Public Meetings - Stockton, California

The Stockton Planning Commission met on August 12, 2021, at 5:30 PM. Commissioners present: Anne Mallett (Chair), Jeff Sanguinetti (Vice Chair), Xavier Mountain, Waqar Rizvi, and Brando Villapudua. Commissioners absent: Gerardo Garcia and Brenda Jones. The meeting included a consent calendar approval, a public hearing for a proposed retail commercial center, and a training presentation on findings and decision-making. Consent Calendar - The Commission approved the consent calendar (including minutes from July 8, 2021) by a 5-0 vote. Motion by Waqar Rizvi, seconded by Brando Villapudua. Public Comments & Testimony - Carolina Mendoza, a resident on Sabrina Street adjacent to the project site, expressed concern about pedestrian access from her street into the commercial development. She requested a complete barrier to prevent potential crime and homeless access, and noted that residents prefer no walkway connection. She did not oppose the commercial development itself but worried about security and quietness of her street. Discussion Items - Item 5.1 – Initial Study/Addendum to the 2040 General Plan EIR, Commission Use Permit, and Design Review for a Retail Commercial Center at 815 West Eighth Street - Staff presented the proposal for five parcels totaling 18.1 acres, including a convenience store and fueling station (ARCO/AMPM), four quick-service restaurants (two with drive-throughs), a self-service car wash, a truck repair/fueling station, and a three-story, 120-room hotel. The site would have 389 parking stalls, landscaping, bioswales, and frontage improvements. A Commission Use Permit is required for alcohol sales at the convenience store (Type 20 license). The site is in Crime Reporting District 0230, which exceeds the citywide average for crimes by 20%, but staff recommended approval, citing discretion to waive restrictions for economic growth. - Applicant Alex Cuevas (AGC Design Concept) and project owner Raja Chandi answered questions. They described a three-phase buildout: first phase (convenience store, fuel, car wash), second (restaurants), third (hotel). They noted the site has been vacant for years (formerly a golf driving range). Mr. Chandi stated his company operates similar facilities with 24-hour patrol security. - Commissioners discussed security, pedestrian access, and community outreach. Commissioner Sanguinetti proposed conditioning the approval on a 24-hour roving security patrol and requiring the emergency vehicle access (EVA) gates to be solid and designed through a minor design review process in coordination with the fire department. Commissioner Mountain emphasized the need for business resilience in addressing homelessness and crime. Commissioner Rizvi supported the project as an infill development consistent with the 2040 General Plan. - The public hearing was closed. The Commission adopted three resolutions (with amendments): Resolution 2021-08-12-0501-01 (Initial Study/Addendum to EIR and Mitigation Monitoring Program), Resolution 2021-08-12-0501-02 (Commission Use Permit), and Resolution 2021-08-12-0501-03 (Design Review), each subject to conditions including the added two conditions (24-hour security patrol and EVA gate design review). - Item 8.1 – 2021 Planning Commission Training Program by Burke Williams Sorensen - Attorney provided training on findings requirements under the Topanga case, explaining the need for legally relevant, explanatory findings supported by substantial evidence. The training was informational; no action taken. - Commissioner Comments – Commissioners encouraged public safety, local shopping, and community events (Salvation Army open house, Pakistan Independence Day celebration). No further business. Key Outcomes - Approved the consent calendar (5-0). - Approved the retail commercial center project (5-0) with two added conditions: (1) the applicant shall provide 24-hour roving security patrol on site, and (2) the design of emergency vehicle access gates shall be reviewed through the city's minor design review process to ensure they are solid and match the height of the perimeter wall, in coordination with the fire department. - The decision may be appealed within 10 days per Stockton Municipal Code. - Meeting adjourned at 6:56 PM.

