Historic Homes in Santa Rosa's Preservation Districts
Santa Rosa’s historic homes are concentrated in the city’s designated preservation districts, including McDonald, West End, St. Rose, Cherry Street, Olive Park and Railroad Square. Inside those districts, and for designated landmarks, Chapter 20-58 of the Santa Rosa Zoning Code requires a Landmark Alteration Permit before most exterior changes, from a new porch to a demolition. Whether a house is a “contributor” to its district shapes how closely the city reviews the work.
This guide is for buyers and owners of pre-war houses in central Santa Rosa. It describes the districts, explains contributor status and the permit levels, summarizes the city’s design guidelines, and covers the State Historical Building Code, the Mills Act and what to inspect in an older house. For the city as a whole, start with our Santa Rosa guide. Buyers comparing older neighborhoods elsewhere in Sonoma County can also read our guides to historic homes near the Sonoma Plaza and Petaluma’s West Side.
The preservation districts at a glance
The city designates a district by rezoning it to the Historic (-H) combining district. The city’s Historic Preservation Districts map shows eight districts: McDonald, Ridgway, West End, St. Rose, Burbank Gardens, Railroad Square, Cherry Street and Olive Park. Its 2001 processing procedures named the first six to be designated (Railroad Square, St. Rose, Cherry Street, Olive Park, West End and McDonald). Boundaries are mapped parcel by parcel, so confirm a property’s location with Santa Rosa’s Planning and Economic Development Department.
| District | What the city’s materials describe |
|---|---|
| Railroad Square | Listed on the National Register in 1979 and designated locally in 1990 as the city’s first commercial historic district; the Depot (1904), Western Hotel (1903), Hotel La Rose (1907) and Railway Express building (1915), many built by Italian stonemasons |
| Cherry Street | One of the oldest neighborhoods, with the city’s highest concentration of 19th-century buildings; growth followed the 1872 railroad, and lots subdivided from 1905 to 1930 filled with bungalows |
| St. Rose | Houses from 1872 to the 1940s, 1920s bungalows along Lincoln Street, seven of the city’s grandest surviving 19th-century homes, and the stone St. Rose Church of 1900 |
| West End | A preservation district since 1996; mostly bungalows and Queen Anne cottages from the 1880s to the 1940s, and the De Turk Round Barn |
| McDonald | Includes the Dr. J. W. Hooper House; the city’s guidelines single out landscaping as a significant part of the district’s character |
| Olive Park | Includes the Reilly House |
McDonald Avenue and the McDonald district
The McDonald Preservation District takes its name from McDonald Avenue, the street many buyers have in mind when they ask about historic Santa Rosa. Large lots and mature planting are part of what the city protects here: its historic district guidelines name landscaping as a significant character element, alongside houses such as the Dr. J. W. Hooper House.
That has practical consequences. Fences, front-yard hardscape and site changes visible from the street can come under review, not just the house itself. Before you plan a pool, a new driveway or a detached garage on a McDonald lot, ask Planning which permit level applies and whether a tree removal falls under the chapter’s tree provisions (section 20-58.110).
Houses in the district vary widely in age, condition and lot size, so pricing depends on a careful look at each one rather than a neighborhood average. A home valuation built from comparable older homes is the right starting point.
Contributor or non-contributor: why it matters
The city’s processing procedures for historic properties define a contributing building as one that dates from the district’s historic period and keeps most of its original appearance. A non-contributing building was built after the historic period, which the handout puts at after 1950, or has been altered so much that it has lost that appearance.
Both kinds still need city review for exterior changes. The difference is the depth of review and what the city expects: contributors are held to the Secretary of the Interior’s Standards, and the procedures note that non-contributors are not treated as historical resources under the California Environmental Quality Act. Ask Planning for a property’s status before you write an offer, especially if you plan an addition.
