The Santa Rosa Planning Commission held a virtual regular meeting on January 14, 2021, at 4:00 PM, via Zoom due to the COVID-19 pandemic. The commission considered two major public hearings: a cannabis facility at 3192 Juniper Avenue and a new In-N-Out Burger restaurant at 2532 Santa Rosa Avenue. After deliberation, the commission unanimously approved both projects, adopting mitigated negative declarations and granting conditional use permits. Consent Calendar - The sole consent item, a resolution to amend the Planning Commission Rules and Regulations (Sections II, III, VI, VII), was continued to the next meeting (scheduled for February 11, 2021) at staff’s request. Public Comments & Testimony - One member of the public, David Proctor, spoke in opposition to the Good Onward cannabis facility. He expressed concerns about traffic safety, odor, pedestrian safety, drainage issues, and the project’s proximity to a school and residential uses across Juniper Avenue. He argued the use was inconsistent with the residential character of the area. - No public comments were made regarding the In-N-Out Burger project. Discussion Items - Good Onward, Inc. Cannabis Facility (PRJ18-082): Project Planner Conor McKay presented the proposed redevelopment of a former masonry storage yard into a commercial cannabis operation. The project includes manufacturing (Level 1 and Level 2), indoor cultivation (20,500 sq. ft.), nursery, and distribution uses across existing structures (±5,100 sq. ft.) and a new 20,900 sq. ft. warehouse with a 5,000 sq. ft. mezzanine. The site has a maximum of 10 employees at full build-out, 29 parking spaces (a 32.5% reduction), a certified odor control plan, and a security plan with an 8-foot masonry wall and cameras. Juniper Avenue will be widened to 20 feet. The applicant, Tim Shannon (local resident and business owner), and consultant Stephen Arago affirmed support. Commissioner questions focused on distribution operations, odor standards, and security. The public hearing included one opponent. Staff recommended approval. Commissioner Peterson moved to adopt the mitigated negative declaration (MND) and conditional use permit, seconded by Vice Chair Weeks. The commission discussed inherent tensions of industrial uses abutting residential, but cited improved security, street improvements, and the applicant’s local commitment. All seven commissioners found the MND adequate and supported approval. - In-N-Out Burger (PRJ19-086): Project Planner Susie Murray presented a proposal for a 4,000 sq. ft. restaurant with counter ordering, drive-through service, and extended hours (10:00 AM to 1:30 AM). The site at 2532 Santa Rosa Avenue includes 73 parking spaces (exceeding the requirement), a 30-car dedicated drive-through queue, and a CMU wall (stepped to 3 feet along the north side adjacent to a mattress store). Deliveries occur between 1:30 AM and 9:00 AM by In-N-Out’s fleet. The project includes public improvements: widened Yolanda Avenue with a center left-turn lane, new sidewalks, bike path, bus stop pad, and landscaping. The adjacent 252-unit apartment development (Yolanda Apartments) is a separate project with a revised site plan pulling units 85 feet from the property line. The environmental review relied on a 2017 traffic study, which commissioners criticized as outdated and incomplete given nearby developments (Sonic Drive-In and the Yolanda Industrial Project). Applicant Jim Lockington presented In-N-Out’s history, mission, and pandemic safety measures. Commissioners questioned traffic assumptions, noise (supplemental noise study addressed car doors and truck deliveries), greenhouse gas compliance (tied to the city’s Climate Action Plan checklist), and drive-through queuing management (handheld tablets and outdoor associates). Chair Cisco disclosed a Glassdoor ranking. After a public hearing with no speakers, the commission discussed concerns about traffic study age, GHG credibility, and congestion at Yolanda/Petaluma Hill Road intersection. Staff clarified that level of service is no longer a CEQA standard; vehicle miles traveled (VMT) analysis was used. Commissioner Duggan moved the MND and CUP, seconded by Commissioner Carter (MND) and Commissioner Kalia (CUP). The resolutions were corrected to reflect only APN 044-041-010. Several commissioners expressed unease but ultimately supported the project, citing economic vitality, In-N-Out’s track record as a good neighbor, and the legal adequacy of the environmental documents. Key Outcomes - Good Onward Cannabis Facility: The commission unanimously (7-0) adopted Resolution No. 12044 for the Mitigated Negative Declaration and Resolution No. 12045 for the Conditional Use Permit, approving all requested cannabis uses subject to conditions. The Design Review Board will provide further design review. - In-N-Out Burger: The commission unanimously (7-0) adopted Resolution No. 12045 (MND) and Resolution No. 12046 (CUP), approving the restaurant with drive-through and extended hours. The zoning administrator will handle design review. - Consent Item: Continued to the February 11, 2021 meeting. - Next Meeting: January 28, 2021 meeting was cancelled; the next regular meeting is scheduled for February 11, 2021.