Mariposa Industrial Park Annexation Report Page 1
ADMINISTRATIVE REVIEW DRAFT
ANNEXATION REPORT
MARIPOSA INDUSTRIAL PARK ANNEXATION
ANNEXATION FILE NO. ________
APRIL 4, 2022
1.0 INTRODUCTION AND PROJECT INFORMATION
This report provides background information and analysis in support of the proposed Mariposa Industrial Park annexation to the City of Stockton. The report addresses annexation compliance with applicable San Joaquin Local Agency Formation Commission (LAFCo) rules and regulations, describes the plan for provision of City services to the annexation area, analyzes the fiscal effects of the annexation and documents the availability of adequate potable water supply to the project. The contents of this document are as follows:
1.0 Introduction and Project Information
2.0 Consistency of Proposed Annexation with LAFCo Policy
3.0 City Services Plan for Proposed Annexation Area
4.0 Fiscal Effects of Proposed Annexation
5.0 Availability of Adequate Water Supply
The Mariposa Industrial Park Annexation project proposes the annexation of nine parcels of land totaling approximately 203.5 acres into the City of Stockton (City), along with the adjacent Mariposa Road frontage. The proposed annexation area, hereinafter referred to as the “subject site,” is located along Mariposa Road north of North Littlejohns Creek (Figures 1 and 2). The Stockton city limits are on the southern boundary of the subject site.
The parcels constituting the subject site are identified as Assessor’s Parcel Numbers (APNs) 179-220-10, -11, -12, -13, -16, -17, -18, -19, and -24.
The subject site is currently within the land use jurisdiction of San Joaquin County; it has a County General Plan designation of Agriculture-Urban Reserve and a zoning designation of AG-40 (General Agriculture; 40-acre minimum parcel size). The subject site is designated Industrial in the City of Stockton General Plan, as is much of the surrounding area (Figure 3), much of which has been developed for industrial use (Figure 5). The subject site is within the City of Stockton's existing Sphere of Influence (Figure 4). The project includes a proposed amendment to the City’s Municipal Services Review document that will include the site within the City’s 10-year planning horizon.
The City has received and is processing an application for annexation, pre-zoning, and industrial development of the subject site, including preparation of an Environmental EXHIBIT 1
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Impact Report (EIR). The project proposes to pre-zone the subject site as IL – Industrial, Limited. These approvals, which will take effect upon annexation of the subject site to the City, would permit proposed development of approximately 3,616,870 square feet of high- cube warehousing or other light industrial land uses, off-site street and utility improvements, and associated on-site utility services and site improvements (Figure 6).
Proposed pre-zoning and development are consistent with the existing Industrial designation under the City’s General Plan. The City has prepared an Environmental Impact Report (EIR) for the project.
2.0 CONSISTENCY OF PROPOSED ANNEXATION WITH LAFCO POLICY
REQUIREMENTS
The Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000 (California Government Code Section 56000 et seq.) provides LAFCo with its authority, procedures, and functions. The Act 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/from cities and special districts, and other changes in jurisdiction or organization of local government agencies.
Criteria for project consistency with the Cortese-Knox-Hertzberg Act are identified in California Government Code Section 56337 and shown below. The following sections of this report provides information in support of each of these findings for the proposed annexation as summarized below.
1) Lands within the annexation area are planned for urban uses in the Stockton General Plan.
As documented in Section 1.0 and shown on Figures 2 and 3, the subject site is designated “Industrial” in the City of Stockton General Plan and is adjacent to the Stockton city limits.
2) The project is located within the City of Stockton Sphere of Influence and 10-year development timeframe.
As documented in Section 1.0 and shown on Figure 4, the subject site is within the City’s Sphere of Influence and will be within the 10-year planning horizon upon adoption of a proposed amendment of the City’s Municipal Service Review. 3) The project proposes an orderly and logical boundary for annexation and is contiguous to the City limits.
As noted above, the project is in a developing industrial area and is designated for industrial development. As shown on Figure 5, the proposed annexation would permit a logical extension of existing ongoing industrial development in the southeast Stockton region.
4) The project creates a logical extension of the City boundaries and can be served by existing infrastructure.
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As discussed in Section 1.0 and the above findings, the subject site is adjacent to the City boundary and represents a logical extension of those boundaries. All required City services and utilities are available to the subject site as described in Sections 3.0 and 5.0.
3.0 CITY SERVICES PLAN
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. The plan must include the following information:
(a) An enumeration and description of the services to be extended to the affected territory.
(b) The level and range of those services.
(c) An indication of when those services can feasibly be extended to the affected territory.
(d) An indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions the local agency would impose or require within the affected territory if the change of organization or reorganization is completed.
(e) Information with respect to how those services will be financed.
The following City Services Plan meets the above requirements (a) through (d) with respect to annexation of the subject site. The subject site would require extension of existing City services, including public safety and utilities. Overall, existing public services, with improvements proposed as part of the project, would be adequate to serve the subject site and planned industrial development. The proposed level and range of services to be provided are described in more detail below. The design and construction of required infrastructure improvements, both on- and off-site, will be the responsibility of the project developers, as required by project conditions of approval and subject to engineering approval by the City. Information with respect to how those services will be financed is provided in Section 4.0, which will meet requirement (e) above.
The City of Stockton provides a full range of municipal services. These municipal services include public safety (police, fire, paramedics, building), sanitation (solid waste disposal, sanitary wastewater, and stormwater utility), potable water utility, community development, library, parks and recreation, and general administrative services. Public safety and general services will be extended to the subject site upon annexation. Utility services will be provided upon completion and connection of required on-site and off-site improvements.
