Zoning & City Permits

What You Need To Do: Contact the Community Development Department to find out what the zoning is for your prospective location and what land use permits may be required.
Contact: City of Santa Rosa Department of Community Development Development Review/Planning Division 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA 95404 (707) 543-3223
Estimated Cost: Zoning Clearance – No Charge Minor Use Permit - $2,450 Application Processing - $53 Conditional Use Permit - $11,921 Planning Commission Public Hearing - $1,626 Application Processing - $53 (As of 12/10 - for current info see Fee Schedule or contact department.)
Turnaround: Zoning Clearance – Over the counter Minor Use Permit – Average of about six to eight weeks Conditional Use Permit – Average of about two to three months
Links: Planning Division Contacts City of Santa Rosa Zoning Code Downtown Zoning Guide

Ordinance #3944 (valid through July 2013) now makes it easier to open a restaurant downtown by allowing restaurants (with incidental bar) as a permitted use in all commercial (and several other) districts, without requirement of a use permit.  Also, because of Ordinance #3944, if a previous operator had an approved Conditional Use Permit (Minor or Major), the approval is transferable to a new business as long as the operator is willing to operate under the requirements of the previous approval and the previous restaurant was in operation within the last 24 months with no changes in use since.  Checking with the Community Development Department on these issues is always a good first start.

Things You'll Need

Non-Residential Wastewater Discharge Food Service Permit As mandated within the Fat, Oil and Grease Program (FOG) all Restaurants, Fast Food Establishments, Caterers, Bakeries, Donut Shops, Halls and Auditoriums with kitchens, and any other businesses that do commercial cooking or food preparation are required to be permitted with a Non-Residential Food Service Discharge Permit.  Many, if not most, food service establishments cooking food/meats will be required to install a grease removal device.
Contact: City of Santa Rosa Utilities Department Environmental Compliance Section 4300 Llano Road Santa Rosa, CA 95407 (707) 543-3369 Food Service Establishment Program
Estimated Cost: No charge.
Turnaround: Usually one day if all elements are fulfilled.

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Things You May Need

Building Permit If you will be performing any new construction, addition, change or repair to a building, you will need a Building Permit.  If you need Planning Division approvals (such as design review or use permit), you must obtain them before applying for your Building Permit.  If new construction or exterior remodeling is involved, you will need to get final design review approval before applying for a Building Permit.
Contact: City of Santa Rosa Department of Community Development Building Division 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA 95404 (707) 543-3200
Estimated Cost: See Fee Schedule or contact department.
Turnaround: Varies.

Avoid costly and unpleasant surprises later by having County health officials involved early in the building/renovating process.

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Things You May Need

Sign Permit A sign can be anything visible to the public which directs attention to some person, place or thing.  Signs may either be attached to the building or a freestanding (monument) type. Most signs require planning approval so contacting the Community Development Department early in the process of sign design is recommended. Design Review Guidelines apply to all signs. A Building Permit is required for sign installation.  Freestanding signs over six feet tall require engineered calculations. A plan check fee will be required for these signs. Please note that electric signs require a qualified testing lab listing.
Contact: City of Santa Rosa Department of Community Development 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA 95404 (707) 543-3223 Sign Permits
Estimated Cost: Sign Permit - $454 Application Processing - $53 (As of 12/10 - for current info see Fee Schedule or contact department.)

Do NOT order signs without first obtaining a permit. All nonconforming signs must be brought into conformance anytime a change is made. A permit is required to reface a sign.

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Things You May Need

Encroachment Permit If you will have a sidewalk cafe, you may need to obtain an Encroachment Permit from the Public Works Department.

Contact: City of Santa Rosa Public Works Department 69 Stony Circle Santa Rosa, CA 95401 (707) 543-3787 Encroachment Permits

Estimated Cost: Permit costs vary per the number of inspections needed to complete a project. $80 - Permit Fee 5% of public improvement construction cost for plan checking 7% of public improvement construction cost for inspection services Note: Applicants with Community Development approved improvement plans pay only the $80 permit fee. Plan check and inspection fees for these projects are collected during the plan approval process. (As of 12/10 - for current info see Fee Schedule or contact department.)

Turnaround: Depending on the scope of the project, one to three weeks is the time frame for issuance of Encroachment Permits during the construction season when the City receives a high volume of applications.

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Things You May Need

Alarm Permit If your business will have a burglary or robbery alarm, then you will need an Alarm Permit.
Contact: Santa Rosa Police Department Technical Services Division 965 Sonoma Avenue Santa Rosa, CA 95404 (707) 543-3616
Estimated Cost: $15 annually (As of 12/10 - for current info see link below.)
Links: Alarm Permits

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Things You May Need

Hazardous Materials/Waste Program If handling any hazardous materials, generating or treating hazardous waste, storing in above ground or underground storage tanks, or are subject to business plan and/or accidental release program, then you must join this program.
Contact: City of Santa Rosa Fire Department Hazardous Materials Program CUPA 955 Sonoma Avenue Santa Rosa, CA 95404 (707) 543-4108
Estimated Cost: Information about fees such as those for storage of hazardous or combustible materials and annual fire permits can be obtained by calling the Fire Department at 543-3500.
Links: Hazardous Materials/Waste Program

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Things You May Need

Water/Sewer Demand Fees Utilities fees include water and wastewater demand fees and inspection fees to pay for the cost of these services. These fees are basic utilities fees. Other fees, such as special area assessments or reimbursement fees may also be applicable. All fees are paid prior to issuance of a building permit. Water and wastewater demand fees are charged for connection to the water system and sewer system.  Non-residential (and irrigation) fees are determined by Utilities Department staff and based on maximum monthly usage. If the type of non-residential use changes, additional demand fees may be due.
Contact: City of Santa Rosa Utilities Department Engineering Division 69 Stony Circle Santa Rosa, CA  95401 (707) 543-3950 or (707) 543-4200
Estimated Cost: Varies.  See Fee Schedule or contact department.
Links: Water/Sewer Demand Fee info
Comments: Credits toward demand fees may be available based upon prior use.  It shall be the responsibility of the owner or applicant to provide proof of prior uses.  The Utilities Department keeps a “master file” of applicable credits.  However, discussion of these credits is not allowed without the property owner’s permission.  The property owner also decides whether or not available credits can be used by a tenant/applicant. Restaurants employing Best Available Technology (BAT) - the most efficient hardware, fixtures, and systems - achieve a lower maximum monthly usage (resulting in lower demand fees).

If the location you’ve chosen hasn’t been used as a restaurant in the past, there may be a demand fee to connect to the City’s potable water and sewer system.  Be sure to make this determination early in the process and include any potential costs in your business planning.

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