Public Meetings - Stockton, California

The Stockton Planning Commission met on February 24, 2022 at 5:45 PM. The meeting included a consent calendar with minutes approval, an informational presentation on the 2021 General Plan and Housing Element Annual Progress Reports, commissioner comments, and adjournment at 6:30 PM. No public hearings, new business, or unfinished business were on the agenda. Consent Calendar - Approval of Minutes: The commission approved the minutes from the January 27, 2022 meeting by a 4-0 vote (Motion 2022-02-24-0301). The January 13, 2022 minutes were continued to the next meeting because only four commissioners were present and the chair abstained (having missed that meeting), leaving insufficient votes for approval. Public Comments & Testimony - No public comments were made. One public comment card was submitted but the individual did not attend the meeting. Discussion Items - Informational Presentation on the 2021 General Plan and Housing Element Annual Progress Reports: Matt Diaz, Advanced Planning Manager, presented the state-required annual reports. Key points included: - The city issued 888 building permits for new housing in 2021, the highest number in the 2015-2023 reporting period (150% above previous years). - Cumulative permits since 2015 total approximately 3,300 units, well below the Regional Housing Needs Allocation (RHNA) capacity of 11,824 units required by 2023. - The city must maintain zoning capacity for its RHNA share but is not required to build the units; the market drives construction. - Discussion covered RHNA methodology, density calculations (e.g., 108 units per acre in the downtown core), the importance of over-designating capacity to allow for downzoning without state penalties, and strategies to meet future RHNA cycles. - Commissioners asked about site locations, infrastructure impacts, and the potential of accessory dwelling units (ADUs) and duplexes to contribute to housing counts. - Commissioner Comments: Commissioner Mallet expressed that state housing mandates are

The Stockton Planning Commission met on February 10, 2022, at 5:30 PM in City Council Chambers. Commissioners present: Brenda Jones, Waqar Rizvi, Brando Villapudua, Xavier Mountain (arrived 5:37 PM), Gerardo Garcia, and Jeff Sanguinetti. Chair Anne Mallett was absent (excused). The meeting covered a consent calendar item, public comments, a public hearing for a cannabis microbusiness use permit, election of commission officers, and informational reports. Consent Calendar - Item 3.1 (22-0131) – Resolution approving a Commission Use Permit to upgrade from off-sale beer and wine to general alcoholic beverages at an existing convenience store with gasoline sales at 620 West Dr. Martin Luther King Jr. Boulevard (P21-0790). The resolution was approved on a 4‑1 vote (Commissioner Jones voting no). A 10‑day appeal period applies. Public Comments & Testimony - On the consent calendar: A written comment from Mary Elizabeth urged denial of the liquor license upgrade, citing over‑concentration of liquor licenses in lower‑income neighborhoods and the site’s high crime reporting district. - General public comment: An anonymous speaker expressed concern about the safety and neglect of the Miracle Mile area, mentioning a recent pedestrian accident and loss of confidence in city government. - On the cannabis microbusiness item (5.1): Mark Yelland, a small business owner at 2473 Station Drive, opposed the application. He stated that high‑volume retail does not belong in an industrial park, cited safety and traffic concerns, and noted a similar proposal at nearby 2455 Station Drive was denied in October 2021. Discussion Items - Item 5.1 (22-0041) – Commission Use Permit to establish a cannabis microbusiness (retail storefront, distribution, and cultivation) in a 23,520 sq ft industrial building at 2479 Station Drive (P21-0597). The applicant, Monique Ramsey (Igniva Y C), presented a detailed plan including security, odor control, union jobs (UFCW), a living wage of at least $35,000/year, at least 50% local hiring, and community outreach. Staff recommended approval based on seven findings and CEQA exemption. Commissioner Sanguinetti raised concerns about parking congestion, the 400‑foot separation from an existing approved cannabis business (2401 Stagecoach, currently under appeal), and the applicant’s financial backing. The applicant agreed to add a condition for a congestion management plan. Commissioner Mountain noted the business’s own parking lot alleviates shared‑parking issues seen at the nearby denied site. After a community meeting held January 27, 2022 (no neighbors attended), no further neighborhood concerns were raised. The commission voted to approve the use permit with the added condition. - Item 6.1 (22-0031) – Election of Planning Commission officers for the next 12 months. Commissioner Waqar Rizvi nominated Jeff Sanguinetti for Chair; seconded and approved 6‑0. Commissioner Rizvi then nominated Gerardo Garcia for Vice Chair; seconded and approved 6‑0. - Reports & Communications: Director Ocasio noted the cannabis ordinance (including the Planning Commission’s recommended Option 4) will go to City Council on March 1, 2022, and offered the new Chair the option to rearrange seating on the dais. Key Outcomes - Consent Calendar: Approved Resolution 2022-02-10-0301 (4‑1). - Cannabis Microbusiness (Item 5.1): Approved Resolution 2022-02-10-0501 (6‑0) with an added condition requiring a congestion management plan to be submitted with building plans. - Election of Officers: Jeff Sanguinetti elected Chair and Gerardo Garcia elected Vice Chair, each by 6‑0 votes. - Next Steps: Appeals for both actions must be filed within 10 days; the cannabis ordinance will be presented to the City Council on March 1, 2022.

