Stockton Planning Commission Meeting – February 26, 2026

The Stockton Planning Commission met on February 26, 2026 at 5:31 PM (adjourned at 7:00 PM) to consider a consent calendar, receive public comments, appoint a commissioner to an ad hoc committee, and receive informational presentations on the 2025 General Plan and Housing Element Annual Progress Reports, public hearing noticing practices, and implementation of General Plan action CH-3.2B. No action was taken on the informational items. One agenda item (a cannabis retail permit) was removed by staff for a future meeting.

Consent Calendar

• Approved the minutes of the October 9, 2025 and November 13, 2025 Planning Commission meetings (Motion 2026-02-26-0301, carried 6-0, with Commissioner Oakes abstaining).

Public Comments & Testimony

• Mary Elizabeth (Stockton resident, National Sierra Club) spoke during public comment and during several agenda items. She emphasized the need for improved public noticing to engage disadvantaged communities, referencing past failures in noticing (e.g., outdated addresses for environmental groups). She urged the commission to consider community workshops and working groups for the development code update, and raised concerns about the lack of advance posting of presentations on the city website. She also submitted a letter detailing 34 items in the annual progress reports that were updated in 2024 but not analyzed.
• Julie Dunning (community advocate) asked whether cigar lounges and hookah lounges are included in the map for tobacco retailers under General Plan action CH-3.2B; staff noted the map focused on tobacco stores and that current lounges were not part of this action.

Discussion Items

6.1 – Appointment to Fill Vacancy on Planning Commission Ad Hoc Committee for Development Code Review

• Staff (Michael McDowell) explained the ad hoc committee was formed to review the pending draft Development Code Ordinance (Title 16) for general plan consistency. Commissioner Butzenberg had vacated the third seat. Commissioner Graves nominated Commissioner Amen, who accepted. Commissioner Amen expressed interest due to her study of the general plan. The motion to appoint Commissioner Amen carried 7-0.

8.1 – Informational Presentation on 2025 General Plan and Housing Element Annual Progress Reports

• Senior Planner Anson Lahauset presented the required annual reports (to be submitted to the state by April 1). Key statistics: Stockton’s Regional Housing Needs Allocation (RHNA) for the 6th housing cycle is 12,673 units; the city has identified land capacity for 22,999 units. In 2025, 837 new units were permitted, far below the average of 1,653 units per year needed to meet the state’s goal. The city does not build housing; the market drives development.
• Commissioner Crowder asked whether vacant buildings were counted as available land; staff clarified that only vacant or underutilized land (as identified in the housing element’s opportunity sites) is included, not currently occupied buildings.
• Vice Chair Sanguinetti requested a map of RHNA/opportunity sites, noting concerns about potential inclusion of unrealistic projects or neglecting disadvantaged areas. Staff confirmed they are developing an online map.
• Commissioner Oakes noted inconsistencies in the reports (e.g., past dates described in future tense) and asked about priorities for implementation of general plan actions, such as wayfinding and street conversions. Staff explained ongoing actions are incorporated into capital projects as they arise.
• Commissioner Oakes also raised concerns about safety of bike lanes (citing Weber Street design) and about balancing historic preservation (Magnolia District) with substandard housing conditions.

8.2 – Informational Presentation on Public Hearing Notices (Stockton Municipal Code Section 16.88.030)

• Staff presented a follow-up study comparing noticing practices in cities of similar size to Stockton. Trends showed that 50% use a 300-foot notice radius, 50% use 500 feet or more; 80% mail to property owners only, 20% mail to occupants; 60% publish in newspaper only. For the new sample (including Anaheim, Bakersfield, Fresno), public posting was somewhat more common.
• Commissioners expressed consensus toward: increasing the noticing radius to 500 feet, mailing both owners and occupants, and prioritizing on-site public posting over newspaper publication. Commissioner Amen also suggested a 700-foot radius and larger, more visible signage. Staff noted that codes changes would eventually come back to the commission for recommendation to council. Commissioner Crowder emphasized utilizing the Ask Stockton app for notifications.
• Commissioner Oakes supported eliminating newspaper notices to offset higher mailing costs, noting Stockton is a news desert.

8.3 – Informational Presentation on General Plan Action CH-3.2B (Restricting Certain Business Types)

• Community Development Director Stephanie Ocasio presented the status of implementing this action, which aims to restrict mini markets, gas stations, fast-food restaurants, check-cashing establishments, and tobacco stores in areas of high concentration. A tobacco retail license (TRL) ordinance was adopted in 2023 and recently refined; a map of tobacco retailers has been created. Further implementation requires multi-departmental coordination and defining “high concentration.”
• Vice Chair Sanguinetti expressed concern about over-regulation of small businesses (e.g., 7-Elevens, grocery stores) and the potential long-term impact on franchise values. He supported the smoke shop restrictions but cautioned against expanding requirements to ancillary retailers.
• Commissioner Crowder asked about cigar and hookah lounges; staff indicated the current map does not include them and that action CH-3.2B covers “tobacco stores,” not lounges. The TRL ordinance distinguishes between smoke shops and ancillary retailers based on floor space dedicated to tobacco.

Key Outcomes

• Ad hoc committee appointment: Commissioner Amen appointed to the three-member ad hoc committee for Development Code review (Motion 2026-02-26-0601, carried 7-0).
• Informational items received: No action taken on items 8.1, 8.2, or 8.3. Staff will incorporate feedback for future reports and code updates.
• Next steps for noticing improvements: Staff will develop proposed code amendments based on commission consensus (500-foot radius, owner/occupant mailing, on-site posting) for future public hearing and recommendation to City Council.
• Future meeting: The March 12, 2026 meeting is canceled due to the Planning Commission Academy (March 11-13, 2026).
• Public noticing transparency: Staff acknowledged concerns about advance posting of presentations and will work to improve website availability.

Commissioner Comments

• Commissioner Amen thanked the commission for the ad hoc appointment and reiterated the importance of eye-catching public notices (e.g., using official city markings on envelopes) and website postings.
• Commissioner Crowder thanked staff and the community, supported use of the Ask Stockton app for public notices, and noted the value of public engagement.
• Chair Hull reminded about the Rotary Read-In event and encouraged participation next year.