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Record of Proceedings

Elk Grove Planning Commission Meeting Summary – September 17, 2026

Other — Thursday, September 17, 2026
BodyElkgrove, California
SessionOther
DateThursday, September 17, 2026
StatusFILED
Video Record
0:00 / 1:18:28

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0:00

17th, 2026 at 6 p.m.

0:03

We will begin with our land acknowledgement.

0:06

We honor, respect, and acknowledge Elk Grove's first inhabitants, the Plains Miwok, who lived as sovereign caretakers of this land and these waterways since time immemorial.

0:14

We commemorate and advocate for their descendants.

0:16

The Wilton Rancheria tribe, the only federally recognized tribe in Sacramento County who endure because of the bravery, resiliency, and determination of their ancestors, tribal members, and leaders.

0:27

At this time, please silence your electronics and cell phone devices.

0:31

The clerk will read the customary greeting.

0:35

The Elkrove Planning Commission welcomes, appreciates, and encourages participation in the meetings.

0:40

The Commission reserves the right to reasonably limit the total time for public comment on any particular notice agenda item as it may deem necessary.

0:50

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.

0:58

Thank you.

0:58

At this time, the clerk will call the roll.

1:01

Commissioner Sandra Poole.

1:03

Present.

1:04

Commissioner Juan Fernandez.

1:06

Present.

1:06

Commissioner Suman Singon.

1:08

Present.

1:09

Commissioner Vice Chair or Vice Chair Barender Singh.

1:13

Present.

1:14

Chair Oscar O'Khan, absent.

1:18

Thank you.

1:19

Um and I invite Juan Fernandez to lead us in the Pledge of Allegiance.

1:50

At this time, would you please join me in a moment of silence?

2:00

Thank you.

2:01

Next, we will move to the approval of the agenda.

2:04

Can I get a motion?

2:05

Sure.

2:06

I move the I move that we approve the agenda as presented.

2:11

Second.

2:11

All in favor?

2:13

Aye.

2:18

Next, we will have our public comment.

2:20

Members of the audience may comment on any item not on the agenda that is of interest to the public and within the jurisdiction of the planning commission.

2:27

The planning commission cannot take action on any non-agendized items raised under public comment until the matter has been specifically included on an agenda as an action item.

2:35

Also just a reminder, we will be enforcing the three-minute rule tonight, so please be sure to follow that.

2:42

Um I will open the general public comment opportunity.

2:47

Do we have any blue cards?

2:48

No comment.

2:49

No comments.

2:49

All right.

2:50

I will close the public comment.

2:52

We will move to the consent calendar items.

2:54

Uh for 4.1 regular meeting meeting minutes of August 20th, 2026.

2:59

Do I have a motion?

3:01

So I move the approval of the consent calendar items.

3:08

Do I have a second?

3:09

I will second.

3:11

All in favor?

3:12

Aye.

3:15

So we have three.

3:23

Okay.

3:25

Moving on to 4.2 regular meeting minutes of May 21st, 2026.

3:29

Can I get a motion?

3:38

I believe that the motion made was for the both consent calendar items.

3:41

Was that right?

3:42

Yes.

3:43

Oh.

3:44

That was for uh I did it for 4.1, moving on to 4.2 now for the one on the May 21st.

3:50

Chair, can I uh did the motion that was for both?

Discussion Breakdown — Share of Meeting
Land Use Planning████████████████████████████████32%
Public Comment███████████████████████23%
Procedural██████████████████18%
Traffic Management████████████12%
Environmental Review█████████9%
Trails And Transportation███3%
Affordable Housing██2%
Historic Preservation█1%
Summary of Proceedings

Elk Grove Planning Commission Regular Meeting – September 17, 2026

The Elk Grove Planning Commission met on Thursday, September 17, 2026, at 6:00 PM in the City Council Chambers. Chair Oscar O'Con was absent, and Commissioner Sandra Poole recused herself from the Summer Flats item due to proximity to her residence. Vice Chair Varinder Singh presided, joined by Commissioners Juan Fernandez and Suman Singha. The meeting adjourned at 7:18 PM.

Consent Calendar

  • 4.1 – Regular Meeting Minutes of August 20, 2026: Approved unanimously.
  • 4.2 – Regular Meeting Minutes of May 21, 2026: Approved with one abstention (Commissioner Singh indicated he was not present at that meeting).

Public Comments & Testimony

General public comment on non-agendized items: None.

Public hearing on Summer Flats Project (PLNG23‑006):

  • Mark Claymore (retired geologist, 35‑year Waterman Meadows resident): Opposed. Cited dangerous traffic at Waterman/Rancho, cumulative impacts from other developments (e.g., Elliott Springs), and questioned whether the EIR accounted for those. Stated RD‑12 density far exceeds what was contemplated in the Eastern Elk Grove overlay.
  • Chris Duggan (14‑year Waterman Meadows resident): Not opposed to the project but requested a traffic signal at Waterman/Rancho; considered the intersection dangerous.
  • Brooke Chappelle (lifetime resident, attorney/heavy civil contractor): Opposed. Said the 27.6‑acre site is too small for the density; infrastructure (schools, roads) cannot handle it.
  • Ken Chappell (resident since 1977): Opposed. Argued density is too high (quadrupling from RD‑4 to RD‑12); worried about parking, rental conversion, and traffic safety.
  • Jordi Osborne (resident on San Paulo Circle): Opposed. Described dangerous left turns from Rancho onto Waterman; said T‑court designs cause parking issues; cited speed problems.
  • Matt Stefan (10‑year resident): Opposed. Noted 240+ additional cars; parking already a problem in similar developments; traffic signal may not help; no parking plan for residents.
  • Randy O’Rourke (resident): Opposed. Contended effective density is closer to RD‑15 due to net acreage after open space; fire truck access concerns; profits driving density.
  • John Warda (property owner in area): Asked clarifying question about extent of Waterman widening (staff noted project only covers its frontage).
  • Morgan Montoya (family law attorney, 2‑year resident): Opposed. Purchase relied on existing zoning; density out of character; dangerous intersection; asked for updated accident data.
  • Ashley Bergen (fourth‑generation Elk Grovian): Supported. Emphasized need for missing‑middle housing, affordability, and allowing young professionals to stay in Elk Grove.
  • Lu Zhang (new resident): Opposed. Moved to escape density; traffic already bad near schools; wants to preserve community feel.
  • Chad McClemons (resident): Asked that sound walls be included for homes on Waterman (project includes sound wall on project side).
  • Late speaker (opposed, no name provided): Claimed the land was previously deemed undevelopable; alleged impropriety.