The Stockton Planning Commission met on January 27, 2022, at 5:30 PM (recessed 6:12-6:22 PM, adjourned 8:53 PM) to consider three public hearing items: a continued request to upgrade alcohol sales at a convenience store, a new personal storage facility with annexation, and the third series of citywide General Plan and zoning amendments. The meeting included extensive public comment and deliberation, resulting in approvals for all items with specific conditions and an amendment. Consent Calendar - None. Public Comments & Testimony - Item 5.1 (620 W Dr. Martin Luther King Jr. Blvd liquor license upgrade): Nine public speakers provided oral or electronic comment. Seven speakers (Mari J, Dylian, Jaki Nestor, Leon Franklin, Don Margarito Teves, Manpreet Singh, and an unidentified caller) expressed support, citing convenience, safety, cleanliness, and the owner's community contributions. One speaker (Valerie McCants) had mixed comments, and one electronic comment (Mary Elizabeth) opposed the upgrade, stating that high-concentration liquor licenses disproportionately impact low-income neighborhoods and that the district has one of the highest crime rates. - Item 5.3 (General Plan and zoning amendments): One written comment from Mary Elizabeth was read, opposing industrial warehousing on agricultural land and citing health impacts. Three live speakers appeared: Mike Hakeem and Mario Jaquez requested that a 14-acre unincorporated parcel (APN 162-130-05) be designated industrial instead of institutional, arguing it is non-agricultural and adjacent to industrial zones and truck routes. Brett Jolly spoke in support of staff's recommendation on behalf of a property family. Discussion Items - 5.1 Continued Use Permit Upgrade (620 W Dr. Martin Luther King Jr. Blvd): The applicant sought to upgrade from off-sale beer and wine (Type 20) to general alcoholic beverages (Type 21) at a Shell gas station/convenience store. Staff recommended denial because the crime reporting district (0221) exceeds the citywide average by 57% (157% of average) and the site is within 500 feet of three existing off-sale establishments. The applicant stated he had a pending ABC license from a lottery and argued his store sees only two crime calls per year, offers good service, and donates 10% of income to the community. Commissioners debated balancing code restrictions with community support and safety (e.g., pedestrian jaywalking across the busy Martin Luther King Jr. Blvd). The commission voted 6-0 to direct staff to bring back a resolution for approval, including findings for a waiver on location restrictions and standard conditions such as no loitering, security cameras, lighting, and window visibility. Note: Commissioner Mountain was absent for the vote due to technical difficulties but stated he would have voted no. - 5.2 Personal Storage Facility (692 Grider Way): Staff presented a proposal for a new 100,000 sq ft mini-storage facility on four vacant and two developed parcels, requiring annexation, prezone to Commercial General (CG), an administrative use permit, and design review. A mitigated negative declaration was certified. The project includes frontage improvements, an 8-foot wall adjacent to residential, and landscaping. The applicant, David Stagnaro, confirmed consistency with the General Plan and design guidelines. The commission approved both resolutions 7-0. - 5.3 General Plan and Zoning Amendments (Series 3): Staff presented the third and final series of map and code amendments to align zoning with the Envision Stockton 2040 General Plan and state law. Key changes include transitioning industrial uses out of neighborhoods, rezoning the Liberty Square neighborhood to medium density residential, and extending Commercial Downtown zoning to the entire downtown core. Proposed code amendments include updates to density bonuses, parking reductions in greater downtown, and refinements to overlays (Channel Area and new Commercial-Industrial overlay). Vice Chair Sanguinetti raised concerns about a 14-acre unincorporated parcel (APN 162-130-05) near the wastewater treatment plant, which he argued should be designated industrial rather than institutional. Staff noted that the parcel is not within city limits and was not analyzed for industrial impacts under CEQA. After reopening public comment, the commission voted 6-0 (Commissioner Jones absent) to approve the resolutions as amended to include the 14-acre parcel for industrial designation, directing staff to update the CEQA addendum accordingly. Key Outcomes - Item 5.1: Motion carried 6-0 (Mountain absent, wished to vote no) to direct staff to prepare a resolution approving the use permit upgrade with findings for a waiver from crime and location