The setback shall be measured from the Highway 12 right-of-way, or the back of sidewalk, whichever provides the greater setback:

(1)

50 feet to back-on fencing or one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet to a two-story structure or one-story with height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Highway 12 than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Require back-on landscaping to include dense planting of coniferous tree and shrubs to screen development from view from Highway 12.

Los Alamos Road. Scenic characteristics consist of the picturesque views of hills and valleys from the road as one enters or leaves Santa Rosa. Development along the road has a semi-rural-suburban character due to the very low density development, consisting mostly of low ranch style homes on large lots. Existing road improvements enhance the semi-rural character due to the lack of urban improvements.

Minimum lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Los Alamos Road:

(1)

30 feet measured from edge of pavement to back-on fencing or one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet measured from edge of pavement to a two-story structure or one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Los Alamos Road than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Los Olivos Road (entire length). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. In addition the road surface is relatively narrow with minimal urban improvements alone, most of its length which reinforces the image of a rural environment.

Minimum Los Olivos Road lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Los Olivos Road:

(1)

50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet measured from edge of pavement to a two-story structure, or one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Los Olivos Road than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Manzanita Avenue (Entire Length). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. The road surface is also relatively narrow with no urban improvements, which reinforces the image of a rural environment.

Minimum Manzanita Avenue lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Manzanita Avenue:

(1)

75 feet measured from edge of pavement to one-story structure with a maximum height not exceeding 25 feet;

(2)

125 feet measured from edge of pavement to a two-story structure or a one-story structure over 25 feet in height;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Manzanita Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Fences, walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative accessory structures need only comply with the setbacks and other standards of the primary zoning district.

Melita Road. Scenic characteristics consist of the many native and ornamental trees that the line the road-way that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The rural character is enhanced by the very narrow width and curves of the road. In addition, portions of the road parallel Santa Rosa Creek. The most scenic areas of the road lack urban street improvements. Most of the area has a very low density rural character with relatively small homes on large lots. The road has an historic feel due to the rock walls and former stagecoach station.

Minimum Melita Road lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Melita Road:

(1)

50 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;

(2)

100 feet measured from edge of pavement to a two-story structure or to a one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Melita Road than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Minimum lot area. The minimum area of lots that border on Melita Road and are located in the Very Low Density General Plan designation shall be 40,000 square feet. This requirement does not apply to existing or new flag lots where only the access strip has frontage on Melita Road or the creation of a new lot where the new lot does not border on Melita Road.

Montecito Avenue (Norte Way to Chanate Avenue). Scenic characteristics consist of the many native and ornamental trees that line the roadway that give the roadway a sense of shelter and offer varied patterns in light and shadow as one travels along the corridor. The very low density development and large setbacks help to establish a setting that is rural in character. In addition the road surface is relatively narrow with no urban improvements which reinforces the image of a rural environment

Minimum Montecito Avenue lot frontage: 100 feet measured at property line; provided that the access strip of a flag lot is exempt from this requirement.

Minimum setback from Montecito Avenue:

(1)

75 feet measured from edge of pavement to a one-story structure with a maximum height not exceeding 25 feet;

(2)

125 feet measured from edge of pavement to a two-story structure, or one-story structure with a height over 25 feet;

(3)

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Montecito Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district;

(4)

Minimum lot area: 40,000 square feet for lots that border on Montecito Avenue; provided that this requirement does not apply to existing or new flag lots where only the access strip has frontage on Montecito Avenue or the creation of a new lot where the new lot does not border on Montecito Avenue.

Francisco Avenue (east/west portion). Scenic characteristics consist of the picturesque views of the surrounding hills from the valley floor from the northern edge of the City of Santa Rosa. The area has a semi-rural character due to the transition from the City of Santa Rosa into Sonoma County. The transition primarily consists of rural county land, characterized by rural residential development, to the north, and more urbanized subdivisions to the south.

Minimum setback from Francisco Avenue. The setback shall be measured from the Francisco Avenue back of side walk:

(1)

14 feet to back-on fencing or one-story structure or element with a maximum height not exceeding 25 feet;

(2)

24 feet to a two-story structure or element, or one-story structure or element with height over 25 feet;

(3)

Non back-on fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.

Require an 8-foot planter on the south side of the street, with trees and other low plantings, to transition from the urban characteristics of the City of Santa Rosa into the rural setting to the north. The plantings are not intended to screen the urban development, but to assist the transition.

10.

Burbank Avenue (from the northerly boundary of Roseland Creek Community Park to Hearn Avenue). Scenic characteristics consist of larger front setbacks than typically found in low density, single-family residential areas, and a narrow roadway width that provides a "country road" feel, as well as roadside trees that create an occasional wooded "tunnel" effect. The area has a semi-rural residential character, with more urbanized subdivisions to the north and south.

Minimum setback from Burbank Avenue:

(1)

20 feet measured from edge of pavement to one-story structure or element with a maximum height not exceeding 25 feet;

(2)

25 feet measured from edge of pavement to a two-story or greater structure or element, or one-story structure or element with height over 25 feet;

(3)

Fences and walls, hedges, swimming pools, uncovered parking, uncovered decks, gazebos, and other decorative type accessory structures need only comply with the setbacks and other standards of the primary zoning district.

