Planning Commission - Regular Meeting

Good evening, ladies and gentlemen. Welcome to the City of Antioch Planning Commission meeting of January 21st, 2026. It is 6:30 p.m. and I'm calling the meeting to order. Kitty, can you please call the role? Yes. Thank you, Chair Weber. Commissioner Spiker, present. Commissioner Simon, present. Commissioner Riley, present. Commissioner Perez present. Vice Chairperson Jones present. Chairperson Weber present. We have a quorum at 6:30 p.m.

Would everyone please join the commission for the pledge of allegiance? To the flag of the United States of America that is not on the agenda, please note that each speaker is limited to three minutes. The Brown Act limits the commission's ability to discuss or respond to items that are not on the agenda. Please fill out a speaker card and place it in the speaker card tray. Staff, are there any public communications on non-aggendaized items?

Yes, we received one from Devin Williams.

Uh, good evening and happy new year, Commissioner and City staff. Uh my name is Devin Williams and I'm here on behalf of the raise the roof coalition and uh raise the roof has been a strong champion for the inclusionary housing ordinance uh which will we understand will be coming before you on February 4th. Um, tonight I'm representing a coalition of 12 community- based organizations throughout the county uh, urging for your support um, for this ordinance and to seriously consider the passing the strongest uh, version of this for affordability in Antioch. Um, so as you know, the inclusionary housing ordinance is a mainstream proven uh policy tool and 14 out of our 19 jurisdictions in Contraosta County already have some form of inclusionary housing ordinance in place and Antioch is not an outlier in considering um that we are behind our neighbors. Um Antioch is also very attractive to developers and we've seen significant growth in our recent years. Um but at the same time unfortunately Antioch has the highest number of un um unhoused population in the county and nearly half of our residents spend more than 30% on their income of their income on their rent or their mortgage. Um so it tells me at least that housing is being built but it's not affordable enough um for the people who already live here and work. Um and without a clear mandate from the city, private developments alone has not produced the level of affordability that our community needs. Um so Antioch has every right to do what uh most other cities in this county already do and to require that development benefits the community, not just the market. Um, as you review the draft ordinance on the fourth, uh, before the 4th, we

strongly urge you to consider a 20% inclusionary rate, lowering the project threshold so the ordinance applies to more developments and setting uh setting inloo fees appropriately so they actually support the creation of affordable housing. Um, so a 20% inclusionary rate would mean more families, seniors, working residents can remain housed in Antioch. Um, I believe that this ordinance represents a significant opportunity. I've I'm a longtime Antioch resident who grew up here and I would love to afford a home. Um, or just to be able to afford to live on my own. Um, as a nonprofit employee, it's we don't get paid a lot. So, you know, I love the city and I think I I mean I advocate for folks who live the city as well and would love to remain here. So, I hope to engage with you along with my coalition. We sent out a number of emails to you all and so hopefully we can get some responses in the coming days before that February 4th meeting and I look forward to uh speaking with you all. Thank you. Have a good night.

Thank you.

I'm now closing the public comment period if there's not there aren't anymore. None others. You see? Okay. Moving on to consent calendar. Consent calendar items are considered routine and will be enacted on by one motion. By approval of the consent calendar, the staff recommendations will be adopted unless otherwise modified by the commission. There will be no separate discussion on these items unless a member of the commission or a member of the public requests removal of the item from the consent calendar. We have the following items on the consent calendar this evening. Item 5-1, planning commission meeting minutes, December 3rd, 2025. Do we have any members of the public who would like to speak on this item? None received.

Motion. Anybody have a motion? I'd like to make a motion to approve the consent calendar. I have a motion on the question. Do I have a second? I'll second. Have a motion and a second. Kitty, will you please take a roll call vote? Yes. Thank you, Chair Weber. Commissioner Biker. Hi. Commissioner Suman. I. Commissioner Riley. I. Commissioner Perez. I. Vice Chairperson Jones. I. Chairperson Weber. I. The motion passes unanimously to approve the consent calendar.