Landmark Alteration Permits: what needs one
Under section 20-58.060, a Landmark Alteration Permit is required to restore, alter, build, demolish or remove the exterior of a landmark, or any building, structure or significant feature in a preservation district. Some work is exempt when it is consistent with the Secretary’s Standards, including:
- Repairs to a contributor using original materials, without changing the design
- Repainting surfaces that were already painted
- Gutters and downspouts, and roof vents or skylights not visible from the public right-of-way
- Replacement windows and doors that match the originals
- Re-roofing that matches the era without changing the roofline
- Most solar panels, and accessory dwelling units under section 20-42.130
Interior remodels are outside the chapter, though a building permit may still be needed. Work that isn’t exempt goes to one of three review levels.
| Level | Who decides | Typical projects |
|---|---|---|
| Director-level permit | Director of Planning and Economic Development, with notice to nearby owners at least 10 days before action | Minor work on non-contributors; small or non-visible changes to contributors, such as small additions or accessory structures under 500 square feet |
| Minor permit | Zoning Administrator, with a hearing only if requested in writing | Contributor projects such as roofline changes, front porch changes, painting unpainted masonry, or visible additions under 500 square feet |
| Major permit | Design Review and Preservation Board, which also serves as the Cultural Heritage Board, by resolution | Major renovations, second-story additions, new primary dwellings and demolitions |
Decision-makers consider the original architectural style, compatibility with nearby landmarks, materials suited to the era and consistency with the Secretary’s Standards. Decisions can be appealed under section 20-58.080.
The design guidelines in practice
Santa Rosa’s design guidelines for historic districts translate those findings into specific advice. The main points:
- Windows and doors: keep the original configuration and details, and keep any change in proportion to the house.
- Siding: repair original siding before replacing or covering it; covering wood with aluminum is discouraged, and vinyl isn’t acceptable on additions.
- Porches: don’t remove them or swap wood steps for brick, concrete or ironwork, and don’t add a porch or deck to a main facade that never had one.
- Additions: keep them smaller than the original, place them at the rear or least visible side, and set a second story back from the front.
- Garages and fences: put garages to the side or rear, and keep fences compatible with the house without hiding its front.
These guidelines are where most project budgets are won or lost. An architect or designer who has worked through Santa Rosa’s review can tell you early whether a plan is likely to pass.
Demolition, hardship and unsafe buildings
Demolishing a historic building requires a major Landmark Alteration Permit from the board, and a denial can be appealed to the City Council. Demolishing a non-historic building in a district is exempt from the permit under the chapter.
Section 20-58.070 allows two other routes. The Building Official may allow work needed to correct an unsafe condition, and an owner may apply for a certificate of economic hardship, which requires detailed financial and structural information; the board decides within 60 days after environmental review.
Building codes and the Mills Act
California’s State Historical Building Code gives qualified historical buildings an alternative path through building code requirements. Health and Safety Code section 18955 defines a qualified historical building to include properties on a city or county register of historic districts and landmarks. A contributor in a Santa Rosa district may therefore qualify; ask the Building Division and your architect how it would apply to your project.
The Mills Act lets a city or county sign a contract with the owner of a qualified historical property that can reduce property taxes in return for preservation. Under Government Code section 50281, each contract runs at least 10 years. The owner must preserve and, where needed, restore the property to state and federal standards, the city inspects it before the contract and every five years after, and the contract binds later owners.
Santa Rosa’s preservation chapter doesn’t mention a Mills Act program, and we could not confirm from the city’s published materials whether it currently accepts applications. Ask Planning directly. A buyer of a property that already has a contract takes it on, so ask the seller for a copy. Our Mills Act guide for Bay Area historic homes covers the program in more detail.
Buying an older Santa Rosa home: what to inspect
Contributing houses in these districts date from before 1950, and many from the 19th century. Beyond a general home inspection, plan for specialists on the systems most likely to be original.
- Foundation and framing: older brick or unbolted foundations, settlement and moisture under the house.
- Electrical: knob-and-tube or other early wiring, and whether the panel can carry modern loads; insurers often ask.
- Plumbing and sewer: galvanized supply lines and the condition of the sewer lateral, ideally with a camera inspection.
- Wood-destroying organisms: a pest report with Section 1 and Section 2 findings; see our termite report guide.
- Lead and asbestos: federal lead disclosure applies to homes built before 1978; our lead-based paint disclosure page explains the 10-day testing window.
