2025/5/22 Planning Commission Agenda PacketCity of Rohnert Park Planning Commission Regular Meeting
Thursday, May 22, 2025
6:00 P.M.
CITY HALL - COUNCIL CHAMBER 130 Avram Avenue, Rohnert Park, California
PUBLIC COMMENT: For public comment on items listed or not listed on the agenda, or agenda
items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. Please fill out a speaker card prior to speaking. Members of the public may also provide advanced comments by email at Planning@rpcity.org. Comments are requested by 5:00 p.m. on the day of the meeting. Email comments must identify the Agenda Item Number in the
subject line of the email. The emails will not be read for the record but will be provided to thePlanning Commission. Please note that all emails sent to the Planning Commission areconsidered to be public records and subject to disclosure under the California Public Records Act.
Planning Commission agendas and minutes may be viewed at the City’s website: www.rpcity.org
NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising
only those issues you or someone else raised at the public hearing(s) described in this agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s).
RIGHT TO APPEAL: Judicial review of any city administrative decision pursuant to Code of
Civil Procedure Section 1094.5 may be had only if a petition is filed with the court no later than the deadlines specified in Section 1094.6 of the California Code of Civil Procedure, which generally limits the time within which the decision may be challenged to the 90th day following the date that the decision becomes final.
1.CALL TO ORDER AND ROLL CALL
( Orloff Lam Epstein Austin-Dillon Campbell )
2.READING OF THE LAND ACKNOWLEDGEMENT
The City of Rohnert Park acknowledges Indigenous Peoples as the traditional stewardsof the land. Let it be acknowledged that the City of Rohnert Park is located within thetraditional homeland of the Federated Indians of Graton Rancheria, comprised of Coast
Miwok and Southern Pomo peoples.
3. PLEDGE OF ALLEGIANCE
4. PUBLIC COMMENT – Persons who wish to speak to the Commission on any Consent
Calendar item or an item that is not on the agenda may do so at this time. Each speaker will be allotted three minutes. Please see page 1 for details on how to submit public comments. 5. CONSENT CALENDAR – ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of May 8, 2025. Commissioner Motion/Roll Call Vote:
( Orloff Lam Epstein Austin-Dillon Campbell ) 6. AGENDA ITEM 6.1 PUBLIC HEARING – CONDITIONAL USE PERMIT- File No. PLUP25-0001. Applicant/Owner: Laura Lawley/Frank Gobar. The Planning Commission will consider the adoption of a resolution for a Conditional Use Permit to allow a Tattoo Studio in the C-R Regional Commercial District. (CEQA – Exempt Under CEQA Guidelines Class 1 Section 15301
Existing Facilities) The property is located at 6555 Hunter Drive. Suite #4 (APN 143-051-049)
Commissioner Motion/Roll Call Vote:
( Orloff Lam Epstein Austin-Dillon Campbell )
7. ITEMS FROM THE PLANNING COMMISSION 8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 9. ADJOURNMENT
AGENDA REPORTS & DOCUMENTS: A paper copy of all staff reports and documents subject to disclosure that relate to each item of business referred to on the agenda are available for public inspection at City Hall, 130 Avram Avenue, Rohnert Park, California 94928. Electronic copies of all staff reports and documents subject to disclosure that relate to each item
of business referred to on the agenda are available for public inspection at https://www.rpcity.org/city_hall/city_council/meeting_central. Any writings or documents subject to disclosure that are provided to all, or a majority of all, of the members of the Planning Commission regarding any item on this agenda after the agenda has been distributed will be made available for inspection at City Hall and on our website at the same time. Any writings or
documents subject to disclosure that are provided to the Planning Commission during the meeting will be made available for public inspection during the meeting and on our website following the meeting.
AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should email the ADA Coordinator at jcannon@rpcity.org or by calling
707-588-2221. The ADA Coordinator will use their best efforts to provide reasonable
accommodations to provide as much accessibility as possible while also maintaining public safety in accordance with the City's procedure for resolving reasonable accommodation requests. Information about reasonable accommodations is available on the City website at: https://www.rpcity.org/city_hall/departments/human_resources/a_d_a_and_accessibility_resourc
es
CERTIFICATION OF POSTING OF AGENDA I, Clotile Blanks, Community Development Technician for the City of Rohnert Park, declare that the foregoing agenda was posted and available for review on May 16, 2025, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the
City of Rohnert Park’s website at www.rpcity.org. Signed this 16th day of May 2025, at Rohnert Park, California.
Clotile Blanks
Minutes of the Planning Commission Meeting of the City of Rohnert Park Thursday, May 8, 2025 6:00 P.M. 130 Avram Avenue, Rohnert Park
1. CALL TO ORDER AND ROLL CALL
Chairperson Orloff called the regular meeting to order at 6:00 p.m. Present: Marc Orloff, Chairperson
Fanny Lam, Vice-Chairperson
Tramaine Austin-Dillon, Commissioner Tim Campbell, Commissioner Matthew Epstein, Commissioner
Absent: None
2. READING OF THE LAND ACKNOWLEDGEMENT
Read by Chairperson Orloff. 3. PLEDGE OF ALLEGIANCE
Led by Chairperson Orloff. 4. PUBLIC COMMENT None.
5. CONSENT CALENDAR – ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of April 10, 2025
ACTION: Moved/Seconded (Epstein-Campbell) to approve the Minutes of the Planning Commission Regular Meeting of April 10, 2025. Motion carried by the following 5-0-0 roll call vote: AYES: Lam, Orloff, Austin-Dillon, Campbell, Epstein; NOES: None; ABSENT: None.
6. AGENDA ITEM
6.1 PUBLIC HEARING – MODIFICATION TO A CONDITIONAL USE PERMIT – WALMART INTERIOR MODIFICATION File No. PLUP24-0004. Applicant/Owner: Bryan Spencer/Walmart Neighborhood Market. The Planning Commission considered a request for a modification of a Conditional Use Permit for an interior expansion into existing adjacent retail
space of 4,969 square feet (CEQA-Exempt Under CEQA Guidelines Class 1 Section 15301
Existing Facilities), at the southeast corner of Golf Course Drive and Country Club Drive in the C-N (Neighborhood Commercial) District at 901 Golf Course Drive, APN 143-311-059 & 62.
ACTION: Moved/Seconded (Epstein/Campbell) to approve Resolution 2025-04 with the correction of a typo in the findings from “San Rafael” to” Rohnert Park” and
modification in paragraph 5 for delivery hours to be changed from 7 a.m. to
7 p.m. on weekdays and 9 a.m. to 7 p.m. on the weekends approving a Modification to a Conditional Use Permit for an interior expansion into adjacent retail space of 4,969 square feet. (CEQA – Exempt) . Motion carried by the following (4-1-0) roll call vote: AYES: Lam,
Orloff, Campbell, Epstein; NOES: Austin-Dillon; ABSENT: None
7. ITEMS FROM PLANNING COMMISSION
Commissioner Epstein expressed appreciation to the residents who attended the meeting and
encouraged them to continue to attend future meetings. Commissioner Campbell expressed his
appreciation to the Planning Department staff for the agenda item report and their assistance in
answering his questions. Commissioner Austin-Dillon thanked the guests for their attendance at
the meeting and how nice it was to see them in the audience. Commissioner Lam thanked
Walmart and the representatives in attendance for investing in the City. She also thanked the
guests for their attendance at the meeting. Commissioner Lam agreed with Commissioner
Austin-Dillon that it is important for Walmart to provide outreach and communicate with the
residents and public on any future projects. Commissioner Orloff would like a report from staff
on the City’s sign ordinance and code enforcement program that is in place, which deals with the
sign ordinance/issues. Director Giudice stated that this issue could be brought before the
Commissioners as an informational item, along with Code Enforcement updates that have been
brought before City Council as future agenda items.
