OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Santa Rosa Planning Commission Meeting - March 12, 2026: CUP Streamlining and MD Market Approval

Planning Commission — Thursday, March 12, 2026
BodySanta Rosa, California
SessionPlanning Commission
DateThursday, March 12, 2026
StatusFILED
Video Record
0:00 / 1:15:14

Transcript — Verbatim
0:08

I have not read the absolute I don't know to already do that was so bad.

2:42

Okay, everyone, I'd like to call to order the meeting of March twelfth, twenty twenty-six of the planning commission.

2:49

And if we could have roll, please.

2:52

Thank you, Chair.

2:54

Commissioner Carter.

2:55

Here.

2:56

Commissioner Sisko.

2:57

Here.

2:58

Commissioner Horton.

2:59

Here.

3:00

Commissioner Pardo is absent.

3:02

Commissioner Sanders.

3:03

Here.

3:04

Vice Chair Duggan.

3:06

Here.

3:06

Chair Weeks.

3:07

Here.

3:08

Let the record reflect that all commissioners are present with the exception of Commissioner Pardo.

3:12

Thank you.

3:13

And we have no remote participation.

3:17

We have one set of minutes from February twenty sixth, twenty twenty six.

3:22

Any changes, corrections, additions?

3:25

Okay, so none.

3:28

So those will be approved as submitted.

3:32

And now we go to public comments on non-agenda matters.

3:37

This is the time that if you are in the chamber and wish to speak on an item that is not on the agenda, please make your way to the podium.

3:44

You'll have three minutes to speak.

3:48

Seeing no one rise, I will close the public comment.

4:03

Duties include implementation of plans, ordinances, and policies relating to land use matters, assisting in writing and implementing the general plan and area plans, holding public hearings, and acting on proposed changes to the zoning code, zoning map, general plan, tentative subdivision maps, and undertaking special planning studies as needed.

4:25

Move on to commissioner reports.

4:26

Are there any reports by my fellow commissioners?

4:30

Okay.

4:51

Okay, thank you.

4:53

Item seven, statements of abstention or recusal.

4:57

Yes.

4:58

Um thank you, Chair.

5:00

I would like to say for the record that I have a personal relationship with a member of the applicant's representation team.

5:05

And in order to avoid any appearance of conflict of interest or the perception that my participation could influence the discussion or decision on this item, I will recuse myself from item 11.3.

5:18

Thank you.

5:29

It was a public hearing for Meadowwood Ranch.

5:45

Ms.

5:45

Jones.

5:47

Yes, thank you, Chair.

5:49

Let me get this up and running here.

6:07

There we go.

6:08

Okay.

6:09

Um good afternoon, Chair Weeks and members of the commission.

6:11

I'm Jessica Jones, Deputy Director of Planning.

6:15

The item before you is a conditional use permit streamlining initiative.

6:21

This is uh the proposal is to amend our zoning code as it relates to the conditional use permit process.

6:28

Um the purpose of that is really to focus on our economic development here in the city, um, trying to make this process more predictable and less costly for our business owners and applicants when they want to both expand and establish new businesses here in the city.

6:45

Um in addition to supporting our economic development efforts, um, is really looking at creating efficiencies both for the applicant as well as for the city staff and our our city resources.

7:02

So going over a little bit of background before I get into what's identified here on the slide, just a reminder for the commission.

7:09

Um we have been working to try to streamline a number of our processes over the last few years.

7:14

Um you will recall we started with our design review process um shortly after the 2017 wildfires.

7:21

Um during that time we created a director level design review process, um, which helped to streamline some of the developments that were coming into the city at that time.

7:31

Uh following that um we took a look at our landmark alteration process and um worked to create some streamlining um through that effort.

7:39

Uh and then so now we're we're moving on to our conditional use permit process.

7:44

So in April of 2024, um, the city council adopted their um five-year economic development strategic plan.

7:53

Um, as part of that, um, there's a vision for that strategic plan that includes um business growth, economic uh vibrancy and resiliency, as well as community investment.

Discussion Breakdown — Share of Meeting
Planning And Zoning███████████████████████████████31%
Public Safety█████████████████████21%
Alcohol Regulation████████████████████20%
Procedural████████████12%
Economic Development█████████9%
Food Security███████7%
Summary of Proceedings

Santa Rosa Planning Commission Regular Meeting

Date: March 12, 2026
Time: 4:30 PM – 5:42 PM
Location: City Hall Council Chamber, 100 Santa Rosa Ave, Santa Rosa, CA
Commissioners Present: Chair Karen Weeks, Vice Chair Vicki Duggan, Commissioner Charles Carter, Commissioner Patti Cisco, Commissioner Miles Horton, Commissioner Terrence Sanders (6)
Absent: Commissioner Aaron Pardo
Recusal: Commissioner Sanders recused from item 11.3 due to a personal relationship with a member of the applicant's representation team.

Consent Calendar

  • None.

Public Comments & Testimony

  • No public comments on non-agenda matters.

Discussion Items

11.2 Conditional Use Permit (CUP) Streamlining – Zoning Code Text Amendments

Presenter: Jessica Jones, Deputy Director of Planning
Background: The City proposes amendments to the Zoning Code to streamline the CUP process, supporting economic development. Three main elements: 1) Create a Director-level CUP process for administrative review unless a public hearing is requested within 14 days after notice to property owners within 600 feet; 2) Reduce the level of CUP required for certain uses (e.g., Major to Minor, Minor to Director); 3) Update Temporary Use Permit rules to allow pop-up retail and interim activities on vacant or underutilized sites.
Public Hearing: Opened and closed at 4:48 PM with no speakers.
Commissioner Discussion: Commissioner Cisco asked about alcohol sales requirements and noted discrepancies between code requirements and available police data. Staff acknowledged the issue and committed to future policy work. Vice Chair Duggan raised late correspondence from Mr. Evans requesting additional items (paint, tile, appliances, furniture, mattresses) be added to industrial land use tables. Staff recommended adding the "furniture, furnishings, appliance, equipment store" use to Table 2-10 (industrial districts) as permitted by right in Business Park and Light Industrial, not allowed in General Industrial. The commission agreed to incorporate this addition.
Vote: Motion to recommend adoption to City Council passed 6-0 (Commissioner Pardo absent). Resolution No. PC-RES-2026-007.

