Public Meetings - Stockton, California

The Stockton Planning Commission met on February 25, 2021, from 5:30 PM to 8:35 PM to consider three public hearing items: a use permit for a convenience store and gas station, an appeal of a director's determination regarding historic resource status of a downtown building, and amendments to the municipal code for wireless communication facilities. All seven commissioners were present (Mallett, Sanguinetti, Garcia, Jones, Mountain, Rizvi, Villapudua). The meeting included spirited debate on historic preservation, traffic impacts, and code consistency. Public Comments & Testimony - Item 5.1 (Convenience Store): Arturo Carrasco-Becerra submitted electronic comment urging reduced alcohol sales hours (6 a.m. to 2 a.m.) and redesign to move building closer to street for better aesthetics. - Item 5.2 (Historic Resource Appeal): Seven emails opposed to demolition were read into the record. Appellant Phillip Merlo (historian, Vice Chair of Cultural Heritage Board) provided a written statement read aloud arguing the demolition would violate city design guidelines, destroy last historic frontage downtown, and that the rebuttal study ignored primary sources about Carnegie brick. Robert Holzer (Chair of Cultural Heritage Board) spoke in person, noting the building is over 100 years old, contributes to historic fabric, and that there is no need for more parking given nearby vacant lots. He referenced the 2007 settlement requiring adaptive reuse efforts. - Item 5.3 (Wireless Code): Judith Fairweather and Hannah Borris submitted electronic comments. Hannah Borris (Verizon Wireless) spoke live, thanking staff for collaboration and supporting staff recommendation with revisions. Discussion Items - 5.1 - Use Permit for Convenience Store at 1243 West March Lane: Staff presented the project (2,900 sq ft convenience store with off-sale beer/wine, 8 fueling stations, car wash) on former Outback Steakhouse site. Crime reporting district stats were higher than city average (183 crimes/year), but 70% from Target (internal loss prevention). Only 36 calls to site in 2020, two resulting in crime reports. The project is not in compliance with location restrictions due to crime stats, but commission can waive. Commissioners raised traffic concerns: truck turning movements, driveway widening, potential stacking on March Lane, and left-turn prohibition onto Pershing. Applicant Amad Ghaderi (ANS Engineering) addressed concerns, noting updated truck-turning exhibit, and stated fuel deliveries average 1-2 per day, could not commit to off-peak hours due to operational needs. Commissioner Sanguinetti amended condition 21 to require detailed plans for curb, gutter, sidewalk, driveway, and traffic circulation. Motion passed 7-0. - 5.2 - Appeal of Director's Determination on 434-440 East Weber Avenue: The building (1916, two-story masonry, vacant 20 years) was deemed not a historic resource by staff based on review by Garavalia Architecture and Michael Baker International. Appellants argued it meets criteria for association with developer A.C. Olahan and distinctive brick construction. Commissioners debated: Commissioner Mountain questioned how a surface parking lot would revitalize downtown and noted the 2007 settlement precedent for adaptive reuse. Vice Chair Sanguinetti expressed concern about tearing down more buildings before previous projects materialized, and favored sending to Cultural Heritage Board for expert opinion. Commissioner Rizvi emphasized the board's composition (historian, architect, etc.) as a check and balance. Applicant Zach Court (developer) spoke passionately about his investments in downtown (over $40 million) and the need for parking for the Kendall Building project (55-62 residential units, 25,000 sq ft office). He argued the building had sat vacant and no one else had offered to develop it. Motion to uphold the appeal and forward to Cultural Heritage Board passed 7-0. - 5.3 - Amendment to Wireless Communication Facilities Code: Staff presented amendments to Chapters 16.44 (communications facilities) and 16.72.125 (encroachment permits) to comply with federal/state regulations, standardize review, and set design standards for small cell facilities (5G). Discussion focused on information sharing (master plans) with carriers like Comcast citing homeland security concerns. Vice Chair Sanguinetti raised inconsistencies between the code (giving authority to Community Development Director) and other municipal code sections (e.g., 12.08.020 requiring permits from City Engineer for sidewalk/curb work). He proposed splitting the item: approve 16.44 (communication facilities) to allow master license agreements to move forward, and continue 16.72 for cleanup. After debate, the commission voted 7-0 to approve Resolution 2021-02-25-0503 for Chapter 16.44 and continue Chapter 16.72 to a later meeting. Key Outcomes - Resolution 2021-02-25-0501 (Item 5.1): Approved 7-0 for use permit and design review at 1243 West March Lane, with amended condition 21 requiring detailed improvement plans for curb, gutter, sidewalk, driveway, and traffic circulation. Appellable within 10 days. - Resolution 2021-02-25-0502 (Item 5.2): Approved 7-0 to reverse the Director's Determination and forward the historic resource question to the Cultural Heritage Board for review. Appellable within 10 days. - Resolution 2021-02-25-0503 (Item 5.3): Approved 7-0 to recommend City Council adopt Chapter 16.44 amendments for wireless communication facilities (find CEQA exemption, adopt ordinance). Chapter 16.72.125 (encroachment permits) was continued to a later meeting for consistency cleanup. The commission also waived reading of public comments for items 5.2 and 5.3 by unanimous votes.