.
8. ITEM FROM DEVELOPMENT SERVICES STAFF
Development Services Director Giudice stated that City Council study sessions on the budget
were held on April 15th and 16th and would bring the budget before the Commissioners
sometime in June. She gave an update on the Downtown, stating the City continues
negotiations with the Developer. The project will require a tentative subdivision map and
design review. The Director asked the Commissioners to inform staff of any upcoming
vacations so that the meetings can be scheduled accordingly. Commissioner Lam asked about a
timeline for the construction of the Downtown and would like the Developer to give the
commercial businesses the same attention as the housing element of the development. Chair
Orloff conveyed to staff that the City of Santa Rosa will not be moving forward with plans for a
convention center.
9. ADJOURNMENT Chairperson Marc Orloff adjourned the Planning Commission Meeting at 7:18 p.m.
_____________________________ ________________________________
Marc Orloff, Chairperson Clotile Blanks, Recording Secretary
Page 1
City of Rohnert Park
Planning Commission Report
Meeting Date:
Item No:
Prepared by:
Agenda Title:
Location:
GP/Zoning:
Applicant/Owner:
May 22, 2025
6.1
Ashley Ramirez, Assistant Planner
File No. PLUP25-0001 – Conditional Use Permit/Tattoo Studio
6555 Hunter Dr. Suite #4 (143-051-049)
C-R, Regional Commercial
Laura Lawley/Frank Gobar
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No. 2025-05, approving a Conditional Use Permit to allow a tattoo studio within the C-
R/Regional Commercial zoning district, located at 6555 Hunter Dr., Suite #4 (APN 143-051-
049). (Figure 1: Project Location). This General Plan designation is Regional Commercial.
Figure 1: Project Location
Page 2
BACKGROUND: The subject property is a 0.61-acre parcel located on the northeast side of Hunter Drive between Commerce Boulevard and Enterprise Drive. Surrounding uses include the
Park Plaza Center to the north, the North Bay Center to the west, and single-family and multiple-
family residential to the south. The property is currently developed with a one-story, multi-tenant commercial building (Figure 2: Building Layout). The proposed project would be located in Suite #4 of the existing building.
The breakdown of the 6555 Hunter Drive tenant spaces is as follows:
6555 Hunter Drive:
• Unit #1 Vita Bella Salon Beauty Salon
• Unit #2 Dynasty Restaurant Restaurant
• Unit #3 Dynasty Restaurant Restaurant
• Unit #4 Proposed Castle Danger Tattoo Studio Tattoo Studio
• Unit #5 Los Munchies Ice Cream Shop
• Unit #6 VACANT
• Unit #7 Nephu’s Barber Shop Barber/Beauty Shop
• Unit #8 Hardline Drift Hobby Store
Figure 2: Building Layout
Project Details The applicant proposes to operate Castle Danger Tattoo Studio in an existing 780 square foot tenant space located at 6555 Hunter Drive Unit #4. Per the Rohnert Park Municipal Code (RPMC), a Conditional Use Permit is required for a tattoo studio in the C-R zoning district.
Per the attached floor plan and illustrative drawings, the applicant proposes no structural changes to the space or exterior and proposes only limited interior design features that will meet the needs of the business. One tenant sign is proposed on the exterior, which will be subject to a staff-level permit review. The business proposes the use of existing parking in a shared parking
arrangement.
Page 3
ANALYSIS: The property is zoned C-R, Regional Commercial. This district is intended to accommodate businesses that provide goods and services to nearby residential neighborhoods,
generally within an area of an eight-to-twenty-mile radius. Typical uses found in this district
include professional, medical offices, retail stores, and service establishments that are compatible with and dependent upon nearby residential developments. The proposed tattoo studio is in an existing multi-tenant commercial building and is compatible with the existing personal service businesses that occupy these tenant spaces (hair salon, barber shop), as well as the other
commercial uses in the building, restaurant, ice cream store, and hobby store.
