Stockton Planning Commission Meeting - March 10, 2022

The Stockton Planning Commission held a regular meeting on March 10, 2022, from 5:33 PM to 7:09 PM at 425 N. El Dorado St. The primary agenda item was a public hearing on the Mariposa Industrial Park Annexation Project, which included an Environmental Impact Report (EIR), prezone requests, and a Development Agreement for a proposed industrial development on approximately 203 acres (nine parcels) near Mariposa Road. Six commissioners were present (Anne Mallett, Brenda Jones, Brando Villapudua, Jeff Sanguinetti, Xavier Mountain, and Gerardo Garcia), with Commissioner Waqar Rizvi absent. Commissioner Mountain arrived at 5:36 PM.

Consent Calendar

• None.

Public Comments & Testimony

• David Rivas (Carpenters Union Local 152) expressed overwhelming support for the project, noting community benefits including local union labor, apprenticeship programs, and livable wages.
• Raul Hernandez (representing union electricians, plumbers, sheet metal workers, iron workers, and sprinkler fitters) supported the project, emphasizing that Greenlaw Development's partnership with unions would keep construction wages and spending in Stockton.
• Margo Praus (Stockton resident, steering committee member for San Joaquin Valley Air Pollution Control District grants) opposed the project, arguing that large warehouses worsen air quality in already disadvantaged areas and that the fire station commitment does not mitigate health impacts.
• John Pruitt (environmental justice community organizer) via electronic comment raised questions about community outreach, hiring of local residents, the need for a community benefits agreement, and an updated climate action plan. He urged the commission not to adopt the resolution.
• Davis Harper (Stockton resident) via electronic comment expressed concerns about 12,000 daily truck trips worsening air pollution, stating that recommendations from state agencies were minimally addressed in the final EIR, and urged a vote against adoption.
• Mary Elizabeth (Delta Sierra Group) via electronic comment requested that the commission not adopt the resolutions, citing unmitigated environmental impacts, inadequate community notification, and incomplete mitigation measures. She asked for a continuance and public workshops.

Discussion Items

• Staff Presentation: Matt Deeds (Advanced Planning Manager) presented the project details: prezone to Industrial Limited (IL), a development agreement allowing up to 100-foot building heights (exceeding the standard 60-foot limit), a conceptual plan for up to seven buildings totaling 3.6 million square feet, and a Community Facilities District (CFD) to fund a new fire station (and potentially a police substation) with the applicant contributing up to $100,000 for the CFD study and up to $3 million for construction. The EIR identified significant and unavoidable impacts, leading to a Statement of Overriding Considerations (SOC) based on economic benefits: an estimated $1.1 million in annual general fund revenue, $6 million in development impact fees, $1.3 million to schools, $580 million in construction economic activity, 7,400 construction jobs, and 3,000 permanent full-time jobs. The project requires future City Council approval, LAFCO annexation, and site plan review.
• Applicant Presentation: Mike Sousa (Greenlaw Development) emphasized project features: emergency vehicle access only from Clark and Marfagoa Roads, a 10-foot wall/berm for noise and air mitigation, dedication of land for Mariposa Road widening, and union labor agreements with eight unions. Chris Austin (DPFG) detailed the economic projections.
• Commissioner Questions and Deliberations:
  • Chair Sanguinetti raised concerns about the CFD's perpetuity tax, the sufficiency of the $100,000 study funding if future projects do not participate, and the Airport Land Use Commission (ALUC) and FAA requirements for 100-foot building heights. The applicant clarified that future projects would be conditioned to join the CFD and that ALUC review would occur at the site plan stage.
  • Commissioner Mountain asked about the percentage of Stockton residents among the 3,000 permanent jobs; the applicant stated they could not commit to a specific percentage.
  • Commissioners discussed the county's late letter, but staff noted that the draft EIR had been circulated since August 2021 and that the county's concerns had been addressed; no new technical information was presented.
  • Vice Chair Garcia expressed support, noting no new data contradicted the EIR. Commissioner Villapudua supported the project for job creation.
• Cannabis Ordinance Update: Stephanie Ocasio (Community Development Director) reported that the City Council had adopted option two for the cannabis ordinance, allowing previously denied applicants (based on location waivers within the last 12 months) to reapply.

Key Outcomes

• Motion to waive reading of written correspondence: Carried 6-0 (Mallett motion, Garcia second).
• Motion to adopt Resolution 2022-03-10-0501-01 (recommending City Council adopt the EIR, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program) and Resolution 2022-03-10-0501-02 (recommending City Council adopt the prezone ordinance and Development Agreement): Moved by Gerardo Garcia, seconded by Xavier Mountain. Carried 6-0 (Yes: Mallett, Jones, Villapudua, Sanguinetti, Mountain, Garcia; Absent: Rizvi).
• Chair Sanguinetti requested that the applicant and City Council consider a review period for the CFD's perpetuity provision, though no formal amendment was made.
• The commission adjourned at 7:09 PM.