Okay. Thank you, Kitty. Moving on to our next uh continued regular item. This is item 6-1. Appeal of Cruise America home occupation use permit and business license 2425 Willow Lane. Staff recommendation recommends that the planning commission adopt one of the two resolutions presented regarding the appeal of the denial of a home occupation use permit or hoop and business license for the Cruise America recreational vehicle rental business at 2425 Willow Avenue. May we have a staff presentation, please?

Yes. Uh good evening, commissioners. Uh so this item, as you heard, is the Cruise America appeal. Um, just to give some background since it's been a while since we heard this item. Um, this is an appeal of a home occupation use permit and business license. A home occupation use permit um, for some general background is essentially a business that occurs at a home. Um, it is supposed to be clearly incidental and secondary to the use of the home as a residence. And um it was discussed more in the first uh staff report and meeting essentially that uh normally a business like uh U-Haul rental and RVs wouldn't um be permitted. In August 5th, 2025, a business license and hoop were denied for the Cruise America RV business. And then on August 14th, 2025, an appeal was filed by the property owner uh for this denial. Just as a background for the planning commission history. So you heard this on September 19th, 2025. At that meeting, planning commission directed staff to return with a resolution containing requirements to align the business with hoop standards. So that include like planting and landscaping, um fencing around the property, imposing a condition of 15 RVs maximum at any one time. Um, so those are all outlined in the um in the resolution that you have before you that was brought back on October 1st, 2025. At that time, the planning commission did not have a majority vote. Um, to have a majority vote, the planning commission needs four votes. Um, so tonight we've brought this back for a third time and we're presenting both resolutions. So there's a resolution to deny the appeal which essentially means the business would be

prohibited and a resolution to uphold the appeal which would allow the business um the original uh resolution to uphold the appeal has been updated with all the dates to since um of timelines of when they would have to make the improvements to make it commiserate to what was discussed back in September. So the recommendation again is to adopt one of the two resolutions. So you have attachment A and that would be deny the appeal and prohibit the rental business and then attachment B is to uphold the appeal and allow the business. Um so you know we would just try and ask that you you come to a resolution tonight um uh with one of these and then four would be the number of votes we would need to reach a majority. Um so I would say the applicants here and they could have 10. Oh,

sorry. I know it's a technical amendment, but Zoe had mentioned the 19th of September in the PowerPoint, but what she just said here on this one is the right date of the 17th and the resolutions have the 17th. So, it's just a a typographical. I just want to clear the record. Thank you.

So, we suggest you open the public hearing and Right. Do we have uh an applicant presentation?

Good evening, Chair Weber, planning commissioners. Thank you so much for giving us this opportunity to speak. I am Patricia Cirten. I'm here representing the applicant. In the past, you saw my partner Amra, but tonight you get to see me. That way, at least we get to keep you on your feet who on who's speaking. But let me um just thank you staff for your staff report and we are here to highly recommend that you choose exhibit A in your staff report that would approve the home occupation permit. Um I I know there's a little I think there's a little bit of confusion of what happened here in the past. So, if you don't mind, I'd like to just summarize it so we could uh consider where we need to go from here. Um, the last action that this planning commission took on this application was on October 1. And at that hearing, a motion was made, but failed to overturn the planning commission's approval of the appeal and the decision that was made on September 17, thereby reconfirming the decision that was made on September 17, which was to support or approve the home occupation permit. So tonight, there really can't be a new decision because that decision has already been made and it was final on October 1st. So again, at the initial planning commission meeting hearing on uh September 17, the planning commission passed a motion supporting the appeal approving the home occupation permit. And at that time and on the record, the applicant and staff all agreed and the planning commission to certain conditions of approval and those are set forth in the exhibit A uh B of the staff report. The applicant walked out of the hearing thinking they had an approval and went and fulfilled all those conditions of approval only to return on October one

and come before the planning commission where they attempted to overrule the September 17 decision. But again, that motion failed. So it was not overruled or it was not reversed, excuse me. And again, the se September 17th decision stands. to try and reverse it tonight would be really unjust and improper because there is no decision in front of the planning commission meeting, not a new one. What we're asking you to do is just simply reconfirm the September 17th final decision that was made by supporting the resolution B that's in your packet. If you have any concerns about the substance or the conditions, we're happy here to discuss them. But truly, that ship has sailed. But we're here to be a good neighbor and work with the commission. And so we're happy to hear whatever concerns you may have. I did note that there's four letters of support from neighbors and residents. We have no opposition to this um home occupation permit. So we ask that you too support the applicant and those four neighbors and everybody else who supports it. And I'm here to answer any questions you may have. Thank you.