Where an existing dwelling does not comply with the above setbacks, single story additions and single story accessory structures are allowed within the above setbacks provided that an addition or accessory structure does not extend closer to Burbank Avenue than the existing dwelling, and complies with the setbacks of the primary zoning district.

Roadway improvements. Roadway improvements along Burbank Avenue shall be designed consistent with the street sections included in the Roseland Area/Sebastopol Road Specific Plan.

Replacement of damaged or destroyed nonconforming structure. A nonconforming structure within the -SR combining district that is damaged or destroyed may be restored, reconstructed, and used as before, provided that the restoration does not increase the degree of nonconformity with the requirements of this Section, and that the restoration complies with the requirements of the primary zoning district. Restoration that does not comply with the primary zoning district may occur only in compliance with Chapter 20-61 (Nonconforming Uses and Structures).

Tree removal. The following requirements apply in addition to those in Municipal Code Chapter 17-24 (Trees).

Existing developed parcels within 50 feet of a scenic road. A Tree Removal Permit is required prior to the removal of any tree, including an exempt tree. Prior to the approval of a Tree Removal Permit, the applicant shall demonstrate that the removal of the tree will not have a negative impact on the scenic quality of the corridor, or that the tree is a hazard and/or unhealthy as determined by the Director. If the Director cannot determine whether the tree is a hazard or the health of the tree, the applicant shall hire an arborist to make the determination.

Tree removal for new development within 100 feet of a scenic road. Special care shall be taken to preserve the maximum number of trees possible, including exempt trees. Prior to the approval of a project the applicant shall demonstrate that each tree proposed for removal shall not have a negative impact on the scenic quality of the corridor, or that the tree is a hazard or unhealthy, as determined by a certified arborist.

Alteration of rock walls or other identified scenic feature. Any removal or alteration of a rock wall or other identified scenic feature in conjunction with new development or a public projects within the -SR combining district shall be avoided or minimized whenever possible, through alternative project configurations.

(Ord. 3677 § 1, 2004; Ord. 4052 § 1, 2015; Ord. 4074 § 3, 2016)

§ 20-28.060 Downtown Station Area (-DSA) combining district.

Purpose. The -DSA combining district is intended to enhance and reinforce distinctive characteristics within the Downtown Station Area Specific Plan area and create environments that are comfortable to walk in by establishing development form, intensity, streetscape, and public realm standards.

Applicability. The -DSA combining district may be combined with the Core Mixed Use (CMU), Station Mixed Use (SMU), Maker Space Mixed Use (MMU), or Neighborhood Mixed Use (NMU) primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts), provided that the standards of this section shall apply as directed in each of the subsections under Subsection E (Site planning and development standards). All other portions of a parcel shall be regulated by the standards of the primary zoning district. The -DSA combining district is applicable to any property designated Downtown Transition, Neighborhood Transition, Creek and Trail Activation, and Active Ground Floor Overlay in the Downtown Station Area Plan.

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -DSA combining district, subject to the land use permit requirements of the primary district.

Locations of combining district. The standards of this section apply to properties designated Downtown Transition, Neighborhood Transition, Creek and Trail Activation, or Active Ground Floor Overlay on the Downtown Station Area Specific Plan Map UDCS-1: Special Design Considerations (see Figure 2-26 below).

Figure 2-26

Downtown Transition. Downtown Transition Standards are applied to areas within the Downtown Station Area Specific Plan area to create a welcome pedestrian environment in the downtown core area. In the event of conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.

Buildings in the Downtown Transition zone, shown in Figure 2-26, shall step back a minimum of six feet, or as approved by the Review Authority, above the fifth floor along the frontage of Fourth and Fifth Streets.

Neighborhood Transition. Neighborhood Transition Standards are applied to areas within the Downtown Station Area Specific Plan area to reduce the visual impact of new development on residential areas of preservation districts. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.

Development of the properties identified in the Neighborhood Transition zones shown on Figure 2-26, shall comply with the following standards:

	Seventh, Ninth/W. Ninth, Cherry, Riley, and B Streets, and Sonoma Avenue	Santa Rosa and College Avenues and E Street
Front setback	6-10 feet (min/max) with trees, shrubs, and groundcovers per requirements of Zoning Code Chapter 20-34.
Stepback	Buildings must step back from the street frontage a minimum of 10 feet above the third floor. Above 6 stories, buildings must maintain a daylight plane of 45 degrees as shown in Figure 2-27.	Buildings must step back from the rear a minimum of 10 feet above the third floor and a minimum of 20 feet above the sixth floor. Above 6 stories, buildings must maintain a daylight plane of 45 degrees as shown in Figure 2-27.
Ground floors	Residential and mixed-use projects located across the street from single-family neighborhoods shall orient the buildings to the street with individual entries, patio areas and landscaping facing the single-family homes.
Surface parking	Surface parking areas are not permitted between the sidewalk and the building façade.

Figure 2-27

Creek and Trail Activation Transition. The Creek and Trail Activation Transition is applied to promote the use and visibility of specified creek areas within the DSASP area.

New development in the areas identified for creek and trail activation on Figure 2-26 shall provide at least one activating use or at least two activating design features fronting the creek and trail as noted below.

