OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Stockton Planning Commission Meeting - November 9, 2023

Planning Commission — Thursday, November 9, 2023
BodyStockton, California
SessionPlanning Commission
DateThursday, November 9, 2023
StatusFILED
Video Record
0:00 / 1:36:56

Transcript — Verbatim
2:03

Perfect.

2:04

Good to know.

2:06

Good evening, everyone, and welcome to the Planning Commission meeting of November 9th, 2023.

2:12

At this time, I would like to ask the city clerk to please take roll.

2:15

Commissioner Jones, present.

2:17

Commissioner Mallet, present.

2:19

Chair Rebsey is absent.

2:20

Vice Chair Nathaniel.

2:22

Present.

2:22

Commissioner Thompson is absent.

2:24

Commissioner Bopara is also absent.

2:26

We have a quorum.

2:28

Thank you.

2:58

Moving to agenda item number three, uh consent, adoption of consent calendar.

3:03

Is there any comments from the commission on this particular item?

3:10

Is there a motion to approve the consent calendar?

3:16

Commissioner Mallet.

3:56

Thank you.

3:58

Moving on to agenda item number four, public comment.

4:01

This section of the agenda is reserved for public comment on anything within the jurisdiction of the commission.

4:06

If a member of the public would like to speak on a specific agenda item, they may do so here or later when that item is called City Clerk, do we have any public none, Chair?

4:19

Moving on to agenda item number five, public hearings.

4:22

This is a public hearing for the request for I'm sorry to interrupt you.

4:26

Yes, uh, I meant to say before you started.

4:42

No problem.

4:42

Um moving on to agenda item number five, public hearings and environmental assessments.

5:04

I now declare the public hearing open.

5:08

Are there any commissioner disclosures at this time?

5:14

Um, I didn't know reading the agenda, but as I walked in, I know the um the landowner, not the actual applicant for this.

5:26

It's actually the son of the landowner.

5:29

Okay, I I know your mother also.

5:36

Just to be just to be clear and yeah, long time Stockton.

5:42

Thank you, Commissioner Mallet.

5:43

Any additional disclosures at this time.

5:47

All right, city staff, you have the floor.

5:49

Okay, so uh Mike McDowell, assistant director of the community development department.

5:54

I'll be making this presentation.

5:58

And uh if I need to use my pointer, I'm not used to this, right?

6:01

As far as usually I have staff making these presentations, so I'll turn around and I'll point something out if if we need to point it out.

6:09

Uh so the project site here is located at the southeast corner of Thornton and Wadman Avenue.

6:16

As you can see, it's a vacant site.

6:19

So the general plan identifies this site as administrative professional at present.

6:24

And then you can see the surrounding it.

6:26

We have in red, we have commercial to the west, and to the north of the site, you have low density residential in yellow, and then medium density uh residential in that orange is brown color.

6:42

So zoning is very similar, uh, except we get into the actual zoning districts.

6:47

So we have commercial general uh located to the west and to the north residential low density, and then residential medium density to the east of the site, and then again commercial office related to the administrative professional for the general plan.

7:07

So the project entitlements are summarized here.

7:12

However, I want to clarify the far left column, which is referring to a lot line adjustment, is not really an entitlement from the planning perspective.

7:21

It's not here for your consideration, it's more of just being informative that there is a lot line adjustment that's being proposed, and it's already been filed with our community development department development engineering section to move lot lines and merge the property to create two separate parcels, and we'll get into the two separate parcels as part of the presentation.

7:43

So the entitlements part of this, and that's here before the planning commission is a recommendation for the general plan amendment and the rezone.

7:51

And so that's a recommendation as you're aware that goes to city council for the final decision.

7:56

So your recommending body for those two items.

8:00

Uh in addition, on the entitlements is a use permit, and that's for the convenience store, which includes off sale of alcohol, and that's part of the planning commission's consideration for approval.

8:13

And same goes for design review of the project.

8:15

So that's under planning commission's authority.

8:18

So your approvals or denials, whatever you whatever decision you make here will ultimately uh end up at least part of it to city council being the legislative uh recommendations.

8:35

So this is just a brief overview, just to I indicated a lot line adjustment was being proposed.

8:41

There's five lot lines, technically, there's five separate parcels on this plot, and so they're merging along with the lot line adjustment uh into two.

8:52

So you have parcel one that's gonna be ultimately proposed for the commercial use, and then parcel two goes along with the residential uh medium density use that's being proposed with the project, and I'll get into that.

9:10

So convenience store with fueling station and car wash are not permitted under the current uh zoning.

Discussion Breakdown — Share of Meeting
Alcohol Regulation███████████████████████23%
Procedural███████████████████19%
Public Safety██████████████████18%
Zoning And Land Use█████████████13%
Public Comment███████7%
Economic Development███████7%
Traffic Management█████5%
Affordable Housing███3%
Energy Policy███3%
Summary of Proceedings

Stockton Planning Commission Meeting - November 9, 2023

The Stockton Planning Commission met on November 9, 2023, at 5:30 PM. The meeting included a consent calendar item, public hearings, and a discussion of a warehouse ordinance. Key actions included approving time extensions for a senior housing project and recommending approval of a General Plan Amendment, Rezone, and Design Review for a proposed convenience store, fueling station, and car wash at 9036 Thornton Road. The Commission also voted to direct staff to return with a resolution approving a Use Permit for off-sale beer and wine as part of that project.

Consent Calendar

  • 23-0945: Approved Resolution 2023-11-09-0301 for a second one-year time extension for the Elderberry Senior Residential Development Project (Tentative Map Application No. P23-0257). The vote was 4-0 (Commissioners Mallett, Jones, Nathaniel, Hull).

