Planning Commission Meeting: Nonconforming Truck Sales Use Determination - July 9, 2026

The Stockton Planning Commission held a meeting on July 9, 2026, at 5:30 PM in the new City Council Chambers. The primary agenda item was a request for an administrative interpretation regarding the nonconforming truck sales use at 2546 Turnpike Road. The Commission considered staff's recommendation that the use had been voluntarily discontinued and could not be re-established, versus the property owner's argument that a lapsed business license did not terminate the nonconforming status. After extensive deliberation, the Commission voted 6-0 to adopt staff's recommendation. The meeting also included an informational presentation on land use permit requirements.

Discussion Items

• 26-0663 Request for Administrative Interpretation of Nonconforming Truck Sales Use at 2546 Turnpike Road (APN 165-261-25 & 165-261-26): Staff presented evidence that the property, zoned Residential Low Density (RL), had a history of truck sales dating back to 1998. A business license for Pride Truck Sales was issued in 2018 as a nonconforming use, but expired on September 30, 2024. Staff determined that the nonconforming status was lost after one year of legal inactivity (voluntary discontinuance) because the business license was not renewed and no legal truck sales occurred. Staff argued that allowing re-establishment would be detrimental to adjacent residential properties and inconsistent with code intent. The applicant, Pride Group Enterprises, represented by counsel Lauren Bactau and Chief Legal Advisor Amtage Ronha, contended that the code does not list a lapsed business license as a reason to terminate nonconforming use, and that the site had been actively maintained through environmental remediation and marketing efforts. They cited bankruptcy proceedings and soil remediation as factors. Commissioners questioned the adequacy of notice to the owner, the legal distinction between use and business license, and the potential environmental consequences. Following a recess from 7:22 PM to 7:30 PM, the Commission deliberated and voted.
• 26-0703 Informational Presentation on Stockton Municipal Code Chapter 16.20, Allowable Land Uses and Permit Requirements: Staff provided an overview of how land uses are evaluated, including the use table, permit types (Commission Use Permit, Administrative Use Permit, Land Development Permit, By-Right), and the Planning Commission's role as review authority for certain applications. No action was taken.

Key Outcomes

• The Commission approved Resolution 2026-07-09-0601 determining that truck sales and other truck-related uses are not recognized as legal nonconforming uses at 2546 Turnpike Road, and that the nonconforming use was voluntarily terminated by discontinuance and cannot be re-established. The motion was made by Yolanda Amen, seconded by Pandora Crowder, and passed 6-0 (Terry Hull, Derek Graves, Yolanda Amen, Jeff Sanguinetti, Pandora Crowder, Jazmine Hernandez voting yes; Robert Oakes absent). Applicants were informed of a 10-day appeal period to the City Council.
• The informational presentation on land use permits concluded without action.
• Commissioner comments included recognition of the first Planning Commission meeting in the new chambers, updates on the Bear Creek South project (approved by City Council), and acknowledgment of staff's presentation on building permits.