At least one of the following activating uses:	OR	At least two of the following activating design features:
A public space or plaza up to 5% of the total lot size with a minimum width of 30 ft		One piece of site furniture for each 100 linear feet of creek/trail frontage, which may include seating, informational kiosks, bicycle racks, and trash/recycling receptacles or outdoor fitness equipment
A café, restaurant, brew pub, retail space or substantially similar use		Integrated public art in the form of a mural, sculpture, light display, or other original work of a permanent nature as defined in the City Code
		Interpretive signage related to Santa Rosa Creek and its riparian habitat

New buildings within 200 feet of the creek top of bank shall be constructed so that at least one pedestrian entrance faces the creek. Where stoop entrances to residential units are provided, these shall face the creek.

New development shall provide pedestrian pathways at least 15 feet in width to connect the development to the creekside trail network. Pedestrian pathways must be provided at least every 600 feet along the creek to enhance connectivity to the surrounding area.

As development occurs in the creek and trail activation areas shown in Figure 2-26, lighting should be provided consistent with Santa Rosa Creek Design Guidelines.

Blank façades at ground level and above should be avoided. Windows, doors and transparent opening are encouraged to provide "eyes on the creek" and heighten sense of security. To the extent feasible, surface and structured parking should not front onto the creek or trail.

Active Ground Floor Overlay. Within the Downtown Station Area Specific Plan area, active ground floor frontages are key to creating the vibrant character envisioned for the Downtown Station Area. All proposed development on a parcel designated Active Ground Floor Overlay in Figure 2-26 shall comply with the following development standards. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.

On corner lots where only one frontage is in the Active Ground Floor Overlay, ground floor activating strategies shall also be applied to the intersecting street frontage as appropriate, subject to review by the review authority.

New development with frontage on streets in the Active Ground Floor Overlay as shown on Figure 2-26 shall provide design features that optimize the pedestrian experience. To comply with this requirement, developments with up to 90 linear feet of frontage must provide two or more of the following and Developments with over 90 linear feet of frontage must provide three or more of the following:

•	Awnings or overhangs over all ground floor entrances;
•	One piece of street furniture per 15 linear feet of street frontage. Street furniture may include seating, ornamental planting boxes, informational kiosks, bicycle racks, or trash/recycling receptacles integrated into front setbacks where sidewalk width is not sufficient to accommodate street furniture;
•	Integrated public art in the form of a mural, sculpture, light display, or other original work of a permanent nature as defined in the City Code;
•	At least 600 square feet of publicly accessible active or passive recreational space on-site, or in the form of a curbside parklet;
•	A green/living wall of a size equivalent to at least 15 percent of the building façade as measured between two and 12 feet above sidewalk level;
•	Innovative alternative strategies to optimize the pedestrian experience along Active Ground Floor Overlay streets. Staff will evaluate proposals on a case by case basis for compliance with applicable DSASP Urban Design Principles and development standards.
Alternatively, this requirement can be satisfied through compliance with Policy LU-1.4 in the Land Use chapter.

Properties with street frontage in the Active Ground Floor Overlay shall provide at least one primary pedestrian entrance or alternative design solution(s) that implements active ground floor goals as described in the 2020 Downtown Station Area Specific Plan, subject to approval by the review authority.

Ground floor façades of nonresidential development on streets in the Active Ground Floor Overlay shall have clear glass that is free of tinting or other glazing material to allow views of indoor space between a height of two and seven feet above grade as shown in Figure 2-28 below.

Figure 2-28

Where a project site is bordered by side street or alley, vehicular access shall betaken from side street or alley subject to discretionary review.

Surface parking shall not be located between the sidewalk and building façade on streets in the Active Ground Floor Overlay.

Loading and service areas shall not be visible from streets in the Active Ground Floor Overlay and shall be located at the rear of the property, within structures, or on interior streets.

(Ord. 2020-014 § 16; Ord. 2021-012 § 18)

§ 20-28.070 North Station Area (-SA) combining district.

Purpose. The -SA combining district is intended to enhance and reinforce distinctive characteristics within the North Santa Rosa Station Area Specific Plan area and create environments that are comfortable to walk in.

Applicability. The -SA combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts), provided that the standards of this section shall apply as directed in each of the subsections under Subsection E (Site planning and development standards); all other portions of a parcel shall be regulated by the standards of the primary zoning district.

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -SA combining district, subject to the land use permit requirements of the primary district.

Location of combining district. The standards of this section apply to properties located within the North Santa Rosa Station Area Specific Plan boundary, as follows:

North Santa Rosa Station Area Specific Plan area.

Figure 2-10—North Santa Rosa Station Area Specific Plan Boundaries

(Paulin Creek to the north, Highway 101 and Santa Rosa Junior College/Santa Rosa High School to the east, West College Avenue to the south, and Ridley Avenue to the west)

All properties located within the boundaries of the North Santa Rosa Station Area Specific Plan that have a land use designation of Transit Village Mixed Use, Transit Village Medium, Medium Density Residential, Medium High Density Residential, Retail and Business Services, Office, Light Industrial, Business Park and Public Institutional.

