ANNEXATI
ON PLAN
MARIPOSA INDUSTRIAL PARK
SMALL PARCELS ANNEXATION
August 2024
Prep
ared for:
City of Stockton
Community Development Department
345 N. El Dorado Street
Stockton, CA 95202
and
San Joaquin Local Agency Formation Commission
44 N San Joaquin Street
Stockton, CA 95202
Prepared by:
BaseCamp Environmental, Inc.
802 West Lodi Avenue
Lodi, CA 95240
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TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY 1
OPEN SPACE CONVERSION
STATEMENT 2
1. Introduction 2
2. Soils 3
3. Agricultural Land Policies and Programs 4
4. Evaluation of Alternative Sites 5
5. Justification for Approval 5
CITY SERVICES PLAN 7
1. Introduction 7
2. Project Description 7
3. Services Provided by the City of Stockton 8
3.1 Domestic Water Service
3.2 Wastewater Service
3.3 Storm Drainage Service
3.4 Solid Waste Services
3.5 Natural Gas, Electric, Telephone, and CATV Services
3.6 Fire Protection, Police Protection, and Other Emergency Services
3.7 Schools
3.8 Parks and Recreation
3.9 Financing of City Services and Fiscal Effects
AVAILABILITY OF ADEQUATE WATER SUPPLY 11
FIGURES
1. Regional Location Map 12
2. Street Map 13
3. Aerial Photo 14
4. Assessor Parcel Map 15
5. Conceptual Site Plan 16
6. Proposed Annexation and Prezoning 17
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1 EXECUTIVE SUMMARY
The City of Stockton proposes to annex 6.26 acres consisting of three small parcels that were inadvertently omitted from the adjacent Mariposa Industrial Park annexation. The Mariposa Industrial Park annexation was approved by the City of Stockton in 2022 and the San Joaquin LAFCo in 2023. The land included in the proposed annexation is generally described as follows and shown on Figure 4:
APN 179-220-140, 2.48 ac., Zoning IL, Limited Industrial APN 179-220-150, 2.48 ac., Zoning IL, Limited Industrial APN 179-220-260, 1.30 ac., Zoning IL, Limited Industrial
Figures 1 through 4 show the location of the proposed Annexation Area. Figure 5 provides an illustration of the planned land uses on the adjacent Mariposa 1 site. Figure 6 provides a detail of the proposed annexation. The Annexation Area is within the City of Stockton’s adopted Sphere of Influence (SOI) and the City’s existing 10-year Planning Horizon.
The intent of this Annexation Plan is to supplement the City’s application to the San Joaquin Local Agency Formation Commission (LAFCo) and to comply with LAFCo Rules and Regulations as well as other applicable requirements of the California Government Code. This Annexation Plan is organized into the following sections:
Open Space (Ag) Land Conversion pursuant to Government Code Section 56377 . The proposed annexation site is planned for industrial development and within the City of Stockton Sphere of Influence. The annexation area is not in a direct agricultural use and does not contain prime agricultural land. The project is consistent with t he applicable requirements of Government Code 56377.
City Services Plan (Plan for Services) pursuant to Government Code Section 56653 . All utility and public services, including potable water, wastewater and storm drainage as well as police, fire and other services will be available to the Annexation Area upon its incorporation into the City of Stockton. In conjunction with the adjacent Mariposa Industrial Project, the annexation will have a positive fiscal effect on the City of Stockton.
Timely Availability of Water Supplies pursuant to Government Code Section 56668 . Per Section 56668 requirements, the City prepared an an Urban Water Management Plan for its service area, which includes the adjacent MIP1 annexation and the smaller subject site. This information was reported in detail in the MIP1 EIR and the adopted City Services Plan for the MIP1 project. The proposed annexation is not subject to WSA requirements due to it’s small size and would not permit any more development than would occur under the approved Mariposa Industrial Park project.
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2 OPEN SPACE CONVERSION STATEMENT
1. Introduction
The proposed project involves annexation of three small adjacent parcels that were omitted from the Mariposa Industrial Park annexation, which was adopted by the City of Stockton in 2022 and approved by the San Joaquin LAFCo in 2023. The proposed annexation hereafter referred to as the “subject site”, totals
6.26 acres (Figure 6).
