Public Meetings - Stockton, California

The Stockton Planning Commission met on April 13, 2023, to consider two major agenda items: a large industrial development project known as the South Stockton Commerce Center and a city-initiated cleanup of general plan and zoning map inconsistencies. After a public hearing and deliberation, the Commission voted unanimously (5‑0) to recommend City Council approval of the South Stockton Commerce Center project—including its Environmental Impact Report (EIR), general plan amendment, rezone, and tentative map—and to recommend adoption of a citywide zoning consistency update. Consent Calendar - Approval of Minutes – The Commission approved the minutes from the February 9, 2023 meeting (Motion 2023-04-13-0301, passed 5‑0). The minutes from January 26, 2023 were moved to the next meeting because Commissioners Hull and Boparai had not reviewed them; they abstained from the January minutes vote. Public Comments & Testimony Significant public testimony was heard on Item 5.1 (South Stockton Commerce Center). No general public comments were made for Item 4. - Agustin Sandoval (IBEW Local 595 apprentice) – Expressed support, noting the project would create apprenticeship opportunities. - Gilbert Ruiz (Sheet Metal Workers Local 104) – Expressed support, emphasizing the need for local jobs and steady work. - Liz Sutton (Sheet Metal Workers Local 104) – Expressed support, stating the project would bring thousands of permanent jobs and tax revenue to Stockton. - Michael Mark (Sheet Metal Workers Local 104) – Expressed strong support, noting the developer’s commitment to additional mitigation measures and the benefit of local construction jobs. - Alvino Moreno (IBEW Local 595 apprentice) – Expressed support for the project. - Margo Praus (Chair, Delta Sierra Group) – Expressed cautious support, acknowledging improvements due to Attorney General settlement but urging careful consideration of cumulative air quality and flood impacts. - Mary Elizabeth (fourth-generation Stockton resident) – Asked for a postponement to allow more time to review mitigation measures, citing concerns about air quality, health, agricultural land loss, and inadequate bicycle/pedestrian provisions. She referenced Attorney General warehouse best practices. - Written Communications – Three letters were received: two from the Sierra Club (dated 2020) and a new letter from Mary Elizabeth (April 13, 2023). The Commission voted to waive the reading after a recess to review them. Discussion Items Item 5.1 – South Stockton Commerce Center Staff (Mike McDowell, Assistant Director of Community Development) presented the project: a maximum of 6.2 million square feet of industrial space, 140,350 square feet of commercial uses, 54 acres of open space, and a tentative map creating 13 parcels on 422 acres. The project requires a General Plan amendment and rezone to adjust land use designations to accommodate a new access road and flood basin. A Final EIR identified six significant unavoidable impacts (aesthetics, agriculture, air quality, greenhouse gases, transportation, etc.) and included a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program (MMRP). Staff noted corrections in a bench memo: updated zero-emission fleet deadlines (65% by Dec 31, 2023; 85% by 2025; 100% by 2027) and added cold storage truck plug-in requirements. The project applicant (Trevor Smith, TS Planning) and consultants (Joe Thomas, hydrologist; Steve McMurtry, CEQA consultant) explained the project history, flood modeling, and air quality analysis. Commissioners questioned the accelerated zero-emission timeline. Staff clarified the dates were negotiated with the Attorney General’s office and Sierra Club; an infeasibility clause exists if zero-emission vehicles are unavailable. Commissioner Thompson noted the added cost and burden compared to other projects. The Commission discussed the balance of job creation, tax revenue, and environmental mitigation. Item 5.2 – General Plan and Zoning Map Consistency Amendments Staff (Matt Diaz, Advanced Planning Manager) presented a cleanup of 116 properties to resolve split designations and correct inconsistencies from prior phases. The changes align land uses with surrounding environments, ensure housing capacity, and provide clarity. No additional environmental review is required per CEQA Guidelines Section 15183. Outreach included mailers and a neighborhood meeting; one supportive property owner attended. The amendments are recommended to City Council. Key Outcomes - Item 5.1 – South Stockton Commerce Center - Motion (2023-04-13-0501) to waive reading of correspondence passed 5‑0. - Four resolutions passed 5‑0: 1. Resolution 2023-04-13-0501-01 – Recommend City Council adopt the Final EIR, Statement of Overriding Considerations, and MMRP with minor revisions. 2. Resolution 2023-04-13-0501-02 – Recommend City Council approve a General Plan Amendment modifying land use designations on a portion of APN 177-050-09. 3. Resolution 2023-04-13-0501-03 – Recommend City Council adopt an ordinance for a zoning map amendment on a portion of APN 177-050-09. 4. Resolution 2023-04-13-0501-04 – Approve the Tentative Map creating 13 parcels. - Only the tentative map approval is final; other actions are recommendations to City Council. Appeal rights for the tentative map exist within 10 days. - Item 5.2 – Zoning Consistency Amendments - Resolution 2023-04-13-0502 passed 5‑0, recommending City Council: (1) find no further environmental review required, (2) approve the General Plan Land Use Map amendments, and (3) adopt an ordinance amending the Citywide Zoning Map. No appeal rights apply as this is a recommendation. Reports/Commissioner Comments - Assistant Director Mike McDowell thanked the Commission for attending the recent Planning Commissioners Academy and announced the return of Community Development Director Stephanie Ocasio from extended medical leave. Director Ocasio briefly addressed the Commission, thanking staff for their work in her absence. - Commissioner Boparai highlighted the reopening of Fire Station 1 and Nena’s 40th anniversary. - Commissioners expressed appreciation for staff and the workshop experience. The meeting adjourned at 8:01 PM.

