Page 1

CITY OF SANTA ROSA RESILIENT CITY ZONING GUIDE

VERSION 1

HELPING OUR COMMUNITY REBUILD

Additional information regarding the Santa Rosa rebuilding effort available

REBUILDING TOGETHER

online: SRCity.org/rebuild SonomaCountyRecovers.org


WORKING FOR YOUR RECOVERY Planning & Economic Development Department office 100 Santa Rosa Avenue, Room 5 Monday, Tuesday and Thursday - 8:00 am to 4:30 pm Wednesday - 10:30 to 4:30 Friday - 8:00 to 12:00

V I S I T S R C I T Y. O R G T O L E A R N M O R E A B O U T H O W R E S I L I E N T C I T Y Z O N I N G I M PA C T S Y O U R H O M E .

City Council 2017-2018: Mayor Chris Coursey

Chris Rogers

Vice Mayor Jack Tibbetts

John Sawyer

Julie Combs

Tom Schwedhelm

Ernesto Olivares

RESILIENT CITY ZONING GUIDE

2


NEW JOUR NEY

YOUR REBUILDING PROCESS

1

DEBRIS REMOVAL

2

DESIGN

3

PERMITTING & REVIEW

4

CONSTRUCTION & INSPECTIONS

5

WELCOME HOME

RESILIENT CITY ZONING GUIDE

3


1 D EBR IS R EMO VA L

DEBRIS REMOVAL Due to the complexities of debris removal visit sonomacountyrecovers.org/debris-removal for FAQ’s, forms and permit applications.

YOU ARE HERE Debris Removal

Design

Permitting & Review

Construction & Inspections

Welcome Home

RESILIENT CITY ZONING GUIDE

4


2 D ESIGN

DESIGN Working with a design professional, you’ll need to create or rebuild a set of plans for your new home including all design, engineering, and required code upgrades. You may be able to access the original plans by contacting the original designer or the City of Santa Rosa Building Division. How different your new home is from the original will affect the speed of your permitting and review process.

KEY ACTIVITIES: •

Hire design professional

Retrieve original plans or start from scratch

Make any design enhancements and required code upgrades

If applicable, coordinate any necessary reviews with your homeowner’s association (HOA)

Tip: Now is a great time to begin interviewing and selecting a licensed contractor. Visit the North Coast Builders Exchange at ncbeonline.com for more resources.

YOU ARE HERE Debris Removal

Design

Permitting & Review

Construction & Inspections

Welcome Home

RESILIENT CITY ZONING GUIDE

5


3 P ER M I TTI N G & R EVIEW PERMITTING & REVIEW A key milestone in building your new home will be applying for and getting your building and associated permits. While all new construction must meet all federal, state, and local standards, the City of Santa Rosa has found ways to significantly expedite the review process for Resilient City properties. The best way to save time and money is to first work with your design professional to ensure your Submittal Packet is 100% complete.

KEY ACTIVITIES: •

Work with design professional to complete submittal packet

Meet with Building and Planning Divisions for review

Select and hire a licensed contractor

Residents should expect to pay approximately $3,000 in review fees. Review timelines will vary depending on how extensive your design changes are. Those with minimal to no changes to their original design should expect less than a week, while those with major alterations, accessory dwelling units, or a new design could take 2-3 weeks for review. Upon review, most residents should expect either an approved set of permits or permits that will require deferred submittals. Deferred submittals will allow you to begin the construction process while continuing to work with the building department to resolve any outstanding code or planning requirements.

YOU ARE HERE Debris Removal

Design

Permitting & Review

Construction & Inspections

Welcome Home

RESILIENT CITY ZONING GUIDE

6


3 P ER M I TTI N G & R EVIEW FAST TRACK PLANS •

Little or no design changes

The same location on the lot

The same footprint

Less than 1 week with complete plans

The same elevation

and documents •

No impact fees required

Some interior or exterior changes

EXPEDITED PLANS •

Minor or moderate design changes

The same or nearly the same footprint

The same or nearly the same

from original layout •

documents

elevation •

The same or nearly the same location

1-3 weeks with complete plans and

No impact fees required if expansion is 400 square feet or less.

