Santa Rosa Planning Commission General Plan 2050 Implementation Hearing – September 25, 2025

The Santa Rosa Planning Commission convened to consider a major implementation package for the recently adopted General Plan 2050. The package included extensive text amendments to the municipal and zoning codes, rezoning of over 2,000 parcels to align zoning with longstanding general plan land uses, and the creation of a new "Missing Middle Housing" combining district for nearly 1,999 properties. After a detailed staff presentation and significant public testimony expressing concerns, the commission voted to recommend approval of the package to the City Council, with additional recommendations addressing specific neighborhood issues.

Consent Calendar

• The minutes from the August 14, 2025, meeting were approved as submitted.

Public Comments & Testimony

• Sandra Stone (Marlow Road property owner) expressed strong opposition to the rezoning of her agricultural land, arguing it would destroy green space and contravene past promises made during annexation.
• Pam Frasca (Talbot Avenue resident) voiced opposition to the proposed change from residential to commercial office zoning for her home, stating it threatened her family's legacy and the character of her neighborhood.
• Dan Reynolds (Talbot Avenue resident) argued that "Missing Middle" housing would destroy existing neighborhoods and that the planning served no beneficial function for residents.
• Brad Childs (Parker Drive resident) opposed the commercial rezoning near his home, questioned the need for more office space, and criticized the short notification period.
• Armando (West Ninth Street resident) expressed concern that redevelopment plans would displace working-class families without adequate relocation support or improved public transportation, calling "gentle density" an oxymoron.
• Christine Temez (Ridgeway District resident) opposed the inclusion of her historic preservation district in the Missing Middle Housing overlay, citing increased traffic, safety concerns, and a belief it would deter homebuyers.
• Christina Sunderlage (Talbot Avenue resident) opposed the commercial rezoning on Parker Drive, questioned the need for more office vacancies, and asked what proactive steps the neighborhood could take.
• Dennis Frasca (Talbot Avenue resident) argued against the zoning change, pointing to existing commercial vacancies and the negative impact on property values and neighborhood character.
• Greg Nash (Parker Drive resident) raised concerns about potential impacts on homeowners insurance, residential parking, and the possibility of eminent domain actions by the adjacent hospital.
• Curtis Bennett (Talbot Avenue area resident) opposed commercial zoning in his walkable neighborhood, criticized the inadequate public notification, and noted existing vacancies and massage parlors.
• Alana Kelly asked for clarification on whether the zoning changes would affect property tax rates.

Discussion Items

• Staff Presentation: Supervising Planner Amy Nicholson detailed the implementation package. Key points included: removing the Growth Management ordinance; adding new performance standards for biological resources and health impacts; recognizing microenterprise home kitchen operations; redefining multifamily housing; and rezoning parcels for consistency with general plan land uses dating back to 2009 or earlier. The Missing Middle Housing proposal was explained, focusing on small-scale, walkable neighborhood designs with specific standards for lot size, parking, frontage, and civic spaces.
• Commissioner Questions: Commissioners inquired about the definition of "walkable neighborhoods," how Missing Middle Housing intersects with historic preservation districts, remedies for properties facing unwanted commercial rezoning, the weighting of biological resource assessments, affordability data for Missing Middle Housing, design guideline enforcement, and fire department review of the new standards. Staff clarified that property owners could pursue a general plan amendment to change land use designations and that the new regulations had been reviewed by relevant city departments.

Key Outcomes

• The commission passed three resolutions recommending approval to the City Council:
  1. Resolution 1: Recommend municipal and zoning code amendments to implement General Plan 2050. Vote: 5 Ayes, 0 Nays. (Commissioner Sisko abstained on subsequent resolutions due to a conflict of interest).
  2. Resolution 2: Recommend rezoning 2,119 properties for consistency with existing general plan land use. Vote: 5 Ayes, 0 Nays.
  3. Resolution 3: Recommend rezoning 1,991 properties to add the Missing Middle Housing combining district. Vote: 5 Ayes, 0 Nays.
• The commission passed a separate motion to forward two specific recommendations to the City Council concerning the parcels on the south side of Parker Drive between Doyle Park and Alderbrook Drive:
  • Option 1: Remove these parcels from the current rezoning and direct staff to initiate a general plan amendment to designate them as low-density residential (R16).
  • Option 2: Proceed with the rezoning as proposed, but separately direct staff to initiate a general plan amendment to redesignate them as low-density residential.
  • Vote on Motion: 5 Ayes, 0 Nays.
• The entire package is scheduled for a City Council public hearing on November 4, 2025.