I'll call the order the

O'Grope Planning Commission

regular meeting for Thursday, March

20th, 2025 at 6 p.m.

Land acknowledgement.

We honor, respect, and acknowledge

the O'Grope person evidence.

The plane, me,

me who lived in so-called caretakers

of this land and these waterways

since the time in memorial.

We commemorate and advocate for their descendants,

the Wilton-Returia tribe,

the only federally recognized tribe

in the Sacramento County,

who endure because of the bravery,

resiliency, and determination

of all their ancestors, tribal members, and leaders.

Now, if you please sign this

your phones and your electronics.

And clerk, can you please do the customary greeting?

The, the Elgrove Planning Commission

welcomes, appreciates, and encourages

participation in the meetings.

The commission reserves the right

to reasonably limit the total time

for public comment on any particular notice

to Jim Diedem as it may be necessary.

If you wish to address the commission

during the meeting, please complete a speaker card

and give it to the clerk

prior to consideration of the agenda item.

Thank you.

And can you please do the roll call?

Commissioners, Sandra Poul, present.

We're in nursing.

Present.

Summoned, singa.

Present.

And vice chair, Oscaro Khan.

Present.

I invite a commissioner Singh to please

leaders on the pleasure of the leaders.

I pledge allegiance to the player of the United States

of America and to the Republic

for which it stands one nation

under God, indivisible, with liberty and justice.

Thank you.

Thank you.

Will you please join me in a moment of silence?

Thank you.

Do I have a motion to approve the agenda?

Mr. Chair, I moved to approve the agenda.

Second.

All those in favor?

Aye.

Opposed?

Abstentions.

Members of the audience, make comment on any item,

not on the agenda that is of interest to the public

and within the jurisdiction of the planning commission.

The planning commission cannot take any action

on non-agent and ice items raised under the public comment

into the matter has been specifically included

on an agenda as an action item.

Do we have anybody that the general public common

opportunity?

So I open for the public.

Do we have anybody?

Have you nobody?

I will close.

I want to say something about the agenda item.

But I got plenty to say about anything else to you

if you guys want to hear me.

I mean, I don't want to.

OK.

So, yeah.

I'm sorry, is there about the agenda that you want to?

This agenda item that you use to the letter you guys wrote

to everybody about 6.1 or whatever.

But this one, I think, is a problem.

Yeah, that's where I'll do that.

So I have no public speakers.

I'm going to close the public comments.

And then we'll go with the consent items.

Mr. Chair, I move to approve the minutes of March the 6th.

As prepared.

Do I have a second?

I'll second.

OK, all those in favor?

Oh, hi.

Hi.

Opposed?

Abstentions?

Thank you.

The clerk will call the hearing items.

Didn't have my speaker on item 5.1 is the Southeast

Policy Area Special Planning Area Amendment.

Good evening, Commissioner.

Vice Chair O'Connor.

My name is Kira Killingsworth.

And I'll represent you 5.1.

The Southeast Policy Area Special Planning Area Amendment.

Staff will be presenting the staff recommendations

with text and map amendments to the Southeast Policy Area.

It includes modified figures to reflect the amended boundaries

updated, allowed uses and development standards

to comply with state law requirements and updates.

As you recall, March 6th, staff presented

to the commission a study session.

No action was taken at this meeting.

Staff went through chapter by chapter

to talk about the staff recommended amendments.

One question was presented from the commission

regarding the LEA community plan.

As you recall, City Council adopted the SEPA in 2014

with a certified EIR.

The existing SPA included 1,200 acres.

It's north of the site is Poppy Ridge Road,

Camera Road to the South, Big Horn to the West

and Lots Parkway to the East.

Laguna Ridge is to the north and the new LEA

is to the South and East.

There have been a few amendments in the previous years.

2015, there was a cleanup.

2017, 2019 and 2021.

There is land plan updates to address development product,

approved development projects.

The most recent update was in 2023.

The City Council approved amendments to the general plan

to create the livable employment area community plan.

The amendment reduced the SEPA plan

from 1,200 acres to 840 acres.

The guiding principle of SEPA remained the same

but the overall vision was slightly modified

with this amendment.

This includes SEPA to provide a transition

to density intensity of development

from the traditional suburban residential neighborhood

of Laguna Ridge to the north and livable employment area

to the southeast.

It was going to be a new transition.

