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

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

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

Major entries:

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

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

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

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

Minor entries:

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

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

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

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

Minor entries.

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

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

Elements to consider in all preservation districts include:

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

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

Height limits.

Setbacks.

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

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

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

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

Period of significance. 1870s to1940s.

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

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

Character defining elements.

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

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

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

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

Period of significance. 1888 to1923.

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

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

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

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

Character defining elements.

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

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

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

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

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

Period of significance. 1872 to 1948.

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

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

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

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

Character defining elements.

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

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

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

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

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

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

Period of significance. 1870 to 1946.

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

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

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

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

Character defining elements.

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

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

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

Period of significance. 1891 to 1926.

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

Character defining elements.

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

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

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

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

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

Period of significance. 1875 to 1940s.

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

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

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

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

Character defining elements.

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

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

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

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

Period of significance. Not identified.

District character. Not identified.

Character defining elements.

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

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

Context statement.

Period of significance. 1878 to 1940.

District character.

Character defining elements.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

North Santa Rosa Station Area Specific Plan area.

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

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

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

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

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

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

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

West Hearn Avenue neighborhood.

The following land uses are permitted, zoning clearance required:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Accessory dwelling units.

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

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

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