Santa Rosa Planning Commission Regular Meeting - August 11, 2022

The Santa Rosa Planning Commission met virtually on August 11, 2022, at 4:30 PM. The commission considered three major items: a subdivision of Kerry Ranch Parcel A into five residential lots, a proposed expansion of Recess Storage (Phase II), and an appeal of the Elm Tree Station subdivision approval. The commission voted unanimously to approve the Kerry Ranch project, voted 6-0 to continue the Recess Storage project to a date uncertain, and voted 5-0 to deny the appeal and uphold the Subdivision Committee's approval of the Elm Tree Station parcel map waiver.

Consent Calendar

• None.

Public Comments & Testimony

• Al Petrie spoke during the public comment period on items not on the agenda, and later during the Kerry Ranch public hearing he expressed opposition, citing issues with the tentative map process and bike lane concerns.
• Marsha Chevalier (Northwest Santa Rosa Neighborhood Association) spoke in opposition to the Kerry Ranch project, arguing that the parcel A was originally designated as a stormwater retention basin and that the development would wipe out 15 years of neighborhood efforts to preserve a vernal pool and wetlands.
• Elyse (resident on Calway Drive) spoke in opposition to the Recess Storage Phase II project, raising concerns about noise, potential archaeological resources near the creek, construction impacts on the Santa Rosa Creek Trail, and parking congestion.
• Woody Hastings (Co-coordinator of the Coalition Opposing New Gas Stations, CONGAS) presented the appeal of the Elm Tree Station subdivision, arguing that the Subdivision Committee did not account for significant policy changes (climate urgency, updated CEQA guidelines, health impacts) and that the parcel map waiver was inappropriate.

Discussion Items

• Kerry Ranch – Parcel A (Project Planner Susie Murray): Proposal to subdivide a 0.65-acre parcel into five single-family residential lots (approx. 4,322 to 8,047 sq. ft.). Required an Addendum to the Mitigated Negative Declaration (MND), a Conditional Use Permit for a small lot subdivision, and a Tentative Map. Staff noted that the original stormwater detention function of Parcel A had been shifted to individual lots in earlier public hearings. Applicant representatives (Jean Kapolchok, Dan Morgan) presented, emphasizing design compatibility and single-story units. Commissioners discussed the history of the parcel, the removal of the stormwater feature, and the existing bike lane on San Miguel Avenue. All commissioners stated they could make the required findings and voted to approve all three resolutions (7-0).
• Recess Storage Phase II (Project Planner Susie Murray): Proposal to construct a 3-story self-storage building at 4465 Streamside Drive and two single-story buildings at 4480 Streamside Drive, adjacent to residential uses and the Santa Rosa Creek Trail. Required an Addendum to MND, a Variance (for reduced setbacks), a Hillside Development Permit, and a Conditional Use Permit. Staff explained the challenging site conditions (creek path, sewer trunk line, odd parcel shapes) and the need for a variance. Applicant (Larry Tom, Reed Hamilton) highlighted their cooperation with the city (adding housing, granting well easement) and extensive landscaping plans. Commissioner Cisco expressed concern about making the variance findings, noting the hardship was self-created. Commissioner Duggan seconded a motion to continue the item to a date uncertain for redesign. Motion carried 6-0 (Commissioner Holton absent). The applicant expressed frustration and financial burden.
• Elm Tree Station Appeal (Project Planner Mike Wixon): Appeal of the Subdivision Committee's December 12, 2019 approval of a Parcel Map Waiver and Certificate of Compliance to create two parcels (0.73 acres and 0.25 acres) to facilitate a future gas station, electric charging station, neighborhood market, and park. The appellant (Woody Hastings) argued that the Subdivision Committee did not consider significant changes since 2013 (climate crisis, CEQA updates, health impacts), that the staff report contained errors, and that the waiver was used to create a buffer between a gas station and residentially zoned land. Staff and applicant (Jean Kapolchok) countered that the parcel map waiver was appropriate, that the 2013 environmental document remained valid, and that the project's use permit and design review would be subject to further public hearings. After discussion, the commission voted to deny the appeal and uphold the Subdivision Committee's approval (5-0, with Chair Weeks abstaining and Commissioner Holton absent).

Key Outcomes

• Kerry Ranch – Parcel A: Approved by unanimous 7-0 votes on all three resolutions: (1) Addendum to MND, (2) Tentative Map, (3) Minor Conditional Use Permit. The action is final unless appealed within 10 calendar days.
• Recess Storage Phase II: Continued to a date uncertain by a 6-0 vote (Commissioner Holton absent). The commission directed the applicant to redesign the project to eliminate the need for a variance. The action is final unless appealed within 10 calendar days.
• Elm Tree Station Appeal: Denied by a 5-0 vote (Chair Weeks abstained, Commissioner Holton absent). The commission upheld the Subdivision Committee's approval of the Parcel Map Waiver and Certificate of Compliance. This action is final and not appealable. The Conditional Use Permit and Design Review applications for the project will proceed to future public hearings.

Department Reports

• Staff Liaison Hartman reported that the department is fully staffed, announced a cost of services and fee update process (starting with a community survey), noted ongoing developer roundtables, highlighted the City Council's adoption of six goals on August 9, and previewed upcoming housing dashboards and a pending development report to be launched by end of August.