North Santa Rosa Station Area Specific Plan site planning and development standards. Proposed development and new land uses located within the North Santa Rosa Station Area Specific Plan boundaries shall comply with the development standards outlined in Tables 2-20, 2-21, 2-22 and 2-23, as applicable. In the event of any conflict between the following development standards and those of the primary zoning district, the most restrictive shall apply.

TABLE 2-14—DEVELOPMENT STANDARDS FOR RESIDENTIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature	Requirement by General Plan Land Use Designation
Development Feature	Medium Density Residential	Medium High Density Residential	Transit Village Medium
Ground-Floor Retail Ceiling Height	Minimum interior ceiling height for ground-floor retail space.
Ground-Floor Retail Ceiling Height	Not Applicable	Not Applicable	15 ft
Ground-Floor Retail Depth	Minimum interior depth for ground-floor retail space.
Ground-Floor Retail Depth	Not Applicable	Not Applicable	25 ft
Building Height	3 stories (35 ft) maximum	4 stories (45 ft) maximum	3 stories (35 ft) minimum; 4 stories (45 ft) maximum
Canopy or Awning Height	Minimum height to bottom of canopy or awning.
Canopy or Awning Height	No Requirement	No Requirement	8 ft
Allowed Projections	Maximum allowed projection of towers or turrets at corners of buildings, or roof forms that project above a building fascia.
Allowed Projections	10 ft	10 ft	10 ft or roof forms and for corner towers or turrets; 5 ft for towers or turrets that are not at the corner of a building
Allowed Encroachments	Main entries may encroach up to 12 ft into front setback; Awnings and canopies may project up to 8 ft into public right-of-way; Secondary entries, balconies, bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback	Main entries may encroach up to 10 ft into front setback; Awnings and canopies may encroach up to 8 ft into public right-of-way; Secondary entries, balconies, bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback	Awnings and canopies may project up to 8 ft into public right-of-way; Balconies may encroach up to 2.5 ft into front setback or public right-of-way; Bay windows, chimneys, and eaves may encroach up to 2.5 ft into any setback
Access Standards	All main building entries shall orient toward the street; Surface parking lots are not permitted in front of buildings; Locate on-site parking to the rear or side of the property, or internal to the block, and provide access to parking through alleys and driveways, where possible

TABLE 2-15—DEVELOPMENT STANDARDS FOR COMMERCIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature	Requirement by General Plan Land Use Designation
Development Feature	Transit Village Mixed Use	Retail and Business Services	Office
Ground-Floor Land Use	Activity Generating	Activity Generating	No Requirement
Ground-Floor Retail Ceiling Height	Minimum interior ceiling height for ground-floor retail space.
Ground-Floor Retail Ceiling Height	15 ft	15 ft	No Requirement
Ground-Floor Retail Depth	Minimum interior depth for ground-floor retail space.
Ground-Floor Retail Depth	25 ft	25 ft	No Requirement
Ground-Floor Retail Frontage Transparency	Minimum percentage of transparency (windows) along main building frontage, and along the side façade facing the street for buildings on corner lots.
Ground-Floor Retail Frontage Transparency	No Requirement	80 % of main frontage; 25% of side façade	No Requirement
Building Height	2 stories (25 ft) minimum 5 stories (55 ft) maximum	See applicable zoning district requirements	2 stories (25 ft) minimum; 3 stories (35 ft) maximum
Canopy or Awning Height	Minimum height to bottom of canopy or awning.
Canopy or Awning Height	8 ft	No Requirement	No Requirement
Recessed Entries	Maximum depth of recessed main building entry on the street frontage or at the corner of building, when entry is located on corner.
Recessed Entries	5 ft at street; 10 ft at corner	5 ft at street; 10 ft at corner	No Requirement
Allowed Projections	Maximum allowed projection of towers or turrets at corners of buildings, or roof forms that project above a building fascia.
Allowed Projections	10 ft	No Requirement	No Requirement
Allowed Encroachments	Awnings and canopies may encroach up to 8 ft into the front setback or public right-of-way; Bay windows, chimneys and eaves may encroach up to 2.5 ft into any setback
Allowed Encroachments	Balconies may encroach up to 2.5 ft into front setback or public right-of-way	No additional requirements	Main entry may encroach 5 ft into front setback
Access Standards	Locate on-site parking to the rear, internal to block, tucked under the building, or in a below-ground structure, and provide access through alleys or driveways, where possible
Access Standards	Main building entries shall face the street; Surface parking is not permitted in front of buildings	Surface parking is not permitted in the front setback	Main building entries shall face the street; Surface parking is not permitted in front of buildings

TABLE 2-16—DEVELOPMENT STANDARDS FOR INDUSTRIAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature	Requirement by General Plan Land Use Designation
Development Feature	Business Park	Light Industrial
Building Height	See applicable zoning district requirements	2 stories (25 ft) minimum; 5 stories (55 ft) minimum
Building Stepback	Step back all floors above 3 stories a minimum of 6 ft
Allowed Encroachments	No Requirements	Main entries may encroach up to 5 ft into front setback; Awnings and canopies may encroach up to 8 ft into the front setback or public right-of-way; Bay windows and eaves may encroach up to 2.5 ft into any setback
Access Standards	Surface parking is not permitted in front of buildings; Locate on-site parking and yards to the side or rear of buildings; Provide access to parking through alleys or driveways, where possible

