SANTA ROSA GENERAL PLAN 2035 - City of Santa Rosa

SANTA ROSA 

GENERAL PLAN 

2035 

November 3, 2009

SANTA ROSA GENERAL PLAN 2035 

City Council: 

Susan Gorin, Mayor 

Marsha Vas Dupre, Vice Mayor 

Jane Bender 

Veronica Jacobi 

Ernesto Olivares 

John Sawyer 

Gary Wysocky 

Advance Planning and Public Policy 

General Plan Staff Team: 

Wayne G. Goldberg, Director 

Lisa Kranz, Senior Planner 

Peter Brown, Senior Planner 

Troy Eggleston, City Planner 

Planning Commission: 

Vicki Duggan, Chair 

Nick Caston, Vice Chair 

Michael Allen 

Caroline Bañuelos 

Scott Bartley 

Patti Cisco 

David Poulsen

Table Of Contents 

List of Figures 

List of Tables 

1 Introduction 

1-1 Vision ....................................................................................................................1-1 

1-2 Role and Purpose ..................................................................................................1-3 

1-3 Public Participation ..............................................................................................1-4 

1-4 Guiding Principles ................................................................................................1-5 

1-5 General Plan Format .............................................................................................1-8 

1-6 Relationship To Other Documents ....................................................................1-10 

1-7 Changing Th e General Plan ................................................................................1-11 

2 Land Use And Livability 

2-1 Vision ....................................................................................................................2-1 

2-2 Existing Land Uses ...............................................................................................2-2 

2-3 Livability ...............................................................................................................2-4 

2-4 Land Use Classifi cations .......................................................................................2-5 

2-5 Population and Employment .............................................................................2-15 

2-6 Goals and Policies ...............................................................................................2-16 

3 Urban Design 

4 Housing 

3-1 Vision ....................................................................................................................3-1 

3-2 Downtown .............................................................................................................3-2 

3-3 City Entries and Corridors ...................................................................................3-2 

3-4 Public Spaces .........................................................................................................3-3 

3-5 Neighborhood Design ...........................................................................................3-3 

3-6 Hillside Development ...........................................................................................3-4 

3-7 Goals and Policies .................................................................................................3-4 

4-1 Vision ....................................................................................................................4-1 

4-2 Housing Needs Analysis .......................................................................................4-1 

4-3 Constraints And Resources ................................................................................4-23 

4-4 Regional Housing Needs Allocation ..................................................................4-46 

4-5 Sites Inventory and Analysis ..............................................................................4-49 

4-6 Public Participation ............................................................................................4-63 

4-7 Housing Accomplishments ................................................................................4-65 


Housing Appendix ..............................................................................................4-85

TABLE OF CONTENTS 

ii 

5 Transportation 

5-1 Vision ....................................................................................................................5-1 

5-2 Roadway Classifi cation System ............................................................................5-2 

5-3 Scenic Roads ..........................................................................................................5-7 

5-4 Commuter Rail .....................................................................................................5-9 

5-5 Transit Network ....................................................................................................5-9 

5-6 Bicycle Facilities ..................................................................................................5-10 

5-7 Pedestrian Facilities ............................................................................................5-13 


Transportation Appendix ...................................................................................5-23 

6 Public Services And Facilities 

6-1 Vision ....................................................................................................................6-1 

6-2 Parks and Recreation ............................................................................................6-1 

6-3 Educational Facilities ...........................................................................................6-7 

6-4 Police Services .......................................................................................................6-8 

6-5 Fire Protection ......................................................................................................6-8 

6-6 Water Supply .........................................................................................................6-8 

6-7 Wastewater ..........................................................................................................6-12 

6-8 Solid Waste ..........................................................................................................6-12 

6-9 Stormwater Management ..................................................................................6-13 


7 Open Space and Conservation 

7-1 Vision ....................................................................................................................7-1 

7-2 Open Space ............................................................................................................7-1 

7-3 Biological Resources and Waterways ...................................................................7-2 

7-4 Air Quality .............................................................................................................7-5 

7-5 Energy ...................................................................................................................7-6 

7-6 Climate Change .....................................................................................................7-6 


8 Growth Management 

8-1 Vision ....................................................................................................................8-1 

8-2 Urban Growth Boundary ......................................................................................8-2 

8-3 Growth Management ...........................................................................................8-2 


9 Youth and Family 

9-1 Vision ....................................................................................................................9-1 

9-2 Age Distribution ...................................................................................................9-1 

9-3 Youth Programs ....................................................................................................9-3 

9-4 Child Care ..............................................................................................................9-3 

9-5 Seniors ...................................................................................................................9-4 

9-6 Goals and Policies .................................................................................................9-5

10 Economic Vitality 

10-1 Vision ..................................................................................................................10-1 

10-2 Economic Development .....................................................................................10-2 

10-3 Goals and Policies ..............................................................................................10-5 

11 Historic Preservation 

11-1 Vision ..................................................................................................................11-1 

11-2 Native American Heritage ..................................................................................11-1 

11-3 Historic Resources .............................................................................................11-2 

11-4 Goal and Policies .................................................................................................11-3 

12 Noise and Safety 

12-1 Vision ..................................................................................................................12-1 

12-2 Disaster Preparedness .......................................................................................12-1 

12-3 Noise ....................................................................................................................12-2 

12-4 Geology and Seismicity .....................................................................................12-3 

12-5 Flooding .............................................................................................................12-9 

12-6 Hazardous Materials ........................................................................................12-10 

12-7 Wildland Fires ..................................................................................................12-10 

12-8 Goals and Policies .............................................................................................12-10 

13 Art and Culture 

13-1 Vision ..................................................................................................................13-1 

13-2 Public Art ............................................................................................................13-1 


Greenhouse Gas Appendix 

Glossary 

SANTA ROSA GENERAL PLAN 

Abbreviations .................................................................................................................... G-1 

Defi nitions ......................................................................................................................... G-3 

iii


List of Figures 

iv 

Figure 2-1 Planning Boundaries ...................................................................................................2-3 

Figure 2-2 Downtown Land Uses ..................................................................................................2-7 

Figure 2-3 Area Plan Boundaries ............................................................................................... 2-28 

Figure 3-1 City Entries and Corridors ..........................................................................................3-9 

Figure 4-1 Housing Opportunity Sites ...................................................................................... 4-53 

Figure 5-1 Roadway Network ........................................................................................................5-5 

Figure 5-2 Bicycle Corridors ....................................................................................................... 5-11 

Figure 6-1 Parks and Recreation ...................................................................................................6-5 

Figure 6-2 School Facilities ...........................................................................................................6-9 

Figure 6-3 Fire Facilities ............................................................................................................. 6-21 

Figure 7-1 Open Space and Community Separators ...................................................................7-3 

Figure 7-2 Biological Resources ....................................................................................................7-7 

Figure 7-3 Slope and Ridgelines ....................................................................................................7-9 

Figure 8-1 Area Not to be Developed Before 2010 ......................................................................8-3 

Figure 11-1 Historic Preservation Districts ................................................................................ 11-4 

Figure 12-1 Land Use Compatibility Standards .......................................................................... 12-4 

Figure 12-2 Noise Contours ......................................................................................................... 12-5 

Figure 12-3 Geologic and Seismic Hazards ................................................................................. 12-7 

Figure 12-4 FEMA Flood Plain Map/Dam Inundation ............................................................. 12-11

List of Tables 


Table 1-1: Organization of General Plan Elements ..............................................................................1-8 

Table 2-1: Permitted Densities/Intensities under General Plan ..........................................................2-6 

Table 2-2: Projected Housing and Population at Buildout ................................................................ 2-15 

Table 2-3: Projected Employment at Buildout ................................................................................... 2-15 

Table 2-4: Proposed Neighborhood Improvements .......................................................................... 2-18 

Table 4-1: Population Characteristics ....................................................................................................4-2 

Table 4-2: Population Trends, Santa Rosa City Limits and UGB .........................................................4-3 

Table 4-3: Household Trends in Santa Rosa UGB .................................................................................4-3 

Table 4-4: Household Types in Santa Rosa, 2006 .................................................................................4-4 

Table 4-5: Household Tenure in Santa Rosa, 2006 ...............................................................................4-4 

Table 4-6: Employment by Industry .....................................................................................................4-5 

Table 4-7: Employment Trends in Santa Rosa UGB .............................................................................4-5 

Table 4-8: Mean Household Income Trends in Santa Rosa UGB ........................................................4-6 

Table 4-9: Maximum Monthly Housing Costs by Income Category, 2007 .........................................4-7 

Table 4-10: Extremely Low and Very Low Income Households, 2000 ...............................................4-7 

Table 4-11: Median Home Sales Prices, 2007 and 2008 ......................................................................4-9 

Table 4-12: Households Paying More than 30 Percent of Income for Housing Costs, 2006 .......... 4-10 

Table 4-13: Housing Units by Tenure, 1990 and 2000 ...................................................................... 4-10 

Table 4-14: Housing Units by Type in Santa Rosa, 2000 .................................................................. 4-11 

Table 4-15: Overcrowding in Santa Rosa, 2000 ................................................................................ 4-12 

Table 4-16: Vacancy Rates, 2000 ....................................................................................................... 4-12 

Table 4-17: Persons with Disabilities, 2000 ...................................................................................... 4-13 

Table 4-18: Poverty Status and Housing Tenure for Single Parent Families ................................... 4-14 

Table 4-19: Large Households by Tenure ........................................................................................... 4-15 

v


vi 

Table 4-20: Elderly Households by Tenure ........................................................................................ 4-16 

Table 4-21: Santa Rosa's Homeless Population ................................................................................. 4-17 

Table 4-22: Homeless Special Needs Households by Type .............................................................. 4-17 

Table 4-23: Homeless Facilities in Santa Rosa .................................................................................. 4-18 

Table 4-24: Farm Operations in Sonoma County, 2002 ................................................................... 4-21 

Table 4-25: Planning Fees .................................................................................................................. 4-25 

Table 4-26: Single Family Development Fees .................................................................................... 4-26 

Table 4-27: Multifamily Development Fees ...................................................................................... 4-27 

Table 4-28: Housing Types Permitted by Zoning District ................................................................ 4-29 

Table 4-29: Residential District Regulations .................................................................................... 4-31 

Table 4-30: Santa Rosa Low Income Rental Units at Risk of Converting to Market Rate .............. 4-45 

Table 4-31: Regional Housing Needs Allocation, 2007 - 2014 ......................................................... 4-47 

Table 4-32: Building Permit Issuance by Income Category - 2007 .................................................. 4-47 

Table 4-33: Very Low and Low Income Projects Issued Building Permits, 2007 ............................ 4-48 

Table 4-34: Quantifi ed Objectives, 2008 - 2014 ............................................................................... 4-48 

Table 4-35: Housing Opportunities in the Santa Rosa City Limits ................................................. 4-49 

Table 4-36: Housing Opportunities in the Urban Growth Boundary .............................................. 4-50 

Table 4-37: Medium Density Sites of Two or More Acres in City Zoned ........................................ 4-55 

Table 4-38: Medium Density Sites of Two or More Acres in City Not Zoned ................................. 4-55 

Table 4-39: Medium High Density Sites of Two or More Acres in City Zoned ............................... 4-56 

Table 4-40: Medium High Density Sites of Two or More Acres in City Not Zoned ........................ 4-56 

Table 4-41: Other Vacant Sites .......................................................................................................... 4-57 

Table 4-42: Underutilized or Developed Sites ................................................................................... 4-57 

Table 4-43: Very Low Density in City Zoned .................................................................................... 4-86 

Table 4-44: Very Low Density in City Not Zoned ............................................................................. 4-90 

Table 4-45: Low Density in City Zoned ............................................................................................. 4-92 

Table 4-46: Low Density in City Not Zoned ...................................................................................... 4-99 

Table 4-47: Low Density Open Space in City Zoned....................................................................... 4-105


Table 4-48: Low Density Open Space in City Not Zoned ............................................................... 4-106 

Table 4-49: Medium Low Density in City Zoned ............................................................................ 4-107 

Table 4-50: Medium Low Density in City Not Zoned ..................................................................... 4-108 

Table 4-51: Medium Density in City Zoned .................................................................................... 4-108 

Table 4-52: Medium Density in City Not Zoned ............................................................................. 4-110 

Table 4-53: Medium High Density in City Zoned ........................................................................... 4-111 

Table 4-54: Medium High Density in City Not Zoned ................................................................... 4-111 

Table 4-55: Transit Village Medium And Transit Village Mixed Use Not Zoned .......................... 4-112 

Table 4-56: Retail Medium in City Zoned ....................................................................................... 4-112 

Table 4-57: Retail Medium in City Not Zoned ................................................................................ 4-112 

Table 4-58: Offi ce Medium in City Zoned ....................................................................................... 4-113 

Table 4-59: Intensifi cation Sites Downtown Station Area Specifi c Plan ....................................... 4-113 

Table 4-60: Housing Accomplishments ........................................................................................... 4-114 

Table 6-1: Existing Neighborhood and Community Parks, 2008 ........................................................6-3 

Table 6-2: Undeveloped Parkland, 2008................................................................................................6-3 

Table 6-3: Projected Parks and Recreation 2035 ..................................................................................6-4 

Table 6-4: Community/Recreational Facilities, 2008 ...........................................................................6-4 

Table 6-5: Enrollment in Santa Rosa School Districts ..........................................................................6-7 

Table 8-1: Schedule of Housing Units Allotments ...............................................................................8-4 

Table 9-1: Age Distribution of Santa Rosa Residents (2007) .............................................................9-2 

vii

1 

Th is chapter provides the vision of Santa Rosa in 2035, as identifi ed through 

preparation of the General Plan. State planning requirements, guidelines developed 

by the city’s General Plan Program Management Team (PMT), the citizen participation 

process, and plan format are all described. 

1-1 VISION 

INTRODUC TION 

In 2035, Santa Rosa is a vibrant community featuring a diverse range of housing 

and employment opportunities. Urban development is focused within the city’s 

Urban Growth Boundary (UGB), and job growth is balanced with the availability of 

housing. Infi ll development is designed to maintain the local quality of life through 

compatibility with adjacent land uses, provision of parks and open spaces, and 

connection between neighborhoods and activity centers. Safe, livable residential 

neighborhoods provide a variety of housing types for households of all income 

levels. Neighborhood-scale retail and service uses, schools, and recreational facilities 

are connected by bicycle and pedestrian paths. 

Downtown serves as the heart of the community. Historic structures and 

districts surrounding downtown are preserved, lending character to the city’s 

center. Commercial and multifamily development has occurred along regional/ 

arterial corridors that provide access to downtown, including Santa Rosa Avenue 

and Sebastopol Road. Community and regional retailers have invested in these 

areas, and many of the streets have acquired a “boulevard” character, with street 

trees, medians, bicycle lanes, and sidewalks. A range of higher density housing 

opportunities exists within walking distance of these regional/arterial streets, 

providing residents with convenient access to services and transit without use of a 

car. Public art is displayed at major activity centers and public spaces. 

Santa Rosa is now a regional leader in environmental stewardship by actively 

pursuing programs of resource conservation, energy effi ciency and greenhouse 

gas (GHG) emission reductions. Santa Rosa reduced its GHG emissions for city 

operations to 20 percent below 2000 levels by 2010 and facilitated community-wide 

reductions of 25 percent below 1990 levels in 2015.

INTRODUCTION 

A wide range of transportation alternatives is available to Santa Rosa residents, including car, 

bus, rail, bicycle, and foot. Th e city’s circulation network accommodates bicyclists, motorists, 

pedestrians, public transportation users, children, seniors, and persons with disabilities. 

Th e majority of the city’s vehicle fl eet is composed of alternative fueled and hybrid vehicles 

while many residents of the community are also utilizing sustainable fuel technologies for 

transportation. Transit systems provide timed transfers and convenient routes, while bicycle 

facilities are provided at large employment centers, shopping areas, and transfer stations. 

Major entries to the city’s UGB feature distinct landscaping and signage, while scenic roadways 

within the city preserve views of signifi cant natural and cultural features. Reduced traffi c 

congestion and improved levels of service have contributed to better air quality. 

Neighborhood and community parks are distributed throughout the city, and off er a variety of 

passive and active recreational opportunities. Citywide Parks and Special Purpose Parks and 

Facilities, containing facilities such as community centers and aquatic facilities are also located 

in diff erent parts of the city, for convenience and accessibility. Creeks and wetland areas are 

preserved for their biological resources and wildlife habitat, as well as their contribution to the 

regional storm water system. Multi use paths have been constructed along creek corridors to 

provide linkages between diff erent parts of the city. 

Educational facilities needed to serve Santa Rosa residents are located throughout the 

community. Elementary and middle school facilities are accessible by bicycle and foot from 

most neighborhoods. After-school youth programs feature continuing education, music 

and dance, sports, culture and arts. Santa Rosa Junior College provides adult education 

opportunities, including training programs for technical skills desired by local employers. 

Expansion of water supply, sewer treatment, and solid waste collection systems have been 

timed with the growth of housing and employment uses, and conservation has helped the city 

to do more with less. Police and fi re response capabilities match the distribution and needs 

of land uses. Development is located away from hazardous areas, and incorporates safety 

considerations. New development and reuse projects have considered geologic and seismic 

hazards during construction. Noise sensitive uses are located in the quieter parts of the city 

and attenuation programs are in place to reduce noise levels in structures adjacent to the 

highways and regional/arterial streets. New developments utilize natural drainage systems, 

and where appropriate, capacity of the storm water system has been increased with new 

development so that fl ooding does not pose risks to persons or property. 

Santa Rosa is a safe, livable community in which to both live and work. Provision of housing, 

transportation, employment, recreation, and entertainment opportunities result in a high 

quality of life for residents of all ages. Preservation of natural and cultural features throughout 

the city contributes to the city’s identity and character. Th e city remains a regional leader in 

sustainable practices, resource conservation, and effi cient operations with limited GHG 

emissions. 

1-2

1-2 ROLE AND PURPOSE 


State law requires each California city and county to prepare a general plan. A general plan is 

defi ned as “a comprehensive, long-term plan for the physical development of the county or city, 

and any land outside its boundaries which in the planning agency’s judgment bears relation to 

its planning.” State requirements call for general plans that “comprise an integrated, internally 

consistent and compatible statement of policies for the adopting agency.” State law further 

requires each jurisdiction to comply with the adopted GHG emission reduction strategies. Th e 

City of Santa Rosa is able to do so as a result of General Plan policies found throughout this 

document as well as specifi c programs such as the City’s Greenhouse Gas Reduction Program 

and Climate Action Plan. Users of Santa Rosa’s General Plan will note that policies related to 

GHG emission reductions are designated by a leaf. All greenhouse gas related goals and 

policies are listed in an appendix at the end of this general plan. 

Th e Santa Rosa General Plan addresses issues related to physical development, growth 

management, transportation services, public facilities, community design, energy effi ciency, 

greenhouse gas reduction strategies, and conservation of resources in the Planning Area. Th e 

General Plan: 

• Outlines a vision of long-range physical and economic development that refl ects the 

aspirations of the community, and provides specifi c implementing policies that will 

allow this vision to be accomplished; 

• Establishes a basis for judging whether specifi c development proposals and public 

projects are in harmony with said vision; 

• Allows city departments, other public agencies, and private developers to design 

projects that will enhance the character of the community, preserve and enhance 

critical environmental resources, and minimize hazards; and 

• Provides the basis for establishing and setting priorities for detailed plans and 

implementing programs such as the Zoning Code, specifi c and area plans, and the 

Capital Improvement Program. 

GENERAL PLAN REQUIREMENTS 

A city’s general plan has been described as its constitution for development – the framework 

within which decisions on how to grow, provide public services and facilities, and protect and 

enhance the environment must be made. California’s tradition of allowing local authority over 

land use decisions means that the state’s cities have considerable fl exibility in preparing their 

general plans. 

1-3

INTRODUCTION 

While they allow considerable fl exibility, state planning 

laws do establish some requirements for the issues that 

general plans must address: 

1-4 

• Th e General Plan Must Be Comprehensive. 

Th e general plan must be geographically 

comprehensive – that is, it must apply 

throughout the entire incorporated area and 

include other areas that the city determines 

are relevant to its planning. Also, the general 

plan must address the full range of issues 

that aff ects the city’s physical development. 

Twelve neighborhood meetings, and numerous 

Program Management Team workshops were 

held as part of the General Plan update process. 

• Th e General Plan Must Be Internally Consistent. 

Th e General Plan must fully integrate its separate parts and relate them to each 

other without confl ict. “Horizontal” consistency applies to fi gures and diagrams, 

background text, data and analysis, and policies. All adopted portions of the general 

plan, whether required by state law or not, have equal legal weight. 

• Th e General Plan Must Be Long Range. Because anticipated development will aff ect 

the city and the people who live and work there for years to come, state law requires 

every general plan to take a long-term perspective. 

State law also requires that the city provide an annual report on the status of the plan and 

progress in its implementation. Th e Planning Commission and City Council hold a joint study 

session each March to review the General Plan annual report. 

1-3 PUBLIC PARTICIPATION 

Santa Rosa 2035 depends largely on the extensive public participation program conducted 

for its predecessor General Plan, Santa Rosa 2020, since the revision process to develop 

Santa Rosa 2035 was focused on updating the Housing Element, incorporating policies from 

recently adopted planning eff orts, and including policies related to climate protection. Public 

participation eff orts were centered on the Housing Element and are described in greater detail 

there. In response to testimony at Planning Commission public hearings held regarding Santa 

Rosa 2035, commissioners reviewed the General Plan element by element to facilitate increased 

public participation, and dialogue between stakeholders. 

Public participation in preparation of the 2020 General Plan occurred in a variety of ways. 

An oversight committee - the General Plan Program Management Team (PMT) - was formed 

of elected and appointed offi cials and members of the public. Th e PMT met throughout 2000


and in early 2001, discussing existing conditions and planning issues related to land use, 

housing, public services, transportation, open space and resources, downtown, economics, 

and neighborhood livability. Additionally, the PMT reviewed two alternative land use plans, 

and provided direction on population, employment growth, and development patterns for the 

General Plan. 

Twelve community meetings, hosted by the PMT, were held to allow citizens an opportunity 

to comment on General Plan related issues. Th ree community meetings were held in each 

quadrant of the city to encourage discussion of neighborhood-specifi c, as well as citywide, 

planning issues. At these meetings, Santa Rosa residents were asked to brainstorm issues 

and opportunities for the city, quadrants, and 

neighborhoods. Th e community meetings were 

advertised through the community cable channel, the 

Press Democrat, the city’s quarterly Update newsletter, 

the city’s website, and fl yers distributed throughout the 

community. 

1-4 GUIDING PRINCIPLES 

After all of the community meetings were held and 

planning issues identifi ed, the PMT developed a 

set of Guiding Principles. Drafted in August 2000, 

the Guiding Principles describe the most important 

directions which were to be followed in drafting the 

General Plan. Additionally, the Guiding Principles were 

used in conceptualizing two sketch plan alternatives. 

Th e Guiding Principles are advisory only and do not 

represent General Plan policy. 

Santa Rosa is a special place set in an agricultural county 

with an inviting climate, superior natural beauty, desirable 

residential neighborhoods, and a strong, diversifi ed 

economy. As the area accepts its share of the region’s 

growth, these characteristics must not be sacrifi ced. 

Instead, the growth must protect the positive qualities 

which make the city attractive and build new features which 

provide enduring value and beauty and further improve the 

quality of life. It is our duty to assure that, twenty years 

from now, Santa Rosa is an even more desirable city than it 

is today. 

Guiding Principles call for linkages, increased 

pedestrian and bicycle movement, and high 

quality design. 

1-5

INTRODUCTION 

1-6 

1. Because the remaining land within the Santa Rosa 

Urban Boundary is limited, all new development 

must be of high quality, add to the quality of life 

within the city and substantially further adopted 

city objectives. 

2. No new development shall be allowed until the 

infrastructure necessary to serve it is either 

in place or will be provided as a part of the 

development itself. 

3. Match employment growth to housing availability. 

4. Reduce dependence on the automobile by 

improving pedestrian, bicycle, and transit 

alternatives and by locating essential commercial 

services in proximity to housing. 

5. Development must be done in a way such that 

there is the appearance of openness and respect for 

the site’s natural assets. 

Protection of Santa Rosa’s natural assets and 

reinforcement of downtown are key Guiding 

Principles. 

6. Downtown is the heart of the city and uses added will provide a high level of urban activity 

and a strong identity. 

7. Streets shall be designed and modifi ed to reduce speeding and provide safe and inviting bicycle 

and pedestrian elements. Pedestrians=cars=bikes on all streets in Santa Rosa. 

8. New, high quality development shall be used to improve the areas of Santa Rosa which have 

undergone deterioration or require increased vitality. Building and zoning codes shall be 

enforced. 

9. Th e natural assets of Santa Rosa, such as creeks, mature trees and skylines, shall be conserved, 

restored, and showcased. 

10. Th e entire spectrum of housing needs of community residents shall be anticipated and 

addressed with each new residential development and the rehabilitation of existing residences. 

In addition, all new non-residential development will participate in meeting local housing 

needs. 

11. Higher density residential development will be sited to reduce unit costs and provide more 

effi cient transportation alternatives and neighborhood amenities.


12. Excellent facilities and programs shall be provided for leisure time opportunities for our youth, 

refl ecting their diversity and mix of interests. 

13. Th e city shall continually maintain an advance planning function whose purpose is to provide 

a comprehensive planning view and assure that short term decisions refl ect long term goals 

and vision. 

14. Connectivity shall be provided between the east and west parts of town through linkages 

for pedestrians, bicycles, and automobiles that are free fl owing and unobtrusive to the 

neighborhoods. 

15. In addition to neighborhood, community, and citywide parks suitable to active recreation, 

a number of small public plazas and gathering places shall be located to promote social 

interaction among residents, provide neighborhood recreational opportunities, and improve 

connectivity to pathways, trails, and commercial centers. 

16. Downtown development shall contain a mix of 

uses, including residential. Residential uses are 

required in new commercial developments on 

parcels outside of downtown. 

17. Th e city shall commit itself to sustainable 

development practices. 

18. Focus employment development strategies to 

retain and expand existing businesses and welcome 

new businesses which reinforce the community 

identity, exhibit sustainable business practices and 

which have a long term, vested interest in Santa 

Rosa. 

19. Promote development of scenic streetscapes and 

preserve scenic roads. 

20. Reduce land devoted to parking. 

21. Expand art and culture in the community. 

Guiding principles call for providing a wide 

spectrum of housing types. 

1-7

INTRODUCTION 

1-5 GENERAL PLAN FORMAT 

State law requires that a general plan address seven mandatory elements - land use, circulation, 

conservation, open space, safety, noise, and housing. Specifi c topic areas are prescribed for 

each mandatory element. Th e Santa Rosa General Plan is organized as shown in Table 1-1, 

addressing each of the mandatory elements and several optional elements. 

Table 1-1: Organization of General Plan Elements 

1-8 

General Plan 

Element 

2: Land Use and 

Livability 

Topics Addressed by Element Required by 

State Law 

This element includes proposed use 

classifi cations, distribution of land uses 

via the General Plan Diagram, buildout 

projections, and land use policies. 

3: Urban Design Downtown development, key corridors, 

city entries, neighborhood design, and 

hillside preservation are all addressed in 

this element. 

4: Housing This element consists of an update to 

demographic trends, housing characteristics, 

housing costs, development potential, 

constraints, and special housing 

needs. The city’s 2002 Housing Element 

policies are reviewed, and accomplishments 

noted. Housing opportunity sites 

are identifi ed, in addition to a discussion 

of quantifi ed objectives. Housing policies 

address rehabilitation, aff ordable 

housing, conversion, homeless shelters, 

and energy effi ciency. 

5: Transportation This element includes existing and proposed 

location of the roadway network, 

transit systems, bikeways and pedestrian 

paths, as well as scenic roadways. 

6: Public Services 

and Facilities 

Parks and recreation, public schools, 

water supply and conservation, sewer 

collection, solid waste, and fi re and 

police protection are all addressed in 

this element. 

How General Plan Addresses 

Mandated Topics 

Land Use Location of public facilities is addressed 

in Chapter 6: Public Services 

and Facilities, and areas subject to 

fl ooding hazards are defi ned in 

Chapter 12: Noise and Safety. Timber 

production does not occur within 

Santa Rosa, and is therefore not addressed. 

Housing 

Circulation

Table 1-1: Organization of General Plan Elements 

General Plan 

Element 

7: Open Space 

and 

Conservation 

8: Growth 

Management 

9: Youth and 

Family 

10: Economic 

Vitality 

11: Historic 

Preservation 

12: Noise and 

Safety 

13: Arts and 

Culture 

Topics Addressed by Element Required by 

State Law 

This element includes analysis of open 

space, agricultural resources, biological 

resources, and air quality. 

This element addresses the city’s 

Growth Management Program, including 

limits on residential development. 

Santa Rosa’s Urban Growth Boundary 

(UGB) is also discussed. 

This element addresses youth programs 

and childcare facilities. 

Economic and employment trends, 

redevelopment activities, and economic 

development strategies are presented 

in this element. 

This element identifi es historic 

structures and preservation districts 

within the city. Goals and policies are 

presented to ensure conservation, rehabilitation 

and reuse, as appropriate. 

Noise, geology and seismicity, fl ooding, 

hazardous materials, and wildfi res are 

all addressed in this element. Geologic, 

seismic, and fl ooding hazards are 

mapped. Discussion of noise includes 

noise sources, projected contours, and 

mitigation policies. 

Public displays of art and cultural facilities 

are addressed in this element. 

Conservation; 

Open Space 


How General Plan Addresses 

Mandated Topics 

Stormwater management and water 

supply are discussed in Chapter 6: 

Public Services and Facilities. Policies 

requiring open space for health and 

safety are contained within Chapter 

12: Noise and Safety. 

Safety; Noise Fire protection and water supply 

are addressed in Chapter 6: Public 

Services and Facilities. 

1-9

INTRODUCTION 

GOALS AND POLICIES 

Each element of the General Plan is organized to provide a short statement of existing 

conditions and vision, followed by goals and policies. In some instances, commentary is also 

included. 

1-10 

• Goals present broad policy direction; a larger end-state the city is hoping to achieve. 

• Policies provide more specifi c direction on how to achieve goals. Policies outline 

actions, procedures, programs, or techniques to attain the goals. Some policies 

include quantitative statements that can be implemented by city staff . 

• Commentary below some policies simply provides further discussion of and potential 

implementation for the policy statement. 

1-6 RELATIONSHIP TO OTHER DOCUMENTS 

Santa Rosa 2035 incorporates signifi cant policy direction from other plans. Policy references 

from the following plans are included in this document: 

• Bicycle and Pedestrian Master Plan 

• Citywide Creek Master Plan 

• Downtown Station Area Specifi c Plan 

• North Santa Rosa Station Area Specifi c Plan 

• Economic Sustainability Strategy 

• Northern Downtown Pedestrian Linkages Study 

• Recreation and Parks Business and Strategic Plan 

• Sebastopol Road Urban Vision and Corridor Plan 

• Southeast Area Plan 

• Southwest Area Plan 

• Climate Action Plan 

Th e Southeast and Southwest Area Plans are superseded with the adoption of this plan. Th e 

remainder of above-noted plans are in full eff ect and should be consulted for additional goals, 

policies, and information. 

Th e Climate Action Plan was adopted in 2012 in recognition that climate change poses a 

threat to Santa Rosa and the larger environment. Activities taking place within the City have 

an impact on global warming and climate change. Th e Climate Action Plan provides specifi c 

measures regarding how the City plans to reduce greenhouse gas emissions and outlines the 

eff ects of community wide actions on climate change.


In preparation of the prior general plan, Santa Rosa 2020, various background reports were 

prepared. Th ese reports may be reviewed at the City of Santa Rosa’s Department of Community 

Development. 

1-7 CHANGING THE GENERAL PLAN 

As the city’s premier policy document, the General Plan is not changed without good cause. 

Th e City Council, Planning Commission, or staff , in reviewing the General Plan, may fi nd that 

certain portions should be changed due to circumstances which arise within the community. 

Amendment of the General Plan may be necessary due to changing policies of the City Council 

or if it is found through periodic review that certain portions of the Plan are inadequate or do 

not meet the needs of the community. 

Th e General Plan Land Use Diagram or the text of any element may be amended. General 

Plan Amendment applications may be fi led by individual applicants or may be initiated by 

the Community Development Director, Planning Commission or City Council. Concurrent 

processing of General Plan Amendments with other land use applications is permitted. 

Applications for General Plan Amendment must address why an amendment is warranted, 

describe events which have rendered the General Plan inadequate or unattainable, and describe 

any studies which have brought policies or portions of the plan into question. 

Th e General Plan may be amended three times per year. Th e Planning Commission shall 

conduct hearings regarding General Plan Amendment applications in February, June and 

October of each year. Th e City Council shall conduct hearings after consideration of the 

Planning Commission, in March, July and November. To meet this hearing schedule, the 

following application deadlines are established: February 1 for hearing in June; June 1 for 

hearing in October; and October 1 for hearing in February. When the fi rst day of the month 

falls on a weekend, the following Monday is the fi nal day for submittal. 

1-11

2 

LAND USE AND LIVABILITY 

Th e text, goals, and policies of the Land Use and Livability Element and the Land 

Use Diagram (enclosed foldout) constitute the physical framework for the General 

Plan. Th e diagram designates the proposed general location, distribution, and 

extent of land uses. As required by state law, land use classifi cations, shown as 

color designations, symbols, or graphic patterns on the diagram, specify a range 

for population density and building intensity for each type of designated land use. 

Th ese standards of population density and building intensity allow circulation 

and public facility needs to be determined; they also refl ect the environmental 

constraints established by other elements of the General Plan. In addition, this 

element addresses livability – those qualities of the city that aff ect everyday 

living; such as how well the city works for its residents and workers, as well as how 

comfortable and enjoyable neighborhoods are. 

Th e Land Use and Livability Element incorporates signifi cant policy direction from 

other city planning documents that have relevant land use implications. Th ose 

policies are assigned a Land Use and Livability number and shown in the goals and 

policy section. Adopted city plans with land use implications and approved policies 

include the following: 

• North Santa Rosa Station Area Specifi c Plan 

• Downtown Station Area Specifi c Plan 

• Northern Downtown Pedestrian Linkages Study 

• Sebastopol Road Urban Vision and Corridor Plan 

• Southwest Area Plan 

• Southeast Area Plan 

Th e Southeast and Southwest Area Plans are supers eded with the adoption of the 

General Plan. Th e remainder of above-noted plans are in full eff ect and any physical 

development must be consistent with these documents and Santa Rosa 2035. 

2-1 VISION 

Santa Rosa’s growth has been compact, with urban development in 2035 contained 

within the Urban Growth Boundary (UGB). Downtown is the city’s primary activity 

node, and retail and multifamily development has occurred along regional/arterial 

corridors leading to downtown. Smaller-scale mixed use shopping centers are


interspersed throughout the city to provide residents easy access to daily shopping needs. New 

residential development has occurred in a variety of settings and housing types to meet the 

needs of a diverse population. 

Downtown is an energetic center of commerce in the North Bay. New offi ces, stores, hotels and 

cultural facilities have located here. Because of new housing development, downtown is vital 

during evenings and weekends. Th e new residents of downtown – families, students, seniors, 

and others – enjoy urban living, and are able to walk to jobs and shops. Railroad Square is a 

lively nucleus of galleries, shops, arts education workshops, and other cultural facilities. Some 

of the older industrial buildings to the north have been converted to live/work lofts and higher 

density residential. 

Major corridors leading into downtown have a boulevard character, with rows of trees, 

landscaped medians, bicycle lanes, and sidewalks. Sebastopol Road is the focus of activity 

in southwest Santa Rosa; it has pedestrian orientation, and among its attractions is an 

International Marketplace. Businesses along Mendocino Avenue serve students and workers 

of the adjacent Junior College. Santa Rosa Avenue features regional shopping destinations 

accessible by automobile, transit, or bicycle. Th e city’s largest retail and offi ce center outside of 

downtown is the Fountaingrove Parkway/Old Redwood Highway area, which is complemented 

by adjacent new business parks. 

2-2 EXISTING LAND USES 

Since its incorporation in 1868, with an area of about one square mile and 900 residents, 

Santa Rosa has evolved into the commercial, fi nancial, medical, and industrial center of the 

North Bay. Santa Rosa is also the largest city between San Francisco and Eugene, Oregon. 

Santa Rosa voters approved a fi ve-year UGB in 1990, and a 20-year UGB measure in 1996, 

assuring that the current UGB will not be signifi cantly changed at least until 2016. Th e UGB 

encompasses 45 square miles. Figure 2-1 shows the city limits, UGB, and Planning Area. 

Santa Rosa has a traditional downtown, which, together with the nearby Santa Rosa Junior 

College (JC) area, holds approximately one-quarter of the 16.5 million square feet of 

commercial/offi ce space within the UGB. About half of the city’s commercial acreage (660 acres 

of a total of 1,370 acres) is in strip retail uses. Another 10.6 million square feet of industrial 

space is scattered in peripheral locations. Th e city’s residential neighborhoods are diverse, 

ranging from the traditional - such as JC, Burbank, and West End – with grid street patterns 

and moderately high densities, to low density hillside neighborhoods such as Chanate/Hidden 

Valley, Rincon Valley, and Fountaingrove. With the exception of downtown, land uses are 

contained in single-use districts, and mixed use (residential and non-residential) development 

is sparse. Approximately 16 percent of land (approximately 4,655 acres of a total of 29,140 

acres) within the UGB is vacant. 

2-2

Figure 2-1 

Planning Boundaries 

MA R K WEST SPRINGS RD 

SHILOH RD 

Urban Growth Boundary 

OLD REDWOOD HWY 

101 

Planning Area 

AIRPORT BLVD 

City Limits 

N LAUGHLIN RD 

W E E K S 

R I N C O N 

C R E E K 

BR U SH C REEK 

RD 

RIVER 

Brush Creek Reservoir 

CREEK 

FOUNTAINGROVE 

Fountaingrove Lake 

CREEK 

COFFEY LN 

C R E E K 

MONTECITO BL VD 

HOPPER AVE 

DU CKER 

CR E E K 

P K Y 

PINER 

CREEK 

L A G U N A 

A U S T I N 

MIDDLE R I NCON RD 

BRUSH CREEK RD 

CHA NATE RD 

MISSI ON BLVD 

D E 

C R E E K 

FRANKLIN AVE 

STEELE LN 

C R E E K 

C ONTROL 

G ORD O N CRE E K 

SA N T A R O S A 

FLOOD 

S A 

P E T E R SO N 

CREEK 

S A N T A R O 

4TH ST 

PI NER 

ABRAMSON 

C R E E K 

S A N T A R O S A 

SONOMA HWY 

CREEK 

SPRING 

5TH ST 

D ST 

WILSON ST 

C R E E K 


BETHA R DS DR 

BICE NTENNI AL WA Y 

PINER RD 

MONTG OMERY 

CLEVELAND AVE 

12 

DR 

Spring Lake 

Lake Ralphine 

NORTH ST 

MENDOCINO AVE 

GUERNEVILLE RD 

SUMMERFIELD RD 

SONOMA AVE 

COLLEGE AVE 

N DUTTON 

W COLLEGE AVE 

W 9TH ST 

HOEN AVE 

YULUPA AVE 

FARMERS LN 

A V E 

FULTON RD 

Annadel 

State 

Park 

E ST 

W 3RD 

S E ST 

ST 

STONY POINT RD 

12 

BENNETT VALLEY RD 

BROOKWOOD AVE 

SEBASTOPOL RD 

Lake Ilsanjo 

OCCIDENTAL RD 

C O LG A N 

CORBY AVE 

DUTTON AVE 

C R E E K 

NORTHPOINT PKY 

HEARN AVE 

C R E E K 

YOLANDA AVE 

R O S E L A N D 

S WRIGHT RD 

12 

Bennett Mountain 


Matanzas Creek Reservoir 

LUDWIG AVE 

Taylor Mountain 

PETALUMA HILL RD 

SANTA ROSA AVE 

BELLEVUE AVE 

C R E E K 

STANDISH AVE 

G A N 

C O L 


TODD RD 

Existing/Proposed 

101 

Highway 

Regional/Arterial Street 

0 1 

2 4 

Miles 

SNYDER LN 

Transitional/Collector Street 

Conceptual Local Street


2-3 LIVABILITY 

2-4 

Public 

Open Space 

Source: City of Santa Rosa 

Vacant 

Land Use Distribution (2007) 

Santa Rosa UGB 

Industrial 

Residential 

Commercial/Office 

Th e concept of livability is complex and encompasses many aspects of daily urban life. For 

many urban residents, livability encompasses such diverse qualities as the health of the 

environment, protection from natural disasters, and absence of crime, as well as opportunities 

for employment, aff ordability of housing, and the quality of schools and public services. Santa 

Rosa is valued by its residents for its livability – its comfortable neighborhoods, its relaxed 

“small town” lifestyle, its vital downtown, its climate, and its beautiful setting in California 

farming and wine country. 

Livability is aff ected by all scales of urban form, from the design of individual homes and yards, 

to neighborhood streets and parks, to citywide systems of regional/arterial streets and open 

space corridors. A highly livable city works at each scale. Th e physical form of a neighborhood 

– the character and pattern of streets, the land use pattern, the quality of its public spaces, 

the landscape and natural features, the quality and character of its built form – contributes 

signifi cantly to its livability and long term success as a neighborhood. It respects the natural 

setting and builds on its landscape qualities as well as on its history, providing visible 

connections with its past. Chapter 3: Urban Design Element provides additional discussion and 

policy framework relating to neighborhood design. 

Santa Rosa has enhanced its livability through the use of sustainable materials and effi cient 

design of the built environment. With its emphasis on multimodal transportation systems 

and initiation of green building programs, the city is producing less waste and pollution and 

reducing greenhouse gas emissions.

GREEN BUILDING REQUIREMENTS 


Santa Rosa adopted the voluntary Santa Rosa Build It Green (SR BIG) Program in 2004. 

Shortly thereafter, a more aggressive approach was needed to achieve the greenhouse gas 

(GHG) reduction targets the City Council established in 2005. In 2007 the Santa Rosa City 

Council adopted specifi c and mandatory green building standards for all new residential, 

commercial, industrial, and municipal construction eff ective in 2008. 

In 2010 the City Council adopted the Cal Green building code and established a Tier 

One standard requirement for all construction, which is one level beyond the basic state 

requirements for green building. 

Existing building stock in Santa Rosa is a substantial contributor to energy ineffi ciencies and 

community-based GHG emissions. A city program to improve energy effi ciency in existing 

buildings will help reduce this impact. Th e state has approved legislation (AB 811) to help 

owners of existing buildings fi nance the costs of energy effi ciency improvements. Th e City 

of Santa Rosa in partnership with the County of Sonoma is facilitating the Sonoma County 

Energy Independence Program (SCEIP) which provides fi nancing for energy effi ciency upgrades 

to homes and businesses in Sonoma County. If City Council chooses to provide direction, the 

city may develop its own program as well as participate in the county-wide SCEIP program 

which establishes parameters for retrofi t of existing buildings. 

2-4 LAND USE CLASSIFICATIONS 

Th e classifi cations in this section represent adopted city policy. Th ey are meant to be broad 

enough to give the city fl exibility in implementation, but clear enough to provide suffi cient 

direction to carry out the General Plan. Th e city’s Zoning Code contains more detailed 

provisions and standards. More than one zoning district may be consistent with a single 

General Plan land use classifi cation. Table 2-1 shows the allowed density and intensity of each 

land use classifi cation. Th e section on Parks and Recreation contains information on diff erent 

types of city parks and with the exception of “Parks and Recreation,” does not contain specifi c 

land use classifi cations. 

Th e General Plan Land Use Diagram is enclosed as a separate fold-out map. Th e Land Use 

Diagram and Urban Growth Boundary are parcel specifi c. A parcel’s land use designation can 

be determined by viewing the Diagram. Proposed park locations are not parcel specifi c, and red 

tree symbols identify the general vicinity of a future park. Figure 2-2 illustrates the land use 

classifi cations within the downtown area. 

2-5


Table 2-1: Permitted Densities/Intensities under General Plan 

Residential 

2-6 

Land Use 

Residential Density 

(housing units/gross acre) 

Residential Density 

Mid-Point (housing 

units/gross acre) 

Square Feet per 

Employee 

Country 0.05-0.2 – – 

Very Low Density 0.2-2.0 1.0 – 

Low Density/Open Space 2.0-8.0 4.0 – 

Low Density 2.0-8.0 5.0 – 

Medium Low Density 8.0-13.0 10.0 – 

Medium Density 8.0-18.0 13.0 – 

Medium High Density 18.0-30.0 24.0 – 

Mobile Home Parks 4.0-18.0 10.0 – 

Transit Village Medium 25.0-40.0 - 300 

Transit Village Mixed Use 

Commercial 

40.0 minimum - 300 

Retail and Business Services – – 300 

Offi ce – – 250 

Business Park 

Industrial 

– – 350 

Light Industry – – 400 

General Industry – – 400 

Public/Institutional – – 300 

Notes: 1. Density bonuses granted for provision of aff ordable housing or public amenities, up to 25 percent greater than maximum. 

2. Density/Intensity standards not included for Parks and Recreation, Open Space and Agriculture land use classifi cations.

9TH ST 

WILSON ST 

|ÿ 12 

DAVIS ST 

3RD ST 

(/ 101 

MENDOCINO AVE 

B ST 

1ST ST 

COLLEGE AVE 

7TH ST 

D ST 


4TH ST 

3RD ST 

E ST 

SONOMA AVE 

BROOKWOOD AVE 

Figure 2-2 

Downtown Land Uses 

KKKKK 

Low Density Residential 

Medium Low Density Residential 

Medium Density Residential 

Medium High Density Residential 

Transit Village Medium 


Retail & Business Services 

Office 

Light Industry 

General Industry 

Public/Institutional 

Parks and Recreation 

Downtown Boundary 

Creek 

Note: Stripes indicate areas designated 

for multipe land uses. Single use or a 

mix of uses is permitted.

RESIDENTIAL 


Seven residential land use classifi cations are established to provide for development of a 

full range of housing types. Densities are stated as number of housing units per gross acre 

of developable land, provided that at least one housing unit may be built on each existing 

legal parcel designated for residential use. Gross acreage includes the entire site acreage. 

Development is required within the density range (both maximum and minimum) stipulated in 

the classifi cation. 

Some residential use classifi cations include descriptions of housing types that are permitted 

in the classifi cation. Mobile home developments, if within the stipulated density range of a 

residential classifi cation, are permitted in all residential categories. In addition to housing type 

and density standards stipulated below, the Zoning Code establishes development standards, 

parking, and other requirements. 

Second units permitted by local regulation, as stipulated in the Zoning Code, are in addition to 

densities otherwise permitted. Density bonuses may be approved for projects with aff ordable 

housing and housing for elderly residents with specifi c amenities designated for residents, 

provided the design and development standards are in conformance with those specifi ed in the 

Zoning Code. 

Country Residential 

Five to 20 acres per residential unit, with no service by a public sewer system. Th e term 

“Country” is used to avoid confusion with the Rural Residential classifi cation in the Sonoma 

County General Plan, which permits much higher densities. Th is designation is applied only to 

areas outside the UGB. 

Very Low Density 

Residential development from 0.2 to 2.0 units per gross acre (i.e., 0.5 to 5.0 acres per unit). 

Th is density range accommodates rural and hillside developments within the UGB and is 

intended for single family detached units, but clustered single family attached and multifamily 

may be permitted. 

Low Density/ Open Space 

Single family residential development at density of 2.0 to 8.0 units per gross acre, assumed at 

only 80 percent of each site due to wetlands constraints. Th e classifi cation is mainly intended 

for detached single family dwellings, but attached single family and multiple family units may 

be permitted. 

Low Density 

Single family residential development at density of 2.0 to 8.0 units per gross acre. Th e 

2-9


classifi cation is mainly intended for detached single family dwellings, but attached single family 

and multiple family units may be permitted. 

Medium Low Density 

Housing at densities from 8.0 to 13.0 units per gross acre. Th e classifi cation is intended 

for attached single family residential development, but single family detached housing and 

multifamily development may be permitted. Development at the mid-point of the density 

range is desirable but not required. 

Medium Density 

Housing densities from 8.0 to 18.0 units per gross acre. Th is designation permits a range of 

housing types, including single family attached and multifamily developments, and is intended 

for specifi c areas where higher density is appropriate. New single family detached housing is 

not permitted except in historic preservation districts and historic neighborhoods where single 

family detached units are allowed. 

Medium High Density 

Residential development, with densities ranging from 18.0 to 30.0 units per gross acre. Th is 

designation permits a range of housing types, including single family attached and multifamily 

developments, and is intended for specifi c areas where higher density is appropriate. Single 

family detached housing is not permitted. 

Mobile Home Parks 

Residential mobile home development of two or more mobile home units, with densities 

ranging from 4.0 to 18.0 units per gross acre. Mobile homes are the only allowed housing type. 

MIXED USE SITES AND CENTERS 

Mixed use development is planned downtown and in specifi c neighborhood and community 

shopping centers. Around existing and proposed rail and bus transfers locations, Transit Village 

Medium and Transit Village Mixed Use is designated. While Transit Village Medium is more 

residential in nature, ground fl oor retail is desirable, especially downtown. Neighborhood and 

community shopping centers designated for a mix of retail and medium density residential 

land uses are identifi ed with a symbol on the Land Use Diagram. 

In addition, there are several areas outside downtown and neighborhood and community 

shopping centers which have been designated for multiple land uses. Th ese areas are 

distinguished by a striped pattern on the Land Use Diagram. Single or multiple uses are 

allowed in these areas, consistent with land use designations. 

2-10


Th is classifi cation is intended to accommodate mixed 

use development within approximately one-half mile 

of a transit facility. Development should transition 

from less intense uses at the outlying edges to higher 

intensity uses near the transit facility. Residential uses 

are required, and ground fl oor neighborhood serving 

retail and live–work uses are encouraged. Housing 

densities range from 25.0 to 40.0 units per gross acre. 


Th is classifi cation is intended to accommodate a 

well integrated mix of higher intensity residential, 

offi ce and commercial uses within one-quarter mile 

of a transit facility. Development is designed and 


Neighborhood and community shopping 

centers provide grocery and other daily 

services, as well as community gathering 

spaces. 

oriented to create a central node of activity at or near the transit facility. Housing densities 

shall be a minimum of 40.0 units per acre; there is no maximum density requirement for this 

designation. 

Community Shopping Center 

Th e vision for Community Shopping Centers is a complex of retail services and enterprises 

anchored by a large grocery store, and serving a community clientele. Typical uses include 

restaurants and shops off ering convenience goods. Th ese sites are located in areas surrounded 

by residential development and are intended to be walkable centers of neighborhoods and 

to intensify with a mixture of uses that would meet the shopping needs for surrounding 

neighborhoods and provide housing integrated with the commercial development. 

Residential uses shall be incorporated into the overall design but may be provided over time 

as part of a phased development. Existing community shopping centers are not required to 

include residential uses for minor alterations or reoccupancy, but would be required to evaluate 

and demonstrate through site planning that future residential would not be precluded when 

signifi cant additions or reconstruction are proposed. Proposed new community shopping 

centers include three in southwest, one in southeast, and one in northwest Santa Rosa. 

Neighborhood Shopping Center 

A small complex of retail and service enterprises providing shopping and services to satisfy 

the day-to-day needs of local neighborhoods and workplaces. Typical neighborhood center 

uses include small grocery stores, restaurants, barber or beauty shops, cleaners, shoe repair, 

and shops off ering convenience goods. Residential development is encouraged but not 

required. Proposed new neighborhood shopping centers include three in southwest and three 

in southeast Santa Rosa. New neighborhood centers in other areas of the city are not shown 

on the Land Use Diagram and are allowed in any land use designation where they can be 

supported. 

2-11


COMMERCIAL 

Retail and Business Services 

Allows retail and service enterprises, offi ces, and restaurants. Regional centers, which are 

large complexes of retail and service enterprises anchored by one or more full line department 

stores, and destination centers, which are retail centers anchored by discount or warehouse 

stores, are allowed. Large grocery stores are expressly permitted in Community Shopping 

Centers and downtown only, and may be considered through a Conditional Use Permit process 

on other commercial sites. 

OFFICE 

Provides sites for administrative, fi nancial, business, professional, medical, and public offi ces. 

BUSINESS PARK 

Planned, visually attractive centers for businesses which do not generate nuisances ( noise, 

clutter, noxious emissions, etc). Th is designation accommodates campus-like environments for 

corporate headquarters, research and development facilities, offi ces, light manufacturing and 

assembly, industrial processing, general service, incubator-research facilities, testing, repairing, 

packaging, publishing and printing, and research and development facilities. Warehousing and 

distribution facilities, retail, hotels, and residential uses are permissible on an ancillary basis. 

Restaurants and other related services are permitted as accessory uses. Outdoor storage is not 

permitted. 

INDUSTRIAL 


Accommodates light industrial, warehousing and heavy commercial uses. Uses appropriate 

to this land use category include auto repair, bulk or warehoused goods, general warehousing, 

manufacturing/assembly with minor nuisances, home improvement retail, landscape 

materials retail, freight or bus terminals, research oriented industrial, accessory offi ces, and 

employee-serving commercial uses, and services with large space needs, such as health clubs. 

Professional offi ce buildings are not permitted. 


Provides areas for manufacturing and distribution activities with potential for creating 

nuisances, along with accessory offi ces and retailing. Unrelated retail and service commercial 

uses that could be more appropriately located elsewhere in the city are not permitted. Uses 

may generate truck traffi c and operate 24 hours a day. 

PUBLIC/INSTITUTIONAL 

An area or cluster of governmental or semi-public facilities, such as hospitals, utility facilities, 

2-12


and government offi ce centers, etc. Minor governmental offi ces located in a private building, 

places of religious assembly not occupying extensive land areas, and similar facilities are 

not shown on the General Plan Diagram. New facilities may be appropriate in any land use 

category based on need and subject to environmental review. 

PARKS AND RECREATION 

Neighborhood, community, and citywide parks and special purpose parks and facilities 

including recreation complexes, golf courses, and creekways are all part of the city’s park 

system. Th e “R” symbol on the Land Use Diagram indicates a resort facility. Park facilities are 

categorized as follows: 

Neighborhood Parks 

City- or county-owned land intended to serve the recreation needs of people living or working 

within one-half mile radius of the park. Neighborhood parks are generally more than two acres 

in size but less than ten acres. Th ey provide spaces for informal or casual play, family or small 

group activities such as picnics, community gardens, children’s play areas, a special feature 

such as a splash area, hard court or multi-use fi eld space for fi tness, and passive natural areas. 

Th e city aims to provide access to neighborhood parks within one-half mile of residential 


Community Parks 

Land with full public access intended to provide recreation opportunities beyond those 

supplied by neighborhood parks. Community parks are larger in scale than neighborhood 

parks (generally 10-25 acres in size). Th ey provide spaces for organized sports, larger group 

events, children’s play areas, several unique features, pathways and natural areas, community 

gardens and recreational facilities such as community centers. Th e city aims to provide access 

to community parks within one mile of residential neighborhoods. 

Citywide Parks 

Generally larger than 25 acres, they include special signature elements such as lakes, sports 

complexes, an amphitheater, lighted features, recreational facilities and buildings, large play 

structures, and spaces for large group activities such as citywide camps or corporate picnics. 

Th ese facilities are used by residents throughout the city. 

Special Purpose Parks and Facilities 

Park lands generally designated for single use such as golf courses, heritage museums, botanical 

gardens, and environmental interpretive experiences. Th ese facilities are used by residents 

throughout the city. 

Park Identifi cation on the General Plan Land Use Diagram: Existing and proposed parks 

are identifi ed on the Land Use Diagram. Existing parks are identifi ed in green showing the 

2-13


approximate extent and boundaries of the park. Proposed neighborhood parks are identifi ed 

with small red tree symbols. Proposed community and citywide parks are identifi ed with large 

red trees symbols in the vicinity of the proposed parkland. Th e location of proposed park 

facilities is not site specifi c; the tree symbols identify the general vicinity where a park facility is 

needed. 

Public Plazas and Gathering Places: In addition to neighborhood, community, citywide and 

special purpose parks and facilities, the City of Santa Rosa encourages the development of 

public plazas and gathering places. While they are not part of the park standard of 3.5 acres/ 

thousand residents, these spaces have an important role in connecting residents and visitors 

to the wider network of parks, creek trails, and bike and pedestrian pathways. Th ese spaces 

are defi ned as follows: Generally less than two acres in size; they contain vegetation ( trees, 

grass, greenery) when possible and are generally pursued when there is not adequate space for 

a neighborhood park. Th ey provide connectivity to pathways and trails or commercial centers. 

Th ey can take the form of a trailhead that is improved as a small plaza, a small area with special 

amenities for relaxation or public art, or areas that are sometimes referred to as “pocket” parks 

where benches and/or a tot lot may be available. Th e city aims to provide access to public plazas 

and gathering places within one-quarter mile of residential neighborhoods. 

Open Space Areas: In addition to larger open space areas, some areas of open space and 

undeveloped parkland are components of many of the city’s parks within the categories 

defi ned above. Other larger open spaces are preserved for a variety of purposes, often in 

association with other agencies. 

OPEN SPACE 

Areas with special environmental conditions or signifi cance, subject to wildfi re or geologic 

hazards, or watershed or important wildlife or biotic habitat. Where otherwise not excluded 

by noise, aircraft safety or other environmental standards, residential development is generally 

permitted at a density not to exceed one housing unit per 40 acres. Th e Sonoma County 

Zoning Ordinance may establish larger minimum parcel sizes for areas outside the UGB. 

AGRICULTURE 

Th is classifi cation is applied only to sites outside the UGB. Includes orchards and cropland, 

grasslands, livestock, and related processing and distribution facilities. Residential density may 

not exceed one housing unit per 20 acres, provided that one housing unit is allowed on each 

existing parcel. Agriculture is permitted with fewer restrictions on keeping animals than in the 

residential classifi cations. 

2-14

2-5 POPULATION AND EMPLOYMENT 


Given the development pace established in the city’s Growth Management Program, Santa 

Rosa has land within its UGB for urban development through 2035. Th e General Plan 

refl ects appropriate urban designations on all lands within the UGB, including vacant and 

underdeveloped areas. Th e Growth Management Element of the General Plan paces residential 

development in order to manage population growth through 2035. 

POPULATION 

With the development pace established in the Growth Management Element, population 

within Santa Rosa’s UGB is expected to reach a total of 237,000 by 2035. (Table 2-2). 

Approximately 25,225 new housing units will be developed within the UGB. However, it is not 

possible to predict the specifi c location or distribution of these housing units; market trends 

and/or environmental constraints will direct this growth. 

Table 2-2: Projected Housing and Population at Buildout 

Existing (2007) 

Housing Units 

Additional Housing 

Units 

Housing Units 

at Buildout 

Household 

Population at Total Popula- 

Buildout tion at Buildout 

Employed 

Residents at 

Buildout 

Santa Rosa UGB 71,070 25,225 96,295 232,360 237,000 125,180 

EMPLOYMENT 

Buildout of non-residential land uses designated in the Santa Rosa General Plan are estimated 

to result in an addition of 30,400 jobs, by 2035. Table 2-3 shows that employment will total 

128,400 at full buildout. 

Table 2-3: Projected Employment at Buildout 

Existing (2007) 

Employment 

Additional 

Employment 

Employment 

at Buildout 

Santa Rosa UGB 97,980 34,120 132,100 

2-15


2-6 GOALS AND POLICIES 

LUL-A Foster a compact rather than a scattered development pattern in order to 

reduce travel, energy, land, and materials consumption while promoting 

greenhouse gas emission reductions citywide. 

LUL-A-1 As part of plan implementation – including development review, capital 

improvements programming, and preparation of detailed area plans – foster 

close land use/transportation relationships to promote use of alternative 

transportation modes and discourage travel by automobile. 

LUL-A-2 Annex unincorporated land adjacent to city limits and within the Urban 

Growth Boundary, when the proposal is timely and only if adequate services 

are available. Ensure that lands proposed for annexation provide a rational 

expansion and are contiguous to existing urban development. 

LUL-A-3 Require development in county areas within the Santa Rosa Urban Growth 

Boundary to be built to City of Santa Rosa standards to ensure consistency upon 

annexation. 

LUL-A-4 Review the policy of providing city services to county areas prior to annexation. 

Evaluate the following: 

2-16 

Annexation prior to allowing development; 

City and county development standards; 

Payment of development impact fees; and 

Agreements with county for provision of services. 

LUL-B Promote planning as a positive, cooperative community function. 

LUL-B-1 Promote and participate in cooperative planning eff orts with Sonoma County 

and its cities, especially related to countywide and sub-regional issues such as 

transportation, waste management, and aff ordable housing. 

LUL-B-2 Review the General Plan annually and assess the implementation of its goals and 

policies. 

LUL-B-3 Conduct regular meetings of Santa Rosa and Sonoma County staff and Planning 

Commissions to coordinate land use issues of mutual concern within the Urban 

Growth Boundary.

DOWNTOWN 


LUL-C Maintain downtown as the major regional offi ce, fi nancial, civic, and 

cultural center in the North Bay, and a vital mixed-use center. 

LUL-C-1 Promote downtown as the center of the business, residential, social, and 

civic life of Santa Rosa by directing high intensity offi ce uses, government, 

residential, and entertainment uses to locate downtown. 

LUL-C-2 Review parking regulations downtown to consider its role as a pedestrian- and 

transit-friendly center. 

LUL-C-3 Establish development standards in the Zoning Code to reinforce downtown’s 

traditional development pattern. Th ese should include: 

Maximum build-to lines for development; 

Upper-story stepback requirements; and 

Reduced setback requirements for residential areas. 

LUL-C-4 Control the development of new theaters through the Conditional Use Permit 

process. If a theater is proposed outside downtown, give consideration to the 

economic eff ects of the proposed theater on downtown theaters. 

LUL-C-5 Encourage the development of a performing 

arts center in downtown. 

LUL-C-6 Encourage a new grocery store in the 

downtown area. 

LUL-C-7 Permit residential uses in all land use 

categories within downtown. 

LUL-C-8 Allow buildings up to 10 stories in height 

within downtown except buildings up to 

12 stories are allowed downtown at 740 

Downtown serves as the region’s major 

employment center. 

and 770 Th ird Street and 100 D Street and up to 14 stories is allowed downtown 

at 620 Th ird Street. 

LUL-C-9 Preserve and protect the character of older established residential 

neighborhoods within and adjacent to downtown. Promote the retention of 

existing housing units when possible, especially those located in structures of 

2-17


2-18 

architectural or historic interest and signifi cance through a “no net housing loss 

policy.” Permit developments that will result in net loss of housing units only 

with fi ndings that such loss would be unavoidable and that new development 

would provide greater public benefi ts. 

LUL-D Foster compact, vibrant, and continuous retail at the core of downtown. 

LUL-D-1 Require that the fi rst fl oor of downtown buildings house activity generating 

uses such as retailing, entertainment and dining establishments, theaters 

and galleries, except as specifi ed in Appendix B of the Downtown Station Area 

Specifi c Plan. Upper fl oors of downtown buildings may also contain such uses. 

Th e intent is to foster a compact, walkable core with continuous street-level retail and 

activity at the heart of downtown. 

LUL-D-2 Require that uses such as parking garages and theaters provide ground-level 

uses that generate activity or provide visual interest, and are compatible with 

surrounding ground-level uses. 

RESIDENTIAL 

LUL-E Promote livable neighborhoods by requiring compliance with green building 

programs to ensure that new construction meets high standards of energy 

effi ciency and sustainable material use. Ensure that everyday shopping, 

park and recreation facilities, and schools are within easy walking distance 

of most residents. 

LUL-E-1 Provide new neighborhood parks and recreation facilities, elementary schools, 

and convenience shopping in accordance with the General Plan Land Use 

Diagram and Table 2-4 below: 

Table 2-4: Proposed Neighborhood Improvements 

Quadrant Parks and Recreation Schools Convenience Shopping 

Northeast 2 Neighborhood Parks 

Northwest 5 Neighborhood Parks Community Shopping Center 

Southeast 

Southwest 

Community Park, 

5 Neighborhood Parks 

2 Community Parks, 

12 Neighborhood Parks 

Middle School 

Middle School, 

4 Elementary Schools 


3 Neighborhood Shopping Centers 

International Marketplace, 

2 Community Shopping Centers, 

3 Neighborhood Shopping Centers


LUL-E-2 As part of planning and development review activities, ensure that projects, 

subdivisions, and neighborhoods are designed to foster livability. 

Utilize the city’s Design Guidelines as a reference when evaluating the following 

neighborhood components: 

• Streets. Street design, traffi c calming, and landscaping can make great 

contributions to the creation of successful neighborhoods. Neighborhood 

streets should be quiet, safe, and accommodate pedestrians and bicyclists. 

• Connections. Neighborhoods should be well connected to local shops and 

services, public plazas and gathering places, park lands, downtown, schools, 

and recreation by adequate and safe streets, bike lanes, public pathways, 

trails, general infrastructure (e.g., sidewalks and crosswalks), and transit. 

• Public Spaces. Downtown serves as the most important public place in the 

city. Developments in the area should further this by incorporating natural 

features and bicycle/pedestrian connections, to encourage use and social 

interaction. 

• Neighborhood Character. Each neighborhood should maintain a distinct 

identity, such as the historic preservation districts featuring Victorian 

cottages and California bungalows. 

• Diversity and Choice. Neighborhoods should provide choices for residents 

with diff erent values. Diff erent housing types and locations within the city 

accommodate a diverse range of needs. 

LUL-E-3 Avoid concentration of large community 

care facilities in any single residential 

neighborhood. 

LUL-E-4 Protect the rural quality of Very 

Low Density areas within the Urban 

Growth Boundary through design and 

development standards in the Zoning 

Code, and development review. 

Residential neighborhoods should be designed 

to provide a pleasant pedestrian environment. 

LUL-E-5 Maintain the lower density character 

of the residential area west of Wright Road upon annexation to the city. Apply 

zoning that will disallow increased densities and further subdivision. Should 

increased densities be requested, require a land use plan for the entire area west 

of Wright Road within the Urban Growth Boundary addressing how that can 

be accommodated, with particular emphasis on pedestrian, bicycle, and motor 

vehicle circulation. 

2-19


LUL-E-6 Allow residential or mixed use development in the Retail and Business Services 

or Offi ce designations. 

LUL-E-7 Develop a zoning category to implement the complete neighborhoods concept 

to allow the development of compact, walkable, mixed use neighborhoods 

including various housing types, non-residential job generating uses, services, 

and public facilities which center on a square or green and which include a 

transit stop. Include criteria for the district’s application in developed and 

undeveloped sites, such as ideal size, and consider the use of form-based 

regulations. 

LUL-F Maintain a diversity of neighborhoods and varied housing stock to satisfy a 

wide range of needs. 

LUL-F-1 Do not allow development at less than the minimum density prescribed by each 

residential land use classifi cation. 

LUL-F-2 Require development at the mid-point or higher of the density range in the 

Medium and Medium High Density Residential categories. Allow exceptions 

where topography, parcel confi guration, heritage trees, historic preservation or 

utility constraints make the mid-point impossible to achieve. 

LUL-F-3 Maintain a balance of various housing types in each neighborhood and ensure 

that new development does not result in undue concentration of a single 

housing type in any one neighborhood. Downtown is excepted. 

LUL-F-4 Allow development on sites with a Medium Density Residential designation to 

have a maximum density of 24 units per gross acre (and up to 30 units per acre 

provided at least 20 percent of the housing units are aff ordable, as defi ned in 

the Housing Element), provided all of the following conditions are met: 

2-20 

• At least half of the site is within one-quarter mile of a potential rail transit 

station, transit mall or transfer station, or Community Shopping Center; 

• Direct pedestrian access, to the extent feasible, from the development to the 

transit facility or Community Shopping Center is provided; 

• Development is not fenced or walled-off from the surroundings; and 

• High level of pedestrian and bicycle orientation, evidenced through design 

review, is provided.

MIXED USE SITES AND CENTERS 

LUL-G Promote mixed use sites and centers. 


LUL-G-1 Develop the following areas as mixed use centers (see General Plan Land Use 

Diagram): 

Community Shopping Centers: 

South of Hearn Avenue, at Dutton Meadow Avenue 

West of Corporate Center Parkway, at Northpoint Parkway 

Piner Road, at Marlow Road 

Petaluma Hill Road, at Yolanda Avenue 

LUL-G-2 Require design of mixed use projects to focus residential uses in the upper 

stories or toward the back of parcels, with retail and offi ce activities fronting the 

regional/arterial street. 

Site design with residential uses at the rear is intended to reduce potential for housing 

units to exceed maximum noise levels along a regional/arterial street. 

LUL-G-3 Prepare and implement mixed-use zoning district(s) that provide development 

standards for mixed use sites and centers. District regulations should address: 

Minimum density and intensity requirements; 

Allowable uses; 

Building heights; 

Shared parking standards; and 

Prohibition of new auto-oriented 

and drive-through establishments. 

LUL-H Foster development of the South 

Santa Rosa Avenue area – from 

Bellevue Avenue to just north of 

Todd Road – with a mix of retail 

and residential uses, and with 

development character that is 

hospitable to pedestrians and 

bicyclists. 

Blighted commercial uses along South Santa 

Rosa Avenue provide redevelopment and 

intensifi cation opportunities. 

2-21


LUL-H-1 Work with Sonoma County on appropriate zoning for sites in this 

unincorporated stretch of Santa Rosa Avenue that would limit expansion of 

existing single-use, auto-oriented commercial establishments. 

LUL-H-2 Require that development and/or redevelopment in this street corridor triggers 

installation of landscaping, medians, trees, sidewalks, and bike and pedestrian 

facilities designed to city standards. 

LUL-H-3 Th e Montecito Center mixed use site shall be developed with a minimum of 

180 residential units. Th e residential units may be distributed throughout the 

approximately 18-acre site, as determined through the development review 

process. 

COMMERCIAL, OFFICE, AND INDUSTRIAL 

LUL-I Maintain vibrant, convenient, and attractive commercial centers. 

LUL-I-1 Provide a range of commercial services that are easily accessible and attractive, 

that satisfi es the needs of people who live and work in Santa Rosa and that also 

attracts a regional clientele. 

LUL-I-2 Encourage region-serving, high volume retail outlets to locate near freeway 

access (generally within one-half mile of Highway 101) to minimize traffi c on 

city streets. Do not allow regional-serving uses in residential neighborhoods. 

LUL-I-3 Allow neighborhood centers that include small grocery stores, cleaners, and 

similar establishments, where they can be supported, within walking distance of 

residential uses. Ensure that neighborhood centers do not create unacceptable 

traffi c or nuisances for residents due to the hours and nature of their operation, 

and are designed to facilitate walking and bicycling. 

2-22 

Residential developments which are not within walking distance of convenience 

shopping are encouraged to provide small centers envisioned by this policy. 

LUL-I-4 Distribute new Community Shopping Centers so that new centers containing a 

large grocery store are located at least one mile away from existing Community 

Shopping Centers. 

LUL-I-5 Allow large grocery stores on sites that are not designated as a Community 

Shopping Center provided that it is demonstrated that the proposed large 

grocery store will not impact the viability of similar uses at existing and planned 

Community Shopping Center sites.

LUL-I-6 Encourage upgrading of the area south 

of Todd Road to City of Santa Rosa 

standards prior to annexation to the 

city. Discourage new development along 

Santa Rosa Avenue and Highway 101 

until the area is annexed to the city, and 

ensure that it is sensitive to residential 

uses to the east. 

LUL-I-7 Require a detailed land use plan for the 

area south of Todd Road (including 

the Santa Rosa Avenue corridor and 

area west of Highway 101) prior to 


High quality architecture contributes to and 

enhances community identity. 

any annexation to the city or provision of services. Th e plan shall consider 

development of rail facilities, provision of services, appropriate mix of land uses, 

and open space. Th e city entry for both rail and motor vehicles is sensitive and 

requires design guidelines. Amend the General Plan upon completion of this 

plan to refl ect the results. 

LUL-I-8 Encourage commercial properties to be retrofi tted for energy effi ciency and 

water conservation. 

LUL-J Maintain the economic vitality of business parks and offi ces, and Santa 

Rosa’s role as a regional employment center. 

LUL-J-1 Maintain an adequate supply of employment centers in a variety of locations 

and settings to ensure the city’s continued economic vitality. 

LUL-J-2 Maintain space in business parks for distribution and research uses, not for 

primarily offi ce uses. Avoid the intrusion of offi ce uses that could diminish the 

economic vitality of business parks. 

LUL-J-3 Allow limited support retail and business services – such as cafes, delis, and 

dry-cleaners – where the land use classifi cation on the General Plan Land Use 

Diagram is Offi ce or Business Park. 

LUL-K Protect industrial land supply and ensure compatibility between industrial 

development and surrounding neighborhoods. 

LUL-K-1 Require industrial development adjacent to residential areas to provide buff ers, 

and institute setback, landscaping, and screening requirements intended to 

minimize noise, light, and glare and other impacts. 

2-23


LUL-K-2 Require that outdoor storage areas be screened from any public right-of-way. 

LUL-K-3 Allow continuance of existing light industrial uses in the area designated 

Retail and Business Services and zoned General Commercial east of Santa 

Rosa Avenue, south of Barham Avenue, west of Petaluma Hill Road and north 

of Flower Avenue until properties are ready to convert to retail uses. Allow 

expansion of buildings with light industrial uses up to 50 percent of existing 

fl oor area and reoccupancy of existing buildings with light industrial uses 

consistent with Light Industrial zoning standards, but do not allow construction 

of new light industrial buildings. 

DOWNTOWN STATION AREA SPECIFIC PLAN 

LUL-L Ensure land uses that promote use of transit. 

LUL-L-1 Establish land use designations and development standards which will result 

in a substantial number of new housing units within walking distance of the 

downtown SMART station site. 

LUL-L-2 Improve pedestrian, bicycle, and bus transit connections from surrounding 

areas to the downtown SMART station site as well as between neighborhoods 

surrounding the SMART station site. 

LUL-L-3 Create pedestrian friendly environments and provide convenient connections to 

the transit facility for all modes of transportation. 

LUL-M Ensure new development and streetscape projects provide pedestrian and 

bicycle circulation improvements. 

LUL-M-1 Coordinate with SMART to implement the regional pedestrian/bicycle pathway 

along the rail right-of-way. 

LUL-M-2 Require dedication of right-of-way for improvement and/or expansion of 

pedestrian and bicycle facilities where insuffi cient right-of-way currently exists. 

LUL-M-3 Within the specifi c plan area, give priority to pedestrian and bicycle 

improvements in the Railroad Square and Railroad Corridor Sub-Areas to 

promote use of these travel modes by those living or working in closest 

proximity to the station site. 

2-24


LUL-N Provide funding for public services and utilities in the plan area. 

LUL-N-1 Ensure private development provides its fair share of funding for necessary 

improvements to public services and utilities in the plan area. 

LUL-N-2 At such time as a citywide Community Facilities District is created and a 

requirement that all new development annex to that district, apply a similar 

requirement in the specifi c plan area. 

LUL-O Provide recreational and cultural facilities for visitors and residents of the 

specifi c plan area. 

LUL-O-1 Allow park fees paid on new residential units within the specifi c plan area to be 

used for development and improvement of cultural facilities in the downtown 

area. 

NORTHERN DOWNTOWN PEDESTRIAN LINKAGES STUDY 

LUL-P Enhance the Sixth/Seventh Street corridor in the northern downtown area. 

LUL-P-1 Work with the adjacent property owners to improve the Sixth/Seventh Street 

corridor between Morgan Street and B Street. Improvement eff orts should 

focus on: 

• Development of activity-generating land uses along the corridor; 

• Installation of roundabouts on A Street; 

• Re-alignment of Seventh Street between A and B Streets; and 

• Creation of a public plaza area on the north side of Seventh Street between A 

and B Streets. 

LUL-P-2 Pursue development of a park and/or amphitheater on the vacant land 

immediately west of the 2007 Sixth Street Playhouse. 

LUL-P-3 Develop designs and locational criteria for installation of features that identify 

gateway areas and historic districts within the downtown area. 

LUL-P-4 Use techniques such as special lighting, public art, and widened sidewalks to 

make the Sixth Street highway underpass area more attractive and comfortable 

for the pedestrian to use. 

LUL-Q Accommodate all modes of transportation along the Sixth/Seventh Street 

corridor (pedestrian, bicycle, automobile, and bus). 

2-25


LUL-Q-1 Install Class II bicycle lanes from Humboldt Street to Davis Street at the time 

the Sixth Street underpass at Highway 101 is opened to vehicular traffi c. 

LUL-Q-2 Ensure modifi cations and/or improvements to the public right-of-way between 

Adams Street and B Street are designed to accommodate bus circulation. 

LUL-Q-3 Require new development along the south side of West Sixth Street to dedicate 

suffi cient right-of-way for installation of angled parking spaces to off set parking 

impacts resulting from the installation of Class II bicycle lanes along the 

corridor. 

LUL-Q-4 Allow implementation of alternative approaches for accommodating pedestrian, 

bicycle and vehicle travel where right-of-way constraints exist and/or where 

widening of the right-of-way may compromise historic structures, scale or 

character. 

SOUTHWEST AREA PLAN 

LUL-R Establish rational patterns of population densities, transportation, and 

services 

LUL-R-1 Require that neighborhoods be comprised of a mix of residential housing types 

and neighborhood serving facilities which support one another. Regional 

serving uses are not permitted within residential neighborhoods. 

LUL-S Develop an attractive, safe, and extensive network for pedestrian and 

bicyclist movements. 

LUL-S-1 Use special pavement treatments to minimize long term maintenance costs, and 

consider adopting a performance standard which addresses the expectations and 

usage parameter for special pavement treatments. 

LUL-S-2 Provide for pedestrian walkways on all major roads and in all highway overcrossing 

designs. 

LUL-S-3 Link pedestrian and bicycle paths to community destinations ( parks, etc.), the 

surrounding rural countryside trail system, and the downtown area. 

LUL-S-4 Coordinate with the Sonoma County Parks Department regarding potential 

linkages to the rural countryside. 

2-26


LUL-T Preserve the Northwestern Pacifi c Railroad corridor for public and 

commercial transportation uses. 

LUL-T-1 Utilize the Northwestern Pacifi c corridor for public transportation uses and 

improve its long term viability by designating potential future rail stations/stops 

and intensive land use. 

LUL-U Preserve, as permanent open space, areas which contain state or federally 

listed rare and endangered species. 

LUL-U-1 Designate areas with state or federally listed endangered species as permanent 

open space. 

LUL-U-2 Utilize the Residential, Low Density/Open Space land use category as a “holding 

zone” for areas where the ultimate disposition of resources has not yet been 

determined. 

LUL-U-3 Develop plans for long term maintenance of permanent open space. 

LUL-U-4 Protect biologically sensitive habitats and incorporate riparian plant materials in 

the landscape plans for projects. 

SOUTHEAST AREA PLAN 

LUL-V Establish a land use pattern and residential environment which promotes 

effi cient, harmonious relationships between diff erent activities and 

reinforces the identity of the southeast area. 

LUL-W Encourage pedestrian activity at the community shopping center and 

neighborhood center and establish the neighborhood center as a visual focal 

point and center of social activity for local residents. 

LUL-W-1 Provide a human scale environment at the community and neighborhood 

shopping centers. 

LUL-W-2 Provide distinctive, high quality architectural and landscaping treatments in the 

design of the neighborhood center which promote social activity. 

2-27

Figure 2-3 


Area Plan Boundaries 


C O N T R O L 

F L O O D 

P I N E R C R E E K 

PETERSON CREEK 

HWY 

SPENCER AVE 

RAN GE 

JENNINGS AVE 

SONOMA 

S A N T A R O S A C R E E K 

BRYDEN LN 

RIDGWAY AVE 

AVE 

4TH ST 

NORTH ST 

HUMBOLDT ST 

MENDOCINO AVE 

MARLOW RD 

C R E E K 

P I N E R 

CREEK 

TALBOT AVE 

COLLEGE AVE 

W COLLEGE AVE 

SONOMA AVE 

AR R OY O S I E R R A C R EE K 

5TH ST 

S A N T A 

R O S A 

SPRING 

HOEN 

MENDOCINO AVE 

CLEVELAND AV E 

W 9TH ST 

Southeast Area Plan 

MATA N Z AS CR E E K 

AVE 

HOEN AVE 

YULUPA AVE 

FARMERS LN 

E ST 

D ST 

3RD ST 

VALLEJO ST 

WILSON ST 

C R E E K 

HALL RD 

Southwest Area Plan 

N DUTTON AVE 

CYPR ESS WAY 

S E ST 


W 3RD ST 

CREE K SIDE R D 

TACHEVAH DR 

BRITTAIN LN 

BROOKWOOD AVE 

OCCIDENTAL RD 

FULTON RD 

BARHAM AVE 

C R E E K 

ASTON AVE 

BETHARDS DR 

DUTTON AVE 

SEBASTOPOL RD 


CHICO AVE 

COLGAN AVE 

WEST AVE 

FRESNO AVE 

OCCIDENTAL RD 

CORBY AVE 

BURBANK AVE 

CORPORATE CENTER PKY 

FINLEY AVE 

PRICE AVE 

12 

GIFFEN AVE 

KAWANA SPRINGS RD 


COLGAN 

HEARN AVE 


YOLANDA AVE 

PEARBLOSSOM DR 

CREEK 

BURT ST 

DOWD DR 

S WRIGHT RD 

DUTTON MEADOW 



LUDWIG AVE 

BELLEVUE AVE 

C R E E K 


STANDISH AVE 

C O L G A N 

MOORLAND AVE 



Highway 



TODD RD 

LLANO RD 

0 0.5 

1 

Conceptual Local Street 

Miles 

101 

Planning Area 

Urban Growth Boundary

SEBASTOPOL ROAD URBAN VISION AND CORRIDOR PLAN 


LUL-X Create an active, mixed use community shopping center at the Roseland 

Village Shopping Center site on Sebastopol Road near Dutton Avenue and 

develop the Sebastopol Road area – from Stony Point Road to Dutton Avenue 

– with a mix of neighborhood uses, focusing on commercial activity and 

neighborhood services for the Roseland area. 

LUL-X-1 Require a one acre plaza facing Sebastopol Road including landscaping, a water 

feature and serving as a gathering place, to be incorporated into the design of 

the new center. 

LUL-X-2 Pursue development of an International Marketplace off ering crafts, food and 

wares of the many ethnic groups residing in Roseland. 

LUL-X-3 Require new buildings fronting Sebastopol Road to be located adjacent to the 

sidewalk to ensure an interactive relationship between the public realm and 

ground fl oor uses. 

LUL-X-4 Include strong pedestrian and bicycle connections from the shopping center and 

its plaza to the Joe Rodota Trail. 

LUL-X-5 Prohibit expansion of auto-oriented uses and require new development to 

be pedestrian-oriented. Require development along Sebastopol Road to have 

a majority of building frontage with zero setbacks and on-street parking to 

support merchants. 

LUL-X-6 Ensure that parking lots on adjacent developments provide pedestrian 

connections. 

LUL-Y Create a pedestrian friendly streetscape with a distinctive ambiance on 

Sebastopol Road from Stony Point Road to Olive Street. 

LUL-Y-1 Widen sidewalks as specifi ed in the Sebastopol Road Urban Vision and Corridor 

Plan to ensure a safe, pleasant pedestrian environment. 

LUL-Y-2 Incorporate bicycle lanes and a landscaped median along the corridor. 

LUL-Y-3 Install landscaping and new street furniture to tie the corridor together and 

make it a more lush and inviting street. 

2-29


LUL-Y-4 Require new development be oriented to the street and pedestrian friendly. 

LUL-Y-5 Require new development along the Joe Rodota Trail to be oriented to the trail, 

and where appropriate, to the proposed neighborhood park. 

NORTH SANTA ROSA STATION AREA SPECIFIC PLAN 

LUL-Z Provide for a comprehensive mix of transit-supportive land uses. 

LUL-Z-1 Support future transit improvements and ridership, and provide a signifi cant 

number of new residential units, through intensifi ed land uses and increased 

residential densities. 

LUL-Z-2 Support transit‐oriented development in the project area by allowing adequate 

intensity of use and requiring pedestrian‐oriented development (e.g., buildings 

along sidewalk, parking lots minimized). 

LUL-AA Provide multimodal connections throughout the project area. 

LUL-AA-1 Improve connections in the project area by creating new streets or extensions of 

existing streets, as identifi ed in the Plan. 

LUL-AA-2 Prioritize pedestrian and bicycle circulation improvements to promote use of 

these travel modes by those living and/or working in proximity to 

the SMART station. 

LUL-AA-3 Improve connectivity throughout the project area by creating new public or 

private streets that follow a grid pattern and by establishing maximum 

block lengths of no more than 500 feet, where feasible. 

LUL-BB Enhance quality of life in the project area by providing parks, trails, and 

recreational and cultural opportunities. 

LUL-BB-1 Require that new development provide pedestrian connections and public open 

spaces. 

LUL-BB-2 Promote youth and cultural activities within the Plan area. 

LUL-CC Promote economic activity that creates jobs and supports the transit- 

oriented environment. 

2-30


LUL-CC-1 Expand local‐serving retail and personal services uses to accommodate daily 

needs of station area users, visitors, employees, and residents within easy 

walking distance of residential areas and the SMART station. 

LUL-CC-2 Encourage unique local retail and service businesses to locate within the Plan 

area. 

LUL-CC-3 Encourage the development of new jobs in the Plan area, including “green‐tech” 

jobs. 

LUL-DD Create active, pleasant streetscapes and public spaces. 

LUL-DD-1 Promote activity‐generating retail establishments, such as cafés, coff ee shops, 

and newsstands, near the SMART station and on the ground fl oor of any parking 

garages developed on the site. 

LUL-DD-2 Provide pedestrian amenities, such as lighting, benches and canopy trees, with 

a consistent visual appearance throughout the project area to encourage walking, 

identify pathways, and make the station area a comfortable and easy place to pass 

through or visit. 

LUL-EE Support anticipated level of development intensity in project area with 

adequate infrastructure. 

LUL-EE-1 Provide utility upgrades as needed to support increased density and intensity in 

the area. 

LUL-FF Provide funding for public services and utilities in the plan area. 

LUL-FF-1 Ensure that private development provides its fair share of funding for necessary 

improvements to public services and utilities in the Plan Area. 

Please note: Streetscape and design issues are addressed in the Urban Design Element 

(Chapter 3). Policies addressing open space designations are located within the Open 

Space and Conservation Element (Chapter 7). Parks and recreation uses are located 

within the Public Services and Facilities Element (Chapter 6). Flooding is addressed in 

the Noise and Safety Element (Chapter 12). 

2-31

3 

URBAN DESIGN 

Th is element addresses the visual quality and character of the built environment 

of Santa Rosa as well as ways of making the city more comfortable and usable for 

residents. An important role of the Urban Design Element is to identify those 

qualities that make Santa Rosa a special place. Th e major topics addressed by 

urban design policies include downtown, major city entries, neighborhood design, 

and hillside development. “Livable streets,” which is also an important aspect of 

urban design (design and integration of alternative modes), are addressed in the 

Transportation Element. 

Established in 1973, the Design Review Board is responsible for review of public and 

private development proposals, with an emphasis on the architectural, aesthetic, 

and site planning features of changes to the built environment. Th e Design 

Review Board uses the Design Guidelines: City of Santa Rosa 2002 to review site and 

building design in commercial and residential projects. Th ose, together with the 

development standards in the Zoning Code, should be consulted prior to project 

design. 