Parking The site provides a total of 33 parking spaces, which are shared with the businesses located in the same building as the proposed tattoo studio. The proposed commercial use will occupy an
existing commercial space that is adequately served by existing parking.
Operations The tattoo studio operates on an appointment-only basis, which will ensure little or no impact on the surrounding area. The use does not generate excessive noise levels, which minimizes any
potential disturbances to neighboring businesses. Hours of operation are 11:00 am to 7:00 pm,
7 days a week, with three body art practitioners operating in the space. This use is subject to permits from the Sonoma County Department of Health Services for the facility and the body art practitioners. Maintaining all required Sonoma County Department of
Health Services permits is a condition of approval.
Findings Per RPMC 17.25.014, the Planning Commission shall approve or conditionally approve a Conditional Use Permit application if, on the basis of the application, supporting materials, and
written and oral testimony submitted at the hearing, the Planning Commission makes each of the
following findings: 1. The proposed location of the conditional use is consistent with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located.
The proposed location is within the C-R, Regional Commercial District. This district is intended to accommodate businesses that provide goods and services to nearby residential neighborhoods, generally within an area of an eight-to-twenty-mile radius or less. Typical uses found in this district include professional, medical offices, retail stores and service
establishments that are compatible with, and dependent upon, nearby residential
developments. The proposed tattoo studio is an allowed use with a Conditional Use Permit in the C-R zoning district. Further, the tattoo studio, located within a multi-tenant commercial building, is compatible with existing personal service businesses that occupy the existing tenant spaces (Barber/Beauty Shop), as well as other uses in the building.
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2. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the vicinity and that the operation and
maintenance of the use will be compatible with the surrounding uses; and
The project will not have a negative effect on the public health, safety, or welfare or be materially injurious to properties or improvements in the vicinity. The tattoo studio and all
body art practitioners are required to have permits from the Sonoma County Department of
Health Services. The hours of operation are in accordance with normal hours of operation for commercial services. 3. The proposed use will comply with each of the applicable provisions of this title.
The proposal does not involve any exterior modifications. The proposal would also comply with all applicable Zoning Ordinance standards in that the proposed tattoo studio is an allowed use with a Conditional Use Permit in the C-R zoning district, and conditions of approval have been added to ensure that the use is compatible at the existing location.
The findings and the basis for making each in the affirmative are found in the attached resolution of approval. ENVIRONMENTAL DETERMINATION: The project has been analyzed for compliance with
the requirements of the California Environmental Quality Act (CEQA) and found to be
categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of the
proposal’s hearing was published in the Community Voice. Property owners within 300 feet of
the project site were mailed notices, and the notice was posted pursuant to State Planning Law. No public comments were received as of the distribution of this report.
Planning Manager Approval Date: 5/15/2025 Attachments:
1. Resolution 2025-05 including Conditions of Approval for PLUP25-0001
2. Applicants’ Submittal Package
PLANNING COMMISSION RESOLUTION NO. 2025-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR A TATTOO STUDIO LOCATED AT 6555 HUNTER DR. SUITE #4 (APN 143-051-049)
WHEREAS, the applicant, Laura Lawley, has filed Planning Application No. PLUP25-
0001 for Conditional Use Permit approval to allow Castle Danger Tattoo Studio in the C-R,
Regional Commercial District located at 6555 Hunter Dr. Suite #4 (APN 143-051-049) in accordance with the City of Rohnert Park Municipal Code; and
WHEREAS, Planning Application No. PLUP25-0001 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, public hearing notices were transmitted to all property owners within a 300-foot radius of the subject property and to all agencies and interested parties as required byCalifornia State Planning Law, and a public hearing notice was published in the Community
Voice for a minimum of 10 days prior to the first public hearing; and
WHEREAS, on May 22, 2025, the Planning Commission reviewed Planning Application No. PLUP25-0001 during a scheduled public meeting at which time interested persons had an opportunity to testify either in support or in opposition to the project; and
WHEREAS, on May 22, 2025, at the Planning Commission meeting, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLUP25-0001.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Findings. The Planning Commission, in approving Planning Application
No. PLUP25-0001 makes the following findings, to wit:
1. The proposed location of the conditional use is consistent with the objectives of the ZoningOrdinance and the purpose of the district in which the site is located.