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 which has been developed or is planned for industrial use. The subject site is within the City of Stockton's existing Sphere of Influence.
The San Joaquin County Local Agency Formation Commission (LAFCo) is the agency responsible for review and approval of annexation and other government organization and reorganization projects. Additional information related to the project is provided in the Environmental Impact Report (EIR) for the Mariposa Industrial Park Project, which has been prepared and certified by the City of Stockton and an addendum thereto, also approved by the City.
For proposals that could reasonably be expected to induce, facilitate, or lead to the conversion of existing open-space lands to other uses, California Government Code Section 56377 requires that the responsible LAFCo consider the consistency of the project with the following policies:
a) Development or use of land other than open -space uses shall be guided away from existing prime agricultural lands in open- space use and towards areas containing non -prime agricultural lands, unless that action would not promote the planned orderly, efficie nt development of an area.
b) Development of existing vacant or non -prime agricultural land for urban uses within the existing jurisdiction of a local agency or within the sphere of influence of a local agency should be encouraged before any proposal is approved which would allow for o r lead to the development of existing open-space lands for non-open space uses which are outside of the existing jurisdiction of the local agency or outside the existing sphere of influence of the local agency.
This Open Space Conversion Statement describes: 1) existing and historical agricultural use on and near the subject site; 2) State and local agricultural land programs and policies and their applicability to the subject site, 3) the agricultural land conversion impacts of the project as described in th e EIR, and 4) consistency of the proposed annexation with Government Code Sections 56377(a) and (b).
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3 The proposed conversion is consistent with the City’s overall planning vision, as identified in the General Plan, which assumes the project site would have industrial uses. The Stockton General Plan and General Plan EIR anticipated development of the subject site as part of the overall evaluation of buildout of the City. In addition, the EIR for the 200- acre Mariposa Industrial Project 1, which is adjacent to and west of the subject site, includes the following objectives for the project:
• Develop industrial space as contemplated by the Stockton General Plan 2040. Stockton General Plan LU-4.1 encourages large-scale development proposals in appropriate locations • Develop industrial areas that include significant numbers of higher -wage jobs and local revenue generation for the City of Stockton
• To comply with the natural resource management objectives of the Stockton General Plan 2040 by placing new industrial development in an area where potential impacts to sensitive natural resources are or can be reduced or avoided through site design, developme nt phasing and landscaping
2. Soils
Soil quality for agricultural use is described by the Natural Resources Conservation Service (NRCS) soil capability rating. Capability class ratings are designated by the numbers I through VIII; the higher numbers indicate progressively greater limitations and narrower choices for practical use. Capability Class I and II soils are usually considered “Prime.”
There is only one soil type mapped within the subject site : Jacktone clay. Jacktone clay isa Class IV soil when not irrigated. When irrigated, Jacktone clay is a Class III soil, which also has severe limitations that reduce the choice of plants or that require special conservation practices, or both. On this basis, therefore, Jacktone clay is not considered “prime”.
Under the Cortese -Knox-Hertzberg Act, which sets forth procedures for annexations, one of the definitions of “prime agricultural land” is “Land that qualifies, if irrigated, for rating as class I or class II in the USDA Natural Resources Conservation Servi ce land use capability classification, whether or not land is actually irrigated, provided that irrigation is feasible” (Government Code Section 56064(a).
Other definitions of “prime agricultural land” under the Cortese-Knox-Hertzberg Act include:
• Land that qualifies for rating 80 through 100 Storie Index Rating. • Land that supports livestock used for the production of food and fiber and that has an annual carrying capacity equivalent to at least one animal unit per acre as defined by the United States Department of Agriculture in the National Range and Pasture Hand book, Revision 1, December 2003.
• Land planted with fruit or nut-bearing trees, vines, bushes, or crops that have a nonbearing period of less than five years and that will return during the commercial bearing period on an annual EXHIBIT 2
4 basis from the production of unprocessed agricultural plant production not less than four hundred dollars ($400) per acre.
