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ADOPT ORDINANCES AMENDING MULTIPLE SECTIONS OF CHAPTERS 15.32 AND 15.34 OF THE STOCKTON MUNICIPAL CODE PERTAINING TO THE IMPLEMENTATION OF THE VACANT COMMERCIAL PROPERTY AND VACANT LOT REGISTRATION PROGRAM, AND ADOPT A RESOLUTION ALLOCATING NECESSARY FUNDS TO PAY FOR PROGRAM START-UP COSTS
recommended action
RECOMMENDATION
It is recommended that the City Council:
1. Adopt an ordinance amending the Stockton Municipal Code Section 15.32;
2. Adopt an ordinance amending the Stockton Municipal Code Section 15.34; and
3. Approve a resolution authorizing a budget amendment to appropriate $21,000 from the General Fund Contingency to the Police Department’s Neighborhood Services Division for program implementation.
It is further recommended that the City Manager be authorized to take appropriate and necessary actions to carry out the purpose and intent of the resolution.
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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 (CMO) determined that the registration program implementation and administration would be reassigned from the Police Department (PD) to the Community Development Department (CDD) and program enforcement would remain 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.
After the ordinance adoption by Council, CDD was tasked by the CMO to implement and manage the registration program. After initial analysis, CDD identified tasks necessary for program implementation and met with a cross-departmental team consisting of the CMO, PD, Fire, City Attorney’s Office (CAO) and the Administrative Services Department (ASD).
Tasks identified include proposed amendments to SMC 15.32 and 15.34, acquisition and configuration of software for property identification and registration program management, and development of program administrative guidelines.
The proposed SMC amendments and budget request were presented to the Council Legislation/Environmental Committee at the October 20, 2025, meeting, where direction was provided to bring said proposals forward for full Council consideration.
Present Situation
CDD 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 - Several amendments recommended to align this section of the SMC with Section 15.34 (See Attachment C - Redline Version)
• 15.34 VACANT COMMERCIAL PROPERTY AND VACANT LOT REGISTRATION Proposed amendments are summarized below (see Attachment D - Redline Version)
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.
§ Remove the registration exemption for buildings conforming to SMC 15.32. As written, the SMC would not require registration for vacant buildings so long as they conform to the maintenance standards outlined in SMC 15.32. The proposed change will require those buildings to register.
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 (see Attachment E - Zoning Districts Defined) subject to registration requirements will be all residential, commercial, mixed use, and industrially zoned parcels with the exception of the Port Zoning district. Zoning designations excluded from registration requirements would include PT (Port), PF (Public Facilities), OS (Open Space), and UC (University/College).
§ Remove the registration exemption for lots conforming to SMC 15.32. As written, the SMC would not require registration for vacant lots so long as they conform to the maintenance standards outlined in SMC 15.32. The proposed change will require those lots to register.
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. A copy of said Guidelines will be provided to the City Council once developed.
To identify likely vacant commercial buildings and vacant lots, and for registration program management, CDD plans to utilize the Tolemi software platform. Tolemi’s software is already utilized by PD to manage the Residential Rental Inspection Program. The Neighborhood Services Section (NSS) of the PD has initiated a change order with Tolemi, to acquire and implement its “Slate” software module for management of the Vacant Property Registration Program. Because Tolemi’s software is built specifically for these types of registration programs, it represents the most efficient use of resources to manage the Vacant Commercial Property and Vacant Lot Registration Program
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. Funding to support the necessary program start-up costs will include a one-time appropriation of $21,000 from the General Fund Contingency to the Police Department’s Neighborhood Services Division.
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 preliminary estimate of 1,400 properties with a participation rate of 30%, equating to 420 registered properties paying the fee rate of $826.17. These initial estimates equate to an anticipated annual revenue of $347, 991. Actual property counts and revenues will not be known until after program implementation.
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 - Proposed 15.32 Maintenance of Vacant Property - Redline Version
Attachment D - Proposed 15.34 Vacant Property Registration - Redline Version
Attachment E - Zoning Districts Defined (SMC 16.16.020)