Development policies approved in the wake of the October 2017 firestorm to jump-start Santa Rosa’s recovery will be made permanent.

Updated zoning regulations will make it easier to create temporary housing for displaced residents, and homeowners whose homes are damaged or destroyed will benefit from streamlined review processes, allowing them to rebuild more quickly.

The city is also expanding private planning approvals for certain types of housing as part of a broader effort to meet future housing needs.

City planner Christian Candelaria said the proposal would help Santa Rosa better meet community needs in the event of a disaster and that it meets several council goals, including increasing housing, reducing homelessness and promoting economic development.

The fires destroyed more than 5,300 homes in Sonoma County, including more than 3,000 in Santa Rosa, about 5 percent of the city’s housing stock, when housing options were already scarce.

City officials quickly mobilized to enact policies to expedite development reviews. They also waived some development fees and opened a center dedicated to processing permit applications for post-fire reconstructions and hired additional staff to help them manage the workload.

Planning officials and elected officials say those efforts were critical to the city’s rapid recovery. About 90% of damaged or destroyed parcels have been rebuilt or are being redeveloped, according to city data.

The temporary development guidelines, which were expanded to include areas affected by the 2020 Glass Fire, were set to expire on December 31.

Candelaria said city planning officials over the past 18 months have met with other city departments and solicited feedback from residents, developers and members of the Design Review Board and Planning Commission. New changes to zoning and building regulations that would codify elements of the temporary measures into city code.

The City Council approved the changes earlier in November as part of the city’s efforts to address critical housing needs. The council during the same session approved the waiving of certain development fees for affordable housing projects.

Shorter deadlines to facilitate recovery

The new regulations outline a streamlined review process for rebuilding damaged or destroyed structures throughout the city following a locally, state or federally declared emergency such as fire, flood or earthquake, a said Amy Nicholson, supervising planner in the Department of Planning and Economic Development.

The Planning Director will have the discretion to approve various types of reconstructions, including those on hillsides and along streams, provided that the reconstruction has the same footprint and height as the previous structure. and that plans comply with zoning, land use and design standards.

Typically, such projects require approval from the city’s zoning administrator.

The amendment also establishes guidelines for rebuilding structures within the city’s eight historic preservation districts, Nicholson said.

Alterations to damaged or destroyed buildings that contribute to the historic character of a district will be approved by the Zoning Administrator, while the construction of non-contributing structures may be administratively approved.

The simplified development standards will apply to affected properties for six years or until a primary structure is built on the property, Nicholson said.

The revised code will also allow temporary housing such as an RV, manufactured home or tiny home to be placed on properties that have a three-year temporary use permit.

Homeowners will also be able to install a storage unit or shed on their properties for up to three years with a city permit while they rebuild.

Few vacant properties in fire zone, but owners face delay to rebuild

Planning officials said loosening regulations helped residents return home more quickly after the 2017 fires.

About 70 percent of affected properties received their building permits within four years, according to city reports.

Today, only 261 parcels have been destroyed in the Tubbs Fire for which no permits have been submitted to the city.

Under the updated code, property owners located in the fire zone that have not yet been rebuilt have until Dec. 31, 2025, to submit a building permit application to be eligible for the rebuilding provisions. This deadline is extended by one year for owners affected by the glass fire.

The city sent notices to property owners in the fire zone to inform them of the changes, Nicholson said.

Planning officials don’t expect a rush of applications.

Property owners who have not yet rebuilt face challenges ranging from high construction costs to insurance issues. Some homeowners who want to create custom homes may not qualify for a streamlined review, according to staff members.

New provisions to address housing and economic development

The code amendment will also expand over-the-counter planning approvals to certain housing projects throughout the city and allow for streamlined design review of certain types of developments in corridors where the city is trying to spur growth, such as the city center.

The code amendment will allow the planning director to approve permits for duplexes and semi-plex units rather than requiring a hearing before the city’s zoning administrator, Nicholson said.

Residential developments, day care centers, and lodging establishments that generally require Design Review Board approval may be approved by the Zoning Administrator if they are within the City’s priority development areas. These areas include the central part of the city and the Sebastopol Road, Mendocino Avenue and Santa Rosa Avenue corridors.

Affordable housing projects subject to deed restrictions for residents earning 60 percent or less of the area median income will also be eligible for streamlined design review citywide, Nicholson said.

City records show that after the 2018 changes and subsequent updates, including modifications to address the impacts of the COVID-19 health pandemic, 30 projects took advantage of the new regulations. These resulted in the approval of nearly 2,850 residential units, including more than 1,100 affordable units, with another 734 units under review.

A staff analysis found that reducing review requirements cut project approval time by about half, from 10 months to five months.

Nicholson said staff is seeking to incorporate aspects of the temporary regulations, which were also set to expire at the end of the year, into the city’s code to continue to boost housing creation efforts.

You can reach staff writer Paulina Pineda at 707-521-5268 or [email protected]. On X (Twitter) @paulinapineda22.