Zoning administrator approves reconstruction of Building D at Friends House, neighbors raise drainage and view concerns

The City of Santa Rosa zoning administrator approved a design review permit to demolish and reconstruct Building D at 684 Benicia Drive (Friends House rebuild). The applicant proposes to replace the existing Building D with a similarly sized building containing four two-bedroom units and additional exterior architectural details including roof dormers and siding.

Planning staff said the project is located in a medium-density general plan land-use designation and a Planned Development (PD 0116) zoning district and that the project was determined to be categorically exempt from the California Environmental Quality Act (CEQA) because it reconstructs a structure in the same footprint. Staff reported no unresolved issues from internal review but summarized public comments that raised concerns about drainage, flooding, and the building's massing and effect on neighbors' views.

Several nearby residents spoke in opposition or with concerns. Becky and Jeff Wislow, neighbors at 630 Venetia Drive, said the new building would block mountain views and expressed concern that the proposed building covers more square footage at the elevation visible from their property than the existing building. They also raised long-standing concerns about surface drainage and how runoff from Friends House might affect their property. Another public commenter (Janice Carmen) said neighbors' views and previous Coastal Commission complaints over height had been longstanding issues.

The applicant's development manager, Marissa Segala of Rockwood Pacific, said the rebuild is driven by structural and drainage issues that make remodeling infeasible and that the project design was intended to maintain consistency with Friends House's character. Segala said the project team will address drainage on site as part of the rebuild. Staff and the zoning administrator confirmed the proposed building height is within the applicable maximum for the PD district; the transcript and staff referenced the maximum height as 35 feet in the applicable zoning standard.

After public comment and applicant remarks, Zoning Administrator McKay approved the design review on the record. Staff advised the approval is final unless appealed within 10 calendar days; the meeting transcript contains inconsistent references to the appeal deadline (the transcript records both March 3, 2024 and March 3, 2025 at different points). The zoning administrator cited compliance with the zoning height limit and noted the project will proceed with conditions of approval and the applicant will address drainage as part of construction.