Planning Commission Meeting April 13, 2023: South Stockton Commerce Center and Zoning Consistency Amendments
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Planning Commission Meeting – April 13, 2023
The Stockton Planning Commission met on April 13, 2023, to consider two major agenda items: a large industrial development project known as the South Stockton Commerce Center and a city-initiated cleanup of general plan and zoning map inconsistencies. After a public hearing and deliberation, the Commission voted unanimously (5‑0) to recommend City Council approval of the South Stockton Commerce Center project—including its Environmental Impact Report (EIR), general plan amendment, rezone, and tentative map—and to recommend adoption of a citywide zoning consistency update.
Consent Calendar
- Approval of Minutes – The Commission approved the minutes from the February 9, 2023 meeting (Motion 2023-04-13-0301, passed 5‑0). The minutes from January 26, 2023 were moved to the next meeting because Commissioners Hull and Boparai had not reviewed them; they abstained from the January minutes vote.
Public Comments & Testimony
Significant public testimony was heard on Item 5.1 (South Stockton Commerce Center). No general public comments were made for Item 4.
- Agustin Sandoval (IBEW Local 595 apprentice) – Expressed support, noting the project would create apprenticeship opportunities.
- Gilbert Ruiz (Sheet Metal Workers Local 104) – Expressed support, emphasizing the need for local jobs and steady work.
- Liz Sutton (Sheet Metal Workers Local 104) – Expressed support, stating the project would bring thousands of permanent jobs and tax revenue to Stockton.
- Michael Mark (Sheet Metal Workers Local 104) – Expressed strong support, noting the developer’s commitment to additional mitigation measures and the benefit of local construction jobs.
- Alvino Moreno (IBEW Local 595 apprentice) – Expressed support for the project.
- Margo Praus (Chair, Delta Sierra Group) – Expressed cautious support, acknowledging improvements due to Attorney General settlement but urging careful consideration of cumulative air quality and flood impacts.
- Mary Elizabeth (fourth-generation Stockton resident) – Asked for a postponement to allow more time to review mitigation measures, citing concerns about air quality, health, agricultural land loss, and inadequate bicycle/pedestrian provisions. She referenced Attorney General warehouse best practices.
- Written Communications – Three letters were received: two from the Sierra Club (dated 2020) and a new letter from Mary Elizabeth (April 13, 2023). The Commission voted to waive the reading after a recess to review them.
Discussion Items
Item 5.1 – South Stockton Commerce Center Staff (Mike McDowell, Assistant Director of Community Development) presented the project: a maximum of 6.2 million square feet of industrial space, 140,350 square feet of commercial uses, 54 acres of open space, and a tentative map creating 13 parcels on 422 acres. The project requires a General Plan amendment and rezone to adjust land use designations to accommodate a new access road and flood basin. A Final EIR identified six significant unavoidable impacts (aesthetics, agriculture, air quality, greenhouse gases, transportation, etc.) and included a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program (MMRP). Staff noted corrections in a bench memo: updated zero-emission fleet deadlines (65% by Dec 31, 2023; 85% by 2025; 100% by 2027) and added cold storage truck plug-in requirements.
The project applicant (Trevor Smith, TS Planning) and consultants (Joe Thomas, hydrologist; Steve McMurtry, CEQA consultant) explained the project history, flood modeling, and air quality analysis. Commissioners questioned the accelerated zero-emission timeline. Staff clarified the dates were negotiated with the Attorney General’s office and Sierra Club; an infeasibility clause exists if zero-emission vehicles are unavailable. Commissioner Thompson noted the added cost and burden compared to other projects. The Commission discussed the balance of job creation, tax revenue, and environmental mitigation.
Item 5.2 – General Plan and Zoning Map Consistency Amendments Staff (Matt Diaz, Advanced Planning Manager) presented a cleanup of 116 properties to resolve split designations and correct inconsistencies from prior phases. The changes align land uses with surrounding environments, ensure housing capacity, and provide clarity. No additional environmental review is required per CEQA Guidelines Section 15183. Outreach included mailers and a neighborhood meeting; one supportive property owner attended. The amendments are recommended to City Council.
Key Outcomes
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Item 5.1 – South Stockton Commerce Center
- Motion (2023-04-13-0501) to waive reading of correspondence passed 5‑0.
- Four resolutions passed 5‑0:
- Resolution 2023-04-13-0501-01 – Recommend City Council adopt the Final EIR, Statement of Overriding Considerations, and MMRP with minor revisions.
- Resolution 2023-04-13-0501-02 – Recommend City Council approve a General Plan Amendment modifying land use designations on a portion of APN 177-050-09.
- Resolution 2023-04-13-0501-03 – Recommend City Council adopt an ordinance for a zoning map amendment on a portion of APN 177-050-09.
- Resolution 2023-04-13-0501-04 – Approve the Tentative Map creating 13 parcels.
- Only the tentative map approval is final; other actions are recommendations to City Council. Appeal rights for the tentative map exist within 10 days.
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Item 5.2 – Zoning Consistency Amendments
- Resolution 2023-04-13-0502 passed 5‑0, recommending City Council: (1) find no further environmental review required, (2) approve the General Plan Land Use Map amendments, and (3) adopt an ordinance amending the Citywide Zoning Map. No appeal rights apply as this is a recommendation.
Reports/Commissioner Comments
- Assistant Director Mike McDowell thanked the Commission for attending the recent Planning Commissioners Academy and announced the return of Community Development Director Stephanie Ocasio from extended medical leave. Director Ocasio briefly addressed the Commission, thanking staff for their work in her absence.
- Commissioner Boparai highlighted the reopening of Fire Station 1 and Nena’s 40th anniversary.
- Commissioners expressed appreciation for staff and the workshop experience.
The meeting adjourned at 8:01 PM.
Meeting Transcript
Good evening. Good evening. Great. We got a good happy population in the in the visitation here today. How are all of you doing? Wonderful. Great. So good evening, everyone. Today is April 13th, 2023. And this is the planning commission meeting for City of Stockton. At this time, I will ask my prestigious colleague the clerk to please take the vote. Or sorry, the roll call. Commissioner Jones is absent. Commissioner Mallet. Present. Vice Chair Nathaniel is absent. Chair Risby. Present. Commissioner Thompson. Present. Commissioner Bupari. Present. Commissioner Hull. Present. We have a quorum. Thank you. If I could ask Commissioner Mallet to do pledge. Thank you. Consent. Agenda item number three. The two items here are the minutes from January 26, 2023 and February 9th, 2023. All members were present at the February 9th meeting, so we know how to take the vote. However, because of the change in the membership, only the following members are present at the January meeting, which is Commissioner Mallet, Commissioner Jones, Commissioner Rizby, and Commissioner Thompson. So looking at this, we may have to have a quorum to for this item. So unless there is another commissioner who was not present at the meeting but was able to review the materials and watch the video and is then able to vote. But you are correct. Otherwise, you do not have all four necessary to accept the item. Thank you. At this time, I would like to uh ask my fellow commissioners if any of you who may have read the minutes and heard the meeting for uh January 26th I was unable to watch the video. Thank you. Yeah, same here. I've only read the minutes. Thank you. So at this time I would ask uh the city attorney or the office to guide us, or we can just move this to the next planning commission meeting. Certainly. So yes, the January uh 26th meetings will just be automatically moved to your next meeting. And when you take the vote on the remaining minutes, if we could just make it more specific that you are taking a vote as to the February 9th minutes specifically and not to the full count full consent calendar. Great. At this time I would like to entertain a motion to approve the February 9th, 2023 minutes. Is there a second?
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