CITY SERVICE PLAN
City of Stockton –O’Reilly Annexation Project 1
O’REILLY ANNEXATION PROJECT–CITY SERVICE PLAN
EXECUTIVE SUMMARY
Introduction
This City Service Plan (CSP) is designed to provide important background information to allow for a thorough justification of this annexation proposal, and to ensure that it complies with all San Joaquin Local Agency Formation Commission (LAFCO) rules and regulations, and other all applicable regulatory requirements (including the State Government Code).
O’Reilly Auto Enterprises (hereafter Applicant) proposes to construct a new 7,000 sq uare foot O’Reilly Auto Parts retail store on the parcel located on the northwest corner of Waudman Avenue and Thornton Street. The parcel currently resides within unincorporated San Joaquin County and is being required to annex into the City to receive City provided water, sanitary sewer, and storm drain services. The annexation includes one parcel (APN 080-290-39) totaling 1.7-acres and the adjacent Lucile Avenue and Waudman Avenue Right-of-Ways. The annexation area is within the City of Stockton ’s 10-Year Planning Horizon per the City’s Sphere of Influence (SOI) Map. The Envision Stockton 2040 General Plan designates the annexation area as Commercial. The Proposed Annexation is surrounded by existing residential neighborhood with commercial development s along Thornton Road corridor. Each of the two components of the annexation proposal (hereinafter “Annexation Project”) are described below.
COMMERCIAL
The Commercial Zone Annexation is a 1.7 acre vacant commercial lot that is currently under City review for a proposed O’Reilly Auto Parts. The vacant parcel already has storm and sanitary sewer stubs provided to the site and will tap into the existing 12-inch water main within Waudman Avenue for water service.
The vacant lot will be developed after the annexation is approved. CEQA exemptions are being evaluated for the annexation area.
RIGHT-OF-WAY
The Right-of-Way Annexation includes the portions of Waudman Avenue and Lucile Avenue that front the parcel. Lucile Avenue consists of approximately 210 feet of roadway at the current Right-of-Way width of 60 feet. Waudman Avenue consists of approximately 270 feet of roadway at the current Right -of-Way width of 50 feet plus an additional two feet of Right -of-Way that will be dedicated to the City with the proposed development. The additional two feet of Right -of-Way will bring the Applicant’s side of the street in compliance with the City’s standard street section for local commercial roadways. The Right-of- Way dedication for this development and any required public easements will be finalized through the site plan review and adhere to the City of Stockton’s Municipal Code. All adjacent unincorporated areas will be evaluated for Right-of-Way dedication and public easements at time of application and subject to the City of Stockton’s Municipal Code
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PLAN FOR SERVICES
2 City of Stockton – O’Reilly Annexation Project
Plan for Services Contents
This Plan for Services includes the following sections:
1. OPEN SPACE (AG) LAND CONVERSION
This section provides background on the Annexation Project, describes the existing agricultural characteristics, uses of the annexation area, and provides an analysis of the agricultural and conservation-related fees that the City of Stockton would be required to pay.
2. PROPERTIES IN AND AROUND THE ANNEXATION AREA
This section provides a discussion of the existing commercial and right -of-way parcels included in the proposed annexation request.
3. CITY SERVICES PLAN
The City Services Plan (CSP) has been prepared to fulfill the following requirement:
“Pursuant to California Government Code Section 56653, the San Joaquin Local Agency Formation Commission (LAFCO) requires that any application for a change of organization or reorganization be accompanied by a plan for providing services. In accordance with Section 56653, the plan shall include:
• an enumeration and description of services to be extended to the affected territory; • the level and range of those services;
• an indication of when those services can feasibly be extended to the affected territory; • an indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions that the local agency would impose or require within the affected territory if the change of organization or reorganization is completed; and • information with respect to how those services will be financed.” Overall, storm drain and sanitary sewer utility connections have already been extended to the annexation area. Water service is readily available as an existing main within Waudman Avenue is adequate to serve the property. The project annexation area would require extension of various other services provided by the City, including public safety. The level and range of these public services is described in this document.
Lastly, a discussion on the feasibility of annexing the entire Wagner Heights South Subdivision is provided.
4. TIMELY AVAILABILITY OF WATER SUPPLY
The Timely Availability of Water Supplies section describes the City’s ability to serve the annexation area with adequate water supplies. The project proposes the construction of a new 7,000 square foot O’Reilly Auto Parts retail store and already has sanitary and storm sewers extended to the site for service. Water service is the only other City provided utility not extended to the site. The water use factors, per the City of Stockton’s Water Master Plan 2021 Update, are 1.62 afy/ac and 1.85 afy/ac for domestic and irrigation use, respectively. This estimates the demand for the 1. 7 acre annexation area being 2. 75 ac-ft per year for domestic use and 3.15 ac-ft per year for irrigation use. The proposed O’Reilly development would generate an annual average total demand of approximately 0.37 acre-feet (0.14 ac-ft for domestic use Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 3
and 0.23 ac-ft for irrigation) from the City's water supply system in 2035. This provides the remainder of the parcel, if it is further developed, 2.61 ac-ft and 2.92 ac-ft per year for domestic and irrigation service, respectively. The existing water supplies are sufficient to serve the annexation area in a timely manner.
5. FAIR SHARE HOUSING NEEDS
The Annexation Project will be subject to the City of Stockton’s Hous ing Element upon annexation. The Housing Element for Stockton anticipates there is sufficient housing capacity to accommodate the new employees of the proposed development.
6. FINANCING OF CITY SERVICES AND FISCAL IMPACTS
California Government Code Section 56653 requires that the required plan for services to a subject site include information on how the extension services would be financed.
7. CONCLUSION
This section includes the findings and justification for approval.
1. OPEN SPACE (A G) LAND CONVERSION
The proposed Annexation Project consists of one undeveloped commercial property and the adjacent rights-of-way. No areas of the project are designated open space or agricultural as recognized by the City of Stockton or the San Joaquin County , th erefore the proposed project is not converting any existing open/farm/agricultural space. Furthermore, the State of California Department of Conservation Farmland Mapping and Monitoring Program and San Joaquin County GIS date do not classify the site nor t he surrounding area as being prime farmland or any other farmland classification.
2. Properties In and Around the Annexation Area
COMMERCIAL PROJECT AREA
The Annexation Project consists of a single commercial lot approximately 1. 7 acres in size in which is currently under review by the City for a proposed O’Reilly Auto Parts. The proposed O’Reilly Auto Parts will be developed on the southern portion of the lot and will leave the remaining portion on the northern end undeveloped. The existing lot is zoned commercial under the County’s jurisdiction and is proposed to remain commercial zoning once annexed into the City. The annexation area is within the 10 -year Planning Horizon of Stockton’s SOI. The proposed zoning and land use are consistent with the City’s General Plan. The current annexation area is adjacent to existing infrastructure and able to serve the local demand of the project. As noted previously, the Annexation Project already has sanitary and storm services stubbed to the site for use.
