Public Meetings - Stockton, California

The Stockton Planning Commission met on August 25, 2022, at 5:30 PM. The meeting was primarily a training session presented by the Community Development Department on planning processes, legal concepts, and project review. The commission also approved minutes from prior meetings. Chair Jeff Sanguinetti arrived at 5:38 PM; Commissioner Anne Mallett left at 6:15 PM. The meeting adjourned at 7:06 PM. Consent Calendar - 22-0806 Approval of Planning Commission Minutes: The commission approved the minutes from May 12, 2022, May 26, 2022, and June 9, 2022. Motion carried 4-0 (Mallett, Jones, Rizvi, Mountain in favor; Ogbah abstained; Villapudua absent; Sanguinetti not present for vote). Discussion Items - 22-0714 City of Stockton Planning Commission Training Program: Community Development Department staff (Matt Diaz, Advanced Planning Manager; Brad Wall, Current Planning Manager) presented on planning authority hierarchy, legal themes like due process, nexus and proportionality, ministerial vs. discretionary actions, project types, entitlement review, findings for approval, and tools such as the General Plan, Zoning Code, and CEQA. Commissioners engaged in extended discussion on Vehicle Miles Traveled (VMT) and its impact on infill development, the distinction between pre-zoning and annexation authority, development agreements vs. MOUs, and design standards. Key points: - Commissioner Sanguinetti expressed concern that VMT requirements under CEQA hinder infill development desired by the General Plan. Staff acknowledged the issue and noted ongoing work on a VMT model with modified thresholds. - Commissioner Rizvi and others clarified the commission's recommending role on pre-zoning versus annexation (annexation is Council/LAFCO action). - Staff explained that development agreements lock in regulations and fees for large projects and are binding, while MOUs are less formal. - Commissioner Ogbah asked for clarification on VMT; staff explained it means vehicle miles traveled, aimed at reducing greenhouse gases by shortening trips. - Security Badge Informational Item: Staff announced that employee ID badges are now required for entry to City Hall and the Permit Center due to new security measures (metal detectors). Commissioners were asked to contact HR to obtain badges. Key Outcomes - Motion 2022-08-25-0301: Approved the consent calendar (minutes) 4-0 with one abstention. - No votes or formal actions were taken on the training; it was informational only. - Commissioners expressed appreciation for the training and requested future sessions for new commissioners. - Meeting adjourned at 7:06 PM on a motion by Commissioner Rizvi, seconded by Commissioner Mountain.

The Stockton Planning Commission met on July 28, 2022, at 5:30 PM in the City Council Chambers. The meeting included approval of a cannabis retail non-storefront delivery business with a distance waiver, a public hearing for a new cannabis microbusiness, election of a new Vice Chair, and an informational study session on grant-funded policy efforts to overhaul the development code and design guidelines. The meeting adjourned at 8:38 PM. Consent Calendar - Item 3.1 – Approved Resolution 2022-07-28-0301 granting a Commission Use Permit, Administrative Use Permit, and a waiver to reduce the minimum separation distance from religious facilities and a school from 600 feet to approximately 135 feet for a retail non-storefront (delivery only) cannabis business at 216 North American Street (APN 139-290-03). The motion carried 4-0 (Commissioners Jones and Ogbah abstained; Commissioner Mountain was absent). Chair Sanguinetti noted that the resolution was revised to clarify language from the July 14 meeting. The 10-day appeal period began that evening. Public Comments & Testimony - No public comments were received. Public Hearing: Cannabis Microbusiness (Item 5.1) - Project: Commission Use Permit and Design Review for a new 3,200-square-foot industrial building at 108 West Hazelton Avenue to establish a cannabis microbusiness including retail storefront, distribution, and non-volatile manufacturing (Application P20-0757). The project would replace an existing auto body shop, employ 24 full-time employees, and represent an investment of approximately $1.5 million. - Applicant Presentation: Mike Trowbridge (Compliance Director, Mojave Cannabis) and Cynthia Morgan-Reed (land use counsel) presented. They highlighted the company’s family ownership, 10 years of industry experience, security protocols (on-site guards, cameras, ID checks), commitment to local hiring (90–95%), and community involvement (food drives, toy drives, river cleanups). They acknowledged homelessness and addiction concerns in the area and expressed willingness to partner with local law enforcement and organizations. - Commissioner Discussion: Commissioners asked about security plans, fencing (chain-link in industrial zone), landscaping maintenance, crime statistics (area has high calls for vagrancy/homelessness but few crime reports at the specific site), and future charitable contributions in Stockton. Commissioner Mountain noted the area needs improvement and expressed hope the applicant would follow through. Commissioner Mallett stated the project would clean up the area and is a plus for Stockton. Commissioner Villapudua asked about local hiring and crime data. - Vote: Motion to approve carried 6-1, with Commissioner Villapudua voting no. The 10-day appeal period began. New Business: Election of Vice Chair (Item 6.1) - Commissioner Villapudua nominated Commissioner Xavier Mountain for Vice Chair, seconded by Commissioner Jones. The motion carried 7-0, electing Commissioner Mountain as Vice Chair, effective the next meeting. Study Session: Grant-Funded Policy Efforts and Development Code Overhaul (Item 8.1) - Staff (Mike McDowell, Matt Diaz) and consultant Martha Miller presented an overview of approximately $2 million in grants received to update the city’s housing element, housing action plan, neighborhood analyses (Cabral, Little Manila/Gleason Park, South Airport), and comprehensively rewrite Title 16 (Development Code) and Citywide Design Guidelines. - Key themes: the current code is outdated, complex, and lacks user-friendliness. Objectives include streamlining procedures, expanding by-right uses, updating design standards for infill and mixed-use areas, and improving code organization. A series of workshops and study sessions will follow; no action was taken. - Commissioners discussed the need for community outreach, potential use of interactive maps/apps, and alignment with the 2040 General Plan. Commissioner Mountain suggested a goal-oriented, technology-driven approach to make the code accessible. Staff noted the city is also implementing an “Open Counter” software to simplify permit processes. Commissioner Comments & Adjournment - Commissioners welcomed new Commissioner Felix Ogbah and congratulated Vice Chair Mountain. Commissioner Villapudua announced upcoming community events (Angry Chicks grand opening on July 29, Shirley Park event on July 30). The meeting was adjourned at 8:38 PM. Key Outcomes - Consent Calendar (Item 3.1): Approved 4-0 (two abstentions). - Public Hearing (Item 5.1): Approved 6-1, with Commissioner Villapudua dissenting. - Election of Vice Chair (Item 6.1): Commissioner Xavier Mountain elected 7-0. - Study Session (Item 8.1): Informational only; no vote. Future workshops and public outreach planned. - Next Meeting: Possibly cancelled (August 11 meeting has no agenda items yet).

The Stockton Planning Commission met on July 14, 2022, at 425 N. El Dorado Street, Stockton, from approximately 5:35 p.m. to 7:35 p.m. Commissioners Anne Mallett, Waqar Rizvi, Brando Villapudua, Jeff Sanguinetti, and Xavier Mountain were present; Brenda Jones was absent with an excused absence. The agenda included two public hearings on proposed cannabis businesses, followed by staff reports and commissioner comments. Consent Calendar - None; there were no consent calendar items. Public Comments & Testimony - No general public comments were offered at the start of the meeting. - For item 5.1, Zach Drivon, attorney for applicant Golden Carriers, spoke in support of the project, describing local ownership, planned street improvements, limited traffic, and security measures. Applicant partner Herinder Tour also spoke about his local construction experience and commitment to hiring local workers. - For item 5.2, applicant Maya Aguirre spoke in support, identifying herself as the sole owner of a local, minority, woman-owned small business. She described outreach to nearby churches and a school and summarized written non-opposition she said she received. A written statement from Sonia Rebudella supporting Ms. Aguirre was read into the record. Discussion Items 5.1 – Commission Use Permit and Design Review: 1901 Navy Drive - Staff presented a proposal to establish cannabis cultivation and distribution in a new 15,000-square-foot industrial building, including an 8,275-square-foot