Santa Rosa Planning Commission Meeting - August 24, 2023
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Santa Rosa Planning Commission Regular Meeting - August 24, 2023
The Santa Rosa Planning Commission met on August 24, 2023, at 4:31 PM in the Council Chambers to conduct three public hearings. The meeting included public comments on non-agenda matters, commissioner reports, and departmental updates. Key actions included a continuance of the Bunya Bunya tree removal appeal, approval of a time extension for the Holly Hock Subdivision, and a tied vote on the 7-Eleven beer and wine conditional use permit, leading to a continuance to October 26, 2023.
Public Comments & Testimony (Non-Agenda Items)
- Cliff Wigham, a property owner in the Roberts District, argued that the zoning (6.0 FAR) is inconsistent with the area's Roseland context and creates barriers to development. He urged the city to align zoning with the Roseland EIFD.
- Dave Zedrick, another property owner, echoed Wigham's concerns, stating that the 6.0 FAR makes it difficult to sell their property and retire after 49 years.
- Ricky Schow, a paraplegic, criticized the city for prioritizing tree preservation over sidewalk accessibility, citing numerous sidewalk gaps and hazards that endanger people with disabilities.
Commissioner Reports & Department Updates
- Commissioner Cisco reported attending the grand opening of Caritas Homes Phase 1, which includes 64 units (30 permanent supportive housing).
- Commissioner Sanders reported on the Waterways Advisory Committee meeting, highlighting General Plan 2050 outreach efforts and upcoming Creek Week events (September 16–23, 2023).
- Chair Weeks announced the Santa Rosa Merit Awards ceremony on September 18, 2023, at Finley Center.
- Staff Liaison Jessica Jones provided updates on the draft General Plan 2050 public review, community outreach, and the Woodlands at Shanate (formerly Chinate) project, which will hold a neighborhood meeting in late September.
Discussion Items
9.1 Public Hearing: Bunya Bunya Tree Removal Appeal (1080 2nd St) – TR22-062
- Background: The Salvation Army Residences, Inc. appealed the March 3, 2023 denial of a tree permit to remove an approximately 125-foot Bunya Bunya tree located between the community garden and the sidewalk.
- Staff Recommendation: Senior Planner Susie Murray presented and recommended a continuance to review a late-submitted arborist report from the appellant.
- Appellant Position: Attorney Kevin Conasack (representing Salvation Army) argued the tree poses a safety risk from falling cones, which can cause catastrophic injuries. He suggested the commission discuss liability with the city attorney and risk management.
- Outcome: The commission voted 6–0 to continue the hearing to September 14, 2023. (Motion by Commissioner Cisco, second by Commissioner Peterson.)
9.2 Public Hearing: Holly Hock Subdivision Tentative Map Time Extension (1650 Meda Ave) – EXT23-0001
- Background: The applicant requested a one-year extension (to February 8, 2024) for a previously approved 16-parcel small lot subdivision on two acres. The project is exempt from CEQA.
- Public Testimony:
- Larry Corbin (adjacent property owner) reported losing 40 yards of dirt due to erosion from the stalled project and urged progress.
- Lee J. Pierce (neighbor) described the site as an eyesore with RVs and expressed concerns about traffic and safety, especially for children.
- Erin Ford (resident) supported the extension, noting that the new street (Holly Hock Lane) would provide a secondary evacuation route for her neighborhood, which currently has only one exit.
- Staff Response: Planner Jandon Briscoe noted that the project has approved improvement plans and a grading permit issued in 2021, but no construction timeline is available. The applicant has used two automatic extensions (due to the Tubbs fire) and would have up to five one-year extensions total.
- Outcome: The commission approved Resolution PC-2023-020 (6–0), granting the one-year extension. (Motion by Commissioner Holton, second by Commissioner Cisco.)
9.3 Public Hearing: 7-Eleven Sale of Beer and Wine for Off-Site Consumption (136 College Ave) – CUP22-052
- Background: 7-Eleven requested a Conditional Use Permit (CUP) to sell beer and wine for off-site consumption at its existing convenience store. The project is exempt from CEQA.
- Ex Parte Disclosures:
- Commissioner Cisco noted witnessing police activity at Ninth Street Market (within 1,000 ft) and reviewed 2004 meeting minutes.
- Commissioner Holton reported seeing an inebriated person passed out on the sidewalk at Ninth Street Market.