RIGHT-OF-WAY
The Right-of-Way Annexation site is broken into two sections: Lucile Avenue and Waudman Avenue. The Lucile Avenue Annexation consists of the portion of roadway adjacent to the project site and is approximately 210 feet long and 60 feet wide. The Waudman Avenue Annexation consists of the portion Attachment G
PLAN FOR SERVICES
4 City of Stockton – O’Reilly Annexation Project
of roadway adjacent to the project site and is approximately 270 feet long and 50 feet wide plus an additional 2 feet of Right-of-Way that will be dedication to the City with the proposed development. The additional two feet of Right-of-Way will bring the Applicant’s side of Waudman Avenue into compliance with the City’s standard street section for local commercial roadways. The Right-of-Way dedication for this development and any required public easements will be finalized through the site plan review and adhere to the City of Stockton’s Municipal Code. All adjacent unincorporated areas will be evaluated for Right-of-Way dedication and public easements at time of application and subject to the City of Stockton’s Municipal Code
FIGURE 1 – CITY AND COUNTY LIMITS
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City of Stockton – Wagner Heights South Annexation 5
FIGURE 2 – PROPOSED ANNEXATION PROJECT AREA IN STOCKTON 10-YEAR HORIZON AREA
FIGURE 3 – EXISTING GENERAL PLAN LAND USE MAP
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6 City of Stockton – O’Reilly Annexation Project
FIGURE 4 – PROPOSED ANNEXATION AREA
FIGURE 5 – PROPOSED PREZONE OF ANNEXATION PROJECT SITE
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City of Stockton – Wagner Heights South Annexation 7
FIGURE 6 – PROPOSED C OMMERCIAL DEVELOPMENT PROJECT (O'REILLY APN 080-2 90-39) Attachment G
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8 City of Stockton – O’Reilly Annexation Project
3. CITY SERVICES PLAN
Introduction
Pursuant to California Government Code Section 56653, the San Joaquin LAFCO requires that any application for a change of organization or reorganization be accompanied by a plan for providing services.
In accordance with Section 56653, the plan shall include:
• an enumeration and description of services to be extended to the affected territory; • the level and range of those services;
• an indication of when those services can feasibly be extended to the affected territory; • an indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions that the local agency would impose or require within the affected territory if the change of organization or reorganization is completed; and • information with respect to how those services will be financed.
This City Services Plan has been prepared to fulfill this requirement.
Discussion
The annexation area includes existing roadway s and a vacant commercial property for the future development of commercial use . Figure 1 depicts the existing City and County limits. The entire annexation area is located inside the 10 -year Planning Horizon of Stockton’s existing SOI ( see Figure 2).
Figure 2 depicts the 10 and 20-year Planning Horizons of the LAFCO -approved SOI boundaries. Figure 3 depicts the existing Stockton General Plan land use map. Figure 4 depicts the proposed annexation area.
Figure 5 depicts the proposed prezone map indicating existing and proposed zoning and land uses. The last figure, Figure 6, depicts to proposed O’Reilly Auto Parts development currently under review by the City. Overall, storm drain and sanitary sewer utility connections have already been ex tended to the annexation area. Water service is readily available as an existing main within Waudman Avenue is adequate to serve the property. The project annexation area only requires extension of various other non- utility related services provided by the City, such as public safety. The level and range of existing facilities and providing City public services are described in detail below.
TABLE 3 – O’REILLY PROJECT LAND USE SUMMARY
O’REILLY PROJECT
DESIGNATIONS
APPROXIMATE
ACRES
UNITS PER GROSS
ACRE
MAX.
F.A.R
PROJECTED NUMBER OF
UNITS
GC – General Commercial 1.7 1.7 N/A 7,000 square feet
ROW 0.63 0.63 N/A N/A
*F.A.R.= Floor Area Ratio
The City provides a full range of municipal services, including public safety (fire, police, and building), sanitation (wastewater treatment and collection ), libraries, parks, and recreation services. Municipal services would be extended to the annexation area within a few years upon annexation of the area. The Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 9
following discussion includes a description of existing city public services and utilities (including those to be extended), the level and range of these services (where applicable), when these services can feasibly be extended into the affected territory, improvements, or other conditions that the local agency would improve or require within the affected territory, and information on how these services would be financed, and planned improvements.
Water
The City provides water service for the residential, commercial, commercial, and public users in Stockton.
Approximately 49,500 connection customers are served, with an average daily usage of approximately 8.1 billion gallons, which is equivalent to 3,682 ac-ft per year. The current total pumping capacity is 88,592 gallons per minute (gpm) , the required total pumping capacity at the 2035 buildout is 238,67 9 gpm .
Stockton’s municipal water supply system is based on an interconnected grid design, wherein new development expands the existing grid system and new municipal water wells are added as they are needed to maintain an adequate water supply.
The City of Stockton Water Master Plan Update dated January 2021 and adopted February 23, 2021 (2021 WMPU) compares current and projected water supply and demand . It indicates that in average water years, the City has sufficient water to meet its customers’ needs, through 2040. This is based on continued development of groundwater wells and purchased water allocations from Stockton East Water District (SEWD) and Woodbridge Irrigation District (WID). The City of Stockton’s projected population growth by 2040 is 102,898 with 1.44% every year for a total population of 432,627
1. This is a reduction in population
growth by 25% from the 2035 General Plan. Th e North Stockton projected Near -Term (2030) for an Average Day Demand is 23.8 mgd, a Maximum Day Demand of 38.1 mgd with a Peak Hour Demand of 41,296 gpm3. The North Stockton Projected Future (2040) for an Average Day Demand of 29.3 mgd, a Maximum Day Demand of 46.9 mgd with a Peak Hour Demand of 50,857 gpm3.
The City’s previous Master Plan, 2015 Urban Water Management Plan (2015 UWMP), addressed dry year conditions. Under the normal year supply, it is assumed the City’s full allocation of surface water from Delta Water Supply Project (DWSP) is fully available. Under the single-dry year supply, it is assumed that the City’s full allocation of surface water from the DWSP is reduced to 69% of normal supply (2015 UWMP). Under the multiple-dry year analysis, it is assumed that the City experiences three dry years, and that the City’s full allocation of surface water from the DWSP is reduced to 69 percent of normal supply in the first dry year, to 100 percent of normal supply in the second dry year, and to 69 percent of normal supply in the third dry year (2015 UWMP). Through the multiple dry years City water will be supplemented by well water.
The applicant will be responsible for bringing domestic and irrigation services to the property. The project currently proposes one tap from the existing 12 -inch main within Waudman Avenue that will tee off to provide domestic service to the building and irrigation. Any future development of the remainder of the parcel will be required to tap of the existing 8” main within Lucile Avenue.
1 City of Stockton Water Master Plan update January 2021 Attachment G
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10 City of Stockton – O’Reilly Annexation Project
A. GROUND WATER
The City operates a system of wells interconnected with a transmission/distribution pipe system.
Stockton’s groundwater supply is pumped from groundwater resources, from the Eastern San Joaquin County Basin, a sub -basin of the San Joaquin Valley Basin. The City’s annual potable groundwater production is maintained by the Sustainable Groundwater Management Act (SGMA) enacted in 2014 to monitor the groundwater usage during non-dry years to ensure sufficient water supply during dry years.
The sustainable annual groundwater extraction capacity is approximately 50,000 ac-ft per year (MWH, 2003). To establish the projected groundwater supply that is reasonably available. COSMUD assumes that the available groundwater is pumped at approximately 23,100 ac-ft per year. The City has been proactive to protect groundwater supplies per the groundwater recharge efforts pertaining to the California Statewide Groundwater Elevation Monitoring (CASGEM), and Sustainable Groundwater Management Act (SGMA) activities. There are seven active groundwater wells with design flows ranging from 900 to 2,500 gallons per minute. This groundwater supply is indirectly affected by annual rainfall, and a multiple -year drought could decrease groundwater supplies. Despite this possibility, groundwater supplies have been available at a consistent level.
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ROJECT SUMMARY
The proposed development is not proposing to add or remove any wells and will be utilizing the existing 12-inch main in Waudman Avenue for water services. In addition, multiple t est borings were performed onsite to depths of approximately 15 feet in which free groundwater was not encountered. The historic groundwater depth of 22 feet has been determined for the property . Due to these reasons the proposed development is not anticipated to negatively affect the groundwater supplies within the City.