cultivation canopy. Staff said the operation would have about seven full-time employees and would not be open to the public. The site is zoned Industrial General and met the required 300-foot residential and 600-foot sensitive-use separations. The applicant was selected through the equity cultivation lottery, so the project was evaluated under the prior cannabis ordinance. Staff recommended approval. - Chair Sanguinetti disclosed that the owner of Stockton Petroleum had called him in opposition to the project; Commissioner Mallett disclosed that she had spoken with the applicant’s attorney. Commissioner concerns focused on vacant or previously unbuilt cannabis sites nearby and whether required curb, gutter, sidewalk, and street improvements should be built immediately or deferred. The applicant’s team said the improvements were intended to be built but acknowledged that a deferred improvement agreement might be appropriate if the city engineer determined they could not be constructed at this time. - The commission voted to approve the use permit and design review. 5.2 – Administrative Use Permit and Location Waiver: 216 North American Street - Chair Sanguinetti disclosed that he had driven by and inspected the proposed location. The applicant requested an Administrative Use Permit for a delivery-only, non-storefront retail cannabis business in a 2,565-square-foot commercial space, plus a waiver of the cannabis location requirements. Staff recommended denial because the site is within 600 feet of five sensitive uses: four churches and one school, including a church about 135 feet away and another about 577 feet away. Staff stated it could not make the required findings for the permit or the waiver. - The applicant argued that the active and verified sensitive uses had submitted non-opposition, that one close church was not initially identified and could not be confirmed as active on site, and that Apex Academy, the school associated with Trinity Lutheran Church, is scheduled to move after the 2022–23 or 2023–24 school year. She also said the non-storefront operation would not be open to the public, would be surrounded by controlled-access fencing, would add cameras and lighting, and would bring tax revenue and jobs to Stockton. Staff listed up to four full-time employees for the business; the applicant cited approximately 10 new jobs. - Commissioner Villapudua said he could not support granting the waiver because of the nearby churches and school and because of crime statistics in the area. Other commissioners, including Chair Sanguinetti and Commissioner Mallett, praised the applicant’s localized operation and outreach. Crime statistics were discussed: Commissioner Villapudua cited 56 alarm calls and 21 burglary calls in the area over the last two years; a police representative clarified that those figures reflected a 1,000-foot radius and that the address itself had about 10 calls. Key Outcomes - Item 5.1: The commission approved Resolution 2022-07-14-0501, granting the Commission Use Permit and Design Review for the 1901 Navy Drive cannabis cultivation and distribution project. The motion by Chair Sanguinetti, seconded by Commissioner Villapudua, carried 5-0. The approval has a 10-day appeal period. - Item 5.2: The commission adopted Motion 2022-07-14-0502, directing staff to bring back a resolution granting the Administrative Use Permit and the location waiver for 216 North American Street, with findings reflecting the commissioners’ discussion. The motion by Commissioner Mallett, seconded by Commissioner Rizvi, carried 5-0. Staff indicated the resolution would be scheduled for the next available planning commission meeting, targeted for July 28, 2022. Staff Reports and Commissioner Comments - Michael McDowell, Deputy Director of Planning and Engineering, reported that the City Council had approved the series three zoning consistency work. He also described upcoming community workshops, grant-funded work, and an early-stage Title 16 development code update involving the commission and the public. - Commissioners congratulated Commissioner Villapudua on his election to the Stockton City Council. Commissioner Villapudua promoted the Stockton 209 CARES annual back-to-school backpack event scheduled for Saturday, 9 a.m. to 2 p.m., at Skyline Trampoline Park. - Staff noted that the vacancy left by former Commissioner Garcia was being handled with the City Clerk’s office and council appointment process, and that a vice-chair election would be placed on a future agenda.

