Planning commission continues proposed 4‑lot parcel map at Davis Road after residents raise flooding, septic and utility concerns

The West Sacramento Planning Commission on March 20 continued consideration of a tentative parcel map and planned development permit that would divide a five‑acre property at 3071 Davis Road into four 1.25‑acre parcels, citing unresolved concerns from neighbors about drainage, septic capacity, road widths and the cost and feasibility of undergrounding utilities.

Elijah Ortega, associate planner, explained that the proposal uses a clustering allowance in the rural estates (RE) zone under chapter 17.08 of the zoning code to create parcels smaller than the RE zone’s 2.5‑acre minimum while concentrating buildable areas and preserving contiguous open space. Ortega said the map shows a buildable square on each lot, shared driveway access for Parcels 3 and 4, and primary and reserve leach fields for each lot. Staff also noted the project aims to preserve foraging habitat for the Swainson’s hawk.

On the issue of overhead utilities, staff estimated full undergrounding could cost between $400,000 and $500,000 and said previous commissions have sometimes required conduit sleeving in lieu of full undergrounding. Owner/applicant Johnny Zappara told commissioners he and his wife have pursued the project for almost two years and asked the commission to waive the undergrounding requirement because of the high cost, saying crews recently replaced two poles on the property and that PG&E would require engineering and fees to provide formal undergrounding estimates.

Neighbors and other speakers submitted detailed comments and told the commission the area regularly floods. Brandon Mento and Candace Zonville described saturated soils, broken ditches, narrow roads and safety concerns crossing Marshall Drive. Lehi Baldwin said "all water in this entire neighborhood drains to the corner of Davis and Seymour," and urged the commission to study drainage patterns; several commenters urged the city to repair and maintain roadside ditches before permitting additional density. A resident noted a local family member was hospitalized with West Nile virus, saying prolonged standing water in ditches contributed to mosquito problems.

City engineer Mark Collier told the commission that road widening and roadside ditch construction are required under the rural road standards and that a new roadside ditch on Seymour would be built with roadway improvements; he said building permit and map review will include drainage review and that site‑specific mitigation techniques — such as small detention/retention areas — can be required at the parcel level. Collier also said trees shown on the plan are outside the right of way and not in conflict with the widening shown. Staff recommended certifying the CEQA determination and adopting Resolution 2055 PC, but multiple commissioners said they wanted time to review the extensive public comments and to receive written responses from staff.

Commissioner discussion focused on precedent for waiving undergrounding, the difference between splitting the parcel into two 2.5‑acre lots versus creating four clustered lots, and the need for staff to answer specific technical questions about leach field performance, road ownership and drainage flows. One commissioner noted the RE cluster provision has long existed in the Southport framework plan and zoning code but said recent public comments raised new concerns that deserved a pause.

A motion to continue the item to the April 17 Planning Commission meeting carried on roll call: Commissioners Squires, Jackson, Wong and Linker voted aye; Chair Delgado voted nay. Staff told the commission April 17 would allow time to prepare written responses to the public comments and provide any additional technical analysis.

The continuation does not constitute approval; if the commission later approves the planned development overlay and tentative map, the applicant would still be required to meet conditions of approval and any permit requirements tied to drainage, road improvements, and building permits.