List of 2026 Planning Commission Meetings

October 13, 2026

Agenda

September 22, 2026

Cancelled — Planning Commission Meeting Notice of Cancelation

September 08, 2026

Agenda

August 25, 2026

Cancelled — Planning Commission Meeting Notice of Cancelation

August 11, 2026

Cancelled — Planning Commission Meeting Notice of Cancelation

June 30, 2026

Planning Commission Special Meeting Agenda

June 24, 2026

Special Planning Commission Meeting

June 23, 2026

Agenda

Agenda Packet

PC Agenda 062326

June 09, 2026

Agenda

Agenda Packet

Planning Commission Agenda 060926

May 26, 2026

Agenda

Video

Agenda Packet

Planning Commission Agenda 5/26

Transcript

Video Backup

Video Backup part 2

AI summary

The following summary was generated by an AI model from the meeting's transcript, agenda, and agenda packet, and may contain errors.

Item 1: Part 1

The Planning Commission convened for a work session to discuss the process of reviewing development projects and how they are presented to the commission. The session aimed to improve understanding of the workflow, identify areas for refinement, and explore ways to enhance the commission’s ability to evaluate design and impact effectively. The discussion centered on two recent projects: Silver Oak Estates and a large single-family home near one of the commissioners’ residences. These projects were used as case studies to reflect on how information is presented, the timing of reviews, and the commission’s role in assessing design and environmental impacts.

Commissioners expressed concerns about receiving large, complex packages of information all at once, which made it difficult to fully understand and deliberate on the projects. They noted that in past experiences, projects were reviewed in segments, such as the environmental impact report during the comment period, allowing for public and commission input before moving on to design components. The commissioners emphasized the value of breaking projects into smaller, more manageable pieces for review, as this would allow for more thoughtful discussion and the opportunity to ask questions before making decisions.

The use of “story poles” was highlighted as a helpful visual tool to understand the scale and massing of proposed developments. Story poles are 2x4s placed on a site to represent the corners and heights of buildings, providing a tangible way to visualize a project’s design. Commissioners acknowledged the benefits of this approach, particularly for projects that are difficult to interpret from two-dimensional plans. They also discussed the importance of visiting sites in person to better understand a project’s impact on the neighborhood.

The session concluded with a general agreement that the commission should have more input on how projects are presented and that policies should be developed to ensure a more structured and transparent review process. Commissioners also emphasized the need for trust in staff’s ability to evaluate technical aspects of projects before they reach the commission, allowing the commission to focus on design, compatibility with the neighborhood, and public interest.

Keywords: development projects, review process, environmental impact, story poles, project presentation, public input, design evaluation

Item 2: Part 2

Council members discussed the role of the Planning Commission in evaluating development projects, focusing on the importance of visual impact, neighborhood compatibility, and the need for thorough review processes. a speaker emphasized the value of using tools like story poles to help visualize building massing and scale, citing past experiences with projects like Silver Oak Estates where such measures could have improved public and commission understanding. They also highlighted the importance of considering a project’s visual and physical impact on the neighborhood, not just its compliance with technical requirements like traffic and noise studies.

a speaker raised concerns about balancing subjective neighborhood preferences with adherence to municipal codes and the general plan, noting that they had previously voted against a project due to concerns about its fit within the neighborhood. They acknowledged that "no" is a valid decision but questioned whether such decisions were legally permissible in certain cases.

a speaker reiterated that the Planning Commission’s role is to assess whether a project fits within the neighborhood and aligns with city standards, not to dictate design specifics. They also discussed the importance of receiving full sets of drawings and having the opportunity to visit sites before making decisions, noting that this practice had been less common in recent years due to logistical and storage challenges.

a speaker brought up the idea of tracking metrics to evaluate the Planning Commission’s effectiveness, such as the percentage of applications handled administratively versus those requiring commission review. They suggested that analyzing these metrics could help identify inefficiencies and improve the commission’s ability to make informed decisions. However, a speaker expressed reservations about the value of such metrics, emphasizing that the commission’s role is to evaluate projects based on their impact and fit, not to measure administrative performance.

