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

FEBRUARY 26, 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, AT&T U-VERSE CHANNEL 99; 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 - February 12, 2026.

Draft Minutes - February 12, 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 SESSION

8.1

SOUTH SANTA ROSA SPECIFIC PLAN - STUDY FILE - 0 CITYWIDE -

ST23-004

RECOMMENDATION: It is recommended by the Planning & Economic

Development Department that the Planning Commission review and

provide input on Draft Alternatives to help guide the preparation of the

South Santa Rosa Specific Plan (SSRSP).

PRESENTED BY: Conor McKay, Senior Planner.

Staff Report

Attachments:

Attachment 1 - Land Use and Circulation Alternatives Repo

Attachment 2 – Existing Conditions Report

Attachment 3 – Community Engagement Strategy

Presentation

Late Correspondence (Uploaded 2-25-2026)

9. CONSENT ITEMS

None.

10. REPORT ITEMS

None.

11. PUBLIC HEARINGS

11.1

PUBLIC HEARING - MD MARKET - CONDITIONAL USE PERMIT -

1478 GUERNEVILLE RD - CUP24-027 (THIS ITEM IS CONTINUED

TO THE MARCH 12, 2026 PLANNING COMMISSION MEETING)

BACKGROUND: The project proposes approval of a Major Conditional

Use Permit to allow a neighborhood-serving retail market with alcoholic

beverage sales for off-site consumption and extended hours of

operation from 6:00 a.m. to 12:00 a.m., seven days per week, within an

existing commercial building located at 1478 Guerneville Road. The

project includes minor interior tenant improvements and on-site

modifications such as parking lot restriping, circulation adjustments,

lighting upgrades, and installation of security features. No expansion of

the existing building footprint is proposed. The application has been

filed by Mangal Singh Dhillon (MD Market). File No. CUP24-027., This

project is exempt from the California Environmental Quality Act (CEQA).

RECOMMENDATION: It is recommended by the Planning and

Economic Development Department that the Planning Commission, by

resolution, approve a Conditional Use Permit (CUP) to allow the sale of

alcoholic beverages off-site consumption and to allow extended hours

of operation at the proposed MD Market, located at 1478 Guerneville

Road, Assessor’s Parcel No. 041-043-056.

11.2

PUBLIC HEARING - MEADOWOOD RANCH - TENTATIVE MAP

AMENDMENT - PLANNING RECORD - 2875 DUTTON MEADOW -

PLN25-0563 (THIS ITEM IS CONTINUED TO THE MARCH 12, 2026

PLANNING COMMISSION MEETING)

BACKGROUND: The project involves a Tentative Map Amendment to

an approved residential subdivision known as Meadowood Ranch,

located at 2853 and 2875 Dutton Meadow. The amendment proposes

minor revisions to the previously approved subdivision layout, including

adjustments to the shape of two residential lots (Lots 88 and 89) and

revisions to Parcel A, which will remain a neighborhood park and open

space parcel. The amendment removes a previously approved

community building and swimming pool from Parcel A. No new lots are

proposed, and there is no increase in the number of homes, density,

traffic, or access points. All other aspects of the subdivision, including

the street layout and overall development plan, would remain

unchanged. This project is exempt from the California Environmental

Quality Act (CEQA).

RECOMMENDATION: It is recommended by the Planning and

Economic Development Department that the Planning Commission, by

resolution, approve a Tentative Map Amendment for the Meadowood

Ranch Subdivision to allow a revised subdivision layout for Parcel A,

located at 2853 and 2875 Dutton Meadow, Assessor Parcel Nos.

043-111-005 and 043-111-006, File No. PLN25-0563.

11.3

PUBLIC HEARING - ZONING CODE AMENDMENTS PERTAINING TO

MASSAGE ORDINANCE

BACKGROUND: The proposed amendments to the Massage ordinance

are primarily driven by the need to align City Code with DOJ and FBI

criteria, allowing local authorization for national fingerprint-based

background checks. The amendment establishes definitions for

ownership and partnership, creating the legal nexus required to deny

permits based on disqualifying criminal histories. Beyond this, the

amendments refine the City’s administrative framework by clarifying the

role of Zoning Clearances in the application process; by establishing

transparent criteria for permit approvals and denials; by adding

operational requirements pertaining to the use and storage of liquids,

creams, or other preparations used in the operation of the massage

establishment; and by making additional minor changes that will

facilitate the reading and use of the ordinance.

RECOMMENDATION: It is recommended by the Planning and

Economic Development Department that the Planning Commission, by

resolution, recommend to the City Council the adoption of Zoning Code

amendments to Chapter 20-49 entitled Massage Regulation and

Massage Establishment Registration.

PRESENTED BY: Lou Kirk, Senior Building Inspector

Staff Report

Attachments:

Attachment 1 - Draft Ordinance

Resolution

Presentation

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.