Discussion Items

5.1 – Summer Flats Project (PLNG23‑006) Staff Presentation (Sarah Kirchgessner, Senior Planner):

  • Proposed General Plan/Community Plan Amendment: redesignate 27.6 acres from Low Density Residential and Resource Management/Conservation to Medium Density Residential and RMC.
  • Rezone from RD‑4 and Open Space (O) to RD‑12 and O.
  • Tentative Subdivision Map: subdivide three parcels into 120 residential lots (T‑court homes), one detention basin lot, one open space lot, and landscape lots.
  • Text amendment to increase maximum residential buildout in East Elk Grove Sub‑Area by 91 units (baseline 29 units → 120).
  • Environmental Impact Report (EIR) certified; significant unavoidable impacts for GHG and VMT; Statement of Overriding Considerations.
  • Staff recommended approval, subject to findings and conditions. Green sheet corrections: delete condition of approval #52, remove erroneous plot plan detail, provide errata to draft EIR.
  • Clarified that speed limit transition (45→35 mph south of Rancho) does not affect traffic analysis.
  • Addressed increased‑density alternative: found economically infeasible due to lack of builder interest and product type concerns.

Applicant Presentation (Tim Denham, Wood Rogers; Brian Wilson, developer):

  • Project aimed at entry‑level/missing‑middle housing; for‑sale (not rental).
  • Site buffered by open space, power line easements, Waterman Road widening.
  • Pedestrian paseo and multi‑use trail connections; street design provides guest parking.
  • Noted cooperation with city staff; market demand supports density.

Commission Questions:

  • Commissioner Fernandez asked about parking; applicant said each unit has two‑car garage plus one on‑street guest space per unit.
  • Commissioner Fernandez asked about sound wall; applicant confirmed wall along Waterman on project side.
  • Commissioner Singha asked about traffic signal at Waterman/Rancho; staff said no current CIP project, signal not warranted by traffic study, but could inquire with public works about alternatives.
  • Commissioner Fernandez noted similar traffic issues on White Rock resolved by signals over time.

Commission Deliberation:

  • Commissioner Singha expressed discomfort with traffic concerns and was not ready to support approval.
  • Staff noted options: motion to recommend approval (needs 3 votes), recommend denial, or continue to a date certain.
  • Commissioner Singh moved to continue the item to October 15, 2026, to allow staff to gather additional information on potential traffic mitigation (signal, other alternatives) at Waterman/Rancho. Seconded by Commissioner Fernandez. All in favor (3–0). The motion carried.

Key Outcomes

  • Consent Calendar items approved as noted (August minutes unanimous; May minutes with one abstention).
  • Summer Flats Project (PLNG23‑006) continued to the October 15, 2026 Planning Commission meeting. Staff directed to consult with Traffic Division and Capital Improvement teams on possible near‑term improvements at the Waterman Road/Rancho Drive intersection and report back.
  • No other actions taken.

Meeting Transcript

17th, 2026 at 6 p.m. We will begin with our land acknowledgement. We honor, respect, and acknowledge Elk Grove's first inhabitants, the Plains Miwok, who lived as sovereign caretakers of this land and these waterways since time immemorial. We commemorate and advocate for their descendants. The Wilton Rancheria tribe, the only federally recognized tribe in Sacramento County who endure because of the bravery, resiliency, and determination of their ancestors, tribal members, and leaders. At this time, please silence your electronics and cell phone devices. The clerk will read the customary greeting. The Elkrove 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 agenda item as it may deem 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. At this time, the clerk will call the roll. Commissioner Sandra Poole. Present. Commissioner Juan Fernandez. Present. Commissioner Suman Singon. Present. Commissioner Vice Chair or Vice Chair Barender Singh. Present. Chair Oscar O'Khan, absent. Thank you. Um and I invite Juan Fernandez to lead us in the Pledge of Allegiance. At this time, would you please join me in a moment of silence? Thank you. Next, we will move to the approval of the agenda. Can I get a motion? Sure. I move the I move that we approve the agenda as presented. Second. All in favor? Aye. Next, we will have our public comment. Members of the audience may 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 action on any non-agendized items raised under public comment until the matter has been specifically included on an agenda as an action item. Also just a reminder, we will be enforcing the three-minute rule tonight, so please be sure to follow that. Um I will open the general public comment opportunity. Do we have any blue cards? No comment. No comments. All right. I will close the public comment. We will move to the consent calendar items. Uh for 4.1 regular meeting meeting minutes of August 20th, 2026. Do I have a motion? So I move the approval of the consent calendar items. Do I have a second? I will second. All in favor? Aye.

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