Stockton Planning Commission Meeting – February 11, 2021

The Stockton Planning Commission met on February 11, 2021, at 5:30 PM in the Council Chamber. The meeting included recognition of outgoing commissioners, approval of a consent calendar item for a cannabis business, public hearings for a self-service car wash and a nine-lot residential subdivision, election of commission officers, and a report on cannabis ordinance revisions. All votes were unanimous (7-0). The meeting adjourned at 7:03 PM.

Consent Calendar

• 21-0038: Approved a resolution reflecting the Planning Commission’s January 14, 2021 approval of a Commission Use Permit, Administrative Use Permit, and a waiver to reduce the distance requirement from 600 feet to approximately 320 feet from religious facilities for a retail storefront and delivery-only cannabis business at 7840 West Lane, Suite F (APN 094-040-24). The motion carried 7-0.

Public Comments & Testimony

• Consent Calendar: A member of the public (Guest User) submitted an electronic comment opposing cannabis stores, stating: "Please stop with the cannabis stores if you want families to root down, live and work here, make it a desirable city, not full of cannabis stores and smoke shops. Perhaps there could be more effort toward attracting a testing facility. Just stop with the storefronts. Many families are asking for more family-friendly businesses."
• Car Wash (Item 5.1): A letter from a neighbor (referenced in a bench memo) raised concerns about noise, lighting, and parking. Staff confirmed the project included an eight-foot masonry wall, a noise study by Bollard Consultants, a photometric study for lighting, and parking exceeding minimum requirements. No public spoke at the hearing.
• Subdivision (Item 5.2): No public comments. The applicant (via phone) thanked staff and agreed to conditions of approval.

Discussion Items

• Recognition of Outgoing Commissioners (Agenda Item 8): Deputy Director Michael McDowell presented Certificates of Recognition to Commissioner D'Adrea Davie (eight years of service) and Commissioner Kimberly Warmsley (four years, recently elected to City Council).
• Cannabis Ordinance Update (Agenda Item 8): Director Will Crew reported that the City Manager directed staff to prepare a draft ordinance within 90 days addressing saturation, location requirements, lottery system, and equity. A consultant is working on the equity piece. Council may impose a moratorium on new applications; existing applications in the pipeline would continue. The planning commission will hold workshops and later make a recommendation to the City Council.
• Self-Service Car Wash at 6011 West Lane (Item 5.1): The project required a zoning map amendment from Commercial Office (CO) to Commercial General (CG), an Administrative Use Permit, and Design Review. The site is vacant, 0.75 acres, at the corner of East Swain Road and West Lane. The proposal includes a 2,530 sq ft drive-through car wash, 15 parking stalls (13 standard, 2 handicapped) with vacuum stations, landscaping, and an eight-foot masonry wall along the southern property line. The building uses contemporary finishes (metal panels, cement panels, stucco). A neighborhood meeting was held on December 28, 2020, but no public attended. Commissioners discussed concerns about noise from vacuum blowers and payment kiosks, lighting impacts, and parking demand. Staff confirmed a noise study and photometric study were completed, and the project complies with code requirements. The motion to recommend approval to the City Council for the rezone and to approve the Administrative Use Permit and Design Review passed 7-0.
• Nine-Lot Subdivision at 1845 East 13th Street (Item 5.2): The project is a tentative map to create nine single-family residential lots on 1.71 acres (APN 171-180-01). Lots range from 5,000 to 7,000 sq ft. The site is infill, surrounded by residential development. Improvements include extension of Beagle Street with curb, gutter, sidewalk, and landscaping along 13th Street, plus utility extensions. The developer agreed to conditions of approval. The motion to approve the tentative map passed 7-0.
• Election of 2021 Planning Commission Officers (Item 6.1): Commissioner Xavier Mountain initially nominated Commissioner Jeff Sanguinetti for Chair, but after discussion about tradition and Vice Chair Anne Mallett’s service, the motion was withdrawn. Commissioner Gerardo Garcia then nominated Vice Chair Mallett for Chair; motion carried 7-0. Chair Waqar Rizvi nominated Commissioner Sanguinetti for Vice Chair; motion carried 7-0.

Key Outcomes

• Consent Calendar: Approved Resolution 2021-02-11-0301 for the cannabis business at 7840 West Lane (7-0).
• Car Wash: Approved Resolution 2021-02-11-0501-01 (recommending rezone to City Council) and Resolution 2021-02-11-0501-02 (approving Administrative Use Permit and Design Review) (7-0). The decision may be appealed within 10 days.
• Subdivision: Approved Resolution 2021-02-11-0502 approving the tentative map (7-0). The decision may be appealed within 10 days.
• Officers: Anne Mallett elected Chair and Jeff Sanguinetti elected Vice Chair for 12-month terms (both 7-0).
• Cannabis Ordinance: Staff to prepare draft ordinance within 90 days, with workshops for the Planning Commission before a recommendation to City Council.