Public Meetings - Santa Rosa, California

The Santa Rosa Planning Commission held a special virtual meeting on November 16, 2022, beginning at 4:30 PM. The meeting consisted of two main items: a staff briefing on new data dashboards and mapping portals for tracking housing development and downtown projects, and a public hearing for a conditional use permit for a cannabis retail dispensary (Nebrina Santa Rosa) at 3401 Cleveland Avenue, Suite 1. The meeting was adjourned at 5:14 PM. Public Comments & Testimony - Public Hearing for Nebrina Santa Rosa: One member of the public, Brian Hair, spoke in support of the project. He noted that he works in the area and believed the dispensary would be beneficial for the community, citing personal medical use and the potential to bring more business to the shopping center. Discussion Items - Staff Briefing on Downtown Development, Pending Development, and Housing Map Portals and Dashboards: Staff presented an overview of several recently implemented technological tools designed to increase transparency regarding housing development. Deputy Director Gabe Osburn, Quality Control Associate Joshua Damron, Deputy Director Jessica Jones, Housing and Community Services Manager Nicole Del Fiorentino, and Supervising Planner Amy Nicholson demonstrated the following: - Downtown Housing Dashboard: An interactive map showing active housing projects and building permits in the downtown area. As of the presentation, 684 housing units were in applied status, 229 in construction, and 131 completed since 2016. - Downtown Enhancement Map: Displays city investments such as capital improvement projects, transit features, and adopted plans. - Citywide Housing Dashboard: Shows real-time data on active building permits citywide, broken down by unit type (single-family, ADUs, multifamily) and status (in review, issued, under construction, completed). As of October 11, 2022, there were 3,724 active permits for housing units. - Affordable Housing Map: Interactive map showing multifamily affordable housing projects funded by the Housing Authority, with filters for project type, loan type, and council district. Projects are subject to 55-year regulatory agreements. - Pending Development Report: A quarterly static report listing residential projects with five or more units and non-residential projects with 5,000+ sq ft of new floor area. Includes project status, planner contact information, and a citywide map. - Commissioners inquired about community outreach for these tools. Staff replied that they are integrated into regular engagement, presented to community groups, and will be part of the upcoming "House Santa Rosa" grant-funded initiative. Commissioner Peterson commended the staff for the innovative tools. - Public Hearing – Nebrina Santa Rosa (CUP22-021): Staff Planner Monet Sheikhali presented the project. The applicant, Brandon Banks (owner/founder of Nebrina Santa Rosa), requested a Major Conditional Use Permit to operate a Type 10 commercial cannabis retail dispensary in a 2,016-square-foot vacant storefront at 3401 Cleveland Avenue, Suite 1. Operations would be from 9 AM to 9 PM, seven days a week. The site is in a General Commercial zone, complies with the 600-foot buffer from schools, and shares 89 parking spaces (exceeding minimum requirements). The applicant submitted an odor control plan, security plan, and project narrative. No exterior changes are proposed. The applicant highlighted security measures (dual ID check, 24-hour monitoring, security personnel), local hiring, and community benefits (paid volunteer hours, living wage, health insurance). Staff received one concern from a nearby cosmetic school regarding student proximity; staff explained the security measures, and the caller did not submit formal comments. The project is CEQA exempt. The commission discussed the application and found all applicable findings could be made. Key Outcomes - Motion and Vote: Commissioner Cisco moved to waive reading of the text and adopt Resolution No. PC-2022-033 approving the conditional use permit for Nebrina Santa Rosa, as presented. The motion was seconded by Commissioner Duggan. The motion carried unanimously (5-0), with Vice Chair Peterson, Commissioners Carter, Duggan, Okrepkie, and Cisco voting yes. Chair Karen Weeks and Commissioner Jeffrey Holton were absent. The decision is final unless appealed within 10 calendar days to the City Clerk's office.

