Stockton Planning Commission Meeting – May 14, 2026

The Stockton Planning Commission met on May 14, 2026, at 5:30 PM and adjourned at 7:11 PM. The meeting included approval of consent calendar items, a public hearing for an administrative use permit to establish a pawn shop on Pacific Avenue, annual compliance review of ten development agreements, and commissioner comments addressing citywide infrastructure equity. Commissioner Derek Graves arrived at 5:45 PM.

Consent Calendar

• Motion 2026-05-14-0301-01 to separate the minutes from January 8 and January 22, 2026, for individual consideration passed 6-0.
• Motion 2026-05-14-0301-02 approving the January 22 minutes passed 6-0.
• Motion 2026-05-14-0301-03 approving the January 8 minutes passed 5-0, with Commissioner Jazmine Hernandez abstaining.

Public Comments & Testimony

• Item 5.1 – Pawn Shop AUP: Public comment was taken after staff and applicant presentations. Speakers opposed to the project included:
  • Kevin Hernandez, a lifelong resident and business/property owner in the Miracle Mile district, argued that the pawn shop use is materially different from existing coin/jewelry businesses, inconsistent with the district's long-term vision, and that a use permit runs with the land and could be transferred to a less responsible operator. He noted a 2023 proposed overlay standard that has not been adopted by the city.
  • Kevin Dougherty, a lifelong resident and business/property owner, expressed concern that allowing a pawn shop could undermine the curated tenant mix and discourage complementary investment, harming the corridor's revitalization efforts.
• No non-agenda public comments were received.

Discussion Items

5.1 Administrative Use Permit – 2002 Pacific Avenue Staff proposed approving an administrative use permit to convert a former check-cashing location (Suite A) into a 1,987-square-foot pawn shop limited to jewelry, watches, and coins. The project is categorically exempt from CEQA under Section 15301(a). The permit includes conditions limiting hours (10 AM–6 PM, Monday–Saturday), requiring clear windows, prohibiting bars/shutters/window signage, and installing security cameras. After the Miracle Mile Community Improvement District (MMCID) initially opposed (eight letters, seven online responses, and a 12-signature petition), the applicant met with a subcommittee and agreed to additional conditions. The MMCID board voted 9‑3 to take a neutral position. The Stockton Police Department reviewed the proposal and reported minimal calls for service at the applicant's existing Wilson Way store and at other area pawn shops.

• Commissioner Robert Oakes requested a six‑month review; commissioner Pandora Crowder suggested 12 months to allow the business to establish.
• Commissioner Jeff Sanguinetti noted that the label “pawn shop” is misleading for a store limited to jewelry/watch/coin loans and expressed discomfort with condition 7 restricting display of other items. After discussion, condition 7 was amended to prohibit “sale or display of merchandise” beyond allowed items.
• The motion added a new condition for a 12‑month use‑permit compliance review. Final vote: 7‑0.

6.1 2025 Annual Compliance Review for Development Agreements Senior Planner Ansonha presented the annual review of ten development agreements (DAs), all deemed compliant for 2025. Projects include Canary Park, Delta Cove, Mariposa Lakes, Port of Stockton, Sanctuary, Spanos Park West, St. Joseph’s, University Park, Westlake Village, and a smaller DA.

• Commissioner Oakes raised concerns about incomplete responses from Spanos Park West regarding a donation; staff clarified that the city attorney is still working on documentation but that the missed deadline does not affect compliance because the DA does not require specific milestones.
• Vice Chair Sanguinetti questioned the minimal response from Mariposa Lakes and the lack of utility planning progress; staff noted the DA (from 2008) lacks enforceable milestones, but the applicant submitted an annexation agreement as required last year.
• The motion to accept the compliance review and direct staff to notify applicants passed 7‑0 after a recess to clarify the legal effect of a non‑vote.

Reports & Communications

• Community Development Director Stephanie Ocasio reported that the City Council approved a master property tax‑sharing agreement for annexations, plus project‑specific agreements for the LaBaren and Thornton Road projects. She also noted that the City Council adopted the ADU ordinance recommended by this commission for state‑law consistency. A future presentation on the Community Development Department’s processes and successes is planned for June or July.

Key Outcomes

• Resolution 2026-05-14-0501 approving the pawn shop AUP was adopted 7‑0, with amended conditions including a 12‑month review and a prohibition on display of merchandise beyond jewelry/watches/coins.
• Motion 2026-05-14-0601 accepting the 2025 DA compliance review and directing staff to notify applicants of compliance determinations passed 7‑0.
• The meeting was adjourned at 7:11 PM.

Commissioner Comments

• Commissioner Crowder remembered former planning employee Adeline Sugatan and praised the Miracle Mile Artlit event.
• Vice Chair Sanguinetti commended staff for the tax‑sharing agreement.
• Commissioner Amen read a statement urging equitable infrastructure investment in South and Southeast Stockton, noting that growth concentrated in the north risks widening disparities.
• Chair Hull noted visible progress on a previously approved car wash on Wilson Way and thanked staff.