Stockton Planning Commission Meeting - March 24, 2022

The Stockton Planning Commission met on Thursday, March 24, 2022, at 5:30 PM in the City Council Chambers at 425 N. El Dorado St. The meeting was called to order with six commissioners present (Anne Mallett, Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Gerardo Garcia, Xavier Mountain); Commissioner Brando Villapudua was absent. The Pledge of Allegiance was led by Commissioner Jones. The meeting adjourned at 6:11 PM. Key actions included approval of a use permit and waiver for alcohol sales at a grocery store and acceptance of the 2021 annual compliance review for development agreements.

Consent Calendar

• Approval of Planning Commission Minutes (January 13, 2022): The minutes were approved by a 6–0 vote (Motion 2022-03-24-0301).

Public Comments & Testimony

• No members of the public provided comments during the public comment period or during the public hearing.

Public Hearings

Use Permit and Waiver for Alcohol Sales Upgrade at 3310 East Main Street (Item 5.1)

• Applicant: Maria Ramirez, store manager, requested an upgrade from an existing Type 20 (beer and wine) off-sale license to a Type 21 (general alcoholic beverages) license at a 25,000-square-foot grocery store.
• Staff Presentation: Planner June Cows described the request, noting that the store operates from 7 AM to 9 PM. The project required a use permit because the site is in a crime reporting district (0204) where crime rates are below the city average, but it did not meet the 500-foot radius restriction (an existing off-sale license is 490 feet away), necessitating a waiver. Additionally, a Public Convenience or Necessity (PCN) finding was required because the census tract has 10 off-sale licenses against ABC’s authorization of 4 (overconcentration). Staff recommended approval, and an around-the-bench memo corrected a typo in the proposed resolution.
• Commission Discussion: Commissioners noted the waiver involved only a 10-foot difference from the 500-foot standard, that the upgrade does not increase the total number of alcohol licenses, and that the change would provide convenience for grocery shoppers. All expressed support.
• Public Testimony: Applicant Maria Ramirez stated the upgrade would allow customers to purchase liquor without visiting another store, providing full service to the community.
• Vote: Motion to approve the use permit and waiver, including the corrected resolution, carried 6–0 (Resolution 2022-03-24-0501). The resolution will be effective after a 10-day appeal period.

New Business

2021 Annual Compliance Review for Development Agreements (Item 6.1)

• Staff Presentation: Senior Planner Matt Dias presented the annual review of the city’s active Development Agreements (DAs). As of 2021, there were nine active DAs, but the Open Windows project was terminated on January 11, 2022, leaving eight active agreements. Staff summarized compliance for each: Spanos Park West (90% complete, 32 acres undeveloped, DA expired in February 2022 but an amendment is pending; found substantially compliant) | Westlakes D Village (under construction, found compliant) | Duck Creek Industrial (mostly built out, 10% undeveloped, DA expiring June 2022; found compliant) | Canary Park (under construction, amendment pending to convert commercial to residential; found compliant) | Sanctuary (undeveloped, DA terms being met; found compliant) | Mariposa Lakes (dormant, annexation agreement expired; found substantially compliant due to expired annexation) | Port of Stockton (land use securing, found compliant). All eight active DAs were found either compliant or substantially compliant.
• Commission Discussion: Commissioner Sanguinetti praised the annual review process for improving accountability. Commissioner Mountain asked about treatment of long-dormant DAs; staff explained that the city can decline extensions and that DAs are voluntary. Commissioner Rizvi noted the new chamber setup (removal of shields) made the meeting feel more connected.
• Vote: Motion to accept the compliance determinations for the eight active DAs and direct staff to send compliance letters (as drafted in Attachment E) carried 6–0 (Motion 2022-03-24-0601).

Reports and Communications

• Stephanie Ocasio (Community Development Director) announced a Parks Master Plan meeting on Wednesday, March 30, 2022, at 6:00 PM, as part of the overall Park Facilities Fee (PFF) update. The PFF update will inform fee calculations for new development.

Commissioner Comments

• Commissioner Rizvi expressed appreciation for the removal of chamber plexiglass shields, improving communication and efficiency. Commissioner Mallett noted the meeting progressed quickly.

Key Outcomes

• Approved the January 13, 2022 Planning Commission minutes (6-0).
• Approved the use permit, waiver, and Public Convenience or Necessity finding for alcohol sales upgrade at 3310 East Main Street (6-0).
• Accepted the 2021 annual Development Agreement compliance review, finding all eight active agreements compliant or substantially compliant, and directed staff to notify applicants (6-0).
• Noted the upcoming Parks Master Plan meeting on March 30, 2022.