Stockton Planning Commission Meeting – April 9, 2026

The Stockton Planning Commission met on April 9, 2026, from 5:30 PM to 7:25 PM. The meeting included a consent calendar with two time extensions, a public hearing on a major residential project (Bear Creek South), and commissioner comments. The commission approved the Tra Vigne extensions (5-1) and recommended approval of the Bear Creek South project (4-1) to the City Council.

Consent Calendar

• Item 3.1 – Tra Vigne West Fourth Extension: Approved 5-1 (Commissioner Oakes dissenting). Commissioner Amen pulled the item for discussion. The applicant (Mike Hakeem) explained that economic conditions (interest rates, income-to-loan qualification) have delayed development, but infrastructure plans are progressing. The project has been extended since 2020.
• Item 3.2 – Tra Vigne East Fourth Extension: Approved 5-1 (Oakes dissenting). Similar economic factors cited by the applicant as affecting both projects.

Public Comments & Testimony

• Michelle Lee (Attorney for Confederated Villages of Lisgen Nation): Spoke during the public hearing on Bear Creek South. She expressed concerns about the tribe’s exclusion from site visits and consultation, arguing that the project’s environmental review under CEQA Section 15183 did not adequately address tribal cultural resources. She requested site access and earlier tribal involvement, noting that the tribe has been on the contact list only recently and was not consulted during the General Plan update. She stated the tribe is not trying to stop the project but wants better measures to protect potential resources.

Discussion Items

• 5.1 – Bear Creek South Residential Project (2,241 units, 530 acres): Staff presented a request for pre-zoning, a development agreement, and three tentative maps (Klein, Tri Pointe, Arnaiz). The project is consistent with the 2040 General Plan and relies on a CEQA statutory exemption (Section 15183). Key public benefits include 27 acres of parks, 27 acres of open space, wellness walks, signalized intersections, and a land dedication valued at $4.15 million. The development agreement locks in fees for 10 years with possible extensions.
• Tribal Consultation: The applicant’s team (Alicia Guerra) explained that the project incorporates measures from the General Plan EIR, including pre-construction subsurface testing with a tribal monitor and archaeologist. The Northern Valley Yokuts, the historically affiliated tribe, expressed support for the measures. The Lisgen Nation requested a site visit and earlier input, but the applicant stated that existing active agricultural use and safety concerns made immediate site visits infeasible; monitoring during construction was offered. Commissioners Crowder and Amen pressed for inclusion of the Lisgen Nation, and the applicant indicated they were open to a tribal monitor without specifying a particular tribe.
• Commissioner Oakes’ Questions: Inquired about inconsistencies in the 15183 checklist regarding loss of natural lands and all-electric requirements. The applicant clarified that the project will be all-electric except for backup generators for stormwater basins. Oakes expressed support because the project is infill and consistent with the General Plan.

Key Outcomes

• Bear Creek South – Motion to Approve: Passed 4-1 (Commissioner Amen dissenting, Commissioner Sanguinetti recused, Commissioner Graves absent). The motion approved five resolutions: pre-zoning (RL, PF, OS), development agreement, and three tentative maps (Klein, Tri Pointe, Arnaiz), all subject to conditions. The commission also found no further environmental review necessary under CEQA.
• Next Steps: The pre-zoning and development agreement recommendations will be forwarded to the City Council. The tentative map approvals are appealable within 10 days.
• Commissioner Comments: Discussed improving community meeting notification (noticing tenants, expanding radius). Staff noted a code update is in progress to address tenant notification and a 500-foot notice radius (compromise from original 300-foot).
• Adjournment: 7:25 PM.