Stockton Planning Commission Meeting – December 11, 2025
Stockton Planning Commission Meeting – December 11, 2025
The Stockton Planning Commission held its final meeting of the year on December 11, 2025, from 5:36 PM to 6:37 PM. The commission approved a major commercial development at 9450 West Lane and 1530 East Morada Lane, adopted the 2026 meeting schedule, and elected a new Vice-Chairperson following the resignation of Commissioner William Muetzenberg. Public comment addressed the need to enforce General Plan policies restricting certain commercial uses in overconcentrated areas.
Consent Calendar
- Approval of 2026 Meeting Schedule (Item 3.1): The commission voted 5-0 to approve the regular meeting schedule for the 2026 calendar year, as presented. Motion by Yolanda Amen, seconded by Terry Hull. (Commissioners Graves and Crowder were absent; Crowder arrived later.)
Public Comments & Testimony
- Mary Elizabeth: Expressed support for implementing the City’s 2040 General Plan action item to develop an ordinance restricting formula businesses (e.g., mini-marts, gas stations, fast food, check-cashing, tobacco stores) in areas with high existing concentrations. She urged the commission to consider such a map when evaluating the day’s development proposal, noting that the General Plan calls for creating and maintaining that map to aid decision-making. She also highlighted the General Plan’s goal of expanding commercial and administrative uses in South Stockton to provide more grocery stores and medical clinics.
Discussion Items
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Item 5.1 – Zone Change, Tentative Parcel Map, Land Development Permit & Design Review (9450 West Lane / 1530 East Morada Lane): The project proposes a 2.69-acre commercial development including two drive‑through restaurants (Starbucks and McDonald’s) and a speculative commercial building. Staff recommended a zoning map amendment from Commercial, Neighborhood (CN) to Commercial, General (CG) to allow drive‑through uses, a tentative parcel map splitting the site into three lots, a land development permit, and design review. The commission added conditions requiring an 8‑foot sound wall along the east property line (with collaboration with the Woodbridge Irrigation District for the southern wall) and a maintenance mechanism for the walls, embedded in the project’s CC&Rs and reviewed by the city. The motion passed 6‑0. Applicant Sam Bogdanovich expressed appreciation for city staff’s cooperation. Commissioners discussed traffic, vehicle miles traveled, and the potential for the development to reduce longer trips by local residents. The commission also noted that the adjacent gas station owner (Jackson Energy/Chevron) declined to participate in the rezone, but staff confirmed no conflict exists between the CN and CG zones on adjacent parcels.
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Item 6.1 – Election of Planning Commission Vice‑Chairperson: Following Vice‑Chair Muetzenberg’s resignation, Commissioner Jeff Sanguinetti nominated Commissioner Terry Hull to fill the Vice‑Chair role for the remainder of the 12‑month term (December 12, 2025, through February 26, 2026). The motion was seconded by Commissioner Pandora Crowder and approved 6‑0. Commissioner Hull accepted the position.
Key Outcomes
- Approved (6‑0): Resolution recommending City Council approval of the zoning map amendment (CN to CG) for 2.69 acres at 9450 West Lane and 1530 East Morada Lane, subject to conditions including the 8‑foot wall and maintenance mechanism.
- Approved (6‑0): Resolution approving the tentative parcel map, land development permit, and design review for the same project, with added conditions.
- Approved (6‑0): Election of Terry Hull as Vice‑Chairperson for the remainder of the term ending February 26, 2026.
- Approved (5‑0): Adoption of the 2026 meeting schedule.
Reports & Communications
- Planning Commissioner Academy: Assistant Director Michael McDowell announced the 2026 Planning Commissioner Academy, scheduled March 11–13 in Anaheim. Travel and expenses will be covered by the city. Commissioners expressed interest and were encouraged to register early.
- Vice‑Chair Vacancy Update: McDowell noted that Councilmember Enriquez has already selected a replacement for Commissioner Muetzenberg, who will likely be appointed at an upcoming City Council meeting, ensuring minimal disruption to the commission’s full membership.
Meeting Transcript
Let me get my microphone on. Good evening. Welcome to the City of Stockton's Planning Commission meeting held December eleventh, twenty twenty five. It'll be our last meeting of the year. And I'd like roll call, please. Chair Sanginetti. Present. Vic Chair Mutzenberg. Present. Commissioner Graves is absent. Commissioner Hole. Present. Commissioner Crowder is absent. Commissioner Eamon? Present. Commissioner Hernandez? Present. We have a quorum. Thank you. Okay. So our first b line of business here is have our vice chair give us a pledge of allegiance. And to the Republic for which it stands. I'll make a motion to approve the calendar as is. I'll second that motion. Okay, we have a motion by Commissioner Yolanda and a second by Commissioner Terry. Catch your votes, please. The City of Stockton 2040 general plan dated 2018 states action, consider options and develop an ordinance to restrict many marts, gas stations, fast food restaurants, such as that that you will be considering today, check caching establishments of which I got a new one in my neighborhood, another one, and tobacco stores in areas with high existing concentrations of similar establishments and continue to restrict over concentration of liquor stores through the city's alcohol ordinance, which planning commissioners have been um able to waive those requirements to inform the development of this ordinance, create a map that identifies the location of current establishments of these types, and regularly maintain it so that it continues to aid in decision making about such uses. So you will be considering such a use today, and you don't have at your uh benefit for your consideration. This map that was planned to the environmental justice advocates in 2018. It was uh fought for uh quite uh stringently. Another reading from the general plan. In South Stockton, the commercial and administrative professional designations would be expanded along South Airport Way and near Weston Ranch to provide more opportunities for the development of grocery stores and medical clinics which are needed in these areas. Thank you. Okay. Is there any other public comments? That concludes public comment. Okay, thank you. Okay, um, it's the time of the evening to move to the public hearings. Um the agenda item five, specifically 5.1. Um staff report, please. All right, uh good evening, Chair Sanguinetti, members of the commission. My name is Arturo Carrasco, uh Senior Planner with Community Development Department. I will be presenting item 5.1 this evening, which is a request for a zoning map amendment, tentative parcel map, a land development permit, and design review for a project proposed at uh 9450 West Lane and 1540 East Murata Lane. So the project is located on the southeast corner of West Lane and Murata Lane, uh next to an existing gas station with car wash. The site is surrounded by residential uses and a drainage canal to the south and east. Vacant land to the west, which is a location for a pro an approved subdivision, uh vacant incorporated land to the north, and a city library, community center, and high school to the northeast, uh shown as McNair High School there. So the project site has a general planned land designation of commercial and is surrounded by low density residential, medium density residential, and institutional designations. The project site is currently zoned commercial neighborhood and is surrounded by also low density residential, medium density residential, and public facilities. So the project is requesting for approvals, one being a zoning map amendment to rezone 2.69 acres from commercial neighborhood to commercial general, a tentative parcel map to split the two project parcels into three. A land development permit required for drive-through facilities and outdoor dining uses, and design review for the new commercial development that consists of two drive-through establishments and a spec uh commercial building and its associated site improvements.
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