Planning Commission - Regular Meeting

We are

we are beginning the meeting shortly. We will be conducting tonight's meeting in person as well as in virtual setting using Zoom. Members of the public may view and listen to the meeting tonight on Wave Channel 18 and online through the city's YouTube channel. If you would like to participate in live public comment via the Zoom platform, please refer to the agenda for instructions. Chairman Gilbert will begin the meeting momentarily.

Good evening. I'd like to call to order the City of Lincoln Planning Commission special meeting of December 17, 2025. First item on the agenda after called to order is a roll call. Do we have a roll call, please? Madam Secretary, Commissioner Herszog, here. Commissioner Hutchinson here. Commissioner Jackson here, Commissioner Jerry Johnson, Commissioner Manning here, Chairman Gilbert here,

and Vice Chairman Johnson did email me. He is um on his way and will be coming in late. Thank you. We do have a quorum. Uh item three, pledge of allegiance. Our assistant city manager is going to have the honor of leading us in the pledge. To the flag of the United States of America and to public for it stands one nation indivisible for all.

Thank you. Item four, excuse me. Item four, agenda modifications. Do we have any agenda modifications this evening? Chairman Gilbert, yes we do. Um it is my mistake when I was preparing the special meeting agenda. I inadvertently took out disclosure of exparte communications which I would like to add to the agenda after public comments on non-aggenda items.

Thank you. Any objection to that from the commissioners? So be thank you. Item uh five, public comment on non-aggenda items within the subject matter jurisdiction of the commission. All speakers times will be limited to three minutes unless extended by the chairperson. All comments or questions should be addressed to the chairperson and in most cases the commission is prohibited from discussing or taking action on any item not appearing on the posted agenda. but may engage in brief discussions, provide direction to city staff or schedule items for future meetings. And we should note that uh commissioner um our missing commissioner is here and we now have a full forum. Thank you. Uh do we have any

I don't see any hands raised online. I do have one uh non-aggenda item card here. If I can call Cella greenhouse.

Hi. Happy holidays. Um, I, uh, been meaning to try to get this information out, but, um, this call to action came as I was here in the city hall handling some business today. Um, so I'm talking to you by way of trying to speak to our planning team that is working on our, um, planning for the city. Um, my main focus is I live downtown, so I'm going to stay focused on that project. And um one of the things that I had done over this last let's call I think maybe four or six weeks is I went to North Lake Tahoe for our Plaster County Board of Supervisors meeting and I stayed for this duration of this meeting. But what I found was that there is this Lake Tahoe district that has been planning the development around Lake Tahoe for a long time. And um where Plaster County at one time was pushing off of what we would do at this time. We're now adopting what Lake Tahoe Planning District was planning for our county of North Lake Tahoe. But what I thought was really interesting that I wanted to tell our planning department that I have not done yet, so this is my way of doing that. Um, is that this um outline of how to build in North Lake Tahoe, if anyone's been out there in that area in a while, it's very destinationbased. I would say it's very similar to our city of Lincoln downtown planning, but they're actually going up to six stories and they have some re offsetting regressing to make sure it's not blocking uh feeling as you walk down the streets. And so I want our planning department to take a look at what our county has adopted from this North Lake Tahoe district as we work with our consultant to come up with um how do we plan our own downtown? Um, I looked at some of the other details that they had put in place as regards to um, what North Lake Tahoe will have and approve kind of like our own um, cookie cutter planning that we're doing for our downtown. But I think that some of those things that have already been proven true in those destination areas of Lake Lake Tahoe will really work well with

our city. um and we talk about um I heard somebody which I've been echoing a few times of in another town they didn't do planning and it was all this tall type tall building and so I'm echoing that citizen's um um concern from that planning um cheret but um I think more so for our city it's like maybe a six-story building two blocks away maybe not a whole street block of really tall buildings but then also um putting into play those guidelines so I know that that's our team is working really hard to come come up with a very cohesive plan. And so I want to tell them that we can go ahead and look at what North Lake Tahoe has adopted as a county for what Lake Tahoe has put together. I think it'll really help us with some guidelines. Thank you.