The current document has six chapters.

We're going to a little more detail of each chapter

and recommended changes.

There are two supplement design document staff

is not going to recommend any changes to those documents.

Over all, there are a few changes

that are universal throughout the document

and these changes are regarding replacing terminology

that's in the zoning code.

Some of the examples is single-famous residential

replaced with single-residential unit,

multi-multiple family residential

replaced with multiple residential unit.

Planning director will be replaced

with community development director

and the second dwelling unit will replace

with accessory dwelling units.

And so those changes will be throughout each chapter.

Other recommended changes are outdated figures,

land plan updates, development standards,

and allowed use table to be consistent

with the new SEPA policy.

Chapter one, the recommended change from staff

is to revise the description to match

what is stated in the community plan

and chapter nine of the general plan.

Chapter two, the change is the land use plan

and as what was said earlier,

it was reduced the acreage from 1200 acres

to 840 acres.

Currently what you see, there's an overlap.

So from the community plan of the LEA

on the south end and the east corner,

that's an overlap between SEPA and LEA.

In SEPA currently that was industrial and office space

and so it wasn't residential

and now that it's being transitioned to the LEA

that will be zone residential.

These changes didn't change any of the residential capacity.

Also changes were regarding approved valent projects

for our Susaderry and Esponente West.

And again, those don't change the residential capacity.

The other update was the community character and transect

which is visually and illustrated

to show the relationship within the land uses.

And since most of SEPA is established,

staff recommends that this section,

which is two pages in the document,

they removed, this does not change

the overall vision of SEPA.

The allowed use table on chapter three

includes five land use classes

and 14 land use designations.

These will all remain the same.

The changes that were made to the allowed use table

were adding a few new uses

that have already kind of been seen all over the city

and thought because they're all state law

or they all have been used,

we thought we would recommend adding these to the use table.

And that includes the small wireless facility,

long-term, short-term rentals,

beekeeping, animal shelter, outdoor event centers,

indoor marijuana cultivation,

micro-bury and distribution logistic delivery center.

Other modifications to the use table

were with existing uses in SEPA

and they were to modify the permission of uses

such as storage facilities currently in SEPA

are permitted and staff is recommending

that would be a conditional use permit

which is similar to what is citywide.

And then there are revisions to the footnotes

and that is just to address some of these new proposed uses.

Chapter four is the physical form

and it includes development standards,

the streets, the buildings, community facilities.

And most of the changes to this chapter

are within the buildings

and it's the development standards

such as parking for office and commercial use.

We recommend that it be updated

to be similar to the zoning code.

The feeling station just added a little more information

and again to be consistent with the zoning code.

And the streets layout is to show

the proposed boundaries of SEPA.

Chapter five talked about the design protocol

and there are no major changes in this chapter.

It was really to address minor updates

and typographic errors.

Some of the changes were again second dwelling unit

was all over this chapter

and we just updated to say accessory dwelling

to match the state law.

Chapter six is the definitions

and we again updated the terminology

such as single family unit to single unit residential

or multi-family unit and add the definition

of accessory dwelling to this chapter.

Staff determine that these recommended changes

are required no further and bottom on the review

per section 15162 and 15183.

Staff found it is consistent with the SEPA's EIR

and the general plan EIR.

And with that, staff recommends

that the Planning Commission

recommend approval to the city council

with these recommended changes

and that it finds that it's no further

environmental review is necessary.

That concludes my presentation.

If you have any further questions, staff is available.

Thank you.

Any questions or staff?

Any questions?

No questions, I just have a comment

which I can read for later.

Okay.

Thank you.

So I will declare the public here in open at this time.

Okay.

I'm sorry, did you?

I did 5.1 for if I want 5.1 and 5.6.

Because this is part of this whole paper thing.

Yeah, because it's the same thing, right?

It's what the paper I asked you guys.

That's 6.1.

Yeah, but this is part of the change in the denim, right?

Because you guys changed a bunch of things.

Because I looked at it

and we don't have any marijuana stores in all growth.

You can put a marijuana thing over there.

Hold on, hold on.

So I said okay, they'll be changed.

I'm just going to start.

So yeah, just to clarify, this is item 5.1,

CEPA and if you'd like to make a comment on CEPA,

feel free, we have three minutes.

The timer will start now.

Okay, that's fine.

I mean, thank you.

Go ahead, sir.