The Santa Rosa Planning Commission met virtually on October 13, 2022, at 4:30 p.m. to consider three public hearing items: two annexation pre-zoning proposals (Bowden and Winkler) and a conditional use permit for a cannabis microbusiness. All items were approved unanimously (6–0, with Commissioner Duggan absent). No public comments were received. The meeting adjourned at 5:14 p.m. Discussion Items 8.1 – Bowden Annexation (ANX21-001) – Pre-zoning of two parcels at 4646 Badger Road and 999 Middle Rincon Road into the R-1-6 (Single-Family Residential) zoning district. Both parcels contain existing single-family homes and accessory structures; no new development is proposed. The annexation is needed to address a failed septic system on one parcel. Staff (planner Monet Sheikhali) presented the project, noting that the public notice mistakenly labeled Brush Creek as Rincon Creek. No public testimony was offered. The commission found the proposal straightforward and necessary. 8.2 – Winkler Annexation (ANX21-002) – Pre-zoning of a 1.52-acre lot at 1600 Manzanita Avenue into the RR-40-SR (Rural Residential – Scenic Road Combining) zoning district. The property has a failing septic system and seepage pit deemed irreparable by a registered environmental health specialist; annexation will allow connection to city sewer and water. No further development is proposed. Planner Christian Candelaria presented his first item to the commission. No public testimony was offered. Commissioners praised the straightforward application. 8.3 – So Co Grow, LLC Cannabis Microbusiness (CUP21-098) – A Major Conditional Use Permit to operate a cannabis microbusiness within an existing 4,130-square-foot building at 1626 Piner Road. Proposed uses include cultivation (1,293 sq ft), distribution (1,289 sq ft), manufacturing Level 1 non-volatile (463 sq ft), and retail dispensary (567 sq ft). Hours of operation were clarified: cultivation 24/7; distribution and manufacturing Monday–Friday 9 a.m.–7 p.m.; retail Sunday–Thursday 11 a.m.–7 p.m., Friday–Saturday 11 a.m.–9 p.m. The site is outside the 600-foot buffer from schools and other cannabis retailers. No public testimony was offered. Commissioner Carter noted a discrepancy in the project narrative regarding manufacturing hours, which was resolved by the applicant (Asa Schaefer and Elora Babini of Wayfinder LLC) confirming the corrected hours. The commission approved the permit. Key Outcomes - Bowden Annexation: Motion by Commissioner Cisco, seconded by Commissioner Okrepkie, to adopt Resolution PC-2022-030 recommending pre-zoning to City Council. Passed 6–0 (Commissioner Duggan absent). - Winkler Annexation: Motion by Commissioner Cisco, seconded by Commissioner Carter, to adopt Resolution PC-2022-031 recommending pre-zoning to City Council. Passed 6–0. - So Co Grow, LLC Microbusiness: Motion by Commissioner Cisco, seconded by Commissioner Okrepkie, to adopt Resolution PC-2022-032 approving the Conditional Use Permit. Passed 6–0. The decision is final unless appealed within 10 calendar days.

The Santa Rosa Planning Commission met virtually on September 23, 2022, in compliance with COVID-19 executive orders. Chair Weeks presided for most of the meeting; Vice Chair Peterson presided during the Elm Tree Station appeal after Chair Weeks recused. Commissioners Carter, Sisko, Duggan, Holton, and O'Krepke participated, with Commissioner Holton departing before later votes. Public Comments & Testimony - During the non-agenda public comment period, only one caller tested audio; no substantive comments were made. - Carry Ranch Parcel A: Marcia Chevalier, a founding member of the Northwest Santa Rosa Neighborhood Association, asked the commission to deny or delay the project, citing the loss of a 1.5-acre burn pool/wetland that had been intended for retention and arguing the parcel should remain a wetland/water retention area. Al Petrie, also with the association, argued that a public hearing was required regarding the prior map modification and raised concerns about bike lanes and parking on San Miguel Avenue. Staff responded that the stormwater treatment change had been considered in public extension hearings and that San Miguel is a designated Class II bike facility. - Recess Storage Phase Two: Elise, a resident of Calway Drive, opposed the project, citing noise from the existing facility, potential archaeological/cultural resources near the creek, construction impacts on the trail, parking capacity, and the change from housing to self-storage. - Elm Tree Station Appeal: Multiple speakers supported the appeal, including Jan Cademan, Kate Steen, Jenny Blaker, Christine Hooks (350 Sonoma), Susan Lamont, Chris Thompson, Tom Omato, and June Bruchair. They argued climate change urgency, public health risks from gasoline vapors/benzene, environmental justice concerns, inadequate noticing/transparency, and the project's proximity to land zoned for multifamily housing. Department Report - Ms. Hartman reported that the Planning and Economic Development Department is nearly fully staffed, is beginning a cost-of-services and fee update process with a community survey, is conducting developer roundtables through the city manager's office, and will release a pending development report and housing dashboards soon. A city council staff briefing on the dashboards was scheduled