Sacramento County Planning Commission Meeting - July 2, 2024

The Sacramento County Planning Commission met on July 2, 2024, in the evening, adjourning at 7:34 p.m. The commission considered three agenda items: a non-contested development plan, a contested mixed-use project (Winding Ranch Development), and a countywide infill program update. All items were approved, with one additional condition recommended for the Winding Ranch project.

Consent Calendar

• Item 1: PLMP 2021-00133 – Development Plan Review and Special Development Permit for a site approximately 290 feet south of Watt Avenue and Larchmont Drive in North Highlands Foothill Farms Community. The applicant, architect Benjamin Johansson, presented the project. No public comments were received. The commission unanimously approved the staff recommendation without discussion. (Vote: 4-0)

Public Comments & Testimony

• No public comments were made on any agenda item.

Discussion Items

• Item 2: PLNP 2022-00027 – Winding Ranch Development – A proposal for a community plan amendment, rezone, tentative subdivision map, use permit, special development permit, and design review for 18.57 acres at the southeast corner of Winding Way and Manzanita Avenue in Carmichael-Old Foothill Farms. The project includes a 6.7-acre commercial portion with six buildings (including a Circle K gas station with convenience store, car wash, drive-throughs, and retail/restaurant pads) and a 79-unit single-family residential subdivision. The commercial uses will operate 24/7 (gas station) and 8 a.m. to 8 p.m. (car wash). The site has existing code violations (overgrown vegetation) which are expected to be resolved through development. Staff presented the environmental document (Mitigated Negative Declaration) and recommended approval. The applicant team, including Tiffany Wilson (RSC Engineering), Thad Johnson (Pappas Investments), Stan Metty (Wood Rogers), and Bonnie Chu (D.R. Horton), spoke in support and addressed concerns about noise, fencing, setbacks, and pedestrian connectivity. The commission discussed the following:

  • Noise mitigation: A noise study was conducted; the six-foot masonry wall and landscaping are expected to keep noise levels within general plan requirements. Drive-through menu boards on P2 and P5 are about 50-60 feet from the residential property line.
  • Masonry wall: The wall is 1,137 feet without a break (code requires breaks every 300 feet). The applicant explained that a break at the detention basin is infeasible, and a single pedestrian connection is provided between lots 34 and 35 (behind lot P3).
  • Residential setbacks: The applicant requested reduced front (12.5 ft), rear (10 ft), and side (3 ft interior) setbacks to allow flexibility for the home builder. Commissioner Devlin expressed concern about the 3-foot interior side yard, citing safety and window egress. The applicant noted that D.R. Horton plans three home models (1,550–1,650 sq ft) and that most lots would have 5-foot side yards, but about half may need the reduced setback on one side.
  • Pedestrian connection: The single connection between commercial and residential areas was a compromise after neighborhood concerns at the CPAC (Carmichael-Old Foothill Farms Community Planning Advisory Council). Commissioner Conklin supported the connection as a way to encourage walking, while the Chair and Commissioner Devlin raised security concerns (potential for nuisance). The applicant noted that the property is part of the Carmichael Property-Based Improvement District (PBID) and that private security patrols will be in place.

• Item 3: Countywide Infill Program Update – Staff presented an update to the 2008 Infill Program, identifying seven barriers to infill development and 13 implementation actions, including the creation of an Infill Coordinator position. The program is intended to facilitate housing production and economic investment in existing communities. Outreach included pop-ups at community events and stakeholder meetings. The commission commended staff and expressed support for the program, with Commissioner Conklin noting the importance of data tracking for permit timelines and Commissioner Borja suggesting a mapping tool to triangulate incentives from various agencies. The commission also noted that draft objective mixed-use design standards are in early stages and will be further refined through a zoning code amendment.

Key Outcomes

• Item 1: Unanimous approval of staff recommendation (4-0).
• Item 2: Motion to approve staff recommendation with an additional recommendation to the Board of Supervisors: that a condition be included limiting the use of the reduced interior side yard setback (3 ft) to a maximum of 50% of lots on one side. The motion passed 4-0 (Commissioners Borja, Conklin, Devlin, Raithel). The commission directed staff to work with the applicant on the condition language before the item goes to the Board.
• Item 3: Unanimous approval of staff recommendation to recommend that the Board of Supervisors recognize the exempt status under CEQA, adopt the Infill Program Update, and direct staff to initiate the identified implementation actions (4-0).