Planning Commission Meeting Summary - December 17, 2025

The Planning Commission convened the combined hearing agenda at 9:05 AM to consider two land use amendments. The commission voted to deny Staff's recommendation for Item 18 after reviewing applicant arguments, ultimately approving the rezoning. For Item 20, the initial motion to approve the rezoning to Regional Commercial failed. Following a successful reconsideration vote, the commission voted to amend the recommendation to Community Commercial to align with neighborhood commercial zoning constraints, directing staff to work with the applicant on a site plan for potential City Council review.

Consent Calendar

• Approved the combined hearing agenda via unanimous motion and vote (5-0 abstention count not fully specified but all present voted yes).
• Approved the approval of minutes on consent.

Public Comments & Testimony

• Roosevelt Park and Neighborhood Associations: Expressed support for Item 18. They participated in the pre-application process, canvasing the neighborhood and reviewing the proposal to ensure the six dwelling units were adequate and parking was provided. Their specific position is that this use is an appropriate entry for future residents in the neighborhood.
• Commissioner Ulett (acting as a board member of the Roosevelt Park Neighborhood Association): Expressed support for Item 18, describing it as "missing middle housing". He noted that while he no longer lives on that specific block face, he has walked the neighborhood repeatedly and believes the use preserves the historic structure and is appropriate for the area.
• Commissioner Sanchez: Expressed opposition to the concept of approving regional commercial on a small parcel at Item 20, stating it does not fit the area and expressing concern about setting a precedent for such approvals, despite understanding the applicant's intent.

Discussion Items

• Item 18: 141 Castillo Avenue (Urban Low Density to Medium Density Residential)

  • Staff Position: Recommended denial based on a finding that the proposed land use classification was inconsistent with the block.
  • Applicant Position (Ricardo Torriat): Clarified that the six dwelling units are existing and were not newly constructed; the application was necessary due to the property being vacant for over 90 days (triggered by the applicant's prior CPS off-period during renovations). The applicant stated they worked closely with the neighborhood association and that the project aligns with the IDZ (Infill Development Zone) requirements, specifically regarding parking.
  • Commissioner Siegel Position: Expressed support, identifying the project as a "perfect example of missing middle housing."
  • Commissioner Ulett Position: Expressed support, noting the property is a "grand old house" being preserved.

• Item 20: 1416 West Hildebrand Avenue (Neighborhood Commercial to Regional Commercial)

  • Staff Position: Recommended denial, citing that nearby single-family homes could be sensitive to higher intensity commercial uses despite adjacent high-intensity operations. Staff noted the property was originally C2 and the applicant requested a change to C3 (Regional Commercial) with a caveat for alcohol sales removal (C3NA) following a Zoning Commission recommendation for C3NA.
  • Applicant Position (Arman Rafsa): Stated the intent is to establish a motorcycle retail location. The applicant agreed to the C3NA (No Alcohol) amendment yesterday at the Zoning Commission to address concerns about bars or nightclubs.
  • Commissioner Bustamante: Expressed support for the item, moving for initial approval.
  • Commissioner Orion: Proposed a motion to amend the recommendation to Community Commercial, arguing that Regional Commercial was not a good fit for the parcel and location. Staff confirmed that a C2 with a Conditional Use or a C1 with Conditional Use could potentially accommodate the motorcycle showroom through alternative zoning paths to reach City Council.

Key Outcomes

• Item 18: Approved by roll call vote (6-0-1 abstention, with Commissioner Siegel and Orion voting in support; Commissioner Bustamante, Sanchez, Lopez, Ulett, and Peck also voted Yes; Commissioner Orion abstained). The resolution to amend the Downtown Area Regional Center Plan from Urban Low Density to Medium Density Residential was adopted.
• Item 20: The initial motion to approve the rezoning to Regional Commercial failed (4-3 vote: Bustamante, Lopez, Orion, Sanchez vs. Ulett, Siegel, Peck). A subsequent motion to reconsider was passed (7-0). The final motion to approve with an amendment to change the land use to Community Commercial passed (6-0-1 abstention/yes count: Orion, Sanchez, Ulett, Siegel, Peck; Bustamante abstained/noted). The commission directed staff to work with the applicant to develop a site plan for a C2 Conditional Use (Motor Vehicle Sales) to be presented to City Council, as Community Commercial allows a C2 base zone but not C3.

Special Announcements

• The commission announced a special hearing scheduled for January 16th at 9:00 AM regarding a Municipal Utility District.
• The Chair scheduled phone calls to commissioners who were absent to ensure they were informed about the special meeting before sending calendar invites.