The Stockton Planning Commission met on July 22, 2021, at 5:30 PM in the Council Chamber. Commissioners Jeff Sanguinetti (Vice Chair), Brenda Jones, Waqar Rizvi, and Brando Villapudua were present; Anne Mallett, Gerardo Garcia, and Xavier Mountain were absent. The meeting addressed a consent calendar item, public comments, a public hearing on an appeal of a director's determination regarding a food truck park time extension, and a workshop on the Cannabis Regulatory Program. The meeting adjourned at 8:34 PM. Consent Calendar - Approved Resolution 2021-07-22-0301, reflecting the Planning Commission’s May 27, 2021 denial of a Use Permit and Design Review for a crematorium at 809 North California Street. The motion carried 4-0. Public Comments & Testimony - Xochitl Paderes submitted an electronic public comment requesting that the city review and address zoning discrepancies between the county and city strategic plans, citing clients facing expenses and oversight challenges due to misaligned zoning. Discussion Items 5.1 Appeal of Director’s Determination to Disapprove Time Extension for Temporary Activity Permit P20-0824 (Food Truck Park at 2107 West Lane) - Staff Presentation: Stephanie Ocasio (Assistant Director of Community Development) explained that the food truck park (Stocklandia) operates under a Temporary Activity Permit (TAP) because the use is not listed in the Stockton Municipal Code. A six-month TAP was issued in October 2020. The applicant requested a six-month extension in April 2021, but the director disapproved due to non-compliance with conditions, including exceeding the allowed number of food trucks, tables and chairs, tents, and complaints about noise, traffic, and safety. Staff cited 10 confirmed complaints, two citations (March and April 2021), and concerns about nearby schools (elementary, middle, and high school) reopening and potential jaywalking across West Lane. - Applicant Rebuttal: Veronica Caitos, Kenneth Foster, and Robert Arius (owners of Stocklandia) argued that all complaints were minor and corrected immediately (tables/chairs removed, food truck count reduced). They stated they have a good relationship with the school principal, conduct fundraisers, and have had no police incidents or traffic accidents. They expressed a desire to work with the city to create a food truck park ordinance and noted interest in an alternative downtown site (190 North American). - Commissioner Discussion: Commissioners acknowledged the need for a food truck park concept but expressed concerns about the location near schools and residential areas. Commissioner Villapudua supported the business but noted traffic and safety issues. Vice Chair Sanguinetti initially felt the site was inappropriate but after hearing testimony, he and others leaned toward granting a limited extension with new conditions (e.g., a plan for school crossings). Commissioner Rizvi questioned whether the original findings for denial were valid given the TAP was initially approved. - Motion: Commissioner Sanguinetti moved to direct staff to bring back a resolution granting the appeal and allowing a time extension with appropriate findings and conditions. The motion was seconded by Commissioner Rizvi and passed 4-0. 8.1 Cannabis Regulatory Program - 2021 Policy Project Workshop/Study Session - Staff Presentation: Stephanie Ocasio presented proposed code amendments based on council direction, an equity assessment, and best practices. Key proposals included: - Location Requirements: Three options: (1) current requirements without waiver, (2) staff-recommended alignment with ABC alcohol location restrictions (300 ft from residential zones/uses, 600 ft from schools, parks, daycare, etc., plus 1,000 ft between cannabis businesses), (3) minimum state requirements. Staff recommended Option 2. - Equity Program: Remove cultivation and volatile manufacturing from the lottery; require equity applicants to maintain 50% ownership for 5 years; require annual metrics (demographics); provide technical assistance if resources available. - Lottery Process: Require location address and a processing fee (proposed $200–$500) at lottery entry; require land use application within 90 days of winning. - Zoning: Remove Commercial Neighborhood (CN) zone for retail cannabis; allow certain microbusinesses (manufacturer-distributor-retailer with 50% retail) in commercial zones. - Commissioner Feedback: Commissioners expressed concerns about removing churches and drug/alcohol recovery facilities from the 600 ft separation list. They preferred to retain those categories. Commissioner Villapuda wanted to keep current separation requirements. Vice Chair Sanguinetti and others agreed to recommend adding churches (places of worship) and recovery facilities back into Option 2. Police department representatives stated they had no objections and had vetted the proposals. - Outcome: No formal vote; staff will incorporate commission feedback and present a draft ordinance to the Legislative Committee and then return to the Planning Commission for a recommendation to City Council. Key Outcomes - Consent Calendar approved 4-0. - Appeal (Item 5.1): Motion passed 4-0 directing staff to prepare a resolution granting the time extension for the food truck park with revised findings and conditions. The resolution will be brought back for final approval. - Cannabis Workshop: Staff will include commission's request to retain churches and drug/alcohol recovery facilities in the location separation requirements when drafting the ordinance. The next steps are to present to the Legislative Committee and then return to the Planning Commission with a draft. - The meeting recessed at 7:12 PM and reconvened at 7:21 PM. - Commissioner comments included thanks to staff, announcements of upcoming events, and condolences for a young man killed near Edison pool. - Meeting adjourned at 8:34 PM.