11.3 MD Market – Major Conditional Use Permit for Alcohol Sales and Extended Hours

Location: 1478 Guerneville Road
Applicant: Mangal Singh Dhillon (MD Market)
Proposal: A neighborhood-serving retail market (permitted by right) seeking a Major CUP for off-site alcohol sales and extended hours of operation from 6:00 AM to 12:00 AM, seven days per week (standard permitted hours are 6:00 AM to 11:00 PM). The site is a 5,040 sq. ft. former Kelly Moore paint store with no building expansion. Improvements include parking lot restriping, lighting upgrades, and security features.
Presenter: Kristinae Toomians, Senior Planner
Public Hearing: Opened at 5:12 PM, closed at 5:21 PM. Three speakers:

  • Dr. Les Shipley (opposed): Argued the area is professional/medical offices, has nearby apartments with crime issues, and the store would attract crime. Noted that the Smart Train station nearby creates safety concerns, and that the applicant's other stores focus on alcohol, not food.
  • Janice Shipley (opposed): Concerned about late-night alcohol sales (6 AM to midnight) near professional offices and residential areas. Cited a Boston University study showing a 23% increase in violent crimes when alcohol stores are open late. Stated the area already has enough alcohol outlets.
  • James Nobles (supported): Commercial broker, highlighted the quality of the operator, the activation of a vacant building, and consistency with the new General Plan.
    Commissioner Discussion:
  • Commissioner Cisco asked about the justification for extended hours. Applicant stated staff start at 5 AM and customers come after work, and that other MD Markets have extended hours successfully.
  • Commissioner Cisco also requested better data maps (ABC and police beat overlays) for future alcohol CUP reviews.
  • Commissioner Carter and Chair Weeks initially favored reducing hours to 11 PM, but after discussion and noting that the additional hour would support transit-oriented development (Smart Train arrival at 9:59 PM) and activate the area, the commission agreed to keep the extended hours.
  • Police Lieutenant Hackett (via Zoom) confirmed that the police department had no concern with extended hours given the security conditions.
  • Commissioner Horton supported extended hours, citing the General Plan's mixed-use transit village vision and walkability goals.
    Vote: Motion to approve the Major CUP with alcohol sales and extended hours (6 AM–12 AM, 7 days/week) passed 5-0 (Commissioner Sanders recused, Commissioner Pardo absent). Resolution No. PC-RES-2026-008.

Key Outcomes

  • CUP Streamlining: The Planning Commission unanimously voted (6-0) to recommend the Zoning Code text amendments to the City Council. The recommendation includes adding "furniture, furnishings, appliance, equipment store" as a permitted use in Business Park and Light Industrial districts.
  • MD Market CUP: The Commission approved (5-0) the Major Conditional Use Permit for off-site alcohol sales and extended hours (6:00 AM to 12:00 AM, seven days per week) at 1478 Guerneville Road, subject to conditions (exterior lighting, surveillance cameras, on-site management, operational standards to discourage loitering).
  • Next Steps: The CUP decision is final unless appealed within 10 calendar days. The CUP streamlining recommendation will be considered by the City Council. Staff will continue policy work on aligning police data with CUP review criteria.

Meeting Transcript

I have not read the absolute I don't know to already do that was so bad. Okay, everyone, I'd like to call to order the meeting of March twelfth, twenty twenty-six of the planning commission. And if we could have roll, please. Thank you, Chair. Commissioner Carter. Here. Commissioner Sisko. Here. Commissioner Horton. Here. Commissioner Pardo is absent. Commissioner Sanders. Here. Vice Chair Duggan. Here. Chair Weeks. Here. Let the record reflect that all commissioners are present with the exception of Commissioner Pardo. Thank you. And we have no remote participation. We have one set of minutes from February twenty sixth, twenty twenty six. Any changes, corrections, additions? Okay, so none. So those will be approved as submitted. And now we go to public comments on non-agenda matters. This is the time that if you are in the chamber and wish to speak on an item that is not on the agenda, please make your way to the podium. You'll have three minutes to speak. Seeing no one rise, I will close the public comment. Duties include implementation of plans, ordinances, and policies relating to land use matters, assisting in writing and implementing the general plan and area plans, holding public hearings, and acting on proposed changes to the zoning code, zoning map, general plan, tentative subdivision maps, and undertaking special planning studies as needed. Move on to commissioner reports. Are there any reports by my fellow commissioners? Okay. Okay, thank you. Item seven, statements of abstention or recusal. Yes. Um thank you, Chair. I would like to say for the record that I have a personal relationship with a member of the applicant's representation team. And in order to avoid any appearance of conflict of interest or the perception that my participation could influence the discussion or decision on this item, I will recuse myself from item 11.3. Thank you. It was a public hearing for Meadowwood Ranch. Ms. Jones. Yes, thank you, Chair. Let me get this up and running here. There we go. Okay. Um good afternoon, Chair Weeks and members of the commission. I'm Jessica Jones, Deputy Director of Planning. The item before you is a conditional use permit streamlining initiative. This is uh the proposal is to amend our zoning code as it relates to the conditional use permit process.

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