Sacramento Planning and Design Commission Meeting - December 9, 2021

The Sacramento Planning and Design Commission met on Thursday, December 9, 2021, at 5:30 p.m. via teleconference due to the COVID-19 pandemic. The Commission considered a consent calendar, received a director's report, and held public hearings on three items: a Housing Element amendment, a conditional use permit for a cannabis delivery-only dispensary, and a storage facility. Two items (Appeal of Planning Director’s Determination of Expiration and Gateway Centre PUD Amendment) were continued to January 27, 2022. All actions were taken remotely via Zoom with public comment opportunities.

Consent Calendar

• Approval of Meeting Minutes of November 29, 2021: Passed with Commissioner Boyd voting no (was not in attendance) and Chair Messias Reed abstaining; all other commissioners voted aye.
• Adoption of Planning and Design Commission 2022 Regular Meeting Calendar: Approved unanimously (11 ayes) after discussion about holiday scheduling. The calendar sets meetings as the 2nd and 4th Thursday of each month, with modified schedules in July, November, and December.

Director’s Report (Oral)

• Stacia Cosgrove, Principal Planner, reported that on November 30, 2021, the City Council approved a 15-day call-up period for drive-through restaurant conditional use permits, allowing the mayor or district council member to call up decisions for council review.
• The City’s Planning Academy application period opens December 13, 2021, running through early February 2022. The free, virtual course runs March–May 2022 for residents and business owners aged 16+.

Public Hearings

Item 4: 2021-2029 Housing Element Amendment (File ID: 2021-01404)

• Staff Presentation: Greta Soos, Associate Planner, requested approval of amendments to Table H-3 of Appendix H-3 (Fair Housing Assessment) to add numeric targets and milestones for tracking fair housing progress. The amendment is needed to achieve state certification from the Department of Housing and Community Development (HCD). Without certification, the city risks losing $3.6 million in affordable housing funding and cannot compete for certain grants (e.g., $2.3 million in sustainable communities grants from Caltrans). The amendments were submitted to HCD on November 18, 2021, and HCD deemed them sufficient on November 19, 2021.
• Commissioner Questions:
  • Commissioner Yeung asked how numeric targets (e.g., preserve 50 units at risk of conversion annually) were determined. Staff explained they were developed with implementing agencies (SHRA, housing policy manager) based on historical averages and available data.
  • Commissioner Boyd asked about the negative declaration and whether zoning exists for the 50% increase in affordable/workforce housing funding. Staff clarified the target measures funding spent or units built, not potential; future zoning changes would require separate environmental review.
  • Commissioner Wang Connelly sought clarification on a 10% increase in homeownership for low-income residents relative to the prior planning period. Staff noted it is measured over the eight-year period, not annually.
• Public Comment: Jeffrey Spencer (El Dorado County resident) argued that densification ignores zoning, burdens infrastructure, and may worsen environmental justice issues in less desirable areas. He also raised concerns about enforcement of the Ellis Act.
• Commissioner Responses: Commissioner Yeung noted state initiatives now direct affordable housing funding to high-resource areas to address fair housing. Commissioner Boyd added that park impact and development fees are being reduced under SB 9 streamlining effective January 1, 2022.
• Vote: Motion to approve and forward to City Council passed (10 ayes, 1 no – Commissioner Boyd; Commissioner Buckley recused).

Item 6: BLK Cannabis Delivery-Only Dispensary CUP (P21-010) – 700 El Camino Avenue

