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REQUEST FOR A ONE-YEAR TIME EXTENSION FOR AN APPROVED VESTING TENTATIVE MAP FOR TTLC STOCKTON-ASANO LLC SUBDIVISION PROJECT SITE AT 4849 CAROLYN WESTON BOULEVARD (APPLICATION NO. P25-0237)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a one-year extension for the TTLC Stockton-Asano LLC Vesting Tentative Map.
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Summary
The project site is located at 4849 Carolyn Weston Boulevard consisting of 44.2± acres (APNs: 166-030-05 and 166-030-22) (Attachment A - Location, General Plan, and Zoning Maps).
On January 25, 2024, the Planning Commission approved the TTLC Stockton-Asano LLC Development Project (P21-0999) to subdivide a 44.2-acre parcel into 224 parcels, consisting of 211 parcels for single family residential use and 13 parcels for common areas including parks, open space, drainage basin, and a bike path. Pursuant to SMC 16.188.100(B), the Vesting Tentative Maps were set to expire on February 5, 2026, two (2) years after the Review Authority’s decision was rendered.
On December 16, 2025, the Planning Division received an application requesting athree-year time extension, due to needing more time to complete the Vesting Tentative Map process. However, pursuant to SMC Section 16.188.100(C)(1)(a), the Planning Commission may grant 12-month extensions to the initial time limit, up to a maximum total of six (6) years. If approved, this extension request would extend the Vesting Tentative Map expiration date to February 5, 2027. The TTLC Stockton-Asano Vesting Tentative Map time extension is being considered concurrently under P25-0237.
A new Tentative Map condition of approval is proposed that requires the developer to annex into and comply with all requirements of the Citywide Services and Maintenance Community Facilities District (CFD) 2018-03. This requirement was inadvertently missed on the original tentative map approval and is appropriate to require as a condition of this time extension request as allowed under SMC Section 16.188.100(C)(1)(b). CFD 2018-03 was formed by Stockton City Council to offset the cost of new residential development on City services.
Staff recommends that the Planning Commission approve a one-year time extension for the TTLC Stockton-Asano Vesting Tentative Map, with the added condition, as all required findings can be made for approval.
DISCUSSION
Background
On January 25, 2024, the Planning Commission approved a Vesting Tentative Map (“Approved Map”) for a project known as TTLC Stockton-Asano LLC as part of the Development Project (P21-0999) (Attachment B - Planning Commission Resolution 2024-01-25-0501). The approved project (P21-0999) included a Vesting Tentative Map that subdivided a 44.2-acre site to accommodate 224 parcels, consisting of 211 parcels for single family residential and 13 parcels for common areas including parks, open space, drainage basin, and a bike path. The Tentative Map (Attachment C) proposes to connect Carolyn Weston Boulevard to the north which currently terminates on the south side of the project site.
Present Situation
On December 16, 2025, the applicant, Aidan Barry, submitted an application requesting one (1) three-year time extension for the subject Vesting Tentative Map for TTLC Stockton-Asano LLC (Attachment D - Applicant Request). The applicant submitted improvement plans and the final map documents, however, is requesting an extension due to needing more time to complete the Vesting Tentative Map process. The request does not include any modifications to the approved Vesting Tentative Map for TTLC Stockton-Asano LLC or Conditions of Approval.
Pursuant to SMC Section 16.188.100(C)(1)(a), the Planning Commission may grant 12-month extensions to the initial time limit, up to a maximum total of six (6) years, only after finding that:
i. There have been no changes to the provisions of the General Plan or any applicable specific plan, precise road plan, or master development plan that would cause the tentative map or tentative parcel map or vesting tentative map or vesting tentative parcel map to no longer be in conformity with the General Plan, specific plan, or master development plan; and
ii. There have been no changes to the provisions of the Development Code that would cause the tentative map or tentative parcel map to no longer be in conformity with said Code. Further, the Development Code was updated in July 2025 making housing more, not less, permissible and reduced the minimum lot sizes; and
iii. There have been no changes in the character of the site or its surroundings that affect how the policies of the General Plan or other standards of the Development Code apply to the project; and
iv. There have been no changes to the capacities of community resources, including roads, schools, sewage treatment or disposal facilities, or water supply, so that there is no longer sufficient remaining capacity to serve the project.
On June 3, 2025, City Council approved amendments to the Development Code that went into effect on July 3, 2025. The changes to the Development Code reflected changes to State law, and accommodated housing development consistent with the 2040 Stockton General Plan. In regard to residential development, the changes reduced minimum parcel sizes and expanded the ability to develop housing within the City. The changes made did not cause the subject tentative map to no longer be in conformity with the Development Code.
As shown in the proposed resolution, staff can affirm that the required findings in SMC Section 16.188.100(C)(1)(a) stated above can be made in the affirmative.
Staff recommends that the Planning Commission approve a one-year time extension, subject to the conditions in the Proposed Resolution. If approved, the Tentative Map for TTLC Stockton-Asano LLC expiration date would be extended to February 5, 2027.
Environmental Review
The environmental impacts of the Vesting Tentative Map has been analyzed in accordance with the provisions of Section 15183 of the State California Environmental Quality Act (CEQA) Guidelines and the project shall be subject to all applicable mitigation measures identified in the city-adopted Environmental Impact Report (SCH #2017052062; Stockton General Plan Development Project EIR) and the “Final Mitigation Monitoring and Reporting Program” for the Project. All mitigation measures for the approved Tentative Map for the TTLC Stockton-Asano LLC remain applicable.
In addition, this time extension for the Vesting Tentative Map for TTLC Stockton-Asano LLC has been determined to be exempt from CEQA pursuant to Section 15061(b)(3) “Common Sense” exception, as there is no possibility that the time extension of an approved project may have a significant effect on the environment.
ATTACHMENTS
Attachment A - Location, General Plan, and Zoning Maps
Attachment B - City Council Resolution 2024-01-25-0501
Attachment C - Approved Vesting Tentative Map for TTLC Stockton-Asano LLC
Attachment D - Applicant Request
The staff report was prepared by Thomas Skidmore, Associate Planner, (209) 937-8446; thomas.skidmore@stocktonca.gov.