The Stockton Planning Commission met on February 11, 2021, at 5:30 PM in the Council Chamber. The meeting included recognition of outgoing commissioners, approval of a consent calendar item for a cannabis business, public hearings for a self-service car wash and a nine-lot residential subdivision, election of commission officers, and a report on cannabis ordinance revisions. All votes were unanimous (7-0). The meeting adjourned at 7:03 PM. Consent Calendar - 21-0038: Approved a resolution reflecting the Planning Commission’s January 14, 2021 approval of a Commission Use Permit, Administrative Use Permit, and a waiver to reduce the distance requirement from 600 feet to approximately 320 feet from religious facilities for a retail storefront and delivery-only cannabis business at 7840 West Lane, Suite F (APN 094-040-24). The motion carried 7-0. Public Comments & Testimony - Consent Calendar: A member of the public (Guest User) submitted an electronic comment opposing cannabis stores, stating: "Please stop with the cannabis stores if you want families to root down, live and work here, make it a desirable city, not full of cannabis stores and smoke shops. Perhaps there could be more effort toward attracting a testing facility. Just stop with the storefronts. Many families are asking for more family-friendly businesses." - Car Wash (Item 5.1): A letter from a neighbor (referenced in a bench memo) raised concerns about noise, lighting, and parking. Staff confirmed the project included an eight-foot masonry wall, a noise study by Bollard Consultants, a photometric study for lighting, and parking exceeding minimum requirements. No public spoke at the hearing. - Subdivision (Item 5.2): No public comments. The applicant (via phone) thanked staff and agreed to conditions of approval. Discussion Items - Recognition of Outgoing Commissioners (Agenda Item 8): Deputy Director Michael McDowell presented Certificates of Recognition to Commissioner D'Adrea Davie (eight years of service) and Commissioner Kimberly Warmsley (four years, recently elected to City Council). - Cannabis Ordinance Update (Agenda Item 8): Director Will Crew reported that the City Manager directed staff to prepare a draft ordinance within 90 days addressing saturation, location requirements, lottery system, and equity. A consultant is working on the equity piece. Council may impose a moratorium on new applications; existing applications in the pipeline would continue. The planning commission will hold workshops and later make a recommendation to the City Council. - Self-Service Car Wash at 6011 West Lane (Item 5.1): The project required a zoning map amendment from Commercial Office (CO) to Commercial General (CG), an Administrative Use Permit, and Design Review. The site is vacant, 0.75 acres, at the corner of East Swain Road and West Lane. The proposal includes a 2,530 sq ft drive-through car wash, 15 parking stalls (13 standard, 2 handicapped) with vacuum stations, landscaping, and an eight-foot masonry wall along the southern property line. The building uses contemporary finishes (metal panels, cement panels, stucco). A neighborhood meeting was held on December 28, 2020, but no public attended. Commissioners discussed concerns about noise from vacuum blowers and payment kiosks, lighting impacts, and parking demand. Staff confirmed a noise study and photometric study were completed, and the project complies with code requirements. The motion to recommend approval to the City Council for the rezone and to approve the Administrative Use Permit and Design Review passed 7-0. - Nine-Lot Subdivision at 1845 East 13th Street (Item 5.2): The project is a tentative map to create nine single-family residential lots on 1.71 acres (APN 171-180-01). Lots range from 5,000 to 7,000 sq ft. The site is infill, surrounded by residential development. Improvements include extension of Beagle Street with curb, gutter, sidewalk, and landscaping along 13th Street, plus utility extensions. The developer agreed to conditions of approval. The motion to approve the tentative map passed 7-0. - Election of 2021 Planning Commission Officers (Item 6.1): Commissioner Xavier Mountain initially nominated Commissioner Jeff Sanguinetti for Chair, but after discussion about tradition and Vice Chair Anne Mallett’s service, the motion was withdrawn. Commissioner Gerardo Garcia then nominated Vice Chair Mallett for Chair; motion carried 7-0. Chair Waqar Rizvi nominated Commissioner Sanguinetti for Vice Chair; motion carried 7-0. Key Outcomes - Consent Calendar: Approved Resolution 2021-02-11-0301 for the cannabis business at 7840 West Lane (7-0). - Car Wash: Approved Resolution 2021-02-11-0501-01 (recommending rezone to City Council) and Resolution 2021-02-11-0501-02 (approving Administrative Use Permit and Design Review) (7-0). The decision may be appealed within 10 days. - Subdivision: Approved Resolution 2021-02-11-0502 approving the tentative map (7-0). The decision may be appealed within 10 days. - Officers: Anne Mallett elected Chair and Jeff Sanguinetti elected Vice Chair for 12-month terms (both 7-0). - Cannabis Ordinance: Staff to prepare draft ordinance within 90 days, with workshops for the Planning Commission before a recommendation to City Council.

