Interview for San Bruno Zoning Code Update Dyett & Bhatia City of Santa Rosa
South Santa Rosa Specific Plan
Alternatives Study Session – City Council
March 24, 2026
Presentation Outline
Introduction to the Specific Plan
▪ Background
▪ Planning Area and Existing Land Use Pattern
▪ Existing Conditions, Issues and Opportunities
Land Use and Circulation Alternatives
▪ Alternative 1: Mixed-Use Corridor
▪ Alternative 2: City-Centered Growth
▪ Alternative 3: Centers
▪ Comparison of Alternatives
Next Steps
Introduction to the Specific Plan
Specific Plans
▪ Specific Plans create a vision for the
future of a defined geographic region,
and address:
▪ Land use designations
▪ Development intensity
▪ Circulation
▪ Necessary infrastructure and public
facilities
Planning Area
▪ Planning Area is
approximately 1,900-acres in
South Santa Rosa
▪ Area includes parts of the City
of Santa Rosa and
unincorporated Sonoma
County, including the
Moorland neighborhood
Demographics
▪ Approximately 11,500 residents
▪ Median age 31.1 (City 39.6 and County 42.4)
▪ Diverse community:
▪ 53.5% Hispanic or Latino
▪ 48.2% speak a language other than English
▪ 28.1% foreign-born, primarily from Latin America
▪ Median household income $60,700 (below City $92,604 and County $99,266)
▪ 14.45% of residents below poverty level (higher than City 9.5% and County 9%)
Housing Profile
▪ Average household size 3.03
▪ City 2.56; County 2.52
▪ 54.6% renter-occupied; 45.5% owner-occupied
▪ Housing stock:
▪ Single-family detached (most common type) – 46%
▪ Mobile homes (second most common type) – 17.5%
▪ Majority of housing built 1990–2009 (51%); 28% built prior ▪ 9.5% overcrowded and 2.1% severely overcrowded
▪ Higher than City average of 3.8%
▪ Lower median housing costs than City/County
▪ 60% spend more than 30% of income on housing; 28% spend >50% ▪ Higher than City & County
Issues & Opportunities
▪ Significant disparities in services and infrastructure across neighborhoods ▪ Underserved areas: Lacking sidewalks, lighting, transit access, and pedestrian safety
▪ East–west mobility issues: Dead-end streets near US-101 limit access for drivers, pedestrians, and cyclists
▪ Limited active transportation infrastructure: Few shaded walkways and inconsistent bike facilities
▪ No medical facilities within the Plan Area, requiring travel for healthcare ▪ Opportunities to:
▪ Improve infrastructure in underserved neighborhoods
▪ Enhance pedestrian, bicycle, and transit connectivity ▪ Expand access to daily needs, healthcare, and social services Existing Land Use
▪ Commercial uses are concentrated along Santa
Rosa Avenue
▪ Industrial uses are concentrated in the south and
western part of the Plan Area, with some presence
in the northern part of the Plan Area
▪ Single family residential is present throughout,
with some mobile home parks along Santa Rosa
Avenue
General Plan Land Use
▪ General Plan 2050 adopted in June 2025
▪ Concentrates:
▪ Retail and business services along Santa Rosa Avenue
▪ Industrial uses in the western part of the Area
▪ Focuses:
▪ Low to Medium-High residential in the eastern part of the Area
▪ Low to Medium residential density in the Moorland
neighborhood
▪ Mobile Home Parks designations maintained
▪ Community/Neighborhood Parks
Opportunity Sites
▪ Opportunity sites (~480 acres) - areas
that are vacant or valuable land
▪ More likely to be developed as a result
of Specific Plan adoption
Land Use and Circulation Alternatives
Purpose of Alternatives
▪ Represent distinctly different visions and approaches ▪ Explore various options for the location of different uses (residential, commercial, parks, etc.) and circulation improvements
▪ Community and decision makers provide feedback
▪ Informs creation of a Preferred Alternative
Alternative 1:
Mixed Use Corridor
Key land use aspects
▪ Mixed use district centered on Santa Rosa
Avenue with a proposed commercial
center and transit hub
▪ Industrial uses maintained in the
southwest
Transportation
▪ Bike and pedestrian improvements along
Santa Rosa Avenue
▪ Greenway connections along existing creek
corridor
▪ Improved and proposed highway crossings
to connect Moorland to mixed-use corridor
Alternative 2:
City-Centered Growth
Key land use aspects
▪ Concentrates growth near Downtown Santa Rosa
and existing commercial
▪ Increased residential density in Moorland
▪ Proposed commercial center in Moorland
▪ Industrial use focused to the southern end
Transportation
▪ Greenway connections along existing creek
corridor
▪ Proposed highway crossing on Bellevue
Alternative 3:
Centers
Key land use aspects
▪ Concentrates growth near Santa Rosa
Marketplace
▪ Increased residential density in Moorland
▪ Three proposed commercial centers
▪ One in Moorland, two on Santa Rosa Avenue
Transportation
▪ Greenway connections along existing creek
corridor
▪ Proposed highway crossing on Bellevue
Comparison of Total Projected Buildout
Residential Non-residential
Comparison of Vehicle Miles Traveled (VMT)
Next Steps
Next Steps
▪ Survey is Open!
▪ Public Workshops:
o Amarosa Academy - March 4th, 6–7:30pm
o Taylor Mountain Elementary – March 5th, 6-7:30pm
o Virtually held on Zoom – March 11th, 5:30-6:30pm
▪ Spring 2026: Draft Preferred Alternative released
▪ Spring/Summer 2026: Community Outreach on Preferred Alternative ▪ Fall 2026: Public review of Draft Specific Plan and Draft Environmental Impact Report (EIR)
Helpful Links and Contact
Specific Plan Webpage
(srcity.org/SSRSP)
Email Distribution List Sign-Up
Alternatives Survey
Email: [email protected]
Phone: (707) 543-4351 (English)
Phone: (707) 543-3460 (Spanish)
Comparison across alternatives
Comparison across alternatives
Zoning
Active
Development
Biological
Resources
Topography
Work to Date
▪ Background Planning Documents
▪ Existing Conditions Report
▪ Affordable Housing and Anti-Displacement Strategy
▪ Community Engagement Strategy
▪ Market Demand Analysis
▪ Plan Area Profile
▪ Community Engagement
▪ Community Survey #1
▪ EIR
▪ Some progress /NOP out for public review
Interview for San Bruno Zoning Code Update Dyett & Bhatia Santa Rosa Avenue/Eastside
Santa Rosa Avenue New Housing
Creekway Vacant Land
Interview for San Bruno Zoning Code Update Dyett & Bhatia Westside/Moorland
Andy’s Unity Park Moorland
SMART Corridor Industrial Uses
Fire Hazards
Hazardous
Materials