Santa Rosa Planning Commission Meeting - April 8, 2021: Cannabis Facility Approval
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Santa Rosa Planning Commission Meeting - April 8, 2021
The Santa Rosa Planning Commission held a virtual regular meeting on April 8, 2021, from 4:00 p.m. to 5:54 p.m. The primary action was a public hearing to consider the Santa Rosa Farm Group Cannabis Cultivation Facility at 800 Yolanda Avenue, resulting in unanimous approval of a Mitigated Negative Declaration (MND) and a Major Conditional Use Permit (CUP) with a 48-month term.
Consent Calendar
- None.
Public Comments & Testimony
- Jan Vazquez: Opposed the project, arguing the design review was not noticed, the MND was incomplete due to segmentation (leaving two-fifths of the lot undeveloped), and the 55-foot (five-story equivalent) building is out of character with the area. Urged continuance until design review was included.
- Reesha Ruel: Opposed, citing the 55-foot height as inappropriate next to homes (no other building of that height nearby), concern over saturation of cannabis businesses along Yolanda Avenue, and that the applicant was from out of town.
- Megan Sweeley: Opposed, stating the project is too large for abutting a residential neighborhood, noted saturation of cannabis businesses, called the 55-foot height (five stories) inappropriate for a 24-hour facility next to homes, and raised that Spanish-speaking neighbors were not properly noticed due to lack of translation.
- Linda Metesh: Opposed, echoed concerns about height (55 feet inappropriate), building finish causing light pollution, and the emergency vehicle driveway potentially being used by trucks.
Discussion Items
- Department Report (Amy Lyle): Provided an update on long-range planning projects: a new equity and public health planner hired, a Missing Middle Housing Ordinance (grant-funded, 2-year process), a historic resources survey for downtown station area, a multi-jurisdictional hazard mitigation plan, a future Mendocino Avenue specific plan, and the General Plan update (adoption late 2022/early 2023) including a new Housing Element based on RHNA numbers. A joint City Council/Planning Commission meeting is planned for June.
- Public Hearing – Santa Rosa Farm Group Cannabis Facility (Item 9.1):
- Presenting Planner Andrew Trippel: Described the project: a ±116,700 sq ft, three-story, 55-foot-tall industrial building for cannabis cultivation (86,050 sq ft), manufacturing Level 1/2 (21,505 sq ft), distribution (8,070 sq ft), and testing lab (1,085 sq ft) on a 5.5-acre site. Requires lot coverage approval (53% coverage) and a 40% parking reduction (85 spaces proposed). Staff recommended approval of the MND and CUP, with a standard 24-month term.
- Applicant Team (Aaron Carlstrom, Jim Pugh): Requested a 48-month entitlement term due to pandemic-induced delays, noting the project has been in preparation since 2017 and that the code allows longer terms. Emphasized the project avoids grassland areas, brings 105+ jobs, tax revenue, and complies with all city codes.
- Commissioner Questions & Deliberation:
- Commissioners discussed design review process (land use approval tonight, final design review later by the Design Review Board, with public notice).
- Staff clarified that over-concentration policy only applies to retail dispensaries, not cultivation; the height (55 ft) is allowed by the Light Industrial zoning district; and the MND was comprehensive and not segmented.
- Vice Chair Peterson noted that breweries/winery production are permitted by right in the same zone, reinforcing that the project meets code.
- Commissioners expressed sympathy for neighbor concerns but found the project consistent with zoning and able to make all required findings.
- Friendly amendments adopted: struck portion of MND whereas statement; struck “the approved” from CUP whereas statement; amended Condition 5 to a 48-month validity period.
Key Outcomes
- Motion 1 (MND Resolution): Vice Chair Peterson moved, seconded by Commissioner Kalia, to adopt Resolution No. 12051 approving the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, as amended. Passed 7-0 (all commissioners yes).
- Motion 2 (CUP Resolution): Vice Chair Peterson moved, seconded by Commissioner Kalia, to approve the Major Conditional Use Permit and parking reduction for the cannabis facility, as amended (48-month term). Passed 7-0.
- The commission also approved the March 25, 2021 minutes as amended.
- The meeting adjourned at 5:54 p.m.
Meeting Transcript
Mr. Maloney, are we uh ready to go? Yes, we are ready whenever you are, Cher Weeks. Thank you. Okay. Okay. Uh so I would like to call to order the April 8th, 2021 meeting of the Santa Rosa Planning Commission. And uh like to read the following statements. Due to the provision of the governor's executive orders, N25-20 and N-29-20, which is suspend certain requirements of the Brown Act and the order of the health officer of the County of Sonoma to shelter in place to minimize the spread of COVID-19. The planning commissioners will be conducting today's meeting in a virtual setting using Zoom webinar. Commissioners and staff are participating from remote locations and or practicing appropriate social distancing. Members of the public may view and listen to the meeting as noted on the city's website and as noted on the agenda. Members of the public wishing to speak during item four public comment or during our public hearing item today will be able to do so by raising their hand and will be given the ability to address the commission. Thank you. Yes, thank you, Chair Weeks. Let the record reflect that all commissioners are present. Thank you. Item three is approval of the minutes. Uh Commissioner Duggan. Hi, yeah, I have a correction on page 405 at the top of the page. It um my disclosure indicates that I um disclose an acquaintance associated with the project that was applicable to the prior um the prior item and not this item. So that should be removed. I'm sorry, can't can you repeat that? Yeah, item 9.2 on the um meeting minutes of the 25th, I believe, um, indicate that I um have disclosed an acquaintance associated with the project. And that acquaintance was associated with item 9.1 and not 9.2. So that isn't correct. Thank you. Do you have that, Mr. Maloney? I do, thank you. Thank you. I'm gonna approve as amended. I'll make that fixed. Okay. Uh any other changes. Okay, so the minutes uh will stand approved as amended. Uh item four, if public comments. And uh we now open the public comment for any item not included on this meeting's agenda. If you wish to make a comment via Zoom, please select the raise hand button. If you are dialing in via telephone, please dial star nine to raise your hand. Each speaker has three minutes and a countdown timer will appear for the convenience of the speakers and viewers. Please make sure to unmute yourself when you're invited to do so. Your microphone will be muted at the end of the countdown. Do we have any? Thank you, Chair Weeks. Um, no one is raising their hand at this time. I lost my zoom screen for a minute, so hopefully you all can still hear me. We can still see and hear you, and no one is raising their hands. Okay. Um I will go ahead and close the public comment period.
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