The Resilient City Standards are intended to facilitate the reconstruction and resiliency of areas impacted by a Hazard by addressing housing, economic development, and other crisis related needs within the City.
(Ord. 2024-012, 11/19/2024)
A.
This Chapter shall apply to Property Owner(s) with Damaged Property and/or Eligible Property and Displaced Person(s) following declaration of an emergency by City, state, or federal governmental officials relative to a Hazard within the Santa Rosa city limits.
B.
These standards shall apply to parcels within the Santa Rosa City limits that were impacted by the Tubbs and Nuns fires of 2017 as documented by a post disaster assessment for one year following the effective date of the ordinance codified in this chapter, or until December 31, 2025.
C.
These standards shall apply to parcels within the Santa Rosa City limits that were impacted by the Glass fire of 2020 as documented by a post disaster assessment for six years following the declaration of emergency, or until October 28, 2026.
(Ord. 2024-012, 11/19/2024)
A.
These standards shall apply for a period not to exceed six years from the date of the Hazard. These standards shall no longer apply to Eligible Property when a Primary Structure has been constructed, has received final building permit inspections, and has been granted occupancy.
(Ord. 2024-012, 11/19/2024)
A.
Reconstruction and repair of damaged or destroyed structures on an Eligible Property shall be consistent with all applicable zoning regulations and General Plan land use designations in effect as of the date of declaration of the Hazard, with the exception of non-conforming uses, addressed in Subsection E.
B.
In the event of a Hazard, the City Council shall determine if Building permits for Primary Structures on Eligible Property shall be prioritized over building permits in other areas of the City.
C.
Reconstruction of conforming structures. Conforming residential or nonresidential structures on an Eligible Property 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.
D.
Reconstruction of legal nonconforming structures. Notwithstanding Zoning Code Section 20-61.030.B, Structures on an Eligible Property 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, provided that:
1.
The building is reconstructed in the same configuration, square footage, height, and use as originally permitted (including permitted additions).
2.
Building overhangs in public and private easements shall adhere to the following:
a.
Public easements. Any portions of the building overhanging into an existing public service or access easement are determined by the City Engineer to have existed prior to becoming Damaged Property, 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.
b.
Private easements. Any portions of the building overhanging into an existing private service or access easement are determined by the City Engineer to have existed prior to the Hazard, 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
c.
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.
E.
Continuance of nonconforming uses. Notwithstanding Zoning Code Section 20-61.020(D), legal nonconforming uses of structures on an Eligible Property 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:
1.
Enlargement or expansion of the use is not allowed.
F.
Planned Development zoning districts. An Eligible Property that has 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, the implementing Zoning District consistent with the General Plan Land Use Classification shall apply for the Eligible Property. For implementing Zoning Districts, see Table 2-1 in Chapter 20-20.
G.
Landscaping. When required, Landscape Plans to replace any damaged landscaping shall be submitted with a building permit application for rebuild, repair, and reconstruction. Landscape Plans must adhere to Chapter 14-30, Water Efficient Landscape (WELO) and Chapter 20-34, Landscaping Standards. Properties within the Wildland-Urban Interface Fire Areas (WUI) must meet California Fire Code Requirements. All damaged landscaping must be rehabilitated and/or replaced to the maximum extent feasible as determined by the Director.
(Ord. 2024-012, 11/19/2024)
A.
Final map requirements. New structures on an Eligible Property 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.
B.
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.
(Ord. 2024-012, 11/19/2024)
A.
Hillside development. New structures on an Eligible Property that replicate pre-Hazard footprint and building height and 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.
1.
New structures on an Eligible Property that include one of the following shall receive Zoning Administrator Review:
a.
Increase in pre-Hazard footprint by 10 percent or more on slopes 10 percent or greater.
b.
Increase in building height.
c.
A new land use on that portion of a site with a slope of 10 percent or greater
d.
New structures on an Eligible Property that would otherwise require Planning Commission review for hillside development.
B.
Design Review. New structures on an Eligible Property that are designed to replicate pre-Hazard footprint and building height, and which are in compliance with applicable design and development standards pursuant to Zoning Code Section 20-52.030 and Section 20-39.030 for Residential Structures, and that further would otherwise be subject to Zoning Administrator review pursuant to Zoning Code Section 20-52.030.C, are hereby subject to review and approval by the Director of Planning and Economic Development.
