Commercial Cannabis Permit 2025-004(Appeal of Selection Committee Denial of Major Amendment) Tuesday, August 4, 2026
City Council
Thomas Wiles, Senior Planner
Community Development Department
Description
Major Amendment to CCP 2024-009
Applicant: Emerald Skyway LLC
Valley Farms
Relocate existing Cannabis Dispensary
Accessory Delivery and Distribution
1610 Moffett Street to 2033 North Main Street
Zoned CR-GW-1
Northridge Plaza Shopping Center
2,733 sf. tenant space
Property Owner: Northridge Plaza, LLC
Surrounding uses:
Residential
Commercial, including Northridge Mall
U.S. Highway 101
Background
April 13,2026 – Selection Committee denied Amendment Application:
Located within 1,000 feet of school
April 21, 2026 – Applicant appealed Selection Committee denial:
Municipal Code does not specify distance
State establishes 600-foot radius
City failed to raise zoning issue in a timely manner
Denial rests on a five (5) foot shortfall
June 3, 2026 – Planning Commission upheld Selection Committee denial
Sensitive uses/ADJACENT RESIDENTIAL
Measured parcel to parcel
Located within 1,000 feet of Santa Rita School
2014 Santa Rita Street
Located within 1,000 feet of other sensitive uses
Seven (7) alcohol related uses
One (1) smoke shop
Residential adjacent to north
Per 3/16/26 PD Memorandum
If approved, recommend conditions
PARCEL TO parcel DISTANCE
Planning commission/APPEAL
June 3, 2026 - Planning Commission upheld the Selection Committee’s denial of the Major Amendment 4-1 vote
June 9, 2026 – Applicant appealed Planning Commission denial of the Major Amendment Applicant acquired project site in good faith
City identified site and most feasible and confirmed compliance City reversed course mid-process
Denial depends on five-foot shortfall
Properly measured per Municipal Code
Municipal Code has no standard mandatory measurement
Measurement satisfied State standard
Substantial good-faith reliance
City Council possesses authority to grant an exception
Recommendation
Find the action is not a project per CEQA; and
Affirm the Selection Committee’s and Planning Commission denial of Emerald Skyway LLC’s (doing business as “Valley Farms”) request to amend Commercial Cannabis Permit 2024-009 Relocate from 1610 Moffett Street to 2033 North Main Street Within proximity of sensitive uses per Municipal Code Section 5-07.27
Questions?