Planning & Design Commission Meeting – April 24, 2025

The Sacramento Planning and Design Commission met on Thursday, April 24, 2025, at 5:34 PM in the City Hall Council Chamber. The meeting included a consent calendar, a third-party appeal for an alcohol license modification at a Northgate Boulevard gas station, and the continuation of a residential development item. The commission heard public testimony, deliberated extensively, and ultimately voted to continue the appeal item to May 8, 2025, with a directive to staff to incorporate additional conditions.

Consent Calendar

• Approval of Planning and Design Commission Minutes (April 10, 2025): Passed unanimously (9-0) via a single motion by Commissioner Blunt, seconded by Commissioner Hernandez. Commissioners Lee, Thompson, and Chair Yeung were absent.

Public Comments & Testimony

• Item 2 – Third-Party Appeal: Northgate AM/PM Type 21 CUP (Z24-030)
  • Appellants (Gardenland Northgate Neighborhood Association): Marbeya Salah, President, and Julie Roten, Executive Director of Stanford Settlement Neighborhood Center, argued against the modification. They cited oversaturation of alcohol licenses on the Northgate corridor (19 active on-sale retail licenses within a three-mile stretch, 7 at the San Juan/Northgate corner), concerns about the unhoused population, lack of data from the Department of Community Response, and the neighborhood's momentum toward revitalization (e.g., Taco Plaza, mural, business facade improvements). They emphasized that the census tract of the store is not disadvantaged but is surrounded by disadvantaged communities, and that the policy should consider broader neighborhood impact. They expressed that the additional liquor license would undermine community health and the ongoing positive changes.
  • Applicant (AM/PM owners and representatives): Peter Tobin (Tobin Consulting), Kosh Rye (son of owner), and Parm Chit Kara (friend/retailer) spoke in support. They highlighted a planned $1 million remodel starting May 5, including new lighting, AI-integrated security cameras, automatic locks on beer coolers, and a focus on selling higher-end spirits (375 ml and up) to attract a different clientele. They argued that the conditions of approval (e.g., limited shelf space, security enhancements, healthy food requirement) would make the store safer and that the change would not increase the number of off-sale licenses because the Type 20 license would be surrendered.
  • Public Speakers: Nine members of the public provided comments.
    • Annette Emery (30-year resident, GNA member) opposed, stating the neighborhood is trying to become a destination, not a liquor corridor.
    • Joe Conchuris (activist, GNA) opposed, recounting past efforts to close liquor establishments on Northgate.
    • Raquel Correa (60-year resident) opposed, describing alcohol-related incidents near her property.
    • Jasmine Thundel (representing APCA) supported, citing the applicant's responsible business practices.
    • Kabul Singh (business owner) supported, emphasizing consumer choice.
    • Kathy Rodriguez Aguirre (President/CEO, Sacramento Hispanic Chamber of Commerce) opposed the additional license, urging consideration of the community's desire for a healthy corridor.

Discussion Items

• Item 2 – Third-Party Appeal (Northgate AM/PM): The commission engaged in lengthy deliberation. Staff (Jose Quintanilla, Associate Planner) recommended denial of the appeal, noting that the census tract allows two off-sale licenses and the applicant would surrender the Type 20, thus no increase. They also noted existing security conditions and the healthy food requirement. Commissioners raised concerns about surrounding disadvantaged communities, overconcentration in adjacent tracts, and the discretion to consider broader neighborhood impact. Three motions were made and failed before a compromise was reached:
  1. First motion (Commissioner Lamas, seconded by Commissioner Ortiz) to support the appeal (deny the project) failed 5-4 (Yes: Blunt, Kadin, Lamas, Macias Reed, Ortiz; No: Hernandez, Nybo, Reschke, Vice Chair Chase).
  2. Second motion (Commissioner Hernandez, seconded by Vice Chair Chase) to approve the project as recommended by staff (deny the appeal) failed 5-4 (Yes: Hernandez, Kadin, Nybo, Reschke, Chase; No: Blunt, Lamas, Macias Reed, Ortiz).
  3. Third motion (Commissioner Nybo, seconded by Commissioner Hernandez) to approve the project with amended conditions and continue the item to May 8, 2025, for final language drafting passed unanimously (9-0).
• The amended conditions, supported by the applicant and discussed with appellants, include:
  • Minimum distilled liquor container size of 750 ml.
  • Shelf space for distilled spirits reduced to 20 square feet (from 30).
  • Alcohol sales hours limited to 8:00 AM to 10:00 PM (from 6:00 AM to 11:00 PM).
  • Requirement for quarterly meetings between the applicant and the Gardenland Northgate Neighborhood Association, with the applicant becoming a supporting member of the association.
• Item 3 – Crocker Village Residential Development: This item was continued to the May 22, 2025 meeting as noted in the agenda. No discussion was held.

Key Outcomes

• Consent Calendar approved unanimously (9-0).
• Item 2 continued to May 8, 2025 with a unanimous vote (9-0) directing staff to draft the four additional conditions (750 ml minimum, 20 sq ft shelf space, 8 AM–10 PM hours, quarterly meetings). The final approval will occur at the May 8 meeting.
• Item 3 continued to May 22, 2025 as previously scheduled.
• The commission adjourned at 8:43 PM.