Thank you. Um if I could uh ask one uh question please. Uh just to clarify um you mentioned in your like opening remark that you were encouraging us to adopt a b as in boy. Yes. I apologize. I think you said a. So I think I did. So thank you for listening. No problem. [laughter] For anyone who'd like to speak on this, I will now open the public comment period. City staff, please proceed with identifying the speakers who will have three minutes to address the commission. Any public comments, Kitty?

I've received no additional public comment.

All right, then I um the public comment is now closed and the item is now back before the commission for discussion. Hi. Um, I would like to check um and have legal chime in on uh the point that their council made about um going back and forth. I know I'm uh I want to make sure we're all on the same page and I want to make sure that the business is successful, but also I want to make sure that we're legally in the the right place here as far as giving the two options or there is no two options technically. I just I'm trying to understand that

is the city's position that there are two options tonight that the planning commission can adopt attachment A or attachment B. So I think I'll start. I think um the reason that the position that I had changed from the initial um contingencies that we had in place uh versus what we have um what the city staff had already recommended which was to deny the appeal. I think that the letters from the neighbors helped um in u making sure that the neighborhood obviously wants this um this business and thinks it will be successful. This is such a unique situation u being a business and then um not having the hoop in place for u multiple years. I'm of the position that we should let city council make the final decision and in whether this business should operate u or be approved the the new hoop with the new conditions. Um, and it's such a tough decision honestly because it's such so unique and a unique uh position and um and so I'm really torn on on this this um resolution basically. So that's my two cents of it. I want businesses in the city to be successful and you guys sound like you have been and been doing great for yourselves and I really appreciate that. Um the initial city staff recommendation was to deny the appeal. Uh and I think once and confir correct me if I'm wrong. If the appeal gets denied it, city council makes that decision.

Correct. Yeah. Thanks. So let's say for example, we live in a world where the planning commission says 70 to deny it. Then the applicant would have the ability to appeal. If your commission approves it tonight, they could appeal approval. Don't think they will.

Okay, that's my two cents. I would just say you guys are still operating the U-Haul business out of that same location. Correct. And I believe that it was of the commission's understanding previously that these were like businesses and that that business was already being allowed to oper. I believe that these are like businesses and I believe that it is not detriment to the neighborhood and I do feel that you guys have a history of doing business in the city of Antioch and you guys have shown um good neighborly order. You guys have participated with your neighbors to try to come up with um amicable solutions and I feel like we reached that point when we came up with the ideas on what we needed to put in place to make this happen. So, um I'm not sure in the shuffle of things why it went the other direction, but I still believe that you guys have shown the city of Antioch to be upright, upstanding uh members of the community and um capable of operating and conducting your business in a way that is not harmful to the residents around you. So [clears throat] um so I guess my position is also um unchanged. Uh I'm basically in support of uh attachment B. Uh and the rationale behind it is is similar to yours uh to the chairman's uh position um in that it's not a fundamental change in the land use of the land. Um, basically they're uh it's it's really an extension of the existing veh uh vehicle rental business under the you know grandfathered status. Um the fact that it's not really um

operating in what would have been accordance with the general plan for that parcel um is kind of a mood point because again they're grandfathered in and it's essentially the same type of business that they're conducting. Whether you're renting a truck or an RV, it's essentially a vehicle and it's like a zero son game. you the the applicant has already um basically committed to uh renting no more than 15 vehicles I believe you know on the property. Uh to me that limits their or reduces by 15 the amount of trucks they would have been able to rent. Um in addition uh I think there was some um explanation of the business on the part of the applicant that the uh rental of an RV is more generally more than one day whereas a truck you know for U-Haul business is usually one day. So in theory you are maybe limiting the or reducing even the land use that you had before when it was exclusively a rental truck business. So, I guess my biggest question here is really given my um my thought process, you know, why did the staff denied the hoop application in 2020 uh one in the first place? Essentially, if it was like kind business, they're grandfathered in. It seems to me almost that a revised hoop might have been unnecessary in a way because again of the like kind business. So I don't know if staff knows the answer or has any.