The Stockton Planning Commission met on June 9, 2022, at 5:31 PM to consider an appeal of a condition of approval for a proposed 122-unit mobilehome park at 2424 S. El Dorado Street. The appeal, filed by the applicant, sought to remove Condition 16 requiring payment of Public Facility Fees (PFF). After presentation by staff, testimony from the applicant's attorney, and commissioner deliberation, the Commission voted unanimously (6-0) to deny the appeal and uphold the condition as originally approved. The meeting adjourned at 7:01 PM. Consent Calendar - None. Public Comments & Testimony - Brian Winter, attorney for the applicant (Miller Star Regalia), argued that the Housing Accountability Act precludes subjective conditions and that the estimated $3 million fee (based on single-family unit classification) renders the project infeasible. He suggested a square-footage-based fee and noted state law requires impact fees to be based on unit size. He expressed willingness to negotiate with staff to find a middle ground, but acknowledged the commission lacked fee-setting authority. - No other public comments were made. Discussion Items - Staff Presentation (Matt Diaz, Advanced Planning Manager): Explained that the city has authority to collect PFF via encroachment permit, as mobilehome parks do not require building permits. The current fee schedule classifies mobilehome units as single-family detached ($3 million estimated total), but a pending code amendment would reclassify them as multifamily (reducing fee to $2 million). Staff recommended denying the appeal, stating Condition 16 is consistent with the PFF ordinance and guidelines. - City Outside Counsel (Eric Phillips, Burke Williams Sorensen): Clarified that the appeal is properly before the Planning Commission because it challenges a condition of a use permit, not a fee determination under the city manager appeal process. The PFF Guidelines (Section 4) address this exact circumstance. - Commissioner Discussion: Chair Sanguinetti noted the commission lacks authority to negotiate or waive fees; any fee adjustment would require city council action or a separate appeal to the city manager. Commissioners Rizvi and Garcia emphasized fairness and the need for the developer to pay its fair share, while expressing hope for a negotiated solution based on actual unit impacts. - Following a recess, the commission reaffirmed that Condition 16 does not specify an amount, allowing the applicant to pursue a fee reduction through the city manager appeal process (per PFF Guidelines) while the condition remains in place. Key Outcomes - Motion to Deny Appeal: Moved by Chair Sanguinetti, seconded by Commissioner Garcia. Vote: 6-0 in favor (Ayes: Mallett, Jones, Rizvi, Villapudua, Sanguinetti, Garcia; Absent: Mountain). Resolution 2022-06-09-0501 approved, upholding the Community Development Department Director's original approval with Condition 16. - Next Steps: The applicant has 10 days to appeal the commission's decision to the city council or may separately appeal the fee amount to the city manager under the PFF Guidelines. The project approval remains valid for 12 months with potential extension.

The Stockton Planning Commission met on Thursday, May 26, 2022, at 5:30 PM in the City Council Chambers at 425 N. El Dorado St. The meeting included the approval of previous minutes, a public hearing on a tentative parcel map, and informational reports. The meeting adjourned at 6:17 PM. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes from the April 14, 2022, and April 28, 2022, meetings. The motion passed 5-0 (Commissioners Mountain and Garcia absent; Motion 2022-05-26-0301). Public Comments & Testimony - No public comments were made during the formal public comment period. Public Hearing: Tentative Parcel Map at 3555 Grange Avenue (Application No. P21-0727) - The commission held a public hearing on a request to approve a tentative parcel map to create a four-lot subdivision on a vacant lot at 3555 Grange Avenue (APN 111-340-56). The project involves no development proposal; only the subdivision. - Staff Presentation: Assistant Planner Francesca Carr presented the item, noting the site is zoned residential low density, surrounded by similar zoning, with a high-density parcel across the street. A public notice was sent on March 16, 2022, and a hearing was requested on March 23, 2022. Staff recommended approval based on consistency with the General Plan and adequate infrastructure conditions. - Applicant Presentation: Zac Wong of Wong Engineers, the project engineer, spoke in support, stating the project would convert an abandoned rail line into housing, addressing a critical need. He confirmed compliance with all conditions. - Public Testimony: Jeff