OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Stockton Planning Commission Meeting: Informational Session on Warehouse Development Standards - August 10, 2023

Planning Commission — Thursday, August 10, 2023
BodyStockton, California
SessionPlanning Commission
DateThursday, August 10, 2023
StatusFILED
Video Record
0:00 / 2:13:39

Transcript — Verbatim
0:02

Thank you, Ann.

0:07

Good evening, everyone.

0:09

Welcome to the Planning Commission meeting of August 10th, 2023.

0:15

At this time, I would like to ask, actually, I would like to request the City Clerk's office to take a roll.

0:22

Commissioner Jones.

0:24

Commissioner Mallett.

0:25

Present.

0:28

Chair Ribsey.

0:29

Present.

0:30

Commissioner Thompson.

0:31

Present.

0:31

Commissioner Bapari.

0:33

Present.

0:33

Commissioner Hall is absent.

0:35

We have a quorum.

0:36

Thank you so much.

0:37

At this time, I would like to request Commissioner Thompson to please lead us in the pledge and pack.

0:44

Flag salute.

0:56

And through the Republic.

0:59

One nation.

1:08

Thank you, Commissioner Thompson.

1:13

Agenda item number three, consent.

1:16

There are two consent items.

1:18

The minutes from April 27, 2023, and the minutes from May 25, 2023.

1:24

There were a few absences at each meeting, so we'll take the item separately and call for separate vote.

1:32

If a commissioner was not present at the meeting, but have reviewed the video and the written minutes, the commissioner may still vote.

1:41

The commissioner should state so on the record before the voting happens.

1:46

If not, the commissioners should recuse themselves.

1:56

Commissioner Thompson was not present at the meeting.

2:00

And uh I'll recuse myself.

2:02

Okay.

2:03

Watch the video now.

2:04

Thank you.

2:06

I will entertain a motion for this.

2:10

Go ahead, uh Commissioner Mallet.

2:13

I'll make a motion to approve the minutes of April 27th 2023.

2:19

Thank you, Vice Chair.

2:20

I'll second the motion.

2:22

Um moved by Commissioner Mallet, seconded by Weiss Chair Nathaniel, please vote.

2:31

Motion passes 5-0 with Commissioner Hall being absent and Commissioner Thompson recusing himself.

2:38

Thank you.

2:39

For May 25th minutes, uh it was myself and uh Vice Chair Nathaniel, they were absent.

2:47

I did do both, review the uh minutes, actually read the minutes and review the meeting, so I can vote on that.

2:55

And Commissioner Nathaniel.

2:56

Chair, I will abstain.

2:57

Okay.

2:58

So at this time I would like to entertain a motion for moving uh the acceptance of these minutes.

3:07

Commissioner Bopra.

3:09

Motion to approve the minutes.

3:11

Uh motion to prove is there a second?

3:13

I second.

3:14

Second by Commissioner Jones.

3:16

Could we vote?

3:21

Motion passes 5-0 with Vice Chairman Daniel abstaining and Commissioner Tom uh Commissioner Hall being absent.

3:27

Thank you so much.

3:28

Uh agenda item number four, it's public comment.

3:32

Uh this section of the agenda is reserved for public comment or anything within the jurisdiction of this planning commission.

3:40

If a member of the public would like to speak on a specific agenda item, they may do so here or later when that is called.

3:51

Uh do we have a blue card for a general public comment?

3:54

Yes, Chair, we have one.

Discussion Breakdown — Share of Meeting
Warehouse Ordinance██████████████████████████26%
Environmental Protection█████████████████████21%
Energy Policy██████████10%
Procedural████████8%
Economic Development███████7%
Community Engagement███████7%
Public Comment██████6%
Development Code███3%
Zoning And Land Use██2%
Summary of Proceedings

Stockton Planning Commission Meeting: Informational Session on Warehouse Development Standards - August 10, 2023

The Stockton Planning Commission held a regular meeting on August 10, 2023, from 5:31 PM to 7:45 PM. The main agenda item was an informational study session on proposed industrial warehouse development standards, stemming from a settlement agreement with the California Attorney General and the Sierra Club over the Mariposa Industrial Project. No votes were taken on the standards, but the commission and public provided extensive input, and staff was directed to prepare for forming an ad hoc committee to further deliberate.

