Stockton Planning Commission Meeting - June 27, 2024

The Stockton Planning Commission met on June 27, 2024, from 5:31 PM to 6:40 PM at 425 N. El Dorado St., Stockton, CA. Commissioners Anne Mallett, Brenda Jones, Waqar Rizvi, Greg Thompson, Gurneel Boparai, and Terry Hull were present; Esperanza Vielma was absent. The commission unanimously approved two public hearing items: a 23-unit condominium tentative parcel map at 3548 Grange Avenue (Resolution 2024-06-27-0501) and a cemetery use permit at the existing Cano Funeral Home, 2164 East Dr. Martin Luther King Jr. Boulevard (Resolution 2024-06-27-0502). No consent calendar, new business, or unfinished business items were considered.

Consent Calendar

• None.

Public Comments & Testimony

• No general public comment was offered at the beginning of the meeting.
• Item 5.1, Grange Avenue condominiums: Paul Botello, a Telegraph Avenue resident north of the site, raised concerns about drainage/flooding from an adjacent ditch, loss of backyard access, single-access fire safety, and the new view; he asked whether a wall or fence would be built. Gary Fonseca, a Princeton Avenue resident south of the site, asked about the property separation wall and said Princeton Avenue is already unsafe, with cars exceeding 50 mph over speed bumps; he suggested routing traffic to Country Club Boulevard instead.
• Item 5.1 applicant response: Project engineer Zach Wong said the project dates back to a 2008 approval abandoned during the economic downturn, and the new owner is Jason Kahn. He said stormwater would be held on site at 1.5 times the design storm volume, fire access had been reviewed, and the applicant agreed with all conditions.
• Item 5.2, cemetery use permit: Alexandra Garza, whose property abuts the south end, questioned why the proposed wall was only on the east side, worried about the single entrance/exit onto Martin Luther King Jr. Boulevard in a narrow, high-speed area, and expressed concern about property values. Cano Funeral Home staff members Paulina Gonzales and Daniel Gonzales (transcript names Daniela Gonzalez) spoke in support, saying a cemetery would let them serve families more completely.
• Item 5.2 opposition: Ray Lacondeguy, identified as the owner of El Rancho Market, opposed the project. He said he and a neighbor own much of the frontage, funeral traffic exiting onto a curve on Martin Luther King Jr. Boulevard is dangerous, expanded parking would use the same unsafe exit, and his family experienced a fatal accident at that location; he also mentioned past funeral-related parking problems.
• Item 5.2 applicant response: Andy Martinez, cemetery consultant for the owners of Cano Funeral Home, supported the project. He argued there is a need for a non-sectarian, privately owned public cemetery in Stockton, noting the city has approximately 320,000 residents and mostly sectarian or ethnic cemeteries. He said traffic would not increase, the site would be visually improved, and the applicant would work with neighbors on landscaping and barriers.

Discussion Items

• Item 5.1 – Tentative Parcel Map for Condominium Purposes, APN 111-400-27, Application P22-0437: Associate Planner Arturo Carrasco presented the request for a tentative parcel map, design review, and an administrative exception for a 20 percent reduction in the gross landscaping requirement for the 23-unit condominium project. The site is west of the University of the Pacific and has frontage on both Grange Avenue and Pershing Avenue. Public notice was mailed March 7, 2024 to property owners within 300 feet; comments and a request for hearing led the director to refer the matter to the Planning Commission. The project would create one subdivided lot with one triplex and 11 duplex buildings, all three-bedroom/two-bath units, along the north end of the parcel with a 20-foot driveway for emergency access. Vehicle access would be from Grange Avenue only; no vehicular access would be allowed on Pershing Avenue, though a gated pedestrian access would be available to residents. The project provides 45 parking spaces while staff stated 29 are required by code. Staff found the map consistent with the General Plan and zoning and recommended approval. The project is categorically exempt under CEQA Guidelines Sections 15315 and 15332.
• Item 5.2 – Cemetery Use Permit, APN 171-370-03, Application P24-0005: Senior Planner Alex Gilbert presented the proposal to develop a 3.9-acre interment area behind the existing Cano Funeral Home, expand the existing parking lot to 89 spaces, construct an eight-foot-tall CMU wall with vine trellises, and add landscaping. The site is zoned Commercial General, and a Commission Use Permit is required for a cemetery in that district. Staff recommended approval after applying the seven required use-permit findings under the Stockton Municipal Code, and found no further environmental review necessary under CEQA Guidelines Section 15183. Applicant representative Andy Martinez said the project would not create additional traffic, would organize existing overflow parking, would improve the currently vacant and overgrown site, and that the applicant agreed to all conditions of approval.
• Commissioner discussion: On Item 5.1, Commissioner Brenda Jones asked about parking requirements and unit mix, and Commissioner Waqar Rizvi asked for parking counts; staff confirmed the mix of 11 duplex structures and one triplex and the 45 provided spaces. Several commissioners acknowledged neighbors concerns but noted the city’s housing shortage and the site’s existing high-density zoning. On Item 5.2, Commissioner Greg Thompson expressed support and encouraged the applicant to be a good neighbor, and other commissioners echoed the need for clear signage to prevent parking spillover and for possible partnership with the neighboring restaurant. Commissioner Gurneel Boparai praised Cano Funeral Home’s community engagement and saw opportunities to share traffic and add green space in South Stockton.

Key Outcomes

• Item 5.1: Motion by Waqar Rizvi, seconded by Gurneel Boparai, to adopt Resolution 2024-06-27-0501 approving the tentative parcel map for condominium purposes, design review, and administrative exception. Carried 6-0, with Anne Mallett, Brenda Jones, Waqar Rizvi, Greg Thompson, Gurneel Boparai, and Terry Hull voting yes. Esperanza Vielma was absent.
• Item 5.2: The commission first voted 6-0 to waive the reading of commissioner correspondence. Then, on a motion by Gurneel Boparai, seconded by Greg Thompson, it adopted Resolution 2024-06-27-0502 approving the cemetery use permit, with the same 6-0 vote.
• Both decisions may be appealed within 10 days of the commission decision under Stockton Municipal Code Section 16.100.020.
• Deputy Director Mike McDowell reminded commissioners that attendance is important because several matters are coming to the commission. Commissioner Rizvi thanked the public for engaging with the commission, and the meeting adjourned at 6:40 PM.