Council upholds Planning Commission, denies appeal of Trinity Parkway retail subdivision

The Stockton City Council on June 4 denied an appeal of the Planning Commission’s approval for a commercial subdivision at 10505 Trinity Parkway, allowing a developer to subdivide an 18‑acre parcel into five lots and proceed with planned retail and service uses.

Mike McDowell, Assistant Director of Community Development, told council the project complies with the General Plan and zoning, includes two access points (Trinity Parkway and Scott Creek Drive), requires off‑site left‑turn improvements and provides substantial on‑site drive‑through stacking to avoid queuing onto public streets. Staff recommended denying the appeal and upholding the Planning Commission’s unanimous approval.

Public commenters were split. Angelo Acevedo, a nearby resident and supporter, said the project would bring amenities, jobs and sales tax that could catalyze further investment. “This project has the potential to be a catalyst for even more investment into the city of Stockton,” Acevedo said. Opponents, including Julie Dunning and Colleen Foster, raised concerns about drive‑through idling, traffic, health impacts and the loss of potential housing opportunities on underdeveloped parcels.

The applicant’s engineer said each fast‑food user is expected to provide roughly 30–50 jobs. Council members asked questions about the parcel’s long vacancies, the presence of overhead power lines that limit residential use, and how traffic queuing was mitigated by on‑site circulation and stacking lanes.

After discussion council moved to deny the appeal and the motion passed 6–0 with one member absent as recorded. The decision sustains the Planning Commission approval subject to the conditions presented by staff.

Next steps: The applicant may move forward under the approved tentative map and design review, subject to conditions and required off‑site improvements described in staff materials.