Sacramento Planning Commission Approves Stone Beetland PUD and J Street Market Liquor License on July 27, 2023
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Sacramento Planning and Design Commission Meeting Summary – July 27, 2023
The Sacramento Planning and Design Commission met on Thursday, July 27, 2023, at 5:31 p.m. in the Council Chamber of City Hall (915 I Street, Sacramento). Chair Nicolina Hernandez presided, with Vice Chair Maya Wallace and Commissioners Julian Andrade, Tyrone Buckley, Robert Chase, Dov Kadin, Julio Lamas, Kendra Macias Reed, Ginger Thompson, and Lee Xiong present. Commissioners Enoch Yeung and Barry Boyd were absent. The meeting included a land acknowledgement, pledge of allegiance, director’s report, a consent calendar, two public hearings, and commissioner comments. The commission approved a consent calendar item and two public hearing items, with no public comments on matters not on the agenda. The meeting adjourned at 6:33 p.m.
Consent Calendar
- The commission approved the minutes from the June 22, 2023, Planning and Design Commission meeting. The motion passed with 7 ayes (Xiong, Chase, Lamas, Buckley, Kadin, Wallace, Hernandez) and 3 abstentions (Macias Reed, Andrade, Thompson) due to absence or first meeting. Commissioners Yeung and Boyd were absent.
Item 2: J Street Market Alcohol Sales (P23-011)
- Location: 2531 J Street, within the Central Business District (C-2-SPD) and Central City Special Planning District (SPD).
- Applicant: Roma and Preet, owners of J Street Market, a family-owned market with 18 years of experience operating Pacific Market, a well-known corner market in midtown Sacramento.
- Proposal: Conditional Use Permit to add distilled spirits sales to an existing beer and wine license. The spirits would be stored behind the counter in a locked case, accessible only to employees, and sold in 750 ml or larger sizes only (no shooters or small bottles).
- Staff Presentation: Sierra Peterson (Associate Planner) described the project, noting that the application was noticed to properties within 500 feet, two public comments were received (one in support, one in opposition), and the police department imposed conditions (11, 12, 13) addressing loitering, garbage, and window coverage. The project also falls within the Midtown Association Clean and Safe Services area.
- Public Comment: One resident (Carolyn Cooley) spoke in opposition, expressing concern about the prevalence of hard liquor in the neighborhood (J Street from 23rd to 27th) and the potential for increased nuisances, despite appreciating the market's services.
- Commissioner Discussion: Commissioner Chase moved approval, praising the applicant's business quality and comparing it to his family's market. Commissioner Macias Reed seconded. Vice Chair Wallace supported the motion, noting that offering high-end spirits at home could reduce loitering and public nuisance. The motion passed unanimously (10-0).
Item 3: Stone Beetland Planned Unit Development (P21-042)
- Location: Northeast of Cosumnes River Boulevard and future 24th Street, District 8 (represented by Mayor Steinberg). Approximately 140.7 acres.
- Project: A transit-priority community (per SB 375) with up to 452 residential lots, four villages (West, Central, North, Transit), densities increasing toward the Morrison Creek Light Rail Station, a commercial mixed-use site, parks, trails, and a commitment to 20% affordable housing (deed-restricted, 60–80% AMI). The project requires a General Plan amendment, rezoning, development agreement, tentative maps, and other entitlements.
- Staff Presentation: Angel Anguiano (Associate Planner) summarized the request, highlighting the project's transit-oriented design, density ranges (low to high), and community outreach. Staff received no opposition letters. The project includes 66± acres of Traditional Neighborhood Medium Density, 30.8± acres of Park and Recreation, 10.6± acres of Public Quasi Public, 26.1± Urban Neighborhood Medium Density, and 7.2± Traditional Center, and rezones from R-1/R-1A to C-1-PUD, R-2A-PUD, R-4-PUD, and PUD. A supplemental note stated that several mitigation measures from the MTP/SCS EIR were inadvertently applied and would be corrected prior to City Council review.
