Stockton Planning Commission Meeting January 27, 2022

The Stockton Planning Commission met on January 27, 2022, at 5:30 PM (recessed 6:12-6:22 PM, adjourned 8:53 PM) to consider three public hearing items: a continued request to upgrade alcohol sales at a convenience store, a new personal storage facility with annexation, and the third series of citywide General Plan and zoning amendments. The meeting included extensive public comment and deliberation, resulting in approvals for all items with specific conditions and an amendment.

Consent Calendar

• None.

Public Comments & Testimony

• Item 5.1 (620 W Dr. Martin Luther King Jr. Blvd liquor license upgrade): Nine public speakers provided oral or electronic comment. Seven speakers (Mari J, Dylian, Jaki Nestor, Leon Franklin, Don Margarito Teves, Manpreet Singh, and an unidentified caller) expressed support, citing convenience, safety, cleanliness, and the owner's community contributions. One speaker (Valerie McCants) had mixed comments, and one electronic comment (Mary Elizabeth) opposed the upgrade, stating that high-concentration liquor licenses disproportionately impact low-income neighborhoods and that the district has one of the highest crime rates.
• Item 5.3 (General Plan and zoning amendments): One written comment from Mary Elizabeth was read, opposing industrial warehousing on agricultural land and citing health impacts. Three live speakers appeared: Mike Hakeem and Mario Jaquez requested that a 14-acre unincorporated parcel (APN 162-130-05) be designated industrial instead of institutional, arguing it is non-agricultural and adjacent to industrial zones and truck routes. Brett Jolly spoke in support of staff's recommendation on behalf of a property family.

Discussion Items

• 5.1 Continued Use Permit Upgrade (620 W Dr. Martin Luther King Jr. Blvd): The applicant sought to upgrade from off-sale beer and wine (Type 20) to general alcoholic beverages (Type 21) at a Shell gas station/convenience store. Staff recommended denial because the crime reporting district (0221) exceeds the citywide average by 57% (157% of average) and the site is within 500 feet of three existing off-sale establishments. The applicant stated he had a pending ABC license from a lottery and argued his store sees only two crime calls per year, offers good service, and donates 10% of income to the community. Commissioners debated balancing code restrictions with community support and safety (e.g., pedestrian jaywalking across the busy Martin Luther King Jr. Blvd). The commission voted 6-0 to direct staff to bring back a resolution for approval, including findings for a waiver on location restrictions and standard conditions such as no loitering, security cameras, lighting, and window visibility. Note: Commissioner Mountain was absent for the vote due to technical difficulties but stated he would have voted no.
• 5.2 Personal Storage Facility (692 Grider Way): Staff presented a proposal for a new 100,000 sq ft mini-storage facility on four vacant and two developed parcels, requiring annexation, prezone to Commercial General (CG), an administrative use permit, and design review. A mitigated negative declaration was certified. The project includes frontage improvements, an 8-foot wall adjacent to residential, and landscaping. The applicant, David Stagnaro, confirmed consistency with the General Plan and design guidelines. The commission approved both resolutions 7-0.
• 5.3 General Plan and Zoning Amendments (Series 3): Staff presented the third and final series of map and code amendments to align zoning with the Envision Stockton 2040 General Plan and state law. Key changes include transitioning industrial uses out of neighborhoods, rezoning the Liberty Square neighborhood to medium density residential, and extending Commercial Downtown zoning to the entire downtown core. Proposed code amendments include updates to density bonuses, parking reductions in greater downtown, and refinements to overlays (Channel Area and new Commercial-Industrial overlay). Vice Chair Sanguinetti raised concerns about a 14-acre unincorporated parcel (APN 162-130-05) near the wastewater treatment plant, which he argued should be designated industrial rather than institutional. Staff noted that the parcel is not within city limits and was not analyzed for industrial impacts under CEQA. After reopening public comment, the commission voted 6-0 (Commissioner Jones absent) to approve the resolutions as amended to include the 14-acre parcel for industrial designation, directing staff to update the CEQA addendum accordingly.

Key Outcomes

• Item 5.1: Motion carried 6-0 (Mountain absent, wished to vote no) to direct staff to prepare a resolution approving the use permit upgrade with findings for a waiver from crime and location restrictions, subject to standard alcohol use conditions (no loitering, cameras, lighting, clear windows). The resolution will be brought back for final adoption.
• Item 5.2: Resolutions 2022-01-27-0502-01 and 2022-01-27-0502-02 approved 7-0, recommending City Council certify the MND and prezone to CG, and approving the administrative use permit and design review for the Grider Way personal storage facility.
• Item 5.3: Resolution 2022-01-27-0503 approved 6-0 (Jones absent) as amended to include APN 162-130-05 (14-acre parcel) with an industrial General Plan designation. The resolution recommends City Council certify the CEQA addendum, adopt the land use map amendments, zoning map amendments, and Development Code amendments (SMC Title 16) as presented. Staff will update exhibits to clarify city limits and unincorporated parcels.