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Project Title: |
Land Use Permit for STIIZY cannabis renewal |
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County File(s): |
#CDLP25-02034 |
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Applicant Owner: |
SGI PACHECO LLC - DBA STIIZY Paul Chahin Trust and Ron Elvidge |
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Zoning/General Plan: |
Zoning: Retail Business (R-B) General Plan: Mixed-Use Community-Specific Density (MUC) |
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Site Address/Location: |
5753 Pacheco Boulevard, Pacheco APN: 125-032-031 |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption - Class 1: CEQA Guidelines Section 15301, Existing Facilities |
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Project Planner: |
Everett Louie, Project Planner (925) 655-2873 Everett.Louie@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
The applicant requests approval of a land use permit to allow for the renewal of licensed cannabis retail and delivery operations “STIIZY” within an existing building that was previously approved under CDLP20-02003. No modifications to the building or business operations are proposed at this time.
II. RECOMMENDATION
The Department of Conservation and Development, Community Development Division (CDD) Staff recommends that the Zoning Administrator:
A. FIND that the project is categorically exempt from CEQA under Section 15301 of the CEQA Guidelines
B. APPROVE the Land Use Permit Application County File #CDLP25-02034, based on the attached Findings and subject to the attached Conditions of Approval; and
C. DIRECT Staff to file a Notice of Exemption with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: Mixed-Use Community-Specific Density (MUC).
B. Zoning: Retail Business District (R-B)
C. California Environmental Quality Act (CEQA): Categorical Exemption - CEQA Guidelines Section 15301, CEQA Guidelines Section 15301, permitting, licensing of private structures, involving negligible or no expansion of exiting or former use.
The proposed project is to allow for the renewal of an existing licensed cannabis retail and delivery operations. There will be no changes to the existing building or business operations. The project is requesting the renewal of a permit to license a previously approved business. Therefore, there is negligible and no expansion of the existing use.
D. Previous Applications:
1. CDCV21-00083: A Compliance Review application for commercial business signage. This was approved on September 28, 2021.
2. CDCV21-00083: The initial Compliance Review application for the commercial cannabis business. This was approved on October 22, 2020.
3. CDLP20-02003: A Land Use Permit/Development Plan to establish a cannabis dispensary with delivery within an existing building. This was approved by the Zoning Administrator on September 21, 2020.
4. CDDP08-03024: This Development Plan modification was approved by the County Zoning Administrator on June 30, 2008, and allowed for an increase in sign area for each tenant at the subject site.
5. CDDP76-03016: This Development Plan was approved by the County Zoning Administrator on June 28, 1976, and allowed construction of the subject retail business building. The approval permitted the existing building square-footage, landscaping, frontage improvements, parking, and signage limitations.
IV. SITE/AREA DESCRIPTION
The subject property is a 1.29-acre parcel developed with a 20,235-square-foot commercial/retail business building. The site is accessed by Pacheco Boulevard and First Avenue North. Off-street parking is located at the project frontage and rear of the existing building. Frontage improvements include: fully paved sidewalks, landscaping, and lighting.
The subject site is located within a strip of retail/commercial businesses located along the eastern portion of Pacheco Boulevard, approximately 0.6 miles north of the Pacheco Boulevard and Concord Avenue intersection. Adjacent parcels/uses include similarly sized properties, including several automotive/motorcycle service suppliers. Interstate 680 runs immediately east of the property in a north/south direction and is separated from the property by a Caltrans chain-link fence.
V. PROJECT DESCRIPTION
The applicant is requesting approval of a land use permit to allow for the renewal of a licensed cannabis retail and delivery operations business “STIIZY”. Pursuant to 88-28.424 - Permit Renewal, the applicant is requesting for a five-year renewal of the previously approved land use permit CDLP20-02003. There is no modifications to the current building or business operations proposed under this application. The applicant will continue to operate the business as it is currently existing.
VI. AGENCY COMMENTS
A. Contra Costa Environmental Health (CCEH): On September 23, 2025, CCEH submitted a comment letter stating that commercial cannabis falls under CCEH’s jurisdiction and the business should abide by all state and local laws and regulations.
B. Central Contra Costa Sanitary District: In an email received on September 30, 2025, the Sanitary District stated that they have no comments.
C. Environmental Health Division of the Health Services Department: On April 2, 2025, Environmental Health Staff provided a letter response indicating that submittal would be required for review prior to obtaining a building permit submittal.
