Stockton Planning Commission Meeting – May 14, 2026

On May 14, 2026, the Stockton Planning Commission convened at 5:30 PM and adjourned at 7:11 PM. The meeting covered a contested Administrative Use Permit for a pawn shop on Pacific Avenue, approval of January 2026 minutes, and the annual compliance review of 10 Development Agreements. All votes were unanimous (7-0) with Commissioner Graves arriving late.

Consent Calendar

• January 8, 2026, minutes – Approved 5-0 (Commissioner Hernandez abstained; Graves absent).
• January 22, 2026, minutes – Approved 6-0 (Graves absent).
• Motions were taken separately after Vice Chair Sanguinetti moved to split the consent calendar.

Public Comments & Testimony

• No general public comments were made for non‑agenda items.
• For the pawn shop hearing, three speakers were heard:
  • Kevin Hernandez (business/property owner, Miracle Mile Improvement District) – Opposed the use, citing incompatibility with the Miracle Mile’s long‑term vision and walkable, family‑friendly identity. He noted the district had worked on a proposed overlay but it was never adopted.
  • Kevin Dougherty (Miracle Mile resident and property owner) – Opposed the use, arguing that such a business could undermine momentum, discourage complementary investment, and signal that tenant quality is secondary to occupancy.
  • Mike Hakeem (applicant’s representative) – Spoke in support. He highlighted the applicant’s 18‑year successful operation of “Don Pepe’s Loan and Jewelry” on Wilson Way, minimal police calls (8–9 calls in 18 months, mostly loitering unrelated to the business), and voluntary conditions agreed with the Miracle Mile Community Improvement District (MMCID). He noted MMCID voted 9‑3 to not oppose the project.

Discussion Items

• 5.1 – Administrative Use Permit (P26‑0005) for a 1,987‑square‑foot pawn shop at 2002 Pacific Avenue

  • Staff presented the item (Scott, then Ansonha). The existing building previously housed a payday loan/check‑cashing business. The applicant agreed to conditions limiting operations to jewelry, watches, and coins (no guns, large items); hours 10 AM–6 PM, Mon–Sat; clear windows with no bars or shutters; and security cameras. Staff recommended approval.
  • A lieutenant from the Stockton Police Department confirmed minimal calls at the applicant’s other location and at similar pawn shops on Pacific Avenue.
  • Commissioners discussed concerns about the term “pawn shop” vs. “loan and jewelry” and the lack of an official overlay district for Miracle Mile. Commissioner Oakes proposed amending Condition 7 to prohibit display of non‑permitted merchandise; Commissioner Crowder suggested a 12‑month review instead of 6 months to allow the business to stabilize.
  • Vice Chair Sanguinetti moved to approve with those two amendments (display restriction and 12‑month review). The motion carried 7‑0.

• 6.1 – 2025 Annual Compliance Review for Development Agreements

  • Staff (Ansonha) reported on 10 Development Agreements (DAs). All 10 were found compliant, including Mariposa Lakes (previously non‑compliant due to annexation status) and Spanos Park West (still working on documentation for a donation).
  • Commissioner Oakes raised concerns about Spanos Park West not fully responding to information requests; staff noted the donation documentation was being finalized with the City Attorney. Commissioner Sanguinetti questioned the lack of specific milestones in older DAs (e.g., Mariposa Lakes) and requested future reports include the original DA language for review. Staff agreed to attach DA language in future annual reviews.
  • Motion to accept the compliance review and direct staff to notify applicants passed 7‑0, with no findings of non‑compliance for any specific project.

Key Outcomes

• Approved Resolution 2026‑05‑14‑0501 – Granted the Administrative Use Permit for a pawn shop (Don Pepe’s Loan and Jewelry) at 2002 Pacific Avenue, subject to conditions including a 12‑month compliance review and a requirement that only permitted merchandise (jewelry, watches, coins) be sold or displayed. (Vote: 7‑0)
• Approved Motion 2026‑05‑14‑0601 – Accepted the 2025 annual Development Agreement compliance review and directed staff to notify applicants of compliance determinations. (Vote: 7‑0)
• Developer Reports – The Director of Community Development (Stephanie Ocasio) announced City Council approval of a master property tax sharing agreement (to enable annexations) and an ADU ordinance (effective 30 days). A future presentation on the Community Development Department’s work is planned for June/July.
• Commissioner Comments – Commissioner Crowder remembered former planning employee Adaline Sugitan. Commissioner Amen read a statement urging equitable infrastructure investment in South and Southeast Stockton, noting a pattern of growth concentrated in the north. Commissioner Hull noted a new car wash under construction on Wilson Way as a tangible result of a past commission decision.