Agenda - Planning Commission

City Hall, Council

Chamber

City of Santa Rosa

100 Santa Rosa Ave

Santa Rosa, CA

PLANNING COMMISSION

REGULAR MEETING AGENDA AND

SUMMARY REPORT - FINAL-REVISED

AUGUST 13, 2026

4:30 P.M. - REGULAR SESSION

MEMBERS OF THE PUBLIC CAN PARTICIPATE IN THE MEETING BY

ATTENDING IN-PERSON FROM THE COUNCIL CHAMBERS LOCATED

AT 100 SANTA ROSA AVENUE, SANTA ROSA.

THE PUBLIC CAN ALSO VIEW OR LISTEN TO THE MEETING LIVE AT:

1. HTTPS://SANTA-ROSA.LEGISTAR.COM/CALENDAR. CLICK ON THE

"IN PROGRESS" LINK TO VIEW;

2. VIA ZOOM BY VISITING

HTTPS://SRCITY-ORG.ZOOM.US/J/81986973863, OR BY DIALING

877-853-5257 AND ENTERING WEBINAR ID: 819 8697 3863;

3. COMCAST CHANNEL 28; AND

4. VIA YOUTUBE AT HTTPS://WWW.YOUTUBE.COM/CITYOFSANTAROSA

Public Comment may be made live, in-person, during the meeting in the

Council Chamber or submitted in advance via email at

planningcommission@srcity.org by 5:00 pm the Wednesday before

the Planning Commission Meeting. Any written correspondence will be

included in the agenda before the meeting begins.

IN THE EVENT A BOARD MEMBER PARTICIPATES REMOTELY

BASED ON JUST CAUSE UNDER THE BROWN ACT, THE CITY

WILL ALLOW FOR PUBLIC COMMENT THROUGH THE ZOOM

LINK OR DIAL-IN NUMBER ABOVE.

4:30 P.M.

1. CALL TO ORDER AND ROLL CALL

2. REMOTE PARTICIPATION UNDER THE BROWN ACT (Gov. Code § 54953.8)

This time is reserved for any Board Member to announce remote participation

under the “Just Cause” provision of Government Code Section 54953.8.

3. APPROVAL OF MINUTES

3.1

Draft Minutes - July 9, 2026.

Draft Minutes - July 9, 2026

Attachments:

4. PUBLIC COMMENTS

This is the time when any person may address matters not listed on this

agenda, but which are within the subject matter of the jurisdiction the

Planning Commission. The public may comment on agenda items when the

item is called. Each speaker is allowed up to three minutes.

5. COMMISSION BUSINESS

5.1 STATEMENT OF PURPOSE

The Planning Commission is charged with carrying out the California

Planning and Zoning Laws in the City of Santa Rosa. Duties include

implementing of plans, ordinances and policies relating to land use

matters; assisting in writing and implementing the General Plan and area

plans; holding public hearings and acting on proposed changes to the

Zoning Code, Zoning Map, General Plan, tentative subdivision maps, and

undertaking special planning studies as needed.

5.2 COMMISSIONER REPORTS

5.3 OTHER (i.e. VICE CHAIR ELECTION, NEW MEMBER INTRODUCTIONS)

6. DEPARTMENT REPORTS

7. STATEMENTS OF ABSTENTION OR RECUSAL

8. STUDY SESSIONS

8.1

SOUTH SANTA ROSA SPECIFIC PLAN - DRAFT PREFERRED

ALTERNATIVE - FILE NO. ST23-004

The Planning and Economic Development Department recommends

that the Planning Commission review and provide input on the Draft

Preferred Alternative to help guide the preparation of the South Santa

Rosa Specific Plan (SSRSP)..