D. Contra Costa County Fire Protection District: On October 9, 2025, the Fire Protection District submitted a letter stating that any improvements to the building will be required to be reviewed by the Fire District.
E. Pacheco Municipal Advisory Council (PMAC): The project was referred to the PMAC for comments. The PMAC heard the meeting on November 12, 2025. The PMAC did not provide any concerns to County Staff regarding the project.
VII. STAFF ANALYSIS
A. General Plan Consistency: The project is located within the Mixed-Use Community-Specific Density (MUC) Land Use Designation. The purpose of the MUC designation is to allow for a wide range of community serving retail uses. Within MUC Land Use Designation, Pacheco has a density of 22-40 du/net acre with a 1.75 FAR. Because the project is to allow for the renewal of a licensed commercial cannabis business with no modifications of expansion of the existing approved business, density and FAR do not apply here. The project will allow for the continued operation of a business that provides a community service for retail use. Therefore, the project is consistent with the MUC Land Use Designation.
The project is also subject to Chapter 3: Stronger Communities Element within the Contra Costa County 2045 General Plan which has the following policies:
Pacheco Policy 3: Encourage establishment and growth of locally-serving businesses that fulfill the needs of residents, as well as larger commercial and light industrial businesses to provide job opportunities to the community.
Staff Response: The project will allow for the renewal of an existing community servicing retail use. The business will continue to provide medical and recreational cannabis related products to residents on a walk-in basis, as well as via a vehicle delivery service. Therefore, the proposal is consistent with the intent of Policy 3 of the Stronger Communities Element.
B. Consistency with Zoning: The subject property is located within a Retail Business (R-B) zoning district. The R-B district is intended to allow sales, demonstrations, displays, services, and other retail business that is conducted within an enclosed building. County Code Section 84-52.404, Uses - Requiring a Land Use Permit (16), allows “Commercial Cannabis activities that meet the requirements of Chapter 88-28 (Cannabis Regulation)” to be established within R-B districts. The existing business was previously approved under CDLP20-02003 with an approved compliance review under CDCV20-00047. Condition of approval #12 of CDLP20-02003 allows the County to perform a compliance review at any time and after the first two and one-half years of each renewal term. The initial land use permit was reviewed for compliance under CDCV20-00047 which shows that the applicant paid the Community Benefit Payment for those years. The proposed project will not modify the existing business or building that the business is within. The project will continue to be conducted completely within the subject building and incorporate best management practices to limit odors, and any other nuisances such as loitering that may negatively affect surrounding properties. As the project does not propose to make any dimensional changes to the existing retail building, the building remains in conformance with the applicable RB development standards.
C. Chapter 88-28, Cannabis Regulation: The County’s Cannabis Ordinance regulates commercial cannabis activities and how these businesses are conducted and renewed. As mentioned above, STIIZY was previously approved under CDLP20-02003. During the term of the permit, CDLP20-02003 was never revoked and operated within the approved permit. CDLP20-02003 has a five-year expiration date and allows for a renewal of one additional term under Chapter 88-28.424 - Permit renewal. As described below, the project meets the relevant cannabis ordinance regulations.
88-28.424(a)(1): The permittee is in compliance with all of the terms of the permit being renewed, and there are no grounds to suspend or revoke the permit under this chapter or under Article 26-2.20.
Staff Response: CDLP20-02003 was approved on September 21, 2020 and an initial compliance review was reviewed under CDCV20-00047 and approved on October 22, 2020. Further compliance was done under CDCV20-00047 and evidence to the file shows that the applicant complied with all conditions of approval and no code enforcement violations were opened at the parcel. There is no evidence in the record that the permittee is not in compliance with all of the terms of the permit and there are no grounds to suspend or revoke the permit.
88-28.424(a)(2): The commercial cannabis activity authorized under the permit is authorized by this code as of the date the renewal request is made.
Staff Response: Commercial cannabis activity authorized under CDLP20-02003 is authorized at the project location because the site is zoned R-B which allows commercial cannabis activities. Furthermore, Chapter 88-28.412(a)-location requirements, states that commercial cannabis retailers are permitted in the retail-business (R-B) zoning district. Therefore, commercial cannabis activity is authorized by the code.
