Stockton Planning Commission Meeting – September 22, 2022

The Stockton Planning Commission met on September 22, 2022, at 425 N. El Dorado St., Stockton, CA, beginning at 5:31 PM and adjourning at 5:53 PM. The primary action was a unanimous vote to recommend City Council approval of a Development Agreement for the Delta Cove Project, a long-planned residential and commercial development on approximately 360 acres west of I-5 and south of Park West Place Center.

Consent Calendar

• Approval of Minutes: The Commission approved the minutes from the July 14, 2022, July 28, 2022, and August 25, 2022, meetings by a 5-0 vote (Motion 2022-09-22-0301). Roll call: Anne Mallett (mover), Waqar Rizvi (second), Brando Villapudua, Jeff Sanguinetti, Felix Ogbah all voted yes. Brenda Jones and Xavier Mountain were absent.

Public Comments & Testimony

• No public comments were made. No blue cards were submitted.

Discussion Items

• Delta Cove Development Agreement (Item 5.1): The Commission held a public hearing on Resolution 22-0747, recommending that the City Council adopt an ordinance approving a Development Agreement between the Spanos Family Trust and the City of Stockton for the Delta Cove project.
  • Staff Report: Matt Diaz, Advanced Planning Manager, presented the proposal. The project, originally approved in 2010, includes approximately 1,500 single-family lots, parks, open space, commercial uses, and a 200–280 unit condominium project (totaling nearly 2,000 units). The Development Agreement would extend entitlements for an additional 15 years (with a possible 5-year extension) to allow the project to weather market fluctuations. All original conditions, mitigation measures, and approvals remain unchanged; future construction will still require city design review and building permits. The applicant also agreed that a future five-year extension would require final maps and a phasing plan approved by the City Council.
  • Applicant Presentation: Jim Jemison of A.G. Spanos Company provided an update on the adjacent Westlake project (2,200 lots, 760 active adult, 1,600 market rate), noting that 377 lots in the first phase are built and occupied, and that Lenar has purchased most market-rate lots. He explained that Delta Cove likely follows Crystal Bay (1,500 lots) and that market conditions (higher interest rates) necessitate a long-term development agreement. He also noted that some levee work on Delta Cove has been done to comply with SB5, but no main construction has started.
  • Commissioner Questions: Commissioners asked about timelines, construction status, and history. Commissioner Villapudua noted that Delta Cove includes 1,064 single-family residential units on 162 acres (this number differs from staff's 1,500 lots; the discrepancy may reflect different project phases or density calculations). Commissioner Sanguinetti referenced the project's roots in Measure A from 1986. All expressed support, citing the need for housing and economic benefits.

Key Outcomes

• Vote on Delta Cove Development Agreement: The Commission voted 5-0 (Motion 2022-09-22-0501) to adopt a resolution recommending that the City Council approve the Development Agreement. Moved by Jeff Sanguinetti, seconded by Waqar Rizvi. All present commissioners voted yes.
• Commissioner Comments: Chair Sanguinetti mentioned he would distribute a historical handout about planning commission authority at the next meeting.
• Adjournment: The meeting adjourned at 5:53 PM.