MINUTES
Planning Commission Meeting
Council Chambers, 380 Civic Drive, Galt, California
GALT] Thursday, November 13, 2025, 6:00 p.m.
Vice-Chair Jones called the meeting to order at 6:00 p.m. The Commissioners present were Gerling, Jackson, Johnson and Jones. Absent: Denier.
Staff members present: Public Works Director John Griffin, Attorney Olivia Clark, Principal Planner Kristyn Bitz, Associate Planner Stacy Schafer, and Raney & Planning Management Senior Planner Kevin Valente, AICP.
INFORMATION/CONSENT CALENDAR
A. SUBJECT: Minutes of the August 14, 2025, Regular Meeting.
RECOMMENDATION: The Planning Commission approve the minutes of the August 14, 2025, Regular Meeting.
ACTION: Commissioner Gerling motioned to approve the minutes of the August 14, 2025 Regular Meeting. Commissioner Johnson seconded the motion. The motion was passed by Vice-Chair Jones, Commissioner Gerling, Commissioner Jackson, and Commissioner Johnson.
PUBLIC HEARING:
A. SUBJECT: Grocery Outlet Conditional Use Permit (CUP) at 10570 Twin Cities Road RECOMMENDATION:
1. Receive a presentation;
Open the public hearing to receive comments and;
3. Consider a resolution approving a CUP at 10570 Twin Cities Road, Galt CA 95632.
CEQA: This project is exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15061 (b)(3) which states that the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
Operation of a Grocery/Supermarket in a commercial zone will have no significant adverse impacts on the environment. The building is fully constructed and the streets and all utilities in the shopping center have sufficient capacity to accommodate the proposed use.
ACTION: Staff Schafer presented.
Vice-Chair Jones opened the public hearing; there being no comments or questions, closed the public hearing.
Staff Schafer introduced Joe Tanner, the Director of Entitlements for Grocery Outlet (Applicant) to the Commission.
Commissioners asked questions of the Applicant and staff.
Commissioner Johnson motioned for approval of the Grocery Outlet CUP at 10570 Twin Cities Road, Galt CA 95632.
Motion seconded by Commissioner Gerling. Motion carried 4-0.
B. SUBJECT: Sheffield Subdivision Project
RECOMMENDATION: Take actions recommending City Council approval of the following;
1. Acceptance and approval of an initial study and mitigated negative declaration("IS/MND") for the proposed project, subject to mitigation monitoring and reporting program ("MMRP"), in accordance with the California Environmental Quality Act ("CEQA");
2. Amendment to the City's General Plan to change the land use designation for the project site from Low Density Residential ("LDR") to Medium Density Residential("MDR");
3. Amendment to the Northeast Area Specific Plan ("NEASP") to increase the maximum density allowed in NEASP Medium Density Residential district ("R-2") from six (6) du/acto eight (8) du/ac and to change the project site designation from Maximum Density Single-Family Residential ("R-1-C SP") to Medium Density Residential District ("R- 2SP");
4. Rezone the project site from Low-Density Single-Family Residential ("RIA") to Medium- Density Residential District-Planned Development ("R2-PD") and establish the applicable PD overlay development standards; and
5. A tentative subdivision map ("TSM") for the subdivision of the project site into 65 single- family residential lots with various infrastructure improvements.
CEQA: The Planning Commission is required to consider environmental impacts in accordance with the California Environmental Quality Act, Public Resources Code section 21000 et seq. (CEQA"). An Initial Study/Mitigated Negative Declaration (IS/MND") was prepared for the Project, copy of which is attached hereto as Exhibit E. The IS/MND addresses all potential impacts to the environment as a result of the Project, pursuant to CEQA. The IS/MND concluded that mitigation is required for potential effects related to Aesthetics, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation, Tribal Cultural Resources, and Mandatory Findings of Significance. The IS/MND concludes that with the implementation of mitigation measures, all impacts would be reduced to a less-than-significant level. A Mitigation Monitoring and Reporting Plan ("MMRP") has been prepared in compliance with CEQA to ensure implementation of the mitigation measures outlined in the IS/MND. The Planning Commission is asked to recommend approval by the City Council of the IS/MND and MMRP.
ACTION: Staff Bitz, presented and introduced Aaron Ross-Swain of FDC Nor-Cal (Applicant) City of Galt Planning Commission Minutes Page 3 of 4
Regular Meeting of November 13, 2025
and Kevin Valente, AICP of Rancy Planning and Management (Consultant).
Commissioners asked questions of the Applicant, staff and consultant.
Vice-Chair Jones opened the public hearing.
Theresa Castro expressed concerns to the Commission regarding the project, including the possibility of future duplexes being built, and potential impacts on traffic, wildlife, and emergency services.
Richard Sheffield, one of the property owners, shared history of the property and why they chose to sell their property in support of the project.
Vice-Chair Jones closed the public hearing.
Attorney Clark advised the Commission how to proceed with the requested conditions for the project.
Commissioner Johnson motioned to recommend City Council approve the following entitlements with one amendment to the PD development standards and two additional Conditionals of Approval to the TSM:
1. Acceptance and approval of an IS/MND for the proposed project, subject to a MMRP in accordance with CEQA;
2. Amendment to the City's General Plan to change the land use designation for the project site from LDR to MDR;
3. Amendment to the NEASP to increase the maximum density allowed in the R-2 designation from six (6) du/ac to eight (8) du/ac and to change the project site designation from R-1-C SP to R-2 SP;
4. Rezone the project site from RIA to R2-PD and establish the applicable PD overlay development standards with an additional development standard:
a. A Three-foot setback is allowed on side yards for the single-story Plan 2 only.; and
5. A TSM for the subdivision of the project site into 65 single-family residential lots with various infrastructure improvements.
a. New COA: No duplexes as defined by GMC 18.08.030 shall be allowed to be permitted or constructed anywhere in the project area.
b. New COA: Only single-story homes shall be permitted and constructed on Lots 1- 11; two-stories and up are prohibited on lots 1-11.
Motion seconded by Commissioner Gerling. Motion carried 4-0. ity of Galt Planning Commission Minut Page 4 of 4
egular Meeting of November 13, 202
PUBLIC MEETING:
None
REGULAR CALENDAR:
None.
COMMENTS BY PLANNING COMMISSION MEMBER/FUTURE AGENDA ITEMS:
None
COMMENTS BY STAFF/DIRECTORS REPORT:
Staff Bitz provided the Commission with an update on the status of current and upcoming residential and commercial projects.
Staff Schafer advised what is expected for the Planning Commission for the next regular meeting.
ADJOURN
Meeting adjourned at 6:56 p.m.
Respectfully submitted by Stacy Schafer, Associate Planner.
Hagichle
Stacy Schafer, Associate Planne