Gamboni, a nearby property owner at 3538 Mission Road, spoke. He stated he did not oppose the project but raised concerns about the access being on the north side instead of the south side, potential public nuisance from deep lots on Princeton Road, and lack of a development plan. He noted issues with illegal grows and junkyards in the area. Commissioner Sanguinetti responded that the applicant had purchased the property legally and the city supports infill development. - Commission Discussion: Commissioners questioned the access easement (20 feet wide, private driveway, fire lane), turnaround design, and timeline. Fire Marshal James Klein confirmed no fire concerns and noted improved water access. Commissioner Villapudua asked about overhead power lines, which would be determined at building permit. Commissioner Rizvi expressed support for the infill project addressing housing needs. Commissioner Mountain acknowledged concerns but found the project met all requirements and moved to approve. - Vote: Motion carried 6-0 (Commissioner Garcia absent; Resolution 2022-05-26-0501). Chair Sanguinetti noted a 10-day appeal period to the City Clerk. Reports, Communications, and Informational Items - Update from Deputy Director Michael McDowell: He reported that the City Council on May 24, 2022, upheld the Planning Commission's unanimous approval of a cannabis facility at 2401/2403 Stagecoach Road (volatile manufacturing and distribution), denying an appeal. He also reminded commissioners of the attendance policy, noting that three consecutive unexcused absences or five in a 12-month period would result in vacating the position. Remote participation is no longer available post-COVID. Commissioners discussed notification procedures and the importance of quorum. Commissioner Comments - Commissioner Rizvi thanked staff and appreciated attendance. - Commissioner Villapudua wished everyone a safe Memorial Day and reminded them to vote on June 7, 2022. Key Outcomes - Consent Calendar Approved: Motion 2022-05-26-0301 (5-0). - Tentative Parcel Map Approved: Resolution 2022-05-26-0501 (6-0), with conditions and a 10-day appeal period ending June 5, 2022. - Attendance Policy Reaffirmed: Commissioners were reminded of excused/unexcused absence rules and notification procedures.

The Stockton Planning Commission met on May 12, 2022, at 5:32 PM and adjourned at 6:15 PM. Four commissioners were present (Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Gerardo Garcia); three were absent (Anne Mallett, Brando Villapudua, Xavier Mountain). The main agenda item was a public hearing on a request for a use permit and waiver for off-sale of beer, wine, and distilled spirits at a proposed liquor store at 2701 East Hammer Lane, Suite 117. Consent Calendar - Item 3.1 (one-year time extension for the Tra Vigne West Development tentative map) was pulled by staff, so no consent calendar was adopted. Public Comments & Testimony - No public comments were made. Discussion Items - Use Permit and Waiver for Off-Sale Alcohol (Item 5.1, P22-0044): The applicant, Chenda Tung (and spouse Vanna Petch), requested approval to operate a liquor store in a commercial center. The site is in a high-crime reporting district (345) where crime statistics are 103% above the citywide average, necessitating a waiver. Staff (Michael McDowell) recommended approval with conditions including security cameras, employee training, and a security guard. Police Department representative Lewis Porta noted that the site itself had only 4-6 reported crimes and that stronger conditions (as proposed) have been effective in reducing problems. The applicants expressed their commitment to security and compliance. There was discussion about whether to continue the item due to the slim commission (only 4 members), as a single 'no' vote would deny the permit. After initially wavering, the applicants chose to proceed. Commissioner Rizvi moved to approve the request as recommended by staff, seconded by Vice Chair Garcia. The motion carried 4-0 (all present voting yes). The 10-day appeal period was noted. The permit will be valid upon meeting all conditions. Reports/Communications - Deputy Director McDowell announced an optional Planning Commissioner training on May 20, 2022, hosted by the Institute for Local Government. Commissioners were reminded to provide iPad tag numbers for inventory. Key Outcomes - Motion 2022-05-12-0501: Approved the request for the off-sale of beer, wine, and distilled spirits at 2701 E Hammer Lane, Suite 117, based on the required findings and subject to conditions in the resolution. Vote: 4-0 (all present). - Next Steps: The applicant must comply with all conditions of approval. Any appeal must be filed with the city clerk within 10 days.

