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REQUEST FOR A COMMISSION USE PERMIT AND DESIGN REVIEW TO ALLOW A FOOD TRUCK PARK/COMMISSARY CO-LOCATION AT 1064 WATERLOO ROAD (APN 141-050-39) (P25-0148)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission:
1. Find that the proposed Project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332, In-Fill Development; and
2. Adopt a Resolution approving a Commission Use Permit and Design Review to Allow a Food Truck Park/Commissary Co-Location at 1064 Waterloo Road (APN 141-050-39), subject to conditions.
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Summary
The applicant, Steven Torres, on behalf of Francisco Colin, seeks to develop a four (4) food truck, Food Truck Park/Commissary Co-Location on a 0.34-acre vacant parcel at 1064 Waterloo Road (APN 141-050-39), herein referred to as the “Project”. The Project site is located within the CG (Commercial, General) zoning district and has a General Plan land use designation of Commercial.
Stockton Municipal Code (SMC) defines a Food Truck/Commissary Co-Location as “a land use intended to accommodate motorized food wagons that offer food or beverages for sale to the public and provide the required commissary services to those motorized food wagons residing at the site” (SMC Section 16.244.030).
Pursuant to SMC 16.20.020, Table 2-2, “Allowable Land Uses and Permit Requirements,” a Commission Use Permit is required for a permanent Food Truck/Commissary Co-Location in the CG zoning district. Further, SMC Section 16.120.020 requires Design Review for new commercial development throughout the City.
Staff thoroughly evaluated the Project against the applicable Food Truck Park and Commissary standards provided in SMC Sections 16.80.380 and 16.80.385, respectively, and can confirm the project is consistent with those standards, as well as all other applicable provisions of the Municipal Code. The Architectural Review Committee he reviewed the Project for conformance with the commercial Citywide Design Guidelines and recommended approval.
Staff also determined that the Project is consistent with the Commercial designation outlined in the 2040 General Plan as it supports the following General Plan goals and policies:
• Goal LU-1, aimed at making Stockton a regional destination, attracting visitors and inviting residents to enjoy a diverse array of events and arts, entertainment, and dining options;
• Goal CH-3, to expand opportunities for local enterprise, entrepreneurship, and gainful employment; and
• Policy LU-6.2, supporting the redevelopment of underutilized infill land
Therefore, staff recommends the Planning Commission approve the requested Commission Use Permit and Design Review subject to conditions, as all SMC required findings can be made in the affirmative.
DISCUSSION
Background
The subject site is a vacant 0.34-acre corner lot, located at the confluence of East Roosevelt Street and Solari Avenue with Waterloo Road, as shown in Attachment A - Location Map. The Project site is the only parcel in the block that is within the city limits. The remainder of the block is within unincorporated San Joaquin County. The site has a General Plan Land Use designation of Commercial (Attachment B - General Plan Land Use) and is within the CG (Commercial, General) zoning district (Attachment C - Zoning Map).
The site is bound to the:
• North by Waterloo Road, East Roosevelt Street, and an active railroad track;
• Undeveloped land to the south (outside city limits);
• Industrial uses to the east (outside city limits); and
• Commercial and vacant land to the west.
As shown in Attachment A, a greater residential neighborhood exists south of the Project’s city block.
Project Description
The Applicant proposes to develop a Food Truck Park/Commissary Co-location Project (Exhibit 1 of the proposed resolution). The proposed Project consists of spaces for four (4) motorized food wagons (food trucks), a new ±1,600 square-foot commissary building (cold storage, kitchen facilities, etc.), outdoor seating area, canopies, and associated on and off-site improvements such as landscaping, lighting, vehicle parking lot, trash enclosure, and frontage improvements (curb, sidewalk, and gutter).
The proposed hours of operation will be 7:00 am to 10:00 pm Monday through Sunday pursuant to SMC 16.80.380(F)(2). The four (4) motorized food wagons operating at the site will stay on the property overnight, perform commissary services on the premises, and shall obtain a commissary agreement for their food truck from the owner/operator of the site, in addition to all necessary City of Stockton Business Licenses and Fire Permits and San Joaquin County Environmental Health permits. Commissary services at the Project site are limited only to the four (4) motorized food wagons permitted to be on the site. The Commissary aspect of the project shall be performed in conformance with the General Commissary Operational standards in SMC 16.80.385. Each food truck station will include individual permanent potable water faucets and electricity connections per SMC Section 16.80.385. The motorized food wagons will be sanitized with mobile cleaning equipment.
The commissary building will allow for dry storage and limited kitchen facilities. Per the building floor plan in Exhibit 1 of the proposed resolution, the kitchen area includes three compartment sinks, prep sinks, a hand washing station, propane powered ranges, refrigerators, and an ice maker.
As shown in Exhibit 1 of the proposed resolution, the project site includes 5-foot-wide landscape areas along the rear and side, and 10 foot-wide landscape areas along the front and street-side of the property. The site will be accessed from Solari Avenue and Roosevelt Street. The vehicle parking lot is located at the front of the property with the dedicated food truck spaces located along the rear and side of the property along with the commissary building and trash enclosure.
