Stockton Planning Commission Study Session on Code Amendments – September 9, 2021

The Stockton Planning Commission met on September 9, 2021, at 5:30 PM to conduct a study session on city-initiated amendments to the General Plan land use map, zoning map, and Title 16 of the Stockton Municipal Code to comply with the 2040 General Plan. The meeting also included adoption of a consent calendar item reflecting a prior denial of a cannabis business permit. Commissioners heard public comments, discussed staff proposals, and provided feedback without taking formal action on the study session.

Consent Calendar

• Resolution 2021-09-09-0301: Approved a resolution reflecting the Commission's July 8, 2021 denial of a Use Permit for a retail storefront cannabis business and an Administrative Use Permit for a retail non-storefront (delivery only) cannabis business at 7616 Pacific Avenue, Unit A5 (Application No. P20-0693). The motion was carried 5-0 (Commissioners Mountain and Rizvi absent).

Public Comments & Testimony

• Michael Huber (electronic comment): Expressed opposition to Ten Space developments, stating they "have not performed on their promise," sold buildings they were supposed to redevelop, and are "blight to our beautiful downtown." He implored the commission not to extend any agreements with Ten Space and to void existing agreements.
• Courtney Wood (Downtown Stockton Alliance) (electronic comment): Fully supported the proposed downtown Stockton zoning solutions, aligning with the General Plan. Stressed the need for high-density downtown housing infill (both affordable and market rate), redevelopment of historic structures, mixed-use flexibility, streamlined permitting, and waterfront activation.
• Mary Elizabeth (electronic comment): Supported the staff recommendation to approve the resolution for the cannabis business denial. Also requested meaningful outreach to disadvantaged communities and areas impacted by air pollutants from transportation, warehousing, and drive-through businesses.

Discussion Items

• Study Session – Series 3 General Plan and Zoning Amendments: Senior Planner Tristan Osborne and Senior Planner Cindy Marsh presented an overview of proposed changes for Series 3, which focuses on land use inconsistencies, zoning updates, and development code amendments. Key proposals included:
  • Citywide principles: Sustainable growth and public health, strengthening property rights, and streamlining high-quality development.
  • Neighborhood-specific solutions: For downtown, midtown, East Stockton, and South Stockton, including transition zones from high to low intensity, restricting commercial downtown zoning to the core, using a commercial-industrial overlay near Cabral Station and rail corridors, deterring auto-oriented uses in walkable corridors (e.g., Miracle Mile), integrating residential and commercial uses, reinforcing commercial activity along major arterials, and appropriate densities near downtown.
  • Development code amendments: Expanding zoning designations, updating the allowable use table, creating a new commercial-industrial hybrid overlay district, introducing missing middle housing types (fourplexes, cottage courts), allowing multifamily housing in CL (commercial large-scale) zones, creating a marine sub-area in the channel overlay district, updating density bonus provisions, adding flexibility in the Magnolia Historic District, and reducing parking standards for certain housing types.
• Commissioner feedback:
  • Commissioner Sanguinetti raised concerns about the transition zone along the waterfront, asking if existing property owners' rights would be diminished. He emphasized the need to help existing missing middle housing (e.g., fourplexes) become legal and conforming, rather than focusing only on new development. He also pointed out commercial zoning mismatches along Mariposa Road and in the UOP area that he felt were not addressed.
  • Commissioner Mountain added that the city should provide architectural plans and clear pathways for existing property owners to bring properties up to code, fostering community buy-in.
  • Commissioner Garcia asked whether the proposed standards for fourplexes were intentionally vague to allow existing properties to remain conforming, and stressed the need for a collaborative effort between zoning and building departments.
  • Commissioner Jones inquired about the former Kmart site at Mariposa and whether mixed-use housing or a Walmart had been considered. Staff noted the amendment would allow multifamily housing on upper floors of underutilized malls, giving the property owner more options.
  • Chair Mallett reflected on the need to balance property rights with future development.

Key Outcomes

• Consent calendar approved (5-0).
• Study session informational only: No action was taken on the Series 3 amendments. Staff will incorporate commissioner feedback (e.g., addressing Mariposa Road, UOP area mismatches, and helping existing missing middle housing) and conduct additional community outreach before returning for a formal vote in future months.
• Commissioner Villapudua announced the 20th anniversary memorial for 9/11 at the Civic Auditorium, and Chair Mallett noted the Greek Food Festival that weekend.