3-1 VISION 

Santa Rosa’s downtown is the heart of the city in 2035. Th e scale of downtown 

relates to the pedestrian through ground-fl oor commercial uses, wide sidewalks, 

benches, street trees, and trash and recycling bins. Entertainment uses, offi ces, 

and restaurants provide a vibrant economic base for the downtown, which draws 

residents and visitors both in the daytime and in the evening. 

Th e city also features safe, livable neighborhoods. Residents are able to walk and 

bike comfortably from their homes to local markets and convenience services. 

Neighborhood parks provide youth and adults with varied recreational options. Th e 

physical form of a neighborhood – the character and pattern of streets, the land use 

pattern, the quality of public spaces, the landscape and natural features, and the 

massing of materials of its built form – contributes signifi cantly to its livability and 

long term success as a neighborhood.

URBAN DESIGN 

Santa Rosa also features districts that build on their unique natural and historical features to 

achieve identity. Newer neighborhoods feature distinct architectural identities, while street 

and path connections provide linkages between diff erent areas. New development respects the 

city’s natural setting, located between the Sonoma Mountains and Laguna de Santa Rosa, and 

builds on its landscape qualities. 

3-2 DOWNTOWN 

Downtown Santa Rosa is generally bound by College 

Avenue on the north, Brookwood Avenue on the east, 

Santa Rosa Creek/Sonoma Avenue on the south, 

and the North Western Pacifi c Rail Road (NWPRR) 

tracks on the west. Mixed offi ce and retail uses are 

focused within the downtown core, surrounding Old 

Courthouse Square, and extending both east and west 

along Th ird and Fourth Streets. Santa Rosa Plaza, an 

indoor mall, is located between Old Courthouse Square 

and Highway 101. Railroad Square, west of Highway 

101, features retail, services, and hotel uses. 

3-3 CITY ENTRIES AND CORRIDORS 

3-2 

Wide sidewalks and other amenities promote 

pedestrian activity along Fourth Street in 

downtown Santa Rosa. 

Major highway and regional/arterial entries into the city are visually strengthened to announce 

entry into Santa Rosa. Major corridors connecting various parts of the city to downtown 

are also emphasized to clarify the structure of the city and to provide a more pleasing visual 

experience while moving through the community. Th e following list summarizes each of Santa 

Rosa’s city entries: 

Highway 101. Th e major north-south highway through Santa Rosa, carrying local and 

regional traffi c throughout the northern Bay Area. City entries occur at the northern 

(i.e. Old Redwood Highway) and southern (i.e. Santa Rosa Avenue interchange) edges of 

the Urban Growth Boundary (UGB). 

Highway 12. An east-west highway through western Santa Rosa, Highway 12 is also 

known as Sonoma Highway (a regional/arterial street) east of Farmers Lane. City 

entries occur at the UGB in the east (i.e. North Melita Road intersection) and west (i.e. 

Fulton Road). 

Mendocino Avenue/Old Redwood Highway-Fulton Road-Calistoga Road. Regional/arterial 

streets that carry traffi c from the northern edge of the UGB into the city. City entries 

occur at the UGB, generally north of Hopper Avenue for Old Redwood Highway and 

Fulton Road.


Guerneville Road-Piner Road-Hall Road/West Th ird Street. Regional/arterial streets that 

carry regional traffi c into Santa Rosa from the west. City entries along these roadways 

occur at the UGB, which is generally located at Fulton Road. 

Santa Rosa Avenue-Stony Point Road-Petaluma Hill Road. Regional/arterial streets that 

mark the southern entries into Santa Rosa. City entries occur at the UGB: Highway 101 

for Santa Rosa Avenue; Bellevue Avenue for Stony Point Road; and Yolanda Avenue for 

Petaluma Hill Road. 

Bennett Valley Road. A rural regional/arterial street that carries traffi c between Taylor 

and Bennett Mountains into Santa Rosa from the southeast. 

3-4 PUBLIC SPACES 

Santa Rosa has many fi ne public open spaces that vary in scale and type, from the formal Old 

Courthouse Square, to natural spaces such as the network of creeks and large regional parks. 

Policies seek to improve the distribution and variety of public open spaces so that all districts 

of the city are well served. Creek corridors will be expanded throughout the city and small 

public plazas and gathering places of diverse character created. Policies also promote access to 

open spaces by integrating all parks and creek corridors into a citywide network of pedestrian 

and bicycle paths. 

OLD COURTHOUSE SQUARE 

Courthouse Square is the “town center” of Santa Rosa and is the focal point of downtown. 

Its landscaped spaces and plaza areas provide for a range of activities, performances, and 

entertainment right in the heart of downtown. It attracts business activity and patrons, retail 

facilities and shoppers, and performers and audiences. It is a distinctive place that residents 

can take pride in identifying as the center of their hometown. 

3-5 NEIGHBORHOOD DESIGN 

Santa Rosa’s diverse neighborhoods off er an array 

of housing choices. Historic neighborhoods of Victorian 

cottages and California bungalows contrast 

dramatically with recent large-scale master planned 

developments. Some of the most fragile neighborhoods 

are the rural enclaves with farmhouses, fi elds, barns, 

and outbuildings. Urban Design policies attempt to 

preserve the special character of older neighborhoods 

while ensuring that new development establishes a 

sense of neighborhood. 

Narrow tree-lined streets, such as Beaver 

Street, create a distinct neighborhood 

environment. 

3-3

URBAN DESIGN 

General Plan policies also ensure that neighborhoods are well-connected by streets and 

pathways to local shops and services, schools, and cultural and recreational activities. Land use 

patterns and development guidelines support local centers and assure their contribution to the 

local neighborhood environment. Neighborhood and site design policies promote walkability 

and use of the local street as part of the living environment. 

3-6 HILLSIDE DEVELOPMENT 

Santa Rosa is framed by the Sonoma Mountain foothills 

that are prominently visible from many locations in 

the fl atland areas of the city. Such views need to be 

retained and the natural character of the unbuilt hills 

protected by regulating development that might occur 

on them. Due to potential visual impacts of hillside 

development, General Plan policies seek to preserve 

remaining public views. 


IMAGE AND CHARACTER 

3-4 

Views of Santa Rosa’s hillsides should be 

preserved. 

UD-A Preserve and enhance Santa Rosa’s scenic character, including its natural 

waterways, hillsides, and distinctive districts. 

UD-A-1 Maintain view corridors to natural ridgelines and landmarks, such as Taylor 

Mountain and Bennett Mountain. 

UD-A-2 Strengthen and emphasize community focal points, visual landmarks, and 

features that contribute to the identity of Santa Rosa using design concepts 

and standards implemented through the Zoning Code, Design Guidelines, 

Preservation District Plans, Scenic Roads policies, the Downtown Station Area 

Specifi c Plan, and the Citywide Creek Master Plan. 

Examples of landmarks and community focal points are Old Courthouse Square, De 

Turk Round Barn, Railroad Square water tower, St. Rose School, Hotel La Rose, Santa 

Rosa Creek, Luther Burbank Home and Gardens, and views to the hills. 

UD-A-3 Use changes in tree species, scale, color and spacing to defi ne neighborhoods 

and to diff erentiate street types. Update the Master Street Tree Planting Plan to 

accomplish this.


Street trees should relate to scale, function, and visual importance of the street, as well 

as the character of the neighborhood or district in which they are located. 

UD-A-4 In new developments, minimize overall grading by limiting site grading to the 

minimum necessary for driveways, parking areas, and understructure areas. 

UD-A-5 Require superior site and architectural design of new development projects to 

improve visual quality in the city. 

UD-A-6 Review and revise the Master Street Tree Planting Plan to enhance the city’s 

streets in accordance with the goals and policies in this General Plan. 

UD-A-7 Continue the city’s program of utility undergrounding. 

UD-A-8 Maintain hillsides in the city as a scenic 

backdrop to urban development. 

UD-A-9 Prohibit development on hillsides and 

ridgelines where structures would 

interrupt the skyline. 

UD-A-10 Relate landscape design to the natural 

setting. Require that graded areas within 

new development be revegetated. 

DeTurk Round Barn serves as a distinct 

landmark, representing Santa Rosa’s history. 

UD-A-11 Require structures within new developments 

to step with the slope of the site. Absorb site topography through use of 

split-level designs. 

UD-A-12 Promote green building design and low impact development projects. 

UD-A-13 Review guidelines for parking lots trees to ensure adequate summertime shading. 

DOWNTOWN 

UD-B Preserve and strengthen downtown as a vital and attractive place. 

UD-B-1 Maintain and enhance downtown’s position as the main civic, entertainment, 

commercial, and offi ce hub of Santa Rosa and the region. 

3-5

URBAN DESIGN 

UD-B-2 Encourage, promote, and assist in the 

development of housing units within 

downtown for a mix of income levels 

and housing types, including integrating 

housing into existing buildings as mixed 

use. 

UD-B-3 Maintain Old Courthouse Square as 

the major downtown focal point and 

gathering place by not creating other 

large new public spaces that would 

detract from it, and by programming it 

with public activities throughout the year. 

3-6 

Sidewalk cafés within downtown enhance the 

pedestrian environment. 

UD-B-4 Respect and relate the scale and character of development at the edges of 

downtown to the surrounding Preservation Districts. 

UD-B-5 Promote street life in the downtown through attractive building designs with 

street level activity and façade windows, public art, trees, fountains, and other 

landscaping elements that are pedestrian friendly. Discourage blank parking 

garage or offi ce block frontage. Implement this policy through development 

review and the city’s Capital Improvement and Downtown Programs. 

UD-B-6 Require design review for all new structures and alterations to existing structures 

within downtown. 

UD-B-7 Strengthen and enhance transportation linkages in downtown, particularly the 

Fourth Street link reestablishing the connection between Old Courthouse Square 

and Railroad Square. 

UD-B-8 Orient buildings along Santa Rosa Creek within downtown toward the creek to 

enhance pedestrian and bicycle activity. 

UD-B-9 Seek opportunities to develop small public spaces throughout downtown that 

will provide for the comfort of pedestrians, enhance street life, and provide 

protection from sun and rain. 

Small left over spaces between buildings, at street corners, at the edges of parking lots, 

or along the edges of sidewalks can become attractive and lively additions to the street 

scene.

CITY ENTRIES AND CORRIDORS 


UD-C Enhance and strengthen the visual quality of major entry routes into the 

city, as well as major corridors that link neighborhoods with downtown. 

UD-C-1 Enhance the appearance of the city’s major entries through special design criteria 

and streetscape improvements. City entries, which occur at the Urban Growth 

Boundary, are shown in Figure 3-1: City Entries and Corridors: 

Highway 101; 

Highway 12; 

Mendocino Avenue/Old Redwood Highway; 

Fulton Road; 

Calistoga Road; 

Guerneville Road; 

Piner Road; 

Hall Road/West Th ird Street; 

Santa Rosa Avenue; 

Stony Point Road; 

Petaluma Hill Road; and 

Bennett Valley Road. 

Major corridors can be improved as entries to the city through unifi ed planting of 

street trees, appropriately scaled lighting, public art, framing of landmarks, sign 

controls, and pedestrian and bicycle amenities. Additional policy recommendations 

include: 

Landscaping to provide continuity, focal elements, and to screen unsightly 

development; 

Clear expression of the community separators as natural open space at the north, 

south, west, and east entries; and 

Framing of key views of downtown and landmarks along the routes. 

UD-C-2 Pursue permanent preservation of Community Separator open space areas 

adjacent to city entries, as shown on Figure 7-1: Open Space and Community 

Separators. 

3-7

URBAN DESIGN 

UD-C-3 Screen views of development from Highway 101, south of Hearn Avenue, with 

dense landscape treatments, allowing only glimpses or short breaks to points 

of interest. North of Hearn Avenue along Highway 101, allow openings in the 

buff er to views of downtown. 

UD-C-4 Work with CalTrans to beautify 

Highway 101 and Highway 12. 

Encourage CalTrans to incorporate 

more landscaping, planting of trees, 

and soundwall mitigation into any improvements 

planned for these highways. 

Lessen the impact of new soundwalls 

through the use of vegetation. 

3-8 

Specifi c to Highway 12 (west of Highway 

101), there are many places where the 

median is large enough to safely plant trees 

and make other signifi cant landscaping 

improvements to enhance the scenic qualities of this roadway. 

Fulton Road, which serves as a major city entry 

in northwestern Santa Rosa, should include 

entry features. 

UD-C-5 Work with the County of Sonoma to retain and improve the scenic qualities of 

Highway 101 and Highway 12, including the planting of trees in the back of 

developments and along the edge of the CalTrans rights-of-way. 

UD-C-6 Require that buildings, sound walls, and other structures highly visible from 

Highway 101 or Highway 12 and adjoining neighborhoods be designed to 

enhance and improve scenic character. 

UD-C-7 Install planted medians on wide regional/arterial streets to make them more 

pedestrian friendly. Regional/arterial streets requiring landscaped medians 

include: 

Corporate Center Parkway; 

Fulton Road; 

Guerneville Road; 

Stony Point Road; 

Northpoint Parkway; 

Sebastopol Road; 

Santa Rosa Avenue;

Figure 3-1 

City Entries and Corridors 


SHILOH RD 


101 

City Entry 

AIRPORT BLVD 

N LAUGHLIN RD 

Landscape Buffer 

W E E K S 

R I N C O N 

Landscaping with Views 

of Downtown 

Regional/Arterial Streets 

with Planted Medians 

C R E E K 


RD 

RIVER 


CR EEK 

FOUNTAINGROVE 


CREEK 

COFFEY LN 

C R E E K 

HOPPER AVE 


DU CKER 

C R E E K 

PK Y 

PINER 

CREEK 

A U S T I N 

MIDDLE R INCON RD 


CHA N ATE RD 

BICE NT EN NI AL WA Y 

MISSI ON BLVD 

PINER RD 

L AG U N A D E 

C R E E K 

FRANKLIN AVE 

STEELE LN 

MONTGOMERY 

CLEVELAND AVE 

12 

DR 

C R E E K 

Spring Lake 

Lake Ralphine 

CONTROL 


FLOOD 

S A 

CREEK 

S A N T A R O 

NORTH ST 

MENDOCINO AVE 

PINER 

P E T E RS O N 


4TH ST 

ABRAMSON 

C R E E K 


SONOMA HWY 

SUM MERFIELD RD 

COLLEGE AVE 

N DUTTON 

SONOMA AVE 

W COLLEGE AVE 

5TH ST 

Annadel 

State 

Park 

C R E E K 


BETHA R DS DR 

SPRING CREEK 

D ST 

WILSON ST 

W 9TH ST 

HOE N AVE 

YULUPA AVE 

FARMERS LN 

A V E 

E ST 

FULTON RD 

W 3RD 

S E ST 

ST 


12 

BROOKWOOD AVE 


SEBASTOPOL RD 

Lake Ilsanjo 

OCCIDENTAL RD 

C O LG A N 

CORBY AVE 

DUTTON AVE 

C R E E K 


YOLANDA AVE 

HEARN AVE 

C R E E K 


S WRIGHT RD 

12 




LUDWIG AVE 




BELLEVUE AVE 

STANDISH AVE 

C R E E K 

G A N 

C O L 


TODD RD 


101 

Highway 



0 1 

2 4 

SNYDER LN 


Miles 

Planning Area 


Mendocino Avenue; 

Sonoma Avenue; 

Farmers Lane; 

Fountaingrove Parkway; and 

West Th ird Street. 

UD-D Avoid strip patterns of commercial 

development. Improve the appearance 

and functioning of existing commercial 

strip corridors, such as Santa Rosa 

Avenue and Sebastopol Road. 


Landscaped medians, such as the one shown 

here on Santa Rosa Avenue, are planned along 

major regional/arterial streets. 

UD-D-1 Restructure existing strip developments to cluster commercial uses in 

neighborhood nodes, with higher density housing included where possible. 

Residential, offi ce, or institutional uses that generate less traffi c should be 

located between the nodes. 

UD-D-2 Maintain a uniform setback of structures from the street. Require parking areas 

to be placed to the side or rear of structures, not in front. 

UD-D-3 Minimize curb cuts through shared access and width reduction. 

Excessive curb cuts reduce or completely eliminate pedestrian space and the possibility 

of curbside parking. 

UD-D-4 Provide continuous sidewalks and bicycle lanes on both sides of major regional/ 

arterial streets. 

UD-D-5 Provide planting strips with large canopy trees between the road and sidewalk to 

buff er pedestrians from traffi c, and help defi ne the street space along commercial 

streets. Install pedestrian amenities in the planting strip such as: 

Street lighting; 

Seating; 

Bus stop shelters; 

Bicycle racks; and 

Mail boxes. 

3-11

URBAN DESIGN 

PUBLIC SPACES 

UD-E Create a framework of public spaces at 

the neighborhood, city, and regional 

scale. 

UD-E-1 Provide for new open space opportunities 

throughout the city, especially in 

neighborhoods that have less access to 

open spaces. 

3-12 

Old Courthouse Square serves as the down- 

Th is includes exploring potential for creek town’s primary public space. 

corridors, bicycle and pedestrian ways, as 

well as new public plazas, gathering places, and conservation areas. 

UD-E-2 Provide an open space network that is linked by pedestrian and bicycle paths, 

and that preserves and enhances Santa Rosa’s signifi cant visual and natural 

resources. 

UD-E-3 Restore Santa Rosa Creek as a linear park throughout the city for pedestrians 

and cyclists. 

UD-E-4 Enhance pedestrian activity and safety by designing streets, buildings, pathways, 

and trails to provide a visual connection with public spaces such as parks 

and Santa Rosa Creek. Review and revise the Zoning Code and Subdivision 

Guidelines to support this policy. 

NEIGHBORHOOD DESIGN 

UD-F Maintain and enhance the diverse character of Santa Rosa’s neighborhoods. 

Promote the creation of neighborhoods – not subdivisions – in areas of new 

development. 

UD-F-1 Encourage the sensitive rehabilitation of older structures in neighborhoods to 

preserve the city’s history, improve energy effi ciency with consideration to the 

principles of life cycle costs, and to allow for diversity of architectural styles. 

UD-F-2 Protect natural topographic features such as hillsides, ridgelines and mature trees 

and stands of trees. Minimize grading of natural contours in new development. 

UD-F-3 Encourage creative subdivision design that avoids walling off neighborhoods 

abutting regional/arterial streets with long monotonous stretches of fencing or 

walls.


Streets along edges of new residential neighborhoods should have active fronting uses 

such as multifamily housing, local commercial uses, institutional uses, or parks. 

UD-F-4 Provide visual interest in building, site, and landscape design that avoids the 

sense of a monotonous tract development. 

Visual interest can be created in many 

ways: varied massing and roof types, 

fl oor plans, detailed planting design, or 

color and materials. Overall harmony 

should be maintained while providing 

smaller scale variety. 

UD-G Design residential neighborhoods 

to be safe, human-scaled, and 

livable by addressing compact 

development, multi-modal connectivity 

and reducing energy use. 

Colgan Creek path provides an example of how 

pedestrian and bicycle linkages can be used to 

showcase natural amenities. 

UD-G-1 Establish a defi ned center – such as 

a park, school, neighborhood shopping center, or a transit stop – at the core of 

large residential projects. 

UD-G-2 Locate higher density residential uses adjacent to transit facilities, shopping, and 

employment centers, and link these areas with bicycle and pedestrian paths. 

UD-G-3 Design new residential streets to be in scale with the adjacent structures and 

uses, and appropriate to their intended purpose. Neighborhood streets should 

be scaled for slow moving traffi c, pedestrian and bicycle access, and children’s 

play. 

Pedestrian and bicyclist needs should receive as much design attention as the 

automobile. Residential neighborhoods that have been successful for decades such as 

the “streetcar suburbs” of many cities typically have streets that are relatively narrow 

and are no wider than needed for the type of use. 

UD-G-4 Provide through-connections for pedestrians and bicyclists in new developments. 

Avoid cul-de-sac streets, unless public pedestrian/bikeways interconnect them. 

UD-G-5 To promote walkability and connectivity, limit the perimeter length of new 

residential blocks to no more than 1,600 feet. Very Low Density Residential 

development is excepted. 

3-13

URBAN DESIGN 

UD-G-6 To promote social interaction, houses 

in new developments should contain 

porches, front gardens, and windows 

overlooking front yards and sidewalks. 

UD-G-7 Ensure that garages do not dominate 

streetscapes by setting them back from 

the front of houses, locating them at the 

rear of the site, accessed by an alleyway, 

or clustering them on shared driveways. 

UD-G-8 Promote personal safety in project 

design, particularly in multifamily 

3-14 

Residential uses along Brown Street provide 

a hospitable street environment, with front 

porches and walkways. 

development, by locating windows and walkways to assure visual access to 

common areas. Locate children’s play space within view of the nearest units, and 

discourage designs with unutilized open space. 

UD-G-9 Encourage pedestrian-oriented village character, rather than strip malls, in 

neighborhood centers for local shops and services. Shops should front on streets 

rather than parking lots. Parking areas should be located in less visible locations 

behind buildings and away from the street edge. 

HILLSIDE DEVELOPMENT 

UD-H Design hillside development to be sensitive to existing terrain, views, and 

signifi cant natural landforms or features. 

UD-H-1 Minimize the visual prominence of hillside development by taking advantage 

of existing site features for screening, such as tree clusters, depressions in 

topography, setback hillside plateau areas, and other natural features. 

UD-H-2 Align and construct streets along natural grades. Minimize visibility of streets 

from other areas within the city. 

UD-H-3 Prohibit grading of slopes that are greater than 25 percent. During review of 

development plans, ensure that necessary grading respects signifi cant natural 

features and visually blends with adjacent properties. 

Extensive grading of hillsides has the potential to destroy their irregular character and 

increase risk of geologic and landslide hazards. Encourage developers to grade only 

building pads, and to blend the graded area with adjacent hillside properties.


UD-H-4 Avoid large areas of fl at pads in hillside areas. Instead, building forms should be 

“stepped” to conform to site topography. 

UD-H-5 Allow creative lot layouts such as clustering, fl exible setbacks, or fl ag lots if such 

approaches help to preserve contours and other natural features. 

UD-H-6 Minimize vegetation removal in hillside areas, and preserve large trees that 

partially screen development or help blend new development into views. 

UD-I Respect natural features in the design and construction of hillside 

development. 

UD-I-1 Require mapping of all natural features as part of development applications, 

including landforms, mature tree stands, rock outcroppings, creek ways, and 

ridgelines. During development review, ensure that site layout is sensitive to 

such mapped features. 

UD-I-2 Encourage architectural design that refl ects the undulating forms of the hillside 

setting, such as breaking building masses and roofl ines into several smaller 

components. 

UD-I-3 Refl ect the predominant colors and 

textures within the surrounding landscape 

in selection of building materials for 

hillside development. Roof colors should 

tend toward earth tones, so that they 

are less visible from adjacent or upslope 

properties. Allow darker roofs when they 

meet cool roof standards. 

UD-I-4 Use irregular planting on graded slopes to 

achieve a natural appearance. Maximize 

water conservation, fi re resistance, and 

Allow creative lot layouts, such as fl exible 

setbacks and fl ag lots to preserve natural 

contours. 

erosion control in landscape design through use of sturdy, native species. 

Please note: Additional policies addressing the livability of Santa Rosa streets and 

neighborhoods are contained within Chapter 2: Land Use and Livability, Chapter 4: 

Housing, and Chapter 5: Transportation. Slopes and ridgelines are identifi ed on 

Figure 7-3 in Chapter 7: Open Space and Conservation. 

3-15

4 

HOUSING 

Th is element presents a summary of the demographic and housing characteristics 

of Santa Rosa, as well as an overview of available resources and constraints to 

housing development. A review of housing accomplishments – housing programs 

implemented since the last Housing Element – and presentation of new housing 

programs completes the list. 

Development of this Housing Element occurred as part of a focused update to the 

General Plan. Th is approach allowed for development of a Housing Element which 

is internally consistent with the rest of the plan. Any amendment proposed to the 

General Plan during the Housing Element period will be reviewed to ensure it does 

not compromise the plan’s internal consistency. Additionally, Housing Element 

policy proposes to rezone some higher density sites to ensure zoning consistency 

with the General Plan, a step toward implementing this element. 

4-1 VISION 

A diversity of housing options is available to Santa Rosans in 2035 – a variety of 

housing sizes and types, such as single family, townhomes, multifamily units, in 

diff erent parts of the city at varied prices. Adequate housing is available to very low 

and low income families as well as those in need of group housing facilities, such 

as seniors and persons of extremely low income. Existing aff ordable units have 

been maintained below market rate, and new aff ordable housing construction has 

occurred throughout the city. 

Home loan, rehabilitation and subsidy programs support the city’s residents in 

locating and maintaining their homes. Santa Rosa’s homeless population and others 

with special housing needs, including seniors, disabled persons, single parents, and 

farmworkers, are provided for within the local housing supply. Non-profi t housing 

developers work cooperatively with the city to fi nd appropriate sites for aff ordable 

and special needs units in areas of the city which off er transportation alternatives, 

child care, shopping, and daily services. 

4-2 HOUSING NEEDS ANALYSIS 

Th is section evaluates existing and future housing needs in Santa Rosa, including 

special housing needs which exist for segments of the city’s population. Th e purpose

HOUSING 

of this assessment is to evaluate demographic and 

housing trends to provide general direction and focus 

for future housing initiatives. 

POPULATION 

Th e City of Santa Rosa experienced population growth 

between 1990 and 2000. As illustrated in Table 4-1, the 

city’s population grew from 113,313 in 1990 to 147,595 

in 2000, an increase of 30 percent. Th is represents an 

annual average growth rate of three percent over the 

decade. By comparison, the City of Rohnert Park, the 

4-2 

Single family detached housing is one of the 

many types of housing available in Santa Rosa. 

Town of Windsor and Sonoma County grew at 2, 7 and 2 percent respectively, between 1990 

and 2000, according to the U.S. Census. Th e State Department of Finance estimated Santa 

Rosa’s 2007 population at nearly 158,000. 

Santa Rosa’s General Plan projects a population of 237,000 in the Urban Growth Boundary by 

2035, as shown in Table 4-2. Th is represents an annual growth rate between 2000 and 2035 of 

1.2 percent. Th is population is greater than the prior General Plan buildout projection and is 

attributable to projected changes in the number of persons per household from those used in 

prior projections as well as increases in group quarters population. 

Table 4-1: Population Characteristics 

1990 2000 Change 

Number % of Total Number % of Total 1990 - 2000 

Total Population 113,313 147,595 30% 

Male 54,142 48% 72,078 49% 33% 

Female 59,171 52% 75,517 51% 28% 

Age 

Under 5 8,116 7% 9,606 6% 18% 

5 to 9 7,807 7% 10,072 7% 29% 

10 to 14 7,035 6% 9,969 7% 42% 

15 to 19 7,156 6% 10,139 7% 42% 

20 to 24 7,863 7% 10,046 7% 28% 

25 to 34 18,751 17% 21,096 14% 13% 

35 to 44 19,348 17% 23,216 16% 20% 

45 to 54 10,647 9% 21,286 14% 100% 

55 to 59 3,827 3% 6,779 5% 77% 

60 to 64 4,291 4% 4,810 3% 12% 

65 to 74 9,788 9% 8,745 6% -11% 

75 to 84 6,724 6% 8,434 6% 25% 

85 and older 1,960 2% 3,397 2% 73% 

Source: 1990 and 2000 United States Census for Santa Rosa city limits

Table 4-2: Population Trends, Santa Rosa City Limits and UGB 


Total Population Annual Growth Annual Growth 

1990 2000 2035 1990-2000 2000-2035 

Santa Rosa City 113,313 147,595 3.0% 

Santa Rosa UGB 134,228 165,850 237,000 2.4% 1.2% 

Source: ABAG Projections 2002, ABAG Projections 2007, 1990 and 2000 United States Census, City of Santa Rosa 

Forty-four percent of Santa Rosans are between the ages of 25 and 54 in 2000. Children and 

youth up to 19 years of age comprise 27 percent of Santa Rosa’s population, while seniors age 

65 and greater made up 14 percent of the population. 

Th e racial diversity of Santa Rosa’s population is representative of the wider Sonoma County 

population. According to the 2000 Census, 71 percent of Santa Rosans were white, 19 percent 

were Hispanic, 4 percent were Asian or Pacifi c Islander, 3 percent were two or more races, 2 

percent were African American and 1 percent was other. 

Households 

Table 4-3 illustrates household growth trends from 1990 to 2000. Household growth remained 

steady during that period, averaging an increase of 1.6 percent annually. Average household 

size increased during the decade. Th e Association of Bay Area Governments projects a 

decrease in household size between 2000 and 2035, when it is expected to be 2.54 persons per 

household. Th is decrease may be attributed to the regional trend of more one and two person 

households representing older households and younger, professional householders without 

children. 

Table 4-3: Household Trends in Santa Rosa UGB 

Annual 

Growth 

Annual 

Growth 

1990 2000 2035 1990-2000 2000-2035 

Total Households 53,500 62,075 96,295 1.6% 1.5% 

Household Population 132,145 161,755 232,360 2.2% 1.2% 

Average Household Size 2.51 2.61 2.54 

Source: ABAG Projections 2002, ABAG Projections 2007, City of Santa Rosa 

In 2006, the largest percentage of Santa Rosa’s households were married couple families. 

As shown in Table 4-4, 45 percent of households included married couples. Single person 

households, headed by either a male or female, comprised 15 percent of Santa Rosa households, 

while 40 percent of households were non-family households. 

4-3

HOUSING 

Table 4-5 shows the rate of homeownership in Santa 

Rosa. According to the 2006 American Community 

Survey, 58 percent of households were owneroccupied, 

while 42 percent were renter-occupied. Th is 

is comparable to the 59 percent homeownership and 

41 percent rental rates estimated for Santa Rosa in the 

2000 United States Census. 

Table 4-4: Household Types in Santa Rosa, 2006 

4-4 

Household Type Number 

Percent of Total 

Households 

Married Couple Family 26,326 45% 

Male Householder 3,105 5% 

Female Householder 6,215 10% 

Non-family Household 23,436 40% 

Total Households 59,082 

Source: American Community Survey 2006 

Table 4-5: Household Tenure in Santa Rosa, 2006 

Number Percent 

Households 59,082 

Owner Occupied 33,993 58% 

Renter Occupied 25,059 42% 


Availability of a range of housing types, such 

as these multi-family units at Mountainview 

Villas, provides a variety of housing options. 

EMPLOYMENT 

Santa Rosa’s Urban Growth Boundary was estimated to have 94,600 jobs in 2000 by the 

Association of Bay Area Governments. Th e city continues to be the employment center for 

Sonoma County and ranks fi rst among all North Bay cities in total number of jobs. As the seat 

of Sonoma County government and a center of commerce, Santa Rosa will continue to be the 

hub of medical, government, banking, and other services for the county. 

Table 4-6 illustrates jobs by industry for Santa Rosa according to the 2000 Census. Education, 

health and social services jobs, manufacturing, retail and professional, scientifi c, administrative, 

and waste management jobs made up 57 percent of jobs in the city. Major employers in 

Santa Rosa include Agilent Technologies, Amy’s Kitchen, AT&T, City of Santa Rosa, County 

of Sonoma, JDS Uniphase, Kaiser Permanente, Medtronic Vascular, Santa Rosa City Schools, 

Santa Rosa Junior College, State of California, and Sutter Medical Center.

Table 4-6: Employment by Industry 


Number Percentage 

Agriculture, forestry 790 1% 

Construction 5,099 7% 

Manufacturing 10,402 15% 

Wholesale trade 2,339 3% 

Retail trade 8,955 12% 

Transportation 2,904 4% 

Information 1,788 2% 

Finance, insurance 5,881 8% 

Professional 7,685 11% 

Education, health 13,922 19% 

Arts, entertainment 5,850 8% 

Other services 4,123 6% 

Public Administration 2,775 4% 

TOTAL 72,513 100% 

Source: 2000 United States Census 

Employment trends indicate a need for a range of housing types to support the employment 

existing and projected in Santa Rosa. A particular need for moderate and lower income housing 

units exist to support workers in retail and manufacturing trades since these jobs often do not 

provide the income needed to acquire safe and adequate housing. 

Table 4-7 shows employment trends for the Santa Rosa Urban Growth Boundary area through 

2035. Projections indicate that Santa Rosa will add 34,120 jobs between 2007 and 2035. Th is 

is a signifi cant increase given that anticipated job growth has been tempered over the last few 

years by the decline in the technology sector countywide, along with the general nationwide 

economic downturn in 2008. 

Table 4-7: Employment Trends in Santa Rosa UGB 

2000 2007 2035 

Total Jobs 94,600 97,980 132,100 

Annual Growth n/a 1% 1% 

Employed Residents 83,040 92,330 125,180 

Source: ABAG Projections 2007 (2000), City of Santa Rosa (2007, 2035) 

Jobs/Employed Residents’ Ratio 

Th e jobs/employed residents’ ratio compares the number of jobs available within the Urban 

Growth Boundary to the total number of employed residents who may fi ll jobs in the UGB. 

Santa Rosa has more jobs than employed residents, and experiences net in-commuting. 

Projections indicate that this will not change over the next two decades. Santa Rosa’s jobs/ 

employed residents’ ratio is projected to be 1.04 in 2035. 

4-5

HOUSING 

INCOME AND HOUSING COSTS 

Between 1990 and 2000, average annual household income has increased by nearly $14,000. 

Table 4-8 shows ABAG’s projections for average household income in Santa Rosa, which is 

anticipated to grow steadily by an average annual growth rate of 1.2 percent through 2035. Th e 

average household income in Santa Rosa is projected to be $111,000 in 2035. 

Table 4-8: Mean Household Income Trends in Santa Rosa UGB 

4-6 

1990 2000 2010 2020 2035 

Mean Household Income $64,100 $78,000 $85,700 $94,600 $111,000 

Growth 

1990 - 

2010 

Projected 

Growth 

2010 - 


Annual Growth (by decade) n/a 2.2% 1.0% 1.0% 1.2% 1.7% 1.2% 

Source: ABAG Projections 2002, for 1990; ABAG Projections 2007 for 2000 - 2035. 

Housing Affordability 

While household incomes have risen steadily over the last 20 years, they have not kept pace 

with the rapidly escalating costs of housing. Federal regulations and guidelines defi ne the 

maximum annual amount that each household can feasibly spend on housing costs (e.g., 

mortgage, rent, utilities) as 30 percent of gross household annual income. 

Th e income categories, as defi ned by the State Department of Housing and Community 

Development for a four person household pursuant to the Health and Safety Code, include: 

• Extremely Low – households with income less than 30 percent of the county’s area 

median income. 

• Very Low – households with income between 30 and 50 percent of the county’s area 


• Low – households with income between 50 and 80 percent of the county’s area median 

income. 

• Moderate – households with income between 80 and 120 percent of the county’s area 


• Above Moderate – households with income above 120 percent of the county’s area 


Table 4-9 shows housing costs distributed by income categories for Sonoma County. According 

to the U.S. Department of Housing and Urban Development, the average household income 

estimated for Sonoma County for a family of four in 2007 was $75,100. Maximum monthly 

rent for a moderate income household is $1,877. Low income households, earning between 

$37,550 and $60,080 annually, can aff ord to spend between $938 and $1,501 monthly for 

housing.

Table 4-9: Maximum Monthly Housing Costs by Income Category, 2007 


Percent of Maximum Maximum 

Income Category Median Rent Sales Price 

Extremely Low 120% $2,253 $406,572 

Notes: Sales prices assume 10% down and 6.25% interest with 30 year loan and 30% of monthly income spent 

for housing (principal and interest only). 

Annual income based on 2007 Sonoma County Median Income of $75,100 and published by the U.S. Dept. of 

Housing and Urban Development. 

Extremely Low Income Households 

According to the U.S. Department of Housing and Urban Development’s Comprehensive 

Housing Aff ordability Strategy (CHAS), in 2000 there were 5,625 households in Santa Rosa 

which were of extremely low incomes, or those earning less than 30 percent of median income. 

It was estimated that there were 6,055 households of very low income, making between 30 and 

50 percent of median income. 

Table 4-10: Extremely Low and Very Low Income Households, 2000 

Renter Owner Total 

Total Number of ELI Households 4,061 1,564 5,625 

Percent with any housing problems 80% 71% 77% 

Percent with cost burden (30% of income) 78% 71% 76% 

% with severe cost burden (50% of income) 65% 57% 63% 

Total Number of VLI Households 3,775 2,280 6,055 

Percent with any housing problems 85% 54% 73% 

Percent with cost burden (30% of income) 80% 52% 69% 

% with severe cost burden (50% of income) 31% 31% 31% 

TOTAL HOUSEHOLDS 23,389 32,647 56,036 

Notes: Very Low income households are those between 30 and 50 percent of median income. 

Numbers of households adjusted slightly for consistency. 

Source: CHAS data, huduser.org, 2000 

Table 4-10 illustrates these households by tenure. Ten percent of all households are of 

extremely low income. Of these, seven percent are renter households and nearly three 

percent own their homes. Such households have a variety of housing situations and needs. 

For example, most families and individuals receiving public assistance, such as social security 

insurance or disability insurance are considered extremely low-income households. Many 

minimum wage workers would also be considered extremely low income households. If the 

number of extremely low income households remains relatively stable, at 10 percent, there will 

be 9,630 extremely low income households in 2035. 

4-7

HOUSING 

Of the 11,680 very low income households in Santa Rosa, 5,625, or 48 percent, have extremely 

low incomes. Th e very low income housing need identifi ed for Santa Rosa from 2007 to 2014 is 

1,520 units. Applying the existing 48 percent extremely low income households number to the 

overall need identifi ed for very low income units results in a need of 730 extremely low income 

units during the Housing Element period. 

Th e city has adopted a Single Room Occupancy ordinance, the implementation of which would 

provide housing opportunities for extremely low incomes. Th e Zoning Code also includes 

provisions for boardinghouses, an option for lower income households. Transitional or 

supportive housing with services can assist extremely low income residents with special needs. 

Th e city has made signifi cant eff orts in addressing the need for extremely low incomes in 

supported new developments, having helped subsidize the development of approximately 218 

units since 1997. As of mid-2008, there are 171 extremely low income units proposed. Th ese 

units include a mix of family rentals, senior rentals and special needs beds. Since 1996, the city 

has assisted in the development of 319 emergency shelter beds, addressing this need of some 

extremely low income persons. Twelve beds are proposed as of mid-2008. 

Housing Costs 

According to DQ News.com, Real Estate News and Custom Data, Santa Rosa homes had median 

sales prices varying by area from $403,000 to $552,000 as of August 2007 and from $257,500 

to $390,000 in October 2008. Table 4-11 outlines median sales prices by zip code for each of 

those periods. Th e reduction in median prices in fall 2008 represents the national economic 

downturn and a growing proportion of home foreclosures. 

In the 2007 period, only households in the Above Moderate income category, making more 

than $90,000 annually, can aff ord a median priced home in Santa Rosa, assuming no more 

than 30 percent of monthly income for housing. Additional income is needed for homeowner 

costs such as property taxes, insurance, utilities, and maintenance. In the 2008 period, some 

Moderate and Low income households can aff ord a median priced home in some areas of the 

city. Th e most diffi cult aspect for these groups is securing a downpayment. Financing may 

also be diffi cult given the tightening of the lending market with the economic downturn which 

began in 2007. When the economy rebounds, it is expected that housing costs will climb again, 

pricing many households out of the market. 

4-8

Table 4-11: Median Home Sales Prices, 2007 and 2008 

2007 2008 

Area Sales Price Sales Price 

Northwest Santa Rosa (95401) $440,000 $257,500 

Northwest Santa Rosa (95403) $449,750 $334,750 

East of Highway 101 (95404) $552,500 $293,000 

Southeast Santa Rosa (95405) $479,000 $377,500 

Southwest Santa Rosa (95407) $403,000 $288,500 

Northeast Santa Rosa (95409) $526,500 $390,000 

Source: DQ News.com 


According to the fall 2008 Sonoma County Rental Survey conducted by Norcal Commercial, 

Inc., Santa Rosa off ers a wide range of rental opportunities and prices. Studio apartments 

average $722 per month, one bedroom units average $1,038 per month, two bedroom one bath 

units average $1,153 per month, two bedroom two bath units average $1,451 per month, and 

three bedroom two bath units average $1,598 per month. 

From review of rental advertisements in the Press Democrat in October 2008, a three bedroom, 

two or two and one-half bath single family home rents for approximately $1,685 per month. 

Low, Moderate and Above Moderate income households can generally aff ord average priced 

rental apartments in Santa Rosa. Very low income households can aff ord studio apartments, 

but larger units for families are generally priced out of reach for this group. 

Overpayment 

Overpayment is defi ned as paying more than 30 percent of monthly household income for 

housing costs. Th e 2006 American Community Survey estimated that 28,486 Santa Rosa 

households, or 48 percent of all households, overpaid for housing. Of these, 57 percent of 

renter occupied households and 42 percent of owner occupied households were overpaying for 

housing in Santa Rosa. Twenty eight percent of renter occupied households and 18 percent of 

owner occupied households are extremely cost burdened, paying 50 percent or more of monthly 

household income for housing costs. 

Table 4-12 outlines households paying more than 30 percent of monthly household income 

for housing. Lower income rental households pay a greater percentage of monthly income for 

housing while higher income owner occupied households are more cost burdened than lower 

income owner occupied households. 

4-9

HOUSING 

4-10 

Table 4-12: Households Paying More than 30 Percent of Income for Housing Costs, 2006 

Owners Renters 

Income level Households Percentage Households Percentage 

Less than $20,000 2,125 15% 5,101 36% 

$20,000 to $34,999 1,852 13% 5,579 39% 

$35,000 to $49,999 1,402 10% 2,345 16% 

$50,000 to $74,999 3,127 22% 1,058 7% 

$75,000 or more 5,669 40% 228 2% 

14,175 100% 14,311 100% 


LOCAL HOUSING SUPPLY 

Santa Rosa’s housing supply increased by more than 10,000 units between 1990 and 2000, 

according to the United States Census Bureau. Table 4-13 illustrates that the percentage of 

owner occupied to renter occupied housing units increased slightly over the decade, from 58 to 

59 percent. Santa Rosa’s overall housing vacancy rate was 2.5 percent in 2000. 

Table 4-13: Housing Units by Tenure, 1990 and 2000 

1990 2000 Increase 

Number % of Total Number % of Total 1990 - 2000 

Total Occupied Units 45,708 100% 56,036 100% 23% 

Owner Occupied 26,449 58% 32,798 59% 24% 

Renter Occupied 19,259 42% 23,238 41% 21% 

Notes: Table does not include vacant units. Table 4-5 illustrates household tenure of 2006. 

Source: 1990 and 2000 United States Census 

Age and Condition 

While the majority of Santa Rosa’s housing units have been built since 1970, more than 21,000, 

or 37 percent, were built in 1969 or before. Nearly 6,500 units (11 percent of Santa Rosa’s 

housing stock) were built prior to 1950. Older units are generally in greater need of repair 

than newer housing stock. Additionally, these units could benefi t from energy effi ciency 

improvements to reduce energy usage and related greenhouse gas emissions. 

Another measure of substandard housing conditions is the presence of kitchen and plumbing 

facilities. Census 2000 estimated that 148 of Santa Rosa’s 56,063 dwelling units lack complete 

plumbing facilities and 406 lack complete kitchen facilities. Both of these numbers represent 

less than one percent of Santa Rosa’s total housing stock. 

Th e city’s Neighborhood Revitalization Program is designed to improve living conditions and 

quality of life in deteriorating neighborhoods. Units in need of improvements are assisted


through correction of code enforcement issues and rehabilitation loans. More information 

on the Neighborhood Revitalization Program is provided in the Aff ordable Housing Programs 

section of this element. 

Unit Type 

Table 4-14 shows the distribution of housing units by type of structure in Santa Rosa in 

2000. A majority of all housing units were single family detached structures. Single family 

attached structures comprised 10 percent of the housing stock, a 2 percent increase since 1990. 

Multifamily structures (two or more units per structure) made up 27 percent of Santa Rosa’s 

housing units. Th e 2000 Census indicates that nearly half (46 percent) of Santa Rosa’s vacant 

units are single family detached units, while 36 percent are multifamily units and 10 percent 

are single family attached units. 

Table 4-14: Housing Units by Type in Santa Rosa, 2000 

Housing Units Percent of Total 

1Unit Structure 39,731 69% 

Detached 34,120 59% 

Attached (townhome) 5,611 10% 

2 Unit Structure 1,468 3% 

3-4 Unit Structure 3,260 6% 




50+ Unit Structure 3,770 7% 

Mobile Home or Trailer 2,609 5% 

Other (Houseboat, etc.) 57 0% 

Total 57,514 100% 

Median Units in Structure 1.7 

Note: Items may not sum to total due to rounding 

Source: 2000 United States Census 

Overcrowding 

Overcrowding refl ects the inability of families to aff ord larger homes. It is defi ned as more 

than one person per room, while severe overcrowding is defi ned as more than 1.5 persons 

per room. According to the 2000 U.S. Census, 4 percent of owner occupied and 13 percent of 

renter occupied housing units were overcrowded. Of the total units considered overcrowded, 

ten percent were severely overcrowded. Table 4-15 illustrates that overcrowding has increased 

since 1990, particularly for owner occupied households. 

4-11

HOUSING 

Table 4-15: Overcrowding in Santa Rosa, 2000 

4-12 

1990 2000 

Number % of Total Number % of Total Percent Change 

Owner Occupied Units 26,449 100% 32,658 100% 23% 

Overcrowded 196 1% 749 2% 282% 

Severely Overcrowded 72

SPECIAL NEEDS GROUPS 


To provide adequate housing for all people, the city must consider the housing needs of 

disabled persons, female-headed households, large families, elderly persons, the homeless, 

and farmworkers. Th e shelter requirements for these special groups may point to the need for 

accessible, larger or smaller, secure and/or aff ordable housing. 

Persons with Disabilities 

Disabilities include a wide variety of categories, such as physical, sensory or mental. Persons 

with disabilities may have diffi culty caring for themselves, going outside the home, and 

working. Disabilities can be permanent, such as blindness, or may be temporary due to injury 

or illness. 

Eighteen percent of Santa Rosa’s population has one or more disability. Table 4-17 outlines 

persons with a specifi c disability. For persons of working age, between 16 and 64, there were 

17,468 persons with disabilities, or 12 percent of the total population according to the 2000 

U.S. Census. Of these persons, 60 percent are employed and 40 percent are not employed. Th e 

overall percentage of persons of working age with disabilities has decreased since 1990, when 

13 percent were persons with disabilities. Th irty seven percent of persons over 65 have one or 

more disability in 2000. 

Table 4-17: Persons with Disabilities, 2000 

Type of Disability Persons % of Total Population 

Sensory 1,902 1% 

Physical 3,601 2% 

Mental 1,569 1% 

Self-care 133

HOUSING 

Female Headed Households 

Th e 2006 American Community Survey reported that 21 percent of all Santa Rosa families with 

children under 18 years of age were headed by female householders. Table 4-18 illustrates that 

the percentage of female headed households with children has remained relatively stable since 

2000. Female headed households are considered a special needs group because of the higher 

incidence of poverty in these households compared with that in all families. 

Th is is evidenced by the large percentage of female headed households in poverty in Santa Rosa. 

Of all the families with children in poverty in the city, 71 percent are headed by single parents: 

47 percent are in families headed by a female, and 24 percent in families headed by a male. Th is 

percentage of female headed households in poverty has decreased since 2000, while the number 

of male headed households has increased. 

Home ownership is unlikely for most female headed households, especially those in poverty. 

Female headed households are likely to seek housing aff ordable to lower income households, 

particularly aff ordable rental units. Access to transit, schools, parks and daily services is 

important for these families. 

Of families who own homes and who have children under 18 in Santa Rosa, 13 percent were 

female headed in 2006. Of families who rent homes and who have children under 18 in Santa 

Rosa, 28 percent were female headed. 

4-14 

Table 4-18: Poverty Status and Housing Tenure for Single Parent Families 

2000 2006 

Families with related children < 18 18,738 18,938 

Single parent families 5,874 6,001 

Male headed 1,728 9% 1,988 10% 

Female headed 4,146 22% 4,013 21% 

Families with related children < 18 in poverty 1,503 1,898 

Single parent families 957 1,357 

Male headed 125 8% 462 24% 

Female headed 832 55% 895 47% 

Families with children < 18 

Home owners 9,720 9,472 

Male headed 589 6% 127 1% 

Female headed 1,203 12% 1,237 13% 

Renters 7,768 8,150 

Male headed 934 12% 1,543 19% 

Female headed 2,432 31% 2,317 28% 

Source: 2000 United States Census, American Community Survey 2006

Large Families 


Large family households, or those with fi ve or more persons, made up nine percent of all Santa 

Rosa families in 2006. Of these households, 55 percent lived in owner occupied units while 45 

percent lived in renter occupied units. By comparison, 58 percent of smaller households owned 

their units. Table 4-19 provides more detail and off ers a comparison to 2000. According to the 

2006 American Community Survey, of large families in Santa Rosa, 19 percent were below the 

poverty level. 

Finding rental housing with a higher than average number of bedrooms is a typical problem 

for large families, particularly those with lower income levels. In Santa Rosa, fewer than four 

percent (984) of rental units had four or more bedrooms in 2006, and only 20 percent (5,060) 

had three bedrooms. Census data does not diff erentiate whether these units are multifamily or 

single family units. Th ere were 8,510 owner occupied units with 4 or more bedrooms. While 

there are more large units available than large households, not all large households live in 

such units. Larger units are more expensive to buy or rent, and therefore, some larger family 

households, particularly those of lower incomes, live in overcrowded housing situations. 

Table 4-19: Large Households by Tenure 

Households Households 

4 or fewer Percentage 5 or more Percentage 

Total Households 2000 50,063 5,973 

Owner Occupied 29,646 59% 3,152 53% 

Renter Occupied 20,417 41% 2,821 47% 

Percent of total households 89% 11% 





Source: 2000 United States Census, American Community Survey 2006 

Elderly 

According to the 2000 United States Census, 14 percent of Santa Rosa’s population was age 65 

or older. Seniors often suff er disproportionately from poverty. 

As shown in Table 4-20, the 2006 American Community Survey estimated that approximately 

23 percent of all households in Santa Rosa were headed by a senior. Seventy six percent of 

these senior households owned homes and 24 percent rented. In comparison, a much greater 

proportion of non-senior households rented their homes. However, low, fi xed income seniors 

are severely aff ected by the shortage of aff ordable rentals, both subsidized and open market; 

by the number of low income rental units at risk of converting to market rate; and by steep 

increases in mobile home lot rents. 

4-15

HOUSING 

In 2006, there were 753 senior households below the poverty level, or 6 percent of all senior 

households in Santa Rosa. Th ese senior households constituted 14 percent of all households 

below the poverty level in Santa Rosa. 

4-16 

Table 4-20: Elderly Households by Tenure 

Householder Householder 

15-64 yrs Percentage 65+ Percentage 









Source: 2000 United States Census, American Community Survey 2006 

Th ere are currently 989 units in aff ordable senior complexes in Santa Rosa, including 685 very 

low, 292 low and 12 moderate income units. Since 2000, 80 very low and 131 low income 

senior apartments have been built. Many of Santa Rosa’s senior housing units are in mobile 

home parks. 

Th e Council on Aging, a local non-profi t, provides services to support the independence and well 

being of older residents. It provides services such as fi nance counselors, meals on wheels, legal 

assistance and senior day activities, among others. Th e City of Santa Rosa operates the Bennett 

Valley Senior Center, which off ers classes and special events daily. Fundraising is ongoing for 

a second Senior Center at the existing Finley Community Center. Th e Redwood Empire Food 

Bank provides supplemental groceries to maintain seniors’ health and independence. 

Homeless 

Th e very nature of homelessness makes it diffi cult to count persons with no permanent shelter. 

Th e Sonoma County Continuum of Care Planning Group oversees the county’s assessment 

of homeless persons and conducts point-in-time homeless counts as required by the U.S. 

Department of Housing and Urban Development. Th e 2005 Point-in-Time Count, conducted 

from 2 p.m. January 26 to 2 p.m. January 27, 2005, found 2,232 homeless persons countywide. 

Th is estimate utilizes a broader defi nition of homelessness than is used by HUD. Of 

these persons, 1,160 were located in Santa Rosa. Table 4-21 provides detail about homeless 

persons and families in Santa Rosa.

Table 4-21: Santa Rosa's Homeless Population 


Sonoma Santa Percent 

County Rosa of Total 

Homeless Persons Counted 2,232 1,160 52% 

Individuals 1,513 840 56% 

Individuals in families 719 320 45% 

Homeless Persons by Age* 

Children 0-11 287 149 52% 

Children 12-18 177 78 44% 

Persons 10-59 1,587 867 55% 

Seniors, age 60+ 61 23 38% 

*Totals slightly less than overall survey totals due to non-responses to age question. 

Source: 2005 Point-in-Time Count: Homeless People Counted in Sonoma County, Sonoma County Task Force on the Homeless. 

From the 2005 homeless count, the Planning Group developed the November 2006 report 

Housing Sonoma County’s Homeless: Estimates of Needed Housing and Strategies to Address 

the Need for Sonoma County’s 10-Year Homeless Action Plan. Th is report states that in Santa 

Rosa, 804 individuals and 262 families need housing. Many homeless persons have mental 

illnesses, substance abuse problems, physical disabilities or a combination of these. Table 4-22 

illustrates the special housing needs of Santa Rosa’s homeless population. Based on individuals’ 

and families’ circumstances, some need emergency or short term assistance, some require 

transitional housing in a sober living environment, some need permanent, supportive housing, 

and others need a very low income dwelling unit. As illustrated in Table 4-22, in Santa Rosa, 

the least need exists for emergency shelter. 

Table 4-22: Homeless Special Needs Households by Type 

Short Term/ Transitional/ Permanent Very Low TOTAL 

Emergency Sober Living Supportive Income NEED 

Individuals 62 168 259 315 804 

Mentally Ill/Dually Diagnosed w/ 

Substance Abuse 

37 37 71 190 335 

Substance Abuse & 

Physically Disabled 

5 5 

Substance Abuse Only 25 44 67 136 

Veterans Only 33 22 55 

Veterans w/Mental Illness or 

Dually Diagnosed w/ 


25 27 10 62 

Veterans with Substance 

Abuse Only 

12 17 12 41 

Vets>60 (no MI or SA) 4 5 1 10 

Other Disabled 13 108 34 155 

Seniors (>60) only (no MI or SA) 4 1 5 

4-17

HOUSING 

Table 4-22: Homeless Special Needs Households by Type (continued) 

4-18 

Short Term/ Transitional/ Permanent Very Low TOTAL 

Emergency Sober Living Supportive Income NEED 

Families 21 43 101 97 262 

General Population 14 47 61 

Mentally Ill/Dually Diagnosed w/ 


19 5 9 16 49 

Substance Abuse Only 2 3 17 22 

Veterans w/ Mental Illness or 

Dually Diagnosed w/ 


1 4 5 

Other Disabled 16 66 15 97 

Seniors (>60) only (no MI or SA) 4 22 2 28 

Source: Housing Sonoma County's Homeless: Estimates of Needed Housing and Strategies to Address the Need 

for Sonoma County's 10-Year Homeless Action Plan, November 2006 

Th e point in time count, by its nature, does not include information regarding seasonal 

fl uctuations in the number of homeless persons in Santa Rosa. No seasonal counts or estimates 

are known to exist. Information from homeless service providers suggest that there is some 

variation during winter when the weather turns cold and wet or when there is a severe weather 

event, such as fl ooding. Often homeless persons who live outside or camp will seek emergency 

shelter during the rainy season. For this reason an additional 15 percent capacity is available at 

the Samuel Jones and Brookwood shelters from October through April, though the additional 

beds have never been fully occupied. Additionally, the local focus has been on developing yearround 

shelter to better provide an opportunity for homeless persons to connect with service 

providers who can assist in the goal of ending long-term homelessness. 

In early 2008, the City of Santa Rosa estimates 501 year round emergency beds and 44 winter 

only beds exist for homeless persons. Table 4-23 outlines the number of beds available by 

facility. An additional 375 beds are available in transitional housing settings. Th e 2007 

Continuum of Care Application indicates that another 385 dwelling units of permanent, 

supportive housing units are available in Santa Rosa. Th e need illustrated in Table 4-22 is need 

above those persons sheltered in existing facilities. 

Table 4-23: Homeless Facilities in Santa Rosa 

Existing Emergency Shelter Sites 

Facility Name Location Capacity Seasonal 

CC Family Support Center 465 A Street 138 21 

Redwood Gospel Mission - Men 101 Sixth Street 50 

Redwood Gospel Mission - Families 1048 Wild Rose 34 

CAP Chanate Sloane House - Women 3438 Chanate Road 22 

SAY Ripley St Coff ee House - Youth 1243 Ripley Street 6 

CSN Opportunity House 634 Pressley Street 10 

CC Respite-Homeless Svs Center 600 Morgan Street 5

Table 4-23: Homeless Facilities in Santa Rosa (continued) 


Existing Emergency Shelter Sites 

Facility Name Location Capacity Seasonal 

City Brookwood Shelter 983 Sonoma Avenue 40 6 

Sonoma Co. Russell Avenue Shelter 691, 695, 699 Russell Ave 30 5 

Samuel Jones Hall 4020 Finley Avenue 80 12 

Women's Recovery Services 32 

YWCA Women's Shelter 54 

Subtotal 501 44 

Existing Transitional Housing Sites 

Facility Name Location Capacity 

CAP Aston Avenue Apartments 623 Aston Avenue 37 

CAP Earle Street 400 Earle Street 16 

CAP Giff en Gardens 2602 Giff en Avenue 28 

CAP Tamayo House 1700 Yulupa Avenue 20 

CC DeMeo House 310 Ridgway 6 

CC Peri-Natal Housing Program 465 A Street 8 

CC Housing Options 18 

CSN Dutton House 1552 N. Dutton Ave. 10 

CSN South E 201 South E Street 7 

CSN Becker House 913 Grand Avenue 6 

DAAC Turning Point 3 

DeTurk Transitional Training 9 

CC Homeless Services Center 600 Morgan Street 10 

IFSN Acacia I and II 12 

IFSN Barnett I and II Barnett Avenue 10 

IFSN Caronella House 913 Stewart Street 8 

IFSN Elsa House 10 

IFSN Soroptimist House 8 

R House - 7 sites 53 

Redwood Gospel Mission - Men 101 Sixth Street 30 

Redwood Gospel Mission - Master's Sixth and Davis 15 

Redwood Gospel Mission Manna Hse 2032 Dennis Lane 16 

Salvation Army - SR Transitional Hsg 15 

Vietnam Veterans T-House 520 Franquette Ave. 9 

Unique Place - Women's Recovery 3 

Women's Recovery Services 8 

Subtotal 375 

TOTAL 876 44 

Source: City of Santa Rosa Department of Economic Development and Housing 

Note: There are also 385 units/beds of permanent supportive housing in complexes throughout Santa Rosa, according 

to the Continuum of Care Housing Inventory, 2007 Continuum of Care Application. 

Homeless outreach activities are provided by Catholic Charities, the Interfaith Shelter Network, 

Sonoma County Health Services, Mental Health Division, Community Action Partnership of 

Sonoma County, Community Support Network and other service providing agencies. 

Emergency shelters are allowed with a Conditional Use Permit in every Santa Rosa zoning 

district. Transitional housing is allowed in all zones except the CSC with a Conditional Use 

Permit. Supportive housing is not specifi cally defi ned in the Zoning Code. Any new emergency 

shelter is subject to the same district requirements as other development projects in the same 

4-19

HOUSING 

zone. Santa Rosa’s need for short term or emergency shelter includes 62 individuals and 21 

families (see Table 4-22). Ten supportive housing units are being developed in the Rowan Court 

project, which reduces the need to 52 individuals and 21 families. 

State law eff ective January 1, 2008 requires jurisdictions with an unmet need for emergency 

shelters to identify a zoning district where emergency shelters will be allowed as a permitted 

use without a Conditional Use Permit or other discretionary permit. Th e identifi ed zone 

must have suffi cient capacity to accommodate the shelter need, and at a minimum provide 

capacity for at least one year-round shelter. Permit processing, development, and management 

standards for emergency shelters must be objective and facilitate the development of, or 

conversion to, emergency shelters. 

In accordance with this requirement, Santa Rosa zoning districts were reviewed for 

appropriateness of the “by right” emergency shelter requirement. It was determined that the 

General Commercial zone would be the most conducive to provision of an emergency homeless 

shelter by right. Since many homeless persons do not own cars, it would be advantageous to 

locate new emergency shelters in areas with services and transit nearby. Areas designated 

Retail Business Service and zoned General Commercial (CG) are the most likely to off er 

convenience services such as groceries, pharmacies and shops. In addition, transit service is 

most accessible in these areas since the majority of Retail and CG designations are located along 

arterial streets where buses run. 

Th ere are approximately 31 acres of vacant land zoned General Commercial in the city. Th is 

land would accommodate a shelter or shelters to serve 52 individuals and 21 families while 

allowing other retail needs in the city to be met. 

Th e city has included a program within the Housing Element to modify the Zoning Code 

to permit emergency shelters by right, subject to the same development and management 

standards as other permitted uses in the zone. Th e city’s commercial development standards 

are appropriate to facilitate emergency shelters, and can be summarized as follows: 

4-20 

Front yard setback: None, unless adjacent to residential zone or use, then 7.5 feet 

Side yard setback: None, unless adjacent to residential zone or use, then 5 feet 

Rear Yard Setback: None, unless adjacent to residential zone or use, then 10 feet 

Height: 55 feet 

Farmworkers 

Sonoma County is an agricultural county, with a need for housing for agricultural workers. 

While the majority of farmworker employment is in unincorporated Sonoma County, 

some workers in agricultural jobs will seek housing in Santa Rosa. Th e State Employment 

Development Department estimates that in 2007, Sonoma County had 4,420 farmworkers


and laborers working in crop, nursery and greenhouse jobs and 370 farmworkers working on 

ranches or with animals, for a total of 4,790. According to the Sonoma County Farm Bureau, 

the county’s value of agricultural production was more than $590 million in 2006. Th e top fi ve 

crops, by value, include wine grapes, milk, livestock and poultry, cattle and calves and nursery 

ornamentals. 

According to the 2002 Census conducted by the United States Department of Agriculture, there 

were 15,467 farm workers in Sonoma County. Of these, 5,597 were permanent, year round 

employees, while 9,870 were seasonal workers, or those working less than 150 days per year. 

Table 4-24 presents this data. Th e total number of farmworkers has remained relatively stable 

in Sonoma County, with the Department of Agriculture reporting 15,995 workers in 1997 and 

15,422 in 1992. 

Table 4-24: Farm Operations in Sonoma County, 2002 

Farmworkers Farms 

Farm Operations with less than 10 Employees 

Permanent 1,983 667 

Seasonal (less than 150 days) 2,386 806 

TOTAL 4,369 1,473 

Farm Operations with 10 or more Employees 

Permanent 3,614 135 

Seasonal (less than 150 days) 7,484 270 

TOTAL 11,098 405 

Source: 2002 United States Department of Agriculture Census 

Th e agricultural census does not provide estimates of farmworkers living or seeking housing 

in Santa Rosa. Th ere is not a defi nitive source to determine how many of Sonoma County’s 

farmworkers live or seek housing in Santa Rosa. Th e 2000 Census indicates that there are 735 

persons in Santa Rosa who are employed in agriculture, forestry, fi shing and hunting industries. 

Th us, it can be reasonably assumed that at least this number of persons may seek housing in 

Santa Rosa. Th e Census number is not broken down by seasonal or year-round residents. 

Many farmworkers do not have access to decent, safe and aff ordable housing. Many may live 

in overcrowded or substandard units or may be homeless. Farmworkers seeking housing in 

Santa Rosa need housing which is aff ordable to lower income households, such as a subsidized 

apartment or single family unit. 

During the last Housing Element period, 35 farmworker units were developed in 4 projects 

Santa Rosa. Eight units were developed in Olive Grove, 12 in Monte Vista, 10 in Colgan 

Meadows and 5 in Timothy Commons. Assuming two workers per unit, 70 employees can be 

housed in Santa Rosa. Using the Census Bureau’s 2000 estimate of 735 agricultural workers in 

4-21

HOUSING 

Santa Rosa, there is a shortfall of 665 units specifi cally designated for farmworkers. Th erefore, 

seasonal and year round opportunities are needed for farmworkers in the Santa Rosa area. 

Most farmworkers seek and fi nd housing situations which are not specifi cally for farmworkers. 

In Santa Rosa, permanent rental housing is the most likely housing option for farmworkers. 

Locations identifi ed for multifamily residential would provide sites for this group. 

Housing specifi cally for farmworkers is allowed in Santa Rosa, consistent with a site’s General 

Plan land use designation and policy direction. Additionally, all residential zoning districts 

in Santa Rosa allow boarding houses as a permitted use. Boarding houses are a housing 

alternative which could off er reasonably priced lodging for farmworkers. 

ENERGY CONSERVATION 

In Santa Rosa, electricity and natural gas are used to light, heat, and cool structures, public 

buildings, and home appliances. Fossil fuels are used to move people and products along the 

city’s transportation corridors. Most of the energy consumed in Santa Rosa is produced from 

traditional sources and delivered to the city through established distribution networks. Pacifi c 

Gas and Electric Company (PG&E) provides electrical services and natural gas within the Urban 

Growth Boundary and gasoline and other petroleum products are sold through private retailers 

throughout the city. 

Th e city has made strides in reducing greenhouse gases and utilizing green energy sources. In 

2003, the Geysers Recharge Project became operational. Th is project pumps 11 million gallons 

of treated wastewater from Santa Rosa’s Laguna Treatment Plant, through 41 miles of pipeline, 

to the Geysers steamfi eld. Th ere, it is used to generate electricity for 85,000 households in 

Sonoma County and the North Bay area. 

In August 2005, the City Council adopted a resolution establishing greenhouse gas emission 

reduction targets for Santa Rosa of 20 percent from 2000 levels by 2010 and resolved to help 

with a community wide emission reduction of 25 percent from 1990 levels by 2015. Th e city 

has been implementing this objective by utilizing solar, biomass, wind, and alternative fuels 

into every day city operations. 

Th e city has installed photovoltaic systems on some of its facilities to produce electricity. In 

addition, cogeneration is planned at some city facilities. Algae ponds have been constructed 

at the Laguna Treatment Plant to potentially produce renewable energy and remove nutrients 

from wastewater. 

In August 2004 the City of Santa Rosa adopted a voluntary green building program, Santa Rosa 

- Build it Green (SR BIG) which promotes building and remodeling homes in a way that reduces 

energy demands, releases fewer pollutants into the atmosphere, conserves water and reduces 

4-22


construction waste. Th e city also committed to utilizing guidelines set by Build It Green when 

constructing or renovating municipal buildings. 

In 2010 Cal Treen Tier One state standards were adopted which exceed the basic level of 

requirements of the Cal Green building code. Th is program supports the city’s eff orts to reduce 

greenhouse gases to reach the local, regional, and state targets outlined in the City’s Climate 

Action Plan. 

Th e 2008 designation of the City of Santa Rosa as a Solar America City by the U.S. Department 

of Energy and state law funding renewable energy improvements may invigorate the residential, 

municipal, and commercial use of solar power and energy effi ciency. Th e opportunity to utilize 

solar energy to heat water and generate power is great. Santa Rosa has an average of over 200 

days of sunshine per year and has a favorable climate for photovoltaic and thermal generation. 

4-3 CONSTRAINTS AND RESOURCES 

GOVERNMENTAL CONSTRAINTS 

Governmental regulations can act to constrain housing production if the regulations increase 

costs or limit opportunities for housing development. Constraints to housing development 

in Santa Rosa vary by area, but generally may include infrastructure, residential development 

fees, land use controls, development standards, development and building permit application 

processing times, and resource preservation. 

INFRASTRUCTURE 

Wastewater treatment, reuse, and disposal capacity are not expected to be constraints to 

housing development during the Housing Element period. Wastewater collection capacity 

throughout the city is generally suffi cient to meet anticipated housing development levels 

through the planning period. Planning is currently underway to incrementally expand the 

existing system to meet 2020 General Plan projections. Th is incremental expansion is expected 

to be ongoing through the planning period. While overall system capacity will be available 

within the period, some individual properties in the city may not be developable until collection 

system capital improvement projects are completed. 

Water supply is not expected to be a constraint to housing development during the Housing 

Element period. Th e city is currently under contract with the Sonoma County Water Agency for 

the delivery of up to 56.6 million gallons of water per day on average, and up to 29,100 acre feet 

of water annually. In addition, the city has two groundwater wells that can produce up to 2,300 

acre-feet per year, and the city is the owner and operator of the Subregional Water Reclamation 

System, which produces recycled water for irrigation and other approved uses. During 2006 

and 2007, the City of Santa Rosa requested implementation of voluntary water conservation 

4-23

HOUSING 

measures to address a temporary condition on the Russian River system due to both the 

dry conditions and regulatory constraints because of the presence of three federally listed 

fi sh species in the river – Steelhead, Coho salmon and Chinook salmon. Th is is a temporary 

condition, not a condition aff ecting the reliable long range supply that has been developed for 

Santa Rosa. No additional water increment will be needed during the period. 

Th e availability of urban facilities and services will not be a long term constraint to residential 

development, but the phasing of infrastructure expansion to meet the requirements of new 

growth will require continuing planning eff orts. Th e city has adopted policies to ensure that 

projects with aff ordable housing units shall receive priority sewer and water service should 

capacity be limited. 

DEVELOPMENT FEES 

Payment of development fees is typically a requirement of development approvals. Fees are 

also charged to process development applications. Fees are tied to the city service provided, 

such as application processing and plan checking and are based on the average time to complete 

the service. Table 4-25 outlines planning fees for a subdivision and an annexation. Planning 

fees are collected when a developer submits development applications. 

Th ese fees are considered reasonable since they cover the costs to the city to process these 

development applications. Santa Rosa’s planning fees for a single family dwelling unit in a 

small subdivision range from $3,153 to $4,382 per unit. 

4-24 

Development of vacant lands at 

higher densities will help to ensure the 

housing needs of Santa Rosa are met.

Table 4-25: Planning Fees 

Typical 6 Lot Residential Subdivision 

Application processing fee $51 

Application completion review fee $250 

Application Fee $14,065 

Fee per lot (@ $123 each) $738 

Public hearing (Planning Commission) $1,586 

Environmental Review $2,230 

$18,920 or $3,153/unit 

If rezoning is required $6,391 

Public Hearing (City Council) $981 

$26,292 or $4,382/unit 

Typical 11-acre Annexation 

City Annexation processing fees $7,182 

Public Hearings $2,567 

Environmental Review $2,230 

Maps and legal descriptions (estimate) (Private engineer) $3,000 

LAFCO (with 100% landowner consent) $1,800 

LAFCO environmental document review (Environmental Impact Report) $2,700 

State Board of Equalization fee (collected by LAFCO) $800 

Source: City of Santa Rosa Fee Schedule, October 6, 2008 

Development Fees for Single Family Dwellings 

Th e fees shown in Table 4-26 are estimates for an 

average single family unit in three diff erent areas 

of Santa Rosa. Th is sample unit is located in a 

subdivision, is 1,800 square feet and has an attached 

garage of 440 square feet on a 6,000 square foot lot. 

Th e parcel is designated Low Density Residential by 

the General Plan. Th e City of Santa Rosa’s valuation 

tables, based on the International Conference of 

Building Offi cials’ valuation, indicate the dwelling unit 

is valued at $188,892 and the garage at $12,126 for a 

total valuation of $201,018. 


TOTAL $20,279 

Multifamily housing at Northpoint Apartments 

provides smaller, more aff ordable housing within 

a pleasant environment. 

4-25

HOUSING 

4-26 

Table 4-26: Single Family Development Fees 

Southwest Area Plan Southeast Area Plan 

Other Areas of 

the City 

Plan Check $956 $956 $956 

Building Permit $1,326 $1,326 $1,326 

Misc Building Fees $702 $702 $702 

Electrical Permit $112 $112 $112 

Mechanical Permit $112 $112 $112 

Plumbing Permit $112 $112 $112 

Wastewater Demand $9,795 $9,795 $9,795 

Water Demand $5,856 $5,856 $5,856 

Meter Fees $350 $350 $350 

School Impact $3,690 $3,690 $3,690 

Housing Allocation Fee $9,427 $9,427 $9,427 

Capital Facilities Fee $4,694 $4,694 $4,694 

Park Fee $8,288 $9,184 $8,933 

SW Area Impact Fee $11,108 $0 $0 

SE Area Impact Fee $0 $9,982 $0 

Total by Area $56,528 $56,298 $46,065 


Notes: 

• Miscellaneous building fees include: Application Processing Fee, Energy Effi ciency Standards Permit Fee, 

Micrographics Fee, Strong Motion Instrument Fee, Technology Fee, and Advance Planning Fee. 

• School fees vary by School District. The Wright District (southwest), the Bellevue District (southeast), 

and the Santa Rosa City School District (other areas) currently charge a statutory fee. 

If a school mitigation agreement has been executed, school fees will be higher. 

• Fees for the Southwest and Southeast areas apply within boundaries established by the Southwest and 

Southeast Area Plans. These fees are adjusted annually. 

• Some projects may not be subject to the Housing Allocation Plan fee or may pay a diff erent fee. 

• Park fees vary by area. Park fee for "other areas" is based on fee for northwest Santa Rosa. 

• The valuation for the dwelling unit does not include air conditioning and fi re sprinkler system valuation increases. 

• If the dwelling is in a high fi re severity zone, then it will also be charged fi re plan check ($631) and fi re inspection 

($631) fees. 

• Plan check fee includes NPDES fee. 

Development Fees for Multifamily Development 

Th e fees shown in Table 4-27 are estimates for an average multiple family unit in three diff erent 

areas of Santa Rosa. Th is sample unit is part of a larger apartment project, is 800 square feet 

and has a covered carport. Th e site on which the apartment project is located is designated 

Medium Density Residential by the General Plan. Th e apartment complex will have a separate 

meter for landscape irrigation. Th e City of Santa Rosa’s valuation tables, based on the 

International Conference of Building Offi cials’ valuation, indicate the dwelling unit is valued at 

$74,496 and the carport at $12,000 for a total valuation of $86,496.

Table 4-27: Multifamily Development Fees 


Southwest Area Plan Southeast Area Plan Other Areas of the City 

Plan Check $478 $478 $478 

Building Permit $736 $736 $736 

Misc Building Fees $492 $492 $492 

Electrical Permit $40 $40 $40 

Mechanical Permit $40 $40 $40 

Plumbing Permit $40 $40 $40 

Fire Plan Check/Inspection $736 $736 $736 

Wastewater Demand $8,867 $8,867 $8,867 

Water Demand $2,954 $2,954 $2,954 

Meter Fees $535 $535 $535 

School Impact $1,640 $1,640 $1,792 

Capital Facilities Fee $3,826 $3,826 $3,826 

Park Fee $6,094 $6,753 $6,569 

SW Area Impact Fee $8,469 $0 $0 

SE Area Impact Fee $0 $8,042 $0 

Total by Area $34,947 $35,179 $27,105 


Notes: 

• Miscellaneous building fees include: Application Processing Fee, Energy Effi ciency Standards Permit Fee, 

Micrographics Fee, NPDES Fee, Strong Motion Instrument Fee, Technology Fee, and Advance Planning Fee 

• School fees vary by School District. The Wright District (southwest), the Bellevue District (southeast), 

and the Santa Rosa City School District (other areas) currently charge a statutory fee. 

If a school mitigation agreement has been executed, school fees will be higher 

• Fees for the Southwest and Southeast areas apply within boundaries established by the Southwest and 

Southeast Area Plans. These fees are adjusted annually. 

• Park fees vary by area. Park fee for "other areas" is based on fee for northwest Santa Rosa 

Th e development impact fees were adopted following nexus studies completed in accordance 

with state law. Th ese fees are indexed annually and can increase or decrease based on 

construction cost indices. Impact fees are collected at the time of building permit issuance, 

unless fees are deferred by the City Council. 

Th e development fees for single family units amount to 9 to 11 percent of total construction 

costs (not including land) as outlined in the Land Costs, Construction and Financing section of 

this element. If land costs are included, the percentage of cost attributable to fees decreases. 

Development fees for multifamily units account for 9 to 12 percent of construction costs as 

illustrated in the Land Costs, Construction and Financing section. 

While fees represent a signifi cant portion of residential construction costs, the city fi nds 

that these fees are necessary to provide adequate public facilities. Additionally, Santa Rosa’s 

4-27

HOUSING 

fees are comparable to fees of other Sonoma County communities. According to the Sonoma 

County Permit and Resource Management Department (PRMD), fees for a 2,000 square foot 

single family unit in Sonoma County and its cities range from around $14,000 to $66,000. 

As illustrated in Table 4-26, Santa Rosa’s single family development fees range from about 

$46,000 to $56,000, in the upper range, but not the highest in Sonoma County. 

Fees for a 1,000 square foot apartment unit range from around $12,000 to $45,000, in Sonoma 

County jurisdictions, according to PRMD. As illustrated in Table 4-27, Santa Rosa’s multifamily 

development fees range from about $27,000 to $35,000, more in the middle of the county 

range. 

Th e City Council recognizes that fees can aff ect the cost of construction and of aff ordable 

housing in the community. Th e council authorizes fee deferrals on a case by case basis, allowing 

developers to pay development fees over a mutually agreed upon period. Fee deferrals are 

granted for aff ordable units in residential projects. Between 1999 and 2006, the city deferred 

$9,375,853 of development fees for 8 projects with 680 units. Th e City Housing Authority also 

has provided assistance with development fees for aff ordable projects. 

Processing 

Th e city is committed to effi cient development application processing, and it has adopted 

policy related to application review and processing. Th e development review process has been 

streamlined in accordance with the Council-adopted Development Process Review report 

(1993), which set forth processing time objectives. Th ese include limiting processing time to 

no more than 120 days from the date of application submittal to the fi rst action by a decisionmaking 

body, with 30 days between sequential actions, 42 days for the fi rst plan check and 15 

days for each subsequent check. Th e City Council has also initiated implementation of a Two 

Plan Check Process for engineering plans and requirements for neighborhood meetings prior to 

formal application submittal to streamline the development review process. 

For major projects processed between 1999 and 2006, the city met target timeframes 38 

percent of the time. For major project processing timeframes to be met, no changes to 

a project can be made, which is not typical in the development process. Between 85 and 90 

percent of minor projects were processed in less than 30 days. Engineering timeframes were 

met an average of 90 percent of the time. Th e city continues to strive to process development 

applications in a timely and effi cient manner. 

Two recently constructed projects, Olive Grove and Terracina illustrate the city’s commitment 

to expediting the permitting process. Th e Olive Grove project included Design Review and a 

Density Increase request, which was considered by the City Council. Th e project would have 

required a rezoning, but utilized the city’s rezoning exemption, which allows projects consistent 

with specifi c provisions of the Zoning Code to forego rezoning. Th is project was reviewed by 

4-28


the Design Review Board 30 days after application submittal and approved by the City Council 

98 days after application submittal. Th e Terracina project included a General Plan Amendment 

and rezoning, and was at hearing before the Planning Commission 119 days following 

application submittal and before the City Council 26 days later. 

Permit Procedures 

Th e Zoning Code outlines residential development permitted by right (P), permitted by a 

Minor Use Permit (MUP) or a Conditional Use Permit (CUP). Table 4-28 illustrates permitting 

requirements by zone for various residential uses in Santa Rosa. Single family and multifamily 

developments are permitted by right, consistent with General Plan policies and density ranges. 

Single family uses are allowed by right in Rural Residential (RR) and Single Family Residential 

(R-1) districts. 

Multifamily and single family attached uses are allowed by right in the Medium Density Multi- 

Family (R-2) and Multi-Family (R-3) Residential districts, subject to Design Review only. 

Table 4-28: Housing Types Permitted by Zoning District 

Residential Use RR R-1 R-2 R-3 MH 

Community Care

HOUSING 

LAND USE CONTROLS 

Residential land use control mechanisms used by the City of Santa Rosa include the General 

Plan, Zoning Code, Building Code, Growth Management program, and the Housing Allocation 

Plan. 

Zoning Code 

Th e Santa Rosa Zoning Code includes no unusual or onerous provisions which impede the 

production of housing, either as a whole or for any particular population group, as proven by 

recent production. Zoning regulations for residential zones are shown in Table 4-29. Standard 

zoning requires varying setback and building height requirements, depending on zone. 

Th e Zoning Code was comprehensively updated and adopted in 2004, following the last 

revision of the General Plan in 2002. Th is Zoning Code includes many provisions which 

make development of housing, particularly aff ordable housing, easier and in most cases less 

expensive, than the prior code. It ensures that the Zoning Code implements General Plan 

densities and policy direction. 

Th ese include: the parking standard for aff ordable housing was reduced by 0.5 space per unit; 

covered parking is not required for aff ordable housing projects; small lot subdivisions can be 

processed with a Conditional Use Permit rather than a rezoning; residential uses are allowed 

in commercial and offi ce districts; only the building footprint is counted in lot coverage rather 

than including paved surfaces; mid-rise policy allows buildings 30 feet taller than previous 

regulations; multifamily projects approved by the Design Review Board may have time 

extension requests approved by staff rather than the Board; minor changes to plans may now 

be approved by the Zoning Administrator, not the original approving body. 

In addition, between 1999 and 2006, new provisions were added to the code to encourage the 

development of aff ordable housing. Th ese include standards for single room occupancy uses 

and provisions allowing projects with long term aff ordable units to proceed without a rezoning 

if those projects are consistent with existing multifamily zoning districts. 

4-30

Table 4-29: Residential District Regulations 

A. Minimum lot size (sq ft) 


District R-2 R-3-10 R-3-15 R-3-18 R-3-30 R-3-HD 

Exterior lots 7,000 7,000 7,000 7,000 7,000 7,000 

Interior lots 

B. Minimum width of lot (ft) 

6,000 6,000 6,000 6,000 6,000 6,000 

Interior lot at front setback 60 60 60 80 80 80 

Exterior lot at front setback line 70 70 70 90 90 90 

C. Maximum density 

1 unit per 

3,000 sf 

1 unit per 

4,300 sf 

1 unit per 

2,900 sf 

1 unit per 

2,400 sf 

1 unit per 

1,450 

Determined 

by 

CUP 

D. Minimum setback requirements for main 

structure(s): (ft) 

(1) Front Yard* 10 10 10 10 10 10 

(2) Rear Yard 15 15 15 15 15 15 

a. When abuts an R-3 District 15 0 0 0 0 0 

b. When abuts an R-R or R-1 District 

(3) Side Yard 

a. Interior Side Yard** 

20 20 20 20 20 20 

One story portion 5 5 5 5 5 5 

Two story portion 10 10 10 10 10 10 

Three story portion 15 15 15 15 15 15 

b. Exterior side yard* 

(4) Accessory structures 

10 10 10 10 10 10 

a. Front 20 20 20 20 20 20 

b. Rear 5 5 5 5 5 5 

c. Interior side 5 5 5 5 5 5 

d. Exterior side 

(5) A garage door/carport entrance facing a street 

15 15 15 15 15 15 

shall be set back 19 ft from the rear of the 

sidewalk, street property line or street plan 

line, whichever is greater. A garage facing an 

alley shall be set back 3 to 5 ft, or 19 ft from the 

alley, back of curb, sidewalk or pavement edge, 

whichever is greater. 

E. Maximum Heights: (ft) 

Yes Yes Yes Yes Yes Yes 

(1) Main building 35 35 45 45 45 45 

(2) Accessory structure: 16 16 16 16 16 16 

F. Maximum area of lot that may be covered by 

structures 

50% 50% 55% 60% 65% 75% 

Note: This table is for reference only. See Santa Rosa Zoning Code for additional information. 

* A one story portion may project 6' and stairs and landings may project 10' into setback. 

**Where abutting an R-3 district, setbacks are reduced from 0 to 10 feet, depending on zoning district. 

Source: City of Santa Rosa Zoning Code, 2006 

4-31

HOUSING 

Required parking is as follows: 

4-32 

• Single family development: 4 spaces per unit, with 1 covered for standard lot. Two 

spaces per unit with 1 covered for fl ag lots. 

• Multifamily development: 1.5 spaces per unit for studio or 1 bedroom, with one 

covered, 2.5 spaces per unit for 2 or more bedroom units, with one covered. 

• Multi-family aff ordable housing project: 1 space per unit for studio or 1 bedroom; 2 

spaces per unit for 2 or more bedrooms. 

• Mobile home parks: 1.75 spaces per unit, which may be tandem, with 1 covered. 

• Senior multifamily project: 1 space per unit with one-half of the spaces covered, plus 

1 guest parking space for each 10 units. 

• Senior aff ordable housing project: 1 space per unit. 

As noted previously, some of these standards represent reductions from the prior code. Th e 

city has found these requirements to be suffi cient, but not excessive. Parking reductions of 

up to 25 percent may be granted if the review authority fi nds that special circumstances exist 

and that the proposed number of spaces is suffi cient for the safe, convenient, and effi cient 

operation of the use. Parking requirements are further reduced within each of Santa Rosa’s 

Station Area Plan boundaries (Downtown Station Area and North Santa Rosa Station Area). 

Street widths are not viewed as a constraint to housing development. Minor streets, which 

typically serve single family and duplex development, may vary from 24’ (no parking), 30’ 

(parking on one side) and 36’ (parking on both sides). Avenues range from 24’ (no parking) to 

36’ (parking on both sides). Regional boulevards range from 48’ (no parking) to 64’ (parking on 

both sides). Variations are allowed for each street type. 

Landscape requirements, with an emphasis on drought tolerant plants, are designed to 

ensure residential developments are pleasant, livable, and attractive. In Santa Rosa, all site 

development is required to include landscaping. Foreground landscaping, street trees, and 

parking area landscaping are required for all development projects. 

Requirements of on- and off -site improvements vary with the project and the site. On-site 

improvements typically include grading, storm drainage, curb, gutter, and sidewalk. Off -site 

improvements can include street widening or construction or traffi c light installation. 

Design Review 

General Plan policy requires that all new architectural and site design be of superior quality 

to improve and add to Santa Rosa’s attractiveness. Santa Rosa has Design Guidelines which 

implement the design objectives of the General Plan. 

Design Review Guidelines were fi rst adopted in 1973, with revised Guidelines adopted in 2001. 

Th e city requires project consistency with adopted design policies. General design policies


require proposals to be compatible and sensitive to surrounding land uses, off er a complete 

design concept where architecture, materials, and landscaping are of an appropriate scale and 

provide human interest. New proposals are not subject to unusual or especially restrictive 

conditions. 

Th e Crossings, a 49 unit aff ordable housing project on Cleveland Avenue received Design Review 

Board approval in one meeting, with minor comments related to landscaping, screening, and 

fencing. Rowan Court, a 62 unit aff ordable housing project on West Steele Lane also received 

Design Review Board approval in one meeting, with minor comments from the board related 

to screening utility meters and landscaping, which will add to the quality of life in the project 

without adding signifi cant cost or delay. 

Compliance with Building Codes 

Santa Rosa uses the California Building Code, which is based on the International Building 

Code. Th is code is used state-wide and does not impose any unusual or unique constraints on 

housing. Santa Rosa has not amended the code to negatively aff ect housing development in 

any way. 

Th e city operates the Neighborhood Revitalization Program to improve building safety and 

appearance in targeted areas of the city. Th e city is currently focusing on fi ve neighborhoods 

which are benefi ting from proactive code enforcement, and enhancing the safety of local 

dwellings. 

Th e city provides general code compliance city-wide. Th is program is complaint-based; staff 

does not actively seek code violations. Staff contacts the person against whom a complaint was 

fi led to request an inspection to assess whether a code violation does exist. City staff works 

with individuals to correct violations, with corrections including improvement of substandard 

housing conditions and blight as well as neighborhood safety. Th e code compliance program 

does not impose unusual constraints on housing. 