The Stockton Planning Commission met on March 23, 2023, at 5:31 PM. The meeting was called to order with a quorum present (Commissioners Mallett, Jones, Thompson, Hull, Nathaniel; Chair Rizvi absent excused; Commissioner Boparai arrived late at 5:35 PM). The commission received two training presentations: first from Deputy City Attorney Taryn Jones on meeting rules and legal compliance (Brown Act, conflicts of interest, procedures) and second from Community Development Department staff Brad Wall on the land use and planning overview, project types, and the commission's role. No public comment was given, there were no consent items, no new or unfinished business, and no public hearings. Commissioner comments followed, and the meeting adjourned at 7:06 PM. Public Comments & Testimony - No public comments were provided, as announced by the chair and confirmed by the city clerk. Discussion Items - 23-0079 2023 City of Stockton Planning Commission Training Program Presented by Taryn Jones, Deputy City Attorney: Informational only. Ms. Jones provided a comprehensive training covering the Brown Act open meeting requirements, meeting basics such as serial meetings and social media rules, procedural rules (Rosenberg's Rules of Order and city-specific policies), motion procedures conflict of interest rules under the Fair Political Reform Act (FPPC), the role of the chair, findings of fact, and the formal structure of public hearings. She emphasized that commissioners must avoid serial meetings, refrain from discussing member of a quorum of a matter within their jurisdiction outside meetings, and be mindful of public records obligations for electronic communications. - 23-0261 2023 City of Stockton Planning Commission Training Program Presented by the Stockton of the Community Development Department: Informational. Planning Manager Brad Wall provided the presentation on land use planning, including the authority hierarchy (federal, state, local with general plan and development code), ministerial vs. discretionary development review, commission's role in reviewing use permits, variances, tentative maps, and making recommendations to the city council. He also discussed environmental review (CEQA), design guidelines, community outreach and noticing, and findings needed for approval. He noted that to approve a project all required findings must be made; a failure to make even the finding can lead to denial of the project. The commission asked questions about CEQA triggers (Commissioner Thompson) and NEPA (Commissioner Boparai). Commissioner Comments & Announcements - Commissioner Mallett thanked staff and noted that the training material covering findings was especially helpful because the commission themselves had experience overriding staff recommendations. - Commissioner Boparai thanked staff, apologized for arriving late, and reported several community events including the opening of Barber City (barber shop) on the waterfront plaza, a recent recycle drive-through event, future Shape Stockton workshops, and a Clean California cleanup day on March 25, 2023, from 9:00 AM to 12:00 PM at 2201 West Washington Street. - Commissioner Jones asked Deputy City Attorney Jones about the conflict rule for city employees serving as planning commissioners. Ms. Jones clarified that there is a specific council policy prohibiting city employees from serving on city boards, and that follow-up would be sent via email. - Vice Chair Nathanial (acting chair) commented on Chair Rizvi's humanitarian work in El Salvador, distributing specialized wheelchairs to children in need. Key Outcomes - No votes, decisions, resolutions, or actions were taken during this meeting. Both presentations were informational only. - The next steps discussed include continued orientation of commissioners through the upcoming Planning Academy (mentioned by Ms. Jones) and oversight of future meetings where decision items would be presented and voted upon.