The Stockton Planning Commission met on Thursday, April 28, 2022, at 5:30 PM in the Council Chamber, City Hall, 425 N. El Dorado St. The meeting was adjourned at 6:12 PM. Commissioners Anne Mallett, Brenda Jones, Brando Villapudua, Jeff Sanguinetti, Gerardo Garcia, and Xavier Mountain were present; Commissioner Waqar Rizvi was absent. The primary action was a public hearing on a proposed cannabis retail and delivery business at 2521 West Lane, which resulted in a 3-3 tie vote on both approval and a continuance, effectively denying the project subject to appeal. Public Comments & Testimony - Mark Stebbins addressed the commission on two topics: (1) opposition to recent zoning and code changes in South Stockton, which he argued are restrictive and dampen enterprise, and (2) support for using a portion of the county fairgrounds for an agriculturally themed amusement park rather than housing, as proposed by the governor. Discussion Items - Public Hearing – Item 5.1: Cannabis Business at 2521 West Lane (Application No. P21-0602) – This was a continuation from the April 14 meeting. The applicant, Chris Vaughn, sought a Commission Use Permit for a retail storefront cannabis business, an Administrative Use Permit for delivery-only, and Design Review for building modifications in a 4,375 square foot commercial building. The proposed location is approximately 1,600 feet from Aspire Public Schools (more than twice the required 600-foot buffer). The applicant reported attempts to engage the school, including a scheduled call, and described security measures (ID scanning) to prevent underage access. Staff recommended approval. Commissioner Garcia noted the applicant had met all requirements and performed due diligence. Commissioner Mountain expressed concern about school safety and the potential for increased crime near schools, referencing the recent stabbing death of a Stagg High School student. Commissioner Villapudua cited crime statistics for the area (March: 1 homicide, 13 rapes, 61 robberies, 106 burglaries) and stated opposition based on community calls. Commissioner Mallett supported the project, noting the delivery focus reduces foot traffic. Chair Sanguinetti found the business plan well-presented and security measures robust, but remained cautious about cannabis generally. A motion to approve (by Garcia, seconded by Mallett) failed 3-3 (Yes: Mallett, Sanguinetti, Garcia; No: Jones, Villapudua, Mountain). A subsequent motion to continue the item to a meeting with all commissioners present (by Garcia, seconded by Mallett) also failed 3-3. As a result, the project cannot move forward without appeal. The applicant has 10 days to appeal to the City Council. - Reports/Communications: Stephanie Ocasio, Director of Community Development, announced a Planning Commissioner training by the Institute for Local Government on May 20, 2022, in Stockton, at no cost to commissioners. - Commissioner Comments: Commissioner Mountain requested a moment of silence for Alicia, a 15-year-old Stagg High School softball player stabbed on campus April 18. Commissioner Mallett supported the fairgrounds amusement park idea mentioned in public comment. Commissioner Villapudua welcomed new Police Chief McFadden (starting June 1) and promoted the Cinco de Mayo parade on Sunday, May 1. Key Outcomes - Item 5.1 – The cannabis business application was not approved due to a 3-3 tie vote on both the substantive motion and a motion to continue. The project is denied at the commission level; the applicant may appeal to the City Council within 10 days. - No other formal actions were taken.