Green Building Ordinance 

Since 2004, the city has had a voluntary green building program which promotes building 

and remodeling homes in a manner which reduces energy demands, releases fewer pollutants 

into the atmosphere, conserves water, and reduces construction waste. A mandatory Green 

Building Ordinance became eff ective in mid-2008. Th is program requires new residential 

and commercial structures to meet standards which exceed existing State Building Effi ciency 

Standards (Title 24). 

An analysis was prepared to determine the costs of the mandatory green building program 

to residential construction. Th is analysis concluded that the incremental cost of a green 

4-33

HOUSING 

building requirement for a single family house is $1,078 and $0.55 per square foot. Th is cost 

relates mostly to greater energy effi ciency. Th is represents a very small portion of the total 

development cost of a dwelling unit and is not viewed as a constraint to housing development. 

Th e City of Santa Rosa’s green building standards will reduce operating costs and energy 

consumption for those dwelling units. Housing units built to green standards will cost less to 

heat, cool, and maintain. Th is is particularly important for those residents with low or fi xed 

incomes. 

Housing for Persons with Disabilities 

In Santa Rosa, community care facilities are allowed in all residential and commercial land 

use designations and zoning districts, with the exception of the Motor Vehicle Sales District. 

Facilities of six or fewer persons are allowed by right since they are considered a single family 

use. Facilities of seven or more require review of a Minor Conditional Use Permit by the city. 

Th is represents a change to the Zoning Code which provides a simpler process for approval of 

community care facilities. In the prior code (2004), a Conditional Use Permit, requiring review 

by the Planning Commission was required. In 2007, following application, the process for a 

Minor Conditional Use Permit includes a notice of pending action by the Zoning Administrator 

10 days prior to his or her decision. No public hearing is required (unlike a Conditional Use 

Permit) unless it is requested before the date of the Zoning Administrator’s decision. 

Reasonable Accommodation. Th e city adopted a Reasonable Accommodation Ordinance 

in 2002, providing persons with disabilities a procedure to seek equal access to housing 

under the Federal Fair Housing Act and the California Fair Employment and Housing Act in 

the application of zoning laws and other land use regulations. Th e procedures are included 

in the Zoning Code, and they allow for modifi cation or exception to the standards for siting, 

development, and use of housing which would eliminate regulatory barriers and provide 

disabled persons with equal housing opportunities. 

Since that time, the city has granted requests for reasonable accommodation, including use of 

a single family home on Elsa Drive for 10 persons and 1 caretaker as a transitional house for 

formerly homeless persons with disabilities. 

Th e City of Santa Rosa follows state and federal regulations which require that any new 

residential construction of three or more apartments or four or more condominium units 

be accessible and/or adaptable to disabled persons. Th e city applies standard conditions of 

approval to residential development projects which refl ect this mandate. 

Th e city has also taken steps to remove constraints for persons with disabilities. Th ere are no 

city initiated constraints on housing for persons with disabilities caused or controlled by the 

city. 

4-34


Th e city has established a committee to assess accessibility of streets and sidewalks and 

funds priority improvements through the Capital Improvement Program. Th is is particularly 

important near community care facilities so residents can access nearby services. In addition, 

during plan checks of new development and remodels, equal facilitation is addressed to ensure 

that the same services are available on all fl oors of a building. 

Th e City of Santa Rosa has adopted the California Building Code. Amendments made to the 

code have not diminished the ability to accommodate persons with disabilities. Th e city has not 

adopted universal design elements in the Building Code as of fall 2008, but a program to adopt 

such an ordinance is included as a policy in this Housing Element. 

Lastly, the Downtown Santa Rosa Station Area Specifi c Plan, adopted in October 2007, and 

this Housing Element, include a policy which calls for development of a program which would 

evaluate issues of “visitability” in residential building design. Visitability is an inclusive design 

approach which integrates basic accessibility features into newly constructed residential units. 

Such a program would help make more structures accessible to disabled persons who are not 

necessarily residents of the structures. 

Growth Management 

Th e city’s Growth Management Program places a limit on the number of allotments which can 

be granted annually. Th e allotment allows the issuance of a building permit. For the period 

2006 to 2010, 900 allotments are available annually. 

Th e allotments are split evenly into two types: Reserve A and Reserve B. Reserve A allotments 

are reserved for small units on small lots, multifamily units, for sale single family attached 

units in projects of 10 units per acre or more, units in mixed use projects, and aff ordable units. 

Reserve A was established to promote housing aff ordability and variety through the Growth 

Management Program. Reserve B allotments are for most other units, typically unrestricted 

single family units. 

To give priority to Reserve A type units, the Growth Management Ordinance allows unused 

Reserve A allotments to be added to the following year’s allotments. Th is accrual of Reserve 

A allotments has made 1,034 available for issuance in 2008. Unused Reserve B allotments 

are added to a bank of allotments which are used for projects meeting city objectives. Th ere 

are 450 allotments available for issuance in 2008 citywide and an additional 250 available for 

Southwest Santa Rosa. 

Th rough 2010, 900 annual allotments are available. However, in 2006, the City Council 

supplemented the Reserve B allotment pool by adding 250 additional allotments each year 

through 2009, making 1,000 additional allotments available. In 2011, annual available 

allotments decrease to 850. Given the growth management program’s history, this base 

4-35

HOUSING 

allotment, plus annual carryover, will be suffi cient to allow Santa Rosa’s regional housing needs 

to be met, especially with the allotment supplement granted by the Council. For the 7.5 year 

housing element planning period, annual permitting of 871 units will be required to meet 

overall identifi ed housing needs. To illustrate that there is not a direct correlation between 

the growth management’s base allotment and annual permitted units, one can look to building 

permit issuance. In 2005, when the growth management program allowed 950 allotments, 

there were permits issued for 1,250 dwelling units in Santa Rosa. 

Growth management allotments are granted by the Director of Community Development 

at the time of a project’s fi nal discretionary approval. Th e allotments are granted in the year 

requested by the project developer if they are available. If no allotments are available, the 

allotments are issued in the next year they are available, and the developer receives allotments 

in the desired year when they become available. To ensure allotments for many projects, single 

family projects may receive no more than 75 allotments per year; the multifamily maximum is 

200 per year. 

Santa Rosa’s growth management program has not prevented a developer from building a 

project in the desired year. Given the above noted number of allotments available, which would 

allow 1,734 units to be built in 2008, it is clear that the housing need can be accommodated 

with the growth management program in eff ect. A slowing in the number of new units built 

annually as a result of market conditions may be a greater factor in meeting housing needs. 

Santa Rosa has a 20 year Urban Growth Boundary, which was eff ected by Santa Rosa voters in 

1996. Santa Rosa’s fi rst voter approved UGB, a 5 year boundary, was ratifi ed in 1990. 

It does not appear that growth management or a fi xed UGB has signifi cantly aff ected housing 

prices in Santa Rosa. In 1989, the average home price in Santa Rosa was $180,000. In 1991, 

when the General Plan Growth Management Element was adopted, the average housing price 

in Santa Rosa was $174,250. In 1995, the average housing price was $187,900. In the early 

1990s, development slowed due to an economic downturn, and housing prices fell. In the later 

1990s, housing prices increased signifi cantly, mirroring regional housing increases. In 2007, 

housing prices leveled and dropped for the fi rst time since the early 1990s, with the median 

housing price at around $485,000. Th e overall housing price increases cannot be attributed to 

the city’s growth management program or the fi xed Urban Growth Boundary. 

Housing Allocation Plan 

Th e Housing Allocation Plan was adopted by the City Council in 1992 to promote the 

development of aff ordable housing in Santa Rosa. Projects of more than 15 acres are required 

to provide aff ordable units on site. Since most residential projects are less than 15 acres in size, 

most pay a fee for the development of housing for lower income households. Projects approved 

after June 14, 2002 are subject to a maximum in lieu fee of $8.79 per square foot. Units of 900 

4-36


square feet or less are not subject to the fee, and smaller units pay only a fraction of the fee. 

While the Housing Allocation Plan fee does add to the fees required of new development, the 

city fi nds that the fee provides needed funding for aff ordable housing. 

NATURAL RESOURCES 

Natural resources, such as rare and endangered plant and animal species and habitats, coincide 

geographically with areas that are designated for housing development, particularly in the 

northwest and southwest areas of Santa Rosa. Most of these areas are designated for lower 

densities or low density/open space, recognizing the location of natural resources. Th ese land 

use designations do not typically accommodate aff ordable housing projects. 

To balance the preservation of natural resources while allowing urban growth, a Vernal Pool 

Task Force was formed in the early 1990s to bring together government agencies, landowners 

and local land use interests. Th e Task Force developed the Santa Rosa Plain Vernal Pool 

Ecosystem Preservation Plan, which identifi ed goals and objectives for preserving natural 

resources, incentives for mitigation banks and conservation easements and outlined a 

streamlined regulatory process to speed authorization for fi lling low quality wetlands. Criteria 

were developed for mitigation banking, and this process is common to the development review 

process in Santa Rosa today. 

Th e California Tiger Salamander (CTS) and its habitat were listed as endangered in 2003. Th is 

habitat generally corresponds to the location of vernal pools and wetlands in northwest and 

southwest Santa Rosa. Since the listing, the city has sought ways to preserve the salamander 

and its habitat while allowing development to occur. Th e Santa Rosa Plain Conservation 

Strategy Team, comprised of state and federal agencies, the environmental and development 

communities, and city and county representatives, has published the Santa Rosa Plain 

Conservation Strategy to address this issue. Th e Strategy, adopted in December 2005, provides 

the biological framework for conservation of the endangered California Tiger Salamander and 

four rare plant species found in conjunction with wetland habitat on the Santa Rosa Plain. It 

identifi es conservation areas and mitigation requirements for development projects that will 

impact the habitat of these protected species. In fall 2007, the County of Sonoma, the cities 

of Santa Rosa, Rohnert Park, and Cotati, and the Town of Windsor adopted the Santa Rosa 

Plain Conservation Strategy Planning Agreement which supports the conservation approach set 

forth in the strategy. Th e main purpose of the planning agreement is to establish a process and 

timeline for the local jurisdictions to fi nalize and develop an implementation program for the 

conservation strategy. Th is includes creation of the Santa Rosa Plain Conservation Strategy 

Implementation Committee, which meets monthly, to guide this eff ort. Funding has not yet 

been identifi ed for environmental work. As illustrated, the city is working to address this 

development constraint. 

4-37

HOUSING 

Higher elevations and steeper slopes are located in the foothills in northeast Santa Rosa. Such 

areas have higher potential for landslide and soil slump hazards. Th e Noise and Safety Element 

discusses and illustrates those lands subject to geologic hazards, such as ground shaking 

amplifi cation and liquefaction. 

LAND AVAILABILITY 

Land availability will not prevent the city from meeting its housing needs. Th e city limits 

contains suffi cient land for future housing development, and this Housing Element includes 

policy to rezone larger higher density parcels which do not currently have zoning classifi cations 

consistent with the General Plan. 

NON-GOVERNMENTAL CONSTRAINTS 

Housing purchase prices, fi nancing costs, cost of land and improvements, construction costs, 

property taxes, profi t, and rent rates continue to be the biggest constraints to housing access 

for households with very low, low, and moderate incomes. Housing costs will continue to be 

a factor in accessibility to housing, especially for people in very low and low income groups. 

As recommended in the policies of this Housing Element, the City of Santa Rosa will continue 

all possible eff orts to conserve existing aff ordable housing stock and to increase the number 

of aff ordable units. Th e larger factors of construction and fi nancing are beyond the direct 

infl uence of the city. 

Land Costs, Construction, and Financing 

Land, construction, and fi nancing costs represent a signifi cant constraint to residential 

development. Land costs are high and construction costs have increased, with the cost of 

materials growing. 

Land value for vacant residential parcels is largely dependent on the number and type of units 

(single family, townhomes, condominiums or apartments) which can be constructed. Based on 

February 2008 information from the Multiple Listing Service (greathomes.org), current prices 

for vacant land in Santa Rosa are as follows: 

4-38 

Average price for parcels of less than one acre is $245,800 (sample of 6) 

Average price for parcels between one and three acres is $664,000 (sample of 5) 

Construction cost (not including land) of an average, 1,800 square foot single family home in 

Santa Rosa is approximately $508,000. Th is estimate assumes a construction cost per square 

foot of $100 and includes off site and site work, soft costs such as architecture and engineering, 

other costs including fees, marketing, insurance, contingency, and profi t. 

Cost for construction of new multifamily units hovers at $300,000 based on the average 

construction cost for the last seven aff ordable projects assisted by the city. Th ose projects and


their construction cost per unit include: the Crossings, $353,000; Monte Vista, $290,200; 

Arroyo Point, $287,600; Jennings Court, $219,680; Rowan Court, $354,850; Colgan Meadows, 

$359,460; and Olive Grove, $248,700. 

Financing new residential development can be a signifi cant cost. Residential fi nancing for 

both single family and multiple family housing is generally available. Developers of single 

family projects often secure loans for land acquisition, installation of improvements, and lastly, 

construction. Land acquisition and development loan rates are typically the prime rate plus one 

half to two percent, which would be fi ve and one half to seven percent in fall 2008. Apartment 

loan rates are generally a bit lower. 

Developers of aff ordable housing face challenges in securing fi nancing. Due to the limited 

possible return from rents or sales prices of aff ordable units, many private lenders are 

concerned with the fi nancial returns for these types of projects. Additional fi nancing and 

subsidy for aff ordable projects is necessary and is generally available from local sources such 

as the Housing Allocation Plan in lieu fee and redevelopment tax increment funding, as well as 

state and federal programs such as HOME and Community Development Block Grant. 

AFFORDABLE HOUSING PROGRAMS 

Th e City of Santa Rosa operates numerous programs aimed at maintaining and expanding 

housing opportunities in the community. Th e city’s Housing Authority was established in 1971 

with a goal to provide decent, safe, and sanitary housing in Santa Rosa. Th e Housing Authority 

has four basic approaches to meeting this goal: 

Development of new units; 

Rehabilitation of existing units; 

Rental assistance; and 

Special housing projects. 

In the area of new aff ordable housing, the city concentrates mainly on the development of 

rental units. Th is is due to the fact that the need for housing is greatest for very low and low 

income households, and many families cannot aff ord a down payment, even at an aff ordable 

sales price. Th e city participates in new aff ordable housing developments typically by providing 

funds to aff ordable housing developers which then leverage that funding to secure other 

funding and fi nancing to develop aff ordable housing projects. 

In 2007, the Housing Authority authorized $7,482,289 in support of four aff ordable housing 

developments including 356 dwelling units. Funding sources for these projects include 

Housing Allocation Plan in lieu fee revenues, HOME funds, Community Block Grant Funds, 

Redevelopment Low-Mod funds, and the city’s General Fund 

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HOUSING 

Santa Rosa Housing Trust 

In 2002, the Santa Rosa Housing Trust was created by the Housing Authority to assist in the 

development of new aff ordable housing and the acquisition and rehabilitation of housing for 

low income households. Th e trust is an umbrella for housing funding in the city, and it works 

to maximize and leverage available federal, state, and local funding. Funding for the trust is 

provided from Community Development Block Grant, HOME funds, Redevelopment Housing 

set-aside funds, and the Housing Allocation Plan in lieu fee. 

Rehabilitation Loan Program 

Th e city’s Rehabilitation Loan Program is funded through federal and state housing funds. 

Loans are made to low income owner occupant households, mobile home owners, and 

landlords who rent to low income tenants. In 2007, 82 units (79 rental and 3 ownership) were 

rehabilitated through rehabilitation loans and the Housing Accessibility Modifi cation Program. 

Th e city committed $307,000 to rehabilitate these units, 48 of which are aff ordable to low 

income households and 34 of which are aff ordable to very low income households. Th irty two 

of the units were modifi ed for disabled residents. 

Redevelopment Housing Funds 

Th e city receives 20 percent of tax increment funds from four redevelopment areas: Santa Rosa 

Center/Grace Brothers, Roseland, Southwest, and the Transit Oriented Development Project 

Area (TORPA). A fi fth redevelopment area, Gateways, is anticipated to be in eff ect during 

2009. Tax increment from the Southwest Redevelopment area was $1,148,797 in 2006/07. 

Tax increment of $456,760 was realized from the 

Santa Rosa Center/Grace Brothers area. 

During the Housing Element period from 2007 to 

2014, approximately $12.7 million is anticipated to 

accrue to the Low and Moderate Income Housing 

Fund. Th ese funds will be utilized predominantly for 

construction of new units aff ordable to extremely low, 

very low, and low income households. Th is includes 

$700,000 from the Roseland area, which is half of 

what is expected to be generated since this is a joint 

Santa Rosa/Sonoma County redevelopment area. If 

the area is annexed to the city during the period, 

4-40 

DeTurk Commons features higher density 

ownership units for lower income households. 

all tax increment generated will go to the city. Tax increment of $8.7 million is projected in 

the Southwest Project Area. Th e Santa Rosa Center/Grace Brothers area is anticipated to 

generate $3.3 million. No funds are anticipated through the Transit Oriented Redevelopment 

Project Area. In addition, in mid-2008, the Redevelopment Agency received a $14.7 million 

line of credit from Exchange Bank, increasing the aff ordable housing funds available during


the period. Repayment will occur through revenue realized from the Santa Rosa Center/Grace 

Brothers and Southwest Redevelopment Areas. 

If the Gateways Redevelopment Area becomes eff ective, it is estimated that an additional $3.8 

million will be generated in housing funds during the period. 

Th e Low and Moderate Income Housing Fund plays an important role in funding city housing 

programs. In 2007, redevelopment housing funds accounted for about 30 percent of the annual 

discretionary funds available to support aff ordable housing programs. Due to the anticipated 

growth in tax increment, this percentage is expected to increase. Th us, the redevelopment 

housing fund is a critical piece of the funding puzzle in Santa Rosa. Th e redevelopment fund 

will continue to constitute a large portion of funds available for housing development and 

rehabilitation in Santa Rosa in coming years. 

Housing Allocation Plan 

Housing development in Santa Rosa is subject to the Housing Allocation Plan, the purpose of 

which is to increase the number of aff ordable housing units in the community. While some 

large projects are required to provide low income units on site, the majority of housing projects 

in Santa Rosa are subject to the Housing Allocation Plan in lieu fee. Between 1992 and the 

end of 2007, $22,298,865, plus interest and loan repayment, has been collected in Housing 

Allocation Plan in lieu fees. Since the inception of the Housing Allocation Plan in 1992, 1,178 

units have been developed with the assistance of in lieu fees. Of these units, 731 are aff ordable 

to very low income households and 447 are aff ordable to low income households. Projects 

providing aff ordable units on site have developed 15 very low and 93 low income units since 

1992. 

Community Development Block Grant and HOME Funds 

Th e city receives Community Development Block Grant (CDBG) funds from the United States 

Department of Housing and Urban Development (HUD), a majority of which are allocated 

for new development and rehabilitation. Home Investment Partnership Program (HOME) 

funds are federal funds generally available for acquisition, new development, and homebuyer 

downpayment assistance. CDBG funds available to housing in 2007 totaled $1,440,783 and 

assisted the development of 99 future aff ordable housing units. HOME funds equaled $930,790 

in 2007 and supported the development of 61 new aff ordable units and the acquisition and 

conversion of a 12 bed transitional supportive housing facility. 

Operating Reserves of the Housing Authority 

Th e Housing Authority may allocate funds from its reserves for aff ordable housing projects. 

Reserves are derived based on the effi ciency of operation of Housing Authority programs. 

Th e amount of reserve funds varies, and reserves are not always available, depending on 

4-41

HOUSING 

market factors and operating costs of the Housing Authority. Operating reserves available to 

housing in 2006 were $259,635 and were used, in addition to bond funding, for rehabilitation, 

infrastructure improvements, and rental subsidies to tenants at Leisure Mobile Home Park. 

Half of the units in the park were restricted to lower incomes for 55 years, with 36 units 

aff ordable to very low income households and 55 units aff ordable to low income households. 

Other Sources of Revenue 

Other sources of revenue for development and/or rehabilitation of the city’s aff ordable housing 

supply include: 

4-42 

Tax credits (federal and state programs) 

Tax Exempt Multifamily Bonds 

Mortgage Credit Certifi cates (federal program) 

Multifamily Housing Program (state program) 

Cal HFA (state program) 

Joe Serna Farmworker Housing (state program) 

Residential Development Loan Program (state program) 

BEGIN (state program) 

Cal Home (state program) 

Continuum of Care (for homeless programs) 

Private resources such as the local Loan Consortium, Federal Home Loan Bank 

Aff ordable Housing Programs, and Sonoma County Community Foundation 

Density Bonus and Infill Programs 

Th e Density Bonus Program allows projects to develop at densities higher than that allowed 

by the General Plan in return for aff ordable housing, senior housing, donations of land for 

aff ordable housing, condominium conversions that include aff ordable housing, and child care 

facilities. One project, DeTurk Winery Village, was approved in 2007 utilizing the density 

bonus provisions of state law. Th is project proposes 78 units on 3 acres, with 6 units aff ordable 

to very low income households. Th e project received a 35 percent bonus, increasing the overall 

project density from an allowed 18 units per acre to 24 units per acre. 

Similar to the Density Bonus Program is the city’s infi ll policy. Th is policy allows projects of 

3 acres or less in the Low Density land use category (maximum 8 units per acre) to increase 

density up to 15 units per acre as long as compatibility with surrounding uses can be achieved 

and 1 very low income unit or 2 low income units are provided for every 10 market rate units. 

Th ree projects have been approved utilizing this program: Aston Way Homes (13 units), Clover 

Apartments (5 units) and Quilici Minor Subdivision. Each project is expected to provide one 

very low income unit.

Fast Track Policy 


Th e Fast Track Policy is a city policy that allows quicker processing of development projects in 

return for aff ordable units. Th is provision has not been greatly utilized in the last few years 

due to the fact that the city’s policy is to process development projects within 90 to 120 days. 

In 2008, the Amorosa Village aff ordable housing project requested and received fast track 

processing. Th e project was approved 83 days after its development application was submitted. 

While this project was appealed, its approval was upheld 130 days after application submittal. 

Section 8 Housing Choice Voucher Rental Assistance 

Th e Section 8 Housing Choice Voucher Program assists very low income rental households, 

including families, seniors, and disabled persons. Funding for the program is from the U.S. 

Department of Housing and Urban Development. Tenants pay from 30 to 40 percent of 

monthly income toward rent, and the Section 8 subsidy pays the remainder to the property 

owner. 

Th e Housing Authority administers the Housing Choice Voucher Program, which in 2007 served 

1,391 rental households in Santa Rosa. In addition, the Housing Authority also administered 

350 county vouchers being used in the city in 2007. 

Neighborhood Revitalization Program 

Th e purpose of the Neighborhood Revitalization Program is to improve living conditions and 

quality of life in deteriorating neighborhoods. An inter-departmental city task force works to 

achieve this goal. 

Th e Economic Development and Housing Department coordinates the program, which also 

includes staff from Community Development, Fire, Police, Recreation and Parks, and the City 

Attorney’s Offi ce. Building and fi re inspections are conducted to ensure decent, safe, and clean 

housing. A Youth Coordinator and Community Outreach Specialist work with the community 

and schools to coordinate youth activities, referrals for job training, and social, educational 

and cultural programs for adults. A police offi cer is part of the team to provide a presence 

and improve the overall neighborhood feeling of safety, and the City Attorney works with the 

owners, residents, and neighborhood associations to gain compliance with local and state law. 

In addition, low interest rehabilitation loans are available from city's Economic Development 

and Housing Department. 

Th e Neighborhood Revitalization Program considers neighborhood characteristics in 

determining a course of action for improvements. It has registered many successes, 

including neighborhood cleanup days, new playground equipment, paving, landscaping, and 

rehabilitation of numerous housing units. Th e program has fi ve focus neighborhoods: Apple 

Valley/Papago, Aston, Corby/Olive, South Park, and Sunset/Delport. 

4-43

HOUSING 

Mobile Home Rent Control 

Th e city implemented rent control for mobile home spaces in 1993 in order to ensure 

aff ordability for homeowners, most of whom are on fi xed incomes. At the same time, rent 

stabilization is intended to allow mobile home park owners to maintain a fair and reasonable 

return. 

Rent control applies to spaces which have a rental agreement term of 12 months or less. 

Annual rent increases are limited to the percent change in the Consumer Price Index, but any 

increase is limited to a maximum of six percent. 

Th ere are over 2,000 mobile home spaces in parks in Santa Rosa, and in 2007 there were 

approximately 1,439 which were subject to rent control. 

Preservation of Affordable Units 

For at least 30 years, a variety of programs have provided incentives for the development 

of aff ordable rental housing in Santa Rosa. Th ese programs are administered by the U.S. 

Department of Housing and Urban Development (HUD), insured by the Federal Housing 

Administration (FHA), fi nanced by Multifamily Revenue Bond issuance or tax credits or 

governed by a Density Increase Program or Housing Allocation Plan contract. In return for 

certain considerations, developers signed contracts to provide units at aff ordable rents from 

10 to 55 years. Once the term of the contract is up, the owner of the rental units can raise 

the rents to “market rate.” Th is can have the eff ect of displacing the low and very low income 

tenants who cannot aff ord increased rents. 

As illustrated in Table 4-30, a total of 793 units are at risk of converting to “market rate” 

between 2009 and 2014, and 180 are at risk between 2015 and 2019. Of these units, 144 are 

occupied by elderly residents. Many of these housing units are owned by non-profi t housing 

organizations and are at low risk of converting to market rate rentals. Th ese low risk units 

include 144 elderly units and 94 non-elderly units for a total of 238. Th erefore, there are 735 

non-senior units which are at greatest risk of losing current aff ordability between 2009 and 

2019. 

At an estimated cost of $300,000 to construct new aff ordable units, it would cost $237.9 

million to replace the 793 units at risk between 2009 and 2014, and $54 million to replace the 

180 units at risk between 2015 and 2019 (total $291.9 million). Preserving the units would be 

considerably less expensive than building new units. At an estimated cost of $200,000 per unit, 

it would cost $194.6 million. Funds which could be available to preserve at risk units include 

Community Development Block Grant and redevelopment funds. 

4-44


Aff ordable housing developers with the legal and managerial capacity to acquire, build 

and manage aff ordable housing developments in Santa Rosa include Burbank Housing 

Development Corporation, Bridge Housing Corporation, Urban Housing Communities, USA 

Properties, Ecumenical Aff ordable Housing, Petaluma Ecumenical Properties, and Episcopal 

Homes. 

Table 4-30: Santa Rosa Low Income Rental Units at Risk of Converting to Market Rate 

At Risk of Conversion 2009 - 2014 

Assistance Total Units 

Project Name/Location Program Units at Risk Earliest Conversion Date 

Coddingtown Mall Apartments MRB 230 8 11/27/2011 

2001 Range Avenue 

Country Manor Estates SRDIP 16 1 06/10/2009 

1425, 1430 Country Manor 1 09/30/2010 

Edwards Avenue Townhomes SRDIP 11 1 04/21/2012 

948, 1074, 1052 Edwards Avenue 1 04/18/2011 

1 12/01/2011 

Hastings Place Investor/Owner 10 9 05/01/2014 

2610 Stony Point & 1908 Hearn Ave Rehab 

Maribelle Apartments MRB 287 58 3/01/2001 

750 Apple Creek Lane 

Meadowbrook View SRDIP 18 1 12/01/2011 

2155 Meadowbrook View Court 

Oak Court Apartments SRDIP 12 1 04/01/2011 

3022 Coff ey Lane 

Rotary Park Homes SRDIP 10 1 07/31/2011 

1012 B Aston Avenue 

Santa Rosa Garden Apartments Tax Credits 111 111 12/31/2012 

4601 Montgomery Drive 

Silvercrest Residence (E)* HUD 236 (J)(1) 187 144 07/31/2009 

1050 Third Street 

Sonoma Creekside Townhomes* Tax Credits 43 43 04/30/2011 

5150 & 5155 Sonoma Highway Housing Trust 

Sunrise at the Chanate MRB 120 24 12/01/2013 

3250 Chanate Road 

Valley Oak Park I* HUD 236 (J)(1) 100 100 09/30/2009 

2600 Northcoast Street 

Valley West Subdivision SRDIP 64 1 08/03/2010 

2441 Lemur Drive 

Victoria Rose SRDIP 9 1 12/31/2013 

421 Eighth Street #8 

Walnut Grove Apartments* HUD 221 (D)(4) 104 104 11/30/2011 

450 Stony Point Road 

4-45

HOUSING 

4-46 

Table 4-30: Santa Rosa Low Income Rental Units at Risk of Converting to Market Rate (continued) 

Whitesgate II SRDIP 77 1 08/07/2012 

829 Aston Avenue #53F 

Woodcreek Village 

101 Boas Drive 

Cal HFA 50 50 05/07/2014 

SUBTOTAL 1,590 793 (144 Elderly) 

Assistance Total Units 

Project Name/Location 

At Risk of Conversion 2015 - 2019 

Program Units at Risk Earliest Conversion Date 

Marlow Apartments MRB 116 24 9/10/12015 

3076 Marlow Road 

Redwood Park MRB 156 32 05/16/2016 

2001 Piner Road 

3899 Sonoma Highway Investor/Owner 1 1 09/01/2018 

Rehab 

Ventura Avenue Investor/Owner 18 11 07/08/2018 

2801 - 2817 Ventura Avenue Rehab 

Village Square MRB 128 26 04/01/2017 

2605 Range Avenue 

Vineyard Gardens MRB 180 36 02/19/2018 

240 Burt Street 

Windham Village Cal HFA 50 44 10/30/2015 

1101 Prospect Avenue Investor/Owner 

Rehab 

6 02/02/2016 

SUBTOTAL 649 180 

GRAND TOTAL 2,239 973 (144 Elderly) 

*Denotes project in which all or a portion of tenants use Section 8 vouchers. 

(E) denotes senior units. 

Sources: City of Santa Rosa Department of Economic Development and Housing, California Tax Credit Allocation 

Committee website, National Housing Trust Data Clearinghouse, California Housing Partnership Corporation 

4-4 REGIONAL HOUSING NEEDS ALLOCATION 

State law establishes that regional councils of government, in Santa Rosa’s case the Association 

of Bay Area Governments (ABAG), shall identify for each city and county its “fair share 

allocation” of its most recent Regional Housing Needs Allocation (RHNA). Adopted in May 

2008, the RHNA considers several factors in determining the allocation, including household 

growth, employment growth, existing employment, and household and employment growth 

near transit. Needs are assessed for the period from January 2007 to July 2014. Cities and 

counties must address these local shares of regional housing in the Housing Element.


State law also requires that the RHNA consider the need for housing at all income levels. ABAG 

bases the total number of units by income category based on the regional average distribution 

of households across the various income categories. Table 4-31 shows the distribution of 

housing needs by income category for Santa Rosa as assigned by ABAG. Th e income categories 

are described in the preceding Housing Aff ordability section. 

Table 4-31: Regional Housing Needs Allocation, 2007 - 2014 

Income Category 

Housing 

Need 

Very Low Income 1,520 

Low Income 996 

Moderate Income 1,122 

Above Moderate Income 2,896 

Total Projected Need 6,534 

Average Annual Need 871 

Source: ABAG Regional Housing Needs Allocation, May 2008 

QUANTIFIED OBJECTIVES 

As shown in Table 4-32, ABAG projects a total need of 6,534 units between 2007 and 2014. 

Th e table illustrates the number of building permits issued in 2007 by income category and the 

remaining need over the planning period. Th e annualized need is 875 units. 

Table 4-32: Building Permit Issuance by Income Category - 2007 

Above 

Very Low Low Moderate Moderate TOTAL 

ABAG RHNA 2007 - 2014 1,520 996 1,122 2,896 6,534 

Building Permits, 2007 154 96 58 537 845 

Remaining Need, 6.5 years 1,366 900 1,064 2,359 5,689 

Annualized 210 138 164 363 875 

Source: City of Santa Rosa General Plan Annual Review Report 2007 

Th e units developed in 2007 which are contracted as aff ordable to very low and low income 

households for at least 30 years are illustrated in Table 4-33. Additional non-contract low 

income units include mobile homes and second dwelling units issued permits during 2007. 

Developers of second dwelling units indicate that often when families purchase a unit with a 

second unit that a family member lives in the unit. For those buyers who rent their second 

units, advertised rents illustrate between $850 and $900 per month, which are aff ordable to 

one or two person low income households. 

4-47

HOUSING 

Moderate income units include duplexes or triplexes and some townhouse units which rent or 

sell at market rates. An example is sales prices in the Western Gardens Subdivision. Models 

sold in 2007 for $349,735 and $389,000, sales prices which are aff ordable to moderate income 

households in Santa Rosa. 

4-48 

Table 4-33: Very Low and Low Income Projects Issued Building Permits, 2007 

Very Low Low 

Rowan Court 61 

Dauenhauer Ranch 24 

Colgan Meadows 66 17 

Woodbridge 4 

Orchard at Oakmont 2 

North Village 6 

Varenna 27 5 


154 58 

Land is available to meet the housing need identifi ed, as illustrated in Tables 4-35 and 4-36. 

Santa Rosa will continue to strive toward attaining the regional fair share goals. 

Table 4-34 identifi es the city’s quantifi ed housing objectives for the period between January 

1, 2008 and June 30, 2014. Policies in this Housing Element illustrate programs which will be 

undertaken to meet these objectives. 

Table 4-34: Quantified Objectives, 2008 - 2014 

Income Group New Construction Rehabilitation Conservation 

Extremely Low 200 1,305 

Very Low 1,166 163 800 

Low 900 162 1,693 

Moderate 1,064 300 

Above Moderate 2,359 

TOTAL 5,689 325 4,098 


Th e following provides additional objectives and annual fi gures to explain the 6.5 year program 

fi gures in the table above. 

1. Help fund the development of 210 very low and 138 low income units annually to meet 

the ABAG Regional Housing Needs Allocation. 

2. Assist in the rehabilitation of 50 units annually (25 very low and 25 low income housing 

units).


3. Promote development of 30 second units annually. 

4. Preserve the existing emergency shelter beds and units of transitional and supportive 

housing. Th is includes 501 year round and 44 winter only beds in emergency shelters, 

375 units of transitional housing and 385 units of permanent, supportive housing. 

5. Preserve the existing inventory of federally and locally funded aff ordable units including 

the 793 units with the potential to lose aff ordability between 2009 and 2014. 

6. Preserve the 2,000 existing mobile homes, which are largely occupied by lower income 

seniors. 

4-5 SITES INVENTORY AND ANALYSIS 

State law requires a parcel specifi c inventory of appropriately zoned, available, and suitable 

sites which provide opportunities for the provision of housing for all segments of the 

community. Santa Rosa addresses this requirement primarily through the identifi cation of 

vacant residential sites, though some underutilized sites are included. Th e city limits contain 

suffi cient land to allow for identifi ed housing needs to be met. 

Th e city’s evaluation of adequate sites lists individual sites by General Plan designation and 

separates the sites which are currently zoned consistently with the General Plan and those 

which are not zoned consistently. Each record also includes the site’s zoning, size, unit 

capacity, whether it is currently served with water and sewer service, near transit, or is within 

the range of the California Tiger Salamander. 

Th e city’s land inventory was developed utilizing the city’s GIS land use database, which is 

based on Assessor’s data and fi eld surveys. Each of the sites designated Medium or Medium 

High Density was reviewed in the fi eld to ensure site viability. Land is available throughout the 

city as well as in the Urban Growth Boundary and includes small and large sites. Th e inventory 

was developed in late 2007. Th e parcel specifi c charts are in the appendix to this element, in 

Tables 4-43 through 4-59. 

Table 4-35 illustrates the aggregation of the land inventory by land use category for lands in 

the city limits. More than 2,000 acres of land are available for residential development in Santa 

Rosa’s city limits, and more than 13,000 units can be developed on that land. 

Table 4-35: Housing Opportunities in the Santa Rosa City Limits 

ZONED VLD LD LOS MLD MD MHD R/MD O/MD TVM TVMU Total 

Acres 603 401 172 55 119 51 29 0.56 0 0 1,431 

Units 607 2,688 686 552 1,735 1,226 342 7 0 0 7,843 

4-49

HOUSING 

Table 4-35: Housing Opportunities in the Santa Rosa City Limits (continued) 

4-50 

NOT ZONED VLD LD LOS MLD MD MHD R/MD O/MD TVM TVMU Total 

Acres 187 370 77 28 66 10 62 0 1 7 808 

Units 187 2,478 306 283 956 257 741 0 33 323 5,564 

TOTAL ACRES 790 771 249 83 185 61 91 0.56 1 7 2,239 

TOTAL UNITS 794 5,166 992 835 2,691 1,483 1,083 7 33 323 13,407 


In addition to land in the city limits, there are nearly 1,600 acres of residentially designated 

land outside the city limits within the Urban Growth Boundary which can be annexed and 

developed, adding to land potentially available for development. Th is land can accommodate 

8,000 units. Table 4-36 illustrates vacant land by land use category in the UGB. 

Table 4-36: Housing Opportunities in the Urban Growth Boundary 

Land Use Designation Total Acres Units 

Very Low Density 811 811 

Low Density 446 2,985 

Low Density Open Space 43 171 

Medium Low Density 86 855 

Medium Density 165 2,408 

Medium High Density 19 456 

Retail/Medium Density 16 197 

Transit Village Medium 0.21 5 


TOTAL 1,586 7,888 

Santa Rosa anticipates development of approximately 25,225 new housing units at General 

Plan buildout in 2035 – 21,400 on vacant land and 3,750 in the two Station Area Specifi c Plan 

areas, where most land is currently developed and will be redeveloped at higher residential 

densities. Santa Rosa has land available in the city limits for the identifi ed housing need of 

6,534 units to be developed. Land zoned consistently with the General Plan will accommodate 

approximately 7,700 units. 

Th e Downtown and North Santa Rosa Station Area Specifi c Plan areas provide additional 

opportunities for housing development near existing and planned transit. Th e Downtown 

station area was designated a Priority Development Area in late 2007, soon after the plan’s 

adoption. Th e North Station Plan was designated a Priority Development Area in early 

2012. Th is designation is available to jurisdictions which are planning increased residential 

development around existing or planned transit. Both plans includ land use categories which 

provide opportunities for higher densities than prior categories – there is no maximum density, 

in the Transit Village Mixed Use designation. Priority Development Area designation will 

allow the city to compete for funding to implement the plans. Two Santa Rosa transportation


corridors are Priority Development Areas – Sebastopol Road and Mendocino/Santa Rosa 

Avenue. New development with increased densities around these corridors will support use of 

bus transit. 

VARIETY OF HOUSING TYPES 

Th e sites identifi ed will allow for development of a variety of housing types throughout the 

city, including single and multiple family residential, townhomes, second dwelling units, farm 

employee housing, single room occupancy facilities, community care facilities, manufactured 

housing, supportive and transitional housing, and emergency shelters. 

Single family dwellings can be accommodated on sites designated Very Low Density, Low 

Density, Low Density/Open Space and Medium Low Density and corresponding zoning 

districts. Second dwelling units are allowed on any parcel which allows a single family dwelling. 

An application for a second dwelling unit shall accompany a building permit, which shall be 

issued without a public hearing if the proposed unit meets development standards outlined in 

the Zoning Code. 

Multifamily residential uses and townhomes are permitted in the Medium Low Density, 

Medium Density, Medium High Density and Retail/Medium Density designations and 

corresponding zoning districts. Th e Transit Village Medium and Transit Village Mixed Use land 

use categories also allow these housing types, along with some non-residential uses. As noted 

above, sites are available for this type of development, and larger higher density sites will be 

rezoned to ensure new development is facilitated on these sites. 

Th e city allows single room occupancy facilities in the Downtown Commercial, General 

Commercial, and Community Shopping Center zoning districts. Single room occupancy 

facilities can assist extremely low income persons and farmworkers. 

Housing for farmworkers could also include multifamily rentals as described above and 

boarding houses which are allowed by right in all residential zoning districts. Th is Housing 

Element includes a policy to include a Zoning Code provision allowing employee housing for 

six or fewer residents as a permitted residential use in residential zoning districts, as a possible 

way to provide farmworker housing. Th is provision would be similar to that of community 

care facilities in Santa Rosa, which, with six or fewer residents, are permitted by right in all 

residential districts. 

Th e Zoning Code allows manufactured housing in all residential zoning districts by right, 

subject to the same development standards. Th e city has established design criteria for 

manufactured housing consistent with state law. 

Supportive, transitional, and emergency shelter zoning is addressed in the Special Needs 

Groups section of this Housing Element. 

4-51

HOUSING 

REALISTIC DEVELOPMENT CAPACITY 

Th ere are 185 acres of undeveloped land designated Medium Density and 61 acres designated 

Medium High Density in the city limits. Of this, 119 acres of Medium Density land and 51 

acres of Medium High Density land are zoned consistently with the General Plan. Th e Medium 

Density range is 8 to 18 units per acre; Medium High is 18 to 30 units per acre. Th ere are 

nearly six acres of vacant Transit Village Mixed Use, with a minimum density of 40 units per 

acre, with no maximum, and three-quarters acre vacant Retail Business Services, with no 

maximum density range, where residential use is anticipated. 

To determine realistic development capacity, the city considered recent development trends. 

Projects developed in the Medium Density category over the last few years had an average 

density of 14.6 units per acre. Two projects in the Medium High category were at 30 units 

per acre, one which had a density bonus. Another project was at 22 units per acre. Th us, the 

midpoint of 24 units per acre was used to estimate unit yields of vacant Medium High Density 

sites. Th e Transit Village Mixed Use designation, a land use category introduced with the 

Station Area Plan, utilizes the midpoint of 50 to determine a site’s unit generation. 

In these higher density categories, sites were included if they were a quarter acre or more. An 

exception was made in a few cases where vacant parcels less than a quarter acre were located 

adjacent to other vacant parcels of the same land use category. Th ese instances are called out 

in the tables in the appendix. Th is site inventory relies on a variety of sites to accommodate 

the Regional Housing Needs Allocation. Lands in Medium and Medium High Density of one 

or more acre in size are available to meet this need, along with sites designated Transit Village 

Mixed Use, Retail Business Services, and underutilized sites, described more fully below. Th ere 

are 163 acres of undeveloped Medium Density land of on sites of 1 acre or more in the city 

which will accommodate 2,367 units. In the Medium High Density category, there are 61 acres 

on sites of 1 acre or more which will accommodate 1,472 units. Other vacant and underutilized 

sites will accommodate over 1,100 units. 

Tables 4-37 through 4-42 show higher density sites in the city limits. Most sites are 2 acres or 

more. Th ese sites are illustrated in Figure 4-1. Th e city’s RHNA for very low and low income 

units is 2,266 units for the remaining planning period (after 2007 permitting is considered); 

the sites identifi ed could accommodate these units. Sites which can develop at 30 units per 

acre or more will accommodate 2,594 units. Larger Medium Density Residential sites, which 

have supported numerous past aff ordable housing projects, will accommodate about 2,008 

units. 

4-52

Figure 4-1 

Housing Opportunity Sites 

MAR K WEST SPRINGS RD 

! 

SHILOH RD 

Medium Density 

£¤ 101 

Medium High Density 


AIRPORT BLVD 

! 

Retail Business Services 

N LAUGHLIN RD 

W E E K S 

CALISTOG A RD 

! 


C R EE K 

! 


! 

RIVER RD 

Brush 

Creek 

Reservoir 

R I N C O N C R E E K 

! 

! 

! 


FOUNTAINGROVE PKY 

Fountaingrove 

Lake 

COFFEY LN 

HOPPER AVE 

! 

! 

! 

! 

D U C K E R C R E E K 

AIRWAY DR 

CHANA TE RD 

BICENTEN NIAL WAY 

! 

! 

MISSION 


P I N E R C R E E K 

26 

PINER RD 

! 

! 

9 

A U S T I N C R E E K 

7 

! 

! 

12 |ÿ 

BLVD 

! 

FULTON RD 

L A G U N A D E 

35 

P A U L I N C R E E K 

! 

C R E E K 

! 

! 

FRANKLIN AVE 

STEELE LN 

MONTGO MERY DR 


! 

C R E E K 

! 

! 


17 

Lake 

Ralphine 

! 

! 

! 

BRYDEN LN 

! 

! 

! 

4TH ST 

MENDOCINO AVE 

CLEVELAND AVE 

10 


Spring 

Lake 

NORTH ST 

C O N T R O L 

32 


SONOMA HWY 

! 

COLLEGE AVE 

! 

! 

N DUTTON AVE 

30 

F L O O D 

ABRAMSON CREEK 

CREEK 

PINER 

C R E E K 


SONOMA AVE 

OA K MO NT DR 

S P R I N G C R E E K 

36 

PINER CREEK 

! 

! 

5TH ST 

! 

! 

W 9TH ST 

! 

! 

! State 

3RD ST 

! 

! 

! 

D ST 

! 

FARMERS LN 

41 

Annadel 

8 

E ST 

! 

! 

! 

12 |ÿ 

! 

Park 

YULUPA 

M A T A NZ A S 

S E ST 

! 

! 

C R E E K 

! 

! 

! 

W 3RD ST 


! 

! 

AVE 

A R R O Y O S I ER R A C R E E K 



BROOKWOOD AVE 

39 

42 

40 

! 37 

! ! 

43 

46 

C R E E K 

38 

1 

20 

! 

! 

44 

45 

Lake 

Ilsanjo 

! 

2 

! 

! 

! 

! 

! 

! 

BET H A RDS DR 

! 

CORBY AVE 

DUTTON AVE 

25 

31 

SEBASTOPO L RD 

OCCIDENTAL RD 

33 

34 

! 

19 

29 

18 

! Bennett Mountain 

13 

! 


28 

! 

3 

12 |ÿ 

HEARN AVE 

15 

11 

C R E E K 

24 

16 

! 

5 

YOLANDA AVE 

4 

14 

S WRIGHT RD 

! 

! 


Matanzas 

Creek 

Reservoir 

LUDWIG AVE 

BENNETT 

! 

! Taylor M ountain 

VALLEY RD 



12 

6 

23 

21 

22 

27 

C R E E K 

M A T A N Z 

STANDISH AVE 

A S 


£¤ 101 

TODD RD 

Highway 




SNYDER LN 

0 1 

2 4 


Miles ² 

Planning Area 



Rezoning of those larger sites designated Medium and Medium High Density which are not 

zoned consistently with the General Plan at the time of adoption of the Housing Element will 

facilitate their development. Sites within the Downtown Station Area Specifi c Plan boundary 

are proposed to be rezoned for general plan consistency in 2010, which will assist in their 

development. In addition, of sites designated Retail Business Services/Medium Density, there 

are 29 acres zoned consistently with the General Plan and 62 acres not zoned consistently. 

Th ese sites are estimated to generate 342 and 741 units, respectively. 

Table 4-37: Medium Density Sites of Two or More Acres in City Zoned 

MAP UNIT 

KEY APN ZONING ACRES CAPACITY QUAD 

32 013400002 PD 14.91 218 SE 

1 125031022 

10311028 

R-3-15 10.13 148 SW 

22 134072012 R-3-18 9.22 135 SW 

17 031050062 R-3-18 9.20 134 SE 

12 043121006 R-3-18 8.15 119 SW 

21 043133013 R-3-18 6.00 88 SW 

16 035191013 

035191010 

PD 4.75 69 SW 

18 035141025 PD 4.52 66 SW 

14 125551016 R-3-18 4.41 64 SW 

27 043121007 R-3-18 4.19 61 SW 

2 035063005 R-3-18 3.81 56 SW 

15 125521004 

125521003 

R-3-18 3.35 49 SW 

25 125071014 R-3-15 3.27 48 SW 

6 043122007 R-3-18 2.90 42 SW 

11 044460070 PD 2.29 33 SE 

4 043200004 PD 2.10 31 SW 

93.21 1,361 

Table 4-38: Medium Density Sites of Two or More Acres in City Not Zoned 

MAP UNIT 


20 009410001 PI 9.70 142 SE 

33 044180021 PD 6.34 93 SE 

23 134042025 PI 5.51 80 SW 

26 153080006 R-1-6-SR 5.05 74 NE 

24 043072015 OSC 4.35 64 SW 

31 009420001 PI 4.01 59 SE 

4-55

HOUSING 

4-56 

Table 4-38: Medium Density Sites of Two or More Acres i n City Not Zoned (continued) 

MAP UNIT 


9 153060017 R-1-6-SR 3.90 57 NE 

3 044041010 CG 2.17 32 SE 

44.30 647 

Table 4-39: Medium High Density Sites of Two or More Acres in City Zoned 

MAP UNIT 


10 041161021 R-3-30 18.54 445 NW 

5 035141025 PD 4.36 105 SW 

8 009081053 PD 3.37 81 NE 

29 035141024 PD 7.30 175 SW 

28 035141026- PD 1.42 34 SW 

28 035141034 PD 0.22 5 SW 

13 044041096 PD 2.81 67 SE 

7 036011041~ R-3-30 10.41 250 NW 

34 038141035 R-3-30 1.85 45 SE 

34 038141033 R-3-30 0.18 4 SE 

34 038141008 R-3-30 0.34 8 SE 

34 038141036 R-3-30 0.35 8 SE 

~ Denotes site under annexation 

Denotes adjacent parcels 

51.15 1,226 

Table 4-40: Medium High Density Sites of Two or More Acres in City Not Zoned 

MAP UNIT EXISTING 

KEY APN ZONING ACRES CAPACITY QUAD USE 

30 010510021 R-1-6 3.53 85 NW 

19 044021072 R-1-6 2.25 54 SE 

19 044021019 R-1-6 1.45 35 SE 

19 044021035 R-1-6 0.17 4 SE SFD 

19 044021071 R-1-6 0.19 5 SE 2 SFD 

19 044021022 R-1-6 0.14 3 SE SFD 

35 182520087 RR-40 1.32 44 NE 

Denotes adjacent parcels 

9.71 246


Table 4-41: Other Vacant Sites 

UNIT LAND 

APN ZONING ACRES CAPACITY QUAD ZONED USE DES. 

36 009061050 CD-7 0.76 52 NE Y RBS 

37 010171004 CD-5-H 3.5 175 NW N TVMX 

37 010166003 CD-5-H 2.17 109 NW N TVMX 

6.43 336 

Table 4-42: Underutilized or Developed Sites 

UNIT EXISTING LAND 

APN ZONING ACRES CAPAC. QUAD ZONED USE SERVED TRANSIT CTS USE DES. 

39 010091001 R-3-18-H 1.45 35 NW Y Warehouse Y Y Y TVM 

39 010091007 R-3-18-H 1.6 38 NW Y Warehouse Y Y Y TVM 

38 010171011 CD-5-H 1.5 93 NW Y Mostly 

Vacant 

Y Y Y TVMX 

40 010091005 CD-5 1.83 42 NW Y Warehouses Y Y Y TVM 

42 009071026 CD-10 0.59 116 NE Y Theater Y Y Y RBS 

43 010184029 IG 1.9 57 SW N Warehouse, 

mill 

Y Y Y TVM 

44 125123010 IL 1.63 49 SW N WH, damaged 

cars, 

offi ces 

Y Y Y TVM 

45 125123004 IL 1.17 35 SW N Warehouses Y Y Y TVM 

41 010101031 IL 3.22 97 NW N Offi ces, 

trucks 

Y Y Y TVM 

46 010320029 PD 7.46 223 NW N Offi ces Y Y Y MHD 

22.35 786 

As illustrated in Table 4-35, lower density sites in the city zoned consistently with the General 

Plan can accommodate 4,533 units on 1,231 acres. Th ese lands designated Very Low, Low, 

Low Density/Open Space and Medium Low Density can accommodate the moderate and above 

moderate need of 4,018 identifi ed for Santa Rosa. Additionally, there are 662 acres in these 

land use categories which are not currently zoned consistently with the General Plan which 

could accommodate 3,254 units. 

Considering recent development trends, the average density for Low Density developments 

is 6.7 units per acre and for Medium Low, 10 units per acre. Th ese densities were utilized to 

determine the realistic capacity of sites in those designations. For Very Low Density, 1 unit per 

acre was used, and for Low Density/Open Space, 4 units per acre was utilized. 

Potential Constraints 

Water and sewer service. Sewer and water service are not considered constraints to housing 

development during the period, as outlined in the Constraints section of this element. Th e 

4-57

HOUSING 

majority of Medium and Medium High Density sites are within 300 feet of existing sewer 

and water lines, and are therefore considered “served” in this analysis. Th e majority of sites 

designated Very Low, Low, and Medium Low Density are also considered served. Th ree 

hundred feet is the distance at which connection to the public sewer and water system can be 

required. 

Proximity to transit. Distance from transit service is not considered a constraint. All of the 

higher density sites are within one-half mile of a CityBus transit stop. Th e majority of the 

lower density sites are also proximate to transit with the exception of Very Low Density sites, 

which are often in hillside and more remote locations of the city, and Low Density/Open Space 

areas which are located generally near the edge of the city where less development has occurred 

due to the presence of wetlands and natural resources. 

A majority of sites in the inventory are shown to be within the range of the California Tiger 

Salamander, an endangered species. When the listing of the salamander and its habitat were 

fi rst made in 2003, a wide area, including large parts of southwest, northwest and southeast 

Santa Rosa, was identifi ed. Since the listing, there has been study and refi nement of the CTS 

range, but no offi cial mapping of the smaller area has been completed. Preliminary mapping 

eliminates the southeast and most of the northwest parts of the city. Potential habitat is 

reduced in the southwest. Th erefore, the analysis which illustrates site constraints due to CTS 

is overstated. It is unknown at this writing, the exact number of sites which might be aff ected 

by the salamander. 

However, local agencies continue to address this issue, and have developed the Santa Rosa 

Plain Conservation Strategy, more fully described in the Constraints section of this element. 

Th e strategy provides the biological framework for conservation of the endangered California 

Tiger Salamander and four rare plant species found in conjunction with wetland habitat on the 

Santa Rosa Plain. It identifi es conservation areas and mitigation requirements for development 

projects that will impact the habitat of these protected species. A series of mitigation banks 

have been established which have allowed development to continue in aff ected areas. 

Mitigation at ratios of 1:1, 2:1 or 3:1 are required based on the project’s distance from the 

protected resources. 

Th e Colgan Meadows project, an 84 unit aff ordable housing development issued building 

permits in 2007, mitigated for impacts to wetlands and the California Tiger Salamander. Th e 

City of Santa Rosa provided $1.16 million for project proponents to purchase wetlands and CTS 

credits. Mitigation at a 2:1 ratio for the 4.54 acre project resulted in approximately 10.1 acres 

or 101 credits. 

4-58


Zoning Appropriate to Accommodate Housing for Lower Income Households 

Sites designated Medium and Medium High Density are viewed as the most likely location 

for new aff ordable housing development in Santa Rosa since new aff ordable projects have 

traditionally been located in these land use designations. Aff ordable projects in the Medium 

Density land use category include Northpoint Village Apartments (110 very low at 17.8 units 

per acre), West Oak Apartments (16 very low, 36 low at 15.1 units per acre), Panas Place 

Apartments (22 very low, 44 low at 15.6 units per acre), Timothy Commons (20 very low, 11 

low at 17.2 units per acre), Jay’s Place (26 very low, 14 low at 18.1 units/acre). Aff ordable 

projects in Medium High Density include Monte Vista (65 very low, 40 low at 30.2 units per 

acre), Th e Crossings (48 very low, at 22.4 units per acre), and Terracina (68 very low, 30 low at 

23.9 units per acre). 

Burbank Housing Development Corporation, an aff ordable housing developer in Santa Rosa, 

builds aff ordable housing on sites designated Medium Density in the city. While projects have 

often utilized density bonuses to increase densities, this is not always the case. Construction 

at densities greater than 18 units per acre is desirable to spread land costs over more units, 

but aff ordable projects have been and can be accomplished at and under 18 units per acre. 

According to Burbank Housing, projects at this density can be built at two stories, which 

off ers lower construction costs than taller structures. Th is density range is also positive 

in neighborhood acceptance of aff ordable housing since it may be more compatible with 

surrounding uses. 

Since 2005, most development of higher density housing has been aff ordable housing projects 

subsidized by the city and other entities or apartments constructed to meet the requirements 

of the Housing Allocation Plan. Th e following projects are not subsidized, and their rents reach 

some lower income households. Rents at the 755 Farmers Lane project range from $1,600 to 

$2,000 per month; at the Moore Center project in downtown, rents are from $1,500 to $1,900 

per month; and at the Railroad Square Terraces, rents are from $990 to $1,650, some within 

the low and some within the moderate range. 

Zoning to implement the Medium and Medium High Density land use designations include 

the R-3-15 and R-3-18 for Medium Density and the R-3-30 and R-3-HD for Medium High. 

Development standards for these zones are: 

Setbacks 

Front setback: 10 feet (though a 1 story portion may project 6 feet into the setback and 

stairs and landings may project 10 feet into the setback) 

Side setbacks: 

Interior 1 story portion: 5 feet, except when abutting an R-3 district, then 0 setback 

required 


required 

4-59

HOUSING 

4-60 


required 

Abutting non-residential district: 10 feet 

Corner: 10 feet (though a 1 story portion may project up to 6 feet into the setback and 

stairs and landings may project 10 feet into the setback) 

Rear setback: 15 feet except when abutting an RR or R-1 district, when 20 feet is required 

Lot Coverage: 55 percent for R-3-15, 60 percent for R-3-18, 65 percent for R-3-30 and 75 percent 

for R-3-HD 

Building Height: For all R-3 zones, 45 feet 

Th ese development standards were designed to implement the Medium and Medium High 

Density categories, and projects have been developed utilizing these standards. Projects in 

these density categories meeting the R-3-18 or R-3-30 zoning standards but not currently 

zoned consistently with the General Plan are eligible for a rezoning exemption. Such projects 

must provide 25 percent of total project units aff ordable to very low or low income households 

for 30 years. Several projects have taken advantage of this exemption, verifying that the 

development standards are not a constraint to housing development. 

Underutilized or Developed Sites 

Underutilized and developed sites which can develop at 30 units per acre or above are identifi ed 

in Table 4-42. Four sites developed with single family units are identifi ed in Table 4-40 since 

they are designated Medium High Density. Development of these sites is discussed below. 

Downtown Station Area Specifi c Plan Sites. Th e Downtown Station Area Specifi c Plan was 

adopted in October 2007. Th e intent of the plan is to provide transit supportive development 

by intensifying uses within walking distance of the Sonoma Marin Area Rail Transit (SMART) 

station. Approximately 2,300 new units are assumed. 

Within the Station Area Plan boundary, 284 units are anticipated on vacant land and 562 units 

on underutilized land during the period. Interest has been expressed in development of four of 

these mostly developed sites, supporting their potential to develop within the housing element 

period. Th ese potential projects also illustrate the city’s support of adaptive reuse of buildings, 

particularly historic buildings, and the recent trend toward development of underutilized or 

developed sites. 

Four additional sites within the Downtown Station Area Specifi c Plan boundary, near the rail 

corridor, are identifi ed. Interest in development has been expressed on two of these parcels in 

2008. Th ree are on Sebastopol Road and are generally low intensity uses including warehousing 

and auto storage. Th e sites identifi ed are adjacent parcels which total 4.7 acres. Th ey are large


enough to be developed independently. Th e other site is on West Ninth Street, and includes 

3.22 acres with a tilt-up building, a shed, and storage for large trucks. 

All these sites are designated Transit Village Medium, which allow densities of 25 to 40 units 

per acre. Th e four sites could contain between 198 and 316 units. 

All of these sites are underutilized with low intensity uses. Th e Sebastopol Road sites’ 

development is generally older warehouses, and on one site, an old mill exists. Th is building is 

in disrepair and according to the Santa Rosa Fire Department, should be removed due to safety 

issues. 

Th e Sebastopol Road sites are within the Joint City/County Roseland Redevelopment Area, 

and the West Ninth site is located within the Gateways Redevelopment Area. Th is provides 

a development incentive in that the city has greater ability to assist through provision of 

redevelopment assistance to facilitate residential development. In addition, interest has 

been expressed in developing two of the Station Area sites: 1 Sebastopol Avenue and 5 West 

Ninth Street. A concept for a residential project at about 40 units per acre was prepared for 

the Sebastopol Avenue site, but has not been submitted. A proposal for the West Ninth Street 

site is expected to be submitted by summer 2009. Th is interest, and the proposed rezoning of 

Station Area sites discussed below makes these sites good candidates for development within 

the planning period and catalysts for additional residential development. 

Other sites. Th e Sonoma County Water Agency has moved its offi ces from its former site 

on West College Avenue and is pursuing redevelopment of the site for workforce housing, 

including some aff ordable housing units. Th is 7.46 acre site designated Medium High Density 

could accommodate from 134 to 223 units. Th e Water Agency intends to redevelop this site 

within the planning period. 

Th ree small sites, including four single family dwellings, are included in the analysis since they 

are adjacent to two larger, mostly vacant parcels (one parcel has three single family dwellings) 

designated Medium High Density. All 5 parcels are owned by the same owner and comprise 

about 4.86 acres. In spring 2009, city staff met with an aff ordable housing developer which 

is anticipating acquiring the site, removing all the existing structures and developing between 

110 and 120 units. Th e single owner, the size of the site when including all the parcels, its 

location near shopping and transit, and the city’s rezoning of the site make it a good candidate 

for development in the planning period. 

Potential Constraints 

Downtown Station Area Specifi c Plan Sites. Th e Environmental Impact Report (EIR) for the 

Downtown Station Area Specifi c Plan provides the most recent information regarding potential 

development constraints in this area. Station area sites are served with water and sewer 

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HOUSING 

service, though some water main resizing may need to occur to ensure adequate fi re fl ow. In 

the Sebastopol Road area, existing mains will likely need to be resized to accommodate new 

development. Most existing sewer pipe is anticipated to contain higher fl ows associated with 

new development. 

Th e above analysis in the constraints section regarding transit service and the California Tiger 

Salamander also applies to the sites in the Station Area Plan and the other underutilized/ 

developed sites. 

Th e site at 1 Sebastopol Avenue is identifi ed in the Station Plan EIR as a site containing 

hazardous materials. Leaking underground tanks have been removed from the site and cleanup 

is ongoing for soil and water contamination. Other sites in the Station Plan area are not 

identifi ed as having hazardous materials. 

Zoning Appropriate to Accommodate Housing for Lower Income Households 

While this housing element identifi es adequate sites which will allow 30 units per acre or more, 

some of those sites are not yet zoned to allow residential uses by right. Of sites allowing 30 

units per acre, 1,848 are zoned or will be zoned consistent with policy H-C-4. With a remaining 

need of 2,266 very low and low income units, this leaves a shortfall of 418 units which still 

need to be zoned to allow implementation of their sites’ higher density land use designations. 

Th is housing element includes a program action to rezone sites in the Downtown Station Area 

Specifi c Plan boundary, addressed more below. Th ese sites will accommodate 522 units. Th e 

West College Avenue site, discussed above, will accommodate 223 units at 30 units per acre. 

Its Medium High Density designation allows only residential uses and could accommodate half 

of the zoning shortfall. All the sites allow 20 units per acre and will permit development of at 

least 16 units per site. 

In summer 2009, the city has commenced a rezoning program to ensure consistency between 

the Downtown Station Area Specifi c Plan and the zoning code. Part of this program includes 

development of zoning which will implement the new Transit Village Medium and Transit 

Village Mixed Use land use categories. Once these zoning districts are developed and others 

are altered for consistency with the Specifi c Plan, sites including those identifi ed in this 

housing element, will be rezoned. Development and modifi cation of zoning districts and 

subsequent rezoning for general plan consistency will expedite future development proposals 

and facilitate housing development in the Specifi c Plan area. Rezoning of sites through this 

process is viewed as an incentive to private sector investment in the Downtown Station Area. 

Th is program is expected to be complete in mid-2010. 

Other Considerations 

Th is general plan contains a policy which allows increases in density in some circumstances. 

Medium Density sites can be developed at up to 30 units per acre if at least 20 percent of 

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units are aff ordable if the following criteria are met: 1) at least half the site is within onequarter 

mile of a potential rail transit station, transit mall or transfer station, or Community 

Shopping Center; 2) Direct pedestrian access, to the extent feasible, from the development to 

the transit facility or Community Shopping Center is provided; 3) Development is not fenced 

or walled-off from the surroundings; and 4) High level of pedestrian and bicycle orientation, 

evidenced through design review, is provided. Th e 128 unit Olive Grove Apartment project took 

advantage of this policy to develop 76 very low, 50 low, and 2 unrestricted units at 28.4 units 

per acre. Th is policy is available to Medium Density sites meeting the above-noted criteria. 

Lastly, a unique aff ordable housing project is in the planning stages in summer 2009. Th e 

Crossroads is located in Sonoma County, but within Santa Rosa’s Urban Growth Boundary. 

Both Sonoma County and the City of Santa Rosa have committed funding to the project and 

intend to share, 50-50, credit toward each jurisdictions’ Regional Housing Needs Allocation 

when the project is issued building permits. Th is example of a city-county-aff ordable housing 

developer partnership benefi ts the community and will provide an additional 39 units outside 

those included in Santa Rosa’s adequate sites analysis. 

4-6 PUBLIC PARTICIPATION 

Th is Housing Element was prepared with public outreach and participation. Th e city held 

three public meetings to seek housing solutions and solicit comments and recommendations 

regarding housing in Santa Rosa. 

Th e Housing Element was prepared along with other elements in a housing-focused General 

Plan revision. Public participation in the process was centered on the Housing Element. 

At the fi rst meeting, participants were asked to identify housing issues which should be 

addressed in the Housing Element update and to discuss the eff ectiveness of Santa Rosa’s 

current housing policies and programs. 

General comments about housing included: 

Change the city’s inclusionary program to require more on-site aff ordable housing, 

at a higher percentage than currently required, eliminate the exemption for mixed 

use projects, and make land dedication provisions more eff ective; 

Adopt a non-residential linkage fee; 

Increase the percentage of tax increment for aff ordable housing; 

Provide incentives for fi rst time home buyers; 

Require large senior projects to include aff ordable component; 

Retain existing aff ordable units; 

Create mixed income communities; and 

Locate aff ordable housing in central locations and near transit. 

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HOUSING 

Following this meeting, background data was developed for the Housing Element. A 

background report on the Housing Allocation Plan, the city’s inclusionary ordinance, 

was also completed, addressing many of the issues voiced at the fi rst public workshop. A 

second meeting was held to provide information and receive feedback on these documents. 

Additionally, the City Council received a presentation about the Housing Allocation Plan 

report and took public testimony about it. Suggestions and comments received at these public 

meetings were considered and some are included in this Housing Element. 

Notices for the meetings were sent to stakeholder groups by e-mail and standard mail. In 

addition, notices were posted at City Hall and on the city’s website. Th e meeting locations 

were ADA accessible and served by public transit. Th e following groups were notifi ed of the 

meetings. 

Accountable Development Coalition 

Becoming Independent 

Black Chamber of Commerce 

Bridge Housing 

Burbank Housing Development Corporation 

California Human Development Corporation 

California Parenting Institute 

Catholic Charities 

Community Housing Sonoma County 

Community Action Partnership 

Community Resources for Independence 

Continuum of Care Group 

Ecumenical Association for Housing 

Eritrean Community 

Face to Face 

Fair Housing of Sonoma County 

Federated Indians of Graton Rancheria 

Habitat for Humanity Sonoma County 

Hispanic Chamber of Commerce 

Home Builders’ Association 

Housing Advocacy Group 

Housing Land Trust 

Interfaith Shelter Network 

KBBF Bilingual Radio 

KRRS Radio La Maquina 

La Voz Newspaper 

Las Rosas Local Business and Professional Women 

Leadership Institute for Ecology and the Economy 

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Local Lending Institutions 

Local Religious Institutions 

Local Residential Builders 

Neighborhood Alliance 

Northbay Family Homes 

Northbay Association of Realtors 

North Coast Builders’ Exchange 

Oaks of Hebron 

Padres Unidos 

Rebuilding Together 

Senior Advocacy Services 

Sonoma County Council on Aging 

Sonoma County Department of Mental Health 

Sonoma County Faith Based Coalition 

Sonoma County Housing Coalition 

Task Force on the Homeless 

Th e Housing Company 

United Farmworkers 

Vineyard Workers’ Service 

Women’s Recovery Services 


A third meeting is planned in early 2009 to introduce the draft Housing Element when it is 

released along with the draft General Plan for public review and comment. Public hearings will 

also be scheduled with the Planning Commission and City Council, off ering opportunities for 

input prior to adoption of the General Plan and Housing Element. 

4-7 HOUSING ACCOMPLISHMENTS 

Table 4-60, in the appendix to this element, outlines the city’s accomplishments in 

implementing Housing Element programs since 2002. Accomplishments are quantifi ed where 

appropriate. 

As illustrated by this table, the City of Santa Rosa has made a diligent, consistent eff ort to 

implement Housing Element policies. Signifi cant progress has been made in implementing 

housing policies and in providing assistance for the preservation, rehabilitation, and 

development of aff ordable housing for lower income and/or special needs households. Because 

of their eff ectiveness, the majority of these policies remain in this Housing Element. 

For analysis of the eff ectiveness and appropriateness of these policies, the main goal is 

reviewed. Quantifi cation of each policy implementing the goal in included in Table 4-60. 

Goal H-A-1 is “Meet the housing needs of all Santa Rosa residents.” Th e policies to implement 

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HOUSING 

this goal have been eff ective in that the Zoning Code was revised following adoption of the 

General Plan to implement its policies, additional higher density land was designated through 

general plan amendments approved during the housing element period, and conservation and 

rehabilitation of the city’s housing stock has continued. Th is goal has been retained in the 

element, and most of these policies are deemed appropriate and have been revised and included 

as well. 

Goal H-B-1 is “Maintain and rehabilitate, as needed, the existing aff ordable housing supply 

within Santa Rosa.” Th e policies to implement this goal have been eff ective in that numerous 

units have been rehabilitated during the planning period, the Neighborhood Revitalization 

Program has helped improve deteriorating neighborhoods, and the city has administered 

various programs to assist persons in achieving an aff ordable housing unit or getting a loan 

to rehabilitate their unit. Th e goal has been retained, as are a number of the policies. One 

policy which will change relates to the city’s Condominium Conversion Ordinance. During the 

planning period, the city received a number of requests to convert rental units to ownership. 

Th e existing ordinance aff ects projects which were constructed prior to 1979, which allows 

conversion of units constructed after that if they meet the requirements of state law. Th e 

Planning Commission found this to be problematic, and staff also fi nds that this ordinance 

should be reviewed and revised so the city will have more discretion in condominium 

conversions. 

Goal H-C-1 is “Expand the supply of housing available to lower income households.” Th e 

policies to implement this goal have been eff ective in that signifi cant funds have been collected 

through the city’s inclusionary program to produce aff ordable units, a Housing Trust was 

established to facilitate housing aff ordability in the community, signifi cant numbers of second 

dwelling units have been built, and the city has successfully garnered state and federal funds for 

the provision of aff ordable housing. A commercial linkage fee was not adopted because the City 

Council did not fi nd that it was the best direction for the community at that time. Goal H-C-1 

remains appropriate and has been retained in this element, as have most of the policies. 

Goal H-D-1 is “Promote housing for households with special needs.” Th e policies to implement 

this goal have been eff ective in that the city has assisted in rehabilitating new community care 

facilities for special needs housing, the city has adopted a Single Room Occupancy Facilities 

Ordinance, the city has supported new farmworker housing in the community, and two new 

emergency shelters have been developed. While the goal and many of the policies remain 

appropriate, the policy supporting the National Guard Armory has been removed since this 

facility is no longer available for wintertime homeless use. 

Goal H-E-1 is “Promote equal access to housing.” Th e policies to implement this goal have 

been eff ective in that the city continues to fund Fair Housing as the equal opportunity housing 

agency and this group has been proactive in providing services. Additionally, the city adopted 

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a reasonable accommodation ordinance. Th e policies supporting equal access to housing 

are appropriate and retained in this element; the policy regarding creation of a reasonable 

accommodation ordinance has been removed since this action has been completed. 

Goal H-F-1 is “Remove constraints to very low and low income housing production.” Th e 

policies to implement this goal have been eff ective in that the city’s Zoning Code was amended 

as outlined to facilitate housing development, the Rezoning Exemption Ordinance was adopted 

to facilitate the development process for projects containing aff ordable units, and fees were 

deferred to assist numerous aff ordable projects. Th e rezoning exemption and the zoning 

disincentive policies have been removed since these programs were completed, but the other 

policies have been retained, having been deemed appropriate. 

Goal H-G-1 is “Develop and rehabilitate energy effi cient residential units.” Th e policies to 

implement this goal have been eff ective, but more can be done. Th e existing policies are 

appropriate and are retained in this element and additional policies are added to address 

greenhouse gas emissions. 


Th e following goals and policies represent the city’s fi ve year housing program during the 2009 

– 2014 period. Th e program includes goals, which are guides to specifi c actions. Policies are 

the specifi c actions, and following each is a target date for completing the action along with 

the entity responsible. Where applicable, funding sources are identifi ed. Th e Departments of 

Community Development, Advance Planning and Public Policy, and Economic Development 

and Housing are principally responsible for implementing the housing program. In the case of 

ordinance amendments, stakeholder participation will be sought in the process to ensure public 

input. 

H-A Meet the housing needs of all Santa Rosa residents. 

H-A-1 Ensure adequate sites are available for development of a variety of housing types 

for all income levels, including single and multifamily units, mobile homes, 

transitional housing, and homeless shelters. 

Year: Ongoing 

Entity: Departments of Community Development, Advance Planning 

H-A-2 Pursue the goal of meeting Santa Rosa’s housing needs through increased 

densities, when consistent with preservation of existing neighborhoods. 

Higher density sites are illustrated on the General Plan Land Use Diagram, 

which will allow the development of dwellings for 210 very low and 138 low 

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income households annually. Development of these sites or proposals for new 

higher density sites must be designed in context with existing, surrounding 

neighborhoods. Th e number of aff ordable units permitted each year and the 

adequacy of higher density sites shall be reported as part of the General Plan 

Annual Review report. 

Year: Ongoing 

Entity: Departments of Community Development, Advance Planning 

H-A-3 Promote conservation and rehabilitation of the existing housing stock and 

discourage intrusion of incompatible uses into residential neighborhoods which 

would erode the character of established neighborhoods or lead to use confl icts. 

Year: Ongoing 

Entity: Department of Community Development 

H-A-4 Meet and confer with Sonoma County Planning staff on a regular basis to 

address housing needs of lower income and special needs groups, to coordinate 

regarding issues including infrastructure, zoning and land use, annexations, 

community acceptance strategies, homeless shelters, farmworkers, persons with 

disabilities, environmental issues, funding, and impact fees. 

Year: Ongoing 


H-A-5 Improve community acceptance of higher density housing through community 

based outreach, recognition of existing livable neighborhoods, and assurance of 

well-designed high density projects. 

Year: 2013 


AFFORDABLE HOUSING 

H-B Maintain and rehabilitate, as needed, the existing aff ordable housing 

supply. 

H-B-1 Rehabilitate 50 housing units annually through the city’s rehabilitation 

programs, focusing on very low and low income benefi ciaries. Utilize the 

following programs:

• Th e Housing Rehabilitation and 

Conservation Program (HRCP), 

which targets very low and low 

income owner-occupied units and 

certain investor owned projects 

providing aff ordable rental units; 

• Th e Mobile Home Repair Loan 

Program, which provides low interest 

loans to very low and low income 

mobile home owners for necessary 

repairs; and 


High density development projects should 

include play space for children, as shown above 

at West Oak Apartments. 

• Th e Neighborhood Revitalization 

and Housing Quality Standard Code 

Compliance Program of the Section 8 rental assistance program, which, 

through code compliance, improve health and safety of local rental units. 

Year: Ongoing 

Entity: Department of Economic Development and Housing 

Funding: HOME and Community Development Block Grant, Housing Authority 

Reserves 

H-B-2 Discourage the subdivision of mobile home parks or conversion to other uses 

through enforcement of the Conversion of Mobilehome Parks chapter of the City 

Code. 

Year: Ongoing 

Entity: Departments of Community Development and Economic Development 

and Housing 

H-B-3 Retain federal, state and locally subsidized aff ordable units which may be lost 

through contract termination. Utilize the following techniques: 

• Continue to monitor (i.e., at least bi-annually) at-risk units and assure 

property owners comply with noticing requirements; 

• Work with property owners to maintain the projects for lower incomes; 

• Work with non-profi t housing providers to purchase and operate projects at 

risk of converting to market rate, including providing technical assistance 

resources and funding application support; 

• Use Redevelopment Low and Moderate Income Housing funds; 

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HOUSING 

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• Investigate the use of revenue sources such as CDBG, HUD 202 and Section 

8 project based vouchers; and 

• Work with tenants of at-risk units to provide them with education regarding 

tenant rights and conversion procedures. Th e city will also provide tenants in 

at-risk projects information regarding Section 8 rent subsidies through the 

Housing Authority, and other aff ordable housing opportunities in the city. 

Year: Bi-annually 


H-B-4 Recognize existing nonconforming residential uses which are located in nonresidential 

land use categories. Allow such uses to be zoned residential and to 

be found consistent with the General Plan on an interim basis, until the area is 

ready to convert and rezone to non-residential uses. 

Year: Ongoing 


H-B-5 Continue improving living conditions in the city’s neighborhoods through active 

code enforcement and the Neighborhood Revitalization Program. 

Year: Ongoing 

Entity: Departments of Economic Development and Housing, Community 

Development, Police, Fire, City Attorney, Recreation and Parks 

Funding: City General Fund, State Grants 

H-B-6 Revise the Condominium Conversion Ordinance to preserve rental apartments 

from conversion to ownership units. 

Year: 2010 


H-B-7 Administer the federal Section 8 Housing Choice Voucher rental assistance 

program. 

Year: Ongoing 


H-B-8 Continue to operate the Mobile Home Repair Loan and Mobile Home Rent 

Deferral programs.

Year: Ongoing 



H-B-9 Continue to designate a portion of the Real Property Transfer Tax, through 

annual budget appropriations, to aff ordable housing programs. 

Year: Ongoing 

Entity: City Council 

H-B-10 Review and document the performance of aff ordable housing programs annually. 

Report the number of aff ordable units developed from various funding sources, 

the number and income levels of households assisted through various programs 

and the number of existing homes sold at aff ordable prices. 

Year: Annually, 2009 through 2014 

Entity: Departments of Advance Planning and Economic Development and 

Housing 

H-C Expand the supply of housing available to lower income households. 

H-C-1 Amend the Housing Allocation Plan, the city’s inclusionary housing ordinance, 

to change the trigger for provision of aff ordable units from acres to units and 

to consider elimination of the exemption for mixed use developments and 

a commercial linkage fee. Establish a unit trigger which will allow for a more 

balanced program of on site production and fee payment. Ensure that the 

Housing Allocation Plan is a mechanism to meet ABAG’s Regional Housing 

Needs Allocation. Ensure that amendments to the Housing Allocation Plan 

grant fl exibility to developers to meet the unit requirements in or near the 

development project through land dedication, joint development agreements, or 

other equivalent arrangements. Ensure that changes to the Housing Allocation 

Plan are developed through a collaborative, public process which will bring the 

city and stakeholders together to develop a program to implement the updated 

housing element policies. 

Year: 2010 

Entity: Department of Advance Planning 

H-C-2 Implement the Housing Allocation Plan to increase the number of aff ordable 

units in Santa Rosa, both on site and through collection of in lieu fees and 

subsequent development of aff ordable units. 

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HOUSING 

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Year: Ongoing 


H-C-3 Utilize fees generated through the Housing Allocation Plan for the development 

of housing units aff ordable to extremely low, very low, and low income 

households. 

Year: Ongoing 


H-C-4 Consider a Commercial Linkage Fee for non-residential development to increase 

funds available for the development of housing units aff ordable to very low and 

low income households. 

Year: 2012 


H-C-5 Rezone Medium and Medium High Density sites of two acres or more 

concurrent with the adoption of this Housing Element to facilitate the 

development of higher density sites. 

Year: 2009 


H-C-6 Rezone residential and mixed use sites in the Downtown Station Area Specifi c 

Plan boundary to allow residential uses by right. 

Th e Transit Village Medium and Transit Village Mixed Use land use designations 

allow 25 to 40 and a minimum of 40 units per acre (no maximum density), 

respectively. Work is underway in the summer 2009 to develop zoning categories 

to implement these designations and to rezone properties to achieve consistency to 

facilitate housing development in the station area plan boundary. Th is action will 

address a shortfall of sites needed to meet Santa Rosa’s housing need. 

Year: 2010 


H-C-7 Utilize the Santa Rosa Housing Trust to maximize and leverage available federal, 

state, and local funding to assist in the development of aff ordable housing, the 

preservation and rehabilitation of low income housing, the development and 

maintenance of homeless shelters, and the acquisition and development of

facilities for the physically and developmentally disabled. 

Year: Ongoing 



H-C-8 Continue to provide funding for aff ordable housing projects, particularly if a 

portion of the project units are targeted to extremely low income households. 

Year: Annually 


H-C-9 Allow Low Density sites of 3 acres or less to develop at densities up to 15 units 

per acre under the following conditions: 

• Where infrastructure is suffi cient to support the increased density; 

• When the project design is compatible with the surrounding residential 

neighborhood in terms of building mass, setbacks and landscaping; 

• Where at least one very low or two low income rental units are included for 

every 10 market rate units with aff ordability maintained for 10 years; and 

• Where aff ordable housing units are incorporated into the neighborhood 

using superior design such that aff ordable units are indistinguishable from 

market rate units. 

Encourage the development of townhomes in the range of 8 to 13 units per acre. 

Year: Ongoing 


H-C-10 Encourage production of residential units downtown as envisioned by the 

Downtown Station Area Specifi c Plan. 

Year: Ongoing 


and Housing 

In 2010, the city plans to rezone parcels in the plan boundary for consistency with 

plan land use designations. Th is action will facilitate the future development of 

units in the plan area. In 2009, the city has committed redevelopment funds to 

assist development of new units on the Sonoma Marin Area Rail Transit site. It 

is anticipated that similar opportunities to provide assistance to spur housing 

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HOUSING 

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development will be available during the planning period. 

H-C-11 Provide opportunities for higher density and aff ordable housing development on 

regional/arterial streets and near the rail transit corridor for convenient access 

to bus and rail transit. 

Year: Ongoing 

Entity: Departments of Advance Planning and Community Development 

Th is General Plan designates many higher density sites along regional/arterial streets 

and the rail corridor to provide residents easy access to existing and future planned 

transit. Land use designations within the Downtown Station Area Specifi c Plan 

boundary are the highest in the city, designated to be transit supportive, to improve 

connectivity, and to create walkable, livable environments. 

H-C-12 Promote the development of second units. Discuss this option with residential 

developers during initial development application meetings. 

Year: Ongoing 


H-C-13 Support aff ordable housing sponsors by continuing to provide funds to subsidize 

the production of aff ordable housing. 



H-C-14 Continue commitment of redevelopment area tax increment funds for aff ordable 

housing programs. Utilize the Redevelopment Low and Moderate Income 

Housing Fund for aff ordable housing targeting extremely low, very low, low, and 

moderate income households. 



Th e fund will be used to rehabilitate existing dwelling units, acquire land for 

development of new aff ordable units, and fi nancially assist development of emergency 

shelters and transitional housing. 

H-C-15 Participate in tax credit and mortgage revenue bond programs which provide 

tax exempt, low cost fi nancing to developers of projects making a portion of the 

units aff ordable.

Year: Ongoing 



H-C-16 Aggressively participate in available federal, state, and private non-profi t 

programs for the provision of aff ordable housing. 



H-C-17 Allow mobile homes on single family lots through issuance of a certifi cate of 

compatibility. 

Year: Ongoing 


H-C-18 Continue participation in the Mortgage Credit Certifi cate program to assist 

lower income and/or fi rst time homebuyers in purchasing new homes. 

Year: Ongoing 


H-C-19 Investigate development of a Community Land Trust program for Santa Rosa to 

determine its feasibility and aff ordable housing production possibilities. 

Year: 2012 

Entity: Departments of Advance Planning and Economic Development and 

Housing 

H-C-20 Encourage the development of units with three or more bedrooms in aff ordable 

housing projects. 

Year: Ongoing 


SPECIAL NEEDS GROUPS 

H-D Provide housing for households with special needs. 

H-D-1 Continue existing programs for persons with special needs, including disabled 

persons, elderly, homeless, large families, single parent households, and 

farmworkers. Such programs include: 

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HOUSING 

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• Community Development Block Grant and HOME funds; 

• Mobile Home Repair Loan and Mobile Home Rent Deferral programs; 

• Housing Rehabilitation and Conservation Program; and 

• Section 8 Housing Choice Voucher Rental Assistance Program. 

Year: Ongoing 


H-D-2 Require new units specifi cally for households with special needs by conditioning 

new multifamily construction to meet federal and state requirements for 

accessibility and/or adaptability for disabled persons. 

Year: Ongoing 


H-D-3 Evaluate issues of “visitability” in residential building design and develop a 

program for implementation of appropriate policies and/or standards. 

Year: 2011 


H-D-4 Investigate and promote incorporation of universal design features in new 

residential construction by developing an ordinance based on the state’s 

voluntary model ordinance. 

Year: 2011 


H-D-5 Encourage special housing arrangements, including shared and congregate 

housing and single room occupancy facilities (SROs), by helping sponsors 

obtain federal and state funds. Commit city funds (to the extent such funds are 

available for the purpose in light of competing housing objectives) to help nonprofi 

t developers of such housing types. 

Year: Ongoing 


H-D-6 Encourage the development of Single Room Occupancy facilities, consistent with 

the Single Room Occupancy Ordinance.

Year: Ongoing 



H-D-7 Support the development of rental housing for seasonal and permanent 

farmworkers. 

Year: Ongoing 

Entity: Departments of Economic Development and Housing and Community 

Development 

Th irty fi ve units for farmworkers were developed in recent aff ordable housing projects 

assisted by the Housing Authority and through the Joe Serna, Jr. Farmworker 

Housing Grant Program. Th e city will continue to encourage inclusion of units 

for farmworkers in new aff ordable housing projects and will provide consultation 

assistance and support in the state funding application process to aff ordable housing 

developers providing farmworker units. 

H-D-8 Amend the Zoning Code to include a provision allowing agricultural employee 

housing for six or fewer residents as a permitted residential use in residential 

zoning districts. 

Year: 2010 


H-D-9 Provide funding to groups providing shelter and other services to the homeless. 

Year: Ongoing 


H-D-10 Amend the Zoning Code to allow emergency shelters as a permitted use in the 

General Commercial (CG) district, subject to the same development standards as 

other permitted uses in the CG zone. 

Th is eff ort will include creation of objective standards related to the development of 

emergency shelters, including the number of beds, required parking, client areas, onsite 

management, proximity to other shelters, lighting, length of stay, and security. 

Year: 2010 


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HOUSING 

H-D-11 Amend the Zoning Code to defi ne supportive housing in the glossary and to 

allow transitional and supportive housing as residential uses, subject to the 

same regulations as other residential uses in the same zoning district. 

4-78 

Year: 2010 


H-D-12 Support programs which address long term solutions to homelessness including 

job training and placement and which provide other supportive services. 

Year: Ongoing 


H-D-13 Provide incentives for development of housing for the elderly, particularly 

for those in need of assisted and skilled nursing care. Incentives may include 

density bonuses, reduced parking requirements or deferred development fees 

. 

Year: Ongoing 


H-D-14 In new senior housing built receiving any development incentives or money 

from the city, require that a substantial portion, at least 25 percent, be available 

to low income seniors. 