The Stockton Planning Commission met on July 8, 2021, at 5:30 PM in the Council Chamber. The main agenda item was a continued public hearing for a cannabis business use permit at 7616 Pacific Avenue. The commission also received an informational presentation on grant-funded housing planning efforts. After deliberation, the commission voted 4-2 to deny the cannabis permits. Consent Calendar - None. Public Comments & Testimony - Kathleen Gapusan (public comment): Expressed opposition to the proposed cannabis location, arguing that placing two dispensaries 150 feet apart is not good land use and that the city should focus on regulating existing dispensaries before adding more. She described herself as a long-time cannabis user and urged common sense. - Multiple other speakers provided comments during the public hearing on item 5.1, including representatives from Zen Garden Wellness (opposing), property owner Catherine Smith (supporting), and members of the public. Public comments were both in opposition and support. Discussion Items - 5.1 Continued Public Hearing – Cannabis Use Permits at 7616 Pacific Avenue, Unit A5 (Application P20-0693): The applicant, Jiva SCK LLC (represented by Zach Drivon, Hang Heung, and Rajiv Pottabathini), sought a Commission Use Permit for a retail storefront cannabis business and an Administrative Use Permit for a delivery-only business in a 6,500-square-foot space within the Hammer Ranch Shopping Center. Staff recommended approval, noting the site meets all codified requirements including distance from sensitive uses and adequate parking. The existing nearby dispensary (Zen Garden Wellness) opposed, citing concerns about over-concentration, parking, traffic, and competition. The applicant argued that the project would bring jobs, tax revenue, and security improvements, and that proximity to another dispensary is not prohibited and exists in other cities. After extensive discussion, Commissioner Mountain made a motion to deny based on findings that the project would not maintain neighborhood integrity, could jeopardize public safety, and was not compatible with existing uses. The motion passed 4-2. - 8.1 Informational Presentation on Grant-Funded Housing Efforts: Matt Diaz, Advanced Planning Manager, presented on state grants (SB2, LEAP, REAP) totaling approximately $2 million to fund housing planning efforts including zoning consistency, development code update, strategic housing action plan, housing element update, technology upgrades, and targeted neighborhood planning (South Airport Way, Little Manila, Gleason Park, Downtown A Station). This item was informational only; no action was taken. Key Outcomes - Motion to deny the cannabis use permits (item 5.1): Passed 4-2. Voting yes: Garcia, Mountain, Villapudua, Jones. Voting no: Mallett, Rizvi. Absent: Sanguinetti. The commission directed staff to return with a resolution containing findings for denial as articulated on the record (findings 2, 5, and 6 not met). - No other actions were taken. Commissioner Comments - Commissioners thanked staff and reflected on the democratic process. Commissioner Villapudua reminded the public about earthquake safety, cooling stations during the heat wave, and the Fourth of July parade. The meeting adjourned at 7:45 PM.