Thank you. Do we have any additional I did not receive any more cards and I do not see any hands raised here in the room. Thank you. We'll move to the next uh next item which is disclosure of exparte communication. Do uh we'll start on this end. Do any of my fellow commissioners have any uh communication to uh disclose?

Nothing truck out. We don't have any. Okay. We can go to the next uh next item which is public hearings. N uh okay 9A uh Lavel North tenative parcel map. It is 6A. Sorry uh chairman but that's my fault. And I just looked at I looked at both copies of the agenda. Both said nine. So I said I better not argue with the agenda. 6A.

That seems right. Yes, that was why I hesitated. Uh, staff report, please. Good evening, everyone. I have a PowerPoint presentation here. If it can pull that up on the screen, please uh introduce yourself.

My name is Tom Crookshank. I'm associate planner with the uh community development department. Project we have before you tonight is the Level North property. This presentation is a summary of the project. More detailed project information is included and outlined in the staff report provided. As a note, we did provide a memo detailing minor edits to the tenative parcel map and one condition of approval number seven. Lastly, as of this meeting, we have not received any public comments tonight. We'll discuss following items pertaining to the Level North property. uh requested entitlements, project site, staff findings and environmental determination, and staff recommendations. The applicant, Beer Homes Holdings, is requesting that the planning commission recommend approval to the city council for a tenative parcel map splitting an existing 103 acre parcel into four separate parcels. An approved tenative and parcel map would allow a portion of land to be sold for potential future development. Here's an aerial photo showing the context and location of the property. It is located south of McBan Park Drive, east of downtown. This is a closeup of the property. Um, it is vacant and used for cattle grazing. This is an existing parcel map showing one legal parcel with two separate APNs. If you notice the get the these two pieces here combine. Is that working? Use the mouse here. So this piece here, can you see that? Number 36 and 65 highlighted in yellow.

This is the proposed tenative parcel map for the Level North property. The map will take one legal existing parcel and create four separate parcels. This map satisfies the city's minimum requirements for parcel size and proposes no development at this time. In summary, the proposed parcel map would split an existing 103 acre parcel to four separate parcels with no development. Staff has analyzed the proposed entitlement request and in con concluded that con it is consistent and complies with the subdivision map act, the goals, policies and intent of the city's general plan, the adopted village one specific plan and general development plan and the city's subdivision ordinance. The project proposes no development and complies with an existing environmental impact report qualifies for exemptions under section 15315 class 15 minor land division. Section 15315183 projects consistent with a general plan, community plan or zoning under the California Environmental Quality Act or SQA. City staff has prepared draft conditions of approval for the tenative parcel map. Standard and project specific conditions have been applied. All conditions will be subject to verification and of compliance by city departments. The applicant has reviewed and agreed to the conditions of approval. Staff recommends the planning commission determine the project exempt from SEC SQA review under sections 15315183 and adopt a resolution re recommending city council approve the tenative parcel map for the level north property subject to conditions of approval. That's the end of my presentation.

Thank you very much. Do any of my uh colleagues have any questions or comments at this time? You'll have a another opportunity after we uh close the public hearing at this point. Please go ahead, Jerry. Um, as you all know, I'm I'm concerned about how we get uh trails in developments and how we uh provide pedestrian access and uh cycling access to various points and where along the development process um that discussion takes place. Um and uh just re remind everybody that um general plan policy uh T5.7 trails and pathways along creeks and wetland areas. The city shall encourage the development of trails and pathways along the edges of creeks and wetland areas where feasible. Trails be looped and interconnected. Um I as part of this um you know you see this um uh creek uh called a seasonal stream through the adjoining um Stardust property and then uh meanders into the properties that uh we're concerned uh with now as well as the reservoir on one of those U properties. Um, and we take we take um the position uh in in this project of asking for a um I'm not sure how it was worded, but

the uh um the condition that was added um allowing u or requiring uh dedication of the property for a a street serving that area. Uh yet we don't do the same kind of uh advanced uh planning and requirements for trails. And I'm curious about that and when when that happens. And then I asked um uh uh if we could see a um uh a layout of uh bees or homes uh Stardust development to see where trails might uh connect with that development. And uh guess what? Um there are no trails uh or uh other uh parks or schools uh in that area at least as that um development was shown to me. Uh and so that concerns me and I and I'm not sure how to proceed from this point. Um I wouldn't like to hold up the uh land division. Um on the other hand, uh I don't know how we get there unless we do something like that.

