Stockton Planning Commission Meeting – October 13, 2022

The Stockton Planning Commission met on October 13, 2022, at 5:32 PM in the City Council Chambers. The commission considered a single public hearing to recommend approval of a code amendment and a Commission Use Permit for a mini-storage facility at 530 E. Market Street (the former Record building). The meeting adjourned at 6:58 PM. Commissioners present: Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Xavier Mountain (arrived at 5:35 PM), and Felix Ogbah. Absent (excused): Anne Mallett and Brando Villapudua.

Consent Calendar

• Item 3.1 – Approval of Planning Commission Minutes (September 22, 2022): Continued to the next scheduled meeting because Commissioners Jones and Mountain had been absent for that previous meeting and had not yet reviewed the materials. No vote was taken.

Public Comments & Testimony

• No members of the public provided oral testimony. One written comment from attorney Brett Jolly was submitted and its reading was waived by a 5-0 vote (motion by Commissioner Rizvi, second by Commissioner Mountain).

Discussion Items

• Public Hearing 5.1 – Code Amendment and Commission Use Permit for Mini-Storage at 530 E. Market Street:
  • Staff Presentation (Cynthia Marsh, Senior Planner): The project proposes amendments to Stockton Municipal Code Sections 16.20.020 (Table 2-2 – allowable uses) and 16.80.200 (mini-storage standards) to allow mini-storage in the Downtown Commercial (CD) zone subject to a Commission Use Permit. The new standards would limit storage to a maximum of 60% of leasable space per building and 70% of ground floor frontage, require stealthing (interior units), facade improvements, landscape upgrades, and limit hours to 7:00 AM – 10:00 PM. A quarter-mile radius limit would cap the number of such facilities downtown. The specific use permit for 530 E. Market Street (a 124,000 sq ft building) would allow up to 60% storage – approximately 74,400 sq ft – with the remainder reserved for office/retail/residential. Staff found the project consistent with the General Plan and CEQA (Guidelines Sections 15183 and 15332) and recommended approval.
  • Applicant Presentation (Matt Marks, Tower Investments): Tower Investments acquired the property in 2021 and has been unable to attract traditional tenants due to high rehabilitation costs (asbestos, seismic, sprinklers, uneven floors). The building is adjacent to the Crosstown Freeway, with approximately 100,000 vehicles passing daily. A market study indicated demand: 150,000 people and 43,000 households within a 10-minute trade area, and 17 existing storage facilities with about 1,500 units. The proposed mini-storage would add 485 climate-controlled units. The applicant emphasized that the use would serve downtown residents and provide a catalyst for future commercial development in the remaining space. Attorney Brett Jolly explained that the unusual dual approval (code amendment and use permit) was necessary because the current zoning does not allow mini-storage; the commission is recommending approval to the City Council, which will make the final decision.
  • Commissioner Questions and Comments:
    • Chair Sanguinetti (also a civil engineer) expressed general support for the code change and adaptive reuse but noted that the submitted floor plans were schematic and lacked engineering detail. He clarified that the use permit would only cover the storage portion; other uses (office, retail) are by-right. He requested that access be defined – staff confirmed access would be from Washington Street.
    • Commissioner Ogbah asked about climate control; applicant explained that the storage would be inside a conditioned building with open plenum air circulation, not individual unit HVAC.
    • Commissioner Mountain suggested the building could accommodate a billboard for additional revenue during demolition; staff and attorney noted that Caltrans permitting for freeway-adjacent signs is a lengthy process (months to years), so it was not part of the immediate plan.
    • Commissioner Jones asked about traffic impacts on nearby businesses; applicant replied that the area is currently underutilized and the project would bring more visitors downtown. No opposition was expressed during neighborhood outreach.
    • Commissioner Rizvi inquired about timeline; applicant estimated six months of demolition/abatement after final approvals, with unit installation thereafter.
  • Staff Clarifications (Matt Diaz, Advanced Planning Manager): The code amendment and use permit are tied together; because the code change is needed before the use permit can be effective, the commission is making a recommendation to City Council. Future mini-storage applications in the CD zone would be decided by the Planning Commission unless appealed.

Key Outcomes

• Motion to Waive Reading of Correspondence: Approved 5-0 (Rizvi/Mountain).
• Motion to Recommend Approval to City Council (Resolution 2022-10-13-0501): Approved 5-0 (Sanguinetti/Mountain). The resolution recommends that the City Council:
  1. Find the project exempt from further CEQA review per Guidelines Sections 15183 and 15332.
  2. Adopt an ordinance amending SMC Sections 16.20.020 and 16.80.200 to allow mini-storage in the CD zone with specified standards.
  3. Adopt a resolution approving a Commission Use Permit for a mini-storage facility at 530 E. Market Street, subject to conditions.
• Commissioner Comments:
  • Chair Sanguinetti distributed historical newspaper clippings from 1990 and 1991 related to past planning commission meetings.
  • Commissioner Rizvi thanked staff for their work on the item.
  • Commissioner Mountain announced his candidacy for the Stockton Unified School Board, District 2, in the November 8 election.
• Adjournment: 6:58 PM (motion by Commissioner Rizvi, second by Commissioner Jones).