Staff Report

Attachments:

Attachment 1 - Draft Preferred Alternative

Attachment 2 - Summary of Draft Preferred Alternative (Eng

Attachment 3 - Summary of Draft Preferred Alternative (Spa

Attachment 4 – Land Use and Circulation Alternatives Repo

Attachment 5 – Community Engagement Strategy

Presentation

Late Correspondence (Uploaded 8-11-2026)

Late Correspondece (Uploaded 8-12-2026)

9. CONSENT ITEMS

None.

10. REPORT ITEMS

None.

11. PUBLIC HEARINGS

11.1*

PUBLIC HEARING - COLLEGE AVENUE STARBUCKS -

CONDITIONAL USE PERMIT FOR A RESTAURANT WITH

DRIVE-THROUGH AND WALK-UP SERVICE AND EXTENDED

HOURS OF OPERATION - 131 COLLEGE AVENUE - FILE NO.

PRJ23-013

BACKGROUND: The applicant requests approval of a Conditional Use

Permit to allow development and operation of an approximately

1,280-square-foot restaurant with drive-through service, walk-up

ordering and pickup service, and extended hours of operation (4 a.m. to

11 p.m.) at 131 College Avenue. The Project would demolish and

replace an approximately 3,300-square-foot former automotive repair

building with a new Starbucks pickup store, which will be for

drive-through and walk-up only, it will not include any indoor or outdoor

seating. The Project also requires Minor Design Review, which will be

considered by the Zoning Administrator following the Planning

Commission’s action on the Conditional Use Permit. Final architecture,

materials, landscaping, lighting, pedestrian circulation, frontage

treatment, and related site-design features are not before the Planning

Commission as part of this action.

RECOMMENDATION: The Planning and Economic Development

Department recommends that the Planning Commission, by resolution,

approve a Conditional Use Permit to allow a restaurant with

drive-through service, walk-up ordering and pickup service, and

extended hours of operation from 4:00 a.m. to 11:00 p.m., seven days

per week, for the property located at 131 College Avenue.

Staff Report

Attachments:

Attachment 1 - Disclosure Form

Attachment 2 - Location Map

Attachment 3 - Project Description

Attachment 4 - Project Plans

Attachment 5 - Vehicle-Miles Traveled, Trip Generation, an

Attachment 6 - Air Quality and Greenhouse Gas Analysis

Attachment 7 - Accoustical Analysis Report

Attachment 8 - Public Correspondence

Resolution

Exhibit A

Presentation

Late Correspondence (Uploaded 8-11-2026)

12. ADJOURNMENT

*Ex parte communication disclosure required.

In compliance with Zoning Code Section 20-62, the decision of the Planning Commission is final unless an appeal is filed on a

City Appeal Form (https://srcity.org/DocumentCenter/Index/173) and associated fees, as noted on the City’s Fee Schedule

(https://srcity.org/DocumentCenter/View/16129/Planning--Economic-Development-Department-Fee-Schedule?bidId= ), are paid

within 10 calendar days of the action. The time limit will extend to the following business day where the last day falls on a day

that the City is not open for business.

The City of Santa Rosa does not discriminate against individuals (including member(s) of a legislative body) with disabilities in

its employment, services, benefits, facilities, programs, or activities. Requests for accommodations, auxiliary aids, or services

necessary to participate in a City program, service, or activity, including printed information in alternate formats, are available by

contacting the Board Secretary at (707) 543-4646 (TTY Relay at 711) or mbrown@srcity.org. The e-mail subject line should

read “ADA Accommodation Request” or “Language Assistance” and the email should include your name, address, telephone

number, and a description of the request. If the request is received at least seven (7) business days prior to the board meeting,

the copy shall be provided no later than two (2) business days prior to the board meeting. Meeting information can also be

accessed via the internet at http://srcity.org.

Any writings or documents provided to a majority of the Planning Commission prior to this meeting regarding any item on this

agenda are available for public review at https://santa-rosa.legistar.com/calendar.aspx or in person at the Planning and

Economic Development Department, Room 3, City Hall, 100 Santa Rosa Ave, during normal business hours.