Sacramento County Planning Commission Meeting - October 1, 2026

This meeting of the Sacramento County Planning Commission was held on October 1, 2026 (though the transcript indicates the meeting occurred on Monday, September 28, 2026). The commission considered three major items: the Tiny Homes Ordinance, the Housing and Infill Zoning Code Amendments, and the North Watt Avenue Specific Plan. The meeting also included a planning director’s report and public comments on off-agenda items.

Public Comments & Testimony

• Item 1 – Tiny Homes Ordinance: Michael Turgeon, president of House Sacramento, expressed strong support for the ordinance but raised concerns about design guidelines being too prescriptive and setbacks potentially limiting feasibility. He suggested aligning setbacks with ADU law rather than base zoning.
• Item 2 – Housing and Infill Amendments: Three speakers addressed the commission:
  • Michael Turgeon (House Sacramento) commended staff and urged approval, advocating for even stronger measures such as higher FAR limits and reduced setbacks.
  • Ben Raderstroph, a board member of House Sacramento, supported the amendments but emphasized that the county lags behind the City of Sacramento in ministerial approvals and warned that CPAC appeal processes can chill development.
  • Mark McClobin, a resident of Orangevale, supported the staff’s CPAC appeal proposal, citing examples where CPAC appeals had obstructed housing for seniors and vulnerable populations.
• Item 3 – North Watt Specific Plan: Dominic Keith and his father Donald Kennedy, owners of a gas station at 7550 Watt Avenue, asked for confirmation that their existing use permit would be grandfathered under the new zoning and expressed desire to work with the county on improvements without losing their permit. Staff responded that the use permit runs with the land and that future modifications would be handled through existing processes.
• Off-Agenda Public Comment: Ann Schuller urged the commission to review written comments from the Arden Arcade CPAC regarding a proposed mini storage project at the old Macy’s (PLNP 2024-00204), arguing that a conditional use permit for mini storage would violate the general plan’s priority for housing.

Discussion Items

Item 1 – Tiny Homes Ordinance (PLMP 2025-0139)

• Staff (Jake Switch) presented a zoning code amendment to allow tiny homes on and off wheels as permanent residences in designated residential and agricultural zones, implementing Housing Element Program D-10. The ordinance includes use, development, and design standards: tiny homes on wheels must be 150–400 sq. ft., meet setback requirements, connect to utilities, and comply with design standards (e.g., pitched roofs, square windows, screened undercarriages) to distinguish them from RVs.
• Commissioners questioned staff about placement (setbacks prevent front-yard siting), consistency with other jurisdictions (similar to West Sacramento but with more design standards), and the process for applicants (plan check and building inspection).
• Public comment raised concerns about design prescriptiveness and setback application. Staff clarified that setbacks follow base zone for primary dwellings and ADU-like setbacks for secondary units; no deviations are allowed due to small unit size.
• Outcome: Motion to approve the staff recommendation passed 3-1 (Commissioner Devlin dissenting). The recommendation will go to the Board of Supervisors.

Item 2 – Housing and Infill Zoning Code Amendments (PLMP 2025-0002)

• Staff (Jesse Shaninville) presented a package of amendments organized into multifamily, neighborhood-scale multi-unit, commercial corridor combining zone, and administration. Key changes include:
  • Multifamily: by-right in BP and RD10 zones; revised setbacks, removed minimum private storage and covered parking; parking reduced to 1 space/unit for ≤2 bedrooms, 2 spaces for ≥3 bedrooms; bike parking at 25% of required.
  • Neighborhood-scale: duplexes by-right; triplex/fourplex allowed in RD7; parking at 1 space/unit.
  • Corridor combining zone: applied to 8 corridors; only five use categories (mini storage, boat/vehicle storage, auto wash) bumped to use permit by the board (not prohibition).
  • Administration: minor special development permit extended to single-family and duplex/triplex/fourplex; CPAC appeal changes: staff recommended no fee but required unanimous CPAC vote to deny, pre-authorization at CPAC meeting, and chair meeting with supervisor.
• Commissioners discussed the CPAC appeal fee at length. Commissioner Devlin advocated for maintaining the $4,000 fee to remove barriers to housing. Commissioner Munoz supported a hybrid: fee or in lieu of fee, the three staff-recommended conditions. Commissioner Rockenstein noted the high bar of unanimity and expressed concern about pressure on CPAC members.
• After debate, a motion by Commissioner Rockenstein to require the standard appeal fee ($3,995) or, in lieu, the three conditions (unanimous vote, pre-authorization at CPAC meeting, chair meeting with supervisor) was approved 3-1 (Commissioner Devlin dissenting). The corridor combining zone use changes (five uses requiring use permit) were accepted as recommended.
• Outcome: Recommendation to the Board of Supervisors with the amended CPAC appeal provision.

Item 3 – North Watt Avenue Specific Plan (PLMP 2023-0256)

• Staff (Jesse Shaninville) presented the specific plan, which updates the 2012 Corridor Plan to remove regulatory and infrastructure barriers. The plan creates three subzones (mixed-use corridor, mixed-use neighborhood, employment flex) with flexible standards, and identifies infrastructure improvements: $9.2M for domestic water, $7.7M for sanitary sewer, and up to $76.9M for storm drainage. The plan is funded by Green Means Go and Pro Housing grants and includes a future public financing plan.
• Commissioners asked about the financing plan process, alignment with capital improvement plans, and flexibility for auto-oriented uses like drive-throughs. Staff confirmed that drive-throughs are allowed with rear queuing requirements. Commissioner Munoz referenced a 2023 Popeyes project that was denied under the previous plan and noted the new plan allows more flexibility.
• Public comment from the gas station owners was addressed by staff, confirming grandfathered use and a path for modifications.
• Outcome: Unanimous motion (4-0) to recommend approval to the Board of Supervisors, including adoption of the specific plan and associated general plan amendments, rezone, and repeal of prior codes.

Key Outcomes

• Tiny Homes Ordinance: Approved recommendation to the Board of Supervisors (3-1).
• Housing and Infill Amendments: Approved recommendation with amended CPAC appeal provision (fee or in-lieu conditions) and acceptance of corridor use changes (3-1).
• North Watt Specific Plan: Unanimous recommendation to the Board of Supervisors (4-0).
• Next Meetings: Planning director noted a single hearing on October 26, 2026, and full agendas in November.