• Land that has returned from the production of unprocessed agricultural plant products an annual gross value of not less than four hundred dollars ($400) per acre for three of the previous five calendar years.
The Jacktone clay soil has a Storie Index rating of 25, and the subject site does not support livestock. There is no existing agricultural use of the subject site. Based on this, the Jacktone clay soil on the subject site is not considered prime agricultural land as defined by the Cortese-Knox-Hertzberg Act.
3. Agricultural Land Policies and Programs
The City of Stockton adopted an Agricultural Lands Mitigation Program in 2007 and amended it in 2013.
The program applies to agricultural land that would be converted to non -agricultural uses. “Agricultural land” is defined by the program as “important farmland” as defined by the FMMP, which includes prime farmland, farmland of statewide importance, and unique farmland. Projects that convert agricultural land to non-agricultural use shall provide “agricultural mitigation land” - land encumbered by an agricultural conservation easement – on a 1:1 basis for each acre of important agricultural land converted by the project. Due to the lack of existing agricultural uses on the subject site and the low soil quality, the City’s agricultural fee program should apply to the project.
The City of Stockton has adopted a "Right to Farm" Ordinance (Stockton Municipal Code Section
16.36.040). Under this ordinance, no agricultural activity, operation, or facility, or appurtenances thereof conducted or maintained for commercial purposes, and in a manner generally consistent with recognized minimum customs and standards, shall be or become a private or public nuisance due to any changed conditions in or about any land proximately located to any farming operation.
The City is a participant in the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMSCP). The SJMSCP provides for avoidance and compensatory mitigation of biological impacts, most of which are associated with conversion of agricultural lands.
The SJMSCP involves payment of fees for conversion of habitat lands to urban uses; fees are then used to purchase, preserve, and improve habitat lands. Many habitat easements under the SJMSCP program protect agricultural lands that are needed for protection of Swainson's hawk or other sensitive species that are dependent on these lands. As a result, the SJMSCP results in the indirect preservation of agricultural lands in perpetuity. Despite the fact that the subject site does not support agricultural uses, development of the subject site will be subject to SJMSCP fees, which are currently $19,561 per gross acre.
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5 4. Evaluation of Alternative Sites
The availability of an alternative site that would support the Mariposa 1 proposed project was considered in the Mariposa 1 EIR and in the approval of the project in 2022 . The most feasible alternative sites are in the areas designated for industrial development in southern Stockton, mainly around Stockton Metropolitan Airport and the Norcal Logistics Center site. Alternative locations near the airport would eliminate some of the environmental impacts on or near the project site; however, it would most likely displace those impacts to the alternative location. It is possible that, depending on the location, some impacts might be reduced by the alternative; for example, public transit is available in the area near the airport, providing an alternative to motor vehicle use. However, it is also possible that new or more severe environmental impacts could be introduced, including traffic on the local roadways and compatibility of development with airport operations. No clear opportunity to reduce environmental effects exists under this alternative.
In addition to the lack of potential to reduce environmental impacts, there is uncertainty regarding the lack of availability of alternative locations for the proposed development. Locations may not be for sale, or the owners may not be interested in selli ng the property. Other locations may have issues that make the property less desirable; for example, access for truck traffic may be inadequate or inconvenient. The project applicant has obtained control of the project site and has prepared development plans specifically for this site. For all the reasons described, the use of alternative sites was not analyzed further.
5. Justification for Approval
The proposed conversion is consistent with the City’s overall planning vision, as identified in the Adopted General Plan (2023), which assumes the site would be developed with industrial land uses. The General Plan and General Plan EIR anticipated development of the subject site as part of the evaluation of the overall buildout of the City. The General Plan EIR also addressed the conversion and loss of agricultural land that would result from buildout of the General Plan, providing a discussion of the General Plan policies and regulations would reduce impacts related to the conversion of Prim e Farmland, Unique Farmland, and Farmland of Statewide Importance. The City of Stockton accepted these potential impacts in a Statement of Overriding Considerations adopted in conjunction with its approval of the Mariposa 1 project in Decemeber 2022.