PRIORITIZED PLANS •

Large scale changes

Changing the footprint, elevation, layout, or location on lot

design •

3-5 weeks with complete plans and documents

Addition of Accessory Dwelling Unit •

Requires additional time to review

No impact fees required if expansion is 400 square feet or less.

RESILIENT CITY ZONING GUIDE

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4 CO N STRUC TI O N & IN SPEC TI ONS CONSTRUCTION AND INSPECTIONS It’s time to get started on your new home! Your selected contractor will help guide your building process and schedule. For the most part, your home will get built from the ground up: starting with grading, groundwork, and foundation work, on to framing and wrapping up with walls, details and landscaping. While your contractor is leading you through the building process, they will also be helping coordinate a series of milestone-based inspections. These ensure each step of your new home meets code standards and keeps the progress moving. Residents should prepare for approximately $2,000 in inspection fees. If your permit was issued with deferred submittals, you will be working with your design professional to resolve any remaining issues without slowing down your construction timeline.

KEY ACTIVITIES: •

Work with your contractor to manage building schedule

Coordinate with your contractor to schedule and manage inspections

If any deferred submittals are unresolved with the building department, work with your design professional to complete

As your contractor is nearing completion, they can help you coordinate with the City staff to ensure the timely activation of your sewer and water utilities, as well as your final inspection.

YOU ARE HERE Debris Removal

Design

Permitting & Review

Construction & Inspections

Welcome Home

RESILIENT CITY ZONING GUIDE

8


5 WEL COME H O ME

WELCOME HOME Upon the successful completion of your final inspection you will be granted an occupancy permit and allowed to move into your new home.

YOU ARE HERE Debris Removal

Design

Permitting & Review

Construction & Inspections

Welcome Home

RESILIENT CITY ZONING GUIDE

9


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The new zoning and expedited rebuilding tools apply to six key neighborhoods affected by the fires.

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Fountaingrove Area

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TIME WINDOW OF ORDINANCE Unless otherwise noted, these provisions will remain in effect until October 9th, 2020.

RESILIENT CITY ZONING GUIDE

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RESILIENT CITY ZONING GUIDE

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13


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RESILIENT CITY ZONING GUIDE KE

IS

16


QUICK FACTS

For All Resilient City Zoned Parcels: All Resilient City zoned permits receive priority over all other building permit requests.

Building Standards All buildings must meet the requirement of current State and local building and fire codes.

Accessory Dwelling Units (ADUs) ADUs are allowed with single family dwellings, and can

Temporary Housing

be occupied prior to the completion of the single family

Temporary housing - including trailers, recreational vehicles,

dwelling.

manufactured homes, or tiny homes - are permitted on parcels that have received a building permit. They must

Internal Conversions for Accessory Dwelling Units

meet water, wastewater, and electrical requirements, and must be removed prior to issue of occupancy.

If a reconstructed residence is built to the previously permitted dimensions, without changing the footprint

Demo Application Fees Waived

or square-footage of the original residence, an accessory

All Demolition Applications for properties in the Resilient

dwelling unit may be incorporated into the interior,

City zone will be expedited and all fees will be waived.

consistent with State law, and shall receive expedited review. The extent of the accessory dwelling unit shall

Planned Development Zoning Districts.

be identified in the building permit submittal. All

To maintain neighborhood character and standards, any

associated Impact Fees will be waived.

property in the new Resilient City Zoning areas that were previously zoned as a Planned Development will still

New Construction of Detached Accessory Dwelling Units

comply with the existing development standards of the

Construction of a new detached accessory dwelling

district. If the previous development standards in the

unit will be allowed alongside the reconstruction of a

Policy Statement are silent, or inconsistent with the

single-family dwelling. Building permit applications

current Zoning Code, the updated standards which are

for the new detached accessory dwelling unit will

consistent with the General Plan land use designation

be processed based on application submittal date.

