OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Stockton Planning Commission Meeting – March 26, 2026

Planning CommissionThursday, March 26, 2026
BodyStockton, California
SessionPlanning Commission
DateThursday, March 26, 2026
StatusFILED
Video Record
0:00 / 2:22:22

Transcript — Verbatim
42:44

Is it the one percent from your Stockton location will then go to the Stockton community?

42:50

All of the money stays local for each store.

42:52

So every single store has its own advisory board and its own investment fund.

42:56

And the investment fund is is really, I think only half of the equation.

43:12

And then how do you um how do you select your your advisory board?

43:18

So it's by recommendations of the community.

43:20

We've been on a multi-year listening tour here, and um, you know, Josh has spent some time.

43:25

Um, Devin, who is no longer you know, she's with us, she's now running for Santa Barbara City Council.

43:29

She's so she's she stepped away, uh, but she spent the last two years, two, three years having coffees um with folks as she's built um, you know, this this um uh concept.

43:39

We we often don't select the board until after um we've been you know, approved to open in order to ensure that it's not politicized.

43:48

Um but we take recommendations from the community, and then the board really does self-select within itself.

43:52

So um folks can um uh you know, apply to be on it, and the board is a is a pretty uh fungible board.

44:01

Just to go backwards really quickly for one second to your first question too.

44:05

Um, you know, in it I appreciate the recognition that it's voluntary, and um in most we've volunteered to do this in each of the communities we serve, and we provide a record to the cities as part of our license renewal process to demonstrate that we've done this.

44:20

So um, there is a mechanism for you to know that we are actually doing what we say we will do.

44:24

I I appreciate that.

44:25

I'm just I'm just mindful of someday you guys could sell out to some you know what the capital fund or whatever, and and and I that goes away.

44:36

I but I'll take it in the meantime.

44:38

Um the the the um I had I had one other question, let me think uh think it through.

44:45

Oh um, I don't remember now, so sorry, I think I disrupted your flow.

44:53

You you were you're fine.

44:54

I uh I oh I know what it was.

44:57

This is an isolated, I don't know anything about this business.

45:01

Um well I know that I've driven by some and they're smelly uh, but but not not here in town.

45:08

But I I there was one when I lived in Sacramento, there was one down the streets.

45:12

I was very happy with what you said about making sure people don't smoke it on site because that drove me crazy.

45:17

Um but uh I I just wondering about do you in regards to the one percent.

45:25

So do you have any projections like as a result of you're isolated from residential, I don't imagine people walk over, but well, I don't know.

45:33

So this site talks why we why we like the site, because I think that drives the economic considerations.

45:38

We like the site because it's five miles, about five miles from the other location.

45:43

So there's kind of in Stockton, if you look at where um the dispensaries are really concentrated, there's several areas.

45:49

This is an area of Stockton that was really underserved for cannabis.

45:52

Um what we look at is trip generation studies of uh you know, we look at we look at traffic counts, the Starbucks anchor there drives a significant amount of traffic to that center.

46:02

We have ample parking, so you have you have a Starbucks, you have gas.

46:05

So this is more of a convenience purchase that's five miles away from any other dispensary.

46:09

And if we look at the addressable population there, um, well above the one dispensary per 15,000 ratio that we really kind of benchmark our decisions on.

46:17

Um we have a greater density of population within that five mile radius, and because of that, we believe this store will do somewhere between you know three million dollars in annual revenue and ten million dollars in annual revenue.

46:28

And I know that's a wide range, but consumption patterns for communities are wildly different.

46:33

So what we do is we underwrite it at the lower amount of the three million dollar just to ensure that we're putting forward a sustainable business, and then anything above and beyond that um you know is is great for everybody.

46:44

Thank you.

46:45

Excellent.

46:46

Uh, any other questions?

46:48

I'm waiting for my fellow commissioner.

46:51

Well, you can jump in there because it's so far.

46:53

I think I'm done.

46:56

Commissioner Ahmed, did you have a question?

46:58

I see you chatting with staff.

47:01

Sorry.

47:01

I knew you didn't have a slide.

47:03

I'm waiting for it.

47:03

So this is killing me, baby.

47:05

I know, I know, I know.

47:07

Um I had read through all of your your stuff that you have here, and um I I don't know.

47:17

I know you you're talking about you're gonna have security, so that you know, nobody's out there getting high in their cars and things like that.

47:25

I just I don't know how that can kind of be guaranteed.

47:31

Um I know that when all the other cannabis uh places that are here were all pre-me.

