Santa Rosa Planning Commission Special Meeting – November 18, 2021

The Santa Rosa Planning Commission held a virtual special meeting on November 18, 2021, convening at 4:45 p.m. and adjourning at 6:10 p.m. The commission considered the Fall 2021 General Plan Amendment Package, which included two public hearing items: the 38 Degrees North Phase 3 Apartment Homes project and the Brush Creek Minor Subdivision. All seven commissioners were present for the first item; Commissioner Jeff Okrepkie left at 5:34 p.m. before the second item.

Consent Calendar

• None.

Public Comments & Testimony

• Public comment period for items not on the agenda: one person initially raised a hand but deferred to speak on an agenda item.
• For the Brush Creek Minor Subdivision public hearing, four residents voiced concerns:
  • Gerry Camarata (2345 Brush Creek Rd) requested the commission recommend reducing the speed limit on Brush Creek Road near Lyric Lane and preserving a wildlife corridor to Rincon Creek, citing roadkill and poor visibility.
  • Azeneth Gregoire (5933 Lyric Lane) raised concerns about fire evacuation access, safety, and the character of the neighborhood.
  • Dan Hoyle (5921 Lyric Lane) expressed concerns about the size and density of the proposed subdivision, lot sizes, and potential impact on property values.
  • Edward Gregoire (5933 Lyric Lane) also cited fire danger, density, and neighborhood character concerns.
• No public speakers testified on the 38 Degrees North Phase 3 item.

Discussion Items

38 Degrees North Phase 3 Apartment Homes (PRJ21-011)

• Project Planner Adam Ross presented the proposal to amend the General Plan diagram and text and rezone the 15.82-acre 38 Degrees North site. Phase 3 would add a 30-unit multifamily development (one 20-unit and one 10-unit building) on a 1.29-acre portion, bringing the total on site to 322 units. The General Plan amendment would change land use designations from Medium Density Residential (8.0–18.0 units/acre) and Retail and Business Services to Medium High Density Residential (18.0–30.0 units/acre), eliminate the 'star' symbol designating a Community Shopping Center, and remove references to the center on General Plan pages 2-12, 2-20, 2-22, and 2-30 (the agenda and minutes list slightly different page combinations). The rezoning would change the site from CSC (Community Shopping Center) and PD-96-001C to R-3-30 (Multi-Family Residential).
• Applicant representative Dave Eadie spoke in support, noting that Zonda market research concluded the site could not support a grocery or anchor retail use, citing nearby competition and vacancy rates. He noted the property was acquired from Winco Foods, which no longer saw a demand for a grocery store at that location.
• Staff cited commercial vacancy rates: Sonoma County 7.7% (289,845 sq ft), Santa Rosa 8.4% (672,301 sq ft), and Santa Rosa Marketplace 6.1% (34,294 sq ft). The project would account for 1.17% of the market-rate goal in the Regional Housing Needs Assessment housing action plan.
• The environmental review was an Addendum to the previously adopted 38 Degrees North Phase 2 Mitigated Negative Declaration; staff concluded no new significant impacts would occur.
• All commissioners expressed support, with comments noting the need for housing and the changed retail market.

Brush Creek Minor Subdivision (PRJ20-008)

• Project Planner Kristinae Toomians presented the request to: (1) adopt a Mitigated Negative Declaration; (2) amend the General Plan from Very Low Residential to Low Residential; and (3) annex and prezone the property to R-1-6 (Single-Family Residential). The existing dwelling at 2210 Brush Creek Road would remain, and the rear portion would be split into four lots ranging from 9,665 to 16,702 square feet, resulting in approximately three dwelling units per acre. The rear lot adjoins Rincon Creek Reach One; the Waterways Advisory Committee found the setbacks consistent with the Citywide Creek Master Plan.
• A written public comment about traffic and visibility at Brush Creek Road was noted; staff said the traffic division found no level-of-service concern and trips would be below the 110-vehicle-per-day threshold requiring a VMT analysis.
• The applicant was present for questions. Staff read a revised Finding D for the pre-zoning resolution, stating that the R-1-6 district implements the Low Density Residential General Plan designation and new development would comply with zoning standards.

Key Outcomes

• 38 Degrees North Phase 3: The commission voted 7–0 to recommend City Council approval of:
  • Resolution No. 12072: Addendum to the previously adopted 38 Degrees North Phase 2 Initial Study/Mitigated Negative Declaration (State Clearinghouse No. 2020060247).
  • Resolution No. 12073: General Plan Diagram and Text Amendment (GPAM21-001).
  • Resolution No. 12074: Rezoning to R-3-30 (REZ21-002).
• Brush Creek Minor Subdivision: The commission voted 6–0 (Commissioner Okrepkie absent) to recommend City Council approval of:
  • Resolution No. 12075: Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
  • Resolution No. 12076: General Plan Amendment from Very Low Residential to Low Residential (GPAM20-003).
  • Resolution No. 12077: Pre-zoning to R-1-6, as amended with the revised Finding D (PRJ20-008).