B. SURFACE WATER
Stockton has developed a surface water supply, Delta at the DWSP intake facility from the San Joaquin River. The City has rights to Delta water because portions of the COSMA fall within the legally defined area and the water rights application address a long- term planning horizon through to 2050 with diverting a total of 160 mgd (125,900 ac-ft per year). The City’s application was divided into two separate applications by the State Water Resources Control Board (SWRCB). The existing allotment is 30 mgd (33,600 ac-ft per year) under the initial phase. In 2006 the City was issued a permit from the SWRCB for 33,600 ac -ft per year supply from the Sacramento/San Joaquin Delta. The Delta intake and treatment plant has an in itial capacity of 30 mgd with plans to expand to 90 mgd by 2035.
PROJECT SUMMARY
The proposed development will increase the imperviousness of the parcel and ultimately the amount of surface water leaving the site. Water quality BMPs will be utilized onsite to treat surface water prior to releasing, undetained, into existing City storm drain infrastructure. Overall, the project will have a negligible effect on the City’s surface water supply.
C. RECYCLED WATER
The City of Stockton’s Regional Wastewater Control Facility ( RWCF) treats influent to be used again for beneficial purposes. The RWCF discharges into the Delta and used for irrigation on a privately owned farm.
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City of Stockton – Wagner Heights South Annexation 11
The City does no t currently operate a recycled water system and is not likely to market recycled in the future.
PROJECT SUMMARY
In the absence of a recycled water system, the proposed development will utilize the existing 12-inch main in Waudman Avenue for irrigation services.
D. EXISTING TRANSMISSION AND DISTRIBUTION SYSTEM
The City’s existing water distribution system consists of a buried network split into the North and South Areas with water storage capabilities. The distribution system conveys water from the sources to customers and must provide capacity to meet all domestic, commercial, irrigation, fire suppression , and emergency demands. Due to the distributed nature of the groundwater wells, large transmissions were not needed to move large volumes of water around the City.
PROJECT SUMMARY
The proposed development will utilize the existing 12 -inch main within Waudman Avenue for domestic, irrigation, and fire service which has sufficient capacity to service the demands of the development . No new mains are proposed with this development.
E. WATER CONSERVATION
The City is a signatory member of the California Urban Water Conservation Council (CUWCC) and has active water conservation program that includes the following CUWCC Best Management Practices. • BMP 1-Water Survey Program for Single-Family and Multi-Family Residential Customers • BMP 2-Residential Plumbing Retrofit
• BMP 3-System Water Audits, Leak Detection and Repair
• BMP 4-Metering with Commodity Rates
• BMP 5-Large Landscape Conservation Programs
• BMP 6-High Efficiency Washing Machine Rebate Programs • BMP 7-Public Information Programs
• BMP 8-School Education Programs
• BMP 11- Conservation Pricing
• BMP 12-Conservation Coordinator
• BMP 13-Water Waste Prohibition
• BMP 14-Residential ULFT Replacement
Total water use throughout the City service area was projected in the City’s 2021 WMPU to increase to 44,465 AFY by 2040. The City’s water demand estimated incorporates the City’s water conservation plan and compliance with the Water Conservation Act of 2009, known as SBx7- 7. The COSMUD has met and expects to be able to continue to meet annual water demands within its service area.
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12 City of Stockton – O’Reilly Annexation Project
PROJECT SUMMARY
The proposed developm ent has minimal daily water use , 127 ga/day, mostly associated with the two employee restrooms. Landscape and irrigation is designed to meet current MWELO requirements.
F. GENERAL PLAN
The City's General Plan includes policies and implementation programs related to maintaining an adequate water supply for the City's population. Following adoption of the General Plan, the City updated its Water Management Plan based on the growth projections of the General Plan. Based on existing water use patterns the wat er supply is reasonably available through 20 40. The area served would include all potential development within the 10-year Planning Horizon which includes the project location. The City's Water Master Plan also makes it clear that additional areas of the C ity, including the 20 -year Planning Horizon, could be served by using more surface water.
PROJECT SUMMARY
Existing water mains already exist adjacent to the site in both Waudman Avenue and Lucile Avenue in which the City has sufficient capacity to serve the proposed site. This development is consistent with the City’s General Plan.
Stormwater
Stockton’s stormwater drainage system is managed by the City’s Public Works Department. Most storm drains and pump stations within the service areas have adequate capacity to collect stormwater drainage.
A. EXISTING STORMWATER DRAINAGE SYSTEM
The City depends on drains and laterals to collect and convey stormwater runoff to South Bear Creek. The South Bear Creek flows at or near capacity that results in flooding during peak storm events.
The City’s drainage facilities consist of:
• Detention Basins
• Stormwater Quality Treatment Systems
• Pump Stations
• Water Level Monitoring Stations
S
tormwater Quality Treatment Systems: Stormwater quality standards imposed and monitored by the Environmental Protection Agency ( EPA) and the State Water Resources Board through the City’s stormwater NPDES permit require treatment of stormwater runoff prior to its release into the sloughs, creeks, rivers, or the Delta. Treatment is often provided within detention basins in a separate “wet” area that is part of or adjacent to the main basin. Other treatment may be provided by on -s
ite source control
and by site specific facilities. Stormwater quality is an integral part of the City’s stormwater management system.
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ump Stations: Most existing stormwater is pumped into the South Bear Creek. Pumps are sized according to City design criteria and their operation is controlled by water levels in downstream drains.
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City of Stockton – Wagner Heights South Annexation 13
Water Level Monitoring Stations: There are 1 1 existing water level monitoring stations throughout the City’s storm drainage systems that are used to obtain real -t
ime water level measurements at critical low
points in the system to prevent flooding.
T
he proposed stormwater distribution system may utilize Best Management Practices (BMP) and design control features, including the following Low Impact Development (LID) measures:
1. Implementation of the City of Stockton water Stormwater Management Plan.
2. Conserving natural areas and reducing imperviousness.
3. Runoff storage
4. Hydro-modification to mimic pre-development runoff volume and flow rate.
B. FUTURE STORMWATER DRAINAGE DEMANDS AND SYSTEM IMPROVEMENTS 200-Year Flood Protection in the Central Valley
Portions of the City of Stockton lie within the 200-year flood hazard area. However, the annexation area is not located within the 200-year flood hazard area, due to protection from the levee.
PROJECT SUMMARY
The proposed annexation will not affect the 200-year flood hazard area.
C. CAPITAL IMPROVEMENT PROGRAM/FINANCING
The capital improvement pr ojects (CIP) process contained in the City of Stockton Stormwater Management Plan (2009) is the same for private development. If the CIP meets the criteria for a priority project per the SWQCCP, the project must conform to new development standards. If the project site is equal to or greater than one acre, the site must obtain coverage under the General Construction Permit.
The City addresses project sites less than one acre and may be a threat to water quality through responses to water pollution complaints, enforcement of erosion and sediment control ordinance, and providing the small construction site handout from the county.
The City evaluates the Public Facilities and Facility Pollution Prevention Plan (FPPP) for public facilities to minimize or eliminate flows to the storm drain system . The FPPP include a site a site description and BMPs that address potential sources of pollutants to the storm drain system and procedures for dealing with any onsite spills.
The storm drainage improvements serving future growth are consistent with the City’s current regulations. The City’s CIP includes all water, wastewater, storm drainage, and transportation facilities required to meet the City’s targets for Level of Service. It ensures that infrastructure required for growth is constructed in a timely manner and financed in a way that equitably divides financial responsibility in proportion to the demands placed on new facilities.
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14 City of Stockton – O’Reilly Annexation Project
The Technical Memorandum presents the Stormwater Master Plan Supplement for the Stockton General Plan Update (GPU) addresses stormwater drainage through recommended future actions. • The City shall continue to complete gaps in the drainage system in areas of existing development. • The City shall require the improvement of drainage detention basins as a condition of development approval according to the standards of the Stockton’s Stormwater Quality Control Criteria Plan.
