Stockton Planning Commission Meeting - March 9, 2023

The Stockton Planning Commission met on March 9, 2023, from 5:31 PM to 7:11 PM. The meeting began with the recognition of three outgoing commissioners, followed by approval of the consent calendar (minutes from December 8, 2022). The primary action item was the approval of a final Environmental Impact Report, commission use permit, design review, and waiver for the Gospel Center Rescue Mission New Life Emergency Shelter at 435 S. San Joaquin Street. The commission also held the third study session on the overhaul of Title 16 of the Stockton Municipal Code and the Citywide Design Guidelines. All votes were unanimous (7-0).

Recognition of Outgoing Commissioners

• Certificate of Recognition presented to former Commissioners Jeff Sanguinetti, Brando Villapudua, and Felix Ogbah. Each spoke briefly, expressing gratitude for their service and optimism for Stockton’s future. Commissioner Sanguinetti stated, "It was really an honor to serve on the planning commission… I see it going in the right direction." Commissioner Villapudua (now a Council member) encouraged the commission to "keep your head clean, keep your nose clean." Commissioner Ogbah noted that the planning commission helped him "reinvent myself." Deputy Director Michael McDowell and Chair Rizvi offered thanks.

Consent Calendar

• Approval of Planning Commission Minutes – Motion 2023-03-09-0301 to file the minutes of the December 8, 2022, meeting. Moved by Gurneel Boparai, seconded by Anne Mallett. Vote: 7-0.

Public Comments & Testimony

• No public comments were made during the general public comment period (Item 4).
• During the public hearing on Item 5.1, David Madura, representing the Gospel Center Rescue Mission, spoke in strong support of the project. He highlighted the mission’s 83-year history in Stockton’s Little Manila district, its preservation of three historical buildings, and the positive impact of its New Life program. He stated that program participants voluntarily clean eight square blocks twice daily, seven days a week, amounting to $3.5 million in in‑kind services to the city. He also noted that the program graduates about 65 individuals per year, saving U.S. taxpayers an estimated $2.0 million annually. He described the existing buildings as dilapidated and unsafe, with asbestos and lead hazards.
• Charlie Simpson, principal of Base Camp Environmental and EIR preparer, answered questions about the historical significance of the two buildings slated for demolition. He explained that while the structures have some notable architectural features and were deemed eligible for historic listing, their poor condition makes rehabilitation infeasible. Mitigation includes a Historic American Building Survey (HABS) report filed with the Library of Congress, but the impact remains significant and unavoidable, requiring a Statement of Overriding Considerations.

Discussion Items

• Item 5.1 – Gospel Center Rescue Mission New Life Emergency Shelter – Planning Manager Brad Wall presented the proposal: a three‑story, 14,600‑square‑foot emergency shelter for up to 178 individuals, including sleeping rooms, common areas, counseling offices, and ADA access. The project requires a commission use permit (because the use is in a Commercial General zone), design review, a waiver for reduced front setback (zero setback), reduced parking (16 spaces vs. 20 required), a six‑foot block wall closer to the street, and no landscaping. Two buildings over 50 years old would be demolished. The Cultural Heritage Board had already found demolition appropriate. Staff recommended approval. Commissioners expressed strong support, noting the desperate need for homeless infrastructure and the wraparound services provided by the Gospel Center. Commissioners Hull, Thompson, and Chair Rizvi disclosed personal relationships with project representatives but stated no conflict of interest.
• Item 8.1 – Planning Commission Study Session #3 on Overhaul of Title 16 and Citywide Design Guidelines – Advanced Planning Manager Matt Diaz and consultant Martha Miller presented findings from community outreach, including two workshops. Key themes included code usability (simplifying and clarifying regulations), objective design standards (e.g., clear setbacks, articulation), and tailoring standards to different areas (downtown, Miracle Mile, Little Manila, Channel area, South Airport Corridor). The study session was informational only; no action was taken. Commissioners asked about public participation and potential opposition, with staff noting that feedback has been largely positive and that opposition may emerge as draft standards are released.

Key Outcomes

• Resolution 2023-03-09-0501 (Item 5.1) – Approved certification of the Final Environmental Impact Report, commission use permit, design review, and waiver for the Gospel Center Rescue Mission New Life Emergency Shelter and demolition of two structures older than 50 years at 435 S. San Joaquin Street. Motion by Gurneel Boparai, seconded by Anne Mallett. Vote: 7-0.
• Study Session – No action taken. Staff will incorporate feedback into draft development code and design standards, which will be brought back for future commission review and public comment.
• Adjournment – The meeting adjourned at 7:11 PM.