Santa Rosa Planning Commission Regular Meeting - September 10, 2026

Chair Karen Weeks called the meeting to order at 4:32 p.m. All seven commissioners were present. The meeting included approval of minutes, two public hearings, and unanimous decisions on both agenda items.

Consent Calendar

• Approval of Minutes: The draft minutes from August 13, 2026, were approved as submitted without changes.

Public Comments & Testimony

• Non-agenda items: No public comments were made.
• Highway 12 Massage Appeal: The appellant's representative, attorney Richard Freeman, argued that business owner Weihong Hu did not control or know about illicit advertisements placed by a third-party marketer, and that she took over operations only in September 2025, not earlier. Staff maintained that Hu was responsible for the actions of her hired marketer and that the business had been linked to the property since 2023.
• Emerald Isle CCRC: Three members of the public spoke:
  • Mike Lopez expressed support, stating the project addresses a critical need for senior housing and should not be blocked by NIMBYism.
  • Brian Minoin opposed, citing evacuation concerns from the 2017 Tubbs fire and questioning whether cumulative traffic and density increases in the Fountain Grove area had been fully assessed.
  • Dianna Segall opposed, raising concerns about parking adequacy, emergency access roads crossing the golf course, and the need for a detailed evacuation plan rather than general descriptions.
  • Gary Sol expressed concern about evacuation safety, noting traffic congestion on Thomas Lake Harris Drive and the risk of being trapped.

Discussion Items

11.1 - Highway 12 Massage Establishment Certificate Denial Appeal

• Staff presented evidence that illicit advertisements for the business appeared on websites such as Adultlook.com and Skipthegames.com between 2024 and 2026. The denial was based on gross violations of the city's Massage Ordinance (Section 20-62).
• The appellant (Weihong Hu, owner of Hongyuan LLC and co-owner of the property with husband Louis Lacaban) argued she did not place the ads and only assumed operation in September 2025. She stated she hired a third-party marketer without knowledge of the websites used.
• Commissioners asked clarifying questions about the timeline of ownership, the definition of "cause to occur" in the ordinance, and the consequences of denial (immediate closure, two-year property restriction, permanent prohibition on Hu operating in Santa Rosa).
• No public comments were made during the hearing.
• After deliberation, all commissioners agreed that the evidence supported staff's findings and that ignorance or lack of intent was not a valid defense.

11.2 - Emerald Isle Continuing Care Retirement Community (CCRC) at 2021 Gullane Drive and 0 Thomas Lake Harris Drive

• Staff and applicant (Gallher Companies) presented a proposed 82-unit CCRC on a 12.57-acre hillside site. The project includes a three-story main building (63 independent living units, underground parking), 18 single-story casitas, and a single-story assisted living/memory care building (9 beds).
• Key features: 47.75-foot main building height, 258 parking spaces, two emergency access routes (primary on Gullane Drive, secondary apparatus road to Thomas Lake Harris Drive), and an emergency preparedness and evacuation plan coordinated with Santa Rosa Fire Department.
• The project requires a CEQA Addendum to the 2019 Mitigated Negative Declaration, a Minor Use Permit (for the CCRC use and building height), and a Major Hillside Development Permit (due to slopes averaging 21.81%). A separate Major Design Review will be handled by the Design Review and Preservation Board.
• The traffic study estimated 308 daily trips, with studied intersections operating at acceptable levels. Parking was calculated based on industry experience, not the minimum .5 spaces per unit allowed under state density bonus law.
• The applicant emphasized the project's compliance with the Housing Accountability Act and state density bonus law, and noted that it is not requesting additional density beyond the 82 units allowed by a 2016 density transfer.
• Commissioner questions focused on parking counts, employee staffing levels (daytime 10–30, nighttime 7–10, not 250 as suggested by a commenter), emergency generator coverage for casitas, and the secondary access road's design (improved roadway, not across fairways).
• The fire marshal confirmed that the secondary access meets city requirements and can be used for evacuation when safe, and that the evacuation plan incorporates lessons from the 2017 fires, including early notification, contracted buses, and shelter-in-place options.
• All commissioners expressed support, noting the project is well-designed, superior to the prior 2019 approval, and meets all required findings for the three resolutions.

Key Outcomes

• Resolution PC-RES-2026-022 (Highway 12 Massage): Unanimous vote (7-0) to deny the appeal and uphold the Planning Director's denial of the Massage Establishment Certificate. The business must cease operations immediately; the property cannot be used for massage for two years; and Weihong Hu is permanently barred from operating a massage business in Santa Rosa.
• Resolution PC-RES-2026-023 (CEQA Addendum): Unanimous vote (7-0) to adopt the Addendum to the 2019 Subsequent Initial Study/Mitigated Negative Declaration.
• Resolution PC-RES-2026-024 (Minor Use Permit): Unanimous vote (7-0) to approve the Minor Use Permit for the Emerald Isle CCRC, including the proposed main-building height.
• Resolution PC-RES-2026-025 (Major Hillside Development Permit): Unanimous vote (7-0) to approve the Major Hillside Development Permit.
• All decisions are final unless appealed to the City Clerk within 10 calendar days.