TABLE 2-17—DEVELOPMENT STANDARDS FOR PUBLIC INSTITUTIONAL PROPERTIES IN THE NORTH SANTA ROSA STATION AREA SPECIFIC PLAN BOUNDARIES
Development Feature	Requirement by General Plan Land Use Designation
Development Feature	Public Institutional
Building Height	4 stories (45 ft) maximum
Building Stepback	Step back all floors above 3 stories a minimum of 6 ft
Allowed Encroachments	Main entries may encroach up to 5 ft into setback; Awnings and canopies may encroach up to 8 ft into front setback or public right-of-way; Bay windows and eaves may encroach up to 2.5 ft into any setback
Access Standards	Surface parking is not permitted in front setback; Locate on-site parking to the side or rear of buildings; Provide access to parking through alleys or driveways, where possible

(Ord. 2020-014 § 15)

§ 20-28.080 Senior Housing (-SH) combining district.

Purpose. The Senior Housing (-SH) combining district is intended to create a new zoning district for senior housing and to set forth a process through which property may be rezoned specifically as housing for older persons within the City in compliance with Federal and State Fair Housing Law by establishing a clear set of requirements for senior housing.

Applicability.

The -SH combining district shall only apply to residential developments within the City of Santa Rosa proposed as senior housing that seek automobile and bicycle parking allowances based on the "senior housing project" parking requirements, pursuant to Section 20-36.040, Table 3-4 (Automobile and Bicycle Parking Requirements by Land Use Type), or any other allowances from the City based on the senior housing status. Such projects shall also include an application to be rezoned, pursuant to Chapter 20-64 (Amendments), to add the -SH combining district to the base zone for the property.

Nothing in this section shall limit the ability of a housing provider to operate housing exclusively for persons 62 years and older, or housing for persons 55 and older as otherwise permitted by and consistent with Federal and State law requirements.

Occupancy requirement. Residential units within the -SH combining district shall be occupied so that at least 80 percent of the occupied units are occupied by at least one person who is age 55 or older. The age restriction stated herein does not apply to or affect ownership of the residential units, but is an occupancy requirement.

Notification. The signage, advertising, covenant, regulations and restrictions, and leases for occupancy for all residential units within the -SH combining district shall state that the residential units are senior housing as defined in this Zoning Code.

Senior housing regulatory agreement.

Application to the Housing Authority. Once property has been zoned to the -SH combining district, the developer, owner, or homeowners' association shall file an application with the Housing Authority for the purpose of entering into a senior housing regulatory agreement, including the payment of any processing and monitoring fees. The senior housing regulatory agreement shall require that the development is at all times occupied in compliance with the requirements of this section and shall be reviewed and approved by the Executive Director of the Housing Authority.

Execution of a senior housing regulatory agreement. The owner(s) of the senior housing development shall execute a senior housing regulatory agreement prior to recording any final map or the issuance of any building permits, as applicable. The senior housing regulatory agreement shall be recorded in the Official Records of Sonoma County against each residential unit within the -SH combining district. The senior housing regulatory agreement shall be binding on future owners of the residential development.

Projects with a density bonus. A project providing residential units pursuant to the City's density bonus ordinance or the City's Housing Allocation Plan ordinance may enter into a single agreement for purposes of regulating and monitoring the senior residential units and other restrictions applicable under those chapters in accordance with the most restrictive requirements.

Verification of occupancy.

Biennial verification. As part of the senior housing regulatory agreement, the owner, or homeowners' association shall submit verification of occupancy to confirm its status as senior housing, not less frequently than biennially, through survey or affidavits, in a form to be determined by the Executive Director of the Housing Authority, which shall be consistent with the requirements and applicable regulations of the Federal Fair Housing Act and shall be submitted to and reviewed by the Housing Authority Director, or designee. The Housing Authority is hereby expressly authorized to act as the City's agent for purposes of monitoring compliance with this chapter, including enforcement pursuant to the regulatory agreement.

Failure to verify status of senior housing. Failure to submit the verification required by this section or failure of the verification to confirm that the development meets the senior housing requirements as defined in this section and consistent with Federal and State law, shall constitute a violation of the City's Zoning Code, in addition to violations under the senior housing regulatory agreement, and may be subject to enforcement pursuant to the City Code, including specifically the applicable provisions of Chapter 1-30 (Administrative Review of Ordinance Violations).

(Ord. 3997 § 2, 2012)

§ 20-28.090 Rural Heritage (-RH) combining district.

Purpose. The -RH combining district is intended to recognize, preserve, and enhance Santa Rosa's rural communities.

Applicability. The -RH combining district shall apply to properties within rural residential areas near the perimeter of the Santa Rosa city limits. The -RH combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and Zoning Districts).

Locations of combining district. The standards of this section shall apply to properties located within the West Hearn Avenue neighborhood, as follows:

West Hearn Avenue neighborhood.