Year: Ongoing 

Entity: Department of Economic Development and Housing and Community 

Development 

H-D-15 Encourage development of senior housing not receiving city funding or 

concessions to provide a substantial number of units aff ordable to low income 

seniors. 

Year: Ongoing 


H-D-16 Th rough fl exibility in design guidelines which encourage innovative housing 

programs, stimulate development of senior housing which addresses the 

housing needs of the senior population. 

Year: Ongoing 


Development

H-E Promote equal access to housing. 


H-E-1 Eliminate discrimination in housing opportunities in Santa Rosa and assure 

that access to housing will not be denied on the basis of race, ethnic or national 

origin, religion, marital status, sexual orientation, age or physical disability. As 

an exception, mobile home parks and other developments designed specifi cally 

for seniors or the disabled will be permitted to exclude children as permanent 

residents. 

Year: Ongoing 


H-E-2 Continue to fund and support Fair Housing of Sonoma County, which serves as 

the city’s equal opportunity housing agency. 

Year: Ongoing 


Fair Housing of Sonoma County provides a number of services including mediation 

and resolution of tenant/landlord disputes, helping tenants complete state and 

federal complaint forms, and providing outreach services. Fair housing information is 

disseminated in a variety of ways. Fair Housing of Sonoma County prints brochures 

which it provides to the City of Santa Rosa for distribution to every Section 8 client 

and to others wishing this information. Brochures are also provided to local service 

providers such as Becoming Independent and Disability Services and Legal Center. 

Between July 1, 2007 and June 30, 2008, Fair Housing provided information 

regarding fair housing and landlord-tenant laws and practices to 3,597 low income 

households. Additionally, 312 individuals received one-on-one information, 

91 community/agency presentations were conducted, and 705 handbooks were 

distributed. Th e Fair Housing website received 53,777 hits during the year. 

Numerous referrals are made to legal and other services based on phone and personal 

consultations. 

GOVERNMENTAL CONSTRAINTS 

H-F Remove constraints to very low and low income housing production. 

H-F-1 Ensure that residential projects are heard by the fi rst decision-making 

board, within a period not to exceed 120 days of receipt of an application for 

development approval. 

4-79

HOUSING 

4-80 

Year: Ongoing 


H-F-2 Fast track all development projects which are comprised fully of units aff ordable 

to extremely low, very low, and low income households with long term 

aff ordability restrictions. Utilize a fast track schedule mutually acceptable to the 

project applicant and the city. 

Year: Ongoing 


H-F-3 Acquire sites for potential aff ordable housing projects, with subsequent 

disposition to aff ordable housing providers. 

Year: Annually as part of the Housing Authority budget process 


Development 

Th e Housing Allocation Plan allows land dedication for the provision of aff ordable 

housing. When sites are dedicated to the city, it will provide this land to developers 

of aff ordable housing. Additionally, the city, through its annual budgeting process, 

determines how aff ordable housing funds will be spent. In certain circumstances, 

the Housing Authority funds property acquisition and banks land acquired for later 

provision to aff ordable housing developers. Th e Economic Development and Housing 

staff will continue to seek opportunities to acquire sites throughout the planning 

period. 

H-F-4 Defer payment of development fees for aff ordable units. 

Year: Ongoing 


H-F-5 Revise the local Density Bonus Ordinance to ensure it refl ects state law and to 

simplify the city process of obtaining a density bonus. 

Year: 2010 


H-F-6 Develop a checklist specifi c to aff ordable housing developments which will 

facilitate such projects in the Design Review process.

Year: 2011 



H-F-7 Ensure that regulations contained in the Santa Rosa Zoning Code provide 

development standards, parking requirements, and use allowances which 

facilitate the development of housing for all income groups. 

Year: Ongoing 


H-F-8 Continue to participate in regional conservation eff orts regarding sensitive 

habitat and endangered species to ensure that mitigation opportunities are 

available to maintain adequate sites at appropriate densities to accommodate 

the city’s regional housing needs allocation. 

ENERGY EFFICIENCY 

Year: Ongoing 


H-G Develop energy effi cient residential units and rehabilitate existing units to 

reduce energy consumption 

H-G-1 Maximize energy effi ciency in residential areas. Utilize the following techniques: 

Implement Cal Green Tier One Standards; 

Fund energy conservation through the Housing Authority’s rehabilitation 

loans; 

Promote home improvement strategies for energy effi ciency; 

Promote energy effi ciency improvements that are sensitive to the historic 

signifi cance of the residential structure; 

Consider a program which would require energy effi ciency improvements 

when a residential structure undergoes transfer of title or major renovation; 

Th e Sonoma County Energy Independence Program, which funds energy and 

water conservation improvements; and 

Consider a program which requires energy audits and cost eff ective energy 

upgrades for existing residential structures. 

Year: Cal Green Tier One Standards: daily through building permit review; 

4-81

HOUSING 

4-82 

energy conservation: annually through budget process; effi ciency strategies and 

audit program: 2011. 


and Housing 

H-G-2 Require, as allowed by Cal Green Tier One standards, energy effi ciency 

through site planning and building design by assisting residential developers 

in identifying energy conservation and effi ciency measures appropriate to the 

Santa Rosa area. Utilize the following possible techniques: 

Use of site daylight; 

Solar orientation; 

Cool roofs and pavement; 

Window design and insulation; 

Solar water heaters; 

Solar heating of swimming pools; 

Use of sustainable practices and materials; 

Use of building materials which use fewer resources (water, electricity); 

Energy and water use reductions; 

Use of trees for summertime shading; 

Bicycle and pedestrian connections; and 

Mixed land uses to reduce vehicle trips. 

Year: Ongoing 


H-G-3 Promote energy effi ciency in the provision and use of water in all residential 

developments. 

Year: Ongoing 


H-G-4 Reduce the amount of water used, encourage the use of recycled water for 

landscaping where available, and require compliance with the city’s Water 

Effi cient Landscape Policy. 

Year: Ongoing 

Entity: Department of Community Development


H-G-5 Continue to require the use of fuel effi cient heating and cooling equipment and 

other appliances, in accordance with the city’s green building program. 

Year: Ongoing 


H-G-6 Continue to fund energy conservation through the Housing Authority’s 

rehabilitation loans and develop programs to assist low income households and 

rental properties in meeting weatherization and energy conservation needs. 

Year: Ongoing 


H-G-7 Work with organizations specializing in green building measures to develop 

public-private partnerships supporting energy effi ciency retrofi t programs for 

existing residential structures. 

Year: Ongoing 


H-G-8 Increase local energy awareness. 

Year: Ongoing 


and Housing 

Th e city is considering development of a climate protection education and outreach 

program to inform residents on ways to reduce local greenhouse gas emissions. In 

2009, the city is also developing a Climate Change and Sustainability Task Force 

which includes an education and outreach component. Th e city website provides tips 

on what citizens can do to reduce greenhouse gas emissions, including saving energy. 

Th e website also includes information regarding the city’s green building program. 

4-83

4 

HOUSING APPENDIX 


Th e following tables provide additional detail regarding vacant residential land in the 

city and the Urban Growth Boundary. 

4-85

HOUSING 

Table 4-43: Very Low Density in City Zoned 

4-86 

APN ZONING ACRES 

UNIT 

CAPACITY QUAD ZONED SERVED TRANSIT CTS 

173810007 PD 138.05 68 NE Y Y Y 

038261010 PD 55.03 55 SE Y Y Y Y 

031133018 RR-40 37.65 38 SE Y Y Y 

014431005 RR-20 17.76 18 SE Y Y Y Y 

157020001 RR-40 15.61 16 NW Y N Y Y 

173070001 RR-20 15.55 16 NE Y Y Y 

153590009 PD 12.48 35 NE Y N N 

153290003 RR-40 10.58 11 NE Y Y N 

153230001 RR-40 10.42 10 NE Y Y N 

173400004 RR-40 10.23 10 NE Y Y N 

173370015 RR-40 9.92 10 NE Y Y N 

173180020 RR-20 9.90 10 NE Y Y Y 

182020017 RR-20 9.77 10 NE Y Y Y 

044460036 PD 9.42 8 SE Y N Y Y 

173370005 RR-20 8.46 8 NE Y Y Y 

013331081 RR-40 8.20 8 SE Y Y Y 

157070077 PD 6.00 50 NW Y Y Y Y 

031110043 R-1-9-SR 5.95 10 NE Y Y N 

031101026 RR-40-SR 5.84 6 NE Y Y N 

173050009 RR-40 5.44 5 NE Y Y Y 

030680022 RR-20 5.24 9 NE Y Y Y 

173400005 RR-40 4.47 4 NE Y Y N 

173400019 RR-40 4.46 4 NE Y Y N 

153230002 RR-40 4.41 4 NE Y Y N 

173300013 RR-40 4.18 4 NE Y Y Y 

036091066 RR-40 4.01 4 NW Y Y Y Y 

029280003 RR-20 3.60 4 NE Y N N 

049430020 RR-20 3.50 3 SE Y Y N Y 

173790008 RR-40 3.47 3 NE Y Y N 

173790006 RR-40 3.24 3 NE Y Y N 

173370006 RR-20 3.15 3 NE Y Y Y 

173380004 RR-40 3.07 3 NE Y Y N 

031070059 RR-40 3.00 3 SE Y Y N 

173260020 RR-40 2.87 3 NE Y Y N 

157010003 RR-20 2.86 3 NW Y Y Y Y 

031090001 RR-20 2.75 3 SE Y N N 

029270010 RR-20 2.74 3 NE Y N Y 

181480015 RR-40 2.71 3 NE Y Y Y 

013331084 RR-40 2.69 3 SE Y Y N 

049430017 RR-20 2.58 3 SE Y Y N

Table 4-43: Very Low Density in City Zoned (continued) 



UNIT 


013331072 RR-20 2.54 3 SE Y Y Y 

031080001 RR-20-SR 2.52 3 NE Y Y N 

049181051 RR-20 2.29 2 SE Y Y N 

173300014 RR-40 2.29 2 NE Y Y Y 

181010013 RR-40 2.28 2 NE Y Y Y 

173380003 RR-40 2.23 2 NE Y Y N 

013331051 RR-20 2.19 2 SE Y Y Y 

049181052 RR-20 2.17 2 SE Y Y N 

173790012 RR-40 2.07 2 NE Y Y N 

181390022 RR-40 2.02 2 NE Y Y N 

173380002 RR-40 2.02 2 NE Y Y N 

173170021 RR-40 1.95 2 NE Y Y Y 

180040032 RR-20 1.94 2 NE Y Y Y Y 

173370009 RR-20 1.91 2 NE Y Y Y 

031110048 RR-20-SR 1.84 2 NE Y Y N 

029280005 RR-20 1.74 2 NE Y N N 

049181053 RR-20 1.73 2 SE Y Y N 

031110047 RR-20-SR 1.73 2 NE Y Y N 

013331052 RR-20 1.73 2 SE Y Y Y 

181230024 RR-20 1.70 2 NE Y Y Y 

031120020 RR-20-SR 1.63 2 NE Y Y N 

180040030 RR-20 1.61 2 NE Y Y Y Y 

029270011 RR-20 1.61 2 NE Y N Y 

173790009 RR-40 1.52 2 NE Y Y N 

031050028 RR-40-SR 1.52 2 SE Y N Y 

173790010 RR-40 1.51 2 NE Y Y N 

031050007 RR-40 1.47 1 SE Y N Y 

029280004 RR-20 1.46 1 NE Y N N 

031080002 RR-20-SR 1.45 1 NE Y Y N 

030330011 RR-40 1.43 1 NE Y Y N 

173790001 RR-40 1.43 1 NE Y Y N 

147420068 RR-20 1.41 1 SE Y Y N 

031120043 RR-20-SR 1.39 1 NE Y Y Y 

031101059 RR-20-SR 1.39 1 NE Y Y N 

157010015 RR-20 1.34 1 NW Y Y Y Y 

183160033 RR-20 1.31 1 NE Y Y Y 

030330014 RR-40-SR 1.31 1 NE Y N N 

030330007 RR-40 1.30 1 NE Y Y N 

030330019 RR-40 1.30 1 NE Y Y N 

183240031 RR-20 1.29 1 NE Y Y Y 

4-87

HOUSING 


4-88 


UNIT 


157010020 RR-20-G 1.24 1 NW Y Y Y Y 

182020015 RR-20 1.23 1 NE Y Y N 

180040031 RR-20 1.21 1 NE Y Y Y Y 

030330012 RR-40-SR 1.20 1 NE Y N N 

029270009 RR-20 1.19 1 NE Y Y Y 

181010015 RR-20 1.16 1 NE Y Y N 

031120037 RR-20-SR 1.16 1 NE Y Y Y 

181510005 RR-40 1.14 1 NE Y Y N 

181090013 RR-40 1.12 1 NE Y Y N 

173380006 RR-40 1.11 1 NE Y Y N 

173790007 RR-40 1.09 1 NE Y Y N 

049430021 RR-20 1.08 1 SE Y Y N Y 

183440018 RR-20 1.08 1 NE Y Y Y 

173790004 RR-40 1.08 1 NE Y Y N 

031120037 RR-20-SR 1.07 1 NE Y Y Y 

173790005 RR-40 1.07 1 NE Y Y N 

181540046 RR-40-SR 1.05 1 NE Y Y Y 

031101035 RR-20-SR 1.03 1 NE Y Y N 

036036027 RR-20 1.01 2 NW Y Y Y Y 

030350015 RR-40-SR 1.00 1 NE Y Y N 

030330008 RR-40 0.99 1 NE Y Y N 

030330005 RR-40 0.99 1 NE Y N N 

029270013 RR-20 0.97 1 NE Y Y Y 

031101028 RR-40-SR 0.95 1 NE Y Y N 

173400023 RR-20 0.88 1 NE Y Y N 

029270012 RR-20 0.88 1 NE Y Y Y 

031120056 RR-20-SR 0.87 1 NE Y N N 

183230010 RR-40 0.87 1 NE Y Y Y 

013380002 PD 0.84 1 SE Y Y Y 

182030046 RR-20 0.83 1 NE Y Y Y 

049181058 RR-20 0.83 1 SE Y Y N 

031101064 RR-20-SR 0.77 1 NE Y Y N 

181010009 RR-40 0.75 1 NE Y Y Y 

182050021 PD-SR 0.75 1 NE Y Y Y 

153430024 RR-20 0.74 1 NE Y Y Y 

153310003 PD 0.74 1 NE Y Y Y 

031110012 RR-20-SR 0.73 1 NE Y Y N 

031110005 RR-20 0.71 1 NE Y Y N 

183430002 RR-20 0.70 1 NE Y Y Y 

181230017 RR-20 0.69 1 NE Y Y Y




UNIT 


183430027 RR-20 0.69 1 NE Y Y Y 

183430001 RR-20 0.68 1 NE Y Y Y 

183430005 RR-40 0.67 1 NE Y Y Y 

031101038 RR-20 0.66 1 SE Y Y N 

180040029 RR-20 0.65 1 NE Y Y Y Y 

036036023 RR-40 0.64 1 NW Y Y Y Y 

173540063 RR-20 0.63 1 NE Y Y N 

147420063 RR-20 0.63 1 SE Y Y N 

183430031 RR-20 0.62 1 NE Y Y Y 

031110012 RR-20-SR 0.62 1 NE Y Y N 

181430002 RR-20 0.60 1 NE Y Y Y 

181010008 RR-40 0.60 1 NE Y Y Y 

181030016 RR-20-SR 0.60 1 NE Y Y Y 

181520007 RR-20 0.59 1 NE Y Y Y 

031070043 RR-40 0.59 1 SE Y Y N 

049181063 RR-20 0.58 1 SE Y Y N 

036036031 RR-20 0.57 1 NW Y Y Y Y 

036034006 RR-40 0.56 1 NW Y Y Y Y 

183440022 RR-20 0.55 1 NE Y Y Y 

173250037 RR-20 0.54 1 NE Y Y Y 

049430027 RR-20 0.54 1 SE Y Y N Y 

183440021 RR-20 0.54 1 NE Y Y Y 

183430030 RR-20 0.53 1 NE Y Y Y 

153430007 RR-20 0.53 1 NE Y Y Y 

153430022 RR-20 0.53 1 NE Y Y Y 

153430025 RR-20 0.52 1 NE Y Y Y 

030570027 PD-SR 0.52 1 NE Y Y N 

153430021 RR-20 0.52 1 NE Y Y Y 

182040019 RR-20-SR 0.52 1 NE Y Y Y 

153430026 RR-20 0.52 1 NE Y Y Y 

153430018 RR-20 0.52 1 NE Y Y Y 

153430023 RR-20 0.52 1 NE Y Y Y 

153430027 RR-20 0.52 1 NE Y Y Y 

153430017 RR-20 0.51 1 NE Y Y Y 

153430028 RR-20 0.51 1 NE Y Y Y 

153430029 RR-20 0.51 1 NE Y Y Y 

153430030 RR-20 0.51 1 NE Y Y Y 

181320025 RR-20 0.50 1 NE Y Y N 

4-89

HOUSING 


4-90 


UNIT 


036091055 RR-40 0.50 1 NW Y Y Y Y 

183240019 RR-40 0.50 1 NE Y N Y 

031070058 RR-40 0.50 1 SE Y Y N 

602.73 607 

Table 4-44: Very Low Density in City Not Zoned 

UNIT 

APN ZONING ACRES CAPACITY QUAD ZONED SERVED TRANSIT CTS 

173770004 PD 54.85 55 NE N N N 

157020009 R-1-6 21.96 22 NW N Y Y Y 

031050019 PD 7.06 7 SE N Y Y 

031050018 PD 6.52 7 SE N Y Y 

031050064 PD 5.91 6 SE N Y Y 

031050067 PD 5.79 6 SE N Y Y 

173530004 PD 4.67 5 NE N Y N 

173270003 R-1-6 4.41 4 NE N Y Y 

013311052 PD 4.39 4 SE N Y Y 

173300003 PD 3.97 4 NE N Y Y 

031050069 PD 3.71 4 SE N Y Y 

173270002 R-1-6 3.61 4 NE N Y Y 

031050068 PD 3.54 4 SE N Y Y 

031050066 PD 3.46 3 SE N N Y 

031050063 PD 3.44 3 SE N Y Y 

181360001 R-1-15-SR 3.04 3 NE N Y N 

181160003 R-1-6 2.82 3 NE N Y Y 

035071061 OSC 2.80 3 SW N Y Y Y 

181120028 R-1-6 2.44 2 NE N Y Y 

031380007 PD 2.00 2 SE N Y Y 

173820003 PD 2.00 2 NE N Y N 

013331079 R-2 1.91 2 SE N Y Y 

031061003 PD 1.86 2 SE N Y Y 

031050067 PD 1.70 2 SE N N Y 

031370011 PD 1.65 2 SE N Y Y 

031380002 PD 1.45 1 SE N Y Y 

031370001 PD 1.44 1 SE N Y Y 

031380020 PD 1.43 1 SE N Y N 

031050065 PD 1.39 1 SE N Y Y 

031370014 PD 1.37 1 SE N Y Y

Table 4-44: Very Low Density in City Not Zoned (continued) 



UNIT 


173520025 PD 1.32 1 NE N Y N 

031380008 PD 1.22 1 SE N Y Y 

173490045 PD 1.00 1 NE N Y N 

173040007 R-1-15 1.00 1 NE N Y Y Y 

173450012 PD 0.82 1 NE N Y N 

031050070 PD 0.81 1 SE N Y Y 

173820024 PD 0.81 1 NE N Y N 

180420021 R-1-6 0.80 1 NE N Y Y 

035071065 OSC 0.79 1 SW N Y Y Y 

181530005 R-1-6 0.78 1 NE N Y Y 

173500023 PD 0.77 1 NE N Y N 

181460008 PD 0.77 1 NE N Y Y 

031050065 PD 0.75 1 SE N N Y 

013350003 PD 0.74 1 SE N Y Y 

173300011 PD 0.70 1 NE N Y Y 

173500044 PD 0.66 1 NE N Y N 

173300015 PD 0.64 1 NE N Y Y 

173500021 PD 0.63 1 NE N Y N 

173550024 PD 0.62 1 NE N Y Y 

181390021 R-1-6 0.62 1 NE N Y N 

034460021 R-1-15 0.59 1 NW N Y Y Y 

181460006 PD 0.58 1 NE N Y Y 

173520007 PD 0.57 1 NE N Y Y 

181460004 PD 0.55 1 NE N Y Y 

031133023 R-1-15 0.55 1 SE N Y Y 

181370003 R-1-15 0.51 1 NE N Y N 

034110057 PD 0.51 1 NW N Y Y Y 

186.71 187 

4-91

HOUSING 

4-92 

Table 4-45: Low Density in City Zoned 


UNIT 


034030070 PD 26.31 176 NW Y Y N Y 

034030091 PD 19.05 128 NW Y Y N Y 

016850020 PD 17.72 119 SE Y Y Y 

038261009 PD 17.32 116 SE Y Y Y Y 

044460062 PD 17.15 115 SE Y N Y Y 

034030090 PD 12.84 86 NW Y Y N Y 

034041012 R-1-6 12.35 83 NW Y Y N Y 

034030013 PD 12.00 80 NW Y Y N Y 

044450002 PD 8.89 60 SE Y Y Y Y 

034024035 PD 8.56 57 NW Y Y N Y 

034800009 PD 8.15 55 NW Y Y N Y 

134022007 R-1-6 7.40 50 SW Y Y Y Y 

044091038 R-1-6 7.17 48 SE Y Y Y Y 

038300004 PD 6.62 44 SE Y Y N Y 

035850057 PD 6.15 41 SW Y Y Y Y 

034820099 PD 5.85 39 NW Y Y N Y 

173760040 PD 5.55 37 NE Y Y N 

134042041 R-1-6 5.38 36 SW Y N Y Y 

173760039 PD 5.23 35 NE Y Y N 

173760038 PD 5.19 35 NE Y Y N 

043111005 R-1-6 5.11 34 SW Y Y Y Y 

038350018 R-1-6 5.09 34 SE Y Y Y Y 

034022003 PD 4.34 29 NW Y Y N Y 

035101004 PD 4.17 28 SW Y N Y Y 

034030014 PD 4.08 27 NW Y Y N Y 

043191024 PD 3.99 27 SW Y Y Y Y 

034810001 R-1-6 3.88 26 NW Y Y N Y 

016100006 R-1-6 3.24 22 SE Y Y Y 

036830047 R-1-6 3.12 21 NW Y Y Y Y 

036850020 R-1-6 2.94 20 NW Y Y Y Y 

043111006 R-1-6 2.75 18 SW Y Y Y Y 

153570011 PD 2.74 18 NE Y Y N 

034022004 PD 2.71 18 NW Y Y N Y 

034030068 PD 2.62 18 NW Y N N Y 

034030071 PD-G 2.61 18 NW Y N N Y 

181220049 R-1-6 2.42 16 NE Y Y Y 

147110004 R-1-6 2.16 15 SE Y Y Y 

034041008 R-1-6 2.11 14 NW Y Y Y Y 

035860007 R-1-6 2.03 14 SW Y Y Y Y 

043340012 R-1-6 1.99 13 SW Y Y Y Y

Table 4-45: Low Density in City Zoned (continued) 



UNIT 


125461024 R-1-6 1.92 13 SW Y Y Y Y 

014652021 R-1-6 1.89 13 SE Y Y Y Y 

049830008 PD 1.84 12 SE Y Y Y Y 

173120001 R-1-6 1.74 12 NE Y Y Y 

173120002 R-1-6 1.73 12 NE Y Y Y 

013321040 R-1-6 1.73 12 SE Y Y Y 

043350018 PD 1.68 11 SW Y Y Y Y 

014601019 R-1-6 1.64 11 SE Y Y Y Y 

014461068 R-1-6 1.62 11 SE Y Y Y 

034030030 PD 1.58 11 NW Y N N Y 

014571008 R-1-6 1.52 10 SE Y Y Y Y 

035091025 R-1-6 1.51 10 SW Y Y Y Y 

059010016 R-1-6 1.50 10 NW Y N Y Y 

035102036 R-1-6 1.48 10 SW Y N Y Y 

036191010 R-1-6 1.47 10 NW Y Y Y Y 

036261032 R-1-6 1.47 10 NW Y Y Y Y 

034030049 PD 1.44 10 NW Y Y N Y 

034760027 R-1-6 1.43 10 NW Y Y Y Y 

035063021 R-1-6 1.43 10 SW Y Y Y Y 

035690100 PD 1.41 9 SW Y Y Y Y 

036061051 R-1-6 1.38 9 NW Y Y Y Y 

044032006 R-1-6 1.36 9 SE Y Y Y Y 

034030050 PD 1.35 9 NW Y Y N Y 

044450039 PD 1.32 9 SE Y Y N Y 

036261003 R-1-6 1.30 9 NW Y Y Y Y 

014071093 R-1-6 1.28 9 SE Y Y Y 

038290063 PD 1.26 8 SE Y Y Y Y 

036171032 R-1-6 1.26 8 NW Y Y Y Y 

180080015 R-1-6 1.21 8 NE Y Y Y 

044021079 R-1-6 1.18 8 SE Y Y Y Y 

034121046 PD 1.16 8 NW Y Y Y Y 

152310004 R-1-6 1.16 8 NW Y Y Y Y 

173100001 R-1-6 1.14 8 NE Y Y Y 

038320015 R-1-6 1.09 7 SE Y Y Y Y 

031140069 R-1-6 1.06 7 NE Y Y Y 

034022005 PD 1.04 7 NW Y Y N Y 

035690103 PD 1.01 7 SW Y Y Y Y 

059010010 R-1-6 1.00 7 NW Y Y N Y 

013321044 R-1-6 1.00 7 SE Y Y Y 

182520050 R-1-6 0.97 6 NE Y Y Y 

4-93

HOUSING 

4-94 



UNIT 


034131068 R-1-6 0.96 6 NW Y Y Y Y 

034690027 R-1-6 0.94 6 NW Y Y N Y 

034121045 PD 0.94 6 NW Y Y Y Y 

034121058 R-1-6 0.93 6 NW Y Y Y Y 

034121043 PD 0.89 6 NW Y Y Y Y 

125311009 R-1-6 0.87 6 SW Y Y Y Y 

010700014 R-1-6-H 0.85 6 NW Y Y Y Y 

034680045 R-1-6 0.83 6 NW Y Y N Y 

182520079 PD 0.82 6 NE Y Y Y 

049800002 PD 0.82 5 SE Y Y Y Y 

036261027 R-1-6 0.82 5 NW Y Y Y Y 

044021020 R-1-6 0.81 5 SE Y Y Y Y 

036061028 R-1-6 0.81 5 NW Y Y Y Y 

010264012 R-1-6 0.80 5 NW Y Y Y Y 

148100064 R-1-6 0.78 5 NW Y Y Y Y 

153430012 R-1-6 0.77 5 NE Y Y Y 

182520050 R-1-6 0.76 5 NE Y Y Y 

036121038 R-1-6 0.75 5 NW Y Y Y Y 

031140023 R-1-6 0.73 5 SE Y Y Y 

044032010 R-1-6 0.73 5 SE Y Y Y Y 

036061052 R-1-6 0.71 5 NW Y Y Y Y 

036061047 R-1-6 0.70 5 NW Y Y Y Y 

059010045 PD 0.69 5 NW Y Y N Y 

044032009 R-1-6 0.69 5 SE Y Y Y Y 

034041003 R-1-6 0.68 5 NW Y Y Y Y 

034650011 R-1-6 0.68 5 NW Y Y Y Y 

013321038 R-1-6 0.68 5 SE Y Y Y 

125311013 R-1-6 0.66 4 SW Y Y Y Y 

035710003 CN 0.65 4 SW Y Y Y Y 

044032011 R-1-6 0.64 4 SE Y Y Y Y 

034121044 PD 0.63 4 NW Y Y Y Y 

034030052 PD 0.63 4 NW Y Y N Y 

043112044 R-1-6 0.63 4 SW Y N Y Y 

031240047 R-1-6 0.62 4 NE Y Y Y 

043112057 R-1-6 0.61 4 SW Y Y Y Y 

014221013 R-1-6 0.61 4 SE Y Y Y Y 

035063021 R-1-6 0.58 4 SW Y N Y Y 

014391029 R-1-6 0.58 4 SE Y Y Y 

014391030 R-1-6 0.58 4 SE Y Y Y 

049830009 PD 0.57 4 SE Y Y Y Y




UNIT 


153430011 R-1-6 0.56 4 NE Y Y Y 

031140061 R-1-6 0.55 4 NE Y Y Y 

043340006 R-1-6 0.55 4 SW Y Y Y Y 

180350002 PD 0.54 4 NE Y Y Y Y 

152080067 R-1-6 0.53 4 NW Y Y Y Y 

153430008 R-1-6 0.53 4 NE Y Y Y 

043192026 R-1-6 0.52 3 SW Y Y Y Y 

180820007 R-1-7.5 0.51 3 NE Y Y Y 

035092008 R-1-6 0.50 3 SW Y N Y Y 

147110011 R-1-7.5 0.50 3 SE Y Y Y 

031140064 R-1-6 0.50 3 NE Y Y Y 

034030047 PD 0.49 3 NW Y N N Y 

173080043 R-1-6 0.49 3 NE Y Y Y 

182560031 R-1-6 0.47 3 NE Y Y Y 

031240010 R-1-6 0.46 3 NE Y Y Y 

013321042 R-1-6 0.46 3 SE Y Y Y 

036800032 R-1-6 0.46 3 NW Y Y Y Y 

035113029 PD 0.45 3 SW Y Y Y Y 

152030021 R-1-6 0.45 3 NW Y Y Y Y 

031140065 R-1-6 0.44 3 NE Y Y Y 

180040006 R-1-6 0.43 3 NE Y Y Y Y 

036261044 R-1-6 0.41 3 NW Y Y Y Y 

036061068 R-1-6 0.40 3 NW Y Y Y Y 

180580001 PD 0.39 3 NE Y Y Y Y 

038290099 PD 0.39 3 SE Y Y Y Y 

059010064 R-1-6 0.39 3 NW Y Y Y Y 

038290087 PD 0.37 2 SE Y Y Y Y 

035093025 R-1-9 0.37 2 SW Y N Y Y 

180110005 R-1-6 0.36 2 NE Y Y Y 

034024009 R-1-6 0.36 2 NW Y Y N Y 

044021053 R-1-6 0.36 2 SE Y Y Y Y 

044021050 R-1-6 0.35 2 SE Y Y Y Y 

036061047 R-1-6 0.34 2 NW Y N Y Y 

059010063 R-1-6 0.34 2 NW Y Y Y Y 

044021044 R-1-6 0.34 2 SE Y Y Y Y 

182090045 PD-SR 0.34 2 NE Y Y Y 

038141007 R-1-6 0.33 2 SE Y Y Y Y 

014133026 R-1-6 0.33 2 SE Y Y Y Y 

180820006 R-1-7.5 0.33 2 NE Y Y Y 

036183044 R-1-6 0.32 2 NW Y Y Y Y 

4-95

HOUSING 

4-96 



UNIT 


044021042 R-1-6 0.31 2 SE Y Y Y Y 

034121044 PD 0.31 2 NW Y Y Y Y 

010522027 R-3-15 0.31 2 NW Y Y Y Y 

031240010 R-1-6 0.31 2 NE Y Y Y 

182520045 R-1-6 0.30 2 NE Y Y Y 

031240065 R-1-6 0.30 2 NE Y Y Y 

036730023 R-1-9 0.29 2 NW Y Y Y Y 

043111002 R-1-6 0.28 2 SW Y Y Y Y 

173220001 R-1-6 0.28 2 NE Y Y Y 

036191052 R-1-6 0.28 2 NW Y Y Y Y 

049561004 R-1-7.5 0.28 2 SE Y Y Y 

180670033 PD-H 0.28 2 NE Y Y Y Y 

153430041 R-1-6 0.27 2 NE Y Y Y 

152090007 R-1-6 0.27 2 NW Y Y Y Y 

035092011 R-1-9 0.27 2 SW Y Y Y Y 

182200004 R-1-6 0.26 2 NE Y Y Y 

059010062 R-1-6 0.26 2 NW Y Y Y Y 

043112056 R-1-6 0.26 2 SW Y Y Y Y 

180520062 PD 0.26 2 NE Y Y Y Y 

153430038 R-1-6 0.26 2 NE Y Y Y 

153201035 R-1-6-SR 0.25 2 NE Y Y Y 

153430042 R-1-6 0.25 2 NE Y Y Y 

153430039 R-1-6 0.25 2 NE Y Y Y 

044021059 R-1-6 0.24 2 SE Y Y Y Y 

182090001 PD-SR 0.24 2 NE Y Y Y 

012451069 R-1-6 0.24 2 NW Y Y Y Y 

036183041 R-1-6 0.24 2 NW Y Y Y Y 

031460023 R-1-6 0.24 2 NE Y Y Y 

044021046 R-1-6 0.24 2 SE Y Y Y Y 

014391028 R-1-6 0.23 2 SE Y Y Y 

034170058 R-1-6 0.22 1 NW Y Y Y Y 

044021047 R-1-6 0.21 1 SE Y Y Y Y 

034441017 PD 0.21 1 NW Y Y Y Y 

012451003 R-1-6 0.21 1 NW Y Y Y Y 

038300005 PD 0.21 1 SE Y Y N Y 

036061068 R-1-6 0.21 1 NW Y Y Y Y 

044021066 R-1-6 0.21 1 SE Y Y Y Y 

181210027 R-1-6 0.21 1 NE Y Y Y 

182200046 R-1-6 0.21 1 NE Y Y Y 

009024043 R-1-6-H 0.20 1 NE Y Y Y Y




UNIT 


181300032 R-1-6 0.20 1 NE Y Y Y 

014391027 R-1-6 0.20 1 SE Y Y Y 

152080025 R-1-6 0.20 1 NW Y Y Y Y 

182090021 PD 0.19 1 NE Y Y Y 

035091019 R-1-9 0.19 1 SW Y Y Y Y 

182090022 PD 0.19 1 NE Y Y Y 

049370047 R-1-6 0.18 1 SE Y Y Y Y 

038141006 R-1-6 0.18 1 SE Y Y Y Y 

173100003 R-1-6 0.18 1 NE Y Y Y 

014082026 R-1-6 0.18 1 SE Y Y Y Y 

180330035 PD 0.18 1 NE Y Y Y Y 

180520003 PD 0.17 1 NE Y Y Y Y 

034730010 R-1-6 0.17 1 NW Y Y Y Y 

182090023 PD 0.17 1 NE Y Y Y 

173220005 R-1-6 0.17 1 NE Y Y Y 

014082012 R-1-6 0.17 1 SE Y Y Y Y 

182110028 R-1-6 0.16 1 NE Y Y Y 

180690060 PD 0.16 1 NE Y Y Y Y 

183390017 R-1-6 0.16 1 NE Y Y Y 

183390015 R-1-6 0.16 1 NE Y Y Y 

180330024 PD 0.16 1 NE Y Y Y Y 

010510028 R-1-6 0.15 1 NW Y Y Y Y 

031240046 R-1-6 0.15 1 NE Y Y Y 

134301038 R-1-6 0.15 1 SW Y Y Y Y 

134301043 R-1-6 0.15 1 SW Y Y Y Y 

134301047 R-1-6 0.15 1 SW Y Y Y Y 

182080009 PD 0.15 1 NE Y Y Y 

182200045 R-1-6 0.15 1 NE Y Y Y 

049370053 R-1-6 0.15 1 SE Y Y Y Y 

010432004 R-1-6 0.15 1 NW Y Y Y Y 

182360050 PD-SR 0.15 1 NE Y Y Y 

035670065 R-1-6 0.14 1 SW Y Y Y Y 

182360049 PD-SR 0.14 1 NE Y Y Y 

036780017 R-1-6 0.13 1 NW Y Y Y Y 

180340072 PD 0.13 1 NE Y Y Y Y 

181250030 R-1-6 0.13 1 NE Y Y Y 

036261045 R-1-6 0.13 1 NW Y Y Y Y 

180460027 PD 0.12 1 NE Y Y Y Y 

173170029 R-1-6 0.12 1 NE Y Y Y 

036780035 R-1-6 0.12 1 NW Y Y Y Y 

4-97

HOUSING 

4-98 



UNIT 


182520083 R-1-6 0.12 1 NE Y Y Y 

035860003 R-1-6 0.12 1 SW Y Y Y Y 

035860004 R-1-6 0.12 1 SW Y Y Y Y 

035670061 R-1-6 0.12 1 SW Y Y Y Y 

036780028 R-1-6 0.11 1 NW Y Y Y Y 

010162008 PD-H 0.11 1 NW Y Y Y Y 

031460004 R-1-6 0.11 1 NE Y Y Y 

035860001 R-1-6 0.11 1 SW Y Y Y Y 

173170024 R-1-6 0.11 1 NE Y Y Y 

173170027 R-1-6 0.10 1 NE Y Y Y 

031460011 R-1-6 0.10 1 NE Y Y Y 

035860006 R-1-6 0.10 1 SW Y Y Y Y 

034730006 R-1-6 0.10 1 NW Y Y Y Y 

173170026 R-1-6 0.10 1 NE Y Y Y 

180340012 PD 0.10 1 NE Y Y Y Y 

173170025 R-1-6 0.10 1 NE Y Y Y 

035670064 R-1-6 0.10 1 SW Y Y Y Y 

173170028 R-1-6 0.10 1 NE Y Y Y 

031140055 R-1-6 0.10 1 SE Y Y Y 

180790041 PD 0.09 1 NE Y Y Y Y 

035860002 R-1-6 0.09 1 SW Y Y Y Y 

035670063 R-1-6 0.09 1 SW Y Y Y Y 

043340011 R-1-6 0.09 1 SW Y Y Y Y 

036141068 PD 0.09 1 NW Y Y Y Y 

035580049 R-1-6 0.09 1 SW Y Y Y Y 

182520069 PD 0.09 1 NE Y Y Y 

180270003 R-1-6 0.09 1 NE Y Y Y Y 

036850017 R-1-6 0.08 1 NW Y Y Y Y 

049370070 R-1-6 0.08 1 SE Y Y Y Y 

173110016 R-1-6 0.08 1 NE Y Y Y 

180320037 PD 0.08 1 NE Y Y Y Y 

035580051 R-1-6 0.08 1 SW Y Y Y Y 

031140058 R-1-6 0.08 1 SE Y Y Y 

035860005 R-1-6 0.07 1 SW Y Y Y Y 

401.06 2,688

Table 4-46: Low Density in City Not Zoned 



UNIT 


035141034 PD 42.01 281 SW N Y Y Y 

035141031 PD 26.56 178 SW N Y Y Y 

035141033 PD 18.28 122 SW N N Y Y 

035141039 PD 16.47 110 SW N N Y Y 

044180023 PD 15.48 104 SE N Y N Y 

035141025 PD 12.17 82 SW N Y Y Y 

173020029 PD 12.03 81 NE N Y Y 

173670016 PD 10.40 70 NE N Y Y 

173670001 PD 9.66 65 NE N Y N 

035141030 PD 7.83 52 SW N Y Y Y 

044200028 PD 7.51 50 SE N Y N Y 

173670012 PD 6.53 44 NE N Y Y 

016090013 DUAL 6.26 42 SE N Y Y 

044180023 PD 5.86 39 SE N N N Y 

173270005 PD 5.69 38 NE N Y Y 

180820002 PD 3.91 26 NE N Y Y 

134042009 RR-40 3.88 26 SW N Y Y Y 

044032005 PD 3.71 25 SE N Y Y Y 

134042010 RR-40 3.48 23 SW N N Y Y 

173670015 PD 3.40 23 NE N Y Y 

043121001 PD 3.19 21 SW N Y Y Y 

173020046 PD 3.16 21 NE N Y Y 

035063028 RR-40 3.05 20 SW N Y Y Y 

043111007 PD 2.83 19 SW N Y Y Y 

031050061 PD 2.78 19 SE N N Y 

038252004 PD 2.75 18 SE N Y Y Y 

134290006 RR-40 2.70 18 SW N Y Y Y 

134310115 PD 2.64 18 SW N Y 

034024015 RR-20 2.39 16 NW N Y Y Y 

034041009 OSC 2.27 15 NW N Y Y Y 

125401018 RR-40 2.22 15 SW N Y Y Y 

173670004 PD 2.14 14 NE N Y N 

044200028 PD 2.10 14 SE N Y N Y 

173120003 RR-40 2.03 14 NE N Y Y 

031050014 PD 1.97 13 SE N N Y 

044190005 PD-G 1.97 13 SE N Y Y Y 

044200029 PD 1.96 13 SE N Y N Y 

010311017 RR-40 1.88 13 SW N Y Y Y 

173310055 PD 1.84 12 NE N Y Y 

125311008 RR-40 1.76 12 SW N Y Y Y 

4-99

HOUSING 

4-100 

Table 4-46: Low Density in City Not Zoned (continued) 


UNIT 


043111001 PD 1.74 12 SW N Y Y Y 

038300066 PD 1.55 10 SE N Y Y Y 

125291050 PD 1.55 10 SW N Y Y Y 

034011036 RR-40 1.51 10 NW N Y Y Y 

134301001 RR-40 1.49 10 SW N Y Y Y 

038252005 PD 1.42 10 SE N Y Y Y 

038252006 PD 1.42 10 SE N Y Y Y 

173020048 PD 1.34 9 NE N Y Y 

044031021 RR-40 1.23 8 SE N Y Y Y 

031050007 RR-40 1.22 8 SE N Y Y 

010522020 CG 1.21 8 NW N Y Y Y 

134042063 RR-40 1.20 8 SW N N Y Y 

125281024 PD 1.19 8 SW N Y Y Y 

035063008 RR-40 1.14 8 SW N Y Y Y 

043121011 PD 1.13 8 SW N N Y Y 

049380005 RR-40 1.12 7 SE N Y Y Y 

134290018 RR-40 1.11 7 SW N Y Y Y 

125291042 PD 1.08 7 SW N Y Y Y 

134290005 PD 1.07 7 SW N Y Y Y 

125401016 RR-40 1.07 7 SW N Y Y Y 

049370038 RR-40 1.04 7 SE N Y Y Y 

125271009 PD 1.03 7 SW N Y Y Y 

134022037 RR-20 1.01 7 SW N Y Y Y 

035094003 RR-40 1.00 7 SW N Y Y Y 

059010025 RR-20 1.00 7 NW N Y Y Y 

059010027 RR-20 1.00 7 NW N Y Y Y 

125291045 PD 0.99 7 SW N Y Y Y 

034041010 OSC 0.98 7 NW N Y Y Y 

036011034 RR-20 0.96 6 NW N Y Y Y 

043112035 PD 0.91 6 SW N Y Y Y 

031050060 PD 0.91 6 SE N N Y 

036091066 RR-40 0.89 6 NW N Y Y Y 

183300027 RR-20 0.88 6 NE N Y Y 

035091017 RR-40 0.88 6 SW N Y Y Y 

059010005 RR-20 0.87 6 NW N Y N Y 

037151007 PD 0.86 6 SW N Y Y Y 

182150069 R-1-15-SR 0.85 6 NE N Y Y 

037151006 PD 0.84 6 SW N Y Y Y 

173650020 PD 0.82 6 NE N Y N 

059010033 RR-20 0.82 6 NW N Y N Y




UNIT 


059010032 RR-20 0.81 5 NW N Y N Y 

035063020 RR-40 0.81 5 SW N N Y Y 

043112060 RR-40 0.79 5 SW N N Y Y 

035134021 RR-40 0.79 5 SW N Y Y Y 

059010039 RR-20 0.76 5 NW N Y Y Y 

125291050 PD 0.73 5 SW N Y Y Y 

049554018 RR-20 0.72 5 SE N Y Y 

038192014 PD 0.71 5 SE N Y Y Y 

125271005 PD 0.67 4 SW N Y Y Y 

173310056 PD 0.65 4 NE N Y Y 

031050035 RR-40 0.65 4 SE N N Y 

173650021 PD 0.63 4 NE N Y N 

035101004 PD 0.61 4 SW N Y Y Y 

035101004 PD 0.61 4 SW N Y Y Y 

148090021 RR-20 0.59 4 NW N Y Y Y 

035610015 RR-40 0.58 4 SW N Y Y Y 

134022047 RR-40 0.57 4 SW N Y Y Y 

059010019 RR-20 0.57 4 NW N Y Y Y 

125291049 PD 0.57 4 SW N Y Y Y 

035063023 RR-40 0.55 4 SW N N Y Y 

035700077 PD 0.55 4 SW N Y Y Y 

173290040 PD 0.55 4 NE N Y Y 

036011042 RR-40 0.55 4 NW N Y Y Y 

043310039 PD 0.54 4 SW N Y Y Y 

035102011 RR-40 0.54 4 SW N Y Y Y 

125161021 PD 0.53 4 SW N Y Y Y 

152080024 RR-20 0.51 3 NW N Y Y Y 

134290019 RR-40 0.51 3 SW N Y Y Y 

134290015 RR-20 0.51 3 SW N Y Y Y 

125161036 PD 0.51 3 SW N Y Y Y 

035102017 RR-20 0.51 3 SW N Y Y Y 

059010035 RR-20 0.50 3 NW N Y Y Y 

059010044 RR-20 0.50 3 NW N Y N Y 

059010036 RR-20 0.50 3 NW N N Y Y 

148090015 RR-20 0.49 3 NW N Y Y Y 

125271036 PD 0.48 3 SW N Y Y Y 

059010012 RR-20 0.48 3 NW N N N Y 

059010011 RR-20 0.48 3 NW N Y N Y 

134042064 RR-20-G 0.48 3 SW N N Y Y 

010521027 RR-20 0.48 3 NW N Y Y Y 

4-101

HOUSING 

4-102 



UNIT 


035063027 RR-20 0.48 3 SW N N Y Y 

059010009 RR-20 0.47 3 NW N Y N Y 

059010065 RR-20 0.47 3 NW N Y N Y 

059010007 RR-20 0.47 3 NW N Y N Y 

059010006 RR-20 0.47 3 NW N Y N Y 

059010031 RR-20 0.46 3 NW N Y N Y 

125521008 R-3-18 0.45 3 SW N N Y Y 

043112029 RR-20 0.44 3 SW N N Y Y 

173670011 PD 0.44 3 NE N Y N 

043111012 PD 0.43 3 SW N Y Y Y 

049370039 RR-40 0.43 3 SE N Y Y Y 

173270004 PD 0.43 3 NE N Y Y 

049370034 RR-40 0.42 3 SE N Y Y Y 

059010004 RR-20 0.42 3 NW N Y N Y 

059010003 RR-20 0.41 3 NW N Y N Y 

148090018 RR-20 0.40 3 NW N Y Y Y 

035063024 RR-20 0.39 3 SW N N Y Y 

173650001 PD 0.39 3 NE N Y Y 

152133003 RR-20 0.39 3 NW N Y Y Y 

173290041 PD 0.39 3 NE N Y Y 

035121057 CG 0.38 3 SW N Y Y Y 

125271026 PD 0.37 2 SW N Y Y Y 

152102001 RR-20 0.37 2 NW N Y Y Y 

038254016 R-1-15 0.36 2 SE N Y N Y 

059010026 RR-20 0.36 2 NW N Y Y Y 

059010053 RR-20 0.36 2 NW N Y Y Y 

035102003 RR-40 0.36 2 SW N N Y Y 

125271006 PD 0.35 2 SW N Y Y Y 

038194001 PD 0.35 2 SE N Y Y Y 

152102011 RR-20 0.34 2 NW N Y Y Y 

035141011 PI 0.34 2 SW N N Y Y 

152102006 RR-20 0.34 2 NW N Y Y Y 

152102008 RR-20 0.33 2 NW N Y Y Y 

152101036 RR-20 0.33 2 NW N Y Y Y 

152101035 RR-20 0.33 2 NW N Y Y Y 

043112034 PD 0.33 2 SW N Y Y Y 

182230008 RR-20 0.32 2 NE N Y Y 

125271026 PD 0.32 2 SW N Y Y Y 

152102007 RR-20 0.32 2 NW N Y Y Y 

044021070 CG 0.32 2 SE N Y Y Y




UNIT 


134301006 RR-40 0.32 2 SW N Y Y Y 

182520042 RR-40 0.31 2 NE N Y Y 

035092015 RR-20 0.31 2 SW N N Y Y 

134290029 RR-20 0.31 2 SW N Y Y Y 

059010014 RR-20 0.31 2 NW N N N Y 

035092010 RR-20 0.30 2 SW N N Y Y 

134290033 RR-20 0.30 2 SW N Y Y Y 

173310050 PD 0.30 2 NE N Y Y 

182320012 DUAL 0.30 2 NE N Y Y 

035670040 RR-40 0.29 2 SW N Y Y Y 

148090012 RR-20 0.29 2 NW N Y Y Y 

125172031 PD 0.28 2 SW N Y Y Y 

183160008 RR-40 0.28 2 NE N Y Y 

183160007 RR-40 0.28 2 NE N Y Y 

125281004 PD 0.28 2 SW N Y Y Y 

183150016 RR-40 0.28 2 NE N Y Y 

035102013 RR-20 0.27 2 SW N Y Y Y 

038194003 PD 0.27 2 SE N Y Y Y 

173670003 PD 0.27 2 NE N Y N 

183150017 RR-40 0.26 2 NE N Y Y 

035102012 RR-20 0.26 2 SW N Y Y Y 

152102004 RR-20 0.25 2 NW N Y Y Y 

059010043 RR-20 0.25 2 NW N N N Y 

152102005 RR-20 0.25 2 NW N Y Y Y 

152102002 RR-20 0.25 2 NW N Y Y Y 

182360030 RR-20-SR 0.25 2 NE N Y Y 

152090008 RR-20 0.24 2 NW N Y Y Y 

173780019 PD 0.24 2 NE N Y Y 

049361008 RR-20 0.24 2 SE N Y Y Y 

152080044 RR-20 0.24 2 NW N Y Y Y 

049554019 RR-20 0.24 2 SE N Y Y 

152101018 RR-20 0.24 2 NW N Y Y Y 

010521028 RR-20 0.23 2 NW N Y Y Y 

059010002 RR-20 0.23 2 NW N Y N Y 

152080009 RR-20 0.23 2 NW N Y Y Y 

059010013 RR-20 0.23 2 NW N N N Y 

180740004 R-3-18-H 0.22 2 NE N Y Y Y 

035134024 RR-40 0.22 2 SW N Y Y Y 

152080035 RR-20 0.22 1 NW N Y Y Y 

173660029 PD 0.21 1 NE N Y Y 

4-103

HOUSING 

4-104 



UNIT 


173780001 PD 0.21 1 NE N Y Y 

012451068 R-2 0.21 1 NW N Y Y Y 

152102010 RR-20 0.21 1 NW N Y Y Y 

173120025 R-2 0.20 1 NE N Y Y 

152101017 RR-20 0.20 1 NW N Y Y Y 

012451067 R-2 0.20 1 NW N Y Y Y 

043310038 PD 0.20 1 SW N Y Y Y 

152080001 RR-20 0.19 1 NW N Y Y Y 

152102003 RR-20 0.19 1 NW N Y Y Y 

037180042 PD 0.19 1 SW N Y Y Y 

173310053 PD 0.19 1 NE N Y Y 

152133004 RR-20 0.18 1 NW N Y Y Y 

035134020 RR-40 0.18 1 SW N Y Y Y 

043320042 PD 0.17 1 SW N Y Y Y 

152101020 RR-20 0.17 1 NW N Y Y Y 

153400006 PD 0.17 1 NE N Y N 

173310049 PD 0.16 1 NE N Y Y 

035103012 RR-20 0.16 1 SW N Y Y Y 

034021004 RR-40 0.16 1 NW N Y Y Y 

173310052 PD 0.16 1 NE N Y Y 

049260020 RR-40 0.16 1 SE N Y Y Y 

038300054 PD 0.16 1 SE N Y N Y 

152102003 RR-20 0.15 1 NW N Y Y Y 

152101019 RR-20 0.15 1 NW N Y Y Y 

010521008 RR-20 0.14 1 NW N Y Y Y 

009315008 PD 0.14 1 SE N Y Y Y 

134301075 PD 0.14 1 SW N Y Y Y 

173310054 PD 0.14 1 NE N Y Y 

043112050 PD 0.14 1 SW N Y Y Y 

016850070 PD 0.14 1 SE N Y Y 

173670002 PD 0.12 1 NE N Y N 

035223006 0.12 1 SW N N N Y 

035221008 0.12 1 SW N N N Y 

038185013 PD 0.12 1 SE N Y Y Y 

173310051 PD 0.11 1 NE N Y Y 

010143010 PD-H 0.11 1 NW N Y Y Y 

038182006 PD 0.11 1 SE N Y Y Y 

014133027 CN 0.10 1 SE N Y Y Y 

013321026 R-2 0.09 1 SE N Y Y 

043330037 PD 0.09 1 SW N Y Y Y




UNIT 


173310046 PD 0.08 1 NE N Y Y 

009111013 R-2 0.08 1 NE N Y Y Y 

173310044 PD 0.08 1 NE N Y Y 

182140051 RR-20 0.07 1 NE N Y Y 

173310042 PD 0.07 1 NE N Y Y 

009022018 PD-H 0.07 1 NE N Y Y Y 

010021013 PD-H 0.07 1 NE N Y Y Y 

369.55 2,478 

Table 4-47: Low Density Open Space in City Zoned 

UNIT 


035141040 R-1-6 13.42 54 SW Y Y Y Y 

035141034 PD 12.32 49 SW Y Y Y Y 

035182001 PD 11.65 47 SW Y N N Y 

035211026 R-1-6 11.23 45 SW Y N N Y 

035141039 PD 10.95 44 SW Y Y Y Y 

035141030 PD 10.53 42 SW Y Y Y Y 

035141031 PD 9.49 38 SW Y N N Y 

035201006 PD 8.80 35 SW Y N N Y 

035181045 R-1-6 7.47 30 SW Y N N Y 

035201058 PD 6.89 28 SW Y N N Y 

134042011 R-1-6 6.05 24 SW Y Y Y Y 

035201013 PD 4.13 17 SW Y N N Y 

035201041 PD 4.09 16 SW Y N N Y 

035201038 PD 3.90 16 SW Y N N Y 

035201037 PD 3.34 13 SW Y N N Y 

035141038 R-1-6 3.32 13 SW Y N Y Y 

035201057 PD 3.17 13 SW Y N N Y 

035211013 R-1-6 2.98 12 SW Y N N Y 

035201011 PD 2.86 11 SW Y N N Y 

035201046 PD 2.60 10 SW Y N N Y 

035201016 PD 2.52 10 SW Y N N Y 

035201012 PD 2.47 10 SW Y N N Y 

035141033 PD 2.36 9 SW Y N Y Y 

035141016 PD 2.33 9 SW Y N N Y 

035211018 R-1-6 2.20 9 SW Y N N Y 

4-105

HOUSING 

4-106 

Table 4-47: Low Density Open Space in City Zoned (continued) 


UNIT 


035201035 PD 2.19 9 SW Y N N Y 

035182007 PD 1.84 7 SW Y N N Y 

035211011 R-1-6 1.68 7 SW Y N N Y 

043111007 PD 1.60 6 SW Y N Y Y 

035201047 PD 1.46 6 SW Y N N Y 

035201045 PD 1.45 6 SW Y N N Y 

035211006 R-1-6 1.42 6 SW Y N N Y 

035211012 R-1-6 1.38 6 SW Y N N Y 

035201053 R-1-6 0.99 4 SW Y N N Y 

035201054 R-1-6 0.97 4 SW Y N N Y 

035181018 R-1-6 0.96 4 SW Y N Y Y 

035181048 R-1-6 0.88 4 SW Y N Y Y 

043111006 R-1-6 0.85 3 SW Y Y Y Y 

035182013 R-1-6 0.78 3 SW Y N N Y 

035211013 R-1-6 0.68 3 SW Y N N Y 

035141033 PD 0.64 3 SW Y N Y Y 

035181048 R-1-6 0.63 3 SW Y N Y Y 

171.49 686 

Table 4-48: Low Density Open Space in City Not Zoned 

UNIT 


035182011 OSC 17.19 69 SW N Y Y Y 

134042043 RR-40 8.27 33 SW N Y Y Y 

035141013 PI 7.98 32 SW N Y Y Y 

134042025 PI 7.53 30 SW N Y Y Y 

035141011 PI 3.96 16 SW N N Y Y 

035211004 OSC 3.91 16 SW N N N Y 

035201018 OSC 3.10 12 SW N N N Y 

035141014 OSC 3.03 12 SW N Y Y Y 

035201048 OSC 3.02 12 SW N N N Y 

035211024 OSC 1.86 7 SW N N N Y 

035211007 OSC 1.72 7 SW N N N Y 

035101006 DUAL 1.55 6 SW N Y Y Y 

035181008 OSC 1.48 6 SW N N N Y 

035201052 OSC 1.48 6 SW N N N Y 

035182009 OSC 1.43 6 SW N N N Y 

035182002 RR-40 1.10 4 SW N N N Y

Table 4-48: Low Density Open Space in City Not Zoned (continued) 



UNIT 


134042042 RR-40 0.88 4 SW N N Y Y 

035201017 RR-40 0.84 3 SW N N N Y 

134042010 RR-40 0.83 3 SW N N Y Y 

035211007 OSC 0.77 3 SW N N N Y 

035101006 DUAL 0.72 3 SW N N Y Y 

134042017 RR-40 0.70 3 SW N N Y Y 

035201051 RR-40 0.57 2 SW N N N Y 

035201002 OSC 0.55 2 SW N N N Y 

035063008 RR-40 0.54 2 SW N Y Y Y 

134042009 RR-40 0.54 2 SW N N Y Y 

035201027 OSC 0.50 2 SW N N N Y 

035201033 OSC 0.48 2 SW N N N Y 

76.54 306 

Table 4-49: Medium Low Density in City Zoned 

UNIT 


035141033 PD 10.10 101 SW Y Y Y Y 

034021034 R-1-6 8.00 80 NW Y Y Y Y 

035132039 R-1-6 7.04 70 SW Y Y Y Y 

034790026 PD 6.91 69 NW Y Y Y Y 

043072018 PD 4.86 49 SW Y Y Y Y 

035104001 R-1-6 3.79 38 SW Y N Y Y 

037240064 PD 3.07 31 SW Y Y Y Y 

043071010 R-1-6 2.61 26 SW Y Y Y Y 

036091051 R-1-6 2.25 22 NW Y Y Y Y 

035103020 R-1-6 1.56 16 SW Y N Y Y 

044460004 PD 1.55 16 SE Y N Y Y 

043071025 R-1-6 0.99 10 SW Y Y Y Y 

043191021 R-1-6 0.83 8 SW Y Y Y Y 

035103023 R-1-6 0.66 7 SW Y Y Y Y 

043071026 R-1-6 0.47 5 SW Y Y Y Y 

035092003 R-1-6 0.27 3 SW Y Y Y Y 

037125017 PD 0.12 1 SW Y Y Y Y 

134400013 R-1-6 0.09 1 SW Y Y Y Y 

55.17 552 

4-107

HOUSING 

4-108 

Table 4-50: Medium Low Density in City Not Zoned 


UNIT 


134022049 R-3-18 4.91 49 SW N Y Y Y 

044031046 PD 4.65 47 SE N Y Y Y 

044032004 PD 4.34 43 SE N Y Y Y 

43072014 OSC 3.06 31 SW N Y Y Y 

043071022 PD 2.83 28 SW N Y Y Y 

043191019 PD 1.22 12 SW N Y Y Y 

035201049 PD 1.20 14 SW N N N Y 

035201025 PD 0.85 10 SW N N N Y 

043191016 PD 0.90 9 SW N Y Y Y 

035103016 RR-40 0.80 8 SW N N Y Y 

035103018 RR-40 0.78 8 SW N N Y Y 

035103015 RR-40 0.72 7 SW N N Y Y 

043072003 RR-40 0.65 7 SW N N Y Y 

043071027 RR-40 0.54 5 SW N Y Y Y 

043191024 PD 0.50 5 SW N Y Y Y 

27.94 283 

Table 4-51: Medium Density in City Zoned 

UNIT 


013400002 PD 14.91 218 SE Y Y Y 

125031022 

10311028 

R-3-15 10.13 148 SW Y Y Y Y 

134072012 R-3-18 9.22 135 SW Y Y Y Y 

031050062 R-3-18 9.20 134 SE Y Y Y 

043121006 R-3-18 8.15 119 SW Y Y Y Y 

043133013 R-3-18 6.00 88 SW Y Y Y Y 

035191013 

035191010 

PD 4.75 69 SW Y Y Y Y 

035141025 PD 4.52 66 SW Y N Y Y 

125551016 R-3-18 4.41 64 SW Y Y Y Y 

043121007 R-3-18 4.19 61 SW Y Y Y Y 

035063005 R-3-18 3.81 56 SW Y Y Y Y 

125521004 

125521003 

R-3-18 3.35 49 SW Y Y Y Y 

125071014 R-3-15 3.27 48 SW Y Y Y Y 

043122007 R-3-18 2.90 42 SW Y Y Y Y 

044460070 PD 2.29 33 SE Y Y Y Y 

043200004 PD 2.10 31 SW Y N Y Y 

035063006 R-3-18 1.89 28 SW Y N Y Y

Table 4-51: Medium Density in City Zoned (continued) 

UNIT 



044460002 PD 1.87 27 SE Y N Y Y 

125521008 R-3-18 1.74 25 SW Y Y Y Y 

182510015 R-3-15 1.56 23 NE Y Y Y 

044051055 CSC 1.29 19 SE Y Y Y Y 

38360005 PD 1.22 18 SE Y Y Y Y 

032520029 PD 1.22 18 NE Y Y Y 

180680056 R-3-18 1.16 17 NE Y Y Y Y 

035141006 R-3-18 1.16 17 SW Y N Y Y 

013100090 PD 1.15 17 SE Y Y Y 

044280076 PD 1.04 15 SE Y Y Y Y 

041042012 R-3-15 1.00 15 NW Y Y Y Y 

038172014 R-3-15 0.94 14 SE Y Y Y Y 

044041087 R-3-15 0.89 13 SE Y Y Y Y 

038172022 R-3-15 0.71 10 SE Y Y Y Y 

041250014 PD 0.64 9 NW Y Y Y Y 

038141051 R-3-15 0.53 8 SE Y Y Y Y 

182120052 R-3-18 0.51 8 NE Y Y Y 

035141034 PD 0.51 7 SW Y N Y Y 

032510006 PD 0.50 7 NE Y Y Y 

032300005 R-3-18 0.39 6 NE Y Y Y 

044280075 PD 0.36 5 SE Y Y Y Y 

009181018 R-3-18 0.32 5 SE Y Y Y Y 

032300014 R-3-18 0.31 5 NE Y N Y 

009181019 R-3-18 0.31 4 SE Y Y Y Y 

009391027 R-3-18 0.31 4 SE Y Y Y Y 

009274032 R-3-18 0.29 4 SE Y Y Y Y 

125521010 R-3-18 0.28 4 SW Y Y Y Y 

038171020 PD 0.27 4 SE Y Y Y Y 

182510016 R-3-15 0.26 4 NE Y Y Y 

009274033 R-3-18-H 0.25 4 SE Y Y 

180050004** R-3-18 0.49 7 NE Y Y Y Y 

180050006** R-3-18 0.07 1 NE Y Y Y Y 

180050005** R-3-18 0.19 3 NE Y Y Y Y 

118.83 1,735 

**Denotes adjacent small parcels 

4-109

HOUSING 

4-110 

Table 4-52: Medium Density in City Not Zoned 

UNIT 


009410001 PI 9.70 142 SE N Y Y Y 

044180021 PD 6.34 93 SE N Y Y Y 

134042025 PI 5.51 80 SW N Y Y Y 

153080006 R-1-6-SR 5.05 74 NE N Y Y 

043072015 OSC 4.35 64 SW N Y Y Y 

009420001 PI 4.01 59 SE N Y Y Y 

153060017 R-1-6-SR 3.90 57 NE N Y Y 

044041010 CG 2.17 32 SE N Y Y Y 

016090013 DUAL 1.94 28 SE N Y Y 

035104001 R-1-6 1.81 26 SW N N Y Y 

036061064 RR-40 1.58 23 NW N Y Y Y 

044041082 RR-20 1.52 22 SE N Y Y Y 

037101003 PD 1.35 20 SW N Y Y Y 

036061051 R-1-6 1.17 17 NW N Y Y Y 

041021066 RR-20 1.14 17 NW N Y Y Y 

031260007 RR-40 1.03 15 NE N Y Y 

125461024 R-1-6 0.98 14 SW N Y Y Y 

041021066 RR-20 0.94 14 NW N Y Y Y 

031260008 RR-40 0.94 14 NE N Y Y 

125521006 RR-40 0.79 11 SW N N Y Y 

041021071 RR-20 0.77 11 NW N Y Y Y 

148130044 RR-20 0.77 11 NW N Y Y Y 

180580064 PD 0.58 9 NE N Y Y Y 

180580065 PD 0.58 8 NE N Y Y Y 

044041045 RR-20 0.55 8 SE N Y Y Y 

180520008 PD 0.51 8 NE N Y Y Y 

038172010 PD 0.46 7 SE N Y Y Y 

037101038 PD 0.42 6 SW N Y Y Y 

134290006 RR-40 0.41 6 SW N Y Y Y 

032300001 R-1-6 0.37 5 NE N Y Y 

038202022 PD 0.35 5 SE N Y Y Y 

037101037 PD 0.35 5 SW N Y Y Y 

036183045 R-1-6 0.34 5 NW N Y Y Y 

037101009 PD 0.34 5 SW N Y Y Y 

036061052 R-1-6 0.34 5 NW N N Y Y 

134290004 RR-40 0.33 5 SW N Y Y Y 

182510002 RR-20 0.32 5 NE N Y Y 

036101041 RR-20 0.32 5 NW N Y Y Y

Table 4-52: Medium Density in City Not Zoned (continued) 


UNIT 


125551013 R-1-15 0.29 4 SW N Y Y Y 

036101018 RR-40 0.28 4 NW N Y Y Y 

038202008 PD 0.28 4 SE N Y Y Y 

009325004 R-2 0.26 4 SE N Y Y Y 

65.47 956 

Table 4-53: Medium High Density in City Zoned 

UNIT 


041161021 R-3-30 18.54 445 NW Y Y Y Y 

035141025 PD 4.36 105 SW Y Y Y Y 

009081053 PD 3.37 81 NE Y Y Y Y 

035141024** PD 7.30 175 SW Y N Y Y 

035141026** PD 1.42 34 SW Y N Y Y 

035141034** PD 0.22 5 SW Y N Y Y 

044041096 PD 2.81 67 SE Y Y Y Y 

038141035** R-3-30 1.85 44 SE Y Y Y Y 

038141036** R-3-30 0.35 8 SE Y Y Y Y 

038141008** R-3-30 0.34 8 SE Y Y Y Y 

038141033** R-3-30 0.18 4 SE Y Y Y Y 

036011041◊ R-3-30 10.41 250 NW Y Y Y Y 

51.15 1,226 


◊ Under Annexation 

Table 4-54: Medium High Density in City Not Zoned 

UNIT 


010510021 R-1-6 3.53 85 NW N Y Y Y 

044021072** R-1-6 2.91 70 SE N Y Y Y 

044021019** R-1-6 1.45 35 SE N Y Y Y 

044021071** R-1-6 0.19 5 SE N Y Y Y 

044021035** R-1-6 0.17 4 SE N Y Y Y 

044021022** R-1-6 0.14 3 SE N Y Y Y 

182520087 RR-40 1.32 44 NE N Y Y 

044390061 R-3-15 0.45 11 SE N Y Y Y 

10.16 257 


4-111

HOUSING 

4-112 

MIXED USE DESIGNATIONS IN CITY 

Table 4-55: Transit Village Medium and Transit Village Mixed Use Not Zoned 

UNIT 

APN ZONING ACRES CAPACITY QUAD ZONED SERVED TRANSIT CTS LU Des 

010086014 CD-5 0.50 12 NW N Y Y Y TVM 

010133006 IL 0.50 12 NW N Y Y Y TVM 

125121002 IL 0.39 9 SW N Y Y Y TVM 

010166003 CD-5-H 2.17 109 NW N Y Y Y TVMX 

010175005 CD-7 0.33 13 NW N Y Y Y TVMX 



8.04 356 

Table 4-56: Retail Medium in City Zoned 

UNIT 


043071029* PD 10.41 125 SW N Y Y Y 

044051055 CSC 8.98 108 SE Y Y Y Y 

043071007* PD 7.66 92 SW N Y Y Y 

044051035 CSC 1.02 12 SE Y Y Y Y 

044051039 CSC 0.40 5 SE Y Y Y Y 

28.48 342 

*Denotes site with approved project 

Table 4-57: Retail Medium in City Not Zoned 

UNIT 


043200004 PD 15.15 182 SW N Y Y Y 

182180021 PD 12.06 145 NE N Y Y 

035141026 PD 7.89 95 SW N Y Y Y 

035141024 PD 7.60 91 SW N Y Y Y 

043191019 PD 3.76 45 SW N Y Y Y 

036011046 RR-40 3.59 43 NW N Y Y Y 

036011053 CG 2.01 24 NW N Y Y Y 

044180021 PD 1.71 21 SE N Y Y Y 

043191021 PD 1.51 18 SW N Y Y Y 

035063005 DUAL 1.34 16 SW N Y Y Y 

043071028 PD 1.30 16 SW N N Y Y 

035201055 PD 1.46 17 SW Y N N Y 

035201056 PD 0.53 6 SW Y N N Y

Table 4-57: Retail Medium in City Not Zoned (continued) 


UNIT 


036790052 PD 0.67 8 NW N Y Y Y 

173060015 CG 0.64 8 NE N Y Y 

173060020 CG 0.51 6 NE N Y Y 

61.73 741 

Table 4-58: Office Medium in City Zoned 

UNIT 


010092014** PD 0.22 3 NW Y Y Y Y 

010092012** PD 0.17 2 NW Y Y Y Y 

010092013** PD 0.17 2 NW Y Y Y Y 

0.56 7 


Table 4-59: Intensification Sites Downtown Station Area Specific Plan 

CITY 

ZONED 

R/MD TVM TVMU RBS Total 

Acres 8 4 1 31 44 

Units 

NOT ZONED 

146 107 80 1,273 1,606 

Acres 38 38 

Units 1,029 1,029 

Total Acres 8 42 1 31 82 

Total Units 146 1,136 80 1,273 2,635 

COUNTY 

Acres 5 5 

Units 

Grand Total 

143 143 

Acres 8 47 1 31 87 

Units 146 1,279 80 1,273 2,778 

Table 4-59a: Intensification Sites North Santa Rosa Station Area Specific Plan 

CITY LDR MDR MHDR TVM TVMU Total 

Acres 13 1 94 14 29 151 

Units 76 24 1253 202 685 2240 

COUNTY 

Acres 1 13 21 35 

Units 

Grand Total 

6 192 503 701 

Acres 14 14 115 14 29 186 

Units 82 216 1756 202 685 2941 

Note: Table includes vacant and developed land and illustrates development potential in the plan area. 

4-113

HOUSING 

Table 4-60: Housing Accomplishments 

4-114 

2002 Housing Element Policy Implementation 

H-A-1 Ensure adequate sites are available for development of 

a variety of housing types for all income levels, including 

single and multifamily units, mobile homes, transitional 

housing and homeless shelters. 

H-A-2 Review provisions of the Zoning Code to ensure that it 

allows for development of a variety of housing types-including 

single family residences on small lots, apartments, 

condominiums, standard single family subdivisons and 

mixed use projects. 

H-A-3 Improve community acceptance of higher density housing 

through community-based outreach, recognition of 

existing livable neighborhoods, and assurance of welldesigned 

high density projects. 

H-A-4 Pursue the goal of meeting Santa Rosa’s housing needs 

through increased densities, when consistent with preservation 

of existing neighborhoods. Higher density sites are 

illustrated on the General Plan Land Use Diagram, which 

will allow the development of dwellings for 264 very low 

and 125 low income households annually, as outlined in 

Table 4-28: Quantifi ed Objectives. Development of these 

sites or proposals for new higher density sites must be 

designed in context with existing, surrounding neighborhoods. 

The number of aff ordable units permitted annually 

and the adequacy of higher density sites shall be reported 

as part of the General Plan Review. 

H-A-5 Promote conservation and rehabilitation of the existing 

housing stock, and discourage intrusion of non-compatible 

uses into residential neighborhoods, which would 

erode the character of established neighborhoods or lead 

to use confl icts. 

H-A-6 Meet and confer with Sonoma County Planning Staff on 

a regular basis to address housing needs of lower income 

and special needs groups to coordinate regarding issues 

including infrastructure, zoning and land use, annexations, 

community acceptance strategies, homeless shelters, 

farmworkers, persons with disabilities, environmental 

issues, funding and impact fees. 

H-B-1 Rehabilitate 50 housing units annually through the City’s 

rehabilitation loan programs, focusing on Very Low and 

Low Income benefi ciaries. Utilize the following programs: 

The Housing Rehabilitation and Conservation Program 

(HRCP), which targets Very Low and Low Income owneroccupied 

units and certain investor owned projects 

providing aff ordable rental units; and the Mobile Home 

Repair Loan Program, which provides low interest loans 

to Very Low and Low Income mobile homes owners for 

necessary repairs. 

H-B-2 Prevent the conversion of mobile home parks to other 

uses through enforcement of the Mobile Home Park Conversion 

Ordinance, consistent with State law. 

In its 2002 Housing Element, the city designated land which would 

allow for a variety of housing types and densities and would allow for 

housing needs to be met. 

A revised Zoning Code was adopted in August 2004. The Code 

revisions were prepared to implement the General Plan, and they 

provide for all the housing types described in the policy. 

This 2004 program has not been undertaken. 

Between 1999 and 2006, permits for 2,675 multifamily units were 

issued. There were 1,929 permits for very low and low income units 

issued during this period, most of which were developed on higher 

density sites. Since adoption of the Housing Element, additional 

higher density sites have been added through the approval of General 

Plan amendments, including 25 acres of Medium Density and 9 

acres of Medium High Density land. 

The city assists in the conservation and rehabilitation of existing 

housing stock through its Housing Rehabilitation and Conservation 

Program (HRCP), the Mobile Home Repair Loan Program and through 

the Neighborhood Revitalization Program (NRP) and Section 8 Rental 

Assistance Program, where repairs for code compliance are generally 

completed. Achievements under these programs are outlined in the 

implementation of Policy H-B-1, below. 

Planning directors from Sonoma County and its cities meet regularly 

to discuss issues of mutual concern, including housing. 

Between 1999 and 2006, the Housing Authority assisted in the rehabilitation 

of 223 units through its Housing Rehabilitation and Conservation 

Program (HRCP) and Mobile Home Repair Loan Program. Of 

these 223 units, 128 are single family, owner occupied units and 95 

are mulitfamily, investor-owned units with households at the following 

income levels: 9 extremely low income; 108 very low income and 

106 low income. Seventy fi ve of the units assisted are households 

with family members who have disabilities. As a result of compliance 

inspections completed through the Neighborhood Revitalization 

Section 8 programs, an additional 2,998 units were rehabilitated. 

No conversion of mobile home parks has occurred during the last 

Housing Element period. In addition, the city adopted an Ordinance 

in 2007 addressing conversions to ownership to ensure the city 

process met state law provisions and outlined the process for such 

conversions.

Table 4-60: Housing Accomplishments (continued) 


H-B-3 Retain HUD and other locally subsidized aff ordable units 

that may be lost through contract termination. Utilize 

the following techniques: Work with property owners to 

maintain the projects for lower incomes; Work with nonprofi 

t housing providers to purchase and operate projects 

at risk of converting to market rate; Use Redevelopment 

Low and Moderate Income Housing funds; and Investigate 

the use of revenue sources such as CDBG and HUD 202. 

H-B-4 Recognize existing nonconforming residential uses 

which are located in non-residential land use categories. 

Allow such uses to be zoned residential and to be found 

consistent with the General Plan on an interim basis, until 

the area is ready to convert and rezone to non-residential 

uses. 

H-B-5 Continue improving living conditions in the City’s 

neighborhoods through active code enforcement and the 

Neighborhood Revitalization Program. 

H-B-6 Preserve rental apartments from conversion to ownership 

units by enforcing the Condominium Conversion 

Ordinance. 

H-B-7 Administer the federal Section 8 Housing Choice Voucher 

Program. 

H-B-8 Continue to operate the Mobile Home Repair Loan (MRL) 

and the Mobile Home Rent Deferral (MHRD) programs. 

H-B-9 Continue to designate a portion of the Real Property 

Transfer Tax (RPTT), through annual budget appropriations, 

to aff ordable housing programs. 

H-B-10 Review and document the performance of aff ordable 

housing programs annually. Record the number of aff ordable 

units developed from various funding sources, the 

number and income levels of households assisted through 

various programs, and the number of existing homes sold 

at aff ordable prices. 

H-C-1 Implement the Housing Allocation Plan, the City’s inclusionary 

program, to increase the number of aff ordable 

units in Santa Rosa, both on site through new developments 

or 15 or more acres and through collection of in lieu 

fees and subsequent development of aff ordable units. 

H-C-2 Amend the Housing Allocation Plan to ensure it is a mechanism, 

in concert with the City’s other housing programs, 

to meet ABAG’s Regional Housing Needs Determination. 


There were 116 low income rental units which converted to market 

rate during the period between 1999 and 2006. These units were 

provided through the sale of mortgage revenue bonds and the Santa 

Rosa Density Increase Program. 

This policy is implemented as applicable. It has been used to allow 

residential uses in non-residential land use categories to be rezoned 

for fi nancing purposes. 

The Neighborhood Revitalization Program is active in fi ve Santa Rosa 

neighborhoods. A interdepartmental team is focused on improving 

living conditions and the quality of life in these targeted neighborhoods. 

The Condominium Conversion Ordinance applies only to projects 

which were built prior to 1979. Three conversions have occurred for 

projects subject to the Ordinance, aff ecting 84 dwelling units. 884 

units not subject to the Ordinance have been approved for conversion 

to condominiums. 

Between 1999 and 2006, the Housing Authority has administered approximately 

1,900 vouchers annually. At the beginning of 2008, the 

Housing Authority adminstered 1,391 city vouchers and 350 county 

vouchers. 

Between 1999 and 2006, the Housing Authority assisted in the 

rehabilitation of 50 mobile homes through the Mobile Home Repair 

Program which targets very low and low income households. In 1999 

the Mobile Home Rent Deferral Program assisted 12 households, and 

in 2006 it assisted 8 households. 

The city’s policy is to designate 20% of the Real Property Transfer Tax 

to aff ordable housing programs. This refl ects a change to this policy 

during the Housing Element period which has redirected a portion 

of the RPTT to other funding needs, which has resulted in reduced 

general fund funding for aff ordable housing. 

This reporting has been accomplished annually with a written and 

oral report presented to the Planning Commission and City Council 

each March. The General Plan Annual Report is also submitted to 

the Offi ce of Planning and Research and Housing and Community 

Development. 

Between 1999 and 2006, $17,211,889 accrued to the Housing Allocation 

Plan fund, through collection of in lieu fees, interest and loan 

repayment. These fees supported the development of 870 units, 499 

aff ordable to very low and 371 aff ordable to low income households. 

During the same period, 48 low income units were provided on-site 

(36 rental and 12 ownership). 

The Housing Allocation Plan was amended to: increase the number 

of projects subject to on-site aff ordable housing provision; base 

in lieu fees on a unit’s size, increasing as unit size increases; and 

eliminate the exemption for qualifying units, thereby making more 

new units subject to the in lieu fee. These amendments assisted in 

providing additional funding for aff ordable housing production to 

meet housing needs. 

4-115

HOUSING 


4-116 


H-C-3 Utilize fees generated through the Housing Allocation 

Plan for the development of housing units aff ordable to 

Very Low and Low Income households. 

H-C-4 Consider a Commercial Linkage Fee for non-residential 

development to increase funds available for the development 

of housing units aff ordable to Very Low and Low 

Income households. 

H-C-5 Investigate the establishment of a Housing Trust Fund 

to provide an additional source of funding for aff ordable 

housing. 

H-C-6 Allow Low Density sites of 3 acres or less to develop at 

densities up to 15 dwelling units per acre under the following 

conditions: Where infrastructure is suffi cient to 

support the increased density; When the project design 

is compatible with the surrounding residential neighborhood 

in terms of building mass, setbacks and landscaping; 

Where at least one Very Low or two Low Income rental 

units are included for every 10 market rate units, and 

aff ordability is maintained for 10 years; and Where aff ordable 

housing units are incorporated into the neighborhood 

using superior design such that aff ordable units are 

indistinguishable from market rate units. Encourage the 

development of townhomes in the range of 8 to 13 units 

per acre on Low Density infi ll sites. 

As noted above, 499 very low and 371 low income units were developed 

through the collection of in lieu fees during the 1999 to 2006 

period. 

The City Council considered a “Jobs/Housing Linkage Fee” in August 

2003. The Council did not adopt a fee, fi nding that it would act as a 

deterrent to job creation. 

In 2002, the Santa Rosa Housing Trust was created by the Housing 

Authority to improve the quality and aff ordability of housing units 

available in the city. The Trust works to maximize and leverage availble 

federal, state and local funding to assist in the development of affordable 

housing, the preservation and rehabilitation of low income 

housing, the development and maintenance of homeless shelters 

and the acquisition and development of facilities for the physically 

and developmentally disabled. The Trust was awarded $1 million 

from the State of California’s Proposition 46 Local Housing Trust Fund 

Program. These funds were used to assist with the development of 

two aff ordable rental projects totaling 161 units. 

The following projects have been allowed increased density in return 

for providing one very low income unit: Clover Apartments (5 units), 

Quilici Minor Subdivision (5 units) and Aston Way Homes (13 units). 

H-C-7 Encourage production of residential units downtown. Between 1999 and 2006, building permits were issued for 55 

condominum units, 80 multifamily units and 12 live/work units 

downtown. 285 condominum units are approved but not built and 

125 condominum and 35 live work units are in process in 2007. 

H-C-8 Promote development of second units. Discuss this 

option with residential developers during initial development 

application meetings. 

H-C-9 Support non-profi t housing sponsors by continuing to 

provide funds to subsidize the production of aff ordable 

housing. 

H-C-10 Continue commitment of Redevelopment Area increment 

to aff ordable housing programs. Utilize the Redevelopment 

Low and Moderate Income Housing Fund for 

aff ordable housing targeting Very Low, Low and Moderate 

Income households. 

H-C-11 Participate in tax credit and mortgage revenue bond 

(MRB) programs that provide tax exempt, low-cost fi nancing 

to developers of projects making a portion of the units 

aff ordable. 

H-C-12 Allow mobile homes on single family lots through issuance 

of a certifi cate of compatibility. 

The city has issued building permits for the development of 513 

second dwelling units between 1999 and 2006, which is an average 

of 64 units per year and a signifi cant increase over the prior Housing 

Element period. 

The Housing Authority has supported non-profi t housing sponsors 

by providing $60,562,654 in loan funds between 1999 and 2006. 

These funds resulted in a total of 1,478 units being constructed or rehabilitated 

for extremely low, very low, and low income households. 

Between 1999 and 2006, the Housing Authority committed a total of 

$12,339,291 in redevelopment area tax increment funds to aff ordable 

housing. These funds assisted in the development or rehabilitation 

of 981 units for extremely low, very low, and low income households. 

Between 1999 and 2006, projects located in Santa Rosa were 

awarded $127,232,865 in tax credits, and $72,325,000 in multifamily 

revenue bonds were issued to assist in the fi nancing of the development 

of new aff ordable units. 

This policy is implemented as applicable.



H-C-13 Aggressively participate in available federal, State and 

private non-profi t programs for the provision of aff ordable 

housing. 

H-C-14 Continue participation in the Mortgage Credit Certifi cate 

and Loan Pledge Pool programs to assist lower income 

and/or fi rst-time homebuyers in purchasing new homes. 

H-C-15 Review residential land use designations of unincorporated 

areas within the Urban Growth Boundary. Amend 

the General Plan to ensure consistency where Santa Rosa’s 

Plan designates lower residential densities that the County 

General Plan. 

H-C-16 Working cooperatively with Sonoma County and its cities, 

identify and comment on proposed General Plan Amendments 

and development projects which may improve or 

worsen the countywide jobs/housing balance. 

H-D-1 Continue existing programs for persons with special 

needs, including disabled persons, elderly, homeless, large 

families, single parent households and farmworkers. Such 

programs include: Housing Rehabilitation and Conservation 

Program (HRCP); Community Development Block 

Grant (CDBG) and HOME funds; Mobile Home Repair Loan 

(MRL) and Mobile Home Rent Deferral (MHRD) programs; 

and Section 8 Housing Choice Voucher Program. 

H-D-2 Provide units specifi cally for households with special 

needs by ensuring that all new multifamily construction 

meets the accessibility requirements of the federal and 

State Fair Housing Act through the installation of accessibility 

modifi cations in handicapped-adaptable units, 

to the extent that such modifi ed units are in demand for 

households with special needs. 

H-D-3 Encourage special housing arrangements, including 

shared and congregate housing and single-room occupancy 

hotels (SROs), by helping sponsors obtain federal 

and State funds. Commit City funds (to the extent such 

funds are available for the purpose in light of competing 

housing objectives) to help non-profi t or for-profi t developers 

of such housing types. 

H-D-4 Inventory existing properties, including vacant and underutilized 

non-residential parcels and existing older motels, 

in order to identify non-residential land with SRO development 

potential. Develop additional incentives and 

programs which would encourage new SRO development, 

rehabilitate existing motel rooms for SRO occupancy and 

sustain the housing units provided. SRO housing will help 

address the needs of seasonal farmworkers, seniors and 

persons with disabilities. 

H-D-5 Revise existing regulations as necessary to expand the 

potential supply of SRO units by allowing such uses in 

non-residential zoning districts. 


The city participates in the HOME, CDBG, Section 8 and downpayment 

assistance programs. In addition, between 1999 and 2006, 

projects located in Santa Rosa were awarded $27,379,568 in Multifamily 

Housing Program funds and $3,490,000 in Joe Serna funds. 

Both are State Department of Housing and Community Development 

programs. 

The city, along with Sonoma County and other cities in the county, 

recently assigned its Mortgage Credit Certifi cate allocation to CalRural 

Housing Fund (CHF) to increase funds available to assist fi rst time 

homebuyers through CHF’s programs. 

The analysis was completed in 2004 and concluded that the number 

of units which might result from amending the General Plan was not 

signifi cant enough to warrant amending the plan. In addition, the 

city and county completed the Sebastopol Road Urban Vision Plan 

jointly, which resulted in the county redesignating industrial land to 

Medium Density Residential. 

No formal comments have been provided to other cities regarding 

General Plan Amendment applications. 

The City of Santa Rosa operates many housing programs to assist 

persons with special needs, including rehabilitation, rental assistance 

and Section 8 programs. In addition, the city provides funds for 

homeless assistance and owns and provides funds for the operation 

of two emergency shelters. 

The City of Santa Rosa follows state and federal regulations which 

require that any new residential construction of three or more 

apartments or four or more condominium units be accessible and/or 

adaptable to disabled persons. The city applies standard conditions 

of approval to residential development projects which refl ect this 

mandate. 

Between 1999 and 2006 the Housing Authority provided $233,341 

in local funds and $1,198,004 in federal funds for the acquisition of 3 

existing residential care facilities which were rehabilitated to provide 

special needs housing. These include: 1) Stony Point Commons, a 16 

bed single room occupancy, permanent supportive housing facilitiy 

for mentally ill adults; 2) Brown Street House, a 15 bed single room 

occupancy, permanent supportive housing and licensed residential 

care facility for mentally ill women; and 3) Tamayo House, a 22 bed 

single room occupancy, transitional supportive housing facility for 

young adults. 