We don't have any marijuana.

The CEPA thing, I don't know why,

with the gonna be marijuana and cultivation out here,

we don't have any of that in Elk Grove.

I don't understand why you guys

would put it right out there.

It's like you're building like a 15 minute city,

a little city right there, everything,

and make it all congested.

Nobody wants to live in a congested place.

I mean, nobody wants to take public transportation.

I mean, the thing is, I don't think we have a house in problem.

You have a affordability problem.

You have 1.2 million available homes around California.

And then you guys say, oh, we need a home,

but there's only like a small percentage of them

that are affordable, but they're not really affordable.

They're still high, they're just like 2000 a month.

So even building the affordable homes,

people can't afford them.

So the CEPA thing, we don't need new homes.

We just need to make things more affordable.

I mean, you keep building and making anything more expensive.

No one can live here anymore.

I mean, I lived here for 30 years.

I'm a contractor.

I'm a builder.

I build stuff.

Building that thing right there, we don't need that.

We don't want it more congested.

And just like you guys always remove parking.

Look at Davis.

They have all those dorms, and they remove all the parking.

They park on all those city streets.

So the public, you buy a house,

you can't even park down your street because they remove the parking from the dorm.

So every time you remove parking from a place,

people still drive this to California.

I mean, you gotta have a car in California.

It's not like New York and all that stuff.

And if you build the subway out here,

or wherever you guys are building a train,

no one likes to take their train.

I mean, that's the most dangerous place you can go with public transportation.

When I was a kid, I used to take public transportation because I had to.

I mean, it's a dangerous thing to do.

And that's why they never make money on it.

Because if it was profitable,

they would already build it.

Private industry would have built it.

And that's all I gotta say is because you guys are pushing all this.

No one wants to live in an apartment.

I live in an apartment.

They suck.

And everybody knows they suck.

The small, you hear your neighbor.

I mean, and more and more apartments are kind of hell people.

Things need to be more affordable.

I mean, and that's what I think we need to cut down.

Because building that is not going to do anything.

It's not going to solve the problem.

The problem is easy to solve,

but you know what I want to look at it.

All you gotta do is lower the fees.

Because if I build a house, it cost me $150,000 with a fees to build a house.

I mean, I'm going to build it.

I would build houses,

but it's too expensive for people to move on and build houses and move on.

And that's all I gotta say.

But I gotta say about that other thing.

But thank you guys.

Thank you, sir.

So having nobody else, I will close the public comments

and declare the public hearing close.

Now commissioners, do you have anything to add to that?

Just wanna thank the staff for a very thorough report.

And for answering the few questions I did have on it this week.

Sure.

Mr. I'm in favor of the amended boundaries.

I think they make sense with the LEA coming on online.

And I think at least clarifying the land use policies to be in agreement with state policies.

So I think I'm in favor of that.

And I want to thank Carter also,

especially helping me understand all this stuff.

So thank you.

With that, I need a motion.

Chair, I move to adopt a resolution recommending that the city council find that no further value environmental review is required pursuant to state sequel guidelines.

Sections 15162 and 1513 and approve the amendments to the southeast policy area, special planning area.

The second.

The second.

All those in favor?

All right.

Hi.

Your polls.

Abstention.

Thank you.

Let me call.

I'm six point one is the liable employment area, special planning area.

Stud, and this is a study session.

Good evening, Commissioner Sarah Kirchkes, and our planning department.

As Sandy mentioned, this is a study session, not a public hearing for the liable employment area, special planning area.

So the city council adopted the liable employment area community plan in December of 2023.

This is a new community plan located within chapter nine of the general plan, which establishes a vision goals and policies for future development within that area.

The LEA community plan includes new transect land use designations, which will be discussed in more detail later in this presentation.

The 2023 amendments included updating the general plan land use diagram, updating the south and west study areas, modification to the SEPA community plan and the SEPA SBA, which was reviewed earlier tonight, and a new LEA community plan was adopted.

Here is the LEA community plan that was adopted as part of the general plan.

This LEA area encompasses approximately 1,150 acres, and it applies to both development in the existing city, which is replacing a portion of the SEPA community plan, the south point sterling Meadows policy area and the Lent Ranch policy areas, and a portion of the future development of the south study area.

The south study area is the area of the general planning area outside of the city limits to the south of camera road between Bruceville and stay around 99 and the general plan anticipates annexation of that area over time into the city.