for August 23, 2022. Discussion Items and Public Hearings Item 8.1 - Carry Ranch Parcel A Subdivision - Staff presented a proposal to subdivide the Carry Ranch Parcel A site into five single-family lots. Staff initially described the site as a 0.65-acre parcel, while the recommendation text referred to approximately 0.35 acres; both figures appear in the record. Three lots would take access from San Miguel Avenue and two from the new Versaro Street. Lot sizes would range from about 4,300 to 8,000 square feet. The requested conditional use permit would allow reduced setbacks, including 10-foot rear yards on four lots and a 13-foot private open space dimension on lot 4. The applicant's consultant stated lot 4's open space is 650 square feet, exceeding the 400 square feet required. - Staff said the original Carry Ranch One subdivision was approved in 2007, the final map recorded in 2020, and it is under construction. Parcel A was originally a stormwater detention site, but regional water board standards changed, shifting stormwater treatment to individual lots during public extension hearings in 2018. Staff recommended approval of an addendum to the Carry Ranch 1, 2, 3 Mitigated Negative Declaration, the tentative map, and the minor conditional use permit. - All commissioners stated they could make the required findings, and the commission approved all three resolutions by 7-0 votes: (1) adopting the addendum to the mitigated negative declaration, (2) approving the tentative map, and (3) approving the minor conditional use permit for the small-lot subdivision. Item 8.2 - Recess Storage Phase Two - Staff presented a proposal for three self-storage buildings at 4465 and 4480 Streamside Drive: one three-story building adjacent to the Santa Rosa Creek Trail and two single-story buildings adjacent to existing residential uses. The project required an addendum to the previously adopted mitigated negative declaration, a variance for reduced setbacks, a hillside development permit, and a minor conditional use permit. Staff noted the original Recess Storage project was approved in 2019 with housing, but the housing is no longer financially feasible; the applicant proposed self-storage instead. Site constraints cited included a sewer trunk line and creek trail cutting off about 40% of one parcel, and a narrow parcel ranging from 15 to 67 feet wide. The applicant's presentation emphasized landscaping, native trees, and design compatibility. - Public commenter Elise opposed the project. Commissioner Sisko then moved to continue the item to a date uncertain for redesign, stating she could not make the required variance findings because the hardship appeared self-created by the applicant's prior subdivision and map choices. Commissioner Duggan seconded. The applicant, Reed Hamilton, expressed frustration and described significant financial costs. The commission voted 6-0-1 (Commissioner Holton absent) to continue the item for redesign. Item 8.3 - Elm Tree Station Certificate of Compliance and Parcel Map Waiver Appeal - The appeal challenged a December 12, 2019 Subdivision Committee decision approving a parcel map waiver and certificate of compliance to divide a 0.98-acre parcel at 874 North Wright Road into two parcels of approximately 31,000 square feet and 11,000 square feet, intended to facilitate the Elm Tree Station project. Staff explained that the parcel map waiver/certificate of compliance is an alternative subdivision process with findings similar to a tentative map. The original tentative map for the project had expired, and the applicant re-filed conditional use permit and design review applications in December 2021. - Appellant Woody Hastings, co-coordinator of the Coalition Opposing New Gas Stations, argued the Subdivision Committee ignored significant policy and environmental changes since 2013, that the parcel map waiver was used to create a "paper buffer" between a gas station and land zoned for multifamily housing, and that technical errors in the staff report undermined the decision. Applicant's representative Jean Kapolchuk argued the process was proper, the parcels are consistent with code, and denial of the appeal would allow the use permit and design review to proceed with future public hearings. - Public speakers supported the appeal, citing climate policy, health impacts, and environmental justice. Staff and the subdivision committee recommended denying the appeal. Commissioners agreed they could not make findings to uphold the appeal on the narrow subdivision-procedure question, despite concerns about the future gas station use. The commission voted 5-0-2 to deny the appeal and uphold the Subdivision Committee's approval, with Chair Weeks recused and Commissioner Holton absent. Key Outcomes - Approved the July 14, 2022 meeting minutes as submitted. - Carry Ranch Parcel A: Approved the CEQA addendum, tentative map, and minor conditional use permit; each resolution passed 7-0. The decision is final unless appealed within 10 calendar days. - Recess Storage Phase Two: Continued the project to a date uncertain for redesign, directing the applicant to address variance concerns; motion passed 6-0-1. - Elm Tree Station: Denied the appeal and upheld the December 12, 2019 Subdivision Committee approval of the parcel map waiver and certificate of compliance; motion passed 5-0-2.