restrictions, subject to standard alcohol use conditions (no loitering, cameras, lighting, clear windows). The resolution will be brought back for final adoption. - Item 5.2: Resolutions 2022-01-27-0502-01 and 2022-01-27-0502-02 approved 7-0, recommending City Council certify the MND and prezone to CG, and approving the administrative use permit and design review for the Grider Way personal storage facility. - Item 5.3: Resolution 2022-01-27-0503 approved 6-0 (Jones absent) as amended to include APN 162-130-05 (14-acre parcel) with an industrial General Plan designation. The resolution recommends City Council certify the CEQA addendum, adopt the land use map amendments, zoning map amendments, and Development Code amendments (SMC Title 16) as presented. Staff will update exhibits to clarify city limits and unincorporated parcels.

The Stockton Planning Commission met on January 13, 2022, at 5:30 PM to consider consent items, two public hearings, and receive staff reports. The meeting adjourned at approximately 6:32 PM (per the minutes), though the transcript indicates a recess at 6:45 PM and reconvening at 6:50 PM, creating a time discrepancy. Consent Calendar - Approval of Minutes (December 9, 2021): Approved 4-0 (Commissioner Garcia, who had not attended that meeting, voted after watching the video). - Time Extension for Waterford Square Shopping Center (VTM3-08): Approved a one-year extension for the vesting tentative map at Eight Mile Road and Davis Road via Resolution 2022-01-13-0302. Public Comments & Testimony - No public comment was offered during the designated period. Discussion Items 5.1 – Cannabis Cultivation at 960 East Jefferson Street Staff presented a proposal for a Commission Use Permit and Design Review to establish a 23,856 sq. ft. cannabis cultivation facility with a 20,160 sq. ft. canopy. The applicant, Gurmit Sani, was a 2020 General Pool Lottery winner. The site is in the IG zone, meets all location requirements (300 ft from residential, 600 ft from sensitive uses), and has no city department concerns. Staff recommended approval. One written comment of “support” was received from a guest user. Commissioner Garcia moved to approve as recommended; motion seconded by Commissioner Rizvi. Vote: 5-0 in favor. Resolution 2022-01-13-0501 adopted. 5.2 – Alcohol License Upgrade at 620 West Dr. Martin Luther King Jr. Boulevard The applicant, Quindersing (Sukhi) Singh, sought a use permit to upgrade from off-sale beer and wine (Type 20) to general alcoholic beverages (Type 21) at an existing Shell convenience store and gas station. Staff recommended denial because the site lies in Crime Reporting District 0221, which has crime rates more than 20% above city average, and fails separation/grouping requirements (within 500 ft of an existing off-sale establishment and more than four within 1,000 ft). The applicant and several supporters (including a customer, a banker, and a neighboring business owner) testified in favor, emphasizing the store’s clean record, 42 cameras, minimal police calls, and convenience. Commissioners Mountain, Jones, and Mallett favored denial; Commissioners Garcia and Rizvi opposed denial. - Motion to Deny (per staff recommendation): Made by Commissioner Mountain, seconded by Commissioner Jones. Vote: 3-2 in favor of denial? (Actually failed: 3 yes (Mallett, Mountain, Jones) and 2 no (Garcia, Rizvi) – motion to deny therefore failed because it needed majority to pass? Wait: The motion was to approve staff’s recommendation to disapprove (i.e., to deny). The vote: Yes – Mallett, Mountain, Jones; No – Garcia, Rizvi. Motion fails 3-2 (since a majority of those present is required, 3-2 is a failure because it didn't get at least 4 votes? Actually with 5 commissioners present, a majority is 3. So 3-2 would be a majority in favor, so motion to deny would have passed? But the minutes say motion failed 3-2. The transcript shows Chair Mallett initially announced “Motion fails, two in favor, three dissenting” then corrected after confusion. The final recorded outcome in minutes is: “Approve adopting a resolution disapproving the request … based on the findings in the proposed resolution. Moved by Xavier Mountain, seconded by Brenda Jones. Vote: Motion failed 3-2. Yes: Anne Mallett, Brenda Jones, and Xavier Mountain. No: Gerardo Garcia, and Waqar Rizvi.” So the motion to disapprove had 3 in favor and 2 opposed, but the motion failed meaning the disapproval was not adopted. This is a voting nuance: the motion was to adopt a resolution of disapproval, which needed a majority (3) in favor. It got 3 in favor, so logically it should have passed. However, the minutes explicitly state the motion failed. Possibly the attorney clarified that the