Planning Commission Denies Appeal for Summerfield Road Fitness Facility on October 10, 2024

The Santa Rosa Planning Commission held a regular meeting on October 10, 2024, at 4:30 PM. The meeting began with the approval of the September 12, 2024 minutes and department reports. The primary item was a public hearing on an appeal of the Zoning Administrator's decision to approve a Minor Conditional Use Permit for a health/fitness facility at 551 Summerfield Road. After hearing testimony from appellants, the applicant, and members of the public, the commission voted 6-0 to deny the appeal and uphold the permit approval.

Department Reports

Deputy Planning Director Jessica Jones provided updates on the draft General Plan and its Environmental Impact Report (EIR), noting that a public hearing on the draft EIR is scheduled for November 14, 2024. She also announced three community workshops for the South Santa Rosa Specific Plan on October 17-19, 2024, to gather feedback on the vision for the area.

Public Hearing: Appeal of Zoning Administrator's Approval for Health/Fitness Facility at 551 Summerfield Road

Background: The Zoning Administrator approved a Minor Conditional Use Permit for a health/fitness facility with extended hours (potentially 24/7) at 551 Summerfield Road, which currently houses Summerfield Cinemas, a legal non-conforming use. The appeal, filed by members of the "Save the Summerfield" group, argued that the use is inconsistent with the neighborhood commercial zoning and that the project's traffic and environmental impacts were not adequately assessed.

Appellants' Arguments:

• Trinity Winslow, a small business owner and member of the Citizens Committee to Save the Summerfield, stated that the proposed use conflicts with the neighborhood commercial zoning district, which anticipates small-scale retail and services. She argued that the trip generation study used outdated data and that a Planet Fitness location typically has about 7,200 members, generating far more traffic than estimated. She also noted that over 2,000 people signed a petition opposing the project.
• Derek Stefan, a SAG-AFTRA member, questioned the CEQA exemptions, particularly the 10,000-square-foot exemption (the building is 14,671 square feet), and urged further environmental review given the impact of wildfires since 2009.

Applicant's Position:

• Aaron Carlstrom, attorney for the applicant, asserted that the project meets all applicable standards and that staff's findings are supported by substantial evidence. He noted the applicant's willingness to work collaboratively with the neighborhood.

Public Testimony: Nine speakers all expressed support for the appeal, opposing the conversion of the theater to a fitness center. Speakers included local business owners, residents, and a theater industry representative. Concerns raised included:

• Loss of a beloved cultural venue (Summerfield Cinemas)
• Increased traffic and safety hazards in the parking lot, especially for nearby preschools and cyclists
• Incompatibility of a large corporate gym with the neighborhood scale
• Potential for the gym to close in the future, leaving an empty building

Staff and Zoning Administrator Responses:

• Susie Murray, supervising planner, clarified that the health/fitness use is permitted with a minor conditional use permit in the neighborhood commercial zone. The project is exempt from CEQA under several categorical and statutory exemptions, including infill development. The trip generation analysis indicated that the fitness center would generate fewer vehicle trips than the existing theater.
• Chris A. Tumians, Zoning Administrator, explained that he conditioned the approval on improvements such as restriping the parking lot and adding ADA parking. He found the use appropriate based on the zoning table and parking analysis.
• Rob Sprinkle, Deputy Director of Traffic Engineering, confirmed that the trip generation estimate showed the fitness center would produce about half the vehicle trips of the movie theater.

Commission Discussion: Commissioners acknowledged the community's attachment to the theater but emphasized that their role is limited to land use decisions, not business operations. They noted that the theater is a legal non-conforming use and that its continuation depends on lease agreements, not city action. The commission determined that the Zoning Administrator's findings were properly supported and that the required findings for the conditional use permit could be made.

Key Outcomes

• Motion: Commissioner Cisco moved to adopt Resolution No. PC-2024-23, denying the appeal and upholding the Zoning Administrator's approval. Commissioner Carter seconded.
• Vote: 6-0 in favor (Chair Weeks, Vice Chair Duggan, Commissioners Carter, Cisco, Pardo, Sanders; Commissioner Peterson absent).
• Next Steps: The commission's action is final regarding the appeal. The CEQA determination is appealable to the City Council within 10 calendar days.