Santa Rosa Planning Commission Approves Starbucks CUP and Reviews South Santa Rosa Plan on August 13, 2026

The Santa Rosa Planning Commission held a regular meeting on August 13, 2026, at 4:30 p.m. All commissioners were present except Commissioner Pardot. The agenda included a study session on the draft preferred alternative for the South Santa Rosa Specific Plan (File ST23-004) and a public hearing on a conditional use permit for a Starbucks drive-through at 131 College Avenue (File PRJ23-013). The Commission approved the Starbucks permit by a 4-2 vote.

Consent Calendar

• The Commission unanimously approved the draft minutes from the July 9, 2026 regular meeting as submitted.

Public Comments & Testimony

• No members of the public commented on non-agenda items during the early public comment period.
• South Santa Rosa Specific Plan study session public comments: Multiple speakers expressed concerns about potential displacement and gentrification, urging strong anti-displacement measures. Mr. Allenbach called the plan a 'modern urban renewal project' and requested specific policies including a strengthened mobile home park closure/conversion ordinance, a living wage ordinance, 40% very low- and low-income housing, and a renter registry. Several residents of mobile home parks described deteriorating conditions under new ownership by Harmony Communities, including rent increases, removal of trees, lack of maintenance, and threats of eviction. Juana, a member of West Plaza Vecinos Unidos, said she had lived in a park for 23 years and requested protections before any development plan is approved. Patrick McDonnell of Legal Aid of Sonoma County cited city analysis showing high displacement risk, noting that 60% of South Santa Rosa residents are housing cost-burdened and median household income is $60,000 (35% below the citywide median). He urged mobile home park-specific zoning, stronger rent stabilization, just-cause eviction protections, and a rental registry. Lena Blanco of the North Bay Organizing Project, accompanied by over 35 tenant leaders, supported investment but opposed displacement and requested baseline targets for very low- and extremely low-income housing. Ken Ronello Western detailed mismanagement at his park, and Carolyn Brew, a 65-year-old nurse, said Harmony cut down 86 trees at Plaza Park. Nicole Gordillo of the North Coast State Carpenter Union urged responsible contractor requirements with livable wages, health care, and apprenticeships.
• College Avenue Starbucks public hearing: One speaker, Carolyn Ayers, a neighboring property owner for 34 years, opposed the project. She cited noise from cars and the drive-through speaker, light pollution, health concerns (she has asthma and a neighbor has lung cancer), traffic congestion, and employee parking spillover onto her street. She noted that her home was built in 1938 and has no air conditioning, so windows remain open at night.

Discussion Items

• Study Session – South Santa Rosa Specific Plan Draft Preferred Alternative: Senior Planner Connor McKay presented the draft preferred alternative. The plan is a grant-funded long-range planning document for the South Santa Rosa area. The preferred alternative combines elements from the three prior alternatives: a scaled-down mixed-use district along southern Santa Rosa Avenue, higher-density residential near the Costco center, smaller integrated parks connected by a greenway along Todd Creek, and preservation of all 17 mobile home parks (no redesignation). It also includes improved bicycle/pedestrian connections, a new multimodal overcrossing at Bellevue Avenue, and a potential bike/ped crossing at Robles. Full buildout would yield approximately 6,300 new residential units, nearly 15,000 new residents, and almost 3 million square feet of non-residential construction. Outreach included virtual/in-person workshops, a survey with about 150 responses, and presentations to other bodies. Staff will present to the City Council on August 18 and the County Board of Supervisors on August 25. The final specific plan and EIR are expected in late 2026/early 2027, with adoption in spring 2027.
• Commissioner questions and input: Commissioner Horton asked how the housing unit count compared to alternatives (5,500, 5,700, 6,000; preferred is 6,300). Commissioner Sanders asked about mobile home park protections; staff confirmed no redesignation and said goals/policies would be developed later. Vice Chair Duggan asked about the greenway crossing Highway 101. Commissioner Sisko noted that other development could occur before the plan is finalized. Commissioner Horton suggested examining the eastern low-density area for slightly higher densities to add housing and reduce displacement. Staff confirmed an anti-displacement and anti-homelessness strategy exists from the existing conditions report, and that 4 of the 17 mobile home parks fall under city jurisdiction while 13 are in the county, requiring continued coordination.
• Public Hearing – College Avenue Starbucks: Planner Hartman presented the proposal for a 1,280-square-foot Starbucks with drive-through and walk-up service, extended hours of 4 a.m. to 11 p.m., seven days a week, replacing a former automotive repair building. The project is exempt under CEQA Guidelines Sections 15303, 15332, and 15183. Concerns raised in written public comments included noise, hours, and traffic. The project includes a sound wall, 21-foot parking lot light poles reduced to 16 feet along the perimeter, and 9 parking spaces for employees. Transportation director Dan Hennessy reported that the segment of College Avenue had only two crashes in 12 years, and right-turn-only outbound would be enforced. Applicant Frank Coda noted the drive-through queue has 21 spaces versus observed maximums of 14 on weekdays and 16 on weekends, and that an air quality study found no significant impacts. The speaker system has automatic volume control.

Key Outcomes

• Study Session: The Commission provided feedback on the Draft Preferred Alternative, including support for anti-displacement policies, mobile home park preservation, consideration of higher densities in the eastern area, and continued outreach. No formal vote was taken; staff will use the input to finalize the preferred alternative and draft the specific plan.
• Starbucks Conditional Use Permit: The Commission voted 4-2 to approve Resolution (File PRJ23-013), granting the conditional use permit for a restaurant with drive-through, walk-up service, and extended hours at 131 College Avenue. Voting yes: Commissioners Sisko, Horton, Sanders, and Weeks. Voting no: Commissioner Carter and Vice Chair Duggan. Commissioner Pardot was absent. The decision is final unless appealed to the City Clerk's office within 10 calendar days.