The Santa Rosa Planning Commission held a virtual public hearing via Zoom on a single agenda item: a conditional use permit (CUP21-071) for Jane Dispensary, a proposed cannabis retail facility with delivery service at 4040 Highway 12. The meeting included staff presentations, applicant testimony, public comments, and commission discussion, culminating in a unanimous vote to approve the permit. Public Comments & Testimony - Bill Vreland (resident on Kentire Road) opposed the project, citing its location directly adjacent to a residential neighborhood with families and children. He noted the application met the 600-foot setback from schools but questioned the spirit of the law and asked how many dispensaries the city needs, mentioning four within two miles and 13 total in Santa Rosa. - William Pinkerton (property owner in Streamside) opposed the location, arguing it would attract homeless individuals from nearby creek areas and invite crime. He also objected to the proposed operating hours of 9 a.m. to 9 p.m., calling the extended evening hours an “outrage.” Discussion Items - Staff Presentation (Suzanne Hartman, City Planner): The project site is at the corner of Highway 12 and Streamside Drive in a commercial zone. Surrounding uses include office, mobile home park, and medium-density residential. The facility would occupy an existing 1,997 sq. ft. space previously a pet shop. Plans include on-site security, odor control, lighting, and noise measures per city code. Parking (36 spaces) exceeds the required eight spaces. The project qualifies for three CEQA categorical exemptions (Class 1, 3, and 32). Staff recommended approval. - Applicant Testimony (Mario Tamo, Jamie Shira, Leanne Baker): The team described their focus on retail dispensaries, with one already operating in Santa Rosa. Jamie Shira, a 10-year cannabis industry veteran, emphasized creating a safe, educational environment. Leanne Baker, COO, highlighted operational compliance with strict regulations. - Commission Questions & Deliberation: Commissioners asked about operating hours and the city’s approach to dispensary concentration. Ms. Jones (Deputy Director) confirmed the code permits 9 a.m.–9 p.m. and that the city does not limit the total number of dispensaries. Commissioner Krapke clarified that any later change to hours would require a permit modification. Commissioners addressed public concerns: - Commissioner Sisko noted that proximity to residential areas supports walkability and city goals. - Commissioner Duggan pointed out that Highway 12 access avoids residential streets and that required security mitigates crime concerns. - Commissioner Holton cited studies showing dispensaries can improve neighborhood safety and compared hours to liquor stores. - Vice Chair Peterson stressed that the conditional use permit imposes enforceable conditions (odor, security) and is renewable every two years, giving the applicant incentive to be a good neighbor. - All six commissioners stated they could make the required findings for approval. Key Outcomes - Motion: Vice Chair Peterson moved to approve the resolution, seconded by Commissioner Krapke. - Vote: 6–0 in favor (Commissioners Sisko, Duggan, Holton, Krapke, Vice Chair Peterson, Chair Weeks; Commissioner Carter absent). - Next Steps: The decision is final unless an appeal is filed within 10 calendar days (extended to the next business day if the deadline falls on a city holiday). Instructions for appeal are available from the project planner.