Yeah, I'm uh happy to address that question. So that once we have a uh once this map is adopted and the uh the property owner uh may choose to engage with the developer to bring forward the project. Once that developer has been solidly identified, we will work with the developer to uh identify those natural resources that could lend to a trail system and the connectivity within this within this entire village, but at that we're not at that stage just yet. And the IOD itself, that is something that could be done at a later time as well. And that's that's actually a current question. And while the applicant is willing to concede to that condition, they also want further clarification on if that should happen now or if that should happen again a little bit further in the process uh when the project is fully fleshed out or more fleshed out than it is now.

Well, just to make my point, Tom, can you bring up that U slide on the Beaser property? Would you like this slide here? Um, no. I I had um Tony Fras's office provided I got this one. Yes. So, I don't in spite of that um um attractive waterway through there, it it just doesn't appear on that plat unless I'm missing something. Yeah, this is a survey right in certain

it's a different different style you different maps do different things right so that's the the survey map where this is more of the uh topo map so that's why the stream appears here not there does well that's not going to appear anywhere don't do something different

yeah I do appreciate it and again as a project starts to come forward and get in get into pre-application discussions with the developer because that that always happens. They don't just plop a plan in our lap, right? They connect with us. They meet with us. They discuss their ideas. We discuss our needs, our ideas, and as that occurs, then we will identify those areas. But tonight, all we're doing is simply dividing this area into smaller parcels.

I understand. But somehow it's just not working. Well, that this is this that stage of the process where we're simply dividing in into parcels and once a project is identified then we will discuss trends. If it isn't clear, let me make it clear. I am not going to approve uh a map um that does not include u a um trail system as required or at least encouraged in our general plan. Uh, and I understand that um now is not the the time, but I just want to put it out there that that's going forward is going to be my position.

Thank you. We're aware of your position. Have anything else that you want to talk about, Jerry? How about any additional commissioners that have uh comments pertaining to the action we're trying to take this evening?

I'll I'll make a comment. I'm I'm with Jerry on the idea of making sure that we that we meet the requirements or the um the uh recommended requirements of trail systems. I think it's great for our community. So, I think moving forward, I'd love to see our planning department really press that onto our developers that that's something that I think is important to our city. We've done a great in some areas, not so great in others, and I think we have an opportunity to do it great again. Um I think today's uh thing I I trust that you guys will move forward and and I feel good about what we do today, but I I hope we can see that next step.

Yeah, we are we are well aware of this commission's desire to have trails to have interconnected trails uh in this area. Very very aware. and all of our developers in this area. We've also been communicating that desire as well. Any other commissioner have a comment before I open the public hearing? Seeing none, I will open the public hearing. Citizens wishing to speak on this item may request to speak by raising your hand when requested to do so. Please limit your comments to three minutes. Secretary, do we have any hands raised online or anyone in chambers that wishes to speak?

Chairman Gilbert, I don't have any hands raised online. And I do see Tony Frag's hand uh raised out in um the public. If I can call you to the podium, Tony. Good evening, Tony.

