Stockton Planning Commission Meeting – June 26, 2025: LeBaron Ranch Development Approved

The Stockton Planning Commission met on June 26, 2025, at 5:30 PM (adjourned at 7:03 PM). The central action was the unanimous approval (5–0) of a recommendation to the City Council for the LeBaron Ranch project, a 1,411-unit residential development on 306 acres. The meeting also included approval of prior meeting minutes and a public comment period.

Consent Calendar

• Item 3.1 – Approval of Planning Commission Minutes: The minutes of the March 27, 2025, meeting were approved 5–0. Motion by Terry Hull, seconded by Yolanda Amen.

Public Comments & Testimony

• LanPhoung Nguyen (also identified as Lang Fung Wayne), a District 1 resident, expressed strong support for affordable housing, noting Stockton’s need for homes affordable to residents with student loans and modest incomes. She stated that the developer plans only “190 something units for low income” out of 1,411 total and requested that the commission “increase the affordable housing unit for us” in future developments. (This figure differs from the staff presentation’s 194 high-density units, which are described as “affordable by design” but not deed-restricted affordable housing.)

Discussion Items

• Item 5.1 – LeBaron Ranch (P22-0139): A proposed 1,411-unit residential development at 900 & 1300 East Eight Mile Road and 10550 & 10600 North Lower Sacramento Road. The project requires annexation, a General Plan amendment, pre-zoning, an Environmental Impact Report (EIR), a Vesting Tentative Map, a Planned Development (PD), and a waiver. Staff (Scott Spear, Planning Manager) presented the project, noting the EIR identified significant unavoidable impacts in aesthetics, agricultural resources, air quality, and transportation, which are addressed via a Statement of Overriding Considerations (SOC). The project includes 194 high-density units and 1,217 single-family homes on four lot sizes (45x75, 50x80, 50x100, 60x100). A waiver is requested because the proposed open space (28.23 acres, 12% of site) falls short of the 20% PD requirement (47.26 acres). The developer (Steve Miller, applicant, and Trevor Smith, planner) emphasized “wellness walks” connecting neighborhoods to a central park, a potential school site (with Lodi Unified School District), and varied lot sizes to provide a “full life cycle of housing” for first-time buyers, move-up, and downsizing. Commissioners asked about school commitment (undecied), traffic impacts (mitigated via EIR analysis), and affordable housing. Director Stephanie Ocasio clarified that the high-density units are “affordable by design” but not deed-restricted; formal affordable housing requires subsidies or policies set by the City Council. Commissioner Pandora Crowder expressed concern about gentrification and lack of true affordability. The public hearing included support from Gary Greeno, pastor of Horizon Christian Fellowship Church, who praised the community design. No opposition was voiced.

Key Outcomes

• Motion by Derek Graves, seconded by Yolanda Amen – To approve the project as recommended by staff. Passed 5–0 (Yes: Hull, Graves, Muetzenberg, Amen, Crowder; Absent: Sanguinetti). The motion adopted four resolutions:
  • Resolution 2025-06-26-0501-01: Forward a recommendation to the City Council to adopt the EIR (including the SOC and Mitigation Monitoring/Reporting Program).
  • Resolution 2025-06-26-0501-02: Forward a recommendation for the General Plan Land Use Map amendment for 12 parcels to include Low, Medium, High Density Residential, Institutional, and Public Facilities.
  • Resolution 2025-06-26-0501-03: Forward a recommendation for pre-zoning the parcels to RL, RM, RH, and PF zoning.
  • Resolution 2025-06-26-0501-04: Approve the Vesting Tentative Map, Planned Development, and Waiver Request (subject to conditions).
• Commissioner Comments: Commissioners praised the project’s innovative design (Hull), expressed hope for more affordable housing (Amen, Crowder), and noted the importance of community amenities. Vice Chair Muetzenberg thanked staff and fellow commissioners.