Stockton Planning Commission Meeting - October 12, 2023

The Stockton Planning Commission met on October 12, 2023, at 5:31 PM at 425 N. El Dorado St., Stockton, CA. The meeting included two public hearings for commercial developments (both approved), an informational study session on proposed industrial warehouse development standards, and a study session on the Housing Action Plan and Neighborhood Action Plans. Commissioners present: Anne Mallett, Waqar Rizvi, Greg Thompson, Gurneel Boparai, and Terry Hull. Absent: Brenda Jones and Rajan Nathaniel (excused).

Public Comments & Testimony

• Pat Barrett spoke multiple times during the meeting. During initial public comment, she objected to the two-minute speaking limit, stating it cuts off public expression, and urged commissioners to consider the needs of South Stockton residents. During item 5.1 (461 French Camp Rd.), she requested a truck wash instead of a car wash and healthier food options, suggesting Indian cultural food. During item 5.2 (3568 Arch Rd.), she again urged inclusion of healthy food and mindfulness of air quality issues (asthma, COPD) in South Stockton. During the warehouse standards study session (8.1), she raised concerns about cumulative air quality impacts from warehouses, airport expansion, and loss of agricultural land, and requested community gardens and fruit trees in landscaping.
• Eric Parfrey (representing Sierra Club) commented on the warehouse standards, emphasizing the need for a conditional use permit for large warehouse projects, and urged the commission to take time to get the ordinance right, noting the city is also bound by a Sierra Club settlement agreement.
• Trevor Smith (planning consultant for developers) supported most warehouse measures but urged caution on solar and zero-emission truck requirements. He proposed a "waterfall" approach for solar (structural readiness, leasing, or clean energy purchase) and emphasized that warehouses often house manufacturers with fewer truck trips. He agreed with Eric Parfrey that large projects should go through CEQA.

Discussion Items

5.1 – Commission Use Permit and Design Review for 461 French Camp Road Staff (Brad Wall) presented a proposal for a 4,450 sq ft convenience store with off-sale beer and wine, an 8-pump fueling station, two 2,250 sq ft drive-through restaurants, and a 3,300 sq ft car wash on a vacant parcel. The site met location restrictions (no schools/parks within 500 ft, crime calls below city average). Applicant Mike Wilbur requested approval, citing tax revenue capture and job creation. Commissioner Boparai recused himself due to family relationship. The commission voted 4-0 to approve (Mallett/Hull motion).

5.2 – Annexation, Pre-Zoning, Tentative Parcel Map, Use Permit, Waiver, and Design Review for 3568 Arch Road Staff presented a similar project (2,500 sq ft store, 6-pump canopy, two drive-throughs) on a parcel outside city limits. A waiver of the 500-foot distance from another alcohol retailer was requested; staff found the waiver findings could be made. The project also required annexation and pre-zoning to Commercial General. Applicant Mutin Ebrahim and owner Parmi Daliwall spoke. The commission voted 5-0 to approve (Thompson/Hull motion).

8.1 – Informational Study Session on Proposed Industrial Warehouse Development Standards Matt Diaz (Advanced Planning Manager) presented three options (A, B, C) for a warehouse ordinance to meet an Attorney General agreement deadline of December 31, 2023. Option A follows the original MOA measures; Option B adjusts measures based on feasibility and stakeholder input; Option C reflects industry preferences. Key issues discussed: setbacks (proposed 2:1 height-to-setback ratio instead of 300-ft fixed), solar and clean energy (potential use of East Bay Community Energy), EV fleet requirements (proposed compromise focusing on personal vehicle EV and EV-ready docks), and cool pavement standards. Staff will bring a recommendation to the Planning Commission on October 26 or November 9, with City Council consideration on December 5. Public comments from Eric Parfrey (Sierra Club) and Trevor Smith (developer consultant) stressed the importance of a balanced ordinance. Commissioner Boparai noted the need for feasibility data on cool pavement and raised concerns about language prohibiting natural gas (staff agreed to review). No action was taken.

8.2 – Informational Study Session on Housing Action Plan (HAP) and Neighborhood Action Plans (NAPs) Matt Diaz and Tristan Osborne presented drafts of the citywide HAP and NAPs for Cabral East, Little Manila/Gleason Park, and South Airport Corridor. The HAP includes market analysis, housing supply (with 50,000 unit potential vs. 22,000 in the Housing Element), and development process guides. NAPs are 25-30 page documents with community engagement findings and action tables. The public comment period runs through November 2023. Final drafts are expected in winter 2023/2024. Commissioners expressed support for both affordable and market-rate housing. No action was taken.

Key Outcomes

• Item 5.1 (461 French Camp Rd.): Approved 4-0 (Mallett/Hull; Boparai recused; Jones and Nathaniel absent).
• Item 5.2 (3568 Arch Rd.): Approved 5-0 (Thompson/Hull; Jones and Nathaniel absent).
• Appeal rights announced: Decisions may be appealed within 10 days per Stockton Municipal Code.
• Warehouse ordinance: Staff will continue refining Option B and return for a hearing on October 26 or November 9, aiming for City Council on December 5.
• Housing and Neighborhood Action Plans: Comment period open through November; final plans to be presented to Planning Commission in winter.