motion required 4 votes? Or there was a misinterpretation. The transcript shows the attorney later suggesting a stalemate and recommending continuation. I will note the discrepancy: the motion to deny received 3 yes votes (majority) but was recorded as failing, leading to a stalemate. To resolve, Commissioner Rizvi moved to continue the item to January 27, 2022, seconded by Garcia. Motion to continue carried 5-0. Key Outcomes - Cannabis cultivation use permit approved unanimously (5-0). Appeal period: 10 days. - Alcohol license upgrade request was not decided; continued to the January 27, 2022 meeting due to a 3-2 vote that did not produce a clear outcome (motion to deny failed despite majority in favor? The minutes record the motion as failing, leading to continuation). The item will be reconsidered with a full commission. Reports & Commissioner Comments - Deputy Director Mike McDowell announced the Planning Commissioner Academy (March 16-18, 2022, San Ramon), noting its benefits for training. - Commissioner Rizvi thanked Commissioner Mountain for organizing holiday fundraising for the Children’s Home of Stockton ($2,500 in gift cards). - Commissioner Mountain acknowledged Rizvi, Councilmember Warmsley, and others for their support. - Chair Mallett encouraged attendance at the Planning Academy. Note on Discrepancy - The meeting minutes state adjournment at 6:32 PM, but the transcript indicates a recess at 6:45 PM and reconvening at 6:50 PM before adjournment. The official time of adjournment is uncertain.

The Stockton Planning Commission held a regular meeting on December 9, 2021, at 5:30 PM. The meeting focused on two cannabis-related public hearings: an amendment to expand an existing cannabis retailer use permit and a continued hearing on proposed amendments to the city's cannabis regulatory program. The commission also approved the consent calendar and heard public comments. Consent Calendar - Approved the minutes of the October 28, 2021 Planning Commission meeting. - Approved the Planning Commission meeting schedule for calendar year 2022. Vote: Motion carried 6-0. Public Comments & Testimony - Dino Ballin spoke on public investment. - Zach Drivon, representing Giva SC LLC, requested a second-chance provision for equity lottery applicants whose use permits are denied primarily due to location objections, proposing a new amendment to the municipal code. He argued for fairness and cooperation. Discussion Items - Item 5.1 – Amendment to Use Permit (P17-0134) for Cannabis Storefront Retailer Expansion at 2401/2403 Stagecoach Road: Staff presented a proposal to expand the existing cannabis storefront retail use by 13,159 square feet within the same 31,780-square-foot industrial building. The project was found categorically exempt from CEQA. The facility is not yet operational. The commission unanimously approved Resolution 2021-12-09-0501 (6-0). - Item 5.2 – Continued Public Hearing – Amendments to Cannabis Regulatory Program (Title 16): Staff presented four options for revising location requirements, caps, and other regulations. The discussion addressed: - Reinstating a cap on retail storefronts (originally suggested at 30, then debated at 9, 14, or other numbers) - Increasing the required separation from churches from 600 feet to 1,000 feet - Retaining a location waiver - Clarifying the ratio of use permits to operator permits (1:1 vs. multiple per use permit) - A second-chance proposal for equity lottery applicants - Crime statistics and potential enterprise fund for cannabis revenue After extensive debate and a failed initial motion, Vice Chair Sanguinetti moved to recommend Option 4 with modifications: a 1,000-foot separation from churches, a cap of 14 retail storefronts (including microbusinesses with retail), and a one-to-one ratio of use permits to operator permits. The motion was seconded by Commissioner Mountain and carried 6-0 (Resolution 2021-12-09-0502). Key Outcomes - Item 5.1: Approved the use permit amendment (13,159 sq ft expansion) by a 6-0 vote. - Item 5.2: Approved a resolution recommending the City Council adopt Option 4 with the following amendments: - Increase minimum separation from churches for all cannabis business types to 1,000 feet - Cap retail storefronts and microbusinesses with retail at a total of 14 across the city - Adopt a one-to-one requirement: one use permit allows only one operator permit of the same business type - Retain the location waiver process - The recommendation will be forwarded to the City Council for final action. - Commissioners also expressed support for an enterprise fund to dedicate cannabis revenues to drug rehabilitation, homelessness, and regulatory technology, though this was outside the formal motion.

