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Planning Commission Meeting

Date: May 07, 2026

Time: 1:00 p.m.

Webinar Information:

Members of the public can watch or listen to the recording of the meeting by clicking the link below:

May 7, 2026 RECORDING

Registration Required: No

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Attachments:

The Planning Commission conducts public hearings and makes decisions on applications for subdivisions, mining permits, and legislative policy matters such the General Plan, Specific Plans, and Zoning changes.

The Planning Commission meets the 1st and 3rd Thursday of each month (and as needed).

Disability Accommodation

If you have a disability which requires an accommodation or an alternative format to assist you in observing and commenting on this meeting, please call (707) 565-1947 or email PlanningAgency@sonomacounty.gov at least 72 hours in advance of the meeting to make arrangements.

Roll Call
Commissioner Kapolchok, District 1
Commissioner Reed, District 2
Commissioner Striplen, District 3
Commissioner Marquez, District 5
Commissioner McCaffery, Chair, District 4

Staff Members
Cecily Condon, Permit Sonoma Deputy Director, Planning
Katrina Braehmer, Supervising Planner
Scott Orr, Director of Permit Sonoma
Jen Chard, Planner III
Stacie Groll, Administrative Assistant
Jennifer Klein, Chief Deputy County Counsel
Santa Rosa City Staff
Conor McKay, Project Planner
Amy Nicholson, Supervising Planner

1:00 PM Call to order and Roll Call

 Correspondence

 Zoning Adminstrator/Board of Supervisors Actions

 Commissioner Announcements

 Public Appearances for Non-Agenda Items

 Items scheduled on the Agenda

Planning Commission Regular Calendar

View documents for all items listed digitally>>

Item No.: 1
Time: 1:00pm
File No.: South Santa Rosa Specific Plan (SSRSP)
Applicant: County of Sonoma
Owner: Various
Cont. From: N/A
Staff: Katrina Braehmer, Scott Orr
Env. Doc: N/A
Proposal: The South Santa Rosa Specific Plan (SSRSP) is an effort led by the City of Santa Rosa in partnership with the County of Sonoma to prepare a plan to guide land use, development, and improvements in a 1,900-acre area of southern Santa Rosa. The SSRSP will develop a vision for the Plan Area, addressing land use, circulation and infrastructure, incuding development and public realm standards, community health and equity policies, capital improvements, and parks, coupled with necessary implementation actions and investment priorities.
Recommended Action: This item is for informational purposes only and no formal action or8 decision is requested. Permit Sonoma recommends that the Planning Commission hold a public workshop and provide input on the land use and circulation alternatives for the South Santa Rosa Specific Plan.
Location: 1,900 acres of land located in south Santa Rosa, including 500 acres within city limits of Santa Rosa and 1,400 acres in unicorporated Sonoma County. The Specific Plan Area covers parts of the community around Santa Rosa Avenue within the City of Santa Rosa and the unicorporated county, as well as unicorporated areas on the east and west sides of Highway 101, including the Moorland and industrial neighborhoods. The unincorporated areas of the Plan Area are within the boindary of South Santa Rosa Area Plan.
APN: Various
Disrict: Three & Five
Zoning: Various

Item No.: 2
Time: 1:00pm
File No.: UPE22-0039
Applicant: Sher Bell Boatman
Owner: Stevan Bell & Sher Bell Boatman
Cont. From: N/A
Staff: Jen Chard
Env. Doc: Addendum to a Negative Declaration
Proposal: Modiifying an existing Use Permit approved under UPE11-0084 to incorporate tasting by appointment only and 8 annual agriculture promotional events with maximum of 82 guests for 3 events and a maximum of 30 guests for 5 events. An outdoor courtyard will serve as the tasting area by appointment only with a maximum of 30 guests Wednesday - Thursday and 60 guests Friday - Sunday persons per day between 10:00am and 5:00pm by appt only, max guests per appt is 20. Agricultural promotional events would be scheduled any day of the week, between 10:00am and 9:30pm on a 5.7-acres site
Recommended Action: Staff recommends that the Planning Commission adopt the addendum to the Negative Declaration and approve the request for a Use Permit Modification adding tasting and events.
Location: 3631 Mark West Station Rd., Windsor
APN: 066-230-033
Disrict: Five
Zoning: Diverse Agriculture, 60-acre density with combining districts for Scenic Landscape Unit and Oak Woodland
Action: Commissioner Marquez motioned to adopt the mitigated declaration with the modification to the use permit with the modified conditions of approval. Seconded by Commissioner Striplen and moved with a 5-0-0-0 vote.          
Appeal Deadline: 10 day
Resolution No.: 26-006

