[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6659671,"mediaKeyId","2449647-97c24e21f76cae0d697b39f6d8e319d0","parentId",2449647,"title","Stockton staff brief planning commission on 2024 housing progress; city cites 837 permits and capacity for 22,999 units","audioSeconds",2304,"startMs",1751000,"endMs",4055000,"viewUrl","/Search/View?dp=1&key=2449647-97c24e21f76cae0d697b39f6d8e319d0&start=1751&end=4055","thumbnailUrl","https://assets.pipeline.soar.com/2449647-97c24e21f76cae0d697b39f6d8e319d0/thumbnail_1751000.jpg","articleUrl","/articles/6659671/Stockton-City/San-Joaquin-County/California/Stockton-staff-brief-planning-commission-on-2024-housing-progress-city-cites-837-permits-and-capacity-for-22999-units","mediaUrl","https://secure.pipeline.soar.com/6659671-0ec840ddd326a5337bff4cb858979f83/orig.mp4?Expires=1771161539&Signature=UCeEKYX3ZZgijbJ8wYsWjSdPx5bXcVLkUtQiPJBy44EFJkFLQqZvxgLItzUlAdy9krbsUOgVNvO-yfWmy2zfIE4e7YzEBak8Q8rMyyvCQWDcqSrQ99E2KdlGtBh9vHpcM~jbmtu0H9TTiat8SD5xFEfLG5PRa2SAfy0WFYiUmYZAYMA4f3d-lrB8f4Rced3OAjY1y~gny7jLJhc04KEDGT0x7ZC1u0RkfRBunuqHgKZ7Yeu2L1Ywdez19PeiKT-v5NIXBG6mfCdN4~7qajjG0iF4OBTnzV6ETsIBgPjmeVsLAnOmr8rFDcvE2s4BpkZI-nXwMyR9WsySBh~lqJhvjQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Stockton","date","2025-02-27T00:00:00Z","article","City staff presented the 2024 annual progress report for the general plan and housing element at a Stockton City Planning Commission informational session, summarizing housing production, capacity and next steps required by state law.

Senior planner Anson LaHosset told the commission that the Stockton housing element was certified by the state and approved by City Council in 2024, and that the housing element is the part of the general plan that state law requires be updated and monitored. LaHosset said the city’s role is to provide land and regulatory capacity; the city is not required to build units itself.

LaHosset reported key figures: San Joaquin County’s regional housing needs allocation (RHNA) for the current cycle is 52,719 units and Stockton’s share is 12,673 units. He said the city’s total development capacity is 22,999 units. For 2024, the city issued building permits for 837 new housing units. Of those permits, 253 were classified as very low income and came from two subsidized projects (Park Center Apartments and St. Mary’s Pathways). LaHosset also said 52 permits were accessory dwelling units (ADUs), and of those ADUs 31 were reported as affordable/low‑income units as allowed under state rules.

LaHosset noted the statutory reporting schedule: annual reports are presented in a public hearing and must be submitted to the state by April 1; staff will present the reports to City Council for acceptance in March before submission.

Commissioner questions and discussion. Commissioners asked for clarifications about capacity, housing types and the breakdown between ownership and rental units. LaHosset said the stated capacity of 22,999 refers to future capacity (opportunity sites and entitled parcels) rather than existing units. Commissioners and staff discussed how capacity is calculated — parcel‑by‑parcel approximations based on allowable densities and entitled but not yet built subdivisions — and that many entitled maps can remain unbuilt until market conditions change.

Panel and staff responses about constraints and incentives. During the conversation several commissioners and staff raised barriers to hitting RHNA targets, including market forces, construction costs, and land prices. An audience member and one commissioner emphasized that land cost is the primary variable developers use to decide whether projects “pencil out.” Community Development Director Stephanie Ocasio said Stockton has taken steps to encourage housing: the city has been designated a “pro housing jurisdiction” by the California Department of Housing and Community Development (HCD) and offers measures such as preapproved ADU plans, fee waivers for affordable projects and streamlined processes. Ocasio added that subsidized affordable projects typically rely on outside funding and prevailing wage or subsidy rules that increase construction costs.