• Stormwater drainage systems within new development areas shall include open drainage corridors where feasible to supplement or replace an underground piped drainage system. The drainage systems would provide for short -term stormwater detention, conveyance for stormwaters exceeding a 10-year event, stormwater quality treatment, bike and pedestrian paths, and visual open space within neighborhoods.
• The City shall update the Storm Drainage Master Plan, regarding stormwater drainage, every five years. The update shall be reviewed annually for adequacy and consistency with the General Plan.
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ROJECT SUMMARY
UTILITY MAINS AND ACCESS HAVE ALREADY BEEN PROVIDED TO THE PROPERTY , THEREFORE NO CIPS ARE PROPOSED. In addition, the development will be required to obtain a General Construction Permit and will prepare a SWQCCP to comply with City and State requirements as the total disturbed area including the Waudman Avenue improvements is around one acre.
D. TIMING
Drainage improvements will be constructed to maintain the service level standard. This is accomplished by constructing the storm drainage and flood protection facilities for each new area that is developed , and by ensuring that necessary facilities are developed efficiently prior to and during construction activities.
E. STORM DRAINAGE WITHIN THE ANNEXATION AREA
Existing drainage patterns on the parcel generally sheet flow south to Waudman Avenue Right -of-Way and into an existing ditch that collects and infiltrates the flows. Waudman Avenue and Lucile Avenue generally direct storm water runoff west, while small portions of the roadways direct flows east to be captured by existing storm inlets along Thornton Road. The proposed development will construct a 7,000 square foot building wit h associated parking lot and landscaping. Stormwater will be directed east to a series of water treatment BMPs prior to discharging undetained to the City’s existing storm drain infrastructure. A portion of Waudman Avenue will be improved as part of this d evelopment and will include curb and gutter as well as a storm inlet to better capture offsite flows. The collected flows will then discharge to an existing 12’ culvert at the west end of the site. Flows within Waudman Avenue will primarily continue to follow existing drainage patterns.
Project Summary
The proposed development was designed in accordance with local and State guidelines and requirements The City’s existing infrastructure has sufficient capacity to take on the additional flows generated from the Attachment G
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City of Stockton – Wagner Heights South Annexation 15
site. Furthermore, in 2009 an agreement was made with the City in which the City provided storm drain connections to the site for future connection. It is the intent of this development to utilize these stubs.
Wastewater
The City of Stock ton does not currently provide wastewater collection and treatment for the unincorporated areas within the City of Stockton. The City of Stockton 2040 General Plan and the Technical Memorandum provided by West Yost Associates dated December 2017 to the City of Stockton are the primary sources for the information included in this section. The General Plan outlines a long -term strategy for meeting future discharge and capacity requirements in orde r to meet community needs for buildout of the General Plan.
A. WASTEWATER COLLECTION
The only existing sanitary sewer collection system adjacent to the site resides within Thornton Road , however during the Thornton Road Widening Project a 6 -inch sanitary sewer stub was extended to the southeast corner of the O’Reilly site. It is the intent of this development to utilize this stub. The existing main and associated treatment facilities have sufficient capacity to serve the site. Wastewater flow from various sections of the City will be directed via gravity sewer, force main, or pump station. The system generally flows from the north, east, and south to the RWCF. Additional facilities will be constructed as needed for developments to connect to the proposed sewers.
PROJECT SUMMARY
In 2009 an agreement was made with the City in which the City would provide a sanitary sewer connection to the site for future connection. This stub was installed with the adjacent Thornton Road Widening Project and will be utilized for by this development. The 6-inch stub will be extended north to serve the remainder of the parcel in the event of future development.
B. Wastewater Treatment Plant Permitting and Capacity
The RWCF facility has a design flow capacity of 55 mgd and an average daily flow rate of 31.7 mgd. The existing RWCF facility is over 60 years old, and the sewer system has already undergone several upgrades and the City will continue to make upgrades per the General Plan. For treatment plant planning the City has adopted a predicted ADWF of 40.2 mgd for 2035 and 46.3 mgd for 2045. The RWCF provides primary, secondary, and tertiary treatment of municipal wastewater gathered from the city as a whole. The RWCF treated effluent from the RWCF is dechlorinated and discharged to the San Joaquin River. For new developments, the developer would be required to pay appropriate connection fees upon issuance of a building permit and will be billed for usage on a monthly basis.
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ROJECT SUMMARY
The City has sufficient capacity to serve the waste generated by the proposed development therefore this development is not anticipated to have any negative impacts on the existing infrastructure or its capacity.
C. WASTEWATER QUALITY
The City’s wastewater treatment plant is governed by a Federal NPDES permit. The City is required by law to have its permit rev iewed every five years by the Regional Water Quality Control Board (the State’s Attachment G
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16 City of Stockton – O’Reilly Annexation Project
regulating agency for the NPDES permit program). The RWCF discharges treated water to the Sacramento/San Joaquin River Delta in accordance with NPDES permit No. CA0079138. Upgr ades to the existing system have already been completed and the design allows for improvement in the secondary treatment system as part of the long-term plan.
D. FUTURE WASTEWATER DEMAND AND SYSTEMS IMPROVEMENT
Per the memo to the Utility Master Plan Sup plements dated October 1, 2018 by Placeworks, the 2040 projected improvements differ greatly from those stated in the 2035 General Plan. Due to this discrepancy some sewer system infrastructure could be undersized causing overflows, and some may be oversized causing unnecessary capital expenditure and an increase in the operations and maintenance efforts and costs. The memo suggests a new model plan that may consist of industry standard calibration procedures, on field -verified sewer invert elevation data, and the use of software to compute dynamic hydraulic conditions to more accurately represent the system.
The last revision to the 2040 General Plan was in 2018. There have been areas around Stockton that have been annexed into the City and sewer services have been provided to these areas.
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ROJECT SUMMARY
Per the 2009 agreement, connection and use of the City’s sewer system was planned for and therefore not anticipated to negatively affect the existing infrastructure.
E. WASTEWATER SYSTEM WITHIN ANNEXATION PROJECT AREA
The annexation area does not currently connect to the City’s sewer system as it is an undeveloped parcel.
There are no existing sewer mains within Waudman Avenue nor Lucile Avenue. The only main adjacent to the site in Thornton Road. During a road widening projects a sewer lateral and stub to the annexation area was installed for use future connection. The stub was brought to the southeast corner of the the site.
The Annexation area is located within System 2 , which is not projected t o have many improvement measures take place.
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ROJECT SUMMARY
The annexation area is to be serviced by the 6-inch stub brought to the southeast corner of the site via the Thornton Road widening project and per the 2009 agreement with the City to provide service. The stub is of sufficient size and able to service the proposed use with sufficient capacity. The stub will also be extended to the north to serve any future development on the remainder of the parcel.
Solid Waste
The City does not provide solid-waste service for the Stockton area. There are two companies servicing neighborhoods in the City of Stockton to ensure that the City's residential and commercial demands are met effectively, and that landfill use remains available for future generations by helping residents and businesses to recycle, compost, and reduce the overall solid waste load. Republic Ser vices and Waste Management provides the following solid-waste services:
• residential recycling pickup on a biweekly schedule;
• residential biweekly curbside pickup of compost materials; Attachment G
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City of Stockton – Wagner Heights South Annexation 17
• leaf and Christmas tree pickup;
• commercial recycling; and
• household hazardous waste collection.
The private companies use one of three landfill locations to process and ship some of its solid waste and materials.
PROJECT SUMMARY
The proposed development will construct a trash enclosure to house one dumpster for solid waste and one dumpster for recycling. The property lies within Republic Services service area and has sufficient resources to service the site.
Electricity and Natural Gas
Pacific Gas and Electric Company (PG&E) is responsible for provision of electricity and natural gas to the City and the annexation area. PG&E delivers approximately 86,179 million kilowatt -hours (kWh) of electricity to its 15 million customers throughout the 70,000 -square-mile service area in northern and central California. The service area is divided into seven distribution areas, with Stockton located in the Stockton Division of PG&E's Operations, Maintenance, and Construction Area 5. Gas is delivered to the City and the City Planning Area through portions of PG&E's 48, 198 miles of natural gas pipelines.
