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REQUEST FOR A SECOND ONE-YEAR TIME EXTENSION FOR AN APPROVED TENTATIVE MAP AND PLANNED DEVELOPMENT PERMIT (P21-1171) AT 8601 THORNTON ROAD (APNS 080-320-06 AND 080-320-07) (APPLICATION NO. P25-0215)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission:
1. Find that the Project is subject to compliance with the prior adopted Final Initial Study / Addendum to the previously certified 2040 General Plan Environmental Impact Report (EIR) (SCH #2017052062); and
2. Adopt a Resolution approving a second one-year time extension for the Davis Crossing Tentative Map and Planned Development Permit.
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Summary
On January 26, 2023, the Planning Commission approved the “Davis Crossing Residential Development” project which consisted of a Tentative Map and a Planned Development Permit for a sixty-seven (67) residential lot subdivision located at 8601 Thornton Road (APNs: 080-320-06 and -07) (P21-1171) (Attachment A - Approved Resolution). The approved Project site is located on the west side of Thornton Road and north of Mosher Slough (Attachment B - Location Map and Aerial Photography). The approved Project was valid for two years from its effective date of February 6, 2023 (11th day following the date of the rendered decision) and was due to expire on February 6, 2025. The Project received approval for a one-year time extension on January 23, 2025, extending the expiration to February 6, 2026 (P24-0234).
The applicant, Richard Gonzales on behalf of Go Partners LLC, is now requesting a second one-year time extension due to the real estate market conditions being slow, which prevents them from moving forward with the final map at this time.
Staff recommends that the Planning Commission approve the requested second one-year time extension because all required findings can be made for approval as shown in the proposed Resolution.
DISCUSSION
Background
The original Project approvals included a Tentative Map, Planned Development Permit, and adoption of an Initial Study / Addendum to the previously certified 2040 General Plan EIR (SCH #2017052062) and adoption of a Mitigation Monitoring and Reporting Program (MMRP), prepared pursuant to the California Environmental Quality Act (CEQA). The Project approval was valid for two years from its effective date of February 6, 2023 (11th day following the date of the final decision of the Planning Commission) and was due to expire on February 6, 2025.
The Tentative Map subdivides a 6.63-acre site into 73 lots, 67 of those lots will be residential lots, and the remaining 6 lots will be common lots (open space, private roadway, etc.). Access to the proposed development would be provided from the existing signalized intersection at Thornton and Davis Roads, adjacent to the Mosher Slough (Attachment C - Approved Tentative Map). The Planned Development aspect of the approved project includes modified development standards, such as reduced parcel sizes and widths, and reduced side setbacks
On November 19, 2024, the applicant submitted a one-year time extension request in order to allow for additional time to develop the project and on January 23, 2025, the Planning Commission approved a resolution approving the first one-year time extension, extending the expiration of the project to February 6, 2026 (P24-0234) (Attachment D - First Time Extension Resolution).
Present Situation
On November 10, 2025, the applicant submitted an application requesting a second one-year time extension for the Davis Crossing Development project (P21-1171) (Attachment E - Applicant Request). Stockton Municipal Code (SMC) Section 16.188.100(C) allows a developer to request 12-month extensions in writing on or before the date of expiration of the approval, together with a required filing fee, up to a maximum total of six years. If this second 12-month extension is approved, the project may still be eligible for four (4) additional one-year extensions. No changes to the approved project are proposed or analyzed in this time extension request.
Staff recommends that the Planning Commission approve the requested second one-year time extension, as the project is consistent with the current General Plan and Development code, there are no changes in the character of the site or its surroundings or capacities of community resources (i.e., roads, schools, utilities), as evident in the required findings shown in the attached proposed Resolution and subject to conditions. If approved, the Tentative Map and Planned Development Permit expiration date would extend to February 6, 2026.
Environmental Review
The environmental consequences of the Tentative Map and Planned Development have been analyzed in accordance with the provisions of CEQA Guidelines Section 15070. The project is subject to all applicable mitigation measures identified in the City-adopted Final Initial Study / Addendum to the previously certified 2040 General Plan Environmental Impact Report (EIR) (SCH #2017052062) and the adopted Mitigation Monitoring & Reporting Program, and all Findings for the Davis Crossing Development Project. All mitigation measures for the approved Tentative Map remain applicable.
Accordingly, this request is a subsequent discretionary action on a project that has already been reviewed under CEQA. Pursuant to CEQA Guidelines §15162, a subsequent environmental review is required only if the request will result in substantial changes to the project that involve new significant impacts, substantial changes in circumstances create new or more severe impacts, or new information of substantial importance shows new or more severe impacts. If none of those apply, then the Commission may rely on the previous CEQA document pursuant to CEQA Guideline §15164. Here, the project is unchanged and there is no new information regarding impacts. Therefore, the previously approved CEQA analysis addresses all potential impacts and the Commission may approve the time extension without further environmental review.
Attachment A - Approved Resolution
Attachment B - Location Map and Aerial Photography
Attachment C - Approved Tentative Map
Attachment D - First Time Extension Resolution
Attachment E - Applicant Request
The staff report was prepared by Arturo Carrasco, Senior Planner, (209) 937-8655; Arturo.Carrasco@stocktonca.gov.