[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6509755,"mediaKeyId","5419732-847048c93baa23778cdfaea67a507421","parentId",5419732,"title","City Ventures presents Doyle property townhome concept; commissioners and neighbors flag traffic, density and design concerns","audioSeconds",5937,"startMs",2521000,"endMs",8458000,"viewUrl","/Search/View?dp=1&key=5419732-847048c93baa23778cdfaea67a507421&start=2521&end=8458","thumbnailUrl","https://assets.pipeline.soar.com/5419732-847048c93baa23778cdfaea67a507421/thumbnail_2521000.jpg","articleUrl","/articles/6509755/Sonoma-City/Sonoma-County/California/City-Ventures-presents-Doyle-property-townhome-concept-commissioners-and-neighbors-flag-traffic-density-and-design-concerns","mediaUrl","https://secure.pipeline.soar.com/6509755-07650d6b86d7900787c1dc9c7df9332d/orig.mp4?Expires=1770437974&Signature=elNTMgErASEx139MwHdEPpyY9mYkPGv16qCdhtdhqYav73ieIPMATtpSVLHvEbHklx9sDZnKBM2aVIMxOFKAbh5A-83KoWGfvOG5WUaO5ZeG2IdNSp6UhuIpjk9tW9Y85dsr2UtHN9DJB7qBJ9mNStq3ZtizDaoS7pZlnVuxSrxA~-ftsyHm194FKj5PiFnmpsmuBEd5eUnjaIV8EuRaaG2zu0AyY1A4uKqS7X18pJgKaRYlXbSH2dLfVnlIRqlLGMfN471kiRHNTjNMS3~qfNT-g10w~bXRE2t8J53T0e60krk5WM5heHhVjMXZzZFJMNUHG7X~blHiqf1PkjVSMA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Sonoma, CA","date","2025-07-18T04:21:47.983Z","article","City Ventures presented a preliminary proposal on July 17 to develop the 2.99-acre Doyle property at 20455 Fifth Street East into for-sale townhomes intended for the “missing middle.” The project team showed two conceptual options — a 51-unit, all two-story plan with 13 inclusionary units, and a 61-unit option that adds three-story units in the interior to increase density.

Michael Brewer of City Ventures said the company focuses on infill townhomes and sustainable construction, and that the Doyle property has been identified in Sonoma’s housing strategy as a logical site to help meet Regional Housing Needs Allocation (RHNA) goals. Brewer described the design intent as putting garages to the interior, orienting patios and doors to face the street, creating interior greenways and preserving mature oak trees where feasible.

The presentation was a study session: commissioners emphasized they could only comment on site planning, massing and consistency with general-plan goals and should avoid any statements that could create bias for future hearings. Commissioners and staff discussed that annexation and pre-zoning will be required, that annexation would proceed to the City Council and then to LAFCO, and that CEQA review would address traffic, wildfire evacuation, utilities and cumulative impacts.

Commissioners asked about density comparisons, parking, unit mix and traffic. Staff said the 51-unit plan would be about 18 units per acre (below a 20-u/acre maximum for the property’s mixed-use designation) and that each unit is planned to include a two-car garage with additional guest parking under review. The applicants said units would range from roughly 1,300 to 1,950 square feet, with 2–4 bedrooms and most market-rate units at three bedrooms.

Commissioners and members of the public pressed three recurring concerns: traffic and circulation at the nearby intersection of Fifth Street East and Napa Road (where residents reported regular backups), spillover parking on Jones Street and nearby neighborhood streets, and wildfire/evacuation safety given constrained regional evacuation routes. Commissioners said traffic modeling and mitigation measures, including possible street widening and frontage improvements on Jones Street, would be studied during environmental review.

Public comment was extensive. Neighbors and nearby residents told the commission the proposal’s density is too high given existing neighborhood character and cited prior proposals (including a DeNova project that was reduced and later shelved) as precedent. Speakers asked whether smaller projects or different sites could meet housing goals with less impact and urged stronger community engagement with property owners outside the city limits who would be affected by annexation.

Representatives of nonprofit and business groups weighed in: Caitlin Cornwall of the Sonoma Valley Collaborative said the coalition supports infill affordable housing and urged the applicant and city to maximize affordability and the number of deed-restricted homes that are feasible. Other residents said the proposal would add dozens of vehicles to narrow local streets, intensify on-street parking demand and could worsen evacuation time in an emergency.

Commissioners and staff identified several technical next steps: a detailed traffic study, environmental review under CEQA (including cumulative effects), a formal annexation and prezoning process, coordination with the city engineer and fire department on circulation and fire-safety standards, and more focused community outreach. Commissioners repeatedly asked the applicant and staff to bring back alternatives that reduce perceived visual impact at the Napa Road gateway and that preserve neighborhood character through site planning — with particular attention to street fronts, open space design and landscaping.

Michael Brewer said City Ventures will continue community outreach and refine designs; staff said annexation and environmental review will follow when the application is formally submitted. No decisions or votes were taken; the session was explicitly for feedback and did not involve any entitlement action.

