Elk Grove Planning Commission Regular Meeting - September 21, 2023

The Elk Grove Planning Commission held a regular meeting on Thursday, September 21, 2023, at 6:00 p.m. in the City Council Chambers. The primary agenda item was a continued public hearing on a series of citywide General Plan amendments and updates to the Transportation Analysis Guidelines (Item 5.1). The meeting included extensive discussion of land use changes, vehicle miles traveled (VMT) analysis, the Grant Line Road Precise Plan, and the proposed Livable Employment Area (LEA) Community Plan. Commissioners also heard public comments concerning Old Town development and the proposed Oak Rose homeless sanctuary. The Commission voted to continue the hearing to October 19, 2023, and provided direction to remove Old Town General Plan changes from the package.

Public Comments & Testimony

• Ken Chappelle (Elk Grove resident for 45 years) expressed frustration with Old Town development, particularly the concentration of homeless services in one area, and urged spreading them across the city. He noted the Oak Rose apartment project was denied by the Planning Commission but is now subject to a court case.
• Lois Yaunt (resident of Fieldstone community near Old Town) opposed a homeless sanctuary at 9260 Elk Grove Boulevard, citing safety concerns for children walking to Joseph Kerr Middle School, and argued it would harm businesses and the rejuvenated Old Town area.
• Ben Upton (longtime resident) spoke against the Oak Rose apartments, stating that homeless individuals should be required to get clean and that the city should not concentrate services in Old Town. He encouraged continued opposition.
• Randy Becker urged the Commission to remove Old Town land use changes from the General Plan amendment, arguing they are premature and should be addressed during the Old Town Special Planning Area (SPA) update. He also noted the Kent Street signal project has been delayed to 2025.
• Jackie Press (Old Town business owner) opposed high-density development in Old Town, suggesting that senior housing and ground-floor retail would be more appropriate. She also raised concerns about emergency vehicle access on Elk Grove Boulevard.
• Brian Colson (Old Town resident) expressed concern about zoning changes, but after clarification, he was satisfied that his property would remain as residential multifamily commercial.

Discussion Items

• General Plan Amendment and Transportation Analysis Guidelines (Continued): Staff presented a detailed overview of proposed changes, including:
  • Old Town Land Use Changes: Proposed conversion of community commercial designations to village center mixed use and residential mixed use to better reflect the pedestrian-oriented historic character. Commissioner Murphy raised concerns about density (up to 100 units/acre in some designations) and the potential impact of SB 330. Staff noted that the Old Town SPA currently allows up to 30 units/acre by right. After public comment and deliberation, the Commission directed staff to remove the Old Town changes from the package entirely, to be addressed in a future SPA update.
  • Grant Line Road Precise Plan: Staff summarized the plan to improve intersections from Bond to Calvine with roundabouts, and noted ongoing studies for the Wilton Road connection (bypass) and whether Graybill or Bradley Ranch intersections would be roundabout or signal. Commissioner Murphy, who served on the working group, advocated for roundabouts over signals, citing better traffic flow and safety. The Commission expressed support for recommending roundabouts and the Wilton Road bypass option to the City Council.
  • Vehicle Miles Traveled (VMT) Analysis: Staff provided an in-depth explanation of the shift from Level of Service (LOS) to VMT as the metric for transportation impacts, including the state-mandated 15% reduction threshold. Commissioners clarified how the traffic model incorporates school drop-offs, trip internalization, and data sources. The Commission indicated general satisfaction with the methodology and directed staff to proceed with the VMT guidelines as drafted, subject to final numbers from the LEA.
  • Livable Employment Area (LEA) Community Plan: Staff presented the proposed transect-based land use designations (T3R, T3, T4, T5) with densities ranging from 10 to 100 units per acre, along with examples from local and national projects. Commissioners raised concerns about SB 330 implications, traffic capacity on Kammerer Road, and the need for open space and parkways. Staff agreed to continue stakeholder discussions and bring back revisions for the October 19 meeting.
• Other General Plan Amendments: The Commission agreed to park (approve as-is) several items: updates to transit service language (Chapter 3 & 6), the transportation network diagram changes (including Waterman Road correction to four lanes), and updates to mitigation measures for cultural resources. These will be included in the final package without further review.

Key Outcomes

• Motion to Continue: The Commission voted unanimously (5-0) to continue the public hearing on Item 5.1 to the October 19, 2023 regular meeting. The continuation will allow staff to finalize stakeholder discussions on the LEA and prepare revised materials.
• Direction to Staff:
  • Remove the Old Town General Plan land use changes from the package; they will be revisited during the Old Town SPA update.
  • Include the Grant Line Road Precise Plan as recommended, with a preference for roundabouts at Graybill/Bradley Ranch and the Wilton Road bypass (to be further studied by staff).
  • Approve the other General Plan amendments (transit language, transportation network diagram, mitigation measures) as presented without further review.
• Upcoming Meetings: A special meeting was noted for September 25, 2023, regarding the library project design review. The next regular meeting is October 5, 2023, with two items on the agenda.