The Stockton Planning Commission met on November 18, 2021, at 5:30 PM, and adjourned at 8:46 PM. The meeting included a consent calendar, four public hearing items, and a continued discussion on cannabis regulatory amendments. Commissioner Gerardo Garcia was absent. All votes were unanimous (6-0) except where noted. Consent Calendar - Item 3.1 (21-0860): Approved a resolution waiving reading of commissioner correspondence and a resolution denying a Use Permit for a cannabis microbusiness (retail, distribution, manufacturing) at 2455 Station Drive. The motion carried 6-0. Public Comments & Testimony - Item 5.2 (Grocery store alcohol permit): Mary Elizabeth submitted an electronic comment suggesting the use permit should be conditioned to be valid only in a grocery store setting. - Item 5.3 (O'Reilly Auto Parts): Timothy Uhrik, representing the applicant as civil engineer, clarified dedication plans and building permit status. - Item 5.4 (Open Window Project): Zac Court, applicant, stated agreement with staff recommendation to terminate the Development Agreement. - Item 5.5 (Cannabis regulatory program): Chris Hester, representing ownership group at 2401/2403 Stagecoach Road, expressed concerns that the proposed ordinance language is confusing and could impede their ability to have multiple tenants (cultivation, manufacturing, retail) under one use permit. He requested clarity and noted tens of thousands of dollars spent on plans. Discussion Items - Item 5.1 (Continued public hearing – cannabis storefront expansion): Pulled from the agenda by staff; no discussion. - Item 5.2 (Use permit for off-sale alcohol at proposed grocery store at 5308 Pacific Avenue): Staff presented the project, including a waiver due to crime reporting district exceeding city average by 236% (111 calls for service). The store would be 26,800 square feet, with beer/wine sales incidental (<10% floor area). The applicant (Kyle God, Brixton Capitol) noted the grocer is a national chain but confidential. Commissioners discussed delivery times, crime prevention, and traffic. Commissioner Rizvi and Sanguinetti supported as revitalization. The proposal was amended to extend operating hours from 9:00 PM to 10:00 PM. - Item 5.3 (Prezone and design review for O'Reilly Auto Parts at 9147 Thornton Road): Staff outlined a 7,000 sq ft retail store on a 1.8-acre parcel requiring annexation and LAFCO approval. A neighborhood meeting addressed screening/landscaping concerns. Commissioner Villapudua raised concerns about crosswalks and street lights; Vice Chair Sanguinetti questioned conditions of approval and right-of-way dedication on Wadman Avenue. The applicant clarified plans. The commission voted to recommend pre-zoning and approve design review. - Item 5.4 (Master Development Plan revocation and Development Agreement termination for Open Window Project): Staff explained the project (51 parcels, 11.88 acres, approved 2016) had only 24 of 1,034 units built, and the DA acted as a deterrent to new developers. Mutual termination was requested. Commissioner Sanguinetti supported the city's position. The commission voted to recommend revocation and termination to City Council. - Item 5.5 (Cannabis regulatory program amendments): Staff presented a comprehensive update including three options for location requirements, equity program changes, lottery modifications, and code cleanup. Staff recommended Option 2 (eliminate location waivers, 300 ft from residential zones/uses, 600 ft from sensitive uses, 1,000 ft between retail storefronts, exemption for religious facilities in industrial zones). Commissioner Villapudua expressed discomfort making a decision without more time, and Commissioner Sanguinetti argued to retain location waivers. Public comment from Chris Hester highlighted confusion about by-right cultivation for existing businesses. The commission voted 6-0 to continue the item to the December 9, 2021 meeting. Key Outcomes - Consent Calendar (Item 3.1): Approved denial of cannabis microbusiness use permit. - Item 5.2: Approved Resolution 2021-11-18-0502 for off-sale alcohol use permit at 5308 Pacific Avenue, with amended hours (7:00 AM – 10:00 PM). Motion carried 6-0. - Item 5.3: Approved Resolution 2021-11-18-0503-01 (recommending pre-zoning to City Council) and Resolution 2021-11-18-0503-02 (approving design review). Motion carried 6-0. - Item 5.4: Approved Resolution 2021-11-18-0504 recommending City Council revoke the Open Window Project Master Development Plan and terminate the Development Agreement. Motion carried 6-0. - Item 5.5: Continued to December 9, 2021, via Motion 2021-11-18-0505-02. Motion carried 6-0. Commissioners expressed intent to discuss location waivers, caps on dispensaries, and distance from churches at the next meeting.