The project team and staff emphasized that environmental review will evaluate traffic, evacuation, sewer and water availability, and other infrastructure; staff noted the city requires sewer service inside city limits (septic is not permitted) and that Quimby fees apply for for-sale projects. Commissioners and residents asked staff to examine whether the parcel’s mixed-use prezoning remains appropriate before the project moves forward, noting the parcel’s historical zoning and that the area is a gateway into Sonoma.","mediaType","Video","parentTitle","Planning Commission - 17 Jul 2025","oneSentenceSummary","City Ventures presented two conceptual townhome plans for the 2.99-acre Doyle property at 20455 Fifth Street East during a July 17 study session; commissioners and scores of nearby residents raised concerns about traffic, parking, evacuation and whether the parcel’s proposed density and design fit the gateway into Sonoma.","taxTitle","Sonoma City, Sonoma County, California","taxId",72202,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6509760,"Planning Commission approves Palm Cider taproom and sidewalk seating with midnight closing",1753,711000,2464000,"/Search/View?dp=1&key=5419732-847048c93baa23778cdfaea67a507421&start=711&end=2464","https://assets.pipeline.soar.com/5419732-847048c93baa23778cdfaea67a507421/thumbnail_711000.jpg","/articles/6509760/Sonoma-City/Sonoma-County/California/Planning-Commission-approves-Palm-Cider-taproom-and-sidewalk-seating-with-midnight-closing","https://secure.pipeline.soar.com/6509760-aa8227026d2d1e096f4d437d906f18e1/orig.mp4?Expires=1770437974&Signature=S96p-oBCdfffTy4AJNg3ugyigc0g3j3wHLqwp-6mMSVR8kVHV0gvvwiR734V65vCNbL474W0d4XX1COWfxpMtY8Bkb1nAsai1mI0ZXOr5iNAGElbPUhVE1R0ntXj~7uYBMX2TYXES4BmYrq5zDgA2-Z~lExHdVBanUEQX0JbYyULAwlP9CzJm69QJVqsVnS-mhj2FySW-YwFJY37nESBtWQ6YL5yeXLfKEY9b6VhoEIXOa8JcMUfQcIKCv8ZAy8OnB8IB4PWVd2bNkMsR8g3A~BNKqpxWS2hLjC9golYZdn1s0YcsCqJsxC5QZtkjzrM85s4asGIfCa-1Mp2bkH6kw__&Key-Pair-Id=KUT5TJCACFTXG","The Sonoma City Planning Commission on July 17 unanimously approved a use permit for Palm Cider to operate a wine bar/taproom with sidewalk seating at 531 Broadway, with a commission amendment that the operator’s closing time be midnight rather than the 2 a.m. maximum allowed under state Alcoholic Beverage Control rules.

City staff recommended approval after finding the proposal consistent with the downtown commercial and historic overlay standards and with the city’s wine-tasting use-permit criteria. Associate Planner Jacob Dunn told the commission the business operates in a 929-square-foot leased space and proposed seven interior tables and limited sidewalk seating protected by stanchions. The application requested extended operating hours up to 2 a.m. on weekends; the commission approved a later close but amended that to midnight.

Dunn described two issues for the commission: the total number of wine-tasting use permits in the Plaza Retail Overlay District (PROD) and the definition of allowable food service in a wine-bar or tasting facility. He told the commission the city expects the total number of tasting permits in the overlay to be within the intended cap once one existing permit drops off, and staff proposed adding Palm Cider to the list with the understanding the inventory would not exceed long-term limits.

The applicant, who said the business has operated three years as a cider taproom and bottle shop, told commissioners Palm Cider sells cider, beer, wine and limited food items (cheese, charcuterie-style items, precooked hot dogs) and that the business upgraded its health-department classification to allow moderate food preparation for reheating and assembling hot dogs. The applicant said most nights the business closes by 10 or 11 p.m. and that ticketed dinners occasionally run later; the owner agreed to the commission’s suggested midnight limit.

Commissioners discussed whether serving and charging for food would change the business’s classification as a restaurant under city code and noted the difference between ABC license categories (type 42 for wine bars) and the city’s separate definitions for wine bars and wine tasting facilities. Commissioners also raised the role of the health department’s “minimal” and “moderate” food-preparation categories in determining allowable food service; the applicant said the department classified the operation as “moderate” because the business reheats precooked hot dogs.

Vice Chair Weyrick and others asked staff to prepare clearer code language defining “prepared,” “served,” and “provide” for food-service distinctions and to return with recommended amendments so similar future requests can be handled consistently. Staff said it would return with potential revisions to the city code and to review how the city’s definitions align with ABC license types and health-department rules.

Chair Donbach called the motion to approve the use permit with the midnight closing amendment; commissioners voted by roll call with all present in favor.