Vote

Commissioner Kapolchok: Aye
Commissioner Reed: Aye
Commissioner Striplen: Aye
Commissioner Marquez: Aye
Commissioner McCaffery: Aye

Ayes: 5
Noes: 0
Absent: 0
Abstain: 0

Public Appearances for Non-Agenda Items

Shortly after the hearing begins, the PC invites public participation regarding the affairs of the County. Any person desiring to speak on any matter which is not scheduled on this agenda may do so. Comments may be limited to three minutes, or as imposed at the discretion of the Chair. Under State Law, matters presented during public appearances cannot be discussed or acted upon by the PC commissioners.

Public Appearances for Agenda Items

PC hearings begin at 1:00 PM and are recorded. Agenda items begin on or after the time stated on the agenda. After a county staff project presentation and commission questions, the public hearing is then opened. The applicant may then give a 10-minute project presentation followed by public comments. The time limit for public comments is at the Chair’s discretion and is typically three minutes per speaker. Please state your name for the record when you are called upon. Questions raised by the public may be answered after all public comments are given. The Commission may request staff or the applicant to answer questions, and the applicant is given the opportunity to respond to any public comments. The public hearing is then closed, and no further public comments are received. The commissioners discuss the project and make a decision by motion and roll call vote.

Contributions

Pursuant to Government Code section 84308 (the "Levine Act"), members of the Planning Agency or Planning Commission (collectively “Planning Agency”) are disqualified and not able to participate in any agenda item involving contracts (other than competitively bid, labor, or personal employment contracts), franchises, discretionary land use permits and other entitlements if the member of the Planning Agency received more than $500 in campaign contributions from the applicant or contractor, an agent of the applicant or contractor, or any financially interested participant who actively supports or opposes the County’s decision on the agenda item within the preceding 12 months. Members of the Planning Agency who have received, and applicants, contractors or their agents who have made, campaign contributions totaling more than $500 to a member of the Planning Agency within the 12 months prior to the Planning Agency taking action, are required to disclose that fact for the official record of the subject proceeding. Disclosures must include the amount of the campaign contribution and identify the recipient Planning Agency member and may be made in writing to the Clerk for the Planning Agency on the date of application or, for contributions made during any stage while the application/hearing is pending, within 30 days of making the contribution or the date the party first appears before the Planning Agency, whichever is earliest. 

Public Comments

Please follow the instructions below to submit a Public Comment in writing, email or in person via the hearing room. The PC invites interested persons to submit comments which are entered into the permanent record. Written comments received prior to and during the hearing are distributed to the commissioners, staff, and are available to the public via the public copies link in the calendar section of this agenda. Written comments received after the package is made public may be read into the record.

Mail Public Comments

Address letters to: Permit Sonoma, 2550 Ventura Avenue, Attn: Planning Agency Secretary, Santa Rosa, CA 95403 and include the project number. 

Email Public Comments

Email comments to: PlanningAgency@sonomacounty.gov. Please provide your name and the project number. It is advised to email comments (no later than the day before) prior to the hearing date to give commissioners and staff review time.

Public Comments Using Zoom

Comments are not accepted through Zoom at this time. If you wish to provide comments, please follow the instructions provided on this page for mail, email, or in-person comment.

Speaking In-Person on an Agenda Item

If you wish to speak on an item which appears on this agenda, please que at the direction of the Chair.  The meetings are recorded and all in person testimony must be given through the microphone. Please state your name upon approaching the microphone. Each person may speak only once and is usually granted 3 minutes. Time limits are at the discretion of the Chair. Questions raised by the public are to be directed to the Commission. At the end of the hearing, the Commission may ask staff or the applicant to respond to any questions raised during the hearing.

Be Respectful and Courteous

Please Be Respectful of others and the varying points of view. No clapping, booing, or speaking out of turn.

Please Be Courteous turn off cell phones and pagers while the meeting is in session.