Sacramento Planning & Design Commission Meeting – April 14, 2022

The Planning and Design Commission met on Thursday, April 14, 2022, at 5:30 p.m. via teleconference due to the COVID-19 local emergency. The agenda included a consent calendar, a director’s report, and one public hearing item: a proposal for a Chipotle restaurant with a drive-through pickup window at 2650 Arena Boulevard in the Natomas Crossing area. The commission voted unanimously to approve the project.

Consent Calendar

• Approval of Minutes (March 24, 2022): The commission voted unanimously to approve the minutes of the previous meeting.

Director’s Report

• New Senior Planner: Stacia Cosgrove announced the appointment of Garrett Norman as senior planner for the north area of the city. Norman previously worked on ADU ordinances, SB9, and Title 17 code bundles.

Public Hearing: Chipotle Natomas Crossing (P21-037)

• Location: 2650 Arena Boulevard, Assessor’s Parcel Number 225-2300-019-0000, District 3.
• Proposal: Construction of a 2,340‑square‑foot drive‑through restaurant (Chipotle) with a pickup‑window‑only lane (no speaker box). The restaurant would operate from 8 a.m. to 11 p.m. daily. The project includes 30 parking spaces (11 above the 19‑space minimum), including 3 “burrito loading zones,” 2 disabled spaces, and 2 clean‑air/EV spaces. The site plan includes an outdoor seating area and 70% parking lot shading (20% above the 50% minimum).
• Required Approvals: (A) Use of previously certified Environmental Impact Report (Resolution 2009‑531; SCH# 2007112088); (B) Conditional Use Permit for a drive‑through restaurant in the Shopping Center (SC‑PUD) zone; (C) Site Plan and Design Review with a deviation to exceed the maximum allowed front setback.
• Staff Presentation: Associate Planner Jose Quintanilla presented the project, highlighting the pickup‑only drive‑through, vehicle circulation, and pedestrian connections. He noted that a pedestrian connection to the multi‑use trail along Interstate 5 has been conditioned, and staff is open to a Level 2 EV charger instead of a fast charger. Staff received a letter of support from the North Natomas Community Coalition after the staff report was published (included as supplemental material).
• Commissioner Disclosures: Vice Chair Hernandez, Commissioners Lenzi, Covill, and Chair Macias Reed reported receiving emails from the applicant’s representative. Commissioner Stuart reported a telephone conversation with the applicant. No recusals were made.
• Applicant Presentation: Chris Stewart (on behalf of the applicant) introduced the developer Mike Singolin and Chipotle’s Scott Murdoch. Stewart confirmed agreement with the conditions and answered questions from commissioners.
• Commissioner Questions & Discussion:
  • Commissioner Lindsay inquired about signage for the pickup‑only lane and whether a bypass lane exists. The applicant stated there is no bypass lane, but illuminated and stenciled “Digital Pickup” signs and “Exit Only” markings will be used. The queue confusion is expected to resolve through customer experience.
  • Commissioner Ogilvie questioned the value of the pickup window and the number of parking spaces. The applicant explained the app‑based ordering system and that the 30 spaces meet code (19 minimum) and accommodate sit‑down dining.
  • Commissioner Boyd asked about lane width (11 feet – no room for an emergency exit) and recommended additional signage (e.g., a slow‑flashing illuminated sign). The applicant confirmed illuminated entry and exit signs and that staff would work on further enhancements. Jose Quintanilla noted that an electronic sign would not be allowed under the sign code.
  • Commissioner Chase raised pedestrian‑bicycle safety at the crossing of the drive‑through lane. The applicant and staff agreed to collaborate during plan check to find the optimal location for the trail connection, considering grade differences and ADA access.
  • Commissioner Lindsay emphasized the importance of pedestrian and bicycle connectivity to the nearby neighborhoods and employment centers, noting the general plan and community plan goals for walkable commercial areas.
• Public Comments: No members of the public testified or submitted e‑comments.

Key Outcomes

• Motions and Vote: Commissioner Lindsay moved to approve the staff recommendation. Vice Chair Hernandez seconded. The motion passed unanimously (all ayes, with Commissioner Wong Connolly and Commissioner Young absent).
• Conditions: The approval includes a condition requiring a pedestrian connection to the multi‑use trail, with final location to be determined during plan check. Staff will work with the applicant to ensure safe pedestrian crossings at the drive‑through lane. The EV charging condition will be amended to allow a Level 2 charger instead of a fast charger, with final language in the record of decision.
• Next Steps: The record of decision will reflect the final conditions. The project will proceed to plan check and construction.