The Stockton Planning Commission met on Thursday, April 14, 2022, from 5:38 p.m. to 7:04 p.m. in the Council Chamber at City Hall. Commissioners present: Anne Mallett, Brenda Jones, Waqar Rizvi, Brando Villapudua, Jeff Sanguinetti, and Xavier Mountain (arrived at 5:40 p.m.). Vice Chair Gerardo Garcia was absent. The commission approved minutes from prior meetings, heard a public hearing on a proposed cannabis business, and forwarded a conformity determination for the five-year Capital Improvement Program (CIP) to the City Council. Consent Calendar - The commission approved the minutes of five previous meetings with separate votes due to varying absences: - November 18, 2021: Approved 6-0 (motion by Mallett, second by Rizvi). - February 10, 2022: Approved 6-0 (motion by Rizvi, second by Villapudua). - February 24, 2022: Approved 5-0 (Commissioner Jones recused; motion by Rizvi, second by Mountain). - March 10, 2022: Approved 6-0 (motion by Mountain, second by Jones). - March 24, 2022: Approved 6-0 (motion by Jones, second by Mountain). Public Comment - None. Public Hearing: Cannabis Business at 2521 West Lane - Item 5.1: Application (P21-0602) for a Commission Use Permit and Design Review for a retail storefront cannabis business and an Administrative Use Permit for a retail non‑storefront (delivery‑only) cannabis business in a 4,375‑square‑foot commercial building at 2521 West Lane. The applicant, Carolyn Johnson, is a 2021 general pool lottery winner. The proposed location is in a commercial general zoning district, approximately one‑third mile south of East Alpine Avenue. The site meets all location requirements (300 feet from residential, 600 feet from schools, youth centers, etc.). Staff reported crime statistics: within a 1,000‑foot radius over a two‑year period (April 2020–April 2022), there were 1,099 calls for service, 71 resulting in a crime report—low compared to other applications. - Aspire Schools Letter: An email received shortly before the meeting requested a continuance for the school to review the proposal. The school is approximately 1,200 feet from the site, exceeding the 600‑foot code requirement. The commission waived reading of the letter (motion by Chair Sanguinetti, second by Rizvi; vote 6‑0). - Applicant and CEO Presentations: Carolyn Johnson spoke about her background in the cannabis industry and commitment to community education. Chris Swan, CEO of EMJAY (the operating partner), described the company’s omnichannel model, security measures, and community involvement, including criminal justice reform and local hiring. - Commission Discussion: Several commissioners praised the presentation but expressed willingness to continue the hearing to allow Aspire Schools to participate. Chair Sanguinetti highlighted the importance of addressing the school’s concerns even though all requirements were met. Commissioner Mallett opposed a continuance, citing the risk of setting a precedent, but the majority favored a short delay. - Vote to Continue: Motion to continue the public hearing to the April 28, 2022, meeting (date certain) carried 5‑1. Voting yes: Jones, Rizvi, Villapudua, Sanguinetti, Mountain. Voting no: Mallett. Absent: Garcia. New Business: Fiscal Year 2022–2027 Capital Improvement Program Conformity - Item 6.1: Staff presented the draft five‑year CIP (FY 2022‑23 through FY 2026‑27) and recommended that the Planning Commission determine it conforms to the Envision Stockton 2040 General Plan. The director noted that the first year (FY 2022‑23) contains funded projects; later years are planning estimates. Discussion included a question from Commissioner Mallett about tracking project progress and a comment from Chair Sanguinetti about a potential labeling error on page 195. - Vote: Motion by Commissioner Mountain, seconded by Commissioner Rizvi, to adopt a resolution forwarding the determination of conformity to the City Council. Approved 6‑0. Reports and Communications - Stephanie Ocasio, Director of Community Development, reported that staff will publish the April 28 agenda with the cannabis hearing continuance. She also noted that a draft redline for a food truck park ordinance is being prepared for an ad hoc committee and will later come to the Planning Commission for a study session. Commissioner Comments - Commissioner Villapudua thanked staff, reminded of the Sikh Parade on April 17, and announced his candidacy for District 5. - Commissioner Rizvi welcomed the return to in‑person meetings without face shields and congratulated Villapudua on his candidacy. - Commissioner Jones expressed concerns about homelessness and safety in District 6, noting it is affecting residential backyards. - Chair Sanguinetti wished everyone a happy Easter. Adjournment - Motion by Commissioner Mallett, seconded by Commissioner Rizvi, to adjourn at 7:04 p.m. Approved unanimously.