- Applicant Presentation: Nick Abdis (Law Offices of Abdis and Cushi) presented on behalf of Taylor Builders. He emphasized extensive outreach, including a survey with over 100 responses, and highlighted key community priorities: more parks, trails, a grocery store (the site is in a food desert), and housing diversity. He confirmed the affordable housing component (20% of units, deed-restricted, for rent) and noted the project is not in a FEMA 100-year floodplain.
- Commissioner Questions:
- Commissioner Kadin asked about possible housing in the commercial-mixed-use site; the applicant confirmed flexibility but noted no units were assigned to that designation.
- Commissioner Lamas asked about the affordable housing specifics (AMI levels and rental vs. ownership) and flood protection. The applicant clarified affordability targets (60–80% AMI) and explained flood issues are separate from the project's detention basins.
- Commissioner Buckley asked about inclusion of the affordability details in the development agreement; the applicant stated it relied on tax credits to support the project.
- Public Comment: No members of the public spoke.
- Commissioner Discussion: Commissioner Macias Reed moved approval, praising the community outreach and housing diversity. Commissioner Kadin seconded. Commissioner Lamas, Buckley, and others expressed support for the project’s connectivity and inclusionary housing. The commission voted unanimously (10-0) to recommend approval to the City Council.
Commissioner Comments and Introductions
- Chair Hernandez acknowledged the birthdays of Stacia Cosgrove (staff) and Vice Chair Wallace.
- New Commissioners Ginger Thompson (architect) and Julian Andrade (architect) introduced themselves.
Key Outcomes
- Consent Calendar: Approved the June 22, 2023, minutes (7-0-3).
- Item 2 (J Street Market): Approved the Conditional Use Permit and Environmental Exemption unanimously (10-0).
- Item 3 (Stone Beetland PUD): Recommended approval to the City Council unanimously (10-0). The recommendation includes the SCEA, Development Agreement, General Plan Amendment, Rezone, PUD Guidelines, Bicycle Master Plan Amendment, Tentative Maps, Design Review, Tree Permit, and Water Supply Assessment.
Disclosures
- Vice Chair Wallace, Commissioner Macias Reed, Commissioner Xiong, Commissioner Chase, Commissioner Lamas, and Commissioner Andrade disclosed meetings with the applicant’s representatives consistent with the staff report.
Meeting Transcript
Chair, staff is ready when you are. Thank you very much. Good evening, everyone. Let's call this meeting of the City of Sacramento Planning and Design Commission to order. Today's Thursday, July 27th, 2023. The time is 5 31 p.m. Clerk, will you please call the roll to establish a quorum? Thank you, Chair. Commissioner Zhang? Here. Commissioner Chase. Here. Commissioner Lamas. Here. Commissioner Buckley? Here. Commissioner Caden. Here. Commissioner Macius Reed. Here. Commissioner Young is currently absent. Commissioner Boyd is currently absent. Commissioner Andrade? Here. Commissioner Thompson? Here. Vice Chair Wallace. Here. And Chair Hernandez. Here. Thank you. We have quorum. Thank you very much. As a reminder for members of the public who are in the chambers here that if you would like to speak on an agenda item, please turn in a speaker slip when the the item begins. For members of the public who wish to join virtually, please refer to the agenda for the Zoom link. Once you've joined the meeting and wish to speak, raise your hand to provide public comment when we open the public comment speaking period for your desired item. If you're online, click on raise hand at the bottom of your screen in the mobile app. You can raise your hand by tapping the raise hand option in the more tab. If you're calling in by telephone to raise your hand, dial star nine, then to unmute and mute yourself, dial star six. Speakers will be called upon using the last four digits of your phone number. You will have three minutes to make your comments after the first speaker. We will no longer accept speaker slips and the raise hand feature in Zoom will be disabled. We can now move on to the land acknowledgement. Please rise for the opening acknowledgments in honor of Sacramento's indigenous people and tribal lands. To the original people of this land, the Nissanon people, the Southern Maidu, Valley and Plains Miwok, Petwidwintu people, and the people of Wilton Rancheria, Sacramento's only federally recognized tribe. May we acknowledge and honor the Native people who came before us and still walk beside us today on these ancestral lands by choosing to gather today in the active practice of acknowledgments and appreciation for Sacramento's indigenous peoples history, contributions, and lives. Thank you. Please remain standing for the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands. Thank you.
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