Good evening, Commissioner. Tony Frasier with Frey Design Group representing the project in front of you today. Uh Ena Miller with Beer Home representing portion of the project. She's sponsoring with Beer Home this map. uh she's not going to be talking. Maybe if I went over three minutes, she's considering to her time, but I'll probably be within three minutes. I appreciate the time and the presentation by Thomas. I think you did good job. And um again, the the there's no project front view is a parcel map. The project will come later as Na mentioned. Uh Bizer Home also uh there fronting the cost to move forward on behalf of the owner of the land. Their interest only is 20 acre out of this parcel. So only parcels three and four. So this map allows the land owner which uh the level family is a the daughter of the level family is represented here too. Uh they are moving forward the paralization of the land so they can move forward with developers and be able to work with the city on uh moving forward with the specific plan and and dealing with the specific plan and all the requirement. Um and I will explain a little bit more about the wetland and and that also it's not related but since it's brought up to explain further this map we could have enhanced a little bit more if we had time we just put it this afternoon together. If you want to zoom out a little bit on the map u although you don't see it but we try to represent on this map all the project around it and all the projects that you see here have already incorporated uh uh uh really trails uh and beyond the specific plan. So we went beyond the specific plan even level project that was moving forward last minute. We add in crossing a bridge and so forth to cross the wetland. Uh we have you know advise the commissioner

also to keep in mind that um I think beer us as a planner developer uh civil engineer would love to have trails by uh the creeks. Um, I wish I can do that all the time, but uh, the city of Lincoln has adopted PCCP plan that you have to follow and we our hands are always tied behind our backs. So, we would love to have a trail right by the creek, but they force us not to do that. So, I advise the city and PCP to talk about that and see how you can resolve it. That's why the trail end up pushing away from the creeks, but we still do them in open space, but they want us away from facility, you know, from wetlands and habitat and this and that. So, there's conflicting of interest. I've always loved lakes, trails, and I want the people to go right and fish and everything, but I've been told no again and again and again. So, but our goal as um it was mentioned when uh small lots are being considered we're going to sit down we have to do the wetland studies we have to meet with BP then they will tell us no yes and as a city to help us and we end up where they let us do it but the goal is what you see here is a pinkish line that's what the specific plan shows as a trail kind of approximately it's again a 10,000 foot level until we go and ask permission s say move it here, move it here. But the goal is to have the trail to continue. And then we even added trails beyond what was required on Oak Tree Lane within level. We end up adding more trail within the landscape corridor to tie all these trails together all the way to 12 bridges. So the goal is that to get all these trails, we have always three four miles added on south and the goal is to continue within the property as it de develop further. But I appreciate tonight allowing us to move forward and we would love to see you

saying yes because if you say no to this project as a commissioners and the trails will never be built because the project will never develop. So there's you know if you want to see trails then we have to move forward to development and then we have to work with the land owner first but then we have to work with PCP and the permitting agencies and the city so we can maneuver and put the trails where we can. I appreciate it. I appreciate your time and we look forward to moving forward on this project at least on small pieces as it continue moving forward with the rest. Thank you. Thank you Tony.

Um before we call anybody else up, we should have the clock running on any additional people that may want to speak. IT staff Roman if you can please um start that timer for our next public comment. Thank you. Um as a backup I do have here on my phone as well. So I don't see any hands raised online chairman Gilbert. However, I saw one cell greenhouse on the other side that you may not be able to see.

Yes. Hi, I didn't expect to speak on this, but um some of you might know that my um my family owns a lot of property in Orangeville and uh for decades they were trying to divide this property. Um it's on Sierra College Boulevard where that um strawberry patch is as part of that property and um my my family for a long time couldn't divide these eight acres into four lots. there was this stream that went through the land um and we put horses out and built fences and other things to kind of keep the land going. But um what I really want you to think about as we talk about going into planning commissioning over these next 10 years is imagine Los Angeles, imagine um very dense populated places with a lot of concrete. So preserving our land we have in Lincoln is very important, very important because Mr. Fridge did a wonderful job of showing on this map the other developments that are there, but that's a lot of concrete, a lot of asphalt and we have very rich land in Lincoln that is golden hills right now, oak trees that have to be preserved. So, if we have a problem with PCP, I hope our staff is hearing his concern of not being able to put trails through these streams because the streams are what gets preserved. We could not build this on these. We couldn't divide these four lots because of the stream going through and we had to build a a gulch thing over it. So, it these are created here because the water falls that way. And if we get a heavy rain season, that's what's going to fill up. So in time it's going to be asphalt and concrete everywhere, houses everywhere, and just those places where the land naturally falls for a heavy rain season is what's going to be preserved and that's where those trails have to be punched through. So I I really do um see on this map here from Beaser Homes where if I look at this map that you provided physically where that stream probably does go

