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DISCUSSION ON IMPLEMENTATION OF THE VACANT COMMERCIAL PROPERTY AND VACANT LOT REGISTRATION PROGRAM, INCLUDING CONSIDERATION OF PROPOSED AMENDMENTS TO SECTIONS 15.32 AND 15.34 OF THE STOCKTON MUNICIPAL CODE AND ALLOCATION OF NECESSARY FUNDS FOR PROGRAM START-UP COSTS
recommended action
RECOMMENDATION
It is recommended that the Council Legislation/Environmental Committee:
1. Consider proposed modifications to Stockton Municipal Code Sections 15.32 and 15.34; and
2. Consider forwarding a request to Council for a one-time General Fund allocation of $21,000 to fund program start-up costs
3. Provide staff direction regarding both implementation proposals and consider moving a recommendation forward to the full Council.
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Summary
On July 29, 2025, the City Council adopted Ordinance No. 2025-07-29-1602 (Attachment A) and Resolution No. 2025-07-29-1602 (Attachment B) which collectively established the Vacant Commercial Property and Vacant Lot Registration program, including associated fees. During implementation discussions, the City Manager’s Office determined that the registration program implementation and administration would be reassigned from the Police Department (PD) to the Community Development Department (CDD); program enforcement remaining with PD. Upon analysis, CDD has identified minor amendments to Sections 15.32 and 15.34 of the Stockton Municipal Code (SMC) that are appropriate and necessary for effective program implementation and ongoing management. Additionally, a one-time General Fund allocation is required to fund program start-up costs.
DISCUSSION
Background
On July 29, 2025, the City Council adopted Ordinance No. 2025-07-29-1602 and Resolution No. 2025-07-29-1602 which collectively established the Vacant Commercial Property and Vacant Lot Registration program and associated fees. During implementation discussions, the City Manager’s Office determined that program administration responsibilities would be reassigned from the Police Department (PD) to the Community Development Department (CDD).
Present Situation
The Neighborhood Services Section (NSS) of the Police Department has initiated a change order with Tolemi to acquire and implement its “Slate” software module for management of the Vacant Property Registration Program. NSS has an existing contract with Tolemi for management of the City’s Residential Rental Inspection Program.
CDD has conducted a detailed review of SMC Sections 15.32 and 15.34 , and recommends the following text amendments for effective program implementation:
• 15.32 MAINTENANCE, SECURITY AND REHABILITATION OF ABANDONED AND VACANT PROPERTY (Attachment C) - Several amendments recommended (Attachment D) to align this section of the SMC with Section 15.34
• 15.34 VACANT COMMERCIAL PROPERTY AND VACANT LOT REGISTRATION (Currently adopted as Attachment A, proposed amendments as Attachment E)
o Update the definition of “Vacant commercial building” such that a building must be vacant for 180 days prior to being considered vacant, vs. the 30 days as originally adopted. The originally adopted ordinance contained a typo that this update is intended to rectify.
o Update definition of “Vacant lot” to exclude lots zoned for public and semi-public purposes, including the Port zoning designation. The Code as written does not exclude City-owned parcels including parks, right-of-way, Railroad right-of-way properties, etc., school or school district owned properties, or undevelopable properties such as lakes and rivers. As proposed, zoning districts (Attachment F) subject to registration requirements will be all residential, commercial, mixed use, and industrially zoned parcels except for the Port zoning district. Zoning designations excluded from registration requirements would include PT (Port), PF (Public Facilities), OS (Open Space), and UC (University/College).
o Add provision allowing staff, with City Manager approval, to establish Administrative Guidelines for program administration to handle practical details that arise during and after program roll-out, without having to return to Council for approval of administrative details via code amendments.
CDD is also requesting discussion regarding Sections 15.34.030.D.4 and 15.34.030.E.3 pertaining to the definitions of “Vacant commercial building” and “Vacant Lot”. As written, these sections of the SMC waive the registration requirement for applicable properties being properly maintained (in accordance with standards set forth in SMC 15.32). Staff would like clarification and confirmation of City Council’s intent regarding the existing registration exemptions to ensure program implementation is consistent with Council intent.
FINANCIAL SUMMARY
The purchase of Tolemi’s “Slate” software module for management of the registration program requires up-front payment for the annual license of $13,000. An additional $8,000 is projected to pay for the required mailers for the first year of the program. A one-time General Fund allocation of $21,000 to the Neighborhood Services Section of the Police Department is requested to cover necessary program start-up costs.
Once the program is rolled out, revenue from the established registration fees is projected to cover ongoing administrative costs. This projection is based on an initial estimate of 1,400 properties with a participation rate of 30%, equating to 420 registering properties paying the fee of $826.17 each. These initial estimates equate to an anticipated annual revenue of $347, 991.
CDD will charge its portion of program management costs to NSS for management of the registration portion of the program. NSS will utilize the rest of the program revenue for related enforcement activities and for the annual software and mailing costs.
Attachment A - Approved 15.34 Vacant Property Reg. Ordinance 2025-07-29-1602
Attachment B - Resolution No. 2025-07-29-1602
Attachment C - Approved 15.32 Maintenance of Vacant Property Ordinance 009-08
Attachment D - Proposed 15.32 Maintenance of Vacant Property - Redline Version
Attachment E - Proposed 15.34 Vacant Property Registration - Redline Version
Attachment F - Zoning Districts