Sacramento Planning & Design Commission Meeting – May 9, 2024

On Thursday, May 9, 2024, the Sacramento Planning and Design Commission met at City Hall Complex, 915 I Street, Sacramento, CA. Chair Maya Wallace called the meeting to order at 5:32 p.m.; the meeting adjourned at 8:34 p.m. Commissioners present: Andrade, Blunt, Buckley, Chase, Hernandez (arrived at 5:42 p.m.), Lamas, Xiong, Yeung, and Chair Wallace. Commissioners absent: Kadin, Reschke, and Thompson. The commission approved a consent calendar, approved three conditional use permit and design review items after public hearings, and reviewed and commented on the Stockton Boulevard Plan and the Missing Middle Housing interim ordinance framework.

Director’s Report

• Stacia Cosgrove, Principal Planner, reported that on April 30, 2024, City Council approved the Forward Together Action Plan for Marysville and Del Paso Boulevard.
• On May 7, 2024, City Council approved the Holiday Inn Hotel Project at 3664 North Freeway Boulevard in the Promenade Shopping Center, North Natomas, and the California Truck and Trailer Project at 121 Morrison Avenue, North Sacramento.

Consent Calendar

• Approving the Planning and Design Commission Minutes of April 11, 2024 (File ID 2024-00013).
• Motion by Commissioner Blunt, second by Commissioner Xiong; passed unanimously with 8 yes votes and 4 absentees.

Public Hearings

Archer Estates CUP – Lots 70, 116, 117, 144 (P23-035) – Approved

• Staff described a request to construct four single-unit dwellings on four lots partially within the Agriculture-Open Space (A-OS) zone, with deviations to bulk control and reduced minimum setbacks.
• The split zoning resulted from a 2015 subdivision map modification that inadvertently overlooked prior zoning boundaries; the project was conditioned to adhere to R1A setbacks consistent with other subdivision lots.
• Environmental determination: previous Addendum to an approved Mitigated Negative Declaration.
• No public speakers.
• Motion by Commissioner Xiong, second by Commissioner Lamas; approved 8-0.

Vinci Avenue Telecommunications Facility (P24-004) – Approved

• Staff described a proposal to construct an 80-foot-tall telecommunications tower and associated equipment at 1317 Vinci Avenue in the Light Industrial (M-1(S)) zone, including a deviation to exceed the maximum allowed height of 70 feet by 10 feet.
• Photo simulations and coverage maps were presented; staff supported the height deviation to improve coverage.
• Commissioner Lamas asked about concealment; staff responded that a concealed tree design was considered but would look out of place and add 5 to 10 feet.
• No public speakers.
• Motion by Commissioner Buckley, second by Vice Chair Yeung; approved 9-0.

Fruitridge Transportation Hub (P23-030) – Approved

• Staff described a proposal to establish an auto sales, storage, and rental facility on a vacant approximately 2-acre site at 3331 Fruitridge Road in the General Commercial (C-2) zone, including upgraded fencing, landscaping, windows, and doors.
• The site was formerly owned by Caltrans; the primary use would be storing delivery vehicles for third-party vendors such as Lowe’s and Best Buy.
• CEQA exemption under Section 15061(b)(3) was recommended.
• Commissioner Lamas asked about future land use consistency and fencing; staff said the site could transition to residential mixed use in the future if market conditions change, and explained the choice of seven-foot wrought iron fencing with shade trees.
• Commissioner Chase retracted an earlier email questioning the lack of design professional stamps because the buildings are existing and non-licensed work is allowed.
• Commissioner Buckley asked about proximity to La Familia counseling center; staff said they had communicated with the director about truck hours and site history.
• No public speakers.
• Motion by Commissioner Lamas, second by Commissioner Xiong; approved 9-0.

Public Comments & Testimony

• No public speakers were submitted for the Archer Estates, Vinci Avenue, or Fruitridge Transportation Hub public hearings.
• No public speakers were submitted for the Stockton Boulevard Plan discussion item.
• Seven public speakers addressed the Missing Middle Housing study and interim ordinance framework:
  • Paul, representing the AIA Central Valley chapter (over 600 members), praised staff work and expressed support for the study’s final recommendations and proposed interim ordinance framework.
  • Jackie, also from AIA Central Valley and a Southland Park resident, expressed support, saying the framework would maintain momentum and community trust.
  • Ben Raderstorf, a District 4 homeowner and vice president of House Sacramento, said the recommendations were too cautious and showed examples of existing R4 projects that would fail the proposed standards; he recommended following Spokane, Washington’s approach with no bulk control, lower setbacks, and 65% lot coverage.
  • Annie, a House Sacramento board member, urged elimination of bulk control standards, increased lot coverage, and scaled-back setbacks, warning that restrictive standards would prevent the intended housing production.
  • Steve Rosen, who identified himself as an AICP planner working for the City of Napa, argued that bulk control makes infill housing infeasible and urged removal of bulk controls.
  • Connor Finney, a renter and District 4 resident, said the interim ordinance was too restrictive and undermined the 2040 General Plan; he identified massing control, 50% lot coverage, and front/side setbacks as major problems.
  • Varun, an HOA board member, supported previous speakers and said simpler standards without bulk control and large setbacks would make housing more affordable.
• No public comments were made on matters not on the agenda.