The Stockton Planning Commission met on March 9, 2023, from 5:31 PM to 7:11 PM. The meeting began with the recognition of three outgoing commissioners, followed by approval of the consent calendar (minutes from December 8, 2022). The primary action item was the approval of a final Environmental Impact Report, commission use permit, design review, and waiver for the Gospel Center Rescue Mission New Life Emergency Shelter at 435 S. San Joaquin Street. The commission also held the third study session on the overhaul of Title 16 of the Stockton Municipal Code and the Citywide Design Guidelines. All votes were unanimous (7-0). Recognition of Outgoing Commissioners - Certificate of Recognition presented to former Commissioners Jeff Sanguinetti, Brando Villapudua, and Felix Ogbah. Each spoke briefly, expressing gratitude for their service and optimism for Stockton’s future. Commissioner Sanguinetti stated, "It was really an honor to serve on the planning commission… I see it going in the right direction." Commissioner Villapudua (now a Council member) encouraged the commission to "keep your head clean, keep your nose clean." Commissioner Ogbah noted that the planning commission helped him "reinvent myself." Deputy Director Michael McDowell and Chair Rizvi offered thanks. Consent Calendar - Approval of Planning Commission Minutes – Motion 2023-03-09-0301 to file the minutes of the December 8, 2022, meeting. Moved by Gurneel Boparai, seconded by Anne Mallett. Vote: 7-0. Public Comments & Testimony - No public comments were made during the general public comment period (Item 4). - During the public hearing on Item 5.1, David Madura, representing the Gospel Center Rescue Mission, spoke in strong support of the project. He highlighted the mission’s 83-year history in Stockton’s Little Manila district, its preservation of three historical buildings, and the positive impact of its New Life program. He stated that program participants voluntarily clean eight square blocks twice daily, seven days a week, amounting to $3.5 million in in‑kind services to the city. He also noted that the program graduates about 65 individuals per year, saving U.S. taxpayers an estimated $2.0 million annually. He described the existing buildings as dilapidated and unsafe, with asbestos and lead hazards. - Charlie Simpson, principal of Base Camp Environmental and EIR preparer, answered questions about the historical significance of the two buildings slated for demolition. He explained that while the structures have some notable architectural features and were deemed eligible for historic listing, their poor condition makes rehabilitation infeasible. Mitigation includes a Historic American Building Survey (HABS) report filed with the Library of Congress, but the impact remains significant and unavoidable, requiring a Statement of Overriding Considerations. Discussion Items - Item 5.1 – Gospel Center Rescue Mission New Life Emergency Shelter – Planning Manager Brad Wall presented the proposal: a three‑story, 14,600‑square‑foot emergency shelter for up to 178 individuals, including sleeping rooms, common areas, counseling offices, and ADA access. The project requires a commission use permit (because the use is in a Commercial General zone), design review, a waiver for reduced front setback (zero setback), reduced parking (16 spaces vs. 20 required), a six‑foot block wall closer to the street, and no landscaping. Two buildings over 50 years old would be demolished. The Cultural Heritage Board had already found demolition appropriate. Staff recommended approval. Commissioners expressed strong support, noting the desperate need for homeless infrastructure and the wraparound services provided by the Gospel Center. Commissioners Hull, Thompson, and Chair Rizvi disclosed personal relationships with project representatives but stated no conflict of interest. - Item 8.1 – Planning Commission Study Session 3 on Overhaul of Title 16 and Citywide Design Guidelines – Advanced Planning Manager Matt Diaz and consultant Martha Miller presented findings from community outreach, including two workshops. Key themes included code usability (simplifying and clarifying regulations), objective design standards (e.g., clear setbacks, articulation), and tailoring standards to different areas (downtown, Miracle Mile, Little Manila, Channel area, South Airport Corridor). The study session was informational only; no action was taken. Commissioners asked about public participation and potential opposition, with staff noting that feedback has been largely positive and that opposition may emerge as draft standards are released. Key Outcomes - Resolution 2023-03-09-0501 (Item 5.1) – Approved certification of the Final Environmental Impact Report, commission use permit, design review, and waiver for the Gospel Center Rescue Mission New Life Emergency Shelter and demolition of two structures older than 50 years at 435 S. San Joaquin Street. Motion by Gurneel Boparai, seconded by Anne Mallett. Vote: 7-0. - Study Session – No action taken. Staff will incorporate feedback into draft development code and design standards, which will be brought back for future commission review and public comment. - Adjournment – The meeting adjourned at 7:11 PM.