47:40

So I don't really know what was uh asked or anything, but I do know what the cannabis places look like now, and that's one of my larger concerns as to what this kind of turns into later.

47:56

Um, you start off one way and then it kind of changes later, and I just don't know how that can be guaranteed.

48:03

I guess that's my question to you, as far as um people not taking the product and then right when they get in their car, they're they're sitting there using the product and then they drive off.

48:14

So well, a couple of things, and I and I think that's a it's a fair concern because not all operators are created equally, and I I really will say that.

Discussion Breakdown — Share of Meeting
Cannabis Regulation██████████████████████████████████34%
Public Safety████████████████16%
Affordable Housing███████████████15%
Procedural█████████9%
Engineering And Infrastructure█████████9%
Community Engagement███████7%
Public Engagement███████7%
Fiscal Sustainability██2%
Economic Development1%
Summary of Proceedings

Stockton Planning Commission Meeting – March 26, 2026

The Stockton Planning Commission met on March 26, 2026, at 5:30 PM, with five commissioners present (Terry Hull, Yolanda Amen, Jeff Sanguinetti, Jazmine Hernandez, Robert Oakes) and two absent (Derek Graves, Pandora Crowder). The meeting adjourned at 7:53 PM. The commission considered three public hearing items: a heritage tree removal permit, a cannabis retail and delivery use permit, and an ordinance amendment to align the city's ADU regulations with state law. All substantive items were approved.

Consent Calendar

  • Approval of Minutes (December 11, 2025): Motion carried 4-0 (Commissioner Oakes abstained; Commissioners Graves and Crowder absent).

Public Comments & Testimony

  • Mike Paige (Stockton resident) spoke regarding heritage tree removal.
  • Jasmine Peterson (Little Manila Rising) addressed virtual workshops.

Discussion Items

5.2 Heritage Tree Removal Permit (7517 Park Woods Drive)

  • Proposal: Remove one Valley Oak tree causing damage to the property at 7517 Park Woods Drive (APN 077-182-07).
  • Action: The commission waived reading of commissioner correspondence (5-0) and then approved Resolution 2026-03-26-0502, finding the project categorically exempt from CEQA (Guidelines Section 15304(b)) and approving the permit with conditions, including required tree replacement. Motion carried 5-0.

5.1 Cannabis Retail Storefront and Delivery-Only Use Permit (4895 State Route 99 Frontage Road, Suite C)

  • Proposal: Applicants Dustin Moore and Lauren Carpenter (representing Embark) requested a Commission Use Permit for a cannabis retail storefront and an Administrative Use Permit for non-storefront retail (delivery-only) business at an existing building. The applicants described a business model emphasizing security (including one on-site guard, off-site monitoring cameras, and talk-down cameras), one weekly product delivery, and a voluntary 1% of gross revenue reinvested locally through an advisory board. Projected annual revenue between $3–10 million. Hours of operation: 7 a.m. to 8 p.m.
  • Public Testimony: Four speakers from the North Valley Labor Federation and UFCW Local 8 (Erica Heyne, Salvador Valencia, Sean Raycraft, Megan Romstadt) expressed full support for the project, highlighting the unionized workforce (collective bargaining agreement), fair wages, and community benefits.
  • Commissioner Discussion: Concerns were raised about security (number of guards), one-door entry/exit, potential loitering and smoking in parking lots, and proximity to family-oriented businesses. A Stockton Police Department lieutenant testified that cannabis businesses generate low call volumes and that open-container laws apply to marijuana similarly to alcohol. Commissioner Amen expressed hesitation about the location near businesses serving families.
  • Outcome: Vice Chair Sanguinetti moved to approve staff’s recommendation, including CEQA exemption and permit approvals. A proposed friendly amendment (requiring two guards and limiting product deliveries to once per week) was not accepted. The motion carried 4-0 (Commissioner Amen absent; Commissioners Graves and Crowder absent).

5.3 Ordinance Amendment: ADU/JADU State Law Compliance

  • Proposal: Staff presented an ordinance to amend Title 16 of the Stockton Municipal Code (Sections 16.80.310 and 16.244.010) to align with current state law regarding accessory dwelling units (ADUs) and junior ADUs (JADUs). Key changes include eliminating setbacks for conversions, clarifying rental/sale rules, adjusting height allowances (16, 18, or 25 feet), removing owner-occupancy requirements for JADUs with separate sanitation, allowing tandem parking, and updating references to state codes.
  • Discussion: Vice Chair Sanguinetti raised concerns about permit processing times (state-mandated 60-day turnaround) and the need to expedite approvals to address affordability. Staff noted the city’s Pro-Housing designation, waived impact fees for ADUs, and pre-approved plan options. Commissioner Oakes clarified that many fees (e.g., county, school) are beyond city control but that the city’s own fees are waived.
  • Outcome: Resolution 2026-03-26-0503 was approved 5-0, recommending city council adoption of the ordinance.

