Stockton Planning Commission Meeting - July 10, 2025

The Stockton Planning Commission met on July 10, 2025, at 5:32 PM at 425 N. El Dorado St. The meeting included two public hearings: a proposed Jack in the Box drive-thru restaurant at 9324 Thornton Road and a tentative map to subdivide a parcel at 4424 Ijams Road. After hearing public testimony and deliberation, the commission voted to direct staff to prepare a denial resolution for the Jack in the Box project and approved the subdivision map with additional conditions. The meeting adjourned at 7:56 PM.

Consent Calendar

• None.

Public Comments & Testimony

• Item 5.1 – Jack in the Box (Thornton Road): Eight residents spoke in opposition. They cited concerns about traffic congestion on Wagner Heights Road, noise, light spillover into bedrooms, safety (including a recent shooting and a child hit by a car), litter, vagrancy, and the area already having many fast-food options (e.g., Dairy Queen, 7-Eleven, Burger King within a mile). Speakers requested the commission deny the project, with several noting the 24-hour operation would exacerbate existing problems.
  • Larry Collins (50-year resident): Opposed, citing speeding traffic and noise; requested no exit onto Wagner Heights.
  • Adam Collins (resident): Concerned about building orientation (back of restaurant facing road) and noise; suggested turning the building around.
  • Tina Gallegos (35-year resident): Opposed due to lights, noise, trash, vagrancy, and sideshows; noted a shooting the previous night.
  • Alex Gallegos (resident): Opposed, stating three Jack in the Boxes exist within one mile.
  • Cindy Mansue (new resident): Opposed, saying the exit would make the neighborhood a "living hell."
  • Judy Deimler (47-year resident): Opposed, stating a fast-food restaurant is not a good fit; suggested alternative uses like a daycare.
  • Larry Deimler (retired city engineer): Opposed, citing existing traffic mess, headlights, and lack of stacking space for drive-thru.
  • Diante McAroy (resident): Opposed, noting his brother was hit by a car in 2003; said more fast food will only add to the riffraff.
• Item 5.2 – Subdivision (Ijams Road): No public comments from the audience. The applicant, Pameline Matlock, spoke in support, explaining the project would improve the area by reducing trash dumping, vagrancy, and crime, and provide tax revenue.

Discussion Items

• Item 5.1 – Prezone and Design Review for Jack in the Box (9324 Thornton Road): Staff presented the project: a 2,440 sq ft quick-serve restaurant with 24-hour drive-thru on a 0.68-acre parcel, requiring annexation and pre-zoning to General Commercial. Design review was elevated due to annexation. The project met CEQA exemptions (15303 and 15332). An eight-foot CMU block wall was proposed along the east residential edge. Staff recommended approval with conditions, but noted a holdover condition (17C) should be omitted. The applicant (Edgar Castillo, architect) and franchise representative (Sheetal Ori) spoke, emphasizing convenience, jobs, and variety. Commissioners discussed traffic stacking (concerns about queue spilling onto Wagner Heights Road), the adequacy of the wall height, impacts on adjacent homes, and the fact that many other fast-food outlets already serve the area. After public testimony, Commissioner Yolanda Amen moved to direct staff to prepare a resolution based on findings of denial. Motion seconded by Pandora Crowder, and passed 5-0 (with Commissioner Terry Hull absent, excused). The denial findings will be brought back for a final vote at a future meeting.
• Item 5.2 – Tentative Map for 4424 Ijams Road: Staff presented a proposal to subdivide a 1.34-acre parcel into seven residential lots (ranging from 5,000 to 11,000 sq ft). The site is adjacent to railroad tracks and the Calaveras River. A preliminary acoustical memo recommended an eight-foot wall. The project is CEQA-exempt (15332). The commission discussed adding conditions for annexation into the Consolidated Landscape Maintenance District and Community Facilities District 2018-3, and clarified that stormwater retention (not detention) is required. Vice Chair William Muetzenberg moved to approve the tentative map with those added conditions. Seconded by Jeff Sanguinetti. The motion passed 5-0.
• Commissioners Comments: Commissioner Crowder thanked her colleagues. Vice Chair Muetzenberg raised concerns about traffic flow, bus stop placement, and signal light timing. Chair Sanguinetti noted that RTD prefers in-lane bus stops over pullouts, causing congestion. Commissioner Amen thanked staff and noted her effort to visit project sites. Commissioner Graves moved to adjourn.

Key Outcomes

• Item 5.1 (Jack in the Box): Motion 2025-07-10-0501 carried 5-0 directing staff to prepare a resolution with findings of denial for the prezone and design review. The item will return to the Planning Commission for a final vote before going to City Council.
• Item 5.2 (Ijams Road Subdivision): Resolution 2025-07-10-0502 approved 5-0, approving the tentative map subject to conditions, including annexation into the city's consolidated landscape maintenance district and Community Facilities District 2018-3, and clarifying stormwater retention. The decision may be appealed within 10 days.
• Adjournment: Meeting adjourned at 7:56 PM.