for the parcel(s) may be utilized, as determined by the

Associated Impact Fees will be reduced or eliminated

Director of Planning and Economic Development. Any

depending on the square footage of the additional unit.

requirement for discretionary planning permits, including,

policy statement from the original “Planned Development�

but not limited to, conditional use permit, design review

Legal Nonconforming Structures

or hillside development permit, shall be reviewed and

Buildings that were legally established, but do not

approved by the Director of Planning and Economic

adhere to current standards may be repaired or rebuilt

Development. Any applicable discretionary planning

as they were, provided they adhere to all local and

permit fees will be waived.

state fire and building codes, are reconstructed in the same configuration, square-footage, height, and use as the original structure. All reconstruction must commence prior to October 9th, 2020 and pursue completion diligently.

RESILIENT CITY ZONING GUIDE

17


QUICK FACTS

Hillside Developments Approval

Expedited Review Processes

All parcels originally in Planned or Hillside Developments

Any new or reconstructed property that complies with

building new structures must comply with original design

all existing Hillside and Design standards, that previously

and development standards. Adherence to the standards,

require approval of the Design Review Board or Planning

review, and approval will be determined by the Director of

Commission, will now be reviewed at the discretion of

Planning and Economic Development. All application and

the Director of Planning and Economic Development.

review fees will be waived.

Any applicable Hillside Development and Design Review application fees will be waived.

Hillside Development Removal of Public Hearing Requirement

Subdivision Map Requirements

All Design Review or Hillside Development structures

New structures within the Resilient City Zoning Areas that

that alter the originally permitted footprint or building

would typically be subject to discretionary review with

height will be reviewed by the Director of Planning and

public hearing per the conditions of a Subdivision Map,

Economic Development, who shall notify, by mail, all

will now be reviewed at the discretion of the Director

persons or entities set forth in Section 20.66.020(C)(1)

of Planning and Economic Development. Applicable

10 days prior to taking action. There will be no public

discretionary permit application fees shall be waived.

hearing required.

Required Public Hearings Any provisions not addressed here, and other than those within the jurisdiction of the Director of Santa Rosa Water or the Board of Public Utilities, will be under the authority of the Director of Planning and Economic Development.

RESILIENT CITY ZONING GUIDE

18


FAQ’S

1

When I rebuild my home, does it have to be in compliance with current building codes? Yes. All buildings must meet the 2016 California Residential Code, as amended and adopted by The City of Santa Rosa.

2

Can my house be built on the existing foundation? Yes, provided you have an approved “suitability analysis” of the existing foundation performed by a registered civil or structural engineer. This analysis shall state that the engineer has visited the site and investigated the condition of the existing building elements. It shall also state that the remaining foundation is suitable for the support of the new structure, and that all underslab utility systems (such as drain, waste, vent, water, mechanical, electrical, etc.) are suitable for continued use. Electrical conduits may remain but all under-slab electrical conductors must be replaced. Please be advised that if soil was disturbed to a depth greater than 12 inches, a compaction report to address re-compaction of the lot after foundation removal may be needed depending on new building elevations. A licensed geotechnical or civil engineer may be needed to prepare the compaction report.

3

How is The City of Santa Rosa determining the square footage of structures that were on my property prior to the fire? When determining square footage, City staff will refer to building permit history records and Assessors records. The City does not retain building plan sets in most cases, but may have permit application forms and inspection records for most permitted structures built after 1950. The City will consider the square footages in other formal documents, such as insurance papers or old building plans on a case-by-case basis.