The Stockton Planning Commission met on June 24, 2021, at 5:30 PM in the Council Chamber at City Hall. Chair Anne Mallett presided, with all seven commissioners present (Anne Mallett, Jeff Sanguinetti, Gerardo Garcia, Brenda Jones, Xavier Mountain, Waqar Rizvi, Brando Villapudua). The meeting covered a consent calendar, a public hearing for a proposed retail commercial center development, and interviews for the Cultural Heritage Board. The commission recessed briefly for technical issues and adjourned at 6:55 PM. Consent Calendar - 21-0460: Approved minutes from the April 22, May 13, and May 27, 2021, Planning Commission meetings. (Motion 2021-06-24-0301, passed 7-0) - 21-0381: Approved a one-year time extension for the Delta Cove Vesting Tentative Map. (Resolution 2021-06-24-0302, passed 7-0) Public Comments & Testimony - For Item 5.1 (Retail Commercial Center): No public comments were made. - For Item 6.1 (Cultural Heritage Board Interviews): Two members of the public spoke in support of the candidates. Phillip Merlo, CEO of the San Joaquin County Historical Museum and Vice Chair of the Cultural Heritage Board, endorsed all four present candidates (Tejpaul Bainiwal, Bryan Baldeon, Mary Jo Gohlke, and Matt Holmes), highlighting their qualifications and experience. Robert Holzer, Chair of the Cultural Heritage Board, also endorsed the four candidates and noted the board had not met since December 2020 due to vacancies. Discussion Items - Item 5.1 (Retail Commercial Center at East Hammer Lane & Maranatha Drive): Staff presented a proposal for a 4.32-acre development including an ARCO AMPM fueling station and convenience store (Type 20 ABC license), a Sonic Drive-In restaurant, a Black Bear Diner, and an Elite Car Wash. The project required an EIR addendum, pre-zoning to Commercial General (CG), a tentative parcel map, a commission use permit, and design review. The site is outside city limits and pending annexation. Commissioners discussed stormwater management, sewer/storm drain extensions, reciprocal parking/access agreements, and concerns about car wash proliferation and security. Commissioner Villapudua expressed concern about too many car washes in Stockton and security at similar developments. Commissioner Sanguinetti proposed amending conditions to require the sewer main to extend to the southern property line, storm drain improvements to connect to the future Oregoni system, and a reciprocal parking/access agreement. The applicant’s team agreed to work with staff. A 10-minute recess (6:12 PM to 6:19 PM) was taken. The commission voted 7-0 to approve five resolutions: - Resolution 2021-06-24-0501-01: Recommend City Council adopt the EIR Addendum and Mitigation Monitoring Program. - Resolution 2021-06-24-0501-02: Recommend City Council adopt the Pre-zoning Ordinance to CG. - Resolution 2021-06-24-0501-03 (amended): Approve the Tentative Parcel Map with modified conditions (sewer, storm drain, reciprocal agreement). - Resolution 2021-06-24-0501-04: Approve the Commission Use Permit. - Resolution 2021-06-24-0501-05: Approve the Design Review. - Item 6.1 (Cultural Heritage Board Interviews): The commission interviewed four candidates for four vacancies on the nine-member Cultural Heritage Board. The board has been unable to meet since December 2020. Candidates were: Tejpaul Bainiwal (scholar and community leader), Bryan Baldeon (local resident passionate about culture), Mary Jo Gohlke (local historian and author), and Matt Holmes (homeowner and former National Park Service staff). A fifth applicant, Mr. Vigil, withdrew before the interview. Each candidate answered four questions regarding their motivation, the relationship between historic preservation and economic development (including demolitions), city vs. property owner responsibilities, and availability. Commissioner Mountain recused himself from voting on Matt Holmes due to a personal connection. After scoring, the top four candidates (Bainiwal, Baldeon, Gohlke, Holmes) were selected. Key Outcomes - Consent Calendar: Approved unanimously (7-0). - Item 5.1: All five resolutions approved unanimously (7-0) with amended conditions on the tentative parcel map. - Item 6.1: Motion 2021-06-24-0601 passed 7-0 to appoint Tejpaul Bainiwal, Bryan Baldeon, Mary Jo Gohlke, and Matt Holmes to the Cultural Heritage Board, forwarding their names to the City Council for final approval. - Meeting Adjournment: 6:55 PM.

