The Santa Rosa Planning Commission met on August 13, 2026, at 4:30 p.m. (actual start 4:40 p.m., adjourned 6:43 p.m.) in the Council Chamber. Commissioners present: Chair Karen Weeks, Vice Chair Vicki Duggan, Commissioners Charles Carter, Patti Cisco, Miles Horton, and Terrence Sanders. Commissioner Aaron Pardo was absent. The meeting included a study session on the South Santa Rosa Specific Plan Draft Preferred Alternative and a public hearing on a Conditional Use Permit for a Starbucks at 131 College Avenue.
Staff (Senior Planner Connor McKay) presented the Draft Preferred Alternative for the South Santa Rosa Specific Plan, a grant-funded long-range planning document. The plan proposes land use and circulation changes for the general South Santa Rosa area, including:
Public Comments: Ten speakers addressed the Commission, most expressing concerns about displacement, mobile home park conditions, and the need for strong anti-displacement measures. Speakers included:
Commissioner Discussion: Commissioners asked about housing unit comparisons (the preferred alternative has 6,300 units vs. 5,500–6,000 in earlier alternatives), protection of mobile home parks, anti-displacement strategies, and coordination with Sonoma County (13 of 17 parks are in county jurisdiction). Staff confirmed that anti-displacement and anti-homelessness strategies will be developed as part of the goals and policies in the final plan, and that an implementation plan will outline timelines. Commissioner Horton suggested examining higher densities in the eastern low-density area to fight displacement. Commissioner Sanders emphasized that this study session is an early stage and encouraged continued public engagement.
The applicant (Steve Thomas, represented by Frank Coda of Greenberg Farrow) requested a Conditional Use Permit to demolish an existing 3,300 sq ft auto repair building and construct a 1,280 sq ft Starbucks pickup store with drive-through and walk-up service, no indoor or outdoor seating, and extended hours (4 a.m. to 11 p.m., seven days a week). The site is at 131 College Avenue. Staff recommended approval.
Public Comment: One speaker, Carolyn Ayers, owner of adjacent property, opposed the project. She cited concerns about noise from idling cars and the drive-through speaker, hours of operation (4 a.m. start), traffic, employee parking, and health impacts (asthma, lung cancer). She stated that the residential properties are very close to the site and that she prefers a different business.
Commissioner Discussion: Staff and applicant representatives responded to inquiries. Traffic engineer Colin Burgett (TJKM) stated that queuing analysis based on other Santa Rosa Starbucks (max 16 cars on weekends) showed 21 queuing spaces, and that pass-by trips would not add new traffic. Transportation Director Dan Hennessy reported only two crashes on that segment of College Avenue in 12 years. The applicant noted that the 9 parking spaces are intended for employees, a sound wall will be built, and the drive-through speaker has automatic volume control. Commissioners discussed traffic, noise, and the suitability of the site. Commissioners Duggan and Carter expressed concerns about traffic enforcement, noise, and the impact on adjacent residents; they indicated difficulty making the finding that the site is physically suitable. Commissioners Cisco, Horton, Sanders, and Chair Weeks stated they could make all required findings.
Vote: A motion by Commissioner Cisco, seconded by Commissioner Sanders, to waive reading and adopt Resolution PC-RES-2026-021 approving the Conditional Use Permit passed 4-2. Ayes: Chair Weeks, Commissioners Cisco, Horton, Sanders. Noes: Vice Chair Duggan, Commissioner Carter. Absent: Commissioner Pardo.
Oh, I was kind of hard for the planet. Yeah, you're a man. Yeah, yeah. So I'm not sure. Okay. Okay. No. Oh, great. Oh yeah. Okay, well it's more about some. You can hear me on the Spanish channel. Could you please raise your hand? Yeah, yeah. Just come back here. Thank you for those who are attending tonight's meeting. We're just waiting for our interpreters to join our webinar so we can share the Spanish channel. So this is the agenda. Thank you all for your patience. We do have our interpreters that we'll be promoting and initiating the Spanish translation channel. If you can give us all just a few more moments, and we'll have our chair start the meeting. If you are on your cell phone or tablet, locate the three dots, tap them lightly, and put a check mark on your preferred language. Click done to activate and begin your interpretation. Once you join the Spanish channel, we recommend you shut off the main audio so you can only hear the Spanish interpretation. Those who are in the chamber and wish to hear Spanish interpretation, please take a receiver from the back of the room from Casia at the desk and turn to channel two. Interpreter, will you please restate this in Spanish? Gracias. Thank you. Thank you, Chair. Commissioner Carter. Here. Commissioner Sisko. Here. Commissioner Horton? Here. Commissioner Pardot 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 Pardot. Thank you. And with that, we'll move on to item two, remote participation, of which there is none. We have one set of minutes, uh, July 9th. Are there any changes, corrections? Okay. None. Then those will be approved as submitted. And then we'll go on right now to the public comment portion.