3.1 DOMESTIC WATER SERVICE
Water systems in the City of Stockton Metropolitan Area use a combination of treated surface water and pumped groundwater from City wells. Stockton water purveyors include EXHIBIT 1
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the City of Stockton Municipal Utilities Department (COSMUD), California Water Service Company, and San Joaquin County maintenance districts. Should the annexation be approved, water service to the subject site would be provided by COSMUD. COSMUD provides water to service areas in North Stockton and South Stockton; the subject site is in the South Stockton service area.
Sources of water provided by COSMUD include purchases from the Stockton East Water District (SEWD) and the Woodbridge Irrigation District, groundwater wells, and surface water from the Sacramento-San Joaquin Delta through the City’s Delta Water Supply Project (DWSP). Water from SEWD is treated at its water treatment plant east of Stockton.
Prior to operation of the DWSP in 2012, the City’s planned delivery and allocation of SEWD treated water was 17,500 acre-feet per year, which was 37.6 percent of SEWD’s total supplies. The City currently uses 6,500 acre-feet per year from SEWD. By agreement, the City purchases 6,500 acre-feet of water per year from the Woodbridge Irrigation District for municipal and industrial use. This water will augment the DWSP supply.
The DWSP provides the majority of the potable water supply for the City’s service areas.
It draws water from the San Joaquin River and treats the water at a plant in north Stockton.
This plant currently treats an average of 30 million gallons per day (mgd). The projected 2035 capacity of the DWSP is 60 mgd, with an annual production of approximately 50,000 acre-feet per year. The City’s supply from the San Joaquin River is curtailed annually from February through June of each year due to restrictions imposed by the U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife.
The DWSP has the objectives of reducing groundwater overdraft and of protecting the underlying groundwater basin from further saltwater intrusion and water quality degradation. Extensive groundwater pumping in the past has caused movement of the saline waters eastward from under the Delta. With the DWSP now online, the City uses less groundwater in wet and average years, but it increases groundwater use in dry years to make up for reductions in surface water deliveries. The City has determined that the sustainable groundwater yield is 0.75 acre-feet per acre per year, equivalent to a groundwater yield of approximately 50,000 acre-feet per year. Based on available monitoring data, extraction rates appear to be below the maximum sustainable yield of the groundwater basin.
The South Stockton water system pumps from groundwater wells and receives surface water from the SEWD Water Treatment Plant, supplied in large part by the DWTP. There are seven active groundwater wells. with pump design flows ranging from 900 to 2,500 gallons per minute. There is also the South Stockton Aqueduct, which can supply surface water from the SEWD Water Treatment Plant.
The South Stockton water system distributes water from the DWSP, SEWD, and groundwater wells. The entire system is one pressure zone with the lowest elevation (5 feet above mean sea level) on the western side of the system and the highest elevation (30 feet above mean sea level) on the eastern side. Additionally, there are two tanks, each with a capacity of three million gallons, located near the Weston Ranch Subdivision in southwest Stockton. Distribution lines provide water service to the South Stockton area, serving EXHIBIT 1
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development that includes the existing Norcal Logistics Center and the CDCR facilities near the subject site.
The subject site is currently within the service area for the Stockton potable water system, and connection to the system will be available upon annexation. An existing 24-inch diameter trunk line runs along Mariposa Road. On-site lines would be installed to provide water to future development, and the on-site water system would connect to the Mariposa Road line. The developer(s) will comply with plumbing, metering, and other water conservation measures in effect in the City of Stockton, including the policies in the City's 2015 UWMP. The existing water connection fee charged by COSMUD for non-residential development varies from approximately $2,264 to $156,828 or higher, depending on the size of the water meter.
The City prepared a Water Supply Assessment for the project in January 2021. The Water Supply Assessment was prepared in accordance with California Water Code sections 10910 through 10915, as established by Senate Bill (SB) 610, which requires detailed information regarding water supply availability to be provided to decision-makers prior to approval of specified large development projects. The project assessment projected potable demands for buildout of the project to be approximately 283 acre-feet per year. Pursuant to California Water Code Section 10910(4), and based on technical analyses, the Water Supply Assessment concluded that the COSMUD existing and additional planned future water supplies are sufficient to meet existing and future water demands associated with the project. Section 5.0, Availability of Adequate Water Supply, provides more detail on the Water Supply Assessment for the project.
3.2 WASTEWATER
The subject site is not presently connected to a wastewater collection and treatment system and contains no individual wastewater disposal systems. Should the annexation be approved, the subject site would be served by the City’s existing wastewater and collection system.
The Stockton Regional Wastewater Control Facility (RWCF) provides primary, secondary, and tertiary treatment of municipal wastewater gathered from the city as a whole. The RWCF has a designed flow capacity of 55 mgd and average daily flow rate of 31.7 mgd.
Treated effluent from the RWCF is dechlorinated and discharged to the San Joaquin River.
The RWCF operations are regulated by the City’s National Pollutant Discharge Elimination System (NPDES) Permit.
The City’s wastewater collection system is divided into 14 designated subareas or “systems.” The subject site would upon annexation be incorporated within Wastewater Collection System No. 8. Pump stations are located throughout Stockton and are integral to the sanitary sewer collection system. Most of the pump stations discharge to pressure lines that convey flow directly to the RWCF or to an available gravity sewer.
An existing 24-inch sanitary sewer main, oriented from south to north, is located along the western boundary of the subject site south of Marfargoa Road. At Marfargoa Road, this main terminates at a manhole, from where a 42-inch diameter main continues east to west EXHIBIT 1
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along Marfargoa Road. On-site sewer lines will be installed to provide service to future development, and the on-site system would connect to the existing 42-inch diameter main.
The subject site is within the South of Calaveras Sanitary Connection fee area. The existing sewer connection fee in that area is $2,850 per single family residential unit equivalent.