The Stockton Planning Commission met on January 14, 2021, from 5:34 PM to 7:08 PM via Webex and in person. The meeting included approval of consent calendar items, a public hearing for a cannabis business, continuances, and welcoming of a new commissioner. Consent Calendar - Item 3.1 (Minutes Approval): Approved 7-0 to file minutes from October 22, 2020, and December 10, 2020. Commissioner Davie noted her absence in the August minutes; the clerk confirmed the correction. - Item 3.2 (Cannabis Business Denial Resolution): This item was pulled from consent for discussion. It involved a resolution memorializing the December 10, 2020, 4-3 vote to deny a cannabis use permit at 6709 Plymouth Road. After clarification from staff that the resolution only reflected the prior vote, the commission voted 5-2 to approve the resolution (Commissioners Garcia and Sanguinetti dissenting). Public Comments & Testimony - No public comments were made during the general public comment period. Discussion Items - Item 5.1 (Self-Service Carwash at 6011 West Lane): Staff requested and received a continuance to February 11, 2021, to correct items. - Item 5.2 (Nine-Lot Subdivision at 1845 East 13th Street): Staff requested and received a continuance to February 11, 2021, for similar reasons. - Item 5.3 (Cannabis Business at 7840 West Lane, Suite F): The applicant, Coastal (represented by Miles Peck), requested a Commission Use Permit, Administrative Use Permit, and a location waiver to allow a retail storefront and delivery-only cannabis business. The location is about 320 feet from three religious facilities (instead of the required 600 feet). Staff (Stephanie O'Casio) recommended denial, citing failure to meet findings due to proximity and potential public health impacts. The applicant emphasized community support, letters of non-opposition from all three churches, a 24-year lease, 100% local hiring, zero compliance issues, and estimated $1.1 million in annual tax revenue. Detective Stryker of Stockton PD provided crime statistics: 39 calls for service at the 7840 address over two years, and 3,419 calls in the broader southeast quadrant. Commission discussion: All seven commissioners expressed support for approval, citing the lack of opposition from churches, the barrier of West Lane (11 lanes), the commercial context, economic benefits, and the applicant's outreach. The motion by Commissioner Sanguinetti to approve the permits and waiver, adopting staff's affirmative findings and reversing the denial findings based on verbal rationale (e.g., path of travel over 1,000 feet, no direct line of sight, church letters), was seconded by Commissioner Davie and passed 7-0. Key Outcomes - Approved (7-0): Commission Use Permit, Administrative Use Permit, and location waiver (reducing distance requirement from 600 ft to 320 ft) for the cannabis business at 7840 West Lane, Suite F. Staff directed to prepare a resolution reflecting the verbal findings. - Consent Calendar: Item 3.1 approved; Item 3.2 resolution approved 5-2. - Continuances Granted: Items 5.1 and 5.2 continued to February 11, 2021. - New Commissioner: Brenda Jones was welcomed as a new Planning Commissioner, replacing outgoing Commissioner Davie (who served eight years). - Future Meeting: The January 28, 2021, Planning Commission meeting was canceled; the February 11, 2021, meeting will include a change of officers.