88-28.424(a)(3): The permittee maintains a current State license and current County health permit for each commercial cannabis activity authorized by the permit being renewed.
Staff Response: As part of this land use permit submittal, the applicant has submitted evidence that STIIZY has maintained a current State License and current County health permit. The State license (C10-0000889-LIC) has an expiration date of September 15, 2026 while the County Health permit (FA ID # FA0045717) has an expiration date of June 30, 2026. Therefore, the permittee maintains the current licenses required. (See Attachment C).
Furthermore, Chapter 88-28.424(d) - requires the following to be made in order for a permit renewal for commercial cannabis activities.
88-28.424(d)(1): The permit renewal request and all required submittals were timely received.
Staff Response: CDLP20-02003 was approved for five years from September 21, 2020. The expiration date therefore is September 21, 2025. On September 8, 2025, STIIZY submitted Land Use Permit application CDLP25-02034 for the renewal of the commercial cannabis activity. The renewal request was submitted prior to the expiration date, therefore, the renewal request was timely received.
88-28.424(d)(2): The permit is eligible for renewal under this Section 88-28.424.
Staff Response: See responses above under 88-28.424.
88-28.424(d)(2): The applicant has paid all applicable fees required by the County, and has made all deposits required by the County, including, but not limited to, a renewal application fee and a condition compliance fee deposit.
Staff Response: On September 8, 2025, the applicant paid the applicable Land Use Permit fees and a condition compliance fee deposit for CDLP25-02034.
D. Off-Street Parking: County Code Section 82-16.406(20) - Required number of parking spaces, requires 1 parking space for every 300 square feet of gross floor area for retail uses. The subject property contains 77 total parking spaces where 67 are required (20,000 total square feet of floor area divided by 300 equals 67 spaces). Three electric vehicle (EV) charging stations were installed under CDLP20-02003 in order to comply with the EV parking requirements.
Ingress and egress to the site is provided by two driveways, one located on Pacheco Boulevard and the other on 1st Avenue North. Each drive aisle is more than 20 feet in width which complies with both County and Fire District standards (20-foot minimum for two-way travel). Several light standards located within the parking lot mediums provide for safe vehicular movement during evening hours. Landscaping includes a mixture of mature trees and shrubs. Therefore, the proposed project meets or exceeds the minimum requirements of the County’s Off-Street Parking ordinance.
E. Traffic Generation: Traffic was reviewed under CDLP20-02003 and it was determined that the cannabis business is projected to generate between approximately 364 and 615 total vehicular trips (delivery included) per day. Based on a typical 11-hour business day, it can conservatively be expected that 45 customers may visit, and 14 delivery trips may occur per hour (59 total trips per hour). Given that the project is a renewal of the existing business and no expansion or modification to the business operational model, the project-generated traffic is expected to remain less than 100 peak hour trips, a traffic study is not required. Furthermore, Pacheco Boulevard is a designated arterial that functions to move traffic efficiently through the general area. Therefore, the project is not expected to negatively affect the functionality of the Pacheco Boulevard roadway.
F. Appropriateness of Use: The project will renew the permit term for an existing commercial cannabis facility. Commercial cannabis is a retail business by nature and therefore, complies the intent of the MUC General Plan Land Use Designation and the Retail Business Zoning District. The project would not modify the existing business or building. Additionally, Code Section 88-28.410 (h) of the cannabis regulation requires compliance reviews at least once in each of the first, second, and fourth year during the initial five-year term of a permit (5-year term maximum allowed). If a permit is renewed for another five-year term, a compliance review must occur after the 2 ½ year point. If it is discovered that the business is in non-compliance with applicable conditions of approval, staff will have the ability to initiate code enforcement actions and/or revocation proceedings to effect compliance.
VIII. CONCLUSION
Staff finds that the proposed renewal of a licensed cannabis retail and delivery operations, as conditioned, would be compatible with the existing development in the surrounding vicinity, would be consistent with the Mixed-Use Community-Specific Density (MUC) and the Retail Business District (R-B). The project does not propose any modifications or changes to the existing use and will continue to provide retail/commercial uses to the community. Staff recommends that the Zoning Administrator approve CDLP25-02034 based on the attached findings and subject to the attached Conditions of Approval.
ATTACHMENTS
Attachment A - Findings and Conditions
Attachment B - Maps
Attachment C - Licenses
Attachment D - Agency Comments