3.3 STORM DRAINAGE
The City of Stockton is situated just east of the Sacramento–San Joaquin Delta, a low-lying region of sloughs and channels connecting local waterways with the Suisun and San Francisco Bays. The city and surrounding areas depend on creeks, rivers, and sloughs to collect and convey storm runoff to the San Joaquin River and the Delta. The primary watercourses include the San Joaquin River, Bear Creek, Mosher Slough, Five Mile Slough, Fourteen Mile Slough, Calaveras River and Stockton Diverting Canal, Smith Canal, and French Camp and Walker Sloughs.
The subject site is within the North Littlejohns Creek watershed, which is tributary to French Camp Slough and the San Joaquin River. Most storm drains and pump stations within the service area have adequate capacity to collect stormwater drainage; however, North Littlejohns Creek flows at or near capacity that results in flooding of adjacent lands through most of its length during peak storm events. Recognizing this, stormwater detention infrastructure has been developed to serve existing industrial development in the area, such as the Norcal Logistics Center project north and west of the subject site.
The Stormwater Utility Division of COSMUD operates and maintains 620 miles of storm drains, 72 pump stations, and over 100 discharge pipes that collect and route runoff from the streets and gutters to local rivers, creeks, and sloughs. Most storm drains and pump stations have adequate capacity to collect stormwater Like other industrial development in the vicinity, subject site development will include new stormwater detention facilities, including an approximately seven-acre, on-site detention basin in the southern portion of the subject site. On-site runoff would be collected by a storm drainage system of inlets and lines and stored in the detention basin. The runoff in the basin would eventually be discharged through a metered outfall into North Littlejohns Creek, when capacity in the creek is available to avoid potential downstream flooding. On this basis, potential project impacts related to flooding are considered less than significant with implementation of proposed on-site storm drainage features and compliance with City standards.
Stormwater discharges from the Stockton urbanized area contain substantial urban runoff pollution. Five Mile Slough, Mosher Slough, the Stockton Deep Water Channel, and the San Joaquin River are listed as “water quality impaired”. The City of Stockton provides local management of the federal and state programs for implementation of the Clean Water Act’s NPDES program. Stormwater quality is governed by the Central Valley Regional Water Quality Control Board (RWQCB) Order No. R5-2016-0040, NPDES No.
CAS0085324. The regulations of the City’s Grading and Erosion Control Ordinance and the Storm Water Management and Discharge Control Ordinance establish local oversight of the general permit system and effective control of storm water quality impacts. The design of drainage facilities is regulated by the City. The City Department of Public Works Standard Specifications Section 71, Sanitary Sewers and Storm Sewers, and Section 79, EXHIBIT 1
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Storm Water Basins, cover much of the design criteria for these facilities. The City’s General Plan commits the City to maintaining the existing storm drain and flood management facilities.
The City’s General Plan includes policies that ensure and require that stormwater drainage planning be addressed in conjunction with new development, including requirements for inclusion of Best Management Practices (BMPs) that reduce stormwater runoff pollution.
Any costs associated with new facilities must be met or offset by the project, including costs of storm water BMP maintenance.
3.4 SOLID WASTE DISPOSAL
City ordinance requires collection of municipal refuse. This ordinance would apply to development on the subject site upon annexation. The City’s franchise haulers provide solid waste collection in Stockton. The waste provider bills the property owner monthly for collection service, based on the size of collection container utilized. Industrial waste – such as construction and demolition debris and manufacturer waste – may only be collected and hauled with a valid City-issued Industrial Waste Collector Permit. There are currently two waste haulers permitted to collect and transport industrial waste within the City of Stockton limits: Republic Services and Waste Management.
Solid waste generated in the City of Stockton is disposed at existing County-owned and private landfill facilities. There is currently no shortage of space available at the County- owned landfills, with one estimated to have available capacity to 2048 and another to 2082.
Recent information regarding individual jurisdiction diversion of solid waste from landfills is no longer available. The most recent information from 2006 indicates that about 33% of the City of Stockton’s solid waste is landfilled while the remainder is handled by one or more of the City’s waste diversion (recycling) programs. To increase construction and demolition debris recycling, the City adopted a Construction and Demolition Debris Ordinance in 2008; the ordinance requires construction and demolition contractors to divert from the landfill 50% of all waste generated, by weight, and to document these reductions in written reports filed with the City. Upon annexation of the subject site, construction associated with future development will be subject to this ordinance.
3.5 NATURAL GAS, ELECTRIC, TELEPHONE, AND CATV SERVICES Pacific Gas and Electric Company (PG&E) currently provides both natural gas and electricity services to the vicinity of the subject site. Local telephone service is provided by AT&T, and cable television service is provided by Comcast. These systems are obligated to extend service to the subject site on request. Developer/utility company cost- sharing agreements to provide these services will be executed as required.
3.6 POLICE PROTECTION
Law enforcement services to the subject site currently are provided by the San Joaquin County Sheriff’s Department. Should the subject site be annexed, law enforcement would be the responsibility of the Stockton Police Department. The Police Department serves the area within City limits, covering more than 65 square miles. As of February 2021, the EXHIBIT 1
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Police Department consists of 486 sworn officers, 47 police telecommunicators, and 179 civilian staff. 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.
The service area is organized into six Community Policing Districts, one of which (Par k) is adjacent to the subject site. It is the Police Department’s policy to respond to all emergency calls within three to five minutes. Currently, there are no adopted service levels for the Police Department; however, it is understood that a higher level of service may be required as population increases. The project would receive law enforcement service during construction as well as upon completion of development.
Capital costs of Police Department expansion are accounted for by the City’s Public Facilities Fee program. The City of Stockton has adopted a Public Facility Fee for police facilities payable upon issuance of a building permit. For warehouse/low density land uses, the fee is $62 per 1,000 square feet. Additionally, Stockton’s voters approved Measure A, which instituted a three-quarter cent (0.75%) sales tax to provide funding for law enforcement, crime prevention services, and other essential City services. City voters also approved Measure W, which instituted a one-quarter cent (0.25%) sales tax to provide funding for law enforcement and fire protection services.