Here is a portion of the vision statement for the LEA as noted in the general plan.

The primary objective for the LEA is to create physical environment that supports the growth of the 21st century employment opportunities, the epicenters of advanced research and application of science and technologies that will survive through the 21st century and beyond.

Must be set in a walkable, exciting, vibrant community with a great quality of life amenities that will attract and retain the best and brightest in their respective disciplines.

This exhibit shows the transsex, the comparison of the transsex from the rural to the urban, and shown in green is that existing development typologies within outgrowth.

The land use plan is organized around these four districts, labeled T3R, T3, T4 and T5, these districts which are referred to transsex are all mixed together.

These districts that allow varying levels of residential, retail and office development.

The densities, the lowest density is 10 dwelling units per acre going up to the highest T5 which is a density range of 40 to 112 units per acre.

This is the LEA special planning area. The development regulations for the livable employment area would be provided through a special planning area.

This tool allows the city to establish unique and imaginative planning standards and regulations beyond the standard zoning district.

The changes that would be considered as part of this would require the adoption of a special purpose district in Title 23 of the zoning code.

Additionally, several properties within the LEA community plan would be rezoned into the SPA.

All of it at this time just specific parcels within that LEA and additional parcels would be rezoned into the SPA in the future as development in those areas occurs.

I'm going to now go through the LEA chapter by chapter explaining what each chapter includes and gives a pre-description of those chapters.

So chapter one of the LEA is the purpose and applicability section and it would apply to all land uses, subdivisions and development within the LEA SP area.

Existing land uses would be subject to the provisions of the Oak Grove Municipal Code chapter 2384 for nonconforming uses.

And if there were conflicts in the case of a conflict between a municipal code or development agreement specific plan or private agreement, that information is included within the SPA.

Chapter two would establish the regulating plan and the transect zones applied to the property within the SPA and adopts the regulating plan as the zoning map for the SPA.

As I mentioned, only portion of the LEA community plan areas proposed to be rezoned to SPA at this time additional parcels would be rezoned in the future.

Transsect elements include building types, frontage type and street types. That would be the primary elements for the character of each zone.

As I mentioned, T3R, T3, T4 and T5, general neighborhood residential at the lowest and neighborhood center high.

There are also special districts including business and professional office, resource management, conservation and parks and open space.

Chapter three identifies the permitted and conditionally permitted uses within the special planning area and the land use designations.

The land uses are based upon the allowed uses that are currently described in the zoning code and it does include a permitted use table similar to the zoning code.

Chapter four includes the transect zones standards, which are the basic standards for site layout and building form for development within each transect zone.

And so for each transect zone, it will describe the urban form, which is the density and lot coverage requirements, the permitted building types within that transect, building placement such as building setbacks, what encroachments are allowed into the setback areas, covered parking placement requirements as well as the measurement of densities.

Chapter five includes the building types. So within the SPA, there are, these are some examples of the building types detached building townhouse, row house, flex lot.

And so for example, the standard is described, it will include an example picture as well as a diagram showing representation of what that standard would look like as well as specific details.

These standards include lot size, building, massing, access, parking and service, outdoor spaces as well as frontage requirements.

Number six includes a palette of prototypical frontage types that are permitted within the SPA and provide standards and regulations related to the interaction between the building and the sidewalk street.

Here's an example of the shop front and it will include illustrative photo as well as the diagram showing showing that detail.

Chapter seven is the street type standards. So these are the standards for new and public streets and intersections within the LEA.

So they would be different than the city's improvement standards. All of the street types would be laid out specifically in the SPA for this area.

They would delineate the overall roadway dimensions, travel lanes, medians, pedestrian zones, parkway furnishing zone, setback areas and bicycle facilities.

The included street standards are arterial street with transit, standard arterial commercial street with a cycle track, standard commercial street, standard residential and an alley and within the SPA.

So it includes an exhibit similar to one on the right, 7.1 showing the street layout as well as a detail of the travel lane, the parking lane, all of the dimensions included as well.

Chapter eight includes requirements for parking and loading. These would include standards for general parking requirements, the number of parking spaces required, bicycle parking spaces requirements, vehicle charging station, parking design and development standards as well as driveway and site access and parking for other than passenger vehicles.

So these are the nine include standards for development within all of the LEA. So it would include large lot and phase development.