through the top of here and then where the transition of the street the road is is probably where it goes underground and then through the teen town. So, I kind of put these two maps together to see where the stream has been preserved by this team. Um, but more importantly, if we can't walk down those roads, then we're going to be walking on asphalt. We're going to be walking on sidewalks. And I think that those who have enjoyed these um golden hills for a long time, we want to still have somewhere that we still can get away from the asphalt and the concrete and keeping that as much as possible. So, thank you very much for doing that. And um I do think that dividing this to maximize the profit that they're going to get out of this land is probably important. I think there's a lot of thought they put into we're going to cut the land that's left and how to actually sell that to developers to get our city what we need ultimately and tax dollars and people and shopping and all these things that we're working towards. Um and so I do think that the developers putting a lot of thought into it and it's good to see the trust here represented. Thank you. Do we have any additional hands raised?

I don't see any in the room and there is none online. Okay, with that I will close the public hearing and bring it back to the uh planning commission. Uh as a chair I'm going to make a comment. Uh this city many many many years ago adopted 40% open space in every project. Uh can staff please comment as to whether that requirement will apply to this development?

It does sir. So just so everybody who's in the room that doesn't know 40% of the land required to be open space and um I think I wasn't here when we made that decision as a city but it was a great decision and it has it has forced us to in many cases to have very good working developments around the city. I live in Lincoln Hills where there's 11,000 people and the open space is just a wonderful wonderful thing but it was required. The developer had knew that going in and they they all know that going into any project. Uh I'm going to invite my uh colleagues if you have any comments this let me know. I'll recognize you. Did you close the public hearing tonight?

Yes, I did. I I I did this. Public hearing is closed. I I'll do a little louder for you next time, Jerry, but this is my last meeting as chairman. Mr. Chairman, I do have a question.

So, with regards to the Mary and Thomas Level, uh it's it's a it's not included in the parcel map. So, it's between parcel one and parcel two and parcel three. um that area right there I think when we were looking at the map earlier with regards to the proposed trail system it was going through that area that is not part of this. So are we saying that the legal family the trust is saying that we could build a walkway through the property that is not a part of this proposed parcel map? I want to please

no. Um when when and if a a separate application down the road comes in for that property that's being retained that's not part of the project um that would have to meet be compliance with the design standard with regard to um preservation of um of open space as well as trails. So but that's a separate application in the future not not part of this application. I'm a little confused then why did the purple trail go through that parcel? That's just a more kind of showing as an exhibit of where the plan is currently in village one within the village one plan area. That is where the trail is anticipated to go through. Okay. Possibly go through.

Yeah. Yeah. It's um there's an overall plan that's not shown in without exhibit purposes. That was just kind of showing um a detailed focused um outline of the property that's being divided tonight proposed for tonight, but also showing where the trail is from the standpoint of what the overall village one trail system is. This is showing it where where it is at the moment.

Okay. All right. I I still don't uh I don't I I I guess what I'm not very happy with is that I understand you know these parcels. I understand what you know the family trust is trying to do and all you know I understand why they're doing that but when we also then show a map that says well today it's going to go through here but then you know this is an area that is going to be excluded from the parcel map you know is there what's what could the proposal be then you know if if this is not going to work if we can't go through that private property of course you know where else could we put this

well when when the application for that development of property comes in, it'll adhere to that to that to the plan for one. But if it doesn't, then there's going to have to be a different path uh potentially because again, we we always re we we have to plan ahead. The village one establishes the the the location of the trail, but also there has to be an entitlement application that has to be submitted for us to review. So, but that is the plan and if when and if that property develops, it'll adhere to to the plans as um as currently adopted for village one. But for the personal purposes, if