The Stockton Planning Commission met on May 27, 2021, at 5:30 PM in the Council Chamber to consider two public hearing items: a hotel development on East Hammer Lane and a crematorium use permit for a funeral home. The meeting adjourned at 7:22 PM. Public Comments & Testimony - Item 5.2 (Crematorium): Three speakers opposed the project, citing health concerns from emissions (mercury, hexavalent chromium), proximity to residences (within 100–300 feet) and schools (Pittman Elementary), and environmental justice issues in a low-income, predominantly minority neighborhood. Two written comments echoed these concerns. No public comments were made on Item 5.1. Discussion Items - 5.1 Hotel Development on East Hammer Lane: Staff presented a proposal for a dual-branded 141-suite hotel (81,000 sq ft) on a 3.7-acre site, requiring annexation, pre-zoning to Commercial General, a land development permit, and design review. The project relied on an addendum to the 2040 General Plan EIR. Commissioner Sanguinetti asked the applicant to confirm understanding of new conditions from Municipal Utilities (sewer, storm, water infrastructure). After discussion, the commission supported the project, with Commissioner Rizvi noting the need for hotels on that corridor. The commission recommended approval to the City Council. - 5.2 Crematorium at Frisbie-Warren & Carroll Funeral Home: Staff recommended approval based on noise, health risk, and historic assessments. However, commissioners expressed concerns about lacking expert answers on emissions, scrubbers, chimney height (3 feet above roof), and opposition from the public. Commissioner Mountain noted the site is 300 feet from residences, while cannabis dispensaries require 600 feet. Commission Garcia, Jones, Sanguinetti, and Rizvi echoed doubts. Motions to deny were made based on findings 2 (neighborhood integrity), 5 (hazard to public health), and 6 (incompatibility with surrounding uses). Key Outcomes - Item 5.1 (Hotel): Approved 7-0. Three resolutions passed recommending City Council approval of the EIR addendum, pre-zoning to Commercial General, and the Land Development Permit/Design Review. Conditions of approval included new MUD infrastructure requirements and a future area of benefit (AOB) non-objection condition. - Item 5.2 (Crematorium): Denied 7-0. A motion to deny the Use Permit and Design Review passed, with findings that the project would endanger public health (finding 5), harm neighborhood character (finding 2), and be incompatible with existing land uses (finding 6). Staff directed to prepare a denial resolution for a future consent calendar. - Administrative: The June 10, 2021 meeting was cancelled due to a City Council budget study session.

The Stockton Planning Commission met on May 13, 2021, at 5:30 p.m. in the Council Chamber, 425 N. El Dorado Street, Stockton. The meeting included approval of prior minutes, a public hearing on a subdivision map, a continuance for a cannabis retail permit, and a study session on city-initiated zoning map amendments to align with the 2040 General Plan. Commissioners also offered tributes to fallen Officer Jimmy Inn. The meeting adjourned at 7:34 p.m. Consent Calendar - Approval of Planning Commission Minutes: Two motions were passed 7-0. The first motion approved minutes for February 25, 2021, and March 25, 2021. The second motion approved minutes for April 8, 2021. Commissioner Sanguinetti arrived at 5:42 p.m. and participated in both votes. Public Comments & Testimony - General Public Comment (Agenda Item 4): Kathleen Gapuson, a 62-year Stockton resident, expressed opposition to a proposed new cannabis dispensary near Lincoln Highway, citing concerns about saturation, volatile manufacturing using butane/ethanol, and potential cartel ownership. She urged the city to slow down and consider human impacts over profit. - Study Session (Agenda Item 6.1): Four community members provided input: - Markus Doubois: Owns a building at 821 N. El Dorado Street. Criticized the