The Single Room Occupancy Ordinance, adopted in 2005, allows 

redevelopment of existing buildings in some commercial zoning 

districts. 

The Zoning Code was amended in 2005 to allow Single Room Occupancy 

Facilities in the General Commercial, Downtown Commercial 

and Community Shopping Center zoning districts. 

4-117

HOUSING 


4-118 


H-D-6 Adopt an ordinance specifi cally addressing the development 

of SROs. Include incentives which will encourage 

their development, including: development fee payment 

by the City, density bonus, reduced parking requirements 

and fast track processing. 

H-D-7 Support the development of rental housing for seasonal 

and permanent farmworkers. 

H-D-8 Provide funding to groups providing shelter and other 

services to the homeless. 

H-D-9 Obtain available federal and State funds to increase the 

number of beds in homeless shelters, with a goal of providing 

shelter to meet Santa Rosa’s unmet need. 

H-D-10 Allow development of homeless shelters or transitional 

housing in any land use designation, with a Conditional 

Use Permit. Ensure that future sites are distributed 

throughout the City. Ensure that any conditions imposed 

through the Conditional Use Permit process will not constrain, 

but will encourage and facilitate the development 

and operation of emergency shelters and transitional 

housing, unless such conditions are necessary to protect 

public health and safety. 

H-D-11 Continue to study the feasibility of additional year-round 

homeless shelters throughout Santa Rosa, including but 

not limited to the Armory and Fairground sites (see Figure 

4-1: Homeless Facilities) and work with entitites which can 

provide and operate such shelters. 

H-D-12 Focus eff orts toward development of a new homeless 

shelter near Finley Avenue and South Wright Road, as 

shown on Figure 4-1: Homeless Facilities. 

H-D-13 Support interim use of the National Guard Armory for 

winter-time shelter for homeless adults. 

Single Room Occupancy Facility development standards were incorporated 

into the Zoning Code in 2005. 

The Housing Authority has committed its fi nancial resources to 

the development of aff ordable housing. The Housing Authority’s 

fi nancial commitment leveraged $3,490,000 in state funding from the 

Joe Serna Farmworker Housing Program which has resulted in the 

creation of 35 rental units in four projects aff ordable to low income 

farmworker households. 

Between 1999 and 2006, the Housing Authority provided $3,035,210 

to non-profi t organizations providing homeless services. Of this, 

$1,243,474 were CDBG funds and $1,791,736 were local funds. 

Santa Rosa received $1,500,000 in funding from the state Department 

of Housing and Community Development to be used for the 

acquisition and rehabilitation of the Samuel Jones Hall Homeless 

Shelter, an 80 bed, year round emergency shelter. The Community 

Action Partnership of Sonoma County also received $403,179 in 

funding from HCD for the construction of a new, 24 bed women’s 

emergency shelter in Santa Rosa. 

This policy is implemented as applicable. Between 1999 and 2006, 

the city has acquired property and opened two emergency homeless 

shelters, which provide a total of 120 year round beds, and an additional 

18 beds during winter months. A 30 bed year round shelter 

was opened by Sonoma County near its Administration Center 

during this period. The Chanate Women’s Shelter was relocated and 

expanded by nine beds, to create a new, 24 bed emergency shelter. 

Lastly, 10 transitional units were constructed on Aston Avenue in 

2004 for homeless households. Two of the units are aff ordable to 

very low income households and eight are aff ordable to low income 

households. 

Between 1999 and 2006, the city opened two, year round homeless 

shelters providing 120 beds. In December 2006, the City Council 

approved a 15 percent increase (18 additional beds) in shelter 

occupancy between October and April to address winter weather 

conditions. 

In 2003, the City Council identifi ed the site at the corner of Finley 

Avenue and Wright Road as the location of a new homeless shelter. 

The city was awarded $500,000 from the State Department of Housing 

and Community Development (HCD) for site acquisition and 

the Housing Authority contributed $800,000. In order to conduct 

the necessary rehabilitation of the facility, the city was awarded 

$1,000,000 from HCD, and the city Department of Recreation and 

Parks provided $300,000 for the work. The shelter opened in November 

2005 and provides 80 year round beds. 

The National Guard Armory was used as a winter only shelter until 

Spring 2005. Since that time the city has opened Samuel Jones Hall, 

with 80 year round beds.



H-D-14 Provide incentives for development of housing for the elderly, 

particularly for those in need of assisted and skilled 

nursing care. Incentives may include density bonus, 

reduced parking requirements or deferred development 

fees. 

H-D-15 In new senior housing built receiving any development 

incentives or money from the City, require that a substantial 

portion, at least 25 percent, be available to low income 

seniors. 

H-D-16 Encourage development of senior housing not receiving 

City funding or concessions to provide a substantial number 

of units aff ordable to low income seniors. 

H-D-17 Through fl exibility in design guidelines, which encourage 

innovative housing programs, stimulate development of 

senior housing which addresses the housing needs of the 

senior population. 

H-E-1 Eliminate discrimination in housing opportunities in Santa 

Rosa, and assure that access to housing will not be denied 

on the basis of race, ethnic or national origin, religion, 

marital status, sexual orientation, age or physical disability. 

As an exception, mobile homes parks and other developments 

designed specifi cally for seniors or the disabled will 

be permitted to exclude children as permanent residents. 

H-E-2 Continue to fund and support Fair Housing of Sonoma 

County, which serves as the City’s equal opportunity housing 

agency. 

H-E-3 Complete the Zoning Code amendment program which 

will result in a procedure to request reasonable accommodation 

for persons with disabilities seeking fair access to 

housing in the application of zoning laws. 

H-F-1 Ensure that residential projects are heard by the fi rst 

decision-making board, within a period not to exceed 

120 days of receipt of an application for development 

approval. 

H-F-2 Amend the Zoning Code to allow projects in Medium 

and Medium High Density General Plan Designations 

as a matter of right if they contain at least 25 percent of 

total project units aff ordable to very low and low income 

households for at least 30 years. This allowance will 

facilitate the development of aff ordable and farmworker 

housing by eliminating a rezoning from the development 

process. Such a Zoning Code provision will apply to 350 

acres of Medium and Medium High Density land in the 

City, with potential for approximately 5,400 units. 

H-F-3 Acquire sites for potential aff ordable housing projects, 

with subsequent disposition to aff ordable housing providers. 


Between 1999 and 2006, the Housing Authority provided $5,585,230 

in funding for 183 units targeted to low income households over 62 

years in age. Through the city’s Density Increase Program and review 

of tax credit applications, 398 units aff ordable to low income senior 

households were created. The city also issued bonds for Varenna 

Assisted Living, which provides 13 units for low income senior 

households. In addition, Santa Rosa’s Zoning Code off ers reduced 

parking requirements for senior residential projects. Density bonus 

provisions are available to senior projects. Development fees may be 

deferred if a senior development includes aff ordable housing units. 

There were 907 senior units developed between 1999 and 2006. Of 

those projects receiving city funds, there were 43 units for very low 

income households and 165 units for low income households. These 

projects were 100 percent aff ordable. 

The Vista Sonoma project, containing 189 units for low income 

seniors, was developed without city funding. 

Santa Rosa’s Design Guidelines do off er fl exibility in the use of materials 

and landscaping and encourage innovative design consistent 

with the guidelines for all housing, including senior projects. 

Since July 2000, the city has contracted with Fair Housing of Sonoma 

County to ensure equal access to housing. These services are funded 

jointly by the City of Santa Rosa and Sonoma County. 

Since July 2000, the city has contracted with Fair Housing of Sonoma 

County to ensure equal access to housing. These services are funded 

jointly by the City of Santa Rosa and Sonoma County. 

The city’s Reasonable Accommodation Ordinance was adopted on 

October 8, 2002, in compliance with the Federal Fair Housing and the 

State Fair Employment and Housing Acts. 

For major projects processed between 1999 and 2006, the city met 

target timeframes 38 percent of the time. Between 85 and 90 percent 

of minor projects were processed in less than 30 days. 

The Zoning Code was amended in October 2003, exempting projects 

containing at least 25 percent of total project units aff ordable to 

very low or low income households for 30 years from an otherwise 

required rezoning if certain conditions are met. 

No sites have been acquired, however the Housing Authority prepared 

an in depth study of possible sites suitable for aff ordable housing 

in 2003, and will consider acquisition of sites in the future. 

H-F-4 Defer payment of development fees for aff ordable units. Between 1999 and 2006, the city deferred $9,375,853 of development 

fees for 8 projects with 680 units. The city Housing Authority 

also has provided assistance with development fees for aff ordable 

projects. 

4-119

HOUSING 


4-120 


H-F-5 Eliminate aspects of existing zoning regulations that pose 

a disincentive to housing production, and include new 

incentives for housing production (e.g., density bonuses). 

Review zoning regulations as part of the revision to the 

City’s Zoning Code. 

H-F-6 Initiate a revision and amendment of the local Residential 

Density Bonus Ordinane to clarify that granting a density 

bonus shall not be interpreted, in and of itself, to require 

a general plan amendment, zone change or other discretionary 

approval. 

H-F-7 Review Housing Authority policies which may discourage 

potential developers from undertaking construction of 

lower income housing to ensure these policies are not a 

constraint to aff ordable housing production. 

H-G-1 Maximize energy effi ciency in residential areas. Utilize 

the following techiniques: Continue to enforce California 

Title 24 energy requirements; Use the guidelines set forth 

in the Design Review Guidelines; Fund energy conservation 

through the Housing Authority’s rehabilitation loans; 

and Promote home improvement strategies for energy 

effi ciency. 

H-G-2 Promote energy effi ciency through site planning and 

building design by establishing a technical assistance 

program to aid residential developers in identifying 

energy conservation and effi ciency measures appropriate 

to the Santa Rosa area. Measures may include: Use of site 

daylight; Solar orientation; Cool roofs; Window design and 

insulation; Shade landscaping; Solar water heaters; Solar 

heating of swimming pools; Bicycle and pedestrian connections; 

and Mixed land uses to reduce vehicle trips. 

H-G-3 Continue to fund energy conservation through the Housing 

Authority’s rehabilitation loans, and develop programs 

to assist low-income households and rental properties in 

meeting weatherization and energy conservation needs. 

Numerous incentives were added during the 2004 update to the 

Zoning Code: the parking standard for aff ordable housing was 

reduced by 0.5 space per unit; covered parking is not required for 

aff ordable housing projects; small lot subdivisions can be processed 

with a Conditional Use Permit rather than a rezoning; rear yard 

setbacks for multifamily districts were reduced from 15 feet to 5 feet; 

residential uses are allowed in commercial and offi ce districts; only 

the building footprint is counted in lot coverage rather than including 

paved surfaces; mid-rise policy allows buildings 30 feet taller than 

previous regulations; multifamily projects approved by the Design 

Review Board may have time extension requests approved by staff 

rather than the Board; minor changes to plans may now be approved 

by the Zoning Administrator, not the original approving body. 

The City’s Density Bonus Ordinance was revised and adopted in 

September 2003. No zoning change is required for a density bonus, 

facilitating the review process. 

In July 2003, the Housing Authority repealed the Developer Fee 

Agreement, which required the restricted portion of the Developer 

Fee accessed by the developer to be spent on projects within the city 

limits of Santa Rosa. The Restricted Developer Fee requirement may 

have discouraged potential developers from undertaking construction 

of lower income housing in the City of Santa Rosa. 

Staff enforces the energy requirements in California Title 24 and 

utilizes design guidelines set forth in the Design Guidelines: City 

of Santa Rosa 2002. In addition, Santa Rosa has a “Build it Green” 

program which requires energy effi cient design. 

Staff enforces the energy requirements in California Title 24 and 

utilizes design guidelines set forth in the Design Guidelines: City 

of Santa Rosa 2002. In addition, Santa Rosa has a “Build it Green” 

program which requires energy effi cient design. 

The Rehabilitation Loan Program has funded rehabilitation of mobile 

homes which has included replacement of windows, which are generally 

more energy effi cient. Also, the city often recommends clients 

contact Pacifi c Gas and Electric to participate in its Energy Partners 

Program, which often replaces ineffi cient appliances.


2002 Housing Element Quantifi ed Objectives Implementation 

1. Help fund the development of 264 Very Low and 125 Low 

income units annually to meet the ABAG regional housing 

needs determination. 

2. Assist in the rehabilitation of 50 units annually (25 Very 

Low and 25 Low income housing units). 

3. Promote development of 30 second units annually. 

These units are expected to be aff ordable to Low income 

households. 

4. Preserve the existing 473 beds and 12 cribs located in 

emergency shelters and the 188 beds of transitional housing 

for homeless persons. Support development of 200 

additional beds for homeless persons. 

5. Preserve the existing inventory of federally and locally 

funded aff ordable units including the 432 very low and 

107 low income units which may be subject to termination 

of federal mortgage or rent subsidies between 2001 

and 2006. 

6. Preserve the 2,500 existing mobile homes, which are 

largely occupied by lower income seniors. 


Through building permit issuance between 1999 and 2006, the 

housing need for Low, Moderate, and Above Moderate Income 

Households has been met. There is remaining need of 928 units for 

Very Low Income Households. Also during this period, funding was 

provided for 1,154 new units, through the Housing Authority’s Low 

Income Housing Production Program or the city’s Multifamily Housing 

Revenue Bond Program. Of these 1,154 units, 580 are for very 

low and 574 are for Low income households. 

Between 1999 and 2006, the Housing Authority assisted in the rehabilitation 

of 223 units through its Housing Rehabilitation and Conservation 

Program (HRCP) and Mobile Home Repair Loan Program. Of 

these 223 units, 128 are single family, owner occupied units and 95 

are multifamily, investor-owned units with households at the following 

income levels: 9 extremely low income, 108 very low income, and 

106 low income. Seventy fi ve of the units assisted are households 

with family members who have disabilities. As a result of compliance 

inspections completed through the Neighborhood Revitalization 

Section 8 programs, an additional 2,998 units were rehabilitated. 

The city has issued building permits for the development of 513 

second dwelling units between 1999 and 2006, which is an average 

of 64 units per year, more than twice the annual goal. 

While some beds have been lost during the period, most notably 

those at the Armory during winter, at the end of 2007, there were 418 

year round and 50 seasonal emergency beds and 407 transitional 

beds for homeless individuals, an overall increase. There are also 385 

units of permanent, supportive housing, according to the Contiuum 

of Care Planning Group. 

Eighty-fi ve low income units converted to market rate between 2001 

and 2006. 

No mobile homes were converted to other uses between 1999 and 

2006. 

4-121

5 

TRANSPORTATION 

Th is element contains goals and policies related to the transportation system in 

Santa Rosa, including streets and highways, the public transit network, bicycle 

routes, pedestrian connections, and a commuter rail line. Goals and policies are 

identifi ed, addressing each of the alternative modes with the objective of creating a 

safe, effi cient, and convenient transportation system. 

5-1 VISION 

In 2035, cars, buses, trains, bicycles, and walking are all options for moving 

around Santa Rosa. Transportation management programs and bicycle/pedestrian 

improvements have reduced the number of single-occupancy cars on regional/ 

arterial streets. New development projects provide funding for roadway, transit, 

bicycle, and pedestrian improvements, in addition to the city’s Capital Improvement 

Program. Complete streets provide safe access for pedestrians, bicyclists, motorists, 

and transit users of all ages and abilities. Many regional/arterial streets feature 

landscaped medians and other streetscape amenities. Roadways located at the 

edges of the Urban Growth Boundary (UGB) feature distinct landscaping and signs 

announcing entry into Santa Rosa. 

Natural features and vistas have been preserved along scenic roadways within 

Santa Rosa. Natural topography, landscape forms (e.g., rock outcroppings), tree 

stands, and vegetation provide a pleasant driving experience through the city. 

Traffi c calming techniques have been implemented within neighborhoods to 

ensure safe streets and sidewalks. Bicycle and pedestrian improvements include 

better connections between neighborhoods and access to shopping, schools, and 

recreational facilities. Multi-use paths are developed along local creeks, providing 

off -street linkages for Santa Rosans. 

Transit stops and shelters are provided within new residential neighborhoods, 

and more convenient locations adjacent to shopping and employment centers. 

Frequent, convenient transit service allows local residents to use transit as an 

alternative to driving. Many regional and local transit routes stop at the Downtown 

Transit Mall, thereby allowing transit users access to the region. Connections 

between transit hubs and rail stations are seamless.


5-2 ROADWAY CLASSIFICATION SYSTEM 

Th is General Plan classifi cation system for streets represents a major departure from the 

conventional approach to street design, which is based upon a hierarchal system that focuses 

on concentrating automobile traffi c onto a limited number of major streets. Under the 

classifi cation system, the functional emphasis will shift from concentration to dispersal. A 

greater concern for providing equality among all modes of transportation – particularly 

pedestrians and bicyclists – is refl ected in the classifi cation system as well as the importance 

of the streetscape to the character and quality of the public realm that leads to Complete 

Streets. Complete Streets provide a safe network of transportation options. Complete Streets 

are designed and operated to enable safe access for all users. Pedestrians, bicyclists, motorists, 

and transit riders of all ages and abilities are able to safely move along and across a complete 

street. Th ese multimodal transportation options are examples of how the city is addressing 

GHG emissions. 

Th e classifi cation system, street categories, and defi nitions are described below. Figure 5-1 

illustrates the city’s existing and proposed roadway network. 

5-2 

Highways. Highways supplement the city’s local roadway system by carrying longdistance 

traffi c at relatively high speeds to and through Santa Rosa. Highway 101 

is the major north-south route of the North San Francisco Bay Area, and Highway 

12 is a major east-west route in Sonoma County. Th ese highways serve cross-town 

and intra-county trips, and provide regional linkages to the Bay Area, the coast, and 

northern California. Highways are the responsibility of the State Department of 

Transportation (CalTrans), not the City of Santa Rosa. 

Regional Streets. Boulevards and parkways connect town centers to the greater 

region. Boulevards and parkways are essential for combining motorized and nonmotorized 

traffi c in safe, effi cient, welcoming environments. Since the success of 

commerce and traffi c circulation depends 

on eff ective street design, much attention 

has to be paid to the orderly and balanced 

movement of all transportation modes on 

boulevards and parkways. On these streets, 

car traffi c, delivery trucks, emergency 

responders, and transit must operate with 

high levels of effi ciency. Pedestrians and 

bicyclists must also be welcomed and are 

in greater need of support, due to higher 

vehicle speeds and amounts of traffi c. Th e 

Regional Streets category includes the 

following street types: 

Fountaingrove Parkway serves as a major 

arterial street in northeastern Santa Rosa.


» Boulevards. Boulevards provide multi-lane access to commercial and mixed use 

buildings and they carry regional traffi c. For these reasons, speeds on these 

streets are higher (30-35 mph). Boulevards have medians, bike lanes and they 

may have sections with parking to support adjacent commerce, parks, schools, 

and other attractions along their route. 

» Parkways. Parkways bring people into town, or they carry traffi c through natural 

areas. Parkways are not designed to accommodate adjoining development. 

Roadway speeds may be 45 mph or higher. When parkways enter town, they 

become boulevards, and speeds are reduced to 30 to 35 mph. Bike lanes are 

typically included in Parkways, although it may also be separated. 

Transitional Streets. Transitional streets connect residential neighborhoods to 

commercial centers and service commercial districts. Avenues and Main Streets are 

transitional roadways. In addition to providing access, they carry large and more 

diverse amounts of traffi c. Avenues and main streets host deliveries and effi cient 

emergency responses. Th ey anchor neighborhood commerce, serve bicyclists and 

pedestrians, and improve transit operations. Transitional streets must operate at 

low to moderate speeds, since many people live, work, shop, and play within these 

street environments. Parking is found on many, but not all avenues and main 

streets. Th e Transitional Streets category includes the following street types: 

» Avenues. Avenues connect neighborhoods to town centers, commercial centers, 

and other neighborhoods. A raised center median is preferred allowing for 

a triple canopy of street trees. Avenues are richly landscaped, since they are 

civic spaces that serve as gateways to town centers. Since avenues serve as the 

transitions between neighborhoods and commercial districts, speeds should be 

kept low, typically 35 mph. Avenues also serve as major transit routes. Avenues 

may circulate around a square or neighborhood park. 

» Main Streets. Main streets provide access to neighborhood commercial and 

mixed use buildings and districts. On-street parking is very desirable and 

recommended. Low speeds (25-30 mph) are desirable to protect pedestrians 

and enhance commercial activity. To help pedestrians safely cross streets and 

to calm traffi c, bulbouts (wider sidewalks that extend into the parking lane) or 

raised pavement should be provided at intersections and if blocks are long, at 

mid-block crossings. 

Local Streets. Local streets, which form the heart of quiet neighborhoods, function 

primarily to provide access to neighborhood destinations and make numerous 

connections within neighborhoods. All of these streets provide vehicle, pedestrian, 

5-3


5-4 

and utility access. Traffi c speed of not more than 15-25 mph is appropriate for 

such streets. A measure of how successful a local street is performing its intended 

function is how well it adds to the quality of the neighborhood by off ering access, 

parking, tranquility, and safety. Local streets should provide indirect connection 

between Transitional or Regional Streets. Long straight connections will encourage 

“shortcut” traffi c through neighborhoods. Th e Local Streets category includes the 

following street types: 

» Trails. Trails are pedestrian path connectors through neighborhoods or along 

creeks not intended for motorized vehicles. Th ey often follow their own 

independent rights-of-way or utility corridors. Serving as an alternative 

transportation system, trails connect many homes to parks, schools, transit 

stops, join cul-de-sacs, provide access to transitional streets, and other common 

destinations. Trails can provide access into commercial districts, for added access 

to more distant commercial districts, employment centers and major transit 

hubs. Neighborhood trails also make connection to natural areas and parks, 

and should provide access to regional greenways and open spaces. In healthy 

neighborhoods, trails may comprise 20-40 percent of the total residential 

connectors. Trails should provide pedestrian amenities at intervals such as 

shade, benches, water fountains, and restrooms. Sitting areas with benches at 

vista points and along creeks should be included. 

» Alleys. Alleys are slow speed (10 mph) secondary access ways running behind 

and sometimes between rows of houses, or commercial buildings. Alleys can 

provide service workers easy access to utilities and sanitation and give residents 

easy access to garages, backyards, and any accessory units. 

» Lanes. Th ese narrow roads (typically 16-20 feet wide) are useful in accessing 

small numbers of homes (up to approximately 12 homes). Parking, when 

needed, can be placed on one side or in parking bays. One-way lanes can operate 

around parks or nature preserves. Th ey also work well as two-way facilities in 

many other contexts. Landscaping and sidewalks fi ll the remainder of the 

available public right-of-way. 

» Neighborhood Streets. Neighborhood streets are the most common type of access 

road in healthy neighborhoods. Th is is the preferred street to service residential 

areas when the street does not exceed 100 homes or 1,000 average daily trips 

(ADT). Streets are short, terminating in two to six blocks. Th ese streets can also 

encircle a square or other public space. On-street parking is encouraged as it 

helps to provide needed parking and slows traffi c.

Figure 5-1 

Roadway Network 


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Highway 

Highway Interchange 





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WALLACE RD 

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SLUSSER RD 

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BADGER RD 

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Fountaingrove 

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MARSH RD 

PETERSON LN 

PINER RD 

OLIVET RD 

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FRANKLIN AVE 

STEELE LN 

CLEVELAND AVE 

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CREEK 

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STONE BRIDGE RD 

OAKMONT DR 

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SONOMA AVE 

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M A TAN Z A S 

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IRWIN LN 

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COLGAN AVE 

WEST AVE 

FINLEY AVE 

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DUTTON AVE 

BURBANK AVE 

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LUDWIG AVE 

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! Taylor Mountain 

BELLEVUE AVE 

SONOMA MNT RD 



MOORLAND AVE 

STANDISH AVE 

GRANGE RD 

101 £¤ 

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MOUNTAIN VIEW AVE 


TODD RD 

Planning Area 

SNYDER LN 

SCENIC AVE 


0 1 

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Miles ²


» Minor Streets. Minor streets are utilized when the traffi c volume exceeds 1,000 

average daily trips. Although eff orts should be made to create interconnected 

street layouts which disperse traffi c, in many cases a concentration of traffi c is 

unavoidable. 

Additional detail on street categories and street types can be found in the city’s Design 

Guidelines. 

A variety of transportation improvements to the city’s roadway system are planned. Th e 

appendix following this element includes a list of planned regional/arterial streets in 

2035. Th ese represent a compilation of improvements from various specifi c plans, long 

range transportation plans, and other documents. Proposed roadway and/or intersection 

improvements include, but are not limited to: 

Widening of Highway 101 to six lanes and improvements to the Bellevue Avenue 

and Todd Road interchanges; 

Expansion of Highway 12 interchanges at Hoen Avenue, Fulton/South Wright Road 

interchanges; 

Extension of Farmers Lane and Northpoint Parkway; and 

Widening of Bellevue Avenue, Dutton Avenue, Petaluma Hill Road, Sebastopol Road, 

and Stony Point Road. 

Despite proposed improvements, levels of service (LOS) on several of the city’s regional/ 

arterial streets and highways are projected to degrade in the long term. LOS measures 

the relative ease or diffi culty of traffi c movement at designated points along a roadway. 

General Plan policies support construction of roadway improvements to accommodate new 

developments, and improve motor vehicle LOS on congested roadways. General Plan policies 

also encourage alternative modes of transportation be incorporated into the city circulation 

network which adhere to Complete Street objectives. 

5-3 SCENIC ROADS 

Several roads in Santa Rosa have unique scenic qualities because of their natural setting as well 

as historical and cultural features. A scenic road is a highway, road, drive, or street that, in 

addition to its transportation function, provides opportunities for the enjoyment of natural 

and man-made scenic resources. Scenic roads direct views to areas of exceptional beauty, 

natural resources or landmarks, or historic or cultural interest. Th e aesthetic values of scenic 

routes can be protected and enhanced by regulations governing the development of property 

and the placement of outdoor advertising. 

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Th e following lists Santa Rosa roadways which are designated as scenic roads by the General 

Plan. Th ese roads have the potential to remain scenic with appropriate and thoughtful urban 

planning. 

5-8 

1. Melita Road 

2. Los Alamos Road 

3. Calistoga Road (north of Badger Road) 

4. Highway 12 (from Highway 101 west to Fulton Road) 

5. Highway 12 (from Farmers Lane to Calistoga Road ) 

6. Montecito Avenue (north of Norte Way) 

7. Brush Creek and Wallace Roads 

8. Fountaingrove Parkway 

9. Bennett Valley Road (south of Farmers Lane) 

10. Montgomery Drive (from Mission Boulevard to Melita Road) 

11. Chanate Road (from Mendocino Avenue to Fountaingrove Parkway) 

12. Petaluma Hill Road (from Colgan Avenue to UGB) 

13. Highway 101 (contiguous from northern to southern city limit) 

14. Los Olivos Road 

15. Manzanita Road 

16. Newanga Avenue 

17. Francisco Avenue 

18. Channel Drive 

19. Wright Road South 

20. Ludwig Avenue 

Unique and natural features should be 

preserved along scenic roads, such as this rock 

wall on Brush Creek Road.

21. Farmers Lane Extension (planned south of Bennett Valley Road) 

22. Burbank Avenue 


While scenic roads have traditionally run through natural open-space areas, they can also 

include routes that pass through interesting, unique urban sites or neighborhood boundaries. 

A scenic highway or road can also include related facilities within the scenic corridor, such as 

bicycle and pedestrian pathways, trails, parks, and roadside stops. Preservation of the scenic 

character, aesthetic value, and natural/cultural integrity of Santa Rosa’s roadways requires 

special planning, as provided in General Plan policies. 

5-4 COMMUTER RAIL 

Development of commuter rail service along the 

Northwestern Pacifi c Railroad right-of-way could 

partially reduce traffi c congestion created by workers 

traveling to Santa Rosa. In 1998, a commission made 

up of local public offi cials was formed to evaluate 

feasibility of commuter rail and develop plans for a 

“start-up” level of rail service. Plans being considered 

envision several rail stops in the Santa Rosa area, with 

service available between the northern and southern 

ends of the county. General Plan policies support 

commuter rail service, including accommodating 

bicycle and pedestrian pathways, by requiring the 

Depot station is one of several potential rail 

station stops in Santa Rosa. 

establishment of transit supportive land uses in areas within close proximity to rail station 

sites. 

5-5 TRANSIT NETWORK 

Santa Rosa CityBus is the principal transit service within Santa Rosa. Operated by the city, 

CityBus provides regularly scheduled fi xed route service to residential neighborhoods, major 

activity centers, and facilities that serve transit-dependent populations (i.e., the elderly and 

disabled). All regularly scheduled service vehicles are equipped with wheelchair lifts or ramps 

and are accessible to disabled persons. Other transit service providers that operate in the Santa 

Rosa area include: 

• Golden Gate Transit 

• Sonoma County Transit 

• Mendocino Transit Authority 

• Napa Vine 

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• Greyhound Lines 

• Amtrak California 

• Private shuttles/charter buses (to airports/regional destinations, for trips) 

In addition, the city contracts for paratransit services to provide curb-to-curb transportation 

for eligible elderly and disabled persons who cannot use fi xed route bus services. 

Transit service is coordinated at four transit hubs within the city: the Downtown Transit Mall, 

Southwest Community Park, Eastside Transfer Station (Montgomery Village) and Westside 

Transfer Station. Th ese facilities allow bus riders to make timely transfers between CityBus 

routes or routes operated by other transit service providers. To increase and encourage 

ridership in the future, General Plan policies ensure that transit routes and facilities are 

conveniently located and easily accessible to all riders. 

5-6 BICYCLE FACILITIES 

Currently, there are approximately 174 miles of designated bikeways that provide intra-area 

and cross-town connections to recreational facilities, employment areas, schools, and other 

major activity centers. Bikeways, as illustrated in Figure 5-2, are classifi ed by one of three 

categories: 

• Class I Bikeways (bike path) provide for bicycle travel on a right-of-way completely 

separated from any street or highway. 

• Class II Bikeways (bike lane) provide a striped lane for one-way travel on a street or 

highway. 

• Class III Bikeways (bike route by sign) provide for shared use with pedestrian and auto 

traffi c. 

Of the city’s total bikeways, 47 miles are designated as Class III, 87 miles are designated as 

Class II, 35 miles are designated as Class I, and 5.6 miles are designated as a bicycle boulevard. 

Th e City of Santa Rosa’s Bicycle and Pedestrian Master Plan outlines future bikeway 

improvements. Th e seven criteria used to prioritize pedestrian and bikeway projects include 

traffi c volume, collision history, current demand, community interest, closure of a gap/ 

increases connectivity, technical ease of implementation and land use. Implementation of 

bicycle connections, both north-south and east-west, throughout the city will enable safer and 

more effi cient bicycle circulation for Santa Rosans in 2035.

Figure 5-2 

Bicycle Corridors 


! 

SHILOH RD 

£¤ 101 

Existing / Planned 

Class I: Bicycle Path 

RIEBLI RD 

AIRPORT BLVD 

! 

Class II: Bicycle Lane 

C ALISTOGA RD 

OLD 

N LAUGHLIN RD 

R I N C O N 

REDWOOD HWY 

! 

Class III: Bicycle Route 

W E E KS 

C RE E K 

C R E E K 

! 

Boulevard 

WALLACE RD 

! 

BARNES RD 

RIVER RD 

!!!!!!!! 

! ! ! ! ! ! ! ! Bicycle 

SLUSSER RD 

!!!!!!!! 

Brush 

Creek 

Reservoir 

! 

C R E E K 

RINCON AVE 

D U C K E R 

BAIRD RD 

! 

C R E E K 

DENNIS LN 

BADGER RD 

! 

MONTECITO B LVD 

F OUNTAINGROVE PKY 

Fountaingrove 

Lake 

COFFEY LN 

HOPPER AVE 

! 

! 

! 

YERBA B UENA RD 

C R E E K 

! 

C R E E K 


C R E E K 

ST FRANCIS RD 

MIDDLE 

CHANAT E RD 


AIRWAY DR 

L A G U N A 

DUPO NT 

! 

! 

WALTZER RD 

DR 

! 

A U S T I N 

! 

! 

! 

MONTECITO AVE 

! 

LOS ALAMOS RD 

! 

12 |ÿ 

HIDDEN VALLEY DR 

VENTURA AVE 

RANGE AVE 

P INER RD 

RINCON RD 


PINER RD 

OLIVET RD 

MISSION 

P A ULI N 

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 

! 

! 

P I N E R 

MARSH RD 

D E S A N TA 

MELITA RD 

C R E E K 

! 

! 

S A N TA 

B R U S H 

FRANKLIN AVE 

STEELE LN 

CLEVELAND AVE 

MONTGOMERY DR 

W STEELE LN 

BL VD 

ELLIOTT AVE 

! 

C R E E K 

R O S A 

R OS A 

Lake 

Ralphine 

E FOOTHI L L DR 

! 

HUMBOLDT ST 

PETERSON LN 

PACIFIC AVE 

! 

! 

! 

! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! 

! ! ! ! ! ! 

C O N T R O L 

RIDGWAY AVE 

! ! ! ! ! ! 

! ! ! ! ! ! ! ! 

! 

! 

! 

F L O O D 

! 

! 

! 

P E T E R S O N 


SONOMA HWY 

Spring 

Lake 

BRYDEN LN 

JENNINGS AVE 

4TH ST 

MENDOCINO AVE 

MARLOW RD 

NORTH ST 

WILLOWSIDE RD 

! 

PINER 

C R E E K 



! 

W COLLEGE AVE 

SONOMA AVE 

OA K MO NT DR 

TALBOT AVE 

! 

! 

! 

! 

! 

! 

! State 

C R E E K 

! ! 

! 

! 

! 

! ! 

! 

! ! 

! ! 

! 

! 

! 

! 

12 |ÿ 

! 

! 

! 

! 

! 

! 

A R R O Y O S I ERRA C R EE K 

5TH ST 

N DUTTON A VE 

Annadel 


W 9TH ST 

YULUPA AVE 

S P R I N G 


HOEN AVE 

FARMERS LN 

E ST 

HALL RD 

ST 

3RD ST 

D ST 

ST ONY POINT 

VALL E JO 

WILSON ST 

C R E E K 

! 

! 

! 

! 

VA LL E Y OAKS D R 

Park 

S E ST 

RD 

W 3RD ST 

FULTON RD 

CREEKSIDE RD 

D R 

BRITTAIN LN 

! 

! 

TACHEVAH 


OCCIDENTAL RD 

SANFORD RD 

Lake 

Ilsanjo 

! 

! 

B ETHARDS DR 

SEBASTOPOL RD 

OAKMONT 

! 

M A TAN Z A S 

ASTON AV E 

! 

IRWIN LN 

CORBY AVE 

! 

! 

DR 

! 

! 

COLGAN AVE 

FINLEY AVE 

CHICO AVE 

PRICE AVE 

GIFFEN AVE 

! 

! 

DUTTON AVE 

OCCIDENTAL RD 

WEST AVE 


! 

BURBANK AVE 



12 |ÿ 

YOLANDA AVE 

HEARN AVE 

! 

DOWD DR 

C R 

BURT ST 

S WRIGHT RD 

E EK 

! 

DUTTON MEADOW 

! 

Matanzas 

Creek 

Reservoir 

BENNETT 

! 

! Taylor Mountain 

BELLEVUE AVE 

LUDWIG AVE 

VALLEY RD 

C R E E K 

SONOMA MNT RD 



MOORLAND AVE 

STANDISH AVE 

GRANGE RD 

£¤ 101 

C O L G A N 

LLANO RD LLANO RD 




TODD RD 

Highway 


SNYDER LN 

SCENIC AVE 



0 1 

2 4 

Miles ² 

Planning Area 


5-7 PEDESTRIAN FACILITIES 


Walking is the most basic and reliable form of transportation. Th e design of pedestrianfriendly 

neighborhoods, with well-connected streets and sidewalks and nearby shopping, 

encourages walking. Th e installation of sidewalks for pedestrian travel has long been a 

requirement of new development in the city; therefore, most neighborhoods have sidewalks. 

Th ere are sidewalks in many of the older neighborhoods (pre-1950s) in and around downtown. 

Th e exception is in some rural neighborhoods, which lack continuous pedestrian paths. Recent 

city eff orts have included provision of safe pedestrian crossings for school routes. 

Provision of continuous sidewalks and off -street paths encourages walking to local recreation 

facilities, schools, and shopping areas as an alternative to driving. Development of mixed use 

neighborhood shopping centers also contributes to pedestrian travel to and within shared 

destinations. 


T-A Provide a safe and sustainable transportation system. 

T-A-1 Expand Transportation Systems Management (TSM) programs for employers, 

and reduce peak hour single-occupancy automobile trips through the following 

techniques. 

• Promotion of transit service; 

• Staggering of work shifts; 

• Flextime (e.g. 9/80 work schedule); 

• Telecommuting; 

• Carpool and vanpool incentives; 

• Provision of bicycle facilities; 

• Trip reduction incentive programs; 

• Parking disincentives for single-occupant vehicles; and 

• Car sharing programs. 

T-A-2 Work with employers and business associations to meet employee transportation 

needs that will lead to reduction of the use of single occupant vehicles. 

T-A-3 Evaluate corridor levels of service (LOS) and develop strategies to improve 

service levels. 

5-13


T-A-4 Cooperate with CalTrans and public transit providers to establish park-and-ride 

lots. 

T-A-5 Pursue cooperation between local and regional transportation agencies to 

coordinate multi-modal connections throughout the city. 

5-14 

Examples of multi-modal connections include timed transfers connecting diff erent 

transit routes and future rail service, bicycle parking and lockers at transit centers, 

and transit stops at park-and-ride lots. 

T-A-6 Support tourist rail excursions on the Northwestern Pacifi c Railroad as well as 

rail service for commuting and other travel purposes. 

T-A-7 Expand non-motorized and bus infrastructure throughout the city such that 

greater amenities exist for cyclists, pedestrians and transit users in order to 

promote a healthy, sustainable city and further reduce GHG emissions. 

ROADWAY NETWORK 

T-B Provide a safe, effi cient, free-fl owing circulation system. 

T-B-1 Require site design to focus through-traffi c on regional/arterial streets. Employ 

the following design techniques to increase driver safety and traffi c effi ciency: 

• Reduce the number of driveways and intersections; 

• Combine driveways to serve numerous small parcels; 

• Avoid residential access; 

• Install and facilitate timing of traffi c signals; and 

• Ensure continuous sidewalks. 

T-B-2 Locate uses generating heavy traffi c so that they have direct access or immediate 

secondary access to regional/arterial streets or highways. 

T-B-3 Minimize the disruption of historic sites and architectural resources by street 

and highway improvements. 

T-B-4 Promote the use of roundabouts in lieu of stop/signal controlled intersections 

to improve safety, reduce delay and idling time, and lower vehicle emissions at 

new/existing intersections.

T-C Reduce traffi c volumes and speeds in neighborhoods. 


T-C-1 Minimize through traffi c in residential neighborhoods and avoid excessive 

traffi c volumes greater than that dictated by street design and classifi cation, by 

providing attractive regional/arterial streets to accommodate cross-town traffi c. 

T-C-2 Encourage grid street patterns in new residential areas to disperse local 

neighborhood traffi c, thereby limiting volumes on any one street. 

T-C-3 Implement traffi c calming techniques 

on streets subject to high speed and/or 

cut-through traffi c, in order to improve 

neighborhood livability. Techniques 

include: 

• Narrow streets; 

• On-street parking; 

• Chokers or diverters; 

• Speed bumps; 

• Rough paved crosswalks; 

• Rumble strips; and 

• Planted islands. 

Traffi c calming techniques such as this planted 

island at the intersection of Spring and 

Sixteenth Streets help to reduce traffi c speeds 

on residential streets. 

Traffi c calming should be incorporated into the Design Guidelines, Subdivision 

Ordinance, and Department of Public Works (DPW) Policy, Design, and Construction 

Manuals, and the Capital Improvement Program. 

T-C-4 Improve traffi c fl ow and reduce neighborhood traffi c impacts in all quadrants of 

the city by completing needed improvements, such as road widening and traffi c 

calming. Seek innovative funding mechanisms in order to maximize the number 

of projects completed. 

T-D Maintain acceptable motor vehicle traffi c fl ows. 

T-D-1 Maintain a Level of Service (LOS) D or better along all major corridors. 

Exceptions to meeting the standard include: 

• Within downtown; 

• Where attainment would result in signifi cant environmental degradation; 

5-15


5-16 

• Where topography or environmental impact makes the improvement 

impossible; or 

• Where attainment would ensure loss of an area’s unique character. 

Th e LOS is to be calculated using the average traffi c demand over the highest 

60-minute period. 

T-D-2 Monitor LOS at intersections to assure that improvements or alterations to 

improve corridor LOS do not cause severe impacts at any single intersection. 

T-D-3 Require traffi c studies for development projects that may have a substantial 

impact on the circulation system. 

T-D-4 Monitor regional/arterial street LOS at regular intervals to determine if the 

LOS goal is being met, and provide information needed to maintain a calibrated 

citywide traffi c model. 

T-D-5 Coordinate transportation plans with those of Sonoma County, the 

Metropolitan Transportation Commission, and the State of California. 

T-E Complete needed transportation improvements in a timely manner. 

T-E-1 Complete the projected street and highway improvements in time to 

accommodate the traffi c that will be generated by future development. 

T-E-2 Require development projects to pay a fair share of costs for multi-modal 

transportation systems improvements. Periodically update the city’s impact 

fees to assure the adequacy of funding for needed transportation system 

improvements. 

T-E-3 Evaluate the costs and benefi ts of delaying or diverting development in areas 

where traffi c mitigation requires costly improvements that are beyond near-term 

funding capability, until the construction of the needed improvements can be 

assured. 

T-F Develop a viable solution for regional through traffi c on north-south and 

east-west corridors. 

T-F-1 Participate in discussions addressing regional through-traffi c with the 

County of Sonoma, the Metropolitan Transportation Commission, and other 

municipalities.


T-F-2 Support eff orts to acquire local, regional, state, and federal funding for 

transportation improvements, including widening of Highway 101. 

T-F-3 Explore alternative circulation network improvements to accommodate regional 

through-traffi c, focusing on regional/arterial street circulation and regional 

transportation routes. 

SCENIC ROADS 

T-G Identify, preserve, and enhance scenic roads throughout Santa Rosa in both 

rural and developed areas. 

T-G-1 Develop protective standards for the scenic roads identifi ed below so that they 

may be added to the Scenic Roads Overlay zone. Roads marked with an asterisk 

(*) should be paid special attention as they provide a transition between the 

rural countryside and the city’s Urban Growth Boundary. 

• Fountaingrove Parkway 

• Bennett Valley Road (south of Farmers Lane) 

• Farmers Lane Extension (planned south of Bennett Valley Road)* 

• Montgomery Drive (from Mission Boulevard to Melita Road) 

• Chanate Road (from Mendocino Avenue to Fountaingrove Parkway) 

• Petaluma Hill Road (from Colgan Avenue to UGB)* 

• Highway 12 (from Farmers Lane to Calistoga Road) 

• Highway 12 (from Highway 101 west to Fulton Road) 

• Highway 101 (contiguous from northern to southern city limit) 

• Newanga Avenue 

• Channel Drive 

• Francisco Avenue* 

• Wright Road South* 

• Ludwig Avenue* 

• Burbank Avenue 

T-G-2 Modify the Scenic Road Combining District to provide limited fl exibility in the 

application of the standards. 

T-G-3 Allow any person or group of persons to submit a General Plan Amendment 

application to the city to request that a public road be designated as a Scenic 

Road. Such request must be accompanied by a written description of the 

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5-18 

characteristics of the road that qualify it for a Scenic Road Designation. 

T-G-4 Respect natural topography and landscaping during alignment of scenic roads. 

Protect land through careful grading. 

T-G-5 Retain existing trees and vegetation along scenic roads, as possible. Enhance 

roadway appearance through landscaping, using native plant material. 

T-G-6 Provide large setbacks from scenic roads, as possible, to avoid encroachment of 

buildings on the view of the roadway. 

T-G-7 Provide bikeways along scenic roads, where right-of-way exists or where its 

acquisition will not jeopardize roadway character. 

T-G-8 Disallow on-street parking along scenic roads. Bus stops or scenic overlooks may 

be provided at appropriate intervals. 

T-G-9 Require curbs and gutters only where they are necessary for drainage and 

pedestrian safety purposes. 

Curbs and gutters should be avoided on existing roads, unless absolutely 

necessary and only after exhausting all other options. 

T-G-10 Ensure any signage along scenic roads does not detract from the area’s scenic 

character. 

T-G-11 Underground utility lines along scenic roads. 

T-G-12 Scenic road alignments (horizontal and vertical curves) should be free fl owing 

rather than unnaturally forced or kinked. Grading should be fi tted to the 

existing topography to avoid sharp and artifi cial appearing transitions in 

landform. 

T-G-13 Plant graded areas to avoid erosion and maintain a pleasing appearance. 

T-G-14 Use of natural materials such as stone, brick, and wood is preferable to metal 

posts and rails for roadside appurtenances. 

T-G-15 Require that scenic road rights-of-way are wide enough to preserve natural 

vegetation. Provide appropriate construction setbacks to retain views along the 

corridor.

TRANSIT SYSTEMS 


T-H Expand the existing transit network to reduce greenhouse gas emissions 

and to provide convenient and effi cient public transportation to 

workplaces, shopping, SMART stations, and other destinations. 

T-H-1 Provide convenient, effi cient routes to major employment centers throughout 

the city. 

T-H-2 Implement the Long and Short Range Transit Plans which include CityBus 

proposals for transit and TSM improvements. 

T-H-3 Require new development to provide 

transit improvements, where a rough 

proportionality to demand from 

the project is established. Transit 

improvements may include: 

• Direct and paved pedestrian access to 

transit stops; 

• Bus turnouts and shelters; and 

• Lane width to accommodate buses. 

Transit shelters should be provided as part of 


T-H-4 Coordinate transit services and transfers between the various transit operators 

serving Santa Rosa. 

T-H-5 Encourage ridership on public transit systems through marketing and 

promotional eff orts. 

T-H-6 Provide full access to transit services for all persons, including children, the 

elderly, and those with disabilities. 

T-H-7 Require community care facilities and senior housing projects with more than 

25 units to provide accessible transportation services for the convenience of 

residents. 

Provision of transportation services at large facilities will reduce demand on the 

paratransit and fi xed route transit systems. 

T-H-8 Improve transit service along corridors where increased densities are planned. 

5-19


T-I Support implementation of rail service along the Northwest Pacifi c 

Railroad. 

T-I-1 Support eff orts to implement rail service along the NWPRR. 

T-I-2 Preserve options for future rail stations along the NWPRR corridor by zoning 

land in proximity to the potential station sites for higher residential densities 

and/or mixed use development. 

PEDESTRIANS AND BICYCLES 

T-J Provide attractive and safe streets for pedestrians and bicyclists. 

T-J-1 Pursue implementation of walking and bicycling facilities as envisioned in the 

city’s Bicycle and Pedestrian Master Plan. 

T-J-2 Provide street lighting that is attractive, functional, and appropriate to the 

character and scale of the neighborhood or district, and that contributes to 

vehicular and pedestrian safety. 

T-J-3 Strengthen and expand east-west linkages across the Highway 101 corridor. 

T-J-4 Provide street trees to enhance the city’s livability and to provide identity to 

neighborhoods and districts. 

T-J-5 Support Safe Routes to School by pursuing available grants for this program 

and ensuring that approaches to schools are safe for cyclists and pedestrians by 

providing needed amenities such as sidewalks, crosswalks, bike lanes, and traffi c 

calming on streets near schools. 

T-K Develop a safe, convenient, and 

continuous network of pedestrian 

sidewalks and pathways that link 

neighborhoods with schools, parks, 

shopping areas, and employment 

centers. 

T-K-1 Link the various citywide pedestrian 

paths, including street sidewalks, Pedestrian and bicycle paths surrounding 

downtown walkways, pedestrian areas in Spring Lake provide recreational 

shopping centers and work complexes, 

opportunities for local residents. 

park pathways, and other creekside and open space pathways. 

5-20


T-K-2 Allow the sharing or parallel development of pedestrian walkways with bicycle 

paths, where this can be safely done, in order to maximize the use of public 

rights-of-way. 

T-K-3 Orient building plans and pedestrian facilities to allow for easy pedestrian access 

from street sidewalks, transit stops, and other pedestrian facilities, in addition 

to access from parking lots. 

T-K-4 Require construction of attractive pedestrian walkways and areas in new 

residential, commercial, offi ce, and industrial developments. Provide 

landscaping or other appropriate buff ers between sidewalks and heavily traveled 

vehicular traffi c lanes, as well as through and to parking lots. Include pedestrian 

amenities to encourage and facilitate walking. 

T-K-5 Ensure provision of safe pedestrian access for students of new and existing 

school sites throughout the city. 

T-K-6 Integrate multi-use paths into all creek corridors, railroad rights-of-way, and 

park designs. 

T-L Develop a citywide system of designated bikeways that serves both 

experienced and casual bicyclists, and which maximizes bicycle use for 

commuting, recreation, and local transport. 

T-L-1 Provide bicycle lanes along all regional/arterial streets and high volume 

transitional/collector streets. 

T-L-2 Provide bicycle lanes on major access routes to all schools and parks. 

T-L-3 Improve bicycle networks by fi nishing incomplete or disconnected bicycle routes. 

T-L-4 Maintain all roadways and bicycle-related facilities so they provide safe and 

comfortable conditions for bicyclists. 

T-L-5 Consider bicycle operating characteristics and safety needs in the design for 

roadways, intersections, and traffi c control systems. 

T-L-6 Promote and facilitate the use of bicycles with other transportation modes. 

T-L-7 As part of the city’s Capital Improvement Program, or street and intersection 

projects constructed by private developers, install and construct bicycle 

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5-22 

facilities, including: 

• Class I paths, Class II lanes, Class III route signs; 

• Signal detectors; and/or 

• Other facilities. 

Implementation shall occur as opportunities arise 

throughout the entire bikeway network. 

T-L-8 Require new development to dedicate land 

and/or construct/install bicycle facilities, and 

provide bicycle parking as specifi ed in the 

Zoning Code, where a rough proportionality 

to demand from the project is established. 

Facilities such as showers and bicycle storage 

shall also be considered. 

T-L-9 Maintain and update, as appropriate, the city’s 

Bicycle and Pedestrian Master Plan. 

AIR TRANSPORTATION 

T-M Continue the availability of air trans-portation services. 

Provision of bicycle lanes along 

arterial roadways, such as Calistoga 

Road, enable residents to bicycle to 

and from local activity centers and 

recreational areas. 

T-M-1 Encourage the provision of convenient air travel opportunities for Santa Rosa 

residents. 

T-M-2 Work with Sonoma County to maintain Charles M. Schulz-Sonoma County 

Airport’s continued safe and successful operation by discouraging the 

development of incompatible uses in airport safety zones. 

T-M-3 Support eff orts at the Charles M. Schulz-Sonoma County Airport to minimize 

negative eff ects of air transportation, such as surface street congestion, air 

pollution, noise, and safety concerns. 

T-M-4 Support continued operation of commercial air services at Charles M. Schulz- 

Sonoma County Airport. 

T-M-5 Support continued operation of private shuttle services to San Francisco and 

Oakland International Airports.

5 

TRANSPORTATION APPENDIX 

PLANNED REGIONAL/ARTERIAL STREETS 

Th e following is a list of planned regional/arterial streets in 2035. Interim 

improvements may occur, especially in established areas. Th e number of lanes 

indicated is the number of travel lanes, and does not include turn lanes. 

Two lane Regional/Arterial Streets 

Two lane regional/arterial streets consist of one travel lane each direction. 

Airway Drive 

B Street (Healdsburg Avenue to Seventh Street) 

Bennett Valley Road 

Brookwood Avenue (Sonoma Avenue to Aston Avenue, except Bennett 

Valley Road to Maple Avenue) 

Brush Creek Road 

Bryden Lane 

Calistoga Road (north of Montecito Blvd. And Highway 12 to 

Montgomery Drive) 

Chanate Road (Franklin Avenue to Montecito Avenue) 

Cleveland Avenue (College Avenue to Ninth Street) 

Coff ey Lane 

E Street (Sonoma Avenue to Bennett Valley Road) 

First Street (B Street to Santa Rosa Avenue) 

Fountaingrove Parkway (with merge lanes-Stagecoach Road to Brush 

Creek Road) 

Healdsburg Avenue (Tenth Street to B Street) 

Hoen Avenue (Farmers Lane to Summerfi eld Road) 

Industrial Drive 

Lewis Road 

Los Alamos Road (Highway 12 to Montgomery Drive) 

Middle Rincon Road 

Montecito Avenue (Chanate Road to Fountaingrove Parkway) 

Montgomery Drive (except Summerfi eld Road to Mission Blvd.) 

Ninth Street (North Dutton Avenue to Morgan Street)


5-24 

Sonoma Avenue (Farmers Lane to Summerfi eld Road) 

Pacifi c Avenue 

Summerfi eld Road (Hoen Avenue to Montgomery Drive) 

Th ird Street (Santa Rosa Avenue to Montgomery Drive) 

West Steele Lane (McBride Lane to Marlow Road) 

West Th ird Street (Apple Creek Lane to Stony Point Road) 

Wilson Street 

Yulupa Avenue (Montgomery Drive to Sonoma Avenue) 

Three Lane Regional/Arterial Streets 

Th ree lane regional/arterial streets consist of one travel lane in one direction, and two lanes in 

the other direction. 

Farmers Lane (Petaluma Hill Road To Kawana Springs Road) 

Healdsburg Avenue (College Avenue to Tenth Street) 

Kawana Springs Road 

Morgan Street (three lanes one-way) 

Th ird Street (B Street to Santa Rosa Avenue) 

Yolanda Avenue 

Four Lane Regional/Arterial Streets 

Four lane regional/arterial streets consist of two travel lanes in each direction. 

B Street (Seventh Street to First Street) 

Bethards Drive 

Bellevue Avenue 

Bicentennial Way 

Brookwood Avenue (Bennett Valley Road to Maple Avenue, and College Avenue to 

Sonoma Avenue) 

Calistoga Road (Montecito Blvd. to Highway 12) 

College Avenue 

Chanate Road (Mendocino Avenue to Humboldt Street) 

Cleveland Avenue 

Corby Avenue (Baker Avenue to Hearn Avenue) 

Corporate Center Parkway (Northpoint Parkway to Sebastopol Road) 

Dutton Avenue (College Avenue to Sebastopol Road) 

Dutton Avenue Extension (Hearn Avenue to Bellevue Avenue) 

E Street (College Avenue to Sonoma Avenue) 

Farmers Lane (Fourth Street to Kawana Springs Road) 

Fountaingrove Parkway (Mendocino Avenue to Stagecoach Road)


• Fourth Street (E Street to Brush Creek Road) 

• Fulton Road 

• Franklin Avenue (Lewis Road to North Street) 

• Guerneville Road 

• Hearn Avenue (east of Dutton Avenue) 

• Highway 12 (Brush Creek Road to Pythian Road) 

• Hopper Avenue (Coff ey Lane to Cleveland Avenue) 

• Marlow Road 

• Mendocino Avenue (College Avenue to Old Redwood Highway) 

• Mission Boulevard 

• Montecito Boulevard 

• Montgomery Drive (Summerfi eld Road to Mission Blvd.) 

• North Street 

• Northpoint Parkway (east of Fresno Avenue) 

• Oakmont Drive (Highway 12 to White Oak Drive) 

• Old Redwood Highway 

• Petaluma Hill Road 

• Piner Road 

• Range Avenue (from south of Guerneville Road to north of West Steele Lane; Russell 

Avenue to Piner Road) 

• Santa Rosa Avenue 

• Sebastopol Road 

• Sonoma Avenue (Santa Rosa Avenue to Farmers Lane) 

• Steele Lane (McBride Lane to Mendocino Avenue) 

• Stony Point Road (West Th ird Street to Guerneville Road, and Sebastopol Road to 

Todd Road) 

• Summerfi eld Road (Bethards Drive to Hoen Avenue) 

• Th ird Street (Apple Creek Lane to Morgan Street, and Fulton Road to Stony Point 

Road) 

• West Ninth Street (Stony Point Road to Dutton Avenue) 

• Yulupa Avenue (south of Sonoma Avenue) 

• Wright Road (north of Sebastopol Road) 

Six Lane Regional/Arterial Streets 

Six lane regional/arterial streets consist of three travel lanes in each direction. 

• Stony Point Road (Sebastopol Road to West Th ird Street) 

• Th ird Street (Morgan Street to B Street) 

5-25

6 

PUBLIC SERVICES AND FACILITIES 

Th e purpose of this element is to plan for a variety of public service needs, including 

parks and recreation, public schools, police services, fi re protection, water supply 

and conservation, sewer and solid waste, and stormwater management. Th e 

following sections discuss existing public services and facilities, their respective 

managing agencies, anticipated future demand on these services, and planned 

expansions or improvements. 

6-1 VISION 

In 2035, a high standard of public services is available to Santa Rosa residents. 

Infrastructure keeps pace with new development, without jeopardizing the level 

of service to existing residents. All residences are located within walking distance 

of neighborhood park facilities with playground equipment appropriate for tots 

and school age children, and picnic areas, while playing fi elds and clubhouses are 

featured at the larger community and citywide parks. Linear parks along Santa 

Rosa’s network of creeks connect regional open spaces such as the Laguna trail 

system and Taylor Mountain. School facilities are an integral part of neighborhoods, 

and off er superior educational opportunities, community gathering places and 

additional recreational areas. 

Th e city’s police and fi re personnel ensure the safety of local residents. 

Improvements to the water and sewer systems accommodate new and infi ll 

development within the Urban Growth Boundary. Increased recycling eff orts 

and water reclamation programs signifi cantly improve the city’s sustainability, 

as fewer resources are consumed. Flooding hazards are minimal, as storm drain 

improvements are made to accommodate urban runoff . Together, the public 

services and facilities provided by the city enhance the quality of life of Santa Rosa’s 

residents and employees. 

6-2 PARKS AND RECREATION 

Public plazas and gathering places and neighborhood, community, citywide and 

special purpose parks and facilities are all important components of Santa Rosa in 

2035, both as recreational and as aesthetic resources that contribute to the city’s 

character. In addition to the established older parks in the east side of the city, new 

parks are being developed to meet the diverse needs of a growing community.


In 2008, the City of Santa Rosa had a total of approximately 531 acres of neighborhood and 

community parks, 170 acres of undeveloped parkland, and 14 additional community and/or 

recreational facilities. Table 6-1 presents existing (2008) parks facilities and acreages, while 

Figure 6-1 illustrates them graphically. Table 6-2 lists undeveloped city-owned parkland. Two 

additional parks-Spring Lake County Park (320 acres, including the 72-acre lake) and Annadel 

State Park (5,000 acres)-are not operated by the City of Santa Rosa; however, they enhance and 

complement recreational opportunities available to Santa Rosans. 

Santa Rosa’s parkland is found mainly in neighborhood and community parks. Neighborhood 

parks are located within about one-half mile of the residents they serve, and are between two 

and ten acres in size. Facilities at neighborhood parks often include picnic areas and playground 

equipment. At about 10 to 25 acres, community parks contain more specialized recreational 

facilities such as ball fi elds and tennis courts. Community parks are sited so that most residents 

will be no further than one mile from a community park facility. Th e City of Santa Rosa also has 

several citywide parks (i.e. Howarth Park) and special purpose parks and facilities (i.e., Luther 

Burbank Home and Gardens) which are enjoyed by residents throughout the city. 

In addition to neighborhood, community, and citywide parks and special purpose parks and 

facilities, the City of Santa Rosa supports the development of public plazas and gathering 

places that are generally less that two acres in size; they contain vegetation (trees, grass, and 

greenery) when possible and provide connectivity to pathways and trails or commercial centers. 

Th ey are generally developed in areas where adequate space is not available for a neighborhood 

park. While public plazas and gathering places are not part of the park standard of 3.5 acres 

per thousand residents, the city encourages the development of these spaces to provide access 

to the wider network of parklands. Th e city supports the development of public plazas and 

gathering places within one-quarter mile of the residents they serve. 

Open space areas of diff erent sizes are also integrated into many of the city’s parks. Th ese areas 

have minimal improvements such as benches or picnic tables but add to the variety of resources 

and activities that can be enjoyed within the city’s park system. 

Th e city maintains a park standard of six acres of parkland per 1,000 residents. Within 

the standard, the ratio of city parks, school recreational land, and open space is determined 

by City Council resolution. Currently, the city’s standard includes 3.5 acres of city parks, 

(neighborhood, community, citywide and special purpose parks and facilities) per 1,000 

residents, plus 1.4 acres of publicly accessible school recreational land and 1.1 acres of publicserving 

open space. 

Public plazas and gathering spaces are generally developed at the same time that land uses are 

developed at an urban scale. Th ey are generally privately owned, but are publicly accessible. 

6-2

Table 6-1: Existing Neighborhood and Community Parks, 2008 


Park Acreage Park Acreage Park Acreage 

A Place to Play 30.0 Haydn Park 0.3 Peterson Lane Park 5.0 

Bayer Park 6.0 Hidden Valley Park 8.0 Pioneer Park 5.0 

Bellevue Park 3.4 Howarth Community Park 152.0 Prince Memorial Greenway 

Phase I & II 

Bicentennial Park 6.0 Humboldt Park 0.5 Railroad Park 0.5 

Brendon Park 2.0 J.X. Wilson Park 5.0 Rae Street Park 0.5 

Brush Creek Park 3.0 Jacobs Memorial Park 8.0 Redhawk Park 0.3 

Luther Burbank Gardens 1.5 Jennings Park 6.0 Rincon Valley Community 

Park 

Coff ey Park 5.0 Juilliard Park 9.0 Rinconada Park 3.0 

Colgan Creek Park 3.0 Live Oak Park 5.0 Rincon Ridge 11.0 

Cook Park 1.0 Martin Luther King Jr Park 8.0 Skyhawk Park 18.0 

DeMeo Park 1.0 Matanzas Park 1.0 Skyhawk Village 0.5 

DeTurk Park 1.0 Mesquite Park 5.0 Sonoma Avenue Park 2.0 

Doyle Community Park 22.0 Nagasawa Community Park 

at Fountaingrove 

3.8 

25.0 

10.0 South Davis Park 1.0 

Dutch Flohr Park 2.0 Nielsen Park 5.0 Southwest Community 

Park 

Eastside Park 0.5 North Park 1.0 Steele Lane Park 3.0 

Finley Community Park 22.0 Northwest Community Park 25.0 Strawberry Park 4.0 

Fir Ridge Park 1.0 Oak Lake Green Park 7.0 Tanglewood Park 8.0 

Franklin Community Park 13.0 Old Courthouse Square 2.0 Trailhead Park 1.0 

Fremont Park 2.0 Olive Park 1.0 Village Green Park 1.5 

Galvin Community Park 22.0 Pearblossom Park 2.9 Westgate Park 3.0 

Source: City of Santa Rosa Recreation and Parks Department 

Table 6-2: Undeveloped Parkland, 2008 

Peter Springs Park 1.0 Youth Community Park 6.0 

Undeveloped Parkland Acreage 

Airfi eld Park 3.7 

Dauenhauer Park 2.3 

Harvest 3.5 

Nagasawa Community Park at Fountaingrove 23 

A Place To Play 53 

Prince Gateway Park 0.5 

Thomas Lake Harris Drive 8 

Upper Brush Creek 10 

Youth Community Park expansion 66 

Total Undeveloped Park Acreage 170 

Source: City of Santa Rosa Recreation and Parks Department 

19.0 

Total Existing Parks 531.15 

6-3


Larger open space areas in the city are generally developed in association with agencies such as 

the Sonoma County Agricultural Preservation and Open Space District and the Sonoma County 

Water Agency under joint acquisition and maintenance agreements. Open space lands are set 

aside for a variety of purposes such as watershed and resource protection. Th ese areas have 

few improvements but generally allow some public access, primarily for passive recreation such 

as hiking and wildlife viewing. Th ese areas are counted as part of the standard of 1.1 acres of 

public-serving open space per 1,000 residents indicated above. 

Twenty-seven neighborhood and community 

park sites are proposed to serve the city’s growing 

population, as illustrated in Figure 6-1, and 

listed in Table 2-4 in the Land Use and Livability 

Element; however, these projected locations are 

not site specifi c, they merely indicate a park is 

needed in the vicinity. Assuming development 

of all undeveloped and proposed park facilities 

within the 25-year General Plan timeframe the 

city’s parks and recreation facilities will total 

approximately 864 acres (see Table 6-3). Based on a 2035 population of 233,520 the city parks 

portion of the standard will be 3.7 acres of parks per 1,000 residents. Th e parks ratio exceeds 

the city standard due to two large recreational amenities that are being expanded: Youth 

Community Park and A Place to Play. 

In addition to neighborhood and community parks, 

Santa Rosa has two community centers, two aquatic 

facilities, Bennett Valley Golf Course, and the Senior 

Center on Bennett Valley Road, all of which off er a 

wide variety of sports and recreation programs. Table 

6-4 illustrates the city’s community and recreational 

facilities. 

Specifi c recreational needs include more youth athletic 

fi elds, an additional aquatic facility, a skate park on the 

east side of Santa Rosa, a major group picnic facility, a 

large outdoor amphitheater, a downtown performing 

arts center, and restroom facilities in community parks. 

General Plan policies focus on provision of a variety of 

parks and recreation facilities accessible to all Santa 

Rosa residents. 

6-4 

Table 6-3: Projected Parks and Recreation 


Acreage 

Existing Parks (2008) 531.15 

Undeveloped Parkland 170 

Proposed Parks 163 

Total Parks Facilities 

Source: City of Santa Rosa Recreation and 

Parks Department 

864.15 

Table 6-4: Community/Recreational 

Facilities, 2008 

Community/Recreational Facilities 

Artstart Gallery 

Bennett Valley Golf Course 

Benton Clubhouse 

Luther Burbank Home 

Church of One Tree Museum 

DeTurk Round Barn 

Doyle Park Clubhouse 

Finley Swim and Community Centers 

Franklin Park Clubhouse 

Prince Memorial Greenway 

Ridgway Swim Center 

Santa Rosa Rural Cemetery 

Santa Rosa Senior Center 

Steele Lane Recreation Center 

Source: City of Santa Rosa Recreation and Parks 

Department

Figure 6-1 



Shiloh 

Ranch 

Regional 

SH I L OH R D 

O LD R ED W O O D H W Y 

101 

Existing Park 

AI R P O R T BL VD 

Schopflin 

Fields 

N LAUGHLIN RD 

Proposed Neighborhood Park 

R D 

W E E K S 

Proposed Community Park 

C AL I S T O G A 

C R E E K 


Fir 

Ridge 

Fountain 

Grove Golf 

Course 

RINCON CR E EK 

Rincon 

Ridge 

R D 

R IV ER 


CREEK 

DUCKER 

F O UNT A IN G ROVE P K Y 

COFFEY L N 

Rincon 

Valley 

Community 


Nagasawa 

Community 

H O P PE R A V E 

MO N T EC ITO B L V D 

C R E E K 

CREEK 

B R U SH C R E EK R D 

Hidden 

Valley 

MI DD LE 

CH A N A T E R D 

AI R W AY D R 

Coffey 

Nielsen 

Oak Lake 

Green 

Tanglewood 

CREEK 

L A G U N A 

RI NC O N R D 

Rinconada 

RD 

PI N E R 

AUSTI N 

D E 

PAULIN CREEK 

C R E E K 

R O S A 

DR 

C L E VEL A N D AV E 

Pioneer 

Bicentennial 

Skyhawk 

Brush 

Creek 

Youth 

Community 

Franklin 

Steele 

Lane 

12 

MONTGOMERY 

Trailhead 

S T E EL E L N 

Peterson 

Lane 

C R E E K 

P I N E R 

S A N T A 

M EN D OC IN O A VE 

Northwest 

Community 

Humboldt 


Spring Lake 

County Park 

Lake Ralphine 

N O R T H ST 

N D UT TO N 


G U E R N E VI L L E R D 

Howarth 

Community 

BRYDEN LN 

Brendon 

CREEK 

Spring Lake 

North 

S ON OM A H W Y 

PINER 

ABRAMSON 

S UMM E RF I E L D R D 

Eastside 

Haydn 

4 TH ST 

Dutch 

Flohr 

Peter 

Springs 

C R E E K 


S O N O M A A V E 

W C OL L EG E A VE 

OAKMO NT DR 

CREE K 

AVE 

S A N T A 

SPRING 

5 T H S T 

W 9 TH ST 

HO E N AV E 

FA R ME RS L N 

C R E E K 

S T ON Y 

R O S A 

Y U L U P A 

PO I N T 

F U LT O N R D 

W 

3 R D S T 

AV E 

BRO O K W O OD AV E 

D ST 

Jacobs 

Memorial 

Matanzas 

Old 

Courthouse Fremont 

Square 

DeTurk 

Rae 

Railroad 

DeMeo 

Street 

Luther 

Ollive Burbank 

Juilliard Gardens 

Jennings 

Finley 

Community 

Annadel 

State Park 

Doyle 

Community 

A Place 

to Play 

Oakmont 

Golf 

Course 

Strawberry 

Westgate 

Live Oak 

12 


R D 

JX Wilson 

South 

Davis 

S EB AS T OP O L R D 

Lake Ilsanjo 

Martin 

Mesquite 

Luther 

King, JR. Bennett 

Kawana 

Valley Golf 

Community 

Course 

D U T T ON A VE 

OCC ID ENTAL RD 

BET H A R D S D R 

Colgan 

Creek 

C O R B Y A VE 

Cook 

C R EE K 

C O L G A N 


Village 

Green 

Courtside 

Village 

Bayer 

Garden 

Galvin 

Community 


AV E 

N O R T H P O IN T PK Y 

YO L A N D A AV E 

HE A R N 

Pear 

Blossom 

Southwest 

Community 

S W R I G H T R D 

12 

Bellevue 

BE N N E T T 


R D 

VA L L E Y 

P ET A LU MA H IL L R D 

SA N T A R O S A AV E 

L U D W I G A VE 

Redhawk 

BE L L E VU E A VE 


C R E E K 

M A T A N Z A S 

S T AN D I S H AV E 

G A N 


C R E E K 

C O L 

Highway 

T OD D R D 

101 

S T O N Y P O I N T R D 



0 1 

2 4 

SNYDER LN 


Miles 

Planning Area 


6-3 EDUCATIONAL FACILITIES 


Th e Santa Rosa public school system is comprised of a middle and high school district and nine 

elementary districts. Santa Rosa City High School District is a 7-12 district, and the elementary 

school districts serve grades K-6. Th e elementary districts include Bellevue, Bennett Valley, 

Piner-Olivet, Rincon Valley, Roseland, Santa Rosa City, and Wright. Additionally, the boundaries 

of Mark West and Kenwood Elementary School Districts overlap the Santa Rosa Urban Growth 

Boundary (UGB). Students from the elementary school districts later attend Santa Rosa City 

High School’s facilities. 

Within the Santa Rosa UGB, there are a total of 33 elementary schools, fi ve middle schools, fi ve 

comprehensive high schools, and one continuation high school. School locations are illustrated 

in Figure 6-2. During the 2006-2007 school year, the Santa Rosa City School District served 

an estimated 16,400 students from kindergarten through twelfth grade. Table 6-5 displays 

enrollment numbers for the various school districts in the Santa Rosa UGB. 

Currently, many schools are at 

or near capacity. School district 

boundaries will be adjusted 

periodically based on shifts in the 

school-age population. Th e number 

of students enrolled in Santa Rosa 

schools is projected to increase 

assuming a city population of 

233,520 in 2035. Enrollment of high 

school students in public schools 

will increase moderately, whereas 

enrollment of middle school-aged 

and elementary school-aged children 

is expected to increase. 

Table 6-5: Enrollment in Santa Rosa School Districts 

School District 2006-2007 Enrollment 

Bellevue (K-6) 1,700 

Bennett Valley (K-6) 941 

Kenwood (K-6) 148 

Mark West (K-6) 1,391 

Piner-Olivet (K-8) 1,685 

Rincon Valley (K-6) 2,758 

Roseland (K-6) 2,261 

Santa Rosa City (K-6) 4,435 

Santa Rosa City High (7-12) 11,969 

Wright (K-6) 1,440 

TOTAL 28,728 

Notes: Piner-Olivet and Roseland School Districts operate charter schools which 

enroll grades K-8. Items may not sum to total due to rounding. 

In response to projected demand for new middle and elementary schools during the next 

25 years, the city has identifi ed potential school facilities in Figure 6-2. Two middle school 

sites and four elementary school sites are identifi ed in the event that they are needed to 

accommodate Santa Rosa’s student population. Th e proposed locations are not site specifi c, 

they merely indicate a school is needed in the vicinity. General Plan policies seek to maximize 

safe walking and bicycling routes to school sites, and provide a wide range of library facilities. 

6-7


6-4 POLICE SERVICES 

Th e Santa Rosa Police Department is responsible for the protection of life and property 

within the city. Th e department provides a variety of law enforcement services and 

programs, including day-to-day patrol activities, criminal investigations, traffi c enforcement, 

environmental enforcement, and other specialized operations. Th rough its neighborhoodoriented 

approach to policing, the department has built positive relationships within the 

community and has prevented crime by initiating and participating in discussion that focuses 

on crime awareness and prevention. As a result, a safe city environment enhances the quality 

of life enjoyed by Santa Rosa residents. 

6-5 FIRE PROTECTION 

Th e Santa Rosa Fire Department is responsible for protecting life, property, and the 

environment from fi re, explosion, and hazardous materials incidents. Th e Fire Department 

responds to calls including structure, wildland, and other fi res; alarm responses; medical 

emergencies; hazardous materials incidents; automobile accidents; and citizen calls for 

assistance. 

Th e city operates ten fi re stations - including the Roseland contract station - which are 

strategically located throughout the community to 

provide timely response. In addition, the city has an 

agreement with the Rincon Valley Fire District, which 

integrates its station on Todd Road into the citywide 

response matrix. 

To continue to provide high service levels in the future, 

the relocation of two fi re stations and development of 

one new station will be necessary. Figure 6-3 illustrates 

existing, relocated, and future fi re stations. Th e 

locations are not parcel specifi c and merely indicate 

that fi re station is needed in the vicinity. 

6-6 WATER SUPPLY 

6-8 

Santa Rosa Fire Department provides 

emergency response to fi res, accidents, and 

other calls for assistance. 

Th e majority of the city’s potable water supply is derived from the Russian River watershed and 

is delivered under contractual agreement by the Sonoma County Water Agency (SCWA). Th e 

SCWA, which is the primary provider of potable water in Sonoma County, holds water rights 

to divert 92 million gallons of water per day (mgd) with an annual maximum of 75,000 acrefeet-per 

year from the Russian River. SCWA also has three groundwater wells in the Santa 

Rosa Plain which provide an average additional supply of 3,870 acre-feet per year. SCWA 

supply is delivered through the agency’s transmission and delivery system to eight major water

Figure 6-2 

School Facilities 


SHILOH RD 


101 

Existing Schools 

AIRPORT BLVD 

Proposed Elementary School 

N LAUGHLIN RD 

Proposed Middle School 

W E E K S 

R I N C O N 

C R E E K 


RD 

RIVER 


CREEK 

FOUNTAINGROVE 


Rincon 

Valley MS 

Maria 

Carillo HS 

HOPPER AVE 

COFFEY LN 

C R E E K 

DU CKER 

CR E E K 

CREEK 

L A G U N A 

A U S T I N 


P K Y 

Hidden 

Valley 

Hidden 

Valley 

Satellite 

MIDDLE 

AIRWAY DR 

Jack 

London 

CHANATE RD 

Austin 

Creek 

Binkley 

Sequoia 

Douglas 

Whited 

Schaefer 

Madrone 

RINCON RD 

MISSI ON BLVD 

D E 

C R E E K 

FRANKLIN AVE 

STEELE LN 

C R E E K 

C ONTROL 




FLOOD 


S A 

CREEK 

S A N T A R O 

MENDOCINO AVE 

MARLOW RD 

4TH ST 

PI NER 

ABRAMSON 

C R E E K 


SONOMA HWY 

E ST 

C R E E K 


FULTON RD 

BROOKWOOD AVE 

D ST 

S E 

WILSON ST 

ST 

BETHA R DS DR 


PINER RD 

Steele 

Lane 

MONTG OMERY 

CLEVELAND AVE 

Piner HS 

Hilliard 

Comstock MS 

12 

DR 

Spring Lake 

Lake Ralphine 

Proctor 

Terrace 

Santa 

Rosa HS 

James 

Monroe 


Herbert 

Slater MS 

PACIFIC AVE 

John C 

Fremont 

Santa 

Rosa MS 

COLLEGE AVE 

W 9TH ST 

N DUTTON A VE 

Helen 

Lehman 

W COLLEGE AVE 

Albert 

Biella 

Annadel 

State 

Park 

Village Spring 

Creek 

Montgomery HS 

HOEN AVE 

Doyle 

Park 

Abraham 

Lincoln 

Matanzas 

W 3RD 

Brook 

Hill 

Luther 

Burbank 

ST 


12 

Strawberry 

J X 

Wilson 


Roseland 

SEBASTOPOL RD 

Lake Ilsanjo 

Yulupa 

YULUPA A V E 

OCCIDENTAL RD 

Kawana 

C O LG A N 

CORBY AVE 

DUTTON AVE 

Sheppard 

Lawrence 

Cook MS 


Wright 


C R E E K 

Robert 

Stevens 

HEARN AVE 

C R E E K 

YOLANDA AVE 


S WRIGHT RD 

12 

Meadow 

View 

Ellsie 

Allen HS 





Taylor 

Mountain 


BELLEVUE AVE 

LUDWIG AVE 

C R E E K 

STANDISH AVE 

G A N 


C O L 

Highway 


TODD RD 

101 



0 1 

2 4 

SNYDER LN 


Miles 

Planning Area 



contractors, of whom Santa Rosa is the largest. Under its current agreement with the SCWA, 

the city is entitled to receive 56.6 million gallons of water per day (average-day peak month) up 

to an annual volume of 29,100 acre feet. 

Th e short-term ability of the SCWA to deliver water at contractual levels has been impaired 

due to a delay in construction of certain transmission system components required to meet 

peak water demands. Th e delay is due to challenges to the environmental studies for the 

transmission system project. To address what is considered to be a “temporary impairment 

condition,” the city and other water contractors agreed to accept an allocated portion of its 

transmission system entitlement from 2001 through September 2008. Th e water contractors 

are in discussion regarding further agreement to address this temporary condition. Th is 

condition aff ects only transmission system capacity and does not modify annual volume 

entitlement. Based on projected city transmission capacity needs, the past and potential future 

limits due to the impairment condition are not anticipated to result in water supply shortages. 

Long-term delivery of the city’s full entitlement (56.6 mgd) is contingent upon completion 

of water transmission and delivery system improvements planned as part the SCWA’s Water 

Supply, Transmission, and Reliability Project (Water Project). Th ese improvements will increase 

the capacity of the agency’s transmission and delivery system from 92 mgd to 149 mgd. Th e 

project is currently under review by state agencies and the SCWA has submitted petitions to 

the State Water Resources Control Board to increase its annual Russian River diversions from 

75,000 acre-feet to 101,000 acre-feet per year. When this approval is secured, SCWA intends 

to supply not less than 1,830 acre-feet per year of additional supply to Santa Rosa. Once all 

necessary approvals have been obtained, the Water Project will be incrementally constructed 

over the next 20 years. 

In addition to SCWA supply, the city has two other sources of water supply. Th e city has two 

active production wells which provide up to 2,300 acre-feet annually. Th e city is also the owner 

and operator of the Subregional Water Reuse System, providing approximately 350 acre-feet 

per year of recycled water for approved uses. 

Population and employment increases anticipated during this planning period are projected 

to result in an average-day water demand ranging between 29 and 33.4 mgd, with average-day 

peak month demand reaching 50 mgd (West Yost & Associates, 2001). In the long-term, Santa 

Rosa’s current water entitlement of 29,100 acre-feet from the SCWA, local supply of 2,300 

acre feet annually, and recycled water supply of 350 acre-feet annually will not be suffi cient to 

meet projected demand. Additional sources of water supply will need to be developed, possibly 

including utilization of the city’s groundwater resources, securing additional water supply from 

the SCWA, and increased use of Santa Rosa’s own recycled water to off set current and future 

water uses which are approved for recycled water use. Development of these additional sources 

of water supply and continued implementation of Santa Rosa’s aggressive water conservation 

program will enable the city to meet projected water demand in 2035. 

6-11


6-7 WASTEWATER 

Sewage generated from residential, commercial and industrial uses within the city is collected 

and transported to the Laguna Subregional Wastewater Treatment Plant (WTP) for treatment 

and disposal. Th e Laguna WTP, managed by the City of Santa Rosa, also serves Rohnert Park, 

Cotati, Sebastopol, and the South Park Sanitation District. Depending upon the amount of 

rainfall received in any year, between 85 to 90 percent of the wastewater treated at the Laguna 

WTP is recycled for urban and agricultural irrigation and the geysers steam fi elds to make 

power. A second wastewater treatment plant serving the Oakmont community operates from 

May to October. Treated wastewater from this plant is reused to irrigate the Oakmont Golf 

Course. 

Th e Laguna WTP is currently rated to treat up to 21.34 million gallons of wastewater per day. 

Th e Incremental Recycled Water Program (IRWP) has been approved and will be implemented 

as growth occurs, eventually increasing the plant’s capacity rating to 25.79 mgd – 18.25 of 

which will be allocated to Santa Rosa. Th is expanded capacity will be suffi cient to meet the city’s 

wastewater needs until 2025. 

As the managing partner of the Subregional System, the city will need to work with other 

system partners to develop and implement an expansion strategy that will ensure longer-term 

wastewater services. 

6-8 SOLID WASTE 

Th e City of Santa Rosa, together with the other cities and unincorporated areas of Sonoma 

County, disposes of solid waste to three county landfi lls within the Bay Area. As of 2005, solid 

waste generated from the county’s waste system is delivered to the Redwood Landfi ll in Marin 

County, Keller Canyon Landfi ll in Contra Costa County, or Potrero Hills Landfi ll in Solano 

County. An estimated 39 percent (106,870 tons) of the total 2007 waste stream (274,093 tons) 

is transported through the county waste system to these landfi lls. 

Th e State of California has mandated a 50 percent waste diversion rate that must be met by 

all counties. In 2006, Sonoma County had a waste diversion rate of 67 percent. Th is rate is 

expected to rise due to continued waste reduction programs such as composting, special waste, 

and household toxics. Th e Sonoma County Integrated Waste Management Plan (CoIWMP) has 

a goal of achieving a 70 percent diversion rate by 2015. 

Santa Rosa presently has several waste reduction and recycling programs in place to divert the 

amount of waste that is transported to other landfi lls. Expansion of curb-side recycling eff orts 

in multi-family and commercial projects, as well as single family neighborhoods, will contribute 

to increased waste diversion. Education and outreach programs will also assist in waste 

reduction. 

6-12

6-9 STORMWATER MANAGEMENT 


Stormwater runoff is collected and disposed of through an integrated system of curbside 

gutters, underground pipelines, drainage ditches, and creeks. Santa Rosa’s stormwater system 

incorporates detention facilities that minimize potential downstream impacts such as erosion 

or fl ooding. 

Stormwater generated in Santa Rosa drains through six drainage basins to the Laguna de Santa 

Rosa. Th e city’s largest drainage basin includes Santa Rosa Creek, which drains the northern 

Santa Rosa area by six major creeks and various tributaries. Four creeks (Brush, Austin, Spring, 

and Matanzas) primarily drain the easterly portion, while Paulin and Piner Creeks drain the 

westerly portion. Santa Rosa Creek also drains stormwater runoff generated downtown and in 

surrounding neighborhoods. Th e number and location of creeks in northern Santa Rosa result 

in adequate stormwater drainage capacity in the northern area. However, the southern area is 

susceptible to fl ooding along Colgan and Roseland Creeks. 

Stormwater discharge and maintenance activities are regulated and monitored under a 

National Pollutant Discharge Elimination System 

(NPDES) permit. A Stormwater Management Program 

identifying the activities to be undertaken to control 

and/or eliminate stormwater pollution was developed 

as part of the permit process. General Plan policies 

support construction of storm drain improvements, 

stormwater detention and infi ltration areas, and 

erosion reduction measures to preserve operational 

drainage system capacity. Reduced discharge of non- 

point source pollutants into the storm drain system is 

essential to the city’s surface water quality. 


PARKS AND RECREATION 

New development should incorporate natural 

fl ood control channels, such as this one in 

Roseland. 

PSF-A Provide recreational facilities and parks for all sectors of the community. 

PSF-A-1 Provide recreation and park facilities and services needed by various segments 

of the population – including specifi c age groups, persons with special physical 

requirements, and groups interested in particular activities – and make these 

facilities and services easily accessible and aff ordable to all users. 

6-13


PSF-A-2 Acquire and develop new park facilities to achieve a citywide standard of 6 acres 

of parkland per thousand residents: 

6-14 

• 3.5 acres of city park land; 

• 1.4 acres of publicly accessible school recreational park land (defi ned as 

parkland that is open to the public during standard park hours when school 

is not in session); 

• 1.1 acres of public serving open space. 

Th is will require a total of 1,401 acres of city parks, publicly accessible school 

recreation areas, and open space to be available in 2035. 

PSF-A-3 Develop a balanced park system throughout the city by incorporating the 

following parkland classifi cation system into the 3.5 acres per thousand 

residents of city park land. 

• Neighborhood Parks: generally more than two acres but less than ten acres; 

provide spaces for informal or casual play, family or small group activities 

such as picnics, community gardens, children’s play areas, a special feature 

such as a splash area, hard court or multiuse fi eld space for fi tness, and 

passive natural areas. Th e city aims to provide access to neighborhood parks 

within one-half mile of residential neighborhoods. 

• Community Parks: generally 10 to 25 acres; provide spaces for organized 

sports, larger group events, several unique features, pathways and natural 

areas, community gardens, and recreational facilities such as community 

centers. Th e city aims to provide access to community parks within one mile 

of residential neighborhoods. 

• Citywide Parks: generally larger than 25 acres; include special signature 

elements such as lakes, sports complexes, amphitheaters, lighted features, 

recreational facilities and buildings, large play structures, and spaces for 

large play structures, and spaces for large group activities such as citywide 

camps or corporate picnics. 

• Special Purpose Parks and Facilities: park lands generally designated for 

single use such as golf courses, heritage museums, botanical gardens, and 

environmental interpretive experiences. 

It should be noted that the city also encourages the development of public 

plazas and gathering places. While these areas are not part of the city’s parkland 

standard of 3.5 acres of parkland per thousand residents, these spaces connect


residents to the wider network of parks, creek trails, and bicycle and pedestrian 

paths. 

Public plazas and gathering places are generally less than two acres in size; 

they contain vegetation (trees, grass, and greenery) when possible and provide 

connectivity to pathways, trails, community gardens or commercial centers; 

they can take the form of a trailhead that is improved as a small plaza, a small 

area with amenities for relaxation or public art, or areas that are sometimes 

referred to as “pocket” parks where benches are or a tot lot may be available. 

Th e city encourages the development of these spaces within one-quarter mile of 

residential neighborhoods. 

It should also be noted that open 

space areas generally used for passive 

recreation are integrated into many of 

the city’s neighborhood, community, and 

citywide parks. Th ey contain just a few 

improvements such as a trail, bench or 

picnic table, but add to passive recreation 

opportunities such as walking, bicycling, 

wildlife viewing, and relaxing. Th ey also 

contribute to connectivity with regional 

open spaces such as the Laguna Trail 

System and Taylor Mountain, resulting 

in benefi ts for people and wildlife. 