The Santa Rosa Planning Commission met virtually on September 22, 2022, at 4:30 PM. The primary agenda item was a public hearing and vote on a conditional use permit for Jane Dispensary, a proposed cannabis retail facility with delivery service at 4040 Highway 12. The commission approved the permit 6-0 after hearing staff presentation, applicant comments, and public testimony. Consent Calendar - No consent items were presented. Public Comments & Testimony - Bill Vreland (resident on Kentire Road) expressed opposition, citing concerns about the location adjacent to a residential neighborhood, potential property devaluation, parking congestion, and operating hours until 9 PM. He noted the project meets legal setbacks but argued it violates the spirit of the law. - William Pinkerton (property owner on Streamside) also opposed, raising concerns about attracting homeless populations, crime, and the late operating hours. He stated the location is inappropriate and questioned the number of dispensaries in the city. - Mario Tamo (applicant), Jamie Shira (owner), and Leanne Baker (COO) spoke in support, emphasizing their experience in the cannabis industry, focus on education and safety, and commitment to operating a responsible business. They offered to answer questions. Discussion Items - Item 8.1: Public Hearing – Jane Dispensary Conditional Use Permit (CUP21-071) - Project Overview: Proposed cannabis retail dispensary (1,997 sq. ft.) with delivery service in an existing commercial building at 4040 Highway 12 (Sonoma Highway). Operating hours: 9 AM – 9 PM, seven days a week. The site complies with the 600-foot setback from schools and other cannabis retailers. - Staff Presentation: Planner Suzanne Hartman presented details including site location, zoning (surrounding residential and office commercial), parking (36 spaces, two ADA), and operational requirements (security, odor control, lighting, noise). The project qualifies for CEQA exemptions (Class 1, 3, 32). Staff recommended approval. - Commission Discussion: - Commissioners addressed public concerns about location, hours, and safety. They noted the city’s policy to disperse dispensaries throughout neighborhoods, that the site is on a major commercial thoroughfare with direct access, and that enhanced security typically improves neighborhood safety. - Commissioner Holton compared cannabis to alcohol retail, noting liquor stores often operate later. - Vice Chair Peterson emphasized that the conditional use permit requires ongoing compliance and is renewable every two years. - Vote: Motion by Vice Chair Peterson, seconded by Commissioner Krepke, to approve the resolution. Vote: 6–0 in favor (Commissioner Carter absent). All commissioners stated they could make the required findings. Key Outcomes - Decision: The Planning Commission approved Resolution No. PC-2022-029, granting a conditional use permit for Jane Dispensary to operate a cannabis retail facility with delivery at 4040 Highway 12. - Conditions: The approval is subject to standard conditions of the city's cannabis ordinance, including security, odor control, and operating hours (9 AM – 9 PM). - Appeal: The decision is final unless an appeal is filed within 10 calendar days (extended to next business day if deadline falls on a city holiday). - Meeting Adjourned: 5:14 PM.

On Thursday, September 8, 2022, the Santa Rosa Planning Commission held a virtual regular meeting starting at 4:30 PM via Zoom. Six commissioners were present (Chair Karen Weeks, Commissioners Charles Carter, Vicki Duggan, Jeffrey Holton, Jeff Okrepkie, and Patti Cisco); Vice Chair Julian Peterson was absent. The meeting featured two public hearings: a conditional use permit for a cannabis dispensary and two time-extensions for a subdivision. Both items were approved unanimously (6-0). Public Comments & Testimony - Item 8.2 – Kawana Village Extensions: Amanda Reed, a resident at 1320 Kawana Terrace, expressed concerns about the cumulative traffic impacts of multiple nearby developments, lack of safety measures (speed bumps, signs), and the loss of privacy. She questioned whether repeated extensions should trigger a re-evaluation of current conditions rather than assuming conditions from 2008. Discussion Items - Item 8.1 – Flora Terra Cannabis Dispensary (CUP21-097): Staff presented the request for a Major Conditional Use Permit to operate a Type 10 cannabis retail dispensary and sell smoking devices in a previously vacant 2,031-square-foot former Starbucks at 4575 Highway 12, Suite B. The project meets the 600-foot setback requirements from schools and other dispensaries and is located in a Neighborhood Commercial zone. A traffic study (W-Trans) found no significant transportation impacts. The applicant, Alicia Wingard, stated the operation would include on-site security, no deliveries from the site, and would not allow on-site consumption. Eight public emails opposing the project were received, citing concerns about proximity to residences and schools, increased traffic, and potential for loitering/crime. Staff responded noting the city code does not regulate residential setbacks, the traffic study was adequate, and the security plan meets requirements. Commissioners