Stockton Planning Commission Meeting – January 26, 2023

The Stockton Planning Commission met on January 26, 2023 at 5:30 p.m. at 425 N. El Dorado St., Stockton, CA. The meeting was called to order with roll call; Commissioners Anne Mallett, Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Felix Ogbah, and Greg Thompson were present. Commissioner Xavier Mountain was absent. The meeting adjourned at 7:54 p.m.

Consent Calendar

• Approval of September 22, 2022 Minutes (Item 3.1): The minutes were approved by a vote of 4‑0 (Commissioners Mallett, Rizvi, Sanguinetti, Ogbah in favor; Commissioners Jones and Thompson abstained; Mountain absent).
• One‑Year Time Extension for Tra Vigne East Tentative Map (Item 3.2): Approved 6‑0 via Resolution 2023-01-26-0302.
• One‑Year Time Extension for Tra Vigne West Tentative Map (Item 3.3): Approved 6‑0 via Resolution 2023-01-26-0303.

The consent calendar (excluding Item 3.1, which was considered separately) was adopted on a single vote of 6‑0.

Public Comments & Testimony

• No members of the public spoke under general public comment.
• During the public hearing on Item 5.1, there was no oral opposition. A written comment from Dean Placeris was received; the Commission voted 6‑0 to waive reading of the lengthy email and place it in the record. The email generally supported the project but questioned its economic feasibility, referencing other small‑lot subdivisions in the city.
• During the Cultural Heritage Board interviews, two members of the public spoke: Robert Holzer (Vice Chair of the Cultural Heritage Board) expressed concern about past quorum issues and urged the Commission to consider appointing dependable members; Phillip Merlo (an applicant) spoke in support of absent applicants Brian Baldeon, Bill Maxwell, and Leon Bach, whom he described as qualified.

Discussion Items

• Public Hearing – 67‑Lot Single‑Family Residential Development at 8601 Thornton Road (Item 5.1): Staff presented a proposal for a 67‑lot subdivision on 6.63 acres (APNs 080-320-06, -07). The project includes a tentative map and a planned unit development permit. Lot sizes would be reduced to about 2,700 sq ft (deviating from the usual 5,000 sq ft minimum), with lot width reduced from 50 ft to 42 ft and side setbacks from 5 ft to 4 ft. The density is 10.1 dwelling units per gross acre, within the medium‑density range (6.8–13.1 du/acre). The project includes a homeowners association and a new road connection with signal improvements at Thornton and Davis Road. An addendum to the 2040 General Plan EIR found no new significant impacts. Staff initially stated the item would go to City Council, but later clarified that the Planning Commission has final approval authority. A correction memo was distributed requiring annexation into the citywide Community Facilities District at the final map stage. The applicant, Cecil Dillon representing GO Partners, expressed support for staff’s recommendations. Commissioner Rizvi and Chair Sanguinetti voiced support for the infill project. The Commission voted 6‑0 to approve the environmental addendum, the tentative map, and the planned unit development, subject to conditions including the CFD annexation. A 10‑day appeal period applies.

• Cultural Heritage Board Interviews (Item 6.1): The Commission was tasked with recommending eight members to fill vacancies on the nine‑member Cultural Heritage Board. Ten applications were received; four applicants appeared for interviews: Thomas Groom (incumbent, current Chair), Mary Jo Gohlke, Jewelian Johnson, and Phillip Merlo (incumbent). The remaining six applicants did not attend. After discussion, commissioners expressed frustration that non‑attendance reflected a lack of commitment, given the board’s history of quorum problems. Commissioner Ogbah moved to recommend only the four who attended; Commissioner Rizvi seconded. The motion carried 6‑0. The Commission recommends that the City Council appoint Thomas Groom, Mary Jo Gohlke, Jewelian Johnson, and Phillip Merlo to the Cultural Heritage Board.

• 2022 Annual Compliance Review for Development Agreements (Item 6.2): Staff reviewed eight active development agreements (DAs) for the 2022 calendar year. Seven were found compliant or substantially compliant; one (Duck Creek Industrial) had expired. Specific determinations: Spanos Park West and Mariposa Lakes were rated substantially compliant (Spanos due to an unfulfilled density‑bonus agreement, Mariposa Lakes due to an expired annexation agreement). The other six (Westlake/Crystal Bay, Canary Park, University Park, Sanctuary, Port of Stockton, Delta Cove) were fully compliant. The Commission voted 6‑0 to accept the staff’s compliance recommendations and to direct staff to notify applicants accordingly, with a 30‑day cure period for any non‑compliance.

Key Outcomes

• Approved resolutions for Tra Vigne East and West time extensions: 6‑0 votes.
• Approved the 67‑lot Thornton Road subdivision (environmental addendum, tentative map, planned development): 6‑0 vote. Project subject to 10‑day appeal period and future design review, tree removal permits, and CFD annexation.
• Recommended four nominees to the Cultural Heritage Board (Thomas Groom, Mary Jo Gohlke, Jewelian Johnson, Phillip Merlo): 6‑0 vote.
• Accepted the 2022 Development Agreement Compliance Report with staff’s compliance/noncompliance determinations: 6‑0 vote.
• Recognized outgoing commissioners: Chair Sanguinetti, Commissioner Ogbah, and absent Commissioner Mountain completed their terms on January 31, 2023. New commissioners were appointed and will begin February 1, 2023. The new commissioner Greg Thompson was welcomed.
• Adjourned at 7:54 p.m.