Th e Prince Memorial Greenway includes 

bicycle and pedestrian paths along Santa Rosa 

Creek. 

PSF-A-4 Continue planning eff orts to acquire and develop parklands for all Santa Rosa 

residents, families, and neighborhoods that promote and encourage access by a 

variety of alternative methods such as biking and walking, and connect public 

spaces using the following guidelines: 

• Provide access to public plazas and gathering places within one-quarter mile 

of residential neighborhoods. 

• Provide access to neighborhood parks within one-half mile of residential 


• Provide access to community parks within one mile of residential 


PSF-A-5 Developing areas of the city (e.g., southwest Santa Rosa) should be given a 

higher priority for new park development, and underserved neighborhoods 

should be given priority during redevelopment and renovation of the park 

6-15


6-16 

system. Priority for park development should also be given to areas of 

greatest density and areas that allow for safe and easy access and visibility. 

Priority should also be given to locations that minimize impacts to sensitive 

environmental resources that could require extensive and expansive mitigation; 

the most sensitive environmental resource areas should generally be preserved 

for more passive recreation that assures their protection. 

PSF-A-6 Design new parks so that they are highly visible from adjacent streets and 

neighborhoods to increase safety and enhance visual quality. 

PSF-A-7 Acquire park sites adjacent to existing and proposed schools, where possible, and 

develop these sites as joint use facilities. Develop joint use agreements to ensure 

public access and provide for sustainable resources to maintain parks. 

PSF-A-8 Integrate the bicycle and pedestrian path networks envisioned in both the 

Citywide Creek Master Plan and updated Bicycle and Pedestrian Master Plan 

with regional park plans, so that users can safely and comfortably access the full 

range of public open spaces. 

PSF-A-9 When building new parks, consider 

expanding existing parks or 

consolidating proposed parks to provide 

larger acreage and greater range of 

recreation activities, while maintaining 

park standards. 

PSF-A-10 Schedule activities in Prince Memorial 

Greenway, the Santa Rosa Creek park/ 

promenade connecting downtown to 

Railroad Square. 

Finley Community and Aquatic Center 

provides recreational and cultural facilities for 

the community. 

Th e Santa Rosa Citywide Creek Master Plan provides more detail on development of 

Prince Memorial Greenway, and additional creek improvements. 

PSF-A-11 Community gardens are encouraged within city parks and on city-owned 

property. As part of the master plan process for new parks, the city shall 

consider implementing new community gardens based on input from residents. 

PSF-A-12 Hold neighborhood meetings when new facilities are proposed to discuss 

major recreation and parks issues and solicit comments from groups and 

individuals with special needs, including those unable to attend public meetings.


Incorporate the community sentiments into ongoing recreation and parks 

planning, and General Plan updates. 

PSF-A-13 Allow location of golf course facilities outside the Urban Growth Boundary in 

Community Separators, and fi nd this use and its accessory structures consistent 

with the Community Separator Concept. Such proposals must ensure that: 

• Accessory buildings such as clubhouses are unobtrusive to the separator and 

are not a highly visible feature of the development; 

• Only non-illuminated facilities are permissible; 

• Driving ranges not accessory to golf course are not permissible; and 

• Landscaping is used to ensure screening and a sense of open space. 

PSF-A-14 Develop multi-use athletic fi elds to accommodate the changing community 

needs for organized sporting and fi tness activities. 

PSF-A-15 Require the provision of private play space and/or recreation centers for 

children, families, and older adults in small lot subdivisions, multifamily 

developments, and gated communities, on each lot or in common open space 

areas as part of the development project. 

PSF-A-16 Pursue development of public plazas and gathering places where provision of 

a neighborhood park is not feasible or where they can be connected to existing 

public spaces utilizing pathways, trails, and bridges. 

PSF-A-17 Develop special purpose parks and facilities for each recreation and park 

planning area throughout the city, including but not limited to multigenerational 

recreational centers, aquatic centers, education and community 

service centers and other unique facilities, with priority given to areas 

experiencing high growth. 

PSF-A-18 Develop multi-use pathways and linear parks along creeks designated by the 

Santa Rosa Citywide Creek Master Plan. Create a system of interconnected linear 

parks that provide access to parks used for active recreation as well as to open 

space preserve areas that are used primarily for more passive recreation such as 

hiking and wildlife viewing. 

PSF-A-19 Provide recreational opportunities and establish bike and pedestrian paths along 

Santa Rosa Creek through implementation of the Santa Rosa Citywide Creek 

Master Plan. 

6-17


PSF-A-20 Encourage multiple use of waterways, including: 

6-18 

• Flood control; 

• Wildlife habitats; 

• Passive open space uses; 

• Nature study; 

• Pedestrian and bicycle circulation; and 

• Other compatible outdoor uses. 

PSF-A-21 Expand equestrian facilities in Santa Rosa and consider development of a 

trailhead at Hall Road with equestrian access to Santa Rosa Creek. 

PSF-B Ensure adequate funding for recreation and parks improvements and 

maintenance. 

PSF-B-1 Project acquisition and maintenance costs for new park facilities, and ensure 

that sustainable resources and funding mechanisms are available to meet 

approved maintenance management plans and acceptable levels of maintenance 

services. 

PSF-B-2 Annually evaluate the in-lieu fees allowed under the Quimby Act for park 

acquisition to ensure suffi cient funds to acquire parks consistent with General 

Plan acreage totals. 

PSF-B-3 Annually evaluate Park Impact Fees to ensure suffi cient funds for park 

acquisition and development from proposals that do not meet Quimby 

guidelines. 

PSF-B-4 Establish and annually evaluate mitigation fees for environmentally sensitive 

resource lands and/or endangered species habitat areas that are subject to 

development, and apply mitigation fees according to the quadrant of the city 

where these issues are applicable. Evaluate fees annually to update land costs 

and mitigation ratios. 

PSF-B-5 Establish limitations on the amounts of private recreational facilities, such as 

swimming pools and tennis courts, which may be substituted for park dedication 

or in-lieu payments. 

PSF-B-6 Develop a citywide Resource Management Plan for park and facility maintenance 

that addresses core versus non core services, appropriate levels of 

service, and factors that aff ect park maintenance practices.


PSF-B-7 Encourage innovative approaches for maintenance of parks and open space 

areas, by advocating and facilitating school, neighborhood, and business 

sponsorships and partnerships. 

EDUCATIONAL FACILITIES 

PSF-C Provide superior educational opportunities for children and all members of 

the community. 

PSF-C-1 Assist the various school districts in developing school sites and facilities to 

serve all neighborhoods in the city, and to respond to the educational needs of 

various sectors of the population. 

PSF-C-2 Maintain good communication with area school districts on all matters 

pertaining to the need for and the provision of school sites and facilities. 

Integrate the planning eff orts of the city and the school districts by: 

• Locating school facilities that allow 

safe pedestrian and bicycle access, 

as well as ensuring construction 

of traffi c calming measures in the 

vicinity; and 

• Designing attractive facilities that 

contribute to neighborhood identity 

and pride. 

PSF-C-3 Continue cooperation with Santa Rosa 

Junior College administration to further 

the accessibility to and the quality of 

local community college education. 

Encourage the improvement of campus 

Roseland Elementary School in southwest 

Santa Rosa is one of nine elementary schools 

serving the area. Additional elementary schools 

are planned to meet a growing school-age 

population. 

parking in order to reduce parking impacts on adjacent neighborhoods. 

PSF-D Provide library facilities necessary to meet the needs of the community. 

PSF-D-1 Provide a wide range of library services through a strong central facility and local 

branches needed to serve a growing and varied population. 

PSF-D-2 Develop additional library facilities and assist the library administration in its 

attempts to secure state and federal funds for facilities and services. 

6-19


PSF-D-3 Require community shopping centers and other major developments to consider 

incorporating sites and/or building spaces for branch facilities, when the 

locations coincide with the library administration’s Master Plan. 

PSF-D-4 Explore new ways in which the city can support the goal of expanded facilities 

and services. 

POLICE AND FIRE 

PSF-E Provide fi re and police services that ensure the safety of the community. 

PSF-E-1 Provide for citizen safety through expedient response to emergency calls. 

6-20 

1. Th e Fire Department shall achieve 90 percent performance of arrival of the fi rst 

fi re company at an emergency within 5 minutes of notifi cation by the dispatch center. 

2. Th e Fire Department shall achieve 90 percent performance of arrival of all units on 

fi rst alarm fi re suppression incidents within 9 minutes of notifi cation by the dispatch 

center. 

PSF-E-2 Provide for the safety of Santa Rosa citizens by maintaining effi cient, welltrained, 

and adequately equipped police and fi re personnel. 

PSF-E-3 Collaborate with other local jurisdictions in the provision of some police and fi re 

services, if such collaboration can improve service levels and is cost eff ective. 

PSF-E-4 Require implementation of fi re protection measures, such as non-combustible 

roofi ng materials and fi re sprinklers in areas of high fi re hazard. 

PSF-E-5 Assist neighborhoods and increase community contact through the 

Neighborhood Oriented Policing Program. 

PSF-E-6 Develop a new fi re station in southeast Santa Rosa. 

Th e City has a site for a station on the south side of Kawana Springs Road just east of 

Petaluma Hill Road. 

PSF-E-7 To better serve the community, move the fi re station on Parker Hill Road to a 

new location near Fountaingrove Parkway and Parker Hill Road and move the 

fi re station on Burbank Avenue to a new location near Sebastopol Road and 

Timothy Road.

Figure 6-3 

Fire Facilities 


SHILOH RD 

Existing Station 


101 

Existing Station 

to be Relocated 

Future Station 

AIRPORT BLVD 

N LAUGHLIN RD 

R I N C O N 

W E E K S 

C R E E K 


HARVILLE RD 

WALLACE RD 

BARNES RD 

RD 

SLUSSER RD 

RIVER 


RINCON AVE 

CREEK 

BADGER RD 

RD 

FOUNTAINGROVE 


DENNIS LN 

BAIRD 

HOPPER AVE 

COFFEY LN 

C R E E K 


DU CKER 

CR E E K 

C R E E K 


CREE K 

BUENA RD 

YERBA 

WALTZER RD 

ST FRANCIS RD 

L A G U N A 

A U S T I N 


PK Y 


AIRWAY DR 


CHA NATE RD 

DR 

PINER RD 

HIDDEN V ALLEY 

D E 

LOS ALAMOS RD 

MELITA 

MISSI ON BLVD 

MONTECITO AVE 

VENTURA AVE 

RANGE AVE 

PINER RD 

OLIVET RD 

LEWIS RD 

MARSH RD 

LN 

C R E E K 

R D 

MONTGOMERY 

CLEVELAND AVE 

W STEELE LN 

DR 

FRANKLIN AVE 

STEELE LN 

12 

P I N E R 

PETERSON 

Spring Lake 

Lake Ralphine 

E FOOTHIL L DR 

HUMBOLDT ST 

PACIFIC AVE 

MENDOCINO AVE 

C ONTROL 

FLOOD 

S A 

CREEK 

S A N T A R O 

PI NER 

P E T E RS O N C R E E K 


JENNINGS AVE 

MARLOW RD 


RIDGWAY AVE 

N DUTTON 

ABRAMSON 

WILLOWSIDE RD 

C R E E K 


SONOMA HWY 



4TH ST 

NORTH ST 

SONOMA AVE 

W COLLEGE AVE 

CREEK 

SPRING 

TALBOT AVE 

5TH ST 

COLLEGE AVE 

YULUPA AVE 

A V E 

C R E E K 


FULTON RD 

HALL RD 

ST 

VALLEJO 

D R 

Annadel 

State 

Park 

FARMERS LN 

E ST 

D ST 

WILSON ST 

W 9TH ST 

S E ST 

VA LLEY O AKS 

CREEKSIDE RD 

BRITTAIN LN 

OCCIDENTAL RD 

SANFORD RD 

TACHEVAH DR 


BROOKWOOD AVE 

W 3RD 

ST 


12 

SEBASTOPOL RD 

Lake Ilsanjo 

OAKMONT 

ASTON AVE 

DR 

WEST AVE 

FINLEY AVE 

CHICO AVE 

PRICE AVE 

GIFFEN AVE 

C O LG A N 

BURBANK AVE 

IRWIN LN 

OCCIDENTAL RD 

BETHA R DS DR 

CORBY AVE 

DUTTON AVE 

C OLGAN AVE 

C R E E K 


HEARN AVE 

C R E E K 

YOLANDA AVE 

BURT ST 

DOWD DR 

DUTTON MEADOW 


S WRIGHT RD 

12 




LUDWIG AVE 



BELLEVUE AVE 

C R E E K 

LLANO RD 

SONOMA MNT RD 


MOORLAND AVE 

STANDISH AVE 

G A N 


GRANGE RD 

C O L 

Highway 



TODD RD 

101 


SCENIC AVE 


0 1 

2 4 

SNYDER LN 


Miles 

Planning Area 



WATER, WASTEWATER, AND SOLID WASTE 

PSF-F Ensure that an adequate supply of water is available to serve existing and 

future needs of the city. 

PSF-F-1 Utilize high quality water from the Sonoma County Water Agency (SCWA) 

aqueduct system as the primary water supply. 

PSF-F-2 Ensure that water supply capacity and infrastructure are in place prior to 

occupancy of new development. 

PSF-F-3 Develop available groundwater resources for the purpose of providing a 

supplemental source of water in the event of an emergency. 

PSF-F-4 Maintain existing levels of water service by preserving and improving 

infrastructure, replacing water mains as necessary, and improving water 

transmission lines. 

PSF-F-5 Decline requests for extension of water beyond the Urban Growth Boundary, 

except in cases of existing documented health hazards and in areas where the 

city has agreements to provide services. 

PSF-F-6 Evaluate the city’s long-term water supply strategies, including development 

of new sources of water supply, improved water conservation and re-use, and 

implementation of appropriate growth control measures if necessary. 

PSF-G Ensure that adequate sewer capacity is available to serve existing and 

future needs of the city. 

PSF-G-1 Continue to explore and develop new uses for treated wastewater, including 

expanding existing programs such as urban and agricultural irrigation, 

consistent with objectives adopted by the Board of Public Utilities and the City 

Council. Examples of urban reuse include park and landscaping irrigation. 

PSF-G-2 Maintain existing levels of wastewater service by preserving and improving 

infrastructure, including replacing sewer mains as necessary. 

PSF-G-3 Decline requests for extension of sewer services beyond the Urban Growth 

Boundary, except in cases of existing documented health hazards and in areas 

where the city has agreements to provide services. 

6-22


PSF-H Meet the city’s solid waste disposal needs, while maximizing opportunities 

for waste reduction and recycling. 

PSF-H-1 Continue contracting for garbage and recycling collection services. Expand the 

single-stream recycling program (all recyclables in one container) to all users. 

PSF-H-2 Work with Sonoma County to identify alternatives to meet the need for solid 

waste disposal. 

PSF-H-3 Expand recycling eff orts in multifamily residential and commercial projects, and 

continue to encourage recycling by all residents. 

PSF-H-4 Require provision of attractive, convenient recycling bins and trash enclosures in 

residential and non-residential development. 

PSF-H-5 Continue public education programs about waste reduction, including recycling, 

yard waste, wood waste, and household hazardous waste. 

PSF-H-6 Consider development of a residential and commercial food waste composting 

program. 

STORMWATER MANAGEMENT 

PSF-I Manage, maintain, and improve stormwater drainage and capacity. 

PSF-I-1 Require dedication, improvement, and maintenance of stormwater fl ow and 

retention areas as a condition of approval. 

PSF-I-2 Require developers to cover the costs of drainage facilities needed for surface 

runoff generated as a result of new development. 

PSF-I-3 Require erosion and sedimentation control measures to maintain an operational 

drainage system, preserve drainage capacity, and protect water quality. 

PSF-I-4 Require measures to maintain and improve the storm drainage system, 

consistent with goals of the Santa Rosa Citywide Creek Master Plan, to preserve 

natural conditions of waterways and minimize paving of creek channels. 

PSF-I-5 Cooperate with the Sonoma County Water Agency and the Northern California 

Regional Water Quality Control Board to conduct regular assessment of 

stormwater drainage facilities, to ensure that adequate drainage capacity is 

6-23


6-24 

maintained throughout the system to accommodate increases in residential and 

commercial development. 

PSF-I-6 Require implementation of Best Management Practices to reduce drainage 

system discharge of non-point source pollutants originating from streets, 

parking lots, residential areas, businesses, industrial operations, and those open 

space areas involved with pesticide application. 

PSF-I-7 Prepare and distribute information to increase awareness of businesses and 

residents about the need to reduce drainage system discharge of non-pollutants. 

PSF-I-8 Implement the Standard Urban Storm Water Mitigation Plan (SUSMP) in order 

to reduce pollutants and runoff s fl ows from new development and signifi cant 

redevelopment projects. 

PSF-I-9 Consider installation of creekside pathways, consistent with the Citywide Creek 

Master Plan and Bicycle and Pedestrian Master Plan, when possible as part of 

stormwater improvement projects along the city’s creek corridors.

7 

OPEN SPACE AND CONSERVATION 

Th is element presents a discussion of open space and natural resource conservation 

eff orts undertaken by the City of Santa Rosa. Preservation of open spaces, 

agricultural lands, biological resources and habitat, air quality, and energy are each 

discussed, and policies ensure continued conservation eff orts. 

7-1 VISION 

In 2035, conservation of open spaces and natural resources within and near the city 

contribute to Santa Rosa’s enviable quality of life. Santa Rosa’s natural resources— 

including creeks, wetlands, mature trees, ridgelines, rock outcroppings, and open 

spaces—are conserved and incorporated into the design of new development. Multiuse 

trails provide access to community and regional open space areas, and views of 

open space areas are protected throughout the city. 

Th e Prince Memorial Greenway is completed and Santa Rosa Creek is restored, 

providing a riparian corridor amenity for residents and visitors. Th e natural features 

of several other waterways are restored and enhanced, with the addition of trails and 

passive recreational uses. 

Agricultural uses—including farms, co-ops, dairies, livestock ranches, and 

vineyards—surround the city’s Urban Growth Boundary (UGB). Air quality is high 

due to the use of cleaner fuels, reduced automobile dependence, and increased 

transit use. 

7-2 OPEN SPACE 

Open space provides a variety of benefi ts, including visual enjoyment, natural 

resource conservation (e.g., plant and wildlife habitats, creek corridors, hillsides, 

and soils), watershed protection, recreation use, and hazard reduction. Open space 

areas within the UGB generally include undeveloped lands containing signifi cant 

wildlife habitat or natural resources. Th e city’s UGB encompasses 180 acres of 

land designated as open space. Open space lands outside the UGB include Taylor 

Mountain and other hillside and ridgeline areas. Figure 7-1 illustrates the open space 

lands designated within the Planning Area.


Community separators are greenbelt areas designated by the Sonoma County General Plan to 

ensure protection of open space, and prevent expansion of urban development between cities. 

Th ese separators are intended to preserve the county’s sense of rural character by preserving 

open space corridors between existing communities. Th e community separators are also shown 

on Figure 7-1. 

Th e Sonoma County Agricultural Preservation and Open Space District (SCAPOSD) publication 

Connecting Communities and the Land - A Long Range Acquisition Plan (2006) addresses 

acquisition and preservation of open space resources in Sonoma County. Four types of open 

space identifi ed near Santa Rosa include agriculture, greenbelts (community separators), 

natural resources, and recreation areas. Preservation of open space for each of these activities 

is important to the quality of life and rural character valued by local residents. General Plan 

policies address public access to such areas, as well as expansion of the regional open space 

network. A continuous network of open space land can be more benefi cial for plant and habitat 

conservation than piecemeal open spaces. 

AGRICULTURAL RESOURCES 

Agricultural resources within the Santa Rosa Planning Area provide residents with a sense 

of rural character and access to fresh produce and agricultural goods. Agricultural resources 

—including crop fi elds and vineyards, open rangeland, barns and other farm structures— 

outside of the UGB but within the Planning Area include a total of 18,200 acres of farmland, 

according the State Department of Conservation’s Farmland Mapping and Monitoring 

Program. 

Working with SCAPOSD to preserve lands outside of the city’s UGB that contain highly 

productive soils for growing crops, and that are suitable for community agricultural 

operations—such as farmers’ markets, small family farms, and co-ops—will sustain the sense 

of rural character within the greater Santa Rosa area. Continued operation of active farms will 

also contribute to the region’s economic vitality. 

7-3 BIOLOGICAL RESOURCES AND WATERWAYS 

Biological resources found within Santa Rosa include sensitive plants and animals, creeks, and 

wetlands, including vernal pools. Figure 7-2 illustrates the areas with potential for sensitive 

species identifi ed by the California Department of Fish and Game (CDFG). 

Santa Rosa Creek, which originates in the headwaters of Mount Hood, runs from east to 

west through the city, and on to the Laguna de Santa Rosa. Other streams, including the 

lower reaches of Matanzas Creek, run through or near the city on their way to joining Santa 

Rosa Creek. Creek related policies from several previous planning documents including the 

7-2

Figure 7-1 

Open Space and 

Community Separators 


SHILOH RD 


101 

AIRPORT BLVD 

N LAUGHLIN RD 

R I N C O N 

Open Space 

W E E K S 


Community Separators 

C R E E K 

RD 

RIVER 


CREEK 

FOUNTAINGROVE 


CREEK 

COFFEY LN 

C R E E K 


HOPPER AVE 

DU CKER 

CR E E K 

P K Y 

PINER 

CREEK 

L A G U N A 

A U S T I N 



CHA NATE RD 

MISSI ON BLVD 

D E 

C R E E K 

FRANKLIN AVE 

STEELE LN 

C R E E K 

C ONTROL 



FLOOD 

S A 


CREEK 

S A N T A R O 

4TH ST 

PI NER 

ABRAMSON 

C R E E K 


SONOMA HWY 

CREEK 

SPRING 

5TH ST 

D ST 

WILSON ST 

C R E E K 


BETHA R DS DR 


PINER RD 

MONTG OMERY 

CLEVELAND AVE 

12 

DR 

Spring Lake 

Lake Ralphine 

NORTH ST 

MENDOCINO AVE 



SONOMA AVE 

COLLEGE AVE 

N DUTTON 

W COLLEGE AVE 

W 9TH ST 

HOEN AVE 

YULUPA AVE 

FARMERS LN 

A V E 

FULTON RD 

Annadel 

State 

Park 

E ST 

W 3RD 

S E ST 

ST 


12 

BENNETT VALLEY R D 

BROOKWOOD AVE 

SEBASTOPOL RD 

Lake Ilsanjo 

OCCIDENTAL RD 

C O LG A N 

CORBY AVE 

DUTTON AVE 

C R E E K 


HEARN AVE 

C R E E K 

YOLANDA AVE 


S WRIGHT RD 

12 




LUDWIG AVE 




BELLEVUE AVE 

C R E E K 

STANDISH AVE 

G A N 


C O L 


TODD RD 

101 

Highway 



0 1 

2 4 

SNYDER LN 


Miles 

Planning Area 



Santa Rosa Creek Master Plan (1993), and the Santa Rosa Waterways Plan (1996) have been 

reorganized into the Citywide Creek Master Plan (2007). Th e city recognizes the importance of 

its waterway resources, and has established the Santa Rosa Citywide Creek Master Plan (2007) 

as the leading document that ensures creek conservation and restoration. 

Biological resources within the Santa Rosa area can be roughly divided between those found 

on the western plain and those located in the uplands to the east, with connections formed 

by creeks. Sensitive resources on the plain include numerous vernal pools and their associated 

species and surrounding grasslands, while upland resources to the east include hillside open 

spaces and woodlands. 

CITYWIDE CREEK MASTER PLAN 

Th e Citywide Creek Master Plan presents a range of goals and policies for specifi c waterways 

in the City of Santa Rosa. Th e plan details the various creek environments that exist in the 

city while also designating a procedure for improving or maintaining their current condition. 

Implementing the recommended improvements specifi c to Santa Rosa’s local waterways will 

improve wildlife habitats, increase recreational opportunities, drainage capacity, and fl ood 

control. 

Key creek related goals and policies have been extracted 

from the Citywide Creek Master Plan. In order to review 

all the graphics and tables that are available in the Citywide 

Creek Master Plan, please refer to the full document. 

VEGETATION 

Santa Rosa’s UGB includes a variety of vegetation types, 

including grasslands, woodlands, riparian areas, and vernal 

pools. Some, like annual grasslands that now contain 

primarily exotic annual grasses, have been altered from 

their natural state. Others, including vernal pool areas, 

either remain in their natural state (in terms of species 

composition and ecological function) or have been only 

slightly altered. 

7-4 

Piner Creek, adjacent to Marlow Road, 

provides rich riparian habitat within the 

Urban Growth Boundary. 

Th e smaller areas of discrete habitat, such as vernal pools, support their own distinctive species 

associations. In these limited areas, the populations of individual species may be small and 

sensitive to disturbance. In recognition of the ecological importance of vernal pools, the Santa 

Rosa Plain Vernal Pool Ecosystem Preservation Plan was developed in 1995.

WILDLIFE 


Diverse vegetation types within the UGB provide for a variety of wildlife habitats, and the 

interspersion of diff erent habitats is advantageous for species that use the “edges” between 

them. Open space areas support smaller species, including songbirds, rodents, and a variety 

of invertebrates. Th ey also provide habitat for a number of sensitive species, including nesting 

raptors. 

Th e streams fl owing through the city provide both instream and riparian habitat. Riparian 

habitat supports a distinct community of plants and animals, including amphibians, and may 

form movement corridors that allow other wildlife to travel between suitable habitats that are 

otherwise separated by development. Th e instream habitat is also important; trout are found 

in Santa Rosa Creek and breed in its upland areas. Both of these habitats support a variety of 

animal species, from streambed invertebrates to the larger fi shes and animals such as herons 

and egrets that feed upon them. Preservation of existing wildlife habitat and restoration of 

riparian corridors ensures that wildlife species are protected, as well as provides tranquil open 

spaces within the city’s urban landscape. 

7-4 AIR QUALITY 

Reduction of air pollutants contributes to quality of life for Santa Rosans by improving 

the health of residents and workers. Th e City of Santa Rosa participates with the Bay Area 

Air Quality Management District (BAAQMD) to address improvement of air quality. Th e 

Pacifi c Ocean infl uences the moderate climate of Sonoma County. In summer, afternoon 

northwesterly winds blow contaminants south toward San Francisco. In winter, periods of 

stagnant air can occur, especially in periods between storms. 

Santa Rosa currently has one monitoring station that measures criteria pollutants, including 

ozone, carbon monoxide, nitrogen dioxide, lead, sulfates, and particulates 10 microns or 

smaller (PM10). Th e air quality in Santa Rosa has generally improved, as motor vehicles have 

become cleaner, agricultural and residential burning has been curtailed, and consumer products 

have been reformulated or replaced. From 2003 to 2007, Santa Rosa exceeded state standards 

only once, for ozone, in 2003. Carbon monoxide, a product of incomplete combustion, was 

formerly a problem for the city; but with improved motor vehicles and fuels, Santa Rosa air 

easily meets state and federal standards. 

Maintaining and improving air quality will contribute to good health for all Santa Rosans. 

Policies addressing land use patterns, connections between diff erent land uses, use of energy 

sources, alternative transportation modes, preservation of open spaces, and construction dust 

abatement all contribute to the reduction of air pollutants within Santa Rosa. 

7-5


7-5 ENERGY 

Th e City of Santa Rosa depends on energy to maintain a vital economy and desirable lifestyle. 

It uses electricity and natural gas to light, heat, and cool structures and to power its offi ce 

equipment, industrial machinery, public services, and home appliances. Th e city also uses 

petroleum products to move people and products along its transportation corridors. Energy is 

vital to the continued functioning of housing, employment, transportation, and public services 

and facilities in Santa Rosa. 

Reduced energy use in housing, commercial structures, public facilities, and transportation 

helps maintain local economic vitality and reduces the need for new infrastructure to 

deliver energy to the city. Better use of materials, insulation, and increased harnessing of 

solar incidence in building design reduces demand on natural gas and heating products. 

Transportation measures that facilitate pedestrian use and bicycling reduce dependence on 

petroleum. Together, these steps will lead to a more reliable, sustainable, economic energy 

future. 

7-6 CLIMATE CHANGE 

In 2005, the nine cities and Sonoma County set a mutual greenhouse gas target in partnership 

with the Climate Protection Campaign (CPC) within its Community Climate Action Plan 

(CCAP). On August 2, 2005 the City Council adopted Resolution 26341 which established 

a municipal greenhouse gas reduction target of 20 percent from 2000 levels by 2010 and 

facilitates the community-wide greenhouse gas reduction target of 25 percent from 1990 levels 

by 2015 that was included in the CCAP. 

Th e Santa Rosa Climate Action Plan (CAP) addresses emissions specifi c to the City’s Urban 

Growth Boundary. Th e CAP provides a roadmap to achieving GHG emissions reduction and 

attaining local emission reduction targets as well as those targets set at the regional and state 

level. Th e CAP recognizes the reduction targets, forecasts the amount of reductions necessary 

to meet those targets, indentifi es specifi c measures that will reduce emissions, outlines 

implementation of the measures and provides for the long term tracking of emissions. 

Th e CAP and the General Plan work in conjunction to facilitate GHG emissions reductions. 

Th is plan acknowledges the environmental leadership Santa Rosa has achieved and supports 

the responsibility of continued greenhouse gas (GHG) emissions reductions. Measures, policies 

and projects that reduce community-wide GHGs presented in the Climate Action Plan are 

aligned with the goals and policies in the General Plan. In addition, the General Plan provides 

the basis for analyzing proposed development to determine consistency with the CAP goals 

and measures. Th e measures presented in the Climate Action Plan are referenced generally 

throughout the General Plan. 

7-6

Figure 7-2 7-2 

Biological Resources 

SHILOH RD 

Areas Where Sensitive Species 

Might be Present 

Mark West Creek 

FAUGHT RD 


AIRPORT BLVD 

Potential High Quality 

Vernal Pool Habitat 

RIEBLI RD 

SONOMA MANZANITA 

RINCON RIDGE CEANOTHUS 

CALISTOGA CEANOTHUS 

NORTHWESTERN 

POND TURTLE 

LAUGHLIN 

MARK WEST SPRINGS RD 

Lakes and Reservoirs 

ST ANDREWS DR 

101 

FULTON RD 

RD 


RIVER RD 

SLUSSER RD 

Creeks 

Brush Creek 

Middlefork 

Reservoir 

WALLACE 

THOMAS LAKE HARRIS RD 

HARVILLE 

RD 

RD 

CALISTOGA RD 

FOUNTAINGROVE PKWY 

Fountaingrove 

Lake 

OLD REDWOOD 

BAIRD RD 

BARNES 

RINCON AVE 

STAGE- 

COACH 

RD 

RIVER RD 

HWY 


DENNIS LN 

BADGER RD 

HOPPER AVE 

MONTECITO BLVD 

PARKER HILL 

RD 

PARKHURST 

DR 

YERBA BUENA RD 

Ducker Creek 

DR 


RD 

PINER 

COFFEY LN 

OLIVET RD 

INDUSTRIAL 

RD 

AVE 

FRANCISCO AVE 

CANYON 

DR 

MIDDLE 

RD 

AIRWAY DR 

SAN MIGUEL 

BICENTENNIAL WY 

LOS ALAMOS RD 

RINCONADA 

DR 

CHANATE 

WALTZER RD 

Laguna de Santa 

ST FRANCIS RD 

DUPONT 

DR 

Austin Creek 

RINCON 

FULTON RD 

DR 

MONTGOMERY 

RANGE AVE 

PINER RD 

RD 

SONOMA HWY 

MISSION BLVD 

MONTECITO AVE 


MENDOCINO 

ADMINIS- 

LN 

FRANKLIN AVE NORTH AVE 

W. STEELE LNSTEELE 

CLEVELAND AVE 

Rosa 

TRATION DR 

LEWIS RD 

MARSH RD 

MELITA RD 

Brush Creek 

Paulin Creek 

RINCON RIDGE CEANOTHUS 


SONOMA CEANOTHUS 

COLUSA LAYIA 

SONOMA BEARDTONGUE 

HUMBOLDT ST 

LN 

Lake 

Ralphine 

ELLIOT AVE 

12 

AVE 

JENNINGS AVE 

MARLOW RD 

PETERSON 

Spring 

Lake 

Santa Rosa Creek 

E FOOTHILL DR 

PACIFIC AVE 

ROGERS 

WY 


BRYDEN LN 

SPENCER AVE 

GUERNEVILLE RDGUERNEVILLE RD 

RIDGWAY AVE 

MONTGOMERY DR 

4TH ST 

OAKMONT 

Annadel 

State 

Park 


ALDERBROOK 

SONOMA AVE 

DR 

COLLEGE AVE 

W. COLLEGE AVE 

HOEN AVE 

YULUPA AVE 

FRANQUETTE AVE 

DR 

RIDLEY AVE 

WILLOWSIDE RD 

Creek 

EXETER 

DR 

Piner 

TALBOT 

Santa Rosa Flood Control Channel 

BRIDGE RD 

Creek 

7TH ST 

FARMERS LN 

9TH ST 

Spring 

5TH ST 

HOEN 

VALLEJO 

DR 

BROOKWOOD AVE 

3RD ST 

AVE 

ST 

SONOMA SUNSHINE 

DWARF DOWNINGIA 

BURKE’S GOLDFIELDS 

E ST 

5TH ST 

N. DUTTON 


HALL RD 

DR 

WHITE OAK 


W. 3RD ST 

OAKS DR 

Spring 

CREEKSIDE RD 

12 

OAK LEAF 

DR 

PYTHIAN 

RD 

VALLEY 


AVE 

Creek 

Matanzas Creek 

BETHARDS DR 

TACHEVAH DR 

Lake 

Ilsanjo 


BARHAM AVE 

AVE 

SEBASTOPOL RD 

BRITTAIN LN 

12 

IRWIN LN 

SEBASTOPOL MEADOWFOAM 

BAKER’S NAVARRETIA 

CALIFORNIA LINDERIELLA 

CALIFORNIA TIGER SALAMANDER 

NORTHERN HARDPAN VERNAL POOL 

SANFORD RD 

KAWANA SPRGS 

RD 

CORPORATE CENTER 

OCCIDENTAL RD 

S. WRIGHT RD 

ASTON AVE 

COLGAN 

AVE 

WEST AVE 

LEO DR 

BURBANK AVE 

CHICO AVE 

LAZZINI 

AVE 

FRESNO AVE 

FINLEY AVE 

PRICE AVE 

GIFFEN AVE 

HEARN AVE 

NORTHPOINT PKWY 


YOLANDA AVE 

PKWY 

DOWD DR 

ST 

BURT 

CORBY AVE 



WILJAN 

CT 

BELLEVUE AVE 

DUTTON MEADOW 

PYLE DR 

ASH 

DR 

YUBA DR 

Matanzas 

Creek Reservoir 


DR 

Highway 

LUDWIG AVE BURGESS 

SONOMA ALOPECURUS 


DWARF DOWNINGIA 

FRAGRANT FRITILLARY 

BAKER’S NAVARRETIA 

CALIFORNIA RED-LEGGED FROG 

NORTHWESTERN POND TURTLE 

NORTHERN SPOTTED OWL 

NORTHERN VERNAL POOL 

VALLEY NEEDLEGRASS GRASSLAND 

SONOMA MOUNTAIN RD 


W ROBLES AVE 

GRANGE RD 

MOORLAND AVE 

DUTTON AVE 

Regional/Arterial 


Transitional/Collector 

TODD RD 

101 

Colgan Creek Flood Control Channel 


SNYDER LN 


SCENIC AVE 


Planning Area 


CITY OF 


0 1 2 4 

MILES 

DYETT & BHATIA 

Urban and Regional Planners



OPEN SPACE 

OSC-A Maximize the benefi ts of open space. 

OSC-A-1 Cooperate with various public and private entities to create new public access 

trails to parks, open spaces, and drainage ways within the city, as well as to trail 

systems outside the UGB. Priorities for trail access outside of the UGB should 

include: 

7-8 

Joe Rodota Trail (from Santa Rosa to Sebastopol); 

Bay Area Ridge Trail; 

Santa Rosa Creek Trail; 

Laguna Trail; 

Roseland Creek Trail; 

Colgan Creek Trail; and 

Paulin Creek Trail. 

OSC-A-2 Collaborate with other agencies and private development to link non-access 

open spaces, where such linking would benefi t the protection of special 

environments and life systems such as wetlands, plant communities, and wildlife 

habitats and corridors. 

OSC-A-3 Cooperate with the County of Sonoma in preserving and, where appropriate, 

acquiring open space outside the UGB, for both growth management and open 

space purposes. 

OSC-A-4 Encourage the Sonoma County Agricultural Preservation and Open Space District 

to appropriate funds for acquisition of open space within and surrounding Santa 

Rosa. Priorities for acquisition include: 

Community Separator between Santa Rosa and Rohnert Park; 

Taylor Mountain; 

Areas west and north of the Urban Growth Boundary; and 

Santa Rosa Creek corridor. 

OSC-A-5 Monitor the progress of the Sonoma County Agricultural Preservation and Open 

Space District in acquiring Santa Rosa priority properties. 

OSC-A-6 Protect the Annadel and Spring Lake regional parks from intrusion by 

inappropriate uses. Conserve the biotic systems in those parks.

Figure 7-3 

Slope and Ridgelines 

Slope 10-25% 

Slope greater than 25% 

Ridgelines 

WALLACE RD 

CALISTOGA RD 



PKWY 

FOUNTAINGROVE 


MIDDLE RINCON RD 


RD 


LOS ALAMOS RD 

MENDOCINO 

12 

STEELE LN 

MONTGOMERY DR 

MISSION BLVD 

MONTECITO AVE 

DR 

CHANATE 

HIDDEN VALLEY 

FRANKLIN AVE 

PACIFIC AVE 

HWY 

SONOMA 

NORTH AVE 

MONTGOMERY DR 

SONOMA AVE 

OAKMONT 


4TH ST 

COLLEGE AVE 

3RD ST 

HOEN RD 

DUTTON AVE 

DR 

DR 

YULUPA AVE 

12 

VALLEY OAKS 

BROOKWOOD AVE 

BETHARDS DR 


ASTON AVE 

RD 

KAWANA 

SPRGS 

YOLANDA AVE 




ARN AVE 

Source: City of Santa Rosa, Community 

Development Department, 

July, 2002. 

101 

40 Acres 

10 

Acres 

CITY OF 


0 1 2 4 

MILES


OSC-A-7 Encourage preservation of open space in the Community Separators (see 

Figure 7-1: Open Space and Community Separators) between Santa Rosa and 

neighboring communities. Work with regional agencies to ensure maintenance 

of the separators as permanent open space. 

OSC-A-8 Coordinate with public and private entities to link open spaces with a network 

of paths and trails, including Sonoma County Water Agency access roads and the 

Bay Area Ridge Trail. 

OSC-B Conserve the city’s open spaces and signifi cant natural features. 

OSC-B-1 Prohibit development on hillsides and ridgelines where structures would 

interrupt the skyline. 

OSC-B-2 Minimize alteration of the topography, drainage patterns and vegetation of land 

with slopes of ten percent or more. Prohibit alteration of slopes greater than 25 

percent. 

OSC-B-3 Require that new subdivisions, multifamily, and non-residential development 

abutting creek corridors are appropriately designed with respect to the creek. 

Development may orient toward the creek as an amenity, but adequate setbacks 

shall be used to ensure riparian habitat is protected. 

OSC-B-4 Require that graded areas within new developments be revegetated. 

OSC-B-5 Require a Hillside Development Permit as part of a proposed subdivision, 

proposed development or new land use on that portion of a site with a slope of 

10 percent or greater (see Figure 7-3: Slope and Ridgelines). 

AGRICULTURAL RESOURCES 

OSC-C Conserve agricultural soils. 

OSC-C-1 Support eff orts by the Sonoma County Agricultural Preservation and Open Space 

District to protect and/or acquire Prime Agricultural Land outside of the Urban 

Growth Boundary. 

OSC-C-2 During the next update of the Sonoma County General Plan, encourage 

preservation of unincorporated lands adjacent to and near the Santa Rosa Urban 

Growth Boundary as viable agricultural resources. 

7-11


OSC-C-3 Preserve and enhance agriculture within 

the Planning Area as a component of the 

economy and as a part of Santa Rosa’s 

environmental quality. 

OSC-C-4 Work with the County of Sonoma to 

encourage the conservation of mineral 

resources and the protection of access to 

those resources. 

BIOLOGICAL RESOURCES AND WATERWAYS 

OSC-D Conserve wetlands, vernal pools, wildlife 

ecosystems, rare plant habitats, and 

waterways. 

OSC-D-1 Utilize existing regulations and procedures, 

including Subdivision Guidelines, Zoning, 

Design Review, and environmental law, to 

conserve wetlands and rare plants. Comply 

7-12 

Santa Rosa Creek provides biological 

habitat, stormwater collection, and an 

open space amenity for local residents. 

with the federal policy of no net loss of wetlands using mitigation measures such 

as: 

Avoidance of sensitive habitat; 

Clustered development; 

Transfer of development rights; and/or 

Compensatory mitigation, such as restoration or creation. 

OSC-D-2 Protect high quality wetlands and vernal pools from development or other 

activities as determined by the Vernal Pool Ecosystem Preservation Plan. 

OSC-D-3 Preserve and restore the elements of wildlife habitats and corridors throughout 

the Planning Area. 

OSC-D-4 Continue to consult with the California Department of Fish and Game to 

identify signifi cant environments. Identify priorities for acquisition or 

maintenance of open space areas based on biological and environmental 

concerns, and develop an overall strategy for the maintenance of areas that 

will preserve the populations of plants and animals currently found within the 

Urban Growth Boundary.


OSC-D-5 Consult with North Coast Regional Water Quality Control Board staff as part of 

the CEQA process for proposed developments to help them identify wetland and 

vernal pool habitat that has candidacy for restoration/protection based on actual 

and potential benefi cial uses, and determine appropriate locations for mitigation 

banking. 

OSC-D-6 Preserve waterways by informing residents of the environmental eff ects of 

dumping yard waste into creeks, or other wastes, such as motor oil, into storm 

drains that empty into creeks. 

OSC-D-7 Rehabilitate existing channelized waterways, as feasible, to remove concrete 

linings and allow for a connection with the stream channel and the natural 

water table. Avoid creating additional channelized waterways, unless no other 

alternative is available to protect human health, safety, and welfare. 

OSC-D-8 Restore channelized waterways to a more natural condition which allows for 

more natural hydraulic functioning, including development of meanders, pools, 

riffl es, and other stream features. Restoration should also allow for growth 

of riparian vegetation which eff ectively stabilizes banks, screens pollutants 

from runoff entering the channel, enhances fi sheries, and provides other 

opportunities for natural habitat restoration. 

OSC-D-9 Ensure that construction adjacent to creek channels is sensitive to the natural 

environment. Ensure that natural topography and vegetation is preserved 

along the creek, and that construction activities do not disrupt or pollute the 

waterway. 

OSC-D-10 Orient development and buildings toward creeks, while providing privacy, 

security, and an open transition between public and private open spaces. 

OSC-D-11 New development along channelized waterways should allow for an ecological 

buff er zone between the waterway and development. Th is buff er zone should 

also provide opportunities for multi-use trails and recreation. 

OSC-D-12 New development should maintain an adequate setback from channelized 

waterways to recognize the 100-year fl ood elevation, and allow for stream 

corridor restoration. Setbacks identifi ed in the Zoning Code should serve 

as minimum setbacks. Larger setbacks are encouraged in accordance with 

Restoration Concept Plans to meet restoration and enhancement goals. 

7-13


CITYWIDE CREEK MASTER PLAN 

OSC-E Ensure local creeks and riparian corridors are preserved, enhanced, and 

restored as habitat for fi sh, birds, mammals and other wildlife. 

OSC-E-1 Maintain creek areas using practices that protect and support fi sh and wildlife as 

well as help retain hydraulic capacity. 

OSC-E-2 Plan and perform stream maintenance activities that respect the balance of 

fl ood protection and environmental protection. 

OSC-E-3 Continue to support eff orts towards healthy, clean, and safe creeks. 

OSC-F Construct trail corridors and other recreational opportunities along local 

waterways. 

OSC-F-1 Accommodate connections to regional trail systems that enhance or support the 

creek trail systems network. 

OSC-F-2 Cooperate with various public and private entities to create new public access 

trails along creeks to parks and open spaces within the Urban Growth Boundary, 

as well as connections to regional trail systems. 

OSC-G Provide educational opportunities along the waterways in the city. 

OSC-G-1 Continue with the distribution of the Creek Stewardship Guide that addresses, 

in part, erosion control techniques, vegetation management, and water quality. 

Th e guide should also explain how an individual or organization can protect and 

enhance the creek environment. 

OSC-G-2 Support volunteer Creek Stewards who help serve to identify and report 

undesirable conditions and activities. Creek Stewards also perform minor 

maintenance and monitoring tasks and provide suggestions to enhance creek 

areas. 

OSC-H Conserve signifi cant vegetation and trees and plant new trees. 

OSC-H-1 Preserve trees and other vegetation, including wildfl owers, both as individual 

specimens and as parts of larger plant communities. 

OSC-H-2 Preserve and regenerate native oak trees. 

OSC-H-3 Preserve the Highway 12 scenic route in eastern Santa Rosa, including the 

corridor of oak trees. Encourage CalTrans to preserve the oaks on site where 

possible, and to replace destroyed trees. 

7-14


OSC-H-4 Require incorporation of native plants into landscape plans for new 

development, where appropriate and feasible, especially in areas adjacent to 

open space areas or along waterways. 

OSC-H-5 Plant trees on public property including park strips, open space 

and park areas and encourage tree planting on private property to 

help off set carbon emissions. 

WATER CONSERVATION AND AIR QUALITY 

OSC-I Conserve water and maintain water quality. 

OSC-I-1 Maintain high levels of water quality for human consumption and for other life 

systems in the region by regularly monitoring water quality. 

OSC-I-2 Require non-residential projects requesting Conditional Use Permit or Design 

Review approval to provide water effi cient landscaping in accordance with the 

city’s Water Effi cient Landscape Policy. 

OSC-I-3 Promote water conservation through public education, provision of 

conservation kits, and information about low-fl ow plumbing fi xtures and leak 

detection. 

OSC-I-4 Consider water conservation measures in the review of new residential 

development projects. 

OSC-I-5 Expand the infrastructure network as possible to allow use of reclaimed water 

for use at residences, businesses, and city parks and facilities. 

AIR QUALITY 

OSC-J Take appropriate actions to help Santa Rosa and the larger Bay Area region 

achieve and maintain all ambient air quality standards. 

OSC-J-1 Review all new construction projects and require dust abatement actions as 

contained in the CEQA Handbook of the Bay Area Air Quality Management 

District. 

OSC-J-2 Budget for clean fuels and vehicles in the city’s long-range capital expenditure 

plans, to replace and improve the existing fl eet of gasoline and diesel powered 

vehicles. Initiate a policy to make its fl eet among the cleanest in the North Bay 

by: 

7-15


7-16 

Purchasing electric vehicles wherever possible, and especially for stop-and-go 

units such as parking meter readers. 

Purchasing electric or hybrid electric fl eet vehicles for general staff use, 

especially for building inspectors and other uses primarily within the city. 

Purchasing alternative fuel vehicles, such as natural gas, as the existing 

diesel-powered fl eet is replaced. Alternatively, purchase diesel vehicles only 

if they meet or exceed emission specifi cations for available natural gas fuel 

vehicles. 

Purchasing biodiesel fuel for use by the city diesel truck fl eet. 

As possible, use lo-NOx fuel additives, such as Purinox, in all diesel vehicles. 

OSC-J-3 Reduce particulate matter emissions from wood burning appliances through 

implementation of the city’s Wood Burning Appliance code. 

ENERGY 

OSC-K Reduce energy use in existing and new commercial, industrial, and public 

structures. 

OSC-K-1 Promote the use of site planning, solar orientation, cool roofs, and landscaping 

to decrease summer cooling and winter heating needs. Encourage the use of 

recycled content construction materials. 

OSC-K-2 Identify opportunities for decreasing energy use through installation of energy 

effi cient lighting, reduced thermostat settings, and elimination of unnecessary 

lighting in public facilities. 

OSC-K-3 Identify and implement energy conservation measures that are appropriate for 

public buildings. Implement measures that are at least as eff ective as those in 

the retrofi t ordinances for commercial and offi ce buildings. 

OSC-K-4 Advance the city’s environmentally sensitive preferred purchasing and green 

fl eet conversion programs. 

OSC-K-5 Implement measures of the Climate Action Plan which increase energy 

effi ciency, including retrofi tting existing buildings and facilitating energy 

upgrades. 

OSC-L Encourage the development of nontraditional and distributed sources of 

electrical generation.


OSC-L-1 Reconsider any existing codes and policies that constrain or prohibit the 

installation of environmentally acceptable forms of distributed generation. 

Distributed generation is small-scale sources of electrical generation, such as 

microturbines, fuel cells, photovoltaics, and other sources of electrical power that can 

be eff ectively located in offi ce parks, industrial facilities, and other consumer buildings. 

OSC-L-2 Participate in state and local eff orts to develop appropriate policies and review 

procedures for the installation of photovoltaic solar and other environmentally 

acceptable forms of distributed generation. 

OSC-L-3 Establish a city renewable energy program which will allow the city to generate 

or receive a signifi cant portion of energy from renewable sources. 

OSC-M Reduce Greenhouse Gas Emissions 

OSC-M-1 Meet local, regional and state targets for reduction of greenhouse gas emissions 

through implementation of the Climate Action Plan. 

Please note: Residential energy effi ciency is addressed in Chapter 4: Housing 

Element. Energy effi ciency in the transportation sector is addressed in Chapter 5: 

Transportation Element. 

7-17

8 

GROWTH MANAGEMENT 

Growth management was added to the Santa Rosa General Plan as a separate, 

optional element in 1991, in response to record growth in the mid-1980s and 

concern regarding the city’s ability to provide adequate services. Th e purpose of 

growth management is to balance new development with: 

1. Th e city’s ability to supply necessary public services and facilities; 

2. Protection of social and economic values in existing residential neighborhoods, 

commercial centers and industrial areas; 

3. Conservation of vital open spaces and natural resources; 

4. Achievement of decent housing for all income categories; 

5. Attainment of community goals for the overall size and character of Santa 

Rosa; and 

6. A stable, moderate growth rate suffi cient to support a healthy business 

economy. 

Th is element presents an overview of the city’s Growth Management Program. Th e 

topics in this element include orderly and compact growth within the city’s Urban 

Growth Boundary (UGB), development intensity and the pace of population growth. 

8-1 VISION 

In 2035, Santa Rosa is a balanced community featuring a mix of residential, 

commercial, offi ce, industrial, public, and recreational uses within the Urban 

Growth Boundary. Santa Rosa is a nearly built out city with defi ned edges, 

surrounded by open space and agriculture. 

Residential development has increased at a comfortable pace over the preceding 

two decades, both allowing construction of new housing units for Santa Rosans 

and maintaining a feeling of openness through scattered vacant parcels. Th e city’s


job supply has grown at a consistent pace, maintaining Santa Rosa’s position as the center of 

government, business and commerce in Sonoma County. Public services and infrastructure are 

available, and have been expanded to keep pace with new growth. 

8-2 URBAN GROWTH BOUNDARY 

Santa Rosa voters approved a fi ve-year Urban Growth Boundary (UGB) in 1990, and a 20year 

UGB measure in 1996, assuring that the current UGB will not be signifi cantly changed 

at least until 2016. Th e UGB contains 29,140 acres, a little more than 45 square miles, and 

encompasses all incorporated land as well as unincorporated land that will eventually be 

annexed and served by the city. Th e city’s Planning Area extends outside of the UGB on all sides 

of Santa Rosa, and includes the Charles M. Schulz-Sonoma County Airport to the northwest 

and Annadel State Park to the southeast. Th e Planning Area encompasses approximately 

75,200 acres, or 118 square miles. Th ese boundaries are shown in Figure 8-1. 

Th e General Plan assumes all urban development through 2035 will be contained within the 

city’s Urban Growth Boundary. All land use classifi cations outside the UGB on the General 

Plan Land Use Diagram refl ect Sonoma County General Plan designations – primarily rural 

residential and agricultural uses. Development outside the UGB is discouraged in order to 

promote open areas around the city and to demarcate an obvious end to urban development. 

8-3 GROWTH MANAGEMENT 

Growth continues to be one of the most important issues to Santa Rosans. In 1992, the 

Growth Management Ordinance was adopted to implement the policies of the Growth 

Management Element. Th is ordinance, still in eff ect, limits the number of residential units 

that can be approved each year. Upon city approval, a project receives an “allotment” that can 

later be used to receive a building permit. Because of carryovers from previous years allowed by 

the ordinance, the number of permits issued in any one year can be higher than the maximum 

allotment. 

Th e Growth Management Element limits allotments through 2035. If all projected allotments 

were used, a 2035 population of approximately 237,000 residents within the Urban Growth 

Boundary would result. 


GM-A Prevent urban sprawl by focusing growth within the Urban Growth 

Boundary 

GM-A-1 Contain urban development in the Santa Rosa area within the city’s Urban 


8-2

Figure 8-1 

Area Not to be Developed 

Before 2010 


SHILOH RD 


101 

AIRPORT BLVD 

N LAUGHLIN RD 

Planning Area 

W E E K S 

R I N C O N 


C R E E K 


City Limits 

RD 

RIVER 


CREEK 

FOUNTAINGROVE 


Area Not to be Developed 

Before 2010 

CREEK 

COFFEY LN 

C R E E K 


HOPPER AVE 

DU CKER 

CR E E K 

P K Y 

PINER 

CREEK 

L A G U N A 

A U S T I N 



CHA NATE RD 

MISSI ON BLVD 

D E 

C R E E K 

FRANKLIN AVE 

STEELE LN 

C R E E K 

C ONTROL 



FLOOD 

S A 


CREEK 

S A N T A R O 

4TH ST 

PI NER 

ABRAMSON 

C R E E K 


SONOMA HWY 

CREEK 

SPRING 

5TH ST 

D ST 

WILSON ST 

C R E E K 


BETHA R DS DR 


PINER RD 

MONTG OMERY 

CLEVELAND AVE 

12 

DR 

Spring Lake 

Lake Ralphine 

NORTH ST 

MENDOCINO AVE 



SONOMA AVE 

COLLEGE AVE 

N DUTTON 

W COLLEGE AVE 

W 9TH ST 

HOEN AVE 

YULUPA AVE 

FARMERS LN 

A V E 

FULTON RD 

Annadel 

State 

Park 

E ST 

W 3RD 

S E ST 

ST 


12 

BENNETT VALLEY R D 

BROOKWOOD AVE 

SEBASTOPOL RD 

Lake Ilsanjo 

OCCIDENTAL RD 

C O LG A N 

CORBY AVE 

DUTTON AVE 

C R E E K 


HEARN AVE 

C R E E K 

YOLANDA AVE 


S WRIGHT RD 

12 




LUDWIG AVE 




BELLEVUE AVE 

C R E E K 

Approximately 453 Acres 

STANDISH AVE 

G A N 

C O L 


TODD RD 


101 

Highway 


0 1 

2 4 

SNYDER LN 


Miles 

Conceptual Local Street


8-4 

Th e current voter-approved Urban Growth Boundary (UGB) will expire in 2016. 

While it is likely that the General Plan will be comprehensively updated before then, 

current projections indicate that there is suffi cient land available within the UGB to 

accommodate growth needs until 2035. 

GM-A-2 Clarify to project applicants that the low-intensity General Plan designations 

are not “interim” and that the intent of these designations is to accommodate 

a variety of housing types within the UGB, rather than reserve areas for future 

development. 

Th is applies specifi cally to the rural Very Low Density Residential designation, as 

rural residential pockets will be retained within Santa Rosa’s UGB to accommodate all 

lifestyles. 

GM-A-3 Work with the Local Agency Formation Commission (LAFCO) to amend the 

city’s Sphere of Infl uence to be coterminous with the adopted Urban Growth 

Boundary. 

GM-B Program infrastructure improvements to keep pace with new residential 

growth, and ensure that such growth incorporates aff ordable housing 

provisions and is balanced with conservation of resources. 

GM-B-1 Limit the number of new housing units granted allotments per year, as provided 

in Table 8-1. 

Table 8-1: Schedule of Housing Units Allotments 

Timeframe 

Maximum Housing 

Allotments per year 

2006-2010 900 

2011-2015 850 

2016-2020 850 

2021-2025 800 

2026-2030 800 

2031-2035 800 

GM-B-2 Ensure that the city’s Growth Management Ordinance continues to be a 

mechanism to achieve the community’s housing goals.


GM-B-3 Strongly encourage the development of off -site improvements through the use 

of reimbursement agreements, assessment districts and Mello Roos districts. 

Th e city will identify areas where a lack of infrastructure is creating negative, 

community-wide impacts to prioritize needed off -site improvements. 

GM-B-4 Direct growth to areas where services and infrastructure can be provided 

effi ciently. Do not allow any development in the approximately 453 acre area 

generally east of Santa Rosa Avenue and north of Todd Road (as mapped in 

Figure 8-1), until 2010. 

GM-B-5 Require a detailed land use plan for the area within the 2010 boundary, east 

of Santa Rosa Avenue and north of Todd Road prior to any annexation. Th e 

plan shall address specifi c land uses – including mobile homes - provision of 

services, circulation, parks and open space, and the impact of this development 

on downtown. Th e plan shall also include design guidelines. Require project 

proponents to enter into a comprehensive development agreement that, at a 

minimum, addresses the fi nancing of the Farmers Lane extension and the Todd 

sewer trunk. 

8-5

9 

YOUTH AND FAMILY 

Th e purpose of this element is to affi rm that the health, safety, welfare and 

development of youth and families are a high priority for the City of Santa Rosa. 

Youth and family issues are included in the city’s policy framework so that these 

factors are considered when important decisions are made, including commitment 

of city resources. Th is element provides direction for youth-oriented programs, child 

care, and senior services. 

9-1 VISION 

In 2035, Santa Rosa’s high quality of life demonstrates the positive eff ects of city 

services and resources devoted to youth and families. A wide variety of facilities 

and programs aimed at satisfying diverse youth interests provide numerous 

opportunities for leisure-time activities. Th rough Measure “O” and other programs, 

the coordinated eff ort of the city and various organizations has lessened the 

detrimental eff ects of gang activities and youth drug and alcohol use. 

Th e child care needs of the city’s residents and workers are met with a network of 

facilities distributed throughout the city in close proximity to neighborhoods and 

employment centers. Overall, residents feel proud of the city’s eff orts to provide a 

safe, secure, and positive family environment. 

9-2 AGE DISTRIBUTION 

According to the 2007 American Community Survey, Santa Rosa had a population 

of approximately 147,500 within the city limits. Of this population, 25 percent were 

children ages 19 or younger, while approximately 14 percent were seniors age 65 or 

older. Table 9-1 depicts the age distributions of Santa Rosa’s population. 

An estimated 36,740 children (ages 19 and under) lived in Santa Rosa in 2007 

according to the American Community Survey. Th e city’s youth population 

necessitates high quality services and facilities accessible to the city’s families and 

their children. Facilities envisioned by the General Plan include public and private 

schools, parks and playgrounds, safe walking and bicycling paths, recreational afterschool 

programs, convenient transit routes, walkable shopping areas, and child care 

services.


Table 9-1: Age Distribution of Santa Rosa 

Residents (2007) 

9-2 

Age Group Population 

Percentage of 

Total 

Under 5 years 8,531 5.8% 

5 to 9 years 7,518 5.1% 

10 to 14 years 9,440 6.4% 

15 to 19 years 11,251 7.6% 

20 to 24 years 11,689 7.9% 

25 to 29 years 10,402 7.1% 

30 to 34 years 8,038 5.4% 

35 to 39 years 8,802 6.0% 

40 to 44 years 11,409 7.7% 

45 to 49 years 11,267 7.6% 

50 to 54 years 10,795 7.3% 

55 to 59 years 11,181 7.6% 

60 to 64 years 6,780 4.6% 

65 to 69 years 3,785 2.6% 

70 to 74 years 4,560 3.1% 

75 to 79 years 4,246 2.9% 

80 to 84 years 4,108 2.8% 

85 years and over 3,714 2.5% 

Total 147,516 100% 

Source: 2007 American Community Survey 

Percentage of Total 

Population 

9% 

8% 

7% 

6% 

5% 

4% 

3% 

2% 

1% 

0% 

Chart 9-1; Trends in Youth Population 

Sonoma County 2000-2040 

2000 2010 2020 2030 2040 

Source: California Department of Finance 2007 

Th e overall percentage of youth (ages 5 

through 19) in the city’s population has 

declined from 27 percent in 1990 to 21 

percent in 2000, and for the last year that 

data is available, to 19 percent in 2007. 

Th e percentages of older youths (ages 10 

through 14 and 14 through 19) increased to 

5.5 percent (10 through 14) and 6.5 percent 

(15 through 19) in each age cohort by 2007. 

However, as illustrated in Chart 9-1, the 

percentages of youth in all age groups are 

expected to drop between 2000 and 2035 

due to demographic changes in Sonoma 

County as a whole. Th is anticipated rise in 

the proportion of youth within the city’s 

total population is based upon the aging 

of the baby boomers as a general aging 

trend in the Sonoma County population 

distribution. Because of the overall aging of 

the population and medical advances, people 

are living longer. Among large United States 

cities, Santa Rosa is ranked sixth in the 

nation for having the largest percentage of 

its population age 85 or older (2.2 percent in 

2007). 

0-4 

5-9 

10-14 

15-19

9-3 YOUTH PROGRAMS 


Involvement in youth programs can increase students’ success in school and increase 

graduation rates. Programs may also help prevent Santa Rosa youth from becoming involved 

in gangs, drugs and alcohol use and other youth crime. Th e Parks and Recreation section of 

Chapter 6: Public Services and Facilities Element describes many of the recreational facilities 

available to community members; this section highlights some of the programs that are most 

tailored or attractive to Santa Rosa’s youth. 

Th e Steele Lane Community Center and the Finley Community Center provide space for classes, 

workshops, special events, meetings, and sports. Th ese facilities also hold social events such as 

dances and tiny tot programs. In addition to public swimming sessions, Santa Rosa’s aquatic 

facilities feature swimming, scuba and kayaking classes. Th e city also off ers many sports and 

neighborhood recreation services, and sports fi elds are often reserved for softball, soccer, and 

other team sports. Other examples of youth and teen programs include arts and crafts, boating 

and sailing, drama, math and computers, cooking, rock climbing, and Spanish. Some Santa 

Rosa schools off er after school programs such as theater arts; many of these programs are 

operated by the Recreation and Parks Department. Many of the neighborhood parks provide 

free summer playground programs for elementary school 

aged children. Finally, youngsters may attend nine weeks 

of activities at three summer day camps. 

Th e Chop’s Teen Center, located on West Sixth Street in 

the West End Neighborhood, provides many programs 

and activities for youth between the ages of 13 and 

19. Programming for the facility includes ongoing 

communication with teens in order to assess which 

activities are currently the most popular. Favorite 

activities identifi ed by teens include rock climbing and 

photography. General Plan policies support continued 

programming of recreational and cultural events and 

classes for local youth. 

9-4 CHILD CARE 

Neighborhood parks and playgrounds serve 

the city’s children during after-school hours. 

Th ere is a signifi cant demand for private and public child care programs and services in Santa 

Rosa. Th is is due to the growth of the city, as well as to demographic trends such as the increase 

of two-income and single parent families. Th e City of Santa Rosa recognizes this demand and 

the importance of available, aff ordable, quality child care for the health and well being of the 

community. 

9-3


Th e need for child care in Santa Rosa depends upon 

a variety of factors. Th e most prominent factor is 

the employment of parents, including number of 

hours, types of work shifts and job locations. Parental 

preference and choice of child care, family income, 

and child age also play a critical role in designing 

appropriate child care options for the community. 

According to the Community Child Care Council of 

Sonoma County (4C’s), in 2008, there were 6,596 

licensed child care spaces in Santa Rosa, of which 1,164 

are licensed Family Care spaces and 5,432 are licensed 

Center Care spaces. Th e 4C’s records indicate that in 

2008 there are 2,371 children in Santa Rosa whose 

9-4 

Child care services should be located in 

residential neighborhoods, employment centers, 

and at school facilities. 

families have applied for and are waiting for state-subsidized child care. Th is number is up 42 

percent from 1,668 in 2006. Th ese children meet the eligibility criteria (family income and 

parent need), but there are no funds at the state or local level to provide them with subsidized 

services. 

Both infant/toddler and school-age child care capacity is needed. Th e 4C’s estimates that 

45 percent of children under fi ve years of age need out-of-home child care, and 30 percent 

of school-age children need before or after-school care to fully cover parents’ working and 

commute hours. Th e 4C’s also indicate that Santa Rosa families are in need of late-night/ 

weekend and summer child care. Many parents, especially those in low-paying jobs, such as 

retail and restaurant jobs, need evening and weekend care, times when most centers and family 

care homes are closed. Most summer camps and other programs are only open six to seven 

hours during the day, so parents must schedule additional morning and evening child care. 

9-5 SENIORS 

Senior citizens are valuable economic, social, and political contributors to our society, often 

with a unique set of needs and perspectives. Th e community service needs of the senior citizen 

population can be more substantial and specialized. Th e majority of senior citizens are retired 

or semi-retired. While senior citizens may enjoy more leisure time, they may also be limited 

by fi xed incomes, less mobility, and health problems. It is important for the city to address 

these needs which arise due to aging. Th ey include aff ordable housing, health and day care, 

transportation, recreation, and social services.


YF-A Create an environment where 

children can grow and develop in 

secure and supportive families and 



YF-A-1 Work with project applicants to 

identify sites (in areas slated for new 

development or reuse) that would 

be suitable for child care or youthoriented 

facilities. Promote this type of 

Th e Chop’s Teen Center provides for diverse 

leisure time activities for local youth. 

development in areas where such facilities are lacking. 

YF-A-2 Collaborate with parents, youth, schools, libraries, businesses, non-profi t 

agencies, religious organizations, law enforcement, and others to prioritize 

needs and establish programs and services for children and youth. 

Daily needs of local children include adult supervision, transportation, recreation, 

education, job training, and employment opportunities. 

YF-A-3 Promote development of multi-use buildings/community centers that can be 

utilized for youth and teen activities and child care. 

City parks and shopping centers may be ideal locations for such facilities. 

YF-A-4 Expand the placement of police offi cers at middle and high schools to positively 

interact with students. 

YF-B Expand child care services to meet the existing and future needs of Santa 

Rosa. 

YF-B-1 Endorse the development of new child care facilities in all areas of the city, 

including residential neighborhoods, employment centers, and school sites. 

Promote development of new child care facilities during review of development 

projects at sites designated Community Shopping Center on the Land Use 

Diagram. 

YF-B-2 Allow utilization of a portion of city parkland for a child care center to be 

developed and maintained by outside resources. 

9-5


YF-B-3 Continue the city’s permitting fee deferral and rebate program for provision of 

child care facilities. 

YF-B-4 Encourage the school districts to continue and expand the provision of before- 

and after-school care on or near school sites. 

YF-B-5 Foster partnerships between the business community and the child care 

community to provide information to employees about child care options. 

YF-C Maintain the high quality mix of recreation programs, classes and current 

maintenance standards for city parks and recreational facilities. 

YF-C-1 Increase the number of organized and alternative sports programs, especially for 

elementary-aged children and teens. 

YF-C-2 Facilitate cooperative agreements between schools and community-based 

organizations and youth sports organizations for the purpose of expanding 

after-school programs. 

YF-C-3 Create opportunities for joint-venturing with the Santa Rosa area school 

districts, the county, private developers, and nonprofi t groups in order to further 

youth programs. 

YF-D Develop an outreach program to encourage teen participation in organized 

activities. 

YF-D-1 Solicit direct involvement from teens in planning future community parks, 

recreational activities, and programs for teens. Provide recreational programs 

geared toward modern interests. 

YF-D-2 Cooperate with businesses, governmental agencies, non-profi t groups, and 

educational institutions to develop apprenticeship programs for teens and young 

adults. 

YF-D-3 Continue to support the Teen Council and its programs. 

YF-E Establish and continue to pursue programs, mechanisms, and liaison 

activities which will increase the provision of modern senior citizen services 

in the community, in accordance with local and state codes. 

9-6


YF-E-1 Continue to develop, manage, and expand the city’s senior services and 

programs as an important social service within the community. 

YF-E-2 Continually monitor and analyze the overall needs of the city’s senior citizen 

population in order to investigate and implement new and additional programs 

and activities and meet the needs of this segment of the community in an 

aggressive and eff ective manner. 

YF-E-3 Specifi cally investigate and pursue, principally through the Community 

Development Department, Recreation and Parks Department, and other 

departments as appropriate, the provision of programs and services for the 

“frail” elderly. 

YF-E-4 Continue to pursue and assist in the assemblage of land, planning, funding and 

construction of aff ordable senior housing. 

9-7

10 

ECONOMIC VITALITY 

Th is element provides goals and policies to promote sustainable economic 

development and stability in Santa Rosa. General Plan policies seek to maximize 

economic opportunities, including ensuring a diverse employment base and 

providing a variety of goods and services to meet the needs of city residents and 

businesses. Economic vitality policies acknowledge the city’s role as a regional center 

for retail, offi ce, and industrial activities. Th e City of Santa Rosa seeks to increase 

employment opportunities while generating the revenues necessary to provide 

municipal services and facilities (e.g., parks, libraries, police, and fi re protection). 

Th is element provides policies to promote economic sustainability and development 

in Santa Rosa. 

Th e objective of the Economic Vitality Element is to ensure that the General Plan 

and all related policies acknowledge and prioritize the importance of economic 

sustainability, ensuring the city maximizes its economic opportunities for the 

community. 

10-1 VISION 

Santa Rosa is an economically diverse city in 2035. A vibrant downtown – 

featuring a mix of offi ce, retail, services, and residential – continues its role 

as the government, commerce, and entertainment center of Sonoma County 

while attracting residents, employees, and visitors to centralized service 

and entertainment opportunities. A positive economic climate supports 

environmentally friendly businesses, active shopping and service centers, 

professional offi ces, restaurant and entertainment uses. Community shopping 

centers dispersed throughout the city provide places for social interaction as well 

as daily and regional shopping opportunities in proximity to most residential areas. 

Smaller, convenient neighborhood shopping centers allow Santa Rosans to walk or 

bike to local grocery and service retailers. 

A number of business park complexes throughout the city contain light industrial, 

research and development, processing and manufacturing, and offi ce uses. A 

diversity of jobs are provided in the city’s employment centers, while the Santa Rosa 

Junior College provides job training courses to match the skills of local residents to 

those needed by the local job market. New employers are drawn to the city because 

of the educated employee population, positive business climate, natural amenities, 

and quality of life.


10-2 ECONOMIC DEVELOPMENT 

REGIONAL SETTING 

Th e San Francisco Bay Area is one of the most populous regions in the United States, with 

nearly seven million residents. Climatologically, topographically, socially, and ethnically 

diverse, the Bay Area is made up of nine counties, more than one hundred cities and three 

and a half million jobs. Th e region totals 7,000 square miles, approximately 1,000 of which are 

developed. Seventy percent of this developed land is in residential use. 

Th e Bay Area’s economy has grown substantially in the last decade, and has prospered due to 

diverse economic opportunities. High-technology manufacturing and growth in wholesale and 

retail trade have been the region’s strongest growth sectors. Th is growth has been accompanied 

by cost of living increases that surpass other areas. Th e cost of living increased 25 percent 

between 2000 and 2008, with most of those gains in 2007 and 2008. As a result, economic 

development is critical to maintain the city’s positive business climate through such actions as 

business retention, attraction and expansion. 

Santa Rosa is a member of the region’s council of governments, called the Association of Bay 

Area Governments (ABAG). ABAG was formed to plan for the future and promote cooperation 

on area wide issues, and part of ABAG’s responsibility includes making economic projections. 

North Bay Subregion 

Th e City of Santa Rosa is included within the four-county North Bay economy, which includes 

Napa, Marin, Solano, and Sonoma counties. Over the last decade, these counties experienced 

high levels of growth; eleven percent in population and ten percent in jobs within the region. 

Th e emergence of telecommunications companies, expansion of the region’s wine industry 

and population growth have contributed to a dynamic regional economy. Job growth in the 

North Bay area has been higher than the region as a whole as job growth has occurred outside 

major urban centers (e.g. San Francisco, Oakland, San Jose). Santa Rosa had approximately the 

same number of jobs in 2000 and 2006, 72,513 and 72,077 according to the U.S. Census and 

American Community Survey, respectively. ABAG projects a 56 percent job growth rate and 18 

percent population increase between 2005 and 2035 within Sonoma County. 

Th e economic expansion of the 1996-2006 decade has been followed by a period of contraction. 

Job creation has slowed and overall economic growth has been hampered by macro-level 

economic factors such as a declining housing market, changes in the lending industry, energy 

costs, and infl ation. However, the Santa Rosa and Sonoma County economies remain relatively 

strong and are expected to persevere fairly well during any period of economic downturn due 

to strong local economies, a diverse production base, and skilled workforce. Because of recent 

economic growth and its historical role, Santa Rosa continues to be a viable and major regional 

center of trade for the North Bay. 

10-2

ECONOMIC DEVELOPMENT IN SANTA ROSA 

Farming, Fishing & 

Forestry 

1% 

Distribution of Santa Rosa Jobs, 2006 

Construction and 

Maintenance 

11% 

Sales and Office 

29% 

Production and 

Transportation 

10% 

Management and 

Professional 

31% 

Service 

18% 


Santa Rosa is Sonoma County’s seat of government and center of trade and commerce. It also 

serves as the regional offi ce location for several state and federal government offi ces, which 

together with local government and educational institutions, account for the majority of public 

sector employment in the city. As a major private sector employment center, Santa Rosa’s 

economic base is dominated by services, including high-technology, research and development, 

and retailing. Manufacturing products include electronic test equipment, medical devices, 

optical products, and telecommunications. Growth during the 1990s has allowed Santa Rosa 

to become a viable center for major regional services for the wholesale and industrial sectors as 

well. 

Santa Rosa recognizes the need to proactively facilitate job growth and retention in order 

to sustain local economic interests. Programs which promote local spending and highlight 

successful, locally produced goods and services not only benefi t the city’s economic and 

business interests but also are touted for their environmentally sound practice of reducing 

greenhouse gas emissions by limiting the energy needed to transport people, goods, 

and services. Th e city’s economic strategy recommends attracting businesses to existing 

employment centers through promotion or incentives, improving infrastructure, and 

promoting an entrepreneurial image for the City of Santa Rosa as ways of creating jobs. Th e 

strategy also recommends growing dollars spent in the community by promoting tourism and 

attracting visitors to the city’s surrounding wine country and its downtown and entertainment 

venues, along with promoting arts and cultural events and retail opportunities. All of these 

actions combine to promote economic growth and sustainability by making Santa Rosa a 

destination city for prospective residents, employers and tourists. 

ABAG estimates that Santa Rosa contained approximately 93,500 jobs in 2005, which 

comprises 42 percent of Sonoma County jobs and 16 percent of the jobs within the four county 

North Bay region. Th e General Plan projects approximately 132,100 total jobs through year 

2035. 

Source: American Community Survey (ACS) 2006 

10-3


REDEVELOPMENT 

Redevelopment is an integral component of local economic activity in Santa Rosa. Th e 

purpose of redevelopment is to revitalize physically and economically disadvantaged areas 

of the city, provide aff ordable housing and home ownership opportunities, assist private 

development projects and build needed capital improvements, such as roads, sewer and 

water lines, sidewalks, greenways, parks, and libraries. Redevelopment activities have created 

thousands of new jobs and have provided millions of dollars to construct and rehabilitate 

vital civic improvements. Redevelopment is also benefi cial because it helps communities to 

grow with infi ll development, reduce crime and long commutes, reuse historic structures, and 

preserve the environment. Within the Santa Rosa Urban Growth Boundary (UGB), the city’s 

Redevelopment Agency has the following plans in place: 

10-4 

• Southwest Redevelopment Plan. Th is project area encompasses approximately 

2,000 acres, addressing deteriorating and inadequate infrastructure, ground water 

contamination, and unsafe and deteriorating structures. Th e area is generally 

changing from an agricultural to a suburban character. Redevelopment fi nancing 

is necessary to provide new infrastructure to the area; the project will use tax 

increment fi nancing to attract fi nancial investment. Resolution of health and safety 

concerns caused by hazardous materials contamination, a lack of public utilities, and 

circulation defi ciencies are a priority for the southwest. 

• Santa Rosa Center Redevelopment Plan. Th is project area encompasses 84 acres of 

Santa Rosa’s downtown core and represents over 40 years of redevelopment history, 

helping to transform the central business district into the commercial, cultural, 

governmental and service center for the region. Approximately 70 buildings were 

constructed or substantially rehabilitated with the help of redevelopment programs. 

In addition, redevelopment in the project area created over 5,000 permanent jobs 

and 3,000 construction-related jobs; completed numerous public improvements, 

including Old Courthouse Square Plaza, 

Sonoma Avenue Park, the Fourth Street 

pedestrian mall, the Comstock pedestrian 

mall, various parking garages and parking 

lots, and infrastructure; and constructed or 

substantially rehabilitated more than 1,800 

aff ordable housing units citywide. 

• Grace Brothers Redevelopment Plan. 

Th e Grace Brothers Project is an eight acre 

site located adjacent to Historic Railroad 

Square along Santa Rosa Creek. Th e project 

Preservation of historic structures, such as the 

Western Hotel in Railroad Square, is important 

during redevelopment and reuse projects.


transformed a contaminated site into a hotel, conference center and restaurant with 

on-site parking. Th e project attracts local residents, tourists, and business visitors 

and it stimulates economic activity through enhanced activity as well as spin-off 

restaurant and retail sales in the community. 

Transit-Oriented Redevelopment Plan. Th e 11 acre project area, commonly 

known as “TORPA” is located within Historic Railroad Square adjacent to Santa Rosa 

Creek along the rail corridor. Major goals for the area include creating a destination; 

promoting downtown, and creating a pleasant space for social interaction, 

commerce and civic display; supporting rail and bus transit use; and integrating with 

adjacent properties through superior architectural design and circulation. 

Roseland Redevelopment Plan. Th e Roseland Redevelopment Project is a joint 

Santa Rosa and Sonoma County eff ort to revitalize the Sebastopol Road commercial 

corridor and to strengthen existing neighborhoods and expand the stock of 

aff ordable housing. Th e project area includes approximately 264 acres generally 

along Sebastopol Road east of Stony Point Road. Th is plan’s priorities are economic 

development, including infrastructure improvements, open space, public facilities, 

commercial revitalization, and aff ordable housing. Th e County of Sonoma currently 

administers this project area. 

Th e Gateways Redevelopment Plan. Th e project area includes approximately 

1,100 acres, primarily along the central north-south axis of Santa Rosa, including 

many of the major corridors and adjacent areas that serve as “gateways” to the civic 

heart of Santa Rosa, namely downtown and Historic Railroad Square. Some of these 

major corridor areas include Santa Rosa Avenue, Petaluma Hill Road, Steele Lane, 

Mendocino Avenue, Fourth Street, Brookwood Avenue, Wilson Street, Cleveland 

Avenue, Range Avenue, West Ninth Street, North Dutton Avenue, Jennings Avenue, 

and College Avenue. Infrastructure improvements, historic preservation, civic 

structures, commercial enhancements, and aff ordable housing are all recognized 

needs. Redevelopment activities in this project area are expected to commence in 

2009. 


EV-A Maintain a positive business climate in the community. 

EV-A-1 Continue to promote Santa Rosa as the North Bay’s premier location for 

technology, clean/green technologies, and entrepreneurial businesses, which 

create new products and business models that will attract national and 

international markets. 

10-5


EV-A-2 Maintain close city/business contacts and a Business Visitation Program to 

conduct visits to local businesses by city offi cials to ensure that mutual goals are 

compatible. 

EV-A-3 Survey the business community periodically to determine its evaluation of city 

services and to seek suggestions for improvement. 

EV-A-4 Provide expedited permit review processing for time-sensitive development 

proposals which meet General Plan goals. 

EV-A-5 Maintain diversity in the types of jobs available in Santa Rosa to lessen the 

impact of economic cycles. 

EV-B Facilitate the retention and expansion of existing businesses and provide 

suffi cient land for business expansion and attraction of new employers that 

utilize the area’s existing labor pool. 

EV-B-1 Monitor land use and development trends in the city to ensure an adequate 

supply of land that off ers diverse use designations and development intensities. 

EV-B-2 Identify industries whose employee needs will utilize the area’s existing talent 

pool, and develop strategies to attract such employers. 

EV-B-3 Promote the establishment and expansion of workplace alternatives, including 

home occupations and telecommuting. Continue to allow home occupations in 

all residential districts. 

EV-B-4 Develop specifi c strategies to increase business-to-business commerce within 

Santa Rosa. 

EV-B-5 Work with Santa Rosa Junior College and private educators to encourage local 

job training that is suited to local job availability. 

EV-B-6 Work with business, labor, and community oriented groups to encourage 

businesses to use the area labor force to reduce commuting impacts on city 

roadways. 

EV-B-7 Focus business attraction eff orts on fi lling vacancies in commercial and 

industrial structures. With the Redevelopment Agency and Economic Development 

and Housing Department, develop incentives for those eff orts such 

as low cost loans for tenant improvements, façade improvements, and new 

business incubation. 

10-6


EV-C Promote new retail and higher density uses along the city’s regional/ 

arterial corridors. 

EV-C-1 Develop a retail and business services strategy to locate regional and local 

serving industries, and ensure appropriate location of such uses along major 

regional/arterial corridors. Incorporate initiatives to retain and expand existing 

retail and business service uses. 

Retail and business services need to be located in areas with heavy pass-by traffi c, good 

visibility, and image. 

EV-C-2 Establish an inventory of ready-to-go non-residential sites complete with zoning, 

infrastructure, and environmental clearances. 

EV-C-3 During pre-application meetings with non-residential developers, discuss 

General Plan policies relating to the development of retail and residential 

activities along regional/arterial corridors and mixed uses within community 

shopping centers. 

EV-D Maintain the economic vitality of the downtown, business parks, offi ces and 

industrial areas. 

EV-D-1 Continue to promote Santa Rosa’s role as a regional center. 

EV-D-2 Maintain space in business parks for distribution and research uses. Attract 

a wide range of industries which serve local and regional needs and contribute 

to the community’s economic vitality, and at the same time protect the local 

environment and quality of life. 

EV-D-3 Focus offi ce development within downtown. Encourage business services to 

locate within downtown to support professional and administrative offi ce uses. 

EV-D-4 Seek innovative ways to reduce the cost burden of infrastructure provision on 

industrial and commercial development, without transferring the burden to the 

residential sector. 

EV-D-5 Preserve and enhance structures that contribute to the unique character of 

downtown and add to the downtown pedestrian retail attraction. 

EV-D-6 Pursue expansion of the number of hotel rooms and conference facilities 

in order to attract more meetings and conventions to the city. Aggressively 

10-7


10-8 

promote the city to the visitor and 

convention markets. 

EV-D-7 Facilitate additional attractions and 

amenities that bring people downtown, 

including restaurants, local 

shopping, festivals/special events, and 

entertainment. 

A wide variety of industries in business parks 

strengthens Santa Rosa’s economic vitality. 

EV-D-8 Encourage retail diversity in the 

downtown, including the establishment of small specialty retail shops, 

boutiques, arts, winery, restaurant, and entertainment uses, as well as 

residential and convenience shopping. 

EV-D-9 Facilitate and promote the expansion of arts, cultural and entertainment 

opportunities downtown which will attract retail customers during nonpeak 

hours. 

EV-E Utilize economic incentives in a cost-eff ective manner and ensure the use of 

incentives which result in substantial benefi ts to the city. 

EV-E-1 Utilize funds from the statewide Community Infrastructure Program for local 

improvements. 

EV-E-2 Utilize city-sponsored incentives for those businesses that demonstrate a longterm 

commitment to the community. 

EV-E-3 Ensure that city-sponsored incentives serve as catalyst projects for downtown 

which will result in further investments.

11 

HISTORIC PRESERVATION 

Th is element presents an overview of the prehistory and history of Santa Rosa, and 

establishes goals and policies for identifying and preserving signifi cant prehistoric 

and historic resources. Resources include buildings and neighborhoods of historic 

architectural signifi cance, places of special historic or archaeological interest, and 

other features that have special value to the community. 

In the following sections, the term prehistoric resource is synonymous with Native 

American resource; this type of resource dates back to pre-Euroamerican contact. 

Historic (or historic-period) resources date back no further than the time of 

Euroamerican contact. 

11-1 VISION 

In 2035, several Santa Rosa neighborhoods are designated as historic preservation 

districts, ensuring protection of historic structures that contribute to the city’s character 

and charm. Restoration of historic structures continues, preserving Santa Rosa’s 

architectural heritage. Santa Rosa’s Native American resources are fully evaluated 

and protected, providing valuable information about the area’s prehistory. 

11-2 NATIVE AMERICAN HERITAGE 

Santa Rosa is rich with Native American heritage. Archaeologists speculate that 

Native American habitation in the region began approximately 7,000 years ago. A 

2001 review of records and literature on fi le with the California Historical Resources 

Information System indicates that Santa Rosa contains 190 recorded Native 

American resources. 

Santa Rosa’s Planning Area encompasses the Santa Rosa Basin with six major 

drainages, including Santa Rosa, Matanzas, Piner, Rincon, Austin, and Brush Creeks. 

Th ese creeks are signifi cant with respect to prehistoric resources because Native 

American archaeological sites tend to be located near waterways, as well as along 

ridge tops, midslope terraces, alluvial fl ats, the base of hills, and near vegetation 

ecotones. In addition, Annadel State Park constitutes an important obsidian source 

for Native American tool manufacture. Native American resources may include chert 

or obsidian fl akes, projectile points, mortars, pestles, dark friable soil containing 

shell and bone dietary debris, heat-aff ected rock, or human burials.


Remnants of Native American civilization have been 

discovered along Santa Rosa Creek and its tributaries, 

in the adjacent alluvial valleys and surrounding plains, 

in the hills, in the Annadel State Park area, in the 

Laguna de Santa Rosa, and in the Windsor area. Th e 

remains of entire settlements, including three former 

villages, have been found in northern Santa Rosa. 

Given the environmental settings, the archaeologically 

rich nature of the Santa Rosa area, and the amount of 

unsurveyed land (at least half of the Planning Area has 

not been surveyed for archaeological resources), there is 

a high potential for fi nding additional Native American 

sites in Santa Rosa. 

11-3 HISTORIC RESOURCES 

11-2 

A Victorian home at Cherry and Orchard 

Streets lends the city a sense of history and 

identity. 

Historic resources include sites, structures, districts, landmarks, or other physical evidence of 

past human activity generally greater than 50 years old. Santa Rosa has a rich architectural 

heritage spanning many periods, with Mexican Period adobes, 19 th century Gothic, Greek 

Revival and Italianate houses, turn of the century Stick/Eastlake styles, early 20 th century 

Craftsman and California bungalows, 1920s Spanish Revival, and 1930s art deco buildings. 

Th e city’s eclectic collection of diff erent styles and periods is represented by numerous wellpreserved 

structures, which form part of the city’s character and identity. Some of the more 

notable historic resources are the Luther Burbank Home and Gardens, Sonoma County 

Museum (U.S. Post Offi ce), DeTurk Round Barn, Church of the One Tree, Carrillo Adobe, 

Fountaingrove Winery, Fountaingrove Round Barn, and Santa Rosa Air Center and its compass 

rose. 