Key Outcomes

  • Heritage Tree Removal Permit: Approved (5-0) with conditions for replacement.
  • Cannabis Use Permit: Approved (4-0) for a retail storefront and delivery-only operation at the specified location.
  • ADU Ordinance Amendment: Approved (5-0) to bring local code into compliance with state law, advancing housing element implementation.
  • Reports: Assistant Director Michael McDowell commended Planner Sarah Bruce-Eisen, introduced Deputy City Attorney Tatiana Altman, and highlighted the Planning Commissioner Academy and pre-approved ADU plans.
  • Commissioner Comments: Chair Hull noted state preemption concerns; Commissioner Amen requested grace from colleagues given her newness; Commissioner Oakes inquired about objective design standards and the public process for the upcoming code overhaul.

Meeting Transcript

Is it the one percent from your Stockton location will then go to the Stockton community? All of the money stays local for each store. So every single store has its own advisory board and its own investment fund. And the investment fund is is really, I think only half of the equation. And then how do you um how do you select your your advisory board? So it's by recommendations of the community. We've been on a multi-year listening tour here, and um, you know, Josh has spent some time. Um, Devin, who is no longer you know, she's with us, she's now running for Santa Barbara City Council. She's so she's she stepped away, uh, but she spent the last two years, two, three years having coffees um with folks as she's built um, you know, this this um uh concept. We we often don't select the board until after um we've been you know, approved to open in order to ensure that it's not politicized. Um but we take recommendations from the community, and then the board really does self-select within itself. So um folks can um uh you know, apply to be on it, and the board is a is a pretty uh fungible board. Just to go backwards really quickly for one second to your first question too. Um, you know, in it I appreciate the recognition that it's voluntary, and um in most we've volunteered to do this in each of the communities we serve, and we provide a record to the cities as part of our license renewal process to demonstrate that we've done this. So um, there is a mechanism for you to know that we are actually doing what we say we will do. I I appreciate that. I'm just I'm just mindful of someday you guys could sell out to some you know what the capital fund or whatever, and and and I that goes away. I but I'll take it in the meantime. Um the the the um I had I had one other question, let me think uh think it through. Oh um, I don't remember now, so sorry, I think I disrupted your flow. You you were you're fine. I uh I oh I know what it was. This is an isolated, I don't know anything about this business. Um well I know that I've driven by some and they're smelly uh, but but not not here in town. But I I there was one when I lived in Sacramento, there was one down the streets. I was very happy with what you said about making sure people don't smoke it on site because that drove me crazy. Um but uh I I just wondering about do you in regards to the one percent. So do you have any projections like as a result of you're isolated from residential, I don't imagine people walk over, but well, I don't know. So this site talks why we why we like the site, because I think that drives the economic considerations. We like the site because it's five miles, about five miles from the other location. So there's kind of in Stockton, if you look at where um the dispensaries are really concentrated, there's several areas. This is an area of Stockton that was really underserved for cannabis. Um what we look at is trip generation studies of uh you know, we look at we look at traffic counts, the Starbucks anchor there drives a significant amount of traffic to that center. We have ample parking, so you have you have a Starbucks, you have gas. So this is more of a convenience purchase that's five miles away from any other dispensary. And if we look at the addressable population there, um, well above the one dispensary per 15,000 ratio that we really kind of benchmark our decisions on. Um we have a greater density of population within that five mile radius, and because of that, we believe this store will do somewhere between you know three million dollars in annual revenue and ten million dollars in annual revenue. And I know that's a wide range, but consumption patterns for communities are wildly different. So what we do is we underwrite it at the lower amount of the three million dollar just to ensure that we're putting forward a sustainable business, and then anything above and beyond that um you know is is great for everybody. Thank you. Excellent. Uh, any other questions? I'm waiting for my fellow commissioner. Well, you can jump in there because it's so far. I think I'm done. Commissioner Ahmed, did you have a question? I see you chatting with staff. Sorry. I knew you didn't have a slide. I'm waiting for it.

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