Stockton Planning Commission Meeting - September 12, 2024

The Stockton Planning Commission met on September 12, 2024, at 5:30 PM at 425 N. El Dorado St., adjourning at 7:45 PM. Commissioners present: Anne Mallett, Brenda Jones, Greg Thompson, Gurneel Boparai, Terry Hull, and Esperanza Vielma. Commissioner Waqar Rizvi was absent (excused). The Commission considered three public hearing items: a co-living facility, a cannabis retail storefront, and an expansion of an emergency food bank.

Consent Calendar

• None.

Public Comments & Testimony

• Item 5.1 (Co-living facility): Mollie Cox, a recovering addict and client of Valley Sober Living, expressed full support, stating the program saved her life. Gilbert Kininmonth, a 12-year resident, credited the program for helping him succeed in college and counseling. Christina Fugazi, a neighbor, voiced concerns about good neighbor practices, requesting a direct contact number and curfew enforcement; she noted the building had been vacant after a funeral home. Martin Sisneroz, a sober living owner, spoke neutrally about industry challenges, including state rules that sometimes require tolerating drug use to stay funded.
• Item 5.2 (Cannabis storefront): No members of the public spoke during the public hearing period. A letter from Brando Villapudua was entered into the record after a motion to waive its reading.
• Item 5.3 (Food bank expansion): No public comments.

Discussion Items

• 5.1 Administrative Use Permit for Co-Living Facility at 512 West Harding Way: The proposal sought to convert a vacant former funeral home into a co-living/sober living facility with six units and a manager unit, for a maximum of 14 occupants. Staff confirmed compliance with all zoning and development codes. Commissioner Hull recused himself due to a business relationship with the applicant. After testimony, commissioners emphasized good neighbor policies, and the applicant agreed to provide a contact number and enforce curfews. The motion carried 5-0 (Hull recused; Rizvi absent).
• 5.2 Commission Use Permit for Cannabis Retail Storefront at 1748 West Fremont Street: The applicant, Culture Cannabis Club, proposed a 6,000 sq ft retail space in an industrial zone. Staff confirmed compliance with buffer requirements (≥300 ft from residential, ≥600 ft from sensitive uses) and the city’s lottery program. The project would be the 10th retail storefront under the 14-store cap. Debate centered on oversaturation in south Stockton, crime data, and banking options. Commissioners Boparai and Vielma voted no, citing community concerns and lack of crime analysis at this stage. The motion passed 4-2 (Boparai and Vielma no; Rizvi absent).
• 5.3 Commission Use Permit and Design Review for Emergency Food Bank Expansion at 18 West Scotts Avenue: The Stockton Emergency Food Bank proposed a 1,700 sq ft food storage and distribution building on a 1.38-acre vacant lot across from its existing facility. The design includes drive-up pickup lanes, metal panels in blue/gray/white, and landscaping. CEO Leonard Hansen reported that families served jumped from 124,042 in 2019 to 312,559 in 2023, with pounds of food distributed rising from 3.6 million to 6.56 million. The Commission unanimously approved.

Key Outcomes

• Resolution 2024-09-12-0501 (Co-Living): Approved 5-0 (Mallett, Jones, Thompson, Boparai, Vielma yes; Hull recused; Rizvi absent). Finds categorical exemption from CEQA and approves the use permit with conditions, including submission of a housing management plan within 60 days.
• Resolution 2024-09-12-0502 (Cannabis Storefront): Approved 4-2 (Mallett, Jones, Thompson, Hull yes; Boparai, Vielma no; Rizvi absent). Finds categorical exemption and approves the use permit; the project must next obtain an operator’s permit from the Police Department.
• Resolution 2024-09-12-0503 (Food Bank Expansion): Approved 6-0 (all present yes; Rizvi absent). Finds the project consistent with the General Plan and exempt from CEQA; approves use permit and design review.
• Other: Staff announced two appeals of prior Planning Commission decisions (8 Mile Road convenience store and 2208 East Main Street market) to be heard by City Council in November. Upcoming items include housing action plans and a Cultural Heritage Board membership removal due to non-attendance.