Santa Rosa has 21 landmarks and 8 designated historic preservation districts, established to 

offi cially recognize individual properties and whole neighborhoods as key components of the 

city’s heritage. A landmark is any site having a specifi c historical, archaeological, cultural, or 

architectural value, and preservation districts are areas that have special historic signifi cance 

or represent one or more architectural periods or styles typical to the city’s history. Historic 

preservation districts include: Cherry Street, Saint Rose, Olive Park, Railroad Square, West 

End, McDonald, Burbank Gardens and Ridgway. Santa Rosa’s historic preservation districts are 

shown in Figure 11-1. 

Adopted in 1988, the Historic and Cultural Preservation Ordinance created the Cultural 

Heritage Board. Th e Board recommends to the City Council designation of landmarks and 

preservation districts, reviews permits for alterations to landmarks, and promotes public 

awareness of historic resources. Although many historic structures have been lost through


reconstruction, fi re, and neglect, there remain many restoration opportunities. A growing 

interest in the city’s historic resources and appreciation of the value of special historic 

architecture is resulting in continued restoration and preservation eff orts. 

Owners of landmark properties and individual historic properties within a preservation district 

can take advantage of: State Historic Building Code (which provides safe alternatives to the 

Uniform Building Code), Housing Rehabilitation Assistance, possible federal income tax credits, 

technical assistance from the Community Development Department, increased property values, 

neighborhood protection, and offi cial recognition. 

General Plan policies strive to ensure long-term historic preservation in Santa Rosa by encouraging 

preservation of historic structures, as well as their surrounding setting in areas of new 

development and redevelopment, and by discouraging demolition of historic resources and misguided 

home improvements. 

11-4 GOAL AND POLICIES 

HP-A Protect Native American heritage. 

HP-A-1 Review proposed developments and work in conjunction with the California 

Historical Resources Information System, Northwest Information Center at 

Sonoma State University, to determine whether project areas contain known 

archaeological resources, either prehistoric and/or historic-era, or have the 

potential for such resources. 

HP-A-2 Require that project areas found to contain signifi cant archaeological resources 

be examined by a qualifi ed consulting archaeologist for recommendations concerning 

protection and preservation. 

HP-A-3 If cultural resources are encountered during development, work should be 

halted to avoid altering the materials and their context until a qualifi ed 

consulting archaeologist and Native American representative (if appropriate) 

have evaluated the situation, and recorded identifi ed cultural resources and 

determined suitable mitigation measures. 

HP-A-4 Consult with local Native American tribes to identify, evaluate, and 

appropriately address cultural resources and tribal sacred sites through the 

development review process. 

HP-A-5 Ensure that Native American human remains are treated with sensitivity and 

dignity and assure compliance with the provisions of California Health and 

11-3


Figure 11-1 

Historic Preservation Districts 

11-4 

TERRACE WAY 

ARMORY DR 

JENNINGS AVE 

RANGE AVE 

PACIFIC AVE 

CLEVELAND AVE 

BRYDEN LN 

MENDOCINO AVE 

SPENCER AVE 

RIDGWAY 

PRESERVATION 

DISTRICT 

NORTH ST 

HUMBOLDT ST 

RIDGWAY AVE 

CHERRY STREET 

PRESERVATION 

DISTRICT 

ST. ROSE 

PRESERVATION 

DISTRICT 

ALDERBROOK DR 

W COLLEGE AVE 

TALBOT AVE 

4TH ST 

MC DONALD 

PRESERVATION 

DISTRICT 

MENDOCINO AVE 

WEST END 

PRESERVATION 

DISTRICT 

MONTGOMERY DR 

7TH ST 

SONOMA AVE 

E ST 

W 9TH ST 

Downtown 

5TH ST 

D ST 

3RD ST 

101 

WILSON ST 

BURBANK GARDENS 

PRESERVATION 

DISTRICT 

RAILROAD SQUARE 

PRESERVATION 

DISTRICT 


BROOKWOOD AVE 

12 

W 3RD ST 

12 


OLIVE PARK 

PRESERVATION 

DISTRICT 

BOYD ST


Safety Code Section 7050.5 and California Public Resources Code Section 

5097.98. 

HP-B Preserve Santa Rosa’s historic structures and neighborhoods. 

HP-B-1 Ensure that alterations to historic buildings and their surrounding settings are 

compatible with the character of the structure and the neighborhood. Ensure 

that specifi c rehabilitation projects follow the Secretary of Interior’s Standards 

for Rehabilitation to a reasonable extent, taking into consideration economic 

and technical feasibility. 

HP-B-2 Preserve signifi cant historic structures. Consider the life cycle costs when 

evaluating the alternatives to demolition of these structures, including the 

adaptive reuse of historic buildings for contemporary uses. 

HP-B-3 Establish priorities and pursue designating new landmarks and historic 

preservation districts, following study by the Cultural Heritage Board, to 

preserve historic areas. 

HP-B-4 Allow for the adaptive reuse of historic landmark structures for institutional, 

offi ce, or limited commercial uses, incorporating improvements to minimize 

negative impacts on existing neighborhoods to the extent feasible. 

HP-B-5 Update the Survey of Historic Properties Inventory of 1990, taking into 

consideration buildings, neighborhoods and other features of historic, 

architectural or cultural signifi cance. 

HP-B-6 Provide historic street name signs for 

each designated preservation district. 

HP-B-7 In establishing zoning designations for 

historic properties, consider historic 

uses and establish provisions to 

encourage retention of the historic use 

and/or setting. 

HP-B-8 Preserve sites that are eligible for the 

National Register of Historic Places, 

and pursue listing eligible sites in the 

Register. 

General Plan policies seek to ensure that new 

development is designed in character with historic 

structures, such as the Hotel La Rose in Railroad 

Square. 

11-5


HP-B-9 Integrate the common goals of the city’s green ordinances and historic 

preservation objectives. Provide building owners of older and historic structures 

clear and cost eff ective options to measurably enhance energy effi ciency while 

maintaining the structure’s historic character to the greatest degree possible. 

HP-C Increase public participation in the historic preservation process. 

HP-C-1 Prepare and distribute educational guides and walking tour brochures of places 

of historical, architectural or cultural interest in Santa Rosa, to increase public 

awareness of these resources. 

HP-C-2 Hold neighborhood meetings to achieve the following: 

11-6 

• Increase public awareness of preservation issues and opportunities; 

• Provide information on the historic designation process; 

• Publicize low-impact/low-cost/high benefi t options for energy effi ciency 

upgrades in context of green building program requirements; and 

• Alert neighborhoods, when necessary, to the pending loss of signifi cant 

buildings or other features. 

HP-C-3 Educate citizens about Santa Rosa’s historic past by creating a lecture program 

for presentation to community groups and school classes. 

HP-D As part of the development of the Old Naval Air Station, create 

opportunities for the development and placement of a Historical Air 

Museum and Nature Center. 

HP-D-1 Consider locating the museum and nature center within the community 

shopping center designated on the Old Naval Air Station site, as part of the new 

community park in the vicinity of the south runway or with a new branch library 

in southwest Santa Rosa. 

HP-D-2 Coordinate development of the Historical Air Museum/Nature Center between 

the city, neighborhood interest groups and private interest parties. 

HP-D-3 Seek funding for development of the museum/nature center from private 

sources such as fund raising activities, donations or grants.

12 

NOISE AND SAFETY 

Th is element presents an overview of the environmental and man-made hazards 

aff ecting Santa Rosa. Noise generation, geology and seismicity, fl ooding, hazardous 

materials, and wildland fi res are all addressed. 

12-1 VISION 

Santa Rosa has safe and livable neighborhoods, shopping areas, workplaces, and 

recreation facilities in 2035. Noise levels along highways and regional/arterial 

streets are reduced through improved levels of service and noise attenuation 

measures, such as wide setbacks, landscaping, and traffi c control signals. Noise 

along Highways 101 and 12 is buff ered through construction of attractive sound 

walls adjacent to residential neighborhoods. 

All new rehabilitated structures are constructed according to the California Building 

Code to ensure safety. Geologic hazards are considered in site and building design, 

and storm water improvements ensure that development along creek corridors is 

protected from fl ooding hazards. New structures built within downtown or along 

the Rodgers Creek Fault Zone are designed to withstand seismic activity. Potential 

for wildland fi res is addressed through site and landscaping design. Education about 

safety in the event of disaster continues, to ensure that Santa Rosa residents are 

well prepared for earthquakes, fl oods, and fi res. 

12-2 DISASTER PREPAREDNESS 

Th e Santa Rosa Emergency Operations Plan addresses how the city will respond to 

extraordinary events or disasters, from preparation through recovery. It includes a 

comprehensive assessment of potential hazards and threats, and sets forth policies 

and procedures pertaining to emergency planning, organization, and response. 

Th e plan is based on the principles and functions of the Standardized Emergency 

Management System (SEMS). Additionally, in 2006 the city adopted a Local 

Hazard Mitigation Plan. Th e plan’s overall goal is to make Santa Rosa a disaster 

resistant community by reducing the potential loss of life, property damage, and 

environmental degradation from natural disasters while accelerating economic 

recovery.


12-3 NOISE 

Noise is defi ned as unwanted sound. In most of Santa Rosa, noise can be characterized as 

routine background sounds, and unusual or intermittent events. Cars, trucks, buses, trains, 

air conditioning systems, and aircraft generate background city noise. Intermittent, and 

sometimes excessive, noise can come from leaf blowers, helicopters, train whistles (at grade 

crossings), chain saws, un-muffl ed motor vehicles, and similar sources. Excessive noise can 

cause annoyance, health problems, economic loss, and ultimately hearing impairment. 

Sound waves, traveling outward from a source, exert a sound pressure level usually measured 

in decibels (dB). Environmental noise is usually measured in A-weighted decibels; a metric 

corrected for the human ear’s response to various frequencies (some animals can hear sounds 

outside the human range). Th is plan describes noise in A-weighted scale. Most people can 

detect a change in sound level at about 3 dB. An increase of 10 dB is perceived as a doubling of 

loudness. 

PROJECTED NOISE SOURCES 

Th e major sources of noise in Santa Rosa throughout the General Plan timeframe include: 

12-2 

U.S. Highway 101 and State Highway 12. Widening Highway 101 to six lanes through the 

city may increase noise levels as traffi c is attracted from alternate routes (i.e. Petaluma Hill 

Road). Noise is created by tire interaction with the roadbed, and truck engines. In terms of 

sound energy, noise from one truck is equivalent to 20 autos. 

Regional/Arterial streets. Major regional/arterial streets with substantial noise levels include 

Fulton Road, Guerneville Road, Bellevue Avenue, Stony Point Road, Mendocino Avenue, 

Fountaingrove Parkway, Calistoga Road, Summerfi eld Road, and College Avenue. In general, 

auto traffi c volumes will increase by 2035, along with greater noise levels. 

Railroad operations. When freight service resumes and passenger rail commences on the 

Northwestern Pacifi c Railroad, a number of large trucks and some vehicles may be removed 

from travel on Highway 101. Railroad noise will be most noticeable from horn soundings at 

grade crossings. 

Emergency medical helicopters and vehicles. Emergency medical vehicles with sirens create 

intermittent but signifi cant noise. Helicopter operations can aff ect a large population; the 

city has received complaints regarding the medical helicopter operations at Memorial and 

Sutter hospitals. 

Landscaping equipment. Landscaping equipment, such as gasoline powered leaf blowers, 

generate noise and are regulated by the city’s Noise Ordinance.


Charles M. Schulz-Sonoma County Airport. Operation of the Charles M. Schulz-Sonoma 

County Airport is addressed in the Sonoma County Transportation Element and the 

Airport Land Use Plan. Th e city regulates the type of development permitted on a small 

portion of land within the noise-shed of the airport runways. 

Industrial and commercial facilities. To a lesser extent, industrial and commercial facilities 

are sometimes the sources of noise, particularly auto wrecking and commercial loading 

operations. Th e city receives infrequent complaints about noises occasionally generated by 

these businesses. 

Th e noise standards used by the City of Santa Rosa include the Land Use Compatibility 

Standards for Community Noise environment (Figure 12-1), State of California Noise 

Insulation Standards (California Code of Regulations, Title 24, Part 2), and applicable 

standards in the City of Santa Rosa Noise Ordinance. General Plan policies address noise 

attenuation along major regional/arterial streets through location of land uses, site design, 

architectural standards, barriers, and street materials. 

Figure 12-2 illustrates projected noise contours. A larger, separate fold-out map illustrating 

projected 2020 noise contours, along with data tables specifying projected distances to 2020 

noise contours, is available from the Santa Rosa Community Development Department. 

12-4 GEOLOGY AND SEISMICITY 

Santa Rosa is within the natural region of California known as the Coast Ranges geomorphic 

province. Th e geology of Santa Rosa can vary from bedrock uplands to alluvial fl atlands. 

Because of this varied geology, geologic hazards that could aff ect the City of Santa Rosa include: 

Expansive soils. Expansive soils possess a “shrink-swell” characteristic (cyclic change 

in volume due to the increase or decrease in moisture content) that occurs in fi negrained 

clay sediments. Expansion and contraction over the long term causes 

structural damage, usually the result of inadequate soil and foundation engineering 

or the placement of structures directly on expansive soils. 

Landsliding. A landslide is a mass of rock, soil, and debris displaced down-slope by 

sliding, fl owing, or falling. Steep slopes and down-slope creep (slow downward slope 

movement) of surface materials characterize areas most susceptible to landsliding. 

Th e landslide hazard is increased with steep slopes located close to the Rodgers 

Creek Fault Zone. 

12-3


12-4 

Residential - Low Density Single Family, 

Duplex, Mobile Homes 

Residential - Multifamily 

Transient Lodging - Motels, Hotels 

Schools, Libraries, Churches, Hospitals, 

Nursing Homes 

Auditorium, Concert Halls, Amphitheaters 

Sports Arena, Outdoor Spectator Sports 

Playgrounds, Neighborhood Parks 

Golf Courses, Riding Stables, 

Water Recreation, Cemeteries 

Office Buildings, Business Commercial 

and Professional 

Industrial, Manufacturing Utilities, 

Agriculture 

LEGEND: 

NORMALLY ACCEPTABLE 

Specified land use is satisfactory, based 

upon the assumption that any building 

involved is of normal conventional 

construction, without any special noise 

insulation requirements. 

CONDITIONALLY ACCEPTABLE 

New construction or development should be 

undertaken only after a detailed analysis of 

the noise reduction requirements is made 

and needed noise insulation features 

included in the design. Conventional 

construction, but with closed windows and 

fresh air supply systems or air conditioning 

will normally suffice. 

Source: Environmental Science Associates, 2001 

Figure 12-1 

Land Use Compatibility Standards 

COMMUNITY NOISE EXPOSURE 

L dn or CNEL, dB 

55 60 65 70 75 80 

NORMALLY UNACCEPTABLE 

New construction or development should 

generally be discouraged. If new 

construction or development does 

proceed, a detailed analysis of the noise 

reduction requirements must be made 

and needed noise insulation features 

included in the design. 

CLEARLY UNACCEPTABLE 

New construction or development 

should generally not be undertaken.

Figure 12-2 

Noise Contours 

Noise Contours 


SHILOH RD 

AIRPORT BLVD 


101 

RIVER RD 

70 dba 

18 

65 dba 

WALLACE RD 

24 

60 dba 

OLD REDWOOD 

FULTON RD 

RIVER RD 

76 

CALISTOGA RD 



HWY 



29 

34 

Planning Area 

HOPPER AVE 

64 



COFFEY LN 

75 

73 

74 

AVE 

28 


17 

SAN MIGUEL 


RD 

MIDDLE 

19 


RD 

PINER 

13 

49 

RINCON RD 

CHANATE 

14 

MENDOCINO AVE 

PINER RD 

LOS ALAMOS RD 

RANGE AVE 

PETERSON 

12 

MONTGOMERY DR 

MISSION BLVD 

MONTECITO AVE 


61 

20 

12 

39 

15 

40 

FRANKLIN AVE 

16 

STEELE LN 

W. STEELE LN 


MARLOW RD 

48 

27 

63 

69 

65 

23 

22 

LN 

21 

33 

PACIFIC AVE 

NORTH AVE 

JENNINGS AVE 

30 

60 


72 

HWY 

80 

11 

SONOMA 

52 

47 

YULUPA AVE HOEN RD 

MONTGOMERY DR 

COLLEGE AVE 


SONOMA AVE 

4TH ST 

OAKMONT DR VALLEY 


70 

10 

66 

8 9 

26 

71 

67 

38 

3RD ST 

DR 

BROOKWOOD AVE 

32 

N. DUTTON AVE 

41 42 

82 

W. 3RD ST 

OAKS 

35 

12 

FULTON RD 

12 

DR 


36 

7 

SEBASTOPOL RD 

BETHARDS 

ASTON AVE 





CORPORATE CTR PKWY 

59 

51 

6 

53 

43 

37 

62 

77 

HEARN AVE 

4 

YOLANDA AVE 

5 

S. WRIGHT RD 

25 

101 

31 

44 

50 

78 

BELLEVUE AVE 

3 

1 

2 


46 

54 

SONOMA MTN RD 

DUTTON AVE 

45 

GRANGE RD 

56 

55 

TODD RD 

57 

58 

68 


81 

79 


SCENIC AVE 

40 Acres 

10 

Acres 

CITY OF 


0 1 2 4 

MILES 


Urban and Regional Planners

Figure 12-3 

Figure 12-2 

Geologic and Seismic Hazards 

Geologic and Seismic Hazards 

SHILOH RD 


Active Fault 

Potentially Active Fault with 

Displacement within the Last 

700,000 Years. 

Potentially Active Faults with 

Displacement Occurring within the 

Last 2 Million Years. 

Approximate Limits of Area of 

Violent Groundshaking During an 

Earthquake on Rodgers Creek Fault. 

Area of Very Violent 

Groundshaking During an 

Earthquake on Rodgers Creek Fault 

Alquist-Priolo Fault Zone 

FAUGHT RD 


AIRPORT BLVD 

RIEBLI RD 

LAUGHLIN 


ST ANDREWS DR 

101 

FULTON RD 

RD 


RIVER RD 

SLUSSER RD 

WALLACE 

THOMAS LAKE HARRIS RD 

HARVILLE 

RD 

OLD REDWOOD 

BAIRD RD 

Brush Creek 

Middlefork 

Reservoir 

RD 

CALISTOGA RD 


BARNES 

RINCON AVE 

STAGE- 

COACH 

RD 

RIVER RD 

Fountaingrove 

Lake 

HWY 


DENNIS LN 

BADGER RD 

HOPPER AVE 


PARKER HILL 

RD 

PARKHURST 

DR 


Ducker Creek 

DR 


RD 

PINER 

COFFEY LN 

OLIVET RD 

INDUSTRIAL 

RD 

AVE 

FRANCISCO AVE 

CANYON 

DR 

MIDDLE 

RD 

AIRWAY DR 

USGS Seismometer Station 

SAN MIGUEL 


LOS ALAMOS RD 

RINCONADA 

DR 

CHANATE 

WALTZER RD 

Laguna de Santa 

Epicenter of 1969 Earthquake 

ST FRANCIS RD 

DUPONT 

DR 

Austin Creek 

RINCON 

FULTON RD 

DR 

MONTGOMERY 

RANGE AVE 

PINER RD 

RD 

SONOMA HWY 

MISSION BLVD 

MONTECITO AVE 


MENDOCINO 

ADMINIS- 

LN 

FRANKLIN AVE NORTH AVE 

W. STEELE LNSTEELE 

CLEVELAND AVE 

Rosa 

TRATION DR 

Paulin Creek 

Areas of Relatively Unstable Rock 

on Slopes greater than 15% 

LEWIS RD 

MARSH RD 

MELITA RD 

Brush Creek 

HUMBOLDT ST 

LN 

ELLIOT AVE 

12 

AVE 

Spring 

Lake 

E FOOTHILL DR 

JENNINGS AVE 

MARLOW RD 

PETERSON 

Landslide Complex 

(Previous Failure) 

Lake 

Ralphine 


PACIFIC AVE 

ROGERS 

WY 


GUERNEVILLE RDGUERNEVILLE RD 

BRYDEN LN 

SPENCER AVE 

RIDGWAY AVE 

MONTGOMERY DR 

4TH ST 

OAKMONT 

Annadel 

State 

Park 


ALDERBROOK 

SONOMA AVE 

DR 

COLLEGE AVE 


HOEN AVE 

YULUPA AVE 


DR 

RIDLEY AVE 

WILLOWSIDE RD 

Creek 

EXETER 

DR 

Piner 

TALBOT 

Santa Rosa Flood Control Channel 

BRIDGE RD 

Creek 

7TH ST 

FARMERS LN 

9TH ST 

Spring 

5TH ST 

HOEN 

VALLEJO 

DR 

BROOKWOOD AVE 

3RD ST 

AVE 

ST 

E ST 

5TH ST 

N. DUTTON 


HALL RD 

DR 

WHITE OAK 


W. 3RD ST 

OAKS DR 

Spring 

OAK LEAF 

DR 

PYTHIAN 

RD 

CREEKSIDE RD 

12 

VALLEY 


AVE 

Creek 


BETHARDS DR 

TACHEVAH DR 


BARHAM AVE 

AVE 

SEBASTOPOL RD 

BRITTAIN LN 

12 

Lake 

Ilsanjo 

IRWIN LN 

SANFORD RD 

KAWANA SPRGS 

RD 

CORPORATE CENTER 

OCCIDENTAL RD 

S. WRIGHT RD 

ASTON AVE 

COLGAN 

AVE 

WEST AVE 

LEO DR 

BURBANK AVE 

CHICO AVE 

LAZZINI 

AVE 

FRESNO AVE 

FINLEY AVE 

PRICE AVE 

GIFFEN AVE 

HEARN AVE 

NORTHPOINT PKWY 


YOLANDA AVE 

PKWY 

DOWD DR 

ST 

BURT 

CORBY AVE 



WILJAN 

CT 

BELLEVUE AVE 

DUTTON MEADOW 

PYLE DR 

ASH 

DR 

YUBA DR 

Matanzas 

Creek 

Reservoir 

DR 


LUDWIG AVE BURGESS 

Highway 

SONOMA MOUNTAIN RD 


W ROBLES AVE 


GRANGE RD 

MOORLAND AVE 

DUTTON AVE 

Regional/Arterial 

TODD RD 

101 

Colgan Creek Flood Control Channel 

Transitional/Collector 

SNYDER LN 


SCENIC AVE 

0 1 2 4 



Planning Area 

MILES 


CITY OF 



Urban and Regional Regional Planners


SEISMICITY 

Earthquakes pose especially high risks to Santa Rosa because of the city’s proximity to active 

faults, as shown in Figure 12-3. Th e Rodgers Creek Fault Zone, approximately eight miles 

southeast of the Maacama Fault Zone, and 20 miles northeast of the San Andreas Fault Zone 

runs through the central part of Santa Rosa. Th e Rodgers Creek and San Andreas faults are the 

two principally active, Bay Area “strike-slip” faults and have experienced movement within 

the last 150 years--strike-slip faults primarily exhibit displacement in a horizontal direction. 

Th e San Andreas Fault Zone is a major structural feature in the region. Other principal faults 

capable of producing ground shaking in Santa Rosa include the Hayward, San Gregorio-Hosgri 

Fault Zone, the Calaveras fault, and the Concord-Green Valley fault. 

Santa Rosa could experience a major Rodgers Creek Fault Zone earthquake or an earthquake on 

any one of the active or potentially active faults in the greater San Francisco Bay Area. General 

Plan policies seek to ensure that the new structures are built with consideration of the four 

major hazards associated with earthquakes. 

12-8 

Surface Fault Rupture. Surface fault rupture, displacement at the earth’s surface 

resulting from fault movement, is typically observed close to or on the active fault 

trace. Th e Rodgers Creek Fault Zone extends beneath downtown and has the highest 

potential for signifi cant fault rupture. 

Ground Shaking. Santa Rosa could be aff ected by strong ground shaking caused by 

a major earthquake during the next 30 years. Ground shaking can be described in 

terms of peak acceleration, peak velocity, and displacement of the ground. Areas 

that are underlain by bedrock tend to experience less ground shaking than those 

underlain by unconsolidated sediments such as artifi cial fi ll. Ground shaking may 

aff ect areas hundreds of miles away from the earthquake’s epicenter. 

Liquefaction and Ground Failure. Liquefaction is the process by which water-saturated 

soil materials lose strength and fail during strong seismic ground shaking. Th e 

shaking causes the pore-water pressure in the soil to increase, thus transforming the 

soil from a solid to a liquid. Liquefaction has been responsible for ground failures 

during almost all of California’s great earthquakes. 

Earthquake-Induced Landslides. Seismically induced landsliding is typical of upland 

areas with slopes greater than 25 percent. Earthquake groundshaking can trigger 

slope movements such as earth fl ows and rotational landslides, or dislodge fractured 

bedrock material resulting in a rockfall.

12-5 FLOODING 


Flooding hazards may be considered in two categories: natural fl ooding and dam inundation. 

Natural fl ooding hazards are those associated with major rainfall events, which result in the 

fl ooding of developed areas due to overfl ows of nearby waterways, or inadequacies in local 

storm drain facilities. In the City of Santa Rosa, most of the annual precipitation falls between 

the months of November and April. Th e Federal Emergency Management Agency (FEMA) 

has identifi ed a 100-year fl ood zone, approximately 7 square blocks in area, at the confl uence 

of Spring Creek and Matanzas Creek in Santa Rosa. Figure 12-4 illustrates areas subject to 

fl ooding and dam inundation. 

Major creeks in Santa Rosa have the potential to cause fl ooding during a large storm event. 

In northern Santa Rosa, the number and geographic distribution of creeks, combined with 

favorable topography creates a condition in which fl ooding risks are expected to remain 

minimal during the planning period. In southern Santa Rosa, drainage conditions are less 

favorable due to fl at topography and the limited number of drainageways (creeks and conduits) 

that are available for storm water disposal. Currently, the majority of collected storm water 

in southern Santa Rosa is channeled into Colgan and Roseland creeks. Limited capacity and 

concentrated discharge place these creeks at the greatest risk of fl ooding during a 100-year 

storm event. Drainage improvements to both creeks will be necessary to minimize fl ooding 

risks in the future. 

Dam inundation hazards are those associated with the downstream inundation that 

would occur given a major structural failure in a nearby reservoir. A major earthquake 

could potentially cause damage or failure to a dam structure, and cause localized fl ooding. 

Although dam failure is unlikely due to current state regulations for design, maintenance, and 

monitoring of dams, Santa Rosa is exposed to the hazard of inundation from failure of local 

dams such as Lake Ralphine. 

Improvements to the storm drain system consistent with expansion or intensifi cation of urban 

development is essential to protecting Santa Rosans from fl ooding hazards. Additionally, 

General Plan policies require provision of open space areas for storm water retention and 

infi ltration. Monitoring urban runoff resulting from planned development will allow for 

controlled stormdrain discharge into existing creeks while also adding to groundwater supply in 

order to replenish existing aquifers. Limiting the amount of stormwater runoff discharged into 

the city stormdrain system will help reduce fl ooding events. Th e city will maintain and monitor 

the city hydraulic corridors in order to prevent future hazards associated with fl ooding. 

12-9


12-6 HAZARDOUS MATERIALS 

Hazardous materials are used in the city for industrial, commercial, and household purposes, 

and are regulated by federal, state, and local government agencies. Th ese regulations are 

intended to protect both the environment and public health and safety from improper use, 

handling, storage, and transport of hazardous materials and waste. For example, the U.S. 

Department of Transportation (DOT) regulates transportation of hazardous materials. Th e 

North Coast Regional Water Quality Control Board has jurisdiction over water quality issues, 

including groundwater contamination. Th e Sonoma County Hazardous Materials Division 

and Santa Rosa City Fire Department oversee underground and aboveground storage tanks 

containing hazardous materials and petroleum products. Th e Santa Rosa City Fire Department 

Hazardous Materials Response Unit responds to hazardous materials spills. 

Potential environmental and health and safety risks associated with hazardous materials in 

Santa Rosa include automobile accidents involving vehicles transporting hazardous materials 

or wastes (particularly along the Highway 101 corridor), accidental spills or leaks associated 

with seismic events, and improper use, handling, storage, transport, and disposal of hazardous 

materials. 

Santa Rosa strictly adheres to federal, state, and local regulations to prevent chemical storage 

and handling activities associated with industrial and commercial uses. Th ese regulations 

ensure that underground storage tanks do not release hazardous materials such as petroleum 

products into the soil and groundwater. Public education eff orts reduce improper disposal of 

household-generated hazardous waste such as used motor oil, paints, and solvents which can 

impact local waterways and drinking water supplies. 

12-7 WILDLAND FIRES 

Hillside residential neighborhoods located in the northern and eastern portions of the city 

are subject to risk of wildland fi re. Open areas and slopes covered with tall grasses and/or 

chaparral provide fuels to feed wildfi res, once started. Fire-resistant building materials and 

landscaping contribute to prevention of damage to residences in case of a wildfi re. General Plan 

policies requiring adequate fi re fl ows and community fi re breaks in residential subdivisions also 

minimize potential for fi re damage. 


NS-A Prepare for disasters. 

NS-A-1 Maintain the Emergency Operations Plan as the city’s disaster-response plan. 

Work with Sonoma County to update joint-emergency response and disaster 

response plans, as needed. 

12-10

Figure 12-4 

FEMA Flood Plain Map/ 

Dam Inundation 

M AR K WEST SPRINGS RD 

SHILOH RD 

C ALISTOGA RD 


101 

AIRPORT BLVD 

N LAUGHLIN RD 

W E E K S 

R I N C O N 

FEMA Flood Areas 

C R E E K 


Dam Inundation Areas 

RIVER RD 


CREEK 

FOUNTAINGROVE 


CREEK 

COFFEY LN 


HOPPER AVE 

DU CKER 

CR E E K 

P K Y 

PINER 

CREEK 

L A G U N A 

C R E E K 

A U S T I N 



CHA NATE RD 

BICENT EN NIAL WA Y 

MISSI ON BLVD 

PINER RD 

D E 

C R E E K 

MONTGOMERY 

CLEVELAND AVE 

12 

FRANKLIN AVE 

STEELE LN 

DR 

C R E E K 

Spring Lake 

Lake Ralphine 

CONTROL 


FLOOD 

CREEK 

S A 

S A N T A R O 

NORTH ST 

4TH ST 

PI NER 


ABRAMSON 

C R E E K 


SONOMA HWY 

COLLEGE AVE 

MENDOCINO AVE 


N DUTTON 

SONOMA AVE 

W COLLEGE AVE 

CREEK 

SPRING 

5TH ST 

A R R O Y O S I ER R A C R E E K 

S A N T A 

D ST 

WILSON ST 

W 9TH ST 

C R E E K 

HOEN AVE 

FARMERS LN 

A V E 

FULTON RD 

Annadel 

State 

Park 


YULUPA AVE 

E ST 

R O S A 

W 3RD 

S E ST 

ST 


12 

BROOKWOOD AVE 


Lake Ilsanjo 

SEBASTOPOL RD 

OCCIDENTAL RD 

BETHA RD S DR 

C O L G A N 

CORBY AVE 

C R E E K 

DUTTON AVE 


YOLANDA AVE 

HEARN AVE 

C R E E K 


S WRIGHT RD 

12 




LUDWIG AVE 




BELLEVUE AVE 

C R E E K 

STANDISH AVE 

G A N 

C O L 


TODD RD 

101 

0 1 

2 4 

Miles 

SNYDER LN


NS-A-2 Continue to promote the Citizens Organized to Prepare for Emergencies (COPE) 

public awareness program on the nature and extent of natural hazards in the 

Planning Area, and ways of minimizing the eff ects of disasters. 

NS-A-3 Establish community programs which train volunteers to assist police, fi re, and 

civil defense personnel during and after disasters. 

NS-A-4 Implement the Local Hazard Mitigation Plan to better prepare Santa Rosa for 

disaster. 

NOISE 

Th e Local Hazard Mitigation Plan is an adopted “implementation appendix” to this 

Safety Element. It can be viewed on the City of Santa Rosa website. 

NS-B Maintain an acceptable community noise level to protect the health and 

comfort of people living, working and/or visiting in Santa Rosa, while 

maintaining a visually appealing community. 

NS-B-1 Do not locate noise-sensitive uses in proximity to major noise sources, except 

residential is allowed near rail to promote future ridership. 

NS-B-2 Encourage residential developers to provide buff ers other than sound walls, 

where practical. Allow sound walls only when projected noise levels at a site 

exceed land use compatibility standards in Figure 12-1. 

In some established neighborhoods and subdivisions, sound walls may provide the only 

alternative to reduce noise to acceptable community standards. Th e Design Review 

process shall evaluate sound wall aesthetics and landscaping to ensure attractiveness 

along with functionality. 

NS-B-3 Prevent new stationary and transportation noise sources from creating a 

nuisance in existing developed areas. Use a comprehensive program of noise 

prevention through planning and mitigation, and consider noise impacts as a 

crucial factor in project approval. 

Th e Land Use Compatibility Standards specify normally acceptable levels for 

community noise in various land use areas. 

NS-B-4 Require new projects in the following categories to submit an acoustical study, 

prepared by a qualifi ed acoustical consultant: 

12-13


12-14 

All new projects proposed for areas with existing noise above 60dBA DNL. 

Mitigation shall be suffi cient to reduce noise levels below 45 dBA DNL 

in habitable rooms and 60 dBA DNL in private and shared recreational 

facilities. Additions to existing housing units are exempt. 

All new projects that could generate noise whose impacts on other existing 

uses would be greater than those normally acceptable (as specifi ed in the 

Land Use Compatibility Standards). 

NS-B-5 Pursue measures to reduce noise impacts primarily through site planning. 

Engineering solutions for noise mitigation, such as sound walls, are the least 

desirable alternative. 

NS-B-6 Do not permit existing uses to generate new noises exceeding normally 

acceptable levels unless: 

Th ose noises are mitigated to acceptable levels; or 

Th e activities are specifi cally exempted by the City Council on the basis of 

community health, safety, and welfare. 

NS-B-7 Allow reasonable latitude for noise generated by uses that are essential to 

community health, safety, and welfare. Th ese include emergency medical 

helicopter and vehicle operations, and emergency vehicle sirens. 

NS-B-8 Adopt mitigations, including reduced speed limits, improved paving 

texture, and traffi c controls, to reduce noise to normally acceptable levels in 

areas where noise standards may be exceeded (e.g., where homes front regional/ 

arterial streets and in areas of mixed use development.) 

NS-B-9 Encourage developers to incorporate acoustical site planning into their projects. 

Recommended measures include: 

Incorporating buff ers and/or landscaped earth berms; 

Orienting windows and outdoor living areas away from unacceptable noise 

exposure; 

Using reduced-noise pavement (rubberized-asphalt); 

Incorporating traffi c calming measures, alternative intersection designs, and 

lower speed limits; and 

Incorporating state-of-the-art structural sound attenuation and setbacks. 

NS-B-10 Work with private enterprises to reduce or eliminate nuisance noise from 

industrial and commercial sources that impact nearby residential areas. If 

progress is not made within a reasonable time, the city shall issue abatement 

orders or take other legal measures.


NS-B-11 Work with CalTrans to assign a high priority to traffi c noise mitigation programs. 

Support construction of attractive sound walls, as necessary along Highway 101 

and Highway 12. 

NS-B-12 Cooperate with Santa Rosa Memorial Hospital, Sutter Medical Center, and other 

hospitals proposing helipads. Minimize the noise and safety impacts of medical 

emergency helicopters through location and design of landing pads, regulation 

of fl ight times and frequency and, if necessary, sound attenuating alterations to 

nearby residences. 

NS-B-13 Prohibit new helipads in developments of industrial, commercial, offi ce, or 

business park uses. Th e city may make an exception if the helipad will provide a 

signifi cant benefi t for community health, safety, and welfare. 

NS-B-14 Discourage new projects that have potential to create ambient noise levels 

more than 5 dBA DNL above existing background, within 250 feet of sensitive 

receptors. 

GEOLOGY AND SEISMICITY 

NS-C Prohibit development in high-risk geologic and seismic hazard areas to 

avoid exposure to seismic and geologic hazards. 

NS-C-1 Prior to development approval, require appropriate geologic studies to identify 

fault trace locations within active fault zones as designated by the provisions of 

the Alquist-Priolo Earthquake Fault Zoning Act. California registered geologists 

or engineers must conduct these studies and investigation methodologies must 

comply with guidelines set forth by the Alquist-Priolo Earthquake Fault Zoning 

Act. 

Compliance with the Act would insure proper setback or appropriate design to minimize 

the potential hazards resulting from fault movement and surface displacement. 

NS-C-2 Require comprehensive geotechnical investigations prior to development 

approval, where applicable. Investigations shall include evaluation of landslide 

risk, liquefaction potential, settlement, seismically-induced landsliding, or weak 

and expansive soils. Evaluation and mitigation of seismic hazards, including 

ground shaking, liquefaction, and seismically-induced landslides, shall comply 

with guidelines set forth in the most recent version of the California Division of 

Mines and Geology (CDMG) Special Publication 117. 

12-15


12-16 

Th e level of investigation would depend on physical site location, local or regional 

geologic or seismic hazards, and recommendations by a consulting engineer. 

NS-C-3 Restrict development from areas where people might be adversely aff ected by 

known natural or manmade geologic hazards. Hazards might include unstable 

slopes, liquefi able soils, expansive soils or weak poorly engineered fi lls, as 

determined by a California registered geologist or engineer. 

NS-C-4 Restrict development of critical facilities--such as hospitals, fi re stations, 

emergency management headquarters, and utility lifelines, including broadcast 

services, sewage treatment plants, and other places of large congregations--in 

areas determined as high-risk geologic hazard zones (e.g. Rodgers Creek Fault 

zone, liquefi able soils, areas of slope instability). 

NS-C-5 Require identifi cation and evaluation of existing structural hazards related 

to unreinforced masonry, poor or outdated construction techniques, and 

lack of seismic retrofi t. Abate or remove any structural hazard that creates an 

unacceptable level of risk, including requiring post-earthquake buildings that are 

not currently retrofi tted and are located within areas determined to experience 

strong ground shaking during an earthquake. 

NS-C-6 Require appropriate and feasible seismic retrofi t, as determined by a registered 

structural engineer, of commercial, industrial, and public buildings that are 

not currently retrofi tted and are located within areas determined to experience 

strong ground shaking during an earthquake. 

NS-C-7 Require inspection for structural integrity of water storage facilities, water 

conveyance facilities, electricity transmission lines, roadways, water detention 

facilities, levees, and other utilities after a major seismic event, especially on the 

San Andreas or Rodgers Creek faults. 

NS-C-8 Adopt mandatory, minimum erosion control measures for current properties 

and those under construction that exhibit high erosion potential, are in areas of 

steep slopes, or have experienced past erosion problems. Control measures shall 

reduce soil erosion from primary erosional agents, including wind, construction 

operations, and storm water runoff .

FLOODING 

NS-D Minimize hazards associated with storm fl ooding. 


NS-D-1 Ensure fl ood plain protection by retaining existing open areas and creating new 

open areas needed to retain stormwater, recharge aquifers, and prevent fl ooding. 

Creek beds that are dry most of the year provide fl ood retention needed for public 

safety. 

NS-D-2 Maintain current fl ood hazard data, and coordinate with the Army Corps of 

Engineers, FEMA, Sonoma County Water Agency, and other responsible agencies 

to coordinate fl ood hazard analysis and management activities. 

NS-D-3 Require that new development incorporate features that are consistent with the 

Standard Urban Storm Water Mitigation Plan (SUSMP) into site drainage plans 

that would reduce impermeable surface area, increase surface water infi ltration, 

and minimize surface water runoff during storm events. Such features may 

include: 

Additional landscape areas; 

Parking lots with bio-infi ltration systems; 

Permeable paving designs; and 

Stormwater detention basins. 

NS-D-4 Incorporate features and appropriate standards that reduce fl ooding hazards, as 

described in Policy NS-D-3 into the city’s design standards. 

NS-D-5 Apply design standards to new development that help reduce project runoff into 

local creeks, tributaries, and drainage ways. 

NS-D-6 Locate new essential public facilities such as hospitals and fi re stations outside 

of fl ood areas or areas subject to dam inundation. 

NS-E Provide protection of public and private properties from hazards associated 

with dam inundation. 

NS-E-1 Support eff orts to conduct periodic inspections of local dams to ensure all safety 

measures are in place. 

12-17


HAZARDOUS MATERIALS 

NS-F Minimize dangers from hazardous materials. 

NS-F-1 Require remediation and cleanup, and evaluate risk prior to reuse, in identifi ed 

areas where hazardous materials and petroleum products have impacted soil or 

groundwater. 

NS-F-2 Require that hazardous materials used in business and industry are transported, 

handled, and stored in accordance with applicable local regulations. 

NS-F-3 Restrict siting of businesses, including hazardous waste repositories, incinerators 

or other hazardous waste disposal facilities, that use, store, process, or dispose 

large quantities of hazardous materials or wastes in areas subject to seismic fault 

rupture or very violent ground shaking. 

NS-F-4 Where applicable, identify and regulate appropriate regional and local routes for 

transportation of hazardous materials and hazardous waste. Require that fi re 

and emergency personnel can easily access these routes for response to spill 

incidences. 

NS-F-5 Require commercial and industrial compliance with the Sonoma County 

Hazardous Materials and Waste Management Plan. 

NS-F-6 Generate and support public awareness and participation in household waste 

management, control, and recycling through county programs including the 

Sonoma County Household Hazardous Waste Management Plan. 

WILDLAND FIRES 

NS-G Minimize the potential for wildland fi res. 

NS-G-1 Require proposed developments in high or medium fi re hazard areas to 

investigate a site’s vulnerability to fi re and to minimize risk accordingly. 

NS-G-2 Require new development in areas of high wildfi re hazard to utilize fi re-resistant 

building materials. Require the use of on-site fi re suppression systems, including 

automatic sprinklers, smoke and/or detection systems, buff ers and fuel breaks, 

and fi re retardant landscaping. 

NS-G-3 Prohibit untreated wood shake roofs in areas of high fi re hazard. 

12-18


NS-G-4 Continue monitoring water fi re-fl ow capabilities throughout the city and 

improving water availability at any locations having fl ows considered inadequate 

for fi re protection. 

NS-G-5 Require detailed fi re prevention and control measures, including community 

fi rebreaks, for development projects in high fi re hazard zones. 

NS-G-6 Minimize single-access residential neighborhoods in development areas near 

open space, and provide adequate access for fi re and other emergency response 

personnel. 

NS-H Prepare for climate changes 

NS-H-1 Participate in regional eff orts to prepare for the impacts of climate change. 

NS-H-2 Enage the community in preparing for climate change through the promotion 

of Climate Action Plan measures, distribution of information, and through local 

schools. 

12-19

13 

Th is element recognizes that art and culture pay important economic, educational 

and social dividends for the city. Provisions for public art displays, facilities to house 

art production and performance and art programs are all addressed. 

13-1 VISION 

In 2035, arts and culture contribute to an elevated quality of life in Santa Rosa 

through economic vitality, local cultural pride, inspired education and productive art 

jobs. Policy decisions regarding city services and allocation of city resources include 

and support arts and cultural activities. 

Public art and centralized cultural facilities enhance the city’s identity, pride, and 

image. Th ese gathering places contribute to a positive business climate, as well as 

provide a draw for tourism. Because the city recognizes the contributions of arts and 

culture to the community, dedicated resources are established to support an Arts 

Commission within the city’s structure. Th is Commission has a leadership role in 

shaping Santa Rosa as the cultural hub of Sonoma County. 

13-2 PUBLIC ART 

ART AND CULTURE 

Approximately 150 art-related organizations exist in the City of Santa Rosa. In 

1995, the Santa Rosa City Council requested, at the suggestion of the Board of 

Community Services, that research be conducted about responsibility for art and 

culture within the city. Th e Board of Community Services, the Cultural Arts Council 

of Sonoma County, Design Review Board and the Redevelopment Agency all had 

served to advise the city. In 1995, the Art in Public Places Committee was formed to 

oversee the integration of art in public spaces according to the Art in Public Places 

Policy (#000-42). 

Public art and centralized cultural facilities enhance the city’s identity, pride and 

image. Th ese gathering places contribute to a positive business climate, as well as 

provide a draw for tourism. Arts districts can help revitalize blighted areas, fulfi ll the 

need for aff ordable live/work space for artists and bring increased tax revenue to the 

city.


Th e city’s art and culture programs recognize and build 

on the city’s rich culture and ethnic diversity. Art in 

educational programs can provide skills to develop creative 

and critical thinking needed for the contemporary work 

force. Constructive self-expression of creative work, off ering 

positive reinforcement, contributes to guiding youth into 

positive directions. 


AC-A Develop places for art activities to take 

place. 

AC-A-1 Support the development of centrally located 

multipurpose facilities to house visual and 

performing arts activities, such as exhibition, 

studio/class, performance, and theater/lecture 

space. 

13-2 

Visitors to Railroad Square are greeted 

by Charlie Brown and Snoopy. 

AC-A-2 Develop outdoor locations that encourage cultural events for the enjoyment of 

the citizens as well as attract tourism. 

Such outdoor cultural facilities might include a band shell in Juilliard Park, and 

performance space/amphitheatre on the Prince Memorial Greenway. 

AC-A-3 Explore innovative zoning to allow artists to obtain aff ordable live/work space. 

AC-A-4 Increase public art throughout Santa Rosa, while focusing art and cultural 

activities in the Downtown Arts District. Encourage the placement of art in 

locations that are interactive and accessible to the public and at entryways into 

the city. 

AC-A-5 Integrate public art with streetscape design in portions of the city’s regional/ 

arterial streets that may redevelop as boulevards. 

AC-B Establish strategic planning and programs for expansion of the arts 

community in Santa Rosa. 

AC-B-1 Establish an Arts Commission to provide leadership in the arts community, and 

advise the City Council regarding all matters relating to the arts and culture of 

the city. Th e Arts Commission shall:


Act as a clearinghouse for all matters relating to arts and culture; 

Establish cooperative partnerships with private, public and educational 

agencies to promote and advocate for the arts; and 

Promote information exchanges with artists, businesses, schools and 

community leaders to develop mutual opportunities for art awareness, 

marketing, tourism, art education, and social benefi ts. 

AC-B-2 Develop and maintain a dynamic and concise Arts and Culture Plan. 

AC-B-3 Consider the diverse cultural needs and talents of the community, and encourage 

participation in such a manner that all facets have a voice in the cultural plan. 

AC-B-4 Work cooperatively with all local school districts to encourage and nurture the 

development of cultural arts programs for youth and children. 

AC-C Develop a funding strategy to ensure adequate funding to support the arts 

and culture programs. 

AC-C-1 Increase city General Fund support for the arts. Make the Art in Public Places 

Policy more eff ective by integrating art with capital improvement projects, both 

public and private. 

AC-C-2 Explore dedicated tax support for the arts – such as a percent for art allocation 

from the Transient Occupancy Tax (TOT), special taxes on cable company 

fees, video rentals, theater/concert tickets, business licenses, or other fees and 

transactions. 

AC-C-3 Off er and encourage opportunities for private sponsorship and partnerships for 

art activities and programs. 

AC-C-4 Establish a nonprofi t organization 

– “Friends of Santa Rosa Arts and 

Culture” to actively raise funds for the 

city. 

AC-C-5 Explore a variety of granting possibilities 

from federal and state agencies, 

such as: 

National Endowment for the Arts; 

Americans for the Arts; 

Public art, such as the Veterans’ Memorial 

outside City Hall, lends a sense of character to 

the city. 

13-3


13-4 

National Endowment for the Humanities; 

California Arts Council; 

State Department of Education; 

Intermodal Surface Transportation Enhancement Act; 

Federal Economic Development Administration; 

Federal Community Development Block Grants; and 

State Department of Community Development.

Goal or Policy 

Number 

GREENHOUSE GAS APPENDIX 

SUMMARY OF SANTA ROSA GENERAL PLAN 2035 

GREENHOUSE GAS EMISSION REDUCTION GOALS AND POLICIES 

2 - LAND USE AND LIVABILITY 

LUL-A Foster a compact rather than a scattered development pattern in order to 

reduce travel, energy, land, and materials consumption while promoting 

greenhouse gas emission reductions citywide. 

LUL-A-1 As part of plan implementation – including development review, capital 

improvements programming, and preparation of detailed area plans – foster 

close land use/transportation relationships to promote use of alternative 

transportation modes and discourage travel by automobile. 

LUL-C-2 Review parking regulations downtown to consider its role as a pedestrian- 

and transit-friendly center. 

LUL-D-1 Require that the fi rst fl oor of downtown buildings house activity generating 

uses such as retailing, entertainment and dining establishments, theaters 

and galleries, except as specifi ed in Appendix B of the Downtown Station 

Area Specifi c Plan. Upper fl oors of downtown buildings may also contain 

such uses. 

LUL-E Promote livable neighborhoods by requiring compliance with green building 

programs to ensure that new construction meets high standards of energy 

effi ciency and sustainable material use. Ensure that everyday shopping, 

park and recreation facilities, and schools are within easy walking distance 

of most residents. 

LUL-E-2 As part of planning and development review activities, ensure that projects, 

subdivisions, and neighborhoods are designed to foster livability. 

LUL-E-6 Allow residential or mixed use development in the Retail and Business 

Services or Offi ce designations.



Number 

GHG-2 

LUL-E-7 Develop a zoning category to implement the complete neighborhoods 

concept to allow the development of compact, walkable, mixed use 

neighborhoods including various housing types, non-residential job 

generating uses, services, and public facilities which center on a square or 

green and which include a transit stop. Include criteria for the district’s 

application in developed and undeveloped sites, such as ideal size, and 

consider the use of form-based regulations. 

LUL-F-4 Allow development on sites with a Medium Density Residential designation 

to have a maximum density of 24 units per gross acre (and up to 30 units 

per acre provided at least 20 percent of the housing units are aff ordable, as 

defi ned in the Housing Element). 

LUL-G Promote mixed use sites and centers. 


LUL-G-1 Develop the following areas as mixed use centers (see General Plan Land 

Use diagram): South of Hearn Avenue, at Dutton Meadow Avenue, West of 

Corporate Center Parkway, at Northpoint Parkway, Piner Road at Marlow 

Road, and Petaluma Hill Road, at Yolanda Avenue. 

LUL-G-2 Require design of mixed use projects to focus residential uses in the upper 

stories or toward the back of parcels, with retail and offi ce activities fronting 

the regional/arterial street. 

LUL-G-3 Prepare and implement mixed-use zoning district(s) that provide 

development standards for mixed use sites and centers. District regulations 

should address minimum density and intensity requirements; allowable 

uses; building heights; shared parking standards; and prohibition of new 

auto-oriented and drive-through establishments. 

LUL-H Foster development of the South Santa Rosa Avenue area – from Bellevue 

Avenue to just north of Todd Road – with a mix of retail and residential 

uses, and with development character that is hospitable to pedestrians and 

bicyclists. 

LUL-H-1 Work with Sonoma County on appropriate zoning for sites in this 

unincorporated stretch of Santa Rosa Avenue that would limit expansion of 

existing single-use, auto-oriented commercial establishments.


Number 



LUL-H-2 Require that development and/or redevelopment in this street corridor 

triggers installation of landscaping, medians, trees, sidewalks, and bike and 

pedestrian facilities designed to city standards. 

LUL-I-3 Allow small neighborhood convenience centers with less than 5,000 square 

feet of total retail fl oor area that include corner groceries, cleaners, and 

similar establishments, where they can be supported, within walking 

distance of residential uses. Ensure that neighborhood centers do not 

create unacceptable traffi c or nuisances for residents due to the hours 

and nature of their operation, and are designed to facilitate walking and 

bicycling. 

LUL-I-8 Encourage commercial properties to be retrofi tted for energy effi ciency and 

water conservation. 

LUL-L Ensure land uses that promote use of transit. 

LUL-L-1 Establish land use designations and development standards which will 

result in a substantial number of new housing units within walking 

distance of the downtown SMART station site. 

LUL-L-2 Improve pedestrian, bicycle, and bus transit connections from 

surrounding areas to the downtown SMART station site as well as between 

neighborhoods surrounding the SMART station site. 

LUL-L-3 Create pedestrian friendly environments and provide convenient 

connections to the transit facility for all modes of transportation. 

LUL-M Ensure new development and streetscape projects provide pedestrian and 

bicycle circulation improvements. 

LUL-M-1 Coordinate with SMART to implement the regional pedestrian/bicycle 

pathway along the rail right-of-way. 

LUL-M-2 Require dedication of right-of-way for improvement and/or expansion of 

pedestrian and bicycle facilities where insuffi cient right-of-way currently 

exists. 

LUL-M-3 Within the specifi c plan area, give priority to pedestrian and bicycle 

improvements in the Railroad Square and Railroad Corridor Sub-Areas to 

promote use of these travel modes by those living or working in closest 

proximity to the station site. 

GHG-3



Number 

GHG-4 


LUL-P-1 Work with the adjacent property owners to improve the Sixth/Seventh 

Street corridor between Morgan Street and B Street. Improvement eff orts 

should focus on installation of roundabouts on A Street. 

LUL-P-4 Use techniques such as special lighting, public art, and widened sidewalks 

to make the Sixth Street highway underpass area more attractive and 

comfortable for the pedestrian to use. 

LUL-Q Accommodate all modes of transportation along the Sixth/Seventh Street 

corridor (pedestrian, bicycle, automobile, and bus). 

LUL-Q-1 Install Class II bicycle lanes from Humboldt Street to Davis Street at the 

time the Sixth Street underpass at Highway 101 is opened to vehicular 

traffi c. 

LUL-Q-2 Ensure modifi cations and/or improvements to the public right-of-way 

between Adams Street and B Street are designed to accommodate bus 

circulation. 

LUL-Q-3 Require new development along the south side of West Sixth Street to 

dedicate suffi cient right-of-way for installation of angled parking spaces 

to off set parking impacts resulting from the installation of Class II bicycle 

lanes along the corridor. 

LUL-Q-4 Allow implementation of alternative approaches for accommodating 

pedestrian, bicycle, and vehicle travel where right-of-way constraints 

exist and/or where widening of the right-of-way may compromise historic 

structures, scale or character. 

LUL-R-1 Require that neighborhoods be comprised of a mix of residential housing 

types and neighborhood serving facilities which support one another. 

Regional serving uses are not permitted within residential neighborhoods. 

LUL-S Develop an attractive, safe, and extensive network for pedestrian and 

bicyclist movements. 

LUL-S-2 Provide for pedestrian walkways on all major roads and in all highway overcrossing 

designs. 

LUL-S-3 Link pedestrian and bicycle paths to community destinations (parks, etc.), 

to the surrounding rural countryside trail system, and the downtown area.


Number 



LUL-S-4 Coordinate with the Sonoma County Parks Department regarding 

potential linkages to the rural countryside. 

LUL-T Preserve the Northwestern Pacifi c Railroad corridor for public and 

commercial transportation uses. 

LUL-T-1 Utilize the Northwestern Pacifi c corridor for public transportation uses 

and improve its long term viability by designating potential future rail 

stations/stops and intensive land use. 

LUL-W Encourage pedestrian activity at the community shopping center and 

neighborhood center and establish the neighborhood center as a visual 

focal point and center of social activity for local residents. 

LUL-X Create an active, mixed use community shopping center at the Roseland 

Village Shopping Center site on Sebastopol Road near Dutton Avenue 

and develop the Sebastopol Road area – from Stony Point Road to Dutton 

Avenue – with a mix of neighborhood uses, focusing on commercial 

activity and neighborhood services for the Roseland area. 

LUL-X-3 Require new buildings fronting Sebastopol Road to be located adjacent 

to the sidewalk to ensure an interactive relationship between the public 

realm and ground fl oor uses. 

LUL-X-4 Include strong pedestrian and bicycle connections from the shopping 

center and its plaza to the Joe Rodota Trail. 

LUL-X-5 Prohibit expansion of auto-oriented uses and require new development 

to be pedestrian-oriented. Require development along Sebastopol Road 

to have a majority of building frontage with zero setbacks and on-street 

parking to support merchants. 

LUL-X-6 Ensure that parking lots on adjacent developments provide pedestrian 

connections. 

LUL-Y Create a pedestrian friendly streetscape with a distinctive ambiance on 

Sebastopol Road from Stony Point Road to Olive Street. 

LUL-Y-1 Widen sidewalks as specifi ed in the Sebastopol Road Urban Vision and 

Corridor Plan to ensure a safe, pleasant pedestrian environment. 

GHG-5



Number 

GHG-6 


LUL-Y-2 Incorporate bicycle lanes and a landscaped median along the corridor. 

LUL-Y-4 Require new development be oriented to the street and pedestrian 

friendly. 

LUL-Y-5 Require new development along the Joe Rodota Trail to be oriented to the 

trail, and where appropriate, to the proposed neighborhood park. 

LUL-Z Provide for a comprehensive mix of transit-supportive land uses. 

LUL-Z-1 Support future transit improvements and ridership, and provide a 

signifi cant number of new residential units, through intensifi ed land uses 

and increased residential densities. 

LUL-Z-2 Support transit-oriented development in the project area by allowing 

adequate intensity of use and requiring pedestrian-oriented development 

(e.g., buildings along sidewalk, parking lots minimized). 

LUL-AA Provide multimodal connections throughout the project area. 

LUL-AA-1 Improve connections in the project area by creating new streets or 

extensions of existing streets, as identifi ed in the Plan. 

LUL-AA-2 Prioritize pedestrian and bicycle circulation improvements to promote use 

of these travel modes by those living and/or working in proximity to the 

SMART station. 

LUL-AA-3 Improve connectivity throughout the project area by creating new public 

or private streets that follow a grid pattern and by establishing maximum 

block lengths of no more than 500 feet, where feasible. 

LUL-BB Enhance quality of life in the project area by providing parks, trails, and 

recreational and cultural opportunities. 

LUL-BB-1 Require that new development provide pedestrian connections and public 

open spaces. 

LUL-CC Promote economic activity that creates jobs and supports the transitoriented 

environment.


Number 

2 - LAND USE AND LIVABILTY 


LUL-CC-1 Expand local-serving retail and personal services uses to accommodate 

daily needs of station area users, visitors, employees, and residents within 

easy walking distance of residential areas and the SMART station. 

LUL-CC-3 Encourage the development of new jobs in the Plan area, including “greentech” 

jobs. 

LUL-DD Create active, pleasant streetscapes and public spaces. 

LUL-DD-1 Promote activity-generating retail establishments, such as cafes, coff ee 

shops, and newsstands, near the SMART station and on the ground fl oor 

of any parking garages developed on the site. 

LUL-DD-2 Provide pedestrian amenities, such as lighting, benches and canopy 

trees, with a consistent visual appearance throughout the project area 

to encourage walking, identify pathways, and make the station area a 

comfortable and easy place to pass through or visit. 

LUL-EE Support anticipated level of development intensity in project area with 

adequate infrastructure. 

LUL-EE-1 Provide utility upgrades as needed to support increased density and 

intensity in the area. 


Number 

3 - URBAN DESIGN 

UD-A-10 Relate landscape design to the natural setting. Require that graded areas 

within new development be revegetated. 

UD-A-12 Promote green building design and low impact development projects. 

UD-A-13 Review guidelines for parking lot trees to ensure adequate summertime 

shading. 

UD-B-2 Encourage, promote, and assist in the development of housing units 

within downtown for a mix of income levels and housing types, including 

integrating housing into existing buildings as mixed use. 

GHG-7



Number 

GHG-8 


UD-B-5 Promote street life in the downtown through attractive building designs 

with street level activity and façade windows, public art, trees, fountains, 

and other landscaping elements that are pedestrian friendly. Discourage 

blank parking garage or offi ce block frontage. Implement this policy 

through development review and the city’s Capital Improvement and 

Downtown Programs. 

UD-B-7 Strengthen and enhance transportation linkages in downtown, 

particularly the Fourth Street link reestablishing the connection between 

Old Courthouse Square and Railroad Square. 

UD-B-8 Orient buildings along Santa Rosa Creek within downtown toward the 

creek to enhance pedestrian and bicycle activity. 

UD-C-4 Work with CalTrans to beautify Highway 101 and Highway 12. Encourage 

CalTrans to incorporate more landscaping, planting of trees, and 

soundwall mitigation into any improvements planned for these highways. 

Lessen the impact of new soundwalls through the use of vegetation. 

UD-C-7 Install planted medians on wide regional/arterial streets to make them 

more pedestrian friendly. 

UD-D-1 Restructure existing strip developments to cluster commercial uses in 

neighborhood nodes, with higher density housing included where possible. 

Residential, offi ce, or institutional uses that generate less traffi c should be 

located between the nodes. 

UD-D-4 Provide continuous sidewalks and bicycle lanes on both sides of major 

regional/arterial streets. 

UD-D-5 Provide planting strips with large canopy trees between the road and 

sidewalk to buff er pedestrians from traffi c, and help defi ne the street space 

along commercial streets. Install pedestrian amenities in the planting 

strip. 

UD-E-1 Provide for new open space opportunities throughout the city, especially 

in neighborhoods that have less access to open spaces. 

UD-E-2 Provide an open space network that is linked by pedestrian and bicycle 

paths, and that preserves and enhances Santa Rosa’s signifi cant visual and 

natural resources.


Number 



UD-E-3 Restore Santa Rosa Creek as a linear park throughout the city for 

pedestrians and cyclists. 

UD-E-4 Enhance pedestrian activity and safety by designing streets, buildings, 

pathways, and trails to provide a visual connection with public spaces such 

as parks and Santa Rosa Creek. Review and revise the Zoning Code and 

Subdivision Guidelines to support this policy. 

UD-F-2 Protect natural topographic features such as hillsides, ridgelines and 

mature trees and stands of trees. Minimize grading of natural contours in 


UD-G Design residential neighborhoods to be safe, human-scaled, and livable by 

addressing compact development, multi-modal connectivity, and reducing 

energy use. 

UD-G-2 Locate higher density residential uses adjacent to transit facilities, 

shopping, and employment centers, and link these areas with bicycle and 

pedestrian paths. 

UD-G-3 Design new residential streets to be in scale with the adjacent structures 

and uses, and appropriate to their intended purpose. Neighborhood 

streets should be scaled for slow moving traffi c, pedestrian and bicycle 

access, and children’s play. 

UD-G-4 Provide through-connections for pedestrians and bicyclists in new 

developments. Avoid cul-de-sac streets, unless public pedestrian/bikeways 

interconnect them. 

UD-G-5 To promote walkability and connectivity, limit the perimeter length of 

new residential blocks to no more than 1,600 feet. Very Low Density 

Residential development is excepted. 

UD-G-9 Encourage pedestrian-oriented village character, rather than strip malls, in 

neighborhood centers for local shops and services. Shops should front on 

streets rather than parking lots. Parking areas should be located in less 

visible locations behind buildings and away from the street edge. 

UD-H-6 Minimize vegetation removal in hillside areas, and preserve large trees 

that partially screen development or help blend new development into 

views. 

GHG-9



Number 

GHG-10 


UD-I-3 Refl ect the predominant colors and textures within the surrounding 

landscape in selection of building materials for hillside development. Roof 

colors should tend toward earth tones, so that they are less visible from 

adjacent or upslope properties. Allow darker roofs when they meet cool 

roof standards. 

UD-I-4 Use irregular planting on graded slopes to achieve a natural appearance. 

Maximize water conservation, fi re resistance, and erosion control in 

landscape design through use of sturdy, native species. 


Number 

4 - HOUSING 

H-C-11 Provide opportunities for higher density and aff ordable housing 

development on regional/arterial streets and near the rail transit corridor 

for convenient access to bus and rail transit. 

H-G Develop energy effi cient residential units and rehabilitate existing units to 

reduce energy consumption 

H-G-1 Maximize energy effi ciency in residential areas. Utilize the following 

techniques: implement Cal Green Tier 1 Standards; fund energy 

conservation through the Housing Authority’s rehabilitation loans; 

promote home improvement strategies for energy effi ciency; promote 

energy effi ciency improvements that are sensitive to the historic 

signifi cance of the residential structure; consider a program which 

would require energy effi ciency improvements when a residential 

structure undergoes transfer of title or major renovation; the Sonoma 

County Energy Independence Program, which funds energy and water 

conservation improvements; and consider a program which requires 

energy audits and cost eff ective energy upgrades for existing residential 

structures. 

H-G-2 Require, as allowed by Cal Green Tier One standards, energy effi ciency 

through site planning and building design by assisting residential 

developers in identifying energy conservation and effi ciency measures 

appropriate to the Santa Rosa area. 

H-G-3 Promote energy effi ciency in the provision and use of water in all 

residential developments.


Number 


H-G-4 Reduce the amount of water used, encourage the use of recycled water for 

landscaping where available, and require compliance with the city’s Water 

Effi cient Landscape Policy. 

H-G-5 Continue to require the use of fuel effi cient heating and cooling equipment 

and other appliances, in accordance with the city’s green building program. 

H-G-6 Continue to fund energy conservation through the Housing Authority’s 

rehabilitation loans and develop programs to assist low income 

households and rental properties in meeting weatherization and energy 

conservation needs. 

H-G-7 Work with organizations specializing in green building measures to 

develop public-private partnerships supporting energy effi ciency retrofi t 

programs for existing residential structures. 

H-G-8 Increase local energy awareness. 


Number 

4 - HOUSING 

5 - TRANSPORTATION 

T-A-1 Expand Transportation Systems Management (TSM) programs for 

employers, and reduce peak hour single-occupancy automobile trips 

through the following techniques: promotion of transit service; staggering 

of work shifts; fl extime (9/80 work schedules); telecommuting; carpool 

and vanpool incentives; provision of bicycle facilities; trip reduction 

incentive programs; parking disincentives for single-occupant vehicles; 

and car sharing programs. 

T-A-2 Work with employers and business associations to meet employee 

transportation needs that will lead to reduction of the use of single 

occupant vehicles. 

T-A-4 Cooperate with CalTrans and public transit providers to establish parkand-ride 

lots. 

T-A-5 Pursue cooperation between local and regional transportation agencies to 

coordinate multi-modal connections throughout the city. 

GHG-11



Number 

GHG-12 


T-A-7 Expand non-motorized and bus infrastructure throughout the city such 

that greater amenities exist for cyclists, pedestrians and transit users 

in order to promote a healthy, sustainable city and further reduce GHG 

emissions. 

T-B-4 Promote the use of roundabouts in lieu of stop/signal controlled 

intersections to improve safety, reduce delay and idling time, and lower 

vehicle emissions at new/existing intersections. 

T-G-7 Provide bikeways along scenic roads, where right-of-way exists or where its 

acquisition will not jeopardize roadway character. 

T-H Expand the existing transit network to reduce greenhouse gas emissions 

and to provide convenient and effi cient public transportation to 

workplaces, shopping, SMART stations, and other destinations. 

T-H-3 Require new development to provide transit improvements, where a rough 

proportionality to demand from the project is established. 

T-H-5 Encourage ridership on public transit systems through marketing and 

promotional eff orts. 

T-H-8 Improve transit service along corridors where increased densities are 

planned. 

T-I Support implementation of rail service along the Northwest Pacifi c 

Railroad. 

T-I-1 Support eff orts to implement rail service along the NWPRR. 

T-I-2 Preserve options for future rail stations along the NWPRR corridor 

by zoning land in proximity to the potential station sites for higher 

residential densities and/or mixed use development. 

T-J Provide attractive and safe streets for pedestrians and bicyclists. 

T-J-1 Pursue implementation of walking and bicycling facilities as envisioned in 

the city’s Bicycle and Pedestrian Master Plan. 

T-K Develop a safe, convenient, and continuous network of pedestrian 

sidewalks and pathways that link neighborhoods with schools, parks, 

shopping areas, and employment centers.


Number 



T-K-1 Link the various citywide pedestrian paths, including street sidewalks, 

downtown walkways, pedestrian areas in shopping centers and work 

complexes, park pathways, and other creekside and open space pathways. 

T-K-2 Allow the sharing or parallel development of pedestrian walkways with 

bicycle paths, where this can be safely done, in order to maximize the use 

of public rights-of-way. 

T-K-3 Orient building plans and pedestrian facilities to allow for easy pedestrian 

access from street sidewalks, transit stops, and other pedestrian facilities, 

in addition to access from parking lots. 

T-K-6 Integrate multi-use paths into all creek corridors, railroad rights-of-way, 

and park designs. 

T-L Develop a citywide system of designated bikeways that serves both 

experienced and casual bicyclists, and which maximizes bicycle use for 

commuting, recreation, and local transport. 

T-L-1 Provide bicycle lanes along all regional/arterial streets and high volume 

transitional/collector streets. 

T-L-2 Provide bicycle lanes on major access routes to all schools and parks. 

T-L-3 Improve bicycle networks by fi nishing incomplete or disconnected bicycle 

routes. 

T-L-4 Maintain all roadways and bicycle-related facilities so they provide safe 

and comfortable conditions for bicyclists. 

T-L-5 Consider bicycle operating characteristics and safety needs in the design 

for roadways, intersections, and traffi c control systems. 

T-L-6 Promote and facilitate the use of bicycles with other transportation 

modes. 

T-L-7 As part of the city’s Capital Improvement Program, or street and 

intersection projects constructed by private developers, install and 

construct bicycle facilities. 

GHG-13



Number 

T-L-8 Require new development to dedicate land and/or construct/install bicycle 

facilities, and provide bicycle parking as specifi ed in the Zoning Code, 

where a rough proportionality to demand from the project is established. 

Facilities such as showers and bicycle storage shall also be considered. 

T-M-3 Support eff orts at the Charles M. Schulz-Sonoma County Airport to 

minimize negative eff ects of air transportation, such as surface street 

congestion, air pollution, noise, and safety concerns. 

T-M-5 Support continued operation of private shuttle services to San Francisco 

and Oakland International Airports. 


Number 

GHG-14 

6 - PUBLIC SERVICES AND FACILITIES 

PSF-A-8 Integrate the bicycle and pedestrian path networks envisioned in both the 

Citywide Creek Master Plan and updated Bicycle and Pedestrian Master 

Plan with regional park plans, so that users can safely and comfortably 

access the full range of public open spaces. 

PSF-A-18 Develop multi-use pathways and linear parks along creeks designated 

by the Santa Rosa Citywide Creek Master Plan. Create a system of 

interconnected linear parks that provide access to parks used for active 

recreation as well as to open space preserve areas that are used primarily 

for more passive recreation such as hiking and wildlife viewing. 

PSF-A-19 Provide recreational opportunities and establish bike and pedestrian 

paths along Santa Rosa Creek through implementation of the Santa Rosa 

Citywide Creek Master Plan. 

PSF-I-9 Consider installation of creekside pathways, consistent with the Citywide 

Creek Master Plan and Bicycle and Pedestrian Master Plan, when possible 

as part of stormwater improvement projects along the city’s creek 

corridors. 


Number 

OSC-A-1 


7 - OPEN SPACE AND CONSERVATION 

Cooperate with various public and private entities to create new public 

access trails to parks, open spaces, and drainage ways within the city, as 

well as to trail systems outside the UGB.


Number 

OSC-D-8 



Restore channelized waterways to a more natural condition which 

allows for more natural hydraulic functioning, including development of 

meanders, pools, riffl es, and other stream features. Restoration should 

also allow for growth of riparian vegetation which eff ectively stabilizes 

banks, screens pollutants from runoff entering the channel, enhances 

fi sheries, and provides other opportunities for natural habitat restoration. 

OSC-D-11 New development along channelized waterways should allow for an 

ecological buff er zone between the waterway and development. Th is buff er 

zone should also provide opportunities for multi-use trails and recreation. 

OSC-E Ensure local creeks and riparian corridors are preserved, enhanced, and 

restored as habitat for fi sh, birds, mammals, and other wildlife. 

OSC-F Construct trail corridors and other recreational opportunities along local 

waterways. 

OSC-F-1 Accommodate connections to regional trail systems that enhance or 

support the creek trail systems network. 

OSC-F-2 Cooperate with various public and private entities to create new public 

access trails along creeks to parks and open spaces within the Urban 

Growth Boundary, as well as connections to regional trail systems. 

OSC-H Conserve signifi cant vegetation and trees and plant new trees. 

OSC-H-5 Plant trees on public property including park strips, open space and park 

areas and encourage tree planting on private property to help off set 

carbon emissions. 

OSC-I-5 Expand the infrastructure network as possible to allow use of reclaimed 

water for use at residences, businesses, and city parks and facilities. 

OSC-J Take appropriate actions to help Santa Rosa and the larger Bay Area region 

achieve and maintain all ambient air quality standards. 

OSC-J-1 Review all new construction projects and require dust abatement 

actions as contained in the CEQA Handbook of the Bay Area Air Quality 

Management District. 

GHG-15



Number 

GHG-16 


OSC-J-2 Budget for clean fuels and vehicles in the city’s long-range capital 

expenditure plans, to replace and improve the existing fl eet of gasoline 

and diesel powered vehicles. Initiate a policy to make its fl eet among the 

cleanest in the North Bay. 

OSC-J-3 Reduce particulate matter emissions from wood burning appliances 

through implementation of the city’s Wood Burning Appliance code. 

OSC-K Reduce energy use in existing and new commercial, industrial, and public 

structures. 

OSC-K-1 Promote the use of site planning, solar orientation, cool roofs, and 

landscaping to decrease summer cooling and winter heating needs. 

Encourage the use of recycled content construction materials. 

OSC-K-2 Identify opportunities for decreasing energy use through installation of 

energy effi cient lighting, reduced thermostat settings, and elimination of 

unnecessary lighting in public facilities. 

OSC-K-3 Identify and implement energy conservation measures that are 

appropriate for public buildings. Implement measures that are at least 

as eff ective as those in the retrofi t ordinances for commercial and offi ce 

buildings. 

OSC-K-4 Advance the city’s environmentally sensitive preferred purchasing and 

green fl eet conversion programs. 

OSC-K-5 Implement measures of the Climate Action Plan which increase energy 

effi ciency, including retrofi tting existing buildings and facilitating energy 

upgrades. 

OSC-L Encourage the development of nontraditional and distributed sources of 

electrical generation. 

OSC-L-1 Reconsider any existing codes and policies that constrain or prohibit the 

installation of environmentally acceptable forms of distributed generation. 

OSC-L-2 Participate in state and local eff orts to develop appropriate policies and 

review procedures for the installation of photovoltaic solar and other 

environmentally acceptable forms of distributed generation. 

OSC-L-3 Establish a city renewable energy program which will allow the city to 

generate or receive a signifi cant portion of energy from renewable sources.

OSC-M Reduce greenhouse gas emissions. 


OSC-M-1 Meet local, regional and state targets for reduction of greenhouse gas 

emissions through implementation of the Climate Action Plan. 


Number 

8 - GROWTH MANAGEMENT 

GM-A Prevent urban sprawl by focusing growth within the Urban Growth 

Boundary. 

GM-A-1 Contain urban development in the Santa Rosa area within the city’s Urban 


GM-B-4 Direct growth to areas where services and infrastructure can be provided 

effi ciently. Do not allow any development in the approximately 453-acre 

area generally east of Santa Rosa Avenue and north of Todd Road (as 

mapped in Figure 8-1), until 2010. 


Number 

10 - ECONOMIC VITALITY 

EV-A-1 Continue to promote Santa Rosa as the North Bay’s premier locatin for 

technology, clean/green technologies, and intrepreneurial businesses, 

which create new products and business models that will attract national 

and international markets. 

EV-B-3 Promote the establishment and expansion of workplace alternatives, 

including home occupations and telecommuting. Continue to allow home 

occupations in all residential districts. 

EV-B-6 Work with business, labor, and community oriented groups to encourage 

businesses to use the area labor force to reduce commuting impacts on city 

roadways. 

EV-C Promote new retail and higher density uses along the city’s regional/ 

arterial corridors. 


Number 

11 - HISTORIC PRESERVATION 

HP-B-9 Integrate the common goals of the city’s green ordinances and historic 

preservation objectives. Provide building owners of older and historic 

structures clear and cost eff ective options to measurably enhance energy 

effi ciency while maintaining the structure’s historic character to the 

greatest degree possible. 

GHG-17


HP-C-2 Hold neighborhood meetings to achieve the following: increase public 

awareness of preservation issues and opportunities; provide information 

on the historic designation process; publicize low-impact/low-cost/high 

benefi t options for energy effi ciency upgrades in context of green building 

program requirements; and alert neighborhoods, when necessary, to the 

pending loss of signifi cant buildings or other features. 


Number 

GHG-18 

12 - NOISE AND SAFETY 

NS-F-6 Generate and support public awareness and participation in household 

waste management, control, and recycling through county programs 

including the Sonoma County Household Hazardous Waste Management 

Plan. 

NS-H Prepare for climate change. 

NS-H-1 Participate in regional eff orts to prepare for the impacts of climate change. 

NS-H-2 Engage the community in preparing for climate change through the 

promotion of Climate Action Plan measures, distribution of information, 

and through local schools.

ABBREVIATIONS 

ADT: Average daily trips made by 

vehicles or persons in a 24-hour 

period 

ALUC: Airport Land Use Commission 

BMR: Below-market-rate dwelling unit 

CBD: Central Business District 

CC&Rs: Covenants, Conditions, and 

Restrictions 

CDBG: Community Development Block 

Grant 

CEQA: California Environmental 

Quality Act 

CFD: A Mello-Roos Community 

Facilities District 

CHFA: California Housing Finance 

Agency 

CIP: Capital Improvements Program 

CNEL: Community Noise Equivalent 

Level 

CMP: Congestion Management Plan 

COG: Council of Governments 

GLOSSARY OF TERMS 

CRA: Community Redevelopment 

Agency 

dB: Decibel 

dBA: “A-weighted” decibel 

EIR: Environmental Impact Report 

(State) 

EIS: Environmental Impact 

Statement (Federal) 

FAR: Floor Area Ratio 

FAUS: Federal Aid to Urban Systems 

FEMA: Federal Emergency Management 

Agency 

FHWA: Federal Highway Administration 

FIR: Fiscal Impact Report 

FIRM: Flood Insurance Rate Map 

FmHA: Farmers Home Administration 

GMI: Gross Monthly Income 

HAP: Housing Assistance Plan 

HCD: Housing and Community 

Development Department of the 

State of California


HOV: High Occupancy Vehicle 

HUD: U.S. Dept. of Housing and Urban 

Development 

JPA: Joint Powers Authority 

LAFCo: Local Agency Formation 

Commission 

Ldn: Day and Night Average Sound 

Level 

Leq: Sound Energy Equivalent Level 

LHA: Local Housing Authority 

LOS: Level of Service 

LRT: Light (duty) Rail Transit 

NEPA: National Environmental Policy 

Act 

OPR: Offi ce of Planning and Research, 

State of California 

PUD: Planned Unit Development 

SRO: Single Room Occupancy 

TDM: Transportation Demand 

Management 

TDR: Transfer of Development Rights 

TSM: Transportation Systems 

Management 

UBC: Uniform Building Code 

G-2 

UHC: Uniform Housing Code 

UMTA: Urban Mass Transportation 

Administration 

VMT: Vehicle Miles Traveled

DEFINITIONS 


Acceptable Risk. A hazard deemed to be a tolerable exposure to danger given the expected 

benefi ts to be obtained. Diff erent levels of acceptable risk may be assigned according to the 

potential danger and the criticalness of the threatened structure. Th e levels may range from 

“near zero” for nuclear plants and natural gas transmission lines to “moderate” for open space, 

ranches and low-intensity warehouse uses. 

Access/Egress. Th e ability to enter a site from a roadway and exit a site onto a roadway by 

motorized vehicle. 

Acoustical Engineer. An engineer specializing in the measurement and physical properties of 

sound. In environmental review, the acoustical engineer measures noise impacts of proposed 

projects and designs measures to reduce those impacts. 

Acoustics. Th e physical qualities of a room, enclosure or space (such as size, shape and amount 

of noise) that determine the audibility and perception of sound. 

Acres, Gross. Th e entire acreage of a site. Most communities calculate gross acreage to the 

centerline of proposed bounding streets and to the edge of the right-of-way of existing or 

dedicated streets. 

Acres, Net. Th e portion of a site that can actually be built upon. Th e following generally are 

not included in the net acreage of a site: public or private road rights-of-way, public open space, 

and fl ood ways. 

Adaptive Reuse. Th e conversion of obsolescent or historic buildings from their original 

or most recent use to a new use. For example, the conversion of former hospital or school 

buildings to residential use, or the conversion of an historic single-family home to offi ce use. 

Adverse Impact. A negative consequence for the physical, social, or economic environment 

resulting from an action or project. 

Aff ordability Requirements. Provisions established by a public agency to require that a 

specifi c percentage of housing units in a project or development remain aff ordable to very low- 

and low- income households for a specifi ed period. 

Aff ordable Housing. Housing capable of being purchased or rented by a household with 

very low, low, or moderate income, based on a household’s ability to make monthly payments 

necessary to obtain housing. Housing is considered aff ordable when a household pays less than 

30 percent of its gross monthly income (GMI) for housing including utilities. 

G-3


Agricultural employee. Person engaged in the tillage of soil, dairying, production, 

cultivation, growing and harvesting of any agricultural or horticultural commodities; raising 

livestock, bees, furbearing animals, or poultry; practices including forestry and lumbering; and 

preparation and transport of products to market, as further defi ned by Section 1104.4 of the 

California Labor Code. 

Agriculture. Use of land for the production of food and fi ber, including the growing of crops 

and/or the grazing of animals on natural prime or improved pasture land. 

Agriculture-related Business. Feed mills, dairy supplies, poultry processing, creameries, 

auction yards, veterinarians and other businesses supporting local agriculture. 

Air Pollution. Concentrations of substances found in the atmosphere that exceed naturally 

occurring quantities and are undesirable or harmful in some way. 

Airport-related Use. A use that supports airport operations including, but not limited to, 

aircraft repair and maintenance, fl ight instruction, and aircraft chartering. 

Alquist-Priolo Act, Seismic Hazard Zone. A seismic hazard zone designated by the State of 

California within which specialized geologic investigations must be prepared prior to approval 

of certain new development. 

Alteration. Any change, particularly to a hillside area, including grading or removal of 

vegetation. 

Ambient. Surrounding on all sides; used to describe measurements of existing conditions with 

respect to traffi c, noise, air and other environments. 

Americans with Disabilities Act. Th e Americans with Disabilities Act of 1990 provides 

civil rights protections to individuals with disabilities and guarantees equal opportunity for 

individuals with disabilities in public accommodations, employment, transportation, state and 

local government services, and telecommunications. 

Annex, v. To incorporate a land area into an existing district or municipality, with a resulting 

change in the boundaries of the annexing jurisdiction. 

Apartment. (1) One or more rooms of a building used as a place to live, in a building 

containing at least one other unit used for the same purpose. (2) A separate suite, not 

owner occupied, which includes kitchen facilities and is designed for and rented as the home, 

residence, or sleeping place of one or more persons living as a single housekeeping unit. 

G-4


Approach Zone. Th e air space at each end of a landing strip that defi nes the glide path or 

approach path of an aircraft and that should be free from obstruction. 

Appropriate. An act, condition, or state that is considered suitable. 

Aquifer. An underground, water-bearing layer of earth, porous rock, sand, or gravel, through 

which water can seep or be held in natural storage. Aquifers generally hold suffi cient water to 

be used as a water supply. 

Archaeological. Relating to the material remains of past human life, culture, or activities. 

Area; Area Median Income. As used in State of California housing law with respect to income 

eligibility limits established by the U.S. Department of Housing and Urban Development 

(HUD), “area” means metropolitan area or non-metropolitan county. In non-metropolitan 

areas, the “area median income” is the higher of the county median family income or the 

statewide non-metropolitan median family income. 

Army Corps of Engineers (ACOE). A federal agency responsible for the design and 

implementation of publicly supported engineering projects. Any construction activity that 

involves fi lling a watercourse, pond, lake (natural or man-made), or wetlands (including 

seasonal wetlands and vernal pools), may require an ACOE permit. 

Arterial. (See “Regional/Arterial Streets.”) 

Article 34 Referendum. Article 34 of the Constitution of the State of California requires 

passage of a referendum within a city or county for approval of the development or acquisition 

of a publicly fi nanced housing project where more than 49 percent of the units are set aside for 

low-income households. 

Assisted Housing. Generally multi-family rental housing, but sometimes single-family 

ownership units, whose construction, fi nancing, sales prices, or rents have been subsidized by 

federal, state, or local housing programs including, but not limited to Federal Section 8 (new 

construction, substantial rehabilitation, and loan management set-asides), Federal Sections 

213, 236, and 202, Federal Section 221(d)(3) (below-market interest rate program), Federal 

Section 101 (rent supplement assistance), CDBG, FmHA Section 515, multi-family mortgage 

revenue bond programs, local redevelopment and in lieu fee programs, and units developed 

pursuant to local inclusionary housing and density bonus programs. 

Attainment Area. An area determined to have met federal or State air quality standards, 

as defi ned in the federal Clean Air Act or the California Clean Air Act. An area may be an 

attainment area for one pollutant and a non-attainment area for others. 

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Auto-oriented Uses. Land uses designed to accommodate customers who use autos to travel 

to the site, including automobile sales and service, building supplies and materials and drive-up 

or drive-through uses. 

Below-market-rate (BMR) Housing Unit. (1) Any housing unit specifi cally priced to be 

sold or rented to low- or moderate-income households for an amount less than the fair-market 

value of the unit. Both the State of California and the U.S. Department of Housing and Urban 

Development set standards for determining which households qualify as “low income” or 

“moderate income.” (2) Th e fi nancing of housing at less than prevailing interest rates. 

Bicycle Boulevard. A residential street with low volume, low speed where bicycles have 

priority over automobiles by discouraging non-local motor vehicle traffi c. Confl icts between 

bicycles and automobiles are minimized and bicycle travel time is reduced by the removal of 

unwarranted stop signs and other impediments to bicycle travel. Design features include 

a variety of diff erent street treatments such as traffi c calming, traffi c diverters, and bicycle 

actuated traffi c signals. 

Bicycle Lane (Class II facility). A corridor expressly reserved for bicycles, existing on a street 

or roadway in addition to any lanes for use by motorized vehicles. 

Bicycle Path (Class I facility). A paved route not on a street or roadway and expressly 

reserved for bicycles traversing an otherwise unpaved area. Bicycle paths may parallel roads 

but typically are separated from them by landscaping. 

Bicycle Route (Class III facility). A facility shared with motorists and identifi ed only by 

signs, a bicycle route has no pavement markings or lane stripes. 

Bikeways. A term that encompasses bicycle lanes, bicycle paths, and bicycle routes. 

Biotic Community. A group of living organisms characterized by a distinctive combination of 

both animal and plant species in a particular habitat. 

Biotic Diversity. Species diversity – i.e., number of diff erent species occurring in a location or 

under some condition. 

Blight. A condition of a site, structure, or area that may cause nearby buildings and/or areas 

to decline in attractiveness and/or utility. Th e Community Redevelopment Law (Health and 

Safety Code, Sections 33031 and 33032) contains a defi nition of blight used to determine 

eligibility of proposed redevelopment project areas. 

Building. Any structure used or intended for supporting or sheltering any use or occupancy. 

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Building Height. Th e vertical distance from the average contact ground level of a building to 

the highest point of the coping of a fl at roof or to the deck line of a mansard roof or to the mean 

height level between eaves and ridge for a gable, hip, or gambrel roof. Th e exact defi nition 

varies by community. For example, in some communities building height is measured to the 

highest point of the roof, not including elevator and cooling towers. 

Buildout; Build-out. Development of land to its full potential or theoretical capacity as 

permitted under current or proposed planning or zoning designations. (See “Carrying Capacity 

(3).”) 