The Stockton Planning Commission met on February 23, 2023, at 5:30 PM and adjourned at 6:26 PM. The primary action was a unanimous recommendation to the City Council to adopt an ordinance creating regulations for food truck parks and commissaries. The meeting also included approval of previous meeting minutes (with one item continued) and informational updates from staff. Consent Calendar - Approved the minutes of the October 27, 2022 Planning Commission meeting (Motion 2023-02-23-0301, carried 4-0 with three abstentions: Greg Thompson, Rajan Nathaniel, Terry Hull). The motion was moved by Anne Mallett and seconded by Brenda Jones. - The approval of the December 8, 2022 minutes was continued to the next meeting due to insufficient commissioners having reviewed the video. Public Comments & Testimony - Kenneth Foster, co-owner of Stocklandia (Stockton’s first food truck park), spoke in strong support of the proposed ordinance, thanking the ad hoc committee and staff for their work. He noted that the ordinance removes ambiguity and is needed for Stockton. - Jesus Andrade, former Stockton City Council member, expressed support for the ordinance, highlighting that it creates opportunities for food entrepreneurs. He commended staff for listening to community input. Discussion Items - Ordinance Amending Title 16 – Food Truck Parks and Commissaries (Item 5.1): Deputy Director Rob Lidicoat presented the staff report, explaining the need for the ordinance because Title 16 was silent on these uses. An ad hoc committee with city departments, industry representatives, and operators (including from Stocklandia, Lathrop, and Modesto) developed the draft over four two-hour meetings. Key features include: - Three tiers of food truck parks by size: pod (2–5 trucks), hub (6–10 trucks), plaza (11+ trucks). - Permitting requirements vary by zone (neighborhood commercial, general commercial, downtown commercial, large-scale commercial). - Development standards address setbacks, paving, parking, electrical hookups, and fencing (mandatory for commissaries/co-locations). - Commissary services for food trucks (wastewater disposal, storage, electrical hookups) are defined; co-located parks/commissaries must meet the stricter of the two sets of standards. - Commissioner disclosures: Commissioner Boparai disclosed having visited the former food truck lot permitted under a temporary permit but had no outside communications with coalition leaders. - Commissioner Boparai asked about 29 police/code enforcement calls at the former Stocklandia site. Staff noted the calls were complaint-driven and many issues (location near residential, noise, parking) have been addressed in the new code. Sergeant Eric Morrison (Stockton Police) confirmed the complaint-driven nature. - Kenneth Foster, during the open hearing, urged that individual food trucks operating on public streets be held to the same basic rules to ensure fair competition. - Commissioner Mallett echoed the need to regulate street food trucks, while Commissioner Jones raised health and sanitation questions. Staff explained that health permits are handled by San Joaquin County Environmental Health, and code enforcement is complaint-based for individual trucks. Reports/Communications/Informational Items - Deputy Director Michael McDowell reminded commissioners of the upcoming Planning Commissioner Academy (late March) and future workshops on the SHAPE Stockton effort (development code overhaul) and new objective design standards. Commissioners Comments - Commissioner Boparai reported on recent community activities: a Rotary read-in at Hamilton Elementary, public works cleanup after storms, Kelly’s Angels Crab Feed, and Community Development Committee approvals for CDBG and emergency shelter grants. He also highlighted Assembly Bill 413 (daylighting standards for crosswalks) and offered to collaborate on a local ordinance. - Chair Rizvi thanked staff and noted that development codes always evolve, expressing confidence the new food truck regulations will benefit the city. Key Outcomes - Motion to Recommend Ordinance to City Council: Moved by Commissioner Boparai, seconded by Commissioner Mallett. The commission voted 7-0 to approve Resolution 2023-02-23-0501, finding no further environmental review required under CEQA (Section 15183) and recommending the City Council adopt an ordinance amending Title 16 of the Stockton Municipal Code to create regulations for food truck parks and commissaries. - Next steps: Staff will prepare a staff report documenting the commission’s recommendation and public comments for a future City Council agenda. The ordinance will then be subject to council adoption.

The Stockton Planning Commission held a regular meeting on February 9, 2023, at 5:30 PM at 425 N. El Dorado St. The meeting included the election of officers for the coming year, interviews and appointments to the Cultural Heritage Board, and an informational presentation on the 2022 General Plan and Housing Element Annual Progress Reports. All seven commissioners were present. Public Comments & Testimony - Brando Villapudua (former councilmember) wished commissioners well and thanked Commissioner Boparai. - Michael Blower (Councilmember, District 3) thanked commissioners for their service and expressed excitement for Commissioner Hull's background in urban and regional planning. Discussion Items 6.1 Election of Planning Commission Officers (2023) - The commission elected a Chair and Vice Chair for a 12-month term in accordance with Standards and Policies No. 1. - Motion to elect Waqar Rizvi as Chair passed 5-2 (Mallett, Jones, Rizvi, Boparai, Hull in favor; Thompson, Nathaniel opposed). - Motion to elect Rajan Nathaniel as Vice Chair passed 7-0. 7.1 Cultural Heritage Board Interviews and Appointments - Staff explained that the Planning Commission appoints members to the nine-member Cultural Heritage Board, with appointments requiring City Council approval. Due to past attendance issues, interviews were conducted to assess commitment. - Three applicants (Leon Bach, Bryan Baldeon, William Maxwell) were interviewed; a fourth (Virtu Arora) had been interviewed at a prior meeting but was still considered. One applicant (Shannon Merritt) withdrew. - Commissioners ranked their top five candidates using a points system. The top four applicants were Virtu Arora, Leon Bach, Bryan Baldeon, and William Maxwell. - Motion to forward these four to City Council passed 7-0. 8.1 Informational Presentation: 2022 General Plan and Housing Element Annual Progress Reports - Matt Deas (Advanced Planning Manager) presented the required annual reports, due to the state by April 1, 2023. Key points included: - The current housing element cycle (2015–2023) required maintaining capacity for 11,824 housing units (RHNA allocation). - In 2022, 605 residential permits were issued (60 low-income units, 60 ADUs, 485 single-family). Total permits since 2015: 3,935, leaving 7,889 units needed to meet the RHNA target, which staff noted is unlikely due to market conditions. - Upcoming work includes a new housing element (2024–2031) with a projected RHNA of 12,600 units, a Development Code overhaul, a Housing Action Plan, and neighborhood action plans. - The city has received $2 million in grants for planning work, with $365,000–$400,000 spent; remainder must be used by August 2023. - A pro-housing designation will be sought from the state in March 2023. - No action was taken; the item was informational only. Key Outcomes - Chair elected: Waqar Rizvi (Motion 2023-02-09-0601-01, vote 5-2). - Vice Chair elected: Rajan Nathaniel (Motion 2022-02-09-0601-02, vote 7-0). - Cultural Heritage Board appointees: Virtu Arora, Leon Bach, Bryan Baldeon, and William Maxwell forwarded to City Council (Motion 2023-02-09-0701, vote 7-0). - No other votes: The General Plan/Housing Element report was informational only; no action taken. - Future meetings: Training on ethics and Brown Act scheduled for March; Planning Commission Academy in late March; workshops on housing element and development code upcoming. The meeting adjourned at 7:00 PM.