This meeting of the Stockton Planning Commission, held on October 28, 2021, at 5:32 PM, addressed two major agenda items: a proposed cannabis microbusiness at 2455 Station Drive and a continuation of a cannabis storefront expansion at 2403 Stagecoach Road. After extensive public testimony and commission discussion, the commission voted 4–3 to direct staff to prepare a resolution denying the Station Drive microbusiness, while the Stagecoach item was continued to the November 18, 2021 meeting. Commissioners also addressed concerns about the pending cannabis ordinance revision and made comments on commission integrity and respect. Consent Calendar - Minutes Approval (August 26, 2021 and September 23, 2021): Approved 7–0 (Motion 2021-10-28-0301-01). - Minutes Approval (September 9, 2021): Approved 7–0 (Motion 2021-10-28-0301-02), following a clarification that absent commissioner can vote after reviewing video and minutes. Public Comments & Testimony - Antoinette Duron (representing Stagecoach cannabis business): Requested postponement or denial of the Station Drive project, arguing that the two cannabis businesses would be only 520 feet apart and a pending ordinance may impose a 1,000-foot separation, potentially affecting both businesses retroactively. She stated the Stagecoach operation has repeatedly been negatively affected by changing regulations. - Mike Goodwin (owner, AB Electric, 2461 Station Drive): Opposed the project, citing parking shortages and traffic congestion. He claimed the applicant's estimate of 50–75 customers per day is too low, stating it is more like 75 per hour, and asserted the location would disrupt other businesses' truck access. - Mark Yellen (owner, All American Glass, 2473 Station Drive): Expressed objections on behalf of four of eight business owners in the park, emphasizing the inability to effectively monitor and enforce employee shuttling, increased crime risk due to the secluded location, and the undue security burden on neighboring small businesses. Discussion Items - 5.1 – Commission Use Permit for Cannabis Microbusiness (2455 Station Drive): The project proposed a 5,760-square-foot industrial building housing retail storefront, distribution, and manufacturing (no cultivation). Staff recommended approval, noting the site met all current zoning and location requirements (300 ft from residential, 600 ft from sensitive uses). The applicant (Jamie Winkler and Dave Patterson) presented plans including 24-hour security, employee shuttling to free up customer parking, and an expected 32 employees (20 retail, 8 distribution, 4 manufacturing). Commissioners raised concerns: - Parking and Traffic: Vice Chair Sanguinetti noted only 12 on-site parking stalls (including one disabled), limited access, and potential for customer overflow into surrounding businesses. The applicant stated they would shuttle employees but had not yet secured an off-site lot. Commissioner Mountain questioned whether the parking plan was sufficient given nearby truck traffic. Commissioner Garcia pointed out that delivery trucks might block parked cars. - Proximity to Existing Cannabis Business: The distance between the proposed site and the existing Stageco Road cannabis business was measured at 517–522 feet (property line to property line). While no current ordinance requires separation, commissioners discussed the proposed ordinance (expected to be reviewed in November 2021) that could impose a 1,000-foot minimum. City Attorney clarified that the pending ordinance cannot be applied to this application, but noted narrow exceptions if the new code adopts retroactive language. - Safety and Crime Statistics: Over a two-year span, police reported 185 calls for service at the address (including adjacent parcels), with 36 resulting in reports. Commissioner Jones and others expressed concern that the secluded industrial park, especially after 5 PM, could attract crime. The applicant noted 24-hour security would be present. - Pending Ordinance Changes: Commissioner Villapudua and Vice Chair Sanguinetti argued that processing applications before the ordinance revision creates an uneven playing field. Director Crew confirmed the ordinance draft is expected to be presented to the commission on November 18, 2021, with City Council action anticipated by early 2022. City Attorney advised the commission to evaluate the application under the current code, not speculative changes. Commissioner Villapudua made a motion to direct staff to return with a resolution denying the permit, based on findings that the proposal would not maintain neighborhood character, would oversaturate the area with cannabis uses within 600 feet, would increase pedestrian traffic in an industrial zone, and posed safety risks due to isolation. The motion was seconded by Commissioner Mountain. After discussion, the motion carried 4–3 (Yes: Sanguinetti, Jones, Mountain, Villapudua; No: Mallett, Garcia, Rizvi). - 5.2 – Amendment to Commission Use Permit for Cannabis Storefront Expansion (2403 Stagecoach Road): This item was continued to the November 18, 2021 Planning Commission meeting. Key Outcomes - Station Drive Microbusiness (5.1): Commission directed staff to return with a resolution of denial based on findings articulated during the meeting. Final vote tally: 4–3. - Stagecoach Expansion (5.2): Continued to November 18, 2021. - Commissioners' Comments: Commissioner Rizvi emphasized that land-use decisions must be based on current ordinance, not personal views, and expressed concern over a perceived characterization of the commission as incompetent. Director Crew clarified that staff holds the commission in high respect and never made such a characterization. Commissioners' Remarks - Commissioner Rizvi thanked police department, staff, and fellow commissioners, stressing the importance of fair, ordinance-based decision-making. - Commissioner Villapudua wished everyone a great weekend and safe Halloween, and humorously hoped staff would provide better chairs.

The Stockton Planning Commission met on September 23, 2021, at 5:30 PM for a regular meeting. The meeting included approval of consent calendar items and a study session on the cannabis regulatory program. No public comments were received. The commission took action on two consent items and held a workshop on defining religious facilities in relation to cannabis businesses. Consent Calendar - 3.2 – Approval of Planning Commission Minutes: The commission voted 7-0 to approve the minutes from the July 22, 2021, and August 12, 2021, meetings. - 3.1 – Request for Two-Year Time Extension for Elderberry Tentative Map (P21-0667): The commission voted 6-0 to approve a two-year time extension for the Elderberry project. Vice Chair Sanguinetti recused himself from this item. Public Comments & Testimony No public comments were made. Discussion Items Cannabis Regulatory Program – 2021 Policy Project Workshop/Study Session 2 Staff (Stephanie Ocasio, Assistant Director of Community Development) presented on the definition of religious facilities as it relates to the cannabis regulatory program. Staff explained that federal law (RLUIPA), case law, and IRS/DOJ definitions treat churches as more than just worship spaces, making it legally difficult to distinguish between worship and other religious activities. Staff recommended against creating a separate definition for cannabis purposes, as Title 16 definitions must apply citywide. The current 600-foot distance requirement from religious facilities was discussed, along with the option to retain or eliminate the waiver process. Commissioners debated various options: - Commissioner Garcia proposed allowing a reduced distance (e.g., 400 feet) with letters of support from the religious facility. - Commissioner Sanguinetti suggested using building code assembly use classifications to define sensitive uses. - Other commissioners favored keeping the waiver process for case-by-case evaluation, noting that distance is not always a perfect measure (e.g., across a major roadway). - Commissioner Jones and Villapudua emphasized the importance of separation from churches. - Commissioner Rizvi and Mountain supported maintaining the waiver to allow flexibility. Staff noted that the workshop was informational only; no formal action was taken. Staff will incorporate commission feedback and bring back a redline version of the ordinance for a public hearing, likely in October 2021. The commission requested materials be provided at least two weeks in advance. Commissioners Comments - Commissioner Mountain asked about the impact of new state laws (SB 9 and 10) on single-family zoning. Staff reported that the governor had signed bills allowing more housing types on single-family lots, effective January 2022, and the city is working to integrate them into the development code. - Commissioner Rizvi highlighted the need for commissioners to receive agenda materials earlier, suggesting they should have access as city employees. Staff will follow up on legal possibilities. - Commissioner Villapudua requested an update on traffic safety improvements on Miracle Mile following a fatal incident at a car show. Staff will follow up with the city manager. - Staff reminded commissioners to complete IT security training and iPad updates. Key Outcomes - Consent Calendar: Approved minutes (7-0) and Elderberry time extension (6-0). - Cannabis Workshop: No formal action; direction given to staff to prepare a revised ordinance for future public hearing, incorporating discussion on definitions, distance requirements, and waiver options. - Commissioner Comments: Staff to follow up on state law integration, material distribution, security training, and Miracle Mile concerns. - Meeting adjourned at 6:35 PM.