Consistent with the requirement that LAFC o 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 industrial uses in the Stockton General Plan 2040.
The proposed conversion is consistent with the City’s overall planning vision, as identified in the General Plan, which assumes the site would be developed with industrial land uses. The General Plan and General Plan EIR anticipated development of the subject as part of the evaluation of the buildout of the City as a whole.
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6 2) The Project is located within the City of Stockton Sphere of Influence. 3) The Project proposes an orderly and logical boundary for annexation and is contiguous to the City limits.
4) The Project creates a logical extension of the City boundaries and can be served by existing infrastructure.
5) The project site does not support agricultural wuses and does not consist of Farmland, as defined.
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7 CITY SERVICES PLAN
1. Introduction
Pursuant to California Government Code Section 56653, the San Joaquin LAFC o 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 proposed annexation would add approximately 6.26-acres of land to the City of Stockton. Upon annexation, the subject site would require the extension of existing City services, including public safety and utilities. Overall, existing public services would be adequate to serve the subject site and planned industrial development surrounding the site . Required infrastructure improvements are being constructed in conjunction with the approved MIP1 project at the expense of the project developers.
These improvements and their financing, as well as the fiscal effects of the MIP1 project are described in Section 4.0 of the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023. The adopted City Services Plan, summarized below includes describes the project and existing and proposed services to be extended to the project area.
2. Project Description
The project proposes the annexation of two rural residential parcels that are adjacent to the MIP project to the City of Stockton: APN 179 -220-14 and APN 179-220- 15; a third parcel, 179 -220-26, which encompasses a 20-foot wide driveway providing vehicular access to the parcels and the south portion of the MIP site, would also be included. The purpose of the project is to eliminate irregularities in the eastern boundary of the MIP site, which are impeding industrial site design; industrial site design would be facilitated by providing an even eastern site boundary, which would also provide for more efficient use of land area.
The project applicant proposes to acquire the two adjacent residential parcels and demolish the existing residences and other buildings on these properties. The two rural residential parcels are approximately
2.48 acres in size. Combined with the access road, the total annexation area would amount to 6.26 acres.
The three parcels are adjacent to each other and adjacent to the eastern boundary of the MIP, which was annexed to the City in 2023. Existing residences on these properties will be demolished by the project applicant.
APN 179-220-14 and APN 179-220-15 each currently have an existing single-family residence. Both these structures would be demolished by the project applicant. It is expected that all three parcels would be utilized in some way by the MIP project. However, the allowable amount of proposed building development on the MIP site, including building locations and square footage, land disturbance, traffic EXHIBIT 2
8 generation and other environmental impacts, including demands for public services, would not change as a result of the annexation project. No new buildings or extensions of approved buildings are proposed on any of the three annexation parcels.
LAFCo requires the prezoning of lands included in a city’s annexation application The three parcels to be annexed would be prezoned IL, Light Industrial, consistent with the adjacent previously -annexed MIP project site. The prezoning would take effect upon annexation of the three sites.
The 2023 annexation of the MIP site included APN 179 -220-25, an approximately 0.89 -acre parcel adjacent to Mariposa Road. While this parcel should have been prezoned consistent with LAFCo requirements, the subject parcel was inadvertently not prezoned and has no official City zoning. The project will correct this oversight by applying IL, Light Industrial zoning to this parcel, consistent with the remainder of the MIP site. This parcel is not included in the proposed annexation.
The proposed project will include a minor amendment to the MIP Development Agreement for the Mariposa Industrial Park, which would incorporate the three parcels into the project. This action would subject any future development on these parcels to all of t he requirements and mitigation measures described in the MIP Development Agreement, EIR and MMRP.
3. Services Provided by the City of Stockton
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 any requir ed on- site and off-site improvements.