Public Comments & Testimony

  • Member of the public (Daisy Felix): Expressed concerns about increased alcohol sales and potential impacts on traffic safety on Thornton Road, including the need for a traffic signal. Near-area schools (Bear Creek, Delta Sierra).
  • David Alverson (representing property seller): Noted that the census tract being potentially drawn on Thornton Road includes a different distribution of alcohol licenses, suggesting the area is underserved on one side of the street.
  • Alex (BP representative): Expressed support for the project, emphasizing corporate ownership, safety, EV chargers, and the willingness to place restrictions on alcohol sales.

Discussion Items

  • 23-0769: General Plan Amendment, Rezone, Use Permit for alcohol, and Design Review for a BP convenience store/fueling station/car wash at 9036 Thornton Road.
    • Staff (Mike McDowell) presented the project details, including the lot split, site plan, floor plan, elevations, and landscaping. He highlighted that the site is within 500 feet of existing off-sale alcohol outlets and an overconcentrated census tract (which triggers need for a finding of public convenience/necessity). The site proposed six EV charging stations.
    • The applicant (Amad Ghaderi, Michael Turner) argued that the off-sale of beer and wine (type 20 license vs. hard liquor) is critical to competitiveness, noting existing nearby type 21 licenses. They noted that the project would serve an as underserved corridor, aligning with city growth.
    • Commissioners Boparai expressed support for the EV chargers, noting the project exceeds code requirements and serves EV demand. He also noted the different between beer/wine and hard liquor. Commissioners Mallet and Hull initially concerned but after testimony supported the restrictions.
    • The Commission approved the General Plan Amendment (5-0), the Rezone (5-0), the Design Review (5-0). They directed staff to return a Use Permit with findings based on economic development, public convenience, and necessity, including: the project is crucial for economic development; the site is properly planned and conditioned; it includes hot food/EV charging; and additional conditions limiting alcohol sales to 6am-10pm, 20% max of floor space, and no single sales.

Key Outcomes

  • Vote on Warehouse Ordinance: The Planning Commission previously recommended a warehouse ordinance (item #8), which was confirmed to be on the Dec. 5 City Council agenda.
  • Outcome on Use Permit (4-0): Approved directive to staff to bring back a Use Permit for off-sale beer and wine with findings regarding economic development, public convenience, and necessity. Conditions include: alcohol sales hours limited to 6am-10pm (doors locking automatically), no single adult beverages, sales limited to 20% of floor area. The final decision will occur at December 14, 2023 meeting.
  • General Plan and Rezone: Resolutions 2023-11-09-0501-01 and 0501-02 recommending approval to City Council (both voted 5-0).
  • Design Review: Resolution 2023-11-09-0501-03 approved (5-0).
  • Appeal period: 10 days from the decision on Design Review.

The meeting adjourned at 7:08 PM, with the next meeting scheduled for December 14, 2023.

Meeting Transcript

Perfect. Good to know. Good evening, everyone, and welcome to the Planning Commission meeting of November 9th, 2023. At this time, I would like to ask the city clerk to please take roll. Commissioner Jones, present. Commissioner Mallet, present. Chair Rebsey is absent. Vice Chair Nathaniel. Present. Commissioner Thompson is absent. Commissioner Bopara is also absent. We have a quorum. Thank you. Moving to agenda item number three, uh consent, adoption of consent calendar. Is there any comments from the commission on this particular item? Is there a motion to approve the consent calendar? Commissioner Mallet. Thank you. Moving on to agenda item number four, public comment. This section of the agenda is reserved for public comment on anything within the jurisdiction of the commission. If a member of the public would like to speak on a specific agenda item, they may do so here or later when that item is called City Clerk, do we have any public none, Chair? Moving on to agenda item number five, public hearings. This is a public hearing for the request for I'm sorry to interrupt you. Yes, uh, I meant to say before you started. No problem. Um moving on to agenda item number five, public hearings and environmental assessments. I now declare the public hearing open. Are there any commissioner disclosures at this time? Um, I didn't know reading the agenda, but as I walked in, I know the um the landowner, not the actual applicant for this. It's actually the son of the landowner. Okay, I I know your mother also. Just to be just to be clear and yeah, long time Stockton. Thank you, Commissioner Mallet. Any additional disclosures at this time. All right, city staff, you have the floor. Okay, so uh Mike McDowell, assistant director of the community development department. I'll be making this presentation. And uh if I need to use my pointer, I'm not used to this, right? As far as usually I have staff making these presentations, so I'll turn around and I'll point something out if if we need to point it out. Uh so the project site here is located at the southeast corner of Thornton and Wadman Avenue. As you can see, it's a vacant site. So the general plan identifies this site as administrative professional at present. And then you can see the surrounding it. We have in red, we have commercial to the west, and to the north of the site, you have low density residential in yellow, and then medium density uh residential in that orange is brown color. So zoning is very similar, uh, except we get into the actual zoning districts. So we have commercial general uh located to the west and to the north residential low density, and then residential medium density to the east of the site, and then again commercial office related to the administrative professional for the general plan. So the project entitlements are summarized here. However, I want to clarify the far left column, which is referring to a lot line adjustment, is not really an entitlement from the planning perspective. It's not here for your consideration, it's more of just being informative that there is a lot line adjustment that's being proposed, and it's already been filed with our community development department development engineering section to move lot lines and merge the property to create two separate parcels, and we'll get into the two separate parcels as part of the presentation. So the entitlements part of this, and that's here before the planning commission is a recommendation for the general plan amendment and the rezone.

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