The Stockton Planning Commission met on January 26, 2023 at 5:30 p.m. at 425 N. El Dorado St., Stockton, CA. The meeting was called to order with roll call; Commissioners Anne Mallett, Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Felix Ogbah, and Greg Thompson were present. Commissioner Xavier Mountain was absent. The meeting adjourned at 7:54 p.m. Consent Calendar - Approval of September 22, 2022 Minutes (Item 3.1): The minutes were approved by a vote of 4‑0 (Commissioners Mallett, Rizvi, Sanguinetti, Ogbah in favor; Commissioners Jones and Thompson abstained; Mountain absent). - One‑Year Time Extension for Tra Vigne East Tentative Map (Item 3.2): Approved 6‑0 via Resolution 2023-01-26-0302. - One‑Year Time Extension for Tra Vigne West Tentative Map (Item 3.3): Approved 6‑0 via Resolution 2023-01-26-0303. The consent calendar (excluding Item 3.1, which was considered separately) was adopted on a single vote of 6‑0. Public Comments & Testimony - No members of the public spoke under general public comment. - During the public hearing on Item 5.1, there was no oral opposition. A written comment from Dean Placeris was received; the Commission voted 6‑0 to waive reading of the lengthy email and place it in the record. The email generally supported the project but questioned its economic feasibility, referencing other small‑lot subdivisions in the city. - During the Cultural Heritage Board interviews, two members of the public spoke: Robert Holzer (Vice Chair of the Cultural Heritage Board) expressed concern about past quorum issues and urged the Commission to consider appointing dependable members; Phillip Merlo (an applicant) spoke in support of absent applicants Brian Baldeon, Bill Maxwell, and Leon Bach, whom he described as qualified. Discussion Items - Public Hearing – 67‑Lot Single‑Family Residential Development at 8601 Thornton Road (Item 5.1): Staff presented a proposal for a 67‑lot subdivision on 6.63 acres (APNs 080-320-06, -07). The project includes a tentative map and a planned unit development permit. Lot sizes would be reduced to about 2,700 sq ft (deviating from the usual 5,000 sq ft minimum), with lot width reduced from 50 ft to 42 ft and side setbacks from 5 ft to 4 ft. The density is 10.1 dwelling units per gross acre, within the medium‑density range (6.8–13.1 du/acre). The project includes a homeowners association and a new road connection with signal improvements at Thornton and Davis Road. An addendum to the 2040 General Plan EIR found no new significant impacts. Staff initially stated the item would go to City Council, but later clarified that the Planning Commission has final approval authority. A correction memo was distributed requiring annexation into the citywide Community Facilities District at the final map stage. The applicant, Cecil Dillon representing GO Partners, expressed support for staff’s recommendations. Commissioner Rizvi and Chair Sanguinetti voiced support for the infill project. The Commission voted 6‑0 to approve the environmental addendum, the tentative map, and the planned unit development, subject to conditions including the CFD annexation. A 10‑day appeal period applies. - Cultural Heritage Board Interviews (Item 6.1): The Commission was tasked with recommending eight members to fill vacancies on the nine‑member Cultural Heritage Board. Ten applications were received; four applicants appeared for interviews: Thomas Groom (incumbent, current Chair), Mary Jo Gohlke, Jewelian Johnson, and Phillip Merlo (incumbent). The remaining six applicants did not attend. After discussion, commissioners expressed frustration that non‑attendance reflected a lack of commitment, given the board’s history of quorum problems. Commissioner Ogbah moved to recommend only the four who attended; Commissioner Rizvi seconded. The motion carried 6‑0. The Commission recommends that the City Council appoint Thomas Groom, Mary Jo Gohlke, Jewelian Johnson, and Phillip Merlo to the Cultural Heritage Board. - 2022 Annual Compliance Review for Development Agreements (Item 6.2): Staff reviewed eight active development agreements (DAs) for the 2022 calendar year. Seven were found compliant or substantially compliant; one (Duck Creek Industrial) had expired. Specific determinations: Spanos Park West and Mariposa Lakes were rated substantially compliant (Spanos due to an unfulfilled density‑bonus agreement, Mariposa Lakes due to an expired annexation agreement). The other six (Westlake/Crystal Bay, Canary Park, University Park, Sanctuary, Port of Stockton, Delta Cove) were fully compliant. The Commission voted 6‑0 to accept the staff’s compliance recommendations and to direct staff to notify applicants accordingly, with a 30‑day cure period for any non‑compliance. Key Outcomes - Approved resolutions for Tra Vigne East and West time extensions: 6‑0 votes. - Approved the 67‑lot Thornton Road subdivision (environmental addendum, tentative map, planned development): 6‑0 vote. Project subject to 10‑day appeal period and future design review, tree removal permits, and CFD annexation. - Recommended four nominees to the Cultural Heritage Board (Thomas Groom, Mary Jo Gohlke, Jewelian Johnson, Phillip Merlo): 6‑0 vote. - Accepted the 2022 Development Agreement Compliance Report with staff’s compliance/noncompliance determinations: 6‑0 vote. - Recognized outgoing commissioners: Chair Sanguinetti, Commissioner Ogbah, and absent Commissioner Mountain completed their terms on January 31, 2023. New commissioners were appointed and will begin February 1, 2023. The new commissioner Greg Thompson was welcomed. - Adjourned at 7:54 p.m.