The discussion also touched on the need for clearer policies and procedures for how projects are brought to the commission, including breaking large projects into smaller, more manageable pieces for review. a speaker suggested that developing a flowchart or policy guide for staff and commissioners could help streamline the process and ensure consistency in how projects are evaluated. They also emphasized the importance of maintaining impartiality and avoiding prior involvement with projects to prevent conflicts of interest.

Keywords: visual impact assessment, story poles usage, neighborhood compatibility, project review process, conflict of interest, policy guide development, administrative metrics

Item 3: Part 3

A discussion about the Planning Commission's role and responsibilities took place during the meeting. a speaker emphasized the importance of the commission being proactive in addressing community concerns and planning for future developments. They mentioned several potential projects, including a development near Endeavor Hall and a project near Peacock Creek, and highlighted the need for the Planning Commission to be involved in updating the downtown-specific plan. a speaker also discussed the lack of a Design Review Commission, which they felt was a gap in the current system, and suggested that the Planning Commission could take on a more active role in reviewing design elements of projects.

a speaker also spoke about the importance of public hearings and the need for the Planning Commission to serve as a hearing body for the City Council. They encouraged more frequent meetings and suggested that the commission could provide recommendations to the City Council on various planning issues. The discussion also touched on the need for better communication tools and materials to help the commission understand and evaluate proposed projects. a speaker and others discussed the use of tools such as story polls, 3D models, and context plans to better visualize the impact of proposed developments.

a speaker summarized the discussion and outlined next steps, including the need to provide staff with guidance on developing and implementing refinements to policies, processes, and communication materials. The Planning Commission also discussed the possibility of holding a special meeting to continue the conversation about upcoming projects and planning issues. The meeting concluded with a reminder about the upcoming Planning Commission meetings and the need to follow the Brown Act for special meetings.

Keywords: Planning Commission role, Future developments, Downtown-specific plan, Design Review Commission gap, Public hearings importance, 3D models visualization, Policy refinements guidance, Special meeting possibility

See the full transcript here.

March 31, 2026

Video

PC_RegularSession_Agenda_03_31_2026

Transcript

Video Backup

AI summary

The following summary was generated by an AI model from the meeting's transcript, agenda, and agenda packet, and may contain errors.

Item 1: Call to Order

This item was not taken up at the meeting.

Item 2: Roll Call

Roll Call at [0:00:01].

Item 3: Pledge of Allegiance

Pledge of Allegiance at [0:00:12].

Item 4: Acceptance of the Agenda

The Planning Commission meeting began with a brief moment of patriotism as a speaker, Joseph Banchero, invited attendees to join in the Pledge of Allegiance. a speaker, Daniel Richardson, then led the pledge, reciting the full text. No further discussion or action was taken on Agenda Item 4 during this segment of the meeting.

Keywords: Pledge of Allegiance, Joseph Banchero, Daniel Richardson, Agenda Item 4

Item 6: Public Hearing

The Planning Commission convened a public hearing to consider Resolution No. 04-2026, which recommends that the City Council adopt an ordinance amending the Clayton Municipal Code to allow certain residential developments as "by right" with specific affordable housing requirements. Frank Chow, a senior planner from the City of Naperville, presented the proposal. He explained that the amendment has three key components: allowing sites identified to address shortfalls in the Regional Housing Needs Assessment to be developed by right if at least 20% of the units are affordable to lower-income households; ensuring that minimum density requirements (20 units per acre) take precedence over base zone regulations; and defining "by right" in the municipal code to mean that certain housing developments do not require discretionary approvals such as conditional use permits or plan unit development permits.

Following the presentation, Joseph Banchero moved to approve the resolution, which was seconded by Frank Chow. A vote was taken, with all three commissioners voting in favor. The motion carried unanimously. No further discussion or amendments were proposed, and no additional public comments were received during the hearing. The Planning Commission concluded the meeting without any other business.

Keywords: affordable housing requirements, residential developments, Regional Housing Needs Assessment, minimum density requirements, by right definition, conditional use permits, plan unit development permits

Item 7: Adjournment

Adjournment at [0:11:04].

See the full transcript here.

March 10, 2026

Agenda

Video

Agenda Packet

PC_RegularSession_Agenda_03_10_2026

Transcript

Video Backup

AI summary

The following summary was generated by an AI model from the meeting's transcript, agenda, and agenda packet, and may contain errors.