The Stockton Planning Commission met on September 9, 2021, at 5:30 PM to conduct a study session on city-initiated amendments to the General Plan land use map, zoning map, and Title 16 of the Stockton Municipal Code to comply with the 2040 General Plan. The meeting also included adoption of a consent calendar item reflecting a prior denial of a cannabis business permit. Commissioners heard public comments, discussed staff proposals, and provided feedback without taking formal action on the study session. Consent Calendar - Resolution 2021-09-09-0301: Approved a resolution reflecting the Commission's July 8, 2021 denial of a Use Permit for a retail storefront cannabis business and an Administrative Use Permit for a retail non-storefront (delivery only) cannabis business at 7616 Pacific Avenue, Unit A5 (Application No. P20-0693). The motion was carried 5-0 (Commissioners Mountain and Rizvi absent). Public Comments & Testimony - Michael Huber (electronic comment): Expressed opposition to Ten Space developments, stating they "have not performed on their promise," sold buildings they were supposed to redevelop, and are "blight to our beautiful downtown." He implored the commission not to extend any agreements with Ten Space and to void existing agreements. - Courtney Wood (Downtown Stockton Alliance) (electronic comment): Fully supported the proposed downtown Stockton zoning solutions, aligning with the General Plan. Stressed the need for high-density downtown housing infill (both affordable and market rate), redevelopment of historic structures, mixed-use flexibility, streamlined permitting, and waterfront activation. - Mary Elizabeth (electronic comment): Supported the staff recommendation to approve the resolution for the cannabis business denial. Also requested meaningful outreach to disadvantaged communities and areas impacted by air pollutants from transportation, warehousing, and drive-through businesses. Discussion Items - Study Session – Series 3 General Plan and Zoning Amendments: Senior Planner Tristan Osborne and Senior Planner Cindy Marsh presented an overview of proposed changes for Series 3, which focuses on land use inconsistencies, zoning updates, and development code amendments. Key proposals included: - Citywide principles: Sustainable growth and public health, strengthening property rights, and streamlining high-quality development. - Neighborhood-specific solutions: For downtown, midtown, East Stockton, and South Stockton, including transition zones from high to low intensity, restricting commercial downtown zoning to the core, using a commercial-industrial overlay near Cabral Station and rail corridors, deterring auto-oriented uses in walkable corridors (e.g., Miracle Mile), integrating residential and commercial uses, reinforcing commercial activity along major arterials, and appropriate densities near downtown. - Development code amendments: Expanding zoning designations, updating the allowable use table, creating a new commercial-industrial hybrid overlay district, introducing missing middle housing types (fourplexes, cottage courts), allowing multifamily housing in CL (commercial large-scale) zones, creating a marine sub-area in the channel overlay district, updating density bonus provisions, adding flexibility in the Magnolia Historic District, and reducing parking standards for certain housing types. - Commissioner feedback: - Commissioner Sanguinetti raised concerns about the transition zone along the waterfront, asking if existing property owners' rights would be diminished. He emphasized the need to help existing missing middle housing (e.g., fourplexes) become legal and conforming, rather than focusing only on new development. He also pointed out commercial zoning mismatches along Mariposa Road and in the UOP area that he felt were not addressed. - Commissioner Mountain added that the city should provide architectural plans and clear pathways for existing property owners to bring properties up to code, fostering community buy-in. - Commissioner Garcia asked whether the proposed standards for fourplexes were intentionally vague to allow existing properties to remain conforming, and stressed the need for a collaborative effort between zoning and building departments. - Commissioner Jones inquired about the former Kmart site at Mariposa and whether mixed-use housing or a Walmart had been considered. Staff noted the amendment would allow multifamily housing on upper floors of underutilized malls, giving the property owner more options. - Chair Mallett reflected on the need to balance property rights with future development. Key Outcomes - Consent calendar approved (5-0). - Study session informational only: No action was taken on the Series 3 amendments. Staff will incorporate commissioner feedback (e.g., addressing Mariposa Road, UOP area mismatches, and helping existing missing middle housing) and conduct additional community outreach before returning for a formal vote in future months. - Commissioner Villapudua announced the 20th anniversary memorial for 9/11 at the Civic Auditorium, and Chair Mallett noted the Greek Food Festival that weekend.