3.7 FIRE PROTECTION
The subject site is currently within the Montezuma Fire Protection District, which serves approximately 10 square miles within unincorporated San Joaquin County located adjacent to the southeast portion of Stockton. The Stockton Metropolitan Airport is also within the Montezuma Fire District service area.
Should annexation occur, the subject site would be detached from the Montezuma Fire District, and fire protection services would be the responsibility of the Stockton Fire Department. The Fire Department provides fire protection, fire prevention, paramedic emergency medical, and other related services to all areas of the City of Stockton, as well as on a contract basis to the Lincoln, Eastside, Boggs Tract, and Country Club Fire Districts. Specific services provided include fire hydrant maintenance, training, fire dispatch, hazardous materials intervention, and weed abatement services. The Fire Department currently serves an area of about 86 square miles and has about 181 total personnel.
The Fire Department currently has twelve stations located throughout the greater Stockton metropolitan area. On July 1
st 2022 the Stockton Fire Department will be reopening Fire Station 1 at 1818 S. Fresno Ave. increasing the total number of fire stations to 13. The closest station to the subject site is Station 12, located at 4010 East Main Street, approximately four miles to the north of the site. The station is equipped with one engine and one grass rig, and is staffed by a captain, an engineer, and a firefighter. Two of the staff are also paramedics. The response time from Station 12 to a standard structure fire call would be between three and four minutes. Response times to the industrial area within which the subject site is located are currently longer – approximately 7-8 minutes. This response time is within the industry standard for Rur al/Semi-Urban responses.
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Additionally, to address the long-term Fire Protection and eventual area urbanization, the City of Stockton is currently working to establish a Community Facilities District (CFD) to fund the construction of a new Stockton Fire Station in the Mariposa corridor. The new station will be staffed with 3 personnel from the ongoing CFD assessment.
To provide adequate fire protection services, future development will coordinate with the Fire Department during planning and design phases to ensure site access, response time, sprinkler requirements, water system design, and hydrant placement are acceptable.
Improvements to the City of Stockton water system will also be constructed in conformance with the Uniform Fire Code fire flow standards, and hydrants will be placed in accordance with Fire Department standards. Also, the Stockton Fire Department participates in the California Disaster and Civil Defense Master Mutual Aid Agreement. This agreement allows the City to share resources with all fire department agencies in San Joaquin County and request assistance from the County fire districts when additional services are required. The City currently provides most of the fire services within and around the City limits, since some of the County fire districts have reduced staffing, supply shortages, or operations on a temporary basis. The existing mutual aid agreement allows the City and County agencies to share resources when needed.
A mitigation measure in the Mariposa Industrial Park EIR requires new development on the subject site to install Early Suppression Fast Response (ESFR) fire sprinkler systems. The purpose of the ESFR systems is to allow for a variety of commodities to be capable of meeting high-bay storage up to five feet below roof deck. They are considered the best engineered fire protection system that the National Fire Protection Association recognizes, capable of flowing up to 100 gallons per minute per nozzle. Their design purpose is to completely extinguish the fire rather than controlling the spread of fire. Testing results from nationally recognized testing agencies have proven this.
As with police facilities, capital costs of fire station expansion are accounted for by the City’s Public Facilities Fee program. The City of Stockton has adopted a Public Facility Fee for fire stations payable upon issuance of a building permit. For warehouse/low density land uses, the fee is $54 per 1,000 square feet. As with other Public Facility Fees, these fees would be payable upon issuance of a building permit. In addition, as noted, City voters approved Measure W, which instituted a one-quarter cent (0.25%) sales tax to provide funding for law enforcement and fire protection services.
3.8 SCHOOLS
The subject site is within the boundaries of the Stockton Unified School District (SUSD).
The nearest public school to the subject site is Nightingale Charter School, a SUSD facility located at 1721 Carpenter Road approximately three miles to the northwest. SUSD experiences overcrowding in its schools but collects required school impact fees and coordinates with residential developers to ensure that sufficient capacity exists within the school system to accommodate residential-related student generation.
The subject site is proposed for industrial development and would result in no residential development or student generation. Nevertheless, the project would contribute developer fees from industrial development in accordance with State law. Based on a non-residential EXHIBIT 1
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development rate of $0.61 per square foot, the project would generate an estimated $1,296,177 in school impact fees. Project development will contribute to these fees in conjunction with building permit issuance.
3.9 PARKS AND RECREATION FACILITIES
The City of Stockton provides park and recreational services. The nearest City Park to the subject site is Ernie Shropshire Park, on Logan Lane approximately two miles to the west.
Shropshire Park, a neighborhood park, is equipped with picnic tables, tot lots, a tennis court, a basketball court, and barbecue facilities. The Stockton General Plan establishes policies and standards for the size and siting of parklands.
San Joaquin County also provides parks and recreational facilities available to the public.
The nearest County park is the Regional Sports Complex, a facility with softball and soccer fields adjacent to Stockton Metropolitan Airport, approximately 1.25 miles south of the site, adjacent to SR 99.
No new residential development is proposed on the subject site. Public Facility Fees for parklands are only assessed on new residential development ; industrial development as proposed is exempt from parkland fees. However, industrial development would be subject to the payment of Public Facility Fees for community recreation centers. As with other Public Facility Fees, these fees would be payable upon issuance of a building permit.
Additionally, Stockton’s voters approved Measure M, which instituted a one-quarter cent (0.25%) sales tax to provide funding for recreation and library services.
3.10 LIBRARIES
The public library system in the Stockton area is operated jointly by the City and San Joaquin County. The nearest library branch to the subject site is the Maya Angelou Branch Library at 2324 Pock Lane in Stockton, approximately 2.5 miles to the northwest. A new library is planned for construction in northeast Stockton adjacent to the Ronald McNair High School campus.