The seating area is centrally located and arranged without creating a hazard to pedestrians or encroaching on a required building exit, vehicle travel lane, driveway, or any public street, and is separated from the parking lot by removable bollards. Per SMC Section 16.80.380, the Project must provide at minimum three (3) seats for each motorized food wagon. The Project is compliant with this standard as it includes five (5) tables capable of accommodating at minimum 4 people (20 seats total).
The Project includes 14 vehicle parking spaces. Per SMC Section 16.80.380, Food Truck Park/Commissary Co-Location off-street parking spaces shall be provided at a rate of five (5) [vehicular] spaces per motorized food wagon, two (2) spaces for motorized food wagon workers and three (3) for patrons. Per said Code, the required amount of parking is 20 parking spaces. However, due to the property’s location within ½ mile of a high frequency public transit stop at Wilson Way and Poplar Street, the City cannot impose a minimum off-street parking requirement for the site per Government Code Section 35863.2 (commonly referred to as Assembly Bill (AB) 2097). The project is only required to provide parking spaces for food truck workers, which results in a requirement of 8 parking spaces. Therefore, the reduced number of parking spaces is permissible.
The project proposes landscaped front and street-side setback areas with a 7-foot-tall wrought iron perimeter fence, and gates, situated 10 feet from the property line. As the proposed fence is not located within the 10-foot setback area, as required for the CG (Commercial, General) zoning district, it is not limited to a 5 foot height requirement (SMC 16.48.050(A)(2)). All traffic gates will remain open during business hours.
Grease interceptors and sand oil separators will be installed to mitigate wastewater, fats, oils, and grease from entering the City’s storm drain system. Regulated electrical, gas, and communication utilities are extended to the Project site from existing facilities in the area. The Project will not have permanent propane services installed on-site; each food truck will utilize its own individual propane tanks.
A San Joaquin County Environmental Health permit and City of Stockton Business License will be required prior to the food truck park and commissary operation.
Design Review
The project proposes four structures: a two-story, ±1,600 square-foot commissary building, two (2) shade structures over seating and food truck areas, and a trash enclosure. The commissary building is a steel frame building with corrugated metal panel siding and roof. The building’s primary color will be Desert Sand (IR 27 SRI67) with accent color Cypress Green (IR 31 SRI 31) from the manufacturer provided color program as shown in the elevations in Exhibit 1 of the proposed resolution. The accent color will be used on the building’s roof and doors. The proposed shade (canopy) structures are constructed out of steel post with corrugated metal roof and will be painted to match the building. The trash enclosure is constructed with concrete masonry unit (CMU) walls and metal gates pursuant to the design and construction standards in SMC 16.36.130(D) and will also be painted to complement the theme throughout.
STAFF ANALYSIS
To develop the Project, the Planning Commission is asked to consider approval of a Commission Use Permit and Design Review, subject to conditions.
Development Permits
Commission Use Permit
In order to develop the existing site as a Food Truck Park/Commissary Co-location a Commission Use Permit is required pursuant to SMC Section 16.80.380 in which development and operation standards are prescribed in subsection 16.80.380(C). Commission Use Permits are intended for uses that have potential for a significant impact on surrounding areas, due to the size or nature of the use as provided in SMC Section 16.168.030. Per SMC Section 16.168.050 (Use Permits - Findings and decision), the following findings can be made in the affirmative:
1. The proposed use is allowed within the subject zoning district with the approval of a use permit and complies with all other applicable provisions of the Development Code and the Municipal Code.
The proposed use is allowed in the Commercial, General (CG) zoning districts with the approval of a Commission Use Permit, pursuant to Stockton Municipal Code (SMC) Section 16.20.020, Table 2-2. The project, as proposed, meets all applicable general development and specific use standards of SMC Title 16 (Development Code). There are no applicable overlays or specific plans for this site.
2. The proposed use, as conditioned, would maintain or strengthen the integrity and character of the neighborhood and zoning district in which it is to be located.
The proposed Food Truck Park/Commissary co-location will strengthen the character of the area as it develops a vacant property and provides a safe and secure destination for neighborhood residents and visitors, featuring ample lighting for patrons to assemble and a safety plan consistent with the California Health and Safety Code. It also improves pedestrian circulation by installing public infrastructure (sidewalk, curb, and gutters).
3. The proposed use will be consistent with the general land uses, objectives, policies, and programs of the General Plan and any applicable specific plan or master development plan.
The proposed use is consistent with the Commercial General Plan land use designation and supports the following objectives, policies, and programs of the General Plan:
- Goal LU-1: To become more of a regional destination that attracts visitors and invites residents to enjoy a diverse array of dining options. The Project site is in an area with residential to the south, industrial and retail type uses to the north and west, with limited dining options. The introduction of the food truck park would bridge the gap and provide additional dining options for visitors and residents.
- General Plan Goal CH-3: Skilled workforce, in which we are facilitating projects that expand opportunities for local enterprise, entrepreneurship, and gainful employment. The Project promotes entrepreneurship opportunities by allowing the establishment of a facility that allows a safe and secure location for food trucks to operate in.
