Santa Rosa Planning Commission Meeting – September 23, 2022

The Santa Rosa Planning Commission met virtually on September 23, 2022, in compliance with COVID-19 executive orders. Chair Weeks presided for most of the meeting; Vice Chair Peterson presided during the Elm Tree Station appeal after Chair Weeks recused. Commissioners Carter, Sisko, Duggan, Holton, and O'Krepke participated, with Commissioner Holton departing before later votes.

Public Comments & Testimony

• During the non-agenda public comment period, only one caller tested audio; no substantive comments were made.
• Carry Ranch Parcel A: Marcia Chevalier, a founding member of the Northwest Santa Rosa Neighborhood Association, asked the commission to deny or delay the project, citing the loss of a 1.5-acre burn pool/wetland that had been intended for retention and arguing the parcel should remain a wetland/water retention area. Al Petrie, also with the association, argued that a public hearing was required regarding the prior map modification and raised concerns about bike lanes and parking on San Miguel Avenue. Staff responded that the stormwater treatment change had been considered in public extension hearings and that San Miguel is a designated Class II bike facility.
• Recess Storage Phase Two: Elise, a resident of Calway Drive, opposed the project, citing noise from the existing facility, potential archaeological/cultural resources near the creek, construction impacts on the trail, parking capacity, and the change from housing to self-storage.
• Elm Tree Station Appeal: Multiple speakers supported the appeal, including Jan Cademan, Kate Steen, Jenny Blaker, Christine Hooks (350 Sonoma), Susan Lamont, Chris Thompson, Tom Omato, and June Bruchair. They argued climate change urgency, public health risks from gasoline vapors/benzene, environmental justice concerns, inadequate noticing/transparency, and the project's proximity to land zoned for multifamily housing.

Department Report

• Ms. Hartman reported that the Planning and Economic Development Department is nearly fully staffed, is beginning a cost-of-services and fee update process with a community survey, is conducting developer roundtables through the city manager's office, and will release a pending development report and housing dashboards soon. A city council staff briefing on the dashboards was scheduled for August 23, 2022.

Discussion Items and Public Hearings

Item 8.1 - Carry Ranch Parcel A Subdivision

• Staff presented a proposal to subdivide the Carry Ranch Parcel A site into five single-family lots. Staff initially described the site as a 0.65-acre parcel, while the recommendation text referred to approximately 0.35 acres; both figures appear in the record. Three lots would take access from San Miguel Avenue and two from the new Versaro Street. Lot sizes would range from about 4,300 to 8,000 square feet. The requested conditional use permit would allow reduced setbacks, including 10-foot rear yards on four lots and a 13-foot private open space dimension on lot 4. The applicant's consultant stated lot 4's open space is 650 square feet, exceeding the 400 square feet required.
• Staff said the original Carry Ranch One subdivision was approved in 2007, the final map recorded in 2020, and it is under construction. Parcel A was originally a stormwater detention site, but regional water board standards changed, shifting stormwater treatment to individual lots during public extension hearings in 2018. Staff recommended approval of an addendum to the Carry Ranch 1, 2, 3 Mitigated Negative Declaration, the tentative map, and the minor conditional use permit.
• All commissioners stated they could make the required findings, and the commission approved all three resolutions by 7-0 votes: (1) adopting the addendum to the mitigated negative declaration, (2) approving the tentative map, and (3) approving the minor conditional use permit for the small-lot subdivision.

Item 8.2 - Recess Storage Phase Two

• Staff presented a proposal for three self-storage buildings at 4465 and 4480 Streamside Drive: one three-story building adjacent to the Santa Rosa Creek Trail and two single-story buildings adjacent to existing residential uses. The project required an addendum to the previously adopted mitigated negative declaration, a variance for reduced setbacks, a hillside development permit, and a minor conditional use permit. Staff noted the original Recess Storage project was approved in 2019 with housing, but the housing is no longer financially feasible; the applicant proposed self-storage instead. Site constraints cited included a sewer trunk line and creek trail cutting off about 40% of one parcel, and a narrow parcel ranging from 15 to 67 feet wide. The applicant's presentation emphasized landscaping, native trees, and design compatibility.
• Public commenter Elise opposed the project. Commissioner Sisko then moved to continue the item to a date uncertain for redesign, stating she could not make the required variance findings because the hardship appeared self-created by the applicant's prior subdivision and map choices. Commissioner Duggan seconded. The applicant, Reed Hamilton, expressed frustration and described significant financial costs. The commission voted 6-0-1 (Commissioner Holton absent) to continue the item for redesign.

Item 8.3 - Elm Tree Station Certificate of Compliance and Parcel Map Waiver Appeal

• The appeal challenged a December 12, 2019 Subdivision Committee decision approving a parcel map waiver and certificate of compliance to divide a 0.98-acre parcel at 874 North Wright Road into two parcels of approximately 31,000 square feet and 11,000 square feet, intended to facilitate the Elm Tree Station project. Staff explained that the parcel map waiver/certificate of compliance is an alternative subdivision process with findings similar to a tentative map. The original tentative map for the project had expired, and the applicant re-filed conditional use permit and design review applications in December 2021.
• Appellant Woody Hastings, co-coordinator of the Coalition Opposing New Gas Stations, argued the Subdivision Committee ignored significant policy and environmental changes since 2013, that the parcel map waiver was used to create a "paper buffer" between a gas station and land zoned for multifamily housing, and that technical errors in the staff report undermined the decision. Applicant's representative Jean Kapolchuk argued the process was proper, the parcels are consistent with code, and denial of the appeal would allow the use permit and design review to proceed with future public hearings.
• Public speakers supported the appeal, citing climate policy, health impacts, and environmental justice. Staff and the subdivision committee recommended denying the appeal. Commissioners agreed they could not make findings to uphold the appeal on the narrow subdivision-procedure question, despite concerns about the future gas station use. The commission voted 5-0-2 to deny the appeal and uphold the Subdivision Committee's approval, with Chair Weeks recused and Commissioner Holton absent.

Key Outcomes

• Approved the July 14, 2022 meeting minutes as submitted.
• Carry Ranch Parcel A: Approved the CEQA addendum, tentative map, and minor conditional use permit; each resolution passed 7-0. The decision is final unless appealed within 10 calendar days.
• Recess Storage Phase Two: Continued the project to a date uncertain for redesign, directing the applicant to address variance concerns; motion passed 6-0-1.
• Elm Tree Station: Denied the appeal and upheld the December 12, 2019 Subdivision Committee approval of the parcel map waiver and certificate of compliance; motion passed 5-0-2.