The Stockton Planning Commission met on Thursday, March 24, 2022, at 5:30 PM in the City Council Chambers at 425 N. El Dorado St. The meeting was called to order with six commissioners present (Anne Mallett, Brenda Jones, Waqar Rizvi, Jeff Sanguinetti, Gerardo Garcia, Xavier Mountain); Commissioner Brando Villapudua was absent. The Pledge of Allegiance was led by Commissioner Jones. The meeting adjourned at 6:11 PM. Key actions included approval of a use permit and waiver for alcohol sales at a grocery store and acceptance of the 2021 annual compliance review for development agreements. Consent Calendar - Approval of Planning Commission Minutes (January 13, 2022): The minutes were approved by a 6–0 vote (Motion 2022-03-24-0301). Public Comments & Testimony - No members of the public provided comments during the public comment period or during the public hearing. Public Hearings Use Permit and Waiver for Alcohol Sales Upgrade at 3310 East Main Street (Item 5.1) - Applicant: Maria Ramirez, store manager, requested an upgrade from an existing Type 20 (beer and wine) off-sale license to a Type 21 (general alcoholic beverages) license at a 25,000-square-foot grocery store. - Staff Presentation: Planner June Cows described the request, noting that the store operates from 7 AM to 9 PM. The project required a use permit because the site is in a crime reporting district (0204) where crime rates are below the city average, but it did not meet the 500-foot radius restriction (an existing off-sale license is 490 feet away), necessitating a waiver. Additionally, a Public Convenience or Necessity (PCN) finding was required because the census tract has 10 off-sale licenses against ABC’s authorization of 4 (overconcentration). Staff recommended approval, and an around-the-bench memo corrected a typo in the proposed resolution. - Commission Discussion: Commissioners noted the waiver involved only a 10-foot difference from the 500-foot standard, that the upgrade does not increase the total number of alcohol licenses, and that the change would provide convenience for grocery shoppers. All expressed support. - Public Testimony: Applicant Maria Ramirez stated the upgrade would allow customers to purchase liquor without visiting another store, providing full service to the community. - Vote: Motion to approve the use permit and waiver, including the corrected resolution, carried 6–0 (Resolution 2022-03-24-0501). The resolution will be effective after a 10-day appeal period. New Business 2021 Annual Compliance Review for Development Agreements (Item 6.1) - Staff Presentation: Senior Planner Matt Dias presented the annual review of the city’s active Development Agreements (DAs). As of 2021, there were nine active DAs, but the Open Windows project was terminated on January 11, 2022, leaving eight active agreements. Staff summarized compliance for each: Spanos Park West (90% complete, 32 acres undeveloped, DA expired in February 2022 but an amendment is pending; found substantially compliant) | Westlakes D Village (under construction, found compliant) | Duck Creek Industrial (mostly built out, 10% undeveloped, DA expiring June 2022; found compliant) | Canary Park (under construction, amendment pending to convert commercial to residential; found compliant) | Sanctuary (undeveloped, DA terms being met; found compliant) | Mariposa Lakes (dormant, annexation agreement expired; found substantially compliant due to expired annexation) | Port of Stockton (land use securing, found compliant). All eight active DAs were found either compliant or substantially compliant. - Commission Discussion: Commissioner Sanguinetti praised the annual review process for improving accountability. Commissioner Mountain asked about treatment of long-dormant DAs; staff explained that the city can decline extensions and that DAs are voluntary. Commissioner Rizvi noted the new chamber setup (removal of shields) made the meeting feel more connected. - Vote: Motion to accept the compliance determinations for the eight active DAs and direct staff to send compliance letters (as drafted in Attachment E) carried 6–0 (Motion 2022-03-24-0601). Reports and Communications - Stephanie Ocasio (Community Development Director) announced a Parks Master Plan meeting on Wednesday, March 30, 2022, at 6:00 PM, as part of the overall Park Facilities Fee (PFF) update. The PFF update will inform fee calculations for new development. Commissioner Comments - Commissioner Rizvi expressed appreciation for the removal of chamber plexiglass shields, improving communication and efficiency. Commissioner Mallett noted the meeting progressed quickly. Key Outcomes - Approved the January 13, 2022 Planning Commission minutes (6-0). - Approved the use permit, waiver, and Public Convenience or Necessity finding for alcohol sales upgrade at 3310 East Main Street (6-0). - Accepted the 2021 annual Development Agreement compliance review, finding all eight active agreements compliant or substantially compliant, and directed staff to notify applicants (6-0). - Noted the upcoming Parks Master Plan meeting on March 30, 2022.