Oakland Planning Commission Meeting - November 19, 2025

The Oakland Planning Commission held a regular meeting on November 19, 2025. Commissioners approved a major conditional use permit for beer and wine sales at an existing grocery store on International Boulevard and received an informational presentation from Caltrans on the I-980 corridor study. The meeting lasted from approximately 2:00 PM to 3:51 PM.

Public Hearing: Conditional Use Permit for 8102 International Boulevard

• Proposal: The applicant, representing Superman Casmi Tierra (a grocery store), requested a major conditional use permit to sell beer and wine for off-site consumption. The store operates in an underserved area and alcohol sales would occupy about 2% of the floor area (existing coolers at the rear). Hours proposed: 7 a.m. to 9 p.m. daily.
• Staff Presentation: Mike Rivera, project planner, noted that the California Department of Alcoholic Beverage Control received a 2024 letter from a resident concerned about too many alcohol outlets along International Boulevard. A similar letter was sent to the commission that week. Staff recommended approval, finding the proposal would enhance the store's financial viability and is a common practice in grocery stores.
• Applicant Presentation: Representatives Rena Rickles and store general manager Ascanio Ramirez described the store's positive impact on the neighborhood (reduced graffiti, increased foot traffic, permanent security, lighting). They presented 300 recent petition signatures from customers requesting alcohol sales, stating customers want a safe place to buy beer with their groceries rather than going to liquor stores.
• Commission Discussion: Commissioners expressed strong support, noting the store is a community asset and the alcohol area is incidental. They affirmed staff's findings.
• Vote: Motion to affirm the environmental determination and approve the major conditional use permit passed 4-0 (Commissioner Alex Randolph absent). The decision is appealable within 10 days.

Information Report: Caltrans I-980 Corridor Study

• Presentation: Becky Frank, Caltrans Community Planning Branch Chief, provided an update on the Vision 980 study. Phase 1 (spring 2024–fall 2025) is nearly complete; a final report will be published by December 2025. Phase 2 (early 2026–late 2027) will conduct detailed feasibility and technical analysis on identified concepts.
• Scenarios Evaluated: Three alternatives were developed from community input: Enhance (improve crossings), Cover (deck over depressed freeway sections), and Remove (replace freeway with boulevard, freeing land for development). Community engagement included surveys (1,900 respondents), mobile workshops, and targeted outreach to legacy residents (those displaced when the freeway was built).
• Survey Results: 68% of West Oakland residents preferred the Remove scenario; 49% of non-West Oaklanders also ranked it first. Removing the freeway was the most popular option overall. The Cover scenario was second, Enhance third.
• Equity Assessment: A racial equity assessment (using City of Oakland's framework) scored Remove highest (22 passes, 12 fails), Cover second (20 passes, 14 fails), Enhance lowest (14 passes, 20 fails). The assessment will be updated in future phases.
• Commission Questions & Comments: Commissioners raised concerns about keeping any freed land in public ownership (e.g., for affordable housing via ground leases), reparations for displaced families (citing Berkeley and San Francisco examples), and traffic analysis. Staff confirmed they are identifying legacy residents, coordinating with Link 21 (potential rail corridor), and will do new traffic counts. No decision was made; the presentation was informational. Commissioners requested future engagement notifications and a return presentation for Phase 2.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• No members of the public spoke during open forum or on agenda items. However, written comments opposing the alcohol permit (letters to Alcoholic Beverage Control and the commission) were noted in the staff report.

Other Commission Business

• Agenda Adjustment: The commission rearranged the order to hear the public hearing first to accommodate an applicant delay.
• 2026 Meeting Calendar: Catherine Payne, Secretary to the Commission, noted the 2026 meeting calendar is posted on the Planning Commission and Landmarks Board pages. The commission took no action.
• Commissioner Reappointment: The reappointment of Commissioner Rank (absent) passed the City Council Rules Committee and is scheduled for full Council vote on December 2, 2025. She is expected to return for the December 17 meeting.
• Director's Report: No report; a commissioner requested a year-end recap from the director.
• Minutes Approval: The minutes of the November 5, 2025 meeting were approved unanimously (4-0).

Key Outcomes

• Approved: Major conditional use permit for beer and wine sales at 8102 International Boulevard (Superman Casmi Tierra) – vote 4-0, subject to appeal.
• Information Received: Caltrans I-980 study update; no action taken. Staff will continue community engagement and return for Phase 2 presentation.
• Minutes Approved: November 5, 2025 meeting minutes – unanimous.
• Next Meeting: December 17, 2025 (December 3 meeting canceled).

Adjournment

The meeting adjourned at 3:51 p.m.