Auburn Planning Commission Study Session on Draft General Plan and EIR - August 19, 2026

The Auburn Planning Commission held a study session on August 19, 2026, to review the Draft Auburn 2045 General Plan and Environmental Impact Report (EIR). The session was informational only, with no formal action taken. Commissioners received a presentation from the project team, asked clarifying questions, and heard extensive public comment on the General Plan, the EIR, and specific land use designations, particularly the Blocker Drive property. The comment period on the Draft EIR closes September 21, 2026, with public hearings scheduled for October 6 and October 20, 2026.

Consent Calendar

• Unanimously approved the meeting minutes of July 21, 2026.

Public Comments & Testimony

• Jackie House (220 Hidden Creek Drive) commented on the General Plan, suggesting: (1) expanding the "complete community" policy to include a target jobs-to-housing ratio; (2) adding a policy to protect outward views from historic landmarks; and (3) modifying a stream setback action to require an ordinance rather than consider one. She later commented on the EIR, citing inconsistencies in the alternatives analysis and urging support for the proposed project over alternatives two and three. On the Blocker Drive property, she opposed industrial use, citing incompatibility with surrounding neighborhoods, greater environmental impacts, and the site's visibility from historic landmarks.
• Carolyn Michael (agreed with Jackie House).
• Shannon Shear (150 Hidden Creek Drive) cautioned the commission not to rely solely on "less than significant" conclusions in the EIR, but to scrutinize underlying assumptions and real-world consequences.
• Christine Griffiths (11245 Homewood Lane) agreed with Jackie House, especially on defining stream setbacks.
• Jeff White (190 Hidden Creek Drive, President of Hidden Creek HOA) expressed concerns about noise, street congestion, property values, and crime from any development on the Blocker Drive property. He emphasized that the neighborhood should have a say and opposed commercial development.
• Craig Buxton (255 Hidden Creek Drive) praised the General Plan's data but urged that economic development scenarios include infrastructure consequences. He later suggested using an overlay zone to reconcile the Blocker Drive area's existing industrial context with the proposed residential use.
• Michael Murphy (architect, 40-year Auburn resident) urged the commission to preserve historic character and allow flexibility for exceptional design, noting that champions on the commission are needed.
• Stephen Mead (191 Buena Vista Street, owner of the Blocker Drive property) described a decade of city staff turnover and shifting directions, having invested over $1.7 million. He urged the commission to support alternative two (industrial zoning), stating he has no desire to build residential and that industrial use would create jobs and tax revenue.
• Linda Newhauser (255 Hidden Creek Drive) commended the planning process, opposed industrial use on Blocker Drive due to environmental concerns (wildlife corridor, special-status species), historic legacy, and transportation congestion, especially emergency access.
• Kim Haswell (11075 Oakview Terrace, representing Placer County Historical Society) read a letter opposing industrial use on Blocker Drive, citing impacts on the historic Prospect Hill neighborhood, narrow streets, loss of over 200 trees, and visual harm to Auburn's Gold Rush character.
• Bill Pennington (1485 Sherland Tract Road, member of Sustainability Advisory Committee and Save Auburn Ravine Salmon and Steelhead) opposed industrial use, favoring small residential development. He noted concerns about hydrology, runoff, habitat loss, light pollution, and the perennial stream feeding Auburn Ravine.
• Craig Fuji (105 Buena Vista Street) noted the dangerous intersection at Andrew Street and Nevada Street and asked the city to improve it before increasing traffic. He also described Prospect Hill as a "giant cul de sac" with limited egress.
• Grant Ryan (204 Hampton Court) supported low-density residential for the Blocker Drive site.

Discussion Items

• Presentation by Barry Miller (General Plan Project Manager): Miller introduced the consultant team and outlined the 33-year update, noting the 1993 plan is outdated. The Draft 2045 General Plan covers land use, historic preservation and community design, transportation, economic development, open space and conservation, noise, arts and culture, and community services and facilities. The Housing and Safety Elements were updated in 2021 and are not part of this revision. The plan anticipates moderate growth—roughly a 20% increase in jobs and housing by 2045. The Land Use Map includes focus areas for intensification and proposes sphere of influence amendments. The Draft EIR identifies significant unavoidable impacts in vehicle miles traveled, construction noise, and cultural resources. Three alternatives were evaluated: no project, industrial at Blocker Drive, and increased employment.
• Commissioner Questions and Comments:
  • Chair Hiatt asked about housing allocation figures (310 units for 2021-2029 is total, not only low/moderate), the certified local government program (explained by Miller as a state designation for historic preservation grants), and praised policies on reducing vehicle miles traveled (T3.3) and e-bike safety (T4.11).
  • Vice Chair Kramer commended the document as "spectacular" and appreciated modern provisions for sustainability and wildfire safety.
  • Commissioner Hobbs noted the document was thorough and expressed a learning curve.
• Discussion on Blocker Drive: Commissioner Hiatt read the definition of light industrial from the draft plan. The property owner, Stephen Mead, spoke in favor of industrial use. Many residents opposed it, citing traffic, environmental, historic, and public safety concerns. Director Wright clarified that cannabis retail zones were included in the EIR due to legal requirements and that child-sensitive buffers were considered but may have become outdated.

Key Outcomes

• No decisions or votes were taken; the study session was informational.
• The public comment period for the Draft EIR closes on September 21, 2026.
• The Planning Commission will hold a first public hearing on October 6, 2026 (no action) and a second hearing on October 20, 2026 (to consider resolutions recommending EIR certification and General Plan adoption).
• City Council adoption is anticipated in November 2026.
• Staff will prepare a Final EIR responding to comments received.
• The commission received updates: The Historic Design Review Commission meets September 15; the mobile food vending ordinance will go to City Council on consent; the city manager recruitment closes September 13.