1.
New structures on an Eligible Property that include one of the following shall receive Zoning Administrator Review:
C.
Landmark Alteration. New structures on an Eligible Property within the Historic (-H) Combining District requires architectural compatibility and preservation of damaged structures that will not negatively impact the historic character within the Preservation District while following safety regulations for use and habitation. New structures on an Eligible Property in the Historic Combining District must follow the applicable standards within this section as well as the Secretary of the Interior Standards for Rehabilitation, Restoration, and Reconstruction for Treatment of Historic Properties. See Section 20-58.060, Landmark Alteration Permits, for Landmark Alteration exemptions. New structures on an Eligible Property that involve nonconforming uses and nonconforming structures are subject to the provisions of this Chapter. Landmark Alteration involving local, State, and Federally recognized Landmarks including but not limited to the Church of the One Tree, the McDonald Mansion, and the Luther Burbank Home & Gardens, require a Major Landmark Alteration Permit.
1.
Landmark Alteration on an Eligible Property that is considered a contributor in the Historic Combining District shall be delegated to review by the Zoning Administrator through the Minor Landmark Alteration process in Section 20-58.060. Concept Review by the Design Review and Preservation Board shall be required prior to Zoning Administrator action, subject to the City requirements of Section 20-50.040, Concept Review.
2.
Landmark Alteration on an Eligible Property that is considered a non-contributor in the Historic Combining District are hereby subject to review and approval by the Director of Planning and Economic Development. Concept Review by the Design Review and Preservation Board is required prior to Building Permit submittal, subject to the City requirements of Section 20-50.040, Concept Review.
3.
Architectural compatibility with the Historic District and neighboring properties shall be demonstrated with the preparation of a historical report on the proposed architecture and site plan by a qualified professional that concludes the proposed project will not negatively impact historic resources, the historic character of the district, and is consistent with the Secretary of the Interior Standards for Treatment of Historic Properties.
4.
In the event of a Hazard, the Planning and Economic Development Department shall conduct a study of the damages to determine the necessity to alter or remove the boundary of Preservation Districts and the Historic Combining District and provide recommendations from their findings to the Design Review and Preservation Board and City Council.
D.
Creekside Development. New structures on an Eligible Property within Creekside setbacks, as stated in Section 20-30.040, Creekside Development, that replicate pre-Hazard footprint and building height and are consistent with Section 4.4 (Creeks, Riparian Corridors, and Storm Drainage) of the Design Guidelines, are permitted and are hereby subject to review and approval by the Director of Planning and Economic Development.
1.
New structures on Eligible Property that change the pre-Hazard footprint or building height must follow Creekside setbacks.
2.
New structures on an Eligible Property within Creekside setbacks that replicate pre-Hazard footprint and building height and are consistent with Section 4.4 (Creeks, Riparian Corridors, and Storm Drainage) of the Design Guidelines that also require Design Review, Hillside Review, or Landmark Alteration shall follow the provisions in Section 20-35.060, Discretionary land use and zoning approvals, for their applicable entitlements.
E.
At least 10 calendar days prior to taking action on any Design Review, Hillside Development, or Landmark Alteration Permit applications for replacement structures that vary from 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.
(Ord. 2024-012, 11/19/2024; Ord. 2025-014, 11/18/2025)
A.
Temporary Housing is a permitted use on residential or nonresidential parcels. Temporary Housing is not permitted on Damaged Property. Temporary Housing applicants and permitted users must be one of the following:
B.
Application filing and processing.
1.
General. Applications for Temporary Housing shall be filed and processed in compliance with Chapter 20-50, Permit Application Filing and Processing. A Temporary Use Permit application shall include all information and materials required by the Conditional Use Permit application and Section 20-50.050, Application Preparation and Filing, and provided that the application is following standards listed in this section.
2.
Ministerial Temporary Use Permit Application. The approval of a Temporary Use Permit for Temporary Housing on Eligible Property shall be considered a ministerial act.
3.
Discretionary Temporary Use Permit Application. The approval of a Temporary Use Permit for Temporary Housing on a property not affected by a Hazard shall be considered a discretionary act for the purpose of the California Environmental Quality Act (CEQA).
4.