found the proposal straightforward, consistent with zoning, and an appropriate use of an existing commercial space. They expressed support for the project, noting that statistics do not show increased crime around dispensaries and that lighting/cameras often reduce loitering. - Item 8.2 – Kawana Village Extensions (PRJ18-029 & EXT22-0005): The project involves two separate one-year time extensions for an approved Tentative Map, Small Lot Conditional Use Permit, and Hillside Development Permit to subdivide a 4.82-acre site at 1310 Kawana Terrace into 39 single-family lots (27 detached, 12 attached duet units). The original project was approved in June 2008 with a Mitigated Negative Declaration (MND). The map received automatic extensions from the state and city council (due to economic conditions, fires, and COVID-19), and the current request would extend the map to June 12, 2023. Staff clarified that this would be the fifth and final time extension; no further extensions are allowed after this. A condition requires 18-foot-wide driveways for all 27 detached single-family homes to ensure adequate on-site parking (four spaces per unit), achieving a total of 159 spaces versus 138 required. Commissioners acknowledged the neighbors' concerns but noted the project was originally approved with full consideration of general plan densities and zoning, and that denial of an extension is rare. They all found the required findings met. Key Outcomes - Item 8.1 – Flora Terra Cannabis Dispensary: Motion to waive reading and adopt Resolution PC-2022-021 (approving the conditional use permit) carried 6-0 (Vice Chair Peterson absent). The decision is final unless appealed within 10 calendar days. - Item 8.2 – Kawana Village Extensions: Two separate motions were made (by Commissioner Duggan, seconded by Commissioner Carter) to waive reading and adopt Resolutions PC-2022-022 and PC-2022-023, each granting a one-year extension of time for the tentative map (to June 12, 2023). Both motions carried 6-0. The planning director will separately act on the associated small lot and hillside permits. The decision is final unless appealed within 10 calendar days.

The Cultural Heritage Board of Santa Rosa convened on September 7, 2022 at 4:44 PM for a regular meeting that included a special joint meeting with the Design Review Board. Due to a loss of quorum on the Design Review Board, the joint concept review for Clark's Corner was continued to a date certain of September 15, 2022. The board then proceeded to a concept review for the roof replacement at Luther Burbank Home and Gardens, where board members expressed strong support for the historically sensitive proposal. Discussion Items - Clark's Corner - Joint Concept Review (Item 5.1): The proposal aimed to construct four additional stories of housing (35 dwelling units) above the existing Tocchini Building at 120 5th Street. The joint meeting with the Design Review Board was adjourned after losing quorum, and the item was continued to the Design Review Board's regular meeting on September 15, 2022. - Concept Review - Roof Replacement at Luther Burbank Gardens (Item 5.2): Staff from Santa Rosa Recreation & Parks and historic architecture consultant Elizabeth Grow of Treanor & Associates presented plans to replace the existing asphalt shingle roofs on the Main House and Carriage House with a brownish high-definition asphalt shingle to better mirror the original wood shakes from the historical period (1884-1926). Key changes include removing a connecting piece between the main roof and the porch roof to restore the historical separation, and repairing select gutters and downspouts. Board Member Huang recused himself due to living within 600 feet of the property. Board members universally praised the project's thorough research and sensitivity. Chair Meuser, drawing on his roofing experience, recommended using copper flashing, ensuring all flashing is replaced, and providing historic oversight during construction to prevent damage to the historic structure. Board Business - Approval of Minutes: The board unanimously approved the draft minutes from March 2, May 18, and June 1, 2022 as submitted. - Board Member Reports: Board Member Fennell requested that a future agenda item be added to discuss work done in preservation districts without the benefit of permits. Staff Liaison Murray committed to providing more information at the next meeting. - Department Reports: Staff Liaison Murray reported the hiring of five new city planners and noted that the historic review for Fremont Park is progressing slowly behind the scenes. Key Outcomes - The joint concept review for Clark's Corner was continued to the Design Review Board meeting on September 15, 2022. - The board provided supportive feedback on the Luther Burbank Gardens roof replacement concept, with specific suggestions regarding flashing and contractor oversight. The project will proceed to finalize plans and go out to bid for construction in spring 2023. - All three sets of past meeting minutes were approved. - An agenda item regarding work without permits in preservation districts will be scheduled for a future meeting. - The meeting was adjourned at 5:38 PM.