3.1 Domestic Water Service
Water service in the City of Stockton Metropolitan Area is provided by a combination of treated surface water and pumped groundwater from City wells. Stockton water purveyors include 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, which serves both North Stockton and South Stockton ; the subject site is in the South Stockton service area. Additional detail on City of Stockton water services is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
3.2 Wastewater Service
The subject site is not presently connected to a wastewater collection and treatment system and contains no individual wastewater disposal systems. Wastewater collection lines are being extended throughout the adjacent MIP1 project area in conjunction with its development. Should the annexation be approved, the subject site would be served by the se extensions of the City’s existing wastewater and collection EXHIBIT 2
9 system. Additional detail on City of Stockton wastewater services is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
3.3 Storm Drainage Service
Storm drainage within the City of Stockton is by creeks, rivers, and sloughs that 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 . Storm drainage facilities sufficient to serve the proposed annexation area are being constructed in conjunction with development of the adjacent MIP1 project. Additional detail on City of Stockton storm drainage services is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
3.4 Solid Waste Services
Upon annexation, the project site would be served by Waste Management, one of two franchises that serve the City of Stockton. The proposed project would not increase demands or have any other known effects on solid waste services beyond that generated by MIP development as a whole. As discussed in the MIP EIR, MIP project impacts on solid waste would be less than significant with implementation of mitigation requiring compliance with City construction and demolition waste requirements. The proposed project is not expected to generate any substantial solid waste long -term and therefore would place no substantial demands on solid waste collection and disposal facilities. Additional detail on City of Stockton solid waste services is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
3.5 Natural Gas, Electric, Telephone, and CATV Services
Pacific Gas and Electric Company (PG&E) currently provide s both natural gas and electric ity services to the vicinity of the subject site. Local telephone service is provided by AT&T, and cable television service is provided by Comcast. Upon annexation, t hese systems are obligated by City franchise agreements 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 Fire Protection, Police Protection, and Other Emergency Services
Upon annexation, these City services will be extended to the subject site. The proposed annexation would not increase demands or have any other known effects on public services beyond those generated by approved Mariposa Industrial Project development as a whole. The proposed project would have no new or more severe public service impacts. Additional detail to these and other City of Stockton services is EXHIBIT 2
10 provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023 . The subject site will be detached from the Montezuma Fire District at the same time, subject to an adopted fee sharing agreement between the developer and the District.
3.7 Schools
The subject site is within the boundaries of the Stockton Unified School District (SUSD). Neither the MIP1 project nor the proposed annexation would involve any change in school district boundaries or services availability.
3.8 Parks and Recreation
The City of Stockton provides park and recreational services. The Stockton General Plan establishes policies and standards for the size and siting of parklands.
Neither the MIP project nor the proposed
annexation would generate any significant demand for park or recreational facilities. Additional detail related to parks, recreation and other City of Stockton services is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
3.9 Financing of City Services and Fiscal Effects
A fiscal and economic impact study of the 203 -acre MIP project was prepared and adopted by LAFCo in conjunction with approval of that project in 2023. The project was found to have substantial positive economic and fiscal effects. Additional fiscal and economic information is provided in the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023.
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11 AVAILABILITY OF ADEQUATE WATER SUPPLY
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 adjacent MIP1 annexation and the smaller 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 over a 20- year period. This information was repor ted in detail in the MIP1 EIR and the City Services Plan for the MIP1 project, which was adopted by San Joaquin LAFCo in conjunction with the approval of that project in 2023. Due to its small size, the proposed annexation is not subject to Water Supply Assessment requirements.
The Water Supply Assessment for the MIP1 project determined that COSMUD’s water supply would over time exceed the projected water demand by the amounts described in the UWMP. The proposed annexation may add incrementally to the overall water demand associa ted with the MIP1 project. Since the proposed annexation would not permit any more development than was considered in the MIP1 EIR, it can likewise be assumed that the subject site can adequately served by COSMUD from its existing and future water supplies without requiring additional supplies or entitlements.
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12 Figure 1 Regional Location Map
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13 Figure 2 Street Map
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14 Figure 3 Aerial Photo
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15 Figure 4 Assesor Parcel Map
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16 Figure 5 Conceptual Site Plan
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17 Figure 6 Proposed Annexation and Prezoning
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