Figure 2-17 – West Hearn Avenue Neighborhood (shaded area with properties that primarily front, or receive access from, West Hearn Avenue)

Allowed land uses and permit requirements. Any land use normally allowed in the primary zoning district by this Division may be allowed within the -RH combining district, subject to the land use permit requirements of the primary district. The following special land uses and permit requirements shall apply to properties within the -RH combining district. In the event of any conflict between the following land uses and permit requirements and those of the primary zoning district or the standards for specific land uses (Chapter 20-42), those applicable to the -RH combining district shall apply.

The following land uses are permitted, zoning clearance required:

Animal keeping. Raising, feeding, maintaining and breeding of not more than one of the following per 20,000 square feet of lot area:

(1)

Five hogs or pigs;

(2)

One horse, mule, cow or steer;

(3)

Five goats, sheep, or similar animals;

(4)

50 chickens or similar fowl;

(5)

50 ducks or geese or one hundred rabbits or similar animals;

(6)

4-H and Future Farmers of America (FFA) animal husbandry projects are permitted without limitation of parcels size, provided that the parcel contains at least 20,000 square-feet and provided further a letter of project authorization is first submitted by the project advisor. The Planning and Economic Development Director may require the applicant to obtain a Minor Use Permit when the director determines that the project might be detrimental to surrounding uses.

The indoor growing and harvesting of shrubs, plants, flowers, trees, vines, fruits, vegetables, hay, grain and similar food and fiber crops, provided that the greenhouse or similar structure for indoor growing is less than 800 square feet.

Pet fancier facilities. Pet fancier facility means any lot or premises on which five or more but not exceeding 10 dogs and/or five or more but not exceeding 10 cats over four months of age are owned and kept by the owner or occupant for personal, noncommercial purposes, including, but not limited to, hunting, tracking, exhibiting at shows, exhibitions, field trials or other competitions, or enhancing or perpetuating a given breed, other than dogs or cats used in conjunction with an agricultural operation on the lot or premises. No pet fancier facility shall be located on any lot or premises less than one acre in size. No pet fancier facility shall sell, display, offer for sale, barter or give away more than four litters of puppies and/or four litters of kittens in any calendar year.

The following land uses are allowed with the approval of a Minor Conditional Use Permit (MUP):

Art studios and arts and crafts centers not involving retail or wholesale sales.

Live/work uses in conjunction with an otherwise allowed residential use.

Fences, walls and screening. Fences within the -RH combining district shall comply with the height limits set forth in Section 20-30.060 (Fences, Walls and Screening), with the following exception:

For purposes of the -RH combining district, the term "fence" shall include fences, walls or structures in the nature of a fence. The term "fence" shall not include hedges.

Street standard. The City of Santa Rosa Interim Street Standard (File No. STD.-200K) shall apply, until such time as a Rural Street Standard can be developed and adopted. Any street improvement design shall take into consideration the rural character of the neighborhood and any heritage trees (as defined by City Code Chapter 17-24).

Street lights. No additional streetlights shall be installed unless requested by the neighborhood, or as deemed necessary by the City for safety purposes.

Extension of West Hearn Avenue. Upon development of the property located at 1011 Yuba Drive (Assessor's Parcel Number 134-022-007), consideration shall be given to limiting through traffic onto West Hearn Avenue.

(Ord. 4074 § 4, 2016)

§ 20-28.100 Resilient City (-RC) combining district.

Purpose. The -RC combining district is intended to facilitate the reconstruction and resilience of areas impacted by the Tubbs and Nuns fires of October 2017 and the Glass Fire of 2020.

Applicability. The -RC combining district shall apply to properties within the Santa Rosa City limits that were impacted by the Tubbs and Nuns fires of October 2017 and the Glass Fire of 2020, as set forth in subsection C. The -RC combining district may be combined with any primary zoning district established by Section 20-20.020 (Zoning Map and zoning districts).

Locations of combining district. The standards of this section shall apply to all properties directly impacted by the Tubbs, Nuns, and Glass fires, as follows:

Coffey Park area. Residential and nonresidential parcels generally bounded by the City jurisdictional boundary to the north, Piner Road and Pinercrest Drive to the south, Piner Creek to the east, and the SMART rail corridor and Waltzer Road to the west, as depicted in Figure 2-18, Coffey Park Area.

Figure 2-18 – Coffey Park Area

Highway 101 Corridor/Round Barn area. Residential and nonresidential parcels generally bounded by the City jurisdictional boundary to the north, Piner Road and Bicentennial Way to the south, Fountaingrove Parkway/Bicentennial Way and Round Barn Boulevard to the east, and Piner Creek and Airway Drive to the west, as depicted in Figure 2-19, Highway 101 Corridor/Round Barn Area.

Figure 2-19 – Highway 101 Corridor/Roundbarn Area

Fountainview area. Residential and nonresidential parcels generally bounded by Fountaingrove Parkway to the north, Lake Park Drive to the south, Altruria Drive, Glenview Place and Kelsey Knolls to the east, and Bicentennial Way and Fountaingrove Parkway to the west, as depicted in Figure 2-20, Fountainview Area.

Figure 2-20 – Fountainview Area

Fountaingrove area. Residential and nonresidential parcels generally bounded by the City jurisdictional boundary to the north, east and west, and Fountaingrove Parkway, Keysight Technology campus and Chanate Road to the south, as depicted in Figure 2-21, Fountaingrove Area.