- Goal LU-6, Policy LU6.2: Prioritize development and redevelopment of vacant, underutilized, and blighted infill areas. The Project site is an urban lot, surrounded by urban uses, that has been vacant for over 10 years.
4. The subject site would be physically suitable for the type and density/intensity of the use being proposed, including the provision of services (e.g., sanitation and water), public access, and the absence of physical constraints (e.g., earth movement, flooding, etc.).
The Project is situated in a parcel with adequate exposure and access from both a major road and local streets. The Project will be installing new frontage improvements, including new curb, sidewalk, gutters, and driveways and has access to utility services. There are no known physical constraints for the food truck park and commissary use at this site. For all these reasons, the proposed use is of an appropriate intensity and would be carried out on a suitable site.
5. The establishment, maintenance, or operation of the proposed use at the location proposed and for the time period(s) identified, if applicable, would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, peace, or general welfare of persons residing or working in the neighborhood of the proposed use.
Public health and safety was considered for the establishment of the subject use by evaluating the following: the provision of pedestrian pathways, crosswalks, landscaped scenery, ensuring proper sanitation of each motorized food wagon, proper permitting for food handlers, and safe ingress and egress of the site within standard operating hours as well as in the event of an emergency. The operation hours for the use are conditioned as 7:00 a.m. to 10:00 p.m. The proposed use is subject to conditions of approval that address property maintenance operating procedures, specifically, trash receptacles and enclosures will be located on-site for patrons and motorized food wagon operators to properly dispose of garbage and refuse waste. Similarly, sanitary disposal of liquid wastewater will be facilitated by on-site grease interceptors. The Project is conditioned to provide a safe and secure space for the storage of all motorized food wagons, food, utensils, and supplies.
6. The design, location, size, and operating characteristics of the proposed use would be compatible with the existing and future land uses on-site and in the vicinity of the subject property.
The planned Food Truck Park/Commissary co-location is classified as a commercial use that is compatible with the Commercial General Plan designation of the subject site. The anticipated customer base, traffic patterns, noise levels, and general operational characteristics of the proposed food truck park and commissary co-location are compatible with nearby industrial and commercial uses including an auto shop, furniture store, medical clinic, and small retail shopping center.
7. The proposed action would be in compliance with the provisions of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines.
The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15332 (In-Fill Development) as the project is (a) consistent with the Commercial general plan land use designation and all applicable general plan policies as well as with the applicable CG (Commercial, General) zoning district, general and special use standards in the Zoning code (Title 16); (b) it occurs within the city limits on a 0.34-acre site (under 5 acres) and is surrounded by urban use; (c) the site did not show evidence of endangered, rare or threatened species habitats; (d) it would not result in any significant effects relating to traffic, noise, air quality, or water quality as the project has adequate site access, is required to comply with the Noise standards in SMC Chapter 16.60, is conditioned to restrict the use of generators and comply with Municipal Utilities Department requirements; and (e) can be served by all required utilities and public services.
Design Review
SMC Section 16.120.020(A)(2) requires prior Design Review approval for all new commercial developments. The merits of Design Review requests are weighed against their ability to conform to the Citywide Design Guidelines. For this Project, Section 4.01 (General Commercial Design Guidelines) provides the relevant reference point for the City’s expectations for quality development. On September 24, 2025, pursuant to SMC Section 16.120.020(B), the Architectural Review Committee reviewed the project against the Citywide Design Guidelines and recommended approval of the design.
Per SMC 16.120.060 (Findings), the Project shall meet the adopted City Standards based upon consistency with the Design Review findings which include the following:
Consistency with the development code; design consistent with the Citywide Design Guidelines; the design, color and materials visually compatible with surrounding development; location of structures is compatible with the surrounding development; general landscape is designed to provide an attractive environment; the design and layout will not interfere with the neighboring development or pose pedestrian hazards; the Project has been designed to ensure the intended use will best serve the potential user; and special requirements or standards have been adequately incorporated where applicable. Staff affirms that the Project can meet all findings related to Design Review, as evidenced in the proposed resolution.
Environmental Clearance
The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15332 (In-Fill Development) as the project is (a) consistent with the Commercial general plan land use designation and all applicable general plan policies as well as with the applicable CG (Commercial, General) zoning district, general and special use standards in the Zoning code (Title 16); (b) it occurs within the city limits on a 0.34-acre site (under 5 acres) and is surrounded by urban use; (c) the site did not show evidence of endangered, rare or threatened species habitats; (d) it would not result in any significant effects relating to traffic, noise, air quality, or water quality as the project has adequate site access, is required to comply with the Noise standards in SMC Chapter 16.60, is conditioned to restrict the use of generators and comply with Municipal Utilities Department requirements; and (e) can be served by all required utilities and public services.
Public Comments
Notice for the Planning Commission public hearing for this request was published in The Record and were mailed to all property owners within a 300-foot radius on December 29, 2025. As of the writing of this staff report, no written comments have been submitted.
Attachment A - Vicinity Map
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
This staff report was prepared by Arturo Carrasco, Senior Planner, (209) 937-8955; Arturo.Carrasco@stocktonca.gov.