I could just remind the commission that this evening, all we're attempting to do is to break this up into smaller parcels that as we move through process, we can have these further discussions and that there is always the the chance because village one has many developers different than say like village 5 that has one developer, but because village one has many developers, it requires staff to coordinate and discuss and accommodate and renegotiate and move things as needed, right? Depending on if something's kept as as a private property as opposed to being developed into uh homes. So, as that goes forward into the future, we'll figure that out. But for now, we're simply just trying to divide this into a different parcels. I

think staff knows where the conversation's going to be going. So, and that's completely appreciated. Um, there will be specific and general development plans that will be coming forward to you that will be developed in negotiation between the city and these developers and that will be a conversation that staff has to ensure that the commissioners and the city council's desires are met when these maps actually come to fruition. But again, that is not what is before the commission this evening. Thank you, M. Mr. Chairman. Did I a minute? Okay, please. Let's give other people an opportunity.

Oh, thank you. Um, when we've attempted to divide parcels at the county level, one really important thing is water testing, making sure that each parcel has clean water in it, an ability to do that. I didn't see specifically water called out here. Um, so can you help me understand that if these parcels are developed, they will be on a public utility system. It's it's not there's no issue of septic. There's no issue of wells. If they they are incorporated into the city, they will be required to plum into the city's utilities. Okay. They'll get the same good water that you and I get.

Gary, I just wanted to follow up on Tim's comments. um this is the point of uh maximum leverage that we have on the homeowners and I think that's where you were going not homeowners the property owners um and to some ex to some extent we're losing that leverage if we don't require a dedication now uh again I'm not sure why we're so concerned about getting an irrevocable offer of dedication on the street and we don't seem to have the same concern concern um about um what I would argue is the more valuable uh open space and u trail along the creek. So are we you know I I guess staff doesn't doesn't think that is uh necessary to have that leverage. Um but I think they may uh live to regret that.

Well, I would disagree with you. Okay. So once a development is identified, a developer is identified and they come forward with the project, we will have to adopt a small lot map. You're very you're all very familiar with the process. And during that small lot map, that is when we identify where the homes are going to be, where the trails are going to be, where the open space is going to be, where the park is going to be if a park is required, etc. That's when those features are identified to be protected or as open space or identified as the trail system. That's when that occurs.

Well, normally I would agree with you. Um but in this case, future development plans uh are not uh going to go through that property. We can't require a public trail system through private property. So if that parcel is not developed, we will have to make an accommodation and reconfigure. And and just to be clear, an IOD is specific to roads, street, it's streets and highways. It's not public trails and open space. That is a municipal code issue.

I think you have anything else here? I think we're giving up a leverage that will ru the day that

Well, you you you've made that clear. You you made that clear and thank you for that. But I also understand that there is an order and a sequence that we must follow as a public agency and what our personal or even as a group desires may be, they mean nothing unless it's the proper time to make that decision. and we're not here tonight to make that decision. And in fact, we could go forward if we tried to make that decision because it's not on our agenda. That's something you know better than I do because you've been involved with government. I've only been invol involved with government for 47 years. You've been with government longer than I have. So, with that, let's uh let's move forward if we can. Is there is there any if there are any more questions? And if there's not, I'd entertain a motion. I move approval to determine that no additional environmental analysis pursuant to SQUA is required and a resolution recommending city council adopt the level north tentative parcel map dated December 17th to uh 2025 with project specific and typical conditions of approval including the additional language for condition of approval number seven provided in the memorandum handed out at tonight's meeting.

I'll second that. We have a motion and a second. Any further discussion? Roll call, please. Commissioner Hutchinson, yes. Vice Chair Johnson, yes. Commissioner Herzog, yes. Commissioner Jackson, yes. Commissioner Jerry Johnson, yes. Commissioner Manning, yes. And Chairman Gilbert,

yes. Motion passes 70. Thank you for a lively discussion. Always interesting the process at Lincoln. We don't leave any stones unturned, but I think in the final analysis, we appreciate everybody's perspective and we get the best projects because we all participate. You always keep us on our toes. With that is if staff doesn't have anything else or commissioners, the meeting will stand adjourn until 2026.

Oh boy, there's about seven more we have to recognize.