Application processing:
a.
Duration. The duration of a Temporary Housing shall not exceed three years from the date of approval of the Temporary Use Permit.
b.
It shall be the responsibility of the property owner to ensure that Temporary Housing units are vacated in accordance with law on or before expiration of the Temporary Use Permit.
c.
A Temporary Use Permit for Temporary Housing can only be acquired once.
5.
Building Permit Application. A Building Permit is required for all temporary housing.
C.
Development and Performance Standards.
1.
Development Standards.
a.
Setbacks. Temporary Housing shall provide a minimum four-foot side and four-foot rear setback, and a front setback consistent with that of the primary dwelling unit in a standard zoning district, or the most similar zoning district in the case of a PD. An 800 square foot Temporary Housing unit that complies with all other development standards in this section may be located within the front yard setback of a lot if it is otherwise physically infeasible to locate the Temporary Housing unit on other areas of the lot while maintaining the minimum rear and side yard setbacks outlined in this Subsection. Side-corner setbacks shall be a minimum of eight feet.
b.
Temporary Housing shall not exceed 16 feet in height.
c.
Temporary Housing shall not exceed 1,200 square feet.
d.
Lot coverage shall not apply to a Temporary Housing unit.
2.
Number of units permitted. The number of temporary housing units, either individual, single-family units, or multi-bed/multi-tenant units, permitted on a parcel shall be consistent with the allowable density established by the General Plan. Zoning Districts that do not have a density established by the General Plan shall follow applicable density requirements listed in Section 20.22.030, Section 20-23.040, Section 20-24.040, or Section 20-26.040. Parcels that do not have a density established by the General Plan, Zoning Code, or are regulated through Floor Area Ratio (FAR) will be allowed 1 unit maximum per parcel.
3.
Lighting. Adequate external lighting shall be provided for security purposes in compliance with Section 20-30.080, Outdoor lighting.
4.
Temporary Housing Local Contact. For proposals that include group quarters or multiple temporary housing units with five or more units, at least one Temporary Housing Local Contact shall be required. The City will provide mailed notice of permit issuance, local contact information, and applicable Temporary Housing regulations to property owners and tenants within 600 feet of the Temporary Housing site.
5.
Sanitation facilities. The number of bathrooms and showers required on site shall be determined through the building permit process and shall be consistent with the California Building Code.
6.
Parking. Each temporary housing unit shall demonstrate on a site plan the number of automobile parking spaces and bicycle parking spaces required below, except where a greater or lesser number of spaces is required through conditions of approval or state law.
Temporary Housing Type | Number of Parking Spaces Required | |
|---|---|---|
Vehicle | Bicycle | |
One single-family temporary housing unit | 1 space per temporary housing unit unless determined unfeasible by the Director | None required |
Multiple temporary housing units | 1 space per 1 temporary housing units unless determined unfeasible by the Director | 1 space per 4 temporary housing units |
Group quarters (including multiple beds in a single temporary unit to be occupied by individuals) | 1 space for each 100 sq ft of common sleeping area, | 1 space per temporary housing unit |
7.
Water and wastewater services. Water and wastewater service shall be available on the site proposed for temporary housing structures unless an alternative source is approved by Santa Rosa Water and complies with any applicable provisions of the California Building Code and California Health and Safety Code.
a.
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.
b.
Wastewater. To protect public health, connection to the wastewater system is required. The Director of Santa Rosa Water will determine the appropriate connection requirement.
c.
Santa Rosa Water will require an agreement from owner of the underlying property to assure termination of the connections at the expiration of the temporary use.
8.
Electrical service. Electrical services shall be available on the site proposed for temporary housing structures unless an alternate source is approved by the Planning and Economic Development Director and is in accordance with any applicable provisions of the California Building Code. All temporary or permanent electrical service shall be located on the subject site.
9.
Noise limits. The operation of the site is subject to Santa Rosa Municipal Code Section Chapter 17-16, Noise.
10.
The site shall be cleaned-up and returned to its original condition following termination of the Temporary Housing use.
11.
Temporary Housing shall be located outside the boundaries of any easements.
D.
Multiple Temporary Housing units. For proposals that include group quarters or multiple temporary housing units on a single residential or nonresidential parcel, the application shall also include details of the operations of the use, including, but not limited to, a description of the following:
1.