• Staff Recommendation: Deny due to land use incompatibilities: the site is within 300 feet of a residential zone and within 600 feet of a faith congregation (Matomas Islamic Center) and a youth center (Roberts Family Development Center). Staff cited general plan policies and limited site suitability.
• Applicant Presentation: Lamar Walker and Kevin Hooks (BLK Solutions) described the project as a shared-cost co-op for six core equity program graduates (delivery-only, not storefront). They conducted extensive community outreach and obtained a signed letter of support from the Islamic Center. They argued the facility would activate a vacant auto shop, provide security, employment, and community reinvestment. They noted prior staff recommendations for similar delivery-only CUPs near sensitive uses, including 2217 Del Paso Blvd, 1636 Kathleen Ave, 1439 Arcade Blvd, 2511 Connie Drive, and 1625 Del Paso Blvd.
• Public Comments: 16 speakers (via Zoom and eComment) uniformly supported the project. Key speakers included:
  • Chana Lucero (She Weed): Core graduate; denial would kill dreams of starting a cannabis business.
  • Daniel Savala (Executive Director, Del Paso Boulevard Partnership): Called the applicants' outreach best he's seen; replacing a non-conforming auto shop with a well-managed delivery center benefits the corridor.
  • Malakai Amen (Institute for More): Core is a city ordinance, not just a program; only 6% of cannabis licenses go to core participants far short of 50% goal; urged staff reports to include core considerations.
  • Darrell Roberts (Roberts Family Development Center): Expressed support after meeting applicants, noting he had opposed storefront dispensaries but found this delivery-only model acceptable; stated he would not accept funding from the project to avoid conflicts.
  • Other speakers included core tenants, community advocates, and neighbors emphasizing equity, security measures, and the collaborative nature of the co-op.
• Commissioner Discussion:
  • Commissioner Boyd asked staff about waiving proximity rules; City Attorney Jeff confirmed the Commission could reach a different conclusion based on evidence, as the proximity issue elevates the permit to commission review but does not mandate denial.
  • Commissioner Buckley asked if staff analysis considered core program objectives; staff said it is a land use decision not incorporating core policy, but multiple commissioners expressed desire for future staff reports to include core ordinance impacts.
  • Commissioner Covill visited the site and believed the project would improve the area; he moved to direct staff to return with findings for approval.
  • Commissioner Wallace seconded, noting the limited supply of suitable sites for core businesses and the extensive community support.
  • Commissioner Pluckebaum acknowledged concerns about over-concentration of cannabis uses in District 2 but highlighted the applicants' strong community relationships and the need to update zoning rules.
  • Commissioner Chase (district representative) noted no opposition, support from sensitive uses, and the project's role in revitalizing Del Paso Boulevard.
• Vote: Motion to direct staff to prepare findings of approval (including consistency with general plan, zoning, physical suitability, and no detriment to public welfare) and return with conditions of approval passed unanimously (11 ayes).

Item 7: El Camino Storage Facility (P21-026) – 3171 W El Camino Avenue

• Staff Presentation: Arturo Carrasco-Becerra described a three-story, 121,231-square-foot mini storage facility on a 2.93-acre parcel in the General Commercial (C-2-PUD) zone. The building includes high-quality materials, landscaping, and a loop drive for service vehicles. Hours: 9:30 a.m. – 6:00 p.m., seven days a week. No direct access from West El Camino Avenue; shared access with approved River Oaks Market Place. Bicycle parking added as condition.
• Commissioner Questions: Commissioner Ogilvie asked about the 26-foot apparatus lane width; applicant Tony Artazoni confirmed it was a design choice beyond code for life safety.
• Public Comment: None.
• Vote: Motion to approve as conditioned passed unanimously (10 ayes; one commissioner not heard).

Key Outcomes

• Consent Calendar: Approved meeting minutes and 2022 meeting calendar.
• Housing Element Amendment: Approved and forwarded to City Council for December 14, 2021 hearing.
• BLK Cannabis Delivery-Only Dispensary: Commission directed staff to bring back findings and conditions for approval; effectively approved the CUP.
• El Camino Storage Facility: Approved with conditions including bicycle parking.
• Director’s Report: Received and filed.
• Public Comments on Non-Agenda Matters: Daphne Harris asked about federal infrastructure fund allocation; staff referred her to Public Works.
• Next Meeting: January 13, 2022 (first meeting of 2022).