Details recorded in the staff presentation and the minutes include: interior seating of 12 bar seats plus seven tables and two sidewalk tables (staff noted the site plan shows two sidewalk tables, and the commission clarified approval for four outdoor seats/2 tables), a 929-square-foot lease space within a 14,450-square-foot parcel, and the staff determination that the proposal qualifies for a categorical exemption under State CEQA Guidelines section 15301.

Commissioners said they favor enabling downtown nightlife while balancing neighborhood noise and the character of the Plaza Retail Overlay District. The commission directed staff to return with clarified language for food-service definitions and standards for how sidewalk seating and operating hours should be handled across downtown businesses.","The commission approved a use permit allowing Palm Cider to operate a taproom and wine-bar-style tasting room with sidewalk seating at 531 Broadway, amending the permit to set closing at midnight and limiting outdoor seating; commissioners discussed ABC license types, food-service definitions and health-department classifications.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6509767,"Planning Commission OKs one-year extension for Sebastiani Theatre renovation permit",335,349000,684000,"/Search/View?dp=1&key=5419732-847048c93baa23778cdfaea67a507421&start=349&end=684","https://assets.pipeline.soar.com/5419732-847048c93baa23778cdfaea67a507421/thumbnail_349000.jpg","/articles/6509767/Sonoma-City/Sonoma-County/California/Planning-Commission-OKs-one-year-extension-for-Sebastiani-Theatre-renovation-permit","https://secure.pipeline.soar.com/6509767-7da50280920c714c6fb34fab8a70029c/orig.mp4?Expires=1770437974&Signature=mVikd7j8euCH~s6o24vgyWkPyvAE5AISW1rFyGWu6FepNSOisumvVaAV0Wa3JTBSsiUBHHr3u55rgv~EtFYYH~cQp9joRfaLAeoO1f47Bs02-D3Lrt-0TQ5zwfMdnapsSx4kQ0JK1YmHD1xDP~xFrZoD7DnsTnIuJ9kUHf6~~gHdwFzXJ-aCjOwelPYWXNNTgB3qDyWHS2ic-Od6U6xIbPVqVJknkyAr1JIL4WVUSH6v10C1rl~VNRo~vUf5np1RmwduP1W8qrwUFuhDhXT4rHBj5zp3Qe4Ncy9tisGhYPBdymcFmjhephmTEPinPCbNqZViimuJTuMr3bJyz-87Sg__&Key-Pair-Id=KUT5TJCACFTXG","The Sonoma City Planning Commission on July 17 unanimously approved a one-year time extension for the Sebastiani Theatre’s previously authorized use permit, variance and design review, extending the project’s permit expiration to Nov. 30, 2026.

Staff said the Sebastiani Theatre Foundation has continued design work and fundraising and that the extension is warranted under Sonoma Municipal Code section 19.56.040 because the applicant has acted in good faith.

Jennifer Gates, the city’s community involvement director, told commissioners the 89-year-old theater requires Americans with Disabilities Act upgrades, fire-and-life-safety improvements and other building system and performing-arts support spaces. The approved project would add about 4,967 square feet to the north and east sides of the building to provide a screening room, an accessible restroom, a food-prep kitchen and an accessible egress corridor.

“Staff believes the permit is acting in good faith and has had multiple meetings with the applicant team,” Gates said, noting staff and the applicant have discussed a phased approach and continued fundraising efforts.

Jocelyn Vick, president of the Sebastiani Theatre Foundation, said the project is about “50% ready with working drawings” and that the extension would give the foundation “a little peace of mind.” Vick told the commission the foundation had received “some really nice gifts” and is optimistic about reaching fundraising goals.

Commissioners asked about prior ex parte contacts; one commissioner disclosed attending a theater-hosted dinner before appointment to the planning panel. Commissioners said they believed the foundation had progressed in good faith and that findings could be made to approve the extension.

Chair Donbach called for a motion; the commission voted by roll call with all present members in favor. The resolution establishes a new permit expiration of Nov. 30, 2026 and carries the limitation noted in city code that extensions are restricted to one year if the permittee has demonstrated due diligence.

The commission’s action is procedural only and does not authorize construction work; the building permit remains required and must be submitted and approved before the project can proceed to construction.

Commissioners cited continued staff contact with the applicant and the applicant’s fundraising progress in explaining their unanimous vote. The record shows no formal amendments or conditions beyond the time extension were adopted at the July 17 meeting.

The Sebastiani Theatre Foundation and staff may return with further permit amendments or phased plans as design and funding are finalized.","The Sonoma City Planning Commission unanimously approved a one-year extension for permits authorizing a 4,967-square-foot addition and safety/accessibility upgrades to the 89-year-old Sebastiani Theatre, after staff said the applicant has proceeded in good faith and continues fundraising and design work.","actionData","errors"]

Article not found

City Ventures presents Doyle property townhome concept; commissioners and neighbors flag traffic, density and design concerns

Planning Commission approves Palm Cider taproom and sidewalk seating with midnight closing

Planning Commission OKs one-year extension for Sebastiani Theatre renovation permit