4

Is a Demolition Permit required for removal of a building or portions of a building that were damaged or destroyed by a fire? No, if a RIGHT OF ENTRY (ROE) has been submitted to County Environmental Health and your property is on the list for cleanup by CalOES. Yes, if you choose to remove the debris yourself or through a contractor, a demolition permit is required pursuant to State Code (2016 California Residential Code, Section R105.1). CAL OSHA Standards for handling and disposal of the debris still apply. Demolition permits for residences will be processed in an expedited fashion. Receipts for debris disposal and post clean-up soil analysis are needed before issuance of building permits. See sonomacountyrecovers.org/debris-removal for more info.

RESILIENT CITY ZONING GUIDE

19


FAQ’S

5

Is a Building Permit required to repair damage to a structure? Yes. A Permit is required for repairs and construction pursuant to State Code (2016 California Residential Code, Section R105.1 or California Building Code, Section 105.1). Review of repair permit applications will be expedited and Building Inspectors are available to inspect your structure before you file a building permit to assist in damage assessment and provide information of Building Code requirements applicable to the situation at hand. We may have complete damage assessment information already on-hand when you come in. Some situations may necessitate that a Registered Engineer evaluates the condition of the damaged home and provide engineered plans for the repair. The Construction Documents Submittal Requirements for Remodels and/or Additions to Residential Projects shall be followed for repair permit submittals.

6

How long do I have to rebuild my permanent residence? If your home was considered legal non-conforming, you will need to file the building permit application within 36 months from the date of the declaration of emergency (11/9/17). Building and grading permits issued by The City of Santa Rosa expire by limitation 180 days from the date of permit issuance. We encourage property owners to complete construction as quickly as is practical and not wait to the last minute to call for the next inspection. Extensions will be considered as-necessary.

7

What documents do I need for a Building Permit? All plans and documents required for a rebuild permit are identified on the Construction Document Submittal Requirements. Applications require three (3) copies of signed plans. If the structure is commercial, non-wood framed, a residence higher than two stories, nonconventional construction (metal, concrete or masonry), or a residential project with more than four (4) dwellings on a single parcel, the plans must be signed by a licensed engineer or architect. A complete submittal and detailed building plans often translate into quicker review times. The site plan must be drawn to scale and include all improvements. Multiple departments and agencies may need to review these plans prior to permit issuance.

8

Once I have all building permit plans ready, how do I submit them? Applications can be submitted at the Planning & Economic Development Department office at 100 Santa Rosa Avenue, Room 5 between 8:00 am to 4:30 pm, Monday, Tuesday and Thursday; Wednesdays from 10:30 to 4:30 and Fridays from 8:00 to 12:00.

RESILIENT CITY ZONING GUIDE

20


FAQ’S

9

How do I track my project’s permit? You can apply for and monitor the progress of your permit, as well as schedule inspections at https://srcity.org/1602/Permit-Santa-Rosa

10

What other agencies and fees might be involved in the Building Permit Process? All coordination with other agencies will be managed by the city. •

Planning.

Engineering.

Water (water and sewer needs and fees).

City of Santa Rosa Environmental Compliance (primarily commercial applications).

Fire (some residential applications and all commercial applications).

Sonoma County Environmental Health: Septic and well systems, if applicable.

Local School District: Mitigation fees if expanding the size of former residence.

Note: Many of these departmental reviews will be greatly-reduced or eliminated if the proposed rebuild is substantially-similar to the previous configuration.

11

Are fire sprinklers required for my new structure(s)? Yes. Residential fire sprinkler systems are required as mandated by the 2016 Residential Code Section R313. And in-accordance with locally-adopted ordinances.

12

Do I need a licensed fire protection contractor (C-16) to design and install the sprinkler system? Not necessarily, however it is highly recommended. Owner-builders may assume all liabilities of the entire construction project and apply for all permits under the provisions of the State as it relates to owner-builder allowances and thus design and install their own systems as approved by the Fire Department. If a licensed C-16 fire protection contractor is used they shall install their own design. A C-16 fire protection contractor CANNOT design a system they do not install.

RESILIENT CITY ZONING GUIDE

21


FAQ’S

13

Can I live in a trailer or RV on my property while rebuilding a home? Yes, provided: •

The City of Santa Rosa has issued a building permit for the trailer or RV.