city’s communication – the mailed notice appeared as junk mail and arrived only five days earlier. He expressed uncertainty about impending zoning changes and requested direct contact. - Andrew Phillips (Lead Pastor, Calvary Church): Opposed the proposed rezoning from residential low density to residential high density for his property at 2343 Country Club Boulevard. He argued the change is inconsistent with the surrounding neighborhood and urged better communication via churches. - Fred Sheil (Stand Affordable Housing): Supported flexible zoning in the East Sonora area to allow triplexes/fourplexes for low-income and homeless housing. He noted the current proposal would rezone his property to low density, requiring a costly rezoning process. - Mario Jaques: Owns 360 acres south of Stockton sewer ponds and an 18-acre industrial parcel near Highway 4. He questioned why his property received a notice of inconsistency, as it has been industrial for 35 years, and requested clarification. Discussion Items - Item 5.1: Tentative Map for Robinhood Plaza (Application P20-0237) – Staff presented a proposal to subdivide the existing three parcels at 5756 and 5606 Pacific Avenue into seven parcels, each containing an existing building, plus one parcel for parking and one for the entry drive. No changes to the shopping center’s use were planned. The applicant agreed to conditions including a pedestrian ramp easement. The commission approved the map 7-0, with the hearing closed before the vote. - Item 5.2: Cannabis Use Permit (Application P20-0693) – Staff recommended approval of a commission use permit for a retail storefront cannabis business and an administrative use permit for delivery-only at 7616 Pacific Avenue. Due to technical difficulties and additional information received, the commission voted 7-0 to continue the public hearing to July 8, 2021. - Item 6.1: Study Session on Series 2 Zoning Map Amendments – Staff (Tristan Osborne and Matt) led an informational discussion on aligning the General Plan and zoning maps to comply with state law. Key topics included: - Background: Approximately 3,600 parcels (4% of the city) remain inconsistent; Series 1 was approved in March 2021. - Proposed Solutions: Changing zoning to match the General Plan, refining the General Plan, or future code text amendments (Series 3). - Specific Categories: Split zones (multiple zones on one parcel), unzoned parcels (right-of-ways), civic uses (schools, parks), open space, and property-owner-requested changes. - Commissioner Feedback: Concerns were raised about right-of-way zoning causing future issues with street abandonments and split zones; open space zoning potentially adding steps for floodplain removal; and the need for better communication with actual property owners (e.g., using Nextdoor, churches, and improved data from the assessor’s office). Commissioners generally supported staff’s approach but asked for more clarification on right-of-ways and open space before formal action. Key Outcomes - Approved: Resolution 2021-05-13-0501 approving the tentative map for Robinhood Plaza (7-0). - Continued: Cannabis use permit application to July 8, 2021 (7-0). - Direction to Staff: Proceed with Series 2 zoning amendments incorporating commissioner feedback on right-of-ways, open space, and enhanced public outreach. No formal action was taken on the study session; it was informational only. Commissioner Comments - Commissioner Mountain noted domestic violence statistics (1 in 4 women, 1 in 7 men, 20% of homicides involve interveners) and requested a moment of silence for Officer Jimmy Inn, killed May 11, 2021. - Commissioner Rizvi offered condolences, recognized the end of Ramadan (Eid), and welcomed new commissioners. - Commissioner Villapudua thanked volunteers for a Victory Park cleanup (60 volunteers) and promoted the upcoming Asparagus Festival. - Chair Mallett thanked staff for patience with technical difficulties and referenced new CDC mask guidance for vaccinated individuals.