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ROJECT SUMMARY
There are no existing gas or electric laterals servicing the property, however transmission lines run adjacent to the property in Waudman Ave, Lucile Ave, and Thornton Road. There is also an underground power line traversing the southern portion of the property that will be relocated during development.
The proposed development will coordinate with PG&E to extend services to the property at time of construction.
Police Services
Police protection services in the City of Stockton are provided by the Stockton Police Department. The Stockton Police Department is a full-service law enforcement agency comprised of 485 sworn officers, 41 police telecommunicators , and 186 civilian staff. With a population of approximately 291,707, that equates to a staffing level of .64 officers per 1,000 residents. The staffing level is determined each year by the Stockton City Council and is subject to change as the Council, City Manager, and Chief of Police determine the needs of the City. At full build- out, this project would increase the City's population by approximately 279 people. Additionally, the City has been steadily increasing the number of sworn officers at the Police Department in recent years.
Police services outside of the City of Stockton city limits are provided by the San Joaquin County Sheriff's Department, located in French Camp approximately 7.5 miles southwest of Stockton. Police patrol services are provided 24 hours a day by 138 uniformed deputies as of 2019 . The County is divided into eight geographical areas or "beats." These beats are staffed around the clock and provide emergency response capability to citizens in the unincorporated area of the County. The Stockton Police Department provides mutual aid to the San Joaquin County Sheriff's Office, and vice versa when a situation exceeds the capabilities of either department. Mutual aid is coordinated through the San Joaquin County Sheriff.
Attachment G
PLAN FOR SERVICES
18 City of Stockton – O’Reilly Annexation Project
The Stockton Police D epartment, Bear Creek Division, does not classify calls for service. The Police Department’s policy is to respond to all calls within three – five minutes. Even though there are no classification of calls , it is understood that a higher level of service may be required as population increases. The project will receive City provided law enforcement services after annexation.
The Stockton Police Department defines offences for statistical purposes using the Uniform Crime Reporting Code of California. Crimes are classified as Part 1 or Part 2 offences, depending on the priority of the crime. In 2020, 13,601 Part 1 offences, which include homicide, rape, burglary, and larceny, were reported. Auto Larceny – Theft and Aggravated Assault were the most common crimes in Stockton , combined accounting for over 69 % of offen ses in 2020 . Between 201 9 and 20 20, Part 1 offences in Stockton decreased by about 19.4 percent.
The FY 2020-2022 budget for the Police Department is $135,600,000. The need for additional personnel in the future will be addressed by the Chief of Police, the City Manager, and the City Council as response times are reassessed annually and as budget allows. The budget for the Police Department is expected to increase, as development of the City of Stockton continues.
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ROJECT SUMMARY
The Stockton Police Department has sufficient resources to serve the annexation area. Staffing levels at the Stockton Police Department are adjusted based on Police Department response times and new hiring is expected to occur as the population of Stockton grows. The Police Department will begin receiving additional revenue through property taxes once the parcel is annexed into the City.
Fire Services
Fire protection services for the Stockton Area are provided by City of Stockton Fire Department, French Camp-McKinley Fire District, Eastside Rural County Fire Protection District, Montezuma Fire Protection District, and Waterloo-Morada Fire Protection District. The Stockton Fire Department (SFD) is responsible for the primary provision of fire service and emergency medical response for the City of Stockton and the unincorporated areas inside the city limits and its residents. The SFD serves approximately 350,000 residents throughout approximately 87.0 square miles. The SFD operates out of twelve (12) stations that are strategically located throughout the City of Stockton. The SFD is headquartered in Station 2 located at 110 West Sonora Street. The annexation area is expected to be served primarily by Station 7 , which is located approximately 1.2 miles due south of the annexation area.
The SFD’s Emergency Communications Division (ECD) was voted unanimously by the Board of Accreditation of the International Academies of Emergency Dispatch (IAED) as an accredited Center of Excellence. The ECD is the 129th center in the world to be awarded this highest distinction for ECD's comprehensive implementation and compliance with the Medical Priority Dispatch system (MPDS).
The City of Stockton General Plan 2040 includes policies and implementation measures that would allow for the Department to continue providing adequate facilities and staffing levels. Below is a list of relevant policies:
• Maintain adequate staffing levels to support achieving the City’s service level goals for police and fire protection. (Action LU-6.1G).
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 19
• Require development to mitigate any impacts to existing sewer, water, stormwater, street, fire station, park, or library infrastructure that would reduce service levels. (Action LU-6.3A). • A portion of sales tax from retail and business-to-business transactions goes directly into the City’s General Fund, where it can be used to support services such as law enforcement, fire suppression, and street maintenance.
• The various station houses are responsible for different emergency services. Specialty apparatus and personnel for the Haz ardous Materials Team are assigned to Fire Company 3 , the Water Rescue Team is Fire Company 6, etc.
• 1.23 sworn firefighters per 1,000 residents for a population up to 500,000 people. • Update the City’s Design Guidelines and Development Code to require new a nd retrofitted development to support effective police and fire protection response and services. (Action SAF -
1.2A)
• SB 244 added the following requirements to Government Code Section 65588: For each identified community, an analysis of water, wastewater, stormwater drainage, and structural fire protection needs or deficiencies.
Per the General Plan 2040 the following are fire response times for various events. 240 seconds or less travel time for the arrival of the first arriving engine company at a fire suppression incident, for other than high-rise, 480 seconds or less travel time for the deployment of an initial full alarm assignment at a fire suppression incident, and for high-rise, 610 seconds or less travel time for the deployment of an initial full alarm assignment at a fire suppression incident.
The SFD has a growing department that, according to the adopted General Plan, has plans and a budget to continue to provide the City of Stockton with fire and emergency services to an excellent standard.
PROJECT SUMMARY
The property is located in unincorporated San Joaquin County and currently s erviced by the Lincoln Rural Fire District. The property requires detachment from this fire district in order to be serviced by SFD once annexed. The subject site is l ocated in between Fire Stations 7 & 14 with both having an approximate 3 minute travel time. The SFD has the capacity and resources to service this additional property.
School Services
The annexation area is located within the boundaries of the Lodi Unified School District.
The Lodi Unified School District provides services to approximately 29,000 students across 46 schools within Stockton , Lodi, and the surrounding County areas . The School District consists of seven high schools, seven middle schools, and thirty two elementary schools.
PROJECT SUMMARY
The annexation is not proposing any new residential developments and therefore will not have an impact on the school district.
Attachment G
PLAN FOR SERVICES
20 City of Stockton – O’Reilly Annexation Project
Wagner Heights South Annexation
This development has analyzed the feasibility of annexing the entire Wagner Heights South Subdivision (Island Annexation) as part of an effort to eliminate unincorporated islands. However, due to scope, current infrastructure, and financial impact associated with annexing the entire island both the Applicant and City of Stockton have determined annexation to be infeasible at this point in time. The following is a brief summary of what the Island Annexation would entail.
The Island Annexation consists of 87 parcels located between Don Avenue and Thornton Road along Waudman Ave, Lucile Ave, and Alpha Drive. The entire area is approximately 64 acres and composed of mostly existing single -family residences with commercial use s along Thornton Road. T he Island Annexation is currently zoned for low density residential and commercial (for the lots along Thornton Road). The City’s General Plan specifies the same designations. The majority of the Island Annexation area is currently developed with only a few undeveloped parcels.