Capital costs of library expansion are accounted for by the City’s Public Facilities Fee program. The City of Stockton has adopted a Public Facility Fee for libraries payable upon issuance of a building permit. For warehouse/low density land uses, the fee is $56 per 1,000 square feet. Additionally, as noted, Stockton’s voters approved Measure M, which instituted a one-quarter cent (0.25%) sales tax to provide funding for recreation and library services.
3.11 MAINTENANCE OF PUBLIC FACILITIES/OTHER GOVERNMENTAL SERVICES Mariposa Road, a public road abutting the northeastern boundary of the subject site, is currently maintained by San Joaquin County. This road is paved but does not have street improvements such as curb, gutter, and sidewalk. Proposed industrial development will require street improvements along the subject site frontage of Mariposa Road, including additional pavement width, curb, gutter, and sidewalk, all of which would be designed and constructed by the applicant pursuant to City of Stockton standards.
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With increased vehicular traffic resulting from the development of the subject site, the need for road maintenance will increase. Future development will be responsible for payment of adopted Public Facility Fees for street improvements and traffic signals to fund intersection and roadway segment improvements identified in the City's Street Improvement Plan. For warehouse/low density land uses, street improvement fees are $931.50 per 1,000 square feet. Traffic signal fees would be $83.25 per 1,000 square feet. The City requires that these fees be paid prior to building permit issuance.
A Regional Transportation Impact Fee (RTIF) also will be required of future development on the subject site. The RTIF’s objectives are to generate funding from new development projects that impact the Regional Transportation Network and to integrate these funds with federal, state, and other local funding to make transportation improvements identified in the RTIF Program. Proposed improvements in the RTIF Program that are in the vicinity of the subject site include Arch-Airport Road from State Route 99 to Pock Lane and a Bus Rapid Transit project on the Arch Road/Sperry Road corridor. Assuming future development is high-cube warehouses as anticipated, the Regional Transportation Impact Fee would be $450 per 1,000 square feet.
Measure K was passed by voters in 1990 and extended for another 30 years by voter approval in 2006. This measure instituted a one-half cent (0.50%) sales tax dedicated to transportation improvement projects in San Joaquin County. Measure K funding is allocated to specific projects including improved highways and local streets, new passenger rail service, regional and interregional bus routes, park-and-ride lots, new bicycle facilities, and railroad crossings by the San Joaquin Council of Governments. San Joaquin County and cities within the County share 35% of the sales tax revenue for local street repair. The local jurisdictions receive an annual funding allocation for local street repairs and safety and operations improvements. The local share of Measure K funds is distributed by formula based primarily on the City’s proportionate share of the overall County population.
4.0 FINANCING OF CITY SERVICES AND FISCAL EFFECTS
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. For the purposes of this analysis, services extensions are classified as 1) public road improvements and utility services such as water, wastewater, storm water, electrical, 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 2) general City services such as police and fire protection would, generally speaking, be provided without major improvements to capital facilities. These concerns are addressed in the following Sections 4.1 and 4.2, respectively.
4.1 FINANCING OF ROADS AND UTILITY IMPROVEMENTS
Improvements needed to extend public road and utility services to the site would be constructed in conjunction with the development of proposed industrial structures, access, parking and other on-site im provements. These improvements would include off-site improvements to the frontage of Mariposa Road, any required extension of water and wastewater lines and electrical, gas and communication lines.
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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 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.
Along with the PFFs and connection fees, the City also collects development-related fees for the following:
• Agricultural Land Mitigation Program
• Air quality
• County facilities
• Habitat/Open Space for San Joaquin Council of Governments (SJCOG) • Surface water for SEWD ($0.283 per square feet of retail/0.30) • Related administrative costs
Table 1 summarizes the estimated development-related fees for the proposed development of the subject site. These include development impact fees collected by other agencies, such as the Stockton Unified School District and SJCOG. This information is also in Exhibit 7 of this City Services Plan.
TABLE 1
ESTIMATED PUBLIC FACILITY FEES
FEE CATEGORY ESTIMATED PROJECT FEES
Impact Fees $5,997,979
Habitat/Open Space (SJCOG) $3,533,371
School District Fees (SUSD) $1,296,177
TOTAL PROJECT DEVELOPMENT FEES $10,827,527
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4.2 FINANCING OF GENERAL SERVICES
This section describes the anticipated revenues to the City of Stockton, which would be the main provider of 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 Montezuma 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.
4.2.1 Estimated Change in Annual Revenue for City of Stockton 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. As discussed in Section
4.1, 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).
The major sources of revenue that will be generated by the proposed future development for the City of Stockton General Fund are summarized in Table 2 below. Revenue estimates were generated primarily on a person-served basis, which accounts for project-related population and employee growth. Please see the attached Exhibits 1-6 for more information regarding the derivation of Table 3 calculations. More detailed information regarding specific sources of revenues is provided below.
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. As shown in Exhibit 3, the estimated assessed valuation on the subject site with proposed development is $325,518,300.
Approximately 60% of every property tax dollar from the subject site is allocated among the Stockton Unified School District, San Joaquin Delta Community College, and the State’s educational fund. This leaves an “available share” of approximately 40% of the overall property tax revenue, which is divided between the County General Fund, the Montezuma 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 (see Exhibit 3).
Based upon information from the San Joaquin County Auditor-Controller’s Office, upon annexation, approximately 20% of total property tax revenue from the subject site would go to the City. Based on this and the anticipated valuation of the subject site once fully developed, the property tax amount that would be collected by the City would be approximately $821,298 (see Exhibit 3). Current property taxes paid to the County General Fund on the subject site are approximately $33,170.
EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 14
TABLE 2
ESTIMATED CITY OF STOCKTON GENERAL REVENUES
RESULTING FROM ANNEXATION AND BUILDOUT OF THE SUBJECT SITE General Fund Revenue Category Total Project
Property Tax $827,985
Property Tax: Vehicle License Fee $420,871
Document Transfer Tax $11,295
Sales Tax $55,736
Prop. 172 Sales Tax $13,934
Measure A Transaction Tax $41,802
Franchise Tax $66,262
Hotel/Motel Tax $10,573
Business License $38,710
Utility Users Tax $137,119
Licenses and Permits -
Revenue from Other Agencies -
Motor Vehicle In-Lieu -
Charges for Services -
Fire Contracts -
Code Enforcement -
Fines and Forfeitures -
Other Revenues -
Transfers In -
TOTAL REVENUES $1,624,287
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 $11,295. Exhibit 3 provides details on the property transfer tax estimate.
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 $420,871. See Exhibit 3 for development of this estimate.
EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 15
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 proposed development is not a commercial land use and therefore would not directly generate sales tax. However, employees working at the proposed development would generate sales tax revenue through local spending. It is estimated that sales tax generated by employee spending would be approximately $55,736. See Exhibit 4 for development of this estimate, along with Exhibit 6 for estimates of revenues from voter- approved measures.
In addition, the City collects sales tax revenue from Proposition 172, approved by California voters in 1993. Proposition 172 imposes a one-half cent sales tax to provide revenues for public safety services. It is estimated that sales tax generated by Proposition 172 would be approximately $13,934. See Exhibit 4 for development of this estimate.
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.
As noted in Table 2 above, future development on the subject site would generate an estimated $137,119 annually in utility user tax revenues. See Exhibit 5 for how the estimate of utility user tax revenue was developed.
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 anticipated future development on the subject site would generate approximately $66,262 in franchise tax revenue annually (see Exhibit 1).
Business License Tax
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 business license tax revenue of $38,710 (see Exhibit 1).
Other Revenue Sources
The City has a variety of other revenue sources, which are listed in the City’s budget. These include licenses and permits, fines and forfeitures, charges for services, motor vehicle in- lieu revenues, and revenues from fire service contracts, among others. Table 2 and Exhibit 1 list these other sources. No estimates were developed for subject site revenues from these EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 16
sources, in part because not all these revenue sources would be associated with annexation and development of the subject site.
4.2.2 Estimated Change in Annual Expenditures for City of Stockton As discussed in Section 4.1, immediate and future capital costs of the project would be met through developer improvements to public road and utility systems and through payment of the City PFFs and connection fees. The project is industrial in nature and would not result in increases in the resident population of Stockton, with concurrent costs in providing City services. However, the addition of project-related employees would contribute to the “service population” of the City, which could contribute to service costs.
Preliminary work done for the Mariposa Industrial Park EIR indicates that 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 potential 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.
The Draft EIR also concluded that impacts of the Mariposa Industrial Park project on public services provided 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.
The project would place an incremental demand on the City for future fire and police services, the project in and of itself would not result in a need for new or expanded fire facilities and services. Future capital costs for these services would ordinarily be met through payment of PFFs. However, the Stockton Fire Department is experiencing increased demand for fire protection and related services in the south Stockton industrial areas as a result of ongoing industrial and other development. City departments, including Fire, Community Development and Finance, together with industrial project proponents, are engaged in planning for financing, construction and staffing of a new fire station serving the south Stockton industrial areas, including the proposed project site.
Development and implementation of the plan will involve a multi-year process helping the Department meet increasing service demands and reduce response times (Chief Edwards, pers. comm.). Nonetheless, the City and the Mariposa Industrial Park project applicant are in discussions as to how the proposed project could facilitate development of the new fire station.
The proposed annexation would include approximately 750 feet of Mariposa Road frontage. Improvements would be installed along this frontage and are likely to include widening, turn lanes, acceleration and/or deceleration lanes, shoulders, and intersection EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 17
improvements at the proposed entry, including street lighting and signage. The frontage improvements would be funded by the developer. The annexed frontage would increase costs to the City for ongoing maintenance. A rough approximation of the increased maintenance cost 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 2020/21 budget for the City of Stockton, the City maintains 763 miles of streets at a cost of $12,996,825. Based on these figures, the additional cost to maintain the annexed frontage would be approximately $2,420 annually.
This cost may increase if more of the segment of Mariposa Road fronting the subject site is annexed than proposed. 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 multiplying that factor by the increase in service population on the subject site. The per-unit cost factor would be $587.92. The expected increase in service population would be 1,531 (see Exhibit 2). Therefore, potential service costs to the City would be approximately $900,106. See Exhibit 8 for a development of the expenditure estimate for the subject site.
4.2.3 Overall Impact of Project on City Budget
As indicated in Table 2, proposed future development of the subject site is expected to generate approximately $1,624,287 in annual revenues to the City. With estimated annual expenditures of $900,106, 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 $5,997,979 in one-time impact 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 revenues 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.
4.3 PROPERTY TAX IMPACT TO THE MONTEZUMA FIRE DISTRICT
Based on information provided by the County Auditor-Controller' s Office, the Montezuma Fire District currently receives approximately 10.4 percent of the general one-percent property tax levy from the subject site. Based on the most current information from the County Auditor-Controller, this generates approximately $2,913 of property tax revenue for the Fire District, 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, as a part of the annexation process, the subject site would EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 18
be detached from the Fire District, and the Fire District would no longer receive tax revenue from the site.
In comments on another proposed annexation, the Fire Chief of the Montezuma Fire District stated that he looks for the Fire District to be made whole for any loss of revenue resulting from annexation. Also, 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. 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 an appropriate temporary mitigation, if any, and impose that temporary mitigation to the extent it is within its powers.
EXHIBIT 1
Mariposa Industrial Park Annexation Report Page 19
5.0 AVAILABILITY OF ADEQUATE 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, which 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 average 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.
