Stockton Planning Commission Meeting – May 13, 2021

The Stockton Planning Commission met on May 13, 2021, at 5:30 p.m. in the Council Chamber, 425 N. El Dorado Street, Stockton. The meeting included approval of prior minutes, a public hearing on a subdivision map, a continuance for a cannabis retail permit, and a study session on city-initiated zoning map amendments to align with the 2040 General Plan. Commissioners also offered tributes to fallen Officer Jimmy Inn. The meeting adjourned at 7:34 p.m.

Consent Calendar

• Approval of Planning Commission Minutes: Two motions were passed 7-0. The first motion approved minutes for February 25, 2021, and March 25, 2021. The second motion approved minutes for April 8, 2021. Commissioner Sanguinetti arrived at 5:42 p.m. and participated in both votes.

Public Comments & Testimony

• General Public Comment (Agenda Item 4): Kathleen Gapuson, a 62-year Stockton resident, expressed opposition to a proposed new cannabis dispensary near Lincoln Highway, citing concerns about saturation, volatile manufacturing using butane/ethanol, and potential cartel ownership. She urged the city to slow down and consider human impacts over profit.
• Study Session (Agenda Item 6.1): Four community members provided input:
  • Markus Doubois: Owns a building at 821 N. El Dorado Street. Criticized the city’s communication – the mailed notice appeared as junk mail and arrived only five days earlier. He expressed uncertainty about impending zoning changes and requested direct contact.
  • Andrew Phillips (Lead Pastor, Calvary Church): Opposed the proposed rezoning from residential low density to residential high density for his property at 2343 Country Club Boulevard. He argued the change is inconsistent with the surrounding neighborhood and urged better communication via churches.
  • Fred Sheil (Stand Affordable Housing): Supported flexible zoning in the East Sonora area to allow triplexes/fourplexes for low-income and homeless housing. He noted the current proposal would rezone his property to low density, requiring a costly rezoning process.
  • Mario Jaques: Owns 360 acres south of Stockton sewer ponds and an 18-acre industrial parcel near Highway 4. He questioned why his property received a notice of inconsistency, as it has been industrial for 35 years, and requested clarification.

Discussion Items

• Item 5.1: Tentative Map for Robinhood Plaza (Application P20-0237) – Staff presented a proposal to subdivide the existing three parcels at 5756 and 5606 Pacific Avenue into seven parcels, each containing an existing building, plus one parcel for parking and one for the entry drive. No changes to the shopping center’s use were planned. The applicant agreed to conditions including a pedestrian ramp easement. The commission approved the map 7-0, with the hearing closed before the vote.
• Item 5.2: Cannabis Use Permit (Application P20-0693) – Staff recommended approval of a commission use permit for a retail storefront cannabis business and an administrative use permit for delivery-only at 7616 Pacific Avenue. Due to technical difficulties and additional information received, the commission voted 7-0 to continue the public hearing to July 8, 2021.
• Item 6.1: Study Session on Series 2 Zoning Map Amendments – Staff (Tristan Osborne and Matt) led an informational discussion on aligning the General Plan and zoning maps to comply with state law. Key topics included:
  • Background: Approximately 3,600 parcels (4% of the city) remain inconsistent; Series 1 was approved in March 2021.
  • Proposed Solutions: Changing zoning to match the General Plan, refining the General Plan, or future code text amendments (Series 3).
  • Specific Categories: Split zones (multiple zones on one parcel), unzoned parcels (right-of-ways), civic uses (schools, parks), open space, and property-owner-requested changes.
  • Commissioner Feedback: Concerns were raised about right-of-way zoning causing future issues with street abandonments and split zones; open space zoning potentially adding steps for floodplain removal; and the need for better communication with actual property owners (e.g., using Nextdoor, churches, and improved data from the assessor’s office). Commissioners generally supported staff’s approach but asked for more clarification on right-of-ways and open space before formal action.

Key Outcomes

• Approved: Resolution 2021-05-13-0501 approving the tentative map for Robinhood Plaza (7-0).
• Continued: Cannabis use permit application to July 8, 2021 (7-0).
• Direction to Staff: Proceed with Series 2 zoning amendments incorporating commissioner feedback on right-of-ways, open space, and enhanced public outreach. No formal action was taken on the study session; it was informational only.

Commissioner Comments

• Commissioner Mountain noted domestic violence statistics (1 in 4 women, 1 in 7 men, 20% of homicides involve interveners) and requested a moment of silence for Officer Jimmy Inn, killed May 11, 2021.
• Commissioner Rizvi offered condolences, recognized the end of Ramadan (Eid), and welcomed new commissioners.
• Commissioner Villapudua thanked volunteers for a Victory Park cleanup (60 volunteers) and promoted the upcoming Asparagus Festival.
• Chair Mallett thanked staff for patience with technical difficulties and referenced new CDC mask guidance for vaccinated individuals.