- Staff Presentation: Senior Planner Susie Murray detailed the site's history, including a 2004 denial of a similar permit. She highlighted physical changes (new fence, cleared foliage) and the updated Downtown Station Area Specific Plan, which designates the area as Neighborhood Mixed Use.
- Police Position: Captain Ryan Corkin stated that the Santa Rosa Police Department has no opposition, noting that the 7-Eleven is cleaner and more suitable than the other two alcohol-selling outlets within 1,000 feet.
- Applicant Presentation: Representatives (Raj Upple, franchisee; Alex Finn, area leader; Shauna Morales, customer) emphasized the store's cleanliness, community involvement, and voluntary conditions: hours limited to 10 AM–10 PM, no small single beers, no malt liquor, no exterior alcohol advertising, and no more than 10% of floor space for beer/wine. City Attorney Ashley Crocker clarified that the city cannot impose such conditions on alcohol sales—only ABC can.
- Public Testimony: No members of the public spoke during the hearing.
- Commission Discussion:
- Opponents (Commissioners Cisco, Holton, Sanders) cited the neighborhood's existing social challenges, proximity to homeless services, and the inability to make finding E (that the permit would not constitute a nuisance or be detrimental to public interest). They argued that one more alcohol outlet could exacerbate problems.
- Supporters (Commissioners Carter, Peterson, Weeks) noted the changed zoning, the store's responsible management, police support, and the limited impact of one additional license.
- Initial Vote: A motion to approve (by Commissioner Peterson, second by Commissioner Carter) failed 3–3 (Carter, Peterson, Weeks yes; Cisco, Holton, Sanders no).
- Outcome: The commission voted 6–0 to continue the hearing to October 26, 2023, to allow for a full seven-member commission. (Motion by Commissioner Peterson, second by Commissioner Holton.)
Key Outcomes
- Bunya Bunya Tree Appeal: Continued to September 14, 2023 (6–0).
- Holly Hock Subdivision Extension: Approved (6–0) with Resolution PC-2023-020.
- 7-Eleven CUP: Motion to approve failed 3–3; item continued to October 26, 2023 (6–0).
- The meeting adjourned at 6:47 PM.
Meeting Transcript
Chair Weeks. Uh, we're good to get started whenever you are. Thank you. Uh I'd like to call the meeting to order and ask uh the recording secretary for roll call. It is four thirty. And can we do roll call? Commissioner Carter. Here. Commissioner Sisko. Here. Commissioner Holton. Here. Commissioner Peterson. Here. Commissioner Sanders. Here. Vice Chair Duggan is absent. Chair Weeks. Here. Let the record reflect that all commissioners are present, with the exception of Vice Chair Duggan. Thank you. And with that, um, item two approval of minutes. Uh, we don't have any minutes today, so then we'll move on to public comment. This is on non-agenda matters. Um, so we're taking public comments on item three. As I said, non-agenda matters. This is the time when any person may address the commission on matters not listed on this agenda, but which are within the subject matter jurisdiction of the commission. So if you'd like to, if you are in the council chambers and would like to speak, go to either one of the podiums up there. Please state your name for the record. Yes. Can I use overhead? Yes, give me one second. My name's Cliff Wiggum. I'm one of the property owners in the Roberts district that was named Roberts District as part of the downtown stationary specific plan. This is a zoning map for part of the DSASP. I would like to point out the positioning of the Roberts District is the south of one of Highway 12. And it has a zoning of a 6.0 floor area ratio. And across the freeway and Wally Farms is a 2.0 floor area ratio. And we are on the south side, which is part of Southwest, and Roseland, and we're burdened with the 6.0 floor area ratio. This map better illustrates it that we are obviously part of Roseland and Southwest, and there's a four-lane elevated solid earth freeway between us and Raywood Square. That's pretty significant barrier. And uh we are burdened with the zoning, however, as part of the uh downtown enhanced infrastructure financing district. This is a an excerpt from the staff report, which reads Roberts Road area south of Highway 12 and west of 101. This area is better aligned with the potential future Roseland area EIFD since it is the east anchor of the Basketful Road Corridor. This corridor is a central Roseland access in the past, has been part of the Roseland study area. Publicly desired infrastructure upgrades in the Roberts Road area as part of the EIFD formation process should be examined holistically within the rest of that corridor. This is language stating that Roberts district is not part of Ray Road Square, but is part of Roseland. No developer that I've talked to will give me documentation that they can't build a 6.0 floor area ratio. They just plain don't respond when I send them the information. They verbally tell me that they can't build it that density in the southwest, which is a uh area that is very depressed and needs affordable housing.
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