The Stockton Planning Commission held its final regular meeting of 2022 on Thursday, December 8, 2022, at 5:30 PM in the City Hall Council Chambers at 425 N. El Dorado Street, Stockton, California. Commissioners Anne Mallett, Waqar Rizvi, Brando Villapudua, and Chair Jeff Sanguinetti were present. Commissioners Brenda Jones, Xavier Mountain, and Felix Ogbah were absent; Commissioner Ogbah's absence was excused. The Commission voted unanimously on the consent calendar and on the sole public hearing item, then adjourned at 6:08 PM. Consent Calendar - Approved 4-0 (Mallett, Rizvi, Villapudua, Sanguinetti) the consent agenda as a single vote item, including: - Motion 2022-12-08-0301: Approval of the October 13, 2022 Planning Commission minutes. - Motion 2022-12-08-0302: Approval of the Planning Commission meeting schedule for calendar year 2023. - The motion was made by Commissioner Rizvi and seconded by Commissioner Villapudua. Public Comments & Testimony - General public comment: None. - Public hearing on the Big Box Ordinance: Mark Sprang spoke in support of amending the 2007 big box restrictions. He said Western Ranch has limited grocery competition and that residents have to travel outside the area for full grocery options. He referenced the 100,000-square-foot size threshold and noted that roughly 10% of that square footage can involve non-taxable goods such as groceries. He asked for a carve-out for Western Ranch or for repeal of the restriction, saying the area has been locked up since 2007 and that the change would be beneficial to the community. Discussion Items - Ordinance amending Title 16 for wholesale retail stores (Big Box) - Item 22-1091: Staff presented a proposed zoning code amendment to remove certain restrictions placed on warehouse retail stores by the 2007 Big Box Ordinance. Matt Diaz, Advanced Planning Manager, explained that the amendment would allow warehouse retail stores in the CL (commercial, large-scale) and CG (commercial, general) zoning districts with a Conditional Use Permit, while removing existing size and taxable-sales restrictions. The CD (commercial, downtown) district would not be added, because staff wanted to avoid potential design and scale conflicts in the downtown area. - Staff noted the proposal followed direction from the City Council Legislative Committee and was consistent with the General Plan's 2018 directive to revisit the issue. There were no pending applications for big-box stores at the time of the meeting. - In response to commissioner questions, staff clarified that standard downtown department stores such as the former Macy's or JCPenney are not necessarily regulated as big box under the ordinance. A future large-scale warehouse retail use in the downtown would require a separate zoning map amendment or code amendment. - Commissioners expressed support. Commissioner Rizvi said the city has changed since 2007 and the change would open opportunities for companies to serve residents. Commissioner Villapudua said residents in the Weston Ranch area are tired of driving to other parts of town for groceries and supported the proposal. Commissioner Mallett said she was 100% in support, saying the changes could promote business and bring jobs into the community. Key Outcomes - Approved Resolution 2022-12-08-0501 by a 4-0 vote, recommending that the City Council: 1. Find that no further environmental review is required under CEQA Section 15183 based on consistency with the General Plan and Community Plan. 2. Adopt the ordinance amending Stockton Municipal Code Sections 16.20.020, 16.24.090, 16.24.100, and 16.24.110. - The motion was made by Chair Sanguinetti and seconded by Commissioner Villapudua. - Staff indicated the item would be agendized for City Council in January 2023. A council member had asked whether it could be heard before the end of 2022, but the 10-day noticing requirement made that impractical because City Council had only one remaining meeting that year. Reports & Commissioner Comments - Deputy Director Mike McDowell wished everyone a happy holiday and noted that commissioner terms continue until January 31, 2023, with appointments expected afterward. - Commissioner Rizvi thanked staff, congratulated Commissioner Villapudua on his election to City Council, and noted he would be unable to attend the January 6, 2023 meeting. - Commissioner Villapudua said this was his last Planning Commission meeting before joining the City Council; he thanked Vice Mayor Christina Fugazi, staff, and fellow commissioners and wished everyone happy holidays. - Commissioner Mallett thanked staff and commissioners and acknowledged the year's progress despite challenges. - Chair Sanguinetti wished Commissioner Villapudua the best, thanked staff, and adjourned the meeting at 6:08 PM.