The Santa Rosa Planning Commission met virtually on August 11, 2022, at 4:30 PM. The commission considered three major items: a subdivision of Kerry Ranch Parcel A into five residential lots, a proposed expansion of Recess Storage (Phase II), and an appeal of the Elm Tree Station subdivision approval. The commission voted unanimously to approve the Kerry Ranch project, voted 6-0 to continue the Recess Storage project to a date uncertain, and voted 5-0 to deny the appeal and uphold the Subdivision Committee's approval of the Elm Tree Station parcel map waiver. Consent Calendar - None. Public Comments & Testimony - Al Petrie spoke during the public comment period on items not on the agenda, and later during the Kerry Ranch public hearing he expressed opposition, citing issues with the tentative map process and bike lane concerns. - Marsha Chevalier (Northwest Santa Rosa Neighborhood Association) spoke in opposition to the Kerry Ranch project, arguing that the parcel A was originally designated as a stormwater retention basin and that the development would wipe out 15 years of neighborhood efforts to preserve a vernal pool and wetlands. - Elyse (resident on Calway Drive) spoke in opposition to the Recess Storage Phase II project, raising concerns about noise, potential archaeological resources near the creek, construction impacts on the Santa Rosa Creek Trail, and parking congestion. - Woody Hastings (Co-coordinator of the Coalition Opposing New Gas Stations, CONGAS) presented the appeal of the Elm Tree Station subdivision, arguing that the Subdivision Committee did not account for significant policy changes (climate urgency, updated CEQA guidelines, health impacts) and that the parcel map waiver was inappropriate. Discussion Items - Kerry Ranch – Parcel A (Project Planner Susie Murray): Proposal to subdivide a 0.65-acre parcel into five single-family residential lots (approx. 4,322 to 8,047 sq. ft.). Required an Addendum to the Mitigated Negative Declaration (MND), a Conditional Use Permit for a small lot subdivision, and a Tentative Map. Staff noted that the original stormwater detention function of Parcel A had been shifted to individual lots in earlier public hearings. Applicant representatives (Jean Kapolchok, Dan Morgan) presented, emphasizing design compatibility and single-story units. Commissioners discussed the history of the parcel, the removal of the stormwater feature, and the existing bike lane on San Miguel Avenue. All commissioners stated they could make the required findings and voted to approve all three resolutions (7-0). - Recess Storage Phase II (Project Planner Susie Murray): Proposal to construct a 3-story self-storage building at 4465 Streamside Drive and two single-story buildings at 4480 Streamside Drive, adjacent to residential uses and the Santa Rosa Creek Trail. Required an Addendum to MND, a Variance (for reduced setbacks), a Hillside Development Permit, and a Conditional Use Permit. Staff explained the challenging site conditions (creek path, sewer trunk line, odd parcel shapes) and the need for a variance. Applicant (Larry Tom, Reed Hamilton) highlighted their cooperation with the city (adding housing, granting well easement) and extensive landscaping plans. Commissioner Cisco expressed concern about making the variance findings, noting the hardship was self-created. Commissioner Duggan seconded a motion to continue the item to a date uncertain for redesign. Motion carried 6-0 (Commissioner Holton absent). The applicant expressed frustration and financial burden. - Elm Tree Station Appeal (Project Planner Mike Wixon): Appeal of the Subdivision Committee's December 12, 2019 approval of a Parcel Map Waiver and Certificate of Compliance to create two parcels (0.73 acres and 0.25 acres) to facilitate a future gas station, electric charging station, neighborhood market, and park. The appellant (Woody Hastings) argued that the Subdivision Committee did not consider significant changes since 2013 (climate crisis, CEQA updates, health impacts), that the staff report contained errors, and that the waiver was used to create a buffer between a gas station and residentially zoned land. Staff and applicant (Jean Kapolchok) countered that the parcel map waiver was appropriate, that the 2013 environmental document remained valid, and that the project's use permit and design review would be subject to further public hearings. After discussion, the commission voted to deny the appeal and uphold the Subdivision Committee's approval (5-0, with Chair Weeks abstaining and Commissioner Holton absent). Key Outcomes - Kerry Ranch – Parcel A: Approved by unanimous 7-0 votes on all three resolutions: (1) Addendum to MND, (2) Tentative Map, (3) Minor Conditional Use Permit. The action is final unless appealed within 10 calendar days. - Recess Storage Phase II: Continued to a date uncertain by a 6-0 vote (Commissioner Holton absent). The commission directed the applicant to redesign the project to eliminate the need for a variance. The action is final unless appealed within 10 calendar days. - Elm Tree Station Appeal: Denied by a 5-0 vote (Chair Weeks abstained, Commissioner Holton absent). The commission upheld the Subdivision Committee's approval of the Parcel Map Waiver and Certificate of Compliance. This action is final and not appealable. The Conditional Use Permit and Design Review applications for the project will proceed to future public hearings. Department Reports - Staff Liaison Hartman reported that the department is fully staffed, announced a cost of services and fee update process (starting with a community survey), noted ongoing developer roundtables, highlighted the City Council's adoption of six goals on August 9, and previewed upcoming housing dashboards and a pending development report to be launched by end of August.

