Stockton Planning Commission Meeting – February 13, 2025

The Stockton Planning Commission met on February 13, 2025, at 5:30 PM with all six commissioners present: Gurneel Boparai, Terry Hull, Derek Graves, William Muetzenberg, Yolanda Amen, and Jeff Sanguinetti. The agenda included one public hearing, two items pulled from the agenda, annual election of officers, and commissioner reports. The Commission continued the main land-use item to February 27, 2025, and elected a new Chair and Vice Chair.

Consent Calendar

• No consent calendar items were presented or adopted.

Discussion Items

5.1 Agave Residential Development (continued)

• Planning Manager Scott Speer presented the request by Bright Development for a Mitigated Negative Declaration, Vesting Tentative Map, Planned Development, Waiver, Design Review, and Heritage Tree Removal for a 93-lot single-family residential project known as Agave at 9473 West Lane (APN 084-060-10).
• The project would subdivide 13.57 acres into 93 single-family lots and five common-area lots. Homes would range from 1,771 to 2,170 square feet in four floor plans. The site would have a gated entry at Ronald McNair Way and secondary emergency access to West Lane, with private streets, sidewalks, landscaping, lighting, and utility improvements.
• Planned Development deviations from standard low-density residential requirements include minimum lot area of 3,150 square feet instead of 5,000, minimum lot width of 45 feet instead of 50, and front setbacks of 12 to 15 feet instead of 20. The project would have 2.74 acres of open space, about 24 percent of the site.
• The project needs a density waiver because the proposed gross density is 6.85 dwelling units per acre, above the 6.1 gross density limit, while the net density of 7.2 units per acre is below the 8.7 limit.
• Staff stated 48 heritage trees exist on the site and 38 would be removed. At the required 3-to-1 replacement ratio, 114 trees are required; the proposed lots would generate 123 front-yard trees, not counting open-space plantings.
• The Mitigated Negative Declaration was available for public review from December 17, 2024, through January 6, 2025, with no comments received. The Development Review Committee recommended approval on January 30, 2025. A bench memo included minor corrections and updated condition 19 for stormwater compliance.
• Commissioner Boparai expressed support for the project and questioned the city's density limits, saying the affordability crisis means developers should not have to seek density waivers. Staff replied that density standards come from the 2018 General Plan and could be changed only through a General Plan and zoning amendment process.
• Commissioner Sanguinetti disclosed that he knew the applicant and Bright Homes and had worked in the area. He stated support for the project but raised concerns about the Woodbridge Irrigation District (WID) Peters Castle pipeline along the southern boundary, which was not mentioned in the environmental document or noticed to WID. He proposed, with WID's general manager, new conditions 20 and 21 requiring an encroachment permit for work within 20 feet of the pipeline and an easement of sufficient width to WID before final map recordation. He also mentioned a street-name cleanup item and stressed that all developers should be treated equally.
• Commissioner Amen asked about affordable homeownership opportunities. The applicant said no units have mandated affordable pricing, but smaller lots and home plans are intended to make homes more attainable.
• Commissioner Graves asked about student access to McNair High School and future development to the west. The applicant said the project supports access and that their future 63-acre property to the west, currently outside the city, would be brought forward for annexation with a mix of densities.
• Dave Butz of Bright Development and Tony DeMelo of North Star Engineering said the WID pipeline issue was new to them; DeMelo said survey data showed a structure roughly 30 feet south of the project site, so it had not been considered an impact. The applicant was willing to work with WID but requested time to review the proposed conditions.
• No members of the public testified on the item.

Items 5.2 and 5.3 Pulled

• Item 25-0152, a proposed industrial development at 6505 South McKinley Avenue, and item 25-0151, a drive-through quick-serve restaurant at 9324 Thornton Road, were pulled from the agenda for further review.

Election of Planning Commission Officers

• Assistant Director Mike McDowell reviewed the procedural rules requiring annual election of a Chair and Vice Chair in February. He noted the Chair cannot serve consecutive terms and recommended an experienced commissioner for the Chair role.
• On a motion by Commissioner Boparai, seconded by Commissioner Graves, the Commission elected Commissioner Jeff Sanguinetti as Chair by a 6-0 vote.
• On a motion by Commissioner Boparai, seconded by Commissioner Graves, the Commission elected Commissioner William Muetzenberg as Vice Chair by a 6-0 vote.

Staff Reports and Commissioner Comments

• Staff noted support for new commissioners, possible Brown Act training, and that the upcoming Planning Commission Academy on March 3 is already full; other training options are being explored.
• Commissioner Hull welcomed the new commissioners and thanked staff.
• Commissioner Muetzenberg said he wants to build a resilient, sustainable Stockton and learn from fast-growing cities.
• Commissioner Amen thanked Vice Mayor Lee and staff for their guidance and said she is honored to serve.
• Commissioner Graves said he is passionate about Stockton and wants to make it a better place.
• Commissioner Boparai welcomed the new commissioners, mentioned the Planning Commission Academy, and raised concerns from Sikh residents about the new security policy affecting turban pins and the kirpan. He asked for a simple exception so community members can participate comfortably.
• Commissioner Sanguinetti thanked the Commission and staff, emphasized teamwork, and said he wants to improve the entitlement and approval process while being mindful of public safety.

Key Outcomes

• The Commission adopted Motion 2025-02-13-0501 to continue item 5.1, the Agave project, to the February 27, 2025, Planning Commission meeting. The motion carried 6-0.
• The Commission elected Jeff Sanguinetti as Chair and William Muetzenberg as Vice Chair, each by a 6-0 vote.
• Items 5.2 and 5.3 remained pulled from the agenda for further review.
• The meeting adjourned at 6:47 PM.