California Environmental Quality Act (CEQA). A State law requiring State and local 

agencies to regulate activities with consideration for environmental protection. If a proposed 

activity has the potential for a signifi cant adverse environmental impact, an Environmental 

Impact Report (EIR) must be prepared and certifi ed as to its adequacy before taking action on 

the proposed project. General Plans require the preparation of a “program EIR.” 

California Housing Finance Agency (CHFA). A State agency, established by the Housing 

and Home Finance Act of 1975, which is authorized to sell revenue bonds and generate funds 

for the development, rehabilitation, and conservation of low-and moderate-income housing. 

Capital Improvements Program (CIP). A program, administered by a city or county 

government and reviewed by its planning commission, which schedules permanent 

improvements, usually for a minimum of fi ve years in the future, to fi t the projected fi scal 

capability of the local jurisdiction. Th e program generally is reviewed annually, for conformance 

to and consistency with the general plan. 

Carbon Dioxide. A colorless, odorless, non-poisonous gas that is a normal part of the 

atmosphere. 

Carbon Monoxide. A colorless, odorless, highly poisonous gas produced by automobiles and 

other machines with internal combustion engines that imperfectly burn fossil fuels such as oil 

and gas. 

Carrying Capacity. Used in determining the potential of an area to absorb development: 

(1) Th e level of land use, human activity, or development for a specifi c area that can be 

accommodated permanently without an irreversible change in the quality of air, water, land, 

or plant and animal habitats. (2) Th e upper limits of development beyond which the quality of 

human life, health, welfare, safety, or community character within an area will be impaired. (3) 

Th e maximum level of development allowable under current zoning. (See “Buildout.”) 

Census. Th e offi cial decennial enumeration of the population conducted by the federal 

government. 

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Channelization. (1) Th e straightening and/or deepening of a watercourse for purposes of 

storm-runoff control or ease of navigation. Channelization often includes lining of stream 

banks with a retaining material such as concrete. (2) At the intersection of roadways, the 

directional separation of traffi c lanes through the use of curbs or raised islands that limit the 

paths that vehicles may take through the intersection. 

Character. Special physical characteristics of a structure or area that set it apart from its 

surroundings and contribute to its individuality. 

Circulation Element. One of the seven State-mandated elements of a local general plan, 

it contains adopted goals, policies, and implementation programs for the planning and 

management of existing and proposed thoroughfares, transportation routes, and terminals, as 

well as local public utilities and facilities, all correlated with the land use element of the general 

plan. 

City. City with a capital “C” generally refers to the government or administration of a city. City 

with a lower case “c” may mean any city or may refer to the geographical area of a city (e.g., the 

city bikeway system.) 

Citywide Parks. Generally larger than 25 acres; include special signature elements such as 

lakes, sports complexes, amphitheater, lighted features, recreational facilities and buildings, 

large play structures and spaces for large group activities such as citywide camps or corporate 

picnics. Th ey are used by residents throughout the City. 

Clear Zone. Th at section of an approach zone of an airport where the plane defi ning the glide 

path is 50 feet or less above the center-line of the runway. Th e clear zone ends where the height 

of the glide path above ground level is above 50 feet. Land use under the clear zone is restricted. 

Clustered Development. Development in which a number of dwelling units are placed in 

closer proximity than usual, or are attached, with the purpose of retaining an open space area. 

Collector. (See “Transitional/Collector Streets.”) 

Commercial. A land use classifi cation that permits facilities for the buying and selling of 

commodities and services. 

Commercial Strip. Commercial development, usually one store deep, that fronts on a major 

street for a distance of one city block or more. Includes individual buildings on their own lots, 

with or without on-site parking, and small linear shopping centers with shallow on-site parking 

in front of the stores. 

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Community Care Facility. Elderly housing licensed by the State Health and Welfare Agency, 

Department of Social Services, typically for residents who are frail and need supervision. 

Services normally include three meals daily, housekeeping, security and emergency response, 

a full activities program, supervision in the dispensing of medicine, personal services such as 

assistance in grooming and bathing, but no nursing care. Sometimes referred to as residential 

care or personal care. 

Community Child Care Agency. A non-profi t agency established to organize community 

resources for the development and improvement of child care services. 

Community Development Block Grant (CDBG). A grant program administered by the U.S. 

Department of Housing and Urban Development (HUD) on a formula basis for entitlement 

communities, and by the State Department of Housing and Community Development 

(HCD) for non-entitled jurisdictions. Th is grant allots money to cities and counties for 

housing rehabilitation and community development, including public facilities and economic 

development. 

Community Facilities District. Under the Mello-Roos Community Facilities Act of 1982 

(Government Code Section 53311 et seq), a legislative body may create within its jurisdiction 

a special district that can issue tax-exempt bonds for the planning, design, acquisition, 

construction, and/or operation of public facilities, as well as provide public services to district 

residents. Special tax assessments levied by the district are used to repay the bonds. 

Community Noise Equivalent Level (CNEL). A 24-hour energy equivalent level derived from 

a variety of single-noise events, with weighting factors of 5 and 10 dBA applied to the evening 

(7 PM to 10 PM) and nighttime (10 PM to 7 AM) periods, respectively, to allow for the greater 

sensitivity to noise during these hours. 

Community Park. Land with full public access intended to provide recreation opportunities 

beyond those supplied by neighborhood parks. Community parks are larger in scale than 

neighborhood parks (generally 10-25 acres in size). Th ey provide spaces for organized sports, 

larger group events, children’s play areas, several unique features, pathways and natural areas, 

community gardens and recreational facilities such as community centers. Th e city aims to 

provide access to community parks within one mile of residential neighborhoods. 

Community Separator. Largely open, natural areas with low intensity development between 

cities and communities in Sonoma County. 

Compatible. Capable of existing together without confl ict or ill eff ects. 

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Condominium. A structure of two or more units, the interior spaces of which are individually 

owned; the balance of the property (both land and building) is owned in common by the owners 

of the individual units. (See “Townhouse.”) 

Congestion Management Plan (CMP). A mechanism employing growth management 

techniques, including traffi c level of service requirements, standards for public transit, trip 

reduction programs involving transportation systems management and jobs/housing balance 

strategies, and capital improvement programming, for the purpose of controlling and/or 

reducing the cumulative regional traffi c impacts of development. AB 1791, eff ective August 1, 

1990, requires all cities, and counties that include urbanized areas, to adopt by December 1, 

1991, and annually update a Congestion Management Plan. 

Conservation. Th e management of natural resources to prevent waste, destruction, or neglect. 

Th e state mandates that a Conservation Element be included in the general plan. 

Conservation Element. One of the seven State-mandated elements of a local general plan, 

it contains adopted goals, policies, and implementation programs for the conservation, 

development, and use of natural resources including water and its hydraulic force, forests, soils, 

rivers and other waters, harbors, fi sheries, wildlife, minerals, and other natural resources. 

Consistent. Free from variation or contradiction. Programs in the General Plan are to be 

consistent, not contradictory or preferential. State law requires consistency between a general 

plan and implementation measures such as the zoning ordinance. 

Convenience Goods. Retail items generally necessary or desirable for everyday living, usually 

purchased at a convenient nearby location. Because these goods cost relatively little compared 

to income, they are often purchased without comparison shopping. 

Creek. Natural or once natural fl owing waterway. Some creeks are channelized and used as 

drainage systems. 

County. County with a capital “C” generally refers to the government or administration of a 

county. County with a lower case “c” may mean any county or may refer to the geographical 

area of a county (e.g., the county road system). 

Critical Facility. Facilities housing or serving many people, which are necessary in the event 

of an earthquake or fl ood, such as hospitals, fi re, police, and emergency service facilities, 

utility “lifeline” facilities, such as water, electricity, and gas supply, sewage disposal, and 

communications and transportation facilities. 

Cul-de-sac. A short street or alley with only a single means of ingress and egress at one end 

and with a large turnaround at its other end. 

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Culvert. A drain, ditch or conduit not incorporated in a closed system that carries drainage 

water under a driveway, roadway, railroad, pedestrian walk or public way. Culverts are often 

built to channelize streams and as part of fl ood control systems. 

Cumulative Impact. As used in CEQA, the total impact resulting from the accumulated 

impacts of individual projects or programs over time. 

Curb Cut. Th e opening along the curb line at which point vehicles or other wheeled forms of 

transportation may enter or leave the roadway. Curb cuts are essential at street corners for 

wheelchair users. 

Day-Night Average Sound Level (Ldn). Th e A-weighted average sound level in decibels 

during a 24-hour period with a 10 dB weighing applied to nighttime sound levels (10 p.m. to 

7 a.m.). Th is exposure method is similar to the CNEL, but deletes the additional weight given in 

that measurement to noise during the evening time period (7 p.m. to 10 p.m.). 

Decibel, dB. A unit used to express the relative intensity of a sound as it is heard by the human 

ear. 

Decibel, A-weighted, dBA. Th e “A-weighted” scale for measuring sound in decibels; weighs 

or reduces the eff ects of low and high frequencies in order to simulate human hearing. Every 

increase of 10 dBA doubles the perceived loudness though the noise is actually ten times more 

intense. 

Dedication. Th e turning over by an owner or developer of private land for public use, and the 

acceptance of land for such use by the governmental agency having jurisdiction over the public 

function for which it will be used. Dedications for roads, parks, school sites, or other public 

uses often are made conditions for approval of a development by a city or county. 

Dedication, In lieu of. Cash payments that may be required of an owner or developer as a 

substitute for a dedication of land, usually calculated in dollars per lot, and referred to as in lieu 

fees or in lieu contributions. 

Density, Residential. Th e number of permanent residential dwelling units per acre of land. 

Densities specifi ed in the General Plan may be expressed in units per gross acre or per net 

developable acre. (See “Acres, Gross,” and “Developable Acres, Net.”) 

Density Bonus. Th e allocation of development rights that allow a parcel to accommodate 

additional square footage or additional residential units beyond the maximum for which the 

parcel is zoned, usually in exchange for the provision or preservation of an amenity at the 

same site or at another location. Under California law, a housing development that provides 

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20 percent of its units for lower income households, or 10 percent of its units for very lowincome 

households, or 50 percent of its units for seniors, is entitled to a density bonus. (See 

“Development Rights, Transfer of.”) 

Density, Employment. A measure of the number of employed persons per specifi c area (for 

example, employees/acre). 

Density, Gross. Th e number of dwelling units per gross acre of developable residential land 

designated on the General Plan Diagram. 

Design Capacity. Th e capacity at which a street, water distribution pipe, pump or reservoir, or 

a wastewater pipe or treatment plant is intended to operate. 

Design Review. Th e comprehensive evaluation of a development and its impact on neighboring 

properties and the community as a whole, from the standpoint of site and landscape design, 

architecture, materials, colors, lighting, and signs, in accordance with a set of adopted criteria 

and standards. “Design Control” requires that certain specifi c things be done and that other 

things not be done. Design Control language is most often found within a zoning ordinance. 

“Design Review” usually refers to a system set up outside of the zoning ordinance, whereby 

projects are reviewed against certain standards and criteria by a specially established design 

review board or committee. 

Detention Dam/Basin/Pond. Dams may be classifi ed according to the broad function they 

serve, such as storage, diversion, or detention. Detention dams are constructed to retard fl ood 

runoff and minimize the eff ect of sudden fl oods. Detention dams fall into two main types. In 

one type, the water is temporarily stored, and released through an outlet structure at a rate 

which will not exceed the carrying capacity of the channel downstream. Often, the basins are 

planted with grass and used for open space or recreation in periods of dry weather. Th e other 

type, most often called a Retention Pond, allows for water to be held as long as possible and 

may or may not allow for the controlled release of water. In some cases, the water is allowed to 

seep into the permeable banks or gravel strata in the foundation. Th is latter type is sometimes 

called a Water-Spreading Dam or Dike because its main purpose is to recharge the underground 

water supply. Detention dams are also constructed to trap sediment. Th ese are often called 

Debris Dams. 

Developable Acres, Net. Th e portion of a site that can be used for density calculations. Some 

communities calculate density based on gross acreage. Public or private road rights-of-way are 

not included in the net developable acreage of a site. 

Developable Land. Land that is suitable as a location for structures and that can be developed 

free of hazards to, and without disruption of, or signifi cant impact on, natural resource areas. 

G-12


Development. Th e physical extension and/or construction of urban land uses. Development 

activities include: subdivision of land; construction or alteration of structures, roads, utilities, 

and other facilities; installation of septic systems; grading; deposit of refuse, debris, or fi ll 

materials; and clearing of natural vegetative cover (with the exception of agricultural activities). 

Routine repair and maintenance activities are exempted. 

Development Rights, Transfer of (TDR). Also known as “Transfer of Development Credits,” 

a program that can relocate potential development from areas where proposed land use or 

environmental impacts are considered undesirable (the “donor” site) to another (“receiver”) site 

chosen on the basis of its ability to accommodate additional units of development beyond that 

for which it was zoned, with minimal environmental, social, and aesthetic impacts. 

Disabled. A person determined to have a physical impairment or mental disorder expected to 

be of long or indefi nite duration. Many such impairments or disorders are of such a nature that 

a person’s ability to live independently can be improved by appropriate housing conditions. 

Discourage, v. To advise or persuade to refrain from. 

District. (1) An area of a city or county that has a unique character identifi able as diff erent 

from surrounding areas because of distinctive architecture, streets, geographic features, culture, 

landmarks, activities, or land uses. (2) A portion of the territory of a city or county within 

which uniform zoning regulations and requirements apply; a zone. 

Diversity. Diff erences among otherwise similar elements that give them unique forms and 

qualities. E.g., housing diversity can be achieved by diff erences in unit size, tenure, or cost. 

Downtown. Th e major commercial center of the community. Th e Downtown’s general 

boundaries are Sonoma Avenue, Brookwood Avenue, College Avenue, and the Northwestern 

Pacifi c Railroad tracks. 

Dwelling Unit. A room or group of rooms (including sleeping, eating, cooking, and sanitation 

facilities, but not more than one kitchen), which constitutes an independent housekeeping 

unit, occupied or intended for occupancy by one household on a long-term basis. 

Easement. Usually the right to use property owned by another for specifi c purposes or to gain 

access to another property. For example, utility companies often have easements on the private 

property of individuals to be able to install and maintain utility facilities. 

Easement, Conservation. A tool for acquiring open space with less than full-fee purchase, 

whereby a public agency buys only certain specifi c rights from the land owner. Th ese may be 

G-13


positive rights (providing the public with the opportunity to hunt, fi sh, hike, or ride over the 

land), or they may be restrictive rights (limiting the uses to which the land owner may devote 

the land in the future.) 

Embodied Energy. A measure of the energy required to grow, harvest, mine, and otherwise 

extract raw materials; process/manufacture the material/product (ideally including factory 

heating, lighting, employee transportation and pro-rated capital equipment); transportation 

of raw materials and fi nished product/materials at each stage of the process and fi nally; fi eld 

preparation and installation at the point of use. 

Emergency Shelter. A facility that provides immediate and short-term housing and 

supplemental services for the homeless. Shelters come in many sizes, but an optimum size is 

considered to be 20 to 40 beds. Supplemental services may include food, counseling, and access 

to other social programs. 

Emission Factor. Th e rate at which pollutants are emitted into the atmosphere by one source 

or a combination of sources. 

Emission Standard. Th e maximum amount of pollutant legally permitted to be discharged 

from a single source, either mobile or stationary. 

Encourage, v. To stimulate or foster a particular condition through direct or indirect action by 

the private sector or government agencies. 

Endangered Species, California. A native species or subspecies of a bird, mammal, fi sh, 

amphibian, reptile, or plant, which is in serious danger of becoming extinct throughout all or a 

signifi cant portion of its range, due to one or more factors, including loss in habitat, change in 

habitat, over-exploitation, predation, competition, or disease. Th e status is determined by the 

State Department of Fish and Game together with the State Fish and Game Commission. 

Endangered Species, Federal. A species which is in danger of extinction throughout all 

or a signifi cant portion of its range, other than the species of the Class Insect determined to 

constitute a pest whose protection under the provisions of the 1973 Endangered Species Act, 

as amended, would present an overwhelming and overriding risk to humans. Th e status is 

determined by the US Fish and Wildlife Service and the Department of the Interior. 

Enhance, v. To improve existing conditions by increasing the quantity or quality of benefi cial 

uses or features. 

Environment. CEQA defi nes environment as “the physical conditions which exist within 

the area which will be aff ected by a proposed project, including land, air, water, mineral, fl ora, 

fauna, noise, and objects of historic or aesthetic signifi cance.” 

G-14


Environmental Impact Report (EIR). A report required of general plans by the California 

Environmental Quality Act and which assesses all the environmental characteristics of an 

area and determines what eff ects or impacts will result if the area is altered or disturbed by a 

proposed action. 

Environmental Setting. Th e physical conditions in an area, including land, air, water, 

minerals, fl ora, fauna, ambient noise, and objects of historical or aesthetic signifi cance, which 

will be aff ected by a proposed project. Th e area involved shall be the area in which signifi cant 

eff ects would occur either directly or indirectly as a result of the project. Th e “environment” 

includes both natural and man-made conditions. 

Equivalent Noise Level (Leq). A single-number representation of the fl uctuating sound level 

in decibels over a specifi ed period of time. It is a sound-energy average of the fl uctuating level. 

Erosion. (1) Th e loosening and transportation of rock and soil debris by wind, rain, or running 

water. (2) Th e gradual wearing away of the upper layers of earth. 

Exaction. A contribution or payment required as an authorized precondition for receiving 

a development permit; usually refers to mandatory dedication (or fee in lieu of dedication) 

requirements found in many subdivision regulations. 

Fair Market Rent. Th e rent, including utility allowances, determined by the United States 

Department of Housing and Urban Development for purposes of administering the Section 8 

Existing Housing Program. 

Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the 

Census]. (2) An individual or a group of persons living together who constitute a bona fi de 

single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or 

other group of persons occupying a hotel, lodging house or institution of any kind [California]. 

Fault. A fracture in the earth’s crust forming a boundary between rock masses that have 

shifted. 

Feasible. Capable of being done, executed, or managed successfully from the standpoint of the 

physical and/or fi nancial abilities of the implementer(s). 

Federal Candidate Species, Category 1 (Candidate 1). Species for which the U.S. Fish and 

Wildlife Service has suffi cient biological information to support a proposal to list as Endangered 

or Th reatened. 

G-15


Federal Candidate Species, Category 2 (Candidate 2). Species for which existing information 

indicates that these species may warrant listing, but for which substantial biological 

information to support a proposed rule is lacking. 

Finding(s). Th e result(s) of an investigation and the basis upon which decisions are made. 

Findings are used by government agents and bodies to justify action taken by the entity. 

Fire Hazard Zone. An area where, due to slope, fuel, weather, or other fi re-related conditions, 

the potential loss of life and property from a fi re necessitates special fi re protection measures 

and planning before development occurs. 

Flood, 100-Year. Th e magnitude of a fl ood expected to occur on the average every 100 years, 

based on historical data. Th e 100-year fl ood has a 1/100, or one percent, chance of occurring in 

any given year. 

Flood Insurance Rate Map (FIRM). For each community, the offi cial map on which the 

Federal Insurance Administration has delineated areas of special fl ood hazard and the risk 

premium zones applicable to that community. 

Flood Plain. Th e relatively level land area on either side of the banks of a stream regularly 

subject to fl ooding. Th at part of the fl ood plain subject to a one percent chance of fl ooding 

in any given year is designated as an “area of special fl ood hazard” by the Federal Insurance 

Administration. 

Floor Area, Gross. Th e total horizontal area in square feet of all fl oors within the exterior 

walls of a building, but not including the area of unroofed inner courts or shaft enclosures. 

Floor Area Ratio (FAR). Th e gross fl oor area permitted on a site divided by the total net area 

of the site, expressed in decimals to one or two places. For example, on a site with 10,000 net 

sq. ft. of land area, a Floor Area Ratio of 1.0 will allow a maximum of 10,000 gross sq. ft. of 

building fl oor area to be built. On the same site, a FAR of 1.5 would allow 15,000 sq. ft. of 

fl oor area; a FAR of 2.0 would allow 20,000 sq. ft.; and a FAR of 0.5 would allow only 5,000 

sq. ft. Also commonly used in zoning, FARs typically are applied on a parcel-by-parcel basis as 

opposed to an average FAR for an entire land use or zoning district. 

Freeway. A high-speed, high-capacity, limited-access transportation facility serving regional 

and county-wide travel. Such roads are free of tolls, as contrasted with “turnpikes” or other 

“toll roads” that are now being introduced into Southern California. Freeways generally are 

used for long trips between major land use generators. At Level of Service “E,” they carry 

approximately 1,875 vehicles per lane per hour, in both directions. Major streets cross at a 

diff erent grade level. 

G-16


Gateway. A point along a roadway entering a city or county at which a motorist gains a sense 

of having left the environs and of having entered the city or county. 

General Plan. A compendium of city or county policies regarding its long-term development, 

in the form of maps and accompanying text. Th e General Plan is a legal document required of 

each local agency by the State of California Government Code Section 65301 and adopted by the 

City Council or Board of Supervisors. In California, the General Plan has 7 mandatory elements 

(Circulation, Conservation, Housing, Land Use, Noise, Open Space, Safety and Seismic Safety) 

and may include any number of optional elements (such as Air Quality, Economic Development, 

Hazardous Waste, and Parks and Recreation). Th e General Plan may also be called a “City Plan,” 

“Comprehensive Plan,” or “Master Plan.” 

Geographic Information System (GIS). A computer-based database to organize spatial 

information. 

Geological. Pertaining to rock or solid matter. 

Goal. A general, overall, and ultimate purpose, aim, or end toward which the City or County 

will direct eff ort. 

Groundwater. Water under the earth’s surface, often confi ned to aquifers capable of supplying 

wells and springs. 

Groundwater Recharge. Th e natural process of infi ltration and percolation of rainwater 

from land areas or streams through permeable soils into water-holding rocks that provide 

underground storage (“aquifers”). 

Growth Management. Th e use by a community of a wide range of techniques in combination 

to determine the amount, type, and rate of development desired by the community and to 

channel that growth into designated areas. Growth management policies can be implemented 

through growth rates, zoning, capital improvement programs, public facilities ordinances, 

urban limit lines, standards for levels of service, and other programs. (See “Congestion 

Management Plan.”) 

Habitat. Th e physical location or type of environment in which an organism or biological 

population lives or occurs. 

Hazardous Material. Any substance that, because of its quantity, concentration, or physical 

or chemical characteristics, poses a signifi cant present or potential hazard to human health 

and safety or to the environment if released into the workplace or the environment. Th e term 

includes, but is not limited to, hazardous substances and hazardous wastes. 

G-17


Hazardous Waste. Waste which requires special handling to avoid illness or injury to persons 

or damage to property. Includes, but is not limited to, inorganic mineral acids of sulfur, 

fl uorine, chlorine, nitrogen, chromium, phosphorous, selenium and arsenic and their common 

salts; lead, nickel, and mercury and their inorganic salts or metallo-organic derivatives; coal, tar 

acids such as phenol and cresols and their salts; and all radioactive materials. 

High Occupancy Vehicle (HOV). Any vehicle other than a driver-only automobile (e.g., a 

vanpool, a bus, or two or more persons to a car). 

Highways. Highways supplement the City’s local roadway system by carrying long-distance 

traffi c at relatively high speeds to and through Santa Rosa. Highway 101 is the major northsouth 

route of the North San Francisco Bay Area, and Highway 12 is a major east-west route in 

Sonoma County. Th ese highways serve cross-town and intra-county trips, and provide regional 

linkages to the Bay Area, the coast, and northern California. Highways are the responsibility of 

the State Department of Transportation (Caltrans), not the City of Santa Rosa. 

Hillside. Land having an average slope equal to or exceeding ten percent. 

Historic; Historical. An historic building or site is one that is noteworthy for its signifi cance 

in local, state, or national history or culture, its architecture or design, or its works of art, 

memorabilia, or artifacts. 

Historic Preservation. Th e preservation of historically signifi cant structures and 

neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of 

the building(s) to a former condition. 

Home Occupation. A commercial activity conducted solely by the occupants of a particular 

dwelling unit in a manner incidental to residential occupancy. 

Homeless. Persons and families who lack a fi xed, regular, and adequate nighttime residence. 

Includes those staying in temporary or emergency shelters or who are accommodated with 

friends or others with the understanding that shelter is being provided as a last resort. 

California Housing Element law, Section 65583(c)(1) requires all cities and counties to address 

the housing needs of the homeless. (See “Emergency Shelter” and “Transitional Housing.”) 

Hotel. A facility in which guest rooms or suites are off ered to the general public for lodging 

with or without meals and for compensation, and where no provision is made for cooking in 

any individual guest room or suite. 

Household. All those persons--related or unrelated--who occupy a single housing unit. (See 

“Family.”) 

G-18


Housing and Community Development Department of the State of California (HCD). 

Th e State agency that has principal responsibility for assessing, planning for, and assisting 

communities to meet the needs of low- and moderate-income households. 

Housing Authority, Local (LHA). Local housing agency established in State law, subject to 

local activation and operation. Originally intended to manage certain federal subsidies, but 

vested with broad powers to develop and manage other forms of aff ordable housing. 

Housing Element. One of the seven State-mandated elements of a local general plan, it assesses 

the existing and projected housing needs of all economic segments of the community, identifi es 

potential sites adequate to provide the amount and kind of housing needed, and contains 

adopted goals, policies, and implementation programs for the preservation, improvement, and 

development of housing. Under State law, Housing Elements must be updated every fi ve years. 

Housing and Urban Development, U.S. Department of (HUD). A cabinet-level department 

of the federal government that administers housing and community development programs. 

Housing Unit. Th e place of permanent or customary abode of a person or family. A housing 

unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, 

a mobile home, a cooperative, or any other residential unit considered real property under State 

law. A housing unit has, at least, cooking facilities, a bathroom, and a place to sleep. It also is a 

dwelling that cannot be moved without substantial damage or unreasonable cost. 

Human Scale. Features of such a proportion to allow harmonious interaction between people 

and their urban surroundings. 

Hydrocarbons. A family of compounds containing carbon and hydrogen in various 

combinations. Th ey are emitted into the atmosphere from manufacturing, storage and handling, 

or combustion of petroleum products and through natural processes. Certain hydrocarbons 

interact with nitrogen oxides in the presence of intense sunlight to form photochemical air 

pollution. 

Identity. A consistent quality that makes a city, place, area, or building unique and gives it a 

distinguishing character. 

Impact. Th e eff ect of any direct man-made actions or indirect repercussions of man-made 

actions on existing physical, social, or economic conditions. 

Impact Fee. A fee, also called a development fee, levied on the developer of a project by a city, 

county, or other public agency as compensation for otherwise-unmitigated impacts the project 

will produce. California Government Code Section 66000 et seq specifi es that development 

G-19


fees shall not exceed the estimated reasonable cost of providing the service for which the fee 

is charged. To lawfully impose a development fee, the public agency must verify its method of 

calculation and document proper restrictions on use of the fund. 

Impervious Surface. Surface through which water cannot penetrate, such as roof, road, 

sidewalk, and paved parking lot. Th e amount of impervious surface increases with development 

and establishes the need for drainage facilities to carry the increased runoff . 

Implementation. Actions, procedures, programs, or techniques that carry out policies. 

Improvement. Th e addition of one or more structures or utilities on a parcel of land. 

Inclusionary Requirement. Regulations that increase housing choice by providing the 

opportunity to construct more diverse and economical housing to meet the needs of low- and 

moderate-income families. Often such regulations require a minimum percentage of housing 

for low- and moderate-income households in new housing developments and in conversions of 

apartments to condominiums. 

Indirect Source. Any structure or installation which attracts an activity which creates 

emissions of pollutants. For example, a major employment center, a shopping center, an 

airport or a stadium can all be considered to be indirect sources. 

Industrial. Th e manufacture, production, and processing of consumer goods. Industrial is 

often divided into “heavy industrial” uses, such as construction yards, quarrying, and factories; 

and “light industrial” uses, such as research and development and less intensive warehousing 

and manufacturing. 

Infi ll Development. Development of vacant land (usually individual lots or left-over 

properties) within areas that are already largely developed. 

Infi ltration. Th e introduction of underground water, such as groundwater, into wastewater 

collection systems. Infi ltration results in increased wastewater fl ow levels. 

Infrastructure. Public services and facilities, such as sewage-disposal systems, water-supply 

systems, other utility systems, and roads. 

In Lieu Fee. (See “Dedication, in lieu of.”) 

Institutional Use. (1) Publicly or privately owned and operated activities that are institutional 

in nature, such as hospitals, museums, and schools; (2) churches and other religious 

organizations; and (3) other nonprofi t activities of a welfare, educational, or philanthropic 

nature that can not be considered a residential, commercial, or industrial activity. 

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Intersection Capacity. Th e maximum number of vehicles that has a reasonable expectation 

of passing through an intersection in one direction during a given time period under prevailing 

roadway and traffi c conditions. 

Intrusive Noise. Th e noise which intrudes over and above the existing ambient noise at a 

given location. Th e relative intrusiveness of a sound depends upon its amplitude, duration, 

frequency, and time of occurrence. 

Issues. Important unsettled community matters or problems that are identifi ed in a 

community’s general plan and dealt with by the plan’s goals, objectives, policies, plan proposals, 

and implementation programs. 

Jobs/Employed Residents’ Balance. Total jobs divided by total employed residents (i.e. 

people who live in the area, but may work anywhere). A ratio of 1.0 indicates a balance. A ratio 

greater than 1.0 indicates a net in-commute; less than 1.0 indicates a net out-commute. 

Jobs/Housing Balance; Jobs/Housing Ratio. Th e availability of aff ordable housing for 

employees. Th e jobs/housing ratio divides the number of jobs in an area by the number of 

employed residents. A ratio of 1.0 indicates a balance. A ratio greater than 1.0 indicates a net 

in-commute; less than 1.0 indicates a net out-commute. 

Joint Powers Authority (JPA). A legal arrangement that enables two or more units of 

government to share authority in order to plan and carry out a specifi c program or set of 

programs that serves both units. 

Landmark. (1) A building, site, object, structure, or signifi cant tree, having historical, 

architectural, social, or cultural signifi cance and marked for preservation by the local, state, or 

federal government. (2) A visually prominent or outstanding structure or natural feature that 

functions as a point of orientation or identifi cation. 

Landscaping. Planting (including trees, shrubs, and ground covers) suitably designed, selected, 

installed, and maintained as to enhance a site or roadway permanently. 

Landslide. A general term for a falling mass of soil or rocks. 

Land Use. Th e occupation or utilization of land or water area for any human activity or any 

purpose defi ned in the General Plan. 

Land Use Classifi cation. A system for classifying and designating the appropriate use of 

properties. 

G-21


Land Use Element. A required element of the General Plan that uses text and maps to 

designate the future use or reuse of land within a given jurisdiction’s planning area. Th e land 

use element serves as a guide to the structuring of zoning and subdivision controls, urban 

renewal and capital improvements programs, and to offi cial decisions regarding the distribution 

and intensity of development and the location of public facilities and open space. 

Land Use Regulation. A term encompassing the regulation of land in general and often used 

to mean those regulations incorporated in the General Plan, as distinct from zoning regulations 

(which are more specifi c). 

Less than Signifi cant Impact. An impact that would not result in a substantial and adverse 

change in the environment and would not require mitigation. 

Level of Service (LOS). (1) A scale that measures the amount of traffi c a roadway may be 

capable of handling on a roadway or at the intersection of roadways. Levels range from A to F, 

with A representing the highest level of service, as follows: 

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LOS A. Indicates a relatively free fl ow of traffi c, with little or no limitation on vehicle 

movement or speed. 

LOS B. Describes a steady fl ow of traffi c, with only slight delays in vehicle movement and 

speed. All queues clear in a single signal cycle. 

LOS C. Denotes a reasonably steady, high-volume fl ow of traffi c, with some limitations on 

movement and speed, and occasional backups on critical approaches. 

LOS D. Denotes the level where traffi c nears an unstable fl ow. Intersections still function, 

but short queues develop and cars may have to wait through one cycle during short peaks. 

LOS E. Describes traffi c characterized by slow movement and frequent (although 

momentary) stoppages. Th is type of congestion is considered severe, but is not uncommon 

at peak traffi c hours, with frequent stopping, long-standing queues, and blocked 

intersections. 

LOS F. Describes unsatisfactory stop-and-go traffi c characterized by “traffi c jams” and 

stoppages of long duration. Vehicles at signalized intersections usually have to wait 

through one or more signal changes, and “upstream” intersections may be blocked by the 

long queues. 

(2) Some communities in California are developing standards for levels of service relating to 

municipal functions such as police, fi re, and library service. Th ese standards are incorporated 

in the General Plan or in separate “Level of Service Plans.”


Life Cycle Assessment. Th e comprehensive examination of a product’s environmental 

and economic aspects and potential impacts throughout its lifetime, including raw material 

extraction, transportation, manufacturing, use, and disposal. It incorporates, but is distinct 

from Embodied Energy, which does not include use or disposal. Life Cycle Assessment (LCA) is 

relevant to historic buildings in that, through their use and adapted reuse, much less energy is 

used than building a new building as using LCA. 

Linkage. With respect to jobs/housing balance, a program designed to off set the impact of 

employment on housing need within a community, whereby project approval is conditioned on 

the provision of housing units or the payment of an equivalent in-lieu fee. Th e linkage program 

must establish the cause-and-eff ect relationship between a new commercial or industrial 

development and the increased demand for housing. 

Liquefaction. Th e transformation of loose water-saturated granular materials (such as sand 

or silt) from a solid into a liquid state. A type of ground failure that can occur during an 

earthquake. 

Local Agency Formation Commission (LAFCo). A fi ve- or seven-member commission 

within each county that reviews and evaluates all proposals for formation of special districts, 

incorporation of cities, annexation to special districts or cities, consolidation of districts, and 

merger of districts with cities. Each county’s LAFCo is empowered to approve, disapprove, or 

conditionally approve such proposals. Th e fi ve LAFCo members generally include two county 

supervisors, two city council members, and one member representing the general public. Some 

LAFCos include two representatives of special districts. 

Local Streets. Local streets, which form the heart of quiet neighborhoods, function primarily 

to provide access to neighborhood destinations and make numerous connections within 

neighborhoods. All of these streets provide vehicle, pedestrian and utility access. Traffi c speed 

of not more than 15-25 mph is appropriate for such streets. A measure of how successful a local 

street is performing its intended function is how well it adds to the quality of the neighborhood 

by off ering access, parking, tranquility, and safety. 

Local Streets, Trails. Trails are pedestrian path connectors through neighborhoods or along 

creeks not intended for motorized vehicles. Th ey often follow their own independent rightsof-way 

or utility corridors. Serving as an alternative transportation system, trails connect 

many homes to parks, schools, transit stops, join cul-de-sacs, provide access to transitional 

streets and other common destinations. Trails can provide access into commercial districts, 

for added access to more distant commercial districts, employment centers and major transit 

hubs. Neighborhood trails also make connection to natural areas and parks, and should provide 

access to regional greenways and open spaces. In healthy neighborhoods, trails may comprise 

20-40 percent of the total residential connectors. Trails should provide pedestrian amenities at 

G-23


intervals such as shade, benches, water fountains and restrooms. Sitting areas with benches at 

vista points and along creeks should be included. 

Local Streets, Alleys. Alleys are slow speed (10 mph) secondary access ways running behind 

and sometimes between rows of houses, or commercial buildings. Alleys can provide service 

workers easy access to utilities and sanitation and give residents easy access to garages, 

backyards, and any accessory units. 

Local Streets, Lanes. Th ese narrow roads (typically 16-20 feet wide) are useful in accessing 

small numbers of homes (up to approximately 12 homes). Parking, when needed, can be placed 

on one side or in parking bays. One-way lanes can operate around parks or nature preserves. 

Th ey also work well as two-way facilities in many other contexts. Landscaping and sidewalks fi ll 

the remainder of the available public right-of-way. 

Local Streets, Neighborhood Streets. Neighborhood streets are the most common type of 

access road in healthy neighborhoods. Th is is the preferred street to service residential streets 

when the street does not exceed 100 homes or 1000 average daily trips (ADT). Streets are short, 

terminating in two to six blocks. Th ese streets can also encircle a square or other public space. 

On-street parking is encouraged as it helps to provide needed parking and slows traffi c. 

Local Streets, Minor Streets. Minor streets are utilized when the traffi c volume exceeds 

1000 average daily trips. Although eff orts should be made to create interconnected street 

layouts which disperse traffi c, in many cases a concentration of traffi c is unavoidable. 

Low-income Household. A household with an annual income usually no greater than 80 

percent of the area median family income adjusted by household size, as determined by a 

survey of incomes conducted by a city or a county, or in the absence of such a survey, based on 

the latest available eligibility limits established by the U.S. Department of Housing and Urban 

Development (HUD) for the Section 8 housing program. (See “Area.”) 

Maintain, v. To keep in an existing state. (See “Preserve, v.”) 

Materials Recovery Facility (MRF). A permitted solid waste facility which sorts or 

separates, by hand or by use of machinery, solid wastes or materials for the purposes of 

recycling, composting, or transformation. 

Maximum Credible Earthquake. Th e largest Richter magnitude (M) seismic event that 

appears to be reasonably capable of occurring under the conditions of the presently known 

geological framework. 

Median Strip. Th e dividing area, either paved or landscaped, between opposing lanes of traffi c 

on a roadway. 

G-24


Mercalli Intensity Scale. A subjective measure of the observed eff ects (human reactions, 

structural damage, geologic eff ects) of an earthquake. Expressed in Roman numerals from I to 

XII. 

Metropolitan. Of, relating to, or characteristic of a large important city. 

Mineral Resource. Land on which known deposits of commercially viable mineral or aggregate 

deposits exist. Th is designation is applied to sites determined by the State Division of Mines 

and Geology as being a resource of regional signifi cance, and is intended to help maintain the 

quarrying operations and protect them from encroachment of incompatible land uses. 

Minimize, v. To reduce or lessen, but not necessarily to eliminate. 

Mitigate, v. To ameliorate, alleviate, or avoid to the extent reasonably feasible. 

Mitigation. A specifi c action taken to reduce environmental impacts. Mitigation measures 

are required as a component of an environmental impact report (EIR) if signifi cant impacts are 

identifi ed. 

Mitigation Measure. Action taken to reduce or eliminate environmental impacts. Mitigation 

includes: avoiding the impact altogether by not taking a certain action or parts of an action; 

minimizing impacts by limiting the degree or magnitude of the action and its implementation; 

rectifying the impact by repairing, rehabilitating, or restoring the aff ected environment; 

reducing or eliminating the impact over time by preservation and maintenance during the life 

of the action; and compensating for the impact by replacing or providing substitute resources 

or environments. 

Mixed Use. Properties on which various uses, such as offi ce, commercial, institutional, and 

residential, are combined in a single building or on a single site in an integrated development 

project with signifi cant functional interrelationships and a coherent physical design. A “single 

site” may include contiguous properties. 

Mobile Home. A structure, transportable in one or more sections, built on a permanent chassis 

and designed for use as a single-family dwelling unit and that (1) has a minimum of 400 square 

feet of living space; (2) has a minimum width in excess of 102 inches; (3) is connected to all 

available permanent utilities; and (4) is tied down (a) to a permanent foundation on a lot either 

owned or leased by the homeowner or (b) is set on piers, with wheels removed and skirted, in a 

mobile home park. 

Mobile Sources. A source of air pollution that is related to transportation vehicles, such as 

automobiles or buses. 

G-25


Moderate-income Household. A household with an annual income between the lower income 

eligibility limits and 120 percent of the area median family income adjusted by household size, 

usually as established by the U.S. Department of Housing and Urban Development (HUD) for 

the Section 8 housing program. 

National Ambient Air Quality Standards. Th e prescribed level of pollutants in the outside 

air that cannot be exceeded legally during a specifi ed time in a specifi ed geographical area. 

National Flood Insurance Program. A federal program that authorizes the sale of federally 

subsidized fl ood insurance in communities where such fl ood insurance is not available 

privately. 

National Historic Preservation Act. A 1966 federal law that established a National Register 

of Historic Places and the Advisory Council on Historic Preservation, and that authorized 

grants-in-aid for preserving historic properties. 

National Register of Historic Places. Th e offi cial list, established by the National Historic 

Preservation Act, of sites, districts, buildings, structures, and objects signifi cant in the nation’s 

history or whose artistic or architectural value is unique. 

Natural State. Th e condition existing prior to development. 

Need. A condition requiring supply or relief. Th e city or county may act upon fi ndings of need 

within or on behalf of the community. 

Neighborhood. A physical environment recognized by some common, identifying character. 

Neighborhood Park. City- or county-owned land intended to serve the recreation needs 

of people living or working within one-half mile radius of the park. Neighborhood parks are 

generally more than two acres in size but less than ten acres. Th ey provide spaces for informal or 

casual play, family or small group activities such as picnics, community gardens, children’s play 

areas, a special feature such as a splash area, hard court or multi-use fi eld space for fi tness, and 

passive natural areas. 

Neighborhood Unit. According to one widely-accepted concept of planning, the neighborhood 

unit should be the basic building block of the city. It is based on the elementary school, with 

other community facilities located at its center and arterial streets at its perimeter. Th e 

distance from the school to the perimeter should be a comfortable walking distance for a 

school-age child; there would be no through traffi c uses. Limited industrial or commercial 

would occur on the perimeter where arterials intersect. Th is was the model for American 

suburban development after World War II. 

G-26


Nitrogen Dioxide (NO2). A reddish brown gas that is a byproduct of the combustion process 

and is a key to the ozone production process. 

Nitrogen Oxides (NOx). Chemical compounds containing nitrogen and oxygen; reacts with 

volatile organic compounds, in the presence of heat and sunlight to form ozone. It is also a 

major precursor to acid rain. 

Noise. Any sound that is undesirable because it interferes with speech and hearing, or is 

intense enough to damage hearing, or is otherwise annoying. Noise, simply, is “unwanted 

sound.” 

Noise Attenuation. Reduction of the level of a noise source using a substance, material, or 

surface, such as earth berms and/or solid concrete walls. 

Noise Contour. A line connecting points of equal noise level as measured on the same scale. 

Noise levels greater than the 60 Ldn contour (measured in dBA) require noise attenuation in 

residential development. 

Noise Element. One of the seven State-mandated elements of a local general plan, it assesses 

noise levels of highways and freeways, local arterials, railroads, airports, local industrial plants, 

and other ground stationary sources, and adopts goals, policies, and implementation programs 

to reduce the community’s exposure to noise. 

Non-conforming Use. A use that was valid when brought into existence, but by subsequent 

regulation becomes no longer conforming. “Non-conforming use” is a generic term and 

includes (1) non-conforming structures (by virtue of size, type of construction, location on 

land, or proximity to other structures), (2) non-conforming use of a conforming building, (3) 

non-conforming use of a non-conforming building, and (4) non-conforming use of land. Th us, 

any use lawfully existing on any piece of property that is inconsistent with a new or amended 

General Plan, and that in turn is a violation of a zoning ordinance amendment subsequently 

adopted in conformance with the General Plan, will be a non-conforming use. Typically, nonconforming 

uses are permitted to continue for a designated period of time, subject to certain 

restrictions. 

Non-point Source. A pollutant source introduced from dispersed points and lacking a single, 

identifi able origin. Examples include automobile emissions or urban run-off . 

Objective. A specifi c statement of desired future condition toward which the City or County 

will expend eff ort in the context of striving to achieve a broader goal. An objective should be 

achievable and, where possible, should be measurable and time-specifi c. Th e State Government 

Code (Section 65302) requires that general plans spell out the “objectives,” principles, 

G-27


standards, and proposals of the general plan. “Th e addition of 100 units of aff ordable housing 

by 1995” is an example of an objective. 

Offi ce Use. Th e use of land by general business offi ces, medical and professional offi ces, 

administrative or headquarters offi ces for large wholesaling or manufacturing operations, and 

research and development. 

Open Space Element. One of the seven State-mandated elements of a local general plan, it 

contains an inventory of privately and publicly owned open-space lands, and adopted goals, 

policies, and implementation programs for the preservation, protection, and management of 

open space lands. 

Open Space. Any parcel or area of land or water that is essentially unimproved and devoted 

to an open space use for the purposes of (1) the preservation of natural resources, (2) the 

managed production of resources, (3) outdoor recreation, or (4) public health and safety. 

Open space areas are often preserved in association with agencies such as the Sonoma County 

Agricultural Preservation and Open Space District and the Sonoma County Water Agency 

through joint acquisition and maintenance partnerships. 

Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a 

city or county. 

Overlay. A land use designation on the Land Use Map, or a zoning designation on a zoning 

map, that modifi es the basic underlying designation in some specifi c manner. 

Oxidant. Th e production of photochemical reactions in the atmosphere between reactive 

organic gases and oxides of nitrogen. 

Ozone. A tri-atomic form of oxygen (O3) created naturally in the upper atmosphere by a 

photochemical reaction with solar ultraviolet radiation. In the lower atmosphere, ozone is a 

recognized air pollutant that is not emitted directly into the environment, but is formed by 

complex chemical reactions between oxides of nitrogen and reactive organic compounds in the 

presence of sunlight, and becomes a major agent in the formation of smog. 

Parcel. A lot, or contiguous group of lots, in single ownership or under single control, usually 

considered a unit for purposes of development. 

Parks. Open space lands whose primary purpose is recreation. (See “Public Plazas and 

Gathering Places”, “Neighborhood Park”, “Community Park”, “Citywide Park”, and “Special 

Purpose Parks and Facilities”). 

G-28


Passive Solar System. A system that distributes collected heat via direct transfer from a 

thermal mass rather than mechanical power. Passive systems rely on building design and 

materials to collect and store heat and to create natural ventilation for cooling. 

Peak Hour/Peak Period. For any given roadway, a daily period during which traffi c volume 

is highest, usually occurring in the morning and evening commute periods. Where “F” Levels 

of Service are encountered, the “peak hour” may stretch into a “peak period” of several hours’ 

duration. 

Pedestrian-oriented Development. Development designed with an emphasis on the street 

sidewalk and on pedestrian access to the building, rather than on auto access and parking areas. 

Percent Slope. A common way of expressing the steepness of the slope of terrain, which is 

derived by dividing the change in elevation by the horizontal distance traversed. For example, 

an increase of 20 feet elevation over a 100-foot distance is a 20 percent slope. 

Performance Standards. Zoning regulations that permit uses based on a particular set of 

standards of operation rather than on particular type of use. Performance standards provide 

specifi c criteria limiting noise, air pollution, emissions, odors, vibration, dust, dirt, glare, heat, 

fi re hazards, wastes, traffi c impacts, and visual impact of a use. 

Personal Services. Services of a personal convenience nature, as opposed to products that are 

sold to individual consumers, as contrasted with companies. Personal services include barber 

and beauty shops, shoe and luggage repair, fortune tellers, photographers, laundry and cleaning 

services and pick-up stations, copying, repair and fi tting of clothes, and similar services. 

Planned Unit Development (PUD). A description of a proposed unifi ed development, 

consisting at a minimum of a map and adopted ordinance setting forth the regulations 

governing, and the location and phasing of all proposed uses and improvements to be included 

in the development. 

Planning Area. Th e Planning Area is the land area addressed by the General Plan. For a city, 

the Planning Area boundary typically coincides with the Sphere of Infl uence that encompasses 

land both within the City Limits and potentially annexable land. 

Plume. Th e volume of air, surface water or groundwater space containing any of the substance 

emitted from a point source. 

PM-10. Th e current standard for measuring the amount of solid or liquid matter suspended 

in the atmosphere (“particulate matter including dust”). Refers to the amount of particulate 

matter over 10 micrometers in diameter. Th e smaller PM-10 particles penetrate to the deeper 

G-29


portions of the lung, aff ecting sensitive population groups such as children and people with 

respiratory diseases. 

Point Source. A source of pollutants which may be traced to a discrete point of emission. 

Policy. A specifi c statement of principle or of guiding actions that implies clear commitment 

but is not mandatory. A general direction that a governmental agency sets to follow, in order to 

meet its goals and objectives before undertaking an action program. (See “Program.”) 

Pollutant. Any introduced gas, liquid, or solid that makes a resource unfi t for its normal or 

usual purpose 

Pollution. Th e presence of matter or energy whose nature, location, or quantity produces 

undesired environmental eff ects. 

Pollution, Non-Point. Sources for pollution that are less defi nable and usually cover broad 

areas of land, such as agricultural land with fertilizers that are carried from the land by runoff , 

or automobiles. 

Pollution, Point. In reference to water quality, a discrete source from which pollution is 

generated before it enters receiving waters, such as a sewer outfall, a smokestack, or an 

industrial waste pipe. 

Precursor. A chemical compound that leads to the formation of a pollutant. Reactive organic 

gases and nitrogen oxides are precursors of photochemical oxidants. 

Preserve, n. An area in which benefi cial uses in their present condition are protected; for 

example, a nature preserve or an agricultural preserve. v. To keep safe from destruction or 

decay; to maintain or keep intact. 

Program. An action, activity, or strategy carried out in response to adopted policy to achieve 

a specifi c goal or objective. Policies and programs establish the “who,” “how” and “when” for 

carrying out the “what” and “where” of goals and objectives. 

Protect, v. To maintain and preserve benefi cial uses in their present condition as nearly as 

possible. 

Public and Quasi-public Facilities. Institutional, academic, governmental and community 

service uses, either publicly owned or operated by non-profi t organizations. 

Public Plazas and Gathering Places. Generally less than two acres in size; they contain 

vegetation (trees, grass, and greenery) when possible and provide connectivity to pathways 

G-30


and trails, or commercial centers. Th ey can take the form of a trailhead that is improved as a 

small plaza, a small area with special amenities for relaxation or public art, or an area that is 

sometimes referred to as a “pocket” park where benches and/or a tot lot may be available. Th e 

city aims to provide access to public plazas and gathering places within one-quarter mile of 

residential neighborhoods. Th ey are not part of the park standard of 3.5 acres per thousand 

population. 

Quality of Life. A personal measure of satisfaction with one’s living environment. Quality of 

life can be measured by beauty or location of living environment, ease in traveling through an 

area or city, and/or cultural and recreational opportunities available. 

Rare or Endangered Species. A species of animal or plant listed in: Sections 670.2 or 670.5, 

Title 14, California Administrative Code; or Title 50, Code of Federal Regulations, Section 17.11 

or Section 17.2, pursuant to the Federal Endangered Species Act designating species as rare, 

threatened, or endangered. 

Reactive Organic Gases (ROG). Classes of hydrocarbons (olefi ns, substituted aromatics, and 

aldehydes) that are likely to react with ozone and nitrogen dioxide in the atmosphere to form 

photochemical smog. 

Reclaimed Wastewater. Treated sewage or excess irrigation water with chlorine or other 

chemical disinfectants added. 

Recreation, Active. A type of recreation or activity that requires the use of organized play 

areas including, but not limited to, softball, baseball, football and soccer fi elds, tennis and 

basketball courts and various forms of children’s play equipment. 

Recreation, Passive. Type of recreation or activity that does not require the use of organized 

play areas. 

Recycle, v. Th e process of extraction and reuse of materials from waste products. 

Redevelop, v. To demolish existing buildings; or to increase the overall fl oor area existing on a 

property; or both; irrespective of whether a change occurs in land use. 

Redevelopment Agency (RDA). A local agency created under California Redevelopment Law, 

or a local legislative body that has elected to exercise the powers granted to such an agency, for 

the purpose of planning, developing, re-planning, redesigning, clearing, reconstructing, and/ 

or rehabilitating all or part of a specifi ed area with residential, commercial, industrial, and/or 

public (including recreational) structures and facilities. Th e redevelopment agency’s plans must 

be compatible with adopted community general plans. 

G-31


Regional. Pertaining to activities or economies at a scale greater than that of a single 

jurisdiction, and aff ecting a broad geographic area. 

Regional Housing Needs Plan. A quantifi cation by a COG or by HCD of existing and 

projected housing need, by household income group, for all localities within a region. 

Regional Park. A park typically 150-500 acres in size focusing on activities and natural 

features not included in most other types of parks and often based on a specifi c scenic or 

recreational opportunity. 

Regional/Arterial Streets. Regional streets connect town centers to the greater region. Th ey 

are essential for combining motorized and non-motorized traffi c in safe, effi cient, welcoming 

environments. Since the success of commerce and traffi c circulation depends on eff ective street 

design, much attention has to be paid to the orderly and balanced movement of all transportation 

modes. On these streets, car traffi c, delivery trucks, emergency responders, and transit must 

operate with high levels of effi ciency. Pedestrians and bicyclists must also be welcomed and are in 

greater need of support, due to higher vehicle speeds and amounts of traffi c. 

Regional Streets, Boulevards. Boulevards provide multi-lane access to commercial and 

mixed use buildings and they carry regional traffi c. For these reasons, speeds on these streets 

are higher (30 to 35 mph). Boulevards have medians, bike lanes and they may have sections 

with parking to support adjacent commerce, parks, schools and other attractions along their 

route. 

Regional Streets, Parkways. Parkways bring people into town, or they carry traffi c through 

natural areas. Parkways are not designed to accommodate adjoining development. Roadway 

speeds may be 45 mph or higher. When Parkways enter town, they become boulevards, and 

speeds are reduced to 30 to 35 mph. Bike lanes are typically included in Parkways, although it 

may also be separated. 

Regulation. A rule or order prescribed for managing government. 

Rehabilitation. Th e repair, preservation, and/or improvement of substandard housing. 

Research and Development Use. A use engaged in study, testing, design, analysis, and 

experimental development of products, processes, or services. 

Residential. Land designated in the City or County General Plan and zoning ordinance for 

buildings consisting only of dwelling units. May be improved, vacant, or unimproved. (See 

“Dwelling Unit.”) 

G-32


Residential, Multiple Family. Usually three or more dwelling units on a single site, which 

may be in the same or separate buildings. 

Residential, Single-family. A single dwelling unit on a building site. 

Single-family, Attached. A dwelling unit occupied or intended for occupancy by only one 

household that is structurally connected with at least one other such dwelling unit. 

Single-family, Detached. A dwelling unit occupied or intended for occupancy by only one 

household that is structurally independent from any other such dwelling unit or structure 

intended for residential or other use. 

Response Time. Th e amount of time for an emergency service response, measured from the 

time of the distress call until arrival on the scene. 

Rideshare. A travel mode other than driving alone, such as buses, rail transit, carpools, and 

vanpools. 

Ridgeline. A line following the highest point formed by the meeting of slopes. 

Right-of-way. A strip of land occupied or intended to be occupied by certain transportation 

and public use facilities, such as roadways, railroads, and utility lines. 

Riparian. Pertaining to the bank of a natural course of water, whether seasonal or annual. 

Riparian habitat is defi ned by the surrounding vegetation or presence of known wildlife 

movement pathways; it borders or surrounds a waterway. 

Risk. Th e danger or degree of hazard or potential loss. 

Safe Routes to School Program. A program created by Section 1404 of the Safe, Accountable, 

Flexible, Effi cient Transportation Equity Act: A Legacy for Users Act (SAFETEA-LU) to increase the 

number of children who walk or bicycle to school. Funds are provided to projects which remove 

the barriers to walking and bicycling such as lack of infrastructure, unsafe infrastructure, 

and lack of programs that promote walking and bicycling through education/encouragement 

programs aimed at children, parents, and the community. 

Safety Element. One of the seven State-mandated elements of a local general plan, it contains 

adopted goals, policies, and implementation programs for the protection of the community 

from any unreasonable risks associated with seismic and geologic hazards, fl ooding, and 

wildland and urban fi res. Many safety elements also incorporate a review of police needs, 

objectives, facilities, and services. 

G-33


Sanitary Landfi ll. Th e controlled placement of refuse within a limited area, followed by 

compaction and covering with a suitable thickness of earth and other containment material. 

Scattered Site Policy. Th e City’s policy to disperse lower income units throughout the 

community and within residential developments to avoid a concentration of lower income units 

in one area. 

Scenic Highway/Scenic Route. A highway, road, drive, or street that, in addition to its 

transportation function, provides opportunities for the enjoyment of natural and man-made 

scenic resources and access or direct views to areas or scenes of exceptional beauty or historic 

or cultural interest. Th e aesthetic values of scenic routes often are protected and enhanced by 

regulations governing the development of property or the placement of outdoor advertising. 

Until the mid-1980s, general plans in California were required to include a Scenic Highways 

element. 

Second Unit. A self-contained living unit, either attached to or detached from, and in addition 

to, the primary residential unit on a single lot. Sometimes called “Granny Flat.” 

Secretary of the Interior’s Standards for Rehabilitation. Standards which have been 

developed by the Secretary of the Interior to guide work undertaken on historic buildings. 

Th e standards are used to determine if rehabilitation qualifi es as a certifi ed rehabilitation 

for tax purposes and have guided Federal agencies in carrying out their historic preservation 

responsibilities. 

Section 8 Rental Assistance Program. A federal (HUD) rent-subsidy program that is one 

of the main sources of federal housing assistance for low-income households. Th e program 

operates by providing “housing assistance payments” to owners, developers, and public 

housing agencies to make up the diff erence between the “Fair Market Rent” of a unit (set by 

HUD) and the household’s contribution toward the rent, which is calculated at 30 percent of 

the household’s adjusted gross monthly income (GMI). “Section 8” includes programs for new 

construction, existing housing, and substantial or moderate housing rehabilitation. 

Seismic. Caused by or subject to earthquakes or earth vibrations. 

Seniors. Persons age 62 and older. 

Sensitive Receptors. Persons or land uses that are most sensitive to negative eff ects of air 

pollutants. Persons who are sensitive receptors include children, the elderly, the acutely ill, and 

the chronically ill. Th e term “sensitive receptors” can also refer to the land use categories where 

these people live or spend a signifi cant amount of time. Such areas include residences, schools, 

playgrounds, child care centers, hospitals, retirement homes, and convalescent homes. 

G-34

Setback. Th e horizontal distance between the property line and any structure. 


Shopping Center. A group of commercial establishments, planned, developed, owned, or 

managed as a unit, with common off -street parking provided on the site. 

Shopping Center, Community. A complex of retail services and enterprises anchored by a 

supermarket and/or a super-drugstore, and serving a community clientele. Typical uses include 

restaurants and shops off ering convenience goods. Residential uses shall be incorporated into 

the overall design. 

Shopping Center, Neighborhood. A small complex of retail and service enterprises providing 

shopping and services to satisfy the day-to-day needs of local neighborhoods and workplaces. 

Typical neighborhood center uses include small food stores, restaurants, barber or beauty 

shops, cleaners, shoe repair, and shops off ering convenience goods. Residential uses shall be 

incorporated into the overall design. 

Should. Signifi es a directive to be honored if at all possible. 

Sign. Any representation (written or pictorial) used to convey information, or to identify, 

announce, or otherwise direct attention to a business, profession, commodity, service, or 

entertainment, and placed on, suspended from, or in any way attached to, any structure, 

vehicle, or feature of the natural or manmade landscape. 

Signifi cant and Unavoidable Impact. An impact that would result in a substantial adverse 

eff ect on the environment which would not be mitigable to a less-than-signifi cant level. A 

project with such an impact could still proceed, provided the City prepare a Statement of 

Overriding Considerations, pursuant to Section 15093 of the CEQA Guidelines, explaining why 

the City would proceed with the project despite the occurrence of such an impact. 

Signifi cant Impact. CEQA (§ 21068) defi nes a signifi cant impact as that which has “a 

substantial, or potentially substantial, adverse change in the environment.” Mitigation 

measures are proposed, where feasible, to reduce the magnitude of signifi cant impacts. 

Single Room Occupancy (SRO). A single room, typically 80-250 square feet, with a sink and 

closet, but that requires the occupant to share a communal bathroom, shower, and kitchen. 

Site. A parcel of land used or intended for one use or a group of uses and having frontage on a 

public or an approved private street. A lot. 

Skyline. An outline of a ridge against the background of the sky. 

G-35


Slope. Land gradient described as the vertical rise divided by the horizontal run, and expressed 

in percent. 

Soil. Th e unconsolidated material on the immediate surface of the earth created by natural 

forces that serves as natural medium for growing land plants. 

Solid Waste. Any unwanted or discarded material that is not a liquid or gas. Includes organic 

wastes, paper products, metals, glass, plastics, cloth, brick, rock, soil, leather, rubber, yard 

wastes, and wood, but does not include sewage and hazardous materials. Organic wastes and 

paper products comprise about 75 percent of typical urban solid waste. 

Source Separation. A process in which solid waste materials are produced as an autonomous 

waste product which are stored separately at the site of generation, or a physically separated from 

all other solid wastes into recyclable, compostable, or other fractions at the site of generation. 

Special Purpose Parks and Facilities. Park lands generally designated for single use 

such as golf courses, heritage museums, botanical gardens, and environmental interpretive 

experiences. Th ese facilities are used by residents throughout the city. 

Specifi c Plan. Under Article 8 of the Government Code (Section 65450 et seq), a legal tool for 

detailed design and implementation of a defi ned portion of the area covered by a General Plan. 

A specifi c plan may include all detailed regulations, conditions, programs, and/or proposed 

legislation that may be necessary or convenient for the systematic implementation of any 

General Plan element(s). 

Sphere of Infl uence (SOI). Th e probable ultimate physical boundaries and service area of 

a local agency (city or district) as determined by the Local Agency Formation Commission 

(LAFCo) of the County. 

Standard Urban Stormwater Mitigation Plan. A program which addresses stormwater 

discharge from new development and redevelopment projects to prevent and control potential 

detrimental eff ects of such projects on stormwater quality and runoff . Generally, new or 

redevelopment projects which create more than one acre of impervious surfaces or are directly 

adjacent to a waterway are required to implement source and treatment control practices to 

reduce project runoff and eliminate stormwater pollutants. 

Standards. (1) A rule or measure establishing a level of quality or quantity that must be 

complied with or satisfi ed. Th e State Government Code (Section 65302) requires that general 

plans spell out the objectives, principles, “standards,” and proposals of the general plan. 

Examples of standards might include the number of acres of park land per 1,000 population 

that the community will attempt to acquire and improve, or the “traffi c Level of Service” (LOS) 

that the plan hopes to attain. (2) Requirements in a zoning ordinance that govern building and 

G-36


development as distinguished from use restrictions)for example, site-design regulations such as 

lot area, height limit, frontage, landscaping, and fl oor area ratio. 

Stationary Source. A source of air pollution that is not mobile, such as a heating plant or an 

exhaust stack from a laboratory. 

Storm Runoff . Surplus surface water generated by rainfall that does not seep into the earth 

but fl ows overland to fl owing or stagnant bodies of water. 

Street Furniture. Th ose features associated with a street that are intended to enhance that 

street’s physical character and use by pedestrians, such as benches, trash receptacles, kiosks, 

lights, newspaper racks. 

Structure. Anything constructed or erected that requires location on the ground (excluding 

swimming pools, fences, and walls used as fences). 

Subdivision. Th e division of a tract of land into defi ned lots, either improved or unimproved, 

which can be separately conveyed by sale or lease, and which can be altered or developed. 

“Subdivision” includes a condominium project as defi ned in Section 1350 of the California Civil 

Code and a community apartment project as defi ned in Section 11004 of the Business and 

Professions Code. 

Subdivision Map Act. Division 2 (Sections 66410 et seq) of the California Government Code, 

this act vests in local legislative bodies the regulation and control of the design and improvement 

of subdivisions, including the requirement for tentative and fi nal maps. (See “Subdivision.”) 

Subsidence. Th e gradual settling or sinking of an area with little or no horizontal motion. 

Subsidize. To assist by payment of a sum of money or by the granting of terms or favors that 

reduce the need for monetary expenditures. Housing subsidies may take the forms of mortgage 

interest deductions or tax credits from federal and/or state income taxes, sale or lease at less 

than market value of land to be used for the construction of housing, payments to supplement 

a minimum aff ordable rent, and the like. 

Substandard Housing. Residential dwellings that, because of their physical condition, do not 

provide safe and sanitary housing. 

Substantial. Considerable in importance, value, degree, or amount. 

Sulfur Dioxide (SO2). A heavy, pungent, colorless air pollutant formed primarily by the 

combustion of fossil fuels. It is a respiratory irritant, especially for asthmatics and is the major 

precursor to the formation of acid rain. 

G-37


Tax Increment. Additional tax revenues that result from increases in property values within 

a development area. State law permits the tax increment to be earmarked for redevelopment 

purposes but requires at least 20 percent to be used to increase and improve the community’s 

supply of very low-and low-income housing. 

Th reatened Species, California. A species of animal or plant is endangered when its survival 

and reproduction in the wild are in immediate jeopardy from one or more causes, including 

loss of habitat, change in habitat, over-exploitation, predation, competition, disease, or other 

factors: or when although not presently threatened with extinction, the species is existing in 

such small numbers that it may become endangered if its environment worsens. A species of 

animal or plant shall be presumed to be rare or endangered as it is listed in: Sections 670.2 

or 670.5, Title 14, California Code of Regulations; or Title 50, Code of Federal Regulations 

Sections 17.11 or 17.12 pursuant to the Federal Endangered Species Act as rare, threatened, or 

endangered. 

Th reatened Species, Federal. A species which is likely to become an endangered species 

within the foreseeable future throughout all or a signifi cant portion of its range. 

Th reshold of Signifi cance. Th e established and identifi able quantitative, qualitative, or 

performance levels of environmental eff ect beyond which environmental impacts are considered 

to be signifi cant. Th resholds of signifi cance are based on current City policy and other normally 

accepted standards for environmental review. 

Topography. Confi guration of a surface, including its relief and the position of natural and 

man-made features. 

Tourism. Th e business of providing services for persons traveling for pleasure, tourism 

contributes to the vitality of the community by providing revenue to local business. Tourism 

can be measured through changes in the transient occupancy tax, or restaurant sales. 

Townhouse; Townhome. A one-family dwelling in a row of at least three such units in which 

each unit has its own front and rear access to the outside, no unit is located over another unit, 

and each unit is separated from any other unit by one or more common and fi re-resistant 

walls. Townhouses usually have separate utilities; however, in some condominium situations, 

common areas are serviced by utilities purchased by a homeowners’ association on behalf of all 

townhouse members of the association. 

Traffi c Calming. Techniques to slow traffi c including physical design modifi cations such 

as directive landscaping, narrow streets, traffi c islands, speed bumps, innovative traffi c 

enforcement, and other innovative methods. 

G-38


Traffi c Model. A mathematical representation of traffi c movement within an area or region 

based on observed relationships between the kind and intensity of development in specifi c 

areas. Many traffi c models operate on the theory that trips are produced by persons living in 

residential areas and are attracted by various non-residential land uses. 

Transit. Th e conveyance of persons or goods from one place to another by means of a local, 

public transportation system. 

Transient Occupancy Tax (TOT). Levied on those staying in overnight facilities such as 

hotels, to help defray provision of City services related to the occupancy. 

Transit, Public. A system of regularly-scheduled buses and/or trains available to the public on 

a fee-per-ride basis. Also called “Mass Transit.” 

Transitional/Collector Streets. Transitional streets connect residential neighborhoods 

to commercial centers and service commercial districts. In addition to providing access, they 

carry large and more diverse amounts of traffi c, and host deliveries and effi cient emergency 

responses. Th ey anchor neighborhood commerce, serve bicyclists and pedestrians, and improve 

transit operations. Transitional streets must operate at low to moderate speeds, since many 

people live, work, shop, and play within these street environments. Parking is found on many, 

but not all, avenues and main streets. 

Transitional Streets, Avenues. Avenues connect neighborhoods to town centers, 

commercial centers, and other neighborhoods. A raised center median is preferred 

allowing for a triple canopy of street trees. Avenues are richly landscaped, since they are 

civic spaces that serve as gateways to town centers. Since avenues serve as the transitions 

between neighborhoods and commercial districts, speeds should be kept low, typically 35 

mph. Avenues also serve as major transit routes. Avenues may circulate around a square or 

neighborhood park. 

Transitional Streets, Main Streets. Main streets provide access to neighborhood 

commercial and mixed use buildings and districts. On-street parking is very desirable and 

recommended. Low speeds (25-30 mph) are desirable to protect pedestrians and enhance 

commercial activity. To help pedestrians safely cross streets and to calm traffi c, bulbouts 

(wider sidewalks that extend into the parking lane) or raised pavement should be provided 

at intersections and if blocks are long, at mid-block crossings. 

Transitional Housing. Shelter provided to the homeless for an extended period, often as long 

as 18 months, and generally integrated with other social services and counseling programs 

to assist in the transition to self-suffi ciency through the acquisition of a stable income and 

permanent housing. 

G-39


Transportation Demand Management (TDM). A strategy for reducing demand on the road 

system by reducing the number of vehicles using the roadways and/or increasing the number 

of persons per vehicle. TDM attempts to reduce the number of persons who drive alone on the 

roadway during the commute period and to increase the number in carpools, vanpools, buses 

and trains, walking, and biking. TDM can be an element of TSM (see below). 

Transportation Systems Management (TSM). A comprehensive strategy developed to 

address the problems caused by additional development, increasing trips, and a shortfall in 

transportation capacity. Transportation Systems Management focuses on more effi ciently 

utilizing existing highway and transit systems rather than expanding them. TSM measures are 

characterized by their low cost and quick implementation time frame, such as computerized 

traffi c signals, metered freeway ramps, and one-way streets. 

Trees, Heritage. Trees planted by a group of citizens or by the City or County in 

commemoration of an event or in memory of a person fi guring signifi cantly in history. 

Trees, Street. Trees strategically planted--usually in parkway strips, medians, or along streets- 

-to enhance the visual quality of a street. 

Trip. A one-way journey that proceeds from an origin to a destination via a single mode of 

transportation; the smallest unit of movement considered in transportation studies. Each trip 

has one “production end,” (or origin--often from home, but not always), and one “attraction 

end,” (destination). (See “Traffi c Model.”) 

Trip Generation. Th e dynamics that account for people making trips in automobiles or by 

means of public transportation. Trip generation is the basis for estimating the level of use for 

a transportation system and the impact of additional development or transportation facilities 

on an existing, local transportation system. Trip generations of households are correlated with 

destinations that attract household members for specifi c purposes. 

Truck Route. A path of circulation required for all vehicles exceeding set weight or axle 

limits, a truck route follows major arterials through commercial or industrial areas and avoids 

sensitive areas. 

Undevelopable. Specifi c areas where topographic, geologic, and/or surfi cial soil conditions 

indicate a signifi cant danger to future occupants and a liability to the City or County are 

designated as “undevelopable” by the City or County. 

Uniform Building Code (UBC). A national, standard building code that sets forth minimum 

standards for construction. 

G-40


Uniform Housing Code (UHC). State housing regulations governing the condition of 

habitable structures with regard to health and safety standards, and which provide for the 

conservation and rehabilitation of housing in accordance with the Uniform Building Code 

(UBC). 

Urban Design. Th e attempt to give form, in terms of both beauty and function, to selected 

urban areas or to whole cities. Urban design is concerned with the location, mass, and design 

of various urban components and combines elements of urban planning, architecture, and 

landscape architecture. 

Urban Growth Boundary (UGB). Boundary adopted in 1996 by the Santa Rosa voters within 

which all urban development is to be contained for 20 years (i .e., until 2016). 

Urban Sprawl. Haphazard growth or outward extension of a city resulting from uncontrolled 

or poorly managed development. 

Use. Th e purpose for which a lot or structure is or may be leased, occupied, maintained, 

arranged, designed, intended, constructed, erected, moved, altered, and/or enlarged in 

accordance with the City or County zoning ordinance and General Plan land use designations. 

Use Permit. Th e discretionary and conditional review of an activity or function or operation 

on a site or in a building or facility. 

Vacant. Lands or buildings that are not actively used for any purpose. 

Variance. A departure from any provision of the zoning requirements for a specifi c parcel, 

except use, without changing the zoning ordinance or the underlying zoning of the parcel. A 

variance usually is granted only upon demonstration of hardship based on the peculiarity of the 

property in relation to other properties in the same zone district. 

Vehicle Miles Traveled (VMT). A key measure of overall street and highway use. Reducing 

VMT is often a major objective in eff orts to reduce vehicular congestion and achieve regional 

air quality goals. 

Very Low-income Household. A household with an annual income usually no greater than 

50 percent of the area median family income adjusted by household size, as determined by a 

survey of incomes conducted by a City or County, or in the absence of such a survey, based on 

the latest available eligibility limits established by the U.S. Department of Housing and Urban 

Development (HUD) for the Section 8 housing program. (See “Area.”) 

G-41


View Corridor. Th e line of sight (identifi ed as to height, width, and distance) of an observer 

looking toward an object of signifi cance to the community (e.g., ridgeline, river, historic 

building, etc.); the route that directs the viewer’s attention. 

Viewshed. Th e area within view from a defi ned observation point. 

Volatile Organic Compounds (VOCs). A group of chemicals that react in the atmosphere 

with nitrogen oxides in the presence of heat and sunlight to form ozone: does not include 

methane and other compounds determined by EPA to have negligible photochemical reactivity. 

Examples of VOCs include gasoline fumes and oil-based paints. 

Volume-to-Capacity Ratio. A measure of the operating capacity of a roadway or intersection, 

in terms of the number of vehicles passing through, divided by the number of vehicles that 

theoretically could pass through when the roadway or intersection is operating at its designed 

capacity. Abbreviated as “v/c.” At a v/c ratio of 1.0, the roadway or intersection is operating at 

capacity. If the ratio is less than 1.0, the traffi c facility has additional capacity. Although ratios 

slightly greater than 1.0 are possible, it is more likely that the peak hour will elongate into a 

“peak period.” (See “Peak Hour” and “Level of Service.”) 

Wastewater Irrigation. Th e process by which wastewater that has undergone appropriate 

treatment is used to irrigate land. 

Watershed. Th e total area above a given point on a watercourse that contributes water to 

its fl ow; the entire region drained by a waterway or watercourse that drains into a lake, or 

reservoir. 

Wetlands. Transitional areas between terrestrial and aquatic systems where the water table 

is usually at or near the surface, or the land is covered by shallow water. Under a “unifi ed” 

methodology now used by all federal agencies, wetlands are defi ned as “those areas meeting 

certain criteria for hydrology, vegetation, and soils.” 

Wildlife Corridors. A natural corridor, such as an undeveloped ravine, that is frequently used 

by wildlife to travel from one area to another. 

Wildlife Refuge. An area maintained in a natural state for the preservation of both animal and 

plant life. 

Williamson Act. Known formally as the California Land Conservation Act of 1965, it was 

designed as an incentive to retain prime agricultural land and open space in agricultural use, 

thereby slowing its conversion to urban and suburban development. Th e program entails a 

10-year contract between the City or County and an owner of land whereby the land is taxed 

G-42


on the basis of its agricultural use rather than the market value. Th e land becomes subject to 

certain enforceable restrictions, and certain conditions need to be met prior to approval of an 

agreement. 

Zero Lot Line. A detached single family unit distinguished by the location of one exterior wall 

on a side property line. 

Zone, Traffi c. In a mathematical traffi c model, the area to be studied is divided into zones, 

with each zone treated as producing and attracting trips. Th e production of trips by a zone is 

based on the number of trips to or from work or shopping, or other trips produced per dwelling 

unit. 

Zoning. Th e division of a city or county by legislative regulations into areas, or zones, which 

specify allowable uses for real property and size restrictions for buildings within these areas; a 

program that implements policies of the General Plan. 

Zoning Code. Th e City ordinance which divides Santa Rosa into districts and establishes 

regulations governing the use, placement, spacing, and size of buildings, open spaces and other 

facilities. 

Zoning District. A designated section of a City or County for which prescribed land use 

requirements and building and development standards are uniform. 

Zoning Map. Government Code Section 65851 permits a legislative body to divide a county, 

a city, or portions thereof, into zones of the number, shape, and area it deems best suited to 

carry out the purposes of the zoning ordinance. Th ese zones are delineated on a map or maps, 

called the Zoning Map. 

G-43

S L U S S E R RD 

S A N F O RD R D 

R IVE R 

Existing / Proposed 

Elementary School 

O L I V E T R D 

Middle School 

High School 

Neighborhood Park 

Community Park 

Charles M. Schulz- 

Sonoma County Airport 


Neighborhood Shopping Center 

Resort 

Planning Area 


Area Not to be Developed Prior to 2010 

Station Area Plan 

* See Downtown Station Area Specific Plan 

Sebastopol Road Urban Vision Plan 

* See Sebastopol Road Urban Vision Plan for Additional Parks Information 

W I L L O W S I D E RD 

R D 

N LAUGHLIN RD 

P I N E R R D 

G U E R N E V I L L E R D 

L L A N O R D 

H A L L RD 

I R W I N L N 

S H I L O H R D 

12 

101 

AIRPORT BLVD 

OCCIDENTAL 

GORDON CR E EK 

LUDWIG 

PINER CREEK 

RD 

C H I C O A V E 

P R I C E A V E 

FULTON R D 

P I N E R 

AVE 

L L A N O R D 

F U L TO N R D 

S W R I G H T R D 

C R E E K 

S A N T A 


L N 

OL D R E D W O O D H W Y 

W C O L L E G E A V E 

O C C I D E N T A L R D 


S E B A S TOPOL RD 

F I N L EY A V E 

B A R N E S RD 

R O S A 

F R E S N O A V E 

D E N N I S L N 

W A L T Z E R R D 

M A R S H R D 

C R E E K 

S A N M IG UE L A V E 

B R I T T A I N L N 

MARLOW RD 

T O D D R D 

C O F FEY L N 


W 3 R D S T 

NORTHPOINT 

H O P PER A VE 

G I F F E N A V E 

S T O N Y P O I N T R D 

PKY 

PEARBLOSSOM DR 

AIRWAY D R 

COFFEY LN 

P A U L I N 

J ENN I N G S A V E 

PINER RD 

W 9T H S T 

B U R B AN K A V E 

HEARN AVE 

C L EVEL A N D A VE 

B ELLEVUE A V E 

S C E N I C A V E 

RA N G E A VE 

W S T EE L E L N 

C R E E K 

W E S T A V E 

D U T T O N M E AD O W 

N DUTTON 

BICENTENNIAL WAY 

AVE 

MARK 

V EN T U R A A V E 

D U T TO N AVE 

A V E 

ST A N D I S H 

WEST SPRINGS RD 

S T E EL E L N 

E L L I O T T A V E 

R I D G W A Y A V E 

W I LS O N S T 

M E N D O C I N O A VE 

C O L L EG E AVE 

B AR H A M A V E 

DO W D D R 

A V E 

C OR B Y 

3 R D S T 

101 

S T A NDREWS D R 

Fountaingrove 

Lake 

A V E 

M O O R L A N D 

L E W IS R D 

S AN T A R O S A A VE 

H U M B O L D T S T 

S P EN C ER A V E 

F R A N K L I N A V E 

C H AN AT E 

P A C I F I C A VE 

N O R T H S T 

COLGAN AVE 


Y O L A N D A A V E 

B U R T 

R I EB L I 

ST 

S E ST 

A S T O N AV E 

R D 

H I D D E N 

R D 

V A L L E Y 

BRYDEN LN 

4 T H S T 

VALLEJO ST 

D R 

T A L B OT A V E 

BROOKWOOD AVE 

M O U N T A I N V I E W A V E 

MONTECITO AVE 

FO U N T A I N G R OVE PK Y 

S O N O M A A V E 

H O E N 

PE TAL U M A H I L L R D 

E FOOTHILL DR 

FARMERS 

LN 

S N Y D E R L N 

W A LLA C E 

A VE 



RD 

C Y P RES S W A Y 

B A D G E R R D 

M I S S ION BL V D 

Y U L U P A 

TA C H EV A H 

Brush 

Creek 

Reservoir 

MONTECITO 

MIDDLE 

R I N C O N AD A D R 

S U M M E R F I E L D 

CREEKSIDE 

BET H A R D S 

B A I RD R D 

M ONTGO M ERY 

B EN N ETT 

HOEN AVE 

A V E 

D R 

H A R V I L L E R D 

RINCON RD 

Lake 

Ralphine 

RD 

R I N C O N A V E 

D R 


R D 

BLVD 

V ALLEY 

CA L ISTO G A 

DUPONT 

D R 

Spring 

Lake 

Matanzas 

Creek 

Reservoir 

R D 

D R 

S T F R A N C I S R D 

ME LI T A R D 

R D 

Y E R B A B U E N A RD 

Annadel 

State 

Park 

G RANGE R D 

SONOMA 

General Plan Land Use Diagram 

L O S A L A M O S R D 

12 

Lake 

Ilsanjo 

S O N O M A M N T R D 

HWY 

Country Residential 

(0.05-0.2 units per acre) 

Very Low Densitiy Residential 


Low Density/Open Space 


Low Density Residential 


Medium Low Density Residential 


Medium Density Residential 


Medium High Density Residential 




Mobile Homes 


S T O N E B RI DG E R D 


O A KS 

VA L L E Y 

DR 

O AKM O N T D R 


Notes: 1. Densities are housing units/gross acre 

2. Stripes indicate areas designated for 

multiple land uses. Single use or a mix 

of uses is permitted. 

3. Areas outside the UGB generally reflect 

the designations of the Sonoma County 

General Plan. 

40 Acres 

10 

Acres 

P Y T H I A N R D 

Highway 

12 





0 0.5 1 2 3 4 Miles 


Retail & Business Services 

Office 

Business Park 



Public/Institutional 


Open Space 

Agriculture 

Parcel Lines 

Creeks

Aff ordable Housing 4-6, 4-39, 4-68 

Agricultural Resources 7-1, 7-2, 7-11 

Air Quality 7-1, 7-5, 7-15 

Arterials see Regional Streets 

INDEX 

Bicycles 2-24, 2-25, 2-26, 5-1, 5-10, 5-11, 5-20, 5-21, 6-14 

Biological Resources 7-1, 7-2, 7-7, 7-11 

Building Heights 2-21 

Business Climate 10-1, 10-2, 10-5 

California Tiger Salamander 4-37, 7-7 

Child Care 9-1, 9-3, 9-4, 9-5 

Citywide Creek Master Plan 1-10, 6-16, 6-17, 6-23, 6-24, 7-4, 7-13 

Collectors see Transitional Streets 

Community Separators 3-7, 6-17, 7-2, 7-3 

Community Shopping Center 2-10, 2-11, 2-12, 2-18, 2-20, 2-21, 2-22, 2-27, 2-29, 9-5, 10-1, 10-7 

Commuter Rail 5-1, 5-9 

Creeks 6-13, 6-17, 7-1, 7-2, 7-4, 7-7, 7-12, 7-13 

Dam Inundation 12-9, 12-11, 12-17 

Density Bonus 2-9, 4-42, 4-78, 4-80 

Disaster Preparedness 12-1, 12-10 

Downtown 1-1, 2-1, 2-2, 2-7, 2-17, 2-18, 2-24, 2-25, 3-2, 3-5, 3-6, 10-7, 10-8, 13-2 

Downtown Station Area Specifi c Plan 1-10, 2-1, 2-24, 3-4 

Drainage 6-13, 6-23, 7-8, 12-9, 12-17 

Economic Development 10-2, 10-3 

Employment 2-15, 2-23, 4-4, 10-1 

Energy 4-22, 4-33, 4-81, 7-1, 7-6, 7-15 

Entries 3-2, 3-7, 3-9 

Fire Hazards 12-10, 12-18 

Fire Protection 6-8, 6-20, 6-21 

Flooding 6-1, 12-9, 12-11, 12-17

INDEX 

General Plan 1-3, 1-4, 1-11, 2-1, 2-5, 2-16 

Geology 12-3, 12-15 

Green Building 2-5, 2-18, 3-5, 4-22, 4-33, 4-83, GHG-1 

Greenhouse Gas Emissions 1-3, 1-10, 2-5, 2-16, 4-22, 5-19, 10-3 

Growth Management 4-35, 8-1, 8-2 

Guiding Principles 1-5 

Hazardous Materials 12-10, 12-18 

Highway 101 2-22, 2-23, 2-25, 3-2, 3-7, 3-8, 5-2, 5-7, 5-17, 12-2, 12-10, 12-15 

Highway 12 3-2, 3-7, 3-8, 5-2, 5-7, 5-17, 12-2, 12-15 

Hillside Development 2-9, 3-4, 3-14, 3-15, 7-11 

Historic Preservation 2-10, 2-20, 11-1, 11-2, 11-4 

Homeless Shelters 4-16, 4-21, 4-67, 4-68, 4-72 

Infi ll Development 4-42 

Jobs/Employed Residents’ Ratio 4-5 

Landscaping 2-22, 2-23, 2-27, 3-6, 3-8, 3-9 

Land Use Classifi cations 2-5 

Land Use Diagram 2-1, 2-5, 2-10, 2-11 

Level of Service 5-7, 5-15 

Libraries 6-7, 6-19 

Livability 2-1, 2-4, 2-19 

Local Streets 5-3, 5-5 

Mixed Use 2-10, 2-11, 2-17, 2-21, 2-29, 3-6, 5-20 

Native American Heritage 11-1, 11-3 

Neighborhood Shopping Center 2-11, 2-18, 2-27, 3-13, 5-13, 10-1 

Noise 2-21, 2-23, 5-22, 12-1, 12-2, 12-13 

Noise Standards 12-3, 12-14 

Northern Downtown Pedestrian Linkages Study 1-10, 2-1, 2-25 

Open Space 2-14, 2-27, 3-3, 3-12, 6-2, 6-4, 7-1, 7-3, 7-6, 7-8 

Parks 2-5, 2-13, 2-14, 2-18, 3-3, 6-1— 6-5, 6-13 

I-2

Park Standards 6-2, 6-14 

Pedestrians 5-20 

Planning Commission 1-4, 1-11, 2-16 

Police Services 6-1, 6-8, 6-20 

Population 1-5, 2-15, 4-2, 6-4, 6-7 

Public Art 13-1, 13-2 

Recycling 6-12, 6-23 

Redevelopment 2-22, 4-40, 4-44, 4-61, 4-69, 4-74, 10-4 

Regional Housing Needs Allocation 4-46, 4-47, 4-52, 4-71, 4-81 

Regional Streets 2-4, 5-2, 5-7, 5-14, 5-21, 5-23 

Ridgelines 3-4, 3-5, 3-12, 3-15, 7-8, 7-9 

Roadway Classifi cations 5-2 

Scenic Roads 3-4, 5-7, 5-8, 5-17, 5-18 

Schools 2-18, 5-20, 6-7, 6-9, 6-19 

Sebastopol Road Urban Vision and Corridor Plan 1-10, 2-1, 2-29 

Seismicity 12-3, 12-8, 12-15 

Seniors 9-1, 9-4, 9-6 

Solid Waste 6-12, 6-23 

Sound Walls 3-8, 12-13, 12-14, 12-15 

Southeast Area Plan 1-10, 2-1, 2-27, 2-28 

Southwest Area Plan 1-10, 2-1, 2-26, 2-28 

Stormwater 6-13, 6-23, 12-9, 12-17 

Traffi c Calming 5-15 

Transit 2-11, 2-17, 2-20, 2-24, 3-13, 5-1, 5-9, 5-19 

Transitional Streets 5-3, 5-21 

Transportation 5-1, 5-13 

Trees 3-8, 3-11, 3-12, 3-15, 7-14 


Urban Design 3-1 

Urban Growth Boundary (UGB) 2-1, 2-5, 3-2, 4-36, 6-17, 6-22, 7-1, 7-11, 8-2, 8-3 

Wastewater 4-23, 6-12, 6-22 

Water 4-23, 6-8, 6-11, 6-22 

Water Conservation 6-11, 6-22 

I-3

INDEX 

Water Quality 6-23 

Wetlands 4-37, 4-58, 7-11 

Youth 9-2, 9-3, 9-6 

I-4

SANTA ROSA GENERAL PLAN 2035 - City of Santa Rosa

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