Development and Utility Certificates

Santa Rosa Sphere of Influence
The City of Santa Rosa is surrounded by areas that are still unincorporated, but lie within the city's Sphere of Influence which may allow connection to city utilities. Sphere of influence is the area around Santa Rosa that the city and county agree may be annexed someday. The city has an interest in urban development in these areas because in the future they must meet city standards when annexed.

Anyone with an interest in developing land within Santa Rosa's sphere of influence may have to deal with both the city and the county planning processes and standards. If you plan changes in the use of your land, you must be prepared to identify where your land is located, what the project is, and if it needs utilities before you make any significant investment in it.

Different areas are governed by different agreements between Santa Rosa and Sonoma County. In some cases, urban development within the county is common, but different procedures may apply. In other areas, urban development is almost impossible without first annexing to the city.

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Types of Projects
Three main types of projects are handled very differently.

Annexations are controlled by specific rules and involve initiating a process with the Santa Rosa Department of Community Development where additional guides are available that describe procedures, fees, and timing, etc.

County development without city utilities is handled by the County Permit and Resource Management Department that processes your application under county zoning and development standards.

NOTE: Some projects are subject to a joint city-county design review that you should discuss with county staff.

County development with city utilities is complicated and creates the most confusion and frustration for applicants. Land and water use developments in Santa Rosa's sphere of influence that require a utility hookup must obtain a Utility Certificate and the procedure depends on the location and type of use.

Projects in this situation must meet two sets of standards. The project type and density must be consistent with county standards, but the design and some improvement requirements (roads, utilities, etc.) may also have to meet city standards.

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Frequently Asked Questions (FAQs)

1. What is a Utility Certificate?

A utility certificate allows a property owner to connect to Santa Rosa city utilities. The certificate may be limited to specific uses and require very specific improvements on the property relative to streets, sidewalks, easements, etc.

2. How do I know what rules apply?

The certificate is issued only if your plan meets both city and county requirements in land use, improvements, and other issues. Specific requirements for a utility certificate are based on the location of your property within the Santa Rosa area. Rules may vary for different areas based on various agreements between the city and county.

3. If I develop land in Sonoma County, what utility hook-ups am I entitled to?

No one has a "right" to a utility certificate even if your land is located within the county and you use urban services to develop it. In some cases, urban development is almost impossible without first annexing to the city.

4. What are the proper procedures and how can I qualify?

Santa Rosa has adopted several procedures for issuing utility certificates dependent on the exact location of the project. See the chart below to determine what conditions must exist to qualify for a utility certificate and what conditions are applied to the application. The exception is when the project site is covered by a special agreement.

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Basic City and County Process in Santa Rosa Sphere of Influence

1. Submit application to the county for review and determination if properly completed and whether a Utility Certificate is needed from Santa Rosa.
2. If a certificate is needed, proceed to #3. If not, continue with standard county processing.
3. Submit project application to county for a determination of consistency with requirements of the general plan, zoning districts, etc.
4. If the application is consistent with county land use requirements, submit the Utility Certificate application to Santa Rosa along with documentation of county compliance. If the county did not find the application consistent, you may appeal the decision or redesign and resubmit your application to the county.
5. If the city approves the Utility Certificate, proceed to #6. If it is not approved, you may appeal the decision or redesign and resubmit your application to the county.
6. After Santa Rosa has approved the Utility Certificate, submit this documentation, including any findings or conditions, to the county, which will complete the processing of the application. Final approval may be done by staff or may require action by the city's planning commission or the county's board of supervisors, depending on the request.

Note: You are strongly encouraged to meet informally with the county staff to discuss your project, its consistency with land use requirements, and whether it can be approved under county septic rules before formalizing your application. If you need a Utility Certificate, meet with city staff before formally applying to the county so you understand in general what both agencies require.

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Santa Rosa Utility Certificate Application Procedure

1. File application for Utility Certificate with Santa Rosa Department of Community Development on specified forms, including proposed plans and documentation of your county project approval and conditions.
2. The Community Development Director may approve, conditionally approve, deny or refer the request to the Santa Rosa Planning Commission.
3. The Utility Certificate approval is for the same time period specified in your Sonoma County approval, or not to exceed one year if no county approval is involved.
4. All Utility Certificates are granted for specific uses and require a new Utility Certificate if any modifications, county approvals and conditions, site use change or modifications alter in any way the original specifications as stated on the application. 
5. Extensions may be granted if

Note: Utility extensions outside the City of Santa Rosa to serve land that falls within its Sphere of Influence also require approval by the Local Agency Formation Commission (LAFCO). This is an application made to LAFCO by the city, not by the applicant. This is generally an administrative process that does not affect the application conditions imposed.

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