Staff highlighted recent accomplishments and ongoing items: the new Stockton housing element (certified 2024); a Stockton Housing Action Plan with neighborhood action plans; an ongoing public facility fee nexus study; approval of construction plans for affordable projects (St. Mary’s Pathways and Park Center Apartments); and outreach on a draft development code anticipated to go to City Council later this year.

Production goals and outlook. LaHosset and staff noted Stockton needs to average roughly 1,584 new units per year to meet its RHNA share; in the previous cycle the city averaged about 545 units per year. Staff framed 2024 as the first year of a six‑year RHNA cycle and said many actions in the housing element are intended to incentivize or facilitate development (zoning changes, infrastructure, economic development incentives, grant pursuit and site assembly). Staff recommended commissioners and the public reach out to Community Development if they want additional parcel‑level breakdowns (for example number of units by density category or rental vs. ownership totals).

Transit, density and development code work. Commissioners also asked about locating higher‑density housing near transit and about forthcoming development code updates; staff said corridor and downtown areas, including the transit transfer station and Cabral Station area, are priorities for transit‑oriented and higher‑density development and that parking reductions and other incentives are available for projects near frequent transit.

Next steps. The annual report will be presented to City Council for acceptance and then submitted to the state by April 1 as required by law. Staff said the report is informational and no commission action was required at the meeting.","mediaType","Video","parentTitle","City of Stockton - Regular Meeting - Feb 27, 2025","oneSentenceSummary","City planners presented the 2024 general plan and housing element annual report, reporting 837 permits in 2024, including 253 very‑low‑income units from two subsidized projects, and saying Stockton has development capacity for 22,999 units while its RHNA share is 12,673 units.","taxTitle","Stockton City, San Joaquin County, California","taxId",5764,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6659675,"Planning commission approves 93‑home Agave subdivision, allows removal of 10 heritage oaks",1460,245000,1705000,"/Search/View?dp=1&key=2449647-97c24e21f76cae0d697b39f6d8e319d0&start=245&end=1705","https://assets.pipeline.soar.com/2449647-97c24e21f76cae0d697b39f6d8e319d0/thumbnail_245000.jpg","/articles/6659675/Stockton-City/San-Joaquin-County/California/Planning-commission-approves-93home-Agave-subdivision-allows-removal-of-10-heritage-oaks","https://secure.pipeline.soar.com/6659675-70c0dc3249aaa6b5bf93c16cbe3f2e4d/orig.mp4?Expires=1771161539&Signature=CR9prYoN3zSfk4XhNzPYoWv0dyYg-67SYNF7zhl1-IT8zKDI4dX9hcZWyAHbbw7S~P~XWusfkubQdm1Tl7-KIt~psFWg9eTZrz7AuZZkRsoBNM7sd84CJqkjr2RhZs8q6HuRbUYkYo2fPCMs~tXs0En75danOUBx0sqEfzvsngmbAz19BkiLNBbWU98dRs-x2TnbdhHYTqeWX5kdSmp~2JNLbM0JHjMDHWoiKblYhbcBU8jbwC0nYVsGPWyd4aPqekkhAf7dgf949WzTV1468bQgk-HUqqM4EVE~dXmr904IsViNnRzaLyUX~SdiQzhh3p3c2CbO2UN1o5tcNVocWA__&Key-Pair-Id=KUT5TJCACFTXG","The Stockton City Planning Commission voted to approve the Agave residential development, adopting a mitigated negative declaration and approving a vesting tentative map, plan development permit, waiver, design review and heritage tree removal for a parcel at 9473 West Lane (APN 08406010).

The decision, made by a 7‑0 roll call, allows Bridal Development’s project to subdivide about 13.57 acres into 93 single‑family residential lots, five common‑area/open‑space lots and private streets, with an internal private roadway connecting to Ronald McNair Way.

