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Planning Commission Meeting

Date: December 18, 2025

Time: 1:00 p.m.

Hybrid In-Person Meeting & Webinar Information:

In-Person Meeting Information

Members of the public can attend the meeting in person at:
Permit Sonoma Hearing Room
2550 Ventura Ave.
Santa Rosa, CA 95403

Webinar Information
Members of the public can watch or listen to the meeting by calling in or by using the Zoom application:

Zoom Webinar: Join Meeting >>
Telephone: 1 (669) 444 9171
Webinar ID: 812 5718 1202
Passcode: 792919

Registration Required: No

Add to Calendar


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 Bahning, District 3
Commissione Koenigshofer, District 5
Commissioner McCaffery, Chair, District 4

Staff Members
Cecily Condon, Deputy Director of Planning
Jacob Sedgley, Planner III
Jon Olin, County Surveyor
Stacie Groll, Administrative Assistant
Jennifer Klein, Chief Deputy County Counsel     

Planning Commission Regular Calendar

View documents for all items listed digitally>>

Item No.:

1

Time:

1:00pm

File:

UPE24-0060

Applicant:

VB BTS ll, LLC, Attention: Brandon St. Michel T-Mobile West LLC (“T-Mobile”), Attention: Daniel Pell
Assurance Development, Attention: Melissa Keith

Owner:

Eric Armitage

Cont. from:

November 20, 2025

Staff: Jacob Sedgley
Env. Doc: Categorical Exemption (14 CCR § 15303)
Proposal:

Use permit application for a new intermediate freestanding telecommunication facility for T-Mobile Wireless consisting of installing a new 90' faux tree pole (75’ antenna tip height, plus 5’ of stealth branches and a 10’ lightning rod), installing (12) new antennas, (6) new radio units on tower, installing (2) new ground equipment cabinets, installing (1) new GPS antenna at ground equipment, and installing power and telco to ground equipment lease area on a 4.52-acre parcel zoned DA (Diverse Agricultural).

Recommended Action: Permit Sonoma recommends that the Board of Zoning Adjustments find the project exempt from the California Environmental Quality Act under CEQA Guidelines Section 15303 and approve the requested Use Permit to allow for an intermediate freestanding telecommunications facility, designed as an 80’ tall (75’ antenna tip height, plus a 5’ lightning rod) green monopole, subject to the attached conditions for approval.

Location:

2783 Guerneville Road, Santa Rosa

APN:

034-101-071

District: Five
Zoning: Diverse Agriculture (DA B6 10), F2 OAK, Riparian Corridor (RC100/25), SR VOH
Action:
Appeal Date:
Resolution Number: 25-

Vote: 
Commissioner Kapolchok
Commissioner Reed
Commissioner Bahning
Commissioner Koenigshofer
Commissioner McCaffery

Ayes:
Noes:
Absent:
Abstain

Item No.:

2

Time:

1:05pm

File:

ENP24-0013

Applicant:

Melodee Vandeman

Owner:

Melodee Vandeman

Cont. from:

N/A

Staff: Jon Olin
Env. Doc: Categorical Exemption
Proposal:

This report represents an appeal of an administrative determination of separate legal parcel status for an application seeking three (3) Administrative Certificates of Compliance, for a single Assessor’s Parcel Number, (APN 054- 270-015). Staff determination is that APN 054-270-015 is entitled to one (1)
ACC.
On April 24, 2024, the applicant, Melodee Vandeman, applied for a determination seeking three Administrative Certificates of Compliance, located at 840 Horn Avenue, Glen Ellen, CA 95442, (County File No. ENP24-0013). In review of the file Staff found that only one legal parcel is present and only one ACC, rather than the three originally requested ACC’s, could be granted. Staff issued the administrative determination on October 7, 2024, formally granting one ACC and denying the request for recognition of three ACC’s. On November 15, 2024, the applicant, Melodee Vandeman, filed an appeal of the administrative determination granting only one ACC to the subject parcel.

Recommended Action: The Permit Resource and Management Department (Permit Sonoma) recommends that the Planning Commission adopt a resolution upholding the staff determination that APN 054-270-015 comprises one legal parcel and as such is entitled to one ACC.

Location:

840 Horn Ave., Glen Ellen

APN:

054-270-015

District: One
Zoning: RR (Rural Residential) B6-5 acres per dwelling density, LG/GE2 (Local Development Guidelines/Glen Ellen Area 2), OAK (Oak Woodland)
Action:
Appeal Date:
Resolution Number: 25-

Vote: 
Commissioner Kapolchok
Commissioner Reed
Commissioner Bahning
Commissioner Koenigshofer
Commissioner McCaffery

Ayes:
Noes:
Absent:
Abstain

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, members of the Planning Agency, Planning Commission, or Board of Zoning Adjustments (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 $250 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 since January 1, 2023. Members of the Planning Agency who have received, and applicants, contractors or their agents who have made, campaign contributions totaling more than $250 to a member of the Planning Agency since January 1, 2023, 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 either in writing to the Clerk for the Planning Agency, Planning Commission, or Board of Zoning Adjustments, as the case may be, prior to the subject hearing or by verbal disclosure at the time of the hearing.

Hearing Waiver Calendar

The hearing waiver calendar lists projects proposed for public hearing waivers for informational purposes only. The listed items are not scheduled on the current or uncontested calendars. For more information on the hearing waiver item, contact the planner assigned to the project or fill out a ‘Request for Information’ card.

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. This is not the location of the hearing.

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 fill out a speaker card and drop it in the box near the staff table. You will be called by the Chair in the order received. Your name, will be announced when it’s your turn to speak (1 public comment is allowed per person). 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. 

Comment on a Hearing Waiver Item

If you wish to comment on a hearing waiver item, submit your comment directly to the assigned planner prior to the “last day for public comment” date listed for each item.

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.