ORDINANCE AMENDMENT:Modifications to Industrial Warehouse Standards (Title 16 – Development Code)City Council MeetingJuly 9, 2024Item 16.2 Background•In 2022, the City agreed to present an industrial warehouse ordinance for City Council consideration by 12/31/23•Over 20 meetings and numerous communications from August - October '23:–Planning Commission Ad-Hoc Committee–Environmental and Industry Advisors–Residents and Citizens–CA Attorney General's Office–Other Cities with Warehouse Ordinances–Environmental and Climate Professionals–Industry Experts (project review) TimelineDecember 12, 2023: City Council adoption of Warehouse Standards Ordinance•Directed exploration of six (6) potential ordinance modifications•Analysis due back to Council by July 9thMarch 6, 2024: Public Workshop (Ag Center)March 28, 2024: Planning Commission Public Information SessionMay 9, 2024: PC Public Hearing (Recommendation Vote)
Proposed ModificationsPC ConsensusSourceProposed ModificationsRemoveStockton Environmental Justice Advocates1. Clarification for solar installationRemoveStockton Environmental Justice Advocates2. Adjustments to automobile charging requirementsModify*Stockton Environmental Justice Advocates/City Staff3. Adjustments to setback standardsModifyStockton Environmental Justice Advocates4. Adjustments to truck charging requirementsKeep as ProposedChamber of Commerce / San Joaquin Partnership5. Change the Ordinance to apply to warehouses 400,000 square feet and greater instead of 100,000 square feet and greaterKeep As ProposedHolman Investors, LLC6. Change Ordinance to apply to annexation projects submitted after December 31, 2023 1-2. PC Removed Modifications1. Solar Installation:Proposed by (EJA)•“The solar system installation should be done byowners, operators, tenants, or a qualified solarsystem contractor.”•Already included in current process/code forplanning and building permits2. Automobile Charging:Proposed by (EJA)•Required 10% auto parking EV ready, 5% autoparking quick charge ready, and signage•Already included in the current Building Code andcould be superseded via future state updates
3. Setback RestrictionsOrigin:Proposed by Stockton Environmental Justice Advocates (EJA)Proposed Modification(s):•Commission consensus to remove any modifications that wouldrequire further building setback and prohibit truckmovement/access within the 300-foot setback to maintainflexibility for site design•After the March workshop/informational meetings, staff receivedfeedback on clarifying allowances in the 300-foot setback area Unless determined to be physically impossible, when adjacent to sensitive receptors, a loading dock door shall be oriented away from the sensitive receptor and located a distance of 300 feet from said receptor, unless the dock doors are utilized by zero emission trucks and equipment only. The building and auto parking can be located within the 300-foot distance. A sensitive receptor shall be defined as schools, health care facilities, libraries, churches, correctional facilities, parks/recreational facilities, in home daycare, health facilities (hospitals, long term care facilities, retirement, and nursing homes) or more than two directly contiguous residential units.The following may be included within the 300-foot distance: the building; auto parking; and other site design and use elements, including but not limited to, stormwater basins, employee gathering areas (daytime use), pedestrian and bicycle pathways, outdoor storage, and a drive aisle for auto, truck and emergency vehicle circulation around the building, provided the drive aisle is placed immediately adjacent to the building and not abutting a sensitive receptor.
3. Setback Restrictions (con’t)
Red Italic indicates modification
4. Truck Charging Origin:Proposed by EJAProposed Modification(s):•Commission Consensus to modify and facilitatefuture charging stations by expanding the currentelectric vehicle charging stationinfrastructure requirement toinclude light-heavyduty (LHD) and medium-heavy duty (MHD)in additionto heavy-heavy duty (HHD) trucks•Commission Consensus to remove any modificationto extending conduit to serve 50% of truck dockingstations
5. Increased SizeOrigin: Chamber of Commerce / San Joaquin PartnershipProposed Modification: Commission Consensus to keep asproposed to provide for the following:A. Applicability. The standards will apply to the followingapplications:1. Tothese standards shall apply to alllogisticswarehouses1400,000 square feet in size or greater.Logistics Warehouses are considered facilities used forthe storage of farm products, furniture, household goods,or other commercial goods for distribution to wholesalersand/or retailers, including cold storage
6. Annexation Applicability Origin:Holman Investors, LLCProposed Modification(s):Commission Consensus to keep as proposed to providefor the following to clarify the applicability of theWarehouse Ordinance standards:2. The standards provided in this section (SMC16.80.390) shall not apply to any new buildingconstructed on property that was incorporated into theCity of Stockton prior to December 31, 2023.
Feasibility AnalysisA feasibility analysis concluded: •Modifications 1, 2, and 4 (solar, auto + truck EV ready) are essentially requirements of the California Green Building Code and City processes•The setback restrictions could impact small facilities/businesses and result in cost increases •The proposed applicability to increased warehouse 1) size and 2) future annexation projects would not impact most existing warehouse projects due to the age and review status of those existing project applications (pre-effective date of January 2024.) Conclusion•The modifications, or their consideration, are not required per any legal agreement•Staff has conducted outreach, held a public workshop, and Planning Commission informational session and public hearing for feedback•The Amendment as proposed aligns with the current standards and does not require additional environmental review•On May 9th, the Planning Commission voted 6-0 (vacant seat) to recommend approval of the ordinance as proposed RecommendationStaff recommends that the City Council adopt an Ordinance:1) Finding the proposed ordinance is exempt per CEQA Section 15061.b.3 (General Rule) and Section 15183 (Consistency with General Plan and Community Plan); and 2) Amend Title 16 (Development Code) of the Stockton Municipal Code (SMC) Section 16.80.390 (Industrial Warehouse Standards)