Elk Grove Planning Commission Meeting – September 7, 2023

The Elk Grove Planning Commission held a regular meeting on Thursday, September 7, 2023, at 6:00 p.m. in the City Council Chambers. The Commission considered two public hearings: an appeal of a denied Temporary Use Permit (TUP) for the Onit Coffee Park 'N' Shop event, and a citywide General Plan Amendment and update to Transportation Analysis Guidelines. The meeting included public testimony from residents and stakeholders, and the Commission voted on both items.

Consent Calendar

• The Commission unanimously approved the regular meeting minutes of July 20, 2023, as presented.

Public Comments & Testimony

• Onit Coffee Park 'N' Shop Appeal (Item 5.1): Over 18 public speakers addressed the Commission. Supporters, including the event owner Shadi and his team, described the event as a safe, family-friendly community gathering that supports small businesses and youth. They emphasized that 90% of police citations were non-moving violations and that they had implemented noise controls. Opponents, including nearby residents, testified about excessive noise from revving engines, loud music, and modified exhausts, stating that the event had outgrown the location and disrupted their quality of life. One resident reported nine calls to police over seven months.
• General Plan Amendment (Item 5.2): Several landowners and stakeholders spoke. Bruce Walters expressed concerns about high densities (T4/T5) and SB 330 implications. Jim Gillam, representing Elk Grove Crossing, indicated alignment with staff on transect zoning. Mike Wakeman requested a balanced vision that preserved agricultural viability and included affordable housing. Other speakers supported the plan's progressive vision and asked for improved bike connectivity.

Discussion Items

• 5.1 Onit Coffee Park 'N' Shop Appeal: Staff presented the history of the TUP, noting that after complaints and multiple violations (including 40+ vehicle citations, 7 towed vehicles, and a criminal arrest for street racing on June 24), the Development Services Director denied the TUP for the July 29 event. The event proceeded without a permit, resulting in additional violations. The applicant argued that the violations were overblown and that they could control noise better. Commissioners commended the community value but expressed concern over safety and noise. They discussed that the decision would not prevent future applications for markets without car shows.
• 5.2 General Plan Amendment & Update to Transportation Analysis Guidelines: Christopher Jordan, Director of Strategic Planning & Innovation, presented a comprehensive overview of the proposed changes, including the creation of a Livable Employment Area (LEA) community plan, updates to vehicle miles traveled (VMT) thresholds, and adjustments to land use designations along the Kammerer Road corridor. The presentation covered transect zones (T3 to T5), a multi-way boulevard concept for Kammerer Road, and the integration of the proposed zoo site. Staff recommended continuing the item to allow further stakeholder discussions, particularly with property owners concerned about SB 330 and high densities.

Key Outcomes

• Item 5.1: The Commission voted unanimously (5-0) to adopt a resolution finding the project exempt under CEQA (Section 15270) and denying the appeal, thereby upholding the Development Services Director's decision to deny the Onit Coffee Park 'N' Shop Temporary Use Permit for July 29, 2023. Future TUP applications without a car show element may still be submitted.
• Item 5.2: The Commission voted unanimously to continue the public hearing to the September 21, 2023 regular meeting to allow time for staff to meet with stakeholders and address concerns regarding SB 330, land use densities, and property owner input.
• Commission Matters: The Commission directed staff to bring back agenda discussions on TUP processing timelines and clarification of the definition of outdoor event centers for future meetings.