Resolution No.
STOCKTON CITY COUNCIL
RESOLUTION AFFIRMING THE PLANNING COMMISSION INTERPRETATION OF THE DEVELOPMENT CODE DETERMINING TRUCK SALES AND OTHER TRUCK-RELATED USES ARE NOT RECOGNIZED AS NONCONFORMING USES AT 2546 TURNPIKE ROAD (APN: 165-261-25 & 165-261-26) (P26-0148) On November 8, 2018, Pride Truck Sales, L.P. was issued a business license for a legal nonconforming use of Truck and Trailer Sales at 2546 Turnpike Road, which consists of two parcels, APNs 165-261-25 and 165-261-26; and On January 27, 2022, the zoning of 2546 Turnpike Road was changed from IG (Industrial, General) to RL (Residential, Low Density) to conform with the City of Stockton’s General Plan; and On September 30, 2024, the business license for Pride Truck Sales, L.P. expired, disallowing legal sales activities on the site; and On September 30, 2025, the legal nonconforming use of the site was deemed to be voluntarily discontinued after one (1) year of inactivity; and On June 5, 2026, Amtoj S. Randhawa, on behalf of Pride Group Enterprises, submitted payment and applied for an Administrative Interpretation of Code pursuant to Stockton Municipal Code Section 16.08.030(b), requesting an interpretation that Pride Truck Sales, L.P. has a legal nonconforming use allowing truck Sales at 2546 Turnpike Road (P26-0148); and The Community Development Director elected to forward this interpretation of Code to the Planning Commission in accordance with SMC Section 16.08.030(E); and On July 9, 2026, the Planning Commission, at its regular scheduled meeting, reviewed the request, and determined that the former truck sales and other truck-related uses are not currently recognized as nonconforming uses at 2546 Turnpike Road (APN 165-261-25 & 165-261-26) and that the nonconforming truck sales use at 2546 Turnpike Road was voluntarily terminated by discontinuance and therefore cannot be re-established on the site; and On July 17, 2026, Amtoj S. Randhawa, on behalf of Pride Group Enterprises, submitted payment and applied for an Appeal to the Planning Commission determination of the nonconforming use (the “Appeal”); and On October 13, 2026, the City Council, at its regular scheduled meeting, convened a public hearing regarding the Appeal of the Planning Commission’s decision; now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:
The foregoing recitals are true and correct and are incorporated herein by reference.
Based on its review of the entire record herein, the City Council makes the following determinations:
California Environmental Quality Act
The proposed project is not subject to the California Environmental Quality Act (CEQA) as it is not a “Project” as defined in CEQA Guidelines section 15378.
Interpretation of Code
Per SMC Section 16.08.030(B), the following findings cannot be made in the affirmative to re-establish truck sales as a nonconforming use at 2546 Turnpike Road:
This interpretation is consistent with the applicable provisions of this Development Code.
Legal truck sales uses were discontinued for a period longer than one (1) year, commencing on September 30, 2024, with the expiration of a valid business license. Re-establishing the truck sales use as nonconforming after one (1) year would be inconsistent with SMC § 16.228.060(C).
This interpretation will not be detrimental to the public convenience, health, interest, safety, or general welfare of the City or injurious to the property.
The subject property is designated in the General Plan as Low Density Residential use and zoned Low Density and is adjacent to inhabited residential properties. Allowing the re-establishment of truck-related uses adjacent to inhabited residential property would be detrimental to the health, interest, safety, and general welfare of City residents. //
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This interpretation will be consistent with the general land uses, objectives, policies, and programs of the General Plan, any applicable specific plan, precise road plan, or master development plan, and the intent of this Development Code.
The subject property is designated in the General Plan as Low Density Residential use and zoned Low Density, Residential land use. The intent of the Development Code for nonconforming uses, as stated in SMC § 16.228.010(b), is to “[…] provide for their eventual elimination, but would allow them to exist under the limited conditions identified in this chapter.” The limited conditions identified in Chapter 16.228 include the voluntary discontinuance of use which has been demonstrated to apply to the former truck sales use on the subject property.
Appeal
The Appeal of the Planning Commission’s determination is hereby denied.
PASSED, APPROVED, and ADOPTED October 13, 2026 .
CHRISTINA FUGAZI
Mayor of the City of Stockton
ATTEST:
BONNIE PAIGE, CMC
Interim City Clerk of the City of Stockton