The San Joaquin County Planning Commission voted to approve conditional use permit PA240377 for Camp Gold Star, a proposed private resort and marina on McDonald Island designed to honor fallen service members and first responders.

Staff and the applicant described the 10-acre parcel at the confluence of the Stockton Deepwater Channel and Headreach Cutoff. The applicant proposes to develop 3.2 acres of the parcel into a resort with 25 'hero lodges', a clubhouse, a marina with room for up to 44 boats, a swimming pool, courts for tennis, bocce and pickleball, two observation towers, communal fire pits and a dog park. Staff recommended acceptance of a Mitigated Negative Declaration, adoption of a Mitigation Monitoring Reporting Program dated July 2025, and approval of the use permit with revised conditions of approval; the commission approved those recommendations.

Associate Planner Alisa Goulart said the resort would accommodate up to 150 guests at full capacity and that lodges would be brought to the site as prefabricated park-model cabins. Access to the island would be by water taxi from King Island Marina; the applicant said a parking agreement at King Island Marina would allow guests to park and board the shuttle. Circulation on the site includes a 12-foot gravel roadway intended for one-way, limited use by staff and service vehicles; emergency responders would likely access the site by boat and a dedicated dock space was conditioned for that purpose.

Staff noted the project parcel falls in the Delta primary zone and must meet Delta Protection Commission findings; Community Development determined the proposal is not a "covered action" under the Delta Plan because it will not significantly affect government-sponsored flood control programs. Both Delta agencies were notified and staff reported no formal comments were returned. Following late-day coordination with PG&E, staff added condition No. 9 requiring PG&E review of all building plans; staff reported PG&E had rescinded earlier concerns after confirming the project location.

The public comment portion included more than 80 letters and emails of support on file and three in-person supporters who spoke at the meeting: Gold Star mother Diane Layfield, Gold Star father Kevin Graves and Jamie Bolt, managing partner and harbor master at Bethel Harbor. Diane Layfield said the project "is very meaningful to Gold Star families" and described how the lodges and memorial elements would serve reunions and remembrance. Kevin Graves, who founded a nonprofit for military survivors, said the project would give families a place to remember and urged approval. Jamie Bolt described economic and recreational benefits for the Delta and urged rehabilitation of island properties for recreation and business use.

Commissioners questioned the applicant on fire prevention, emergency access and construction phasing. The applicant said firefighting measures will include horizontal standpipes, shore pumps drawing from the Delta to pressurize sprinklers for the clubhouse, hoses and dock hookups, and a dedicated slip for county sheriff and fire boats; one local retired fire chief, John Garza, is advising the project. Construction cost was estimated by the applicant at about $12.5 million; the applicant said financing would include selling up to 49 percent equity while retaining 51 percent ownership to maintain project control. The applicant said many lodges would be built off-site and delivered by trailer to shorten on-site construction time.

A motion to accept staff recommendation and approve PA240377 passed on a roll-call vote. Commissioners were advised of appeal procedures and the appeal fee amount; staff read appeal filing instructions and the appeal fee of $1,227.30.