Consent Calendar

  • Minutes Approval: The commission approved minutes from April 27, 2023 (Motion 2023-08-10-0301-01, carried 5-0 with Commissioner Thompson abstaining and Commissioner Hull absent) and May 25, 2023 (Motion 2023-08-10-0301-02, carried 5-0 with Commissioner Nathaniel abstaining and Commissioner Hull absent).

Public Comments & Testimony

  • General Public Comment: Patricia Barrett (Stockton resident) spoke about warehouse development in South Stockton, showing a dirty air filter to illustrate pollution. She urged the commission to stop warehousing on the South side and consider locating them above Eight Mile Road where pollution is lower.
  • On Item 8.1 (Warehouse Standards): Multiple speakers addressed the commission:
    • Jonathan Pruitt (environmental justice advocate, 25-year resident) urged adoption of the original agreement measures, noting 10 new warehouses under construction in 2023 (average 521,000 sq ft) and South Stockton's high asthma rates. He called for at least a 1,000-foot buffer from sensitive receptors.
    • Margot Prouse (longtime resident, AB617 Community Steering Committee member) stressed the cumulative effect of warehouse projects and urged serious mitigations, referencing the Attorney General's best practices.
    • Mary Elizabeth (resident and teacher) argued the city has a responsibility to protect health and urged adoption of the original measures, noting Stockton's impact fees are outdated from the 1990s.
    • Rich Ambage (representing Green Law Partners) spoke briefly on including code provisions for building loads.
    • Liz Sutton (Sheet Metal Workers Local 104) advocated for high-quality union construction jobs and suggested deferring to California Air Resources Board (CARB) guidance.
    • Raul Hernandez (San Joaquin Building Trades Council) urged caution about unintended consequences, warning that an overzealous ordinance could drive industry away and harm working families.
    • Erica Lowry (French Camp resident) expressed concern that the Dudley Track area was not receiving the same mitigations as the Mariposa project, noting a 1.5 million sq ft building planned directly adjacent to homes with only an 8-foot fence and no buffer.
    • Eric Parfrey (retired city planner, involved in settlement negotiations) questioned the formation of an ad hoc committee and noted other jurisdictions (Tracy, Manteca, Lathrop, county) are also working on warehouse ordinances. He objected to the 2-minute speaking limit.
    • Trevor Smith (planning/environmental consultant, 22-year resident) commented on specific measures, including solar (suggesting community solar program AB 2316) and zero-emission timelines aligning with CARB's 2045 goal.
    • Pandora Crowder (Conway Homes resident, community advocate) questioned the need for warehouses in marginalized areas lacking basic services (doctor, pharmacy) and highlighted flood risk and pollution concerns.
    • Tanisha (EJ program specialist, Catholic Charities) argued for sustainable growth and livable wages, noting San Joaquin County is the second highest concentrated transportation/warehousing metro area (per University of Pacific 2019 study).
    • Ector Olivares (program manager, Catholic Charities) expressed concerns that the city's receipt of $35 million in state funds for air quality improvement is contradicted by approving warehouses that increase pollution, and urged adoption of the original agreement measures.