As part of the UWMP, a Water Supply Reliability Assessment was conducted to determine the reliability of the City’s water supply for all three water year scenarios from 2020 to 2040. This Water Supply Reliability Assessment is currently the most up-to-date and reliable source of information regarding the City’s long-term water supplies and their reliability. Under the normal water year scenario, water supply would exceed demand by 34,546 to 50,351 acre-feet per year. Under the single dry water year scenario, supply would exceed demand by 30,546 to 44,351 acre-feet per year. Under the third year of a multiple dry year scenario, supply would exceed demand by the same amounts as in the single dry year scenario.
As noted in Section 3.1, Domestic Water Supply, the City conducted a Water Supply Assessment for the proposed project in January 2021. Under SB 610, a Water Supply Assessment is required for a proposed industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 square feet of floor area. The purpose of the Water Supply Assessment is to demonstrate the sufficiency of the purveyor’s water supplies to satisfy the water demands of the proposed project, while still meeting the water purveyor’s existing and planned future uses. COSMUD is the purveyor for this project.
The Water Supply Assessment determined that COSMUD’s water supply would exceed the projected water demand by the amounts in the UWMP described above. Updated water use factors based on recent water consumption trends within the COSMUD service area were used to determine the projected water demand for the Proposed Project, which is equal to 283 acre-feet per year. Based on this information, the Water Supply Assessment concluded that the project could be adequately served by COSMUD from its existing and future water supplies without requiring additional supplies or entitlements.
EXHIBIT 1
ampB Case
Figure 1
REGIONAL LOCATION MAPBaseCamp Environmental
Humboldt
San Diego Imperial
Orange
Riverside
San Bernardino
Los AngelesVentura
Santa Barbara
KernSan Luis
Obispo
Inyo
Tulare
KingsMonterey
FresnoSan
Benito
Mono
Madera
Mariposa
Tuolumne
Calaveras
Amador
El Dorado
Sacra-
mento
Alpine
Santa
Clara
San
Joaquin
Contra
Costa
Merced
Marin
Napa
Yolo
Solano
Sutter
Placer
Nevada
Sierra
Plumas
ButteGlenn
Lake
Mendocino
LassenShasta
Tehama
Trinity
Colusa Yuba
Sonoma
StanislausAlameda
Santa Cruz
San Mateo
San Francisco
w w w .c s a c .c ounti e s .o r g
PROJECT LOCATION
EXHIBIT 1
ampB Case
Figure 2
PROPOSED ANNEXATION AND PREZONINGBaseCamp Environmental
PROPOSED ANNEXATION
AND PREZONING BOUNDARY
PROPOSED PREZONING: AG-40
(COUNTY) TO IL LIGHT INDUSTRIAL
EXISTING
CITY LIMITS
EXISTING ZONING: IL - LIGHT INDUSTRIAL
EXHIBIT 1
ampB Case
Figure 3
STOCKTON GENERAL PLAN DESIGNATIONSBaseCamp Environmental
PROJECT SITE
EXHIBIT 1
ampB Case
Figure 4
SPHERE OF INFLUENCE/
10-YEAR PLANNING HORIZONBaseCamp Environmental
!
!
!
EXHIBIT 1
Figure 5
PROJECT AREA INDUSTRIAL DEVELOPMENTBaseCamp Environmental LEGEND
Existing Industrial
Approved Industrial
Institutional
PROJECT SITE
EXHIBIT 1
D A O R A O G R A F R A M
BLDG 3
FOOTPRINT: 1,021,440 SF
CLR. HGT: 36'
BLDG 4
FOOTPRINT:1,021,440 SF
CLR. HGT: 36'
BLDG 1
FOOTPRINT: 670,320 SF
CLR. HGT: 36'
BLDG 2
FOOTPRINT: 637,450 SF
CLR. HGT: 36'
BLDG 6
100,980 SF
CLR. HGT:
32'
DETENTION
570' 570'
570' 570'
170'
1792' 1792'
594'
1176' 1176'
D A O R K R A L C
BLDG 7
100,980 SF
CLR. HGT:
32'
170'
594'
BLDG 5
64,260 SF
CLR. HGT:
32'
378'
MARIPOSA ROAD
scheme: 1
ampB Case
Figure 6
CONCEPTUAL SITE PLANBaseCamp Environmental
SOURCE: Ware Malcomb
EXHIBIT 1
EXHIBITS 1-6
ESTIMATED PROJECT REVENUE SOURCES
EXHIBIT 1
EXHIBIT 1
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
CITY OF STOCKTON GENERAL FUND REVENUE SUMMARY
General Fund Revenue Category
2021-22
City Budget
Revenue per
Person
Service
Population Total Project
Property Tax $38,416,000 - - $827,985
Property Tax: Vehicle License Fee $26,791,495 - - $420,871 Measure A Transaction Tax $36,132,000 - - $41,802
Sales Tax $56,076,000 - - $55,736
Prop. 172 Sales Tax $2,379,000 - - $13,934
Document Transfer Tax $852,000 - - $11,295
Franchise Tax $16,595,630 $43.27 1,531 $66,262
Hotel/Motel Tax $2,648,000 $6.90 1,531 $10,573
Business License $9,695,000 $25.28 1,531 $38,710
Utility Users Tax $34,342,000 $89.55 1,531 $137,119
Licenses and Permits $0 - - -
Revenue from Other Agencies $3,253,496 $8.48 1,531 -
Motor Vehicle In-Lieu $200,000 $0.52 1,531 -
Charges for Services $3,150,079 $8.21 1,531 -
Fire Contracts $4,691,240 - - -
Code Enforcement $3,498,413 - - -
Fines and Forfeitures $501,694 - - -
Other Revenues $11,026,889 - - -
Transfers In $0 - - -
TOTAL REVENUES $250,248,936 -- -- $1,624,287
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022.