The Stockton Planning Commission held a regular meeting on April 22, 2021, at 5:30 PM at 425 N. El Dorado Street. Chair Anne Mallett presided, with Vice Chair Jeff Sanguinetti, Commissioners Gerardo Garcia, Brenda Jones, and Xavier Mountain (arriving at 5:34 PM) present. Commissioners Waqar Rizvi and Brando Villapudua were absent with excused absences. The meeting adjourned at 5:57 PM. Two items were considered: a tentative map for a residential subdivision and a conformity determination for the Capital Improvement Program. Discussion Items - 21-0263: Tentative Map for a 21-Lot Subdivision at 2955 Juliet Road – Staff presented a request to subdivide a 2.88-acre site into 21 lots, including 20 single-family dwelling lots and one public park lot. The project is located in southeast Stockton near Mariposa Road and State Route 99, and is consistent with the Low Density Residential designation in the Envision Stockton 2040 General Plan. Staff recommended approval based on findings and conditions. The applicant's design engineer, Zac Wong, confirmed agreement with the conditions. Commissioners had no substantive questions. Vice Chair Sanguinetti moved to approve, seconded by Commissioner Garcia. - 21-0228: Fiscal Year 2021-2026 Capital Improvement Program – Conformity Determination – Staff explained that state law and city code require the Planning Commission to review the draft five-year Capital Improvement Program (CIP) for consistency with the General Plan. The CIP covers maintenance and improvement of public facilities such as parks, streets, utilities, and city buildings. Staff recommended forwarding a determination to City Council that the CIP conforms to the Envision Stockton 2040 General Plan. Vice Chair Sanguinetti moved to recommend approval, seconded by Commissioner Mountain. Commissioners Comments - Vice Chair Sanguinetti provided an update on the cannabis ordinance: the March 24, 2021 Council Legislative/Environmental Committee meeting discussed the matter, and a draft ordinance with an equity component is being developed, expected to return to the commission in mid-May for a workshop. He also noted that a pending cannabis application will be processed under the current ordinance. - Commissioner Mountain reminded everyone that April 22 is Earth Day and emphasized the importance of environmental stewardship alongside infrastructure revitalization. Key Outcomes - Resolution 2021-04-22-0501 (Item 5.1): Approved 5-0 to adopt the tentative map for the 21-lot subdivision at 2955 Juliet Road, based on findings and conditions. Vote: Ayes – Mallett, Sanguinetti, Garcia, Jones, Mountain; Absent – Rizvi, Villapudua. The decision may be appealed within 10 days. - Resolution 2021-04-22-0601 (Item 6.1): Approved 5-0 to forward a determination to the City Council that the FY2021-2026 Capital Improvement Program conforms to the Envision Stockton 2040 General Plan. Vote: Ayes – Mallett, Sanguinetti, Garcia, Jones, Mountain; Absent – Rizvi, Villapudua.

The Stockton Planning Commission met on April 8, 2021, at 5:30 PM in the Council Chamber at City Hall, 425 N. El Dorado Street. The meeting included approval of prior minutes, a public hearing on a design review and variance for a fire pump structure, and a training session on planning commission procedures and ethics. The meeting adjourned at 7:02 PM. Consent Calendar - Minutes of September 24, 2020: Approved 5-0 (Commissioner Villapudua recused as he had not watched the video). Motion by Jeff Sanguinetti, seconded by Waqar Rizvi. - Minutes of March 11, 2021: Approved 6-0. Motion by Jeff Sanguinetti, seconded by Gerardo Garcia. Public Comments & Testimony - No public comments were made during the public comment period. Discussion Items - Design Review and Variance (Item 5.1): Staff presented a request from ML Commodities, the owner of an existing warehouse at 2005 West Washington Street, for a variance to allow a reduced front setback of 6 feet 3 inches to 6 feet 4 inches (required 10 feet) for a fire pump structure (17 feet wide by 7 feet deep). The structure would enclose a fire protection standpipe to enable installation of a fire sprinkler system. Staff worked with the applicant to explore alternatives, but the front location was the only feasible option due to the building's layout, railroad tracks on the west, and a two-story office in the corner. The variance findings were supported: special circumstances (existing building built before sprinkler requirements, no other feasible location), physical suitability (site is flat with ample parking—17 existing stalls, loss of 2 stalls still leaves sufficient parking for 7 employees), necessity (to allow fire suppression and business expansion), consistency with the General Plan (industrial use permitted), and no detriment to public health. The design review ensures the structure matches the existing building's colors (blue base, tan top). Mike Girdner, owner of ML Commodities, confirmed the need and thanked staff. Commissioners expressed support, noting safety benefits and staff's reasonable approach. The commission adopted Resolution 2021-04-08-0501 approving the design review and variance (6-0). - Planning Commission Training (Item 8.1): Assistant City Attorney Lori Asuncion presented a training covering the Brown Act, City Charter, Municipal Code, council policies, Rosenberg's Rules of Order, ethics (conflicts of interest), and council contacts. The training was informational only; no action was taken. Commissioners asked clarifying questions about supermajority votes, social media (serial meetings), gift reporting, and attendance requirements. The presentation emphasized transparency, proper meeting procedure, and avoidance of conflicts. Key Outcomes - Approved: Design review and variance for a reduced front setback at 2005 West Washington Street (Motion 2021-04-08-0501, carried 6-0). The decision may be appealed within 10 days per Stockton Municipal Code 16.100.020. - Informational: Training presentation was received; no action taken. - Adjourned: Meeting adjourned at 7:02 PM.