Basic conditions can be met, such as provisions for electrical connection, and any necessary hookups.

Wastewater methods are approved.

The site is not at risk for landslides or debris flow.

The placement of the temporary home does not preclude rebuilding.

The permit may be revoked if the terms and conditions of the permit have been violated. Otherwise the permit will expire once final inspection of your new home is complete or 2 years from permit issuance, whichever comes first.

14

Water/Wastewater connection fees will be waived.

Can I rebuild a garage or other accessory structure or continue an accessory use prior to rebuilding my home? The City of Santa Rosa can authorize reconstruction of an accessory structure on a case-bycase basis. In most cases, all proposed structures would be submitted with the Site Plan required with any building plan sets. The site plan and building permits for all associated structures can then be approved at the same time.

15

Is a new owner required to meet all development standards, including setbacks? Yes. The same standards apply to existing and new lot owners. An exception is if the original home was determined to be legal non-conforming and a building permit application is submitted within one year of the fire.

16

Will I need a new encroachment permit with fee? An encroachment permit will be required for any modifications to the existing water service due to fire sprinklers. Encroachment permits will also be required for any repair or modifications to existing sidewalks or driveway connections.

RESILIENT CITY ZONING GUIDE

22


FAQ’S

17

Do I need a Grading Permit to rebuild? If a homeowner wishes to reconstruct structures in approximately the pre-fire footprint, with minor additional grading then a grading permit, in most cases, will not be required. Best Management Practices (BMPs) for site stabilization methods will be required. If a homeowner is rebuilding using a different footprint from the original, pre-fire footprint, a Grading Permit will be required.

18

If my structure(s) cannot meet current setback requirements due to lot sizes or topography, will the City still issue building permits? The City will make every effort to accommodate challenging lot set-back issues. Setbacks can be adjusted under certain circumstances with a Zoning Permit. All fire safe building regulations, environment, and other health and safety ordinances and standards shall apply

19

Will the City require evidence of a legal lot prior to issuance of a new building permit? Yes. Be aware that one legal lot may have several Assessor Parcel Numbers (APNs), and that APNs do not establish legal lot status. Therefore, the legal lot lines and status must be confirmed prior to issuance of building permits. The City will accept evidence of a prior Building Permit on your property as establishing legal lot status.

20

Will building permits be issued for structures in a Floodway or Floodplain? Floodways are the drainage areas necessary for a 100-year floodplain (also indicated as “F2” on Zoning Map). No permits will be issued for structures within floodways (F1). This is a health and safety issue and all structures must be located outside of the floodway. Habitable structures in the floodplain must conform to the flood control ordinance and have a building pad, or finished floor elevation, elevated above the 100-year flood level.

21

Who enforces the regulations regarding clearance of fuel around buildings? The Santa Rosa Fire Department will enforce weed abatement programs, requiring the clearance of flammable vegetation from around buildings (Santa Rosa City Code Title 9, Chapter 9-08). Recommendations regarding larger fuel modification can also be made and reference materials can be found at: https://www.srcity.org/596/Wildland-Urban-Interface

RESILIENT CITY ZONING GUIDE

23


FAQ’S

22

Are any permits required to clear up to 100 feet away (Defensible Space) from an existing residence? Maybe. Clearing for fire protection purposes can be done within 100 feet of existing dwelling units without a permit, provided that clearing is not performed by an excavator or bulldozer. This does not authorize off-site clearing, although clearing in cooperation with your neighbors is encouraged. The removal of some Heritage trees is prohibited and verification from the Planning Department will be required before removing trees.

23

Am I responsible for clearing the brush from around buildings? Yes. The property owner is responsible for clearing brush from around buildings.

RESILIENT CITY ZONING GUIDE

24

City of Santa Rosa Resilient City Guide  
City of Santa Rosa Resilient City Guide  

Helping our Community Rebuild