There are no water, sanitary sewer, or storm drain mains within Lucile Ave and Alpha Drive. An existing 12” water main within Waudman Ave runs throughout the Island Annexation area, but only has sanitary sewer and storm drain mains extended from Don Ave to Agate Ct. The majority of the existing parcels are serviced by existing septic tanks and wells. The Island Annexation would require extending these services throughout the annexation area and would be dependent on funding. The majority of existing residences and businesses have private wells and septic systems which would be required to connect to the City’s utilities (once available) but only after existing private water and septic systems break down and become inoperable. Existing water tanks and wells are located on the developed sites and will remain until water mains can be extended.
Storm drainage for the Island Annexation area currently consists of mostly roadside ditches that convey flows west toward D on Ave. The full buildout of storm drain infrastructure would consist of extending underground storm drain mains as well as providing catch basins throughout the annexation area to collect and convey stormwater runoff west towards Don Avenue.
Lastly, the majority of Lucile Ave, Waudman Ave, and Alpha Drive are not consistent with the City’s current roadway sections as they do not have curb, gutter, and sidewalk. These roadway sections would be required to meet current City standards when annexed.
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ROJECT SUMMARY
The lack of existing utility infrastructure and amount of street improvements needing to be made to provide City’s services within a timely manner makes Island Annexation infeasible. At the time of this application, the City of Stockton had no previous or current plans on extending services to this area.
Funding is also another hurdle for the Island Annexation as the City has other more urgent priorities and limited funding. It is not anticipated that utility and street improvements could be installe d in a timely manner which is a main requirement of any annexation and therefore only the 1. 7 acre commercial property and the adjacent rights-of-way are proposed to be annexed at this time.
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 21
4. T IMELY AVAILABILITY OF WATER SUPPLY
As noted, California Government Code Section 56668(l) requires an assessment of the timely availability of water supplies for an annexation area. The UWMP for the City of Stockton’s water system assessed the reliability of its water supply for its service area, whic h includes the subject site. The UWMP includes a description of the water supply sources, projected water use, and a comparison of water supply water demands during normal, single -dry, and multiple -dry years. The definitions of the three water year scenarios, as described by the State Department of Water Resources, are provided below.
1. Average year is a year, or an averaged range of years in the historical sequence that most closely represents median water supply availability to the agency. Normal and averag e are used interchangeably within the Department of Water Resources guidebook.
2. Single dry year is the year with the lowest water supply availability to the agency.
3. Multiple dry year is the lowest average water supply availability to the agency for a consecutive multiple-year period (three years or more) for a watershed since 1903.
The City of Stockton currently has two water sources, surface water and ground water. The City operates the Delta at the DWSP intake facility for surface water and the City operates and maintains its own ground water system of wells.
The City's General Plan includes policies and implementation programs related to maintaining an adequate water supply of the City's population. Based on existing water use patterns the water supply is reasonably available through 2040. This is based on continued development of groundwater wells surface water allocations by the Delta at the DWSP.
The area served would include all potential development within the 10 -year Planning Horizon which includes the annexation area. The City's Water Master Plan also makes it clear that additional areas of the City, including the 20-Year Planning Horizon, could be served by using more surface water. At a projected population of 432,6267 in 2040, with a projected annual water requirement of 43.1 mgd, the City would be able to exceed this water requirement with a sustainable supply, as provided in the City’s most recently adopted WMP (the City’s 2021 WMP). In addition, the City could further reduce water demand through implementation of a Water Shortage Contingency Plan, as needed.
The City’s 2021 WMP was adopted by the Stockton City Council on January 2021. The 2021 WMP included existing and projected water demands for existing and projected future land uses to be developed within the City’s SOI through 2040. The water demand projections in the City’s 2021 WMP included existing City water demands, future water demands for developments within the existing City limit, and future water demands for future service areas outside the existing City limit.
According to the City of Stockton, the City has adequate water supplies to support existing demand in the City in addition to the build out of the annexation area, under average daily and maximum daily demand conditions. The water demand for current and proposed uses in the City of Stockton is 36,856 AFY. The City calculates separately that it has a projected total supply of 75,700 AFY in the year 2025, leaving 38,844 AFY available.
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ROJECT SUMMARY
Attachment G
PLAN FOR SERVICES
22 City of Stockton – O’Reilly Annexation Project
The proposed development anticipates generating approximately 127 gal/day or roughly 0.14 acre-ft/year excluding irrigation. The development will connect into the existing 12 -inch main in Waudman Avenue which has the capacity to accommodate the proposed demand. If the remainder of the parcel should be further developed, it would be able to connect into an existing main within Lucile Avenue that has been extended from Thornton Road to service the commercial complex at 1943 and 1955 Lucile Avenue. The construction of new mains are not required to service the site as the adjacent infrastructure is readily available and has ample capacity.
5. FAIR SHARE HOUSING NEEDS
The annexation area is currently under San Joaquin County Jurisdiction and would be subject to the City of Stockton’s Housing Element upon annexation. The Housing Element for Stockton has accounted for adequate housing spaces, new housing development, affordable housing, infill/downtown housing, preserving existing houses especially residences coming from annexed areas, housing for special needs, and promoting fair housing practice.
PROJECT SUMMARY
The proposed development will be constructed on a vacant parcel that has been designated for commercial use for over 30 years. Therefore, this development is not removing any existing or future designated housing. In addition, the City currently has sufficient housing to accommodate the workforce generated by this development.
6. FINANCING OF CITY SERVICES AND FISCAL IMPACTS
California Government Code Section 56653 requires that the required plan for servic es to a subject site include information on how the extension services would be financed. For the purposes of this analysis, services extensions are classified as public road improvements and utility services such as water, wastewater, storm water, electri cal, gas and communication systems that require construction of new pipelines, power lines, pump stations or other physical facilities needed to extend urban services to the subject site, and general City services such as police and fire protection would, generally speaking, be provided without major improvements to capital facilities.
Roads and Utility Improvements
As prescribed in the project conditions of approval, the project will be responsible for design and construction of required improvements to City roads and utility systems in accordance with adopted City standards. Unless improvements are deferred per a specific agreement with the City, they will be constructed prior to occupancy of the project site. The costs of extending electrical, gas and communication facilities will be borne by the project and the responsible franchise utility as prescribed in adopted rules and regulations. Costs of operating public infrastructure for the benefit of the project will be met through existing monthly service fee systems established by the City and franchise utilities.
Long-term capital improvement needs associated with new development, including the proposed project, are met through the City's adopted Public Facilities Fees (PFFs), which provide for expansion of City offices, libraries, community recreation centers, fire and police stations, street improvements, park land, surface water resource development improvement, air quality, and related administrative costs as these needs Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 23
are identified . Similarly, the City has also adopted development fees for sanitary sewer and water connections, traffic signals, and street trees, and various local benefit district fees. PFF and connection fee payments are required when building permits are issued, in accordance with the City ’s adopted fee schedule, which is annually updated to keep pace with infrastructure and public facility costs. As a result, the City operates from year to year with a fee structure that reasonably anticipates and collects fees sufficient to meet capital improvement needs associated with new development.
Estimated PFFs and connection fees for proposed commercial development of the subject site are summarized in Table 1 b elow.
Along with the PFFs and connection fees, the City also collects development-related fees for the following:
• A
ir quality
• County facilities
• Surface water for SEWD ($0.283 per square feet of retail/0.30) • Related administrative costs
Table 2 summarizes the e stimated development-related fees for proposed commercial development of the subject site. These also include development impact fees collected by other agencies, such as the Stockton Unified School District and SJCOG.