Yeah, I think our our position in 2021 was the same it was in 2025 that this is an expansion again of a non-conforming use and that while they may be similar uses, you're adding a business to the site um and that's not meeting the current standards of the hoop and business license requirements.

Thank you. Yeah, I I think the my position is still the same. I think it's just fundamentally the same type of business. Uh I understand technically uh two businesses and then you have Cruise America versus the U-Haul rental, but it's the same use of the land. And that's my my thought process on this. Um I just wanted to chime in on um first of all I'm glad that the attachment B mentioned uh some of the issues that I had regarding emergency vehicle access. That was really important for me. Um but then I also wanted to uh mention about um the last uh section here regarding um after completion of all items in section seven for attachment B. Uh the appellent shall provide the director a performance update showing the ongoing compliance with all the above requirements. So that's the signage, the um emergency vehicle access, the 15 RV limit, all of those things. And I was wondering if there was like a um what is a performance update and how can we make sure that's being um that the applicants being held accountable to that performance update? Um is this something that should be checked by like a code enforcement or because that's what I thought like it would be a but yeah that's my question.

Couple things. Thanks for the question. Um we can do it a variety of ways. It could be simply having the applicant provide us a letter or a report that we can review. uh we kept it at the staff level so that it wouldn't have to impact the commission unless the commission wanted to. I don't think it rises to that level. We'd love to call a meeting for just that one item though. Um but I think it would also be good to have the applicant on the record discuss what things they've done since September so that we can determine if these dates are reasonable or unreasonable. But again, at the end of the day, the number seven is the one that's really going to make a difference to your commission to make sure it's it walks and talks like the duck that it's supposed to be. And then um and then with the uh with that on um on topic like with the dates does is does is the applicant like approving of these dates you know these uh these deadlines by you know it looks like by March and by February of next year.

How's that how's that looking? And they may have already accomplished some of them which I think they have. I just want to say we've already we thought they were great ideas and have already implemented all of them except for the planting plan because it has to be approved by city staff.

Okay. Thank you. That's awesome. Well, that sums up uh all my questions. Yeah. Um I'm um I'm in approval of attachment B. I think this is um I think this is a fair use of this property. I think this is a business that is doing well in Antioch and I we are by upholding this appeal, we are we're allowing this business to flourish. We're not um I don't think we're stretching the limits of what you know what can be done in a in a hoop, but we're just restricting our um our impact of of it. And I think by having all these restrictions in the attachment, I think that's a that's very very uh considerate. And I think that's a very good compromise for the city, for the applicant, for the neighbors, for everyone. So I think this is a I'm in huge favor of attachment B. So, I wanted to say uh I am completely on board on attachment B as well. I think my biggest concern is how would we know they're complying? As you mentioned that they would we would just get like a written letter or a report. How would we know that they're up to code with that?

We go out there and see. We go look.

Okay. Thanks for that clarification. Yeah, with that being said, if everything's up to date, I you guys have been in business for a very long time and I think you guys should stay and um yeah, I'm in support of this decision going along with the option B, but I think next time any business wants to expand or something, they should get the permits first so we don't have to go through this uh these meetings again. be a lot easier if you ask for permits first then start the business so city can be more proactive and more supportive but I think you're going along with option B and doing all the work that's great and hopefully we will not go through this again thank you

on a question do I have a motion Um, I'd like to make a motion to approve item 6-1, uh, the appeal of the Cruise America Home Occupation Use permit and business license. Um, upholding the appeal that the planning commission agreed on on September 17, 2025. Um, on the address on 20 2425 Willow Lane. I second it. I have a motion and a second on the question. Kitty, may I have a roll call vote, please? Yes. Thank you, Chair Weber. Commissioner Spiker, I. Commissioner Suman, I.