Discussion Items

  • 8.1 Informational Session on Proposed Industrial Warehouse Development Standards:
    • Staff (Mike McDowell, Community Development Director; Matt Diaz, Advanced Planning Manager) presented a study session on converting the 26 measures from the Attorney General/Sierra Club settlement into a municipal code amendment. The measures cover construction mitigation, site/building design, construction permits, ongoing monitoring, and enforcement. Presentation highlighted technical challenges: some measures exceed industry standards, are not commercially available, or shift enforcement responsibilities from regional agencies (e.g., CARB, Air District) to the city. Policy considerations include balancing environmental mitigation with economic competitiveness, enforcement capacity, and the impact of a 100,000 sq ft threshold. Staff noted the deadline to present an ordinance to City Council is December 31, 2023, but extension may be possible.
    • Commissioner questions and discussion:
      • Commissioner Boparai asked about alternative fuels (natural gas, hydrogen) and requested market analysis from the state on port/warehouse economics and clean technologies.
      • Commissioner Thompson raised concerns about grid capacity for electric vehicle charging and questioned the feasibility of zero-emission heavy-duty fleets given current infrastructure.
      • Commissioner Mallett requested data on air quality by zip code in Stockton and expressed concern about imposing requirements beyond state mandates.
      • Vice Chair Nathaniel emphasized the need for a level playing field across jurisdictions, opposed piecemeal local regulations, and argued state enforcement should come with state funding. He suggested a threshold closer to 300,000 sq ft and questioned trivial measures like ride-sharing and food trucks. He proposed exploring community benefit packages as incentives.
      • Chair Rizvi noted the importance of infrastructure and manufacturer dependency, and suggested forming an ad hoc committee to involve stakeholders, similar to past practice.
    • Public comments (detailed above) reflected strong community concern about health, equity, and cumulative impacts, while industry and labor representatives urged caution to avoid driving away investment and jobs.

Key Outcomes

  • No formal action was taken on the proposed standards; the session was informational.
  • Direction to Staff: Staff will prepare to establish a three-member ad hoc committee of the Planning Commission to work on the ordinance details. The committee may engage stakeholders (e.g., Sierra Club, developers) as appropriate. Relevant public comments and reference materials (e.g., CalEnviroScreen air quality data, Green Law Partners' code amendment suggestion) will be provided to the commission.
  • Next Steps: Staff will bring a resolution to form the ad hoc committee at a future agendized meeting. The original deadline for City Council is December 31, 2023, but extension may be requested if needed to ensure a workable ordinance.

Meeting Transcript

Thank you, Ann. Good evening, everyone. Welcome to the Planning Commission meeting of August 10th, 2023. At this time, I would like to ask, actually, I would like to request the City Clerk's office to take a roll. Commissioner Jones. Commissioner Mallett. Present. Chair Ribsey. Present. Commissioner Thompson. Present. Commissioner Bapari. Present. Commissioner Hall is absent. We have a quorum. Thank you so much. At this time, I would like to request Commissioner Thompson to please lead us in the pledge and pack. Flag salute. And through the Republic. One nation. Thank you, Commissioner Thompson. Agenda item number three, consent. There are two consent items. The minutes from April 27, 2023, and the minutes from May 25, 2023. There were a few absences at each meeting, so we'll take the item separately and call for separate vote. If a commissioner was not present at the meeting, but have reviewed the video and the written minutes, the commissioner may still vote. The commissioner should state so on the record before the voting happens. If not, the commissioners should recuse themselves. Commissioner Thompson was not present at the meeting. And uh I'll recuse myself. Okay. Watch the video now. Thank you. I will entertain a motion for this. Go ahead, uh Commissioner Mallet. I'll make a motion to approve the minutes of April 27th 2023. Thank you, Vice Chair. I'll second the motion. Um moved by Commissioner Mallet, seconded by Weiss Chair Nathaniel, please vote. Motion passes 5-0 with Commissioner Hall being absent and Commissioner Thompson recusing himself. Thank you. For May 25th minutes, uh it was myself and uh Vice Chair Nathaniel, they were absent. I did do both, review the uh minutes, actually read the minutes and review the meeting, so I can vote on that. And Commissioner Nathaniel. Chair, I will abstain. Okay. So at this time I would like to entertain a motion for moving uh the acceptance of these minutes. Commissioner Bopra. Motion to approve the minutes. Uh motion to prove is there a second?

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