TABLE 2- ESTIMATED PUBLIC FACILITY AND CONNECTION FEES
FEE CATEGORY ESTIMATED PROJECT FEES
City of Stockton Fees
Community Recreation Center $200.40
City Office Space $4,368.00
Fire Stations $4,358.60
Libraries $7,713.00
Parkland $0
Police Stations $8,952.00
Street Improvement $0
Regional Transportation $96,537.00
Traffic Signal $39,079.00
Sewer Connection $39,037.80
Water Connection $28,932.00
Delta Water Supply $96,539.00
TOTAL CITY CAPITAL FEES $793,489.80
Attachment G
PLAN FOR SERVICES
24 City of Stockton – O’Reilly Annexation Project
TABLE 3- ESTIMATED DEVELOPMENT RELATED FEES
FEE ESTIMATED PROJECT FEES
Agricultural Land Mitigation $0
Air Quality $16,920.40
County Facilities $35,545.20
Surface Water $91,029.60
Administration $20,645.40
School Impact Fees (SUSD) $35,860.20
Habitat/Open Space (SJCOG) $30,777.60
TOTAL OTHER FEES $230,778.00
General Services
The anticipated revenues to the City of Stockton, which would be the main provider of services, is presented here, along with the anticipated fees that be collected for capital improvements supporting these services. As noted above, the design, engineering, and construction of these services and infrastructure improvements will be financed by developers of the subject site, subject to approval by the City. This section also analyzes financial impacts on the Lincoln Rural Fire District, which currently provides fire protection services to the subject site and from which the subject site would be detached upon annexation to the City.
As a charter city, the City of Stockton benefits from the same revenue sources as general law cities, as well as a utility user tax. The City receives a portion of the property tax collected within the City limits, and it receives franchise payments from electrical distribution, cable television and solid waste collection franchises. The City operates its public utilities (i.e., water and sanitary sewer) as enterprise functions, and it engages in public recreation activities on a quasi- enterprise basis, subsidized by its General Fund (e.g., golf courses, ice arena, civic auditorium). Revenue estimates were generated primarily on a person-served basis, which accounts for project-related population and employee growth.
T
ABLE 4- ESTIMATED CITY REVENUES RESULTING FROM ANNEXATION OF PROJECT SITE .
C
ATEGORY AMOUNT
Property Taxes
Secured Property Tax $23,370.00
Unsecured Property Tax $2,337.00
Property Transfer Tax $676.80
Property Tax in-Lieu of Motor Vehicle Fees $28,290.00
Other Revenue Sources
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 25
CATEGORY AMOUNT
Sales Tax $450,000
Utility Users Tax $4,352.40
Franchises $1,698.00
Business Licenses $8,032.20
Document Transfer $229
Motor Vehicle Licenses $0
Investment Proceeds $672
Fire Contracts $918
Code Enforcement $749
Charges for Services $434
Fines & Forfeitures $74
Revenues from Other Agencies $525
Licenses & Permits $97
Sale of Fixed Assets $62
Miscellaneous Other Revenues $0
Indirect Cost Allocations $1,115
Refunds & Reimbursements $305
Rents/Leases/Concessions $748
Loan Repayment $105
TOTAL $524,789.20
Property Tax
Property tax rates are set at 1% of assessed property value. The potential property tax revenues resulting from the project were based on information provided by the project applicant and the current City/County Revenue Sharing Agreement for annexations.
Approximately 50% of every property tax dollar from the subject site is allocated among the Stockton Unified School District, San Joaquin Delta Community College, the State’s educational fund, and other agencies. This leave an “available share” of approximately 50% of the overall property tax revenue, which is currently divided between the County, the Lincoln Rural Fire District, and other County agencies. This division of the property tax is the basis for estimating the property tax the City will receive upon annexation and development of the subject site.
Secured Property Tax
Attachment G
PLAN FOR SERVICES
26 City of Stockton – O’Reilly Annexation Project
Based upon information from the San Joaquin County Auditor -Controller’s Office, upon annexation, approximately 6% of total property tax revenue from the subject site would go to the City. Based on this information, the City’s share of the total secured property tax amount after annexation and development would be $23,370. Current property taxes paid to the County on the subject site are approximately $12,407.87.
Unsecured Property Taxes
Unsecured property taxes are derived from property that is not real estate such as business equipment, boats, aircraft, and possessory interests. For this analysis, it is assumed that the unsecured property tax is 10% of the secured property tax and that the amount of unsecured property tax the City would receive after annexation and development of the subject site would be $2,337.
Other Property Taxes
Property transfer taxes are taxes charged as a percentage of the value of property that has a transfer of title. It is estimated that the amount of property transfer tax the City would receive after annexation of the subject site would be $676.80.
In 2004, the State Legislature and the Governor agreed to a swap of city and county vehicle license fee revenue for an additional share of property tax revenue to be provided to the local governments. This Property Tax in-Lieu of Motor Vehicle Fees is a substantial source of revenue based on property taxes. It is estimated that the amount
of property tax in-lieu of motor vehicle fees associated with the subject site would be $0.
Sales Tax
The current sales tax rate in the City of Stockton is 9.00%, with the City receiving 2.25% of taxable sales,
1.25% of which is a result of measures approved by City voters (Measure A – 0.75%, Measure W (police and fire) – 0.25%, Measure M (library and recreation) – 0.25%). The estimated tax revenue received by the City would be approximately $450,000.
Utility User Tax
A utility user tax is levied against utility charges for all non-public users of gas, electric, water, telephone, and cable television services. This tax is 6% of a customer’s monthly bill. Future development on the subject site would generate an estimated $4,352 annually in utility user tax revenues.
Franchise Tax
Franchise taxes are levied upon the providers of natural gas, electric, refuse removal and cable television service. The franchise tax, which is 2% for most utilities and 3% for cable TV, is levied upon the provider rather than the customer and is charged against all utility revenues. The anti cipated future development on the subject site would generate approximately $1,698 in franchise tax revenue annually.
Business License Tax
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 27
The City of Stockton assesses a business registration fee and a license tax on any person engaged in or carrying on any profession, trade, calling, occupation, or business in the City. Beyond a registration fee of $24, businesses are assessed at varying rates based typically on their gross receipts; gross receipts information for the annexation area is unknown. Future development on the subject site is estimated to yield an annual revenue of $8,032.
Other Revenue Sources
The City has a variety of other revenue sources , which are listed in the City’s budget. These include document transfer fees, licenses and permits, fines and forfeitures, rents/leases and concessions, sales of fixed assets, investment proceeds, and revenues from fire service contracts and from other agencies, among others. Not all these rev enue sources would be associated with annexation and development of the subject site. However, to simplify the analysis, revenues from each of these sources have been estimated based upon the service population anticipated to be on the subject site at full development.
Estimated revenues from these other sources would be $6,033.
Estimated Change in Annual Expenditures for City of Stockton As discussed, immediate and future capital costs of the project would be met through developer
improvements to public ro ad and utility systems and through payment of the City PFFs and connection fees. The project is commercial in nature and would not result in increases in the resident population of Stockton, with concurrent costs in providing City services. However, the a ddition of project -related employees would contribute to the “service population” of the City, which could contribute to service costs.
Impacts of proposed future development on the City’s water, sanitary sewer, and storm drainage systems would be less than significant. The City’s sanitary sewer system has adequate capacity to accommodate additional wastewater from the project, and existing sewer lines in the area can carry the anticipated flow.
The City’s water system has sufficient supplies to satisfy pote ntial project demand, and no new supplies would need to be obtained. In accordance with City requirements, the project developer would construct the necessary improvements and connections to the City’s water and sewer systems and storm drainage facilities to accommodate runoff in accordance with City standards. Expenses to operate the required City utilities to the subject site are expected to be minimal and would be covered by monthly utility billing to the project activities.
Impacts to public services pr ovided by the City, primarily fire and police protection, would be less than significant with the installation of the fire sprinkler systems required by the City. Expenses to provide City fire and police services to the subject site are also expected to be minimal. While the project would place an incremental demand for City fire and police services, no new or expanded services would be required as a result of the project. Future capital costs for these services would be met through payment of PFFs.