Number of proposed beds/occupants.
2.
Cooking facilities.
3.
Sanitation facilities and management thereof.
4.
Power source and associated noise mitigation.
5.
Site lighting.
6.
Site security and management, including the number of staff on site at any given time.
7.
Location of proposed parking.
8.
On-going site maintenance.
9.
Duration of temporary housing.
10.
Pedestrian and vehicular circulation, including how units will be moved on and off-site during operation.
E.
Rental requirements. Temporary housing shall not be used for rentals with terms of less than 30 days.
F.
Findings and decision. A Temporary Use Permit for Temporary Housing may be approved by the Director pursuant to Section 20-52.040(G), Findings and decision. The approval of a Temporary Use Permit for Temporary Housing on property not affected by a Hazard shall be considered a discretionary act for the California Environmental Quality Act (CEQA).
G.
Post approval procedures. Post approval procedures for a Temporary Use Permit for temporary housing shall be as provided by Section 20-52.040(H), Post approval procedures.
1.
Termination of Connection. Termination proceedings for utilities shall initiate within 30 days after expiration of the Temporary Use Permit. The Temporary Housing use shall terminate after utilities have been terminated.
(Ord. 2024-012, 11/19/2024)
B.
Application filing and processing.
1.
General. Applications for Temporary Storage shall be filed and processed in compliance with Chapter 20-50, Permit Application Filing and Processing.
2.
Temporary Use Permit Application. A Temporary Use Permit application shall include all information and materials required by the Conditional Use Permit application and Section 20-50.050, Application Preparation and Filing, and provided that the application is following standards listed in this section. The approval of a Temporary Use Permit for Temporary Storage shall be considered ministerial.
a.
Duration. The duration of Temporary Storage shall not exceed three years from the date of approval of the Temporary Use Permit.
b.
It shall be the responsibility of the property owner to ensure that Temporary Storage is vacated and removed on or before expiration of the Temporary Use Permit.
c.
A Temporary Use Permit for Temporary Storage can only be acquired once.
3.
Building Permit Application. A Building Permit is required for Temporary Storage.
C.
Development and Performance Standards.
1.
Development Standards.
a.
Setbacks. Temporary Storage shall provide a minimum four-foot side and four-foot rear setback, and a front setback consistent with that of the primary dwelling unit in a standard zoning district, or the most similar zoning district in the case of a PD. A Temporary Housing unit that complies with all other development standards in this section may be located within the front yard setback of a lot if it is otherwise physically infeasible to locate the Temporary Housing unit on other areas of the lot while maintaining the minimum rear and side yard setbacks outlined in this Subsection. Side-corner setbacks shall be a minimum of eight feet.
b.
Structure height cannot exceed 16 feet and a single story.
c.
Structure square footage cannot exceed 400 square feet.
d.
Lot coverage shall not apply to a Temporary Housing unit.
2.
Number of structures permitted. A maximum of one Temporary Storage structure is allowed per parcel.
3.
Lighting. Lighting is not required. Any external lighting provided shall be in compliance with Section 20-30.080, Outdoor lighting.
4.
Parking. Parking is not required. Any provided parking shall comply with Chapter 20-36, Parking and Loading Standards.
5.
Electrical service. Electrical service connection is allowed for Temporary Storage and is in accordance with any applicable provisions of the California Building Code. All temporary or permanent electrical service shall be located on the subject site.
6.
The site shall be cleaned up and returned to its original condition within 30 days following termination of the use.
7.
At all times, the Temporary Storage structure shall be located outside the boundaries of any easements.
8.
Temporary Storage shall not be used for cooking or habitation purposes.
D.
Rental requirements. Temporary Storage cannot be rented or used by anyone not listed on the Temporary Use Permit.
E.
Post approval procedures. Post approval procedures for a Temporary Use Permit for temporary storage shall be as provided by Section 20-52.040(H).
1.
Termination of Connection. Termination proceedings for utilities shall initiate within 30 days after expiration of the Temporary Use Permit.
(Ord. 2024-012, 11/19/2024)
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, and the Director of Transportation and Public Works, shall have the authority to make determinations regarding the applicability of any land use, zoning or related City Code provision not addressed in this Chapter.
(Ord. 2024-012, 11/19/2024)