It's understood that there is the phasing of development within the LEA over time through large lot development. So that would ensure that future development would be pedestrian friendly.

So it does include requirements for how to phase development over time.

So the chapter 10 includes sidewalk and connectivity standards to encourage the appropriate use of sidewalks for that private and semi public purposes to ensure that there are sideway sidewalk connections and there are provisions related to the establishment of outdoor seating areas, information kiosk, art, etc. within that sidewalk area.

So the next steps the LEA document is scheduled for review by the planning commission in April, followed by review by the city council, the city council is the proven authority.

I know that's a lot of information, but we are the draft document is available online. It's been online since about April of last year.

And we're refining some of the changes so you'll have the attached draft document in your staff report packet for April 3rd.

Thank you. Thank you, Sarah. Any questions to staff?

Thank you. So I'll open the public comment opportunity and it looks like we have.

I just got to say something. Sorry, first what's your last name? My name is Eddie Colombo. Colombo? Yes. Thank you Mr. Colombo.

I mean, it's crazy. You say we don't have enough water. We don't have enough electricity. I mean, that's going to take tons of electricity.

What are all the utilities? Are we going to have to pay for it? The other citizens? Are we going to have to chip in because they're building a place right there?

Or they can have their own water? We're looking to get all the water for them. I mean, there's a lot of things. We end up paying for all these little things.

You know, and all rates always go up. I said, let me make in the contract to pay for it. And I'm not anti building. You know, I think this thing we need to think about a little wiser.

I like building. I like new stuff coming up. But I don't think you guys are thinking you want to all dance. This is a little country town. I mean, this is the outskirts of town. I mean, Sacramento, Dents is up in Sacramento. Have them have it.

I mean, I mean, you guys don't have like patios, windows are all small. Nobody wants small windows. They want big windows to look at it. I'm just, I'm just sitting in my concern.

I don't, I don't think it's the right plan for Oak Grove. I don't think it's the right look. I don't think anything dense. You're not going to ever make any money on the train.

You never, it's going to be a loser of all every time. And that's all guys. Thank you for my time.

Thank you, Mr. Clombo.

I don't see any other speakers. So I'll close the public comment. Do they have any final questions or comments?

Sorry.

No. Thank you. So we'll go to the directors report.

Thank you, Mr. Chair. And just real quick, I want to thank Sarah and Kira. They've been working really hard over the last couple of months picking up both these efforts from me and my transition.

And so really appreciate them stepping up and getting these things to where they are and a little more ways to go, but they're doing an amazing job. So thank you to them.

In terms of upcoming items for you, of course, we do have for April 3rd. We'll bring back to a public hearing and the final version of the LEAs. We'll see you walk through this evening.

I'm teaming up a couple of other items for later in April, including CUP for vehicle upfitting business in the industrial area.

And then a re-approval of an apartment project, birchway apartments, new project, slightly different design, new owner.

And then later in April, you'll also see the annual review of the capital improvement program and determination for general plan conformance.

Got a couple of zoning administrator items coming up on that calendar for April 7th. We're confirmed that the Lina Creek Drive Garage project.

And then staff is working through final materials for both the ARCO AMPM remodel on upper boulevard and the Montenegro Alliance Church Accessory Structure Project.

Council has next week the Gravengo Commencement Store Public Convenience and Necessity. This is a convenience store that's over on East Stockton.

Just out the Velcro boulevard, biting on ramp at New Shopping Center with the gas station. This is for the service there with the alcohol service for offsite consumption.

And then another PCI and for the Consumers Legacy Foundation project. So with that staff's available for questions if you have them, the YSQ includes my report.

Chris Fried you said that was a convenience store that's going in.

Yeah, the Gravengo convenience store yet set a fueling center that's over the shopping center behind this Starbucks.

You remember a lot of discussion about that.

Yes, a complicated center. Thank you.

I'm sorry. You said something of the Consumers Legacy Foundation.

Yeah, that's a public convenience and necessity request. So it's for alcohol service.

Antonio is tracking that one. He could probably give you a little more information if you have a few points.

That one's targeting in April 9th, City Council here.

Okay. Thank you.

Thank you, Cegin. So planning commission matters.

Any business or comments?

Oh, okay.

Being there, no other questions at the agenda.

Closed as median at 636.

Thank you, everybody.