On March 25, 2021, the Stockton Planning Commission held a continued public hearing to consider amendments to Title 16, Chapter 16.72, Section 16.72.125 of the Municipal Code related to wireless facilities (small cell). The meeting lasted from 5:30 PM to 6:23 PM. All seven commissioners were present: Anne Mallett (Chair), Jeff Sanguinetti (Vice Chair), Gerardo Garcia, Brenda Jones, Xavier Mountain, Waqar Rizvi, and Brando Villapudua. Consent Calendar - No items were presented for adoption. Public Comments & Testimony - Maureen Cruzen (representing Verizon) expressed support for the proposed code updates, thanking staff for their efforts and willingness to consider stakeholder input. She noted Verizon’s interest in partnering with the city to invest in infrastructure. Discussion Items - Continued Public Hearing – Wireless Facilities Code Amendment (Item 5.1) - The commission revisited a code amendment originally heard on February 25, 2021. The amendment focused on Chapter 16.72 (Encroachment Permits) to accommodate micro wireless and small cell facilities as part of a Smart City initiative. Staff (Michael McDowell, Community Development) highlighted clarifications made since the previous meeting, including distinguishing the roles of Community Development (review authority) and Public Works (inspection authority). - Vice Chair Sanguinetti proposed two amendments to the proposed ordinance: 1. Section F1 (Utilities): Remove the word “private” from “private sewer” and add “as approved by the Public Works Department” to the depth requirement (minimum three feet below grade). He argued that the minimum depth should be based on engineering design requirements, especially for arterial streets with thicker structural sections (e.g., Thornton Road example). Public Works Director Jody Almasi agreed to remove “private” but preferred to keep three feet as a baseline, with flexibility for deeper installations through collaboration. 2. Section F2 (Work Plan): Replace “utility master plan” with “annual utility work plan” to avoid conflict with existing code and better reflect coordination with utility companies on street maintenance schedules. Staff (Director Crew) endorsed this change, noting it aligns with ongoing utility coordination. - Public Works Director Almasi and Community Development Director Crew affirmed their commitment to inter-departmental collaboration to ensure proper oversight of installations. - Commissioner Garcia and Rizvi supported the amendments, emphasizing the need for clear engineering standards and continuity regardless of personnel changes. Key Outcomes - Motion and Vote: Vice Chair Sanguinetti moved to approve Resolution 2021-03-25-0501 recommending City Council adoption of the amended code (removing “private” in F1, adding “as approved by the Public Works Department,” and using “annual utility work plan” in F2). Commissioner Mountain seconded. The motion passed 7-0. - Staff announced a planning commission training session scheduled for April 8, 2021, and provided an update on the cannabis ordinance work plan progressing on schedule with an equity consultant. Commissioners' Comments - Vice Chair Sanguinetti urged staff to avoid canceling future meetings and suggested using workshops to address other code inconsistencies. - Commissioner Villapudua thanked the chair and staff, and noted attending a National Medal of Honor Day ceremony honoring Marine Master Sergeant Richard Pittman.