EXHIBIT 1
EXHIBIT 2
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
LAND USE AND DEMOGRAPHICS SUMMARY
I. NON-RESIDENTIAL LAND USES
Non-Residential Land Uses Square Feet Average Value
(square foot)
Industrial (Building 1) 900,000 $164
Industrial (Building 2) 1,224,880 $125
TOTAL 2,124,880 $142
II. CITY DEMOGRAPHIC DATA
City of Stockton Population [1] 320,876
City of Stockton Employees [2] 125,248
City of Stockton Persons Served [3] 383,500
III. PROJECT DEMOGRAPHICS
Employees (Building 1) 2,450
Employees (Building 2) 1,962
Total Employees 3,062
Persons Served Population [4] 1,531
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022. [1] California Department of Finance, E-5 City/County Population and Housing Estimates, 1-1-2021. [2] City of Stockton Fiscal Year 2021/22 Budget.
[3] City population plus 50% of employees.
[4] Assumes 50% of employees.
EXHIBIT 1
EXHIBIT 3
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
PROPERTY TAX REVENUE
I. GENERAL PROPERTY TAX ASSUMPTIONS
Pre-Annexation - 1% General Property Tax Breakdown [1]
Public Agency Property Tax Breakdown
County General Fund 20.7%
Montezuma Fire Protection District 10.4%
School districts and other agencies 68.9%
TOTAL 100.00%
Property Tax Allocation Upon Annexation [1]
Public Agency Property Tax Breakdown
County General Fund 20.2%
City of Stockton 16.7%
School districts and other agencies 63.1%
TOTAL 100.00%
II. SECURED PROPERTY TAX ANALYSIS
Nonresidential Land
Use Type
Square Feet Estimated
Valuation
1% General
Property Tax
Property Tax
to City
Industrial 2,124,880 $410,710,000 $4,107,100 $821,298
III. PROPERTY TAX TRANSFER ANALYSIS
Nonresidential Land
Use Type
Property
Turnover Rate
Estimated Assessed
Valuation Turnover
Property Transfer
Tax to City
Total Estimated
Transfer Tax
Industrial 5.00% $20,535,000 0.055% $11,295
EXHIBIT 1
IV. PROPERTY TAX VEHICLE LICENSE FEE ANALYSIS
Nonresidential Land
Use Type
Total City Assessed
Valuation with
Project[1]
Percent Change in
Assessed Valuation
Total Property Tax
In-Lieu of VLF
Adopted Revenue[1]
Estimated Property
Tax In-Lieu of MVF
Industrial $26,555,400,583 1.57% $26,791,495 $420,871
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022. [1] Fiscal Year 2021-22.
EXHIBIT 1
EXHIBIT 4
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
SALES TAX REVENUE ANALYSIS
I. DIRECT SALES TAX ANALYSIS
Nonresidential Land Use
Type
Taxable Spending per
Employee per Day
Employees Total Taxable
Spending[1]
Industrial (Building 1) $10 2,450 $6,370,000
Industrial (Building 2) $10 612 $1,592,344
TOTAL -- 3,062 $7,962,344
Leakage (30%) $2,388,703
City of Stockton Capture (70%) $5,573,641
City of Stockton General Fund Sales and Use Tax Revenues:
City Taxable Spending Capture $5,573,641
City Share of Sales Tax 1.00% $55,736
Project-Derived Sales Tax Revenue to City $55,736
Prop. 172 Sales Tax
0.25% $13,934
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022. [2] Assumes 260 working days per year.
EXHIBIT 1
EXHIBIT 5
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
UTILITY USERS TAX REVENUE ANALYSIS
Revenue per
Person[1]
Service
Population[2]
Total Project
Revenue
Utility Users Tax $89.95 1,531 $137,119
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022. [1] See Exhibit 1.
[2] See Exhibit 2.
EXHIBIT 1
EXHIBIT 6
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
VOTER APPROVED REVENUE ANALYSIS
Project Taxable
Spending [1] Tax Rate Project Revenue
San Joaquin County (Measure K) Sales Tax $5,573,641 0.500% $27,868 Stockton Safe Neighborhood Gang and Drug Prevention
Police & Fire (Measure W)
$5,573,641 0.250% $13,934
Law Enforcement, Crime Prevention, Essential City
Services (Measure A)
$5,573,641 0.750% $41,802
Library and Recreation ‐ Strong Communities Special
Tax (Measure M)
$5,573,641 0.250% $13,934
TOTAL $97,539
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022. [1] See Exhibit 4.
EXHIBIT 1
EXHIBIT 7
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
PUBLIC FACILITY AND IMPACT FEE SUMMARY
Fee Category Estimated Project Fees
City Impact Fees $5,997,979
School District Fees (SUSD) $3,533,371
Habitat/Open Space (SJCOG) $1,296,177
TOTAL $10,827,527
Source: DPFG, Economic Benefit Report, Mariposa Industrial Park, City of Stockton, CA, February 4, 2022.
Derived from Administrative Review Draft Annexation Report, updated with new square footage assumptions.
EXHIBIT 1
EXHIBIT 8
CITY OF STOCKTON – PROPOSED MARIPOSA INDUSTRIAL PARK
ESTIMATED PROJECT EXPENDITURES
I. CITY EXPENDITURES
Program Appropriations City Budget [1]
Police $129,061,956
Fire 45,767,332
Administration 17,739,576
Public Works 15,008,881
Community Services 8,080,000
Other Programs 5,868,315
Economic Development 4,962,670
Debt Service 3,582,175
TOTAL $230,070,905
II. PROJECT EXPENDITURE ANALYSIS
2020 City of Stockton Persons Served Population [2]: 391,332 City Expenditures per Person Served: $587.92
Persons Served Population on Subject Site [3]: 1,531
Total Subject Site Expenditures: $900,106
NOTES:
[1] Source: City of Stockton Fiscal Year 2019/20 Budget [2] See Exhibit 2.
EXHIBIT 1