The Santa Rosa Planning Commission met on July 14, 2022, at 4:30 PM in a virtual meeting. The six present commissioners (Chair Weeks, Vice Chair Peterson, Commissioners Cisco, Carter, Duggan, Holton; Commissioner Okrepkie absent) unanimously approved two items: a General Plan Amendment and Prezoning for a minor subdivision (Brush Creek), and a Zoning Code Text Amendment to prohibit new gas stations and expansion of fossil fuel infrastructure. The meeting concluded at 6:07 PM. Public Comments & Testimony - Item 8.1 (Brush Creek Subdivision): No public comments. - Item 8.2 (Gas Station Ban): Twelve speakers expressed support for the ordinance. Speakers included Alexa Forrester, Woody Hastings (Coordinator, Coalition Opposing New Gas Stations - CONGAS), Geoffrey DeVore Smith, Cate Steane, Jenny Blaker (Co-coordinator, CONGAS), Sarah Jones, Kevin Anderson, Chris Thompson, Tom Thompson, Jean Kapolchok, and Jennifer LaPorte. They cited climate change, environmental justice, public health, and the need to reduce fossil fuel infrastructure. Several opposed modifications requested by Costco. John Ellingsen (Director, Costco Wholesale) spoke in support of the city's climate goals but requested codified flexibility for existing stations, including allowing expanded dispensers, relocation, and reconstruction after damage. CONGAS representatives urged removal of provisions for biogas, hydrogen, and EV charging from the ordinance, arguing these should be addressed separately. Discussion Items - Item 8.1: Summer 2022 General Plan Amendment Package – Brush Creek Minor Subdivision (PRJ20-008): Deputy Director Jessica Jones presented the project, which includes annexation, general plan amendment (from very low density to low density residential for 2210 Brush Creek Road), and prezoning of three parcels (2210 Brush Creek Road to R-1-6, 2200 Brush Creek Road and 0 Bridgewood Drive to RR-20). The project had been previously reviewed; recent updates included a tribal monitor requirement and addition of two parcels per LAFCO requirement. Staff responded to commissioner questions regarding annexation, protests, and fees. The commission discussed the project’s history and unanimously supported the recommendations. - Item 8.2: Zoning Code Text Amendments to Prohibit New Gas Stations and Fossil Fuel Infrastructure Expansion: Senior Planner Shari Meads presented the ordinance, which bans new gas stations in all zoning districts and prohibits expansion of fossil fuel infrastructure at existing stations. It allows modifications for environmental and safety reasons and adds language to comply with state/federal law. The ordinance also includes provisions for hydrogen and biogas (non-fossil fuels) and a minor use permit process. Commissioners discussed public comments, including Costco’s requests for exceptions (e.g., allowing additional dispensers, relocation after damage). Vice Chair Peterson proposed a friendly amendment to strike the hydrogen and biogas section (Section D), which was accepted by the motion maker (Commissioner Duggan) and seconder (Commissioner Carter). Commissioner Duggan initially considered adding a natural disaster reconstruction provision but withdrew after clarification that existing code already addresses such situations. The commission ultimately supported the amended ordinance. Key Outcomes - Item 8.1: Two resolutions adopted unanimously (6-0): - Resolution PC-2022-014: Recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Brush Creek Minor Subdivision. - Resolution PC-2022-015: Recommending City Council prezone the properties (2210 Brush Creek to R-1-6; 2200 Brush Creek and 0 Bridgewood to RR-20). - Item 8.2: Resolution PC-2022-016 adopted unanimously (6-0) as amended: Recommending City Council adopt Zoning Code Amendments to prohibit new gas stations and expansion of fossil fuel infrastructure, with an additional amendment to allow modifications required by state or federal law, and with the removal of the hydrogen and biogas provision (Section D). The motion was made by Commissioner Duggan, seconded by Commissioner Carter, with the friendly amendment from Vice Chair Peterson.