The Stockton Planning Commission held a second study session on October 27, 2022, from 5:31 PM to 7:08 PM, to discuss the ongoing overhaul of Title 16 of the Stockton Municipal Code (development code) and the update of citywide design guidelines, now rebranded as Shape Stockton. The meeting was informational only; no action was taken. Consent Calendar - None. Public Comments & Testimony - No members of the public were present or offered comments. Discussion Items - Presentation by Staff and Consultant: Advanced Planning Manager Matt Diaz introduced the Shape Stockton rebranding, which unifies multiple city planning efforts (development code update, design standards, housing action plan, neighborhood plans). Consultant Martha Miller (Miller & Associates) presented the design standards component, emphasizing a shift from subjective design guidelines to objective, measurable design standards (e.g., minimum setback distances rather than “consistent with neighborhood character”). - Community Input Summary: Miller reported on a workshop attended by 15–20 participants. Key feedback included preferences for small-scale, unique character in low-density areas; articulated buildings with balconies in medium/high-density; walkable, tree-lined commercial corridors; and dislike of large parking lots in front, blank walls, and cookie-cutter designs. Focus area visions were discussed for Downtown (mixed-use, transit-rich), Miracle Mile (medium-density, pedestrian-friendly), Little Manila/Gleason Park (preserve character, add housing), Channel Area (vibrant mixed-use with water activities), and South Airport Corridor (mixed uses, amenities for youth). - Commissioner Questions and Concerns: - Commissioner Sanguinetti questioned the representativeness of photos from outside Stockton, the burden of design standards on existing businesses, and the high cost of undergrounding utilities that could hinder infill development. He urged recognition of disadvantaged unincorporated communities (DUCs) in the code. - Commissioner Mountain asked about incentives; staff clarified they aim for “incentives by default” through barrier removal rather than reward-based incentives. - Commissioner Rizvi inquired about grant funding (SB2, LEAP, REAP) and whether funds are sufficient; staff reported about $700,000 expended of roughly $2 million total, with remaining dollars allocated across multiple efforts, and noted a potential REAP 2.0 grant. - Commissioner Jones noted increased real estate speculation calls and asked about outreach metrics; staff detailed pop-up events, stakeholder interviews, and the Shape Stockton website, with a November 17th workshop planned. Staff also mentioned that the November 10th planning commission meeting would likely be canceled due to lack of items. - Commissioner Sanguinetti also discussed the need for multi-modal transit connecting focus areas and suggested a long-term vision. - Additional Topics: A parking standards memo is expected in December; the development code update will consider current parking requirements, which exceed those of peer cities. Staff emphasized that feedback from all outreach will inform the draft standards. Key Outcomes - No votes or formal decisions were made; the study session was purely informational. - Staff will continue community outreach, including pop-up events and a workshop on November 17, 2022, at the Civic Center South Hall, focusing on specific focus areas. - The next planning commission meeting on November 10, 2022 is expected to be canceled. - Commissioners expressed appreciation for the presentation and encouraged broader public participation. - Commissioner Jones announced she is in remission from cancer and passed a city employment test, ending the meeting on a positive note. Commissioner Comments - Commissioners Rizvi, Mallett, Ogbah, and Jones thanked staff. Mallett noted a prior online discussion by Matt Diaz with the Downtown Stockton Alliance. Jones shared her health victory and new job prospects. Adjournment: 7:08 PM.