City senior planner Scott (staff) presented the item and said the project occupies one vacant parcel bounded to the north by Ronald McNair High School and to the south by an established single‑family neighborhood. He told the commission that the project’s net density is 7.2 dwelling units per acre and its gross density is 6.885 dwelling units per acre; the site’s general plan and zoning designate it for low‑density residential uses. Scott also summarized site improvements including private streets, curbs, gutters, sidewalks, landscaping and street lighting and said each home would have two enclosed garage spaces.

The project includes four floor plans and 12 color/material schemes. Scott said the homes are estimated to range roughly between 1,771 and 2,170 square feet across the four plans and that the development provides 24% open space (about 2.74 acres), exceeding the 20% requirement for planned developments.

Scott said a mitigated negative declaration was prepared pursuant to the California Environmental Quality Act and that the Development Review Committee recommended approval. He also noted changes in a bench memo issued the morning of the hearing that clarify heritage oak mitigation and add conditions related to an irrigation easement.

Heritage trees and irrigation easement. The project originally reported 48 heritage trees on site; after a recent field survey the applicant determined that about 10 heritage oaks would need to be removed, not the 38 cited in earlier staff materials. Under the municipal code those removals trigger mitigation. Scott said the required replacement ratio is 3:1, which would require the project to provide 30 replacement heritage oak trees; the applicant and the homeowner association’s landscape plan will supply far more trees overall (the HOA‑maintained front yards will provide 123 trees), a point staff cited as satisfying mitigation requirements.

A separate issue addressed at the continued hearing was a Woodbridge Irrigation District (WID) pipeline and easement located near the southern property boundary. Scott described an on‑site survey and a subsequent meeting with WID and the applicant; staff said the pipeline lies south of the property line and that the easement sits between the fence and the property line. New conditions of approval added in the bench memo (conditions 20 through 23) impose restrictions on activities within 20 feet of the pipe, require repair obligations if the pipe is damaged, require the easement to be shown on the tentative map prior to final map approval, and preserve WID access to the easement in the future.

Applicant comments and public questions. Dave Butts of Bridal Development, the applicant, told the commission the meetings with WID and staff “worked everything out” and that the outcome reduced the number of trees to be removed: “We’re gonna have less trees removed, and…it’s gonna work out for the best for everybody.” During public questions, a nearby resident asked whether a median was proposed on Maronta Lane (the street adjacent to Ronald McNair High School); the applicant said no median was proposed and that the project would complete the frontage. When asked about likely sale prices, the applicant said, “Oh, they're probably gonna be in the 400 to $5.50 range, something like that.”

Motion and vote. Commissioner Gurney moved to adopt “a resolution adopting a mitigating negative declaration for the Agave residential development project and a resolution approving a vesting tentative map, plan development, waiver, design review, and heritage tree removal, subject to conditions,” confirming that the motion reflected the redline changes in the bench memo. The commission’s roll call recorded the motion passing 7‑0.

Next steps. Staff indicated the tentative map will include the surveyed pipeline location and the recorded easement prior to final signature approval, per the added condition. The applicant said that if approvals are obtained “tonight” they would proceed with engineering and final mapping and that, depending on soils and scheduling, ground‑breaking could occur about a year from now (the applicant estimated roughly “2026-ish”), subject to the city’s final map approvals and market conditions.

Community and project context. The site is adjacent to Ronald McNair High School and an established neighborhood; the commission and members of the public asked about traffic and school‑frontage safety. The record shows no agency or public letter oppositions were received during the CEQA public review period as reported by staff.","The Stockton City Planning Commission approved the Agave residential development — a 93‑lot subdivision on 13.57 acres at 9473 West Lane — adopting a mitigated negative declaration and conditions to mitigate heritage tree removal and protect a nearby irrigation easement. The approval passed 7‑0.","actionData","errors"]

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Stockton staff brief planning commission on 2024 housing progress; city cites 837 permits and capacity for 22,999 units

Planning commission approves 93‑home Agave subdivision, allows removal of 10 heritage oaks