Santa Rosa Planning Commission Regular Meeting – March 26, 2026

The Santa Rosa Planning Commission held a regular meeting on March 26, 2026, at 4:30 PM in the Council Chamber. All seven commissioners were present. The meeting covered approval of minutes, a report on the General Plan and Inclusionary Housing Annual Review for 2025, a public hearing for a conditional use permit for distilled spirits sales at a convenience store, and a public hearing for the Spring Lake Village East Grove senior living project. The commission accepted the annual report, approved the liquor permit, and recommended City Council approval of the East Grove project with five resolutions.

Consent Calendar

• Draft minutes from March 12, 2026, were approved as submitted.

Public Comments & Testimony

• No public comments were made on non-agenda items.
• During the public hearing for Item 11.2 (Spring Lake Village East Grove), four residents of the nearby Villa Los Alamos condominiums spoke in opposition:
  • Rachel opposed the project, citing concerns about the removal of 264 trees (including 76 live oaks, 4 redwoods, 18 valley oaks), impacts on threatened species (amphibians, birds, bats, steelhead), traffic safety at the Highway 12/Los Alamos Road intersection, wildfire evacuation risks, and noise. She noted the intersection is dangerous and that the alternative chosen still has significant environmental impacts.
  • Alyse spoke in opposition, emphasizing the loss of a beautiful meadow, the destruction of over 200 trees, harm to endangered species, archaeological significance to indigenous people, and traffic issues. She argued the project is motivated by greed rather than genuine elder care.
  • Lori opposed the project, focusing on noise impacts. She claimed she measured noise levels up to 200 decibels from the intersection, which she said is harmful, and noted that the entrance would be across from Villa Los Alamos. She also expressed concerns about traffic and parking changes in the area.
  • Lucas Farley read a closing statement on behalf of Rachel. He opposed the project, stating it is a niche development for a small, wealthy population and benefits only a few board members from Los Angeles, while the negative impacts affect 26,000 Rincon Valley residents. He questioned the community integration of the existing Spring Lake Village and called the project a step toward a cloistered private community.

Discussion Items

• General Plan and Inclusionary Housing Annual Review Report for 2025 (Item 10.1): City Planner Sachnoor Bisla and Supervising Planner Amy Nicholson presented a comprehensive review of progress on General Plan 2050 goals, housing production, inclusionary housing ordinance, economic development, transportation, fire services, and other elements. Notable highlights: 847 new residential units permitted in 2025 (third highest in six years), over $1.4 million in housing impact fees collected, and the launch of the South Santa Rosa Specific Plan. Commissioners asked questions about enhanced infrastructure financing districts (EIFD), fire response times (82% within six minutes), and evacuation analysis. The commission accepted the report unanimously (7-0).
• Conditional Use Permit for 24 Seven Foods & Fuel (Item 11.1): Project Planner Jandon Briscoe presented a request to add distilled spirits for off-site consumption (Type 21 license) at an existing convenience store at 3230 Coffey Lane. The site currently sells beer and wine. The applicant, Steve Rawlings, explained that the request is driven by the market for ready-to-drink beverages (e.g., White Claw vodka soda) which contain distilled spirits. He assured the commission that liquor would be stored behind the counter and that the business would address an unpermitted food truck on site. Police had no objections. The commission approved the permit unanimously (7-0) via Resolution PC-RES-2026-009.
• Spring Lake Village East Grove (Item 11.2): Supervising Planner Monet Sheikhali and consultant Brian Baccherini (GHD) presented the project, which proposes 32 independent senior living units (14 cottages and 18 units in a three-story villa) on a vacant parcel near Highway 12. The project requires certification of a Final Environmental Impact Report (EIR), a conditional use permit, a hillside development permit, rezoning from RR-40-SR to PD-0308-SR, and a text amendment to the Planned Development policy statement. Staff noted extensive tribal consultation, the selection of Alternative Two (maximum avoidance of cultural resources), and that the EIR found no significant unavoidable impacts. Applicant Mary McMullen (COO of Front Porch, a nonprofit) and attorney Barbara Schusman emphasized the need for senior housing, the nonprofit nature of the organization, and the extensive mitigation measures. Commissioner Horton recused himself due to a lease adjacent to the property. Four public commenters opposed the project (see Public Comments). Staff and consultants responded to concerns about tree removal, traffic (80 daily trips, under CEQA threshold), noise (constructed to meet city limits), and wildfire evacuation (fire marshal noted Spring Lake Village is highly prepared and the city has a flush plan for evacuations). The commission recommended approval by the City Council on all five resolutions, each passing 6-0 (Horton recused):
  • Resolution PC-RES-2026-010: Certify the Final EIR and adopt CEQA findings.
  • Resolution PC-RES-2026-011: Approve a Minor Conditional Use Permit for the 32-unit community care facility.
  • Resolution PC-RES-2026-012: Approve a Hillside Development Permit.
  • Resolution PC-RES-2026-013: Rezone 225 Los Alamos Road to PD-0308-SR.
  • Resolution PC-RES-2026-014: Adopt a Text Amendment to the Planned Development 0308 Policy Statement.

Key Outcomes

• Approved: Minutes of March 12, 2026 (unanimous).
• Accepted: General Plan and Inclusionary Housing Annual Review Report for 2025 (7-0).
• Approved: Resolution PC-RES-2026-009 for a Conditional Use Permit for distilled spirits sales at 3230 Coffey Lane (7-0).
• Recommended to City Council (6-0, Horton recused): Five resolutions for the Spring Lake Village East Grove project, including certification of the Final EIR, a conditional use permit, a hillside development permit, rezoning, and a text amendment. The recommendation will move to the City Council for final action.