The proposed location is within the C-R, Regional Commercial District. This district isintended to accommodate businesses that provide goods and services to nearby residentialneighborhoods, generally within an area of an eight-to-twenty-mile radius or less. Typical
uses found in this district include professional, medical offices, retail stores, and service
establishments that are compatible with and dependent upon nearby residentialdevelopments. The proposed tattoo studio is an allowed use with a Conditional Use Permit inthe C-R zoning district. Further, the tattoo studio, located within a multi-tenant commercial
ATTACHMENT 1
building, is compatible with existing personal services businesses that occupy the existing tenant spaces (Barber/Beauty Shop), as well as other uses in the building.
2. That the proposed location of the use and the conditions under which it would be operated or
maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity and that the operation and maintenance of the use will be compatible with the surrounding uses; and
The project will not have a negative effect on the public health, safety, or welfare, nor be materially injurious to properties or improvements in the vicinity. The tattoo studio and all body art practitioners shall have permits from the Sonoma County Department of Health Services. The hours of operation are in accordance with normal hours of operation for
commercial services.
3. The proposed use will comply with each of the applicable provisions of this title. The proposal does not involve any exterior modifications. The proposal would also comply
with all applicable Zoning Ordinance standards in that the proposed tattoo studio is an
allowed use with a Conditional Use Permit in the C-R zoning district, and conditions of approval have been added to ensure that the use is compatible at the existing location. Section 3. Environmental Clearance. The project is categorically exempt from the
California Environmental Quality Act, pursuant to California Code of Regulations, Title 14,
Chapter 3, Section 15301 (Class 1 – Existing facilities with no new construction and no potentially significant impacts on the environment). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLUP25-0001, approving a Conditional Use Permit to allow a
tattoo studio at 6555 Hunter Dr (APN 143-051-049), subject to the following conditions: 1. Expiration of Approval – Pursuant to the City of Rohnert Park Municipal Code, this approval shall expire one year from the Planning Commission approval date, unless
prior to the expiration the conditional use permit for a tattoo studio commences per this
approval, or an extension is filed and approved by the Director of Development Services. 2. The applicant shall obtain all necessary permits and clearances from the Rohnert Park
Building Department, Department of Public Safety, and the Sonoma County Department
of Health Services. Standard fire prevention codes will need to be met at the time of occupancy. On-site review of existing accessibility accommodations will be required.
3. A copy of the approved Sonoma County Health permits for the facility and the body art practitioners must be current at all times and shall be posted in a visible location. 4. Hours of operation shall be limited to: 11:00 am to 7:00 pm, 7 days a week.
5. All signs (if any) shall be subject to Sign Review and permit prior to installation.
6. The premises shall always be kept in a neat and orderly condition.
7. A violation of a condition of approval or a provision of this chapter may cause a conditional use permit to be revoked or modified as set forth in Chapter 17.25, Article XIV of the Rohnert Park Municipal Code. A request to amend one or more of the
conditions of approval shall be treated as a new conditional use permit application. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired, and that the appeal period shall be 10 calendar days from the date of said action. No building permits shall be issued, nor shall the use be initiated, until the appeal
period has expired, provided there are no appeals.
DULY AND REGULARLY ADOPTED on the 22nd day of May, 2025, by the City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
ORLOFF_____ LAM____ EPSTEIN_____ AUSTIN-DILLON____ CAMPBELL_____
Marc Orloff, Chairperson, Rohnert Park Planning Commission Attest: ________________________________
Clotile Blanks, Recording Secretary
APPLICANT’S SUBMITTAL
PACKAGE
Attachment 2