Figure 2-21 – Fountaingrove Area

Montecito Heights area. Residential and nonresidential parcels generally bounded by the City jurisdictional boundary to the north and west, Badger Road to the south, and Calistoga Road to the east, as depicted in Figure 2-22, Montecito Heights Area.

Figure 2-22 – Montecito Heights Area

Oakmont area. Residential and nonresidential parcels generally bounded by the City jurisdictional boundary to the north, south and east, and Melita Road to the west, as depicted in Figure 2-23, Oakmont Area.

Figure 2-23 – Oakmont Area

Skyhawk area. Residential parcels generally bounded by Sunhawk Drive to the north; San Ramon Way, Great Heron Drive, and Los Alamos Road to the west; Los Alamos Road and Melita Road to the east; and Melita Road to the south, as depicted in Figure 2-24, Skyhawk Area.

Figure 2-24 – Skyhawk Area

Piedmont area. Residential parcels generally bounded by the City jurisdictional boundary to the north; Calistoga Road to the West, Piedmont Drive and Piedmont Court to the south, and Escalero Road to the east, as depicted in Figure 2-25, Piedmont Area.

Figure 2-25 – Piedmont Area

Reconstruction and repair of damaged structures and allowed land uses.

Reconstruction and repair of damaged or destroyed structures within the -RC combining district shall be consistent with all applicable zoning regulations and General Plan land use designations in effect as of the date of declaration of local emergency, with the exception of non-conforming uses, addressed in Subsection D.5.

All building permit applications within the -RC combining district shall be prioritized over building permits in other areas of the City.

Reconstruction of conforming structures. Conforming residential or nonresidential structures within the - RC combining district may be reconstructed as originally permitted (including permitted additions), but shall comply with State and local building, fire and other State and local code standards in effect at the time of building permit application, with the exception of Santa Rosa Code Section 18-33.150.0(t) which requires all electric building. All permit review for such structures shall be as follows:

Building permit applications for structures replicating the original footprint and building height, including permitted additions, and meeting current State and local building and fire code standards shall receive expedited review. No impact fees are applicable. If new water or sewer connections are needed, demand fees are required.

Building permit applications for replacement structures that vary from the originally permitted foot-print or building height, and that meet current State and local building and fire code standards, will be processed based on application submittal date. No impact fees are applicable. If new water or sewer connections are needed, demand fees are required.

Reconstruction of legal nonconforming structures. Notwithstanding Zoning Code Section 20-61.030.B, structures within the -RC combining district that were legally established, but do not conform to current City standards, and have been damaged or destroyed may be reconstructed or repaired in-kind, meeting current State and local building and fire code standards with the exception of Santa Rosa Code Section 18-33.150.0(t) which requires all electric building, provided that:

The building is reconstructed in the same configuration, square footage, height, and use as originally permitted (including permitted additions); and

Building overhangs in public and private easements.

(1)

Public easements. Any portions of the building overhanging into an existing public service or access easements are determined by the City Engineer, Director of Planning and Economic Development, to have existed prior to the October 2017 fires, and no expansion of the pre-existing encroachment is proposed. The City Engineer will render a final determination regarding the approval of the easement encroachment in consultation with the Director of the City Department that is charged with the responsibility for any and all City activities within the easement area, and

(2)

Private easements. Any portions of the building overhanging into an existing private service or access easements are determined by the City Engineer, Director of Planning and Economic Development, to have existed prior to the October 2017 fires, and no expansion of the pre-existing encroachment is proposed. The City Engineer will render a final determination regarding the approval of the easement encroachment upon receiving written permission from the easement beneficiaries supporting the encroachment, and

(3)

Required covenant. The property owner(s) shall execute and record a covenant acknowledging that the City shall have no obligation, responsibility, or liability for the repair, replacement, erection, installation, or reconstruction of any portions of the structure overhanging a public service easement that are damaged or removed by the City as part of the installation, repair or maintenance of public utilities within or around the easement corridor, and

Repair or reconstruction shall commence within six years of the date of declaration of local emergency and be diligently pursued to completion.

Continuance of nonconforming uses. Notwithstanding Zoning Code Section 20-61.020.D, legal nonconforming uses of structures within the -RC combining district that have been damaged or destroyed may be reconstructed or repaired in-kind, meeting current building and fire code standards, and reoccupied with a similar or less intense use, provided that:

Enlargement or expansion of the use is not allowed; and

Repair or reconstruction shall commence within six years of the date of declaration of local emergency and be diligently pursued to completion. If reoccupancy does not commence within 12 months of the issuance of a certificate of occupancy, the legal nonconforming status shall terminate, and the property shall thereafter be subject to all current City Codes.

Continuance of legal uses. Legally permitted land uses in effect, or in operation, as of the date of local emergency, are able to recommence operations consistent with previous approvals. This section allows for an extension of the provisions of Section 20-54.070 if such uses recommence before the effective date of the ordinance codified in this section.

Accessory dwelling units.

General provisions. Notwithstanding other provisions of this Zoning Code, an accessory dwelling unit within the -RC combining district may be constructed and occupied prior to the construction of a single-family dwelling on the same parcel.