Discussion Items

Stockton Boulevard Plan Public Review Draft (File ID 2023-01140)

• Staff presented the Stockton Boulevard Plan, which includes a specific plan for the 4.5-mile commercial corridor from Alhambra Boulevard to approximately 65th Street and a neighborhood action plan for 23 surrounding neighborhoods.
• The plan emphasizes anti-displacement values, racial equity, community engagement, and implementation funding.
• The public review draft comment period runs until May 15, 2024; next steps include circulating a draft EIR and returning for adoption in fall 2024.
• Mikhail Davila, with the Office of Innovation and Economic Development, described the planned pilot grant program: $500,000 from the Neighborhood Development Action Team plus an additional $200,000 from the Office of Arts and Culture, creating a $700,000 pool. Grants would include collaborative impact grants of $100,000–$500,000 and action grants of $5,000–$25,000.
• Commissioner Chase encouraged prioritizing vacant and underutilized parcels and commercial spaces.
• Commissioner Hernandez, who lives in the study area, asked about the most transformational aspects, transit coordination, and funding competitiveness; staff cited relationship building, community ambassadors, and alignment with regional transit planning.
• Commissioner Lamas asked about funding opportunities and credited community engagement with local representatives; staff cited examples of grant leverage and the $5 billion in deposits at financial institutions along the corridor.
• Commissioner Blunt praised financial empowerment and workforce elements and asked about the grant program design; staff compared the $700,000 seed funding with Seattle’s $1.2 million annual citywide program.
• Commissioner Andrade asked how success would be measured; staff said housing units and strengthened relationships are key indicators.
• Commissioner Zhang asked about existing business types and recruitment; staff said they had business data from CARES/ARPA work and would provide more detail.
• Chair Wallace and Vice Chair Yeung commented on community engagement, youth engagement, and the need to hold the city accountable.

Missing Middle Housing Study’s Final Recommendations and Proposed Framework for an Interim Ordinance (File ID 2024-00943)

• Nguyen Nguyen, Associate Planner, presented the final recommendations and the interim ordinance framework for neighborhood-scale multi-unit housing in the R1, R1A, R1B, and R2 zones.
• Key framework elements include: no maximum density; maximum height of 35 feet; increased lot coverage to 60% or 800 square feet in the Central City Special Planning District and 50% or 800 square feet elsewhere; modified setbacks; expanded bulk control “tent” standards; a new tree planting requirement; minimum lot size reduction from 5,200 to 1,200 square feet; minimum lot width of 16 feet; and protections against demolition of existing affordable or rented dwelling units.
• The interim ordinance would implement five of six top priority study recommendations; the remaining recommendation on driveway standards would be a follow-up.
• Capacity modeling showed a potential fivefold increase from 1,600 to 8,400 missing middle units compared to the status quo.
• Staff proposed a future local bonus program for deed-restricted units affordable at 60% or 80% of Area Median Income, with a 10-year affordability term.
• Commissioners discussed feasibility, balance, lot splits, bulk control, homeowner opportunities, utility capacity, and compliance monitoring.
• Commissioner Chase asked why the proposed standards were not extended to commercial zones; staff explained those zones already permit multi-unit housing.
• Commissioner Lamas asked about lot splits and homeownership pathways; staff mentioned SB9, AB 1033, and ongoing study of ministerial lot splits.
• Commissioner Buckley asked about bulk control and neighborhood compatibility; staff explained bulk control is tied to adjacent properties and that the entitlement review process allows case-by-case flexibility.
• Commissioner Chase asked about infrastructure capacity and suggested making utility capacity information available to applicants upfront.
• Chair Wallace raised concerns about construction disruption and quality for neighbors; Vice Chair Yeung asked about the affordability bonus and monitoring; staff said monitoring models are being developed, potentially using SHRA or software-based systems.
• No formal vote was taken; the item was for review and comment.

Key Outcomes

• Approved the April 11, 2024 Planning and Design Commission minutes as part of the Consent Calendar (8-0).
• Approved the Archer Estates Conditional Use Permit and Site Plan and Design Review (8-0).
• Approved the Vinci Avenue Telecommunications Facility including the height deviation (9-0).
• Approved the Fruitridge Transportation Hub Conditional Use Permit and Site Plan and Design Review (9-0).
• Reviewed and commented on the Stockton Boulevard Plan Public Review Draft; staff will circulate the draft EIR and return for adoption later in 2024.
• Reviewed and commented on the Missing Middle Housing interim ordinance framework; staff will return to the Planning and Design Commission on June 27, 2024, followed by the Law and Legislation Committee on July 23, 2024, and City Council adoption on August 27, 2024. The city hopes to begin accepting missing middle applications by late September 2024.
• No formal action was taken on the Stockton Boulevard Plan or Missing Middle Housing items beyond review and comment.

Commissioner Comments – Ideas and Questions

• Commissioner Buckley announced a Community Kindness Parade at Washington Elementary on May 10, 2024, from approximately 9:30 to 10:15 a.m., and encouraged neighbors to show support with kindness signs.
• No public comments on non-agenda matters were submitted.