Stockton Planning Commission Meeting – April 24, 2025

At its meeting on April 24, 2025, the Stockton Planning Commission reviewed the Fiscal Year 2025-2030 Capital Improvement Program (CIP) for conformity to the Envision Stockton 2040 General Plan and conducted the 2024 annual compliance review of 10 active development agreements. Both items passed unanimously (6-0) with an amendment to one non‑compliant agreement.

Public Comments & Testimony

• Mary Elizabeth (fourth‑generation Stocktonian) expressed deep concern that the Commission repeatedly allows developers to avoid commitments, get extensions, and leave blight. She criticized the lack of public notice for EIRs and asked Commissioners to ask hard questions rather than accept “business as usual.”
• Pat Barrett spoke twice: first on the CIP item, requesting more transparency and criticizing the roundabout near her home for hindering emergency vehicles and buses; later on the development agreement item, she asked whether any of the housing agreements include mixed‑income affordable units (the Chair clarified that housing element compliance is not part of this review).

Discussion Items

Item 6.1 – FY 2025-2030 Capital Improvement Program (CIP) Conformity Determination

• Assistant Director Mike McDowell presented the staff recommendation that the CIP conforms to the General Plan, highlighting policies on well‑maintained public facilities and multimodal roadways. Staff noted that new projects were highlighted in the report; no conformity challenges were identified.
• Commissioner Hull requested that future CIP reports include a list of completed projects from the prior year so the public can see what was accomplished.
• Several commissioners raised concerns about roundabout safety (Commissioner Amen, Vice Chair Muetzenberg). Public Works representatives noted that roundabouts are designed to slow traffic and that education materials could be developed. Commissioner Graves asked for accident data before/after roundabout installation; staff acknowledged that such data is not routinely tracked.
• Commissioner Gurney questioned whether truck paths were adequately depicted in roadway improvement designs; staff noted that is a development code issue, not part of this CIP review.
• No projects were found to present conformity challenges. The resolution (2025-04-24-0601) was adopted 6-0.

Item 6.2 – 2024 Annual Compliance Review for Development Agreements

• Senior Planner Anson Lahasett reviewed 10 development agreements (DAs). Of these, nine were found compliant. The tenth, Mariposa Lakes (approx. 3,800 acres), was found non‑compliant because the applicant had not entered into a required annexation agreement with the City.
• Staff initially recommended requiring the applicant to apply for a new annexation agreement by April 2026 (12 months).
• Chair Sanguinetti proposed a six‑month timeline, arguing that an annexation agreement is a simple memorandum of understanding, not a LAFCO action. The developer’s representative, Jerry Camillas, initially asked for nine months but agreed to six after discussion.
• Other developers provided brief updates: Spanos Park West is built out; Westlake Villages is nearly complete; St. Joseph’s Hospital is beginning design for campus expansion; Port of Stockton remains compliant and growing.
• Assistant Director McDowell gave an overview of development agreements as voluntary contracts that provide certainty to both developers and the City, often including community benefits (e.g., a fire station CFD in South Stockton).
• The motion to accept the annual review with the amendment changing the Mariposa Lakes annexation deadline to six months passed 6-0.

Reports & Commissioner Comments

• Mike McDowell reported that the ad hoc committee has nearly completed a draft code amendment (part of the comprehensive Shape Stockton update) to be presented to the Commission on May 8, 2025. Another item on that agenda will be a use permit for a food truck park on Telstar near Hammer Lane.
• Commissioner Boparai noted he is tracking 11 state bills. He highlighted AB 379 (reversing decriminalization of human trafficking), SB 764 (healthy children’s meal options at chain restaurants), and AB 573 (increased tobacco enforcement fines). He also stated that an illegitimate, forged letter of his resignation was submitted and rejected by the City Clerk; he remains an active commissioner. Vice Chair Muetzenberg expressed concern and asked about protective measures; McDowell noted City policies were effective in this case.

Key Outcomes

• Resolution 2025-04-24-0601 approved the CIP as conforming to the General Plan (6-0).
• Motion 2025-04-24-0602 approved the 2024 annual development agreement compliance review (6-0), with the amendment requiring Mariposa Lakes to submit an annexation agreement within six months (by approximately October 24, 2025) instead of the originally proposed 12 months.
• Staff was directed to notify all applicants of their compliance or non‑compliance determinations.