- Chimneys and masonry: unreinforced brick chimneys and masonry walls deserve a structural look.
Price the review process into your plans too. A project that needs a major permit takes longer than one that doesn’t, and the design will be shaped by the guidelines above.
Diamond may refer you to partners we work with; you’re free to choose any provider.
Selling a home in a Santa Rosa preservation district
Buyers of historic houses want to know what they are allowed to change. A seller who can answer that clearly removes a common source of hesitation.
- Confirm the district and the house’s contributor status with Planning, and keep the response with your disclosures.
- Gather permits and any Landmark Alteration Permit approvals for past work, plus records of foundation, electrical, roof and sewer upgrades.
- Disclose known unpermitted work and any open city matters; our California seller disclosures guide explains the forms.
- Consider a pre-listing inspection on an older house, so repair questions are settled before offers; see our page on pre-listing inspections.
- Describe the architecture and original features accurately in the marketing, and note any Mills Act contract.
Budget the transfer tax as well. The Sonoma County Recorder lists the county tax at $1.10 per $1,000 of value and Santa Rosa’s city tax at $2.00 per $1,000; the seller customarily pays in Diamond’s North Bay markets, but it is negotiable and local custom varies. Buildings in Railroad Square and other commercial districts are covered in our Sonoma County commercial guide.
Questions people ask
Which historic preservation districts does Santa Rosa have?
The city’s district map shows eight: McDonald, Ridgway, West End, St. Rose, Burbank Gardens, Railroad Square, Cherry Street and Olive Park. Ask Planning to confirm whether a specific parcel is inside one, since boundaries are drawn lot by lot. Individual landmarks outside the districts are covered by the same chapter.
Do I need a permit to paint my house in a Santa Rosa historic district?
Repainting a previously painted surface is exempt from the Landmark Alteration Permit, and the city’s procedures say the board doesn’t regulate paint color. Painting masonry that was never painted is a minor permit item for a contributor.
Can I add a second story to a house on McDonald Avenue?
Possibly, but it is a major Landmark Alteration Permit decided by the Design Review and Preservation Board, and the design guidelines call for a second story to be set back from the front and kept subordinate to the original house.
Can I replace old windows in a historic district?
Replacement windows that match the originals are exempt from the permit. Windows of a different design need a permit; the chapter lists that work among Director-level items, though visible changes to a contributor can go to a higher level.
Are ADUs allowed on historic properties in Santa Rosa?
Yes. Accessory dwelling units under section 20-42.130 of the zoning code are listed among the exemptions from the Landmark Alteration Permit, though building permits and ADU standards still apply.
Does Santa Rosa offer Mills Act contracts?
We could not confirm that from the city’s published code. Ask Santa Rosa Planning whether it accepts Mills Act applications, and ask any seller whether the house already has a contract.
Is Railroad Square on the National Register?
Yes. The city says Railroad Square was listed on the National Register of Historic Places in 1979 and designated locally in 1990.
Older homes in Santa Rosa reward buyers and sellers who know the rules before they start. If you are considering a house in one of the preservation districts, or preparing one for sale, contact us and we can help you work through the specifics.
Please read this as general information on Santa Rosa’s preservation rules rather than legal or tax advice. Before you commit to a Mills Act contract or a major project on a historic property, get advice from a California real estate attorney or tax adviser.
Sources & notes
- City of Santa Rosa: Historic Preservation Districts map
- City of Santa Rosa: Zoning Code Chapter 20-58, Historic and Cultural Preservation
- City of Santa Rosa: Processing Review Procedures for Owners of Historic Properties (Resolution 24694, 2001)
- City of Santa Rosa: Design Guidelines, Section 4.7 Historic Districts
- City of Santa Rosa: Historic Walking Tour (with the Historical Society of Santa Rosa)
- City of Santa Rosa Code (eCode360): Chapter 20-58, section 20-58.050, designation of landmarks and preservation districts
- County of Sonoma Clerk-Recorder: Documentary Transfer Tax
- California Public Law: Health and Safety Code section 18955 (qualified historical building)
- California Public Law: Government Code section 50281 (Mills Act contract terms)
Last reviewed October 2026 by Matthew Martinez.