Internal conversions. If a reconstructed residence is built to the previously permitted dimensions, without changing the footprint or square footage of the original residence, an accessory dwelling unit may be incorporated into the interior, consistent with State law, and shall receive expedited review. The extent of the accessory dwelling unit shall be identified in the building permit submittal. No impact fees are applicable.

Detached accessory dwelling unit. Construction of a new detached accessory dwelling unit shall be allowed with reconstruction of a single-family dwelling. Building permit applications for the new detached accessory dwelling unit will be processed based on application submittal date. Impact fees for new detached accessory dwelling units shall be as follows, or as otherwise approved by Council:

Unit Size (Square Feet)		Percentage of Standard Accessory Dwelling Unit Impact Fees Assessed
Larger Than	Up To
Internal Conversion		0%
-	750	0%
751	950	25%
951	1,200	50%

Temporary housing. Temporary structures for habitation within the -RC combining district, including trailers, recreational vehicles, manufactured homes, tiny homes, and similar configurations are permitted on residential and nonresidential parcels with a building permit and Zoning Clearance where zoning district development standards are met. Water, wastewater and electrical service shall be available on the site proposed for temporary housing structures unless an alternative source is approved by Santa Rosa Water.

Water. To protect the public water system, the appropriate approved backflow device shall be required. Initial testing certification of backflow devices is required and shall be performed by an entity as determined by the Director of Santa Rosa Water. Permit and connection fees shall be waived.

Wastewater. To protect public health, connection to the wastewater system is required. The Director of Santa Rosa Water will determine the appropriate connection requirement. Permit and connection fees shall be waived.

A building permit application and Zoning Clearance shall be required for temporary housing. All temporary structures shall be removed from the site prior to issuance of a certificate of occupancy for a permanent residence on site, or within three years of building permit issuance, whichever is sooner. Application processing, review and inspection fees shall be waived. No impact fees are applicable.

Planned Development zoning districts. Properties within the -RC combining district that have a base zoning District of Planned Development shall comply with the development standards of the policy statement for that district. Where the development standards in the Policy Statement are silent, or inconsistent with the current Zoning Code, the implementing standard zoning district consistent with the General Plan land use designation for the parcel(s) may be utilized, subject the determination of the Director of Planning and Economic Development.

Hillside development. New structures within the -RC combining district that replicate pre-fire footprint and building height and which are designed in compliance with development standards set forth in Zoning Code Chapter 20-32, Hillside Development Standards, are hereby subject to review and approval by the Director of Planning and Economic Development. Hillside development application fees shall be waived. New development within the -RC combining district that increases pre-fire footprint by at least 10 percent or that otherwise increases visual or environmental impact, or a new land use on that portion of a site with a slope of 10 percent or greater, or any new structures within the -RC combining district that would otherwise require Planning Commission review for hillside development shall require Zoning Administrator review. Application fees shall apply.

Design Review. New structures within the -RC combining district that are designed to support the same or a less intensive use than existed pre-fire, and which are in compliance with development standards pursuant to Zoning Code Chapter 20-52, and that further would otherwise be subject to Zoning Administrator review pursuant to Zoning Code Section 20-52.030, are hereby subject to review and approval by the Director of Planning and Economic Development. Design Review application fees shall be waived. New structures within the -RC combining district that are designed to support a more intensive or substantially different use than existed pre-fire, or that would otherwise require Design Review Board review pursuant to Zoning Code Section 20-52.030, are hereby subject to Zoning Administrator review. Application fees shall apply.

Structures rebuilt within the Oakmont Area shall be reconstructed within keeping of the neighborhood, substantially similar to the pre-fire design, and will be subject to approval of the Oakmont Homeowners Association.

At least 10 calendar days prior to taking action on any Design Review or Hillside Development Permit applications for replacement structures that vary from the originally permitted footprint or building height, the Director of Planning and Economic Development shall notify, by mail, all persons or entities as set forth in Section 20.66.020.C.1. No public hearing shall be required.

Final map requirements. New structures within the -RC combining district that would otherwise be subject to discretionary review with public hearing per the conditions of a Final Subdivision Map, are hereby subject to review and approval by the Director of Planning and Economic Development. Applicable discretionary permit application fees shall be waived.

Final maps may contain setbacks on the face of the map that are more restrictive than those published within the base zoning development standards in effect at the time of building permit application. Final maps may be amended through a Certificate of Correction to reduce the setbacks to align with the base zoning requirements, provided that the original setbacks were not a condition of the original unit construction and intended to mitigate an impact created by the original site development.

Land use, zoning or related Code provisions not addressed. Other than City Code provisions within the jurisdiction of the Director of Santa Rosa Water or the Board of Public Utilities, the Director of Planning and Economic Development shall have the authority to make determinations regarding the applicability of any land use, zoning or related City Code provision not addressed in this section.

Notwithstanding any other provision of the City Code, the provisions of the -RC combining district shall control and prevail until expiration on December 31, 2024 unless otherwise amended by subsequent action of the Council.

(Ord. 2017-018 § 3; Ord. 2018-015 § 3; Ord. 2019-006 § 3; Ord. 2019-013 § 3; Ord. 2020-011 § 1; Ord. 2020-012 § 2; Ord. 2023-015, 11/28/2023)