Commissioner Riley, I. Commissioner Perez, I. Vice Chairperson Jones, I. Chairperson Weber, I. The motion passes unanimously to approve the resolution of the planning commission of the city of Antioch upholding the appeal of the denial of the home occupancy use permit and business license for Cruise America recreational vehicle rental business at 2425 Willow Lane or Avenue, excuse me. Thank you folks.

Congratulations. Moving on to regular item 7-1, general plan update. Staff will provide a brief update on the general plan update process and the general plan advisory committee.

Yes. Uh good evening, commissioners. So, our general plan update um kind of general plan update update, if you will. Oops. Hold on. Something's happened. There we go. Um, so the big news is our website launched. Um, so it's annioch.generalplan.org. Um, so you can see it there. We're going to post all of the workshops and events and um, all the documents that come with it. So right now um, you know, it just has more general information about the general plan. Um, there's links to sign up for project updates so you can get emails. There's also a way to sign up for text, but that's completely optional. Um, but we hope everyone goes to anioch.generalplan.org. Um, last city council meeting on January 13th, the city council formed the general plan advisory committee. Um, so the makeup of the committee is going to be two city council members, two planning commission members, five members of the general public, and then two alternate members from the general public. I know at your joint meeting there had been discussion about having seven members of the general public. Um a big part of that is we don't have that much space up here. So [laughter] um just to make it really um more streamlined and have staff be able to have a lot of the meetings here. We're going to um this will be the makeup of the commission. So applications for the general public should be posted very very soon. So you can watch the website and social media for updates on that. And then at our next planning commission meeting and we'll take any com we'll have an item for commissioner nominations that will be sent to the mayor. So same way with transplan you'll make your selections it'll go to the mayor and then that'll go through the um city council. Um so then we'll hope to have everything it's about uh it's a

30-day um application period for the general public. So once that's launched very soon they'll have 30 days and then um there'll be interviews for the general public. So, we hope to get that all kicked off by late um March, early April. So, our big next steps coming up kind of this quarter will be the appointment of the GPAC members by city council to get that going. And then at more of a staff and consultant level, we're currently working on the project initiation and visioning stage. So, our consultants are working on an existing conditions report. So that's looking at the existing general plan, kind of where we are, where we were, and then kind of existing conditions today in the city. And we're also working with our consultant and our community engagement um subconsultant on a community engagement strategy um that'll um kind of inform the meetings that we hope to be kicking off um in the spring. So um a lot of work happening and then you know some public facing things too. So, we're excited about the process and want to just keep you all updated on that and happy to take any questions if anyone has any.

I would like to throw my hat in the ring for the general plan. I've been waiting for this forever. So, just putting it out there now. [laughter] Yeah, I'm also interested. But that's also what I was actually [laughter] um I was actually going to ask if it's possible to on the website for the update of the general plan if you could include a link to the old general plan or the current general plan on um yes we have it on our planning website but yes let me make a note to put it I had to dig around to find it because I was looking for it specifically and uh I did eventually find it but I thought it would also be nice to have a second link since that subject.

Yeah, that's a great idea. I will make a note and we can get that up there. Okay. Are there any other written or oral communications? I have none other than to say Commissioner Perez was um approved at city council for the trans plan. Um representative, [applause] congratulations.

And I can't remember the last time we what was the date we last met because then otherwise I already reported on the transplay. I'm meeting from December 11th. Okay. Well, then I got nothing. So that covers uh any committee reports. Any other committee reports? All right. The dates right on this, right? February 4th. Yeah, February 4th. As you heard from um Devin Williams, that is our IHO inclusionary housing ordinance is um planned for that. So, we're just getting everything wrapped up and then I'll send out an email to the public as well. Um the public hearing no should be in the paper Friday.

So that now that that's confirmed, our next planning commission meeting is scheduled for Wednesday, February 4th, 2026. Do I have a motion for adjournment? I'd like to make a motion to adjurnn. I second. On the question, I have a motion and a second to adjurnn. Kitty, will you please take a roll call vote? Yes. Thank you, Chair Weber. Commissioner Spiker, I. Commissioner Suman, I. Commissioner Riley I. Commissioner Perez I. Vice Chairperson Jones I. Chairperson Weber I.

The motion passes unanimously to adjourn at 7:02 p.m. Thank you everybody. That's fired up.