Item 1: Call to Order

Call to Order at [0:00:21].

Item 2: Roll Call

This item was not taken up at the meeting.

Item 3: Pledge of Allegiance

This item was not taken up at the meeting.

Item 4: Acceptance of the Agenda

This item was not taken up at the meeting.

Item 6: Consent Calendar

This item was not taken up at the meeting.

Item 7: Public Hearing

The Planning Commission continued its public hearing on the Silver Oak Estates Project, focusing on the Environmental Impact Report (EIR), vesting tentative subdivision map, and development plan. Staff outlined the CEQA alternative analysis, which included the no project alternative, a reduced development alternative with 20 units, and a base level alternative with 25 units. The no project alternative was deemed inconsistent with the city’s housing element and general plan objectives. The reduced development alternative was considered environmentally superior due to lower vehicle miles traveled (VMT), but it failed to meet the city’s regional housing needs allocation (RHNA) numbers, making it difficult to support findings for reduced density. Staff emphasized that the proposed project aligns with the city’s housing goals and includes measures to preserve Maud Alba Creek and provide buffer areas for neighbors.

Staff also detailed coordination with the California Department of Fish and Wildlife (CDFW) and the Regional Water Quality Control Board. Consultation occurred during the initial study, draft EIR, and final EIR stages. CDFW provided limited comments, which were incorporated into the EIR, while the Regional Water Quality Control Board had no comments. Pre-construction requirements, such as a stream alteration agreement and biological surveys, will be conducted in cooperation with CDFW. Additionally, a notice of intent to construct will be required from the Regional Water Quality Control Board.

Regarding the Homeowners Association (HOA), staff explained that the HOA will be responsible for maintaining private facilities, including streets, street lights, and bioretention systems. Developers must submit a detailed budget for approval, and if the HOA becomes underfunded, it can levy special assessments to ensure solvency. Staff noted that HOA insolvency is rare due to these mechanisms.

Staff recommended that the Planning Commission approve the project, including certifying the EIR, adopting a mitigation monitoring reporting program, approving the vesting tentative map, and adopting the development plan with subcomponents such as the affordable housing plan and habitat conservation plan. Staff also requested the Commission to adopt findings of fact and conditions of approval for the project.

Keywords: Silver Oak Estates Project, Environmental Impact Report, Regional Housing Needs Allocation, Maud Alba Creek, Homeowners Association, Mitigation Monitoring Program, Affordable Housing Plan

Item 8: Communications

The Planning Commission considered the adoption of Resolution 012-206, which includes the approval of multiple components related to the Silver Oaks Estates project. a speaker moved to approve all items associated with the resolution, including the Mitigation and Monitoring and Reporting Program, the Vesting Tentative Subdivision Map VTS M9541, the development plan DP-01-10, and the findings of fact and conditions of approval for the project. a speaker affirmed the motion, and a speaker seconded it. Following the motion, a speaker requested the city clerk to call the roll for a vote.

Commissioner Brosevich voted in favor (Aye), Commissioner Casagrande opposed (No), Commissioner Schulman supported (Aye), Vice Chair Banchero voted in favor (Aye), and Chair Richardson also supported the motion (Aye). The resolution was approved with a majority vote.

Keywords: Silver Oaks Estates project, Mitigation and Monitoring, Vesting Tentative Subdivision Map, Development Plan DP-01-10, Findings of Fact, Conditions of Approval, Resolution 012-206

Item 9: Adjournment

Adjournment at [0:16:55].

See the full transcript here.

February 24, 2026

Agenda

Video

Agenda Packet

PC_RegularSession_Agenda_02_24_2026

No transcript is available: the recording published by the City for this meeting contains no usable audio.

February 10, 2026

Agenda

Video

Agenda Packet

PC_RegularSession_Agenda_02_10_2026

Transcript

AI summary

The following summary is provided by smmry.com.

TBD

See the full transcript here.

January 13, 2026

Agenda

Video

Agenda Packet

PC_RegularSession_Agenda_01_13_2026

Transcript

AI summary

The following summary is provided by smmry.com.

TBD

See the full transcript here.