The Stockton Planning Commission met on October 13, 2022, at 5:32 PM in the City Council Chambers. The commission considered a single public hearing to recommend approval of a code amendment and a Commission Use Permit for a mini-storage facility at 530 E. Market Street (the former Record building). The meeting adjourned at 6:58 PM. Commissioners present: Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Xavier Mountain (arrived at 5:35 PM), and Felix Ogbah. Absent (excused): Anne Mallett and Brando Villapudua. Consent Calendar - Item 3.1 – Approval of Planning Commission Minutes (September 22, 2022): Continued to the next scheduled meeting because Commissioners Jones and Mountain had been absent for that previous meeting and had not yet reviewed the materials. No vote was taken. Public Comments & Testimony - No members of the public provided oral testimony. One written comment from attorney Brett Jolly was submitted and its reading was waived by a 5-0 vote (motion by Commissioner Rizvi, second by Commissioner Mountain). Discussion Items - Public Hearing 5.1 – Code Amendment and Commission Use Permit for Mini-Storage at 530 E. Market Street: - Staff Presentation (Cynthia Marsh, Senior Planner): The project proposes amendments to Stockton Municipal Code Sections 16.20.020 (Table 2-2 – allowable uses) and 16.80.200 (mini-storage standards) to allow mini-storage in the Downtown Commercial (CD) zone subject to a Commission Use Permit. The new standards would limit storage to a maximum of 60% of leasable space per building and 70% of ground floor frontage, require stealthing (interior units), facade improvements, landscape upgrades, and limit hours to 7:00 AM – 10:00 PM. A quarter-mile radius limit would cap the number of such facilities downtown. The specific use permit for 530 E. Market Street (a 124,000 sq ft building) would allow up to 60% storage – approximately 74,400 sq ft – with the remainder reserved for office/retail/residential. Staff found the project consistent with the General Plan and CEQA (Guidelines Sections 15183 and 15332) and recommended approval. - Applicant Presentation (Matt Marks, Tower Investments): Tower Investments acquired the property in 2021 and has been unable to attract traditional tenants due to high rehabilitation costs (asbestos, seismic, sprinklers, uneven floors). The building is adjacent to the Crosstown Freeway, with approximately 100,000 vehicles passing daily. A market study indicated demand: 150,000 people and 43,000 households within a 10-minute trade area, and 17 existing storage facilities with about 1,500 units. The proposed mini-storage would add 485 climate-controlled units. The applicant emphasized that the use would serve downtown residents and provide a catalyst for future commercial development in the remaining space. Attorney Brett Jolly explained that the unusual dual approval (code amendment and use permit) was necessary because the current zoning does not allow mini-storage; the commission is recommending approval to the City Council, which will make the final decision. - Commissioner Questions and Comments: - Chair Sanguinetti (also a civil engineer) expressed general support for the code change and adaptive reuse but noted that the submitted floor plans were schematic and lacked engineering detail. He clarified that the use permit would only cover the storage portion; other uses (office, retail) are by-right. He requested that access be defined – staff confirmed access would be from Washington Street. - Commissioner Ogbah asked about climate control; applicant explained that the storage would be inside a conditioned building with open plenum air circulation, not individual unit HVAC. - Commissioner Mountain suggested the building could accommodate a billboard for additional revenue during demolition; staff and attorney noted that Caltrans permitting for freeway-adjacent signs is a lengthy process (months to years), so it was not part of the immediate plan. - Commissioner Jones asked about traffic impacts on nearby businesses; applicant replied that the area is currently underutilized and the project would bring more visitors downtown. No opposition was expressed during neighborhood outreach. - Commissioner Rizvi inquired about timeline; applicant estimated six months of demolition/abatement after final approvals, with unit installation thereafter. - Staff Clarifications (Matt Diaz, Advanced Planning Manager): The code amendment and use permit are tied together; because the code change is needed before the use permit can be effective, the commission is making a recommendation to City Council. Future mini-storage applications in the CD zone would be decided by the Planning Commission unless appealed. Key Outcomes - Motion to Waive Reading of Correspondence: Approved 5-0 (Rizvi/Mountain). - Motion to Recommend Approval to City Council (Resolution 2022-10-13-0501): Approved 5-0 (Sanguinetti/Mountain). The resolution recommends that the City Council: 1. Find the project exempt from further CEQA review per Guidelines Sections 15183 and 15332. 2. Adopt an ordinance amending SMC Sections 16.20.020 and 16.80.200 to allow mini-storage in the CD zone with specified standards. 3. Adopt a resolution approving a Commission Use Permit for a mini-storage facility at 530 E. Market Street, subject to conditions. - Commissioner Comments: - Chair Sanguinetti distributed historical newspaper clippings from 1990 and 1991 related to past planning commission meetings. - Commissioner Rizvi thanked staff for their work on the item. - Commissioner Mountain announced his candidacy for the Stockton Unified School Board, District 2, in the November 8 election. - Adjournment: 6:58 PM (motion by Commissioner Rizvi, second by Commissioner Jones).