The proposed annexation would include the segments of ROW that front the subject site, approximately 210’ of Lucile Avenue and approximately 270’ of Waudman Avenue. Lucile Avenue Right-of-Way is 60 feet in width while Waudman Avenue is 50 feet in width. Additional Right -of-Way is not anticipated to be required for Lucile Avenue it meets or exceeds the required Right- of-Way widths for all local roadway sections. Waudman Aven ue does not meet the required Right -of-Way width for local commercial road Attachment G
PLAN FOR SERVICES
28 City of Stockton – O’Reilly Annexation Project
which is 54 feet, therefore the O’Reilly development is dedicating 2 feet of Right- of-Way so that the Applicant’s side of Waudman Avenue conforms to the City’s standard roadway section. It is anticipated that the addition 2 feet of Right-of-Way will be required to be dedicated once the property on the south side of Waudman Avenue re-develops. The Applicant will be responsible for the frontage improvements along the applicant’s side o f Waudman Avenue which include minor widening of the roadway, curb, gutter, sidewalk, drainage, and landscaping. The annexed segments would increase costs to the City for ongoing road maintenance. A rough approximation of the increased maintenance cost ass ociated with these road sections was obtained by dividing the total miles currently maintained by the City of Stockton into total street maintenance cost, then applying the results to the segments to be annexed. According to the FY 2019/20 budget for the City of Stockton, the City maintains 763 miles of streets at a cost of $6,911,421. Based on these figures, the additional cost to maintain the annexed segments would be approximately $781 annually. Road maintenance costs are met from a variety of sources.
The project is not expected to result in additional costs for schools or parks and recreation, as the project would not increase the resident population. Nonetheless, the project would contribute to future school and park capital needs through payment of school mitigation fees and park and recreation PFFs.
An approximation of maximum potential increases in City services costs associated with the project was calculated by dividing total general fund expenditures by the City service population, and by multiply ing that factor by the increase in service population on the subject site.
Overall Impact of Project on City Budget
The proposed future development of the subject site is expected to generate approximately $870,627in annual revenues to the City. With esti mated annual expenditures of $540,023, the City would have adequate annual revenues to provide services to the subject site. In addition, as indicated in Table 1, proposed future development would generate $ 569,322 in one-time capital facility fees to the City to cover expenses associated with new or expanded public facilities and services. Additional fees would be paid to SUSD and SJCOG.
In summary, the City would be expected to expect to receive substantial revenue s from proposed development of the subject site, while the expenses incurred in providing City services to the subject site would be less than the anticipated revenues. Thus, at the project level, the City would likely operate at a budget surplus.
Property Tax Impacts to the Rural Fire District
Based on information provided by the County Auditor -Controller' s Office, the Lincoln Rural Fire District currently receives approximately 2.4 percent of the general one-percent property tax levy on the subject site, which generates approximately $92 of property tax revenue annually for the Fire District. This amount is based on current valuation of the property. Upon annexation and development of the subject site, the assessed valuation of the site would increase substantially. However, the Fire districts currently is under contract with the City to provide services for the subject site. While a part of the annexation process would be detached from the Fire District, a dditional revenue reimbursement would not be required as the Fire District would no longer require a contract with the City to service the project site.
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 29
LAFCo policy dictates that adverse fiscal impacts resulting from such detachments from special districts or annexations that fail to provide adequate mitigation of the adverse impact on the district will not be approved would apply to this proposed detachment. It is expected that the City and the Fire District will reach an agreement that will reduce adverse revenue impacts on the Fire District resulting from the proposed annexation. LAFCo may determine appropriate temporary mitigation, if any, and impose that temporary mitigation to the extent it is within its powers.
7. CONCLUSION
The Cortese-Knox-Hertzberg (CKH) Local Government Reorganization Act of 2000 is the section of the State Government Code (Government Code §§ 56000 et seq.) that provides LAFCO with its authority, procedures, and functions. This law gives LAFCO power to “approve or disapprove with or without amendment, wholly, partially or conditionally” proposals concerning the formation of cities and special districts, annexation, or detachment of territory to cities and special districts, and other changes in jurisdiction or organization of local government agencies.
Consistent with the requirement that LAFCO review the proposed annexation request pursuant to the criteria provided in Government Code Section 56375, the following justification and findings are made in support of approval of the annexation request.
1) Lands within the annexation area are planned for urban uses in the Stockton General Plan. 2) The project is located within the City of Stockton 10-year Planning Horizon. 3) The project does not exceed 150 acres in area, and the area constitutes the entire island. 4) The project constitutes an entire unincorporated island located within the limits of the City of Stockton.
5) The project is surrounded by the City to which annexation is proposed. 6) The project is substantially developed due to the presence of physical improvements upon the parcels within the area.
7) The project is not prime agricultural land, as defined by section 56064. 8) The project will benefit from the change of organization from the annexation into the City. 9) The project does not belong to a gated community where services are provided by a community services district.
Findings
Overall, existing public services, with improvements proposed as a part of the project, would be adequate to serve the project. The project would require extension of non-utility services provided by the City, such as public safety.
Justification for Approval
The annexation area is within the City’s General Plan Sphere of Influence (SOI) and is included within the Municipal Services Review (MSR) Report 10 -year Planning Horizon. LAFCO has adopted a policy, in line with State Policy, encouraging the dissolvement of unincorporated islands within Cities. Although this annexation p roject does not remove the entire Wagner Heights South unincorporated island for the reasons previously mentioned, it reduces the island overall footprint and promotes an orderly and logical boundary for annexation that is contiguous to the City limits. Consistent with the requirement that LAFCO Attachment G
PLAN FOR SERVICES
30 City of Stockton – O’Reilly Annexation Project
review the proposed annexation request pursuant to the criteria provided in Government Code Section 56337, the following justification and findings are made in support of approval of the annexation request. 1) Lands within the annexation area are planned for Commercial uses in the Stockton General Plan. 2) The project is located within the City of Stockton 10-year Planning Horizon. 3) The project proposes an orderly and logical boundary for annexation and is contiguous to the City limits and has access to existing City services and utility stubs. 4) The project creates a logical extension of the City boundaries and extends the existing infrastructure.
Attachment G
PLAN FOR SERVICES
City of Stockton – Wagner Heights South Annexation 31
APPENDIX A - LEGAL DESCRIPTION AND BOUNDARIES
ALL that certain real property situate in the unincorporated area of San Joaquin County, State of California, Described as follows:
Being a portion of the South Half of Section 8, Township 2 North, Range 6 East of the Mount Diablo Meridian, county of San Joaquin, State of California, being more particularly described as follows:
BEGINNING at a southeast corner of Lot 67 of Wagner Heights Subdivision, said Point of Beginning; thence South 38°43’40” East along the west right-of-way line of Thornton Road a distance of 458.94 feet; thence Northwest on a non-tangent curve to the left having a radius of 20.00 feet, a central angle of 78°40'29" and an arc length of 27.46 feet, the chord of said arc bears North 78°03'53" West a distance of 25.36 feet to the south right-of-way line of Waudman Avenue; thence South 62°35’51” West along the south right-of-way line of Waudman Avenue a distance of 270.85 feet; thence North 27°31’27” West a distance of 410.00 feet to the north right-of-way line of Lucile Avenue; thence North 62°35’51” East along the north right-of-way line of Lucile Avenue a distance of 181.59 feet; thence Northwest on a curve to the left having a radius of 20.00 feet, a central angle of 101°19'31" and an arc length of 35.37 feet, the chord of said arc bears North 11°56'04" West a distance of 30.94 feet to the west right-of-way line of Thornton Road and the Point of Beginning;
Containing 2.33 acres more or less.
This legal description is for assessment purposes only.
Attachment G
PLAN FOR SERVICES
32 City of Stockton – O’Reilly Annexation Project
APPENDIX B – PROPOSED DEVELOPMENT PLAN
Attachment G